HomeMy WebLinkAboutPermit L93-0017 - WARREN DANA - SEGALE RETAIL CENTER ENVIRONMENTAL IMPACT STATEMENT (EIS)l93-0017 strander boulevard and andover park west
Permit L93-0017 - WARREN DANA - SEGALE RETAIL CENTER ENVIRONMENTAL IMPACT STATEMENT (EIS)
ENVIRONMENTAL IMPACT STATEMENT
John W. Rants, Mayor
Department of Community Development Rick Beeler, Director
Dana Warren
SEGALE BUSINESS PARR
P.O. BOX 88050
Tukwila, WA 98138
OCT 0 '11993
RE: ADDENDUM TO SEPA MDS SEGALE RETAIL CENTER
FILE # L93 -0017
Dear Mr. Warren:
This letter is in response to your request to amend the MDS
conditions regarding biofiltration swales and Trek Drive.
Based upon the material submitted by you and Public Works'
comments, coalesing plate oil /water separators will be used instead
of biofiltration swales.
Regarding Trek Drive, the condition is amended to read as follows:
At the present time there is no right -of -way from Trek Drive
located upon the property. The applicant agrees not to construct
any building improvements on the south 40 feet of the property.
The applicant agrees to construct a 24 foot wide driveway and 6
foot wide sidewalk within the south 30 feet of the property as per
the building permit application. Should the City of Tukwila choose
to purchase this 30 feet wide right of way in the future, applicant
agrees to accept a purchase price (per square foot) equal to the
fair market value (per square foot) of the land, not including
improvements, immediately north and adjoining the right of way at
the time of purchase.
If you should have any questions regarding the modification to
conditions, please feel free to call.
Sincerely,
by-
Rick Beele
DCD Director
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
.
SBGALB BUS/MESS PARK
Jack Pace
City of Tukwila
6300 Southcenter Boulevard
Tukwila, Washington 98188
Re: Addendum to SEPA MDNS Segale Retail Center
File Reference # L93 -0017
Dear Mr. Pace,
8/27/93
RECEIVED
AUG 2 71393
COMMUNITY
DEVELOPMENT
As we discussed last week there are modifications to the above
referenced SEPA ENVIRONMENTAL IMPACT STATEMENT MDNS2 that necessitate the need for an addendum.
Those 4 items are listed as follows:
Item #1
Based on agreements with the Department of Public Works the
widening of Andover Park West and Strander Blvd is necessary to
improve service at that intersection. Do to the fact that this
property already has frontal improvements along its entire frontage
(with the exception of sidewalk along Strander Blvd) the cost of
widening these two streets shall be credited against the traffic
mitigation fee to be collected as mitigation for this project. The
total value for this credit is to include the costs for design and
construction of the following items:
1. New curb, gutter and paving along the South side of
Strander boulevard and the East side of Andover Park
West. (to replace existing)
2. Side walk along Andover Park West. (to replace existing)
3. Relocation of the necessary utilities, street lights,
traffic signals, etc. to facilitate the widening of both
Strander Boulevard and Andover Park West.
4. Installation of two 2" conduits for traffic signal
interconnect.
P.O. BOX 88050 • TELEPHONE: (206) 575 -3200 • FAX: (206) 575 -3207 • TUKWILA, WASHINGTON 98138
9
its•:.•, w• >.
s. ,... ma. o I.r:..... u�
.�_wmhw..Rh.ur.•rwxwm.nr :nvw... •r
The cost to widen the east side of Andover park west north of
Strander Blvd shall be done by that property owner as part of its
development.
The new face of curb for the widening will align with the edge of
the existing right of way. The 6" curb and 61 -0" sidewalk will be
on an easement so no additional right of way will need to obtained
by the city for the widening.
Item #2
The above referenced SEPA MDNS wrongly states that the applicant
will grant a 60 foot easement. At the present time there is no
Right of Way for Trek Drive located upon the property. The
applicant agrees not to construct any building improvements on the
south 40 feet of the property. The applicant agrees to construct a
24 foot wide driveway and 6 foot wide sidewalk within the south 30
feet of the property as per the building permit application. Should
the City of Tukwila choose to purchase this 30 feet wide Right of
Way in the future, applicant agrees to accept a purchase price (per
square foot) equal to the fair market value (per square foot) of
the land, not including improvements, immediately north and
adjoining the Right of Way at the time of purchase. The Department
of Public Works has reviewed and approved these terms.
Item #3
Upon further engineering and design of the parking lot drainage it
was determined unfeasible to gravity flow into bio swales as
originally proposed. The parking lot drainage has been reengineered
to flow through coalescing plate oil /water separators prior to
discharge into the storm water system. The Department of Public
Works has reviewed and approved this alternative.
Very Truly yours,
SEGALE BUSINESS PARK
VatotWAotow
Dana Warren
.�...........�.•..- ......
City of Tukwila
John W. Rants, Mayor
Department of Public Works
MEMORANDUM
TO: Rick Beeler, Director DCD
FROM: Ron Cameron, City Engineer
DATE: August 3, 1993
SUBJECT: Segale Retail Drainage
Ross A. Earnst, P. E., Director
The Segale Retail final design disclosed drainage problems resulting in the
request to revise the design as follows:
1. All drainage will flow to Andover and none to Treck.
2. Oil /water separators will be used instead of the swales.
The request is attached (July 30 letter). Drainage clearance of the railroad
tracks and hydraulic grade line preclude using Treck. Swales along the back
edge of the sidewalk result in a "lip" that would be a ped hazard. This infor-
mation is more fully described in the four page letter.
We have met and reviewed drainage alternatives with Mr. Millard as this problem
has evolved. We concur in the request to revise the drainage design from the
original design to the new proposal.
RMC /kjp
Attachment: July 30, 1993 Letter from Dave Millard
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: (206) 433 -0179 • Fax (206) 431-3665
_.
July 30, 1993
M.A. SEGALE, INC.
GENERAL CONTRACTORS
Mr. Ron Cameron, PE
City Engineer
Public Works Department
CITY OF TUKWILA
6200 Southcenter Blvd.
Tukwila, Washington 98188
Re: Revised Drainage Analysis - Strander Site
Dear Ron:
RECEIVED
AUG -21993
TUKWiLA
PUBLIC WORKS
This letter report is submitted in response to your request on July 20, 1993, during a meeting
with your Public Works staff, for an updated letter report describing the problems encountered
during final design resulting in a drainage system substantially different than envisioned in the
pre- design SEPA /Application stage.
As shown in the letter report dated May 25, 1993, we initially proposed to direct runoff from
the site to existing systems in Treck Drive and Andover Park West. Further, we anticipated
drainage in the front of the building sheet- flowing from the parking lot to biofiltration swales
prior to discharge to the existing "tightline" system. Since we were unable to access the Treck
Drive system, or achieve the concept of a heavily - grassed, gently - sloping bioswales, our "final -
final" design collects and directs runoff to the Andover Park West outfall. The connection to
said outfall is made at two locations each with an oil /water separator sized appropriately.
During the design of the building and site improvements, we encountered the following
problems:
A. Conveyance to Treck Drive system:
1. Due to the shallow depth of the existing and proposed - receiving drainage manhole
(approximately two feet) in Treck Drive and the depressed railroad tracks between
the manhole and our site, a 12" stormline under the tracks would have
approximately one foot clearance from the bottom of rail - less than four inches
from the bottom of the ties. This would be unacceptable to the Union Pacific
Railroad.
P.O. BOX 88050 II 18010 SOUTHCENTER PARKWAY • TUKWILA, WASHINGTON 98138 I1 TELEPHONE: (206) 575 -3200 • FAX: (206) 575 -3207
223.01- SE•GA- LM- A372NO
An equal opportunity employer
Mr. Ron Cameron, PE
Public Works Department
CITY OF TUKWILA
July 30, 1993
Page 2 of 4
2. The proposed "tightline" system consisted of a 15" stormline laid at 0.20% grade
to a catch basin on the east side of the tracks and a 12" stormline at 0.20% grade
(match pipe inverts) under the tracks to a . catch basin on the west side. Our
drainage analysis provided a runoff estimate of 2.74 cfs in a 10 -year storm event,
after development, for the easterly 3.4 acres of the site, and when added to the
other contributing areas in the Treck Drive system would result in a surcharge of
the new 12" and 15" lines, and existing 15" line, to the point of connection to the
24" outfall in Andover Park East. During an "as- built" survey of the Treck Drive
storm drainage system, it was found that parking areas adjacent to the street were
lower than the street elevation, and consequently were dewatered during storms
by pumping to the Treck Drive tightline. Any surcharging of the Treck system
could facilitate flooding in said parking areas, which might damage existing
buildings and improvements. This situation is unacceptable to the applicant and
City of Tukwila.
Conclusion:
The premise that runoff, after development, should or could be conveyed to, and
through the Treck Drive "tightline" was faulty and invalid. Consequently, the only
option available to the applicant for the disposal of this runoff was conveyance to the
existing 36" and 42" outfall in Andover Park West.
B. Parking Lot Biofiltration Swales:
1. In order to sheet -flow the four -acre parking lot into two- biofiltration swales on
the west and north extremity of the site, we created a ridgeline diagonally from
the building to the street from which flowed runoff collected on the paved
surface. The configuration of the lot required a, minimal "tightline" collection
system to convey drainage to the upper -end (head) of the swales. (Further study
of this concept lead us to reconsider in favor of substantially more catch basins
to "dry up" or dewater the surface for the benefit of pedestrians). Due to the
depth of the "tightlines," we were unable to gravity -flow the collected "tightline"
water into the "head" of the swales. The bioswales were designed with longitudal
slopes of 0.30% while maintaining a maximum side slope of 3:1 at the farthest
"end." We envisioned a slotted manhole at the downstream end of each
"tightline" (at the approximate "head" of each swale) wherein damboards could
be inserted to back -up collected runoff to a height where said waters could
gravity -flow through a 6" pipe to each swale.
Mr. Ron Cameron, PE
Public Works Department
CITY OF TUKWILA
July 30, 1993
Page 3 of 4
Given the depth of the swale (maximum three feet at downstream ends) and the
width of the usable corridor - back of sidewalk to edge of paving - which ranges
from 11 to 14 feet, a concrete wall was needed for the entire length of the swales.
The top of the wall would be level with the sidewalk, while the bottom followed
the flowline of the swale.
It was thought that this wall would have a 4" to 6" lip in the swale flowline so
that landscape maintenance (mowing) could be optimized. Any wall in this area
would require some type of protective railing for public safety. Due to the
substantial area of sheet -flow drainage, coupled with our inability to gravity flow
collected "tightline" drainage into the upper -end of the bioswales, the concept was
unacceptable to the applicant.
2. We then redesigned the parking lot by "dimpling" the surface southwest and
northeast from the ridgeline previously established. Within the low points, or
valleys of the dimples, we located catch basins to collect the runoff. The 200
foot area (south and east) from the northwest corner of the lot was tipped to
sheet -flow into bioswales to eliminate the mechanical requirement in the original
design. We lowered the bioswales such that the "tightline" systems discharged
directly into the "head" of each swale. To facilitate this type of system, the
bioswales were in essence a channel with reinforced concrete walls (both sides)
and a six- foot wide bottom. Protective railings would. be required on each wall
for public safety. Where the system would function adequately for conveyance, .
it was apparent that the water quality enhancement feature of the system would
not work. The bioswales would be visually unattractive and maintenance
intensive which characteristics are unacceptable to the City and applicant.
Conclusion:
We concluded at this point that the idea of heavily- grassed, gently - sloping bioswales,
wherein the drainage sheet -flowed from the parking lot into the swales was not possible.
We, therefore, eliminated the bioswales in favor of oil /water separators, and redesigned
the parking lot accordingly.
Mr. Ron Cameron, PE
Public. Works Department
CITY OF TUKWILA
July 30, 1993
Page 4 of 4
As you will remember, when we encountered the various problems outlined above, we discussed
with you the options available to us to try to find alternate solutions beneficial both to the City
and the applicant. It appears that the design evidenced on the attached Sheet 2E, entitled
"Grading, Paving and Drainage" is by far the most appropriate for all parties. We request your
approval of said system so we can proceed with construction.
Very truly yours,
David R. Millard, PE, PLS
su
maraec1drm1camcron2.1tr
Attachments:
Storm drainage /oil -water separator calculations, 3 sets
Grading, Paving and Drainage Plan (Sheet 2E), 6 prints
lemma ,,1",q4- 1
City of Tukwila
John W. Rants, Mayor
Department of Community Development Rick Beeler, Director
July 14, 1993
Dana Warren
Segale Business Park
P.O. Box 88050
Tukwila, WA 98138
RE: SEPA MDNS SEGALE RETAIL CENTER
FILE # L93 -0017
Dear Mr. Warren:
This letter is in response to the two items you have identified in
your letter regarding the Mitigation Conditions for Segale Retail
Center. I have asked Ron Cameron, City Engineer, to review your
comments. Ron Cameron response is the following:
"Item 1 - Mitigation Credit
Sidewalk, curb, gutter, and drainage frontal improvements are
required by ordinance. in each of the discussions, it was pointed
out that frontal improvements required by ordinance are not
credited against mitigation costs. For example, Home Depot is
improving frontal on S 180 St and has no credit given against their
mitigation costs. Other developments routinely sign developer
agreements to reimburse the cost of frontal improvements in
addition to their mitigation costs - this is where a project is in
progress to construct the frontal improvements. The Segale
development would not receive credit against the mitigations for
frontal improvements along Andover Pk W nor along Strander.
Credit would be given for the frontal improvements north of
Strander, signal pole relocation, and utility relocates for the
widening. This is consistent with the Computer City and other
capacity widening improvements by developers.
Mitigation credit is not and has not been given for frontal
improvements (c /g /sw. /associated drainage).
Item 2 - Treck Right of Way
Treck is reserved by the proposal and consistent. Treck is not a
designated arterial: arterials are required to be dedicated but not
access streets. the agreement provides for its dedication and
construction similar to the Marriott.
6300 Southcenter Boulevard, Suite !1100 0 Tukwila, Washington 98/88 d (206) 431 -3670 0 Fax: (206) 431 -3665
. ..
Page 2
SEPA MDNS L93 -0017
A driveway queue analysis for Andover Pk was requested. It was to
include a drawing showing the driveways on both sides of the
street, channelization, queueing analysis, and effects. The June
6 memo to Bob Betts stated:
"Driveway queue analysis has been verbally reviewed on several
occasions and will be shown in the final report. Any revisions can
be handled with the permit process."
The analysis has not been received and should be."
Should you have any further questions, please feel free to call or
write.
Sincerely,
ack Pace
Senior Planner
0
cc: Ron Cameron
City Engineer
To: Jack Pace �� RECEIVED
From: Ron Cameron
Date: June 24, 1993
Subject: Response to Dana Warren's 6/17 Segale SUNtiAt40
Item 1 - Mitigation Credit COMMUNITY
DEVELOPMENT
Sidewalk, curb, gutter, and drainage frontal improvements are re-
quired by ordina ce. In each of the discussions, it was pointed
out that frontal .
ited against mitiga
ing frontal on S 180
mitigation costs. Ot
agreements to rei
tion to their mitig
progress to construc
opment would of
tal improvemen
provements required b
ion costs. For examp
t and has no credi
developm
e cost
osts
ont
it
t
ceiv
ong `Andove
ordinan are not cred-
e, Ho epot is improv-
giv a inst their
ti a s' n developer
im ro ements in addi-
where a project is in
ts. The Segale devel-
ations for fron-
ander.
Credit would be giv -. • for `lie fr 'nt l impov
Strander, signal -•ie relocation, and utili
widening. This is consistent with he Compu
pacity widening improvements by dev= lopers.
orth of
ocates for the
City and other ca-
Mitigation credit is not and has not been given for frontal im-
provements (c /g /sw /associated drainage).
Item 2 - Treck r/w
Treck is reserved by the proposal and consistent. Treck is not a
designated arterial; arterials are required to be dedicated but
not access streets. The agreement provides for its dedication and
construction similar to the Marriott.
A driveway queue analysis for Andover Pk was requested. It was to
include a drawing showing the driveways on both sides of the
street, channelization, queueing analysis, and effects. The June
6 memo to Bob Betts stated:
"Driveway queue analysis has been verbally reviewed on several oc-
casions and will be shown in the final report. Any revisions can
be handled with the permit process."
The analysis has not been recieved and should be.
CITY OF TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
�•.,, ..•� 7- , z ,
Jl.111 I J 19.93 LAID USE PERMIT
ROUTING FORM
•
PERMIT NO.: L. - 00 1 1
Parksl -::
PROJECT
ADDRESS .
ct_L_ rct_A-A,S
�1 �1•� fic
DATE TRANSMITTED Co — ( g _9
STAFF COORDINATOR�C �C! DATE RESPONSE RECEIVED
• ;:;;.:<•:;e > >; ct pla s n i a r
e•::a ach. cts.. n a d..re nd wth. o
a"e..revr.e ..ttt .. d. r..a .
Gate crucial concerns b checking the box ;next to the llne s� :an whi
RESPONSE REQUESTED BY L,,_c9g--q,3 C, Sroof
In::the s''`ace below;
❑ •
C
❑
❑ DRC review requested ❑ Plan submittal requested ❑ Plan approved
Plan check date: Comments prepared by:
OaJOB!B9
If
SEGO L dE L S S7 C✓ 2E S ARA Firk
L. Rick Beeler
City of Tukwila
6300 Southcenter Boulevard
Tukwila, Washington 98188
Re: SEPA MDNS Segale Retail Center
File Reference # L93 -0017
Dear Mr. Beeler,
JUN 1 71993
(�OiV1l'41L�1''•� '
OEVEL0PNI w
6/17/93
We have reviewed the SEPA MDNS for the above referenced project and
found the following errors with regards to our understanding and
agreement of the "Mitigated Conditions of Approval" (as listed on
page #7) which need to be corrected prior to the final issuance of
this SEPA document.
Item #1
The value of improvements to be constructed by the applicant along
the frontage of Strander Boulevard and Andover Park West as
mitigation measures for the project will be credited towards the
$169,782 total costs for traffic mitigation measures for the
project. That total value for this credit is to include the costs
for the following items:
1. New curb, gutter and paving along Strander boulevard and
Andover Park West. (to replace existing)
2. Side walk along Andover Park West. (to replace existing)
3. Relocation of the necessary utilities, street lights,
traffic signals, etc. to facilitate the widening of both
Strander Boulevard and Andover Park West.
Item #2
At the present time there is no Right of Way for Trek Drive located
upon the property. The applicant agrees not to construct any
building improvements on the south 40 feet of the property. The
applicant agrees to construct a 24 foot wide driveway and 6 foot
wide sidewalk within the south 30 feet of the property as per the
P.O. BOX 00050 • TELEPHONE: (206) 575 -3200 • FAX: (206) 575 -3207 • TUKWILA, WASHINGTON 98138
•
SEG ,LE eS(lS ®NESS F.ARIC
L. Rick Beeler
City of Tukwila
6300 Southcenter Boulevard
Tukwila, Washington 98188
Re: SEPA MDNS Segale Retail Center
File Reference # L93 -0017
Dear Mr. Beeler,
y �r�
RECEx �iE7 --
JUN 1 71993
[ FVELOPN1�:�
6/17/93
We have reviewed the SEPA MDNS for the above referenced project and
found the following errors with regards to our understanding and
agreement of the "Mitigated Conditions of Approval" (as listed on
page #7) which need to be corrected prior to the final issuance of
this SEPA document.
