Loading...
HomeMy WebLinkAboutPermit L07-041 - FADDEN BOB - DESIGN REVIEWLANDMARK BUILDING PH DR 6301 S 143 ST L07-04 1 City of Tukwila Department of Community Development Steve Lancaster, Director NOTICE OF DECISION TO: Lance Mueller & Associates/Architects, Applicant Gerald Knudson, Owner King County Assessor, Accounting Division King County Transit Division, SEPA Official Washington State Department of Ecology 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: L07 -041 Applicant: Lance Mueller & Associates /Architects Type of Permit Applied for: Public Hearing Design Review Project Description: Construction of a 39,600 square foot office and warehouse building. Location: 6301 S 143 Street, Tukwila, WA 98168 Associated Files: E07 -011, PRE06 -046, PRE05 -027 Comprehensive Plan Designation/Zoning District: Commercial/Light Industrial (C/LI) H. DECISION 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). JR Page 1 of 4 H:\Design Review\Landmark Building \L07 -041 NOD - Landmark Building.doc Steven M. Mullet, Mayor November 9, 2007 11/09/2007 4:19:00 PM A ?nn Qn„thn .snttsr Rnlflnv2r,I c „ito if lnn • Tukwila Wa.chinntnn OR1RR • Phone: 206 - 431 -3670 • Fax: 206- 431 -3665 • • Decision on Substantive Permit: The City of Tukwila Board of Architectural Review has determined that the application for a Public Hearing Design Review does comply with applicable City and state code requirements and has approved that application based on the fmdings and conclusions contained in the staff report, subject to the following conditions: 1. All street improvements as shown in the plans (to include curb, gutter, sidewalk, and landscaping), must be constructed prior to final inspection. If the City of Tukwila has not yet constructed these improvements at the time the applicant submits for a building permit, the applicant is responsible for their construction according to an approved set of plans developed for the City of Tukwila for the Interurban Ave corridor. If the City of Tukwila has constructed these improvements, the applicant is responsible for reimbursement to the city of the costs of these improvements which correspond to the project site. Prior to issuance of the certificate of occupancy, the applicant shall record a maintenance agreement for maintenance of landscaping within the right -of -way. 2. The proposed groundcover plantings (4" kinnickinnik pots) shall be increased to a maximum placement of 18 inches on center using triangular spacing. 3. Placement of the drainage vault shall not interfere with the landscape plans, or with fire department access and parking. Prior to issuance of the building permit, applicant shall coordinate with the Tukwila Fire Department to determine the appropriate vault location underneath the front parking lot, and whether striping will be required. 4. The roof top equipment shall be completely screened from view by the parapet walls. S. Area for trash and recycling storage space shall not be located in any required setback or landscape area. The wall used to screen the trash and recycling area shall be constructed of the same material as the rest of the building, and painted to match the building's color scheme. 6. Lighting shall be provided at a minimum standard of one foot candle for all parking spaces. Prior to issuance of the building permit, the illumination plan shall be revised to show illumination for parking spaces 28 -52. Lighting shall be provided at the building entrances at a level between 1 and 5 footcandles. If the building/office is to be open after dark, 5 foot candles shall be installed at the entrances. 7. The proposed signs shall meet all sign code requirements and shall be consistent with the architecture of the building. 8. Prior to issuance of the building permit, the applicant shall revise the landscaping and site plans to meet the minimum depth of 16 feet (without an overhang into landscaping areas) for compact parking stalls in front of the building. 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. JR Page 2 of 4 H:\Design Review\Landmark Building\L07 -041 NOD - Landmark Building.doc 11/09/2007 4:19:00 PM 1. The name of the appealing party. 5. Appeal fee of $205. One administrative appeal to the City Council of the Board of Architectural Review Decision is permitted. No administrative appeal of a DNS 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 14 days of the issuance of this Decision; that is, by November 23, 2007. 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: 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 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 may be included in such an appeal. If no appeal of the City Council decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Jaimie Reavis, who may be contacted at 206 -431 -3659 for further information. JR Page 3 of 4 11/09/2007 4:19:00 PM H:\Design Review Landmark Building\L07 -041 NOD- Landmark Building.doc Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. De Of ent of Community Development City of Tukwila JR Page 4 of 4 11/09/2007 4:19:00 PM H:\Design Review \Landmark Building\L07-041 NOD - Landmark Building.doc 4 Project: File Number: Applicant: Owner: Request: Associated Permits: Comprehensive Plan Designation: Zoning Designation: SEPA Determination: Staff: Attachments: JR City of Tukwila Department of Community Development Steve Lancaster, Director STAFF REPORT TO THE DIRECTOR DEPARTMENT OF COMMUNITY DEVELOPMENT October 31, 2007 L07 -041 — Public Hearing Design Review Bob Fadden, Lance Mueller & Associates /Architects Jerry Knudson Public Hearing Design Review approval to construct a 39,600 square foot building for office and warehousing use, including associated parking. SEPA Environmental Review, E07 -011 Flood Control Zone Permit Building Permit Page 1 of 14 10/31/2007 4:41 PM Steven M Mullet, Mayor Landmark Building, a commercial building to be constructed on Interurban Ave S, between S 143 Street and S 143 Place. Commercial Light Industrial (C/LI) Commercial Light Industrial (C/LI) Determination of Non - Significance issued on October 10, 2007. Jaimie Reavis, Assistant Planner A. Applicant's response to Design Review Criteria B. SEPA Determination of Non - Significance (DNS) C. Site Plan; Landscape Plan; Illumination Diagram; Floor Plan with Cornice Details and Wall Section, Elevations (full size) D. Colored Site Plan, Colors and Materials Sheet, Colored Elevations, Colored Landscape Plan (11 x 17) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 I. VICINITY /SITE INFORMATION • The proposed project is a two -story, 39,600 square foot building for office and warehousing use. The building will be constructed of concrete with an average height of 35 feet. The project includes 78 parking spaces, seven truck docks, and associated landscaping. Prior to application for the building permit the five existing parcels that make up the project site must be consolidated into one, approximately 1.5 acre building site. The site is accessed by a total of four driveways, two each on S 143 Street and S 143 Place. The project site is situated on the west side of Interurban Ave S, north of Interstate 405 between S 143 Street and S 143 Place. Surrounding Land Uses Current use of the parcels which make up the proposed building site is a construction storage yard. There is also one single - family home that will be demolished as part of this proposal. Located within the Commercial/Light Industrial zoning district, surrounding uses include a mix of office, commercial, and light industrial. To the north of the project site is located the Fairway Center, a one -story business park. To the south is a one -story concrete building with loading bays facing the street. Three single family homes are located to the west of the site, across Interurban Ave S. As residential is a nonconforming use in the C/LI zoning district, these single family homes are being used for commercial purposes. III. DESIGN REVIEW CRITERIA This project is subject to administrative design review approval under Tukwila Municipal Code (TMC) Chapter 18.60. In the following discussion the Design Review criterion is shown below in bold, followed by staffs comments. 18.60.050 General Review Criteria 1. Relationship of Structure to Site. a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement; JR Page 2 of 14 10/31/2007 4:37 PM H:1Design Review\Landmark Building1L07- 041- Landmark- SR.doc • • • b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas; c. The height and scale of each building should be considered in relation to the site. a) This site has street frontage along three sides: west, north, and south. On the west side of the project site is Interurban Ave S, a busy arterial street which currently has no sidewalks. On the north and south sides of the project site are S 143 Street and S 143 Place, respectively. These two streets are dead -end streets which have low traffic volumes associated, for the most part, with light industrial uses located along their short lengths. Concrete sidewalks are proposed for construction as part of this project on all three frontages. The City of Tukwila Proposed 2008 Budget includes the stretch of Interurban Ave S from S 143 Street to Fort Dent Way in its list of capital improvement projects. The description of the project for this section of Interurban Ave S is design and construction of sidewalks, pavement restoration, drainage and lighting. Current funding only provides for design, with funding provided from 2006 to 2008. Actual construction funds have not yet been identified for the 2008 -2013 budget time frame. Therefore, construction will be dependent upon availability of funds from grant sources. Since frontage improvements along Interurban Ave S are required as part of this project, timing of development will determine whether the applicant will need to construct improvements along Interurban Ave S, or whether the applicant will be required to reimburse the City of Tukwila for construction of the section adjacent to the project site. If the timing of City construction of improvements along Interurban Ave S adjacent to the project site does not correspond with the timing of construction of the Landmark Building, the applicant must construct frontage improvements along Interurban Ave S according to design work completed for the City of Tukwila. These improvements must be constructed prior to issuance of a certificate of occupancy for the building. City plans for this section of Interurban Ave S include a landscaping strip with street trees between the curb and the sidewalk. The landscape plan as submitted for the Landmark Building will need to be revised prior to issuance of the building permit in order to reflect the City's design work, including the type and location of street trees within the landscaping strip. In addition to the frontage improvements along Interurban Ave S, a concrete sidewalk is proposed as part of this project to connect the building's main entrance to Interurban Ave S, which has been widened from an original proposed width of 4 feet to 5 feet to provide enough room for two people to walk side by side. An 8 foot wide concrete sidewalk is proposed along the west facade of the building connecting the building entrances to S 143 Street and S 143 Place. Plantings are proposed in the perimeter landscape area on all sides of the project. JR Page 3 of 14 10/31/2007 4:37 PM H:\Design Review\Landmark Building\L07 -041- Landmark- SR.doc • b) Parking for this project is distributed into two different lots: one in front of the building and the other at the back of the building, where the loading bays will also be located. Trees and shrubs included in the landscaping plan on all sides of the site work to moderate the visual impact of both parking areas. Interior landscape islands in both parking areas also help to moderate the visual impacts of parking. The area on the project site designated for trash and recyclables is located behind the building, on the northeast side, and will be screened by a combination of the building itself, a concrete wall of the same material and color scheme as the building, as well as a clustering of plantings around the dumpster pad. c) Existing development in the immediate vicinity of the project site ranges in height from 10 feet to 28 feet. This development includes an industrial building clad with metal siding to the east that is 28 feet; directly to the north is the Fairway Center, an business park made of painted concrete and glass, with building heights ranging from 10 to 15 feet; to the northeast are painted concrete buildings which range in height from 18 to 24, and are used by the Becker Freight Terminal and truck maintenance shop; to the south is a building also made of painted concrete with a building height of approximately 28 feet. Across Interurban Ave S to the west are three single - family homes used for commercial purposes, ranging in height from about 10 to 15 feet. The maximum height allowed in the Commercial Light Industrial (C/LI) zone is 4 stories or 45 feet. The proposed height of the roof of Landmark Building is slightly higher than other development within the immediate vicinity, but not out of character for the Interurban Ave S corridor. The proposed height of the Landmark Building is 30 feet above finished grade. Parapet walls are used in a series of steps to create a modulation effect, to establish the main entry as the focal point of the building, and to screen the rooftop equipment. On the west side of the building, the parapet height ranges from 33 '/2 feet to 39 1/2 feet, with an average height of 35 feet. On the north side of the building, the height of the parapet is 33 1/2 feet, with an average building height of 30 feet. On the south side, the maximum height of the parapet wall is 33 1/2 feet, with an average height of 32 feet. On the east side of the building, the parapet height is 27 1/2 feet, with an average height of 25 feet. The southeast corner of the building on the east side of the building has a parapet height taller than 27 '/2 feet in order to screen the rooftop equipment. 2. Relationship of Structure and Site to Adjoining Area. a. Harmony on texture, lines and masses is encouraged; b. Appropriate landscape transition to adjoining properties should be provided; JR Page 4 of 14 10/31/2007 4:37 PM H:1Design Review\Landmark Building\L07- 041 - Landmark- SR.doc c. Public buildings and structures should be consistent with the established neighborhood character; d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged; e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. a) Concrete scoring is proposed for all sides of the Landmark Building in order to minimize the effect of blank walls. Both vertical and horizontal modulation is also included in the design of this project. Different heights proposed for the roofline on all sides of the building are included in the building design, as well as horizontal projections of the building, which are proposed to break up the long expanse of both the west and north sides of the building. The horizontal modulations have been increased in depth from the original plans submitted for review, from an original projection of approximately 1/2 a foot to approximately 1 1/2 feet. The use of different colors also works to accentuate changes in building height and depth, breaking up the building into smaller masses. Canopies on the first story and sun screens on the second story provide additional horizontal projections from the building facade, while at the same time providing a functional purpose for weather protection. b) Perimeter landscaping will be provided on all sides of the property. c) The design and scale of this building is consistent with other office/business developments along the Interurban Ave S corridor. Office parks and other commercial development along Interurban Ave S tend to be linear (longer than they are tall), with windows and entrances that are oriented to the street. Tilt up concrete is a common construction material along the Interurban Ave S corridor. Colors as proposed are neutral, and therefore fit in with those of nearby developments. Transparent glass as proposed for the building will help create a more welcoming look for the building, creating a more interesting pedestrian environment and helping passers -by determine the uses that will take place within the building. d) Pedestrian circulation on this site allows access to building entrances from Interurban Ave S, S 143 Street, and S 143 Place. Site design as proposed has not included curb cuts along Interurban Ave S, thereby minimizing potential pedestrian- vehicle conflict points. Additionally, the location of parking in two different areas allows employee parking and service associated with the loading bays to be separated from visitor parking e) Both the front and back sides of the building include one double - loaded parking bay. There are a total of four ingress /egress points to the site; one for each parking area along S 143 Street and S 143 Place. Impacts to traffic have been minimized by placing ingress /egress along S 143 Street and S 143 Place rather than along Interurban Ave S. JR Page 5 of 14 10/31/2007 4:37 PM H:\Design Review\Landmark Building\L07- 041 - Landmark= SR.doc • • Along S 143` Street and S 143 Place, traffic is local, mostly for access to other commercial and light industrial uses in the area. Since these are low - traffic, dead -end streets, turning movements into and out of the site will have a minimal impact on existing traffic in the area. 3. Landscaping and Site Treatment. a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced; b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance; c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade; d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken; e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged; f. Screening of service yards, and other places which tend to be unsightly, should be accomplished by use of walls, fencing, planting or combination; g. In areas where general planting will not prosper, other materials such as fences, walls and paving of wood, brick, stone or gravel may be used; h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. Walkways along the perimeter of the site, as well as within the parking lot and adjacent to building entrances, are proposed to be constructed of concrete. Concrete used for pedestrian areas provides a contrast in material from the asphalt parking lot and a visual cue to vehicles moving within the site that the space is for shared use with pedestrians. Curbs are proposed around all landscaped areas. However, where the site plan does not provide 2 feet between the curb and plantings, wheelstops shall be provided within parking areas to prevent injury to plantings. Landscaping as proposed for the site is also used to screen the trash enclosure. Tukwila Municipal Code (TMC) Section 18.52.020, requires 12.5 feet of landscaping along front and second front yards and 5 feet along sides. The proposed landscaping along Interurban Ave S and S 143` Place meets the minimum requirement of 12.5 feet and includes trees, shrubs and groundcover. However, the landscaping adjacent to the building along S 143` Street on the north side of the building does not meet the 12.5 minimum requirement, and is approved under the landscape buffer averaging JR Page 6 of 14 10/31/2007 4:37 PM H:1Design Review\Landmark Building1L07- 041 - Landmark- SR.doc requirements listed under TMC 18.52.020. TMC 18.52.020 allows landscape perimeter to be averaged if the total required square footage is achieved if all of the following criteria are met: a) Plant material can be clustered to more effectively screen parking areas and blank building walls. b) Perimeter averaging enables significant trees or existing built features to be retained. c) Perimeter averaging is used to reduce the number of driveways and curb cuts and allow joint use of parking facilities between neighboring businesses. d) Width of the perimeter landscaping is not reduced to the point that activities on the site become a nuisance to neighbors. e) Averaging does not diminish the quality of the site landscape as a whole. In order to satisfy the landscape buffer averaging criteria, the proposal was revised to provide additional landscaping along the east side of the property, including trees, shrubs, and groundcover. This landscaping strip has been widened from the original drawings submitted by the applicant in order to meet averaging requirements and to enable the proposed landscaping to thrive. Additionally, perimeter landscaping along the west side of the property is wider than the minimum required at 15 feet. In some areas along the north and south perimeter of the site, the required landscaping perimeter width has also been increased in order to achieve the total required square footage of perimeter landscape area for the site. Along the north and west sides of the building, use of trees will help to more effectively screen and break up the expanse of the by providing vertical elements along its length. The narrower width of the landscaping on the north side of the building allows room for construction of a 6 foot sidewalk adjacent to S 143` Street. Wider landscape perimeter areas provided on the west, south, and portions of the north side also allow for a greater number of trees than required, helping to more effectively screen parking areas from adjacent areas. Additionally, the proposed groundcover plantings (4" kinnickinnik pots) shall be increased to a maximum placement of 18 inches on center using triangular spacing. Landscape perimeter averaging therefore does not diminish the quality of the site landscape. The landscaping plan proposes trees and seeded lawn within City of Tukwila right of way on the west side of the project site. The City of Tukwila will require a maintenance agreement for maintenance of landscaping proposed within the right -of -way. JR Page 7 of 14 10/31/2007 4:37 PM H:\Design Review\Landmark Building\L07- 041 - Landmark- SR.doc 4. Building Design. • • a. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to its surroundings; b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments; c. Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure; d. Colors should be harmonious, with bright or brilliant colors used only for accent; e. Mechanical equipment or other utility hardware on roof ground or buildings should be screened from view; f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design; g. Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. The building as proposed is in keeping with surrounding architecture. Neighboring developments include the Fairway Center to the north, which is a one -story office/light industrial building, made of tilt -up concrete painted white and dark- tinted glass. The Fairway Center is the most similar, in terms of proposed use and materials, to the Landmark Building. The structure to the south of the project site is a one -story concrete building, recently painted in earth tones, with loading bays facing the street. The Landmark Building as proposed improves on the design of the building to the south by locating loading docks at the back of the building, and by providing pedestrian connections to the building from adjacent streets. Three single family homes are located across the street from the site, to the west, and are being used for commercial purposes. The Landmark Building adds to the quality of design of surrounding development in the area through use of modulation in the height of the roofline and in horizontal projection of the facade to break up the length of the building into bays that include windows that are accentuated with canopies on the first level and sunscreens on the second level. In keeping with other office buildings in the area, the number of bays of windows included on the north side of the building has been increased from the original plans submitted to include two modulations instead of just one as originally proposed. Use of a variety of colors also helps to JR Page 8 of 14 10/31/2007 4:37 PM H:1Design Review\Landmark Building1L07 -041- Landmark- SR.doc accentuate the building's modulation, and serves to create a visual axis oriented to the building's main entrance. The building is designed as a two -story building made of tilt -up concrete, glass, and metal, consistent with surrounding development. Paint colors that will be applied to the concrete are neutral, and include beige, tan, and grey, and will be applied to create a matte finish. Metal doors will be painted with non - reflective satin enamel to match the corresponding color of the wall in which they are located, and canopy frames are rolled steel shapes that will be painted a cranberry color for accent, with semi -gloss enamel that has a low reflectance. Mechanical equipment located on the roof shall be screened by the parapet of the building. Lighting proposed for the site is sensitive to the architectural concept of the building, with bollard lighting provided along the walkway at the building entrance, recessed down lights in the soffitt to light the entry alcove, and canopy lighting proposed along the walkway along the west building facade. Pole- and building - mounted shoebox lights are proposed for the parking areas as well as around the perimeter of the building. A review of the illumination plan by the Tukwila Police Department revealed that within the parking lot, a number of areas are not adequately illuminated, including spaces 28 -34, 41 -42, and 49 -52 will not meet this standard, and that spaces 35 -40 and 43 -49 barely meet this standard. Placement of lighting on the project site shall be adjusted in order to achieve a minimum standard of one footcandle within parking areas, and between one and five footcandles at building entrances. 5. Miscellaneous Structures and Street Furniture. a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale; b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Bicycle parking spaces on the south side of the building have been provided to meet the minimum parking requirements. Benches are proposed near the building's main entrance of colors and materials that are consistent with those of the building. A separate sign permit application will be required to install any signs. Proposed lighting is consistent with the architectural scheme of the building, and is arranged on site according to function. According to site plans, the trash enclosure looks as though it may project as much as one foot into the setback on the building's north side. As part of the building JR Page 9 of 14 10/31/2007 4:37 PM H:\Design Review Landmark Building\L07 -041- Landmark- SR.doc • • permit, the site plan will need to be modified so that the trash enclosure does not encroach into setback areas. The trash enclosure shall be constructed of cement and painted to match the colors and materials used in the main building. IV. COMPREHENSIVE PLAN POLICIES The following is a list of comprehensive plan policies relevant to this project, followed by a description of how the proposed project meets each. Community Image 1.8.3 Upgrade the streets that serve principal transport corridors with curbs, gutters, sidewalks, and tree plantings. Plant trees in accordance with a street tree plan and street improvements. 1.8.7 In new and redeveloped building facades, provide pedestrian weather protection, see - through glass, and distinctive rooflines. On minor facades adjacent to secondary streets or pedestrian paths, incorporate interesting and pedestrian friendly features. 1.8.8 Encourage facilities and improvements that support transit use in new development, redevelopment, and street projects. The Landmark Building project as proposed includes construction of curbs, gutters, and sidewalks on all three sides of the project adjacent to a public street. Additionally, sidewalks are proposed to connect from these public streets to the building facade and to all parking areas, improving upon pedestrian circulation in the area. Curb, gutter, and sidewalk improvements along Interurban Ave S will include street trees as proposed in City of Tukwila plans for the Interurban Ave S corridor. The western face of the building includes weather protection in the form of 4 foot canopies which project from building facade, as well as sun screens which are proposed over second -story windows. Windows on all sides of the building, as well as doors to entrances along the building's west side, will be of see - through glass. On minor facades, including the north and south sides of the building, the project includes sidewalks and landscaping, as well as building- or pole- mounted light fixtures. The nearest bus stop is 300 feet to the north. Construction of sidewalks and bicycle parking will improve access to this bus stop by site visitors. JR Page 10 of 14 10/31 /2007 4:37 PM H:\Design Review\Landmark Building\L07- 041 - Landmark - SR.doc General Transportation Corridor 8.1.1 Improve the pedestrian environment with street improvements that include curbs, sidewalks or trails, and regularly spaced street trees. 8.1.2 Provide pedestrian pathways between sidewalks and building entrances and between adjacent properties and buildings to ensure that parking lots are not a barrier to pedestrians within commercial areas. 8.1.4 Landscape interior areas as well as perimeter strips in parking lots. 8.1.12 Require roof lines to be prominent and to contribute to the distinct characters of the areas. This project includes a pedestrian path from the sidewalk along Interurban Ave to the building entrance, as well as a wide sidewalk running the length of the west side of the building providing access to building entrances. Sidewalks are also proposed along all public streets on which the site has frontage, including Interurban Ave S, S 143 Street, and S 143 Pl. City plans for Interurban Ave S along the western side of this site include regularly- spaced street trees. Trees included in the landscaping plan for this project complement the street trees planned for Interurban Ave S in both type and placement. Both interior and perimeter landscaping is provided for both of the proposed parking areas. Parapet walls are included in the design of this project, and are stepped to draw focus to the building's main entrance. A cornice is proposed for the roofline of the project on all sides of the building. The cornice has been built out from the face of the building, in 2 1 /4" horizontal projections from the side of the building, each 6" in height. The height of the cornice ranges from 1' on the rear and sides of the building, to 1 W to 2' on the front side of the building. Goal 8.3 Interurban Corridor Goal 8.3.1 Develop the north section as an area of regional commercial or light industrial uses; the middle and south sections as a mix of residential, commercial or, in some areas, light industrial uses. The proposed uses of the building, including office and warehousing, fit in with uses envisioned within the Comprehensive Plan for the middle section of Interurban Ave S. JR Page 11 of 14 10/31/2007 4:37 PM H:\Design Review Landmark Building\L07- 041- Landmark - SR.doc (1) (3) • • CONCLUSIONS Relationship of Structure to Site. The proposed building meets setback and height requirements. Interurban Ave S is the front of the site, and S 143 Street and S 143 P1 are second fronts. The proposed site improvements for this project include perimeter landscaping along all four sides of the project site, and construction of sidewalks along the three sides of the property which have frontage on a public street. Depending on the timing of the project, the applicant will be responsible either for (1) construction of frontage improvements along Interurban Ave S according to City of Tukwila design work done for the area along Interurban Ave S corresponding to the project site, or (2) reimbursement to the City of Tukwila for construction if the City of Tukwila has already completed these frontage improvements. Perimeter and interior parking lot landscaping as proposed works to screen parking and service areas. (2) Relationship of Structure and Site to Adjoining Area. The proposed height of the building is an average of 35 feet. While buildings directly adjacent to the site are one -story, nearby development for similar office and light industrial use are similar in height to the proposed Landmark Building. The site is accessed from S 143 Street and S 143 Place, avoiding the need for curb cuts along Interurban Ave S, which is a busy arterial street. The design of the building includes materials which are similar to nearby development, including concrete, metal, and glass. Colors used for the project are neutral, with the exception of the use of accent color on the canopies and sun screens. Therefore, the site design, scale, and materials and colors fit in with the adjoining area. Landscaping and Site Treatment. Perimeter landscaping is provided along all sides of the project site. The north side of the property does not meet the 12 '/2 feet of required landscaping width to allow for construction of sidewalks along this side of the building. Perimeter landscape averaging is approved as part of the design review of this project since the total amount of perimeter landscaping proposed is more than the minimum required, and perimeter landscape averaging does not diminish the quality of landscaping provided. The groundcover proposed for the site (4" kinnickinnik pots) shall be increased to a maximum placement of 18" on center using triangular spacing. Additionally, at building permit, placement of the drainage vault will be reviewed by staff to determine the appropriate location. For landscaping proposed on the west side of the project site in the right of way, a maintenance agreement will be required prior to issuance of a certificate of occupancy. The trash enclosure shall be screened by a combination of the building, a concrete wall painted to match the color scheme of the building, and landscaping. ]R Page 12 of 14 10/31/2007 4:37 PM H:1Design Review\Landmark Building1L07- 041 - Landmark- SR.doc • • (4) Building Design. The proposed building is consistent with the architectural style, colors, and materials of surrounding development. Modulation provided through concrete scoring, physical projections of the structure in both the horizontal and vertical planes, use of different colors, as well as the distribution of windows and use of canopies work to break up the linear expanse of the building on the west and north sides. Exterior lighting shall be provided for enhanced safety in parking areas, and to enhance architectural features including the main entrance to the building and canopies. Additionally, rooftop equipment shall be completely screened by the parapet walls. (5) Miscellaneous Structures and Street Furniture. The proposed miscellaneous structures are compatible with the design of the building. Benches are provided at the main entrance to the building, at the mid -point of the long, wide walkway adjacent to the building's west facade. The trash enclosure is proposed to match the materials and colors used for the main building. At building permit, the applicant must submit revised plans demonstrating that the.trash enclosure will not encroach into required setback areas. Bicycle parking spaces have been provided to meet the minimum parking requirements. A separate sign permit application will be required to install any signs. The proposed signs shall meet all sign code requirements and shall be consistent with the architecture of the building. (6) Comprehensive Plan The project as proposed meets applicable sections of the Comprehensive Plan, including Community Image and General Transportation Corridor. Construction of frontage improvements to include sidewalks and landscaping, as well as required perimeter and interior parking lot landscaping, all work to meet Comprehensive Plan Policies. The inclusion of pedestrian weather protection, see - through glass, and a varying parapet height of the roofline are also supported within applicable sections of the Comprehensive Plan. RECOMMENDATIONS Staff recommends approval of the Design Review application with the following conditions: 1. All street improvements as shown in the plans (to include curb, gutter, sidewalk, and landscaping), must be constructed prior to final inspection. If the City of Tukwila has not yet constructed these improvements at the time the applicant submits for a building permit, the applicant is responsible for their construction according to an approved set of plans developed for the City of Tukwila for the Interurban Ave corridor. If the City of Tukwila has constructed these improvements, the applicant is responsible for reimbursement to the city of the costs of these improvements which correspond to the JR Page 13 of 14 10/31/2007 4:37 PM H:\Design Review\Landmark Building\L07- 041- Landmark- SR.doc • • project site. Prior to issuance of the certificate of occupancy, the applicant shall record a maintenance agreement for maintenance of landscaping within the right -of -way. 2. The proposed groundcover plantings (4" kinnickinnik pots) shall be increased to a maximum placement of 18 inches on center using triangular spacing. 