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Permit L06-001 - DECKER BRAD - SC5 SOUTHCENTER DESIGN REVIEW
BRAD DECKER SC4 RETAIL BLDG 17275 SC PY L06 -001 TO: Brad Decker, Applicant King County Assessor, Accounting Division Washington State Department of Ecology • • City of Tukwila Department of Community Development Steve Lancaster, Director March 29, 2006 NOTICE OF DECISION This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L06 -001 Public Hearing Design Review Applicant: Brad Decker, DDCI Project Description: Approval of design for a 16,200 square foot one story retail building with associated site and intersection improvements. Location: 17275 Southcenter Parkway Associated Files: L05 -002 Tree Permit E05 -001 SEPA Environmental Checklist Comprehensive Plan Designation/Zoning District: Tukwila Urban Center and Low Density Residential II. DECISION Steven M. Mullet, Mayor SEPA Determination: The City SEPA Responsible Official has determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS). Decision on Substantive Permit: The Board of Architectural Review has determined that the application for a new retail building complies with applicable City and state code requirements and has approved that application based on the findings and conclusions contained in the staff report subject to the following conditions: Type 4 Permit Page 1 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 = 431 -3670 • Fax: 206 - 431 -3665 • • 1) Applicant shall select a more muted color for the metal work and freestanding sign, subject to administrative approval by the DCD Director. 2) The planting bed along the south edge of the building should be at least 6 feet wide to allow the proposed trees adequate space at maturity without impinging on the fire lane or a different tree shall be administratively approved by the DCD Director. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 4 decision pursuant to Tukwila Municipal Code 18.104.010. Other land use applications related to this project may still be pending. One administrative appeal to the City Council of the Board of Architectural Review Decision is permitted. No administrative appeal of a DNS or an EIS is permitted. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Board of Architectural Review decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 21 days of the issuance of this Decision, that is by April 19, 2006. The requirements for such appeals are set forth in Tukwila Municipal Code18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf 3. A statement identifying the decision being appealed and the alleged errors in the decision. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. V. APPEAL HEARINGS PROCESS The City Council hearing regarding the appeal shall be conducted as a closed record hearing before the Council based on the testimony and documentary evidence presented at the open record hearing conducted by the Board of Architectural Review. The City Council decision on the appeal is the City's final decision. Any party wishing to challenge the City Council decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the City Council decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. Type 4 Permit Page 2 • • VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Nora Gierloff, who may be contacted at 206 - 433 -7141 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County As essor's Office for further information regarding property tax valuation changes. `/ ilt.-- Department of ommuni City of Tukwila Type 4 Permit evelopment Page 3 Dept. Of Community Developmen City of Tukwila AFFIDAVIT OF DISTRIBUTIO I HEREBY DECLARE THAT: Notice of Public Hearing Notice of Public Meeting Board of Adjustment Agenda Pkt Board of Appeals Agenda Pkt Planning Commission Agenda Pkt Short Subdivision Agenda Shoreline Mgmt Permit FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Determination of No ce Mitigated Determin Significance Determination of Si Notice Scoping Notice of Action Official Notice Notice of Applicat` Notice of Applicat Permit ine Mgmt ther No� - f - Tce Was mailed to each of the addresses listed on this 21 Z da year 20 du Project Name:.�� Project Number: tALIPLA? 00 ( Mailer's Signature: -4 4, 41( Person requesting mailing: b a C P: GINA W YNETFA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM City of f TukWlliZ HEARING DATE: March 23 2006 COMPREHENSIVE PLAN /ZONE DESIGNATIONS: Department of Community Development Steve Lancaster, Director STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW NOTIFICATION: On 1/26/2006 Notice of Application was mailed to surrounding properties and posted on the site. Notice of Hearing was posted and mailed to surrounding properties and sent to the Seattle Times for publication on 3/9%2006: FILE NUMBER: L06 -001 Public Hearing Design Review APPLICANT: Brad Decker, Decker Development REQUESTS: Approval of design for a 16,200 square foot one story retail building with associated site and intersection improvements: ASSOCIATED PERMITS: L06 =002 Tree Permit E06 -001 SEPA Environmental Checklist LOCATION: 17275 Southcenter Parkway Tukwila Urban Center and Low Density Residential SEPA DETERMINATION: Mitigated Determination of Nonsignificance STAFF: Nora Gierloff ATTACHMENTS: A. Applicant's response to Design Review criteria B. MDNS C. Lighting Analysis D. Light Fixture Details E. Photomontage F. Freestanding Sign Design G. Plan Set H. Materials Board (to be presented at the hearing) Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 VICINITY /SITE INFORMATION Project Description The proposal is to demolish an existing 2,700 sf Wendy's Restaurant and construct a new 16,200 sf retail building with associated parking and storm drainage on the 2.2 acre site. The adjacent intersection of Minkler and Southcenter Parkway will be modified to improve safety, allow left turns out of the site and provide queuing lanes. The western half of the site has slopes up to 50% and will be left undeveloped, except that a retaining wall will be built to push the toe of the slope back approximately 15 feet. The LDR zoning starts 10 feet higher in elevation than the toe of the slope. The toe is at approximately a 30 foot elevation, so the zoning line is at elevation 40. A ten foot wide landscaped buffer is required between commercial and residential zones, so the commercial improvements, including the retaining wall, will start at approximately the 36 foot contour line, see site plan in Attachment G. Surrounding Land Uses The site is located on Southcenter Parkway at Minkler Boulevard in an area that is known for its auto oriented commercial businesses and character. The subject site was previously occupied by Wendy's restaurant and is surrounded by one story retail, restaurant and commercial services such as Tony Roma's and Ethan Allen to the south, a strip mall to the north, and Parkway Supercenter and vacant JC Penney's warehouse site to the east. PUBLIC COMMENT Board of Architectural Review • • FINDINGS r . No public comments were received on the proposal. Staff Report to the 2 L06 -001 Q:\SC4WinalL06-001.DOC DESIGN REVIEW CRITERIA Staff Report to the • • Each design review criterion is listed below with staff's analysis. The applicant's response is listed at Attachment A. 1. Relationship of Structure to Site. a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement; Six to eight foot sidewalks are proposed adjacent to the front of the building. The store entrances will have doors that swing out into the entry path leaving three to five feet of sidewalk. The applicant has confirmed that this will satisfy ADA accessibility requirements. A concrete pedestrian path will be provided from the existing public sidewalk and crosswalk through the parking lot to the building. A four foot wide required pathway to the parking in the rear is shown along the north side of the building. b. Parking and service areas should he located, designed and screened to moderate the visual impact of large paved areas; The proposed building sits back approximately eighty feet from Southcenter PY and approximately two thirds of the required parking is located between the street and the building. This is consistent with the development pattern on the adjacent properties. The remaining stalls are located at the west edge of the site against the retaining wall. Loading spaces, recycling and garbage collection are also located behind the building. Only a few more than the minimum number of stalls required for bulk retail are provided, no regular retail or restaurants will be allowed to locate at the site. c. The height and scale of each building should be considered in relation to the site. The building varies in height from 22 to 34.5 feet. It sits farther back than the Wendy's and approximately even with the adjacent buildings which will help to create a consistent street edge. 2. Relationship of Structure and Site to Adjoining Area. a. Harmony on texture, lines and masses is encouraged; The building is horizontal in orientation, similar to many of the adjacent one story structures, see photomontage in Attachment E. The building is a simple square mass. b. Appropriate landscape transition to adjoining properties should be provided; The site has a 6 foot densely planted landscaping strip along most of the north property line. There will be a shared drive aisle along the south property line to allow both properties access to the intersection. A narrow landscape strip along the south wall is i L06 -001 Board of Architectural Review Q: \SC4 \FinalL06- 001.DOC • • proposed to soften the adjacent blank unmodulated wall from view of the drivers and adjacent property. c. Public buildings and structures should be consistent with the established neighborhood character; d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should he encouraged; A shared easement on the property to the south will allow service, delivery and emergency vehicles to loop rather than back out of the site. The loading docks are located at the southwest corner of the building, away from the pedestrian path. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. Even though the site is adjacent to an intersection the previous development was stop sign controlled and right in -right out. The proposed modifications will allow this to become a four way, rather than T intersection with queuing for left turns. 3. Landscaping and Site Treatment. a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced; The steep slope along the western half of the site will be preserved, except for the retaining wall along the toe of the slope. The retaining wall will be constructed with piles to minimize the number of trees disturbed on the slope. The 14 significant trees removed will require 35 replacement trees, see landscape plan in Attachment G. The DCD Director has issued a tree permit for this work. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance; The eastern portion of the site is nearly level and no significant grade changes are planned. A level concrete pedestrian walkway from street to building within the front parking area will highlight pedestrian use. A slight downslope to the south will require three stairs along the front building sidewalk. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade; Perimeter landscaping is only required along the Southcenter PY street frontage. The required 15 foot wide planting bed and number of trees, shrubs and groundcover all meet code. The City has adopted specific tree species for the urban center and identifies Red Oak as the street tree for Southcenter PY and Magnolia as the intersection tree. The landscape plan specifies these trees, see Attachment G. Staff Report to the 4 L06 -007 Board of Architectural Review Q: \SC4 \Final[06- 001.DOC 390 square feet of interior parking lot landscaping is required for the parking area in front of the building, and the project provides 441. 150 square feet is required for the parking area behind the building and 291 sf is provided. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken; The sidewalk across the front of the building has been extended to the northern property line, allowing for pedestrian traffic between the two properties. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged; The plan shows landscaping in a 1 1 /2 foot wide bed along the bottom of the retaining wall. e. Screening of service yards, and other places that tend to be unsightly, should be accomplished by use of walls, fencing, planting or a combination; The recycling and trash area is located in the northwest corner of the building. It will be separated from the adjacent property by a landscape bed and screened by metal doors and a concrete block wall that will match the building. f. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used; Not applicable. g• • • Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. The front parking area will be lit with 26' 6" pole lights. Utilitarian light fixtures are shown along the rear and sides of the building. Four decorative sconces are located on the columns on the front of the building, see Attachment D. An additional fixture will be located under the awning above the center entrance to provide additional safety lighting. See Attachment D for fixture descriptions. The proposed lights will provide the 3 foot - candle average illuminance recommended by the Police Department, see lighting analysis at Attachment C. 4. Building Design. a. Architectural style is not restricted, evaluation of a project should he based on quality of its design and relationship to its surroundings; Staff Report to the 5 L06 -001 Board of Architectural Review Q: \SC4 \FinalL06 -001.DOC b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments; The building design has elements of a traditional "main street" commercial storefront, though at a single story scale. There is a symmetrical pattern of columns with awning covered display windows along the visible eastern portion of the building. The upper portion of the windows are detailed as a transom. The roof line is accented with a projecting cornice and a single peaked facade element. The overall height and scale of the building is similar to surrounding buildings, see the photomontage at Attachment E. F1\1. \1. ( :(.'k'\1(1E LITER FL(•)(•)J? ..� • c: it STOREFRONT ItI LE 1 II -. \1' • • ANATOMY OF ,\ M \lN STI'EET 1sl.1(1■V.T COD y`.' I '<1 O '..• 1 10(:)1) .1 • S. \Sl l I A I:..].' 1::1 :: ,1 1.1 • l .... • • ..1 .I:I',' 1.1 N TL L I <O F.TTL Th. \\SO \1 II 1,'.:. I:I .1 b. Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure; The building will be constructed primarily of concrete block. There will be small areas of stucco for accent along the small columns and the peaked element. The cornice will be block with metal coping. Metal awnings are proposed over the display windows. The Staff Report to the 6 1,06 -001 Board of Architectural Review Q: \SC4 \FinalL06- 001.DOC • • glass storefront system will have clear glass and brown metal. Each of the four wide columns along eastern facade will contain an 18 inch square sculptural precast tile and a sconce light. c. Colors should be harmonious, with bright or brilliant colors used only for accent; The main building colors are smooth concrete block in "sandstone" and split face block in "khaki ", see the materials board Attachment H. There will be small areas of cream colored stucco. Two blue accent tiles are proposed on the central stucco element. The metal awnings, roof and coping are proposed to be a bright electric blue. d. Mechanical equipment or other utility hardware on roof ground or buildings should be screened from view,. Mechanical equipment is proposed to be located on the roof and would be screened by the parapets of the building. The utility cabinets in the front of the site will be screened with landscaping. f Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design; The sconces along the eastern facade are decorative, the lighting used in the remainder of the site is utilitarian. h. Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. The building is nearly square except for the inset for the loading dock. The varying thickness of the columns along the eastern side of the building provides some modulation. The applicant proposes metal canopies and decorative medallions to provide detail and interest along the front facade. Other than varying between split and smooth face block there is no detailing along most of the side or back walls. The southern wall will be partially screened with landscaping. The roofline has a central peaked element and the cornice of the parapet edge is approximately 3 feet high and 9" in depth. 5. Miscellaneous Structures and Street Furniture. a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. The only miscellaneous structure proposed is a bicycle rack. Proposed signage for the site is conceptual. A freestanding sign is located within a small landscape island in the front parking lot, see Attachment F. Wall signs above the three tenant spaces are also expected. Every business may have two signs, one on a wall and one on a freestanding Staff Report to the 7 L06 -001 Board of Architectural Review Q: \SC4 \FinalL06- 001.DOC • • sign or if the business has two outside walls it may have two wall signs instead of a wall and a spot on the freestanding sign. Sizes will be subject to the Tukwila Sign Code. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. No lighting in connection with miscellaneous structures is proposed. In addition to the specific criteria of the Board of Architectural Review, proposed development must show consistency with adopted plans and regulations (TMC 18.100.030.) Below are the specific policies from the adopted Comprehensive Plan that relate to the location of the proposal. 6. Comprehensive Plan Policies a.. All Commercial Areas Goal 1.7: "Commercial districts that are visually attractive and add value to the community, are visitor and pedestrian friendly, are designed with pride and constructed with quality workmanship, are secure and safe with adequate lighting and convenient access, are uncongested with smooth flowing traffic patterns, are well - maintained with adequate streetscape landscaping, and are wholesome and in harmony with adjacent uses". 1. The design includes consideration of features that reflect characteristics of Tukwila's history (1.2.4). 2. The development provides adequate parking and lighting (1.7.3). A traffic report was prepared that states that traffic generated by the proposed 16,200 square foot retail space will be less than generated by the Wendy's restaurant and that parking supply will be sufficient for the proposed use. The intersection improvements will improve access for this site and the one to the south. The applicant has provided a lighting analysis showing that the recommended average of 3 foot - candles will be met across the site, see Attachment C. 3. In areas of concentrated commercial and retail activity, the development is connected by pedestrian facilities to the City's trail network, where feasible (1.11.4). The applicant has connected the site to the public sidewalk system at the intersection. Staff Report to the S L06 -001 Board of Architectural Review Q:ASC4 \FinalL06 -0OI.DOC • • b. Tukwila Urban Center (TUC) Goal 10.2 "Encourage and allow a central focus for the Tukwila Urban Center, with natural and built environments that are attractive, functional, and distinctive, and supports a range of mixed uses promoting business, shopping, recreation, entertainment, and mixed use residential opportunities: 1. Wherever possible, the development provides an interior vehicular connection between adjacent parking areas (10.2.4). Internal circulation along the southern edge of the site between the adjacent properties is provided. A grade difference with the property to the north makes that connection difficult and one is not proposed. 2. The development should be designed with an appropriate scale and proportion; pedestrian- oriented features and streetfront activity areas, such as ground floor windows, modulated facades, rich details in materials and signage; quality landscaping; an appropriate relationship to adjacent sites; an overall building quality; and with sensitivity to important features such as Green River and Tukwila Pond (10.2.7). The proposal provides a six to eight foot sidewalk along the building storefront. The upper portion of glass above the windows and doors is divided into smaller panes for a transom effect. Modulation of the front facade consists of the columns providing approximately 1 to 3 feet of relief. Detail will be provided by the mix of materials and the precast medallions 3. Parking areas should be designed with appropriate screening, landscaping and corner site /parking relationships (10.2.6) Landscape requirements will be met or exceeded. 