Item #1
The value of improvements to be constructed by the applicant along
the frontage of Strander Boulevard and Andover Park West as
mitigation measures for the project will be credited towards the
$169,782 total costs for traffic mitigation measures for the
project. That total value for this credit is to include the costs
for the following items:
1. New curb, gutter and paving along Strander boulevard and
Andover Park West. (to replace existing)
2. Side walk along Andover Park West. (to replace existing)
3. Relocation of the necessary utilities, street lights,
traffic signals, etc. to facilitate the widening of both
Strander Boulevard and Andover Park West.
Item #2
At the present time there is no Right of Way for Trek Drive located
upon the property. The applicant agrees not to construct any
building improvements on the south 40 feet of the property. The
applicant agrees to construct a 24 foot wide driveway and 6 foot
wide sidewalk within the south 30 feet of the property as per the
P.O. BOX 88050 • TELEPHONE: (206) 575 -3200 • FAX: (206) 575 -3207 • TUKWILA, WASHINGTON 98138
attached drawing. Said sidewalk and street to be built to City of
Tukwila street standards. Should the City of Tukwila choose to
purchase this 30 feet wide Right of Way in the future, applicant
agrees to accept a purchase price (per square foot) equal to the
fair market value (per square foot) of the land, not including
improvements, immediately north and adjoining the. Right of Way at
the time of purchase.
Very Truly yours,
SEGALE BUSINESS PARK
Vag di,(a/v/
Dana Warren.
Enclosures
L.
CITY OF TUKWILA `.
MITIGATED DETERMINATION OF NONSIGNIFICANCE (MDNS)
DESCRIPTION OF PROPOSAL:
CONSTRUCT NEW 123,051 SQUARE FOOT RETAIL CENTER
WITH APPROXIMATELY 490 PARKING STALLS.
PROPONENT: M.A. SEGALE, INC.
' '
LOCATION OF PROPOSAL, INCLUDING STREET ADDRESS, IF ANY:
ADDRESS:
PARCEL NO: 000480-O010,
SEC/TWN/RNG: ]1E'1/4 SECTION 26 TOWNSHIP 23NRANGE_4E W�M.
LEAD AGENC:Y� CITY OF TUKWILA FIL E NO: L 9]- O0 l 7
The City has determined that the proposal does not have aprobat/7e
significant adverse impaot on the environment. An environmental impact
statemen�/(ETS) is not required under RCW 43.21o'030(2)(C), This
decision-,was matte after review of a completed environmental checklist
and oth'H infurmation on fi7a with the lead agency. This information
is avaiJa bl � �o. on raquest. Th e conditions to this SEPA
Determination
.'. '
' `
Thi N5 is issued under. l977]1-34U(2)' Comments must be submitted by
��^ . The lead agency will not act on this
p »nsa7 flr'l5 days from the date below.
_______
L°~ Ric =-~~��lar` Responsible Official.
City of Tukl]a, .(206) 431-3680
6300 Snuthoentar Boulevard
Tukwila, WA 98]83.
You may appeal this determination to the City Clerk at City Hall, 6200
Southcenter Boulevard, • Tukwila, WA 98188 no later than 10 days from the
above signature date by \*ritten appeal stating the basis of the appeal
for specific factual objections. You may be required to bear some of
the expanses for an appeal.
Copies of the procedures for SEPA appeals are available with the City
Clerk and Department of Community Development.
City of Tukwila
.
John W. Rants, Mayor
Department of Community Development Rick Beeler, Director
CITY OF TUKWILA
MITIGATED
DETERMINATION OF NON - SIGNIFICANCE
PROJECT: Segale Retail Center
DATE: June 2, 1993
PROPOSAL: To construct a 123,051 square foot retail facility with
approximately 490 spaces of parking.
LOCATION: Southeast corner of Strander and Andover Park West
APPLICANT: Dana Warren
OWNER: M.A. Segale, Inc.
FILE REFERENCE: L93 -0017
THRESHOLD
DETERMINATION: This is a Mitigated Determination of Non - Significance.
ENVIRONMENTAL REVIEW RECORD
The environmental review of this proposal consisted of an analysis based on the following
documents included in the environmental record:
A. SEPA Checklist submitted by Dana Warren dated 17 March 93.
B. Letter from Dana Warren, dated 28 May 93 in regard to biofiltration and building
square footage.
C. Letter from David Millard, PE, PLS, dated 25 May 1993 in regard to drainage
analysis.
D. Report by Geo Engineers of 30 November 1992 in regard to Interim Evaluation and
Recommendations Strander Boulevard Property.
E. Traffic Impact Analysis Segale Retail Site by David Hamlin and Associates January
1993, (revised May 1993).
F. Plans and Drawings by Lance Mueller & Associates, dated 10 May 1993.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 4313665
Segale Retail Center MDNS
6/2/93, Page 2
DESCRIPTION OF THE PROPOSAL
The applicant proposes to construct a retail center for five tenants, occupying 123, 051
square feet on a 9.39 acre site. Uses would be for furniture and specialty shops such as a
bookstore and sports equipment sales. The facility would consist of a one -story
structure, ranging from 24 to 35 feet in height. The building would be located at the
southerly and easterly property lines.
Parking would be for approximately 490 vehicles, of which less than 30 percent would be
for compact cars. Customer parking would be between the structure and the adjacent
arterial streets. Service access would be from a combination of the extension of Treck
Drive and from Strander via a former rail road easement.
The property is currently undeveloped and is currently being used to stockpile
approximately 35,000 cubic yards of fill material, arranged in the pattern of the proposed
structure.
PRINCIPAL CHECKLIST ITEMS
TRAFFIC
New trips. The traffic study by David Hamlin (reference E) estimates that the facility
will generate, on a daily basis, 2,427 total new trips on to the city's street system. Of
these, a total of 250 trips will be at the afternoon peak hour, and an additional 318 will
be at the Noon Peak hour. These numbers reflect deductions for pass -by trips, which
are those trips already being made in the vicinity of the project.
Key intersection. At present the intersection of Strander Boulevard and Andover Park
West is operating at a level of service "E" during the noon peak hour. This condition is
primarily due to the lack of left -turn storage lanes in the north/south directions on
Andover Park West.
- Andover is currently a four -lane arterial with curb, gutter, street lights and
sidewalk along most sections of the roadway. There is no sidewalk along the
project's frontage.
- Strander Boulevard is a multi -lane east -west arterial connecting Southcenter
Parkway with West Valley Highway. Strander includes a two -way left -turn lane
between Southcenter Parkway and Andover Park West. East of this intersection
(which is at the proposed site) the street is striped for four lanes. Curb, gutter and
street lights have been installed along the entire length of the street. There is no
sidewalk along the project's frontage.
With the proposed additional traffic, but with no improvements, the present configuration
of Strander and Andover Park West will operate at a level of service "F" (failure). This
deficiency will be eliminated by widening and incorporating left turn lanes on Andover
Park West. The resulting level of service is projected to be "D."
Segale Retail Center MDNS
6/2/93, Page 3
Project access. Traffic movements on Strander and Andover Park West indicate the
need for protected left -turn lanes from these arterials into the proposed facility. If left -
turn lanes are constructed on the arterials, the level of service of service at the site's
access driveways is generally "D" or better. The one exception is for northbound turns
from the site onto Strander at the noon peak hour. That movement will still operate at a
level of service "E."
Queue analysis. This is a study of the expected maximum line -up ( "queue ") for left -turns
at the intersection and into the site.
Andover Park West: The northbound left -turn at the intersection of Strander & Andover
Park should have around 300 feet of storage to accommodate a worst -case condition.
This distance extends just past the main (north) driveway to Burger King. This point is
just across the street from the Segale Center.
-The southbound left -turn from Andover into the Segale Center should have around
75 feet of storage to accommodate the movement during the noon peak hour. The
proposed site access driveway is located approximately 460 feet south of the
Andover/Strander intersection. The summation of these two queue lengths (i.e., 300
plus 75) could be accommodated within that distance. The resulting space would
allow for storage of 3 -4 vehicles during a 2 minute interval for northbound left -turns
into Burger King.
Strander Boulevard: The westbound left -turn queue from Strander to Andover will
require a similar storage area of 300 feet. Westbound access into the Segale Center will
require 150 feet of storage. These two westbound queue storage lengths would not
overlap or extend beyond the driveway. There is a slight or occasional possibility that the
driveways on the north side of Strander will be blocked by this westbound left turn
queue.
Treck Drive Extension: Treck is a local access street. Currently it is not built alongside
the proposed retail center. It provides service from Andover Park East and dead -ends
at the railroad tracks which are at the southerly property line of the proposed Segale
Retail Center.
Extension of this street from the railroad tracks to Andover Park West would provide
another east -west connection which could be used as an alternate route to Strander
Boulevard. Its use would be somewhat limited since it would not provide direct access to
Southcenter Mall, and vehicles would eventually need to use Strander Boulevard.
The potential use of a completed Treck Drive by patrons of the retail site would likely be
limited to those trips destined to /from the southeast. This would range from 0 -20% of
the retail site traffic, most likely around 10 %.
Segale Retail Center MDNS
6/2/93, Page 4
Service Access. There are two access points proposed for trucks and other services to
the retail center. One will be from Strander in the vicinity of a vacated railroad
easement. This is just west of the access driveway that serves the adjoining Southcenter
Professional Plaza.
The other service access will be from an extension of Treck Drive west from the railroad
tracks to Andover Park West. This extension will consist of constructing two lanes of
roadway and, on the project side, curb, gutter and sidewalk.
The adjoining Marriott Courtyard motel presently takes its access directly from Andover
Park. A future driveway revision, to be done by the City of Tukwila at the time of
completion of Treck Drive, will include relocating Marriott's access from Andover to
Treck Drive. Such a revision is not a part of or a direct consequence of the Segale
Center proposal.
DRAINAGE
Drainage enhancement. As proposed, surface water from the front parking lot will be
diverted through one of two biofiltration strips located at the site's northwest corner.
The areas closest to the building will be taken into catch basins and then will be piped to
the head of the bioswale. The parking areas closest to the northwest portion of the site
will sheet -flow directly into the bioswale. All of this surface water will pass through an
oil-water separator prior to entering the existing system.
Roof drainage and loading area drainage are proposed to be piped without biolfiltration
or water quality enhancement.
All drainage will then be discharged to the existing "tightline" systems in Treck Drive and
Andover Park West.
SOILS
The site currently stockpiles approximately 35,000 cubic yards of fill material. This action
was issued a mitigated determination of non - significance on 29 April 1991 under EPIC
file 19 -91. A geotechnical report (Environmental Review reference "D.") indicates that
the stockpile has acted as a pre -load and that subsidence of the underlying soils has been
monitored intermittently since the August 1991 placement.
The geotechnical report concluded that the upper compressible soil layer has reached
nearly 100 percent of the expected total consolidation due to the influence of the preload
fill. The lower compressible soil layer has reached approximately 65 percent of the
expected total consolidation due to the influence of the preload fill.
The report also concluded that the site has been sufficiently surcharged below the
footprint of the existing preload fill to accommodate the proposed building with little
additional settlement from the compressible soil layers.
•
gale Retail Center MDNS
6/2/93, Page 5
The report noted, however, that the currently proposed building will cover a different
footprint area than the area that has been surcharged by the existing preload. A
reconfigured preload was recommended, along with a program of monitoring the
settlement.
CONCLUSIONS AND RECOMMENDATIONS
Issuance of a Mitigated Determination of Non - Significance is appropriate since the
environmental review indicates no probability of significant adverse environmental
impacts from the proposal.
Traffic:
Mitigation costs. The proposal's traffic study shows that furniture and specialty shop
uses will generate 2,427 daily and 318 peak hour trips. This is a May 1993 refinement of
the initial study for 104,000 square feet of retail originally studied in January 1993. It is
similar to the Eagle Hardware, Computer City and Mervyn's studies in methodology,
studies that have been conducted in the past few years.
The traffic study (Reference E) demonstrates that five intersections will be impacted by
peak hour traffic from the project. Impacts and pro -rata share costs for improvements
are as follows. They are based on the City's Traffic Deficiencies Study, which identifies
increased traffic and improvements needed to provide the safety and capacity for the
year 2010 traffic. The cost of each identified capacity improvement is divided by the
"1990" to 2010 traffic increase to determine the prorated share cost.
Intersection
Southcenter Pkwy
@ Strander
Andover Park West
@ Strander
Andover Park East
@ Strander
S. 180th Street
@ State Route 181
Interurban
@ Interstate 405
Project Pro -rata $ /trip Project Cost
2010 increase
96 $140. $13,440
146 $317 $46,282
116 $135 $15,660
64 $475 $30,400
64 $1,000 $64,000
TOTAL $169,782.00
Segale Retail Center MDNS
6/2/93, Page 6
Site - specific mitigations. The proposal identifies site - specific improvements to Strander
and Andover Park. These include increasing the width of Andover Park to 5 lanes, one
of which will be a protected left -turn lane along the entire length of the site.
A similar protected left -turn lane will be required for access to the site from Strander.
This may require additional left -turn queue space on Strander east of the project's
eastern boundary. In addition there may also be the need for an eastbound acceleration
taper from the site's main access drive onto Strander Boulevard.
Curb, gutter, and sidewalk will also be provided along the entire site's frontage on these
two boulevards. Street lights and traffic signals /controllers on the project site may have
to be relocated as required to create the necessary right of way.
Treck Drive will be constructed to a two -lane cross section. Curb, gutter and sidewalk
will be required on the north (project) side. Improvements are to be from Andover Park
West to the westerly edge of the present railroad easement at the site's southeast corner.
Given the street's projected low volumes, it does not need to be extended across the
railroad tracks. For similar reasons, improvements are not required at this time on the
south (Marriott Courtyard) side.
Pedestrian improvements. Installation of sidewalk, curb, and gutter on Strander and
Andover Park West will mitigate pedestrian safety issues on these streets. These features
are normally treated as a permit requirements. Pedestrian safety issues are being
addressed in this manner.
Drainage. With exception of the site's loading area, site drainage is in accordance with
City plans.
Water. Analysis in the Water Comprehensive Plan shows a deficiency in waterline
velocities on Strander. This is the same issue as at Mervyn's, and is also a result of
conversion of warehouse to retail and office uses. A Local Improvement District will
provide for the additional waterline to correct the deficiency.
Sewer. Existing sewer is adequate.
Soils. Given the extensive amount of fill material, the 35,000 + /- cubic yard preloading
program appears comprehensive. Details of the resulting ground surcharge and its
monitoring can be provided at the time of application for a building permit.
Segale Retail Center MDNS
6/2/93, Page 7
MITIGATED CONDITIONS OF APPROVAL
TRAFFIC:
1. Capacity /Safety improvements. The applicant is to construct frontal improvements
as shown in the site plan prepared by Lance Mueller & Associates dated 10 May
1993. This includes either the dedication or easements necessary to provide five
lanes along the entire frontage of both Strander and Andover Park. This also
includes curb, gutter, sidewalk and relocation of other street utilities as noted in the
conclusion section above.
2. Off -site mitigation. The applicant is to pay $169,782 in mitigation costs at the time
of issuance of the building permit.
3. Treck Drive improvements. The applicant is to grant a 60 foot easement, 30 feet
on either side of the present centerline of Treck Drive. The applicant is to
construct Treck, including curb, gutter and sidewalk on the north side of the
easement plus two lanes of road, all built to City standards.
Should the City choose to purchase this right -of -way in the future, applicant agrees
to accept fair market value for unimproved land at the time of such a purchase.
Utilities for this portion of the site are to be located within the Treck Drive
easement area, and will be as determined at the time of application for the building
permit.
DRAINAGE:
Drainage for the service and loading area on the east and southeast sides of the building
will include the use of oil water separators as water - quality enhancements.
WATER:
Applicant agrees to participate in a Local Improvement District for upgrading the
waterline in Strander Boulevard.
SOILS:
Soils are to be certified as suitable for foundations and other elements by a letter from a
licensed geotechnical engineer at the time of application for a building permit. Details of
the new settlement monitoring program are to be made available at that time.
Prepared by: R. S. Betts
cc: J. Pace
To:
From:
Date:
Subject:
Bob Betts
Ron Cameron
May 28, 1993 (6/1/93 editorial correction)
Segale Retail, pg 1 of 2
The traffic study showing Furniture and Specialty Shop uses gener-
ates 2,427 daily trips and 318 peak hour. This is a refinement of
the initial study for 104,000 sq. ft. of retail. It is similar
to the Eagle Hardeware, Computer City, and Mervyn's studies in
methodology; studies that have been conducted in the past few
years.
Development traffic mitigations are determined from identified ca-
pacity or safety improvements needed for traffic increases. The
Traffic Deficiencies Study identifies increased traffic and im-
provements needed to provide the safety and capacity for 2010
traffic. The cost of the capacity improvement is divided by the
"1990" to 2010 traffic increase to determine the prorated share
cost. Mitigations are determined from the development's increased
peak hour traffic and the cost /trip. Segale Retail peak hour
traffic affects five intersections with improvements planned for
construction within the next 5 years:
Southcenter Parkway /Strander. The increase to 2010 is 954
peak hour trips and improvement cost is $134,000. The pro-
rated share is $140 /trip. Segale Retail's 96 peak hour
trips mitgation is $13,440.
Andover Park W /Strander. The increase to 2010 is 934 trips
and improvement cost is $296,000. The prorated share is
$317 /trip. Segale Retail's 146 peak hour trips mitgation
is $46,282.
Andover Park E /Strander. The increase to 2010 is 694 peak
hour trips and improvement cost is $94,000. The prorated
share is $135 /trip. Segale Retail's 116 peak hour trips
mitgation is $15,660.
5 180 St /SR181. The increase to 2010 is 3,200 trips and
improvement cost is $1,520,000. The prorated share is
$475. Segale Retail's 64 peak hour trips mitgation is
$30,400.
Interurban /I405. The improvement cost at this location to-
taling over 13,000,000 and complexity of weaving traffic
would result in prorated shares exceeding $5,000 /trip. It
has been previously determined to use a "fairshare" of
$1,000 /trip with increased traffic at this location.
Segale Retail's 64 peak hour trips mitgation is $64,000.
The Hamlin study calculates the Segale mitigations at $169,782.
The Final David I. Hamlin Report trip distribution will need to be
checked to verify the $169,782; the work has been professional and
any revisions would be minor. No problems are anticipated. Con-
struction of street improvements can be credited toward the
mitigation costs.
To:
From:
Date:
Subject:
Bob Betts
Ron Cameron
May 28, 1993 (6/1/93 editorial correction)
Segale Retail, pg 2 of 2
Sidewalk, curb, and gutter required by ordinance will mitigate
pedestrian safety issues and are normally treated as a permit re-
quirement. It should be noted that ped safety issues are being
addressed in this manner.