3. Placement of the drainage vault shall not interfere with the landscape plans, or with fire department access and parking. Prior to issuance of the building permit, applicant shall coordinate with the Tukwila Fire Department to determine the appropriate vault location underneath the front parking lot, and whether striping will be required. 4. The roof top equipment shall be completely screened from view by the parapet walls. 5. Area for trash and recycling storage space shall not be located in any required setback or landscape area. The wall used to screen the trash and recycling area shall be constructed of the same material as the rest of the building, and painted to match the building's color scheme. 6. Lighting shall be provided at a minimum standard of one foot candle for all parking spaces. Prior to issuance of the building permit, the illumination plan shall be revised to show illumination for parking spaces 28 -52. Lighting shall be provided at the building entrances at a level between 1 and 5 footcandles. If the building/office is to be open after dark, 5 foot candles shall be installed at the entrances. 7. The proposed signs shall meet all sign code requirements and shall be consistent with the architecture of the building. INFORMATION ITEMS 1. The applicant will apply for a Boundary Line Adjustment to consolidate the five existing parcels into a one - parcel project site. 2. The applicant will apply for a Flood Control Zone Permit to address the area of the site located within the 100 -year floodplain, as shown on the FEMA Flood Insurance Rate Map. 3. All landscape areas shall be served by an automatic irrigation system, employing water conservation features and avoiding runoff and overspray onto adjacent property. 1R Page 14 of 14 10/31/2007 4:37 PM H:1Design Review\Landmark Building1L07- 041 - Landmark- SR.doc 1. Relationship of Structure to Site • Project Consistency Narrative LANDMARK BUILDING RSce 'JUN 1 9 1007 o c i j 14 0 11 7- y r a. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping and pedestrian movement. Response: The property is located between three streets in the C /LI Zone. The major street, Interurban Avenue, is on the west, which is a 5 lane arterial street with significant traffic counts. This street is slated for improvement which will consist of curb /gutter each side and a median with left hand turn pockets. The other streets, S. 143rd St. and S. 143rd PI., are dead end commercial streets that service industrial and distribution uses. These streets are paved and without curb, sidewalk and gutter. The surround zoning is C /LI (Commercial /Light Industrial) on all sides. This zoning, based on the Tukwila Municipal Code (TMC), requires 10 feet of landscaping along Interurban and 5 feet at other lot lines with a building setback of 12' -6" from the lot line at the street and 5 feet for an interior lot line. The TMC, other than screen landscaping for parking areas, has no buffering or transitioning requirement between the same uses in the C /LI Zone. To project, however, will have transitions to the street and streetscape appropriate to the zoning. At each street curb, gutter, and sidewalk will be provided along with street trees and ground cover. Where parking occurs, low planting is provided to screen cars. The project fronts along Interurban Avenue, which is a significant arterial, and designed utilizing the urban street concept. This concept is used along arterial streets to create second parallel streets that has pedestrian environment adjacent to the building and convenience parking for tenant in areas where angle parking along the public street is not possible. At this site the second street runs parallel to Interurban and will be lower than the arterial street and the building finish floor, which is approximately at the elevation of the new walk at Interurban. This allows better visibility of the public area next to the building from Interurban. ATTACHMENT A Project Consistency Narrative LANDMARK BUILDING Page Two • • The transition area, at Interurban, will consist of curb, sidewalk, street trees, lawn, and screen planting adjacent to the parking. At the building there will be an eight feet wide sidewalk with street trees and canopies at the storefronts. This is a key element of the urban street concept and will complete the transition between Interurban and the pedestrian area at the building This design will create two parallel pedestrian movement areas, one for the general public and one for the building user. The design also provides street landscaping for shade and visual buffering and landscaping at parking areas along with traditional urban landscaping, street trees at the active pedestrian area next to the storefront. The site transitions between the arterial streets and service streets provide adequate landscaping, appropriate pedestrian pathway, and a desirable transition between the street and the building for the public areas. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. Response: The project design locates all service areas in the rear yard. These areas are screened from view by the building and by planting along the lot lines and street. Parking areas are located in two areas so they are convenient to the office area and manufacturing space. Below the office parking area, at the west, is a major sewer line. This line has determined the building location and allowed a double row of parking west of the building. As a result of the existing grade, the parking west of the building is slightly lower than the street. This area has screen planting along the street and street trees that buffer the view of the cars even though they will be parked at an elevation below the street. The other parking area to the east is located behind the building. This area is screened from view by the building, screen planting along S. 143rd Avenue and Place and buffered by trees. The parking areas themselves are never more than 65 feet wide. The visual impacts are mitigated by the site design and landscaping provided. Project Consistency Narrative LANDMARK BUILDING Page Three c. The height and scale of each building should be considered in relation to its site. Response: The surrounding sites, except for a portion of the frontage on the west side of Interurban and south of 143rd PI. is developed with buildings, storage yards and parking. The surrounding commercial buildings are, except of Fairway Center to the north, industrial or light distribution buildings. The property to the west of the site is a contractor storage yard. Structures on this site consist of aluminum storage sheds, sided storage container and a wood framed house. Beyond this property line to the east is an industrial building of about 28 feet high that is clad with metal siding. North of the site, across S. 143rd St., is the Becker Freight Terminal and truck maintenance shop. These buildings range in height from 18 to 24 feet depending on the building. On the same street west of Becker is Fairway Center. This building is a commercial structure with an exterior of articulated painted concrete with recessed glass storefronts. West of the site, on the opposite side of Interurban, is three houses that are over 100 feet from the proposed building. The buildings are about 10 to 15 feet in height. To the south of the site across S. 143rd PI. is a light distribution building that is constructed with tilt up concrete. The north face of this building is within about 15 feet of the edge of the paving and about 28 feet high. The proposed building ranges in height depending on the function and the height of the parapet. The variations in parapet height are provided to create architectural interest, provide screening from mechanical units at the office area, provide additional height for the second floor and accommodate roof drainage. The building parapet height along Interurban steps up to create an entry focal point. The parapet begins at 33' -6" and steps up in two increments to about 39 feet. The average height of this facade would be about 35 feet, while the actual roof height would be 30 feet above finish floor. The north and south facades are at least 12' -6" away from the gutter line of the street. The parapet at each of these facades steps is about 33' -6 ". At the north facade, the average building height is 30 feet and at the south about 32 feet. Project Consistency Narrative LANDMARK BUILDING Page Four • The east building facade, at the service area, has a parapet height of 27' -6" except at the southeast corner, which is higher. This is done so there is sufficient height to accommodate storage and slopes to roof drain. As a result, the average roof height is about 25 feet at the east side. The TMC for the C /LI Zone permits building heights from finish floor to roof of up to 45 feet. Since the average roof height is around 28 feet, the project height falls well within permitted height. The proposed Landmark Building has been designed so it will appear to be at a similar scale as other commercial buildings along Interurban. Four examples of similar scale buildings are Southcenter Plaza, Teamster Building, Fairway Center, and the Erick Building. Two of these buildings, Southcenter Plaza and the Teamsters Building are adjacent to the street and the Erick building and Fairway Center buildings are set back from the street. This set back mitigates any differences in scale that might occur between buildings that are shorter and in fact results in vertical modulation, which makes the street corridor more interesting. The project design and building siting result in a good relationship in height and scale to building along the Interurban corridor. As a result of this, the design will enhance the neighborhood and have an appropriate relationship. 2. Relationship of Structure and Site to Adjoining Area a. Harmony in texture, line and masses is encouraged. Response: The surrounding buildings to the north and south along Interurban are linier. As such they are longer than they are tall. Adjacent buildings along S. 143rd Ave. and S. 143rd Place are either industrial buildings or houses, which are non conforming uses in this zone, for lack of any other term, have "no harmony in texture, line or mass" and color. The building directly south of the site is a warehouse /office building with a partial board form pattern in the lower facade and a different wall color in the smooth area above. This style of building is not visually compatible with other commercial buildings along Interurban and has service doors facing the street. Creating compatibility with this building can only be achieved by utilizing a similar primary color. Project Consistency Narrative LANDMARK BUILDING Page Five • • The Fairway Center building located on Interurban to the north has a similar mass and line as the proposed building and is a single light color that contrasts with the glass. The surface texture is smooth and has grooves that reinforce the tinier design. The proposed design will result in harmony because of the use of similar horizontal lines, compatible colors and proportional massing of this building. Additional compatibility will be the result of similar colors and . surface textures. b. Appropriate landscape transition to adjoining properties should be provided. Response: The two levels of planting at the street frontage will provide a transition between the building and the street. This landscape treatment will also provide the transition between this property and the development across the street. The east side of the lot borders a storage yard. The transition, at this time, consists of 5 feet of ground cover and red maple trees whose canopies will be higher than the existing fence. Based on the proposed plans, a landscape design has been provided that meets the TMC. That design provides appropriate landscape transitions at the street, parking areas, and service areas with adjoining uses. c. Public buildings and structures should be consistent with the established neighborhood character. Response: This is a private building and is consistent with the neighboring buildings. d. Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. Response: The site design separates public parking and service areas from each other. In limited areas, where the employee parking is provided, service vehicle circulation areas overlap parking circulation areas. At no location will a vehicle parked at a loading dock obstruct vehicle circulation areas. Project Consistency Narrative LANDMARK BUILDING Page Six e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. Response: Site access is provided to this property at S. 143rd Ave. and S. 143rd Pl., which are dead end streets. Access points will occur approximately at existing drive locations that will result in no real impact on other properties. Traffic to the site will come from either 1 -5 southbound, Interurban or northbound from 1 -405 or West Valley. The Interurban corridor has been designated for improvements. These changes will result in southbound left turns only occurring at S. 143rd St.. As a result of this change, the public will generally enter on S. 143rd St. and turn into the first drive on S. 143rd. Ave. Employees and service vehicles will travel east and enter at the second right. The main exit pattern for southbound traffic on Interurban would be the driveways on S. 143rd Ave, however northbound traffic will have an option of exiting on S. 143rd Ave. or S143rd PI. to Interurban. Likewise, public northbound traffic could enter the site at S. 143rd PI. at the first drive and employees and service vehicles could use the second drive. In any case, patterns and proposed entry drive locations should have no adverse effects on existing dead end streets. 3. Landscape and Site Treatment a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. Response: The existing site is a rough graded construction storage yard. No existing topographic features that would benefit the project exist. The proposed patterns will contribute to the beauty and enhancement of the site. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. Response: Grades on site are designed to allow for easy movement by pedestrians and vehicles. The boomed concrete walkways with the street trees are provided along the public streets. From Interurban a walk with adjacent planting connects the main entry to the street. This path will provide an inviting, stable, and safe pedestrian entry. Project Consistency Narrative LANDMARK BUILDING Page Seven • • A connecting walk to the building entries is also provided between S. 143rd Ave. and PI. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. Response: The landscape design as proposed allows the building entry to be viewed from the street and focuses your attention on the entry as you drive by. Along the front of the building, street trees are provided within the walk adjacent to the storefronts. They are located between canopies so they accentuate the individual entries. Other plantings are provided at the north and south facades to soften and buffer the views of the buildings from S. 143rd Ave. and S. 143rd. PI. The integration of the landscape design with the building and site design enhance architectural features, strengthens view, emphasizes the entries, and provides shade. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken, Response: Curbs are provided around all landscaped areas to prevent intrusion of vehicles. Parking stall curbs or wheel stops will be provided 18 to 24 inches into the parking stall to prevent damage to planting. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. Response: The design as shown provides landscape islands within the parking area in which shrubs and trees are planted at public areas. At the service area doors, adjacent to the building where paving is provided, trees and shrubs are planted at the property perimeter adjacent to S. 143rd Ave. and S. 143rd PI. to visually buffer the service area and the parking within that area. f. Screening of service yards and other places, which tend to be unsightly, should be accomplished by the use of walls, fencing, planting or combinations of these. Screening should be effective in winter and summer. Response: The storage area east of the service doors is screened from view from offsite area by a combination of existing evergreens, new evergreens, existing buildings, the new building, and site obscuring fencing. Some deciduous planting is provided within those areas for variation and will not diminish the effectiveness of the screening in the winter. Project Consistency Narrative LANDMARK BUILDING Page Eight • • The siting of the service areas between the building and an existing fence at the east, screen the view from Interurban and the storage yard to the east. Views from S. 143rd Ave. and S. 143rd PI. are screened from view by shrubs and trees. g. In areas where general planting will not prosper, other materials such as fences, walls, and paving of wood, brick, stone or gravel may be used. Response: Gravel will be used in areas where parking overhang will cause planting to be ineffective. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. Response: The photometrics of all light fixtures will be selected to limit light effects to the site and provide 1 fc. (noon light) at the edge of the adjoining property. Light fixtures will be color corrected metal halide so the color will be white and the fixture efficient. Current light design for the site calls for four types of fixtures. These have been selected based on there location. Along the west edge of the public parking lot three 30 foot high 250 watts shoe box pole lights will be provided. These fixtures will light the parking lot and the pedestrian access from the lot to the building. At the building entry two 75 metal Halide watt recessed down lights will be installed in the soffitt to light the entry alcove to make it warm and inviting. In the two landscaped islands at each side of the front entry to the office are 75 watt bollard walkway light that will provide lighting for the entry area and make this area feel secure. Below the canopies will be two 25 watt metal Halide can lights to light the entry area and walkway. At the east side of the building shoe box fixtures are provided, mounted on arms attached to the building to provide security lighting. The fixtures at the east at the loading area are 250 watt and the two on the east wall by the drive in doors are 75 watt to minimize the effect on the adjacent property. Project Consistency Narrative LANDMARK BUILDING Page Nine 4. Building Design • • At the south side of the building, the applicant proposed a 250 watt pole light to illuminate the walk and at the north side two 250 watt arm mounted fixtures for the same purpose. Overall the lighting design will enhance the site and blend effectively with surrounding uses. a. Architectural style is not restricted; evaluation of a project should be based on quality of design and relationship to surroundings. Response: The Interurban corridor has no distinct design character. It is a mix of uses and the functions of the building has determined the buildings appearance. There is everything including a 7 -11 Store, a Landmark Road House called the Riverside Inn, Casino's, a golf club house, multi family residential, old houses, new multi family residential, renovated office buildings, City shops, and industrial uses. This allows the proposed building to have its own appearance and not disrupt the appearance along the street. The proposed building design equals or exceeds the design quality of the buildings adjacent it and next to it and is of equal or better quality of other buildings in the area. See photo exhibit. b. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. Response: The proposed building is of comparable scale with buildings in the neighborhood and has been painted with colors that will make it harmonious with the adjacent buildings, but have its own appearance. c. Building components, such as windows, doors, eaves, and parapets, should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. Response: The exterior building materials have been selected for endurance and easy maintenance. The wall areas are painted concrete, windows are set in an aluminum sash, parapets are capped with colored metal flashings, and exterior doors are painted metal. Doors and window sizes have been selected based on the use of the building and are proportionate to the scale of the building. A parapet has been provided to create the vertical interest needed for a balanced and functional design. Canopies and sun screens have been used as both an aesthetic and functional feature. Project Consistency Narrative LANDMARK BUILDING Page Ten • • d. Colors should be harmonious, with bright or brilliant colors used only for accent. Response: The colors as selected are natural tones that are from a family of colors. These colors blend together to create a soft appearance while the accent color provides enough contract to create additional visual texture. Sun screen and canopies are painted another color to add to the visual interest. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. Response: The building design provides for a parapet on the north, south and west side (front). The roof surface behind the parapet slopes to the east, which enables the north and south parapet to step and create a more interesting facade. The height of the parapet is sufficient to block the view of any small mechanical unit which would be installed on the roof to service office areas from the public street that is some distance away. f. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with building design. Response: Exterior lighting has been selected and placed to compliment the building and site design and provide visual focus on the building entry area at night. g. Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and fitting should be used to provide visual interest. Response: The street facade provides visual interest through the use of glazing, recessed entries, landscaping, changes in color, canopies, sun screens, changes in height, night lighting, and articulation of the building surface. The design has detailing, form and balance appropriate for a commercial building fronting on Interurban. Project Consistency Narrative LANDMARK BUILDING Page Eleven • • 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. Response: The building has a main entry area where seating is provided and shaded by trees on each side. It also provides a pedestrian pathway to Interurban. A bike rack is also integrated into the walk design at S. 143rd PI. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Response: Light fixtures at the entry plaza are low bollards which provide lighting at the walk surface, the seating area and the adjacent landscaping. Consistency with adopted plans and regulations (TMC 18.100.030) 6. Demonstrate the manner in which the proposal is consistent with, carries out and helps implement applicable state laws and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and objectives of the City of Tukwila. Response: Comprehensive Plan — The development is designated under the Comprehensive Plan as C /LI. The purpose of this plan designation is to provide area that can be used by commercial and light industrial uses that will be compatible with other similar uses. The goal of the comprehensive plan for this area is to provide employment and revitalize existing properties. The proposal to construct this facility meets the goals of the plan for four reasons. 1. The use is allowed under the under laying zoning district. 2. The project will bring a new business into the community which provides employment. 3. This development will result in additional tax income for the City. 4. As a result of the development of this facility, a property that is in a degraded state will be restored to state that will improve the neighborhood, and relate to the surrounding land uses. Development Regulations — The development regulations for this property are listed in Chapter 18.30 of the Zoning Code and Title 18, the critical areas ordinance (TMC 18.06. - -), in Title 18, and in the Design Criteria Industrial Properties (TMC 18.60.050A). The project, as presented, is designed to comply with those regulations, design standards, and the design intent of those regulations. Project Consistency Narrative LANDMARK BUILDING Page Twelve • • WAC Regulations — The property is subject to WAC Chapter 51 and as illustrated complies with the intent of those regulations. Other Laws, Policies, and Regulations — The project has been through the preapplication process with the City. As part of that process, the City provided the applicant with a comprehensive listing of all of the development regulations, mitigation measure that might be required, policies, and design objectives. The proposed project has been designed to comply with those regulation, policies, mitigation measure, laws, Title 18, and ordinances provided. Project Consistency Narrative.doc (LMA #06 -114) • City of Tukwila Department of Community Development NOTICE OF DECISION To: Bob Fadden, Lance Mueller & Associates /Architects Jerry Knudson, Owner State Department of Ecology, SEPA Division King County Assessor PROJECT: Landmark Building FILE NUMBERS: E07 -011 ASSOCIATED FILES: L07 -041, PRE06 -046, PRE05 -027 APPLICANT: Bob Fadden, Lance Mueller & Associates /Architects REQUEST: Construction of a new 39,600 square foot building, including associated parking, for office and warehouse use. LOCATION: 6301 S 143` Street, Tukwila, WA 98168 The project site is north of I-405 on the east side of Interurban Ave S, between S 143 Street and S 143' Place. This notice is to confirm the decision reached by Tukwila's SEPA Official to issue a Determination of Non - significance (DNS) for the above project based on the environmental checklist and the underlying permit application. Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at: Tukwila Department of Community Development 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 Monday through Friday 8:30 a.m. - 5:00 p.m. The project planner is Jaimie Reavis, who may be contacted at (206) 431 -3659 for further information. The decision is appealable to the Superior Court pursuant to the Judicial Review of Land Use Decisions, Revised Code of Washington (RCW 36.70C). JR Page l of 1 HADesign Review\Landmark Building\SEPA.DOC Steven M. Mullet, Mayc Steve Lancaster, Directc ATTACHMENT B T ® VICINITY MAP NO SCALE PERIMETER LANDSCAPE AT 12• -6" • 9,031 SF PARKING LOT LANDSCAPING AT 15 x 10 • IJ10 SF TOTAL REQUIRED • 11001 SF 6656566 66% REQUIRED LANDSCAPE AREAS NEW LANDSCAPE PROVIDED • 13214 SF PROPOSED LANDSCAPE AREAS INTERURBAN AVE. S. LANDMARK BUILDING - - 28,100 SF. ROOF AREA PARKING-SPACES 51-1011N = 18 11,500 SF. SECOND FLOOR 39 SF. TOTAL.. _ 19000 SF. OFFICE a 3/1000 PARKING = 51 CARS 20,600 SF. I,1AREHOFJSE- e- IA000_P•A>3lSINCs = 21 CARS • TOTAL PAW.ING = 18 CARS _ PLANNING APPROVED � ngesCan be mode tlthese without epprov; 1 from the P n Dlvtafon : J DCD A PProwIcl \ SITE SECTION NEW PAV£t1QfT NOW OBSCURING LANDSCAPING aFOOT CANCLE _ ATTACHIIIENT C SITE -PLAN . ..._._ I" • 20• -0" D 10' 20,; 40 60 I•e 20• 0 a F'— z U z s 0 . 0 0 0 •0 C 0 4. 0 C m w I- U 0 m d ( < Sheet Planting pit min. twice size of root ball DECIDUOUS TREE PLANTING DETAIL No Scale SHRUB PLANTING DETAIL No Scale NOTES 1. Subgrades, including banns, to within 1/10th foot provided by General Contractor unless otherwise. noted. 2. Subgrade shall be scarified or rototilled If conditions require. 3. 4" depth 3—way topsoil or equal In all planting areas. 4. 2 depth fine grade bark mulch in all planting beds. 5. All plant material shall be healthy, full and conform to USA standard nursery stock, latest edition. 6. Plant material or size or kind not available may be substituted only with approval of Landscape Architect or Owner. 7. All mass plantings shall have triangular spacing. 8. Positive drainage shall be maintained. Mound planting areas minimum 9. Sunleshedstophrubs s a w nd trees s minotednimum . 42" from curb for car overhang 10. Landscape Contractor shall maintain site until final Inspection and acceptance by Owner. LANT UST Prune diseased and broken branches 16 gauge steel wire through clear vinyl hose below first crotch 2x2 wooden stakes securely driven into ground. Stain. brown. Water basin with r mulch Unolazed planting pit surlac wafer Nwou ly, fertilize p ' rune diseased and broken branches Water basin with 2 mulch pacte soil fertilize tharou d ,d y, ilize as req d Igntinu hd min vane n ze o roof ball BOTANICAL COMMON LAWN / PLANTING BED DETAIL No Scale N Acer Platanoides Emerald Queen ' / Emerald Queen Maple, 2" Caliper, B &B Prunus cerasifera Newport ' / Newport Flowering Plum 1- 3/4 " -2' cal. B &B Acer Rubrum ' Armstrong ' / Armstrong Red Maple, 2" Caliper Pyrus Calleryana Chanticleer ' / Chanticleer Pear, 2" Caliper, B &B Acer circinatum / Vine Maple 7', 5 cane min. B &B Pinus Nigro / Austrian Black Pine, 7' minimum Cupressus leylandii ' Emerald Isle ' / Emerald Isle Leyland Cypress, 7' minimum Euynomus Alata ' compacts ' / Compact Burning Bush 5 gallon, 24" minimum, full 7 Bushy • Cistus x Hybridus / White Rockrose, 5 gallon, 18" minimum, full Sc bushy • Pieris J. ' Cavatine / Cavatine Japanese Pieris, 5 gallon O Viburnum Tinus 'Spring Bouquet' / Spring Bouquet Viburnum, 5 gallon ® Viburnum Davidii 2 gallon ® Prunus L ' Otto Luyken ' / Otto Luyken Laurel 21" min. ® Thuja 0. ' Emerald Green ' / Emerald Green Arborvitae, 6' minimum O Buxus M. 'Winter Gem ' / Winter Gem Boxwood, 15" minimum spread • Erica Cornea Vivillii / Vivillii Heather, 1 gallon Arctostaphylos uva —ursi / kinnickinnik 4" pots 24" O.C. . Fragario ' Lipstick ' / Lipstick wild strawberry, 4 pots 18" O.C. Sodded / Seeded lawn (owners option) GROUND COVER SPACING DETAIL No Scale— Triangular Spacing LANDSCAPE PLAN SCALE* I" • 20' -0" NORTH 0' 10' 20' 40' SOUTH 143RD STREET LIGMT SOUTH 143RD PLACE MAIN STREET DESIGN' LANDSCAPE ARCHITECTURE 271 Madison Ave. S. (206) 780 -0146 Bainbridge Is., WA 98110 (206) 780 -0196 Fax 61GMT C PEI4CE LANDECAPQ STATE OF REGISTERED LANDSCAPE ARCHRECT CERTIFICATE TE No. 383 J O- W 0 0 g c 3 a 0 0 a 41 O G m w I— a 0 0 m 0 0 Q W J J W W 0 z J M in ci M sheet Z L - lik VICINITY MAP 10 SCAZ PERIMETER LANDSCAPE AT 12' -6" • 9531 SF PARKING LOT LANDSCAPING AT 15 X 18 • 1,110 SF TOTAL REQUIRED • 11O01 SF REQUIRED LANDSCAPE AREAS NEW LANDSCAPE PROVIDED • 13,214 SF PROPOSED LANDSCAPE AREAS <0.0111,1111111111111=3 -..iniminuomorANVAIDIERSIMASSMILSEELMENNEMNIIIIII! Leal Mk_ wi l i p Tira mmowarAdimainErmwsiiir LANDMARK BUILDINCs OMN 28,100 SF. ROOF AREA .. PARKING SPACES SHOWN 18 0 SF SECOND FLOOR 39,6 E I • 39 600 SF. TOTAL.. - _ VIII �® 19,000 SF. OFFICE o 3/1000 PARKING = 5l CARS 20600 SF. WARENO 6E- 6 - 1A0@@PA)LC 21 GARS " - / f TOTAL PAWING = 18 CARS LIGHT FIXTURE KE 111-0 POLE LIGHT 250W n ARM MOUNTED FIXTURE ON BUILDING 250W n ARM MOUNTED FIXTURE ON BUILDING 15W O BOLLARD LIGHT S.4 INTERURBAN AVE. S. SITE SECTION 5IGNT OBsa8IIG RaiCE LANDSCAPING ONE FDOT CANDLE NEW PA - : .4 i . - SITE_-- - 0 PAWNING APPROVED • No changes can be made to these plans without approval from the Planning Division of DCD Approved By: D ii/ 2 I'■ 20' 1 "•20 :0' 40 60 e a 0 a a 0 rig J 0 h eet 1 P1L E D r r N FLOOR 6 0 N A dli H E Q 6 4V -6" 129' -0" 41' -6" 80' -6" ,r - 111 -- 1v 210' -0" 31' -0" 20' -0" 4' -9 PLAN LANCE MUELLER & ASSOCIATES A R C H I T EC T S • AI A 130 LAKESIDE • SEATTLE, WA 98122 • 206 325 2553 LANDMARK BUILDING TUKWILA, WASHINGTON job no. drawn checked dote no. UPDATE revision 3 -2e -01 dote S6-102 lob no. drawn checked 1 UrpATE 9 -2D -ml a..f.. JWE D, 2001 date no. revision w 0' ELEVAT N a m CA 3m' -0" 21 -6" Ceir L 33' -6" 3T-6" ONS LANCE MUELLER 6 ASSOCIATES A R C H I T E C T S A I A 130 LAKESIDE • SEATTLE. WA 98122 • 206 325 2553 LANDMARK BUILDING TUKWILA, WASHINGTON • ROOF:AREA.= 28 1001SE D,€ FLOOR 11 500:5 kTOTALAREA :39;600jS ,PARKING SHOWN = 78 -PARKING REQUIRED'= 78, PLAN No changes plans without Planning Divi Approved By: Date:, 11 1 PPROVED to from th D LANDMARK BUILD TUKWILA, WASHINGTON LANCE MUELLER & ASSOCIATES A R C H I T EC T 8 • A I A 130 LAKESIDE • SEATTLE, WA 98122 • 206 325 2553 • S 143rd ST • S 143rd PL SITE PLAN 0 10' 20' 40' • 60' ATTACHMENT D Color Key Building Element Substrate Sheen i 1 building concrete matte 1 cornice steel satin 1 OH, man doors steel satin 2 building concrete matte 2 cornice steel satin 2 OH, man doors steel satin 3 building concrete matte 3 cornice steel satin 4 canopies, sun screens metal semi -gloss 5 glazing 1" insulated Low -E, green tint n/a 6 storefront frame, doors clear anodized aluminum n/a BENCH BIKE RACK BOLLARD LANCE MUELLER & ASSOCIATES A R C H I T E C T S • A I A POLE LIGHT BRACKET MOUNTED LIGHT FIXTURE CANOPY LIGHT LANDMARK BUILDING TUKWILA, WASHINGTON 130 LAKESIDE • SEATTLE, WA 98122 • 206 325 2553 1 2 3 4 PANTONE 7502U PANTONE 7505U PANTONE 7500U PANTONE 215U 4 3 ELEVATION 1 3 2 5/6 :.r •+vaa"r.r.,.er•� ♦� 1 .. •ssis ana+fs •" t' s w:: v*. rcv °r:iwttsaamct.„,:,, -�t ,sEali�iEi:: '• �im D ¢,<���w '. ..,,- . ` S T� - j �i�.::b �35'+ei,+ FP;ti� MSS' SgpS_y� ���F�C ,.,.. A �� wr I g r i �" F "i3�ffi ' -. ... rr , � Ef ad ie� { E � 1 ii�I� i �� i � • .. W. I IM 1.1 I L jEl liiiiP L1V � mrI-'i l♦i L. +ud ®UJ dIr— Ta�.�� _ BENCH BIKE RACK BOLLARD LANCE MUELLER & ASSOCIATES A R C H I T E C T S • A I A POLE LIGHT BRACKET MOUNTED LIGHT FIXTURE CANOPY LIGHT LANDMARK BUILDING TUKWILA, WASHINGTON 130 LAKESIDE • SEATTLE, WA 98122 • 206 325 2553 1 2 3 4 PANTONE 7502U PANTONE 7505U PANTONE 7500U PANTONE 215U 4 3 ELEVATION 1 3 2 5/6 WEST ELEVA - ION I/Ib' = 1-0" PLANNING APPROVED No changes can be made to these plans without approval from the Planning Division of DCD Approved By: Date :, It 1 23 17. LANDMARK BUILDING TUKWILA, WASHINGTON LANCE MUELLER & ASSOCIATES A R C H I T E C T S - A I A 130 LAKESIDE • SEATTLE, WA 98122 • 206 325 2553 # .; :. . • mil .. 1T 7�a'�rarrrw.^'�•e°r^ai r - .. -. 1�1 S ��r r s^ -.-raZ 7 - soli *AI wzr..0.51 MU i 't •`r.,,* �, o•Sc #,r i.s L•��E' 111. I >. '? 1114", - . rgn seas ` •7Ec�'a �� `f )ems 1 � � d 'MIN i: .; E d �jAl (1 . . � � P�+ iBEI 14 � 1 1 l ' f lid ■�sur� �rq � Tiia•WI:.l t J � 1'� ii li I .' ?I{_ ..a utitsv L• annwa Lyim ■ '? m �anL -mow �_m:�a?�3r�� •a��2k' • NORTH ELEVATION Vlb" • I' -0" • SOUTHWEST ELEVATION 1/10" = 1' -0" SOUTH ELEVATION VI6" = I' -0" EAST ELE VATION 0 8' 16' 32' 48' Planting pit min. twice faze of root ball DECIDUOUS TREE PLANTING DETAIL No Scale SHRUB PLANTING DETAIL No Scale NOTES 0 0 O Prime diseased and broken fxancnes 16 qqau a steel wire threw clear vinyl hose low first crotch 2x2 wooden stakes securely driven Irte ground :Stain brawn. Hater basin with 2' mulch V lazed planting pit ace /2 topsoil, I/2 native soil, water thoroughly, fertilize I. 5ubgrades, Including berms, to within 10th foot provided by General contractor unless otherwise notod. 2. Subgrade shall be scarified or rototllled IF conditions require. 5. 4' depth 5-way topsoil or equal In al: planting areas. 4. 2' depth fine grade bark mulch N oil planting beds 5. All plant material shall be healthy Full and conform to USA standard nursery stock latest edition. 6. Plant material or size or kind not available ,noy be substituted only with approval of Landscape Architect on owner, 7. All mass plantings shall have trlongular spacing. 6. Positive drainage shall be maintained. Mound planting areas minimum 6'. 9. 5hrubs and trees minimum 42' From cork, for car overhong unless wheelstops noted. 10. Landscape Contractor shall maintain site until Final Irepection and acceptance by Owner. BOTANICAL / COMMON V Acer Platanoldes ' Emerald Queen ' / Emerald Queen LAWN / PLANTING BED DETAIL No Scale Maple, 2" Gollper, BIB Prunus ceraslFera ' Newport / Newport Flowering Plum I- 5/4 " -2' cal. 545 Acer Rubrvm ' Armstrong ' / Armstrong Red Maple, 2" Caliper Purus Gaileryana ' Chanticleer ' / Chanticleer Pear, 2" Caliper, BIB Acer clrclnatum / Vine Maple 1', 5 one min. 545 Plnus Nigro / Austrian Black Pine, "' minimum Gupressus leylandll ' Emerald Isle ' / Emerald Isle Leyland Cypress, T minimum Euynomus Alata ' compacts ' / Compact Burning Bush 5 gallon, 24" minimum, full 7 Bushy Cistus x Hybridus / White Rockrose. 5 gallon, I8" minimum, MI 4 bushy Pieris J. ' Gavatine / Gavatme Japanese Pieris, 5 gollon Viburnum Thus 'Spring Bouquet' I Spring Bouquet Viburnum, 5 gallon Viburnum David!! 