4. The development should achieve a high- quality design; contribute to the creation of hospitable pedestrian environments through site design techniques, such as integration of architectural /site design /landscape elements and co- existence of auto /transit /pedestrian traffic; should be designed to maximize pedestrian safety and convenience; and should incorporate physical and natural elements that enhance the area's overall aesthetic, including street orientation (10.2.3). The proposed building type, auto oriented strip mall, does not lend itself to creating pedestrian friendly environments. However pedestrian circulation has been provided. Staff Report to the 9 L06 -001 Board of Architectural Review Q: \SC4 \Final1.06- 001.DOC • • The Board of Architectural Review, pursuant to Tukwila Municipal Code (TMC) Section 18.108.040, and upon finding of the facts above, hereby makes the following conclusions under the city's Design Review Criteria (TMC 18.60.050) and Determination of Consistency with Adopted Plans and Regulations for type 4 approvals (TMC 18.100.030.) (1) Relationship of Structure to Site. CONCLUSIONS The building will be set back from the street to allow for one double loaded aisle of parking. This is consistent with the adjacent structures and appropriate in an auto oriented environment. Adequate pedestrian access has been provided to the public sidewalk and through the site. The building size is maximized for the developable area of the site with little allowance for modulation or high quality pedestrian amenities. (2) Relationship of Structure and Site to Adjoining Area. The height and scale of the building is similar to other structures on the Southcenter Parkway corridor. The intersection improvements and the shared easement with the property to the south will improve circulation in the area. A narrow landscape strip (2 1/4 feet after allowing for a curb) that is not required by code is proposed along the south wall to soften the blank unmodulated wall. However the cherry trees proposed for that location, while columnar in habit, will still have an eventual spread of 8'. The adjacent drive is the 20' minimum width for a fire lane and it is likely that the trees will be trimmed to keep that clear. The trees cannot be deleted because they are needed to meet the tree replacement requirement. In order to allow for the trees' spread the planting bed should be at least 6 feet wide. The loading docks are not screened, though they are not visible from the public street. There will not be any development to the west of the site so the utilitarian appearance of that wall is not a concern. A densely planted 6 foot wide landscape strip provides screening of the blank northern wall from the adjacent property though there is little to make the path attractive to a pedestrian. (3) Landscaping and Site Treatment. Most of the steep slope on the western half of the site will be preserved, and the retaining wall will be built in accordance with City code. Tree loss will be minimized and replacement trees will be provided per code. The minimum perimeter and parking lot landscape requirements have been met and the correct street trees have been specified. The recycling and trash collection areas are located in a low visibility area and adequately screened. The utilitarian retaining wall is in a low visibility area and will be softened with a narrow planting bed. The proposed lighting will meet the illuminance standards recommended by the Police Department. Staff Report to the I0 L06 -001 Board of Architectural Review Q: \SC4 \FinaIL06- 00I.DOC (4) Building Design. • • The building is an interpretation of the traditional main street storefront. The scale of the structure is in harmony with surrounding structures. The materials proposed for the building, concrete block, stucco, precast accent medallions, tile and metal, will be of sufficient quality to be durable and functional. The awnings are 4 foot deep which will make them functional and substantial in appearance. The architectural medallions will add detail and quality to the facade. The scale and detailing of the cornice gives the building a sense of substance and historical reference. The proposed building body colors are muted, however the bright blue metal awnings and roof will be a strong design element rather than an accent. Given the extensive use of metal on the building a more muted color should be chosen. Mechanical equipment will be screened by the rooftop behind the building's parapet. (5) Miscellaneous Structures and Street Furniture. A conceptual freestanding sign design is shown in Attachment F. All tenants not identified on the freestanding sign may have two signs if they are located in a corner of the building and therefore have two walls facing in different directions. Wall signs will be administratively approved for the original as well as subsequent tenants. (6) Comprehensive Plan Policies. Overall parking supply is adequate for the proposed bulk retail use, meeting the City's parking requirements. No general retail or restaurant tenants will be able to locate there unless additional parking is provided. According to Transpo, transportation consultants for the applicant, traffic generated by the new retail tenants will be less than that produced by Wendy's. The intersection improvements will significantly improve safety and convenience for vehicular traffic. Staff recommends that the Board of Architectural Review approve the design with the following conditions: I) Applicant shall select a more muted color for the metal work and freestanding sign, subject to administrative approval by the DCD Director. 2) The planting bed along the south edge of the building should be at least 6 feet wide to allow the proposed trees adequate space at maturity without impinging on the fire lane. Staff Report to the RECOMMENDATION I I L06 -001 Board of Architectural Review Q:\SC4WinalL06-00I.DOC • LANCE MUELLER & ASSOCIATES A R C H I T E C TS AI A 130 Lakeside, Suite 250 Seattle, Washington 98122 (206)325 -2553 (206)328 -0554 Fax Job: SC-4 RETAIL BUILDING 17275 Southcenter Parkway Tukwilla, WA SC - 4 RETAIL BUILDING PROJECT DESCRIPTION Revised Date: 3/15/05 Page 1 of 1 Job No. 04 -096 This project consists of demolition of the existing 2,700sf Wendy's Restaurant and construction of a new ±16,000sf retail building and related site work. The site ingress and egress is by an existing common driveway from Southcenter Parkway. Parking for ±41 cars is provided on the site, plus 2 truck loading spaces. The building will be constructed of integral color concrete masonry with stucco finish on the entry facade. The west or entry roofline will be modulated with steps, pitched and gabled parapet forms and formed cornice detailing. Metal canopies over entry storefronts will add shelter, color and projecting elements from the wall plane. The east wall has two steps in the plan which will further provide modulation on the front of the building. The side and rear elevations of the building are predominately CMU masonry in integral color and texture creating a facade pattern for interest and terminate the wall plane. The highest wall will be approximately 37 ft. Rooftop HVAC equipment will be screened by parapet walls. The stucco will be painted with an off -white base color and inset tile accents will add variety and visual interest. Wall sconces will provide accent lighting along the front sidewalk. The rear west wall will have shoe box wall mounted down lights with glare reduction lens or shields. Landscaping will consist of 15 ft. along Southcenter Parkway, and front, side and rear yard planting areas that meet or exceed the area ratio required for parking areas. Tenant signage will be wall mounted as required. There will also be one freestanding sign on a pylon with a face area of 50sf per side. All signage will comply with the City Sign Code. The project complies with the City of Tukwila's Comprehensive Plan, Development Regulations and other applicable laws, policies and objectives based on meetings with City staff, review of Codes. Construction is expected to begin in the spring /summer 2006 and complete later in 2006. Wells /LMA/Scofield SC -4 /project desc.doc Attachment A Proponent: Location of Proposal: Department of Community Development / 6300 Southcenter BL, Suite 100 / Tukwila, WA 98188 / (206) 431 -3670 MITIGATED DETERMINATION OF NON - SIGNIFICANCE (MDNS) File Number: E06 -001 Applied: 01/06/2006 Issue Date: 03/09/2006 Status: ISSUED Description of Proposal: The proposal is to demolish an existing 2,700 sf Wendy's Restaurant and construct a new 16,000 sf retail building on the 2.2 acre site. The western half of the site has slopes up to 50% and will be left undeveloped, except that a retaining wall will be built to push the toe of the slope back approximately 15 feet. The adjacent intersection of Minkler and Southcenter Parkway will be modified to improve safety and provide queuing lanes. Address: Parcel Number: Section/Township/Range: Steve Lancaster, Responsible Official City of Tukwila 6300 Southcenter Blvd Tukwila, WA 98188 (206)431 -3670 17275 SOUTHCENTER PY TUKW 2623049063 Lead Agency: City of Tukwila The City has determined that the proposal does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21c.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. The conditions for this SEPA Determination are amended at the end of this document. This MDNS is issued under WAC 197 -11 -350. The conditions are attached. Comments must be submitted by . The lead agency will not act on this proposal for 14 days from the date below. For a copy of the appeal procedures, contact the City of Tukwila Department of Community Development. dnr Micrnarm Fr1R_1r1 MAoec,l 9 ) Zv C7 Date Any appeal shall be linked to a specific governmental action. The State Environmental Policy Act is not intended to create a cause of action unrelated to a specific governmental action. Appeals of environmental determinations shall be commenced within the time period to appeal the governmental action that is subject to environmental review. (RCW 43.21C.075) Attachment B Cit y of Tukwila Department of Community Development / 6300 Southcenter BL, Suite 100 / Tukwila, WA 98188 / (206) 431 -3670 File Number: E06 -001 Applied: 01/06/2006 Issue Date: 03/09/2006 Status: ISSUED SEPA Determination Conditions: • • 1: All building construction and site work must be performed in accordance with the Liu & Associates Geotechnical Engineering Study dated 12/30/2005 and Retaining Wall Recommendations dated 2/27/2006 and any subsequent recommendations. A representative from Liu & Associates must monitor the installation of all piles, collect and interpret installation data and verify suitable bearing stratum. A representative from Liu & Associates must also periodically monitor the site work and submit a report to the City prior to building permit final confirming that all of the work, including the building and retaining wall piles, was performed in accordance with their geotechnical recommendations. doc: Miscoerm F06 -001 P ri nters 03_Oq_9nnR Luminaire Schedule Project: SC4 Building Symbol Qty Label Description Arrangement Lumens LLF Filename Luminaire height shown is approximate overall mounting height above finished grade. (U.N.O.) 3 SA Emco ECA18- 1- 3H -400MH @ 26.5' SINGLE 32000 0.720 EC3H4M.ies ° N> 1 SB Emco ECA18- 2- 3H -400MH @ 26.5' BACK -BACK 32000 0.720 EC3H4M,ies N > 4 W1 Gardco 101- WT -100MH 0 15.0' SINGLE 8500 0.720 M1W17M.ies \> 2 W2 Emco ECW18- 1- FH -400MH @ 22.0' SINGLE 32000 0.720 ECFH4M.ies 1 1 W3 Emco ECW18- 1- 3H -400MH @ 22.0' SINGLE 32000 0.720 EC3H4M.ies s "› 2 W4 Emco ECW18- 1- 2H -250MH @ 22.0' SINGLE 20000 0.720 EC2H25M,ies M> 1 W5 Gardco 101- WT -100MH @ 12.0' SINGLE 8500 0.720 M1W17M.ies Project: SC4 Building Project #: 523- 5325 -R2 Agent: Doug Marlatt - Sea -Tac Lighting Sales Calculations By: Charles Alicea - Gardco Lighting Date: March 15, 2006 Scale: 1 1 Filename: W;\ Private \apps\ 2006 \SeaTac #523 \SC4Bldg \523- 5325- R2,A32 Photometric data used is based on established IES procedures and published lamp ratings. Pt. x pt. values shown are horizontal illuminance at grade (single- plane), in footcandles. LLF used is essentially industry standard. A more project - specific value may be required. Field performance will depend on actual lamp, ballast, electrical, and site characteristics. Luminaire height shown is approximate overall mounting height above finished grade. (U.N.O.) Statistical Area Summary Project: SC4 Building Label Avg Max Min Avg /Min Max /Min # Pts Units Parking & Driveway 4.45 25.67 1.11 4.01 23.13 707 Fc Northside Walkway 3.59 5.40 1.37 2.62 3.94 27 Fc 0 11Gardco Lighting. Applications Department 1611 Clovis Barker Rd. San Marcos, TX 78666 Phone: 512-753 -1000 Fax: 512- 753 -1241 Email: apps @sitelighting,com Attachment C Attachment D • 505 SUPER SIZE CLASSIC DIMENSIONS ORDERING INFORMATION / OPTIONS 505 MODEL 505 - Super Size Classic LAMP fndessa Lighting 2CFQ13 - (2) 13W QUAD TUBE CF (G24Q -I BASE) 2CFQ18 - (2) 18W QUAD TUBE CF (024Q -2 BASE) 2CFQ26 - (2) 26W QUAD TUBE CF (G24Q -3 BASE) 2LTT27 - (2) 27W LONG TWIN TUBE CF (2G1 1 BASE) Consult factory for other available lamps. PROJECT: LOCATION: FEATURES WHT - White BLK - Black *.SAL - Silver BRZ - Bronze I Consult factory for other finishes. • Larger size is ideal for larger scale walls. • A timeless classic design for any application. • Solid bar stock for maximum strength and rig idity. • Listed and approved for wet locations. • Electronic, multi -volt (120/277) ballast is standard (0°F starting temperature). • All parts are treated with a five stage phosphate bonding process before being finished with a long lasting powder coat finish. • No visible fasteners. • Manufactured in the USA. EXAMPLE: 505 - 2LTT27- SAL -VB HOUSING FINISH 10502 EAST MONTGOMERY, SUITE 4 • SPOKANE, WA • 99206 PHONE: 509.924.0243 • FAX: 509.924.2607 • www.indessa.com Indessa Lighting reserves the right to make design revisions without prior notice. - T" OPTIONS VB - Vertical Bar Housing DC - Double Cross Bar BL - Bottom Lens TC - Top Aluminum Cover BC - Bottom Aluminum Cover Lamp - Lamp provided, please specify color temperature TYPE MADE • Hi USA OW -1.1 ' 505 SUPER SIZE CLASSIC DIMENSIONS 505 MODEL 505 - Super Size Classic LAMP Indessa Lighting • ORDERING INFORMATION /' OPTIONS 2CFQ13 - (2) 13W QUAD TUBE CF (G24Q -1 BASE) 2CFQ18 - (2) 18W QUAD TUBE CF (G24Q -2 BASE) 2CFQ26 - (2) 26W QUAD TUBE CF (G24Q -3 BASE) 2LTT27 - (2) 27W LONG TWIN TUBE CF (2G11 BASE) Consult factory for other available lamps. PROJECT: LOCATION: FEATURES • Larger size is ideal for larger scale walls. • A timeless classic design for any application. • Solid bar stock for maximum strength and rigidity. • Listed and approved for wet locations. • Electronic, multi -volt (120/277) ballast is standard (0 °F starting temperature). • All parts are treated with a five stage phosphate bonding process before being finished with a long lasting powder coat finish. • No visible fasteners. • Manufactured in the USA. EXAMPLE: 505 - 2LTT27- SAL -VB HOUSING FINISH WHT - White BLK - Black SAL - Silver BRZ - Bronze Consult factory for other finishes. 10502 EAST MONTGOMERY, SUITE 4 • SPOKANE, WA • 99206 PHONE: 509.924.0243 • FAX: 509.924.2607 • www.indessa.com Indessa Lighting reserves the right to make design revisions without prior notice. TYPE OPTIONS VB - Vertical Bar Housing DC - Double Cross Bar BL - Bottom Lens TC - Top Aluminum Cover BC - Bottom Aluminum Cover Lamp - Lamp provided, please specify color temperature OW -1.1 TYPE: DESCRIPTION The McGraw - Edison Concourse 111 is the most versatile, functionally designed, universally adaptable outdoor lighting luminaire available. Through a variety of mounting styles, it offers a family of low profile sharp -cutoff luminaires that make optimum use of today's high output HID sources. APPLICATION Enhancing natural landscapes as well as cityscapes, the • Concourse III brings outstanding performance and style to walkways, parking lots, roadways, loading docks, building areas, and any security lighting application. U.L. listed and CSA certified for wet locations. DIMENSIONS COOPER LIGHTING 2 1 19 3/4' 1502 tlml 6 1/4' 1159 m) • Square Pole CATALOG I: • SPECIFICATION FEATURES A--- Latches Two spring -steel quick release latches on housing for toolless entry. B•••Socket Porcelain mogul -base screw shell type lamp socket with spring- loaded center contact. C•••Housing One- piece, die -cast aluminum housing features aesthetically pleasing soft- corner design. D•••Gasketing Closed cell gas - filled high temperature silicone gasketing completely seals optical system from dirt, bugs or other foreign material. E•••Lens Thermal shock- and impact- resistant clear tempered glass. 14 7B' 1378mmi 5B' 11i3jnml F•••Optics Optional high efficiency segmented or hydroformed reflectors available in a range of distributions. Reflector modules attach to the housing. All reflectors are field rotatable in 90° increments.'" G•••Mounting Universal mounting clamp concealed in housing fits 1 1/2" to 2 3/8" 0.D. horizontal tenons without adapters. Provides a +5° vertical leveling adjustment. H•••Ballast Easily removable high power factor HID multi -tap ballast is staddard. J•••Hinges Integral hinges prevent door rocking and optimize sealing cap abilities. DIRECT ARM MOUNTINGS WALL MOUNT ADAPTER •A►t�2 McGRAW- EDISON° EPA ADH041193 CAL CONCOURSE III 7 0- 4 0 0 W High Pressure Sodium Metal Halide ARCHITECTURAL AREA LUMINAIRE Dark Sky Friendly ENERGY DATA Hi- Reactance Ballast Input Watts 70W HPS HPF (95 Watta) 70W MN HPF 194 Watts) 100W HPS HPF (130 Watts( 100W MH HPF (129 Wane) CWA Ballast Input Watts 150W MH HPF (210 Watts) 175W MH HPF (210 Watts) 250W HPS HPF (300 Warts) 250W MN HPF (295 Watts) 400W MPS HPF (455 Watts) 400W MN HPF (455 Watts) Effective Projected Area: 0.9 SHIPPING DATA Approximate Net Weight: 39 104 115 41.1 Notes: . Job: Sc Type: 0 — I 100 LINE 101 PERFORMANCE SCONCE The Gardco 101 Trapezoidal Wedge high performance sconce offers an excellent alternative to unsightly wall mounted fixtures. These architecturally refined luminaires are designed to integrate naturally to wall surfaces. The 101 luminaires are available with three (3) different distribution patterns - a wide throw, a medium throw and a forward throw. Each luminaire is designed to accept sources up to 175MH. Housings are sealed throughout, completely excluding moisture, dust, insects and contaminants. ORDERING 101 Luminaires installed in the normal downlight position with no uptilt meet IESNA Full Cutoff criteria PREFIX /f0 1 I- Enter the order code into the appropriate box above. Note: Gardco reserves the right to refuse a configuration. Not all combinations and configurations are valid. Refer to notes below for exclusions and limitations. For questions or concerns, please consult the factory. PREFIX 101 Trapezoidal Wedge 101 EM Emergency Sconce 101 EMR Remote Emergency Sconce Refer to conhlguratlon Chart below for available combinations WATTAGE AND VOLTAGE LAMPNOLTAGE CHART -101 Voltage: 120 Ell 50MH 7OMH 100MH 150MH 175MH 35HPS 100CMHE Fluorescent 260P 2260F' 32TRF' 42TRF' 232TRF' 242TRF' FINISH dna> BRP BLP WP NP BGP OC SC A Genlyte Company 20$ 244 an 34Z 4$0 Bronze Paint Black Paint White Paint Natural Aluminum Paint Beige Paint Optional Color Paint Specify PAL designation ex.: 0C- RAL7024 Special Color Paint Specify Must supply color chip DISTRIBUTION WATTAGE VOLTAGE FINISH F PCB OS 0924 SL UT WLU WS Gardco Lighting reserves the right to change materials or modify the design of its product without notification as part of the company's continuing product improvement program. Solita is a Registered Trademark of AFG Industries. O Copyright Gardco Lighting 2001 -2005. All Rights Reserved. International Copyright Secured. DISTRIBUTION FT WT MT CONFIGURATION CHART - 101 EM Distribution El WI MI 124 Forward Throw Not Available with Fluorescent Lamps Wide Throw Not Available with Fluorescent Lamps Medium Throw Yonne 2411 244 27Z 34Z 4$0 CI F;12 :: {sl Fluorescent 226QF 42TRF CONFIGURATION CHART - 101EMR Distribution Voltage Q ITC MI 120 246 240 an 34Z 424 • • • • • • • • Fluorescent 2260F 42TRF 242TRF Fusing 120V/277V only Button Type Photocontrol Ida w/480V Quartz Standby HID only, N/A with CMHE Ballasts or with 175MH -480V Quartz Emergency HID, WT Optics only. 150w max Solite® Diffusing Lens 5° Uptilt Wet Location Door for Inverted Mount Not available with WG option Wall Mounted Box for Surface Conduit WS/UT WG B30 B84C B84C -CAN POLY Gardco Lighting 2661 Alvarado Street San Leandro, CA 94577 Combinations marked with a dot are available for ordering. MH - Metal Halide CMHE - Ceramic Metal Halide with Electronic Ballast HPS - High Pressure Sodium CIF - Quad Fluorescent TRF - Triple Tube Fluorescent 1. 260F, 32TRF and 42TRF types feature an electronic fluorescent ballast that accepts 120V through 277V, 50hz or 60hz input. 2. Contact factory for Fluorescent Dimming OPTIONS 1 OPTIONS WS Option w /5° Uptilt Wire Guard Not available with WLU option Bodine Remote Emergency Pack - Full Light Output EMR luminaires only, Must be ordered here or supplied by others Bodine Remote Emergency Pack EMR luminaires only, Must be ordered here or supplied by others Bodine Remote Emergency Pack - Canada EMR luminaires only, Must be ordered here or supplied by others Polycarbonate Sag Lens 100w HID maximum 800/227 -0758 510/357 -6900 in California Fax: 510/357 -3088 www.sitelighting.com 's GARDCO LIGHTING 79115. 12411006 • 100 LINE 101 PERFORMANCE SCONCE SPECIFICATIONS GENERAL: Each Gardco 101 Line luminaire is a wall mounted cutoff luminaire for high intensity discharge or compact fluorescent lamps. Internal components are totally enclosed in a rain- tight, dust -tight and corrosion resistant housing. The housing, back plate and door frame are diecast aluminum. A choice of three (3) optical systems is available. Luminaires are suitable for wet locations (damp locations if inverted). HOUSING: Single -piece soft trapezoidal housings are diecast aluminum. A memory retentive gasket seals the housing with the doorframe to exclude moisture, dust, insects and pollutants from the optical system. A black, diecast ribbed backplate dissipates heat for longer lamp and ballast life. DOOR FRAME: A single -piece diecast aluminum door frame integrates to the housing form. The door frame is hinged closed and secured to the housing with two (2) captive stainless steel fasteners. The heat and impact resistant 1/8" tempered glass lens and one -piece gasket are mechanically secured to the door frame with four (4) galvanized steel retainers. OPTICAL SYSTEMS: Reflectors are composed of specular extruded and faceted Alzak® components, electropolished, anodized and sealed. Reflector segments are set in arc tube image duplicating patterns to achieve the wide throw, forward throw or medium throw downlight distributions. ELECTRICAL: Standard Luminaires: Each high power factor ballast is the separate component type, capable of providing reliable lamp starting down to -20° F. Component -to- component wiring within the luminaire will carry no more than 80% of rated current and is listed by UL for use at 600 VAC at 150 °C or higher. Plug disconnects are listed by UL for use at 600 VAC, 15A or higher. Standard and dimming fluorescent units have a starting temperature of 0 °F (- 18 °C). Dimming range is 15% to 100% Standard fluorescent ballasts are solid state. 17.76 cm 16 1/4' 9' 1. 