Driveway queue analysis has been verbally reviewed on several oc-
casions and will be shown in the final report. Any revisions can
be handled with the permit process.
The drainage has been reviewed and designed in accord with City
plans.
A water no protest LID agreement will be needed to provide the
Strander waterline defeciency correction; this is same issue as at
Mervyn's where the Water Comp plan analysis shows a waterline ve-
locity defeciency by the new development and conversion of ware-
house to retail and office. An LID will provide for the addi-
tional waterline to correct the defeciency.
Sewer is ok.
t1Ki�l III it (I Ill
40'141 :`11 F}F:t�t�• '• �''`t.+�l` 'r 111.1:1
•
CITY OF TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
ENVIRONMENTAL REVIEW
ROUTk G FORM
anni.:
EPIC:
PROJECT E 7-4 I L--
s
ADDRESS %�/3� %p 7Z �� v t> i� (A)
DATE TRANSMITTED.. /1 3 RESPONSE REQUESTED BY ,4px' /L a t. /i;"9
STAFF COORDINATOR
/ /J
DATE RESPONSE RECEIVED
attached environmental` checklist was received fegarding proie:ct Please reviow.;a
omm:ont::.bolow to advise :tbe responsible official::: regarding:;: the threshold determination T
environmental review filo .is.,.avatlabie: in ,the Planning:: Department through the ab:ove:staft
oordinator ; :Co:mmonts regarding;the: project: you wish carried to tho Planning:Gor"misslor.
Board of Ad.ustmont and City Council should be submitted in the comment section beio
ITEM
TTi9G//E
is
COMMENT
w_!
AMt!'_i
4e. A/ c "t1.4 A/ 7v you /4/N /C.4/ /y oS /9e01/Z?
O
0
•
Ale
1/ LEA .tea
D.S.
,4 ? cA,/ f /T ,Q�S
Date:
Comments prepared by; ,. '-
T'
6,...,4.,
4
To: Bob Betts
From: Ron Cameron
Date: May 28, 1993
Subject: Segale Retail
The traffic study showing Furniture and Specialty Shop uses generates
2,427 daily trips and 318 peak hour. This is a refinement of the ini-
tial study for 104,000 sq. ft. of retail. It is similar to the Eagle
Hardeware, Computer City, and Mervyn's studies in methodology; studies
that have been conducted in the past few years.
Development traffic mitigations are determined from identified capacity
or safety improvements needed for traffic increases. The Traffic Defi-
ciencies Study identifies increased traffic and improvements needed to
provide the safety and capacity for 2010 traffic. The cost of the ca-
pacity improvement is divided by the "1990" to 2010 traffic increase to
determine the prorated share cost. Mitigations are determined from the
development's increased peak hour traffic and the cost /trip.
Southcenter Parkway /Strander. The increase to 2010 is 954 peak hour
trips and improvement cost is $134,000. The prorated share is
$140 /trip. Segale Retail's 96 peak hour trips mitgation is $13,440.
Andover Park W /Strander. The increase to 2010 is 934 trips and improve-
ment cost is $296,000. The prorated share is $317 /trip. Segale
Retail's 146 peak hour trips mitgation is $46,282.
Andover Park E /Strander. The increase to 2010 is 694 peak hour trips
and improvement cost is $94,000. The prorated share is $135 /trip.
Segale Retail's 116 peak hour trips mitgation is $15,660.
S 180 St /SR181. The increase to 2010 is 3,200 trips and improvement
cost is $1,520,000. The prorated share is $475. Segale Retail's 64
peak hour trips mitgation is $30,400.
Interurban /I405. The improvement cost at this location totaling over
13,000,000 and complexity of weaving traffic would result in prorated
shares exceeding $5,000 /trip. It has been previously determined to use
a "fairshare" of $1,000 /trip with increased traffic at this location.
Segale Retail's 64 peak hour trips mitgation is $64,000.
The Hamlin study calculates the Segale mitigations at $169,782. The Fi-
nal David I. Hamlin Report trip distribution will need to be checked to
verify the $169,782; the work has been professional and any revisions
would be minor. No problems are anticipated. Construction of street
improvements by the applicant can be credited toward the mitigation
costs.
Sidewalk, curb, and gutter required by ordinance will mitigate pedes-
trian safety issues and are normally treated as a permit requirement.
It should be noted that ped safety issues are being addressed in this
manner.
Driveway queue analysis has been verbally reviewed on several occasions
To:
From:
Date:
Subject:
Bob Betts
Ron Cameron
May 28, 1993
Segale Retail, page 2.
and will be shown in the final report. Any revisions can be handled
with the permit process.
The drainage has been reviewed and designed in accord with City plans.
4A water no protest LID agreement will be needed to provide the Strander
waterline defeciency correction; this is same issue as at Mervyn's where
the Water Comp plan analysis shows a waterline velocity defeciency by
the new development and conversion of warehouse to retail and office.
An LID will provide for the additional waterline to correct the
defeciency.
Sewer is ok.
.�.,.,,...<....
SE :SALE 8LISLIVESS F' AF?IC
Bob Betts
Department of Community Development
City of Tukwila
6300 Southcenter Boulevard
Tukwila, Washington 98188
Re: Response to SEPA questions
Strander Retail Center
Dear Bob,
5/28/93
REC l*^m r .:. �^—^ a �i s
The following are responses to the questions raised in our 5/27/93
meeting regarding the SEPA determination for the Strander Retail
Center.
1. Biofiltration
Enclosed are (2) drawings showing the proposed biofiltration
location and detail. All the surface water from the front
parking lot will be diverted thought the biofiltration strip.
The areas closest to the building will be taken into catch
basins and piped to the head of the bioswale. The areas closer
to the intersection will sheet flow directly into the
bioswale.
2. Building square footage
Should there be any discrepancy in the square footage listed
in the SEPA application and those shown on the drawings the
areas shown on the drawings shall control.
Please call me if you have any questions.
Very truly yours,
SEGALE BUSINESS PARK
Dana Warren
Enclosure
P.O. BOX 88050 • TELEPHONE: (206) 575 -3200 • FAX: (206) 575.3207 • TUKWILA, WASHINGTON 98138
EXISTING WAREHOUSE BUILDING
STAANDER BLVD
MOTEL PARKING LOT
SITE PLAN ED
TRECK DRIVE
EXISTING WAREHOUSE
BUILDING
FIXTURE SCHEDULE
YOUNIMG
MAP E
STATISTICS
typical section biofiltration filter strip
BIOFILTRATION FILTER STRIP
May 25, 1993
M.A. SEGALE, INC.
GENERAL CONTRACTORS
Mr. Ron Cameron, P.E., City Engineer
Public Works Department
City of Tukwila
6200 Southcenter Blvd.
Tukwila, Washington 98188
Re: Drainage Analysis - Strander Site
Dear Ron:
RECEIVED
MAY 2 61993
TUKWILA
PUBLIC WORKS
In accordance with your request, we have attached hereto a letter
report addressing the drainage collection, treatment and disposal
for our Strander site situated in the southeast quadrant of
Strander Blvd. and Andover Park West intersection near Southcenter
in Tukwila, Washington.
In summary, we propose to direct runoff from the site to existing
systems in Treck Drive and Andover Park West. Drainage in the
front of the building will sheet -flow from the parking lot to
biofiltration swales for water - quality enhancement prior to
discharge to the existing "tightline" system.
If you have any questions, please do not hesitate to contact the
undersigned.
Very truly yours,
David R. Millard, P.E., P.L.S.
su
mas- sec \drm \cameron.ltr
Enclosure
; )r'iv'iENT
P.O. BOX 88050 • 18010 SOUTHCENTER PARKWAY • TUKWILA, WASHINGTON 98138 • TELEPHONE: (206) 575.3200 Y FAX: (206) 575 -3207
223.01- SE- GA- LM- A372NO
An equal opportunity employer
M. A. SEGALE, INC.'S STRANDER SITE
DRAINAGE ANALYSI8
RECEIVED
MAY 261993
TUKWILA
PUBLIC WORKS
GENERAL: Originally, prior to major development near the
site, an irrigation ditch traversed the site northeasterly and
southwesterly, bisecting the property into two drainage areas. The
west side was approximately six acres while the east side was
approximately three acres.
Upon construction of Strander Blvd. and Andover Park West, and
the subsequent filling of the site, drainage flowed predominately
westerly. Once the site was surcharged, the drainage was again
divided with 6.0 acres flowing north and west, and 3.4 acres
flowing south and east. Construction of the proposed building will
perpetuate this drainage scheme.
Based on this history, the following runoff values were
computed utilizing King County SWM Divisions' "HYD" computer
program.
Condition - 10 vr storm event Western 6.0 acres Eastern 3.4 acres
Undeveloped [before surcharge] 4.78 cfs 0 cfs
Undeveloped [after surcharge] 3.04 cfs 1.72 cfs
Developed 4.86 cfs 2.74 cfs
P -17 TRUNRAGE FACILITIES: Kramer, Chin & Mayo, Inc., (KCM) a
consultant, employed by the City of Tukwila, prepared a study of
the P -17 drainage basin, dated october, 1989. While the Strander
site was not included in the drainage basin by the consultant, it
lies adjacent and northerly of said basin and contributes drainage
thereto.
The study determined that "the existing system is adequate for
existing flows and can accommodate future flows with a minimal
amount of surcharging." KCM modeled the basin utilizing the Storm
Water Management Model (SWMM) provided by the Environmental
Protection Agency and University of Florida. Without this
software, an identical reproduction of the drainage basin,
including the Strander site, is impossible.
Consequently, this analysis is limited to assessment of the
trunkage in both Andover Park West and Andover Park East south of
the site to the P -17 channel as documented in the KCM study. The
calculated - developed 10 year storm event from the site (4.86 cfs to
Andover Park West, and 2.74 cfs to Andover Park East) will be
reduced somewhat when integrated with the actual storm hydrograph
for the basin. However, utilizing Table 4.1, capacities and design
flows from the KCM study, the runoff from the site, if added
directly to KCM's computed flows (10 years) , will not surcharge the
existing trunkage in Andover Park West and Andover Park East.
BITE COLLECTION SYSTEM: The applicant proposes to collect
runoff from the front (westerly side) of the building in a
"tightline" system (12" and 15" diameter pipeline) conveying said
waters to the existing 42" trunkline in Andover Park West. Water
quality enhancement will be provided by biofiltration swales (2)
and an oil /water separator. Runoff from the rear (easterly side)
of the building will be collected in a "tightline" (12" diameter
pipeline) discharging said waters into a 15" collection line in
Treck Drive. No water quality enhancement will be provided for
this system.
site conditions
analysis
J
4 rni z rvUvu C tot -V4 L4 Y C )04,4 4,
40 rwL
bfl�v ►'I
RECEIVED
MAY 2 6 1993
TUKWILA
PUBLIC WORKS
, . '-, .~~~^...~-~' ..'.~~�^^~~- .�_~.~_'~.~.~
�,����� x�r���rwr� r�v~���°���
.AREA(ACRES)
6.0
PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT)
4.86 7.67 56059
- ' .� ` . '. � . . .
\` /
PERVIOUS IMPERVIOUS TC(MINUTES)
A CN A CN
.6 89.0 5.4 98.0 2.5
1-` � ` �
��� �� ���cts.
�PECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT; S - STOP
___________
m7ER: A(PERV), CN(PERV), A(IMPERV>, CN(IMPERV), TC FOR BASIN NO 3
/.5,89,4.5,98,2.47
ATA PRINT-OUT:
AREA(ACRES)
5.0
PEAK-Q(CFS)
4.05
'
PERVIOUS IMPERVIOUS
CN A CN
.5 89.0 4.5 98.0
T-PEAK(HRS)
7.67
VOL(CU-FT)
46716
TC(MINUTES)
2.5
JPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP
-----------------------------
NTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 4
D.4,89,3.6,98,2.47
DATA PRINT-OUT:
AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES)
A CN A CN
4.0 .4 89.0 3.6 98.0 2.5
PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT)
3.24 7.67 37372
. �
��
� 0
(t4I
`&yt2=''i.m~ '-
�
�,� '
W
~ � mm�« �
��
�«��'.
m'��
~ �/���
Table 4.1
Capacities and Design Flows
Model 25 -Yr 25 -Yr/ Surch. 10 -Yr 10 -Yr/ Surch.
Element Description Q full Flow Qfull Duration Flow Qfull Duration
No. Description (cfs) (cfs) Ratio (Minutes) (cfs) Ratio (Minutes)
175 Minkler Extended 107
East of SC Parkway
405 Minkler Extended 107
Btw. SC Pkwy & And Pk W
415 Minkler Extended 115
W. of Andover Park West
f425, Andover Park West 61
South of Minkler
435 Andover Park West 36
North of Minkler
(1 Minkler & And Pk W 148
to P-17 Ditch
450 P -17 Ditch • • 220
From And Pk W to RR
'455x.: R.R. X -ing over 135
�-' P -17 Ditch .
460 P -17 Ditch 220
From RR to Comm Access
461 Commercial Access 360
over P -17 Ditch
462 P -17 Ditch 220
r _ From Comm Acc to And Pk E
`465'°. Andover Park East 90
over P -17 Ditch
490 Andover Park East 19
North of 180th
500 Andover Park East 35
Btw Minkler & 180th
510 Andover Park East 35
Btw Minkler & 180th
520 Andover Park East 50
South of Minkler
601 Andover Park East 21
North of Minkler
470 P -17 Ditch 300
,.. From And Pk E to RR
475 R.R. X -ing over 174
P -17 Ditch
480 P -17 Ditch 330
From RR to Ind Dr
481 Industry Drive over 360
P -17 Ditch
482 P -17 Ditch 330
From Ind Dr to Pond
525 P -17 Pump Sta. Storage Pond
* In Channel
80 0.75
88 0.82
101 0..88
70 1.15 35
14 0.39
189 1.28 30
190 0.86
190 1.41 30*
190 0.86
190 0.53
190 0.86
193 2.14 90*
15 0.79
26 0.74
35 1.00
36 0.72
18 0.86
250 0.83
250 1.44 30*
280 0.85
280 0.78
280 0.85
30
4.2
59 0.55
64 0.60
75 0.65
51 0.84 -
9 0.25
135 0.91-
135 0.61
135 1.00
135 0.61
135 0.38
135 0.61
135 1.50 65*
10 0.53
17 0.49
23 0.66 -
22 0.44
12 0.57.
171 0.52
189 1.09
189 0.57
190 0.53
190 0.58
30
RECEIVED
MAY 2 61993
TUKWILA
PUBLIC WORKS
0
1
aaaaaaa�aaa�uaa
aaaaaaaaaaaaaaaaaa -(
�aaasaaaaaaaaaaaaa
aaaMEMZIS I- Maa_r■
S I ICW� 111111.111111111 R111111101111
RECEIVED
MAY 2 6 1993
f IC WORKS
•
19IST ST
N.
SW
VICINITY MAP
• MARIO A. SEGALE PROPERTY
TUKWILA, WA.
City of Tukwila
John W. Rants, Mayor
Department of Public Works
PUBLIC WORKS DEVELOPMENT PLAN REVIEW
PUBLIC WORKS ENGINEERING CONFERENCE ROOM
8:45 A.M. APRIL 27, 1993
Ross A. Earnst, P. E, Director
ATTENDANCE: Phil Fraser, Pat Brodin, Ted Freemire, Mike Alderson,
Greg Villanueva, Ross Heller and John Pierog
(cf: Ron Cameron, Robin Tischmak and Permits)
ITEM
1. Segale Retail
Strander Boulevard and
Andover Park West
(L93 -0017 & 0016)
ENGR.
JP
REVIEW /ACTION
Environmental and Design Reviews
(Brought back from last week)
Building square footage and number of
parking stalls do not agree between the
plans and the environmental checklist.
The private driveway to the northeast is
shown as railroad easement on K.C.
assessor's maps. Likewise, the 23'6"
rail easement to the southeast is shown
as 27' on assessor's maps. Track exists
along this easement. This needs to be
verified since changes to or abandon-
ments of easements may be necessary.
Treck Drive was to be extended to
Andover Park West with dedication of R/W
to the City. Half -width dedication to
the east is 30'. This should be
matched. Dedication of additional R/W
along Andover Park West and Strander
Boulevard for turnout areas was
recommended. Sidewalks should be 6'
wide in C -2 zoned areas. Only 5' is
shown. Recommended is the joint use of
the driveway at the NE corner. Maximum
driveway width for commercial driveways
is 35'. Driveways shown are 40'. At
the pre -app. meeting, it was noted that
a 6 -1/2' easement for curb and sidewalk
would be required along Andover Park
West. These plans show a 6" R/W
dedication. At the NW corner, no signs,
plantings, etc., over two feet in height
are permitted within 35' of corner. No
biofiltration is shown and was recom-
mended at the pre -app. meeting. Phil
recalled that at a previous meeting a
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: (206) 433 -0179 • Fax (206) 431 -3665
Plan Review Agenda
Page 2
April 27, 1993
2. Gateway North
Building No. 8
(E. B. Bradley)
South 116th Street
(L93- 0027, 0028 and
0029)
JP
hydraulic analysis was requested to
identify development runoff to the P -17
basin and Gilliam Creek. A .capacity
analysis for the P -17 basin pipe in APE
was also required. Development dis-
charge has no detention proposed.
Referring to the P -17 Drainage Basin
Study for the Tukwila Pond vicinity,
portions of this development under 26'
in elevation will receive some flooding
during a 10 -year or greater storm event.
Water /sewer /storm utilities need to be
constructed to tie in to APW as part of
Treck Drive extension. Fire loop is not
shown. A no- protest water agreement for
Strander Boulevard needs to be signed.
Ron has reviewed Traffic Impact Analysis
and needs to identify associated
mitigations.
Environmental, Design and Shoreline
Development Reviews
(Brought back from last week)
Building square footage does not agree
between plans and environmental check-
list. Plans associated with previous
project for channelization /signing/
striping on East Marginal Way South
should be implemented on this project
since earlier project was not built.
Specific traffic analysis for this
proposal has not been provided. Where
is the fire vault, with double detector
check valve assembly, to be located?
Some biofiltration is shown. Oil /water
separator is also to be provided. Since
banks are eroding in this area, stabil-
ization is required. As discussed at
the pre -app. meeting, the City will
provide the design and permits; the
developer will fund the construction.
Two fire hydrants need to be relocated.
Sidewalks are recommended adjacent to
this area since existing facilities
terminate at driveway on the opposite
side of South 116th Street to the east.
Recreational facilities and comments
should be coordinated with Don Williams.
Other traffic mitigations referred to
Ron.
Plan Review Agenda
Page 3
April 27, 1993
3. Gateway Corporate Center JP
Building No. 10
130XX Gateway Drive
(L93 -0010, 0011 and 0012)
4. Segale Retail
62XX South 180th Street
(PRE 93 -014)
JP
Environmental, Design and Shoreline
Development Reviews
(Brought back from last week)
Building square footage does not agree
between plans and environmental check-
list. The name of Cameron Drive has
been requested to be changed. R/W
requirements and proposed dedication
needs to be verified by Ron. Normal
dedication required for local access
road is 50' wide. Sidewalks are
required on both sides of Cameron Drive
and also along north property line to
the trail /dike easement as previously
indicated at the pre -app. meeting.