2 gcrior Prunus L. Otto Luyker / Otto Lvyken Laurel 21" min. ThuJa 0. ' Emerald Green ' / Emerald Green Arborvitae. b' minimum Bvxus M Winter Gem ' / Winter Gem Boxwood, 15' minimum spread Erica Cornea VIVIIIII / VIVIIiII Heather, I gallon Arctostophylos uva -ursi / kinnickinnik 4" pots 24" O.G. Frogar)o JpstIck ' / Lipstick wild strawberry, 4" pots IB" 0 G. Sodded / Seeded lawn (owners option) • GROUND COVER SPACING DETAIL No 5cole- Triangula- Spacing 0 NORTH SOUTH 143RD STREET LANDMARK BJILDINO 0' 10 20' 40' • • PLAN No chanoc plans w;tl Planni: • OVD c, + t E iladO i.a these ai -,z; oval from the Q;v:so;n DCD Approved B Date ON GRADE r SERVICE _ — I—CONC. RETAINING DOCK HIGH SERVICE A.G. PAVING —� 5 ARM MOUNT FIXTURES CONC. DUMPSTER PAD AND SCREEN ON GRADE SERVICE C C — C ON GRADE SERVICE 53 *0 ":3 T TAW POLE L 16HT ELECTRIC TRANSF. PAD 69 LOCATION SOUTH 143RD PLAGE LANDSCAPE PLAN MAIN STREET DESIGN SCALE; I" = 20' -0" LANDSCAPE ARCHITECTURE 271 Madison Ave. S. (206) 780 -0146 Bainbridge 1e., AA 98110 (206) 780 -0196 Fos SIGHT OBSCURING FENCE 68 1:5}u% LANDSCAPING •+b:›. , 4.4 ifs, licit,$. 59 !eft STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITECT KEN LONEY CERTIFICAIE No. 363 E PLANNING DIVISION COMMENTS DATE: April 9, 2009 APPLICANT: Bob Fadden, LMA Architects RE: D08 -182 ADDRESS: 6301 S 143 Street Please review the following comments listed below and submit your revisions accordingly. If you have any questions on the requested revision, Jaimie Reavis is the planner assigned to the file and can be reached at 206 - 431 -3659. 1. A lot consolidation is currently under review for this project. This building permit may not be issued until the lot consolidation (Tukwila file number L08 -035) has been recorded. Demolition permits must be obtained to demolish all structures on the lots subject to the lot consolidation, prior to approval of the lot consolidation. 2. The City of Tukwila's Landscape Plan for Interurban Ave S (60% review submittal) includes Amanogawa Cherry trees (Prunus Serrulata 'Amanogawa'), a mix of four different groundcover types, and several different types of shrubs for the landscaping strip that separates the roadway from the sidewalk along the site's frontage. For the groundcover types listed in the City's Landscape Plan, pick one type highlighted in orange on the planting schedule for each of the groundcover areas. Our preference would be for you to use the Creeping Bramble (Rubis Calycinoides) or the Pink Panda Strawberry (Fragaria Chiloensis). For the shrubs, follow the pattern of plantings marked "B" or E" shown on the zoomed -in set of plans (attached), choosing one or more of the plants highlighted in green on the plant schedule under sections B and Please revise the Landscape Plan (sheet L -1) to match the tree, shrub, and groundcover plantings and planting pattern shown on the City's Landscape Plan (see attached planting plan and planting list with shrub and groundcover types highlighted). 3. For the sight obscuring fence, black vinyl chainlink fence by itself is approved (without the wood slats — see redlined plans). We have found that the wood slats become a maintenance problem over time. If you are looking for a way to provide additional screening, you can add some type of evergreen vine to creep along the fence instead of using the wood slats. PLANNING DIVISION COMMENTS DATE: June 24, 2008 APPLICANT: Bob Fadden, LMA Architects RE: D08 -182 ADDRESS: 6301 S 143 Street Please review the following comments listed below and submit your revisions accordingly. If you have any questions on the requested revision, Jaimie Reavis is the planner assigned to the file and can be reached at 206 - 431 -3659. 1. A lot consolidation is currently under review for this project. This building permit may not be issued until the lot consolidation (Tukwila file number L08 -035) has been recorded. 2. Please submit an irrigation plan showing how all plantings will be served by an automatic drip irrigation system. Include in this plan irrigation for plantings along Interurban Ave S, using the City's set of preliminary design drawings as a guide. Irrigation design within the right -of -way shall be coordinated with City of Tukwila staff and consultants if needed. 3. Please submit an illumination plan according to the design review condition of approval, showing illumination of a minimum of 1 footcandle for parking spaces 28 -52, and lighting at building entrances at a level between 1 and 5 footcandles. Note that if the building will have hours of operation after dark, 5 footcandles shall be used at building entrances. 4. Please provide a detail showing height and material of the sight - obscuring fence that's called out along the eastern property line. 5. For the pedestrian walkway connecting the building entrance to the sidewalk along Interurban Ave S, please ramp this walkway up to a height of 6 inches so that pedestrians do not change grade as they move through the parking lot. The driveway will need to ramp up to either side of the walkway, effectively creating a speed hump for automobiles. 6. Please revise the Landscape Plan (sheet L -1) to include the following information: a. Spacing of kinnickinnik as indicated in the Plant List shall be revised, increased to 18 inches on center using triangular spacing. This requirement was one of the conditions of approval of the design review (L07 -041). b. Revise landscaping along Interurban Ave S to include the type and location of plantings according to the City's set of preliminary design drawings for frontage improvements along Interurban Ave S. LANCE MUELLER & AS IATES AR C H I T EC T S • Al A September 28, 2007 Ms. Jaimie Reavis Assistant Planner CITY OF TUKWILA 6200 Southcenter Blvd. Tukwila, WA 98188 RE: LANDMARK BUILDING LANDSCAPE AVERAGING (LMA #06 -102) Dear Jaimie: y am' � ' ' I_,' I 1 r DEVELOP MEAT The attached Site Plan drawing, P -1, at the top of the page, has two diagrams that are based on the site plan below. One of the diagrams shows the required perimeter landscaping and the other shows the proposed perimeter landscaping. The calculation shown above with the required landscape diagram indicates what area is required for this site since it has two second front yards. The total site landscaping requirement is made up of the perimeter landscaping required at the street and the parking lot landscaping. Based on area calculations done through our AutoCAD program, the perimeter landscaping requirement is 9,837 s.f. When this is added to the parking lot landscaping requirement for 78 parking stalls of 1.178 s.f., the total area required is 11,007 s.f. The second diagram shown to the right of the required landscape diagram shows the actual landscape area around the perimeter of the site. This layout results in a total of 13,274 s.f. of total site landscaping including the parking landscaping. For this project the City has requested that the width of the pavement section of S. 143rd be widened so the street will have 28 feet of paving. The properties along both sides of the street are fully developed with building, landscaping, and parking which makes it impossible to widen the street in other areas. Since S. 143rd St. is a dead end street with only local commercial traffic, engineering has approved a non standard street section which provides two 14 foot lanes with sidewalk at the south side. Different from S 143rd PI. no additional right of way is needed to construct two lanes. Because of the open drainage ditch on the north side of the street, additional paving can only be added on the south side of the street. This results in the new street paving section starting just inches north of the Landmark buildings north lot line. The City engineering department, in order to avoid taking private land for public use for a side walk, has proposed that the walk be placed on an easement on private property to which the owner has agreed. The placement of the walk on private property allows the building to be set back 12' -6" and results in no loss of development area. 130 LAKESIDE • SUITE 250 • SEATTLE, WA • 95122 • (208) 325 -2553 • FAX: (208) 325 -0554 ARCHITECTURE • PLANNING • SPACE PLANNING • INTERIORS September 28, 2007 Ms. Jaimie Reavis, Assistant Planner CITY OF TUKWILA RE: LANDMARK BUILDING LANDSCAPE AVERAGING Page Two City ordinance for this lot requires a 12' -6" building set back from each side street (second front) and five foot building set back at a rear yard. The landscape requirement by the prescriptive method for the second front is 12' -6" and at rear yard none is required. From a site design stand point we feel that it is important to have at least six feet of landscaping at the east line lot, the rear yard, between the existing commercial use and the service side of the landmark building. In order to maintain the same amount of building area on the site we are proposing relocating the some of landscape area along S. 143 St. to the east lot line. This relocation will allow us to use a building set back from the north lot line of 12' -6" instead of 17' -6 ", which would be required by the prescriptive application of the code to comply with the landscape provisions of the C /LI zoning. The majority of the north face of the building, except for the area that steps out 1' -6 ", is proposed to be fourteen feet from the lot line. The width of the landscape area south of the sidewalk is generally 9 feet, which is adequate for the proposed planting materials. The net result is that the quality of the planting materials and the landscape design within the area will not be compromised. The rear area of the building is the service side. Averaging the landscaping allows us to provide landscaping along the east lot line and to provide enlarged landscape islands adjacent to S 143r St. and S.143` PI. which results in a superior design treatment of the rear yard. We believe that the information presented demonstrates that the proposed averaging meets the criteria for averaging in section 18.52.020 of the City Code shown below. It specifically complies with 18.52.020 item 1, 2 & 5. Landscape Perimeter Averaging Requirements: 18.52.020. B. The landscape perimeter may be averaged if the total required square footage is achieved, unless the landscaping requirement has been increased due to proximity to LDR, MDR or HDR. Landscape perimeter averaging may be allowed as a Type 2 special permission decision if all of the following criteria are met: 1. Plant material can be clustered to more effectively screen parking areas and blank building walls. 2. Perimeter averaging enables significant trees or existing built features to be retained. 3. Perimeter averaging is used to reduce the number of driveways and curb cuts and allow joint use of parking facilities between neighboring businesses. 4. Width of the perimeter landscaping is not reduced to the point that activities on the site become a nuisance to neighbors. 5. Averaging does not diminish the quality of the site landscape as a whole. (Ord. 1872 §14(part), 1999) September 28, 2007 • • Ms. Jaimie Reavis, Assistant Planner CITY OF TUKWILA RE: LANDMARK BUILDING LANDSCAPE AVERAGING Page Three At this time we request the staff to recommend to the planning commission approval of the averaging of landscaping for this project. Sincerely, LANCE MUELLER & ASSOCIATES /ARCHITECTS Bob Fadden Associate cc: Brett Jacobsen NK -CD -1 /LANDMARK- BLDG -2. LTR 411i N VICINITY MAP PERIMETER LANDSCAPE At 12 • 3831 20 PARRS* LOT LANDSCAPING AT 5 018. 510 IF TOTAL REGIIIIRED • 11001 28 REQUIRED LANDSCAPE AREAS 4 LANDMARK BUILDING 4.11111 20,100 5F ROOF AREA PARKING SPACES 51-10.1.11 • 18 rigrA 11,500 SF SECOND FLOOR 3 5F TOTAL 15000 SF. OFFICE • 3/1000 PARKING • 51 CARS 20,800 5F 5)4RE1401.18E-.4A000L.PASKING_z 2. CARS TOTAL PARKING • 18 CARS LIGI-IT FIXTURE KEY\ NEW LANDSCAPE PRCAIDED • 321428 PROPOSED LANDSCAPE AREAS 0-0 POLE LIGHT 250W ARM MOUNTED FIXTURE ON BUILDING 25041 AR FIXTURE ON BUILDING 15W BOLLARD LIGHT 4 .• INTERURBAN AVE. S. SITE SECTION rAvEnorr / 1. L- SITE PLAN 0 40 20 40 60 4 a_ >- 1— z Z a_ 1.1.J C7) S. A sheet P1 a DECIDUOUS TREE PUNTING DETAIL Na seal. SHRUB PUNTING DETAIL Po Scala NOTES I. lAgees ..0107.0 bwms. to .7010, I/10• foot provided by eel w ca.batar ae.v aw.l 1 c sm>.ee n...1 n...1 a .ranee or re.. 11 mmuan. .a x 49w 7C.r bark a h Y.aV7aCq 4. beds 5. T earn m. P a 11w 11�% a 717071780 b. plant R t laer lle&t a and mid. I. USA ar a w wteo�alry 1 appro. el t A.r . or oa a. 7. AI maw shape era have taP.d. w.ar A a 6 . minine reshape /,ay ma,eal.s mew gmey mm •. wtlm .al.1a. nata. AY from curb b car omen. 12 . card PP maintain . by Prmr..Ib end Pal LAWN / PLANTING BED DETAIL Na Scala e0TAIOCAL / CONON Acer Platanoidea ' Emerald Queen / Emerald Queen Maple, 2' Caliper, B&B runus cnasifera ' Newport / Newport Flowering Plum 1- 3/4' -2 cal. B&B Acer Rubrum ' Armstrong / Armstrong Red Maple. 2 Caliper Pyrue Calleryano ' Chanticleer ' / Chanticleer Pear, 2' Caliper, B&B Acer circinetum / Vine Maple 7'. 5 cane min. BILE Pines Nigro / Austrian Black Pine, 7' minimum Cupressus Ieyland8 ' Emerald Isle ' / Emerald Isle Leyland Cypress, 7' minimum ® Eur.omus Mato compacto ' / Compact Burning Bush 5 gallon, 24' minimum, full 7 Bushy © Cletus 0 Hybridue / White Rockrose, 5 gallon. 18' minimum, full & bushy ® Pieria J. ' Coveting ' / Covutine Japanese Pieria, 5 gallon O Viburnum Gnus 'Spring Bouquet' / Spring Bouquet Viburnum, 5 gallon O Viburnum Duvidtl 2 gallon O Prunus L. ' Otto Luyken • / Otto Luyken Laurel 21' min. O Thug 0. ' Emerald Green ' / Emerald Green Arborvitae, B minimum O Buxua M. ' Winter Gem / Winter Gem Boxwood, 15' minimum spread • Erica Cameo VIMIB / VlvaIli Heather. 1 gallon Arctostophylos uva —urei / klnnlckinntb 4' pots 24' O.C. Prngaria ' Lipstick / Lipstick wad strawberry, 4' pots 18' O.C. Sodded / Seeded lawn (owners option) r amen to GROUND COVER SPACNG DETAIL No Srde- MadAS See. SOUTH 143RD STREET ....,, .r. '�iC � +�r >�'!• :•♦� I ►•� ?:�:� °I• "t= � • . •. LANDSa0'- E PLAN BGALE I" CA P en VD' NY 40 SOUTH 143RD PLACE M S D LANDSCAPE ARCHITECTURE m Amlen Aa s. 90s 78 maro.Np h, eA 00/10 900 190-07.0 A. @c .STAIE OF lAmsrtee AeO01R:r sheet L -1 1.T LANCE MUELLER Si ASS COATES ARC H I T E C T S A 1 A Memorandum Date: 9 -28 -07 To: Jaimie Reavis CC: Brett Jacobsen From: Bob Fadden— Lance Mueller & Associates Re: Landmark Jaimie, The attached materials are as follows: RECEIVEgb No. OCT 01 )010/ TUKWILA PUBLIC WORKS COMmLIN: i 's DEVELOP im;E 4 06 -102 Attached are the materials for the SEPA posting. The drawings have been modified to include building modulation, additional landscape islands, and to show landscape calculations. We have also added the lighting photometrics for the parking areas, included more compact stalls, a note indicating where the storm vault can be placed, and decreased the parking so the ratio of office to warehouse has been reduced but the overall building area is the same. In the package I have added a letter describing how we propose to do landscape averaging and why the proposed averaging meets the code. The calculations mentioned in the letter are shown on sheet P -1 and the planting plan on L -1. We think we have addressed all of the items in your letter of September 21,2007 except Design Review Criteria, Landscape treatment, d -2 which requests that we widen the landscape strip between the curb and the walk along interurban. The width of this strip is set by city standards as well as the planting within the strip and between the sidewalk and the lot line. The street improvements shown on the LMA sheet P- lwhere imported directly from the design drawings provided by the city. It is our understanding this work will be done by the city as part of the Interurban improvements. If you are interested the city engineer department has the drawings that show what landscaping will be provided. 2 — Revised SEPA checklist plus original red marked 1 — Original 11 x 17 drawings 1 —11 x 17 Architectural Plans P -1, P -2, P -3, and Landscape Plan L -1 all dated 9 -28 -07 4 — 24 x 36 Architectural Plans P -1, P -2, P -3, and Landscape Plan L -1 all dated 9 -28 -07 1 — Landscape averaging letter When you review the materials please note that the cross section through the entry walk is shown on sheet P- 1. In that section because fill is placed in the abandoned Maule Ave there is very little 130 Lakeside Ave. • Suite 250 • Seattle, WA • 98122 • (206) 325 -2553 • Fax (206) 328 -0554 1111 • change in elevation and in fact the building finish floor is at street grade. What results is that none projects parking areas remain in the flood plan. The other two architectural drawings, sheet P -2 and P -3, indicate the additional revisions requested. Sheet P -2 indicates the locations where modulation occurs and the depth of the modulation while sheet P -3 shows the changes to the building elevation, cornice details and a wall section. The landscape drawing, L -1 shows the additional landscape islands, addition of evergreens in islands where appropriate and changes in planting at the east side. An irrigation drawin will be included in the permit drawing package. 9 Separate from this submittal the traffic concurrency application and fee are being turned in today Brett Jacobsen, our clients representative. y by In regards to the Flood Control Zone Permit application, Bruce Dodds at a later date after he studies the field survey to determine if it is really needed will make the application if required. If you have any questions or need more materials please contact me. Tally, Bob Fadden 130 Lakeside Ave. • Suite 250 • Seattle, WA • 98122 • (206) 325 -2553 • Fax (206) 328 -0554 N � ® VICINITY MAP p it= •TER LANDSCAPE AT W.6" • 9331 SF PARKING LOT LANDSCAPIN5 AT 5 X is • 1,110 SF TOTAL REQUIRED • I1001 SF REQUIRED LANDSCAPE AREAS • NEW LANDSCAPE PROVIDED • 13214 SF PROPOSED LANDSCAPE AREAS LIGHT FIXTURE KE �--� POLE LIGHT 250W 11 U ARM MOUNTED FIXTURE ON BUILDING 250W ARM MOUNTED FIXTURE ON BUILDING 15W Q BOLLARD LIGHT INTERURBAN AVE. S. • SITE SECTION 28,100 SF. ROOF AREA PARKING SPACES SHOWN = 18 11 ,500 SF. SECOND FLOOR 39,600 SF. TOTAL 19 ,000 SF. OFFICE 9 3/1000 PARKING = 51 CARS 20k00 SF. t ARE+1OUSE- m- 14000._PABKING = ZI CARS TOTAL PA,KING = 18 CARS / NEW PAVEFINT t 43R• LANDSCAPING ONE FOOT CANDLE B 0 1D 20 SCAT OBSQOWG FENCE 1._ 20' 40 60 0 • v U sheet P1 .1 Planting pit min. t wice sae of root 6 min DECIDUOUS TREE PLANTING DETAIL No Scale r. rune diseased and �ye, / broken brandms 1Vytsin with ompected topsoil titer thoroughly. r - = fertilize as regal Planting hole min. twice sae of root ball SHRUB PLANTING DETAIL No Scab NOTES 1. Subgrades. including berms. to srithn 1/10th foot provided by General Contractor unless otherwise noted. 2. subgrode shall be scarified or rototilled If conditions require. 3. 4' depth 3 -way topsoil or equal in all planting areas. 4. 2 depth fine grade bark mulch in all planting beds 5. All plant material shall be healthy. full and conform to USA standard nursery stock, latest edition. 6. Plant material or size or kind not amiable may be substituted only with approval of Landscape Architect ar Owner. 7. AS mass plantings shall have triangular spocng. B. Positive drQnogs shall be maintained Mound planting areas minimum 6 . 9. Shrubs and trees minimum 42' from curb for car overhang unless wheelstops note&. 10. Landscape Contractor shall maintain site until final inspection and acceptance by Owner. „LA UST sYMBpL • r* Prune diseased and broken branches 16 gouge steel wine through clear vinyl hose below first crotch 2a2 wooden stokes securely driven into ground. Stain brown. Water basin with 2' mulch Unglazed planting pit Surf oCe wa op tte tha aga ert0ae BOTANICAL / COMMON No Scale • LA% / PLANTING BED DETAIL - bri y •-r !6•i �►�•. y- t::4�► i�► � ►V ► P �.. .. _ _ _ � - - -- -' - -- � -- ...s . ..•.- 15.::.." .•� ...: —.la� �1.y °7 JS .; , /�,•�....._, ar4 •� ► \� ► ."' �4��ur��yM �Pa 6 Acer Platonoides ' Emerald Queen ' / Emerald Queen Maple, 2 Caliper, B&B Prunus cerosifero ' Newport ' / Newport Flowering Plum 1- 3/4' -2' cal. B&B Acer Rubrum ' Armstrong ' / Armstrong Red Maple. 2' Caliper Pyrus Calleryano ' Chanticleer ' / Chanticleer Pear, 2' Caliper, B&B Acer circinotum / Vine Maple 7', 5 cone min. B&B Pinus Nigro / Austrian Black Pine, 7' minimum Cupressus leylondii ' Emerald Isle ' / Emerald Isle Leyland Cypress, 7' minimum ® Euynomus Aloto ' compocta / Compact Burning Bush 5 gallon, 24 minimum, full 7 Bushy • Cistus x Hybridus / White Rockrose, 5 gallon, 18" minimum, full & bushy • Pieris J. ' Covotine ' / Covotine Japanese Pieris, 5 gallon O Viburnum Tinus 'Spring Bouquet' / Spring Bouquet Viburnum, 5 gallon ▪ Viburnum Dovidii 2 gallon ® Prunus L. ' Otto Luyken ' / Otto Luyken Laurel 21' min. ® Thujo 0. ' Emerald Green ' / Emerald Green Arborvitae. 6' minimum O Buxus, M. ' Winter Gem ' / Winter Gem Boxwood, 15' minimum spread • Erica Cornea Vivillii / Vivillii Heather, 1 gallon Arctostaphylos uva —ursi / kinnickinnik 4" pots 24. O.C. Frogorio ' Lipstick ' / Lipstick wild strawberry, 4" pots 18' O.C. Sodded / Seeded lawn (owners option) GROUND COVER SPACING DETAIL No Scale- Triangular Spacing NORTH SCALE' I" • 20' -0" 0' 10' 20' 40' SOUTH 143RD STREET • • LGNT SOUTH 143RD PLACE LANDSCAPE PLAN LANDSCAPE ARCHITECTURE 271 Madison Ave. S. (206) 780-0746 Bainbridge /s. WA 96110 (206) 760 -0196 Pox BIGHT C FErCE LANDOCAPI STATE OF REGISTERED t.AtO7-t.' .P£ Agt'TIT1 : ' 0 0 e P C ik sheet L -1 September 21, 2007 Lance Mueller & Associates Attn: Bob Fadden 130 Lakeside, Suite 250 Seattle, WA 98122 Dear Mr. Fadden, Jaimie Reavis David McPherson Alan Metzler Bob Benedicto Cizy of Tukwila Department of Community Development Steve Lancaster, Director Re: First Comment Letter, Landmark Building 6301 S 143r Street L07 -041 E07 -011 The City of Tukwila has completed a review of the above public hearing design review application, which was submitted on June 19, 2007 and deemed complete on July 16, 2007. The following list of City staff is the development review team that reviewed the materials submitted as part of the above short plat application: Planning Division of DCD Public Works Department Fire Department Building Division of DCD (206) 431 -3659 (206) 431 -2448 (206) 575 -4404 (206) 431 -3675 Comments from each department are listed separately below. For technical questions regarding specific comments listed below by department, please contact the appropriate individual from the above list. Please address any questions related to this letter, the short plat process, and resubmittal directly to the Project Planner, Jaimie Reavis. Planning Division of DCD Zoning Parking 1. Up to 30% of the required parking spaces can be compact. Setbacks 2. Sidewalk on northern side of property (along S 143r Street) will need to be a public easement rather than a dedication in order to meet setback requirements. The JR Page 1 of 6 H:\Design Review\Landmark BuildingVandmark Building comment letter.doc Steven M. Mullet, Mayor 09/21/2007 12:22 PM 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 SEPA sidewalk on the south side of the property (along S 143` Place) may be a dedication to the City of Tukwila. Landscaping 1. Both the northern and southern sides of the property are considered a "second front ". The landscaping strip providing on the northern side of the property will need to be at least 12.5 feet wide in order to meet the requirements as a second front, unless landscape perimeter averaging is permitted as a Type 2 special permission decision per the criteria listed in TMC 18.52.020(B). If perimeter averaging is chosen as the preferable alternative, a Type 2 special permission decision must be granted prior to the public hearing. 2. Additional interior landscaping within the parking lot is required: 15 square feet of landscaping for each parking stall is required for the front parking area, 10 square feet of landscaping for each parking stall is required for the rear parking area. The minimum size for landscaping islands within parking lots is 100 square feet, and a parking island is required to be placed to break up the expanse of parking so that no more than 10 stalls can be placed in a row. A minimum of 1 evergreen or deciduous tree is required per landscape island with the remaining area to contain a combination of shrubs, living groundcover and mulch. 3. All landscape areas shall be served by an automatic irrigation system. 4. Provide an illumination plan to ensure that the provisions of TMC section 18.52.065 are met. 1. Revise the Environmental Checklist and plans (as appropriate) to include the following (per enclosed redlines): A. Background 7. Provide the City of Tukwila with a copy of the Level One Environmental Study. 9. Add —Flood Control Zone Permit B. Environmental Elements 1. Earth e. Verify and provide separate cut and fill quantities. 3. Water a. Surface Yes — Proposal does lie within a 100 -year floodplain. Note location on site plan. See Flood Insurance Rate Map — enclosed. 5. Animals d. I am not familiar with the Green River Ordinance. This site is not within the Shoreline jurisdiction, so the Shoreline Master Program does not apply. However, native plant species are preferable. 7. Environmental Health JR Page 2 of 6 09/21/2007 12:22 PM H:\Design Review\Landmark Building\ andmark Building comment Ietter.doc a. Construction equipment has been stored on this site for quite a while. Has a study been done to assess whether there is contamination? Applicant must comply with all state and federal laws regarding contamination. 13. Historic and Cultural Preservation c. Clarify what is meant by "DNA ". 2. Project to comply with Geotechnical Engineering Reports, by Zipper Zeman Associates, Inc., dated October 25, 2006 and March 27, 2006; and subsequent geotechnical reports. Design Review Criteria • Provide samples of colors and materials, as well as pictures of proposed light fixtures and street furniture (benches, bollards, bike rack). RELATION OF STRUCTURE AND SITE TO ADJOINING AREA Items to be addressed: (a) Harmony on texture, lines and masses is encouraged: 1. Wrap windows around the northern side of the building to include at least two bays of the same width as are contained on the building facade. 2. The horizontal strip of color on the east elevation, as shown on the elevation drawings, is inconsistent with the rest of the building's color scheme, and does not add architectural interest. Instead, use of color on the east side of the building should be consistent (colored vertically) with that on the west side of the building to create a modulation effect. (d) Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged: 1. Widen pedestrian walkway connecting Interurban Ave S to the building entrance to at least 4 feet to allow wheelchair access. As shown in the plans, use concrete or pavement material /treatment other than asphalt to distinguish this pedestrian walkway area from the rest of the parking lot. LANDSCAPING AND SITE TREATMENT Items to be addressed: (b) Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. 1. Provide a cross - section showing the pedestrian connection and the grade change from Interurban Ave S to the building entrance —see redlined plan sheets P2 and C2 – enclosed. (c) Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. 1. Landscaping shown on elevation drawings needs to be accurate according to the landscape plan. 2. Verify if proposed Detention/Water Quality Vault conflicts with Landscape Plan –see redlined plan sheet L-1--enclosed. JR Page 3 of 6 09/21/2007 12:22 PM H:\Design Review \Landmark Building\Landmark Building comment letter.doc (d) In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. 1. Provide wheel stops to prevent injury to landscaping. 2. Widen landscaping strip in public right -of -way adjacent to Interurban Ave S, as well as the landscaping strip in the rear side of the building (east side) to at least 6 feet. (/ Screening of service yards, and other places that end to be unsightly, should be accomplished by use of walls, fencing, planting or combination. 1. Match fence color used around the dumpster area, as well as any other fences on the property, to the colors used for the building. Indicate the proposed height of all fences. Chain link fences may not be used. (g) In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used. 1. If rear landscaping strip on the east side of the project cannot be widened by one foot, consider planting large shrubs instead of trees, or use of one of the above alternatives. However, if landscaping perimeter averaging is applied for and permitted per 18.52.020.B, then trees must be included within this landscaping strip (one tree for each 30 lineal feet of required perimeter is required). (h) Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of 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. 1. Provide samples (pictures, including fixture colors) of the lighting fixtures to be installed. 2. Provide an illumination plan showing how light will be distributed on the property from proposed lighting fixtures. BUILDING DESIGN Items to be addressed: (b) Buildings should be to appropriate scale and in harmony with permanent neighboring developments. 1. Modulation— Greater horizontal projection should be employed to create the shadows as shown on the elevations provided with the application. Ensure that the bays project from the plane of the building at least 1 1/2 to 2 feet. (c) Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. 1. Cornice should be made thicker, and should be jogged around at corners and sides to be made to appear as if they are part of the building rather than just for ornamentation. 2. Glass shall be transparent. (d) Colors should be harmonious, with bright or brilliant colors used only for accent. 1. Paint colors used on the flashing and canopies should be in earth tones to be consistent with the colors used on the rest of the building, serving to tie the building together. Samples of colors and materials need to be submitted. JR Page 4 of 6 09/21/2007 12:22 PM H:\Design Review\Landmark Building \Landmark Building comment letter.doc (e) Mechanical equipment or other utility hardware on roof ground or buildings should be screened from view. 1. Provide a sight distance diagram showing the view of the roof from the public right of way to ensure that mechanical equipment will be screened from view. 0 Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. 1. Submit samples of materials and colors, as well as pictures/samples of lights (all four types) and street furniture (benches, bollards, bike rack). MISCELLANEOUS STRUCTURES AND STREET FURNITURE Items to be addressed: (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. 1. Submit sample pictures, colors, and materials for canopies, light fixtures, and street furniture. (b) Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. 1. Provide samples (pictures, including fixture colors) of the lighting fixtures to be installed. Public Works Department 1. Provide a completed Traffic Concurrency Certificate Application along with applicable fee —see enclosed. 2. Apply for a Flood Control Zone Permit (FCZP) — see Bulletin A7 and additional information — enclosed. 3. Transportation Impact Fee shall apply to any future Building Permit — see Bulletin A3 enclosed. 4. All utilities are to be underground, per City ordinance. Fire Department 1. No comments at this time. Building Division of DCD 1. Proposal calls for 11,500 square feet of second floor space. This second floor area will require wheelchair accessibility. Consequently, an elevator will be required. This in turn JR Page 5 of 6 09/21/2007 12:22 PM H:\Design Review\Landmark Building\landmark Building comment letter.doc could change the design as submitted. There would likely be a need for a common lobby to allow access to the elevator by all second floor tenants. Elevators will have to have an extension to the shaft that rises above the roof level. Next Step Address the comments listed above and resubmit materials by Friday, September 28 2007 (in preparation for a hearing date of October 25, 2007). If you would like to meet in person to go over any of the comments, or if you have any questions please call (206) 431 -3659 or send an email to jreavis @ci.tukwila.wa.us. Sincerely, Gz ;fitt-e j��24i4 1) Jalmie Reavis Assistant Planner Enclosure: Redlined Environmental Checklist Redlined plan sheets: pages P2, C2, L1 Traffic Concurrency Certificate Application City of Tukwila Resolution No. 1627 (contains concurrency test fee schedule) Development Bulletin A7 -- Flood Control Zone Permit Flood Insurance Rate Map Bulletin A3— Pavement Mitigation and Transportation Impact Fees Bulletin A2 —Type C Fee Estimate Worksheet cc. File (L07 -041) dd. File (E07 -011) JR Page 6 of 6 09/21/2007 12:22 PM H:\Design Review \Landmark Building\andmark Building comment Ietter.doc Jaimie Reavis - RE: Re submittal for �* nsting. • From: "Bob Fadden" <Bfadden @lmueller.com> To: "Bob Fadden" <Bfadden @lmueller.com >, <jreavis @ci.tukwila.wa.us> Date: 09/26/2007 5:57 PM Subject: RE: Re submittal for posting. CC: "Bruce Dodds " <marjene @aol.com >, < bjacobsen @fnw- inc.com >, "Tom Zander" <Tzander@lmueller.com> Jaimie, The Item I forgot to mention that we talked about on the phone. The civil drawings area conceptual and the water quality vault has not yet been designed. The location of the vault is graphic and the actual size dimensions of the vault will be modified to fit under the paving area or the vault will be constructed with two feet of soil over the top so planting can be placed on top of it. We will work out this detail at permit application time. Bob Original Message From: Bob Fadden Sent: Wednesday, September 26, 2007 5:37 PM To: 'jreavis @ci.tukwila.wa.us' Cc: Bruce Dodds ; Brett Jacobsen (bjacobsen @fnw - inc.com); Tom Zander Subject: Re submttial for posting. Importance: High Jaimie, Friday we plan to resubmit the following materials. We can provide you with electronic and PDF files for your use. How many copies do you want besides one set at 11 x17 of drawings and one set off printed materials? What we will be submitting is: A. Revised checklist and remarked checklist 2 codes B. Revised site and landscape plans and remarked drawings — L/ ( DV"1_C C. Revised floor plans, elevations, and wall sections 9 cop .-es D. Entry walk cross section. — to pi .r S After you review these drawings we will provide colored materials for the DRB package the following week Based on the revisions we have made we have enough site landscaping to do averaging so we would like to request a Type 2 special permission for landscape averaging as was discussed in the preapplication meeting. What do we need to do to accomplish this? In your letter under SEPA - 2. You make a statement about compliance to recommendations of the soils report. This is a technical requirement and should not be part of the SEPA action since it is a requirement of the building and engineering permits. The building permit process requires that for a commercial project a soils report be submitted. As part of the permit review the building and engineering departments verify when reviewing plans that the recommendations have been followed. I, however have added a similar note under section SEPA Section B —1- c In your letter you mention several things that are technical Items which are part of the building and engineering permit process. These items for the building and engineering departments are not included. The Flood Control Zone Permit will be submitted by Bruce Dodds and Brett Jacobsen, the owners representative, has engaged Jake Traffic to make traffic concurrency application. It was my understanding that this application was previously made in June. —we Y?C.2ived� �, 4-�vd bvI /e ovd LlTywrratCY S� 4- Bob Fadden �! Project; � LaMc/, j-k Bo1I m Address: / f1 3 6 30 l �S /7 r .) ,cffrezl" Date transmitted: /D f / / o 7 Response requested by /4/0 /2 a is 7 Staff coordinator: ‘,,/dti/rii ' AV, S Date response received: C14' of Tukwila Department of Community Development TO:~ O Building ❑ Planning 0 Public Works O Fire Dept. File Number LO --- `f/ .o - a 1 1 LAND USE PERMIT ROUTING FORM olice Dept. ❑ Parks /Rec 1'1 him 474 4O plan COMMENTS t of Z . 71 ere a s A /� X 9`7 °' s .✓n - fn 1 -► t. l , ° Olt c . r tr5e2-.-1 * rf - 6/11,141 /."1 9 / 04 ; ) €-A- afrner _ s .4 , 4/ DRC review requested - -74k evte, 64 -40.A 7Qc Ao hAltItge A - 0 h re-4 Clei4 IC:e s:/ / �� Age/ ty, Plan submittal requested /L. YJi rah 0)../0_40-4.4104".„ rfr-40--, c?C.as z - �� `?* a i11..o/7 /jl 4 Q Plan approved 4 /441 b ;1 Plan check date: Comments prepared by: MI /If/li / �a d 5 - J' if 1,9 , S f+Ie , .S2l 4, fr 'Q v • '7,J ‘1,1;_10"/".iS70 �'' 2 ; 42 - 4 ` + (7..>4.) / -,',> J'l Gs ' '� � ;G ` a 4 / ; / � °'� �l 7 /° l ✓tom, ,,r r7ri o.e ' / 1 r/ 37 ,-„, ) ,„ J Q .his / 0 d //C/f71 ,tf 'O J. 4114' O .:) e-J �' ,s,/' +yJ 4.1/''? dp./._ 47 10 7 1....141 , ..4 2 4_ i y i i or l/.7 e � u r -z! / -- ' / c / / ; "' a� J "t3 .