22.86 cm a 2e cm Garda) Lighting reserves the right to change materials or many the design of Its product without notification as part of the company's continuing product Improvemem program. Solite Is a Registered Trademark of AFG Industries. O Copyright Gardco Lighting 2001 -2005. All Rights Reserved. International Copyright Secured. A eenyle Company • EM Luminaires: Electronic fluorescent ballasts are high power factor. Sockets are high temperature polycarbonate with brass contacts. In the event of power Interruption, integral battery pack will power (1) 42W or (2) 26W compact fluorescent lamps at reduced light levels. Maintenance free battery is rated for ambient temperatures down to 0 °C. Indicator light is visible through the lens. A test switch is accessible through the door assembly. EMR Luminaires: Electronic fluorescent ballasts are high power factor. Sockets are high temperature PBT with brass contacts. A 7.5, 11 wire, quick disconnect assembly is provided for wiring through conduit (by others) to a Bodine B30, B84C or B84C -CAN fluorescent emergency ballast. The fluorescent emergency ballast is not provided by Gardco unless the B30, B84C or B84C -CAN Option is specified on the order to the factory. In the event of power interruption, the B30 remote battery pack will power (1) 42W or (2) 28W compact fluorescent lamp at full light levels; the remote battery pack (B84C/B84C -CAN) will power (1) 42W or (2) 26W compact fluorescent lamp at reduced light levels. Maintenance free battery is rated for ambient temperatures down to 0 °C. Indicator light is visible through the lens. A test switch is accessible through the door assembly. NOTE: B30 does not bear CUL label. LAMPHOLDER: Pulse rated medium base sockets are glazed porcelain with nickel plated screw shell. Fluorescent sockets are high temperature plastic (PBT) with brass alloy contacts. FINISH: Each standard color luminaire receives a fade and abrasion resistant, electrostatically applied, thermally cured, triglycidal isocyanurate (TGIC) textured polyester powdercoat finish. Standard colors include bronze (BRP), black (BLP), white (WP), natural aluminum (NP) and beige (BGP). Consult factory for specs on custom colors. LABELS: All fixtures bear UL or CUL (where applicable) labels. Lens down application is Wet Location and lens up is Damp Location, except when using the optional inverted Wet Location components. DIMENSIONS Gardco Lighting 2661 Alvarado Street San Leandro, CA 94577 MountingPkte It-- o�� �i O Or kla arg eft Rattan 3' 7.67 cm Qi Note: Mounting plate center is located In the center of the luminaire width and 3.5' above the luminaire bottom (lens down position). Splices must be made in the .1-box (by others). Mounting plate must be secured by max. 5/16' diameter bolts (by others) structurally to the wall. 800/227 -0758 510/357 -6900 in California Fax:510/357 -3088 www.sitelighting.com GARDCO LIGHT! G 79115. 124+10 1 Notes: Job: Type: ECOLUME ECA /ECW The Ecolume ECAIECW is a rectilinear arm - mounted area luminaire. The precision segmented optical systems provide required light levels, even illumination, wide pole spacings and glare control. The housing is dieformed and the door frame is extruded aluminum. The Ecolume luminaire is completely sealed and gasketed, preventing intrusion from moisture, insects and contaminants. ORDERING Flat glass lens luminaires meet IESNA Full Cutoff criteria. Sag lens luminaires meet IESNA Cutoff or Semi- Cutoff criteria. PREFIX ECA14 ECA18 ECA23 2H 3H FH OH CONFIGURATION 14" Square Arm Mount Luminaire 18" Square Arm Mount Luminaire 23" Square Arm Mount Luminaire Arm mounting an round poles is designed to mount to poles measuring 35' OD or largo Horizontal Lamp Type II Type III Type IV Forward Throw Type V 1L' 182 2 70 HPS' 250 HPS 750 HPS 100 HPS' 400 HPS 1000 HPS 150 HPS' 250 MH 1000 MH 100 MH' 400 MH 750 PSMH" ' 150 MH' 250 PSMH° 1000 PSMH'' 175 MH' 320 PSMH 200MH 350 PSMH 175PSMH 400 PSMHi° FINISH BRP Bronze Paint BLP Black Paint WP White Paint NP Natural Aluminum Paint OC Optional Color Paint awry RAL designation ex: OC- RAL7024 SC Special Color Paint Spedry. Must supply color chip. EMCO DISTRIBUTION HS F LF PCT PCR PCB MF AP AT ECW14 ECW18 ECW23 ECWA14 ECWA18 ECWA23 WATTAGE 14" Square Wall Mount w /Arm 18" Square Wall Mount w /Arm 23" Square Wall Mount w /Arm VOLTAGE H Enter the order code into the appropriate box above. Note: Gardco reserves the right to refuse a configuration Not all combinations and configurations are valid. Refer to notes below for exclusions and limitations. For questions or concerns, please consult the factory. PREFIX 14" Square Direct Wall Mount Luminaire 18" Square Direct Wall Mount Luminaire 23' Square Direct Wall Mount Luminaire Vertical Lamp 3V' Type III Vertical Lamp FV'? Type IV Forward Throw Vertical Lamp QV "? Type V Vertical Lamp 3V-RNC'' Type III Vertical Lamp, Reduced Nadir Candlepower (23' only) OV -RNC' 1 Type V Vertical Lamp, Reduced Nadir Candlepower (23' only) RNC (Reduced Nadir Candlepower) option should be specified only in applications requiring extreme maximum to minimum uniformity ratios (5 to 1 or lower). Reduced luminaire efficiency will result in lower average tootcandle levels 3SV' Type III Vertical Lamp Mallmaster Semi - cutoff (23' only) QSV' Type V Vertical Lamp Mallmaster Semi - cutoff (23'ony) WATTAGE 4. Requires mogul base lamps in hoizaual optics and medium base lamps in vertical optics. NIA w/480V. 5 Requires mogul base lamps in horizontal optics and medium base lamps m vortical optics 6. Vertical Lamp optics only Medium base lamps onty M137 nr M152 7. Requires Medium Base Lamp in all optics. 8 M138 or M153 9. M132 or M154 10. M135 or M155 11. M149 only 12. Available with vertical lamp optics only Internal House Side Shield (Stypfiedsundard forFFVFV) Fusing In - Pole /In - Line Fusing (Klrincludes In- ire Fuses) Locking Type Photocontrol Receptacle w /Photocontrol Not available with 480V Locking Type Photocontrol Receptacle Button Photocontrol Mast Arm Fitter or 23' units only) Adjustable Knuckle - Pole Mount Only available with single and twin 'minxes (gl 180° Adjustable Knuckle - Tenon Mount IN ea' units) PTF2 PTF3 PTF4 ACR POLY OS FINISH 1 2 2 @90 3 3 @120 4 2661 Alvarado Street, San Leandro, CA 94577 800.227.0758 (CA) 510.357.6900 FAX 510.357.3088 http: / /www.sitelighting.com LIGHTING Genlyte Company 0 Copyright EMCO Lighting 2001-2004. All Rights Reserved. International Copyright Secured. OPTIONS CONFIGURATION Single Assembly Twin Assembly Twin Assembly at 90 Triple at 90 Triple at 120 Quad Assembly Use 'Fla ECW and ECWA wall mounted units DISTRIBUTION 1. 14%t8" vertical lamp optics am supplied standard wfugh temperature resistant thermoplastic sag lens. 23' mertical lamp optics are supplied standard with sag glass 2 18' and 23' 3V42V optical systems feature an upper (factory set) sharp cutoff socket position. For wider spacings, a lower (field afustable) semi-cutoff socket position maybe set 3 14" vertical lamp optics require a madam base lamp NA with 480V VOLTAGE 120 347 208 480 240 QUAD 120/008240/277 277 factory tied to 2771/ OPTIONS Pole Top Filter 2 'b' X 4" Pole Top Fitter 3" - 3'h" X 6" Pole Top Filter 3'h" - 4" X 6" Acrylic Sag Lens an feu of glass - N/A w,23' units) Polycarbonate Sag Lens (in lieu of glass - N/A w'23" units) Quartz Standby 79215-50/0804 ARM MOUNT ECA14 ECA18 ECA23 A 14 " sq 18 "sq 23 "sq B 7" 10" 14.5" C Arm Length 6" 9" 12" D Arm Height 5" 5" 8" E Drop Lens 2" 4" 6.5" • • ECOLUME ECA /ECW SPECIFICATIONS GENERAL DESCRIPTION: Each EMCO Ecolume is a sharp cutoff luminaire for high intensity discharge lamps. Internal components are totally enclosed, rain- tight, dust - tight, and corrosion resistant. No venting of the optical system or electrical components is required or ,permitted. Lamping requires no lifting or hinging of the luminaire housing, disturbing wiring or exposing uninsulated live parts. HOUSING: The housing wrapper is one -piece dietormed aluminum. The housing has an integral reinforcing spine and no welded corners. Silicone seals provide a weathertight seal at all points of material transition. LENS: A mitered, extruded anodized aluminum door frame retains the optically clear, heat and impact resistant tempered flat glass in a sealed manner using hollow section, high compliance, memory retentive extruded silicone rubber. A non - yellowing drop acrylic lens is provided standard on 14" and 18' vertical lamp and a sag glass lens is provided on 23" vertical lamp luminaires. A single flush 1/4 turn captive fastener permits easy access to the luminaire. DIMENSIONS Ecolume EPA (Effective Projected Area) Ft 14" units 18" units 23" units Single Fixture Single Arm Twin 180° Quad Weight 1.1 1.9 3.6 2.2 3.8 7.3 2.7 4.8 8.8 30 ibs 50 lbs 90 lbs WALL MOUNT ECW14 A 14" sq B 7" C 8" 2661 Alvarado Street, San Leandro, CA 94577 800227.0758 (CA) 510.357.6900 FAX 510.357.3088 httpJ /www.sitelighting.com OPTICAL SYSTEMS: The segmented reflector system consists of two levels of highly specular aluminum facets precisely aligned to achieve specified photometric distributions. The entire optical system is field rotatable in 90° increments. The position - oriented mogul base socket is glazed porcelain with a nickel plated screw shell. A lamp stabilizer is standard on 3H and QH 400W MH units. ELECTRICAL: Each high power factor ballast is the separate component type, capable of providing reliable lamp starting down to -20° F. The ballast is mounted on a unitized tray and secured within the luminaire, above the reflector system. Component -to- component wiring within the luminaire will carry no more than 80% of rated current and is listed by UL for use at 600 VAC at 150 °C or higher. Plug disconnects are listed by UL for use at 600 VAC, 15A or higher. FINISH: Each luminaire receives a fade and abrasion resistant, electrostatically applied, thermally -cured polyester powder finish after fabrication. LABELS: All fixtures bear UL or CUL (where applicable) Wet Location labels. ECW1B 18" sq 10" 11" EMCO Lighting reserves the right to change materials or modify the design of its product without notification as part of the company's continuing product improvement program. EMCO LIGHTING Genlyte Company m Copyright EMCO Lighting 2001.2004. All Rights Reserved. International Copyright Secured 7921550(0804 • LANCE MUELLER & ASSOCIATES A R C H I T E C T S• A I A 130 lakeside • suite 250 • Seattle, washington 98122 325.2553 fax 328 -0554 v- 0 %PI ? I 0 u date r- Lt- O( job alb C. Inco6. SC - fi 1 L pLisont4G, , omit- -to MATGA4 —D61 P osy- -- PdIptt" fro UPI 8uluolke COpIJG 50 sF Toti I. S(60 PO CS NW' - to NATGN £ 4CC,o COWL HOWAYIGAT Stest.) V4r[oN 01 4' R ECEIVED MM Q T limn Attachment F • LANCE MUELLER & ASSOCIATES A R C H I T E C T S• A I A 130 lakeside • suite 250 • Seattle. washington 98122 325.2553 fax 328.0554 I I • date r - 4- OG job P.M RGb6. hEIItL- PAWING , pout fio Mara csi°1461 < SDDrst, Porr — mitt eto hAncef smoke Milo Sf To1 L S(61) CG RIO - to 14ATON rtiAcco hotsMicAT S(61.l ttairrioN 4' pes slasloc, 13 R 2 00(000 0600 W 010/4 01.111 [ Wd a ] 1010110.101 91013301 TR 13/ War Ow 0. m 04[ I.SC [410 -I -0I - 0020 10144 :0011 OI WA' 9 1 003 WARM 04292 110[ 0/ 001O[ 0(1 00 30 01C [1st 13)400 ■• 4000 LOOK - 003 [4141- fT -.On 044 000 OF 2S-1 • tW SOWS -01100 ' NSF. 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WA 90122 • 2 2553 PROPOSED RETAIL BUILDING SC-4 17275 SOUTNCENTER PARKWAY, TUKWILA WA SC-4 UNITED UABIUTY COMPANY 77 • . • - 096 ob no drown chockod 10/ID/it date 119 C. atUbltr.C. blit.a1Mir 111 revision dab, NYld S001.1 1111321c1 I - ISS -O ■ .',':::._ .,.. . .2 _ . 11§' ._. n . ' : CI lii . 2 1 43"-fr 1 I It . ;.,•• , 1.33 -0 Pal D. 03/ WOKS OMER 00.0.CPWKI SC-4 P1-4.1 CMG PREUM. FLOOR PLAN LANCE MUELLER S ASSOCIATES L\./\/■ RCM I T CT• • ANA 130 LAKESIDE • SEATTLE. WA 90122 • 2 2553 PROPOSED RETAIL BUILDING SC-4 17275 SOUTNCENTER PARKWAY, TUKWILA WA SC-4 UNITED UABIUTY COMPANY 77 • . • - 096 ob no drown chockod 10/ID/it date 119 C. atUbltr.C. blit.a1Mir 111 revision dab, NYld S001.1 1111321c1 "'6•.i .IIIAO F Cam'• $IGA1ns AFEq = 4 ► 1 ► 1 10,T /i t 111111111111111111111111 11 PREUM. ELEVATIONS w 0 LAND M 66666 4 4110001AT•• A• 0 11 1 1 ■ 0 1 • • • 1 130 LAKESIDE • SEATTLE. WA 03122 • 2 . 325 2553 PROPOSED RETAIL BUILDINQ SC -4 17275 SOW/CENTER PARKWAY. 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THENCE ALONG SAO SOUTH LINE N 671595' 0 021.95 1101 TO THE PONT OF 6EONNNG DENNG A PCH1102 O SURKT RECORDED UNDER AUOTOYS MI N0. 6006209001 DATUM — NAVO 1988 CONTOUR INTERVAL — 2 FOOT EARTHWORK QUANTITIES: 21111 4.045 CT 02T. 356 CT VICINITY MAP Nis OUANTTT[S AM EargeOISEATC COTTRACTOI 6 ■ MO TO PWOW ALL VOW KOSSAR, TO BONG STE TO GRAMS 5 9*000 a T05 FLA0 MO TO NIT MO EA.NrT 5/140,1 • 4 PRELIMINARY A 0•w1 3-6 -06 CHANGES PER OTT CONNENT5 AND 0.004 SIT RAN 011445 t RETAIL BLDG, SC-4 12225 SOUMCENTEN PKwr DATE. 1 -2 -05 DES OW SCALE: 1'020' 0004 000 GRADING & TESC PLAN DECKER OEKLOPMENI t CONSTAUCRO4. NC 112 E L 00 ST. 6230 •,,SEATTLE. WA 96102 PNO E:206- 505 -0660 1 of 3 he• • 03 et INC CDS id (MS 2-30 t T-!•• Rod. 0401.5(01 ! 1 - • CM COST 00.1070. ,e1F:7 1) IfiStr Er33 0 IAA Ent ' SitS • SO COMTNITE 71.210 II -It PC CYST ORD ROOM SWV4, SEC 26, TWP 23N, RGE 4E SEC.- COTO. • (TM 1 71.010 1.111 25 54100 1051 "00,407. dTd !ZEST Pet SICK 36' 1 .' KM. Nadel 10 ExS7 100010. - PREN01710.1 70 145133. Z • SVC .1 •157021 11400113* PodE/010.1 111 33 36" NOTES: 1. oeSTALL • 33D. PRESUME Rocha Ander sae Mel PROTECTION d TlC and. SSE OT 00 did WEER. t docrod MEADOW 000Ett EOCV 733 033: din 77441 1E0 eld ell ROOM 01017• EEO STIC 5*715 0001201 1 he nos 900. El id A504 03634. WO 31 4. Km ow sr or Apostovco lives 01 171. • led RSA tiEed 33531336001 0014305 CCSGM • COSTOECTIOe Sine•RDS 04 911. O. 5ter7 TWAT 000101 OF UST SSS 8 miEcumr •10, • 0706010 13 OreS 4C33233 033 733 Nor Ouode 7. 105eC7 dr ORM MP 571 112.04 MOOG 00 %SST EDGE OF 00 0.10.0•100 70 AA 040100137 LOCATION 0000STOE•AES 114E SEOUL PRELIMINARY DATE: 1-4-06 SCALE: 1'4 OE I RETAIL BLDG, SC-4 Inn 'dried. hon. 0 . OCD DRAINAGE PLAN DECKER 334433401 • cdSTEDCroie, 117 1 201350 St 0230 ,3331il1. 00 0002 744041.204-543-4964 2 of 3 d SPR.triv,t, PLAK4 fe alf:4.4`,Wartra,g1Fla.F.41. S edothelV74.# Pi< of WA V :.1 PO SO• 4 plepre • leyyd, ..11.610441•10.d iV2 . 00.1•14 MALI "A • 'r .... 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L. ..... sea.' ▪ stooloolo44144 PLANTING PLAN :t" v"-- • .,. • ' MS , • •■•• sai . • • ,P,.......011.1.0111(.4.0.80.,. on NO. • 010 . 411 . 41041 .t.m.. , ....wevompasosax a c.d.... niffart sis va aro,. nohow ...sae,. ....Ter:s=ratis. 6:1,1 • 4,4,o 45 yrs usatsa•Cat aff sff effanumses ,,, .....kt:c •'?•• • A $ 0 •• „ 7Z 1 , • • -4 ata,to a. i.e.. Peal LANOSCAPA PLAW ° ... - vaaaa,.. ea — ••••••0 #40.1f +sato. asses moat...F.64a - . eaff asffe,otaffea$1 • ff,s as. • - auffaffai,ffasaff • ....so.. Oa... a. 4.) ITAL bUSLOWS SC-4 ovrrs anrineamt44 4 4.****** CAGY. A...LT CONDScAlt **Ott .1***. . 114411 Iffs .044 atm CT CITY OF TUKWILA I NOTICE OF PUBLIC HEARING PROJECT INFORMATION Decker Development has filed applications for a new 16,000 square foot retail development and associated retaining wall at 17275 Southcenter Parkway (former site of Wendy's Restaurant). As part of the project the western side of the intersection of Minkler and Southcenter Parkway will be reconfigured to provide turn and stacking lanes. Permits applied for include: Other known required permits include: Sign Permits Building Permits FILES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. Project Files include: OPPORTUNITY FOR PUBLIC COMMENT You are invited to comment on the project at a public hearing before the Board of Architectural Review, scheduled for March 23, 2006 at the Tukwila City Council Chambers, 6200 Southcenter Boulevard. To confirm this date call Nora Gierloff at the Department of Community Development at (206) 431 -3670 or email to ngierloff @ci.tukwila.wa.us. For further information on this proposal, call or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: 1/6/2006 Notice of Completeness Issued: 1/13/2006 Notice of Application Issued: 1/26/2006 Notice of Hearing Issued: 3/9/2006 Q: \ SC4 \ Hearing_Not.DOC Design Review Approval Tree Permit L05 -001 Design Review L05 -002 Tree Permit E05 -001 SEPA Environmental Checklist a a a a :! 3 0 aa• SS N ss I ISO IAXESID[ • S[ATflS. WA 01122 • 2oa 325 2553 OLaO0Z114Y N•IV 1.5..233 n ..ed .OZ i / PREUM. SITE PLAN LANOI UUauan • Aa•00IATa• a I • A I RETAIL BUILDING SC •4 17275 SOOTNCENTER PARKWAY, IUKMII.A WA lab,, hA no. drown chocked SC -4 UNWED UABILm COMPANY IE 't 1 1 1 1 , 1 1 + 11 +'I ` 11 t 1' 1 ' 11 , 11 11 +;111111 I II, 1'111 1. 1 11 , ' lI '�1 111'11 t1 +'1 1 1111 1 1` t '1 111111111''1jb111, 1'111 Ot1I 1i ,11 1`f 1 1 t 1 1 i ' 11'll'1 1 'I'I 1 , ,111 I II 111 11 11 1r 1 1 1 'r1 1r 1r „111 ;r �I I rl 1 1.11 i 1.11 111 /, Il frllllrl ll lr ll J(r '') % , /l fl rlI;r;; • I'�� �� l � ' � / ;i,l ,1111 I+ it 11 i l1' 1 11 , I 1 • 'i1 tIL•11� ILL 11 1 k I i111 , M ,CS,BS.LB N 262304 9024 SC3 LLC, ERRE LLC, EVANS 10 LLC 3302 FUHRMAN AVE E., SUITE 110 SEATTLE, WA 98102 262304 9067 CLPF - TUKWILA 14900 INTERURBAN AVE S., #210 SEATTLE, WA 98168 262304 9110 TUKWILA KIR 301 MINKLER BLVD TUKWILA, WA 98188 262304 9117 WIG PROPERTIES LLC 4811 134 PLACE SE BELLEVUE, WA 98006 262304 9136 CLPF - TUKWILA 14900 INTE SEA , WA 98168 262304 9071 TAKUMI - YOSHIE LLC 999 3 AVE., #2525 SEATTLE, WA 98104 262304 9081 WIG PROPERT 4811 1 ACE SE EVUE, WA 98006 C -SS 812520 0390 CATHERINE A. MOCK 8706 183 AVE SW ROCHESTER, WA 98579 AN AVE S., #210 • 262304 9069 MIKAMI MASAO TRUST 999 3 AVE, #2525 SEATTLE, WA 98104 262304 9067 CLPF - TUKWILA 14900 INTER SEA , A 98168 262304 9110 TUKWILA KIR 301 M : LVD TUK A, WA 98188 262304 9134 RAMOS PROPERTIES LLC 133 SW 158 ST BURIEN, WA 98166 262304 9071 TAKUMI-YOS 999 3 '., #2525 SE E, WA 98104 AVE S., #210 812520 0410 MBK NORTHWEST 4949 MEADOWS ROAD, #675 LAKE OSWEGO, OR 97035 262304 9117 WIG PROPERTIES 4811 134 ' • SE BEL E, WA 98006 812520 0400 CATHERINE A. M 8706183 SW RO - : TER, WA 98579 262304 9066 WAIKIKI GRAND PARTNERS LP 250 KAWAIHAE ST. #20E HONOLULU, HI 96825 262304 9096 CASTELLO LAND CO INC. PO BOX 40629 BELLEVUE, WA 98015 262304 9110 TUKWILA KIR 301 MINKLE : i TUKW , WA 98188 262304 9135 MBK NORTHWEST 4949 MEADO LAKE S - GO, OR 97035 262304 9070 PHOENIX INS & CENTER PLACE 2801 ALASKAN WAY, #200 SEATTLE, WA 98121 262304 9080 WIG PROPERTIES 4811 134 P SE BELL ". , WA 98006 AD, #675 812520 0360 CHEN TING -WEI 4894 BEACON AVE S. SEATTLE, WA 98104 262304 9120 SC3 LLC, ERRE LLC 10 LLC 3302 F ' , E E., SUITE 110 SEA r , WA 98102 Pet Smart 17585 Southcenter Parkway Tukwila, WA 98188 Recliner Land 17197 Southcenter Parkway Tukwila, WA 98188 National Bedroom 17065 Southcenter Parkway Tukwila, WA 98188 Car Toys 16901 Southcenter Parkway Tukwila, WA 98188 Lamps Plus 16839 Southcenter Parkway Tukwila, WA 98188 I • Linens & Things 17501 Southcenter Parkway, Suite 400 Tukwila, WA 98188 Borders JoAnn Fabrics Ethan Allen 17501 Southcenter Parkway, Suite 200 17501 Southcenter Parkway, Suite 100 17333 Southcenter Parkway Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 The Tux Store 17185 Southcenter Parkway Tukwila, WA 98188 Golden Indian Curry KJC Nails and Spa Greek 17155 Southcenter Parkway 17145 Southcenter Parkway 17139 Southcenter Parkway Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Money Tree Subway Platos Closet 17115 Southcenter Parkway 17105 Southcenter Parkway 17095 Southcenter Parkway Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Futon 123 17025 Southcenter Parkway Tukwila, WA 98188 Mens Wearhouse Grazie Silver Platters 16971 Southcenter Parkway 16943 Southcenter Parkway 16935 Southcenter Parkway Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Lazy Boy 16875 Southcenter Parkway Tukwila, WA 98188 K &G Superstore 17501 Southcenter Parkway, Suite 300 Tukwila, WA 98188 Happy Teriyaki 17165 Southcenter Parkway Tukwila, WA 98188 Mayflower of China 17005 Southcenter Parkway Tukwila, WA 98188 Seattle Kareoke 16831 Southcenter Parkway Tukwila, WA 98188 I, Ot t &- 0..,k. HEREBY DECLARE THAT: Notice of Public Hearing Notice of Public Meeting Board of Adjustment Agenda Pkt Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION Determination o Non - Si gni fi cance Mitigated Determination of Non- Significance Determination of Significance & Sco Notice Board of Appeals Agenda Pkt Planning Commission Agenda Pkt Short Subdivision Agenda Shoreline Mgmt Permit FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Notice of Action Official Notice Notice of Application Notice of Application for Shoreline M gp Permit Other Was mailed to each of the addresses listed on this year 20 (2 Q Project Name: e,C- Project Number: L-O S CEO t C)0 r ' Mailer's Signature: �, C Person requesting mail x 4 9 9 � / � P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM Message Nora Gierloff - SC 4 Retail Building • • From: "Brad Decker" <brad @seattleforrent.net> To: "'Nora Gierloff" <ngierloff @ci.tukwila.wa.us> Date: 10/17/2006 11:41 AM Subject: SC 4 Retail Building Page 1 of 1 Nora, Could you please review two suggested changes. 1) We would like to move the sidewalk on the north side 2 feet to the north (See attached PDF). We have installed the power and gas meters on the north side. They stick out about 18" - 20 ". If we move the sidewalk 2 feet north, it will clear the meters. 2) The East elevation plan shows (2) two blue tiles. Since we do not have blue on the building. I would like to change it to the copper penny color tiles. Please let me know what you think. Thanks Brad Decker Decker Development & Construction, Inc. 117 E. Louisa, #230 Seattle, WA 98102 (206) 545 -4964 Fax (206) 545 -4952 file: / /C: \Documents and Settings \Nora. SIERRA \Local Settings \Temp \XPGrpWise \4534C... 10/25/2006 ECYCUNG S.F. PER 1000 GROSS 80 SF REVD. I DUMPSTER/RECYCLE RE:9/A1.1 -11/A1.1 • ••• March 20, 2006 Decker Development & Construction, Inc. 117 East Louisa Street #230 Seattle, WA 98102 Dear Brad, For the narrow bed on the south side of the SC-4 building in Tukwila we can substitute Italian cypresses for the 'Amanogawa' flowering cherries. I know of no tree that stays as narrow as the Italian cypress (typically around 2 ft. wide), and even then it can be maintained as to width and height by shearing. I personally like the variety Cupressus sempervirens 'Glauca' because of its bluish cast, but the standard green form also works well in such areas. I am including a couple of faxes with additional information on this plant. Sin rely yours, Crai B. Esvelt g B. Esvelt, landscape architect 18845 SE 213 Renton, WA 98058 425.432.1587 cesvelt@jrmo.com Southern Group of State Foresters Cupressus sempervirens Italian Cypress' Edward F. Gilman and Dennis G. Watson INTRODUCTION With its narrow columnar habit of growth, this evergreen forms tall, dark green columns 40 to 60 feet in height in the western United States but are often much shorter (Fig. 1). Trees are normally no more than three feet wide. The scale -like leaves lend a very fine texture to any setting. Planted three feet apart, they make a dense screen. Italian Cypress is often used for framing, as a strong accent around large buildings, or in the formal landscape but does not lend itself well to many home landscapes. It quickly grows much too tall for most residential landscapes, looking much like a green telephone pole. GENERAL INFORMATION Scientific name: Cupressus sempervirens Pronunciation: koo- PRESS -us sem- per- VYE -renz Common name(s): Italian Cypress Family: Cupressaceae USDA hardiness zones: 7B through 11 (Fig. 2) Origin: not native to North America Uses: screen Availability: generally available in many areas within its hardiness range DESCRIPTION Height: 40 to 60 feet Spread: 3 to 6 feet Crown uniformity: symmetrical canopy with a regular (or smooth) outline, and individuals have more or less identical crown forms Crown shape: columnar Figure 1. Middle -aged Italian Cypress. Crown density: dense Growth rate: medium Texture: fine Fact Sheet ST -225 November 1993 1. This document is adapted from Fact Sheet ST -225, a series of the Environmental Horticulture Department, Florida Cooperative Extension Service, Institute of Food and Agricultural Sciences, University of Florida. Publication date: November 1993. 