Commercial driveways are to be a maximum
of 35' in width. A bank stabilization
study is required as previously
requested. Traffic analysis has not yet
been provided. Water and sewer lines
should be relocated to Cameron Drive. A
water main extension here would provide
a public loop system. Also relocate
fire hydrants and water meter.
Biofiltration has not been provided.
Existing storm system, including pump
station, needs to be evaluated for
adequacy. Catch basin, upstream of
storm outfall, needs to have oil /water
separator. Water service to the
building should be off Cameron Drive
(new water main). Maintenance respon-
sibilities for pump station need to be
clarified. • City would prefer developer
to do this. Levee elevation needs to be
looked at to see if it meets minimum
freeboard requirement of 2 feet above
the standard project flood. With no
levee, buildings will need to be 2 feet
above the standard project flood.
Sidewalk link to BECU? Traffic mitiga-
tions are referred to Ron.
Pre - Application Review
South 180th Street is classified
minor arterial through this area.
of R/W is available. It appears
as a
72'
that
Segale Drive is a private road according
to assessor's maps. Should this road be
made public? If so, it would provide
Trre A" c
Arm- Mounted Rectilinear Cutoff Lighting ® Wet Location
Use for car lots, street lighting, tennis courts
ORDERING SEQUENCE
CATALOG NUMBER
CATALOG NUMBER
High
Pressure
Sodium
Metal
Halide
70 KAS1 70S R2
100 KAS1 100S R2
150 KAS1 150S R2
200 KAS1 200S R2
250 KAS2 250S R2
400 KAS2 40DS R2
175 KAS1 175M R2
250 KAS1 250M R2
400 KAS2 400M R2
(10 100 KAS1 100H R2
Mercury 175 KAS1 175H R2
I OM i■1 7yr1j:111: ii:t..t'a7 1.1i11;), Vapor 250 KAS1 250H R2
h!ultry: ?itjlillijiilit►t ri`:)r)tiiui ?J,: 400 KAS1 40DH R2
•
:7ai;til{)t: tt ii1 TO l 'Jitlihitr;r;.3D/
MC ijfis'r ::?cOillit:.. ; ;i0. ;?.. 411,/ •
+ili:(BtJ,rE 4:41.!tlrrii(F tl!IPrriuli:T
't :,119: ?S:•∎49 15Il:t!► }.';; <irit!,:!il l'3
1inii�,n jI ; jrrrr tr;r r' jkF.)ryrall
.,uliu)l■r,j,k):1r,e!)t ;)t.:1 !'fii►,.
It.), j:1.ii.flf +1117Itt:), (, +:i9i: •)1.11 l.lr1.t
:71iit +1001)1);Ir ;1 1itao.ilti. 1:1rl1is
•
Il,•Ulslili}.
ti. >flia AtIfitli: :ut.tl,lfe!irn1111
:'' rtr ':ut!�Jjrrli:,lr ialilr?► +.y
.19;1) .111: , .111;111111t119 !hi ht.-m3119
C.Iii 11;;;Ii):tt^0:1P. t /03lit
p�lliti r:,lrtilrlrtt "r;l'ft:l7rr): rt�!a .
tei' t:+e t;lr;�,)f.:lllt)lli]fg. i irli)
t•lil:li�:i.1:1101(.lrt 41eil ?fir
ralarir?: {I ot)10+)p:]rir; 1r: ?')rtiij,,,►
ir.il':, t`or.:rr.tirt • .l + ;,(•3!
tpnrl3;
•
TYPE III DISTRIBUTION
High
Pressure
Sodium
70 KAS1 70S R3
100 KAS1 100S R3
150 KAS1 150S R3
200 KAS1 200S R3
250 KAS2 250S R3
400 KAS2 400S R3
1000 KAS3 1000S R3
175 KAS1 175M R3
Metal 250 KAS1 250M R3
Halide 400 KAS2 400M R3
1000 KAS3 1000M R3
Mercury
Vapor
100 KAS1 100H R3
175 KAS1 175H R3
250 KAS1 250H R3
400 KAS2 40011 F3
1000 KAS3 1000H R3
High
Pressure
Sodium
TYPE IV DISTRIBUTION
70 KAS1 70S R4
100 KAS1 100S R4
150 KAS1 150S R4
200 KAS1 20DS R4
250 KAS2 250S R4
400 KAS2 400S R4
1000 KAS3 1000S R4
Metal
Halide
Mercury
Vapor
175 KAS1 175M R4
250 KAS1 250M R4
400 KAS2 400M R4.
1000 KAS3 1000M R4
100 KAS1 100H R4
175 KAS1 175H R4
250 KAS1 250H R4
400 KAS2 400H R4
1000 KAS3 100011 R4
TYPE V Square DISTRIBUTION
Hir 250 KAS3 250S R5S
Pre re 400 KAS3 400S R5S
Sodi 1000 KAS3 100DS R5S
Metal
Halide
400 KAS3 400M R5S
firrE A *Gs
tat se'
[
APR 5 1993
COMMUNITY
DEVELOPMENT
fAt
ARCHITECTURAL OUTDOOR
()
•
i1
�� dil l.Hood
•
"NM— " al. PIG= ielliOr
Twin Beam, 70/250W HID, ® Wet Locations
Use for car lots, security areas or signs.
ORDERING SEQUENCE
�i,i! +liuisl:•:Iali.,,,� }� •.t:i. +ol,:
iti(,!o:;itt:
•
ai�S';:�ri si: _it;.fi- 4(airJ, tar:: ?.1, +1i:: -� •.
` i •7h�ili_,'::(i;,t:lt• ?t�,l <i�ii ; +:{it,�!.
;ttri3 iip)t• irri.'(1.0 _iat °i + r.,tc)A
1tJ4 +11{ !{i;i�:lrly•:!jt)f: {: .
iii +t 1�tia ><liv►���it:;!�;t
Y)1' +!itlt {;lttlrlti!It1tt• ;,it�i'tii:c it','i:
,; :It;�i[�1 : ;iglit:ri,i. tt'i( -'+ ✓�+Ir1':i7'
xCit:.lOs>,:;;+t�l.,., ,11•et,::1!I,Fu1J +t
:1111 ►JJ- • 11 ++, ' :: t
(iItii_,.1iit: tiJ+lrtt:llif,t;,ttfl.
• 11.��� IJL4.1: �i�tJii;• '
isr6l•;: jylit llut!1:l,iNl�ti��yal+:ilhlei(.
11.tz: ;iII(;11.,i
• i��h�:1iil, .i X1,19.1 :4 :• 'd(!11!I(i:0■:.
t11p1{ 1J i; • '1;f..i 'i
•
Y .41.1161,0!), (lu:: {fed +irl• r / i ;l':::lit +i
1t,11•1 tt
llCliy:ll,�il,i•S+17i►�1ti1, - •
:fi�a
et('(+ttlgt j'( +!:l: t! 1[I,7t4d01- -i(l;: +1il1;.
li;{'J? A:fill tiiiipl (:140(rIttl)%i-'i:t1t•
t:iti. :11 1.(i ; :hi l i :)a u i f It :!.tr'.A 1(1'5. ;. I t
t41lut
t1!J. l.:141itiKarl!i
l.7.05:1 f:j4fi(!ji II. l.11}::1•4.t!ta:(:1 i'iiiI.
,(:<�il,! i i l,(1 +�•f11ia:(1�Qkt.(::4 1,1(:11'
IrtiG� ;aii4Att'I11tot'411,ajtlt-.r .
trt(.1■
•
ICATALOG NUMBER 11 VOLTAGE I I OPTIONS
120'
208
240
277'
480
TB2
High
Pressure
Sodium
70 TFL TOS TA2
70 TFL 70S T82
100 TFL 100S TA2
100 TFL 100S TB2
150 TFL 150S TA2*
150 TFL 150S T82'
200 TFL 200S TA2
200 TFL 200S TB2
Metal
Halide
175 TFL 175M TA2
175 TFL 175M T82
250 TFL 250M TA2
250 TFL 250M TB2
Mercury
Vapor
100 TFL 100H TA2
100 TFL 100H TB2
175 TFL 17511 TA2
175 TFL 175H T82
250 TFL 25011 TA2
250 TFL 250H TB2
• Uses 55V Tamp std. 100V
available - specify on order.
ADDITIONAL INFORMATION
Weight Beam Spread
Wattage • Ballast Lbs. Kg. H' x V°
High Pressure Sodium - Mog/Ctear
22 10
22 10
23 10
70 TA2
70 TB2
100 TA2
100 782
150 TA2 HX -HPF
150 782
200 TA2
200 TB2
23
25
25
26
26
Metal Halide - Mog/Clear
175 TA2 25
175 TB2 CWA 25
250 TA2 26
250 TB2 26
Mercury Vapor - Mop /Coated
100 TA2 20
100 TB2
175 TA2
175 TB2
250 TA2
250 TB2
20
CWA 22
22
23
23
10
11
11
12
12
147 X 113
137 X 101
148X119
128 X 100
154 X 112
136 X 101
149 X 120
137X109
Shipped Installed In Fixture
SF Single Fuse (120/277V) n/aTB
OF Double Fuse (208240,480) n/a TB
ORS Quartz Restrike System (lamp not included)
ORSTD ORS Time Delay (lamp not included)
PER NEMA Twist -Lock Photoelectric Receptacle
IS Integral Sllpfitter (2 3/8' to 2 7/8' 0D tenon)
LS Lamp Support
-70F Reduced Ambient Operation ( -70 °F)
C62 2' of 16 -3 SEO Cord Pre -Wired
Cat 2' of 14-3 SEO Cord Pre -Wired
C22 2' of 12 -3 SE0 Cord Pre-Wired
DC Architectural Colors - Specify Letter Codes
CR Corrosion- Resistant Finish (polyester)
CRT Corrosion - Resistant Finish (teflon)
CF Charcoal Filter
EY 'Extended Yoke
Shipped Separately'
WG Wire Guard
VG Vandal Guard (polycarbonate shield)
UV Upper Visor
FV Full Visor (upper 8 side)
TS Tenon Slipfitter (2 3/8' to 2 7/8' 00 tenon)
CRA Cross Arm Adaptor (horizontal)
CRA45 Cross Arm Adaptor (45° from horizontal)
PWB Wood Pole/Wall Mounting Bracket (incl. CRA)
PMB Pipe Mounting Bracket (includes CRA)
WPB Wall Pipe Bracket
PEI NEMA Twist Lock Photocontrol (120,208,240V)
PE4 NEMA Twist Lock Photocontrol 480V
PE7 NEMA Twist Lock Photocontrol 277V
ACCESSORIES (Field Installed)
11 145 x 111 Ordered Separately.
11 128 x 101 See Flood Options Section.
12 . 145 x 120
12 132 x 111
9
9
10
10
10
10
140 x 117
126 x 106
143 x 129
137 x 129
146 x 131
138 x 122
EPA = 1.3 ft}
H = 15 7/i (40.3)
W = 15'/2' (39.4 cm)
0 = 6'/2' (16.5 cm)
NOTES:
' 150W and below provided with dual tap (120/
277V) ballast when ordered as 120V or 277V.
Multi -tap Ballast (120,208,240,277V).
May be ordered as accessory. MUST see Flood
Accessories Section for ordering information. Mr
fA
aoa��ry 'fYP� 'E' - DDIN)41.16;421-
RECESSED ROUND: 100 and 175 WATT MEDIUM B TALHALID
Inconspicuous - 68% Efficiency
4.
14,000 Lumens - 64% Efflclency
66% Efficiency
Optional Reflector Colors
1
Champagne
Gold Alzak
Option -16
Black Alzak
Option -72
.4 1
Umber Alzak Pewter Alzak
Option -92 Option -93
Performance at a G
RR50605, RR50606
1-- 11.71• Sq,rn -,
0
10.11 •
oli a= 1
I
I e • o,.. -11
6.15ne• DY.
Metric: Inches x 25.4 a Millimeters.
RR50707 11.7,
u
a LOS14.51 •
,1j II.
RR50605
RR50606
RR50707
AMMO
Ellipsoidal ' own ights: High Efficiency
Features
Lamp
• 100 watt clear E/ED -17 for RR50605.
• 175 watt clear E/ED -17 for RR50606,
RR50707.
• See Option -43 for optional lower wattage.
• Option -23 for Mercury, Option -24 for HPS.
Socket
• Vertical. Medium base. Pulse rated: RR50605.
• Glazed porcelain.
• Nickel - plated brass screw shell. Silicone
leads.
Reflectors
• Upper: Compound ellipsoidal specular
Alzak• aluminum.
• Lower: Low brightness parabolic specular
Alzak aluminum, self - flanged.
Lens
• UV absorbing tempered Industrix mounted
to upper reflector.
• Optional UV absorbing tempered prismatic
amass (Option -15).
i
Seamless Black
OptiGroove
Option -OG
1300
2600
3900
0° 15'
Ballast Assembly
• WhisperPack' fully encapsulated 180° C
rated HPF ballast.
• Premium Class H high reactance; 5:12
regulation (100 watt) or CWA 10:10
regulation (175 watt).
• Capacitor (and ignitor for 100 watt) supplied.
• 120 volt standard or see optional voltages.
• Cool, quiet, long -life. Silicone leads.
• Visible and easily serviced in all ceilings
including dry wall.
30
90'
75'
60'
45'
RR50605 S/MH 1.0
RR50605 -15 S/MH 1.0
3000
6000
9000
0' 15• 30•
L7•ta . tx4.� - RR50707 SIMH 1.0
sysD,, - RR50707 -15 SJMH 1.1
• Da. (n ft.) shown Is where FC value is half the FC at nadir.
" Based on RCR2; ceiling 70 %; wall 50 %; floor 20 %. Use S/MH shown for each fixture.
90'
75•
Fuse
• Fused primary. Renewable. Aids servicing.
Housing
• Acrylic enameled aluminum.
• Cool: Dissipates heat across entire surface
area.
• Rustproof: Exceeds 1000 hour ASTM 5% salt
spray test.
• Entire luminaire serviced through removable
reflector.
• Built -in plaster frame.
Outlet Box
• Prewired 14 GA (NEC) galvanized steel, UL
listed.
• Removable insulated cover.
• 1 /2' and 3/; knockouts.
Installation
• 27' galvanized channel bar hangers
supplied (2).
• Fully adjustable universal mounting brackets
supplied (2).
• Recesses indoor or outdoor in covered
locations.
UL Listing
• Wet, damp, or dry locations, covered ceilings.
• Through- branch circuit conductors (6 #12).
Three Year Limited Warranty
• Complete standard fixture.
Thermal Protection
• Per current NEC.
Cone of Light• Cone of Light*
O O
FL FC 01a.
8 108.1 5.7
8 80.8 7.8
10 38.9 9.5
12 27.0 11.4
14 19.9 13.3
18 15.2 15.1
RR50605
R. FC Dia.
6 101.4 5.7
8 57.0 7.6
10 36.5 9.5
12 25.3 11.4
14 18.6 13.3
16 14.3 15.2
RR50605-15
O O
Ft. FC 01a.
60' 8 232.9 5.8
8 131.0 7.8
10 83.8 9.7
12 58.2 11.7
14 42.8 13.6
18 32.7 15.6
RR50707
45•
FL FC D1a.
6 206.4 6.1
8 116.1 8.2
10 74.3 10.2
12 51.8 12.3
14 37.9 14.3
16 29.0 16.4
RR50707 -15
For Plan View, see page 7
Detailed Photometric Data begins on page 52.
Options
-15 UV absorbing tempered prismatic flat glass.
Spread distribution.
-16 Champagne Gold anodized Alzak lower
reflector, self - flanged. (CP x .95)
-23 Mercury ballast instead. 100ME standard or see
Option -43. Specify voltage.
-24 HPS ballast instead. 100ME (RR50605) or 150ME
(RR50606, RR50707) standard or see Option -43.
Specify voltage.
-31 White rellector flange.
-43 Lower wattage medium base - specify voltage
and wattage tor: Metal Halide: 70.50.32 (GE
Halarc" electronic ballast - minimum 50' F)
(RR50605) or 150, 100 (RR50606, RR50707);
'
CP Distribution
90'
23oo \ ; 75' R.
`\ 60' a
4800 i; 10
45' 12
8900 .+�. 14
0' 15' 30' 18
RR50606 SIMH 1.0
RR50606-15 S/MH 1.1
Cone of Light* Cone of Light•
O
Cone of Light Key
FL Mounting height
FC Footcandles
01a. Circle of light at
50% of FC
Estimated Color Multipliers:
Sae Options -16, -72, -92, -93
and -0G.
Mercury: 75, 50; HPS: 70, 50, 35 (RR50605) or
100 (RR50606, RR50707).
-45 Gasket above rellector flange. Stops dust streaks
on ceiling.
-49 Extra circuit DCB socket. (100 watt max.) Must not
be energized simultaneously with main source.
-58 277 volt 60 Hz. ballast instead.
-65 Relay and DCB socket, (100 watt max.) With fixture
energized, provides immediate light during HID
outage. Also see Option -66.
-66 Time delay relay and DCB socket. (100 watt max.)
When energized, provides light until HID reaches
70% output.
-72 Black anodized Alzak lower reflector, self - flanged.
(CP x .67)
FC 01a.
199.1 5.7
111.4 7.5
71.3 9.4
49.5 11.3
36.4 132
27.9 15.1
RR50606
Ft. FC Ole.
6 143.1 6,9
8 80.5 9.2
10 51.5 11.5
12 35.8 13.8
14 26.3 16.1
16 20.1 18.4
RR50608 -15
Multiple Fixture PC Calcuta or"
11111.11 MIll
.1111•11•111111•111•11
101110011111111111111111111
\'�� \11111111■
10111►\ \1.11.1.11•■
�75■1111■
minommihmlummm
mommhzimmili-
■11111IMIQ nmm
•111•1•11111
• 00 100 140 100 -• ' 260
Arse Per Fixture In Squat* F n
RR50605
RR50606 ....RR50707
-92 Umber anodized Alzak lower reflector, self - flanged.
(CP x .75)
-93 Pewter anodized Alzak lower reflector, self - flanged.
(CP x .90)
-94 Custom color lower reflector. Consult factory.
-97 Other voltage ballasts. Consult factory.
-99 Special modification. Consult factory.
-LP With lamp. Specify source, wattage, color
temperature, and clear or coated (32001(
standard for MH.) Consult factory for other color
temperatures.
-OG OptiGroove black seamless tapered aluminum.
White trim, self - flanged. (CP x .72)
Alzak* is a registered trademark of ALCOA.
�- ,���
w
J
0
2 W0
cn
W
CC
MOUNTING
20' POLE
30' POLE
ARM MOUNTED CAD 20'
20' POLE
RECESS SOFFIT DOWN LIGHT
1
g
250 WATT METAL HALIDE
400 WATT METAL HALIDE
250 WATT METAL HALIDE
250 WATT FLOOD LIGHT
150 WATT METAL HALIDE
X
SYMBOL
T
:
l' T -(›-
FIXTURE
00000
Geo„,,. Engineers
M.A. Segale, Inc.