� 1 �is7 1 '� 1 / i 7 1/ai 4. c 7 ! // �. � I ';' A -1 ( 7- 1 A/ '-e. e z ,t /� t / �l 7 /1l /drs+' > /,r4 Ce-e:?) Project , L-Ah &nark. Buildin I Address: 6 S 11 3 '' $lrez 1 Date transmitted: ID /1 /7—az) "1 Response requested by , , 10 1 1 b 17_._C7)7 Staff coordinator: .... .„.. ... J a I'm 1 e Ke ck. vi.s Date response received: iitECEIVE City of Tukwila OCT 01 ' Department of Community DevelopmelitiKohLA PUBLIC WORKS LAND USE j R . l n yily ROUTING FORM I) e TO: 0 Building 0 Planning kli'ublic Works 0 Fire Dept 0 Police Dept. 0 Parks/Rec COMMENTS File Number L07 Li/ E07 - DE514v gtviEt41 » 6161 f" Vac- laele.g5 AieVuutAltumer.0, Q)-1 LI DRC review requested 0 Plan submittal requested Plan approved Plan check date: Comments prepared by: Project: L.attc/VYittrk St✓rl� m JUL 17 2007 Address: 673o f L / S jif TUKWILA PUBLIC WORKS Date transmitted: '"7 — / 7 — 2.00 7 Response requested by: q - r a ,7 Staff coordinator: i Retiv S Date response received: City of Tukwila Department of Community Development File Number 2 o7 - A I / x. 1E0 -0// L V LAND USE PERMIT ROUTING FORM TO: Building Planning Public Works Fire Dept. M. Polio REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) £ fit w►EE.1_ Put3u c IuaRlc.s Ai cc uig.g.444EhrTS , 1)E$tc fav1EW bog NeT n4s6T Fveuc Woiu /E d U t yE imEof. . SE Plan check date: ct.o C •kirr1 Comments prepared by: Update date: Project: LaNC /makk Budd/hi Address: 630 r 14/ 3' .5*mot Date . transmitted: 7 — / 7 — 2_ OP - 7 Response requested by: 5 - I- 07 Staff coordinator: jai e j v / Date response received: TO: Building I City of Tukwila Department of Community Development LAND USE PERMIT ROUTING FORM i.Planning XPublic Works Fire Dept. r! Police Dept. Parks /Rec REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) File Number - t_ o7 -0// 101A2.-th Q,lvvr 40d - IBC 11044, Plan check date: 07 =-eS -07 Comments prepared by: Update date: July 17, 2007 Lance Mueller & Associates /Architects Attn: Mr. Bob Fadden 130 Lakeside, Suite 250 Seattle, WA 98122 Subject: Landmark Building L07 -041 E07 -011 Dear Mr. Fadden: Your application for a commercial building located at 6301 S 143 Street is considered complete on July 16, 2007 for the purposes of meeting state mandated time requirements. 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 contacting you soon to discuss this project. If you wish to speak to me sooner, feel free to call me at (206) 431 -3659. Sincerely, aimie Reavis Assistant Planner • Cizy of Tukwila • Department of Community Development Steve Lancaster, Director NOTICE OF COMPLETE APPLICATION cc. L07 -041 dd. E07 -011 H: \Design Review \Landmark Completeness Letter -DOC Page 1 07/16/2007 Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 LANCE MUELLER & ASSOCIATES A R C H I T E C T S • A I A Memorandum Date: 6 -18 -07 To: Brandon Miles CC: Brett Jacobson From: Bob Fadden— Lance Mueller & Associates Re: DRB and SEPA application Materials Brandon, REC..Fr /ED 'JUN 19 2001 CUaUntl Y Job No. 06 -102 Bruce Dodds has finished his work in regards to reaching an agreement on the storm drainage design, utilities, street improvements along Interurban and along S. 143` St. and Pl. In addition Jake Engineering has contacted traffic and prepared a trip generation study and made a recommendation to soils engineer from which he can purpose the street pavement section for S 143` St. and S. 143 PI. The traffic engineer instructed Mark to turn in the study and they will then work with him to get the traffic concurrency certificate issued. The owner at some point in the process will also need to consolidate the parcel purposed for development into a single lot. This application will be made separately prior to permit. There are two application packets enclosed, one for SEPA and the second for Public Hearing Design Review (DRB). The intent is that the applicant will pay the fee to the city for the notice board with a check made out to FastSign Tukwila and pay the city for the notice labels with a check to the city of $105. This board and notice labels will be used for both applications as well as the ownership affidavit /permission to enter certificate. The materials for the SEPA application are: 1 One - Application Checklist 2 One - Environmental Review Application 3 One - Affidavit Of Ownership /Permission to Enter 4 One - Endangered Species Act Checklist 5 Five - State Environmental Checklists with attachments Vicinity Map Legal Description 130 Lakeside Ave. • Suite 250 • Seattle, WA • 98122 • (206) 325 -2553 • Fax (206) 328 -0554 The materials for the DRB application are: 1. One - Application Checklist 2. One - Public Hearing Design Review Application 3. Five - Consistency Narrative 4. Five - Photo Booklets 5. Five - Sets of Application Drawings Site Plan Colored Elevations Survey Landscape Plan Floor plans Building Elevations Civil Plans 6. One - Copy of Affidavit of Ownership /Permission (original in SEPA package) 7. One - Copy of SEPA application Materials with 11 X 17 drawings attached The fees for the application as discussed should be: $ 1,635 Design Review to COT $ . 570) SEPA to COT $ 105 Notice Labels to COT $ 365 Notice Board to FastSign We believe based on your application packet that all of the materials are provided that are needed. If you find you need additional materials please let me know. Cordially, Bob Fadden S Project Description Soils Report - March 27, 2006 Soils Letter - October 25, 2006 Trip Generation Study - May 4, 2007 Drainage Report - April 2007 5. Five - Sets of application drawings 6. One - Set of 11 x 17 application drawings including colored elevations 7. One - Photo Booklet 130 Lakeside Ave. • Suite 250 • Seattle, WA • 98122 • (206) 325 -2553 • Fax (206) 328 -0554 NAME OF PROJECT/DEVELOPMENT: LANDMARK BUILDING LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. East of Interurban Ave. between S. 143rd and S. 143rd P1. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 336590- 1665 -08; 336590 - 1680 -09; 336590 - 1685 -04; 336590 - 1690 -07, 000280 - 0007 -04 DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the owner /applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: Lance Mueller & Associates /Architects Contact: Bob Fadden Address: 130 Lakeside, Suite 250, Seattle, Phone: E -mai . AFRO n @lmueller.com Signature: (206) 325 -2553 • CITY OF TUKWILA 'JUN 9 PUBLIC Department of Community Developmero�� 100 NEARING 6300 Southcenter Boulevard, Tukwila, WA 919(ELQp4. Telephone: (206) 431 -3670 FAX (206) 431 -3665 DESIGN E -mail: tukplan@ci.tukwila.wa.us WA 98122 P: \Planning Forms \ Applications \ BARApp June 6, 2007 FAX: (206) 329 -0554 Date: (0-- 16- 0 REVIEW FOR STAFF USE ONLY Permits Plus Type P -DR Planner: /A i fyil? 1 jvi 5 File Number: L 0 ' .— 0 4-1 / Application Complete (Date: ) Project File Number: ¶ 2 7 Q ( _0 c.+.( Application Incomplete (Date: ) Other File Numbers: & ()` 7 - c (' NAME OF PROJECT/DEVELOPMENT: LANDMARK BUILDING LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. East of Interurban Ave. between S. 143rd and S. 143rd P1. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 336590- 1665 -08; 336590 - 1680 -09; 336590 - 1685 -04; 336590 - 1690 -07, 000280 - 0007 -04 DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the owner /applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: Lance Mueller & Associates /Architects Contact: Bob Fadden Address: 130 Lakeside, Suite 250, Seattle, Phone: E -mai . AFRO n @lmueller.com Signature: (206) 325 -2553 • CITY OF TUKWILA 'JUN 9 PUBLIC Department of Community Developmero�� 100 NEARING 6300 Southcenter Boulevard, Tukwila, WA 919(ELQp4. Telephone: (206) 431 -3670 FAX (206) 431 -3665 DESIGN E -mail: tukplan@ci.tukwila.wa.us WA 98122 P: \Planning Forms \ Applications \ BARApp June 6, 2007 FAX: (206) 329 -0554 Date: (0-- 16- 0 REVIEW STATE Or wAS.1.f INI.Tr<rtr: cor.N.rr or Ktt; St On 0444 rhiy 4:44..414.wk.aly ihnmaral tpt fort 4 CITY OF TUKIVILA Department of ComMtliti(1 Dereielpnietzl • Senithren10' 130tdelrad, 71.4kvil'a Idephone, 4 FAX (206) -.?,16.! • 40 " ;WA:: ,N.FFIDA rr or OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY fhe unz.44.4.44gzed duly. 5:tv.orn arid up9r, ox314 41.5 t thc warn:T:44th: properly wlqchi titc .43441:4$ nppticalion.. , S.tittri4 , 13K tilt" arrijolliow; hav:4: been prvpured .1.1.nre 11 fl ny lo Ii f .tny. altritrAtior, hrit:44 F:uhreitivet. mith tny 3:041mitutge.arlit Ott.net City, At errftinrrrn,..1;341VIS, efltittefetl,e0341)03%".5 Or 04 ler ecryrttetthitAt ttv. ril;fu 4.1:ter. tkpon +:4 propzny„ . . 1u putpou, fli appliouiott tevicw thr hrtifed tisne.mc 144 e,nropktv ctwocragtt.ttrtt to 4444 Ilre tr..fintan“, for ntry to% or durnagn posegt$ or i*topt nanatering m thr privAtit. propziy 4144444444 444t. 1 rho, upon. larbno nn Imo. 1:N ilAttlage IS the rtn..444 ftii etwile.htnzligonix of 40v. City fliy nh:41, 11scartion , cant:el optic.:04444 without tcrund o fns if a. appikarg jets. not ri44pOr41 ttl 1peettle Ivo.tem$ 64t. ittril°: .00 Iht."..C.muptc444 Appl44.44n: 1.1.1n1iy! (90) itort,. EXI:112 t ID :14 7 ictrtrt _4441 trn_LiTa, - , \-), Et, K LA-4SO /V Ntl, ON.; I 4 1. Nr.t.1 't" t'1111.1: thiaoNamet 1 40 S, 14 f1,41.4.1444 LAT,1 ,A(A. qcf 47, q46 iTtr tat' SLID: • "A / yftv rolmat to tte tt.tv vi.ttatO tr. •rAtr■3 IN4 ; arlie .1414,ihru s-04.intury IC; :fled for and purpr,en tv CLVA • • 1" , 1 „ :h tAi-,40.,:.....,744:344,4,,:tyv ▪ t , itgle ote 'CC f‘ -, , st, , tC) tiJ v....prre 01: , I-- l ‘FIL °C '• • RFT,ErvE 'JUN 1 9 2007 DEVELopr Check items submitted with application Information Required. JUN 9 e May be waived in unusual cases, upon approval of both Public Works and Planning 0 J " . APPLICATION MATERIALS: 1. Application Checklist (I copy) indicating items submitted with application. 2. Corn • leted A • lication Form and drawin • s (5 copies). 3. One set of all plans reduced to 8 1/2" by 11" or 11" by 17 ". 4. Application Fee $1,635. 5. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (1 copy attached). ✓ 6. SEPA Environmental Checklist if required (see SEPA Application Packet). PUBLIC NOTICE MATERIALS: /4CS 7. Payment of a $365 notice board fee to FastSigns Tukwila or Provide a 4' x 4' public notice board on site within 14 days of the Department determining that a complete application has been received (see Public Notice Sign Specifications Handout). Yes 8. Payment of a $105 mailing label fee to the City of Tukwila or Provide two (2) sets of mailing labels for all property owners and tenants (residents or businesses) within 500 feet of the subject property. Note: Each unit in multiple - family buildings - -e.g. apartments, condos, trailer parks- -must be included (see Public Notice Mailing Label Handout). 9. If providing own labels King County Assessor's map(s) which shows the location of each property within 500 ft. of the subject lot. PROJECT DESCRIPTION AND ANALYSIS: Not Required 10. Concurrency test notices for water, sewer, surface water and traffic unless the project is exempt from SEPA (see SEPA Application Packet). Not Required 11. Sewer and water availability letters are required from the provider district if additional plumbing fixtures are proposed and the area is not serviced by the City of Tukwila. Forms are available at the DCD office. See N. 12. A written discussion of project consistency with decision criteria, see application. This is your opportunity to highlight the design features of your project. Not required 13. Provide two copies of sensitive area studies such as wetland or geotechnical reports if needed per Tukwila's Sensitive Areas Ordinance (TMC 18.45). See Geotechnical Report Guidelines and Sensitive Area Special Study Guidelines (online at '' www.ci .tukwila.wa.us /dcd /dcdplan.htm) for additional information. SURVEY: COMPLETE APPLICATION `CHEC The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived, or should be submitted at a later date for use at the public hearing (e.g. colored renderings). Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206 - 431 -3670 (Department of nunity Development) and 206 -433 -0179 (Department of Public Works). C � 11,� CJ P:\ Planning Fonns\ Applications\ BARApp- 06-07.doc June 6, 2007 '00? Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning ✓ 14 (a) The survey must include a graphic scale and north arrow. It shall be drawn with black ink in record of survey format. This shall be stamped by the surveyor. (b) An existing and proposed boundary and topographic survey (2 ft. contours including a minimum 20 ft. beyond the property line) with all structures, easements, encumbrances and right - of -way width. Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations to NGVD 1929, if in a flood zone or flood -prone area. v (c) Existing and proposed building footprints. 1. (d) Fire access lanes and turn - arounds per Fire Department standards. 1y1)60 (e) Dash in required setback distances from all parcel lot lines. —SE 61/c 19;.037 SITE PLAN: 15 (a) The site plan must include a graphic scale, north arrow and project name. Maximum size 24" x 36 ". '� (b) E,.i3ting and proposed building footprints. ✓ (c) Vicinity Map with site location, does not have to be to scale. a— (d) Fire access lanes and turn - arounds per Fire Department standards. (e) Parking lots with dimensioned stalls and drive aisles. ✓ (f) Loading and service areas. (g) Fences, rockeries and retaining walls with called out colors, height and materials. ...-- (h) Street furniture such as benches and bike racks. L.."' (i) Pedestrian connections between the building entrance(s) and the sidewalk/public street. P W I- (j) In MDR and HDR zones provide a development coverage calculation (maximum 50 %). LANDSCAPE PLAN: V 16 (a) Landscape planting plan that meets the standards at TMC 18.52 by a Washington State licensed landscape architect. One set of all plans and analyses shall have an original Washington State registered Landscape Architect stamp and signature. Plans must include the type, quantity, spacing and location of all plantings. Maximum size 24" x 36 ". None (b) Show all existing trees to be retained and any tree protection measures required (for example fencing at drip line). SENSITIVE AREAS PLAN: NA 17 (a) Location of all sensitive areas (e.g. streams, wetlands, slopes over 15 %, coal mine areas and important geological and archaeological sites). For stream frontage provide existing and proposed top of stream bank, stream bank toe, stream mean high water mark, and base flood elevation (i.e., 100 yr. flood). Maximum size 24" x 36 ". (b) Location of all required sensitive area buffers, setbacks tracts and protection measures. See Survey (c) Show all significant trees (4" or more in diameter measured 4.5 feet above grade), indicating those to be retained and those to be removed. A tree permit will be required for removal of any significant trees within a sensitive area or its buffer. 0iJA,— (d) Existing and proposed building footprints. CIVIL PLANS: 18 (a) One set of all civil plans and analyses shall be stamped, signed and dated by a licensed professional engineer. Include a graphic scale and north arrow. Maximum size 24" x 36 ". (b) Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations to NGVD 1929, if in a flood zone or flood -prone area. See www.ci.tu /pubwks /bulletins /floodcontrol.pdf for further information P: \ Planning Forms\ Applications\ BARApp- 06477.doc June 6, 2007 Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning (c) Existing (dashed) and proposed (solid) topography at 2' intervals. IV (d) Total expected cut and fill. (e) Existing and proposed utility easements and improvements, on site and in street (water, sewer, power, natural gas, telephone, cable). Schematic designs to be provided regardless of purveyor (e.g. site line size, location, and size of public main). No capacity calcs, invert depth, valve locations or the like are needed. k/ (f) Storm drainage design at least 90% complete, which meets the King County Surface Water Design Manual (KCSWDM). Include a Technical Information Report (TIR) including feasibility analysis if required by the Manual. Call out total existing and proposed impervious surface in square feet. Include all storm drainage conveyance systems, water quality features, detention structures, maintenance access and safety features. For additional guidance contact Public Works or go to www.ci. tukwila. wa. us /pubwks /pwpermit.htm #techinfo. '...--- (g) Locate the nearest existing hydrant and all proposed hydrants. v (h) Show the 100 yr. flood plain boundary and elevation as shown on FEMA maps. ✓ (i) Plan, profile and cross - section for any right -of -way improvements. ,i (j) Show planned access to buildings, driveways, fire access lanes and turn - arounds. OTHER: 19. Dimensioned and scalable building elevations with keyedcolors and materials. Show mechanical equipment and /or any proposed screening. r-. 20. Color and materials board accurately representing the proposed project. '' 21. A rendering or photo montage showing the project in context is recommended. If submitted it must accurately show the project and be from a realistic perspective (5 to 6 feet above the sidewalk). 22. Luminaire plan including location and type of street and site lighting. Include proposed fixture cut sheets, site light levels (foot - candles), and measures to shield adjacent properties from glare. Fixture edule to p , .pr 006 23. All existing and proposed signage with sign designs and locations. -$ 4 .1.c • Ad Sc si P: \Planning Forms \ Applications \BARApp -0b07.doc June 6, 2007 FEMA NATIONAL FLOOD INSURANCE PROGRAM ELEVATION CERTIFICATE AND INSTRUCTIONS NATIONAL FLOOD INSURANCE PROGRAM ELEVATION CERTIFICATE PAPERWORK REDUCTION ACT NOTICE Public reporting burden for the Elevation Certificate is estimated to average 3.5 hours per response. Burden means the time, effort, or financial resources expended by persons to generate, maintain, retain, disclose, or provide information to the Federal Emergency Management Agency (FEMA). You are not required to respond to the collection of information unless a valid OMB control number is displayed in the upper right corner of the form. You may send comments regarding the accuracy of the burden estimate and any suggestions for reducing the burden to: U.S. Department of Homeland Security, Federal Emergency Management Agency, Mitigation Division, 500 C Street SW, Washington DC 20472, Paperwork Reduction Project (1660- 0008). NOTE: Do not send your completed form to this address. To obtain or retain benefits under the National Flood Insurance Program (NFIP), you must respond to this collection of information. PURPOSE OF THE ELEVATION CERTIFICATE The Elevation Certificate is an important administrative tool of the National Flood Insurance Program (NFIP). It is to be used to provide elevation information necessary to ensure compliance with community floodplain management ordinances, to determine the proper insurance premium rate, and to support a request for a Letter of Map Amendment (LOMA) or Letter of Map Revision based on fill (LOMR -F). The Elevation Certificate is required in order to properly rate post -FIRM buildings, which are buildings constructed after publication of the Flood Insurance Rate Map (FIRM), located in flood insurance Zones Al -A30, AE, AH, A (with BFE), VE, V1 -V30, V (with BFE), AR, AR/A, AR/AE, AR/A1 -A30, AR/AH, and AR/AO. The Elevation Certificate is not required for pre -FIRM buildings unless the building is being rated under the optional post -FIRM flood insurance rules. As part of the agreement for making flood insurance available in a community, the NFIP requires the community to adopt a floodplain management ordinance that specifies minimum requirements for reducing flood losses. One such requirement is for the community to obtain the elevation of the lowest floor (including basement) of all new and substantially improved buildings, and maintain a record of such information. The Elevation Certificate provides a way for a community to document compliance with the community's floodplain management ordinance. Use of this certificate does not provide a waiver of the flood insurance purchase requirement. Only a LOMA or LOMR -F from the Federal Emergency Management Agency (FEMA) can amend the FIRM and remove the Federal mandate for a lending institution to require the purchase of flood insurance. However, the lending institution has the option of requiring flood insurance even if a LOMA/LOMR -F has been issued by FEMA. The Elevation Certificate may be used to support a LOMA or LOMR -F request. Lowest floor and lowest adjacent grade elevations certified by a surveyor or engineer will be required if the certificate is used to support a LOMA or LOMR -F request. A LOMA or LOMR -F request must be submitted with either a completed FEMA MT -EZ or MT -1 package, whichever is appropriate. This certificate is used only to certify building elevations. A separate certificate is required for floodproofing. Under the NFIP, non - residential buildings can be floodproofed up to or above the Base Flood Elevation (BFE). A floodproofed building is a building that has been designed and constructed to be watertight (substantially impermeable to floodwaters) below the BFE. Floodproofing of residential buildings is not permitted under the NFIP unless FEMA has granted the community an exception for residential floodproofed basements. The community must adopt standards for design and construction of floodproofed basements before FEMA will grant a basement exception. For both floodproofed non- residential buildings and residential floodproofed basements in communities that have been granted an exception by FEMA, a floodproofing certificate is required. Additional guidance can be found in the FEMA Floodplain Management Bulletin about using the Elevation Certificate, available on FEMA's website at www.fema.gov /tima /fpmbul.shtm. Click on "FEMA 467 -1 Elevation Certificate Cover and Bulletin." B4. Map /Panel Number B5. Suffix B6. FIRM Index B7. FIRM Panel B8. Flood B9. Base Flood Elevation(s) (Zone Date Effective /Revised Date Zone(s) AO, use base flood depth) U.S. DEPARTMENT OF HOMELAND SECURITY Federal Emergency Management Agency National Flood Insurance Program Al. Building Owner's Name City ELEVATION CERTIFICATE Important: Read the instructions on pages 1 -8. A2. Building Street Address (including Apt., Unit, Suite, and /or Bldg. No.) or P.O. Route and Box No. SECTION A - PROPERTY INFORMATION I For Insurance Company Use: State A3. Property Description (Lot and Block Numbers, Tax Parcel Number, Legal Description, etc.) A4. Building Use (e.g., Residential, Non - Residential, Addition, Accessory, etc.) A5. Latitude /Longitude: Lat. Long. Horizontal Datum: ❑ NAD 1927 ❑ NAD 1983 A6. Attach at least 2 photographs of the building if the Certificate is being used to obtain flood insurance. A7. Building Diagram Number___ A8. For a building with a crawl space or enclosure(s), provide: A9. For a building with an attached garage, provide: a) Square footage of crawl space or enclosure(s) sq ft a) Square footage of attached garage sq ft b) No. of permanent flood openings in the crawl space or b) No. of permanent flood openings in the attached garage enclosure(s) walls within 1.0 foot above adjacent grade walls within 1.0 foot above adjacent grade c) Total net area of flood openings in A8.b sq in c) Total net area of flood openings in A9.b SECTION B - FLOOD INSURANCE RATE MAP (FIRM) INFORMATION OMB No. 1660 -0008 Expires February 28. 2009 Policy Number Company NAIC Number ZIP Code sq in B1. NFIP Community Name & Community Number B2. County Name B3. State B10. Indicate the source of the Base Flood Elevation (BFE) data or base flood depth entered in Item B9. ❑ FIS Profile ❑ FIRM ❑ Community Determined ❑ Other (Describe) B11. Indicate elevation datum used for BFE in Item B9: ❑ NGVD 1929 ❑ NAVD 1988 ❑ Other (Describe) B12. Is the building located in a Coastal Barrier Resources System (CBRS) area or Otherwise Protected Area (OPA)? ❑ Yes ❑ No Designation Date ❑ CBRS ❑ OPA SECTION C - BUILDING ELEVATION INFORMATION (SURVEY REQUIRED) Cl. Building elevations are based on: ❑ Construction Drawings' ❑ Building Under Construction` ❑ Finished Construction *A new Elevation Certificate will be required when construction of the building is complete. C2. Elevations - Zones A1-A30, AE, AH, A (with BFE), VE, V1 -V30, V (with BFE), AR, AR/A, AR/AE, AR/A1-A30, AR/AH, AR/AO. Complete Items C2.a -g below according to the building diagram specified in Item A7. Benchmark Utilized Vertical Datum Conversion /Comments Check the measurement used. a) Top of bottom floor (including basement, crawl space, or enclosure floor) . ❑ feet ❑ meters (Puerto Rico only) b) Top of the next higher floor . ❑ feet ❑ meters (Puerto Rico only) c) Bottom of the lowest horizontal structural member (V Zones only) . ❑ feet ❑ meters (Puerto Rico only) d) Attached garage (top of slab) . ❑ feet ❑ meters (Puerto Rico only) e) Lowest elevation of machinery or equipment servicing the building . ❑ feet ❑ meters (Puerto Rico only) (Describe type of equipment in Comments) f) Lowest adjacent (finished) grade (LAG) . ❑ feet ❑ meters (Puerto Rico only) g) Highest adjacent (finished) grade (HAG) . ❑ feet ❑ meters (Puerto Rico only) SECTION D - SURVEYOR, ENGINEER, OR ARCHITECT CERTIFICATION This certification is to be signed and sealed by a land surveyor, engineer, or architect authorized by law to certify elevation information. / certify that the information on this Certificate represents my best efforts to interpret the data available. I understand that any false statement may be punishable by fine or imprisonment under 18 U.S. Code, Section 1001. ❑ Check here if comments are provided on back of form. Certifier's Name License Number Title Company Name Address City State ZIP Code Signature Date Telephone FEMA Form 81 -31, February 2006 See reverse side for continuation. PLACE SEAL HERE Replaces all previous editions IMPORTANT: In these spaces, copy the corresponding information from Section A. Building Street Address (including Apt., Unit, Suite, and /or Bldg. No.) or P.O. Route and Box No. City Copy both sides of this Elevation Certificate for (1) community official, (2) insurance agent/company, and (3) building owner. Comments Signature Date Address State ZIP Code SECTION D - SURVEYOR, ENGINEER, OR ARCHITECT CERTIFICATION (CONTINUED) SECTION E - BUILDING ELEVATION INFORMATION (SURVEY NOT REQUIRED) FOR ZONE AO AND ZONE A (WITHOUT BFE) For Zones AO and A (without BFE), complete Items E1 -E5. If the Certificate is intended to support a LOMA or LOMR -F request, complete Sections A, B, and C. For Items El -E4, use natural grade, if available. Check the measurement used. In Puerto Rico only, enter meters. El. Provide elevation information for the following and check the appropriate boxes to show whether the elevation is above or below the highest adjacent grade (HAG) and the lowest adjacent grade (LAG). a) Top of bottom floor (including basement, crawl space, or enclosure) is ❑ feet ❑ meters ❑ above or ❑ below the HAG. b) Top of bottom floor (including basement, crawl space, or enclosure) is __ ... ___ ❑ feet ❑ meters ❑ above or ❑ below the LAG. E2. For Building Diagrams 6 -8 with permanent flood openings provided in Section A Items 8 and /or 9 (see mg, 8 of Instructions), the next higher floor (elevation C2.b in the diagrams) of the building is ❑ feet ❑ meters ❑ above or U below the HAG. E3. Attached garage (top of slab) is ______• ❑ feet ❑ meters ❑ above or ❑ below the HAG. E4. Top of platform of machinery and /or equipment servicing the building is _______. ❑ feet ❑ meters ❑ above or ❑ below the HAG. E5. Zone AO only: If no flood depth number is available, is the top of the bottom floor elevated in accordance with the community's floodplain management ordinance? ❑ Yes ❑ No ❑ Unknown. The local official must certify this information in Section G. Signature Comments Local Official's Name Community Name Signature Comments FEMA Form 81 -31, February 2006 SECTION F - PROPERTY OWNER (OR OWNER'S REPRESENTATIVE) CERTIFICATION The property owner or owner's authorized representative who completes Sections A, B, and E for Zone A (without a FEMA- issued or community- issued BFE) or Zone AO must sign here. The statements in Sections A, B, and E are correct to the best of my knowledge. Property Owner's or Owner's Authorized Representative's Name City Date Telephone SECTION G - COMMUNITY INFORMATION (OPTIONAL) Title Telephone Date For Insurance Company Use: Policy Number Company NAIC Number State ZIP Code ❑ Check here if attachments ❑ Check here if attachments The local official who is authorized by law or ordinance to administer the community's floodplain management ordinance can complete Sections A, B. C (or E), and G of this Elevation Certificate. Complete the applicable item(s) and sign below. Check the measurement used in Items G8. and G9. G1. ❑ The information in Section C was taken from other documentation that has been signed and sealed by a licensed surveyor, engineer, or architect who is authorized by law to certify elevation information. (Indicate the source and date of the elevation data in the Comments area below.) G2. ❑ A community official completed Section E for a building located in Zone A (without a FEMA- issued or community - issued BFE) or Zone AO. G3. ❑ The following information (Items G4. -G9.) is provided for community floodplain management purposes. G4. Permit Number G5. Date Permit Issued G6. Date Certificate Of Compliance /Occupancy Issued G7. This permit has been issued for: ❑ New Construction ❑ Substantial Improvement G8. Elevation of as -built lowest floor (including basement) of the building: ❑ feet ❑ meters (PR) Datum G9. BFE or (in Zone AO) depth of flooding at the building site: ❑ feet ❑ meters (PR) Datum ❑ Check here if attachments Replaces all previous editions Building Photographs See Instructions for Item A6. Building Street Address (including Apt, Unit, Suite, and /or Bldg. No.) or P.O. Route and Box No. City State ZIP Code For Insurance Company Use: Policy Number Company NAIC Number If using the Elevation Certificate to obtain NFIP flood insurance, affix at least two building photographs below according to the instructions for Item A6. Identify all photographs with: date taken; "Front View" and "Rear View "; and, if required, "Right Side View" and "Left Side View." If submitting more photographs than will fit on this page, use the Continuation Page, following. Building Photographs Continuation Page Building Street Address (including Apt., Unit, Suite, and /or Bldg. No.) or P.O. Route and Box No. City State ZIP Code For Insurance Company Use: Policy Number Company NAIC Number If submitting more photographs than will fit on the preceding page, affix the additional photographs below. Identify all photographs with: date taken; "Front View" and "Rear View"; and, if required, "Right Side View" and "Left Side View." INSTRUCTIONS FOR COMPLETING THE ELEVATION CERTIFICATE The Elevation Certificate is to be completed by a land surveyor, engineer, or architect who is authorized by law to certify elevation information when elevation information is required for Zones Al -A30, AE, AH, A (with BFE), VE, VI-V30, V (with BFE), AR, AR/A, AR/AE, AR/A1 -A30, AR/AH, or AR/AO. Community officials who are authorized by law or ordinance to provide floodplain management information may also complete this form. For Zones AO and A (without BFE), a community official, a property owner, or an owner's representative may provide information on this certificate, unless the elevations are intended for use in supporting a request for a LOMA or LOMR -F. Certified elevations must be included if the purpose of completing the Elevation Certificate is to obtain a LOMA or LOMR -F. The property owner, the owner's representative, or local official who is authorized by law to administer the community floodplain ordinance can complete Section A and Section B. The partially completed form can then be given to the land surveyor, engineer, or architect to complete Section C. The land surveyor, engineer, or architect should verify the information provided by the property owner or owner's representative to ensure that this certificate is complete. In Puerto Rico only, elevations for building information and flood hazard information may be entered in meters. SECTION A — PROPERTY INFORMATION Items Al. -A4. This section identifies the building, its location, and its owner. Enter the name(s) of the building owner(s), the building's complete street address, and the lot and block numbers. If the building's address is different from the owner's address, enter the address of the building being certified. If the address is a rural route or a Post Office box number, enter the lot and block numbers, the tax parcel number, the legal description, or an abbreviated location description based on distance and direction from a fixed point of reference. For the purposes of this certificate, "building" means both a building and a manufactured (mobile) home. A map may be attached to this certificate to show the location of the building on the property. A tax map, FIRM, or detailed community map is appropriate. If no map is available, provide a sketch of the property location, and the location of the building on the property. Include appropriate landmarks such as nearby roads, intersections, and bodies of water. For building use, indicate whether the building is residential, non - residential, an addition to an existing residential or non - residential building, an accessory building (e.g., garage), or other type of structure. Use the Comments area of the appropriate section if needed, or attach additional comments. Item A5. Provide latitude and longitude coordinates for the center of the front of the building. Use either decimal degrees (e.g., 39.5043 °, - 110.7585 °) or degrees, minutes, seconds (e.g., 39° 30' 15.5 ", -110° 45' 30.7 ") format. If decimal degrees are used, provide coordinates to at least 4 decimal places or better. When using degrees, minutes, seconds, provide seconds to at least 1 decimal place or better. The latitude and longitude coordinates must be accurate within 66 feet. If the Elevation Certificate is being certified by other than a licensed surveyor, engineer, or architect, this information is not required. Provide the type of datum used to obtain the latitude and longitude. FEMA prefers the use of NAD 1983. Item A6. If the Elevation Certificate is being used to obtain flood insurance through the NFIP, the certifier must provide at least two photographs showing the front and rear of the building taken within 90 days from the date of certification. The photographs must be taken with views confirming the building description and diagram number provided in Section A. If the building has split -level or multi -level areas, provide at least two additional photographs showing side views of the building. All photographs must be in color and measure at least 3 "x3 ". Digital photographs are acceptable. Item A7. Select the diagram on pages 7 -8 that best represents the building. Then enter the diagram number and use the diagram to identify and determine the appropriate elevations requested in Items C2.a -g. If you are unsure of the correct diagram, select the diagram that most closely resembles the building being certified. Item A8.a Provide the square footage of the crawl space or enclosure(s) below the lowest elevated floor of an elevated building with or without permanent flood openings. Take the measurement from the outside of the crawl space or enclosure(s). Examples of elevated buildings constructed with crawl space and enclosure(s) are shown in Diagrams 6 -8 on page 8. Diagram 2 or 4 should be used for a building constructed with a crawl space floor that is below the exterior grade on all sides. Items A8.b -c Enter in Item A8.b the number of permanent flood openings in the crawl space or enclosure(s) walls that are no higher than 1.0 foot above the adjacent grade. Estimate the total net area of all such permanent flood openings in square inches, excluding any bars, louvers, or other covers of the permanent flood openings, and enter the total in Item A8.c. If the net Instructions — Page 1 area cannot be reasonably estimated, provide the size of the flood openings without consideration of any covers and indicate in the Comments area the type of cover that exists in the flood openings. If the crawl space or enclosure(s) walls have no permanent openings within 1.0 foot above adjacent grade, enter "0" (zero) in Items A8.b -c. Item A9.a Provide the square footage of the attached garage with or without permanent flood openings. Take the measurement from the outside of the garage. Items A9.b -c Enter in Item A9.b the number of permanent flood openings in the attached garage that are no higher than 1.0 foot above the adjacent grade. This includes any openings that are in the garage door that are no higher than 1.0 foot above the adjacent grade. Estimate the total net area of all such permanent flood openings in square inches and enter the total in Item A9.c. If