2. Edward F. Gilman, associate professor, Environmental Horticulture Department; Dennis G. Watson, associate professor, Agricultural Engineering Department, Cooperative Extension Service, Institute of Food and Agricultural Sciences, University of Florida, Gainesville FL 32611. Cupressus sempervirens -- Italian Cypress Figure 2. Shaded area represents potential planting range. Foliage Leaf arrangement: whorled Leaf type: simple Leaf margin: entire Leaf shape: scale - like Leaf venation: none, or difficult to see Leaf type and persistence: evergreen Leaf blade length: less than 2 inches Leaf color: green Fall color: no fall color change Fall characteristic: not showy Flower Flower characteristics: inconspicuous and not showy Fruit Fruit shape: oval Fruit length: .5 to 1 inch Fruit covering: dry or hard Fruit color: brown Fruit characteristics: does not attract wildlife; inconspicuous and not showy; no significant litter problem Culture Trunk and Branches Page 2 Trunk/bark/branches: grow mostly upright and will not droop; not particularly showy; should be grown with a single leader; no thorns Pruning requirement: needs little pruning to develop a strong structure Breakage: resistant Current year twig color: brown; gray Current year twig thickness: thin Light requirement: tree grows in full sun Soil tolerances: clay; loam; sand; acidic; alkaline; well- drained Drought tolerance: high Aerosol salt tolerance: moderate Soil salt tolerance: good 8eric Planting and Care, pages 30 -96 CUPRESSUS. CYPRESS. Evergreen trees. These coniferous trees have tiny scalelike leaves closely set on cordlike branches and interesting goilball -sized globular cones made up of shield shaped scales. All are drought tolerant once established. C. forbesil. TECATE CYPRESS. Zones 8 -14, 18-20. Native to Santa Ana Mountains, Orange Co., and mountains of San Diego Co., California. Grows as low- branching trea to 20 ft., with cherry red bark and green foliage. Very fast growing —in tact it may get too lop heavy for size of' root system. Needs to be kept on dry side for wind resis- tance. Useful as hedge or screen. C. glabra. (Often sold as C. arizonica.) SMOOTH ARIZONA CYPRESS. Grown In Zones 5,8-24 but at its best in high desert and hot interiors, where it's valued as fast - growing windbreak tree, tall screen. Native to cen- tral Arizona. Unusually drought resistant when established. Seedlings vary in form and foliage color. Usually to 40 ft., spread- ing to 20 ft. Smooth, cherry red bark, with green to blue green to gray foliage. if you want uniformity in growth habit and color, look for selected forms: C. g. 'Gareei', rich, silvery, blue green foliage; C. g. `Pyrami- delis', compact and symmetrical. C. macrocarpa. MONTEREY CYPRESS. Zone 17. Native to California's Monterey Peninsula. Beautiful tree to 40 ft, or more, with rich bright green foliage. Narrow and pyramidal in youth, spreading and picturesque in age or in windy coastal conditions. Away from cool coastal winds is very subject to coryneum canker fungus, for which there is no cure. Look for foliage that first turns yellow, then deep reddish brown, and falls off slowly. Destroy infected trees. Fast- growing windbreak tree in coastal conditions. C. sempervirens. ITALIAN CYPRESS. Zones 4 -24; best in 9 -15, 18-20. Native to southern Europe, western Asia. Species itself, with horizontal branches and dark green foliage, is seldom sold. Instead, you usually have a choice of three varieties:C. s.'Indica' (C.'Roylei') is stiff, upright in habit with bright green foliage; C. s. 'Striate' (C. s. 'Fastigiate'), COLUMNAR ITALIAN CYPRESS, and C.B. `Glauca', BLUE ITALIAN CYPRESS (really blue green) are clas- sic Mediterranean cypresses. They grow eventually into dense, narrow, columnar trees to 60 ft Often need shearing and tying to keep within limited areas, Spray to control spider miles. CUSHION BUSH. See Calocephalus brownil. 5U5KION PINK. So Silene acaulis, Cupressus glabra Cupressus sempervirens CURRANT. For ornamental relatives see Ribes. Deciduous shrub. Best in Zones 1-6, 17, but grown in all Zones except where Irrigation water or soil is high in sodium. Grow in shade in hot - summer areas, full sun in coastal areas. Average water. Many - stemmed shrub to 3 -5 ft. high and equally broad, depending on vigor and variety. At- tractive foliage of lobed and toothed leaves to3 in. wide. Flowers, yellowish in drooping clusters, are followed by clus- ters of red or white fruit in early summer. Leaves drop rather early in tall. Currants bear at base of year -old wood and on spurs on 2 and 3 -year wood. Prune so that you keep balance of i, 2, and 3 -year canes; prune out older canes and weak growth. 'Red Lake', 'Perfection', and 'Cherry' are preferred varieties. In some areas it is illegal to plant currants, which might be hosts to white pine blister rust. Ask nurseryman or county agent about your area's requirements. Currant .5uA1SET 6, d Sti Ba OK Cupressus — Cyclamen CUSSONIA spicata. SPIKED CABBAGE TREE. Evergreen tree. Zones 16,17,19 -24. Native to South Africa. Known chiefly for its lobed. toothed, and cut leaves— something like giant dark green snowflakes. Leaves grow on 6- 10 -in. stalks, are 4 -7 in. long, divided into 5 -9 leaflets. Foliage displayed on 10-20 ft., smooth - trunked tree, with branches in rounded crown. Under best conditions, tree blooms: small flowers, yel- lowish, in dense spikes 3 -9 in. long, stand above leaves. Hardy to about 20 °F, Full sun, much summer water (with fast drainage). Cussonia spicate r'- 263 CUTLEAF or FERNLEAF ELDER. See Sambucus canadensis 'Laciniata'. CYANOTIS. Evergreen perennials used as house plants. Related to wandering Jews (Tradescantia and Zebrine), they resemble them but have shorter stems, fleshier, more succulent leaves, and noticeable covering of soft "fur." Give them fairly rich, loose planting mix, moderate water, and bright light. Reduce watering in dull winter weather. Propagate by cuttings. C. kewensis. TEDDY BEAR. Leaves 1 -1Y in. long, coated with brown "fur." Small 3- petaled flowers are purplish red. C. somaliensis. PUSSY - EARS. Stems somewhat longer than above (to 9-10 in.), leaves covered with white "fur," flowers blue. CYCLAMEN. Tuberous - rooted perennials. Grown for pretty white, pink, rose, or red flowers that resemble shooting stars. At- tractive leaves in basal clumps. Zones and uses for large - flowered florists' cyclamen (C. perslcum) are given under that name. All other types are small flowered, hardy, best adapted Zones 1 -9, 14 -24. They bloom as described in listing below, and all lose leaves during part of year. Leaves may appear before or with flowers. Use hardy types in rock gardens, in naturalized Cyanotls somaliensls CYCAD. Member of Cycadales, an order of slow - growing ever- green plants with large, firm, palmlike or fernlike leaves, and fruit borne in cones. Most people think of them as kind of palm. Most are native to tropical regions; some are subtropical, and some of these are hardy enough to grow out of doors in mild - winter climates. Extremely long lived. Average water. All are choice house plants —tough leaves, slow growth, and smallish root system make them adapted to pot culture indoors. Most common one is Cycas revolute (see next entry). For oth- ers, see Ceratozamia, Dioon, and Zamia. CYCAS revolufa. SAGO PALM. Cycad. Zones 8-24. In youth (2 -3 feet high), they have airy, lacy appearance of ferns. With age (grow very slowly to as high as 10 ft.) they look more like palms than ferns. But they are neither —they are primitive, cone - bearing plants related to conifers. From central point at top of single trunk (some- times several trunks), featherlike leaves grow out in rosettes. Leaves 2 -3 ft long (larger on very old plants), divided into many narrow, leathery, dark glossy green segments. Makes offsets (new plants attached to parent). Choice container or bonsai plant; useful for tropical look. Tough, tolerant house or patio plant That looks best in partial shade. Ave rage water. Hardlest(to 1 °F.), most widely grown cycad. Cycas revoluta Cyclamen persicum QOM TREAS fo E14/CAN 6A14041)5 B ' how. 42.6 W GENERAL LIST OF RECOMMENDED TREES 223 This little -known cypress is the hardiest and should be used considerably more in gardens. The MacNab Cypress of California is very similar but not nearly as hardy. Cupressus macrocarpa 75' Zone 7 Monterey Cypress nn': pyramidal when young, broadly rounded when old °FOLLiCE: evergreen, small scalelike (similar to Junipers) sAerrAT: California coast south of Monterey The Monterey Cypress is the best cypress for seaside planting and probably best used solely for this purpose, especially as a windbreak against ocean breezes. As a specimen tree or clipped hedge, it withstands salt -laden ocean winds better than most other evergreens. At Monterey it has been forced to grow in pic- turesque habit by the winds off the Pacific Ocean. It grows very rapidly. Cupressus sempervirens 75' Zone 7 Italian Cypress °seam: with horizontal or erect branches ° FOrrACE: dark, evergreen,.scalelike HABITAT: southern Europe and western Asia TNTEonucEO: probably in colonial times wane—rims: `Stricter' —the columnar Italian Cypress is probably the most popular form for it is extremely narrow in habit, often only a few feet in diameter but 20 feet or more in height. In the group of columnar trees, it is the most rigidly erect and narrowest of them all. It is therefore used a great deal in the gardens of southern Europe for this characteristic—Pyramidal Italian Cypress `Horizontalis' —with horizontal branches forming a very wide head—. Spreading Italian Cypress Probably the most popular form of this species is the columnar, since there is no other evergreen which grows so tall yet remains so narrow in habit. For purely formal gardens where erect lines are to be emphasized, this tree has no peer. One interesting note on the durability of this wood is the fact that the doors of St. Peter's Cathedral in Rome were supposed to have been made of this wood and were 11oo years old When they were removed, still in sound condition. Davidia involucrata 6o' Zone 6 Dove Tree ° FC.oweas: many stamens forming a yellow ball 1" in diameter, and 2 bracts, the lower being the longer, as much as 7" long TIME: mid -May x nrr: broadly pyramidal, especially while young FocrACa: dense, rather coarse HABITAT: western China IrrrnonvcEn: 1904 This free was introduced by Ernest H. Wilson and is probably the most widely publicized. The story of how he made a special trip to China to obtain this plant amidst great difficulties, only to find on his return to England that it had been introduced the previous year into France, was one of his major dis- I Cupressus sempervirens -- Italian Cypress Page 3 Other Roots: surface roots are usually not a problem Winter interest: no special winter interest Outstanding tree: not particularly outstanding Invasive potential: little, if any, potential at this time Verticillium wilt susceptibility: not known to be susceptible Pest resistance: very sensitive to one or more pests or diseases which can affect tree health or aesthetics USE AND MANAGEMENT Growing in full sun on various well- drained soils, Italian Cypress should be planted in a well - prepared site and watered periodically until well- established. Italian Cypress should not be pruned. It is very susceptible to mites and trees are often infested. Many cultivars are available; `Glauca' has blue - green foliage and tight columnar form; `Stricta' is very popular; `Horizontalis' has horizontally- spreading branches. Pests Propagation is by cuttings or layering. Bagworms are occasionally a problem for Italian Cypress. Mites are often a problem. Diseases Root rot can be a problem for Italian Cypress in poorly- drained soil. Canker is a devastating disease that has killed many trees in California. • • March 13, 2006 • City of Tukwila Department of Community Development Steve Lancaster, Director Brad Decker DDCI 117 East Louisa Street #230 Seattle, WA 98102 RE: SC -4 Retail Building L06 -001, L06 -002, E06 -001 Dear Brad, As I have had a chance to take a closer look at the drawings I have noted the following discrepancies: Lighting The most current plans have a different lighting fixture schedule than the original submittal. I don't see new cut sheets for the changed lighting. The lighting plan still shows the wall sconces located on the wide pilasters, however they have been removed from the east elevation drawing, unless they are the small trapezoids that are not called out as 6 on the finish schedule. One of the original sconces is still shown on the north elevation, but not in the location shown on the lighting plan. The shoebox lights shown on the lighting plan are not shown on the corresponding elevations. Elevations The north elevation has not been modified to show block replacing the stucco on the wide pilaster. The sign area is shown as split face on the cornice cross section, but is colored as smooth on the east elevation. When we met to discuss replacing the red tiles I suggested something with architectural character and relief Replacing the red tiles with half a blue one does not achieve that Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 level of character or interest. I have attached a sample of an element that would enhance the traditional storefront design. Landscape The street trees along Southcenter Parkway have not been changed to red oak and the intersection tree has not been changed to magnolia per my 2/10 letter. The original plan contained 39 trees, the revised set only includes 35. The total tree requirements are the sum of the sensitive area tree replacement, the parking lot landscape and the perimeter landscape requirements. The sensitive area tree replacement alone requires 35 trees so there are no extra to meet the other requirements. It is not appropriate to use ivy against the rear retaining wall because of the potential to spread along the hillside and damage the trees. Possible substitutions are Jasminum x stephanense (Pink Jasmine), Holbellia fargesii, Cotoneaster horizontalus (Rockspray cotoneaster) or Billardiera longi flora (Climbing Blueberry). The 27 parking stalls in the front of the building require a total of 405 sf of interior parking lot landscaping. The two islands and the strip of landscaping along the north side total 276.5 sf (and the side strip is only 2' wide when the code requires a minimum dimension of 6'). The 15 parking stalls at the rear of the building require 150 sf of landscaping and that is met. Site Will the foundation for the freestanding sign conflict with the drainage pipe location? I will not take these plans to the Board in March, since it is unlikely that they will be willing to issue a decision on plans that have this many discrepancies and do not meet code. We have previously discussed the requirement that all of the plans match and accurately represent the proposal. Your resubmittal does not need to include the three grading and drainage pages or the footcandle grid. If you have any additional questions or comments, please call me at (206) 431 -3670. Sincerely, Nora Gierloff Planning Supervisor • • • • LIU & ASSOCIATES, INC. Geotechnical Engineering Mr. Brad Decker Decker Development & Construction, Inc. 117 East Louisa Street, Suite 230 Seattle, WA 98102 Dear Mr. Decker: February 27, 2006 Subject: Geotechnical Recommendations for Retaining Wall SC -4 Retail Building 17275 Southcenter Parkway Tukwila, Washington L &A Job No. 5A110 Engineering Geology Earth Science INTRODUCTION We understand the development for the proposed retail building will require a retaining wall to be constructed along the west side of the subject site. This retaining wall will be a reinforced concrete wall up to 8 feet tall, and will be supported on piles. We understand that the choice of using pile foundation to support this retaining wall is to minimize the extent of excavation normally required for retaining walls with footing foundations. Presented in this report are our geotechnical recommendations for the design of this retaining wall. Previously, we performed a geotechnical engineering study for this project, with our findings of the subsurface conditions of the site and our geotechnical recommendations for the development of the proposed retail building presented in our geotechnical report dated December 30, 2005. DESIGN SOIL PRESSURES The reinforced concrete wall is to support a toe cut into the hillside along the west boundary of the site and the wall backfill. For the design of the wall, we recommend that an active soil 19213 Kenlake Place NE • Kenmore, Washington 98028 Phone (425) 483 -9134 • Fax (425) 486 -2746 m MAR 0 7 2006 k'aamsT CENTER February 27, 2006 Mr. Brad Decker SC -4 Retail Building L &A Job No. 5A110 Page 2 a Pile Embed. Length, Feet • • pressure of 35 pcf EFD (equivalent fluid density) be used. This active soil pressure is for a level or descending backsiope away from the wall for a horizontal distance of at least 1.25 times the wall height. If the backslope of the wall is rising from the back of the wall, an additional soil pressure of 0.75 pcf EFD per degree of backsiope angle should be added to the above active soil pressure. To counter the active soil, a passive soil pressure of 325 pcf EFD may be used, except that the passive pressure within the top 12 inches of the finish grade should be ignored. The above passive pressure assumes that the finish grade in front of the wall is level or ascending away from the walls. The above lateral soil pressures are under the assumption that groundwater behind the wall is fully drained. The above soil pressures are ultimate values, and proper factors of safety should be used in the design of the wall against sliding and overturning failures. AUGERCAST PILE FOUNDATION We recommended that 16- inch - diameter augercast piles be used for supporting the retaining wall. Our recommended augercast pile allowable capacities against compressive and uplift forces on the wall are as follows: Allow. Comp. Capacity, Kips Allow. Uplift Capacity, Kips 12 28 15 14 38 22 16 50 26 18 62 35 20 74 42 aPile embedment length is the length of piles penetrated into the very -dense Kame terrace and very -hard Older Clay deposits which are at 32 feet or more below existing ground surface. LIU & ASSOCIATES, INC. February 27. 2006 Mr. Brad Decker SC -4 Retail Building L &A Job No. 5A110 Page 3 The augercast piles should have a minimum penetration of 12 feet into the underlying very -dense Kame terrace and very -hard older Clay deposits which may lie at 32 feet or more below the existing grade. No reduction in pile capacities is required if the pile spacing is kept at least three times the pile diameter. A one -third increase in the above allowable pile capacities can be used when considering short-term transitory wind or seismic loads. Calculation of lateral resistance of the augercast piles may be based on assumed average soil stratification of 30 feet of loose fill, compressible silty peat and very -loose alluvium deposits underlain by Kame terrace and Older Clay deposits. A lateral modulus of subgrade reaction of 700 kcf (kips per cubic foot) for the alluvium deposits and of 2,150 kcf for the Kame terrace and Older Clay deposits may be used in calculating the lateral resistance of the piles. The allowable lateral load resistance of the piles should include a proper factor of safety on their ultimate resistance. DRAINAGE CONTROL A drain line consisting of perforated, rigid PVC, drain pipe or slotted, corrugated ADS, drain pipe, at least 4 inches in diameter, should be installed along the base of the retaining to intercept and drain away groundwater flowing towards the vault. The drain lines should be sloped at one - half percent minimum to generate flow by gravity, and water collected in the drain line should be tightlined to discharge into a storm sewer or a suitable stormwater disposal facility. The drain lines should be completely embedded in washed gravel wrapped in a layer of non -woven filter fabric, such as 140N by Mirafi Inc. or approved equal. A vertical drainage blanket at least 12 inches thick horizontally, consisting of compacted pea gravel or washed gravel, should be placed against the wall. The remaining backfill should be constructed of structural fill. Alternatively, a vertical drain mat, such as Miradrain 6000 by Mirafi Inc. or equivalent, may be placed against the perimeter vault walls in lieu of the gravel drainage blanket. The vertical drainage blanket or drain mat should he hydraulically connected to the drain line at the base of the perimeter walls. LIU & ASSOCIATES, INC. February 27, 2006 Mr. Brad Decker SC -4 Retail Building L &A Job No. 5A110 Page 4 • • Sufficient number of cleanouts at strategic locations should be installed for periodical cleaning of the wall drain line to prevent clogging. STRUCTURAL FILL Structural fill should be used to backfill the retaining wall. Structural fill should consist of clean soils with particles not larger than four inches and should be free of organic and other deleterious substances. Structural fill should have a moisture content within one percent of its optimum moisture content at the time of placement. The optimum moisture content is the water content in the soil that enable the soil to be compacted to the highest dry density for a given compaction effort. The on -site soils containing organic substances should not be used as structural fill. The clean on -site silty fine sand soils containing too much fines may only be used as structural fill under fair weather condition when its moisture content can be controlled to close to its optimum moisture content. Imported material for use as structural fill should be clean, free - draining, granular soils containing no more than 5 percent by weight finer than the No. 200 sieve based on the fraction of the material passing No. 4 sieve, and should have individual particles not greater than four inches. Structural fill should be placed in lifts no more than 10 inches thick in loose state, with each lift compacted with a vibratory mechanical compactor to at least 92 percent of its maximum dry density determined by ASTM Dl557 (Modified Proctor Method). CLOSURE We are pleased to be of service to you on this project. Please call if you have any questions regarding this report or need further consultation. LIU & ASSOCIATES, INC. February 27, 2006 Mr. Brad Decker SC -4 Retail Building L &A Job No. 5A110 Page 5 • • Yours very truly, LIU & ASSOCIATES. INC. LIU & ASSOCIATES, INC. J. S. (Julian) Liu, Ph.D., P.E. Consulting Geotechnical Engineer - Nora Gierloff - SC 4 Retail Building • From: "Brad Decker" <brad @seattleforrent.net> To: 'Nora Gierloff" <ngierloff @ci.tukwila.wa.us> Date: 2/24/06 12:05PM Subject: SC 4 Retail Building Nora, Please review the attached plot plan. I will have the power cabinet added and the fire sprinkler vault. 