P.O. Box 88050
Tukwila, Washington 98138
Attention: Mr. Dana Warren
:
November 30, 1992
^
�4:.2 7� 1 8 V 1:.,93
Geotechnical,
Geoenvironmental and
Geologic Services
Interim Evaluation and Recommendations
Strander Boulevard Property
Tukwila, Washington
File No. 0171 -025 -R02
INTRODUCTION
This letter summarizes our evaluation of settlement and surcharge data regarding your
Strander Boulevard property in Tukwila. We also present recommendations for modifying the
preload fill configuration to accommodate a revised building outline and recommended
geotechnical parameters for design of foundations for the structure proposed at the site. The
discussion herein confirms our previous verbal discussion and preliminary recommendations given
to you for this project.
Our services are performed in accordance with a confirming agreement dated October 26,
1992.
SITE CONDITIONS
The Strander Boulevard property is located on the southeast corner of the intersection of
Strander Boulevard and Andover Park West in the Southcenter area of Tukwila. The property
is located in an area of fairly old engineered fill placed during nearby commercial land
development. In August 1991, M. A. Segale, Inc. placed a preload fill over a portion of the site.
The height of the preload fill ranges from about 11 to 15 feet above the adjacent site grades. The
lateral limits of the preload fill conform to a specific building layout. Since 1991, plans have
changed to a building with a slightly different layout. Portions of the new building footprint are
outside the area of the existing preload fill.
As part of our evaluation, we reviewed geotechnical data in our files from the development
of an adjacent site immediately to the west of the Strander property. This data consists of test
GeoEngineers, Inc.
8410 154th Avenue N.E.
Redmond, WA 98052
Telephone (206) 861 -6000
fax (206) 861 -6050
;:;Printed ao recycled'papat,.!:;
M.A. Segale, Inc.
November 30, 1992
Page 2
borings that describe the subsurface soil stratigraphy and laboratory test data that describe the
geotechnical characteristics of the subsurface soils. It is our opinion that the subsurface
conditions at the Strander Boulevard property are likely to be similar to those at the adjacent site.
Our evaluation is based on the following subsurface conditions:
The older engineered fill is about 14 feet thick and is relatively incompressible. This
material should experience only minor or negligible settlement from new surcharge loads such
as fills or structures. That settlement, if any, will be rapid and should occur during new fill
placement or building construction.
The older fill is underlain by highly compressible organic silt and sandy silt that extends
to a depth of approximately 35 feet below the existing ground surface. This roughly 21- foot -thick
layer will consolidate (compress) slowly under new surcharge loads such as fills or structures.
This layer is referred to as the Upper Compressible Soil Layer in this letter.
Below the organic silt is a 37- foot -thick layer of silty sand that is relatively incompressible.
This material should experience only minor or negligible settlement from new surcharge loads
such as fills or structures, and any settlement will occur rapidly.
The silty sand is underlain by a layer of moderately compressible silt and sandy silt that
extends from about 72 to 107 feet below the ground surface. This roughly 35- foot -thick layer
will consolidate slowly under new surcharge loads such as fills or structures. This layer is
referred to as the Lower Compressible Soil Layer in this letter.
The silt is underlain by sand and silty sand that is relatively incompressible.
EVALUATION OF SETTLEMENT DATA
Settlement monuments were installed with the preload fill in 1991 and have been read
intermittently since installation. The settlement data was provided to us by M. A. Segale, Inc.
Our evaluation of the site conditions resulting from the existing preload fill are as follows:
• The upper compressible soil layer has reached nearly 100 percent of the expected
total consolidation due to the influence of the preload fill.
• The lower compressible soil layer has reached approximately 65 percent of the
expected total consolidation due to the influence of the preload fill.
We compared the internal soil pressures resulting from the preload fill with those pressures
that will result from the building proposed for the site. We assumed that the structure will be
designed using the allowable bearing pressures given below. We assumed continuous exterior
strip footings, interior isolated columns spaced at about 30 feet center -to- center, and a uniform
slab -on -grade load of 200 psf (pounds per square foot).
On this basis, it is our opinion that the site has been sufficiently surcharged below the
footprint of the existing preload fill to accommodate the proposed building with little additional
settlement from the compressible soil layers.
G e o E n g i n e e r s File No. 0171 -025 -R02
M.A. Segale, Inc. (
November 30, 1992
Page 3
RECOMMENDATIONS FOR MODIFYING THE PRELOAD FILL CONFIGURATION
The currently proposed building will cover a different footprint area than the area that has
been surcharged by the existing preload. Therefore, the preload fill must be reconfigured to
accommodate the areas of the building that will lie outside the influence area of the existing
preload. We recommend that the preload fill be reconfigured as follows:
• The reconfigured preload should be at least as thick as the existing preload fill.
• The lateral limits of the top of the reconfigured preload fill should extend at least
5 feet outside of the lateral limits of the proposed building footprint, where possible.
• The preload fill should slope down at an inclination of about 2H:1V (horizontal to
vertical).
• The new preload fill should be monitored with settlement monuments. Readings
should be taken about monthly through the duration of the preloading. We expect
that three additional settlement monuments will be sufficient to monitor the areas of
new preload fill.
We understand that the reconfigured preload fill may have to be truncated where the new
building is close to property lines. We have reviewed this condition, and it is our opinion that
the local narrowing of the width of the preload fill will not significantly effect the results of the
preloading program.
FOUNDATION RECOMMENDATIONS
FOOTING DESIGN
We recommend that the proposed structure be supported oilconventional spread footings.
We recommend continuous wall footings be a minimum of 18 inches wide and isolated
column footings be a minimum of 24 inches wide. Exterior footings should be founded at least
18 inches below the lowest adjacent finished grade. Interior footings should be founded a
minimum of 12 inches below lowest adjacent soil grade.
Footings can be designed for an allowable bearing capacity of 4,000 psf. This bearing capacity
is for the combination of dead and long -term live loads, and may be increased by up to one -third
to account for short-term live loads such as wind or seismic forces.
FOUNDATION SETTLEMENT
We estimate that the total postconstruction settlement of structures supported on footings
designed according to these recommendations could range from about 1 to 1 inch. Maximum
differential settlements should be less than 1 inch, measured along 25 feet of continuous
wall footing or between adjacent comparably loaded isolated footings. We expect that these
settlements will tend to occur rapidly after the loads are applied.
Loose or disturbed soils not removed from the footing excavations prior to placing concrete
will result in increased settlement. Any soft or loose material encountered or created in the
G e o E n g i n e e r s File No. 0171- 025 -R02
M.A. Segale, Inc.
November 30, 1992
Page 4
footing excavations must be repaired. Repairs can consist of recompacting the material, if the
soil moisture content is appropriate, or removal and replacement with suitable structural fill. The
depth of removal should be determined by a representative of GeoEngineers. Structural fill
should consist of sand and gravel, or crushed rock, that contains less than five percent material
passing a No. 200 sieve.
LATERAL LOAD CAPACITY
Lateral loads can be resisted by a combination of friction between foundation concrete and
the supporting soil, and by the passive lateral resistance of the soil surrounding the embedded
portions of the foundations. A coefficient of friction between concrete and soil of 0.35 and a
passive lateral resistance corresponding to an equivalent fluid density of 300 pcf (pounds
per cubic foot) may be used for design. The friction coefficient and passive lateral resistance are
allowable values, and incorporate factors of safety . of approximately 1.5. If soils adjacent to
foundations are disturbed during construction, the disturbed soils must be recompacted, otherwise
the lateral passive resistance value must be reduced.
• O ►
We appreciate being given the opportunity to provide services on this project. If you have
questions or wish to discuss this information, please call.
EXPIRES 1/23/9'1
TAT:7WK:nlm
Document ID: 0171025.L1
Two copies submitted
Yours very truly,
GeoEngineers, Inc.
"—TL-w-zet)
Thomas A. Tobin, P.E.
Geotechnical Engineer
?-fJon W. Koloski
Principal
G e o E n g i n e e r s File No. 0171 -025 -R02
TRAFFIC IMPACT ANALYSIS
SEGALE RETAIL SITE
TUKWILA, WASHINGTON
January 1992
Prepared for:
Segale Business Park
DAVID I. HAMLIN AND ASSOCIATES
1319 DEXTER AVENUE NORTH - SUITE 270
SEATTLE, WASHINGTON 98109
(206) 285-9035
VAR 8 '1.393
cc
TRAFFIC IMPACT ANALYSIS
SEGALE RETAIL SITE
TUKWILA, WASHINGTON
I. INTRODUCTION
A) General
The information which follows is intended to address the
anticipated transportation impacts resulting from the
development of the Segale Retail Site. The site is located
on the southeast corner of the intersection of Strander
Boulevard and Andover Park West in the City of Tukwila.
The purpose of this report is to review and analyze current
conditions in the vicinity of the site, review the proposed
development and the impacts to the transportation system, and
develop the appropriate mitigation as necessary.
B) Project Description
The proposed project is for the development of approximately
9 acres into 108,690 square feet of retail space by Segale
Business Park. The parcel is currently zoned "C -2 ". As
noted earlier, the site is located on the southeast corner of
the intersection of Strander Boulevard and Andover Park West,
diagonally southeast of Southcenter Mall. Access to the site
is proposed from both Andover Park West and Strander
Boulevard. The driveways are located as far from Strander
Blvd. /Andover Park West as possible (500 -600 feet) in order
limit the site's impact on the operation of the intersection.
The truck loading access on the southern property line will
partially align with Treck Drive, if extended. The building
structure will be located near the southerly and easterly
property lines, with customer parking on the street -side of
the site. The subject property is currently an undeveloped
site which has been cleared and has some fill material stored
on it. A vicinity map of the area is shown on Figure 1.
The remainder of this report will analyze the effects of the
development of the subject property and the traffic - related
impacts which can be expected on the adjacent intersections.
Three intersections have been identified by the City of
Tukwila for review with respect to level of service.
A reduced copy of the site plan is shown in the Appendix.
S 150TH ST
I MOTT S 152ND ST
3U IT It__
1111ST
S 1S30
S SETH ST
SOUTHCENTEe
SHOPPING
MALL
STRAND R
EVAN,
MACK OR
I.0111 litY0
PROJ CT
1;',Irsli72Ta
175THIFT/il
SISOTH ST
SPRINGBROOK
GREENBELT
RISCO
DER
S 190TH
S 190TH ST
11,1.111
S 192N0 S
S 1S4TH ST
PROJECT VICINITY MAP
FIGURE 1
2
I1. EXISTING CONDITIONS
A) Adjacent Transportation System
Andover -Park West is a four lane north -south arterial with-
curb, gutter, and street lights, and sidewalk along most
sections of the roadway. Left -turn storage lanes have been
installed on Andover Park West at Tukwila Parkway and Baker
Boulevard. Andover Park West is fronted by a mix of retail,
office and warehouse /light industrial uses. The posted speed
is 35 mph.
Strander Boulevard is a multi -lane east -west arterial
connecting Southcenter Parkway with West Valley Highway.
Strander Boulevard includes a two -way left -turn lane between
Southcenter Parkway and Andover Park West. East of Andover
Park West the street is striped for four lanes, although
left -turn storage lanes have been provided at Andover Park
West, Andover Park East,, and West Valley highway. Curb,
gutter, and street lights have been installed along the
entire length of the street, but sidewalk exists only between
Southcenter Parkway and Andover Park West. The street is
fronted by a variety of commercial developments and has a
posted speed of 35 mph.
Southcenter Parkway is a multi -lane arterial bordering the
north and west sides of Southcenter Mall. The street is
striped for four lanes and includes turn storage lanes along
, the mall frontage. Raised curb has also been installed in
this area. Traffic signals control many of the mall
entrances and the ramps to I -5. South of Strander Boulevard,
Southcenter Parkway is striped for two southbound lanes, a
center two -way left -turn lane and three northbound lanes
along a portion of the street.
B) Traffic Volumes
Daily traffic counts in the vicinity of the proposed project
were available from the City of Tukwila. The traffic volumes
for the year 1991 were the most current values available at
the writing of this report. Those volumes are shown on
Figure 2. A discussion with City staff indicated that the
traffic volumes in the immediate vicinity have increased by
very small amounts over the past couple of years.
A manual traffic count for the noon and PM peak hours was
conducted for this study at the intersections of:
- Strander Boulevard /Southcenter Parkway
- Strander Boulevard /Andover Park West
- Strander Boulevard /West Valley Highway
New counts were conducted for these locations so that any
3
1 -5
kolow
I r
PROJECT SITE
SOURCE: 1991 CITY OF
TUKWILA TRAFFIC
FLOW MAP
13400
1 -5
LLi
0
Z
N
lD
11
vs
•
e
TUKWILA PKWY.
G`</��
e9 1347oo \
16800
29.00
STRANDER BLVD.
19500
ANDOVER PARK W
TRECK DR
22100 94,00 1
S. 180TH ST.
20400
ANDOVER PARK E.
NORTH
Li
co
(41
600
32700
1 -405
27400
w
31900
32600
CURRENT AVERAGE DAILY TRAFFIC VOLUMES
FIGURE 2
4
additional traffic resulting from the recent expansion of
Southcenter Mall and the Spieker Partners development would
be included in the volumes. Additionally, the counts would
reflect the higher traffic volumes present in retail areas
during the Christmas shopping season since the - counts, were
conducted during the month of December.
The tabulation of these counts can be found in the Appendix.
(3) Transit /Pedestrian Facilities
Transit service is readily available in the Southcenter area.
METRO routes 39, 124, 240, and 340 travel along Strander
Boulevard past the site and route 150 travels on Andover Park
West past the site. These routes travel to a variety of
areas including downtown Seattle, Renton, Auburn, Kent,
Bellevue and Sea -Tac Airport. Frequency of service varies
with the different routes, although service is generally
available throughout much of the day. Service on other
routes is also available from Southcenter Mall.
Pedestrian facilities (sidewalks) have been installed along
many street sections in the vicinity of the site. The City
of Tukwila is trying to encourage pedestrian activity in
order to eliminate some of the automobile trips in the area.
The site of the proposed development currently does not have
sidewalk, although sidewalks have been installed on Andover
Park West to the south and on the west side of the street and
along most of the south and east frontages of Southcenter
Mall. Sidewalk does not exist along Strander Boulevard to
the east of the site. Pedestrians in this area are forced to
walk through parking lots or landscaped areas. Pedestrian
signals, push- buttons, and crosswalks are typically found at
the signalized intersections.
D) Level of Service
Three intersections in the area which would be critically
impacted by development of the subject site were recommended
for analysis by the City of Tukwila with respect to level of
service. These locations include Strander Boulevard/
Southcenter Parkway, Strander Boulevard /Andover Park West,
and Strander Boulevard /West Valley Highway.
"Level of service" is a common term used in the Traffic
Engineering profession which is defined as a qualitative
measure describing operational conditions within a traffic
stream, and its perception by motorists and /or passengers.
These conditions are usually described in terms of such
factors as speed and travel time, freedom to maneuver,
traffic interruptions, comfort and convenience, and safety.
Six levels of service are designated, ranging from A to F,
with level of service "A" representing the best operating
5
conditions and level of service "F" the worst.
The first step in the capacity analysis of an existing
intersection is to manually count all traffic movements
during the critical peak -hour period(s). A manual . traffic
count was conducted for both the noon and- - PM • peak hours-at---
the intersections as part of this analysis. (The City of
Tukwila had indicated that the noon peak hour is higher than
the traditional afternoon peak hour and therefore should be
included in the analyses.) The intersection is then
analyzed, taking into account all of the physical features
and methods of traffic control. This process produces a
rating for the intersection that defines a "level -of- service"
for each vehicle. An expanded explanation of "level of
service ", along with the tables which identify the criteria
for analyzing unsignalized and signalized intersections
respectively, as presented in the Highway Capacity Manual,
has been provided in the Appendix.
The actual capacity of an intersection is generally
considered to be at the lower end of level of service "E" and
most agencies strive to maintain a roadway network that will
not drop below this level of operation, except perhaps during
unusual periods such as holiday shopping, sporting events,
etc.
Calculations for the level of service for the intersections
were conducted using the computer program CAPCALC '85, by
Roger Creighton and Associates, Inc., which is based on the
1985 Highway Capacity Manual, Special Report 209. The manual
traffic counts described earlier were used in these analyses
and are shown in the Appendix. The following tables show the
current levels of service for the intersections.
TABLE 1
EXISTING LEVELS OF SERVICE
LOCATION
Strander Blvd./
Southcenter Pkwy.
Strander Blvd./
Andover Park West
Strander Blvd./
West Valley Highway
PEAK
HOUR
NOON
PM
NOON
PM
NOON
PM
LEVEL OF SERVICE
(DELAY)
D ( 29 sec.)
C ( 23 sec.)
D ( 48 sec.)
D ( 33 sec.)
D ( 33 sec.)
D ( 28 sec.)
It can be seen from Table 1 that the intersections are all
operating under capacity (level of service "E" or higher).
6
The seconds of delay shown in Table 1 is the average delay
for the intersection movements overall. Individual critical
movements may by operating at a lower level of service. For
example, the westbound left -turn movement at Strander
Boulevard /Southcenter Parkway was calculated as level of, ,
service "F", however other movements were at level-of•••service.. _
"B ", therefore averaging out to an overall' level of service
"D" during the noon peak hour.
The intersection of Strander Boulevard /Andover Park West is
operating at level of service "E" during the noon peak hour
primarily due to the lack of left -turn storage lanes in the
north /south directions. Strander Boulevard /West Valley
Highway is operating at level of service "D ", although it is
believed that it could operate at a slightly better level of
service if the cycle length were shortened by 60 seconds or
so.
The computer printouts of the capacity analyses are include
in the Appendix.
•
III. FUTURE NON - PROJECT CONDITIONS
The Southcenter area will continue to see growth, although
not at the high rate experienced in other lesser developed
commercial areas. Discussions with 'City staff indicated that
traffic volumes entering the Southcenter area in general are
fairly stable, increasing only slightly over the past couple
of years. As noted earlier, the noon peak hour typically
represents the highest traffic volumes on the weekdays in the
Southcenter area and not the PM peak hour as is typical in
most locations.
In general, most of the arterials in the Southcenter area are
multi -lane facilities constructed to urban standards, i.e.,
curb, gutter, sidewalk, and street lights. Some streets do
not yet include pedestrian facilities and it is the intent of
the City to continue to encourage the installation of
sidewalks as properties develop or re- develop. Capital
improvement projects to add lanes and make operational
improvements are planned by the City throughout the area.
Those which would impact the proposed project include the
widening of Andover Park West and Strander Boulevard (east of
Andover Park West) to include a center turn lane. Other
major projects would include improvements at S. 180th Street/
West Valley Highway and in the Interurban Avenue /I -405 area.
Fiscal participation by property owners in the area is
expected to help fund these projects.
8
.. � . �..