the garage has no permanent flood openings within 1.0 foot above adjacent grade, enter "0" (zero) in Items A9.b -c. SECTION B - FLOOD INSURANCE RATE MAP (FIRM) INFORMATION Complete the Elevation Certificate on the basis of the FIRM in effect at the time of the certification. The information for Section B is obtained by reviewing the FIRM panel that includes the building's location. Information about the current FIRM is available from the Federal Emergency Management Agency (FEMA) by calling 1 -800- 358 -9616. If a Letter of Map Amendment (LOMA) or Letter of Map Revision (LOMR -F) has been issued by FEMA, please provide the letter date and case number in the Comments area of Section D or Section G, as appropriate. For a building in an area that has been annexed by one community but is shown on another community's FIRM, enter the community name and 6 -digit number of the annexing community in Item B1, the name of the new county in Item B2, and the FIRM index date for the annexing community in Item B6. Enter information from the actual FIRM panel that shows the building location, even if it is the FIRM for the previous jurisdiction, in Items B4, B5, B7, B8, and B9. Item B1. NFIP Community Name & Community Number. Enter the complete name of the community in which the building is located and the associated 6 -digit community number. For a newly incorporated community, use the name and 6 -digit number of the new community. Under the NFIP, a "community" is any State or area or political subdivision thereof, or any Indian tribe or authorized native organization, that has authority to adopt and enforce floodplain management regulations for the areas within its jurisdiction. To determine the current community number, see the NFIP Community Status Book, available on FEMA's web site at http : / /www.fema.gov /fema/csb.shtm, or call 1- 800 - 358 -9616. Item B2. County Name. Enter the name of the county or counties in which the community is located. For an unincorporated area of a county, enter "unincorporated area." For an independent city, enter "independent city." Item B3. State. Enter the 2- letter state abbreviation (for example, VA, TX, CA). Items B4. -B5. Map /Panel Number and Suffix. Enter the 10- character "Map Number" or "Community Panel Number" shown on the FIRM where the building or manufactured (mobile) home is located. For maps in a county -wide format, the sixth character of the "Map Number" is the letter "C" followed by a four -digit map number. For maps not in a county -wide format, enter the "Community Panel Number" shown on the FIRM. Item 86. FIRM Index Date. Enter the effective date or the map revised date shown on the FIRM Index. Item B7. FIRM Panel Effective /Revised Date. Enter the map effective date or the map revised date shown on the FIRM panel. This will be the latest of all dates shown on the map. The current FIRM panel effective date can be determined by calling 1- 800 - 358 -9616. Item B8. Flood Zone(s). Enter the flood zone, or flood zones, in which the building is located. All flood zones containing the letter "A" or "V" are considered Special Flood Hazard Areas. The flood zones are A, AE, Al -A30, V, VE, V1 -V30, AH, AO, AR, AR/A, AR/AE, AR/A1 -A30, AR/AH, and AR/AO. Each flood zone is defined in the legend of the FIRM panel on which it appears. Instructions — Page 2 Item B9. Base Flood Elevation(s). Using the appropriate Flood Insurance Study (FIS) Profile, Floodway Data Table, or FIRM panel, locate the property and enter the BFE (or base flood depth) of the building site. If the building is located in more than one flood zone in Item B8, list all appropriate BFEs in Item B9. BFEs are shown on a FIRM or FIS Profile for Zones A1- A30, AE, AH, V1 -V30, VE, AR, AR/A, AR/AE, AR/Al -A30, AR/AH, and AR/AO; flood depth numbers are shown for Zone AO. Use the AR BFE if the building is located in any of Zones ARIA, AR/AE, AR/A1 -A30, AR/AH, or AR/AO. In A or V zones where BFEs are not provided on the FIRM, BFEs may be available from another source. For example, the community may have established BFEs or obtained BFE data from other sources for the building site. For subdivisions and other developments of more than 50 lots or 5 acres, establishment of BFEs is required by the community's floodplain management ordinance. If a BFE is obtained from another source, enter the BFE in Item 89. In an A Zone where BFEs are not available, complete Section E and enter N/A for Section B, Item B9. Enter the BFE to the nearest tenth of a foot (nearest tenth of a meter, in Puerto Rico). Item B10. Indicate the source of the BFE that you entered in Item B9. If the BFE is from a source other than FIS Profile, FIRM, or community, describe the source of the BFE. Item B11. Indicate the elevation datum to which the elevations on the applicable FIRM are referenced as shown on the map legend. The vertical datum is shown in the Map Legend and/or the Notes to Users on the FIRM. Item B12. Indicate whether the building is located in a Coastal Barrier Resources System (CBRS) area or Otherwise Protected Area (OPA). (OPAs are portions of coastal barriers that are owned by Federal, State, or local governments or by certain non- profit organizations and used primarily for natural resources protection.) Federal flood insurance is prohibited in designated CBRS areas or OPAs for buildings or manufactured (mobile) homes built or substantially improved after the date of the CBRS or OPA designation. For the first CBRS designations, that date is October 1, 1983. An information sheet explaining CBRS areas and OPAs may be obtained on FEMA's web site at http: / /www.fema.gov /fhm /finc cbrs.shtm. SECTION C - BUILDING ELEVATION INFORMATION (SURVEY REQUIRED) Complete Section C if the building is located in any of Zones Al -A30, AE, AH, A (with BFE), VE, V1 -V30, V (with BFE), AR, AR/A, AR/AE, AR/A1 -A30, AR/AH, or AR/AO, or if this certificate is being used to support a request for a LOMA or LOMR -F. If the building is located in Zone AO or Zone A (without BFE), complete Section E instead. To ensure that all required elevations are obtained, it may be necessary to enter the building (for instance, if the building has a basement or sunken living room, split -level construction, or machinery and equipment). Surveyors may not be able to gain access to some crawl spaces to shoot the elevation of the crawl space floor. If access to the crawl space is limited or cannot be gained, follow one of these procedures. • Use a yardstick or tape measure to measure the height from the floor of the crawl space to the "next higher floor," and then subtract the crawl space height from the elevation of the "next higher floor." If there is no access to the crawl space, use the exterior grade next to the structure to measure the height of the crawl space to the "next higher floor." • Contact the local floodplain administrator of the community in which the building is located. The community may have documentation of the elevation of the crawl space floor as part of the permit issued for the building. • If the property owner has documentation or knows the height of the crawl space floor to the next higher floor, try to verify this by looking inside the crawl space through any openings or vents. In all three cases, provide the elevation in the Comments area of Section D on the back of the form and a brief description of how the elevation was obtained. Item Cl. Indicate whether the elevations to be entered in this section are based on construction drawings, a building under construction, or finished construction. For either of the first two choices, a post - construction Elevation Certificate will be required when construction is complete. If the building is under construction, include only those elevations that can be surveyed in Items C2.a -g. Use the Comments area of Section D to provide elevations obtained from the construction plans or drawings. Select "Finished Construction" only when all machinery and/or equipment such as furnaces, hot water heaters, heat pumps, air conditioners, and elevators and their associated equipment have been installed and the grading around the building is completed. Item C2. A field survey is required for Items C2.a -g. Provide the benchmark utilized, the vertical datum for that benchmark, and any datum conversion necessary. Most control networks will assign a unique identifier for each benchmark. For example, the National Geodetic Survey uses the Permanent Identifier (PID). For the benchmark utilized, provide the PID or other Instructions — Page 3 unique identifier assigned by the maintainer of the benchmark. Also provide the vertical datum for the benchmark elevation. Show the conversion from the field survey datum used if it differs from the datum used for the BFE entered in Item B9 and indicate the conversion software used. All elevations for the certificate, including the elevations for Items C2.a -g, must be referenced to the datum on which the BFE is based. Show the datum conversion, if applicable, in this section or in the Comments area of Section D. For property experiencing ground subsidence, the most recent reference mark elevations must be used for determining building elevations. However, when subsidence is involved, the BFE should not be adjusted. Enter elevations in Items C2.a -g to the nearest tenth of a foot (nearest tenth of a meter, in Puerto Rico). Items C2.a -d Enter the building elevations (excluding the attached garage) indicated by the selected building diagram (Item A7.) in Items C2.a -c. If there is an attached garage, enter the elevation for top of attached garage slab in Item C2.d. (Because elevation for top of attached garage slab is self - explanatory, attached garages are not illustrated in the diagrams.) If the building is located in a V zone on the FIRM, complete Item C2.c. If the flood zone cannot be determined, enter elevations for all of Items C2.a -g. For buildings in A zones, elevations a, b, d, and e should be measured at the top of the floor. For buildings in V zones, elevation c must be measured at the bottom of the lowest horizontal structural member of the floor (see drawing below). For buildings elevated on a crawl space, Diagram 8, enter the elevation of the top of the crawl space floor in Item C2.a, whether or not the crawl space has permanent flood openings (flood vents). If any item does not apply to the building, enter "N/A" for not applicable. ,i ; %..i /,• /fin �:. BASE FLOOD ELEVATION BUILDING ON SLAB A ZONES V ZONES ADJACENT GRADE BUILDING WITH BASEMENT A ZONES Instructions — Page 4 BASE FLOOD' ELEVATION BUILDING ON PILES, PIERS, OR COLUMNS A ZONES V ZONES JACENT Item C2.e Enter the lowest platform elevation of at least one of the following machinery and equipment items: elevators and their associated equipment, furnaces, hot water heaters, heat pumps, and air conditioners in an attached garage or enclosure or on an open utility platform that provides utility services for the building. Note that elevations for these specific machinery and equipment items are required in order to rate the building for flood insurance. Local floodplain management officials are required to ensure that all machinery and equipment servicing the building are protected from flooding. Thus, local officials may require that elevation information for all machinery and equipment, including ductwork, be documented on the Elevation Certificate. If the machinery and/or equipment is mounted to a wall, pile, etc., enter the platform elevation of the machinery and/or equipment. Indicate machinery/equipment type in the Comments area of Section D or Section G, as appropriate. If this item does not apply to the building, enter "N/A" for not applicable. Items C2.f -g Adjacent grade is defined as the elevation of the ground, sidewalk, patio slab, or deck support immediately next to the building. If the certificate is to be used to support a request for a LOMA or LOMR -F, provide in the Comments area the lowest adjacent grade elevation measured at the deck support or stairs if that elevation is lower than the building's lowest adjacent grade. For Zone AO, use the natural grade elevation, if available. This measurement must be to the nearest tenth of a foot (nearest tenth of a meter, in Puerto Rico) if this certificate is being used to support a request for a LOMA or LOMR -F. SECTION D - SURVEYOR, ENGINEER, OR ARCHITECT CERTIFICATION Complete as indicated. This section of the Elevation Certificate may be signed by only a land surveyor, engineer, or architect who is authorized by law to certify elevation information. Place your license number, your seal (as allowed by the State licensing board), your signature, and the date in the box in Section D. You are certifying that the information on this certificate represents your best efforts to interpret the data available and that you understand that any false statement may be punishable by fine or imprisonment under 18 U.S. Code, Section 1001. Use the Comments area of Section D, on the back of the certificate, to provide datum, elevation, or other relevant information not specified on the front. SECTION E - BUILDING ELEVATION INFORMATION (SURVEY NOT REQUIRED) FOR ZONE AO & ZONE A (WITHOUT BFE) Complete Section E if the building is located in Zone AO or Zone A (without BFE). Otherwise, complete Section C instead. Explain in the Section F Comments area if the measurement provided under Items El.- E4. is based on the "natural grade." Items E1.a and b Enter in Item E1.a the height to the nearest tenth of a foot (tenth of a meter in Puerto Rico) of the top of the bottom floor (as indicated in the applicable diagram) above or below the highest adjacent grade (HAG). Enter in Item E l .b the height to the nearest tenth of a foot (tenth of a meter in Puerto Rico) of the top of the bottom floor (as indicated in the applicable diagram) above or below the lowest adjacent grade (LAG). For buildings in Zone AO, the community's floodplain management ordinance requires the lowest floor of the building be elevated above the highest adjacent grade at least as high as the depth number on the FIRM. Buildings in Zone A (without BFE) may qualify for a lower insurance rate if an engineered BFE is developed at the site. Item E2. For Building Diagrams 6 -8 with permanent flood openings (see page 8), enter the height to the nearest tenth of a foot (tenth of a meter in Puerto Rico) of the next higher floor or elevated floor (as indicated in the applicable diagram) above or below the highest adjacent grade (HAG). Item E3. Enter the height to the nearest tenth of a foot (tenth of a meter in Puerto Rico), in relation to the highest adjacent grade next to the building, for the top of attached garage slab. (Because elevation for top of attached garage slab is self - explanatory, attached garages are not illustrated in the diagrams.) If this item does not apply to the building, enter "N /A" for not applicable. Item E4. Enter the height to the nearest tenth of a foot (tenth of a meter in Puerto Rico), in relation to the highest adjacent grade next to the building, of the platform elevation that supports the machinery and/or equipment servicing the building. Indicate machinery/equipment type in the Comments area of Section F. If this item does not apply to the building, enter "N/A" for not applicable. Item E5. For those communities where this base flood depth is not available, the community will need to determine whether the top of the bottom floor is elevated in accordance with the community's floodplain management ordinance. SECTION F - PROPERTY OWNER (OR OWNER'S REPRESENTATIVE) CERTIFICATION Complete as indicated. This section is provided for certification of measurements taken by a property owner or property owner's representative when responding to Sections A, B, and E. The address entered in this section must be the actual mailing address of the property owner or property owner's representative who provided the information on the certificate. SECTION G - COMMUNITY INFORMATION (OPTIONAL) Complete as indicated. The community official who is authorized by law or ordinance to administer the community's floodplain management ordinance can complete Sections A, B, C (or E), and G of this Elevation Certificate. Section C may be filled in by the local official as provided in the instructions below for Item G1. If the authorized community official completes Sections C, E, or G, complete the appropriate item(s) and sign this section. Check Item G1. if Section C is completed with elevation data from other documentation, including elevations obtained from the Community Rating System Elevation Software, that has been signed and sealed by a licensed surveyor, engineer, or architect who is authorized by law to certify elevation information. Indicate the source of the elevation data and the date obtained in the Comments area of Section G. If you are both a community official and a licensed land surveyor, engineer, or architect authorized by law to certify elevation information, and you performed the actual survey for a building in Zones Al- A30, AE, AH, A (with BFE), VE, V1 -V30, V (with BFE), AR, AR/A, AR/A1 -A30, AR/AE, AR/AH, or AR/AO, you must also complete Section D. Check Item G2. if information is entered in Section E by the community for a building in Zone A (without a FEMA- issued or community- issued BFE) or Zone AO. Instructions -- Page 5 Check Item G3. if the information in Items G4. -G9. has been completed for community floodplain management purposes to document the as -built lowest floor elevation of the building. Section C of the Elevation Certificate records the elevation of various building components but does not determine the lowest floor of the building or whether the building, as constructed, complies with the community's floodplain management ordinance. This must be done by the community. Items G4. -G9. provide a way to document these determinations. Item G4. Permit Number. Enter the permit number or other identifier to key the Elevation Certificate to the permit issued for the building. Item G5. Date Permit Issued. Enter the date the permit was issued for the building. Item G6. Date Certificate of Compliance /Occupancy Issued. Enter the date that the Certificate of Compliance or Occupancy or similar written official documentation of as -built lowest floor elevation was issued by the community as evidence that all work authorized by the floodplain development permit has been completed in accordance with the community's floodplain management laws or ordinances. Item G7. New Construction or Substantial Improvement. Check the applicable box. "Substantial Improvement" means any reconstruction, rehabilitation, addition, or other improvement of a building, the cost of which equals or exceeds 50 percent of the market value of the building before the start of construction of the improvement. The term includes buildings that have incurred substantial damage, regardless of the actual repair work performed. Item G8. As -built lowest floor elevation. Enter the elevation of the lowest floor (including basement) when the construction of the building is completed and a final inspection has been made to confirm that the building is built in accordance with the permit, the approved plans, and the community's floodplain management laws or ordinances. Indicate the elevation datum used. Item C9. BFE. Using the appropriate FIRM panel, FIS Profile, or other data source, locate the property and enter the BFE (or base flood depth) of the building site. Indicate the elevation datum used. Enter your name, title, and telephone number, and the name of the community. Sign and enter the date in the appropriate blanks. Instructions — Page 6 BUILDING DIAGRAMS The following eight diagrams illustrate various types of buildings. Compare the features of the building being certified with the features shown in the diagrams and select the diagram most applicable. Enter the diagram number in Item A7., the square footage of crawl space or enclosure(s) and the area of flood openings in square inches in Items A8.a -c, the square footage of attached garage and the area of flood openings in square inches in Items A9.a -c, and the elevations in Items C2.a -g. In A zones, the floor elevation is taken at the top finished surface of the floor indicated; in V zones, the floor elevation is taken at the bottom of the lowest horizontal structural member (see drawing in instructions for Section C). DIAGRAM 1 All slab -on -grade single- and multiple -floor buildings (other than split - level) and high -rise buildings, either detached or row type (e.g., townhouses); with or without attached garage. Distinguishing Feature — The bottom floor is at or above ground level (grade) on at least one side. • GRADE NEXT HIGHER FLOOR (determined'by'' existing grade) DIAGRAM 3 All split -level buildings that are slab -on- grade, either detached or row type (e.g., townhouses); with or without attached garage. Distinguishing Feature — The bottom floor (excluding garage) is at or above ground level (grade) on at least one side .• Instructions — Page 7 DIAGRAM 2 All single- and multiple -floor buildings with basement (other than split - level) and high -rise buildings with basement, either detached or row type (e.g., townhouses); with or without attached garage. Distinguishing Feature — The bottom floor (basement or underground garage) is below ground level (grade) on all sides. Buildings constructed above crawl spaces that are below grade on all sides should also use this diagram' GRADE NEXT HIGHER FLOOR BOTTOM FLOOR (BASEMENT) DIAGRAM 4 All split -level buildings (other than slab -on- grade), either detached or row type (e.g., townhouses); with or without attached garage. Distinguishing Feature — The bottom floor (basement or underground garage) is below ground level (grade) on all sides. Buildings constructed above crawl spaces that are below grade on all sides should also use this diagram. • BOTTOM FLOOR (BASEMENT) GRADE HIGHER FLOORS (deiermined existing grade) NEXT HIGHER FLOOR * A floor that is below ground level (grade) on all sides is considered a basement even if the floor is used for living purposes, or as an office, garage, workshop, etc. * * DIAGRAM 5 All buildings elevated on piers, posts, piles, columns, or parallel shear walls. No obstructions below the elevated floor. Distinguishing Feature — For all zones, the area below the elevated floor is open, with no obstruction to flow of flood waters (open lattice work and /or readily removable insect screening is permissible). ELEVATED FLOOR C2.f -g GRADE (determined by existing grade) NEXT HIGHER FLOOR (For V zones only) DIAGRAM 7 All buildings elevated on full -story foundation walls with a partially or fully enclosed area below the elevated floor. This includes walkout levels, where at least one side is at or above grade. The principal use of this building is located in the elevated floors of the building. Distinguishing Feature — For all zones, the area below the elevated floor is enclosed, either partially or fully. In A Zones, the partially or fully enclosed area below the elevated floor is with or without openings" present in the walls of the enclosure. Indicate information about enclosure size and openings in Section A — Property Information. A8.b -c OPENINGS" GRADE NEXT HIGHER FLOOR WALKOUT LEVEL (ENCLOSURE) Instructions — Page 8 DIAGRAM 6 All buildings elevated on piers, posts, piles, columns, or parallel shear walls with full or partial enclosure below the elevated floor. Distinguishing Feature — For all zones, the area below the elevated floor is enclosed, either partially or fully. In A Zones, the partially or fully enclosed area below the elevated floor is with or without openings - ' present in the walls of the enclosure. Indicate information about enclosure size and openings in Section A — Property Information. NEXT HIGHER FLOOR GRADE '(de ermined by existing grade) Determine enclosure size & openings, if any. (For V zones only) DIAGRAM 8 All buildings elevated on a crawl space with the floor of the crawl space at or above grade on at least one side, with or without an attached garage. Distinguishing Feature — For all zones, the area below the first floor Is enclosed by solid or partial perimeter walls. In all A zones, the crawl space is with or without openings" present in the walls of the crawl space. Indicate Information about crawl space size and openings in Section A — Property Information. An "opening" is defined as a permanent opening in a wall that allows for the free passage of water automatically in both directions without human intervention. Under the NFIP, a minimum of two openings is required for enclosures or crawl spaces with a total net area of not less than one square inch for every square foot of area enclosed. Each opening must be on different sides of the enclosed area. If a building has more than one enclosed area, each area must have openings on exterior walls to allow floodwater to directly enter. The bottom of the openings must be no higher than one foot above the grade underneath the flood vents. Alternatively, you may submit a certification by a registered professional engineer or architect that the design will allow for the automatic equalization of hydrostatic flood forces on exterior walls. A window, a door, or a garage door is not considered an opening. Site Design Concept • • Landmark Building Project Description 6/18/07 The Landmark building is designed to provide commercial business space for manufacturing, service retail, general offices, and light distribution uses. Its location on Interurban provides an excellent location for service businesses, light manufacturing and flex/office uses. The project being on the transportation corridor is an ideal location for businesses that wish to locate north of Southcenter where access to Seattle is simple. The combination of location and allowed uses by zoning makes it a great location for creating a project design based on the utilization of the urban street concept. The urban street concept is based on providing a wide sidewalk in front of the building, a semi covered pedestrian pathway adjacent to the building. This simulates the experience of walking along a street where the buildings are two stories in height that you would find in a traditional commercial area in a city. This type of design is based on creating a secondary street parallel with the arterial along which drive up parking is provided along the walk. This enables users to pull up to the curb and access all of the businesses along the street. The site is currently shown with 83 parking stalls of which 30 are located in the rear for employees. This parking count, based on Tukwila Code, would allow 21,600 s.f. of office and 18,000 s.f. of manufacturing use. For additional information see the attached site plan. Building Design Concept The building as purposed is designed for multi tenant use. This goal is reflected in the building layout, the type of truck service provided the building height, and street fagade. The street fagade features a main entry element and individual entries at the ground floor to each tenant space. The building height is about 30 feet and has windows at the second floor area where offices will be constructed. The design utilizes several different architectural elements to create a design that will be visually interesting and compatible with the various uses and will support the tenant sign program. The building is designed according to site conditions. This results in the west face of the building becoming the public side and where entrances will be located and the opposite east side becoming the service side where dock high and drive in access is provided. Landmark Building Project Description 6/18/07 Page Two • • This orientation provides convenient access to 143rd Street and Place for service vehicles and screens this area from view when traveling the arterial. Based on the traffic flow, it is designed for service vehicle to enter from the south and exit to the north. The building is designed as a partial two story structure with of IIIB construction for B, F -1, and S -1 occupancies with sprinklers. As located on the site based on the most restrictive use, the total allowable area is 45,001M. The actual area will be less than 39,600 s.f. because t e amoun of second floor area is control e1? y6 parkng. For additional information see the attached building elevations. Existing Site Conditions The principal exterior material will be painted concrete. This surface will be articulated with reveals, windows, canopies, sun screens, a change in materials, and changes in color. The fenestration along the arterial side combined with the with sun screens, pedestrian canopies surface modulation and changes in parapet height will be used to create a facade that will be a Landmark for the users. The existing site is undeveloped and used primarily as a construction storage yard. This yard is unpaved. Within the fenced area there are two frame single story buildings in poor condition. Drainage from the storage area runs to the north, south and east. Drainage to the south runs onto S. 143rd Place and flows west along the shoulder to point to the area formerly Maule Ave. Storm water on Maule Ave. flows south to the public main hole on S. 144th St. into a public catch basin. This catch basin connects to a 36 inch diameter storm drain line that conveys water directly to a flap at the river The run off from the north part of the site flows into site catch basins and offsite to the north through a ditch to the river. These catch basins also pick up drainage from the south half of the street. A single story storage building, and a two story frame house and a paved parking lot occupy the east 80 feet of the site. Drainage from the parking lot flows north into the public street (S. 143rd St.) The west part of the site flows to the east toward the vacated Maule Ave along with the area east of the former street. This water drains to the south as well along Maule Ave. The parts of the site which are not paved, graveled, occupied with building or inside the storage yard are covered with vegetation. This vegetation consists of grass, decorative trees, evergreens, and scrubs. Landmark Building Project Description 6/18/07 Page Three • • The existing site is separated from other uses on three sides by streets and on the fourth side abuts another light industrial use, storage. The property west of the site across Interurban is partially developed. About 60% is a wooded hillside that slopes up from Interurban. The other area has three older houses along the street. The street north and south of the site separate the Landmark site from other industrial uses. To the north of the site is a flex building designed by Lance Mueller & Associates (LMA) that is occupied with uses similar to what is proposed in this building and to the east of it, the Becker Trucking Freight Terminal. Across 143rd Place to the south is undeveloped property that fronts on Interurban Ave. The part of the property originally was separated from the building to the east by Maule Ave. which has since been abandoned. This property is now part of the parcel on which a light industrial tilt up building now occupies. This building is used as a warehouse and has some office use. To the east of the site is a storage yard that is used by the industrial building that is further east and a house which fronts on S. 143rd PI. For additional information see the attached survey from BRH, aerial photo and the photo packet submitted. Existing Streets This site is located on a major arterial street, Interurban Ave, on the east and bounded on the north and south by two dead end streets. The south dead end street extends about another 500 feet to the east and serves secondary access to six businesses and three houses. As a result, very little traffic is generated. The street to the North is S. 143rd St. which is located in a 40 foot right of way. This street generally drains to the shoulder and has a pavement section of about 24 feet in width. In the project area on the north side there is an open ditch and on the south side two catch basins on private property that collect the run off. Interurban Ave is at the west side of the site and is a four lane arterial with a center turn lane across the entire frontage. The east side has no sidewalk, curb or gutter. From the centerline of the left turn lane to the lot line is about 55 feet. The east edge of paving of Interurban is about 22 feet west of the west lot line. Drainage from the street in this area flows to the west across the roadway to catch basins. The street to the south is S. 143rd PI. which has a 26 foot right of way. The paving width in the right of way is about 10 to 12 feet. Storm drainage in the area of the site flows to the shoulders and to Maule Ave. Landmark Building Project Description 6/18/07 Page Four See BRH survey and attached aerials and photo packet. Existing Utilities The site is currently served by utilities at S. 143rd St., former Maule Ave., and S. 143rd PI. Fire hydrants are currently accessible from both streets, sewer is available at the former Maule Ave., and power gas and phone at S. 143rd PI. The site at the north has storm catch basins that flow to the north of site. The majority of the current run off flows to a public catch basin at Maule Ave. and S. 144th St. See BRH survey drawing and site plan. Proposed Street Improvements As part of the project, the applicant proposes improvement on all three streets. These improvements are based on the existing conditions. Interurban Ave. currently has no sidewalk or gutter. The applicant proposes installing a pavement shim as needed along with curb and gutter and maintaining the existing drainage flow to the west. Fron improvements shown comply with the City's current design for interurban improvements. S. 143rd St. along the south side has no sidewalk or gutter. In lieu of a dedication of right of way, the applicant proposes constructing a public walk on an easement granted Ci y a ong with lh utter. Catc asins on site would be relocated to the gutter Iii and drainage from the street would continue as currently flowing. Apart of the work_ a pavement _shim_ would be provided to increase the pavement width to 28 feet along the frontage The purpose of locating the sidewalk on the easement is to allow the Owner to develop the property without reducing the buildable area but still meeting the 12' -6" building set back requirement for a second side street . in . the . Zoning Code .and the _ _if ve foot Ian sd raping requi�emerit: -� T � - � - � "- � At S. 143rd PI., the applicant purposes to dedicate 14 feet of property along the project frontage so a 28 foot roadway section along with 6 foot sidewalk with gutter can be constructed. To develop the street section, a paving shim would be provided along the south side of the street and a shim to the new gutter line would be provided at the north. At the north side of the street the gutter line would flow to the west to the current low spot and a CB would be installed and connect to the public system at Maule Ave. and S. 144th St. Storm drainage from the small south side paving shim would continue to surface drain to Maule through an asphalt swale along the south edge of the right of way. Landmark Building Project Description 6/18/07 Page Five The street sections at S. 143rd and S. 143rd PI. are currently under review by the soils engineer. Based on the recommendation of Jake Traffic the streets sections should be designed for light commercial traffic. The daily trip frequency for light truck trips is based on the land use for businesses east of the site, is 13 for 2 to 3 axle trucks and 10 for 4 to 6 axle trucks based on LUC 110. Business park trips that this development generates are included in this estimate. In order to accommodate this, the ap lip cant r, 1ay_need tq o_ verlay the existing paving or do other modifications is .c.,�ie.ve_appr..pri to section. A recommendation for the pavement section within the right of wax is included in the supplemental soils report a er of 107 5/2 06 which is attached. Traffic Generation • • See attached site plan for walks, gutters and new paving areas off site. On Site Storm Drainage See attached schematic utility and drainage plan for additional information. The applicant proposes that the storm drainage system flows to the public manhole at Maule Ave. and S. 144th St. as the majority of the site currently does. This would require the applicant to construct a 30 inch line between S. 143rd PI. south in the existing Interurban right of way prior to building sidewalk, curb and gutters. On site drainage from the project would be collected into an underground vault at the southwest corner of the site. The vault would have one camber for treatment and a separate camber for detention. The majority of the roof drainage and a small portion of paving drainage at the northeast portion