1) We removed the narrow strip of land. The site plan indicates that there will be a narrow planting strip along a portion of the sidewalk fronting the building. This is not shown on the landscape or irrigation plans. Whatever plants are chosen for this narrow bed should not obstruct the sidewalk or prevent cars from overhanging. This will be a very challenging environment for a plant to grow. 2) We will be using pilings for the retaining wall to minimize the disturbance to the hillside and trees. The geotechnical report recommends that temporary cuts greater than 4 feet in height should be no steeper than 1.25H:1 V. The retaining wall at the back of the site is 8 feet in height. With the additional depth necessary to construct the footing it seems like you will need to slope the cut back at least 12.5 feet. This will be well within the drip line of the trees you have proposed to preserve. Please address the impact of the wall construction on the existing trees. If you cannot in fact retain them please address the additional loss in your tree permit. 3) We added the sidewalk connection. A pedestrian connection from the South center Parkway /Minkler intersection should be provided to the sidewalk in front of the building. The concrete surface should be continued through the drive aisle. 4) We extended the sidewalk north. The sidewalk in front of the building should be extended to the northern property line to allow for a future connection to the property to the north. 5) We dimensioned sidewalk to show it meets ADA. • The sidewalk in front of the building has numerous obstructions, restricting its effective width. The tenant doors swing outward, a 2 foot car overhang is planned, there is a small retaining wall /planting strip and the pilasters reduce the width to 3 feet or less in places. I am concerned that this will not provide adequate ADA access. Please have your architect review this for compliance and respond. Page 1 • Nora Gierloff - SC 4 Retail Building • 6) We removed sidewalk on the North side. The backing area for cars at the northernmost parking stalls should not intrude on the sidewalk. 7) We added stripping to the traffic flow. Show how the traffic lanes will be striped to avoid conflict between east and west bound drivers 8) We have a separate plan being prepared to show a average of 3 isofoot candle on the site. An isofootcandle line is shown around each fixture on the site plan but no key is provided to the level of illumination. Please demonstrate that there will be an average luminance of 3 foot - candles across the site. All areas should meet the average to minimum uniformity ratio of 3:1. • 9) Our Geotech in revising report to address the below issues and we will be removing the vault and adding pipe retention. The geotechnical report makes no recommendations for the retaining structure that is proposed along the western edge of the developed area or the detention tank. These must be addressed. 10) We extended the canopies 4 feet and will show that on the elevations and floor plan. What is the depth of the proposed canopies? They should be sized to provide weather protection over the sidewalk. 11) We extended the window bay on the south side 10' - 8" (one additional bay). The window bays should be extended as far along the south facade as they are on the north since that elevation will be at least as visible. We will be modifying the front fascia as we discussed. I will follow up with another e-mail to show the east view.. Please review the attached plan and let us know if there are any additional Page 2 Nora Gierloff - SC 4 Retail Building • item you would like addressed. Thanks Brad • Page 3 February 10, 2006 Brad Decker DDCI 117 East Louisa Street #230 Seattle, WA 98102 Dear Brad, City of Tukwila RE: SC -4 Retail Building L06 -001 L06 -002, E06 -001 Department of Community Development Steve Lancaster, Director The City has completed an initial review of your SC -4 Retail project. Your review team consists of myself and: Jill Mosqueda = PW Development Review Engineer Steve Kohler = Fire Prevention Officer I have categorized the comments by topic. - n•\tr4\1 _inrnmmr.,t -nnr • • Landscaping The site plan indicates that there will be a narrow planting strip along a portion of the sidewalk fronting the building. This is not shown on the landscape or irrigation plans. Whatever plants are chosen for this narrow bed should not obstruct the sidewalk or prevent cars from overhanging: This will be a very challenging environment for a plant to grow. The street trees shown along Southcenter Parkway do not match the adopted street tree plan (Resolution 1276). They should be Quercus rubra (red oak) as was specified for the SC -3 project. The specified tree for intersections is Nagolia kobus (kobus magnolia) and that should replace the Chanticleer pear in the island adjacent to the Minkler intersection. Steven M. Mullet, Mayor The geotechnical report recommends that temporary cuts greater than 4 feet in height should be no steeper than 1.25H:1 V. The retaining wall at the back of the site is 8 feet in height. With the additional depth necessary to construct the footing it seems like you will need to slope the cut back at least 12.5 feet. This will be well within the drip line of the trees you have proposed to 6300 Southcenter Boulevard, Suite #100 0 Tukwila, Washington 98188 o Phone: 206 - 431 =3670 0 Fax: 206 - 431 -3665 L06 -001 Page 2 • • preserve. Please address the impact of the wall construction on the existing trees. If you cannot in fact retain them please address the additional loss in your tree permit. Site Plan A pedestrian connection from the Southcenter Parkway/Minkler intersection should be provided to the sidewalk in front of the building. The concrete surface should be continued through the drive aisle. The sidewalk in front of the building should be extended to the northern property line to allow for a future connection to the property to the north. The sidewalk in front of the building has numerous obstructions, restricting its effective width. The tenant doors swing outward, a 2 foot car overhang is planned, there is a small retaining wall/planting strip and the pilasters reduce the width to 3 feet or less in places. I am concerned that this will not provide adequate ADA access. Please have your architect review this for compliance and respond. The backing area for cars at the northernmost parking stalls should not intrude on the sidewalk. Show how the traffic lanes will be striped to avoid conflict between east and west bound drivers. An isofootcandle line is shown around each fixture on the site plan but no key is provided to the level of illumination. Please demonstrate that there will be an average illuminance of 3 foot - candles across the site. All areas should meet the average to minimum uniformity ratio of 3:1. Geotechnical The geotechnical report makes no recommendations for the retaining structure that is proposed along the western edge of the developed area or the detention tank. These must be addressed. Architecture What is the depth of the proposed canopies? They should be sized to provide weather protection over the sidewalk. The window bays should be extended as far along the south facade as they are on the north since that elevation will be at least as visible. The proposed color palette is nearly identical to that proposed for your Strander and SC -3 buildings, see below. L06 -001 Page 3 M'I I VI 41.IAI 1Y1• I ■ .I VII I III INI 1144 •i•..'1 "sa i.•4? SC -3 Materials Board 235 Strander building W M, CcLaltV IAS! T119 —al SC -4 RETAIL BUILDING Exterior Finish & Color Schedule ....r r. alw n. L.w H w�V•d —yr9 If not for the recent color changes to accommodate the Famous Footwear corporate colors the three buildings would have nearly identical palettes. frailBEMS51 — -. awl ® •° ..Er ... _ S t.�Fx r � .� .sip t.Y• COMMINas 111 GQ riff fJl p _ The eastern facade of the SC4 building shows striking similarities to the 235 Strander building. They are both essentially symmetrical, decorated boxes with a single peaked element in the center to vary the roof plane. L06 -001 Page 4 ! �70�l�U� InC Q AAfd [�u 1eLa "� r Mr$ /•! G • la ern• REARI 00=13 �d�ieee Yerl:, l IL.WI " SC4 Elevation SC3 Elevation The facades are also similar to the SC3 design, though that had additional elements due to its length. This reuse of architectural elements does not indicate a strong design concept or a unique architectural expression. I am especially concerned because of the close proximity of the SC3 and SC4 buildings as well as your planned redevelopment of the Tony Roma's site. As the design guidelines state, "monotony of design in single or multiple building projects should be avoided. Variety of detail, form and siting should be used to provide visual interest." Please revise the building design to meet this criterion. Concurrency The SC4 project does not trigger traffic concurrency and passes surface water, water and sewer concurrency. If you have any additional questions or comments, please call me at (206) 431 -3670. Sincerely Nora Gierloff Planning Supervisor Cc: Reviewing Departments CITY OF TU KWILA i NOTICE OF APPLICATION PROJECT INFORMATION Decker Development has filed applications for a new 16,000 square foot retail development at 17275 Southcenter Parkway (former site of Wendy's Restaurant). As part of the project the western side of the intersection of Minkler and Southcenter Parkway will be reconfigured to provide turn and stacking lanes. Permits applied for include: Design Review Approval Tree Permit Other known required permits include: Sign Permits Building Permits Studies required with the applications include: Traffic and Parking Assessment Geotechnical Engineering Study Preliminary Technical Information (Drainage) Report A SEPA Environmental Checklist has been submitted with the studies identified above. FILES AVAILABLE FOR PUBLIC REVIEW i The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. Project Files include: L05 -001 Design Review L05- 002Tree Permit E05 -001 SEPA Checklist OPPORTUNITY FOR PUBLIC COMMENT Your written comments on the project are requested. They must be delivered to DCD at the address above or postmarked no later than 5:00 P.M., February 9, 2006. Opportunity for additional oral and written public comments will be provided at a public hearing before the Board of Architectural Review, tentatively scheduled for March 23, 2006. To confirm this date call the project planner Nora Gierloff at (206) 431 -3670. APPEALS You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at (206) 431 -3670. For further information on this proposal, contact Nora Gierloff at (206) 431 -3670 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: 1/6/2006 Notice of Completeness Issued: 1/13/2006 Notice of Application Issued: 1/26/2006 Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION I • 3145 HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting Board of Adjustment Agenda Pkt Board of Appeals Agenda Pkt Planning Commission Agenda Pkt Short Subdivision Agenda Shoreline Mgmt Permit FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Notice of Action Official Not Notice of Application Notice of Application for Shoreline Mgmt Permit Other Was mailed to each of the addresses listed on this year 20 fj Ck. Project Name: r leck Q� Project Number: L-0 S - c70) LC�S d Mailer's Signature: (� A-�(� ` ) , ,, 2 ? eA Person requesting mailing: /v P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM January 13, 2006 Brad Decker Decker Development 117 E. Louisa Street #230 Seattle, WA 98102 • City of Tukwila Department of Community Development Steve Lancaster, Director RE: SC -4 Retail Building L06 -001, L06 -002, E06 -001 Dear Brad: Sincerely, c A/ L .- fv Nora Gierloff Planning Supervisor Q: \SC4 \COMPLETE.DOC NOTICE OF COMPLETE APPLICATION Steven M. Mullet, Mayor Your application for a new retail building located at 17275 Southcenter Parkway has been found to be complete on January 13, 2006 for the purposes of meeting state mandated time requirements. The project has been tentatively scheduled for a public hearing before the Board of Architectural Review on March 23 The next step is for you to install the notice board on the site within 14 days of the date of this letter. You received information on how to install the sign with your application packet. If you need another set of those instructions, please call me. Once you have notified me that the notice board has been installed I will post it with a laminated copy of the Notice of Application and the comment period will start. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. I will be coordinating a comment letter with the other Departments. If you wish to speak to me sooner, feel free to call me at (206) 433 -7141. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Public Works Department 6300 Southcenter Boulevard Suite 100 Tukwila, WA 98188 206.433.0179 CONCURRENCY TEST NOTICE SURFACE WATER For all development except one single - family residence, 2 -9 lot short plats, four -plex or smaller multi - family residence, or non - residential development that is categorically exempt from SEPA. Submit a detailed project description including location, existing facilities, and proposed facilities. PROJECT ADDRESS: /Z)7.5 S. C. R(/1✓9/ PARCEL #: Contact's Name: " 23/Z 8///L /" Contact Phone #: Contact e-mail: Contact Address: PASSED This test notice is valid for 90 -days from signature date. Capacity of the concurrency facilities combined with the addition of any detention (if required) for the proposed development is equal to or better than capacity required to maintain the established level of service standard. Compliance with the City's adopted Surface Water Manual ensures concurrency and any additional items noted below. Additional items: if/Q�r/i By: Print Name: Ryan D. Larson Approved 01.20.2006 DOES NOT PASS Sr. Surface Water Engineer DATE: February 8, 2006, 2 0 i 6 TO: Jill Mosqueda FROM: Mike Cusick PERMIT #: SC -4 Retail Building SUBJECT: Concurrency cc: File E05 -011 MEMORANDUM The property at 17275 Southcenter PW has no concurrency issues for the water and sewer system. (P:Laurie Admin/Mike/Memo Concurrency wendys) 20060120001363 After Recording Return to: Brad Decker ERRE LLC 117 East Louisa Street #230 Seattle, WA 98102 SC4 LLC EAS 44.00 PAGE001 OF 013 01/20/2006 11:45 KING COUNTY, UA Document Title or Titles: RECIPROCAL DRIVEWAY EASEMENT AND MAINTENANCE AGREEMENT Reference Nos. of Documents Assigned or Released: None N Name of Grantors: Masao LLC, a Washington limited liability company, and ERRE LLC, SC 3 LLC, and Evans 10 LLC, as Tenants in Common, each of which is a Washington limited liability company Name of Grantees: ERRE LLC, SC 3 LLC, and Evans 10 LLC, as Tenants in Common, each of which is a Washington limited liability company, and Masao LLC, a Washington limited liability company Pages referencing additional names: None Abbreviated Legal Descriptions: Lot 1, City of Tukwila Short Plat 80- 45 -SS. Parcel B of City of Tukwila Boundary Line Adjustment recorded under Rec. No. 7811290697 Additional Legal Description Found On: Exhibits A and B Assessor's Property Tax Parcel Number or Account Number: 2623049063; 262304-9024-02 (JBSLI/J9999/0000143LB/124955.1) 1 RECIPROCAL DRIVEWAY EASEMENT AND MAINTENANCE AGREEMENT This Reciprocal Driveway Easement and Maintenance Agreement ( "Agreement ") is made and entered into this day of Janulary, 2006, by and between MASAO LLC, a Washington limited liability company ( "Masao "), and ERRE LLC, SC 3 LLC and Evans 10 LLC, as Tenants -in- Common, each of which is a Washington limited liability company (collectively, "TIC "). RECITALS A. Masao is the owner of that certain real property located in King County, Washington commonly known as 17275 Southcenter Parkway, Tukwila, Washington 98188 and legally described on Exhibit A attached hereto ( "Masao Property"). B. TIC is the owner of that certain real property located in King County, Washington commonly known as 17305 Southcenter Parkway, Tukwila, Washington 98188 and legally described on Exhibit R attached hereto ( "TIC Property"). The Masao Property and the TIC Property are herein collectively called the "Properties" and individually as a "Property ". C. The City of Tukwila desires to have signaled access for both Properties through a common driveway. This driveway must be on both Properties in order to line up with Minkler Blvd. D. The parties hereto intend to declare, reserve, grant and establish certain reciprocal and non - exclusive easements with respect to the Properties, all as is more fully set forth herein. E. The fee owners of the Masao Property and the TIC Property from time to time are sometimes collectively referred to as the "Owners" and individually as an "Owner." F. The easement area's from the Owners from time to time are sometimes collectively referred to as the "Easement ". NOW, THEREFORE, in consideration of the Recitals above, the mutual covenants and conditions below, and other good and valuable consideration, the receipt and sufficiency of which are acknowledged, the parties agree as follows: 1 GRANT OF RECIPROCAL EASEMENTS a. Grant of Easement to TIC. Masao, on behalf of itself and its successors and assigns, does hereby declare, grant, establish and dedicate to and for the benefit of the TIC Property and the Owner of the TIC Property from time to time, and such Owner's successors and assigns, a perpetual, non - exclusive easement and right -of -way of ingress and egress over the southerly 16 feet of the easterly 240 feet, including without limitation, driveway access on the southerly 34 feet of the easterly 58 feet of the Masao Property ( "TIC Easement ") as diagramed on Exhibit D attached hereto. The TIC Easement is for access, ingress and egress for the purpose of vehicular (including automobiles and truck) ingress and egress to and from the Properties. The (JBSL I /J9999/00001 /BLS/ 12495 5.1) 2 Easement shall be for the benefit of both Owners and such Owners' employees, guests, tenants, subtenants, patrons, vendors, transacting business on or temporarily visiting the Properties. b. Grant of Easement to Masao. TIC, on behalf of itself and its successors and assigns, does hereby declare, grant, establish and dedicate to and for the benefit of the Masao Property and the Owner of the Masao Property from time to time, and such Owner's successors and assigns, a perpetual, non - exclusive easement and right -of -way of ingress and egress over the northerly 10 feet of the easterly 240 feet of the TIC Property ( "Masao Easement ") as diagramed on Pxhihit D attached hereto. The TIC Easement and Masao Easement shall collectively be referred to as the "Easements." The Masao Easement is for access, ingress and egress for the purpose of vehicular (including automobiles and truck) ingress and egress to and from the Properties. The Easement shall be for the benefit of both Owners and such Owners' employees, guests, tenants, subtenants, patrons, vendors, transacting business on or temporarily visiting the Properties. c. Construction of Easement Road. The Owner of the TIC Property shall enter into a contract with a third party contractor to pave and construct the improvements within the Easements at grades necessary for both Properties and with plans and specifications approved by both Owners. The Owner of the TIC Property shall bear the cost of the construction of such improvements. 2. USE, MAINTENANCE AND REPAIR OF EASEMENTS a. No Interference. Neither Masao nor TIC, nor the successors and assigns of either shall, without the prior written consent of the other, prohibit or materially interfere with the reasonable use of the easement rights herein granted. Each Owner and its respective employees, guests, tenants, subtenants, patrons, venders and invitees, shall not avail themselves of the right under the easements in such a manner as to materially interfere with the rights of the other Owners to use and enjoy both the easement and such other Owner's respective Property. Except for emergencies, an Owner shall notify the other Owner in writing at least ten (10) days prior to the commencement of any construction, reconstruction, repair or repaving of Easement area or closure of any entrance to the Property. No Owner or their respective employees, guests, tenants, subtenants, patrons, venders and invitees, shall have the right to install, construct, maintain and shall not permit the installation, construction or maintenance of any fence, wall, or other improvement that would block the access of the access, ingress and egress after the easement road is constructed. b. Taxes. Except as may otherwise be provided in a lease or other agreement between Owners, all property taxes and assessments for a Property shall be paid by the Owner of such Property. c. Maintenance. Following completion of the improvements described in Section 1.c above, each Owner of a Property shall maintain, or shall cause to be maintained, the improvements in good repair and in a clean, sanitary and attractive condition, at such Owner's sole costs and expense, on and within the Easements located on such Owner's Property. Each ( JBSLI/J9999/00001/BLB/124955.1) Owner shall also comply, at its sole cost and expense, with all applicable governmental requirements applicable to the improvements constructed on such Owner's Property. d. Default. In the event that any Owner fails to perform any of its obligations under this Section 2, the other Owner shall, upon thirty (30) days written notice to such defaulting Owner, have the right, but not the obligation, in addition to all of the other rights and remedies available to such non - defaulting Owner, at law or in equity, including, but not limited to, damages and/or injunctive relief, to repair or maintain, or cause to be repaired or maintained, the area of the easement and the improvements thereon which the defaulting Owner failed to maintain or repair, including the right to enter upon the parcel of the defaulting Owner as may be reasonably necessary in connection therewith. The defaulting Owner shall, upon written demand by the non- defaulting Owner performing such corrective work, reimburse the non - defaulting Owner for all of its costs and expenses incurred by such non - defaulting Owner in connection therewith. Any such notice sent to a defaulting Owner may be given personally or by mail, and shall be deemed to have been delivered to the defaulting Owner when it is personally delivered or, if mailed, when five (5) days have elapsed from the date of the deposit in the United States mails, postage prepaid, registered or certified, addressed to such defaulting Owner at the Owners address, or such other address as such Owner by written notice to the other Owner may designate. 