IV. EXPECTED DEVELOPMENT IMPACTS
A) General
The development of the subject site will generate-new :traffic-.
onto the adjacent local and regional transportation network.
The remainder of this report will identify and evaluate the
impacts resulting from the increase in traffic associated
with the proposed retail site.
B) Proposed Action
1. Trip Generation
The development of the subject site will generate
additional traffic onto the adjacent transportation system.
The ITE Trip Generation Manual (published by the Institute
of Transportation Engineers, 5th Edition, 1991) has been
used to estimate the number of trips which can
theoretically be expected to be generated by a development
of this type. ITE Land Use Code 820, Shopping Center, was
chosen as the appropriate trip rate to be used for this
development. Table 2 shows the number of trips expected to
be generated by the site using the regression equations.
TABLE 2
TRIP GENERATION
SEGALE RETAIL SITE
TIME PERIOD TOTAL TRIPS
Daily 7445
AM Peak Enter 108
Exit 63
Total 171
PM Peak Enter 346
Exit 346
Total 692
Noon Peak Enter 381*
Exit 381*
Total 762*
* Estimated as 10% higher than PM peak hour based on
comments from City of Tukwila Staff and information
provided in the traffic impact analysis for the
Southcenter Mall Expansion.
Table 2 shows the total number of trips which could be
expected to enter and exit the site, i.e., the driveway
volumes. However, the traffic associated with "strip”
commercial sites are actually composed of three components,
9
pass -by, diverted, and new trips. The ITE Trip Generation
Manual recognizes the fact that not all trips generated by
a retail center site are new (primary trips) to the
adjacent transportation system, but also attracts a certain
percentage which is already in the traffic stream passing
the site. Thus, even though the trip generation_:rates._
quantify the number of trips to the site at the driveways,
it is also necessary to recognize the "pass -by" and
diverted trips and deduct them from the site trips when
determining the impacts on the adjacent street system. The
percentage of pass -by trips is proportional to the shopping
center size. Generally the smaller centers have a higher
percentage of pass -by trips than the larger regional
shopping centers due to their orientation towards
convenience stores.
The following equation has been presented in the ITE Trip
Generation Manual (page I -23) to determine the percentage
of pass -by trips:
LN (PASS -BY TRIP %) = -0.341 LN(X) + 5.376
Where X is 1000 sq. ft. GLA (gross leasable area)
Thus, for the proposed site the percent of pass -by trips
would be the following:
LN (PASS -BY TRIP %) = -0.341 LN(108.69) + 5.376
LN (PASS -BY TRIP %) = 3.777
(PASS -BY TRIP %) = 44% (PM peak hour; non -PM peak
hour is 10% less)
In other words, approximately 60 -70% of the trips estimated
to be generated by the shopping center will actually be new
trips to the adjacent street system and some of these would
likely be diverted from destinations in the same area.
This pass -by value has been compared to survey results
found in the Trip Generation Manual for similar sized
centers whose pass -by rate was found to average 39 %. Thus,
for the purposes of this study, a pass -by rate of 40% will
be used for the PM peak hour and 30% for all other time
periods. The percent of diverted trips has been estimated
as 20% of the total trips.
Whereas Table 2 shows the total trips which will enter and
exit the driveways serving the site, Table 3 shows the net
impact to the adjacent street system, less the percent of
retail trips which can be considered as pass -by and
diverted trips.
10
TABLE 3
SUMMARY OF TRIP GENERATION
FOR PASS -BY, DIVERTED, AND NEW TRIPS
SEGALE RETAIL SITE
Daily
AM Peak Enter
Exit
Total
PM Peak Enter
Exit
Total
Noon Enter
Exit
Total
TOTAL
DW TRIPS
7445
108
63
171
346
346
692
255*
258*
513*
LESS DIVERTED NEW
PASS -BY(1) TRIPS(2) TRIPS
2234 1489 3722
32 22 54
19 13 31
51 35 85
138 69 139
138 69 139
276 138 278
76 51 128
77 52 129
153 103 257
(1) - Pass -by rate of 40% for PM peak hour, 30% for all
other times.
(2) - Diverted trip rate of 20 %.
* Estimated as 10% higher than traditional PM peak hour
based on comments from City of Tukwila Staff and
information provided in the traffic impact analysis for
the Southcenter Mall Expansion.
Table 3 shows that although there will be a significant
number of trips at the site's accesses, the number of new
trips on the adjacent street system and through the
intersections will be much less. It is likely, that due to
the location of the proposed site within a dense retail
area, that the number of diverted trips will be even higher
and the total number of new trips will be lower.
2. Trip Distribution /Assignment
The new traffic generated by the development of the
property will be distributed onto the adjacent roadway
system and then onto the regional transportation system.
It is probable that the retail site will attract from a
similar market base as Southcenter Mall due to its
proximity to the mall.
The trips from the site will be dispersed in all directions
towards the regional transportation systems in the area,
i.e., SR -518, I -5, I -405, and towards the major arterials
such as West Valley Highway or S. 180th Street. The
distribution has been based on conversations with the City
staff, the retail site's representative, an examination of
11
the transportation system and previous studies conducted in
the area.
Figure 3 shows the estimated trip distribution (for the new
trips) by percent for the subject site. It should be -noted -
that these values are approximate and may vary from day to
day depending on the needs and desires of the future
customers of the development.
Figures 4 and 6 show the trip assignment to the various
streets during the noon and PM peak hours, including both
the new and diverted trips. It can be seen from these
figures that the project will have its greatest impact on
Andover Park West and Strander Boulevard. Figures 5 and 7
show a more detailed trip assignment at the retail site
driveways for the noon and PM peak hours, respectively.
3. Traffic Volumes
The projected 1993 average daily traffic volumes both with
and without the development are shown on Figure 8. The
1991 traffic volumes shown on Figure 2 were increased two
percent per year to estimate the 1993 volumes.
The projected noon and PM peak hour traffic volumes at the
intersections identified earlier for the year 1993 both
with and without the proposed project have been included in
the Appendix.
4. Level of Service
Level of service calculations were conducted again for the
intersections of Strander Boulevard /Southcenter Parkway,
Strander Boulevard /Andover Park West, and Strander
Boulevard /West Valley Highway. It has been assumed for the
purposes of analysis that geometric conditions at the
intersections are unchanged from existing conditions.
It is estimated that the proposed development would be
essentially complete and occupied in late 1993. The
existing traffic volumes were increased by 2% to account
for miscellaneous background growth which may occur over
the next year. This could essentially be considered a "no-
action" scenario or base condition. The future conditions
were then reviewed with the trips from the proposed project
added. The results of the future conditions are shown in
Table 4.
12
ESTIMATED TRIP DISTRIBUTION
13
19
51ST AVE. S.
19
PROJECT SITE
29
19
19
.114jr
29
62ND AVE
10
VL.
10
E
S�tH
27 ~27 2 2
4/q- +(7
o
o
+(48 6) +C46) 58
5 -'--►
29
29
STRANDER BLVD.
- XX - NEW TRIPS
- (X> - DIVERTED TRIPS
29
2
1 -5
n.
w +
w
29
U
= Y
7
O a
N a-
ce
w
0
0
+(110)
15)
10
S. 180TH ST.
10
'(8)
10
(8)
'23)
36
TRECK DR
3
i
8
ANDOVER PARK E.
NORTH
38
38f
1 -405
57
N
16
1
19
1
9
10
19 - 19
ESTIMATED NOON PEAK HOUR TRIP ASSIGNMENT
FIGURE 4
14
+ � .
6
23�
+(23) t 14
29 • 40
+(35)
29 5
+(23 "\
18
26
+(23) 52 1 (1 1)
33
74
36
(17(23)
31
+(23
H
w
ANDOVER PARK
NORTH
+(23) +(7)
74 35 54 73
54 68
+(7)
+(35)
TRIPS ENTERING - 381
TRIPS EXITING - 381
STRANDER BLVD.
PASS -BY TRIPS - XX
rNEW AND DIVERTED TRIPS
XX OR (XX)
ESTIMATED TRIPS AT RETAIL SITE
NOON PEAK HOUR
FIGURE 5
1 S
___
'
Si AVE. S.
NORTH
28
STRAN DEf2 BLVD
PROJECT SITE
XX - NEW TRIPS
(X> - DIVERTED TRIPS
21
14 14
14
ESTIMATED PM PEAK HOUR TRIP ASSIGNMENT
FIGURE 6
16
4
18
+(20) 11
36
• 30
+(30)
+(21) 39
\��► 23
90
26
23
+(211
►-
(1)
w
3
a
w
0
0
z
NORTH
+(20) +(7)
90 25 60 52
Y- 41 49
+(7)
+(30)
TRIPS ENTERING - 346
TRIPS EXITING - 346
STRANGER BLVD.
PASS -BY TRIPS - XX
rNEW AND DIVERTED TRIPS
XX OR (XX)
ESTIMATED TRIPS AT RETAIL SITE
PM PEAK HOUR
FIGURE 7
17
----------
•
1-5
PROJECT SITE
XX - 1993 ADT W/OUT PROJECT
(XX) - 1993 ADT W/PROJECT
1-5
NORTH
0
"t.
II _
ce. . 1 :Wm<114
1 1 03
to
12
(1 294 M
40 TuKwILA .N.
17480
(1 8600)
(221r
STRAN D ER BLVD.
39 ) DR. g? I:
Ya-
c6
u.1
1- c
Z
W
0
1
t-
D
0
(i)
z
35580 (0
5950)
•
146`41
50
10)
30800
(3 2 0
NDOVER
A
ei=
u./
QI
13940 co
22 90
11030
1 41 30) (11080)
(22 90) 97180
(10047 0)
34020
S. 18 OTH ST. 34390
21220
(21 600)
1-405
28510
28880)
33190
(33560)
33920
(34290)
1993 ESTIMATED DAILY TRAFFIC VOLUMES
FIGURE 8
1
TABLE 4
1993 LEVELS OF SERVICE
LOCATION
Strander Blvd./
Southcenter Pkwy.
Strander Blvd./
Andover Park West
PEAK LEVEL OF SERVICE (DELAY)
HOUR W /OUT PROJECT W /PROJECT
NOON D ( 31 sec.) D ( 31 sec.)
PM C ( 24 sec.) D ( 26 sec.)
NOON E ( 51 sec.) F ( 72 sec.)
PM D ( 34 sec.) D ( 40 sec.)
Strander Blvd./ NOON D ( 33 sec.) D ( 35 sec.)
West Valley Hwy. PM D ( 28 sec.) D ( 29 sec.)
The results of the capacity analyses indicate that the
levels of service at the intersections would drop slightly
over the next year as a result of the miscellaneous traffic
growth occurring in the area. The trips from the proposed
retail site would have a limited impact at the
intersections of Strander Boulevard /Southcenter Parkway and
Strander Boulevard /West Valley Highway. However, the
development would critically impact the adjacent
intersection of Strander Boulevard /Andover Park West,
particularly during the noon peak hour when the level of
service would drop to "F" if no improvements are made to
the existing street geometry.
5. Transit Usage
As noted earlier, transit service is readily available
along both Strander Boulevard and Andover Park West. It is
not likely that the development of this retail site would
necessitate any new transit routes or re- routing of current
routes. METRO could consider re- locating bus stops on the
south side of Strander Boulevard to the site frontage since
sidewalks will be constructed, making it a more desirable
location for bus patrons to wait.
6. Pedestrians
The development of this retail site would include the
construction of sidewalks along both the Strander Boulevard
and Andover Park West frontages. The installation of
sidewalk along Andover Park West would complete the
"missing link" of sidewalk currently on the east side of
the street between the motel to the south and the
intersection of Strander Boulevard /Andover Park West. No
sidewalk currently exists on the south side of Strander
Boulevard east of the site, however the construction of
19
sidewalk along the frontage would add a large section of
sidewalk which currently does not exist.
Although the installation of this sidewalk is no guarantee
of complete safety to pedestrians, it does provide a very._
important link towards the completion of the pedestrian
system 'in the area. The completion of this system may help
to encourage more people to walk to restaurants during
lunch hours, for example, rather than using their vehicle.
7. Access
The driveways which will serve the site have been located
as far from the intersection of Strander Boulevard /Andover
Park West as possible in order not to interfere with
operations at the intersection such as the blocking of
driveways caused by long queues at the signal. (Truck
loading access driveways are also proposed further to the
east or south of these main driveways.) No left -turn
storage lanes are currently present along either Strander
Boulevard or Andover Park West at the driveways.
A level of service analysis was conducted for these
driveways using the estimated driveway volumes shown in the
Appendix for the existing geometric conditions. The
following table shows the results of these analyses.
TABLE 5
1993 LEVELS OF SERVICE
SITE ACCESSES
PEAK LEVEL OF SERVICE
LOCATION HOUR (RESERVE CAPACITY)
Andover Park West/ Noon WBLT - E ( 7)
Site Driveway* WBRT - A ( 636)
SBLT - A ( 459)
PM WBLT - E ( 47)
WBRT - A ( 619)
SBLT - A ( 433)
Strander Boulevard/
Site Driveway*
Noon WBLT - B ( 361)
NBLT - F ( -39)
NBRT - A ( 605)
PM WBLT - A ( 431)
NBLT - F ( -1)
NBRT - A ( 654)
* Unsignalized level of service and reserve capacity are
shown for the critical movement(s) for the subject
approach.
The results of the capacity analyses show that the left-
20
turns exiting from the site would experience difficulties
and long delays. Although the entering left -turns would
not experience a capacity problem, without the presence of
left -turn lanes on either Strander Boulevard or Andover
Park West, there is a potential for rear -end and left - turn..
accidents, along with the back -up of through traffic.
8. Extension of Treck Drive
Treck Drive is a local access street which currently
extends westerly from Andover Park East and dead -ends at
the railroad tracks near the southerly property line of the
proposed retail site. The completion of this street to
Andover Park West would provide another east -west
connection which could be used as an alternate route to
Strander Boulevard, although its use would be somewhat
limited since it would not provide direct access to
Southcenter Mall, and vehicles would eventually need to use
Strander Boulevard.
The motel located to the south of the proposed retail site
has provided for future right -of -way for this connection
and the developer of the proposed retail site will be doing
the same. When this connection is completed, the retail
site's truck loading access would need to be modified
somewhat such that one of its access is from Treck Drive.
The current layout of the site is such that the customer
parking lot could not be accessed from the Treck Drive
extension.
The potential use of Treck Drive by patrons of the retail
site would likely be limited to those trips destined
to /from the southeast. This would range from 0 -20% of the
retail site traffic, most likely around 10 %.
D) Impacts
The proposed Segale Retail Site will generate additional
traffic which will impact the roadways in the area. The most
notable impact from the development will be at the adjacent
intersection of Strander Boulevard /Andover Park West where
the level of service during the noon peak hour will drop to
"F ". It is important to keep in mind that the evaluation of
this intersection included peak hour traffic volumes present
during the Christmas shopping season and therefore represent
a slightly worse than normal situation. However, it is also
evident that the intersection of Strander Boulevard /Andover
Park West needs to have left -turn storage lanes constructed
on the north and south legs which will greatly enhance the
operation of the intersection.
The exiting left -turns at the site's driveways will also
experience difficulty. The most reasonable solution to
alleviating this problem is the installation of a two -way
21
left -turn lane on both Strander Boulevard and Andover Park
West which can be used by both the entering and exiting left -
turns as a refuge area. The use of this lane by the exiting
left -turns for merging and accelerating would raise the level
of service for these movements.
Table 6 shows the resultant level of service for both the
intersection of Strander Boulevard /Andover Park West and
site's driveways with mitigation, i.e. the installation of
left -turn storage lanes as discussed above.
TABLE 6
1993 LEVELS OF SERVICE
WITH MITIGATION
PEAK LEVEL OF SERVICE
LOCATION HOUR (DELAY)
Strander Blvd./ NOON D ( 37 sec.)
Andover Park West PM D ( 31 sec.)
PEAK LEVEL OF SERVICE
LOCATION HOUR (RESERVE CAPACITY)
Andover Park West/ Noon WBLT - E ( 82)
Site Driveway* WBRT - A ( 636)
SBLT - A ( 459)
PM WBLT - D ( 112)
WBRT - A ( 619)
SBLT - A ( 433)
Strander Boulevard/ Noon WBLT - B ( 361)
Site Driveway* NBLT - E ( 8)
NBRT - A ( 605)
PM WBLT - A ( 431)
NBLT - E ( 68)
NBRT - A ( 654)
* Unsignalized level of service and reserve capacity are
shown for the critical movement(s) for the subject
approach.
The proposed mitigation would improve operating conditions at
all of the locations, although the left -turns exiting the
site would still operate at level of service "E ".
Other locations in the vicinity of the project which the City
had requested be reviewed with respect to the number of new
trips which would travel through them include S. 180th
Street /West Valley Highway and the I- 405 /Interurban Avenue
22
•
interchange. It is estimated that the following number of
new trips would travel through these intersections.
S. 180th Street/
West Valley Highway
Interurban Avenue/
I -405 Interchange
76 noon trips
56 PM trips
76 noon trips
56 PM trips
The City of Tukwila has developed a per trip mitigation fee
at these locations for future improvements.
E) Mitigation
The following are suggested as possible mitigation measures
for the development.
1. Participation in the cost of the widening of Andover
Park West to provide left -turn lanes at its
intersection with Strander Boulevard and the
construction of a two -way left -turn lane at the
site's access.
2. Participation in the cost of widening of Strander
Boulevard east of Andover Park West to provide a
two -way left -turn lane.
3. Allow for future right -of -way for the possible
extension of Treck Drive.
4. Payment of $ - -- per trip through the intersection of
S. 180th Street /West Valley Highway for future
roadway improvements.
5. Payment of $ - -- per trip through the intersection of
Interurban Avenue /I -405 Interchange for future
roadway improvements.
6. Construction of sidewalk along the site's Strander
Boulevard and Andover Park West frontages.
23
APPENDIX
OPEN SPACE 4,1 FAST FOOD
ANDOVER PARK WEST
COPPING CENTER
LEVEL OF SERVICE
(The following are excerpts from the 1985 Highway Capacity
Manual - Special Report 209.)
The concept of level of service is defined as a
qualitative measure describing operational conditions
within a traffic stream, and their perception by motorists
and /or passengers. A level -of- service definition
generally describes these conditions in terms of such
factors as speed and travel time, freedom to maneuver,
traffic interruptions, comfort and convenience, and
safety.
Six levels of service are defined for each facility for
which analysis procedures are available. They are given
letter designations, from A to F, with level -of- service A
representing the best operating conditions and level -of-
service F the worst.
1. Level -of- service definitions - In general, the various
levels of service are defined as follows for uninterrupted
flow facilities:
- Level -of- service A represents free flow. Individual
users are virtually unaffected by the presence of others
in the traffic stream. Freedom to select desired speeds
and to maneuver within the traffic stream is extremely
high. The general level of comfort and convenience
provided to the motorist, passenger, and pedestrian is
excellent.
- Level -of- service B is in the range of stable flow, but
the presence of other users in the traffic stream begins
to be noticeable. Freedom to select desired speeds is
relatively unaffected, but there is a slight decline in
the freedom to maneuver within the traffic stream from
level of service A. The level of comfort and
convenience provided is somewhat less than at level of
service A, because the presence of others in the traffic
stream begins to affect individual behavior.