of the site would be collected and discharged to the existing street drainage system on S. 143rd. Ave. An area of roof equal in run off rate to the parking lot at the northeast corner of the site that currently runs on to the street is proposed to connect to the existing site drainage system that flows north without detention. This enables the roof to be drained efficiently and maintain the current run off patterns for the site. As part of the supplemental soils investigation, the engineer evaluated the possibility of infiltration on this site for roof water. He found the site is not acceptable. This information is contained is the supplemental report dated 10/25/2006 which is attached. Jake Traffic Engineering has reviewed the property and determined the ITE land use designation for this site is based on the C /LI zoning is most likely BP 770 "Business Park ". The AM peak hour trips for this project are 54 and the PM peak hour trips are 99. Based on the capacity of Interurban Ave and its distribution to connecting arterials no significant impacts are expected. Landmark Building Project Description 6/18/07 Page Six • • Jake Traffic has also reviewed the trips along S. 143rd St. and PI. Of the two streets S. 143rd has extremely low traffic flow. Since the project is at the head of the dead end street, new traffic will have little effect on the existing businesses to the east See attached Trip Generation Report. Project Entrances The project to be functional as an urban street requires access from S. 143rd St. and the ability to exit to 143rd PI. In an ideal situation, traffic heading north along Interurban needs to be able to go by the site and then turn right on to S. 143rd St. then into the site and park in the first available space or right in front of the door of a business. To accommodate this, the proposed development plan shows a driveway to the project across the street from the existing driveway into Fairway Center. Traffic traveling north also has the option of entering S. 143rd PI. Jake Traffic has reviewed the location of the site entry drive on S. 143rd PI. and sees no traffic conflict because of the extremely limited traffic and the fact that the entry is for passenger vehicle and other short wheel base delivery trucks. In a similar manner, traffic heading south ideally needs to go by the site and turn left on to S. 143rd PI. then left onto the site at the existing Maule Ave. entry. This allows visitors and occupants when traveling south along Interurban to identify the address, enter the site and park near the business entry. However, after Interurban street improvement, this will no longer be possible. Delivery trucks servicing the site will enter primarily from S. 143rd PI. and exit to S. 143rd St. since this is the most efficient backing direction for a small semi trailer truck. These larger vehicles will then be entering Interurban Ave at the S. 143rd St. intersection which limits any conflicts with passenger cars entering the site at S. 143rd St. and S. 143rd PI. The four purposed drive ways have little or no conflict with existing driveway. Part of the reason is the alignment with existing drive and the fact that the probability of traffic turning into the site traveling from the east is extremely low since it is a dead end street. Based on Jake Traffic's initial review, all driveways have adequate visibility for the low speed and should function safely Building Use The building is currently being constructed on a speculative basis. Present plans call for the second floor to be used for office. and the lower floor to be used as light industrial, support offices. Parking currently is based on about 21,600 s.f. of office and about 18,000 s.f. of manufacturing. We expect much of the manufacturing area will be used as storage by some of the tenants. Landmark Building Project Description 6/18/07 Page Seven N K -C D -1 /LAN DMARK- BLDG -2. doc (LMA #06 -102) • a Parking, as provided, limits the amount of retail use within the building and prohibits its use as a restaurant. If, however, service retail uses occur, they would result in some of the manufacturing area being converted to warehouse, which would make more parking available. As a result of this change 9 more parking stalls would become available. This would allow all of the lower office area of approximately 10,000 s.f. to be used as service retail. Tukwila LANDMARK BUILDING LEVEL I TRIP GENERATION AND DISTRIBUTION JTE, Inc. JAKE TRAFFIC ENGINEERING, INC. Prepared for Mr. Brett Jacobson LANDMARK DEVELOPMENT GROUP 2700 West Valley Highway N., Suite 200 Auburn, WA 98001 May 4, 2007 Mark J. Jacobs, PE, PTOE, President 7731 8th Ave. SW - Seattle, WA 98106 - 2007 Tel. 206.762.1978; Cell. 206.799.5692 Facsimile 206.762.1978 Email - jaketraffic@comcast.net TE Jake Traffic Engineering, Inc Mr. Brett Jacobsen LANDMARK DEVELOPMENT GROUP 2711 West Valley Highway N., Suite 200 Auburn, WA 98001 Re: Landmark Building - Tukwila Level I Trip Generation and Distribution Dear Mr. Jacobsen; Mark J. Jacobs, PE, PTOE President 1131 8th Ave SW — Seattle, WA 98106 — 2001 Tel. 206.162.1918 - fell 206.1993692 E -mail jaketraffic© comcast.net May 4, 2007 We have prepared this Level I Trip Generation and Distribution for the proposed 38,100 sq. ft. Landmark Building project. The proposed project is a Business Park use. The site is located south of S. 143rd St. and east of Interurban Ave S. in the City of Tukwila. Access to the site is proposed via four driveways, two on South 143rd Street and two on South 143rd Place. This letter has been prepared to identify the trip generation for the proposed Landmark Building project to facilitate the City's Transportation Concurrency review. A blank City TRAFFIC CONCURRENCY CERTIFICATE APPLICATION form is attached to this letter. The summary and conclusions are on page four of this letter. PROJECT INFORMATION Figure 1 is a vicinity map which shows the location of the site and the surrounding street system. An aerial image obtained from King County IMap is shown on Figure 2. Figure 3 shows a preliminary site plan prepared by Lance Mueller & Associates. The preliminary site plan shows the layout of the proposed development that includes constructing a 38,100 sf building and providing 83 parking stalls. Access to the site is proposed via four driveways, two on South 143rd Street and two on South 143rd Place. Full development and occupancy of the proposed Landmark Building project is anticipated to occur by 2008, presuming the permits are issued in a timely manner. EXISTING CONDITIONS Project Site The project site is currently used as a construction storage yard. \-wa,.UFA..V006077 unam.i.Buaa.nt L.Mm..0 D.•.u+a^.m .ur.nu.4tl.'N.nL•.wm.0 cot Mr. Brett Jacobsen LANDMARK DEVELOPMENT GROUP May 4, 2007 Page -2- Street System The primary streets within the study area and their classifications per the City of Tukwila Street System Functional Classifications Map are as follows: D SR5 D SR405 • Interurban Ave. S. D S. 143rd St. D S. 143rd PI. We understand that the City is looking to construct improvements to Interurban Ave. S. that could include a raised median. This median is shown on the site plan and would effectively make the S. 143rd PI. /Interurban Ave. S. intersection right in /out only. TRIP GENERATION Definition A vehicle trip is defined as a single or one direction vehicle movement with either the origin or destination (exiting or entering) inside the study site. Traffic generated by development projects consists of the following: Pass -By Trips: Trips made as intermediate stops on the way from an origin to a primary trip destination. Diverted Linked Trips: Captured Trips: Primary Trips: State Route State Route Principal Arterial Local Access Local Access JTE, Inc. Trips attracted from the traffic volume on roadways within the vicinity of the generator but require a diversion from that roadway to another roadway to gain access to the site. Site trips shared by more than one land use in a multi -use development. Trips made for the specific purpose of using the services of the project. Trip Generation A vehicle trip is defined as a single or one direction vehicle movement with either the origin or destination (exiting or entering) inside the study site. The table below shows the calculated vehicular trips generated by the proposed project during an average weekday and during the street traffic peak hours. The trip generation is calculated using average trip rates in the Institute of Transportation Engineers (ITE) Trip Generation, Seventh Edition, for Business Park, respectively. All site trips made by all a Enr.r2N,t, , nwn ril..vaoe 077 L *M?%W. bwbny L 'd" .o....om•nt .....4.1ion:.K.ne...n r� TIME PERIOD TRIP RATE 0 TRIPS ENTERING I TRIPS EXITING I TOTAL Business Park (ITE Land Use Code 770, 38,100 sq. ft.) Average Weekday T = 12.76X 243 (50 %) 243 (50 %) 486 AM Peak Hour T = 1.43X 45 (84 %) 9 (16 %) 54 PM peak Hour T = 1.29X 11(23 %) 38 (77 %) 49 i i i i i i 0 i i i i i Mr. Brett Jacobsen LANDMARK DEVELOPMENT GROUP May 4, 2007 Page -3- vehicles for all purposes, including commuter, visitor, and service and delivery vehicle trips are included in the trip generation values. X = 1,000 square feet The ITE data indicates that the project would generate 49 PM peak hour trips; not accounting for the existing site uses or diverted /pass -by trips ( -5% of trips; such as mail and service /delivery type trips). Trip Distribution Figure 4 shows the project generated trips assigned to the adjacent road /street network based on the characteristics of the road /street network and the location of likely trip origins and destinations (residential, schools, employment, shopping, social and recreational opportunities). SUMMARY AND CONCLUSIONS This letter has identified the trip generation for the proposed Landmark Building project. The proposed project is calculated to generate 49 PM peak hour trips; not accounting for existing site use or diverted /pass -by trips. Based on our review of the site we recommend that the project be allowed with the following: ➢ Construct the site in conformance with applicable City criteria If you have any questions you can contact us at 206.762.1978 or email us at iaketraffic@comcast.com. EXPIRES sae I Very truly yours, Mark J. Jacobs, PE, PTOE, President JAKE TRAFFIC ENGINEERING INC. JTE, Inc. \AEnlnue2 -Welan c1le.\200a 077 Landmark Budding- Landmark D.- 77. c i A.c c/i c co 7 C •• O co cn = co Y O O � 1— C co C in m t"1 L v ' O O (m C J ( n O 75 0 a` o 0 z Ktndand NINE ,r I ' 90V Vh epuowp3 ; ,SI , a i ^• ID �•M b' ^ t w Park Ave -• a -. Wpiis Ave N ri • e01h`�AVe _ • '$ :° Y y13c N /' . • +. . PS •Av 410Z1' iu . gS eAV I 41911 9 tj 39 8AV 4161► N • , 9% 9enee3P (N4 Wetted( Ave S• Talbot ►d 8 -AAS'eAV Pu!1 a m A �' S 40A Iet • Rs g et* PM et d,:ia ,..a`V H} , + {� ; 40th Ave S S OW 41(x, '' ° •,n, 1 3 ent/ 419E to * 9 G A V .4 • ire C in 0/ W, ,r1 A 9 eA p•ZL. 0 ' fh I 9 ow 4191 9 •AV 41Vt Ad +ououey °� S e AV 4121 • SeAV 41101 Wiliif S aAV 413• • S' G OV IS, 6 41 eth Are s S 00. 0' wE v 1t+ 6 e ^ pet § °? . 9 Av X81 - e ' CA N MS IM let 6Y ,,: a a „ t, e 0 z 0 — 3I- • N I— I Z a z 5 0 p m W Q w < 0 o a z ▪ ~ J > W > — J ® LU LL Project: Landmark Building - Tukwila Location: South of S. 1-43 St. and east of Interurban Ave. S. NORTH Note: Image obtained from King County IMap program JTE, Inc. FIGURE 2 LANDMARK BUILDING - TUKWILA LEVEL I TRIP GENERATION AND DISTRIBUTION AERIAL IMAGE Project: Landmark Building - Tukwila Location: South of S. 143rd St. and east of Interurban Ave. S. S :43R0 Sr. Note: An 8.5 x 11" preliminary site plan is included with this report NORTH JTE, Inc. FIGURE 3 LANDMARK BUILDING - TUKWILA LEVEL I TRIP GENERATION AND DISTRIBUTION PRELIMINARY SITE PLAN N 7 / S 143RD ST. 1111111111111111N■m LANDMARK BUILDING 7040 8P. ROOF AMA PARKING WAGES (WOLN • 113 00:40,8P. NOM) FLOOR 33.100 I3P, TOTAL. 24000 ei • VOW PARKING • 12 CARS 14)00 BP. WAREHOUSE • I/2000 PAP3(1NG • 1 CARS TOTAL P •,, • SITE PLAN 0 , 10 20 20 r • 20 -fr 9 , 0 0 0 z .1 • - it P2 us Project: Landmark Building - Tukwila PM Peak Hour Trips: 49* Entering: 11 Exiting: 38 s_137 4 4 m • S 139th St 0, S 1401 St fate s. St• - •5 149th St Rnemde ipn pD . - $ 1441h St Tukwila S 1 e ak'r. aso-6utlan - e kaleet PM Peak lexe Tri➢s tooa YiemSet Cap. an no * - no deduction for existing site traffic is made .- . 143r�p . s ISIst St- Terw ,e 0 Country Surtee - Monster- Ra -stv Port Oese Pork NORTH Qt4:2 Awl sw: Renton JTE, Inc. FIGURE 4 LANDMARK BUILDING - TUKWILA LEVEL I TRIP GENERATION AND DISTRIBUTION TRIP DISTRIBUITON CITY OF TUKWILA Public Works Department Permit Center 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 http://www.ci.ttikvvila.wa.us SITE LOCATION King Co. Assessor's Tax No.: Site Address: Suite Number: Tenant Name: Property Owners Name: Mailing Address: TRAFFIC CONCURRENCY CERTIFICATE APPLICATION Applications and plans must be complete in order to be accepted for plan review. Applications will not be accepted through the mail or by fax. * *Please Print ** City Type of Existing Use: Size of Existing Use: For how long? Is existing building vacant? CONTACT PERSON — Who do we contact when your concurrency certificate is ready to be issued Name: Mailing Address: Permit No. Project No. (For office use only) Day Telephone: City E -Mail Address: Fax Number: Scope of Work (please provide detailed information): Type of work: ❑ New ❑ Addition ❑ Change of use Type of Proposed Use: Signature: Print Name: Mailing Address: ❑ Remodel City I Date Application Accepted: C.\Documents and S cnings\HP ownenLoc l Settingc\Temporary Imernct Fdes\Contcnt.IESS I SVS7I9'Traffic Concurrency Application 3- 28 -07.doc State State State Zip Zip ❑ Tenant Improvement Size of Proposed Use: PERMIT APPLICATION NOTES - Expiration - The concurrency test notice shall expire 90 days after issuance unless the applicant submits a SEPA or other documentation pursuant to TMC 21.04. If the submittal is made within 90 days, the test notice shall be valid for one calendar year from the date of issuance of the notice. Once the associated development permit or building permit is approved, the final concurrency certificate shall be valid for 2 years or as long as the developer possesses a valid building permit for the development. Extensions may be granted in accordance with TMC 9.50. Transferability - A certificate of concurrency is not transferable to other land, but may be transferred to new owners of the original land. A certificate of concurrency shall apply only to the specific land use, density, and intensity described in the application for a development permit or building permit. I HEREBY CERTIFY THAT I HAVE READ AND EXAMINED THIS APPLICATION AND KNOW THE SAME TO BE TRUE UNDER PENALTY OF PERJURY BY THE LAWS OF THE STATE OF WASHINGTON, AND I AM AUTHORIZED TO APPLY FOR THIS PERMIT. PROPERTY OWNER OR AUTHORIZED AGENT: Date: Day Telephone: Zip Date Application Expires: Staff Initials: i LANDMARK DEVELOPMENT GROUP TUKWILA MOCKINGBIRD, LLC. TUKWILA COMMERCIAL/WAREHOUSE BUILDING SE 1/4, SECTION 14, TWP 23N, R4E, WM CITY OF TUKWILA, WASHINGTON Prepared by: Approved by: Date: DCE Project: TECHNICAL INFORMATION REPORT Bruce J. Dodds Bruce J. Dodds, P.E., P.L.S. April, 2007 20602 FOR 4 5 -Z4471 ` EXPIRES 9 - 4 - 2 V1 0 0 RECEIVED JUN 19 2007i COMMUNITY DEVELOPMENT I. PROJECT OVERVIEW H. PRELIMINARY CONDITIONS SUMMARY III. OFF -SITE ANALYSIS AND DRAINAGE COMPLAINTS IV. RETENTION/DETENTION /WATER QUALITY ANALYSIS AND DESIGN V. CONVEYANCE SYSTEMS ANALYSIS AND DESIGN VI. SPECIAL REPORTS AND STUDIES Zipper Zeman Associates Soils Report VII. OTHER PERMITS (not applicable) VIII. ESC ANALYSIS AND DESIGN TABLE OF CONTENTS IX. BOND QUANTITIES WORKSHEET, RETENTION/DETENTION FACILITY. SUMMARY SHEET AND SKETCH (Not included in initial application submission) X. MAINTENANCE AND OPERATIONS MANUAL. SITE DRAINAGE CHARACTERISTICS I. PROJECT OVERVIEW SITE LOCATION This project is situated on a 80,430 square foot (1.85 acres) parcel lying south of S 143` Street, north of S 143rd Place and abutting the east right -of -way margin of Interurban Avenue. A vicinity map, site photos, 8 -1/2 x 17 pre - construction topography (3 drawings), and a TIR worksheet follow this page. Inspection of this site's topography (see following topography maps) reveals site surface drainage leaves the site to both the north and south. North of the site there exists a 15" underground conveyance system that carries flows to the Duwamish River. This pipe, which has no flap valve at its outlet, discharges into a swale connected directly to the River (See topography sheet 2 of 3). To the south, drainage flows south across the surface of vacated Maul Avenue to a catch basin situated just north of S. 144 Street. From the catch basin, the flows enter an 8" pipe discharging into a manhole 10 feet to the south. This manhole is an angle point for a 36" concrete pipe that extends to a flap valve approximately 600 feet to the east at the Duwamish River. As noted in the soils report (attached), the site itself consists of an asphalt parking lot in its northeast corner, a small residence in the southeast corner and the remainder of the site has been used for many years by a utility contractor for equipment and material storage. The soils consist of silty -sands compacted by the utility contractor's operations to a state where the surface is essentially impervious. For a more detailed description of the soils, test holes, and infiltration tests, see the Zipper Zeman soils report included in Section VI, Special Reports and Studies. 5e 180 000 FEET 2 SlITIE PHOTO v , y 3)q O. I 1\ o d\ A !i r.e a mir,,Cg 111111111,1a0.01*.ig PHOTO 9 B 2006137.00 1 5.90, /4, E342 Ea Se-x. ,., C ▪ s x11.• [ sb [ u, a ro. CSC ,.] ♦•.. if ICI • Z. • • -\ S00x ar 1190 4, , • �\ ♦♦ \�i �� mrii]] xt\` ,,,..7. ! `�� G • . 1.''' m..n I \ L 89.20' \ � � \ --- I i • R- 2921.79' \I \ N. ••• \ �'1 1 \ ' I \ we mrxsaw o.\ \ olo -4-_ _ ` \ \ ; I I �' • \ r I \ PAR A PAR CEL E . \ \ ~• W ..; \ 1 \ I 1 o 'r , r \ I I ia-I _, r •s \‘. ? • ; BLOCK 117 a \ s \ \ `\ \ • �\w \ .: \` \}-I�LLMAN'S SEATTLE iJ } ° J� � \• • G ARDEN TRACTS I �,' •\ \`\ % �\ i L. 11, F?. 24,,•° 1 I \ \mow ` 20 18. \• ___ -\ . . ! y_�` \ I , l max - iTARCEL\ I j , I 1 .x+20:1 x f REL i \ ` \\ \ I 1 w Ey�am oro,.ee \ \\ , 4: .362'1-31 I \ / R 1060.00' W CA1 267, \..: ♦ .rs`' 011120 I .4 • • \ • • ` \ � • • \ • [ row 20.0 1 I • • • • ®111���rrr 20.20 , • 1 1 • • • ♦ • I li awx¢ rtxr ro N. C /0 IN \ • 9'E f. a o a -C MC a... • 201 033 Tv( C 800 r CCTV( ) O 020.0 lat Y row so T i Bor.. Tas 000 She Y �� as 3' G f'i,a., CO 0312] SRN av 2021 �s'ds xi. F >.s i wm x220.. CO lwa , ' T..ts 1 i ,sw 2r C• If VIN[ Rs 9S]] O SE 1.0 1 ,0'CP 003 CB OM 20.019 7 =c,. J2 -- cc =ccx i , 9•f, • nw,s, II as • SE 1/4, SECTION 14, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. 521 A \\ ; 59 x. •1 �r �� , \ rot NW 1 i 000. co I rayon° -- E'11L 7'a3---=--) suss oatamEw f 44 o \ \1 1 0 +a RANCE ear 0. I 9 MAIL 10.14 i GRAPHIC SCALE ( 08205) LEGEND A/C ..04.11C OMOaR ' 0tf OE .SNK 000 1E 00 01 1 .95 P,w91c a«E O ..4.98 , a c.s 1On CC mpc,E CURB 0.0 00010E 004 At GO. I o 031o1 rsc • (Nimc. 2c1AL P.[ I I .::. -1 mpcu 9f6PQ I SC KrnOrs +IQT 000221 l WI Io G m I F EC .CIRI C04IT 146.0 ) o o cr14•m m.., c. � EA ET 010.0. 200022440 Ev [tLC0e1' E V/Jll (9 Eu,n s.a, 000041 Tor¢ u+E fG ,052) 800 a1R NOW) • 844 ,00220 0OC rva CEPS. G9.1cu4 iEE 8109104 ROCK OrW.00I 00 0001 ml¢ (4M= 02222 000 CPT. 10901 C WAN • CAS w.K .]h• POST .0 0ir,EO P2000 • RCM ITC A ■ AMC.. e0 Y 001 R1 052 oK»asO P.S 0N0010 SFALOS M RE91A 092010E • KV MICA , WALK R) 55 sh.r..r sElo, • 0.m1wr 00 20.01 sO, SI VOW OW. • now 0252 059021 It 1000•00 0.020 (4040) TAN nawarc 10901 1w_nc ROW • BOLT Tar • a.m ••• • worn shear • u,Ell 1LTl1, • WA. WALK •.N 1 1 - - 20' �If C 5 p s.er q JAAO 8/06 Y 2006137.00 1 . 3 2006137.00 1 VICINITY MAP NO SCALE LEGEND A/C AS«.LTC COC ETE aggeffieg woe OF ASROLTK CONCRETE N6 MASTIC POE MID. LOS 6 CAST, CC COMMIE OMB CLOP 071 ARE ONO • OITEA CP CONCRETE PPE OP CORRUGATED NON OWE I ... ;.. - I CONCRETE SLOW. 001 COMFITS. ,10E DEC DE121L7.15 TREE PICT. R4 EC ELECTRON OMOR! (•I.D) ECC OTEROD 0010.2 ORB ET ELEC.. 1RA4S13001 ESP ELECTS. VALET O FOOD SYN. 00.01 4004 0-K (P.n An) FENCE ORE (.00) 4 Fr¢ ODRLwl FOC FRE ONT. COMM. FTE AIESIm ROOK ELEVAD. F14.4132 A ON FV3ER OPTICS 14.4132 O GS YON • CAS V3*K a•D POST S. 11N00RED PADOO • RO3 POE • LIc 0• BP ZI 700 POE o t 00(07 (P) PANE P.5 PAIDPC SPADE PAC Pawn °CORD[ • POST MOCK. VMK (0) FEmO DATA 55 SANITARY PEA • SANTM• 5aA MNE1E • mar CRA« • STORM CRAM YAM1aL K WARS mart (•OED) ON MONO. MAMOE •> WAf.E ROW ▪ 11110 POLE • WATER MAT. p WATER MA001 • WATER 2•21131 ▪ WATER VALK • GRAPHIC SCATS I0 Per) Loh 20 O. ) \ �0T • !! \ T.'-`; xJX1 !! E0522� !! i � / / 51520 1 P • • 1 t ! SE 1/4, SECTION 14, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. • • CO NW •I 20.0 \ \ \ \\\ OAS .. E "0 1303 C 17 E 27.0 CC SD �2•S E mi S.. •N 27 Sf \ :IC 01x'0 ' ' \\\ \ \ 194 BPCWAON 17 \ rt LIT REDO 7- L[1RA5 '9C • 0. . • 3533 ♦- O _ -K921' - = 1��r - _ 0-h) -`••- '_? • Iry t 213 s , 1 1,41it 6L. mTM 2U E S Q �� n T'1c1a11 --: ma�?ix6 e n'a0-l 3 _. _ / A„ 1RN14PNER 0' 1 \\ I 1 N RY 2265 PVC 5 166 •D a • 10.5 END P e'v 7O MSER N In. ` �NOj,r0P0 1 2 p \a V6 1 TI 1 \ 1 \ y �I , �IrPVC 5,73 ,fi V . I 1 4'°°'1 ) I # [E1�s�° 1 Jl ..... 111 mwnu [ ,2b E AO 'I ,YOP 5212 -_- [10005360 111 1 1,_ 11 1 II 1 I I I I I I f 1 f 11 1 1 if 1 I 1 I 1 1 1 1 1 I II )� 1 1 If 1 1 1f 1 I (I 1 1 j ll 4 II I. 1 1 I � ) 1 1 f ��� [ ,T. m mTTA E4 a 3 41 i 1 11 a It 1 II II 1 II 1 1 I I 1 1 1� 1 1 1 1 1 II I 1 II I 1 1 l � 1 II 1 1 I 11 01 NM 11 if lil II II 12'tt ,P�l I 11 E 0LP C TAR 1 11 � 1 i l 1 11 '0- 1 1 1 gig i t I t 1 1 I 1 1 1f 1) 1 if I I ' 11 It 11 II If It 521 II II 11 II r r r 9 y y (I I TL NOTES TE ADORE.. on A OCR SUTN IA. S13EZT Nm • lm 92111 T4>rp TEA2 ARm C SAD 9101 1404 03E0 Rea 0 034 92,11 1. 110 RACE ARCM L 1410 •EMpOY .004E 9101 0000 4 MOP P.R1 A: 331500 -11-00 PAIR= • .5110 - PAC 53125110-1020-07 PNIm c 00203 -0000-00 DAR. CAI - MAACK. IAO.I 010.511. 20•7 ACELET. 00.121011 Cr COOniT 13.30 EAT 6300 90.101 WAn WSYIAO 7NI0A 0A 010 (236) 47 -3510 FAX 000 . -300 0:,00013: COMM SOB. RECT.10 RIDECT TO 97E PLAN ilL•CM. CURRENT SEIB.. 107 000 MON he. 01.7 TY9p1/•TAICT101 OF mac MINOWIWRTD 1100 MIL • SITE APPEARS T .004E ROM MORAN. RAE MAP, DATE MAT II. 1105. W 1 T>B«IETT PAM. NO 1 ND ED 6 STINT • M. Y NO 'K'. 20,E Y 5 AAAS OUTS. 13E 503-K101 FICICOMAN. TOTE NNE 'M- 6 0.00.02102017 A STOOL O102017 A A I1 OUT. M T 10,TEAR ROOD R 0. fTN I BASE ROW 121. II FM. 00102003* DAIL. NODIM 0001[00 1001 Cr 1913/10- 01.0 03/41 AS MO.. • SEATTLE 110510.1011 OXMAN. - WPM 205 C O A T6 0E MO. 000007 FACTP - 1.0000000 NUR .L 0fµ 1E0.4 111 0 1000 0000 m) AS 40101(0 Er M 077 OP SEAT. (0000 STA. 0.083* POST.. TCWtlC). WRAC. 701152 EOAIDM t. AO 3.13 FEET TO CO. OD OT CO O•.A DANA (OT O DPwu B00rR« CO} • . 01E ED SPORE W 5004057 CODA 0 CONE EE BASE O ST STANDARD 50 00 •/- 50.17N n1 O 502131 1•.3* E W STEL CA Cr UST SOF 1012.1 RDA AVONE 50115 (7030 EEET} a NO 5.43 100 DAD E06AL CECOETS KRL OAT. 0 TA OUS AS RED BY KIND ND - TIG OROOPAUT Cr '2 9 001014 SEATTLE 90 PROJECT - '170011 OIRRER/«TEOII01B.N PRNECT. S� SHOW 00,0X5 06.]0 SO1A FEET OP LAMA AO.. YORE CFI LESS P.C. SPACE 00017 P AWING 9Aa5 IOTK M 0. 10NC 0 NAACO. AOZ7$L 9.5 505701.1 nluz BLED NA 5 ARC 0 W NC 901 AS O 01 ATED 01 REc5 PS FUN.. 21 ▪ Mph AND .00•27 1004 POLE BY FLA.. LOCATE M T. a K ASS AT 10110.07 10110.07 FOR TIE .. Cr W0 70 MECO Itmu FOOL LCCVR 0 100010 OIGTES 52 AREAS mom. CWIKT M OVUM 0ME0/.0. IOLOWR.•2 1OD'TTREA OPTIC 00025210 SW O O 0101000 113200 10004 AND/00 FETE OPTS RTES AA NOT l Av*0 TO a< 001 MAS NOT 004TACT D MR R TA 0 EAa M PLO. TIC MMT 000016; • Tle 04 OP KV. CO SR 0 04 RD 1•0021.0117 1•0021.0117 000004 K I1 11ES 1 AD.1 0 M MOOS- OF-NAY M 1 MOOS - -NAT pEAOE. BO/ A � Om DOES NOT T OC31010 MR TIC 0510. OP IIDt11O1PID TELECONES 05 11A801 am Q C LE M01 ARE NOT 100 PIANO MN= 0M DE LOCAL 2 9.11. AS ALWAYS .1 1-00-04-5535 MO4 016001207.. OTGT PROW.. SAN.. NO 57001 50016 CITY OF TLNOIA Putt 107010 CEPARILOO 0 OPTS OWLET. RPM.. WA NIBS 00) 433 -411 7 ▪ 7 0 O0- RA 6071 0211 dT R BD 60D 2 00 BCLVAIm 100112.4 • .-451. 4.0011 PAACa A LOTS ,, 3 AO 3 MD OOP NEST 30 FEET Cr LOT w AL « ,SOP 17. 010005 SEATTLE IF C TRACTS .0310700 TO I E RA3 0[3[0 RECORDED • VOCE 11 0 PLATS PA& CE 2A • MG Ia1FTlT. 1.9.0,016 P Anm • 134 EAST O MT Cr LOT • AND All O Lm E CLP LLNF O 17. NYS RATTLE I 0 02, • TRACTS 0 TO 13e PLAT 71.20 71.20 RECORDED IN MOOED II TA O RAM PACE 2•, • MK 0001. UST.. 10131370E 1.01119 FEET 114050. PARCEL 11 NOM NS FEET Cr LOT 0 ANTE M LAST 10 FELT OF LOT 2. OOP FD.NAN51AT1E CNRN TRACTS VOL 11, PCS 34. • 1025 o NO >. BID. T, 1004003 CORDED GOON TRACTS. APACE x. 4 10 • 1.•D M PLAT TH •AMI • RECORDED • WOO. I1 Cr RATS PACE , 00190,, .A9..c7w N0T Pa701 Cr TIC P02T 900 OECINIC 00504.0 OPT -O -WAY « NAT • 50115.0, WARIER 0 100,4 I.. 70000 23 20411E RN. • LAST. RN- 02 LING 0.1011. *2906104. 049W 0. Ile 141KA57 BY MALL NOM 01 INC 5017061 BY SP let, ON TIC 912251 BT 1001I -0 -WAR 140011 4 AND P M M010EO1 BY OOII -a -SIT MAC. S 003* 50104 -0 -YT AS 06088E • m0 COMET RUM. *MOM 6531030: EXCEPT 115 060061 ADD IE1 CONE= TO DC CITY OF 0004* B• 000 RE03.00 low RCM.. 1.001 N00710071410 10200 STN 041 PORT. OF VACATED NNSL •00021 0010 STEEP 05 011.1011110 25005E 106 AS 001K1ED BT AMS9 OLIO CLAW GEED MDT. WOE REL04.0 MAW 7011200470 A OW E00•10 71101 TIC MOST N01NN6Tpl1 COO. Cr 171 1. 131.00 T. 1111.011.10 SEATTLE ONION TRACI% MO. OWN .*T•b' 116T. W A RADIAL LIM 10 SAO 000-6- 800 MT 14 115 $OUST 0104 0 OWI -OP -EDT 111.01307 S . ' ROE 52 0c 00«11 AWO«G NW. 655030 MD A IBC NOM. AT DC 00111031 0.0 Cr 17011 -0 -WAY 000E ., AS 013200101 1* • 0c P52 DT 1.0013•0 ® .D NO 1 1155002 IND. MAIM NOON 641ilr EAST, xim FEET, 10 521050 11E EAST 000-17-111 OF ON. AVOR•2 ROOM 702 SW WAS�=W C. ACt0e00 1O 0[ 0600104 WD. 110220 ED 01 11020E 0012567 TITLE 0010 00- 0251•07 N.6 517741, DATED 1®0100 7, 2330. MC ASCIENIS SAO. OI NO. ICAO§ 01.11 70 TIC W51LEJr1. 20104 019)041) OE.L1E P 250•20 .0101 II. DAR MO NOT 00240.0100102 DOE ODODI 54011 S 0001014 OCAS 010120 ME .710 IN MAO O EAS0030 AO M TOWS MO 000006 1020340.0 12704, S.00pND OUT NIT uMIED >4 u 10[0..0 AEA 0TECIEA RECOO. RECII DNO MOW. CAS 00 PINE PUCE, 93* 0211. 051 1103* AKOE WE a IAA 1111004 00) •-200 5.0 273-073 1T LOA PO1P PO BP 6700 0111001 O 0167 10_71 3 OTT Cr 7110•1 5001 01031E AND MO ALL NCSSSART 0 91 010 O AND .P4A 000,0 700006 11 PORT. Cr PARCEL E .m NMY a 700 20007100100 5 1147 TO MARE NEaaRY S.IDtS 90. OATS OR 1015 4.001 PROPERTY TEA« DESOTBED . 01ANTE N 0EM 2 .53NC PNNTEC MEETS 155 Al/CLIST TIE IWO T. OM Or 71.020 PASCO. L F1VH 1' a 20' ,;J3* El /06 .- 2006137.00 2 N 3 e 2006137.00 1 NS -SEIR " 'UtP6s,: a \ 23.87 \. \ i•- 1060.00' i Al 26 Sv.■ Y. xs• COC SE -N. 11.1 , ▪ ••CPN11• •a. E 111 ▪ •CP ES 110 xiu •u.n 34 .•L I.2 5 \ 1 \ q 7_A ; , °\ ' BLOCK 1'7 , • ;: \\ \tikLLMAN'S SrATTLE fir-2 ' \ Ua \ 'GARDEN TRACTS \ F i VQL. 11, IP. 24/ \ •\ ( L 47.20' 1 R.2936.33 Cw05516' o O/C SIOET NOW 0,_A SE 1/4, SECTION 14, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. Es R NW 17 n. rcA 5 • rs s i LEGEND A/C ASPHALTIC CONCRETE EDGE OF ASPHALTIC CCMOCTE Am PI.. PPE O CATO. OS • us nm CC. CCNOEE CURS • LOTTO. CP CONCRETE PPE (EP T ®v •TED NES0 PPE ttMOETE 9A6ACE m. CO PERO. TREE • DUCT. MN EC OIC110CK COOUT MUM) ECC IXTR O CO/4T ME COM Cl EEECTWC TRA/030711. EV 6ECITOC L WIRT B (0,_A sw.Et UMW. CONE L. VW...) E0.EE IRE (.uau) d ERE NEmPx0 ITN: TIRE OM COMM. PPE rwLSlm ETON CLEVATO. Fa N3G OINKS (E.RED) fO. WT. OPTICS W.A. GRAPHIC SCALE 1 N• • EC fL WS YAW • GAS VAL% GUAM POST • NA1mr rrtn PAM. ▪ W. PPE • AWL,. Om E} , 0 Pat uM oweEA0 (P7 (AMMO PS PAUOE. SPACES PVC POL•.X O1.617E p POST MCA. VALVE (P) MCC= OAEA s WM. SET. 07 W0.IARE SEIEII .A OE +- 9d 50 STOW CRAW • STOP. OWNS YA1+.0LE C 1EIEPIOE COICOII (BO.m) MEP.. YANNOE • MANIC ROR TERM POLE • WIER MAIN p DATED WW WE • ••EEA NETEN WTER VAL. t uxi ••a +•L -___ Pry 406 ICED • • +w, rW 1' • 20' 8 8 Gli nw 8/06 2006137.00 3 Y 3 ' 2 • =Part 5 - SITECOMMUNI Y AN© DRAINAGE,BASIN Community ---. 1 V 1LWt Li\ . Drainage Basin 1 12--- / wA >M ism r2 t 9._ 1 IGng County Department of Development and.Environmental Services TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part`1 PROJECT'OWNER -AND PROJ ECTENGINEER Project Owne �,'p kuu OSC>t ) 4-Zl �.l�t 4uKw'tA P?O z tvio 99.56 tact Enginee l 21�Cs5 ,, Company3OOS COr' SUU I EfQavZS Address/Phone 8 '( 492? Subdivison Short Subdivision Grading erciaJ� Other :Part2 PROJECT tocAppN AN !DESCRIPT[ON' Project Name Location Township Z: Range !4 "' Section tiele .:P ER'REVIEINS _ AND: = PERMITS DFW HPA COE 404 DOE Dam Safety FEMA Floodplain Other COE Wetlands Shoreline Management Rockery Structural Vaults !I;E.:CHARACTERISTICS IJ) Stream 2 Critical Stream Reach River Depressions/Swales Lake Steep Slopes Floodplain Wetlands Seeps/Springs High Groundwater Table Groundwater Recharge Other Soil Type Slopes Erosion Potential 5 1∎C. iAZ ** ►7 Sal t-S X6Fo IZ ) Additional Sheets Attached Erosive Velcoties Part `8 :: DEVELOPMENT UMF ATIONS REFERENCE Ch: 4 — Downstream Analysis NoNG T96N►)e%00. TN1 tLTizFWc NcS' W- ASl?=l Additional Sheets Attached LIMITATION/SITE CONSTRAINT Other C °REQUIREMENTS. MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION ''Sedimentation Facilities ,/Stabilized Construction Entrance .Perimeter Runoff Control Clearing and Graing Restrictions Cover Practices ✓Construction Sequence MINIMUM ESC REQUIREMENTS AFTER CONSTRUCTION Stabilize Exposed Surface ` Remove and Restore Temporary ESC Facilities 6Iean and Remove All Silt and Debris ( Ensure Operation of Permanent Facilities Flag Limits of SAO and open space preservation areas Other ';Part 10 ACE: WATER SYSTEM Grass Lined Channel Pipe System Open Channel Dry Pond Wet Pond Facility Related Site Limitations Reference Facility Tank Energy Dissapator Wetland Stream Infiltration Depression Flow Dispersal Waiver Regional Detention Method of Analysis i5 Compensation/Mitigati on of Eliminated Site Storage Brief Description of System Operation Limitation UCTI .RA -ANALYSIS �Gast -in Place Vault Retaining Wall Rockery > 4' High Structural on Steep Slope Other ' SIGNATURE :OFPROFESSIONALENGINEER I or a civil engineer under my supervision my supervision have visited the site. Actual site ons as observed were incorporated into this worksheet and the attachments. To the best of wledge the information • rovided here is accurate. Part 12_ . EASEMENTS/TRACTS' Drainage Easement Access Easement Native Growth Protection Easement Tract Other Signed/Date 5 -24•200 II. PRELIMINARY CONDITIONS & REQUIREMENTS SUMMARY There are no preliminary conditions for this project except those standard requirements in the 1998 SWM Manual. According to the KCSWM manual mapping and conversations with Tukwila officials, the flow control standard for this site is Level 1 and the Basic W/Q standards apply. The attached soils report indicates there are neither erosion nor landslide hazards on this project site. For a discussion of the approach to be taken for stormwater management on this site, see the "RETENTION/DETENTION /WATER QUALITY ANALYSIS AND DESIGN" section. ill. LEVEL ONE DOWNSTREAM ANALYSIS The downstream analysis for this project consists of two separate systems that both discharge to the Duwamish River, where the discharge points are approximately 1 /4 mile apart requiring the analysis to consider the site configured into two separate basins. The north basin now drains into two conveyances that carry flows to the Duwamish; both were constructed as part of the Fairway Center project in 1994 (a reduced copy of the drainage plan for this project is attached.) The two systems referred to run along the east boundary of the project: the first and most easterly is a grass -lined swale (see section E- E) which today is somewhat filled with sand and gravel, probably due to runoff from S. 143 Street. The easterly portion of Fairway Center's pollution generating surfaces discharge into this swale, apparently for water quality enhancement purposes. This project will not add flows to this system. The second conveyance system lies directly west of the swale. Shown both of the Fairway Center plans and this project's topographic survey (sheet 2 of 3), this system is a 15 -inch concrete pipe that also collects flows from the aforementioned swale and discharges to the swale mentioned earlier. The remainder of the surface runoff from the Fairway Center project discharges to the west into another swale that also is connected to the river. The 15 -inch pipe system carries all the flows from the site's north basin and from those parcels to the east of the site discharging to S. 143rd Street. Tukwila staff has indicated they are aware of no flooding problems associated with this particular piping system. Given that this project's north basin is now, and has been for many years, effectively impervious for surface water purposes and the design proposes to collect and discharge surface waters to this system from an area on the site equal to or less than that currently flowing into this system, the capacity of the 15 -inch pipe /swale system should be considered adequate. Any deficiency in capacity would cause water to pond at the low spot in S. 143rd Street to a s ep o approxuna e y . eet . e ore flowing mto the previously mentioned Fairway Center water quality swale. (Q c 1 1 y aec a 7 i5 The project' s southern basin now discharges into a low area in S. 143rd Place that is approximately at its intersection with the now vacated Maule Avenue. From there water flows on the surface approximately 300 feet to a catch basin/inlet located on the north boundary of S. 144th St where it intersects Maule Avenue. This catch basin is connected to a channeled manhole approximately 10 feet south of the catch basin. The manhole serves as an angle point for a 36 -inch concrete pipe that drains Interurban Avenue and other land to the south. From the manhole, the 36 -inch pipe continues approximately 600 feet to the east along S. 144th Street to a flap valve situated on the banks of the Duwamish River. As in the case of the project's northern basin, the flows from the project are currently from land effectively impervious. The City of Tukwila staff has indicated that this system also has no record of flooding or other distress. Since the design will contemplate detention for the southern basin and the undetained, 100 -year, post - development flow from this southern basin will not exceed 0.3 cfs, it would seem a given that the downstream system for this portion of the design is adequate. (1010.1106 ..0 L.E6EIJD 0 0 O ^16•76 Io LP -It(MP ( 4SO7. EC. LATC10361(10 tot. POJtt POLO ARM. 1111. EV. F -N. f toPSCTY L„4• PL. `roT t a.oe • c 17e.J 110D 75105 406 +tTRUOno fA.55 O .4.6o 15 1 9.101 6 5 F vJ EMI.. o DEPTH V1DT.A V40■E6 OEPEMJ71.1 oU CALLA OE uw✓.SSdeAP•GTt. �.+!4 P110 a 906.5 =r1.0 64611•Noar. 10611164 ea . AY/044U 1*t C • 0 40 80 120 M 1 MpTC11 � SE.C.T 1 014 X -)L 4' iS q 4 C I CS J / l LAC: e." oP A L5AY6L 5.°.�.' b • • BN6E 0101 Q0 C l ✓0654 - 'd Z ° aoP L. 6 e CRUeNP.o ROaK � TO I 0 7000E P# 'T °R To 90 0-00. n� .1* W ALP 09.01 3 6 61101 I J L I 5EG11oN cc- 65..00 ..191• OI tEPARA7oR 40444 L1 U0 01oc1 TacTOJ 6.J4LE 060 DEPT OP C1611ERIF{P STD CEOOlttMr11TN3 4,....0 CLJ'-. F Jb0G.IT p'M u4 coilytAO me To9 COJt•E 4 1.1BLtaO6 .1D.aaCTDP Ta 40% 9.4 •STN'. O 1661 ((450.9150 PROCr00) P A'1 E M e(4 T 7 E G T 1 0 1J ? TIC 4&66.5 HAIL 03 'W /OOL.ID 5101 c5./ WATER GPpR ..TOR 15.4.100 6. 16. to '1 E. I To G 20 N. 61.0• 0 .0 ITN to L9- It' 1.6 7 • E . 65 ,2 L . L oo'1. M.1 CIA f.l3' [NOS TO 1L WILCO TO ` .TS' DTA. ALLOT 4 650 AVEL 109 LOUR t O AC. PAUL 067e,1 ALL MILL r IA 'S IOW OHMIC COAYTO (1RIATN1t 1 OR G R. E e. P4. WPTE R 6109044 GCE. 5.60 too YR FL. POLO ELL. 116° ME51.1 9415,1 WD1 tLC. 15.60 1' ALP GL. 5 0.04 (Aovet- TOO COLJR 69 c5✓6.1 . ..JGL- (1V e) O o T I 11014 9.66. T elle.iWee. T0a64 AEA 3D To 66 RaMO.PRO. L-✓T OCTPa TO p✓G "TOGO F..A.A•D 9Y TV OF TUCWIL -P ORIOQ Te RGMSJAL.. DOP1oT F16L WITNeJ � OF ,, Edito4WOov TREb TRJNNr(r.. RIVEO5/9441,- ¢IP.RAP \\ L PATH O.IS`• 7'1 1" stuns 05!040`( 5941.15 vLLO rl' ;4 T[A]O • •p tilt Wp.W SOS +++]'(x601 SOUS / SE 1 /4 SEC. 14 TWN 23 R E. WM R I '/ E g. 019•249 849.10. 01e DETP■L 11� wondir �lifellk4 P 6z, - • .10.7 17 Ve ce � ._ _-- - - - ---- T`. S. 143rd ST. • Ea. '4,6740 9551x 1L. 11.11 [ 1G•414U.S.• Sties L6. ;!0.1 , 1. to tAlil -!t LT-T, 4 FL.NGa 00, PJ 0.166 0. FAR. S Ye. ELL =t1 FL IJ 5544r PALO¢ To MOV I -l6 Iks0 .a WT, N. v. 0,.(;! Re, S 1 1.i rl' 2 1T� Artntre a�F Si _tior 11, +RE it% VICINITY MAP 5O1.F- It' LHle. 057. OIV. GL. • I .00 AB' AO MIA /11 6/1111 SOAP A -AP 4 0 00.../WA1G0- 5CP54..1PR re tl.04 1.6 1 .t4 II" S.. 1.6. 11 .0 12 5 45101 D. IL W1112 TRACT; 2914 Caati7. ✓V • 15.00 034 a 16.9! 2.1 LC - 12 TY. .I 4.0.6 1 1.6. I t.00' 1.6.1644 12' P 0' l 9 4MP I4 Et,. • 01.0* • P61. -TL S tee 7. L.> 6 76. to No 404.4.0e -or 950960.7/ '0.1,_ RAr.GO4. F0IE6 17 a o.5 :7 16•40446 Pl vl 1 • • IS. 01,D. 40. 