3. Notices. All notices shall be sent to the following address unless otherwise changed: (JBSL I /J9999/00001 BLB/ 124955.1) To MASAO LLC: Masao LLC 10710 66 Avenue South Seattle, WA 98178 Attn: Karlyne Iwata To SC 3: SC 3 LLC, ERRS LLC & EVANS 10 LLC 117 E. Louisa Street, #230 Seattle, WA 98102 Attn: Brad Decker 4. Binding Effect; Runs with the Land. The restrictions and easement rights set forth herein shall run with the land and shall bind and be obligatory upon the Owners and their respective successors and assigns, tenants, sub - tenants, licensees and invitees. 5. Attorneys' Fees. If either Owner shall institute any action or proceeding against the other Owner, including any arbitration proceedings, relating to the provisions of this Agreement, or any defaulting or alleged default hereunder, then the unsuccessful Owner in such action or proceeding shall reimburse the successful Owner therein for the reasonable costs (including court costs and reasonable attorneys' and expert fees) incurred therein by such successful Owner. 4 IN WITNESS WHEREOF, this Agreement has been executed as of the day and year first above written. (JBSL I /J9999/00001 BLB/ 124955.1) MASAO: MASAO LLC, By: Masao Mikami Trust Its Member By: Karlyne Iwata, Trustee EV 5 By: Robert H. Schofield Its: Manager By: Decker Properties Limited Partnership, Its: Managing Member Its: Brad Decker, General Partner By: Decker Properties Limited Partnership, Its: Managing Member Its: Brad Decker, General Partner STATE OF WASHINGTON COUNTY OF )k //V !v I certify that I know or have satisfactory evidence that the person appearing before me and making this acknowledgment is the person whose true signature appears on this document. On this day personally appeared before me KARLYNE IWATA, to me known to be the Trustee of the MASAO MIKAMI TRUST, the Member of MASAO LLC, the limited liability company that executed the within and foregoing instrument, and acknowledged that she signed the same as her free and voluntary act and deed, for the uses and purposes therein mentioned. GIVEN under my hand and official seal this /02 day of (h.ti too _, 2006. Notary P d for thg State bf Washington, residing at i'? mcl_S My c mission expires: O 7— P J. s w it 2 -- [Type or Print Notary Name] STATE OF WASHINGTON COUNTY OF I certify k I know or have satisfactory evidence that the persons appearing before me and making this acknowledgment are the persons whose true signatures appear on this document. On this day personally appeared before me Robert H. Schofield, to me known to be the Manager of SC 3 LLC described in and who executed the within and foregoing instrument, and acknowledged that they signed the same as their free and voluntary act and deed, for the uses and purposes therein mentioned. under my hand and official seal this I / j day of January, 2006. No . y Pu . is in and for the State of Washington residing at a L'i )fi My commission expires: 9 / 9- O$ C )q TT. / [Type or Print Notary Name] (JBSLI /J9999/00001BLB/124955.I ) ) ss. ) ss. 6 IIII i�O P,GE J, g 310 ly . � • • N PUBUG 0 ; O ■ STATE OF WASHINGTON ) ) ss. COUNTY OF [Type or Print Notary Name] (JBSLI /J9999/00001 BLB/124955.1) I certify that I know or have satisfactory evidence that the persons appearing before me and making this acknowledgment are the persons whose true signatures appear on this document. On this day personally appeared before me Brad Decker, to me known to be the General Partner of Decker Properties LP, who is the Manager of ERRE LLC described in and who executed the within and foregoing instrument, and acknowledged that they signed the same as their free and voluntary act and deed, for the uses and purposes therein mentioned. E , under my hand and official seal this / 7 day of January, 2006. No . u. d for the State of Washington, resi. mg at a?,41..X , L,.117 My commission expires: 9-/9-C C,4NDitoc J .I_ I 7 STATE OF WASHINGTON COUNTY OF ) ss. I certify at I know or have satisfactory evidence that the persons appearing before me and making this acknowledgment are the persons whose true signatures appear on this document. On this day personally appeared before me Brad Decker, to me known to be the General Partner of Decker Properties LP, who is the Manager of Evans 10 LLC described in and who executed the within and foregoing instrument, and acknowledged that they signed the same as their free and voluntary act and deed, for the uses and purposes therein mentioned. g _ GIVEN un• er my hand and official seal this � / day of January, 2006. Notary blic in and for the State of Washington, residing at JAc -J,v 074 My commission expires: 9 -19 -- O Q CAN PA.e_ S 1.1 [Type or Print Notary Name] (JBSL I /J9999/00001 BLB/ 124955. I ) R EXHIBIT A LEGAL DESCRIPTION OF MASAO PROPERTY THAT PORTION OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, LYING WESTERLY AT SOUTHCENTER PARKWAY AND LYING EASTERLY OF INTERSTATE HIGHWAY FIVE (5), DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER; THEN N 88 °05'42" W 701.10 FEET TO THE WESTERLY MARGIN OF SAID SOUTHCENTER PARKWAY; THENCE ALONG SAID WESTERLY MARGIN S 01 °08'45" W 10.65 FEET; THENCE CONTINUING ALONG SAID MARGIN S 01 °05'23" W 1305.71 FEET TO THE INTERSECTION WITH THE SOUTH LINE OF SAID NORTHEAST QUARTER OF THE SOUTHWEST QUARTER; THENCE WESTERLY ALONG SAID SOUTH LINE N 87 °55'53" W 621.98 FEET TO THE SOUTHWEST CORNER OF SAID NORTHEAST QUARTER OF THE SOUTHWEST QUARTER, BEING THE POINT OF BEGINNING; THENCE N 00 °50'36" E 155.01 FEET; THENCE PARALLEL WITH SAID SOUTH LINE OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER, S 87 °55'53" E 622.65 FEET TO A POINT ON SAID WESTERLY MARGIN OF SOUTHCENTER PARKWAY; THENCE ALONG SAID WESTERLY MARGIN S 01 °05'23" W 155.01 FEET TO A POINT ON SAID SOUTH LINE OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER; THENCE ALONG SAID SOUTH LINE N 87 °55'53" W 621.98 FEET TO THE POINT OF BEGINNING; BEING A PORTION OF SURVEY RECORDED UNDER AUDITOR'S FILE NO. 8008209001. (ALSO KNOWN AS LOT 1 OF SHORT PLAT NO. 80- 45 -SS, AS RECORDED UNDER RECORDING NO. 8106040707, RECORDS OF KING COUNTY; SITUATED IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON.) EXCEPTIONS: TERMS AND CONDITIONS OF EASEMENT IMPOSED BY INSTRUMENT RECORDED ON MAY 6, 1968, UNDER RECORDING NO. 6343884. ( JBSLI/J9999/00001/BLB/124955.I) 9 PARCEL B OF CITY OF TUKWILA BOUNDARY LINE ADJUSTMENT, AS RECORDED UNDER RECORDING NO. 7811290697, RECORDS OF KING COUNTY; SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. ( JBSLI/J9999 /0000I/BLB /I24955.I) EXHIBIT B LEGAL DESCRIPTION OF TIC PROPERTY 1 0 (113SL1 /39999/00001 BLB /124955.1) EXHIBIT C LEGAL DECCRIPTION OF EASEMENT Ingress, Egress Easement (17275 Southcenter Parkway) The southerly 34 feet of the easterly 58 feet together with the southerly 16 feet of the easterly 240 feet of Lot 1, City of Tukwila Short Plat No. 80- 45 -SS, recorded under recording number 8106040707, said Short Plat being a portion of the Northeast Quarter of the Southwest Quarter in Section 26, Township 23 North, Range 4 East, W.M. in King County, Washington. Ingress, Egress Easement (17305 Southcenter Parkway) The northerly 10 feet of the easterly 240 feet of Parcel B of City of Tukwila Boundary Line Adjustment, as recorded under recording number 7811290697, records of King County; Situate in the City of Tukwila, County of King, State of Washington. 1 1 (JBSL 1 /J9999/00001/BLB/124955.1) EXHIBIT D DIAGRAM OF EASEMENT (See attached page.) 12 ■ EXHIBIT D DIAGRAM OF GRANTOR EASEMENT PHONE (206) 545 -4964 FAX (206) 545 -4952 SC 4 LIMITED LIABILITY COMPANY 117 EAST LOUISA ST. #230 SEATTLE, WA 98102 FAX TRANSMITTAL DATE: 1/23/2006 TO: Nora Gierloff FROM: Brad Decker RE; 17275 Southcenter Parkway (SC 4 Building) NOTE: Nora, In accordance with the requirements of the design review and SEPA we have posted the Land Use sign in front of our property at 17275 Southcenter Parkway. If you have any question please call me at 206 - 545 -4964. ra . ' ecker Manager . • Number of Pages: (Including this Transmittal) If you do not receive all the pages of this fax, please call 206 - 545 -4964 RECE 11JAN 2 3 2006 V 17 LV!Lvvu IV LT I,ln • 1 STATE OF WASHINGTON ss COUNTY OF KING • • CITY OF TUKWILA Department of Commonly Development 6300 Sou hceiuer Boulevard, Tukwila. W4 98188 Telephone: (206) 431.3670 FAX (206) 431 -3665 E-mail: jukolanz tci,lukwila.wa,us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3- The application is being submitted with my knowledge and consent. 4. Owner grants the City. its employees. agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at 172-75 Self IhcrA Poi Pa l«/ for the purpose of application review, for the limited time necessary to complete that purpose. 5- Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. The City shall, at its discretion , cancel the application without refund of fees, if the applicant does not respond to specific requests for items on the "Complete Application Checklist" within ninety (90) days. 7. Non - responsiveness to a City information request for ninety (90) or more days, shall be Cause to cancel the application(s) without refund of fees_ EXECUTED at _ IV k &J.1., (city), I/1.0 (state), on '' oIvo /y 2 1.1d $rad JD 1 4 (Print Name) POO 149 e/ 117 � j L : S7 (Address) On this day personally appeared before me to me known to bo the individual who executed the foregoing instrument and acknowledged that he/abc signed the same as bisang voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE i t //mower, t lttt KCE `1`at S •- ti Res �ng at - IC in � for State o ahington 0. ss IO fi " L ;� v ■ NOTAR .. ~•� ce • • • My Commission expires on 20 20 6109 • CITY OF TUKWILA Department of Communi y Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan a,ci.tukwila.waus AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at 17/_75 .� oulAceA PICwy for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. The City shall, at its discretion , cancel the application without refund of fees, if the applicant does not respond to specific requests for items on the "Complete Application Checklist" within ninety (90) days. 7. Non - responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. ss EXECUTED at SecAe (city), WA (state), on (Print Name) (Address) On this day personally appeared before me Pro c ./eckar to me known to be the individual who executed the foregoing instrument and acknowledged th t he signed the same aSrTiisr voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED SWORN TO BEFORE ME ON THIS ttt / i,, 'i �� i11i g ikCE J. �. Ssioiv••••• ■ ° NO `fit • ■ • PUBL\C •••• 9 %19 —O! : �� • �� • NO residing at My Commi �� J S AY aF SJio -e k>7e, w ssion expires on • RECEI TO 0 6 NS DEVELOPM Pece•74.- Z7 , 2 0 0 . 5" - BSc '/LLc /1 7 4 I-0 1Q J/ °7 2 G 1 ,Se.e.- 44-1 9/�a2 �.ec.ew,.�e► d for the State of Washington 741- 0? 20 0 5 • MEMORANDUM Date: December 14, 2005 To: Nora Gierloff, City of Tukwila From: Brandon Moen, AICP Tasha Atchison, P.E. cc: Brad Decker, Decker Development • RECEIVED JAN 0 6 2006 COMMUNITY DEVELOPMENT Subject: 17275 Southcenter Parkway: Traffic and Parking Assessment TG: 05357.00 This memorandum provides a brief traffic and parking assessment of the proposed redevelopment at 17275 Southcenter Parkway in Tukwila, Washington. The scope of this memorandum is based on feedback from City of Tukwila staff that was provided to Transpo by the project developer. This traffic assessment addresses the following key areas identified by City staff: • Site Trip Generation • On -site Parking Supply /Demand • Parking Layout Operations Redevelopment Summary The proposed redevelopment would construct up to 16,160 square feet (sf) of furniture store space, replacing the existing 2,645 sf fast -food restaurant with drive - thru. Access to the site would be provided via a shared access to be constructed as the west approach to the signalized Southcenter Parkway /Minkler Boulevard intersection. The site access would be controlled by the traffic signal at the intersection, as opposed to the existing right -out only access that currently forms the intersection's west approach. The site's existing access at the intersection serves as the exit for the drive -thru of the fast -food restaurant on the site, and is currently stop controlled despite being at a signalized intersection. A site plan for the redevelopment is shown as Attachment 1. Trip Generation To identify the traffic implications of the proposed redevelopment, trip generation estimates were prepared for the existing fast -food restaurant with drive -thru located on -site and compared to the proposed development. The difference between the two represents the net impact of the redevelopment. Trip generation estimates were developed for a typical weekday, weekday PM peak hour, and Saturday peak hour of the generator. Trip generation estimates were developed using trip rates provided in ITE Trip Generation (7 Edition). For the existing fast -food restaurant, the trip rate for Land Use # 934 (Fast -Food Restaurant with Drive -Thru Window) was used, while the trip rate for Land Use # 890 (Furniture Store) was used for the proposed redevelopment. The Transpo Group Inc. 11730 118th Avenue N.E., Suite 600 Kirkland, WA 98034 -7120 425.821.3665 Fax: 425.825.8434 Land Use Daily Trips Weekday PM Peak Hour Saturday Peak Hour of the Generator Total In Out Total In Out PROPOSED REDEVELOPMENT Furniture Store' 82 7 3 4 13 7 6 (16,160 sf) Less Pass -by Trips (53 %Y (44) (4) (2) (2) (7) (4) (3) Primary Project Trips 38 3 1 2 6 3 3 EXISTING SITE Fast Food Restaurant with Drive -Thru Window' 1,312 92 48 44 157 80 77 (2,645 sf) Less Pass -by Trips (50%)' (656) (48) (24) (24) (78) (39) (39) Primary Existing Trips 656 44 24 20 79 41 38 NET NEW TRIPS Total Trips -1,230 -85 -45 -40 -144 -73 -71 Pass -by Trips ( -612) ( -44) ( -22) ( -22) ( -71) ( -35) ( -36) Primary Trips -618 -41 -23 -18 -73 -38 -35 Table 1. The Transpo Group • Redevelopment Trip Generation Summary • The Transpo Group Appropriate pass -by trip rate considerations were made for both land uses based on the ITE Trip Generation Hand (2001). Pass -by rates are not provided for daily or Saturday peak hour conditions, so the PM peak hour rates provided by ITE were used (50- percent for Fast -Food Restaurant with Drive -Thru Window, 53- percent for Furniture Store). Table 1 shows the estimated existing trip generation, the proposed redevelopment's trip generation, and the resulting net new trips. 1. Based on average trip generation rate for "Furniture Store" land use (LU #890)- TE Trip Generation (2003). 2. Based on average pass -by rate for "Furniture Store" land use (LU #890) -ITE Trip Generation Handbook (2' Edition). 3. Based on average trip generation rate for "Fast Food with Drive -Thru Window" land use (LU #934)- ITE Trip Generation (2003) for the weekday PM peak hour. 4. Based on average pass -by rate for "Fast Food with Drive -Thru Window" land use (LU #934)- ITE Trip Generation Handbook (2" Edition) for the weekday PM peak hour. As is shown in Table 1, the proposed redevelopment would result in less primary and pass -by vehicle trips over the course of a typical weekday, as well as in the weekday PM peak hour and the Saturday peak hour. For instance, during the weekday PM peak hour, the proposed redevelopment would result in 41 less new trips, and 44 less pass - by trips, while during the Saturday peak hour of the generator, the proposed redevelopment would generate 73 less new trips and 71 less pass -by trips. Based on this analysis, the proposed redevelopment is anticipated to generate less traffic than the current land use located on -site. Thus, the traffic impacts to the site driveway and area intersections should be less than if the fast -food restaurant with drive -thru were to remain. Page 2 • On -Site Parking The proposed redevelopment would include a supply of 39 parking stalls to be located in on -site, surface parking lots. The adequacy of the proposed parking supply for the redevelopment was compared to the estimated peak parking demand for such a land use. ITE Parking Generation (3 Edition) was used to estimate the parking demand, which is identified in Parking Generation as occurring on a Saturday. The average peak parking demand rate for Land Use # 890 (Furniture Store) was used to estimate the parking demand for the proposed redevelopment. Table 2 compares the proposed parking supply to the calculated peak demand. Table 2. Parking Demand Summary The Transpo Group Proposed Parking Supply Projected Peak Demand' Parking Surplus Saturday Peak Hour Conditions (Parking Stalls) 39 16 +23 • The T nspo Group 1. 0.94 parking stalls per 1,000 sf: ITE Parking Generation (2^" Edition)- Average Peak - Period Parking Demand (Saturday Peak Hour) for LU #890 (Furniture Store). As is shown in Table 2, the project's proposed parking supply of 39 parking stalls exceeds the estimated peak demand by 23 stalls during the peak demand time -period (Saturday). Based on this comparison, the proposed parking supply on -site should adequately serve the proposed redevelopment. The peak-period parking demand identified in ITE Parking Generation for land use # 890 (Furniture Store) ranges between a low of 0.67 stalls per 1,000 sf, to a high of 1.30 stalls per 1,000 sf. This would suggest a peak parking demand of between 11 and 21 parking stalls, both of which are accommodated by the proposed parking supply. Parking Layout Operations In order to evaluate the current parking lot and access configuration proposed for the site and evaluate parking circulation and operations, the current site plan for the development was reviewed by Transpo staff. The most recent site plan provided shows that the site access will form the west approach of the Southcenter Parkway /Minkler Boulevard intersection. The parking aisle that serves the majority of on -site parking would be located approximately 40 feet west of Southcenter Parkway. The parking aisle would align with the proposed location of the parking aisle of the development directly adjacent to the south, as well as the existing Ethan Allen site further to the south. There is the possibility that a parked vehicle backing out of one of the parking stalls near the south end of the lot may block the entry of an inbound vehicle, if the inbound vehicle turns north into the parking lot. However, there is a relatively low likelihood for such a conflict given the project's anticipated trip generation. Even if the potential for a conflict did occur, a queue of at least two vehicles would be able to Page 3 Mt \05 \05357 17275-17305 Southcenter Parkway\ WP \05357m 1.doc The Transpo Group • • form in the driveway throat before the queue would reach Southcenter Parkway. The occurrence of such a series of simultaneous events necessary to result in such a conflict is unlikely. Similar spacing between parking lot drive aisles and Southcenter Parkway have been approved for other developments in the area which were anticipated to generate more traffic than the redevelopment of the 17275 Southcenter Parkway site. The lower trip generation for this site further reduces the likelihood of potential conflicts. No other elements of the site plan appear to be worthy of additional transportation consideration. We trust that this memorandum addresses the issues requested by City staff regarding the 17275 Southcenter Parkway redevelopment as it relates to the anticipated trip generation, parking demand, and potential parking- layout issues. Please let us know if you have any questions or comments. Page 4 4 n333 mil: } v A L-+ 17275 Southcenter Parkway: Tukwila, Washington T M:105\05357 17275 -17305 Southcenter Parkway\Graphicslsouthcenter graphic0l.dwg, A, 12114/05 7:27:14 AM, brandonm - - 044/1 R 'AS Allrj11 ROSIAle l d' - ---45--- 155.ot 5E I.DR ZoN ?AEG 4•44ae: sa t i m A r ' T -, 4 . 50inaCEsttEM PA' - m 1: 1�sr�k:K -4 feu- Lost i ugGwar, 5 4- G to*. N NOT TO SCALE _rt • 42,r r-1- Attachment 1 The Site Plan Transpo Group Mark Description Lamp Manufacturer & Number A -1 Pole mounted shoebox type w/ single arm, 24' pole on concrete base 30" high. 400w MH Cooper- McGraw Edison CAL — 400 -MH / SSS6A25SM1, or approved. A -2 Building mounted shoebox type w/ single arm. 400w MH Cooper- McGraw Edison CAL — 400 -MH / SSS6A25SM1, or approved. A -3 Building mounted wall pack with glare cut -off feature. 250w MH Cooper- Lumark- WL- WALPAC- 250- MT -LL, or approved. A Wall sconce 52w Indessa Lighting, 505 - 2CFQ13 — BRZ, or approved. Job: SC-4 RETAIL BUILDING 17275 Southcenter Parkway Tukwilla, WA • LANCE MUELLER & ASSOCIATES A R C H I T E C T S A I A 130 Lakeside, Suite 250 Seattle, Washington 98122 (206)325 -2553 (206)328 -0554 Fax Exterior Lighting Fixture Schedule: RECEIVED 1 JAN 0 6 2006 COMMUNITY DEVELOPMENT Date: 11/19/05 Page 1 of 1 Job No. 04 -096 LMA/Ohrt 02- 221/lighting fixture sch.doc PHOTOMETRICS 5 4 3 2 1 Mounting Height 20' 25' 30' ORDERING INFORMATION r Family' CAL - Concourse III Lamp Wattage 70.70 /,0o -100W 1500150W 175.175W 250.250W 400.400W' Footcandle Values for Isolootcandle Lines A B C D 3.00 1.50 0.75 0.30 2.00 1.00 0.50 0.20 1.38 0.69 0.34 0.13 1 Lamp Type MM.Metal Halide HPS.High Pressure ' Sodium B C 0 0 2 3 4 CAL. 400- MH.MT -33 400 -Wen Mil Type III Segmented 40,000 -Lumen Clear Lamp Footcandle Table Select mounting height and read across for footcandle values of each fsotootcandle line. Distance in units of mounting height D.15 0.10 0.06 SAMPLE NUMBER: CAL - 400- MM- MT -SL -a2 E Top Mounting for Square and Round Poles (order separately) Accommodates •2 3/13' -3' D.D. vertical tenons )arm included). Catalog number includes slipfitter and mounting armisl. Square unit height is 6 1M'. Round unit height Is 6 3/4'. 4 5 CA43S 0 CA43R Voltage' 120 208 240 277 480 TTeTriple Tap• MT.MuIt6Tep• • ■lisiiiil11 MOM � `■irjij mararmi ABC 0 5 4 3 2 CAL - 400- MH•MT•4$ 400-Wan MH Type IV Segmented 40,000 -Lumen Clear Lamp Optic 2FaDesign 20 Formed 2S.Segmented Type II 3F.Design 30 Formed • 35..Segmented Type 111 4F.Design 40 Formed 4S:Segmented Type IV • 5F.Design 50 Formed 5S.Segmented Type V SL.Forward Throw Spill Light Eliminator 0 1 2 3 4 5 4 Options (add as suffix)' F.Single Fuse 112D, 277 or 347V( FF.Double Fuse (208, 240 or 480V) O.0uartz Restrike • (limit to 150W maximum, quartz lamp only. Lamp not included,) • P.Sunon Type Photocontrol (Specify Voltage) • ' R.NEMA Twistlock Photocontrol Receptacle V.Vandel Shield HS.House Side Shield • I.-Lamp Included Colors (add as suffix/must specify color) BK.Bleck AP.Grey 8Z.Bronze WH.White DP.Dark Platinum GM.Graphite Metallic 5 4 . 3 2 1 0 1 CAL- 400- MM -MT -SL 400 -Wan MM Forward Throw Spill Light Eliminator 40,000 -Lumen Clear Lamp CALCONCOURSE 111 3 4 5 '1 0 2 3 4 Catalog CA43S CA44S CA455 CA466 CA43R CA44R CA45R CA46R CA47R Number E.P.A. 1.2 2.3 2.3 2.3 1.2 2.3 2.3 2.3 2.4 Wt. (lbs.) 39 75 75 146 39 75 75 145 111 Accessories (order separately) CA14- XX.Well Mount Adapter • CA1 BM louse Side Shield- Design 40 MA1055.House Side Shield (Type 2F & 3F ordy( CA40•XX=Diren Arm. Mount for Square Pole '(EPA .0.21' CA41•XX.Oiren Arm Mount for 3' O.D, Round Pole (EPA 0 .2)' CA42- XX.Direct Arm Mount for 3 12'-4' 0.0. Round Pole (EPA 0.21' CA43S- XXeSingle Arm Tenon Adapter for 2 318' -3' 0.13. Tenon Square Pole CA43R- XXoSingle Arm Tenon Adapter for 2 3/8' -3' 0.0. Tenon Round Pole CA44S- XX.2'@ 90' Arm Tenon Adapter for 2 3/8' -3' 0.0. Tenon Square Pole CA44R.XXs.2 @ 90' Arm Tenon Adapter for 2 318' -3' 0.0. Tenon Round Pole CA45S- XX.2.