- Level -of- service C is in the range of stable flow, but
marks the beginning of the range of flow in which the
operation of individual users becomes significantly
affected by the interactions with others in the
traffic stream. The selection of speed is now affected
by the presence of others, and maneuvering within the
traffic stream requires substantial vigilance on the
part of the user. The general level of comfort and
convenience declines noticeably at this level.
- Level -of- service D represents high - density, but
stable, flow. Speed and freedom to maneuver are
severely restricted, and the driver or pedestrian
experiences a generally poor level of comfort and
convenience. Small increases in traffic flow will
generally cause operational problems at this level.
- Level -of- service E represents operating conditions at
or near the capacity level. All speeds are reduced to a
low, but relatively uniform value. Freedom to maneuver
within the traffic stream is extremely difficult, and it
is generally accomplished by forcing a vehicle or
pedestrian to "give way" to accommodate such maneuvers.
Comfort and convenience levels are extremely poor, and
driver or pedestrian frustration is generally high.
Operations at this level are usually unstable, because
small increases in flow or minor perturbations within
the traffic stream will cause breakdowns.
- Level -of- service F is used to define forced or
breakdown flow. This conditions exists whenever the
amount of traffic approaching a point exceeds the
amount which can traverse the point. Queues form behind
such locations. Operations within the queue are
characterized by stop- and -go waves, and they are
extremely unstable. Vehicles may progress at reasonable
speeds for several hundred feet or more, then be
required to stop in a cyclic fashion. Level -of- service
F is used to describe the operating conditions within
the queue, as well as the point of the breakdown. It
should be noted, however, that in many cases operating
conditions of vehicles or pedestrians discharged from
the queue may be quite good. Nevertheless, it is the
point at which arrival flow exceeds discharge flow which
causes the queue to form, and the level -of- service F is
an appropriate designation for such points.
These definitions are general and conceptual in nature,
and they apply primarily to uninterrupted flow. Levels of
service for interrupted flow facilities vary widely in
terms of both the user's perception of service quality and
the operational variables used to describe them.
For each type of facility, levels of service are defined
based on one or more operational parameters which best
describe operating quality for the subject facility type.
While the concept of level of service attempts to address
a wide range of operating conditions, limitations on data
collection and availability make it impractical to treat
the full range of operational parameters for every type of
facility. The parameters selected to define levels of
service for each facility type are called "measures of
effectiveness," and represent those available measures
that best describe the quality of operation on the subject
<.
facility type.
Each level of service represents a range of conditions, as
defined by a range in the parameters given. Thus, a level
of service is not a discrete condition, but rather.a range
of conditions for which boundaries are established.
The following tables describe level of service for
signalized and unsignalized intersections. Level of
service for signalized intersections is defined in terms
of delay . Delay is a measure of driver discomfort,
frustration, fuel consumption, and lost travel time.
Specifically, level -of- service criteria are stated in
terms of the average stopped delay per vehicle for a 15-
minute analysis period. Level of service for unsignalized
intersections is measured in terms of unused, or reserve
capacity of the lane in question.
SIGNALIZED INTERSECTIONS - LEVEL OF SERVICE
Stopped Delay Per
Level Of Service Vehicle (sec)
A less than 5.1
B 5.1 to 15.0
C 15.1 to 25.0
D 25.1 to 40.0
E 40.1 to 60.0
F greater than 60.0
UNSIGNALIZED INTERSECTIONS - LEVEL OF SERVICE
Reserve Expected Delay to
Level Of Service Capacity Minor Street Traffic
A 400+ Little or no delay.
B 300 -399 Short traffic delay.
C 200 -299 Average traffic delay.
D 100 -199 Long traffic delays.
E 0 -99 Very long traffic delays.
F <0
The level of service for a four -way stop controlled
intersection is not as well- defined as other forms of
control. The following three tables show the capacity for a
four -way stop and approximate level of service "C" volumes
for four -way stop - controlled intersections.
CAPACITY OF TWO -BY -TWO LANE FOUR -WAY STOP - CONTROLLED
INTERSECTION FOR VARIOUS DEMAND SPLITS
DEMAND SPLIT CAPACITY (VPH)*
50/50 1900
55/45 1800
60/40 1700
65/35 1600
70/30 1500
* Total Capacity, All Legs
CAPACITY OF FOUR -WAY STOP - CONTROLLED INTERSECTIONS WITH
50/50 DEMAND SPLIT FOR VARIOUS APPROACH WIDTHS
INTERSECTION TYPE CAPACITY (VPH)*
2 -lane by 2 -lane
2 -lane by 4 -lane
4 -lane by 4 -lane
1900
2800
3600
* Total Capacity, All Legs
APPROXIMATE LEVEL -OF- SERVICE C SERVICE VOLUMES FOR FOUR -WAY
STOP - CONTROLLED INTERSECTIONS
DEMAND
SPLIT
50/50
55/45
60/40
65/35
70/30
LOS C SERVICE VOLUME, VPH
NUMBER OF LANES
2 BY 2
1200
1140
1080
1010
960
2 BY 4
1800
1720
1660
1630
1610
4 BY 4
2200
2070
1970
1880
1820
NOON PEAK HOUR
12:00-1:00
PM PEAK HOUR
3:45 -4:45
SOUTHCENTER PARKWAY
SOUTHCENTER PARKWAY
COUNT DATE: DECEMBER 3, 1992
13021
1377
1644
491
1153
1578
884
A
693
1577
3155
12849
1571
fi
1278
\-->413
865
1231
913
511
1424
2655
N
STRANDER BLVD.
493
918
425
AIL
N
2102
1184
STRANDER BLVD.
658
1024
366
1948
924
EXISTING PEAK HOUR TRAFFIC VOLUMES
STRANDER BOULEVARD /SOUTHCENTER PARKWAY
NOON PEAK HOUR
PM PEAK HOUR
SOUTHCENTER PARKWAY
SOUTHCENTER PARKWAY
3082
1405
t
1677
‘,V> 501
1176
l
1610
902
707
1609
t 3219
2905
1602
t
1303
421
882
W
1255
931
521
1452
2707
N
STRANDER BLVD.
503
937
434
2145
1208
N
STRANDER BLVD.
671
1044
373
1986
942
1993 ESTIMATED PEAK HOUR TRAFFIC VOLUMES
BASE CONDITION
STRANDER BOULEVARD /SOUTHCENTER PARKWAY
NOON PEAK HOUR
PM PEAK HOUR
SOUTHCENTER PARKWAY
SOUTHCENTER PARKWAY
t 3290
1509
t
1781
�j 605
1176
d
1610
902
A
707
1609
3219
3071
1685
1386
\-j504
882
W
1255
931
521
1452
t 2707
AL
N
STRANDER BLVD.
607
1041
434
2353
--> 1312
AL
N
STRANDER BLVD.
754
1127
373
2152
-1025
1993 ESTIMATED PEAK HOUR TRAFFIC VOLUMES
WITH PROJECT
STRANDER BOULEVARD /SOUTHCENTER PARKWAY
.,
NOON PEAK HOUR
1 1:30-1 2:3 0
1766
PM PEAK HOUR
3:30 -4:30
1439
ANDOVER PARK W.
158
965<
171
801
164
ANDOVER PARK W.
797
449
466
216
1
820
t 1574
777
AIL
N
STRANDER BLVD.
190 225
591 C 1023
207
381 --> 766
1789
707
t 1527
t 1389
775
614
129 199
802
125
637
129
COUNT DATE: DECEMBER 2, 1993
286
383
466
194 110
770
A
110
N
STRANDER BLVD.
184
479 < 795
132
547
T 1317
1487
-> 692
EXISTING PEAK HOUR TRAFFIC VOLUMES
STRANDER BOULEVARD /ANDOVER PARK WEST
•
•
- �. �.-•+....... �.. _....... ............. .
NOON PEAK HOUR
1800
PM PEAK HOUR
H
1470
ANDOVER PARK W.
1606
793
T
813
161 194
984E -
174
816
167
ANDOVER PARK W.
458
475
N
STRANDER BLVD.
230
603 < 1044
211
389
220 <v> 112
721
1
836
1557
$1418
791
627
132 <---I\--->203
292
819E
128
651
391 475
A
198 112
785
132
T
1825
781
N
STRANDER BLVD.
188
489 c 812
W
559
1344
135
i
H
1518
706
1993 ESTIMATED PEAK HOUR TRAFFIC VOLUMES
BASE CONDITION
STRANDER BOULEVARD /ANDOVER PARK WEST
• .
NOON PEAK HOUR
2008
PM PEAK HOUR
1636
ANDOVER PARK W.
161
1088 E
174
920
196
ANDOVER PARK W.
842
473
550
272
I
880
11664
822
N
STRANDER BLVD.
208 236
655 1102
211
412
796
1676
11472
823
649
132E >214
303
902 E
128
734 > 451 493
155
112
1972
- >870
N
STRANDER BLVD.
202
530 C 867
135
240 112
593
845
1438
1644
-> 777
1993 ESTIMATED PEAK HOUR TRAFFIC VOLUMES
WITH PROJECT
STRANDER BOULEVARD /ANDOVER PARK WEST
NOON PEAK HOUR
1 1:45— 1 2:4 5
1781
WEST VALLEY HWY.
2220
1032
f
1188
562 t-J\--->- 53
959
406
822
>58
358
STRANDER BOULEVARD
PM PEAK HOUR
3:30 -4:30
1523
WEST VALLEY HWY.
573
N
34
50 c
50
592 —> 126
347 >15
I. 954
981
134
260
1935
2549
1127
414E -->13
673 E— 700
420
850
> 15
415 246
STRANDER BOULEVARD
1130
COUNT DATE: DECEMBER 7, 1992
1422
T
N
15
13 t 43
15
987 --> 31
1236
2366
3
74
EXISTING PEAK HOUR TRAFFIC VOLUMES
STRANDER BOULEVARD /WEST VALLEY HIGHWAY
� .
NOON PEAK HOUR
1816
WEST VALLEY HWY.
1211
573
978 E 584
414
838 ( >59
365
STRANDER BOULEVARD
PM PEAK HOUR
1552
WEST VALLEY HWY.
$2264
1053
54
51
604
354 15
1
1000
973
1973
"`` 2599
1450
1149
422 >13
v
714
686 <
428
866 15
423
STRANDER BOULEVARD
N
35
51
137
N
15
13 < 43
15
1007
251
1261
L
1152
2413
265
128
-> 31
H
74
1993 ESTIMATED PEAK HOUR TRAFFIC VOLUMES
BASE CONDITION
STRANDER BOULEVARD /WEST VALLEY HIGHWAY
NOON PEAK HOUR
WEST VALLEY HWY.
1035 <-
611
<---> 452
1930
895 <' >59
384
STRANDER BOULEVARD
PM PEAK HOUR
1636
WEST VALLEY HWY.
$2340
1091
T
1249
�> 54
584
51
604
373 15
L
1019
992
12011
$2655
1478
t
1177
450<--/\->13
v
728 <
456
908
437
STRANDER BOULEVARD
1
714
N
35
51
137
N
15
13 < 43
15
1007
265 E >3
1275
1166
2441
H
265
128
>31
74
1993 ESTIMATED PEAK HOUR TRAFFIC VOLUMES
WITH PROJECT
STRANDER BOULEVARD /WEST VALLEY HIGHWAY
•
NOON PEAK HOUR
PM PEAK HOUR
ANDOVER PARK WEST
ANDOVER PARK WEST
11676
796
1\
880
\--> 57
823
1
890
593
At.
N
DRIVEWAY
112
179
67
684 -> 153
332
780
I 1670
$1438
845
DRIVEWAY
105
541 167
62
603
740
832
t 1435
311
144
1993 ESTIMATED PEAK HOUR TRAFFIC VOLUMES
WITH PROJECT
ANDOVER PARK WEST/SITE DRIVEWAY
NOON PEAK HOUR
1972
PM PEAK HOUR
1634
AIL
N
STRA DER BLVD.
1102 •<
870 � 744
126
DRIVEWAY
22
1017 [ J 1119
102 1980
0
.c�--> 117
202
1 430
STRA DER BLVD.
— >861
AL
N
857 F-
777
116
DRIVEWAY
661
20
782 c, 868
86
104
179
381
1633
765
1993 ESTIMATED PEAK HOUR TRAFFIC VOLUMES
WIT PROJECT
STRANDER 8 D. /SITE DRIVEWAY
peC- 9%,2- 627
Control No.
Epic File No. L13 -coct
Fee $225.00 Receipt No.
ENVIRONMENTAL CHECKLIST
A BACKGROUND
1. Name of proposed project, if applicable:
Segale Retail at Strander Blvd and Andover West
2. Name of applicant:
M.A. Segale Inc.
3. Address and phone number of applicant and contact person:
M.A. Segale Inc.
P.O.Box 88050
Tukwila, Washington 98138
Contact person: Dana Warren - tel #: 575 -3200
4. Date checklist prepared:
February 26, 1993
5. Agency requesting Checklist: City of Tukwila
6. Proposed timing or schedule (including phasing, if applicable):
Design 6/92 - 2/93
SEPA & BAR Permits 3/93 - 4/93
Grading & Site Work permits 4/93
Building Permit 4/93 - 6/93
Site Grading & Utility Construction 5/93 - 6/93
Building Construction 6/93 - 10/93
7. Do you have any plans for future additions, expansion, or further
activity related to or connected with this proposal? If yes, explain.
No
8. List any environmental information you know about that has been
prepared, or will be prepared, directly related to this proposal.
Traffic Study - David Hamlin & Assoc., January 1992
Geotechnical Report - Geo Engineers, Nov 30, 1992
•
IR 1 8 1093
9. Do you know whether applications are pending governmental approvals
of other proposals directly affecting the property covered by your
proposal? If yes, explain.
No
10. List any government approvals or permits that will be needed for your
proposal.
SEPA
BAR
Land Altering & Grading
Building
Mechanical
Electrical
Plumbing & Side Sewer
Fire Protection
Signage
11. Give brief, complete description of your proposal, including the
proposed uses and the size of the project and site. There are several
questions later in this checklist that ask you to describe certain
aspects of your proposal. You do not need to repeat those answers on
this page. Section E requires a complete description of the objectives
and alternatives of your proposal and should not be summarized here.
The project involves constructing a 109,000 square foot retail center
with 481 parking stalls.
12. Location of the proposal. Give sufficient information for a person to
understand the precise location of your proposed project, including a
street address, if any, and section, township, and range, if known. If
a proposal would occur over a range of area, provide the range or
boundaries of the site(s). Provide a legal description, site plan,
vicinity map, and topographic map, if reasonably available. While you
should submit any plans required by the agency, you are not required to
duplicate maps or detailed plans submitted with any permit applications
related to this checklist.
The site located on the south east corner of the intersection of
Strander Blvd. and Andover Park West.
13. Does the proposal lie within an area designated on the City's
Comprehensive Land Use Policy Plan map as environmentally sensitive?
NO
TO BE COMPLETED BY APPLL.ANT
B. ENVIRONMENTAL ELEMENTS
1. Earth
a. General description of the site (circle one):
Flat, rolling, hilly, steep slopes,
mountainous, other.
Flat (there is presently preload on the site
which will be removed to build the building
b. What is the steepest slope on the site
(approximate percent slope)?
2 percent
c. What general types of soils are found on the
site (for example, clay, sand, gravel, peat,
muck)? If you know the classification of
agricultural soils, specify them and note any
prime farmland.
Sand & Gravel
d. Are there surface indications or history of
unstable soils in the immediate vicinity? If
so, describe.
No
e. Describe the purpose, type, and approximate
quantities of any filling or grading
proposed. Indicate source of fill.
The existing preload (approximately 37,000
yards) which is presently on the site will be
leveled to grade the site
f. Could erosion occur as a result of clearing,
construction, or use? If so, generally
describe.
g.
None is expected because the site is
relatively flat.
About what percent of the site will be
covered with impervious surfaces after
project construction (for example, asphalt or
buildings)?
87.6 percent of the site will be covered with
impervious surfaces. This includes buildings,
parking driveways and sidewalks.
-3-
Evaluation for
Agency Use Only
.. ......, >.:.
h. Proposed measures to reduce or control
erosion, or other impacts to the earth, if
any:
Silt fences will be used at existing
catchbasins to catch silt -laden runoff.
2. Air
a. What types of emissions to the air would
result from the proposal (i.e., dust,
automobile odors, industrial wood smoke)
during construction and when the project is
completed? If any, generally describe and
give approximate quantities, if known.
During construction there will be
construction equipment exhaust and dust.
After construction there will be exhaust from
customer and deliver vehicles.
b. Are there any off -site sources of emissions
or odor that may affect your proposal? If
so, generally describe.
No
c. Proposed measures to reduce or control
emissions or other impacts to air, if any:
The contractor will be required to water the
site during grading and earthwork
construction to minimize dust emissions.
Construction equipment will be required to
meet local, state and federal emission
standards.
3. Water
a. Surface:
1) Is there any surface water body on or in
the immediate vicinity of the site
(including year -round and seasonal
streams, saltwater, lakes, ponds,
wetlands)? If yes, describe type and
provide names. if appropriate, state
what stream or river it flows into.
No
-4-
•
Evaluation for
Agency Use Only
. ,
µ
Evaluation for
Agency Use Only
2) Will the project require any work over,
in, or adjacent to (within 200 feet) the
described waters? If yes, please
describe and attach available plans.
N/A
3) Estimate the amount of fill and dredge
material that would be placed in or
removed from surface water or wetlands
and indicate the area of the site what
would be affected. Indicate the source
of fill material.
4
None
Will the proposal require surface water
withdrawals or diversions? Give general
description, purpose, and approximate
quantities, if known.
No
5) Does the proposal lie within a 100 -year
floodplain? If so, note location on the
site plan.
No
6) Does the proposal involve any discharges
of waste materials to surface waters? If
so, describe the type of waste and
anticipated volume of discharge.
No
b. Ground:
1) Will ground water be withdrawn, or will
water be discharged to ground water?
Give general description, purpose, and
approximate quantities, if known.
No
2) Describe waste materials that will be
discharged into the ground from septic
tanks or other sources, if any (for
example: domestic sewage; industrial,
containing the following chemicals...;
agricultural; etc.). Describe the
general size of the system, the number of
such systems, the number of houses to be
-5-
... .
".:�:?�
Evaluation for
Agency Use Only
served (if applicable), or the number of
animals or humans the system(s) are
expected to serve.
No waste materials will be discharged.
c. Water Runoff (including storm water):
1) Describe the source of runoff (including
storm water) and method of collection and
disposal, if any (include quantities, if
known). Where will this water flow?
Will this water flow into other waters?
If so, describe.
2
Surface parking runoff and building roof
runoff will be collected and routed by
gravity to the existing City Storm
drainage system. The City system lies
within the P -17 basin.
Could waste materials enter ground or
surface waters? If so, generally
describe.