01.50 , .6. 1415 t. .56 D' 7 T IC 49: • 6. p. 414 Al 02 eL10 uoN oL v.T4t Tb. 01 bt T.6, 130 I.G. Oplo FPO. Ce. . 0 lb -SR. 0 1.6: 16.61 ' 12' ' • j.1v. GL. L6.37 r6 LF- 6" C V.`.. C IA _ CALL 48 HOURS BEFORE YOU DIG' 1100 424 -5555 0.` '416 OA, T S✓6At6c 10 K' /. 'AOO,000 P5OLTOL .1011: IF wb %toa Co(PSLTIOJ C60 NOT Acu >I\ cP.06 140 REPLAL• 1dT1 it 0 .-••• 61 - 0.0 L t019ACT To 767. GES.TICN I -1 91.000105 PROC.tolt. Fire n4o' E. ALL PIPE GEL- tbL)Tci LABELE( t./1TLL CHAP po •16011 ALeeo TO Be hw1OOfl4 01, 0.E• AL.A... C5EA4EI PI M0)ST •6 614'900T14 0.012.6 EtLCEPflco.l- PIPE LABELED LoAIL.RETE MJ6T 12.e L E PIPE. AUCT1O61 DETAIL "' 01LT CD(JTROL e C. fo.•A._ Du 694 (116 1.,OAI4TN.LX.7 1001 7E GT IOIJ E.-E. I. ALL CONSTRUCTIOB SHALL SE 111 ACCOROICE WSTE -STANDARD SPECIFICATION ro* MUNICIPAL MELTE Vans CON4IOC710' PNPA0U ET VASHINOTON STATE 11011 AI4E1CAS PULLIC NOUS UE00I0104. 500140 EDITION (A7W5) PAO CITE' 07 =MLA 5TANDY03 AND SKC V 1uTI0Nt. • ... - . I. TNT CONTRACTOR. TS $01!11 RESPONSIBLE FOE THE MANS; METHODS 465 ' Or CO01T0007106 AND FOR Pit SAFETY 0• IRO R[11$ 560 01001 ON TOR CONS11000100 stn. , T. IT SHALL K THE CONTRACTOR'S CLSPOD6110LITT TO rant= (N -PLACE ALL .;• MOTULS 410/01 STSlKnt1 111111 CHOP 01 NOT 5101 1R. TRAP; PLY:' DAMAGE DOE TO CONTRACTOR') 090051TOSS ENALL It 1191I1RO AT.111 C0rf5ACT01 • • 4. 9100101 41D ssurrsT1 tenosst4 710.115 FABRIC SILT r110E TO (6100* STUMP LADEN 0000* 0003 NOT LUTE' THE (ROAM Otto. T 9ACLLITPEO: - MOST at IN 011001101 PIIO& TO CLEARING OR OTHER CONSTRUCTION A10 NAS(TAIIED URIC mammon An LAN0C0Pt1G AU want= an romans.. FOE 01-SIn T10I0 HAS SASSED. AS CONTW(4I01 9/0545101 AND W1000D (STASOAL) CO5DTEt61 D1RAn. HOE4 SILTATION COR2UL FACILITIES WT , t, T T ORE, to DURING /11 COURSE OF CONSTRUCT/PI, /PI, T I / 114 MUSED THE 0.104T� MO 1ESP01s/sILITT' ON TN DETZWIT* TO swan AR Nul COIOIT 000 THAT FAY K CJ1tanD i T (IS AGTIVITICS AN0 n 950910 ADOItiWHAL- 9ACILITtU. 0000 ((0 AAOVE 01511001 001011CM000!• AR MST K 111050 n 10(4[0? 50!49[50 PEOKRISS. _ 1. ALL TYPE 1 CATCH IASIN SHAG. K 9n ANA STANDARD PLAN SO. I I, WITS ANA STANDARD PLAN N0. 0 -20 FUNS AND GUTS. ALL TYPE II' CATCH BASIN (OIL/VATER 01400001) SHAG. SE PER ANA STANON FLAN 50...11-1* BTU ANA 1110411 PLAN 50. R -T. FUME AND GRATE., .. 6. UT SAGAMI SHALL It PLACED EQUALLY ON BOTH SIDES Of T'91PE TM LAMS WITH A WORE *00101 0Ka Or (II INCHES. 0610011 OPTS CIGIP 110151 nun rot ONE PIPE 0IWR01 0 4411 SIDE OF TO EE 0 0 TO ? SIDE OI SEISM MATERIALS TO C01LEa T FLU, C/N. PIPS SHALL ET TN SOTS AS EXCAVATED . PEON 0 RUTH TCCRIINGS H050 THAN 6110 MOPS I N 1(00 0000000510. OR POCKS 01 01110 OSUlTAP1S MATERIALS SHALL POI SE USED. I. AU. STORM DRAIN sin EHALL BE CONCRETE RUSSET. MUTER A5111 C-14 -1 OR ASTM 5-16 -i1 Oa II CADGE GALVANISED 0001 CORRUGATED METAL PIPE. 5n05 PIPE SHALL SAVE WATERTIGHT COUPLING COOS 007041X° TO T VEQDLIUMONfS OF ANA SPECIFIGT10 560710 0- 01.1(4)5. -STEEL PPE SNARL *RUM TIEATME0T 1 ASPHALT COATYNO INIOC AN OR. 1. ULNA. FOR RIGID PIK (CONCRETE OR 1E0) SHALL Et CLASS "1• OS APIA STANDARD FLU NO'. ) -I I. KOOING PO 9LIRIELI TOE (C010UGATCO METAL OR IBASTLC) SHALL 50 INCHES 4,* IUH 01 1 -1/Z E K TIMES PIPE PE DIAMCt11 PLUS 0L0TH t RIO IA INCUR 000111051 IS MATER. 1*01F1LL SHALL BE PLACED IN 6 11101 LATVIA COIfACTCO TO 131 MARMON OWSITY. , F. 10 AGEENT SUITASL0 FOR O ASPHALT 1.40! U TWAT 1419000. r IAINCA. 1 Pi 01901 1EEA0 AT 11.- 0" 0.C. L lo. ucxr-0 - V / TY .1 i 0 A t[ 5 TO u 0 t0 tl ssa STORK • 004TH NOT LOCATED 00'roun II• or 1000. AREAS. ?00001 TRW AKAS n 0W 0 0 0 I ri 141 PUSS' MORAL Walt P101TRI0 07 01 -SITS EROSION. - , IL ALL .0011( STATE srectnC0TION 02..701 TS 5N FOUNDATION ACCORDING BULL 060201 NECESS440 LEVELING OF TN TEMPI ..UPON O THE TOP OF THE FOUNDATION MATERIAL AS HELL AS GRADE SO THAT TN MD CHT� LENGTH P O N THE FIFE WILL BE SUPPORTED ON N A BEDDING MATERIAL TO 0619000.0 OUSE URITLDING RASE. 17. TIM 170011 511101.0E SYSTEM SHALL EE CONSTRUCTED 41/010110 TO T APPROVED PLANS WRIC1 ALE 0 rill IN THE DEPARTMENT Of NLLIC POTS. ANT DEVIATION PE 01591 0100 CUR N CURRENTLY T 0111 OF 000ILA OIARTMEN1 OF 0/50.16 -VOWS. Ii. A 1 .011 O111: 1 ? 0,10010 PLANS MU5T BE ON 700 105 SITE WNEN0TT0 CONSTRUCT It PROGRESS. IT. ALL i00f S AND FOOTING DEATHS SHALL ES TSCMTLIXED TO THE Sf0RN DRAINAGE Eft - t0 - IT - n - 1 O � : STORM OLLIXAGE 50ar5 IT QIP• RAP DETAIL F O- 4191CR. .11 6 5' (109 -.` _�. 7 41.1- Gorr ' WI orN - ADO Rc0.6 RECEIVEDIF 51ECO T I a0oJ2 - A JUL 26 19994 3' RTo11' of A../ IIJT PuBUC WORKS 6 E. 6TI o rJ 4 - - 4 1' • 4' 0S- L Z Z W RAJ = 1- 56 V STN 3 )- 0 0 < rn . 2 Z 3 �Q Q O c 8» Cc cr 4 • Z a O a 0 ACALA Y= 40 88278. OLIVA W N ZZ w C O2 0 , uww I. 9 ) d CPACACDOL RW.G PAU 4 10 89 IV. RETENTION/DETENTION /WATER QUALITY ANALYSIS AND DESIGN The philosophy of designing a stormwater management system for this site will be as follows: NORTH BASIN: Per discussion and agreement with City of Tukwila staff (Mr. Ryan Larson and Mr. Richard- McPherson), since the northern basin is effectively now impervious, KCRTS calculations would indicate no retention volumes necessary for this basin, so no retention will be provided. A basic water quality facility will be provided (see water quality section). SOUTH BASIN: D.04,1 of The southern basin contains some grass, some bare ground that used to be Maule Avenue, and compacted sand/silts under the contractor laydown area. In discussion with the City staff mentioned above, it was agreed that KCRTS modeling assuming an initial (pre- development) state of till grass would be an appropriate and conservative approach to determining detention volumes. Calculations follow this page. DODDS ENGINEERS, INC. JOB N / �O , , . (OO�L CIVIL ENGINEERING SURVEYING PLANNING 4205 148TH DATE Okt'IC.. �- 8TH AVE. N.E.. SUITE 200 - BELLEVUE, WA 96007 T7 .. a\ ?. T. ORO, ICtST ,St t7 tiSL.1 N110I•3 S t N IS DEU N E TS-) To St1OL o NL •,'11.0.1" L -'O •%^ KIN ThS S 1tom' elcA)1QOpsat eS 114 AT flG .lN5 lWRZ1{, r-tfa isic ,m -lovr OR.n.(rNICC DestcN s‘-tOL& w� $1Z Ix va,0 i 1.40)21G- THE L ni NAIJ DIUMNS I►) T!-}A►'t IDIUU- EGT Col2R :1s'u:Y. - sE — 't' AR mac= BtrrN Tom- ' - Sk5'110S t s St12.67 re s ire A A ( %c7, 4s Q' V s, 4col, i BLS c s 20 AD u_iM ,mil & Soya Dp.siN 4 s%r i S L WILL- 13� JJVTg.le I J 7�� 0' 1 NT1ON SV STeM, SHEET + 0 F 'O CIVIL ENGINEERING S 4205 148TH AVE. N.E., SUITE (206] 885 -7877 PA • 89 - IDENDD,SF. SECOND FLOOR TOT 24 00W 9F 00 9F A1..- 14 "ICE • 3/1000 P 146 • 1 Cd.R9 14,1009.F. • I NOUBE • I4000 'ASKING • TOT II4 O QM ?AS DEYc.ot6p 0000S E N G INEERS, INC. U P V E Y I N G P L A N N I N G 200 - BELLEVUE. WA 98007 OR 454 -3743• ,•P JOB NO .2O(cO 2 -- DATEA 2,007 B Y Qo dC i G 3asw s ECG, 400 SF, t (-4t= fl way 17 (o CZfl1 6 As (S E. Ai6ov0 L i I L cse 4S, 9cao , esSEJn Q 1.4..‘T- E62 c.> A L.- 5 t qr=, 3 cTt* PRE pos T D €VGLOP €D (NO(TroNS t !NAP t -i ous s c� o D c ).) pkap , - Eg , P2 posr Fuo1/4-4- SoL)Th 1 >v v Ocv rat W t - j A V M A R ' o t Th D1T kp 'o USE 6z Isi i t. c,,' N b t T c I s r LL -RAS L c° sk -(2. JAz't St d e i C� pae G,fLfkss ©iz. (Hp6Q- vious) t PC LY €z.:IL -? TO 'MG OJ DUJJ 51126 P S e M , 1Oo% surzr-Acrzs SHEET >t 5(TE 0 10 20 40 LAN r• 20-0 DODOS ENGINEERS, INC. C I V I L E N G I N E E R I N G 4205 148TH AVE. N.E.. SUITE 200 - BELLEVUE. WA 98007 (206) 685 -7877 OR 454 -3743 V\ U)t " Coti1 'ee-De L.. oQs0 Cua„.Ds Pec-L k - o./m a:DPa% IN 1 , $oc ALL CGS A�t� G P- s.s o'er vAL �� X 1 / 1 6 - c • ` 1 0 0 4 0 1 Ac . C ( - 9 i R v ms s ) 0 . 4 - P KCRTS Program...File Directory: C: \KC_SWDM \KC_DATA\ [C] CREATE a new Time Series ST PREDEV T 1.00000 0.00 0.00 0.27 0.00 0.00 0.00 0.00 0.64 POSTDEV.tsf T 1.00000 T 0.00 0.00 0.91 0.00 0.00 0.00 0.00 0.00 tsf 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 S U R V E Y I N G P L A N N I N G 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Flow Frequency Analysis Time Series File:predev.tsf Project Location:Sea -Tac - -- Annual Peak Flow Rates-- - Flow Rate Rank Time of Peak (CFS) 0.081 0.042 0.103 0.017 0.045 0.083 0.075 4 2/09/01 2:00 7 1/05/02 16:00 2 2/27/03 7:00 8 3/24/04 19:00 6 1/05/05 8:00 3 1/18/06 16:00 5 11/24/06 3:00 0.193 1 1/09/08 6:00 Computed Peaks T [C] CREATE a new Time Series ST 0.000000 0.000000 0.000000 0.000000 0.000000 0.000000 0.000000 0.000000 PREDEV 0.000000 0.000000 0.000000 0.000000 0.000000 0.000000 0.000000 0.000000 206021 Till Forest Till Pasture Till Grass Outwash Forest Outwash Pasture Outwash Grass wetland Impervious Flow Frequency Analysis - - Peaks - - Rank Return Prob (CFS) Period 0.193 1 100.00 0.990 0.103 2 25.00 0.960 0.083 3 10.00 0.900 0.081 4 5.00 0.800 0.075 5 3.00 0.667 0.045 6 2.00 0.500 0.042 7 1.30 0.231 0.017 8 1.10 0.091 0.163 50.00 0.980 �oS i iEYe ? Meo.fT FLX.A33, VC US S - ca,./THIDMi Till Forest Till Pasture Till Grass Outwash Forest Outwash Pasture outwash Grass Wetland Impervious JOB . DATE 203 BY R , DQOM SHEET 3 OF _ 1 DODDS ENGINEERS, INC. C I V I L E N G I N E E R I N G S U R V E Y I N G P L A N N I N G 4205 148TH AVE. N.E.. SUITE 200 - BELLEVUE. WA 98007 (206( 685 -7877 OR 454 -3743 TL) l I L.N - C o ti►' r De Lca26D - ''OUti- 1'J /N. 1 t Flow Frequency Analysis Time Series File:postdev.tsf Project Location:Sea -Tac - -- Annual Peak Flow Rates-- - Flow Rate Rank Time of Peak (CFS) 0.179 6 2/09/01 2:00 0.149 8 1/05/02 16:00 0.215 3 2/27/03 7:00 0.164 7 8/26/04 2:00 0.197 4 10/28/04 16:00 0.191 5 1/18/06 16:00 0.239 2 10/26/06 0:00 0.359 1 1/09/08 6:00 Computed Peaks POSTDEV JOB O. (p0� DAT E -AL Z� BY 1�, 1.7C'O1 Flow Frequency Analysis - - Peaks - - Rank Return Prob (CFS) Period 0.359 1 100.00 0.990 0.239 2 25.00 0.960 0.215 3 10.00 0.900 0.197 4 5.00 0.800 0.191 5 3.00 0.667 0.179 6 2.00 0.500 0.164 7 1.30 0.231 0.149 8 1.10 0.091 0.319 50.00 0.980 mac - iZ- 1 v «,L.-A S rfl-= L .V L. 1 9 i fr‘iv i��'� i S1S R G47) fZ.SO ( iG \-\ Z`? e to lP (L) S Qt-Loc.I..3 1 ivy St -}t�C i S w-C e L-'f S , SHEET 4 OF 10 1 1 1 Retention /Detention Facility Type of Facility: Detention Vault Facility Length: 35.19 ft Facility Width: 35.19 ft Facility Area: 1238. sq. ft Effective Storage Depth: 4.16 ft Stage 0 Elevation: 0.00 ft Storage Volume: 5151. cu. ft Riser Head: 4.16 ft Riser Diameter: 12.00 inches Number of orifices: 2 Full Head Pipe Orifice # Height Diameter Discharge Diameter (ft) (in) (CFS) (in) 1 0.00 1.04 0.060 2 3.00 0.89 0.023 4.0 Top Notch Weir: None Outflow Rating Curve: None Stage Elevation Storage Discharge Percolation (ft) (ft) (cu. ft) (ac -ft) (cfs) (cfs) 0.00 0.00 0. 0.000 0.000 0.00 0.01 0.01 12. 0.000 0.003 0.00 0.02 0.02 25. 0.001 0.004 0.00 0.03 0.03 37. 0.001 0.005 0.00 0.04 0.04 50. 0.001 0.006 0.00 0.05 0.05 62. 0.001 0.007 0.00 0.07 0.07 87. 0.002 0.008 0.00 0.08 0.08 99. 0.002 0.008 0.00 0.09 0.09 111. 0.003 0.009 0.00 0.19 0.19 235. 0.005 0.013 0.00 0.29 0.29 359. 0.008 0.016 0.00 0.39 0.39 483. 0.011 0.018 0.00 0.49 0.49 607. 0.014 0.021 0.00 0.59 0.59 731. 0.017 0.023 0.00 0.69 0.69 854. 0.020 0.024 0.00 0.79 0.79 978. 0.022 0.026 0.00 0.89 0.89 1102. 0.025 0.028 0.00 0.99 0.99 1226. 0.028 0.029 0.00 1.09 1.09 1350. 0.031 0.031 0.00 1.19 1.19 1474. 0.034 0.032 0.00 1.29 1.29 1597. 0.037 0.033 0.00 1.39 1.39 1721. 0.040 0.035 0.00 1.49 1.49 1845. 0.042 0.036 0.00 1.59 1.59 1969. 0.045 0.037 0.00 1.69 1.69 2093. 0.048 0.038 0.00 1.79 1.79 2216. 0.051 0.039 0.00 1.89 1.89 2340. 0.054 0.040 0.00 1.99 1.99 2464. 0.057 0.041 0.00 2.09 2.09 2588. 0.059 0.042 0.00 2.19 2.19 2712. 0.062 0.044 0.00 2.29 2.29 2836. 0.065 0.044 0.00 2.39 2.39 2959. 0.068 0.045 0.00 1 I I I I 1 I I I I I 1 I I I I I I I 2.49 2.59 2.69 2.79 2.89 2.99 3.00 3.01 3.02 3.03 3.04 3.05 3.06 3.07 3.17 3.27 3.37 3.47 3.57 3.67 3.77 3.87 3.97 4.07 4.16 4.26 4.36 4.46 4.56 4.66 4.76 4.86 4.96 5.06 5.16 5.26 5.36 5.46 5.56 5.66 5.76 5.86 5.96 6.06 6.16 2.49 2.59 2.69 2.79 2.89 2.99 3.00 3.01 3.02 3.03 3.04 3.05 3.06 3.07 3.17 3.27 3.37 3.47 3.57 3.67 3.77 3.87 3.97 4.07 4.16 4.26 4.36 4.46 4.56 4.66 4.76 4.86 4.96 5.06 5.16 5.26 5.36 5.46 5.56 5.66 5.76 5.86 5.96 6.06 6.16 Hyd Inflow Outflow Target Calc 1 0.36 * * * * * ** 2 0.18 * * * * * ** 3 0.24 0.08 4 0.19 * * * * * ** 5 0.21 * * * * * ** 6 0.20 0.05 7 0.16 * * * * * ** 8 0.15 * * * * * ** 0.30 0.11 0.08 0.08 0.07 0.05 0.04 0.04 3083. 3207. 3331. 3455. 3578. 3702. 3715. 3727. 3739. 3752. 3764. 3777. 3789. 3801. 3925. 4049. 4173. 4297. 4420. 4544. 4668. 4792. 4916. 5040. 5151. 5275. 5399. 5522. 5646. 5770. 5894. 6018. 6142. 6265. 6389. 6513. 6637. 6761. 6884. 7008. 7132. 7256. 7380. 7504. 7627. Peak Stage Elev 4.23 4.17 4.16 3.97 3.32 2.47 1.43 1.40 0.071 0.046 0.00 0.074 0.047 0.00 0.076 0.048 0.00 0.079 0.049 0.00 0.082 0.050 0.00 0.085 0.051 0.00 0.085 0.051 0.00 0.086 0.051 0.00 0.086 0.052 0.00 0.086 0.053 0.00 0.086 0.054 0.00 0.087 0.055 0.00 0.087 0.057 0.00 0.087 0.057 0.00 0.090 0.061 0.00 0.093 0.064 0.00 0.096 0.067 0.00 0.099 0.070 0.00 0.101 0.072 0.00 0.104 0.074 0.00 0.107 0.076 0.00 0.110 0.078 0.00 0.113 0.080 0.00 0.116 0.082 0.00 0.118 0.083 0.00 0.121 0.393 0.00 0.124 0.958 0.00 0.127 1.690 0.00 0.130 2.480 0.00 0.132 2.770 0.00 0.135 3.020 0.00 0.138 3.260 0.00 0.141 3.480 0.00 0.144 3.680 0.00 0.147 3.880 0.00 0.150 4.070 0.00 0.152 4.240 0.00 0.155 4.410 0.00 0.158 4.580 0.00 0.161 4.740 0.00 0.164 4.890 0.00 0.167 5.040 0.00 0.169 5.180 0.00 0.172 5.320 0.00 0.175 5.460 0.00 4.23 4.17 4.16 3.97 3.32 2.47 1.43 1.40 (Cu -Ft) 5239. 5162. 5151. 4921. 4111. 3054. 1773. 1739. Storage (Ac -Ft) 0.120 0.119 0.118 0.113 0.094 0.070 0.041 0.040 . . n Route Time Series through Facility Inflow Time Series File:postdev.tsf Outflow Time Series File:vaultout Inflow /Outflow Analysis Peak Inflow Discharge: 0.359 CFS at 6:00 on Jan 9 in Year 8 Peak Outflow Discharge: 0.302 CFS at 9:00 on Jan 9 in Year 8 Peak Reservoir Stage: 4.23 Ft Peak Reservoir Elev: 4.23 Ft Peak Reservoir Storage: 5239. Cu -Ft 0.120 Ac -Ft Flow Frequency Analysis Time Series File:vaultout.tsf Project Location:Sea -Tac - -- Annual Peak Flow Rates - -- Flow Frequency Analysis Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob (CFS) (CFS) (ft) Period 0.110 2 2/09/01 18:00 0.302 4.23 1 100.00 0.990 0.035 8 1/06/02 5:00 0.110 4.17 2 25.00 0.960 0.066 5 3/06/03 21:00 0.084 4.16 3 10.00 0.900 0.035 7 8/24/04 0:00 0.080 3.97 4 5.00 0.800 0.046 6 1/05/05 10:00 0.066 3.32 5 3.00 0.667 0.080 4 1/18/06 22:00 0.046 2.47 6 2.00 0.500 0.084 3 11/24/06 6:00 0.035 1.43 7 1.30 0.231 0.302 1 1/09/08 9:00 0.035 1.40 8 1.10 0.091 Computed Peaks 0.238 4.21 50.00 0.980 10 10_ L0 U vaultout.pks in Sea -Tac • predev.pks • • Return Period 2 i 5 10 20 50 100 • 00 • • • • 10 i i i i I i i i 1 2 5 10 20 30 40 50 60 70 80 90 95 98 99 Cumulative Probability DODDS ENGINEERS, INC. C I V I L E N G I N E E R I N G S U R V E Y I N G P L A N N I N G 4205 148TH AVE. N.E.. SUITE 200 - BELLEVUE. WA 98007 (206 885 -7877 OR 454 -3743 to' AScZcr 2 Pr io eh„, 7( S = 5;5 4o t3n v� Re') =IIE �-•ac Acc,ESS a 2 rO 6, -)1 R43cN I EL - et 21 A 4-.2` mac. k - 2s' = t -1 AG \vim 1)61 5)00 ►225 s. ci�I /(z26 = 4.2' W ll rc)(2 3067/ t z.2°v= 2 EC. tQ J % _ l\ WAS Qucat.�t�( c,'Ro �2RG JOB Nro. 20 60 2 - DATE M A`q a 7 BY 4 E) ,DO�.S SHEET OF s-° DODDS ENGINEERS, INC. C I V I L E N G I N E E R I N G S U R V E Y I N G P L A N N I N G 4205 148TH AVE. N.E., SUITE 200 - BELLEVUE, WA 98007 2 5' 1206) 885 -7877 OR 454 -3743 I o SCpkiztig.../ /oQcA 4" T I L t S JOB NO. ZO(OO DATE M PA\4 o7 B Y R I C.Z'PS2S I t4.4, I - _ 14( Ia s SHEET ( OF Iq DODDS ENGINEERS, INC. C I V I L E N G I N E E R I N G S U R V E Y I N G P L A N N I N G 4205 148TH AVE. N.E.. SUITE 200 - BELLEVUE. WA 98007 ]206] 885 -7877 OR 454 -3743 JOB N O . ZG2%2 Z DATE M .4 (*7 BY q2100012,5 KQ )) ( 0O ) 4 LJ� ?C)0.--1 0. t = O ZX..." V i ( ) Pb Vi' ; S t2o a- 2120vIs t 0 i 01= L,Q, trQ tD r = t`J i t ON V At-v I.T; ) fJoQ O (V �c�c� o, 4:142 = 409 cr Vb - Cvf = C c l - EL \I NI OF S5Z'r Q CP *N) 54 sliEb-\ t N c e-t- n- sc OF - n - t• QA2KtNC. A A tiv 51 1=- u Tl Es _ \-tom= : " G Nvq/ TZ2.a 9 "Lo Gcavn4 - MA. PS U.) ► LL- () I S TA Lc,..0 -- 0 (1 C 5£ [OLL.cLC.,rNc. p AL1.C� - jL " ivV t m ` I Ns64s SHEET l OF PATENT PENDING GENERAL NOTES' L ALL MATERIALS MADE OF HEAVY DUTY POLYETHALINE PLASTIC. 2. LIGHT WEIGHT DESIGN FOR EASE OF HANDLING 3. THE SURFACE OF THE STRUCTURE WHERE TIE UNIT WILL BE MOUNTED IS TO BE SMOOTH AND FREE OF LOOSE MATERIAL. 4. THE BOTTOM OF THE UNIT SHOULD EXTEND A MINIMUM OF 6' BELOW THE INVERT OF THE OUTLET PIPE 5. THE HOOD SHOULD BE SECURELY ATTACHED TO THE STRUCTURE V/ PROVIDED HARDWARE PER INSTALLATION INSTRUCTIONS. 6. REFER TO INSTALLATION INSTRUCTIONS FOR SPECIFIC INSTALLATION DETAILS. 7. ENVIROTRAP IS DESIGNED TO ACCEPT A FILTER ATTACHMENT IF DESIRED. 8. ALL ENVIROTRAP UNITS ARE TO BE SUPPLIED BY ENVIRONMENT 21, LLC OR AN APPROVED REPRESENTATIVE. 9. ALSO AVAILABLE FOR ATTACHMENT IS A FLOW RESTRICTOR AND FILTER MEDIA ATTACHMENT. 9. ENVIROTRAP HAS A PATENT PENDING. 1- 800 - 809 -2801 www.ENV21.cori ENVIRONMENT 21, LLC STORMWATER TREATMENT SYSTEMS 'ENVIR ❑TRAP' TRASH & SEDIMENT COLLECTOR SIZE SCALE INSTALLATI ❑N DETAIL SHOWN WITHOUT FLOW DIFFUSER XPANSION ANCLORS W/ BOLTS REMOVABLE INSPECTION PLATE OR OPTIONAL FILTER PANEL POSITION UNIT SO THE BOTTOM OF THE HOOD IS A MINIMUM OF 6'BELOW INVERT OF PIPE. FSCM NO. DWG NO. ENVTRAP -STD REV I SHEET STANDARD INSTALLATION NUIES! I. SUMP DEPTH DEPENDENT ON DESIRED STORAGE CAPACITY. MINIMUM OF I2'FROM INVERT OF PIPE CONFIGURATION DETAIL 4 HOLES PREDRILLED FOR ANCHORING TO STRUCTURE REMOVABLE INSPECTION PLATE OPTIONAL FILTE PANEL r L SS. corn' • .1..1! I ' • !III, Home FIND (4 Price i $75 -$100 $100 - $150 I Express Order Here I I Resource Centers Industrial & Safety Supplies Qty UO ❑ 0 ❑ 0 •8::3.356.0 183 You have 3 results. * Sign In I Why Register? I Promos I My Cart • V ti F Sign up free e- newsletters, exclusive offers & more! • Search: OD I Customlzelt I Info Library I About Us I Free Catalogs Products A Product Index > Spill Control > Stormwater Products > Ultra DrainGuard® Catch Basin Inserts Ultra - DrainGuard® Catch Basin Inserts Ultra- DrainGuardmi Catch Basin Inserts • Remove grease, oil and sediment from water before they have a chance to enter the drainage system • Optional Ultra Pop -Up Capacity Indicator lets you know when the catch basin is full and should be replaced Easy -to- install Ultra - DrainGuard Catch Basin Inserts are ideal for applications where incidental hydrocarbon spills may be expected, such as gas stations, maintenance areas and fuel transfer stations. Made of rugged polypropylene and available in Oil & Sediment, Sediment Only and Trash 8 Debris models. The inserts fit drains up to 30" x 40" The optional Ultra Pop -Up Capacity Indicator can only be used with 66840 and 66841. Item Product 66840 UltraTech Ultra - DrainGuard® Catch Basin Insert, Oil & Sediment Plus 66841 UltraTech Ultra - DrainGuard® Catch Basin Insert, 011 & Sediment 66842 UltraTech Ultra- DrainGuard® Catch Basin Insert, Trash & Debris Click Sell For Pack Avail Price 1 EA 0 1-4 5-9 10+ $127.00 $113.00 $102.00 1 EA n - 1-4 5-9 10+ $89.30 $80.50 $72.60 1 EA ® 1-4 5-9 10+ $89.30 $80.50 $72.60 Home I Our Guarantee I Privacy Statement I Terms of Access I Trademarks I Contact Us I Sitemap Questions and Orders: Call 1400 - 356 -0783 or Fax 1- 800-543 -9910 © 2007 Lab Safety Supply Inc. http:// www. labsafety. com/ store / Spill_ Control /Drain Covers Plugs_Stormwater /Stormwater... 5/8/2007 VI. SPECIAL REPORTS AND STUDIES (Golder Soils Report, Earthwork) Landmark Development Group P.O. Box 2010 Milton, Washington 98354 Attention: Mr. Brett Jacobsen Subject: Supplemental Geotechnical Engineering Considerations Proposed Warehouse 6301 South 143' Street Tukwila, Washington Dear Brett: In accordance with your 18 October 2006 authorization, Zipper Zeman Associates, Inc. (ZZA) has prepared this letter presenting additional geotechnical engineering considerations regarding surface water infiltration, pavement section design, and floor subgrade preparation. This letter supplements our 27 March 2006 report. This letter is an instrument of service and has been prepared in accordance with generally accepted geotechnical engineering practices for the exclusive use of Landmark Development Group, and its agents, for specific application to this project location and stated purpose. Surface Water Infiltration Zipper Zeman Associates, Inc. Geotechnical and Environmental Consulting A 1Irracon Company Project No. 81052407 25 October 2006 Each of the explorations completed for our original site evaluation disclosed a surficial horizon of fill material that ranged in thickness from approximately 4 inches to 3 feet. The fill generally consisted of medium dense, moist to wet, brown and gray, silty sand with a varied gravel content. Brick clasts were observed within the fill at the test pit TP -1 location, while the fill at the test pit TP -3 location consisted of crushed rock. Some roots and scattered organic materials were observed within the fill on an inconsistent basis. The fill material was underlain by loose to medium dense fine sand and silty fine sand, as well as soft to stiff silt and fine sandy silt. It is our opinion that surface water infiltration on the site would not be feasible from the geotechnical perspective given the relatively fine grained nature of the site soils. It has been our experience that the likelihood of successful surface water infiltration is increased with clean sand and gravel soils. The site is characterized by silty fine sand and fine sandy silt; these soils are typically characterized by a relatively low permeability and the potential for permeability reduction over time. 18905 33rd Avenue West #117, Lynnwood, WA 98036 425 -771 -3304 Fax: 425- 771 -3549 Concrete Slab -on -Grade Support Criteria LDG Tukwila Warehouse Project No. 81052407 25 October 2006 Page 2 Our 27 March 2006 reports presents recommendations for slab -on -grade floor subgrade including a discussion regarding the use of a plastic sheeting vapor barrier. In clarification, we recommend the use of a vapor retarder beneath the interior slabs. We recommend using a puncture - resistant proprietary product such as RUFCO 3000B, Vapor Block VB 10, Stego Wrap, or an approved equivalent that is classified as a Class A vapor retarder in accordance with ASTM E 1745. The vapor retarder seams and laps should be sealed with a tape product that is approved by the vapor retarder manufacturer. To avoid puncturing of the vapor retarder, construction equipment should not be allowed to drive over any vapor retarder material. The slab designer and slab contractor should refer to ACI 302 for procedures and cautions regarding the use and placement of a vapor retarder. Pavement Section Recommendations Recommended on -site asphalt pavement sections are presented in our March 2006 geotechnical engineering report. We understand that it will necessary to construct improvements to portions of South 143` Street and South 143 Place on the north and south sides of the site, respectively. Lance Mueller Architects provided us with anticipated passenger vehicle and truck traffic information for the adjacent streets. Described as "light industrial ", the traffic loads are relatively light (both streets are dead ends and do not receive thru traffic). Based upon conditions observed at the exploration completed on the site, the road subgrade soils are anticipated to generally consist of fine sand and silty fine sand; these soils are typically rated as offering poor to fair subgrade support characteristics with an estimated California Bearing Ratio (CBR) of about 7. In order to use this CBR value, the soil used beneath the pavement must have support characteristics equivalent to these soils and must be placed under engineering monitored conditions. This estimated CBR value is based upon a comparison of soil samples retrieved from the explorations with published data; performance of a CBR test was not within our authorized scope of services for the project. The following recommendations assume that the pavement section subgrade and any structural fill will be prepared in accordance with the recommendations presented in our March 2006 report. The top 12 inches beneath the pavement section should be compacted to a minimum of 95 percent compaction using ASTM D 1557 (modified Proctor) as a standard. We referenced the City of Tukwila Development Guidelines and Design and Construction Standards (Second Edition, Revision 1, 2005). As such, specifications for pavements and crushed rock base course should conform to specifications presented in Division 9, Materials, of the 2002 WSDOT Standard Specification for Road, Bridge, and Municipal Construction (Publication M41 -10). We recommend the following pavement section for the street improvements: 81052407, 25 October 2006 Material Class B Asphalt Concrete Crushed Rock Base Course Class B Gravel Base Minimum Thickness (inches) 3 4 (compacted thickness) 6 (compacted thickness) LDG Tukwila Warehouse Project No. 81052407 25 October 2006 Page 3 Crushed aggregate base course should meet the requirements presented in Section 9- 03.9(3) of the 2002 WSDOT Standard Specifications. Asphalt concrete pavement should be Class B as described in Sections 5 -04 and 9 -03.8 of the Standard Specifications. Class B gravel base should comply with Specification 9.03.12(1)B. We recommend compacting the crushed rock base course and gravel base to at least 95 percent of the modified Proctor maximum dry density. It would be feasible to substitute Asphalt Treated Base (ATB) for the crushed rock base course. Should this substitution be made, we recommend placing a minimum 3 inch thickness of ATB. Asphalt Treated Base (ATB) should conform to Sections 4 -06.3, 5 -04, and 9 -03.6 of the Standard Specifications. In the event that the road subgrade preparation is completed during wet weather or under wet site conditions, improved pavement section performance would be realized by placing a separation geotextile between the subgrade and the gravel base; the geotextile will reduce the migration of fine grained soil particles from the subgrade up into the crushed rock. We recommend the use of Mirafi 140N, or equivalent, for this purpose. CLOSURE We appreciate this opportunity to be of service to you, and would be pleased to discuss the contents of this letter or other aspects of the project with you at your convenience. Respectfully submitted, Zipper Zeman Associates, Inc. DAVID C. WILLIAMS David C. Williams, L.E.G Associate Distribution: Addressee (2) 81 052407, 25 October 2006 O 614-,,. G John E. Zipper, P.E. Principal IEREs 1 / 24 101 1 ZZA Zi aaer Zeman Associates. Inc. Geotechnical and Environmental Consulting A lferracon Company Landmark Development Group P.O. Box 2010 Milton, Washington 98354 Attention: Mr. Brett Jacobsen Subject: Preliminary Subsurface Exploration and Geotechnical Engineering Evaluation Proposed Warehouse 6301 South 143` Street Tukwila, Washington Dear Brett: J -2407 27 March 2006 Zipper Zeman Associates, Inc. (ZZA) is pleased to present herein a copy of the above - referenced report. This report presents the results of our subsurface exploration and preliminary geotechnical engineering evaluation relative to the site grading and foundation design and construction for the proposed project. Written authorization to proceed with this study was provided by Landmark Development Group on 22 February 2006. Our services have been provided in general accordance with our Scope of Services and Fee Estimate dated 22 February 2006 (P- 3228). The purpose of the study was to establish general surface and subsurface conditions at the site from which preliminary conclusions and recommendations regarding site grading and foundation design and construction could be formulated. Our scope of services included field explorations, laboratory testing, geotechnical engineering analysis, and preparation of this preliminary report. Our scope of services did not include sampling or testing of soil or water for regulated environmental contaminants. The project was in the preliminary design stages at the time this report was prepared in that the configuration and location of the proposed warehouse building had not been determined. Consequently, we made some design assumptions in our analysis. In the event of any changes in the nature, design, or location of the proposed structure, the conclusions and recommendations presented in this preliminary report should be reviewed and modified, if necessary, to reflect the changes. We recommend that ZZA be allowed the opportunity to review the plans and specifications of the project as they are developed to determine that the recommendations presented herein have been properly interpreted with respect to this project. This report is an instrument of service and has been prepared in accordance with generally accepted geotechnical engineering practices for the exclusive use of Landmark Development Group, and its agents, for specific application to this project location and stated purpose. 18905 33rd Avenue West #117, Lynnwood, WA 98036 425- 771 -3304 Fax: 425 -771 -3549 ZZ� SITE AND PROJECT DESCRIPTION LDG Tukwila Warehouse 3 -2407 27 March 2006 Page 2 The project site is a combination of multiple developed parcels located at the southeast quadrant of the Interurban Avenue South and South 143' Street intersection in Tukwila, Washington). The property is bordered to the east by developed properties, the south by South 143'' Place, to the southwest by the Maule Avenue South right -of -way (unimproved), and to the north by South 143'' Street. The site is irregularly shaped and has a north -south dimension of approximately 250 feet and an east -west dimension of approximately 365 feet. The proposed site improvements include: • Erection of a warehouse building that is expected to employ concrete tilt -up construction. At this time, we understand that the panel height may range from 18 to 27 feet. The structure will employ a concrete floor slab; • Development of asphalt -paved vehicle access and parking areas around the building; • Installation of underground service utilities; and, • Structural fill placement to raise site grades slightly. SITE CONDITIONS The site conditions were evaluated in March 2006. The surface and subsurface conditions are described below, while the exploration procedures and interpretive logs of the explorations are presented in Appendix A. Laboratory testing procedures are described in Appendix B and the results are presented on the logs in Appendix A. The proposed site development and approximate exploration locations are shown on the Site and Exploration Plan, Figure 1. Surface Conditions The western portion of the site, which is roughly triangular, served as a construction equipment and materials storage yard at the time we completed our field evaluation. One small wood -frame building was located in this portion of the site. The eastern portion of the site included a single - family residential lot, a parking lot, and small commercial property with a parking lot. The approximate locations of the buildings and pavement on the site are shown on Figure 1. The southern and central portions of the site were mostly level, but to the north the site had a slight slope downward toward South 143'' Street. According to published topographic maps of the site vicinity, the ground surface elevation is approximately 25 feet. The single - family site has some lawn and ornamental landscaping, while the remainder of the site lacks significant vegetation. We did not observe standing or flowing surface water on the site. J-2407, March 2006 ZZA Subsurface Conditions The subsurface exploration consisted of excavating five test pits (TP -1 through TP -5) at the approximate locations shown on Figure 1. Soil descriptions presented in this report are based on the subsurface conditions encountered at specific exploration locations across the site. Variations in subsurface conditions may exist between the exploration locations and the nature and extent of variations between the explorations may not become evident until construction. If variations then appear, it may be necessary to reevaluate the recommendations of this report. Review of the publication Preliminary Geologic Map of Seattle and Vicinity, Washington ( U.S.G.S. Map I -354, 1962) disclosed surficial mapping which characterizes the site as being underlain by alluvial deposits that may be on the order of 25 feet thick. The alluvium is described as consisting of normally consolidated sand and silt, although peat and clay may be present. The developed nature of the site suggests that fill material may be present as well. Tertiary sedimentary bedrock is exposed in a steep slope located west of the site along Interurban Avenue South. The depth to bedrock in the site vicinity is described as below approximately 10 meters, or 33 feet, in the U.S.G.S. publication Map Showing Depth to Bedrock of the Tacoma and Part of the Centralia 30' X 60' Quadrangles, Washington (Map MF -2265, 1994). Each of the explorations disclosed a surficial horizon of fill material that ranged in thickness from approximately 4 inches to 3 feet. The fill generally consisted of medium dense, moist to wet, brown and gray, silty sand with a varied gravel content. Brick clasts were observed within the fill at the test pit TP -1 location, while the fill at the test pit TP -3 location consisted of crushed rock. Some roots and scattered organic materials were observed within the fill on an inconsistent basis. It should be noted that the depth, composition, and density or consistency of fill material may vary over relatively short distances. The fill material was underlain by loose to medium dense fine sand and silty fine sand, as well as soft to stiff silt and fine sandy silt. These alluvial deposits ranged from brown to gray in color and from damp to wet. We also reviewed public data bases maintained by the Washington State Department of Ecology and the University of Washington in order to obtain logs of boring explorations completed by others in the site vicinity. A boring advanced in 1992 by Converse Consultants NW at the intersection of South 143'' Street and Interurban Avenue South disclosed the following stratigraphy: Depth (feet) Soil Condition 0 -7 7 -11 11 — 20 20 -23 23 -26 1 -2407, March 2006 Stiff sandy silt Medium stiff clayey silt Medium stiff sandy silt Medium dense silty sand Medium dense to dense sand LDG Tukwila Warehouse 7 -2407 27 March 2006 Page 3 LDG Tukwila Warehouse 1 -2407 27 March 2006 Page 4 The descriptive log of this exploration did not include numerical "N" values, nor did the log indicate the depth to groundwater, if present. The Ecology web site contained logs of several borings and groundwater observation wells that were installed to a depth of 20 feet in May 2004 at 14201 Interurban Avenue South, about a block northwest of the subject site. The logs describe alluvial soil conditions similar to those encountered at the test pits ZZA completed on site and the boring described above, although the logs do not contain granular soil density or cohesive soil consistency descriptors. The logs indicate that a static water level was recorded at 9 feet below grade at the time of drilling. Groundwater Groundwater, in the form of seepage at the test pit locations, was not observed; in fact, the soil moisture content generally decreased in depth, based upon our visual observations. The moisture content of selected soils tested in our laboratory ranged from 21 to 33 percent on a dry weight basis. It should be noted that groundwater conditions and soil moisture contents are expected to vary with changes in season, precipitation, site utilization, and other on- and off -site factors. Regulated Geologic Hazards We reviewed the Parcel Report for the presented on the King County Assessor's web site, and also the Sensitive Areas Map Folio (King County, December 1990) in order to assess the potential presence of regulated geologic hazards on the site. According the referenced sources, the site is not listed as within areas containing coal mine, erosion, landslide, or seismic hazards. It should be recognized that the site is underlain by alluvial soils of a currently undefined thickness. A definitive determination of the potential for liquefaction of the alluvium below the site would require advancing a boring to a depth greater than that achieved by the test pit explorations completed for this evaluation. CONCLUSIONS AND RECOMMENDATIONS The proposed site improvements include constructing the building, installing underground service utilities, and paving areas adjacent to the building for vehicle access and parking. The building configuration shown on Figure 1 is considered preliminary, and final site grades have yet to be established. For purposes of this report, we have considered that the lower eastern portion of the site may be raised a few feet to match the grade of the remainder of the site. Based upon conditions observed during the field exploration, the project appears feasible from the geotechnical perspective utilizing shallow foundation support