@ 180' Arm Tenon Adapter for 2 3l8'- 3'.0.0. Tenon Square Pole CA45R -XX.2 @ 180' Arm Tenon Adapter for 2- 318' -3' 0.0. Tenon Round Pole CA46S-XX04 @ 90' Arm Tenon Adapter for • 2 3/8' -3• 0.1). Tenon Square Pole CA46R -XX.4 @ 90' Arm Tenon Adapter for 2 3/8 -3' 0.0. Tenon Round Pole CA475 -XX.3 @ 180' Arm Tenon Adapter for 2 38'.3• 0.D. Tenon Square Pole , CA47R -XXe3 @ 160' Arm Tenon Adapter for 2 3/8' -3' D.D. Tenon Round Pole CA9005- XXaAdjustable Fitter, FA55BZ Required (fits 2 ofir 0.0. Vertical Tenon) DA/RA1016.Photocontrol -Multi Tap OA /RA1027.Photocontrol -480V DA1 046.120V Button Photocontrol for Field Installation DA1047.208/240V Button Photocontrol for Field Installation 041048a277V Button Photoconuol tor Field Installation NOTES: 1 Bracket arms are not included with standard unit. One bracket arm must S. ordered for aeon standard unit ion Acmtsorresl. 2 400W Metal Nalide tortures use 0.25 lamps only. 7 Produce also available in non voltages and SONS for international merit.. Consuh factory for avellablltty and ordering inlorrnation. a MsN-7ap ballast is 130/2081240r277V wired 277V. Triple Up ballast is 120/277/347V wired 347V. 6 Type 45 oprfc not mutable with 400W MPS systems. 6 Must be listed in qe order ahowh and separated fay a dash. 7 Not evstable with gusrp on - SL' optic. a Available for 25. 35, aS, 2F, 3F, 4F distribution only. 9 Add fixture color in end of number. 10 Products also available in non-US voltages and hequences for international mariau. 11 Consult your Cooper Lighting R•presemauve for evellabiiry and ordenng'informnion. NOTE: Specifications and dimension subleet to change without notice. Visit our web she at www.cooperlighting.com Customer First Center 1121 Highway 7 4 South Peachtree City, GA 30269 770.486.4800 FAX 770. 486.4801 ADM041193 TYPE: DETAILS MH Imounting height) 1 --S -1 I. J COOPER LIGHTING hendhole 12 5 1 Base View BD BC -Bolt Circle BP =Boh Projection AB-Bolt Dimensions D =Bolt Diameter D •H =Bolt Dimensions BP FINISH COLORS AB 2 5 • CATALOG Y: 1 •••ASTM Grade steel base plate with ASTM A366 base cover. 2 •••Hand hole assembly 3' x 5' on 5' and 6' pole; and 2' x 4' on 4" pole. 3 .-ASTM A500 grade "B" steel shah. Shot blasted and painted with polyester powder coat. 4•• Drilled or Tenon (specify). 5 -.Anchor bolt per ASTM A576 with (2) nuts, (2) flat washer, and (1) lock washer. Nuts, washers and threaded portion of bolt are hot dip galvanized. 3" hook for 3/4" bolt. 4' hook for 1' bolt. • FOUR BOLT ANCHORAGE (see ordering information) FeDark Bronze G.-Galvanized V -Grey W -White Y =Black COOPER LIGHTING® SSSSQUARE STRAIGHT STEEL 1 0 ' • 3 9 ' Mounting Height SQUARE STRAIGHT STEEL ADH020021 I hy/I -1e Square S Ty pe "M'' ORDERING' INFORMATION''': The following information illustrates the correct way to enter an order for SSS5A2OSFM1XG. The ordering designation is detailed as follows. Straight S Base Mtg. Catalog " Wall Square Height Number Thickness (In.) MH S 10 SSS4A1OSF .120 1012 15 • SSS4A15SF .120 1012 20 SSS4A2OSF .120 10 12 25 SSS4A25SF .120 10 1/2 2,0. SSS5A2OSF .120 10 12 25 SSSSA25SF .120 10 12 30 SSS5A3OSF .120 10 1/2 35 SSS5M35SF .188 10 12 25 SSSSA25SF .120 12 1/2 30 SSS6A30SF .120 12 1/2 3D SSS6M30SF .188 1212 35 SSS6M35SF .188 1212 35 SSS6X35SF .250 12 1/2 39 SSS6M39SF .188 1212 39 SSS6X39SF .250 1212 DRILLING PATTERN Type 'M' Drill Pattern a Hammer, Landau, Galleria, and Vision Area Type 'E' Drill Pattern = Concourse III Type '2' Drill Pattern c Credenza and Cirrus MACHINING FOR RECTANGULAR ARMS (add as suffix) Designation Letter & Number M1 M2 M3 M4 M5 M6 M7 If, COOPER Lighting Steel S Type 'E' Shaft' Size 5 Designation (UCS Only) Letter & Number E1 E2 E3 E4 E5 E6 E7 2 13/16' 314' dia. ir- /8 hole 37 t � Well Thickness A 11132' die. holes .12 Required) Type Mounting Height (ft.) 20 9/16' (14mm) die. hole (3) Base Type S Bolt - Anchor Circle . Bolt Shaft Bolt Net. Dia. Proj. Size Die. & Wt. EPA (Sq. Ft.)' (In.) (in.) (In.) Length (In.) (Lbs.) At Pole Top BC BP B AB 70 • 80 90 100 11.0 4 1/2 4 '3/4 x 25 x 3 96 .39.8 29.9 23.2 18.4 11.0 4 1/2 4 3/4 x 25 x 3 133 19.6 14,4 10.8 8.2 11.0 4 1/2 4 3/4 x 25 x 3 152 12.9 9.1 6.5 4.6 11.0 412 4 3/4 x 25 x 3 208 8.7 5.6 3.6 2.1, 11.0 4 1/2 5 3/4 x 25 x 3 202 21.9 15.7 11.6 8.5 11.0 4 V2 5 3/4 x 25 x 3 248 15.5 10.5 7.2 4.B 11.0 4 12 5 3/4 x 25 x 3 293 8.2 4.6 2.1 - 11.0 .412 5 3/4x25x3 480 11.8 7.1 3.8 1.5 12.5 5 6 . 1 x 36 x 4 295 24.1 16.8 12.0 8.5 12.5 5 6 1 x 36 x 4 347 14.0 8.7 5.0 2.5 12.5 5 6 1 x 36 x 4 505 26.4 18.1 12.5 8.4 12.5 5 6 1 x 36 x 4. 584 19.7 12.7. 7.9 4.4 12.5 5 6 1 x 36 x 4 696 28.9 19.7 13.4 8.9 12.5 5 - 6 1 x 36 x 4 647 15.4 9.1 4.8 1.8 12.5 5 6 1 x 36 x 4 822 23.5 15.4 9.8 5.7 4'. 1102mm) 2 7/16' 162mm) 4 7/8' 1 24mmj Designation (Cirrus / Credenza Only) Letter & Number Z1 Z2 23 Z4 23 Z6 Z7 Finish F Quantity & Location Single 2 @ 1.80' 3 @ 120' 4 @ 90' 2 @90' 3 @90' 2 @ 120' MOUNTING OPTIONS (add as suffix) Fixed Tenon r O.D. - I Fixture Mounting & Type M LENGTH Designation Number 1 2 3 9 • ACCESSORIES SSSSOUARE STRAIGHT STEEL No. & Location of Arms 1 Arm Lengths X Accessories (Ground Lug) G Max. Fixture EPA (Sq. Ft.)' Load -- Include 2' Above Pole Top Bracket (Lbs.) 70 80 90 100 33.0 24.8 19.3 15.3 150 17.2 12.7 9.5 7.3 150 11.7 8.2 5.9 4.2 8.0 ' 5.2 3.3 2.0 19.9 14.3 10.5 7.7 14.3 9.8 6.6 4.4 7.7 4.3 2.0 - 11.1 6.6 3.6 1.4 22.2 15.6 11.1 7.8 200 13.1 8.2 4.7 2.3 300 24.7 16.9 11.6 7.9 300 18.6 12.0 7.5 4.2 300 8.7 ' 18.6 12.7 B.4 300 14.6 8.7 4.6 1.7 300 22.4 14.6 9.3 5.4 300 200 200 200 200 300 300 NOTES: 1 Catalog number includes pole with anchor bolts with double nuts IBEFORE INSTALLING ANCHOR BOLTS MAKE SURE PROPER ANCHOR BOLT TEMPLATE IS OBTAINED FROM COOPER •IGHTING). 2 Tenon size or machining for rectangular arms must be specified. Hand hole is located 160' from single arm. Shah size, base plate, anchor bolts and projections may vary slightly -all dimensions nominal. 4 EPA's based on shaft properties with wind normal to flat. EPA's calculated using base wind velocity as indicated plus'30% gust factor. O.D. (In.) 23/8 2 3/8 3 12 3 A =12' tapped hub' B- 3 /4' tapped hub' C- Convenience outlet' G•Grounding lug (max. wire #8 AWG) H- Additional hand hole and cover - 12' below pole top -90' from hand hole. Length Iln.) 3 12 4 5 4 NOTES: 1 Location is 3' above base-90' from hand hole. 2 Outlet is located 4' above base end on same side of pole as hand hole, unless specified otherwise. Receptacle not included, provision only. NOTE: Sweffiartons and dimensions subject to change without notion Visit our web site at www.cooperlighting.com Customer First Center 1121 Highway 74 South Peachtree City, GA 30269 770.485.4800 FAX 770.486.4801 ADH020021 ' TYPE: DESCRIPTION D E' F G The Lumark Wal -Pak provides a durable and efficient exterior light source for any application requiring maximum performance and minimum maintenance. The rugged, die -cast aluminum housing, stainless steel hardware and sealed and gasketed optics compartment combine to make the Wal -Pak virtually impenetrable to contaminants. U.L. listed and labeled for wet 'locations. CSA certified. Easy to install, the Wal -Pak complements any environment and is ideal for loading docks, underpasses, tunnels, stairways, building entrances, vehicle ramps and schools. B APPLICATION .DIMENSIONS 16' 1405mm) COOPER LIGHTING • CATALOG 9: SPECIFICATION FEATURES A -- Mounting Hardware Captive corrosion resistant. single point mounting screw. B•- •Housing Die -cast aluminum housing is finished in dark bronze polyester powder coat. C - Optical System Impact resistant borosilicate prismatic glass or polycarbonate refractor with aluminum reflector that provides maximum photometric performance and beam efficiency. 9 5/B' 1244mm) 50 -200W MPS & MM, 250W MM 10 1/2 1267mm) 250W HPS, 400W MPS & MM 12 1/16' 1306mm) 0•- Gasketing High- temperature silicone gasketing seals out external contaminants. E •Socket Mogul -base porcelain socket, except 150W Metal Halide and below has medium -base. B- - Ballast Normal or High power factor ballast with class H insulation. Minimum starting temperature is -40 °C ( -40 °F) for HPS and -30° C ( -20 °F) for MH, MP and ML F--Door Assembly Door assembly is hinged at bottom for easy installation and relamping. • A3 COOPER LIGHTING- LUMARKC WLWAL -PAK 5 0- 4 0 0 W High Pressure Sodium Pulse Start Metal Halide Metal Halide WALL MOUNT LUMINAIRE TECHNICAL DATA IP65 Rated. 25'C Maximum Ambient Temperature. External Supply Wiring 90'C Minimum. Internal Supply Wiring 150'C Minimum. ENERGY DATA Reamer Ballast Input Watts S0W HPS NPF/HPF 158 Watts) 70W HPS NPF/HPF 182 Watts) 100W HPS NPF/HPF 1116 Watts) 150W HPS NPF/HPF (175 Watts) High Reactance Ballast Input Watts SOW MH HPF 169 Watts) 70W MH HPF 194 Wens) 100W MH HPF (129 Wens) 150W HPS HPF (190 Watts) 150W MH HPF (210 Watts) CWI Ballast Input Watts 250W HPS HPF (300 Watts) CWA Ballast Input Watts 175W MH HPF 1210 Wane) 200W HPS HPF 1250 Watts) 200W MP HPF (232 Watts) 250W MH HPF 1295 Watts) 320W MP HPF 1365 Warts) 350W MP HPF 1395 Wens) 4DOW MH HPF (455 Wens) 400W HPS HPF (465 Watts) 400W MP HPF (448 Watts) SHIPPING DATA Approximate Net Weight 32 -42 lbs. 115 -19 kgs.) ADH040990 PHOTOMETRICS 11•112 %1N) onfirmi INZEIMI �tttats�t� /� 5 3 2 1 HPWL - 250 -MT -Lt. 250-Watt HPS 30,000 -Lumen Clear Lamp ORDERING INFORMATION SAMPLE NUMBER: MHWL•250-MT•LL J Lamp Type HP.High Pressure Sodium' MH.Metal ° Halide MP.Pulse Stan MN IOWA!' STOCK SAMPLE NUMBER (Lamp Included) SAMPLE NUMBER: PS10 yeries P.Wal•Pak J Series /Lens. 'WL.Wal -Pak/ Borosilicate Glass Lens/HPF P L. Wal -Pak/ Polycarbonate Lens/NPF' WE.Wel -Pak/ Borosilicate Glass Lens/NPF NOTES: Options not evellable with mock products. Order Accessories as separate hems for field lns1ellmton Refer to eandard ordering information to add options . and accessories. MOUNTING DETAIL 1W 43/4 1121mm) ET 2 3/16' 155mm) i E Three 3/8 110mm) Dia. Mtg. Holes COOPER Lighting 0 1 2 I 3 4 5 J J Lamp Type Lamp Wattage S.High Pressure 100.100W Sodium' 150.150W N -Metal Halide 175.175W 250.250W 400-400W ^6 12. 1 165mm) 6 12' 1165mm) --• Access to Outlet Box 13/4' threaded Neded hub) 4. 1102mm) to bonorn of housing • 1 INESIMIR ■,0.1411 5 4 3 2 1 MN WL•250 -M T -LL 250-Watt MN 18,500-Lumen Clear Lamp Lamp Wattage • 50.50W 70.70W 100 •100W 150.150W 175.175W 200.200W 250.250w 320=320W* 350 -350W' • . 400.400W voltage• 120V 208V 240V 277V 347V 480V MT.Multi Ta p ' TT.Triple Tap' 51.5 Tap Option 5T.5-Tap (400W Metal Halide Only) 2 3 '4 5 4 Options (add as suffix) ' O.ouarts Restrike DC Bayonet Base (Hot strike only) EM.Ouartz Restrike with Time Delay (Cold Start) EM /SC.Emergency Separate Circuit F1.Single Fuse (120, 277 or 347V) P2- Double Fused 1208, 240 or 480V) LL.Lamp Included ' TR- Tamper- resistant Screws PE.Internal Photocontrol W LWAL•PAK Footcandle Table Select mounting height end read across for Footcandle values of each isofootcandle line. Distance in units of mounting height - Mounting Footcandle Values f Height Isofooteendle Lines A B CC 10' 8.00 4.00 2.00 15' 3.54 1.77 0.89 20' 2.00 1.00 0.50 25' • 1.2B 0.64 0.32 D 1.00 0.44 0.20 0.16 0,50 0.17 0.10 0.06 Accessories (order separately) WG/WL.Wire Guard INot compatible with PCS) ° PCS.Polycarbonate Vandal Shield Not compatible with WG/WL) ° TWC.Thru•wey Conduit VS/WL.Visor Cut -off Shield ° WLR.Replacement Glass Lens PLL.Replacement Polycarbonate Lens (150W maximum) PE /MT.Field-. installed Photocontrol TRSD- 1/4.20.Tamper- resistant Screwdriver PE•347.Fiald•instelled Photocontrol, 347V PE- 4 80V.Field- installed 480V Photocontrol FC/WL.Fu(l Cut -off Shield° FSC /WL.Seml Cut -off Shield ° NOTES: 1 Not available in 175W. 2 2013. no 320, 350 a 400W only (Llmh•d lamp avIbDlllry consult m•nul•nurerl. 3 150W mseimum in Hips Prossure Sodium, 175W maximum in Metal NNida. • M•dlum•base nickel for Metal H•1 -- rde 150W and below. 5 Pulse stan Mittel Halide only. a Products also available in non -us voltages A 55012 for Internstiorul markets. 7 Mult-tap ballast 120/258/240/2771/. a Triple -up ballast 120/277/347V, 0 5 ballast 125 /205440/277I4610V. 400W Metal Halide mop, 15 Mum be limed in the order shown and separated by a dash. 11 Lamp is shipped separate from luminaire. Lamp is Cooper designated product bawd on luminaire requirements. Specified lamps mum be ordered o a Sep line item. 72 Wire guard, visor, and shields can not be used together on same unit. 13 For complete product data, reference the Lumark Spaclficetion binder. 14 Specifications and dimensions subject to change without notice. 15 Products also available in non -US voltages and frequencies Ion international markets. 16 Consult your Cooper Lighting Representative for availability and ordering information. NOTE: Specifications end dimensions subject to change without notice. Visit our web site at www.cooperlighting.com Customer First Center 1121 Highway 74 South Peachtree Ciry, GA 30269 770.486.4800 FAX 770.486.4501 ADH040990 Name: Address: Phone: • RECEWED CITY OF TUKWILA 1JAN 06 2006 PUBLIC Department of Community Development GoMMU HEARING Dat i o lu mENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 DESIGN E -mail: tukplan @ci.tukwila.wa.us REVIEW APPLICATION NAME OF PROJECT /DEVELOPMENT: Sc- 1 /&74/1, ,U /W //1 LOCATION OF PROJECT/DEVELOPMENT:(Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL 10 DIGIT PARCEL NUMBERS. 17 Pots i 7AXr Pvie /: 42.?051063 Quarter: cl w Section: Zb Township: 23 Range: 4 (This information may be found on your tax statement.) DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. ,$`qc/ AA,cl er j DEc sR b15 5 dl6A/r /17 E. MWT4 f7R?T # z3'0 > Zone; tar/ 7(f/Da FAX: 746-S¢.r — ‹t- te: 12-i -7 /0.5" FOR STAFF USE ONLY Sierra Type P -BAR Planner: /y 0 rc, 6-1 es---La l File Number: D6 , vU Application Complete (Date: ) Project File Number: 1 r9 12E1,5 -c3 , Application Incomplete (Date: ) Other File Numbers: LO6 - vv - i Name: Address: Phone: • RECEWED CITY OF TUKWILA 1JAN 06 2006 PUBLIC Department of Community Development GoMMU HEARING Dat i o lu mENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 DESIGN E -mail: tukplan @ci.tukwila.wa.us REVIEW APPLICATION NAME OF PROJECT /DEVELOPMENT: Sc- 1 /&74/1, ,U /W //1 LOCATION OF PROJECT/DEVELOPMENT:(Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL 10 DIGIT PARCEL NUMBERS. 17 Pots i 7AXr Pvie /: 42.?051063 Quarter: cl w Section: Zb Township: 23 Range: 4 (This information may be found on your tax statement.) DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. ,$`qc/ AA,cl er j DEc sR b15 5 dl6A/r /17 E. MWT4 f7R?T # z3'0 > Zone; tar/ 7(f/Da FAX: 746-S¢.r — ‹t- te: 12-i -7 /0.5" ' r • r- _ N ` , IN r N ,`,c;. Rosettes HOME I Pt IO CATALOG INEW Click to View - Brackets & Corbels (Wood) Corbels (Polymer) Wall Niches Ceiling Medallions Ceiling Domes Stair Brackets Gable Ornaments Rosettes Small Ornaments (Po■ met Small Ornaments (Wood) Embossed Wood Ornaments Mouldings Victorian Details • t,, +�• ii..,..,.., Classic Details Architectural Details for the Home Online Catalog Small • Rosettes are often-used architectural details to millwork and cabinetry. .m to mantels, built -in cabinetry pilasters or to the surface of plain _.._____ blocks. Most rosettes are polymer, some are wood. Page 1 of 2 RETURN TO CONTENTS n� i 1 /1/'1 1111/: D&J Architectural Precast—Meoallions s ;1 .t • .; • • - • 5 • • Medallions (click on medallions for larger photo and specs) Page 1 of 2 I 7 Doi a SI.1 ;:e1 For. 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PROJECT TEAM OWNER: ARCHITECT: CML ENGINEER: LANDSCAPE ARCHITECT: LEGAL DESCRIPTION EXCEPTIONS Lamp =(Kr:. I4FI 400 250:. 4H SC -4 LIMITED LABILITY COMPANY 0/0 DECKER DEVELOPMENT & CONSTRUCTION 117 E. LOUISA ST, SUITE 230 SEATTLE. WA 98102 (206) 545 -4964 (206) 545 -4552 CONTACT: BRAD DECKER EMAIL LANCE MUELLER & ASSOCIATES 130 LAKESIDE, SUITE 250 SEATTLE. WA 98122 (206) 325 -2553 (206) 328 -0554 FAX CONTACT: BOB WELLS EMAIL b,Nlselmuetler.corr. SITE DEVELOPMENT SERVICES 310 208TH ST. SE. BOTHELL, WA 980'2 (425) 481 -9687 (425) 485 -7199 CONTACT: CAVE DOUGHERTY EMAIL CRAIG ES'ELT 16845 S.E. 21301 5T. RENTON, WA 98058 (425) 432 -1587 (425)432 -1587 CONTACT: CRAIG ESVELT EMAIL: 134, 08aduwr d Number Cowper- MCGraA Ed son CAL - 430-MH I S.S6A25SM1 or apfle.C. epopar Mr,Gro+ Ed son CAL 430-MI I / S:S6425081 or apPC`re. Cooper-LUmark-V.1-5NALPAC- 20D-MT-LL or opprowod Indsaa Lighting, 505 - 2CF013 - BRZ, or approved THAT PORTION OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN K NG COUNTY. WASHINGTON. LYING WESTERLY AT SOUTHCENTER PARKWAY AND LYING EASTERLY OF INTERSTATE HIGHWAY FIVE (5), DESCR'BED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER; THEN N 88'05'42" W 701.10 FEET TO THE WESTERLY MARGIN OF SAID SOUTHCENTER PARKWAY; THENCE ALONG SAID WESTERLY MARGIN 5 01'0845 W 10.65 FEET: THENCE CON - NUNG ALONG SAID MARGIN S 01'05 W 1305.7 FEET TO THE INTERSECTION WITH THE SOUTH LINE OF SAID NORTHEAST QUARTER OF T'-C SOUTHWEST QUARTER: THENCE WESTERLY ALONG SAD SOUTH L. NE N 87'55'53" W 621.98 FEET TO THE SOUTHWEST CORNER OF SAID NORTHEAST QUARTER OF 'HE SOUTHWEST QUARTER, BEING THE POINT OF BEGINNING; THENCE N 30'50'26 E 155.01 FEET; THENCE PARALLEL WITH SAID SOUTH LINE OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER. S 67'55'53" E 622.65 FEET TO A POINT ON SAID WESTERLY MARGIN OF SOUTHCENTER PARKWAY; THENCE ALONG SAID WESTERLY MARC V S 01'05'23" A :55.01 FEET TC A POINT ON SAID SOUTH LINE OF THE NORTHEAST C-ARTER OF THE SOUTHWEST QUAR THENCE ALONG SAID SOUTH LINE N 87'55'53 V 621.38 FEE TO THE 'GIN T OF BEG NN.NG, BEING A POR T ON Of SURVEY RECORDED UNDER AUDI TORTS FLE NO. 8008209001, (ALSO KNOWN AS LOT 1 OF SHORT PLAT 00. 80 4 5 -55. AS RECORDED UNDER RECORDING NO 8'060 RECORDS OF KING COUN "Y: SITUATE IN THE C' - Y OF TUKWI A, COUNTY OF K NC, STATE 0 WASHINGTON) TERMS AND CONDITIONS OF EASEMEN 1 MRJSLO BY NSTRUMENT RECORDED ON MAY 6, '9E8, JNOLR RECORDING NO. 6243884 ›.._ \ FIRE DEPT. ACCESS VA / SHARED / / EASEMENT / / / / \ EXISTING TONY ROMAS RESTURANT 117305 (SAME OWNER AS /17275) RIMOVE EXIST C'3R8 --. ■ I . PISSED I4ENT 33' DRVE - 36.0 1 t I 1 DATCH NEW PAANG 1 10 EXIST PA.ANC i I A -2 Pit r -0 ' T .7 TT 10' -0' I I Mitt SETBACK II 1 LS 31' BIKE RACK FOR � ;2) BIKES A PAV r PROPOSED RETAIL BUILDING SC -4 USE: BULK RETAIL ZONING: TUC OCCUPANCY: M CONS. TYPE: VB. SPRINKLERED ONE STORY GROSS 5F: 16,193 SF. NET SF 14.037 S F. PARKING BED'D: 35 STALLS 0 1/400 PARKING SHOWN 42 STALLS SITE AREA 96.465 S F. +/- USABLE SITE AREA 4 2,163 S.F. +/- /17275 -I II r J F.F. ELEV. = 27.00' (5) I REMOVE EXIST. if v —BEVDYS BLDG. NG CONC. 6LRB (TYPICAL) - 1 t I n $ - I - 98' ZONE GPPNGE 0 ELEV. 40.0' CONC. RET WALL NATURAL. FINISH TOP WALL - 36.0 BIM. WALL - 28.0 A -4 BROOM MASH-1 I CONC. - AN — aITREGRAL CC.OR P 22' HIGH: SON ILirr 50 S.F. FACE L.S. �XSTVG COVE WA SOUTHCENTER PARKWAY OR LS. RECClE 10'x SETBACK • \ Si '3 C r0 23 W. - 33.0 I B W. • 28.0 ECCLmG S.F PER 1000 CROSS i 80 SF REVD PRELIM. SITE PLAN AC. PAAWG 00 60 EXISTING BUILDING- (RETAIL) \ \� c 3 $13 0 o a'o ■ Cl) 0 0 z m G1I C� a. 6LLVMOtsl I IT PwantddNliao r+or Ftninh • Color Schedule: MEtil EBB, ro Im anA Nuxy WWI products, Inc.: 'acanc 8 9• Blue AMU fu�A WWI 'Mamie 'Svc' 0 ononet Wheel EMU kw MW.t maims Iota? In ap t tale _ §idEES Me Mere 8terefFeRt mad t Mar enexteeal storefront with deer sisulttee glass, MEM NRIEE t ft. NF. dam _ totake tllE 6' x 6' blue ReavoAtht fixture (tee teheAtbstyrsosseadettee cl awvul. it 1 W3 .I *IItlt• d i 22. 2b. 2A. Zb. .cn. I atworfti o' 1o' W4 NINO PREFLai west ELPNA1TON 'fI101(Ii10',�111111191c =''� ::111 ;; %fi.77,PfI�lE 117II' ... ...._ . 2A. ,thou ■ m w Ir Q 4 0 0 0 0 0 J t0 3 to 0 J 0 A s sheet Tamer 31a31v P3.0 ISA ;2n F .P W N PRELIM. ELEVATIONS LANCE MUELLER B ASSOCIATES A R 0 1 1 1 1 8 0 1 8 • A I A 130 LAKESIDE • SEATTLE, WA 98122 • 208 325 2553 PROPOSED RETAIL BUILDING SC -4 17275 SOUTHCENTER PARKWAY, TUKWILA WA SC -4 LIMITED LIABILITY COMPANY 0w96 lob no. 88 drawn W checked 12/19/ date no. revision Q 41- SDlCIAO date • '9o1ro 'ct /ra ui z UOIGIADJ slop 90/CL/LO ps,3syo rn UMO1p or • qo f 960 -W ANVdw03 unleYn a3liwn P-3S VM V1IM)Ifll 'AVM)INVd I31N33H1f10S SLZL I P -OS JNIaiina '11d.L3E1 03SOdOMd £SSZ SZE 90Z • ZZ L88 VM '31UV3S • 301S3NV1 OE VI V • 0 1 3 0 1 H O U Y 931VIOOSSV 9 b9ll311W 3ONV1 O a Wild 31IS 11113dd N 87'55'53" W r r , T Tr - � 1� I , 1111 1 1 1 1 1 1 1 1 I I' 1 1 1 1 1 I 1 1 1 1 I 1 1 1 1 I 1 1 1 1 I 1 1 1 1 I I 1 1 I I 1 1 1 1 I ' I 1 1 1 1 1 1 1 1 l l 1 1 I I I I I I I I I I I I I 1 1 1 1 � 1 I 1 I II I I I II I I I I I I i 1 11 /% I II II III II I I I II I I I I l I, /;I/ I I I 1 I I I I I I i l l I I; I I I I l i : / 1 1 1 1 / 1 / I ' ,I /I Ilj II I I1�1/ 1 111 / 1111 /I I II ,I8 F7 /1 I l l I I 1 / 1111 I I 111 I 1 / /I l I I I II I I III I / 1 11 111 1 1 / 1 1 1 1 11 II III II IIII / 1111 / IIII /111 I X101 II 1111111 Illi Ill/ 1111 1 I ■ I I f 1 11 I III I I I 1 11 /1'I l IlI 111111111 11 I ■ IIl; 1III l l I I l1 1 1 /11 I I I I I I I I I ! ';'; 1 ; 1 1 ,1 1 111 1 1 , 11 1 1 1 1,1,1 1 11,1 1 1 1 ',1,11111!\ 1 , I I I I \1 \II I1111 11 I 1 Ii11 11111'111111 1I l l Il llll\1 ill 1 \ ' 11 1 1 1 1 1 I i''''\'11%,11 I 1 111111111 Ip1 1 1 1 1 1 I 1 1 1 1 1 1 1 l 1 1 1 lOI 1 1 1QI 1 1 1 1 1 1 1 1 1 1 1 1 .31)119 01 OI I 1 I O1 I 1 I 1 I 1 \ 1 \ 1 I I 1 . 0 -101 \ 1 1 II I 11111111111 I 1 \ 1I �I1111 \111111111 11111111 \1111 1I 11 11111111 \ 1 1 1 1 \ 1 1 1 1\ I l l / \ I I I I \ 11 1 I I I 1 1 1 1 1 1 1 1 1111 1111 \ 1 1 1 1 1 1 11 1 1 1 1 II I I \ 1 1 1 1 1 ' 1 11 1 \ 1111111111 1 1 , 1 \11 11 1 1 11111111 11111111 \Il ll ll ll \ 11111111111 II 1 1 1 1 1 I 1 \\; \` \ \. \\\\ �\ 1 1 1 1 11 I 1 k, 1 I 1 1 \ 1 II I I N 0-161 -,. 9. / I \ -M4 1 1 1 OaC 5 I I I I I 1 F8 s _ _ — . i _ — . — I / ' \ _ _ c� z Y ce a- S D t o Bge. / // /7/ / J 20' Power Eosement AFN 8111290970 vie 1M 4 Vi 45° rd 9 g ;s billg giiilg ligig 51 P2 0 Cross 9lU3Wij3 MV Wolk OW' Im -O -Ld r- 3S1N3Md0'13h30 LI3)O30 90 /tt /t9 31V0 /old Plot Dole: 03/13/06 NDWGS:DECKER DEVELOPMENT:SC- 4:PI- ALT.DWG O O PRELIM. FLOOR PLAN LANCE MUELLER & ASSOCIATES A R C H I T E C T S • A I A 130 LAKESIDE • SEATTLE. WA 98122 • 206 325 2553 PROPOSED RETAIL BUILDING SC -4 17275 SOUTHCENTER PARKWAY, TUKWILA WA SC -4 UMITED LIABILITY COMPANY 04-096 job no. JB drown IN checked 12/19/05 dote DESIGN REVIEW RESUBMITTAL 2 no. DESIGN REVIEW RESUBMIRAL revision 03/13/06 03/06/06 date Nrd 8001J 111138d 133' -0 44' -4• rt' -0' 28' -0' 82' -0" ? -p• ' 10' -8 2' 10' -8" L 2' 10 . 