No unless a oil /water separator fails.
d. Proposed measures to reduce or control
surface, ground, and runoff water impacts, if
any:
Parking runoff will pass through oil /water
separators before discharging to the city
storm sewer.
4. Plants
a. Check or circle types of vegetation found on
the site:
None
Deciduous tree: alder, maple, aspen,
other
Evergreen tree: fir, cedar, pine, other
Shrubs
Grass
Pasture
Crop or grain
Wet soil plants: cattail, buttercup,
bulrush, skunk cabbage, other
Water plants: water lily, eelgrass,
-6-
• .
milfoil, other
Other types of vegetation
b. What kind and amount of vegetation will be
removed or altered?
None
c. List threatened or endangered species known
to be on or near the site.
None
d. Proposed landscaping, use of native plants,
or other measures to preserve or enhance
vegetation on the site, if any:
Site will be landscaped using native
vegetation to enhance the site.
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:
Birds: hawk, heron, eagle, songbirds, other:
No
Mammals: deer, bear, elk, beaver, other:
No
Fish: bass, salmon, trout, herring,
shellfish, other:No
b. List any threatened or endangered species
known to be on or near the site.
None
c. Is the site part of a migration route? If
so, explain.
Do not know
d. Proposed measures to preserve or enhance
wildlife, if any:
None
-7-
Evaluation for
Agency Use Only
�:
6. Energy and Natural Resources
Evaluation for
Agency Use Only
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 lighting, and
natural gas and electricity will be used for
HVAC.
b. Would your project affect the potential use
of solar energy by adjacent properties? If
so, generally describe.
No
c. What kinds of energy conservation features
are included in the plans of this proposal?
List other proposed measures to reduce or
control energy impacts, if any:
The building will be designed to meet the
Washington State Energy code to save energy
in heating and cooling the building.
7. Environmental Health
a. Are there any environmental health hazards,
including exposure to toxic chemicals, risk
of fire and explosion, spill, or hazardous
waste, that could occur as a result of this
proposal? If so, describe.
No
1) Describe special emergency services that
might be required.
None
2) Proposed measures to reduce or control
environmental health hazards, if any:
None
b. Noise
1) What types of noise exist in the area
which may affect your project (for
example: traffic, equipment, operation,
other) ?
None
-8-
�_. .: \ .
2
What types and levels of noise would be
created by or associated with the project
on a short -term or a long -term basis (for
example: traffic, construction,
operation, other)? Indicate what hours
noise would come from the site.
Noise from construction equipment during
construction (approximately 7:00 am to
5 :00 pm). Noise from pedestrian vehicles
and delivery trucks once the building is
open for business (approximately 9:00 am
to 9:00 pm).
3) Proposed measures to reduce or control
noise impacts, if any:
All equipment will be operated with
required local, State and Federal
mufflers.
8. Land and Shoreline Use
a. What is the current
adjacent properties?
Site: vacant
Adjacent properties:
warehouse.
use of the site and
Retail, office and
b. Has the site been used for agriculture? If
so, describe.
No
c. Describe any structures on the site.
None
d. Will any structures
what?
e.
f.
No
be demolished? If
so,
What is the current zoning classification of
the site?
C -2
What is the current comprehensive plan
designation of the site?
Commercial
-9-
Evaluation for
Agency Use Only
g.
If applicable, what is the current shoreline
master program designation of the site?
N/A
h. Has any part of the site been classified as
an "environmentally sensitive" area? If so,
specify.
Yes, The site is shown on the City maps as
being within a "sensitive area" described to
be "of potential seismic instability, with
soft, loose sand and a shallow ground water
table ".
i. Approximately how many people would reside or
work int he completed project?
Approximately 60 people will work here.
j. Approximately how many people would the
completed project displace?
None
k. Proposed measure to avoid or reduce
displacement impacts, if any:
N/A
1. Proposed measures to ensure the proposal is
compatible with existing and projected land
uses and plans, if any:
Proposal is consistent with current zoning
and comprehensive plan designation.
9. Housing
a. Approximately how many units would be
provided, if any? Indicate whether high,
middle, or low- income housing?
None
b. Approximately how many units, if any, would
be eliminated? Indicate whether high,
middle, or low- income housing.
None
-10-
Evaluation for
Agency Use Only
•
.. ....
Evaluation for
Agency Use Only
c. Proposed measure to reduce or control housing
impacts, if any.
None
10. Aesthetics
a. What is the tallest height of any proposed
structure(s), not including antennas; what is
the principal exterior building material(s)
proposed?
Max. Building Height - 35' -0"
Exterior materials - architectural concrete,
stained for color.
b. What views in the immediate vicinity would be
altered or obstructed?
None
c. Proposed measure to reduce or control
aesthetic impacts, if any:
Building landscaping and building modulation.
11. Light and Glare
a. What type of light or glare will the proposal
produce? What time of day would it mainly
occur?
No anticipated glare from buildings. Parking
lot will be illuminated during business hours
when its dark.
b. Could light or glare from the finished
project be a safety hazard or interfere with
views?
No
c. What existing off -site sources of light or
glare may affect your proposal?
None
d. Proposed measures to reduce or control light
and glare impacts, if any:
None
._,...
12. Recreation
Evaluation for
Agency Use Only
a. What designed and informal recreational
opportunities are in the immediate vicinity?
There is a pedestrian /bike trail that runs
along the Green River.
b. Would the proposed project displace any
existing recreational uses? If so, describe.
No
c. Proposed measures to reduce or control
impacts on recreation, including recreation
opportunities to be provided by the project
or applicant, if any:
An exterior lunch /break area has been
provided for the employees in the SE corner
of the site amongst the trees.
13. Historic and Cultural Preservation
a. Are there any places or objects listed on, or
proposed for, national, state, or local
preservation registers known to be on or next
to the site? If so, generally describe.
None
b. Generally describe any landmarks or evidence
of historic, archaeological, scientific, or
cultural importance known to be on or next to
the site.
None
c. Proposed measures to reduce or control
impacts, if any:
None
14. Transportation
a. Identify public streets and highways serving
the site, and describe proposed access to the
existing street system. Show on site plans,
if any.
Strander Blvd on the North, Andover Park West
on the West. Access to the project is located
off both these streets.
-12-
Evaluation for
Agency Use Only
b. Is the site currently served by public
transit? If not, what is the approximate
distance to the nearest transit stop
Yes Metro presently has service along both
Andover Park West and Strander Blvd.
c. How many parking spaces would the completed
project have? How many would the project
eliminate?
Added - 481 spaces
Deleted - 0 spaces
d. Will the proposal require any new roads or
streets, or improvements to existing roads or
streets, not including driveways? If so,
generally describe (indicate whether public
or private).
New sidewalk, curb and gutter will be
constructed along the frontage on both
Andover West and Strander Blvd.
e. Will the project use (or occur in the
immediate vicinity of) water, rail, or air
transportation? If so, generally describe.
There is an existing rail spur behind the
project although the project will not be
served by rail.
f. How many vehicular trips per day would be
generated by the completed project? If
known, indicate when peak volumes would
occur.
g-
See attached Traffic Study prepared by David
Hamlin and Associates.
Proposed measures to reduce or control
transportation impacts, if any:
See attached Traffic Study prepared by David
Hamlin and Associates.
15. Public Services
a. Would the project result in an increased need
for public services (for example: fire
protection, police protection, health care,
schools, other)? If so, generally describe.
-13-
.. .
Yes, fire protection and police protection by
virtue of the fact that there will be a
building and a operating business on the
site.
b. Proposed measures to reduce or control direct
impacts on public services, if any.
The new business and the property are taxed
which supports public services.
16. Utilities
a. Circle utilities currently available at the
site: electricity, natural gas, water,
refuse service, telephone, sanitary sewer,
septic system, other.
b. Describe the utilities that are proposed for
the project, the utility providing the
service, and the general construction
activities on the site or in the immediate
vicinity which might be needed.
Sanitary Sewer - Connect to existing City
sewer service in street.
Storm - Connect to existing City storm line
in street.
Water - Connect to existing City water line
service in street.
Telephone - Connect to US West service in
street.
Electricity - Connect to existing Puget Power
service along north property line.
Gas - Connect to existing WNG service in
street.
C. Signature
The above answers are true and complete to the
best of my knowledge. I understand that the lead
agency is relying on them to make its decision.
Signature Va§6d/anef/i
g
Date Submitted tee,
-14-
Evaluation for
Agency Use Only
Evaluation for
Agency Use Only
PLEASE CONTINUE TO THE NEXT PAGE.
^'
TO BE COMPLETED BY APPLANT
E. SUPPLEMENTAL SHEET FOR ALL PROJECT AND NON -
PROJECT PROPOSALS
The objectives and the alternative means of
reaching the objectives for a proposal will be
helpful in reviewing the foregoing items of the
Environmental Checklist. This information
provides a general overall perspective of the
proposed action in the context of the
environmental information provided and the
submitted plans, documents, supportive
information, studies, etc.
1. What are the objective(s) of the proposal?
Construct a new retail center on vacant property.
2. What are the alternative means of accomplishing
these objectives?
Finding another site.
3. Please compare the alternative means and indicate
the preferred course of action:
This property is owned by the proponent and it
would be unfeasible to construct this project on
another site.
4. Does the proposal conflict with policies of the
Tukwila Comprehensive Land Use Policy Plan? If
so, what policies of the Plan?
No
5. Proposed measures to avoid or reduce the
conflict(s) are:
N/A
-16-
Evaluation for
Agency Use Only
PLANT LIST
QUANTITY BOTANICAL NAME / COMMON NAME SIZE COMMENTS
TREES
14 ACER RUBRUM 'ARMSTRONG' / ARMSTRONG MAPLE 2` CALIPER MATCHED STREET TREE
18 CHAMAECYPA.RIS NOOTKATENSIS PENDULA' / ALASKA WEEPING CEDAR SMALL - 4' MIN HEIGHT
• MEDIUM - 4' MIN HEIGHT
LARGE - 10' MIN HEIGHT
31 CUPRESSOCYPARIS LEYLANDII / LEYLAND CYPRESS 6' MIN HEIGHT
10 PICEA OMORIKA / SERBIAN SPRUCE 6' MIN HEIGHT
31 PINUS DENSIFLORA 'UMBRACULIFERA' / TANYOSHO PINE 3' MIN HEIGHT
33 THUJA PLICATA / WESTERN RED CEDAR 6' MIN HEIGHT
SHRUBS
140 ABELIA GRANDIFLORA 'EDWARD GOUCHER' / EDWARD GOUCHER ABELIA 12"
20 ARBUTUS 'JNEDO / STRAWBERRY TREE 21'
332 ILEX CRENATA 'CONVEXA' / JAPANESE CONVEX LEAF HOLLY 18"
69 MAHONIA AOUIFOLIUM / OREGON GRAPE 12"
142 PHOTINIA FRASERI / PHOTINIA 18
15 PINUS MUGO 'MUGO' / MUGHO PINE 18"
304 PRUNUS LAUROCERASUS 'OTTO LUYKEN' / OTTO LUYKEN LAUREL 15"
30 RHODODENDRON 'BELLE HELLER' 12"
36 RHODODENDRON 'ANAH KRUSCHKE' 15"
38 RHODODENDRON 'MADAME MASSON' 15"
54 RHODODENDRON 'JEAN MARIE DE MONTAGUE' 15"
31 RHODODEDNDRON 'RAMAPO' 12
39 RHODODENDRON 'PJM' 12
GROUNDCOVER
CALLUNA VULGARIS 'MEDITERRANEAN PINK' / HEATHER 4" CONT. 18" O.C. SPACING
.COTONEASTER DAMMERI 'CORAL BEAUTY' / CORAL BEAUTY COTONEASTER 4" CONT. 24" O.C. SPACING
GAULTHERIA SHALLON / SALAL 4" CONT. 24" O.C. SPACING AT REAR OF BUILDING
18" O.C. SPACING AT FRONT OF BUILDING
JUNIPERUS SABINA 'TAMARISCIFOLIA' / TAM JUNIPER I GALLON 36" O.C. SPACING AT REAR PROP. LINE
30" O.C. SPACING AT ALL OTHER BEDS
SE A ge7wG. ��72
Slr,7e 1 G - y cli /q3
6
r
Is IVIDUMNIOD alvoas
••
••••••1.1••••••
0011.1.0•111,
dpsulxylo waLaNnata
1•21:Ars1.7.1
..•• • a
J1.• =MAO
VIM 0406/10
9N1.00•11 Inc0•1
L•le es:rin
1.....07.7•01/9
=WI liniUnal vionicuxt
•
NVIel aald',SCINV1
1On OtlIVIRIV4111.1.014
C..f, 04...rat rs0r•r•
0A10 ni0MY11.1.•
1110MNIAVabiA001041,
.•
•
•
o
0
0 V
•M1011/16 011110 MMMMM •1413.61.111
lf|./U3KKo)
T I •
GN Ise,02. •
t.•
•.4214•••.
• •!...2.-.A ...rwr •
• a. 44.....e.•
•••••••••
0••••••-
1,1-7•IC OV-T11
C•er,S• -Se-. 102...a.- ow:
•
4...4ccec.4x4....•• • 1
•,17,..EEE, 4E4,44 ltrerdcr
041.4.441
CrI•CIc.
•/01/ •,•••••1••••
•
• '.33$
. s, •
/ •
3,0r=:Th4
cos-, ImaC4••.0
Ntic1
..414 ••• .11,
if
C,1:161.7.1o.>"6. *Gait.
66.1* 4ICAt
•••G'" 4• 244.0 o • _•
9204tour
•
•
•
12va,%2^0
4
•
0
ltl
• VPgoI UP 1
II
it Stig. M• Sn0•Yl/•
It [Cs'• hr 31O1•1.n, 0•n•ne
(Y• I.) 15 u:x 1111 3 C5O.h ,•+C:
15 OCC,I, - IS• Tt01
Oi 3..
57/11.51
1:
.In l0S
T:O3
KC
(34. •C 1S SWOS.
•S x:c
1L R•'tt
I S i60 SC.
jj
401N3N
LLI ii
M L0
•3•• 0..00
SJI]SILV.LS
• P% .jj a7-
i ' !
(
W,r, V... SM.
A,•-waw tt•e xt
O
l,0•IX
:Ol SAL u••O.
r
F • C1tW'Cn ne•
10,•.. T:lw u•• 0.
•
.44C
V,.,•Y tiro 00.
H
IVe .0C
WV. T.Y u•• i
F
OVISMn
e•H'
"gin.5
311103HOS 38111XId
ONla1in8
3O1dd0 ONLLSIX3
ONIG1Ine
3Sf0H3lIVM ONLLSIX3
I
°t 9
•0e Ivn �-- CA18 H3CNVli1S
3ARia )Ia3Wu.
1
nl•t]a
11-.0C- J
NVid J11S
101 ONIN8Yd 131O11
T+, ?11•et S_ a(,-.0:1 • 0 e .0- 0 e1L•
I 1 ' 3.1,1111
1 !
owning 3Sf0H3EIVM ONLLSIX3
5
A03
1
30VdS N3dO
Fl31N30 ONiadOHS
c.
NORTHWEST ELEV
a e micami war,
111•10"..
WEST ELEV
NORTH ELEV
STRANDER RETAIL
111
;
NORTH ELEV
WEST ELEV
:.,f- —
3:Yo�0
50UM ELEVATION
et, —>
A, s-a4
-0 .
/ ke'
) O-G-\ CG
WEST ELEVATION)
O-U
11;
.....T u.:.ia
TenanlIQn P
14
AflS : £6 ?ice :
Gn5 o
i.J.n ^u' ISSN-s �S i� X."'1:.'J
•
61J.
AT
NO7fFI,N7ERTHF 6�vv.EVATION
EL
SIGN
W
EAST ELEVATION
5E ELEVATION
-
„e
NORTH ELEVATION
1 Tenant Sign
N W ELEVATION
m
L Jrrr'ai»'T J
CwJ- .M 561 V”
— A try'!-r w'.UJ:, *A.,AA.
I_>
4,A:,:0,o.:Lc rr—,
�jLJ?• 'S <iTIl
T'-o-• Ve.I.JAVA C.ttfle�+yr_
,U
WE5T ELEVATION
IIIt! > ;j
1—
tL
a
W>�
�z
Z mQ
(13
CC • W
(.0
• 4 Y
V ! fn 1"-
m
t
y
cr
nLac
• o
i1:
a
A3
SOUTHEAST ELEV
SOUTH ELEV
STRANDER RETAIL
...•x';:3?,.r•.211!�K:z`F.�r'-..�.... ......+�t`...��-_'%t:��'1:3�•E,6'�S,aJ.u�il�{.'�.•r:. _..t,.....,..:�..�.�_e
117
fj
EAST ELEV
f
NORTHWEST ELEV
WEST ELEV
NORTH ELEV
STRANDER RETAIL
MIME _
I • I ri
, a _ , •
a *EP
-
4 irnii \
irt-r
3 • _4 .V311111,
NORTH ELEV
WEST ELEV
SOUTHEAST ELEV
I I
I \II:lit:ifrry.:714.471
% IL....-.:111111151!
SOUTH ELEV
STRANDER RETAIL
-0732:4:4 r„._e3 _ la •
W14:1; •,:„; taliA*4ita.k.AV- e'
yr, I '1, imimmtawsi._4,
• .
EAST ELEV
0
m
IT!
,
• " •
•
•
.4'4 444
`a. •
• . •
•
• • •
/2 G.
04 J-AW111
_
7402080343
to 363
c • .
Ecr.
<qz
1/43• •
••
kkC
--t,
1, -.5
sr
74. /
110111111■111
t cia
t•
o
0 % % •
"PP 0
/ . •
0 • 5.1-s4.7- a W.
i99.49 •
co
ZI4
ki4 •
•Sk,* •
•*Ei
tti
4
•
C.;
IP I
t/N
....V 7
• • •
th
73 A
%
Z
01.
73 to
CD
<1I
P
03-
)363
mm
Cr
4_ .a0032.9/4r 9,4 o..s -
c-
•
Tr
/24. 7
$14
In
1.e..%, •sz
s iF
S83 /S
•
W
4/2,8_
co So
us NI N
Ista I
37. /s (su c
Av,)
87, 43
RTC
oo
•
t
7,
t
2
•
A.
�$
r
rtt
1
C
Z
O'
.
N as •
0 �a
c
1 Y
0.
• w
W
S.I -47 -&e W.
199. 49
iN 4 • _o7i ,,
N Co o .,
- ._
S n .. 1 _Z8a 292-.32
W
•
■ Cr
<
1
,3 69.9
69.
N
4-8.73
N-/ -4.7 -Z9 E.
390, S2
27,•82-.
it
Ak
J
8. cs 409. 98
Z I
0 - 30 30
O li
Z
VIn1 r in n,l'
2.J
/S' !%ti%
H
It
ANDOVER PARK EAST
- /a• /3.5 * A
/94 , 98 n ,_ • v•
TENANT D
DUMPSTER
MOTEL PARKINGL0
TENANT C
LOADING DOCK
TENANT D
1.
z o
> o
No- OtiW
•
/
�-- LOADING DOCK
111
•
OTEL PARKING L
• •
TENANT C
•
•
O.