5' -8' , I y 31 43' -0' 12 -8' 5' -8' D ;. ` _ ___ i' -7 6•_2. p -7. _ D , 5' -8' a , I 129'-9' _ IFe' -0' 6 . -0 " o j I 4Y - 4' I 98' -9 43 -9' J 129' -0' at R till 1I 1 I • I `• L 10' -6' ' I I I 4Y-4' 43' -0' L 4 ra 1 4' -8" j' -6� 5' -8• j' -8 -0 10' -8' t -0( 10' -8' 91' -4 10' -8 TI? - 40 133' -0' Plot Dole: 03/13/06 NDWGS:DECKER DEVELOPMENT:SC- 4:PI- ALT.DWG O O PRELIM. FLOOR PLAN LANCE MUELLER & ASSOCIATES A R C H I T E C T S • A I A 130 LAKESIDE • SEATTLE. WA 98122 • 206 325 2553 PROPOSED RETAIL BUILDING SC -4 17275 SOUTHCENTER PARKWAY, TUKWILA WA SC -4 UMITED LIABILITY COMPANY 04-096 job no. JB drown IN checked 12/19/05 dote DESIGN REVIEW RESUBMITTAL 2 no. DESIGN REVIEW RESUBMIRAL revision 03/13/06 03/06/06 date Nrd 8001J 111138d #.&aP e h1€Q. Cpumtuas cDtaNicZ. ai- 1S' a is - Precast Medallion Exterior Finish $ Color Schedule: 1 . Metal coping, roofing. and canOpies: 2 a. CMU field 2 b. CMU base 6. Medallion 2 c. Stucco in fine texture - paint. 3. Storefront and glass 4. Metal seance / 11. M. doors - paint 5. Accent biz CMUt -AS .. _.. S166146 W ... 0• ELVATION Nu-ray Metal Products, Inc.: 'flectnc Blue" Mutual Matenals 'Sandstone' In smooth texture Mutual MatenaLs 'Khaki" m spld: -face texture Kelly-Moore Crested Butte KM565 -L Clear anodized storefront sixth clear insulated glass. Dark bronze 6' x6' blue 18' x 18' cast, see attached drawing. 111 lIIIItlIl lllI = 11111111111111111111111 - IIIIt Ili - 111 1.LIU11111 . 191110E11: - -- =II II IOU 1111 'IIIi1111IU1�1Ii1I11I111 ;I1iili �- : 111l111111a 11f11111f1i l ;illlllllf: v� " " " "' nrnu r " 111,111111 / / /Ti�uz, / / / /�?rir /rdrioioi n ff1111 1111{i�ilAll IIIItf111 _ eeilr \I\rrt�l r •r.• ^If - bt�a\r0\r111�L11Jt� \\L \r �l�rrwOA7011 / / ��= c �����. i % /�l♦I►I. ����11�� ry /./ //� /...% //: // .� I �I�� r: sl Ll��h �i ®!le R1 kit 7 •I I 1 wilwirw w, xrim . -- a..�:1�6 M.?.rn?sr5ier - a". Ulsoa. ai,.... : ,n a L wl�'�\ l ?R wrt. t )o -1 V I ^ Iv o' 4O' ii ?SIR:I'v]:� .1111f1f11iIVf11f111ffc—� 11 ', %:5'Si: >lLiiilli IIIIIIIr11111I \Inl \1L \ \�. 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T . • ■ I _.I .L " \\ \ \ 652, \ \ \ \\,.. \\ \ •\; . \\ \ \ \ \ \ \ \ \.. 5 •\ / 555 \ . \ \ 5 STORM DRAIN STRUCTURES: ( D 6'x5 7' SDMH GE 22.88 IE N 17 28 40" IE E 15 78 56" IE W 15.78 56" w/ 24" CP N &S IE S 19 48 12" 5 \ \ According to the original engineering plons, there is o second SDMH 6'± to the West. No 2nd SDMH wos found GE 22.93 IE NE 19 43 12" Overflow Riser 17.33 12" IE W 15.1± 12" IE N xx xx? 12" Btm Orifice 13.13 IE S xx. xx? 12" SDMH GE 22.36 IE N 14 66 12" IE S 14 66 12" IE SE 17.76 12" Btm 14.66 EXST GIN EXST REMOVAL - - 6' PVC REMOVE EXST RI GRADING T. CLEA MATCH EXST GRADE 4 CB T 1 ®CB Type 1 GE 21.34 IE NW 17.95 12" IE W 19.24 8" IE S 17.75 12" IE E 18.94 12" Btm 16.35 Btm 17.44 CB Type 1 GE 22.52 IE N 18.92 12" IE S 18.92 12" Btm 17.42 (6) CB Type T GE 22.03 IE S 19.33 12" Btm 17.83 (D CB Type 1 GE 21.75 IE S 20.03 12" Btm 19.65 19) CB Type 1 GE 26.55 IE E 23.65 8" IE NW 23.65 8" Btm 22.15 CO) CB Type 1 GE 20.63 IE SE 19.13 8" Btm 18.53 J CB Type 1 GE 22.80 IE S 21.30 8" Btm 19.50 /L • CLEARING UMIT PLACE SILT FENCE 210:72' (/' EXST ASPH I � SS _ 6 PVC SS SANITARY SFWFR MANHOLES: ,St 48" SSMH Rim 22.71 IE W 15.57 8" IE NW 13.21 15" IE S 13.31 12" IE SE 13.41 8" IE E 13.11 18" 2) 48" SSMH Pim 22.88 IE W 17.23 6 IE N 17.23 8' IE E 17.13 8" f) 48" SSMH Rim 24.95 IE W 19.30 S 19.20 8" 48" SSMH Rim 26.24 IE W 21.09 6" IE E 20.99 6" EXST IE W LOW PTCuI END EX7 CURB REMOVAL N 8.65 1 SW1/4, SEC 26, TWP 23N, RGE 4E CONSTRUCTION SEQUENCE: 5 S3 P2 1MDE OPEIBNG IN CURB ARING LMT: .BACK OF WALK a EXST 36' 1. ARRANGE AND ATTEND PRECONSTRUCTION MEETING WITH CITY OF TUKWILA INSPECTOR 2. FLAG CLEARING UNITS. 3. INSTALL CONSTRUCTION ENTRANCE. (NOT USED) 4. CLEAN OUT CB'S & INSTALL TESC CB FILTERS AND CLEAR AREA OF PROPOSED WORK. 5. INSTALL SEDIMENT CONTROL SYSTEMS, AS SPECIFIED. 6. PERFORM GRADING, INSTALL UTILITIES, & INSTALL PAVEMENT. 7. SEED OR SURFACE DISTURBED AREAS. 8. CLEAN OUT STORM DRAIN SYSTEM. 9. REMOVE SEDIMENT CONTROL MEASURES AFTER 9TE HAS BEEN STABILIZED AND THE OTYS INSPECTOR HAS APPROVED THE REMOVAL w 36' 56" CP SSA NTS LEGAL DESCRIPTION THAT PORTION OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, LYING WESTERLY AT SOUTHCENTER PARKWAY AND LYING EASTERLY OF INTERSTATE HIGHWAY FIVE (5), DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF THE NORTHEAST QUARTER OF THE SOUTHWEST OUARTER; THEN N 88'05'42" W 701.10 FEET TO THE WESTERLY MARGIN OF SAID SOUTHCENTER PARKWAY; THENCE ALONG SAID WESTERLY MARGIN S 01'08'45 W 10.65 FEET; THENCE CONTINUING ALONG SAID MARGIN S 01'05'23" W 1305.71 FEET TO THE INTERSECTION WITH THE SOUTH UNE OF SAID NORTHEAST QUARTER OF THE SOUTHWEST QUARTER; THENCE WESTERLY ALONG SAID SOUTH LINE N 8755'53' W 621.98 FEET TO THE SOUTHWEST CORNER OF SAID NORTHEAST QUARTER OF THE SOUTHWEST QUARTER, BEING THE POINT OF BEGINNING; THENCE N 0050'36' E 155.01. FEET: THENCE PARALLEL WITH SAID SOUTH UNE OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER, S 8755'53' E 622.65 FEET TO A POINT ON SAID WESTERLY MARGIN OF SOUTHCENTER PARKWAY; THENCE ALONG SAID WESTERLY MARGIN S 01'05'23 W 155.01 FEET TO A POINT ON SAID SOUTH LINE OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER; THENCE ALONG SAID SOUTH LINE N 8755'53 W 621.98 FEET TO THE POINT OF BEGINNING; BEING A PORTION OF SURVEY RECORDED UNDER AUDITOR'S FILE NO 8008209001. DATUM - NAVD 1988 CONTOUR INTERVAL - 2 FOOT EARTHWORK QUANTITIES: FILL: 1.615 CY CUT: 356 CY PRELIMINARY DATE: 1 -4 -06 SCALE: 1 " •20' r / r €/ i N VICINITY MAP QUANTITIES ARE APPROXIMATE. CONTRACTOR IS REQUIRED TO PERFORM ALL WORK NECESSARY TO BRING SATE TO GRADES AS SHOWN ON THIS PLAN AND TO MEET FIELD CONDITIONS I EXPIRES 5/14/1 I S DEVEtDPMINT 310 208Th ST SE BOTHELL, WA 98012 (425) 481 -9687 (4251485-7199 (MO 3 -6 -06 CHANGES PER CITY COMMENTS AND ARCH SITE PLAN CHANGES RETAIL BLDG, SC -4 17275 SOUTHCENTER PKWY DES: DCD DWN: DCD GRADING & TESC PLAN DECKER DEVELOPMENT & CONSTRUCTION, INC 117 E LOUISA ST, /230 SEATTLE, WA 98102 PHONE: 206 -545 -4964 1 of 3 20 0 10 20 40 1 Ineh - 20 K 1".r r _T•T r l_i 1- T'> -'.17 , 6 2 2. ttt I I I I I I I I I I I I I I I I I I 1 I 1 1 I 1 1 1 I I 1 1 I I I I 1 1 I I I I I 1 1 I I J// / / / / / / / / / 11/ / / / / 1111 1 ' 11 1I / / /1 / l I / / / / 1 1 ,1 11 11,11 1, / ///1/ // // /// 8, p33 �=1101 �"/ ,, ,', 1, I l / / // / / I mI'� 1 1 1 1111 1 1 // /// I I + 111 1111111% II/ 111111111111\ 041.1 It 11111111 11.1m 11111 It 1 y 1 1 1 I I 1 1 I 1 1 1 1 1 1 1 1 to n T•!- ' - I �J I \" , , ; \ .\ C \ STORM DRAIN STRUCTURES: (3 6'x5.7' SDMH GE 22.88 IE N 17.28 40" IE E 15.78 56" IE W 15.78 56" w/ 24" CP N &S 18 S 19.48 12" ( 2) According to the original engineering plans, there is a second SDMH 6 to the West. No 2nd SDMH was found GE 22.93 IE NE 19.43 12" Overflow Riser 17.33 12" 18 W 151± 12" IE N xx.xx? 12" Btm Orifice 13.13 18 5 xf..rx? 12" SDMH GE 22.36 IE N 14 66 12" IE S 14.66 12" IE SE 17.76 12" Btm 14.66 NEW BUILDING ;° FFd27.0 I DETENTION TANKS(3EA) 1 I MAX WATER ELEV -21.5 BOTTOM OF UVE STORAGE -16.5 Asphalt OVE EXST I SD'S & CB'S Asphalt parking CB/T- 1(TYPE 2-54) TET/4.25 SD IE -17.5( 12'l Q 1 r a �l r��l a _- _ . , . ✓� % / / JII; .. iii ii IIII liii ✓iii,,// ,. i7i ;Yii iii/ 1 v PIV - /7 -7`�� 56 CP EMI ��. r � _-� 1 655$ O . L $ 0/ NM /ME In SS � ► i ce// / / / /�II/� © �S ON EXST REMOVAL / REMOVE / __� -P A /3(TYPE 1) TE -27.3 IE -22.45 54 19915 8'SD 0 1.48% 04 CB Type 1 GE 22.35 IE NW 17.95 12" IE S 17.75 12" Btm 16.35 OS CB Type 1 GE 22.52 IE N 18.92 12" IE 5 18.92 12" Btm 17,42 0 CB Type 1 GE 22.03 IE S 19.33 12" Btm 17.83 O CB Type 1 GE 21.75 IE S 20.03 12" Btm 19.65 r� CB Type 1 GE 21.34 IE W 19.24 IE E 18.94 Btm 17.44 8" 12" CB Type 1 GE 26.55 IE E 23.65 8" IE NW 23.65 8" Btm 22.15 ( 10 CB Type 1 GE 20.63 IE SE 19.13 8" Btm 18.53 11 C8 Type 1 GE 22.80 IE S 21.30 8" Btm 19.50 - REMOVE EXST SD'S & CB'S 53 4EA, TANK CBS. TOP (TYPE 2 -54) 7E -VAR IS3 IE- 16.5(ALL 6" PVC =SS -- -26 - -- SS SD 0 03/2(TYPE 1) TE -22.0 IE -19. 52 48" SSMH Rim 22.88 IE W 17.23 6" IE N 17.23 8" IE E 17.13 8" SANITARY SFWFR MANHOI F5. 51 48" SSMH Rim 22.71 IE W 15.57 8" IE NW 13 21 15" IE 5 13.31 12" IE SE 13.41 8" IE E 13.11 18" 48" SSMH Rim 24.95 IE W 19.30 6" IE 5 19.20 8" S4 48" SSMH Rim 26.24 IE W 21.09 6" IE E 20.99 6" END El(5'T CURB REMOVAL Culver IE W Cul N SW /4, SEC 26, TWP 23N, RGE 4E • P2 W SVC TO E WM, Z INSTALL XST BACKF1, o PREVENTION SE EXST IRR METER. INSTALL BACKFLOW PREVENTION s 36' EXST CB (EXTEND EXST 111 CULVERT. MATCH COST PIPE SLOPE 36' APPING TEE FGR SPRINKLER MAIN CP NOTES: 1. INSTALL A REDUCED PRESSURE PRINCIPLE ASSEMBLY AND FREEZE PROTECTION ON THE BUILDING SIDE OF THE WATER METER. 2. BACKFLOW PREVENTER YODELS: DDCV FOR FIRE: WATTS 7746 DDC FOR IRS: AMES 200055 RPPA FOR DOMESTIC: WATTS 009M20T 3. PVC PIPE SHALL BE PER AVM D3034. MR 35. 4. KEEP ONE SET OF APPROVED PLANS ON SITE 5. KEEP PUBLIC WORKS DEVELOPMENT GUIDEUNES AND DESIGN & CONSTRUCTION STANDARDS ON STE. 6. VERIFY THAT CONDITION OF EXST 555 IS ADEQUATE AND. IF APPROVED BY CITY'S INSPECTOR. USE FOR NEW BUILDING. 7. CONNECT THE DRAIN FOR THE RETAINING WALL ALONG THE WEST EDGE OF THE DEVELOPMENT TO AN APPROVED LOCATION DOWNSTREAM OF THE DETENTION SYSTEM. PRELIMINARY DATE: 1 -4 -06 SCALE: 1 " -20' RETAIL BLDG, SC -4 17275 SOUTHCENTER PKWY DES DCD OWN: DCD DRAINAGE PLAN DECKER DEVELOPMENT & CONSTRUCTION. INC 117 E LOUISA ST, 9230 \SEATTLE, WA 98102 PHONE: 206- 545 -4964 I EXPIRES 51144 2 of 3 1 OTY. COMMON NAME 80TAM /CAL MAME 515E 4 40T ',. mm4.. '•14A1406AW1' GAM OW RED OAK H ''CHANTICLEER' PEAR 1C0bUS MAGNOLIA ALASKA WEEPING CEDAR WESTERN ME(.LOCK 'ROSE 61.0W BAILAERRY WARTY BARBERRY. OLD 0000 JUNIP&L KTNNICKINNICH. ' Mo YEWS RED'NAMDINA OREGON 60400 PHOTINIA DWARF MU6.140 PINE 'EMERALD 6RE013 PYRAMIDAL'S 'JEAN MARIE' RHODODENDRON 'UNIOW6' RHODODENDRON ROCKSPRAY COTONE ASTER PLUNU.S 3ELQULATA''4MANO4A WA' OuE0CUS Rua LA /YOuS CALLE1YAN• 'CN4WTICLEEL' MASMOLIA MOAUS CM4MIECYPAR/LNOOTMATWSU' 061041014' TSUOA NITIQOPNyttA 84440011 TMOMe414, ROSE Rt0W' OO4Ai3/S V4ILVC1/LOS4 ✓PN/6iRUS CM /MANS /3 '040 6048 ALCT0S74 PNY LOS 0VA-0LS/ NA NA14141OMAST /CA Merit's tie' 0441004111 4& IJACHIUM PWOT/AI /A fLASER/ P /NUS MUG/LO 'PALLEY 7000004' TMUJA OCC •0!•374 LAS ' ' 40 .00 4 43 641441' RNOeo. 'JEAN M4414' 810060. '04 /O./' COTo N0RILOAI74 L/S 2 ' CALIPER •• •1 6-8 FT. •1 3 GAL, C AN /3 - o o... 1 GAL. CAN L /3O'4•L 364 L - CAM /4' 3 641, CAN //4' -o" 4-C. 5 641 _A0 /5'- 0 3 641- CAN 48 "-50 O.C. 5 GAL, C•N /4'•O• D. c. x 1 GAL CAN /4' -o" O•C. DIAMETER OF TREES EXISTING TREES T O BE RE MOVED) NEW TRIO REPLACE MEMO ED L1 VA LENT 4! RED OLDER WESTERN RED CEDAR. Oou6LOS FIR. BI4LEAF MAPLE 7 . 4 ] . S ..... z 2 SP2INKLE2. PLAN SCALE : In • 20 o" 14000 -UP Ta DE13021 MERE[• BY GTHERS (LCcaT1o4 1 S.1)r4GRAMgATIC - VIRIF• INFIELD) S OUTHCEA/TEL PAR K WA Y • NOTE' COUTROLLER. SNELL 66 LOCATED IU UYIL,YY RooM AS DIRECTED SY GENERAL CouTDACTOR ([00201 CIA re 00,06 To PAVING FOR INSTA LLATI ON OF N0CE•AARY ALB:VIND Foe WLRIN4 PROM CoNT•OLL&R VALVES DV OTHOOR). • dui LIL COUPLU1.16 VALVE 000. AIR SLOW -OUT Noun/121136 SCH66 40 PVC SPRIMKLEK MAIM 1 D R SpRa OF SPRAY ' VVA u2T NIC7TEET TOTAL NO. of MEW TREES • 38 6" SPRINKLER LEGEND 1 5YMBOL arr. EDUIPMEUT - I ' ESP- Si 8•514T■OU 4 013TROLLER - 'HUCITER' PAIN C4 /34 (o0. EouA1) 04143 SL13000, 1 )� 1 'HAMMOND 447 1 GATE VALVE (WIT, HEV) ® I ' 'WILK143$ 550 1" DOUBLE CHECK VALVE 13.- I • I'/4' PRESSURE REDUCIU6 VALVE D I 5/4 MANUAL 41361E DRAIN VALVE(WITH HEY) • 1 • RA 12.1 RD 3RC 3 /4" QUICK COUPLING VALVE WITH 33014 KEY O 8 • WEATHERMATIC 21024 0-10 1" ELECTRIC VALVE 15 'RAINBIRD' 18 03• IS PoP -UP LAWN SPRAY 3 C RCUIT /ZONE 100 APPROX. GPM l ALwOR /04/1.44 .ID TO rm.,. are0FiCKTIXL a NIG L IWIS 010_605 0CSJmn.La Dl'ID. PC , CCM% C ILOY Lo0 E 96erIMAIA•ETO0RM4 S �� RaSSM •SL27 WII\6NEtl OPOJr LTLQMSGWIW[ONR S.G"[INYA .026 410 11). a F LL6AT RVALVLM.OrvHYLp1MlWU•$)NwiRC A•PLC 0 8LGwTHCLY•PLBPRmipo.1TV1.w CPeROVER1GA s Ns*/LLmaeomcv.Lwma+¢IaceNV wamL.aov.vnlraeaeavlwl� +wlHlAr OxFL S HSiiICVTLvEsNFC PEgpyV.L-VEP5IreareCE9 )J_MNIWFTFKORE]YLV Lw EDOC9wMWKLLEQBt 5CREOLATR106aoCe.. 1 OB2®9CLLE PUFFIDEH,MGRAOL 615D6LNOMORIEny1412L0CITOCUALV190151001. 7 FST/ LLALEW4YHE/ BURID4irR •LVLMitJLlwlifKMRH3o.LEIVm RIIS0E I6•LResecepM461?frMECELv6r IAISEV-ToMCI I7Ce •Ay - T 444E_0.VT59WLL W a nn,, Rf4XAA.P KM•OI..RSCImMW191 L. .w HLWLSPSF�mI MUST R. LES0FINDOWONALy0• a , •GWroco 0 RRL8RSMN@DiRKna46 usElmooms ?CiSCTSrtYIVm WIHSIMP.TRC COMECTORSIMOSISAUMAT ATAL FELOSNLES..00 . TENT. L0. EACH V.RUAYITS W.,. N.M. EXTRAV@Rbr1 Comor•LERCOmrimuouSTmousHournmo L, MV.•VAEABOVE0R.DE9WLEENCOWITT. PLANT LIST EE REP LA 1803 -IGO I106•12H SHRUB SPRAY PoP-UP 1806 - 120 1806 EST 1804- IS EST If I /4 ScH6D -40 PVC MAIN 1 CLASS 200 PVC LATERAL 3" CLASS 160 3LE &VINE 14' TOTAL 40. OF EXISTI46 TREES 35 • MILL N0. OF NEW TREES To REMOVE FROM SITE REQUIRED FOR REPLACEMENTS t 3 STREET TREES 2 - PLY 11.011141 1110.16 /- 11 •10461 WIR1(TWIST To 11E0T1M ). SDT IT. FROM FIU- T MUD. I/3 HT- OF Div:mous TUE, T/3 FoR Come. ix AA (2 PER TREE) SIT CRO W4 AT ■4105160 HT. FIN. SCADS MI Y. 3" SARK MULCH CROWN 6LIAHTLY AT \OARS Sat 6440 0111 0 50 7. To0SaL 60 V. MATIVI 5011. WATER aTTIA 5110W ROOT•ALL CuT { PEEL basil 1 /S of 6U6LAP COMPACT LAPSE OF SAC HHLL -1 • MIN - WAMC1 NNOOTTtt I SCARIFY SIDES OP It" ALL CIL 50060 RALL6 AND MOLT 6 ` / /// 1�lA1c • TREE STAKING DETAIL (DECIDUeus40001FERS) 5NRUf PLALLTIIJ6 DETAIL 40 SCALE .. 40 SCALE 5 -PHOTIUTA 7- KINUILKI4 MILK- - (A10M4 TOr of WALL) 4- CIAERALD 5EEEL1 •EBORv,TAR I - EMERALD GREED PYRAMIDAL'S 6= Mores RED' N AND, MA I- 'AMANOSAWA' CHERRY 3•'EMER•LD LREEM'PVRAMIDALIS 6• RED' NANDINA 1- SMAMe6AWA' CHERRY 3'ENTERALD 6RSSU PYRAMIDA LIS 6- MCY6R'S RED 14A05144 I•'AMAUO6AWA CHERRY I- EMERALD 6REEUPVRAMIDALIS 9 - KINIIICAINU,CK 5 -wARTY 64001µ0Y (NEXT TO weLI. I - DWARF 0410650 PINE 3- HIUMICILINNICK Elm 4I 1 � r•- s 2 0)41 , 1- Ro i (,OTOURAST'ER (hdr "I R S d ('• R DAn ""6. F 0AEEC4i;4•da •) I Y ' • t 40003 M44.40141 (. L OLD GOC13`3 :• f _ :IUUIPESL s • L-' RTSE6 0 247, � 351400 . R H000. o 140 4' 7' • .r / 1 OLD YOLD JUMPS 1 ?'C IM1TICLE612' Pagt PAZ 0,V0 N,U RETA I4 bU . I :ROSE Glew RAISE tits - 1 I I T. / / 44V ..�5r 7E.4u TEA 0.11" 21.00 - 0 1t MAPLE PLANTING PLAN SG4LE : I" = 20 (3ANTMG NOTES • L GRADE LAIR TO ACHIEVE 56400TH.EVEN ELOPES Gat O4 rE. V4" PER FT )-NOWT HUMPS OR DEIVESSIONS. - RAMS FREE OF ALL OEDI05 MO ROCKS 01'EC T AND ATV 5"-.0 DEPTH OF HYMNED SATOROPSOIL Tat RARE OR FLOAT 910001 FR4511 GRADE OF TOPOOL SMALL 011 -32 DFIOPI TOP OF WADS. CURDS, MID AMINO. . E ALL RANTS SHALL DE HELDGROM115PEOL1EN5 FREE OF °SEA9EOR BREAKAGE ANONOTN ROOT- OOIINp CONDITION. MINA IN KEES MICE THE 0ANETER AND6•01MITEER no., TIE ROOT BALL DACKFBLMMONE-HALF MPOO/ED TO O!. MD DIE- HALF MA/1VE SOIL ELK HEN WATER TIXTOUGIILY. STARE TREES AC DIG TO1ANDOCAFE /04045409 ATROVK (SEE OCTAL). IO 9ID61UIJRO10OF PLANT VAIDEITS SHALL BE NAOE NT11p1TLmoscArEABOETECTB ARROYAl. 044045 5NNL BEGOARAIOEEI( 1/OWGN ONE COMPLETE GREETING SEASON ASSUMING NOdAK GROW CUNDNIOW AND AVECUME WATERING • • '3 AFTER FLANNK- DEAR EAMT BEDS OF Ali wEEDr DEIR15. LARGE ROCKOPEC 2 AND 11E1 RAKE BEDS SWIM ARMLET& YOF PINE IEEIOQ d{RL MULCH TO ALL REVS 12 N acommC ,0 AREA53 { NATIVE VEGETATION SMALL 6E RETAINED aN SLOPE u rE, EXIST,N6 TREES ASOVE 40 EL LINE AA SHOWN WILL SE tat: ■ 1 041014 5A "MIPLA e l9 • MA /L! • n 5S "AWI� 1s -1.A •Lt -- 5 - KLM41CY1141{ P. 4• DWOUP MUO(1 'PINE 104 � 1 O KIN IGIlEL1U4t.i� 040111111 g 2'• N' WERI E' itimik I 001{410 R1PE - bib,• _ • ltN.R *p tb" HIDE nw D ^,n. 1110' "ilV c:6:n So t'T HCEA:17'6Q. PA,2'!t')y4" REVIEW 3•I•O DATE 12 - 05 i t1E 1 " - 20 DRAwN C•B. E. 3 -II -DO _ /0 -OLD GOLD .- 10- 41N41241 3- PHOT1131A LANDSCAPE RETAIL INUILDIIJG SC-4- ULIIPER. (ALAMO TOP of WALL) 1 414 (A )0N4 TOP OF WALL) LONE CHANGE ELEV. 40 S- COCKSPRAY COTONEASTLR - - IS • WESTERN HEMLOCY- 2 J1•M M•2.11 00050 - 1- R0C %3/12.4Y Co TOM EAAT - 1 6LOW'•AR••¢RY PLAN 6 KIUN■GIlIUUICV•, 1• 'CHANTICLEER.. PEAR 11- O12.16O4 60400 3- 4146.4 WEEP4.16 CEDAR. 6 01EEGON 6R4PE 1 - CHANTICLEER PEAR - 3.4144144 WEEPING CEDAR. 6 - 00.6604. 60.40E I• CHAAJTICLGER' PESO.. - 3 - ALLSHA WS$•IN6 CEDAR, AMT 414 EMERALD 40". PYLAMID" S - RH000. • KOEUS MA0UOLIA - SWOOP 040400 PIUE -•0041 6LOw',BAR.eEnRY • 010•4010 JuNIPER I- 'CHAUTICLEER' PEAR 4 -WILT 41414.14MICH. 3 RID OAK (38.0 a. C.) 17275 S0UTHC61JTER PARKWAY TUKWILA, WA J `O STATE OF WASH NOTCH REGI ED H 1 It :Mrs 100.715 MTY. COMMON, NAME BOTANICAL A/41.15 512E 4 UOTE5 1m4..-q!.*.2214 LOLUMU6e ITALIAN CYPRESS RED 0314 ' LHANTICLBER' PEAR • 140546 MA &UOL1e ALASKA WELPIN6 CEDAR WESTERN- NE(ALOCP. • RO66.41LOW BALBSRRY SV' WARTY IBA�RBR.R. OLD 60 }D. NMIPTFR K I NNICK7N N I CYI • MO YEWS RED . IJANDI NA OREGOU`6RAPE PHOTT}ILA DWARF.MU4NOPINE 'EMERALD ' - GRN EE• PYRqApMIDAL'S 'JEAN MARIE'. RMO4OAENDRON ' U NIQUR" 2HOD0DL1.1O440U ROCKSPtAV COTOM E ASTEL WI3633US 4AWP&RLYRtAl3 • PAS7,64174' eu1RW5 34833 PARRA CALLERYIN4 'LNAA/Y,CLIER' MAsNOl /A /50343 CNAM At CPPAQIS A/OOTKA7UJ t13' IENO4L4' T340A NATEROJAJ+LCA, 4333331S 7,WA1A*L47 NOSE Stop!' P134 4( P14(440.54 'rJoANAERU3 CNLA/i/J5I3 'OtO 4OLD ARCTOSIAPN.YLO3. 454.4431 NANO )MA 004[67.144 : 'MOYL's RA4' MAN0M /4404 /i0LTVM PNOT /474 F*A3E11 ' 6 -8 FT. 6-B FT. o 3 GAL. CAM, 3-o 0.c. 3 " /6'•o O.c. 1.GAL C4N /3'•o "D.C. 3 SAL. CAL /4'•o' 5CAL, GEN / 4'•0 "o -c. 5 GAL. CAU J 5 =0' e. C- 3 GAL. LAN f 48'- 52' /So 0.4.. 5 SAL. CAN /4'•0 0.4. Y I GAL- CALI /4'•O" O.L. P/Mus Mu6NO PaLCEVVUtor1oA/' 031473MS i1R410643EN • 1/40/A OCU .w 30030.:/uW. MOW ' 40030.'0/3/04E ' COTOUSK73U , 101420473 1.J3 DIAMETER OF TREES . EXISTING TREES (TO BE REMOVED NEW TREE REPLACE MENT EQUIVALENT RED ALDER WESTERN RED CEDAR DOUGLAS PIE. BISLEAP MAPLE F '11 at •t• a• 3 2 I)TSeo. per 31a 4 C2- " CLASS ISO PVC SLEEVE UNDER ALL P4Y1N6 MET E Lou TROLLER SHALL SE LOCATED IU Uri LITY 40OM 05 DIRECTED DY 68NERAL CO TOR RA A RI (COOINTS PAVING. TO PAVING. FOR R INE INSTALLATION OF MICESSARY 6LS4WU4 FOR WIRIU4-RRSM CONTROLL3R.TO VALV15 / 0%475 HEy'4O P / /. ' / ' 00[4 L60PLI146 10.1.1»et/40.( AIR SLOW -OUT WI4TA4)41116 SPQINKLEFL PLAN SCALE : I • 20 O HOOA wP To,DEDD}a2T-IMLT64'SY- DTIIES'.S . • (LOMAT /ON ISAreb54M'MATIC ",PARITY - l3/ PIPED) S OU7HLEA/TEL PARKWAY 4 ! D P 41 RA Y !PPM v,ucT • SP121141ALE¢ LE6E)JD SYMBOL MT y. D IS • La TOTAL NO. OF NEW TREES = 38 80 M EMT 'RAIUDIRD ESP -551 6•STATION CONTROLLER 'HUNTER RA/N CCIA (or. EQUAL). RAIN SENSOR '11AMMOND' 467 1 SATE VALVE (WITH KEV) • WILKINS' $50 I DOUDLECHECK VALVE I 0 1'/4" PRESSURE REDUCIU6 VALVE • I 1/4 MAUU•L ANGLE DRAIN VALVE (WITH KEY) I • 030480 RD' .3 ac 3 /4' 41114.14 COUPLING VA Ott WITH 331NK KEY 6 • WLATHERMATIL 2 1" ELECTRIC VALVE IS 'RAINBIRD 1603 •ISM POP •UP LAWN SPRAY 2 IBo3 -ISM 13 160G -12H SHRUB SPRAY POP-UP 6 IBO6-12Q 42 1E06-IS SST II y 1805 IS 657 CIRCUIT /ZONE I/O - - - 1 ScHED.40 MAIM APPROK. GPM I" CLASS 200 P VC LATERAL -- 3' CLASS 160 SLEEVIU6 I ALL UONG SHNLA.i@tLOC CODER DKL4ClGTOe9Wi.8ELKIL7121 1 ...... LNESHwLE65061A0P.0 43®IxaLt22 V. l9uL66wW 66C✓1�17DFK•61I®A.LC(D ®. NDRIVVQ L®F ETGSPILE6 3a6NYN11eTOWN • • w.vLL202624•aps..wyx6 zrnwv ,,g2NelaonR.vlownLw.T.6m2c.IS UC. hv, • 4 NSTMLOM .01144lM0lw/lM- GUNWL.C50NVDOr sT.CBS0DMTIGLTIALFPLPa✓17v K4TVO4012RiC4 S .2741W{0.604222WLV66HO 0/66. C0NY Y .VEC3 /6ISNT6NR6660M 6616,,l1MLOf CORD . 6 F � VAEMS(M�OP � eM SH.IL! RAD6 M011G01N26GTICW® LV F.0.01. 7. NSTALL.VLSVAYH'JL61•01,01.LMI 0.5460FP6VAD1 .LDMORTLN39/6ARDULSAND DN7/6EB•61.YA7 �1! S �j •02. a oN a r 2,10006M6G WU.E.voLwlaPe6eAa'ewtl + A 140.0020.0601a6620WNaBD@GTna L o16.021wcraa ,sal.o SalrWx7aurtpla ANDED.W 4Tn IILe.. ealal .DW60CD261o01Malv6euATllswl.ca *St.LOnwws WOf1 OPORJl16602 tflSTCD1Yl0Il !,W.LM.I4VV6e.BT£OMD661WL6 11402∎Li+T. PLANT LIST THE E EPL A CEME NT I4= TOTAL No- OF 40151/3/5 TREES 35= M AIL. Mo. OF MEW TREES To REMOVE FROM SITE REQUIRED FOE REPLACEMENTS + S STREET TREES 2•PLY RuSS1R 506E It 6UA62 WIRE (SW167 10 TAHTIY). Sir HL PROFANE'. 6EAS6 AT MIN. 1'A HT. OF 0EC1000o6 TREE, V FOR COUIF. 222 6TASSS (2 Pie TRLO) SET CROWS AT NURSERY-NT, FI ' MI 5 "'DARK MULI.CH CROWN 6L16•RLY 21 2D6•0 SOIL 6346104 1 50 %.TOI/OIL . t 50 P. maxima BOIL'. WATER 5ATTLS 62LOW.140OTBALL LUT 4 SUQLAP LOMPAGT LAYER OF boat PI 1. II_ • �i� F- Ilfelllll • - • • • A Mlu.01EARAUCE M M9OK�1 6cA0IPi Gi9SS�OF 1E "ALL MOSS D00T&ALL6 3310 401 55 - TR ES. STAK'1U6 DETAIL (DlciDUeus4UUIFAes) • 5'N2UD PLALITILIG DETAIL. No SCALE ' - - - 11O6CAL5 =MUM= 5 •PMOTIUTA 7. KIUNILKINNILK (AL0U6 TOP of WALL) 6- MOYER26 RED N415011/A I !GHA JEER 1 C CLlreC P 1 -0056 LLow SORS! ROY .OLD Auu TIGLEER Pat 5 - KIPUICKIN 4 - DWARF MU64 - PIPE 6• NNK snack 4- EMERALD 6RE EU • ARSOR V ITAL I - - EMERALD 51EEY PYRAMIDALIS S S ESDUSMDINA I- COLUMNAR ITALI AN [YPRES 3 - EMERALD GREEN' PYRAMIDALIS 1- COL UMUAR ITALIAN CYPRS56 3-'EMERALD 6.E11 PYRAMIDA LIS 4- Rip. UAMDIUA - I <01.1.11.4/142 17.61.1441 CYPRESS - I. EMERALD. 30.164 PYRAMIDALIS 9 - P.IUNIGKINNICK 5- (NEAT TO WALL I RY I-DWARF MuSMO PIPE 3 IIINNICK IWNICK .34 MAIL! PLANTING PLAN SCALE' I "= 20 - GRADE LARN REAS TO Actium SMOOTH. EVEN SCOPES (MIKNAPE .0M' PER FT). DAWN' MAPS OCOEPRES 059. RAKE FREE OF ALL DEEMS AND RAKES CNER2 ND ABLY DEPTH OF AFITAFIED5APOIT01504. MR SAFE OR FLOATSEDODI FINIS■ GRADE OF TO SOL SHALL DE Fl? BEIA1/ TO' OF WAIFS, Q1EDS. MD MENG: E ALL rums ' L DE NFALSW, FRID-G ROIMSPFLA /ENSFREE0FDISEME.CN.3RSAFA4E ND FOIN E00T.OMWRMOIII N. INSTALL IOIOLES IVACE THE RAMMER A1DO DEEPER MANOR ROOTOALL DNF.RLL MT11 ONEHINF AP0R0/ED TOPDOL AND 04E. „MN) NATIVE SOL MR THEN WATERT1101TO1GILY. STAKE TREES ACIXRDING TO ~SCAM MORIEQ0ARRAWAL (541 107/&4. 10 5165TR000N9O' RANT YAPIETES511AlL OE MADE VOW/T W09CAEE UWOTECTU APROCAL 113010 011115 LE 6OARANf444 . THROUGH OIE COMPLETE GROIN* SEASMI /301AONGNORMN GWN4G GO0N016r AND ADEOI/LTE WOWS. • 3. AFTER PL NTNG. DEARPUNITEEDSO° Au. WEFD5.moo LARGE RD:x.36ER 2NDTIE. RACE 0495 5330/14 MLYMNY FINE NIE/AL0? DAM MAIM TO ALL BEDS (2 NGIDIA1 ER AREAS). • DATE 12 -20 -05 SCALE I " - . DRAWN C.G.E. 116E117 101 LANDSCAPE PLAN RETAIL EIUILDIIJG SC-4 17275 SOUTPIC &NTER PARKWAY TUKWEL WA LRel4 -B. ESV5LT LANDSCAPE ARCH I 1 5545 5E 213TH REUTOM, WA 98058 (423)452.1557 • NATIVE VEGETATION SMALL -lam 54 RETAINED ON SLOPE F1 OT 1 EOISTIU6 TREES AlOVB 40 B LEU LIME AS SMOWU WILL st RETAINED A -4011! • A'MAPIF 6/r4•IL •4'M•VI! 6 F ' lrt�. 6IS 044051 SOuTHCEAir6 AAFAK - 'INAY REVISED 3-1-06/ 3 10. OLD ' SOLD - 10- KIMMICKI 6 0 3•PHOTIM IA ly ' N W ISYI � r WIPER (ALONG TOP OF WALL) NICK (•LONG TOP OF WALL) 4.0ND CMAMGE ELEV. 40' 3 - LPRAY CeMASTE I s - RO W AST HEM S GK 2 -'JEAN MARIE RH000 - 2 •ROCK SPRAY C0TONE AST dR _1 - ROSE 6LOw 3 6 KINUIGKIMNIGK I CHANTICLEER PEAR 11- 03E6o* GRAP 3- ALASKA WEEPING. CAD 4 - ORBIgN GRAPE - 3-ALAAKA WSEPIM6 CEDAR I - CHANTICLEER PEAR 6 GRAPE 1 - ' CHANTICLEER' PEAS. -- 3 ALASKA WESPIU6 CED ENT 24 'EMERALD EILEEN' PYRAMIDALIS 4 •4NIQu[ ;CH ODO 140546 "AAA MO L14 DWARF MUSI40 PINE I -R SLOW BARBERRY • - 4 OLD GOLD JUNIPER CHA NTICLEER' PEAR KIN NILK 03/3/0[14 RED OAK R R. STATE OF WASHINGTON RESIST ED ', ID H � ECT I SV I.! :II L'A!C NCI 235