for the building. However, the presence of loose and soft surficial soils presents an element of risk regarding potential building settlement if these soils are not densified, or removed and replaced with 1 -2407, March 2006 ZZA adequately compacted structural fill. Also, the relatively low density alluvial soils will be sensitive to loading imparted by fill embankments. Consequently, the potential for settlement should be evaluated if the grading plans, once they are developed, include raising site grades significantly. Presented below are our conclusions and recommendations regarding site preparation, excavations, foundation design and construction, site drainage, and pavement. Seismic Criteria Geotechnical earthquake engineering input to development of the general design response spectrum of the International Building Code 2003 requires a site class definition and short period (S and 1- second period (S1) spectral acceleration values. The USGS National Seismic Hazard Mapping Project (http: / /eghazmaps.usgs.gov/) computes the 2002 spectral ordinates (5 percent damping) at building periods of 0.2 and 1.0 seconds for ground motions at the project site with a 2 percent probability of exceedance in 50 years as 1.4451g and 0.4954g, respectively. Therefore, we recommend that Ss and S1 be assigned values of 1.4451g and 0.4954g, respectively. Based on the subsurface conditions encountered at the site and published geologic literature, and in the absence of boring data that clearly indicates the depth to bedrock below the site's alluvial soil mantle, we estimate that the average properties of the upper 100 feet of the site profile correspond to Site Class D, consistent with very dense soil and soft rock characterized by a shear wave velocity of 600 to 1,200 feet per second, Standard Penetration Resistance values ranging from 15 to 50, and an undrained shear strength in the range of 1,000 to 2,000 pounds per square foot. Site Preparation Demolition and Utility Abandonment LDG Tukwila Warehouse 1 -2407 27 March 2006 Page 5 Site preparation should include the removal of all construction materials, buildings, building foundations, and pavements. Underground piping should be removed from below the new building location; if any other piping is abandoned in place, we recommend backfilling the pipes with Controlled Density Fill (CDF). Underground fuel storage tanks, if present, should be removed in accordance with applicable Washington State Department of Ecology requirements. J -2407, March 2006 Surface Water Control Preparation for site grading and construction should begin with procedures intended to drain any ponded water and control surface water runoff. Attempting to grade the site without adequate drainage control measures will reduce the amount of on -site soil effectively available for use as structural fill for embankments or utility trenches, increase the amount of select import fill materials required, and ultimately increase the cost of the earthwork and foundation construction phases of the project. We anticipate that the use of shallow ditches and sumps with pumps would be adequate for surface water control during wet weather and site conditions. The locations of these features would best be determined during construction. Site Stripping and Grubbing ZZA J -2407, March 2006 Subgrade Preparation LDG Tukwila Warehouse -2407 27 March 2006 Page 6 Stripping efforts should include removal of any remaining vegetation, organic materials, and deleterious debris from areas slated for building, pavement, and utility construction. The surficial topsoil that we observed at the test pit TP -5 was approximately 2 inches thick. However, deeper accumulations of organic materials may be present around tree root masses and in depressions. The site is mantled with a variety of surfaces; including grass, bare earth, pavement, and concrete. Following removal of the organics and hard surfacing, we recommend that a ZZA representative complete a visual observation of the exposed surface as part of efforts to identify accumulations of organic or other deleterious material that should be removed prior to grading. It should be noted that much of the soil has a high percentage of fines (that soil fraction passing the U.S. No. 200 sieve), rendering the material highly moisture - sensitive and susceptible to disturbance when wet. It may be necessary to curtail site preparation activities and grading during wet weather or wet site conditions. It may also be necessary to place working surfaces of granular material for equipment travel and materials storage. The shallow soils consisted of loose to medium dense silty fine sand and soft to medium stiff fine sandy silt; these soils generally increased in density or consistency with depth. Proofrolling and subgrade compaction should be considered an essential step in site preparation. After stripping and grubbing, and prior to placement of structural fill, we recommend that subgrades of the concrete flatwork subgrades, pavement areas, and areas to receive structural fill be proofrolled and compacted to a firm and unyielding condition in order to achieve a minimum compaction level of 95 percent of the modified Proctor maximum dry density (ASTM D 1557) to a depth of at least 1 foot below subgrade elevation. Foundation subgrade preparation recommendations are presented separately in the Foundations section of this report. Proofrolling and adequate compaction can only be achieved when the soils are within approximately ± 2 percent moisture content of the optimum moisture content. Soils which appear firm after stripping and grubbing may be proof - rolled with a heavy compactor, loaded double - axle dump truck, or other heavy equipment under the observation of a qualified geotechnical engineer, or his representative. This observer will assess the subgrade conditions prior to filling. Areas where loose surface soils exist due to previous fill placement procedures or stripping and grubbing operations should be considered fill to the depth of the disturbance and treated as subsequently recommended for structural fill placement. The need for or advisability of proofrolling due to soil moisture conditions should be determined at the time of construction. We recommend that a representative of our firm observe the soil conditions prior to and during proofrolling and subgrade compaction to evaluate the suitability of stripped subgrades prior to fill placement. In wet areas it may be necessary to hand probe the exposed subgrades in lieu of proofrolling with mechanical equipment. ZZA Mt Subgrade soils that become disturbed due to elevated moisture conditions should be overexcavated to reveal firm, non - yielding, non - organic soils and backfilled with compacted structural fill. In order to maximize utilization of site soils as structural fill, we recommend that the earthwork portion of this project be completed during extended periods of warm and dry weather if possible. If earthwork is completed during the wet season (typically November through May) it will be necessary to take extra precautionary measures to protect subgrade soils. Wet season earthwork will require additional mitigative measures beyond that which would be expected during the drier summer and fall months. This could include diversion of surface runoff around exposed soils, draining of ponded water on the site, and collection and rerouting of groundwater seepage. It will be difficult to grade the site during wet weather or wet site conditions, in our opinion. Structural Fill J -2407, March 2006 Subgrade Protection Once subgrades are established, it may be necessary to protect the exposed subgrade soils from construction traffic. Dedicated haul roads and material laydown areas would reduce the amount of potential disturbance. Placing 2 to 4 inch quarry spells, crushed recycled concrete, or clean pit -run sand and gravel over these areas would further protect the soils from construction traffic. Materials considered suitable for subgrade protection are described in the following sections of the 2004 WSDOT /APWA Standard Specifications for Road Bridge, and Municipal Construction (Publication M41 -10): 9- 03.9(1) Ballast* 9- 03.9(3) Base Course* 9 -03.11 Recycled Portland Cement Rubble* 9 -03.18 Foundation Materials Class C* LDG Tukwila Warehouse -2407 27 March 2006 Page 7 * These material specifications should be modified so that the percent passing the U.S. No. 200 sieve is less than 5 percent based upon the fraction passing the U.S. No. 4 sieve. All fill material placed in building, pavement, and non - landscaped areas should be placed in accordance with the recommendations herein for structural fill. Prior to placement, the surfaces to receive structural fill should be prepared as previously described. All structural fill should be free of organic material, debris, or other deleterious material. Individual particle size should generally be less than 6 inches in diameter. Structural fill should be placed in lifts no greater than 10 inches in loose thickness and each lift should be compacted to at least 95 percent of the modified Proctor maximum dry density as determined by the ASTM D 1557 test procedure. We recommend that a geotechnical engineer, or his representative, be present during grading so that an adequate number of density tests may be conducted as structural fill placement occurs. In this way, the adequacy of the earthwork may be evaluated as it proceeds. In the case of roadway and utility trench filling and Table 1 Summary of Soil Compaction Recommendations Location Recommended Minimum Compaction* General fill embankments 95 All fill below building floor slabs and foundations 95 Wall backfill extending behind the wall a distance equal to the wall height 90 Upper 1 foot below pavement section 95 Upper 4 feet of on -site sewer and water trenches 95 Sewer and water trench backfill below 4 feet 90 * ASTM D 1557 Modified Proctor Maximum Dry Density LDG Tukwila Warehouse J -2407 27 March 2006 Page 8 wall backfilling in municipal rights -of -way, the backfill should be placed and compacted in accordance with current City of Tukwila codes and standards. Our recommendations for soil compaction as a function of location are summarized below. The suitability of soils for structural fill use depends primarily on the gradation and moisture content of the soil when it is placed. As the amount of fines (that soil fraction passing the U.S. No. 200 sieve) increases, soil becomes increasingly sensitive to small changes in moisture content and adequate compaction becomes more difficult, or impossible, to achieve. Generally, soils containing more than about S percent fines by weight (based on that soil fraction passing the U.S. No. 4 sieve) cannot be compacted to a firm, non - yielding condition when the moisture content is more than a few percent from optimum. The optimum moisture content is that which yields the greatest soil density under a given compactive effort. At the time of the subsurface evaluation, the site soils disclosed by the explorations had moisture contents that we interpreted to be near or above their anticipated optimum moisture content relative to their possible use as structural fill. However, soil moisture conditions should be expected to change throughout the year. Selective drying of over - optimum moisture soils may be achieved by scarifying or windrowing surficial materials during dry weather. Soils which are dry of optimum may be moistened through the application of water and thorough blending to facilitate a uniform moisture distribution in the soil prior to compaction. We recommend that the site earthwork budget provide provisions for import granular fill material in the event that grading occurs during the wetter times of the year. In the event that inclement weather or wet site conditions prevent the use of on -site soil or non - select material as structural fill, we recommend that a "clean ", free - draining pit -run sand and gravel be used. Such materials should generally contain less than 5 percent fines, based on that soil fraction passing the U.S. No. 4 sieve, and not contain discrete particles greater than 6 inches in diameter. CDF would be a feasible alternative to compacted structural fill, and is most commonly used to backfill confined areas such as utility trenches and foundation excavations. Crashed recycled concrete can also be used as fill under a variety of weather conditions. It should be noted that the placement of structural fill is, in many cases, weather- dependent. J-2407, March 2006 LDG Tukwila Warehouse 1 -2407 27 March 2006 Page 9 Delays due to inclement weather are common, even when using select granular fill. We recommend that site grading and subsurface utility work be scheduled for the drier months, if at all possible. Utility Trenching and Backfilling J -2407, March 2006 Soil Stockpiling Most of the non - organic granular site soils could be used as structural fill below pavements, concrete hardscapes, slabs, and in utility trenches, but only under favorably dry weather and site conditions. If soils are stockpiled for future reuse and wet weather is anticipated, the stockpile should be protected with plastic sheeting that is securely anchored. If on -site soils become unusable, it will become necessary to import clean, granular soils to complete wet weather site work. We recommend that utility trenching, installation, and backfilling conform to all applicable Federal, State, and local regulations such as WISHA and OSHA regulations for open excavations. In order to maintain the function of any existing utilities, we recommend that temporary excavations not encroach upon the bearing splay of existing utilities. Likewise, utility excavations should not encroach upon the bearing splay of footings or floor slabs. The bearing splay of structures and utilities should be considered to begin 3 feet away from the widest point of the pipe or foundation and extend downward at a 1H:1 V slope. If, due to space constraints, an open excavation cannot be completed without encroaching on a utility, we recommend shoring the new utility excavation with a slip box or other suitable equipment. We recommend that utility subgrades be firm, unyielding and free of all soils that are loose, disturbed, or pumping. Such soils should be removed and replaced with compacted structural fill. After a firm subgrade has been established, we recommend that a minimum of 3 inches of bedding material be placed in the trench bottom. Under dry trench conditions, pipe bedding material should conform to Section 9- 03.2(3) of the 2004 WSDOT Standard Specifications. Under wet trench conditions, the fines content of the bedding should not exceed 5 percent based on that fraction passing the U.S. No. 4 sieve. We further recommend that all bedding material extend at least 4 inches above utilities that require protection during subsequent trench backfilling. All trenches should be wide enough to allow for compaction around the haunches of the pipe. Otherwise, materials such as CDF or pea gravel could be used to eliminate the required compaction around the pipe. Backfilling the remainder of the trenches could be completed with on -site soils if they can be compacted to the minimum levels recommended in the Structural Fill section of this report. Wet soils excavated from the trenches could only be used as backfill by reducing the moisture content to within a few percent of optimum. We recommend completing density tests in all utility trench backfill beneath concrete flatwork and pavements in order to determine that the backfill has been compacted in accordance with the approved plans and specifications. Temporary and Permanent Cut Slopes Temporary slope stability is a function of many factors, including the following: 1. The presence and abundance of groundwater; 2. The type and density of the various soil strata; 3. The depth of cut; 4. Surcharge loadings adjacent to the excavation; 5. The length of time the excavation remains open. It is exceedingly difficult under the variable circumstances to pre - establish a safe and "maintenance -free" temporary cut slope angle. Therefore, it should be the responsibility of the contractor to maintain safe slope configurations since the contractor is continuously at the job site, able to observe the nature and condition of the cut slopes, and able to monitor the subsurface materials and groundwater conditions encountered. It may be necessary to drape temporary slopes with plastic or to otherwise protect the slopes from the elements and minimize sloughing and erosion. We do not recommend vertical slopes or cuts deeper than 4 feet if worker access is necessary. The cuts should be adequately sloped or supported to prevent injury to personnel from local sloughing and spalling. The excavation should conform to applicable Federal, State, and local regulations. Based upon our review of WAC 296 -155 -650, Part N (Excavation, Trenching, and Shoring), we have interpreted the existing undisturbed native granular soils and existing granular fill material disclosed by the explorations to meet the Type C definition. The contractor should be prepared to adequately shore all excavations. Foundation Considerations The proposed building is expected to employ either concrete tilt -up construction, and the panel heights are expected to range from 18 to 27 feet. The project was in the preliminary design stage at the time this report was prepared and no structural loading information was available. Consequently for purposes of this report, we have assumed that wall loads will may range from approximately 3,000 to 5,000 pounds per lineal foot, and that column foundation loads may be on the order of 15 to 20 kips. As described previously, the shallow native soils disclosed below the variable depth surficial fill material consisted of loose to medium dense, silty fine sand and soft to stiff, fine sandy silt. These alluvial soils are not particularly dense, and in order to accommodate reasonable loads imparted- by conventional shallow continuous and column foundations, we are recommending specific foundation subgrade improvement procedures. In the event that the subgrade preparation procedures, allowable bearing pressures, and settlement estimates described below are not considered feasible or appropriate for the design, it will be necessary to consider alternative foundation types as the project design proceeds. J -2407, March 2006 LDG Tukwila Warehouse 1 -2407 27 March 2006 Page 10 rearm We recommend overexcavating the native silty fine sand and fine sandy silt soils to a depth of 2 feet below the design foundation subgrade elevation. The excavations should extend laterally 2 feet out from each side of the foundation member. The exposed subgrade should be compacted to at least 95 percent of the modified Proctor maximum dry density to a depth of at least lfoot below the excavation surface. Following compaction of the excavation subgrade, we recommend backfilling the excavations up to foundation subgrade elevation with an imported sand and gravel mix. We recommend that the import granular fill have a gradation that generally conforms to Specification 9.03.14(1) for Gravel Borrow as described in the 2004 WSDOT Standard Specifications for Road, Bridge, and Municipal Construction (Publication M41 -10). The fill should be compacted in lifts to at least 95 percent of the modified Proctor maximum dry density. Alternatively, it would be feasible to backfill the excavations with CDF that has a minimum compressive strength of 30 psi. Continuous and isolated column foundations constructed above a subgrade prepared as described above may be designed for a maximum allowable bearing pressure of 1,400 pounds per square foot (psf). A one -third increase of this bearing pressure may be used for short-term wind or seismic loading. We estimate that the total settlement of foundation members constructed above a bearing surface as described above will approach one inch. Differential settlement is expected to approach one -half of the total settlement. J-240'7, March 2006 Foundation Subgrade Preparation — Alternative 1 Foundation Subgrade Preparation — Alternative 2 LDG Tukwila Warehouse 1 -2407 27 March 2006 Page 11 Removing the loose sand and soft silt soils to a greater depth than described above for Alternative No. 1 will allow the use of a higher allowable foundation bearing pressure. It appears feasible from the geotechnical perspective to excavate the soft or loose soil and then backfill the overexcavated areas with structural fill compacted to at least 95 percent of the modified Proctor maximum dry density (ASTM D 1557) up to design foundation subgrade elevation. With this alternative, we recommend that the excavation extend outward from the base of the foundation at a 1 H:1 V (Horizontal:Vertical) slope. It would be feasible from the geotechnical perspective to substitute CDF with a compressive strength of at least 42 psi for the compacted structural fill in overexcavated areas. If CDF is utilized to backfill overexcavated foundation areas, the excavation need only be as wide as the foundation base. Based on the conditions observed at the test pit locations, we anticipate that the depth below existing site grades to at least medium dense or medium stiff soil may range from approximately 3 to 7 feet. We recommend that a ZZA representative be on site during the foundation excavation phase in order to evaluate the adequacyof the excavation subgrades. Continuous and isolated column foundations constructed above a subgrade prepared as described above may be designed for a maximum allowable bearing pressure of 2,000 pounds per square foot (psf). A one -third increase of this bearing pressure may be used for short-term wind or seismic loading. We estimate that the total settlement of foundation members ZZA constructed above a bearing surface as described above will approach three quarters of one inch. Differential settlement is expected to approach one -half of the total settlement. Backfilled Walls J -2407, March 2006 Passive Resistance For building and retaining wall foundations, we recommend using an allowable base friction value of 0.30 and a maximum allowable passive resistance of 250 pcf for those foundations embedded at least 18 inches below finish grades, neglecting the uppermost foot of embedment. This passive resistance assumes that the backfill material placed around the foundations consists of sand and gravel compacted to at least 95 percent density (ASTM D 1557). Foundation Embedment Exterior footings should extend at least 18 inches below adjacent grade for frost protection, while the interior footings should extend at least 12 inches below adjacent grade. Foundation widths should be determined by the structural engineer based upon current IBC requirements and the allowable bearing pressure described above. Foundation Drainage LDG Tukwila Warehouse -2407 27 March 2006 Page 12 We recommend protecting the structure by a perimeter footing drain if the presence of moisture below the building interior will be undesirable. The drain should consist of a minimum 4 -inch diameter rigid perforated pipe, placed with the perforations facing down, and embedded in at least a 6 -inch thick envelope of clean, free - draining granular material, such as pea gravel. Footing drains should be directed toward appropriate storm water drainage facilities. Roof drains should not be connected to the footing drains in such a fashion that water from the roof could enter the foundation drains. It is our preliminary understanding that no significant retaining walls are proposed for the site. However, if loading docks are constructed, backfill placed behind conventional cast -in- place concrete walls should be placed in accordance with our recommendations for structural fill The following recommended earth pressures, presented as equivalent fluid weights, are based on the assumption of a uniform level granular backfill with no buildup of hydrostatic pressure behind the wall. To minimize lateral earth pressures and prevent the buildup of hydrostatic pressures, the wall backfill should consist of a free - draining granular material coupled with a perforated pipe drain placed at the base of the wall backfill, similar in configuration to that described for the perimeter footings. All backfill within 24 inches of the wall should contain less than 5 percent fines, based on the portion passing the U.S. No 4 sieve. If the backfilled walls are structurally restrained from lateral movement at the top, we recommend that they be designed for an "at- rest" equivalent fluid weight of 50 pounds per cubic LDG Tukwila Warehouse 1 -2407 27 March 2006 Page 13 foot (pcf). If the tops of the walls are free to move laterally in an amount equal to at least 0.1 percent of the wall height during placement of backfill soils, they may be designed for an "active" equivalent fluid weight of 35 pcf Surcharges due to floor loads, equipment loads, or materials must be added to these values. The above equivalent fluid pressures assume that the wall backfill was compacted to approximately 90 percent of the modified Proctor maximum dry density. Additional compaction adjacent to the wall will increase the earth pressure, while a lesser degree of compaction could permit post construction settlements. Concrete Slab -on -Grade Support Criteria Given the lack of a grading plan at the time this report was prepared, whether slabs will be founded on native ground or fill material is currently unknown. In any case, slabs -on -grade should be founded on soils compacted to 95 percent relative density (ASTM D 1557). Interior building slabs should be underlain by capillary break comprising a minimum 4-inch thickness of coarse free draining granular material such as pea gravel or 5/8 -inch crushed rock. A plastic vapor barrier should be installed between the granular capillary break and the concrete slab. The shallow alluvial soils are not particularly dense. Consequently, we recommend that we be provided the opportunity to evaluate the potential for consolidation of the site soils in the event that the grading plans include raising site grades, particularly below future floor slabs. Pavement Section Recommendations On -site vehicle parking facilities and driveways will be available for both passenger vehicles and trucks. It must be recognized that pavement design is a compromise between high initial cost with low maintenance on one side, and lower initial cost coupled with the need for periodic repairs and higher long -term maintenance. Critical features that govern the performance of the pavement include the stability of the subgrade soils, the presence or absence of moisture, free water, and organics in the subgrade, the fines content of the subgrade soils, the traffic volume, and the intended use. The subgrade soils are anticipated to generally consist of silty fine sand and fine sandy silt; these soils are typically rated as offering poor to fair subgrade support characteristics with an estimated California Bearing Ratio (CBR) of about 7. In order to use this CBR value, the soil used beneath the pavement must have support characteristics equivalent to these soils and must be placed under engineering monitored conditions. This estimated CBR value is based upon a comparison of soil samples retrieved from the explorations with published data; performance of a CBR test was not within our authorized scope of services.- The following recommendations assume that the subgrade and any structural fill will be prepared in accordance with the recommendations presented in this report. The top 12 inches beneath the pavement should be compacted to a minimum of 95 percent compaction using ASTM D 1557 as a standard. 12407, March 2006 Table 2 Recommended Pavement Sections Traffic Type Asphalt Thickness (inches) Compacted Crushed Base/Top Course (inches) ATB Substitute for Crushed Aggregate (inches) Light 2 6 4 Heavy 3 8 5 LDG Tukwila Warehouse 3 -2407 27 March 2006 Page 14 Specifications for pavements and crushed base/top course should conform to specifications presented in Division 9, Materials, of the 2002 WSDOT Publication M41 -10. In lieu of crushed gravel base/top course, asphalt treated base (ATB) can be substituted. ATB could be utilized to provide a wearing surface during construction and protect the subgrade soils that would otherwise be subjected to construction traffic. Some degredation of the ATB in areas subjected to repeated and/or concentrated equipment traffic should be anticipated. Degraded areas would require removal and repair prior to paving with Class B asphalt. The following table presents recommended minimum pavement sections for light (automobile) and heavy truck traffic levels. The heavy section described below would be appropriate for those portions of the site that are likely to see regular truck traffic, such as the entry/exit drives, and the route to the dumpster area and loading/unloading areas. Crushed aggregate base course should meet the requirements presented in Section 9- 03.9(3) of the 2002 WSDOT Standard Specifications. Asphalt concrete pavement should be Class B as described in Sections 5 -04 and 9 -03.8 of the Standard Specifications. Asphalt Treated Base (ATB) should conform to Sections 4 -06.3, 5-04, and 9 -03.6 of the Standard Specifications. In areas where the pavement section subgrade consists of silty fine sand or fine sandy silt, improved pavement section performance would be realized by placing a separation geotextile between the subgrade and the crushed rock base course; the geotextile will reduce the migration of fine grained soil particles from the subgrade up into the crushed rock. We recommend the use of Mirafi 140N, or equivalent, for this purpose. Surface Water Drainage Considerations The proposed configuration of the property will result in covering much of the site with impervious surfacing. We recommend that the site grades be established such that the ground surface slopes away from the building, allowing surface water to drain via gravity toward approved surface water drainage provisions. Recommendations for Further Study` This report should be considered preliminary in nature in that the building location has yet to be firmly established, foundation loads were not available at the time this report was prepared, and site grades were still unknown. We recommend that we be given the opportunity to review the project plans as the design proceeds in order to verify that the recommendations J -2407, March 2006 ZZA roam presented herein have been properly interpreted and incorporated into the design, and to determine whether or not additional subsurface exploration to better characterize site conditions may be valuable. At this time, we anticipate that the project may benefit from at least one boring that would allow a determination of the depth to either glacially consolidated soils or bedrock (this would help to better characterize the seismic site class) and to better evaluate the site's liquefaction potential. In the event that the decision is made to raise site grades significantly, it would be appropriate to assess the effect of the loading imposed by the additional fill material relative to consolidation of the existing shallow soils. CLOSURE The conclusions and recommendations presented in this preliminary report are based on the explorations accomplished for this study. The number, location, and depth of the explorations for this study were completed within the site and scope constraints of the project so as to yield the information necessary to formulate our recommendations. We appreciate this opportunity to be of service to you, and would be pleased to discuss the contents of this report or other aspects of the project with you at your convenience. Distribution: Addressee (3) J-2407, March 2006 Respectfully submitted, Zipper Zeman Associates, Inc. CSi 14)(4 vid C. Williams ,7,.E.G. Associate John E. Zipper, P.E. Principal LDG Tukwila Warehouse 1 -2407 27 March 2006 Page 15 Enclosures: Figure 1— Site and Exploration: Plan Appendix A — Field Exploration Procedures and Logs togas 1 /24 I 0 { Appendix B - Laboratory Testing Procedures and resu is LEGEND: TP -1 TEST PIT NUMBER AND APPROXIMATE LOCATION APPROXIMATE LOCATION OF EXISTING BUILDING - 1 APPROXIMATE LIMITS OF L _ J EXISTING ASPHALT PAVEMENT s 0 s iTP -1 50 APPROXIMATE SCALE IN FEET 100 7 - APPROXIMATE SITE SOUTH 143RD STREET BOUNDARY ////(//_//// rg TP-4 PROPOSED BUILDING LOCATION / / / / /// rw TP -3 SOUTH 143RD PLACE ZZA Zipper Zem Assoc iates, Inc. Geotechnical and Env iron mental Consulting 18905 33rd Avenue West, Suite 117 Lynnwood, Washington 98036 Tele: (425) 771 -3304 Fax: (425) 771 -3549 Project No: J -2407 Drawn by :J. Duncan Date: Mar., 2008 Scale: As Noted NOTES: 1. EXPLORATION AND SITE FEATURE LOCATIONS ARE APPROXIMATE 2. FIGURE TAKEN FROM DRAWING PROVIDED BY LDG, AERIAL PHOTOGRAPHS, AND ZZA FIELD MEASUREMENTS. Porposed LDG Warehouse Tukwila, Washington FIGURE 1 - SITE AND EXPLORATION PLAN APPENDIX A FIELD EXPLORATION PROCEDURES AND LOGS APPENDIX A FIELD EXPLORATION PROCEDURES AND LOGS J -2407 The field exploration for this current phase of the project included logging subsurface conditions disclosed by five test pits (TP -1 through TP -5). The test pits were excavated by a local contractor working for Landmark Development Group. Approximate exploration locations are shown on the Site and Exploration Plan, Figure 1. Exploration locations were determined by measuring distances from existing site features with fiberglass and steel tapes relative to an undated site plan provided by Landmark Development Group. As such, the exploration locations should be considered accurate to the degree implied by the measurement method. Ground surface elevations of the explorations were not determined. The following sections describe our procedures associated with the exploration. Descriptive logs of the explorations are enclosed in this appendix. Test Pit Explorations An independent contractor working under subcontract to Landmark Development Group excavated the test pits through the use of a tracked excavator. An engineering geologist from our firm continuously observed the test pit excavations, logged the subsurface conditions, and obtained representative soil samples. The samples were stored in moisture tight containers and transported to our laboratory for further visual classification and testing. After we logged each test pit, the operator backfilled them. Some settlement of the backfill should be expected over time. We completed a hand auger boring at the test pit TP -5 location subsequent to completion of the test pit. The purpose of the additional exploration was to obtain relative density and consistency values for the soils. Granular soil density and cohesive soil consistency were determined through the use of the Dynamic Cone Penetrometer in general accordance with ASTM Special Technical Publication No. 399. This procedure entails driving a steel rod equipped with a specifically sized conical tip into the ground with a 15 -pound drop hammer free falling 20 inches. After seating the penetrometer into the soil a depth of 2 inches, the number of blows required to drive the penetrometer over three successive 1.75 -inch intervals is recorded and averaged. This numerical value, "Nc ", has been shown to correlate with the Standard Penetration Test (ASTM D 1586) "N" value. The Nc values for specific depths are indicated on the log for test pit TP -5 in this appendix. The enclosed test pit logs indicate the vertical sequence of soils and materials encountered in each test pit, based primarily on our field classifications and supported by our subsequent laboratory testing. Where a soil contact was observed to be gradational or undulating, our logs indicate the average contact depth. We estimated the relative density and consistency of in situ soils by means of the excavation characteristics and by the sidewall stability. Our logs also indicate the approximate depths of any sidewall caving or groundwater seepage observed in the test pits, as well as all sample numbers and sampling locations. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Zipper Zeman Associates, Inc. 18905 — 33 Avenue West, Suite 117 Lynnwood, Washington 98036 (425) 771 - 3304 Test Pit TP -1 Project: LDG Warehouse, Tukwila Project No.: J -2407 Date Excavated: 2 March 2006 Location: See Figure 1 Approx. ground surface elevation (feet): Not determined Depth (feet) Material Description 1v Moisture Sample Testing 1 Medium dense, moist, brown and gray, gravelly, silty SAND with some brick fragments (Fill) Medium dense, moist, gray and brown, silty SAND with silty, gravelly SAND clasts (Fill) Medium dense, moist, gray grading to brown at 6 feet, silty fine SAND Medium stiff, moist, brown with some gray, fine sandy, SILT Medium dense, damp, gray, fine SAND with some silt 2 3 4 21% S -1 5 6 7 8 9 10 11 33% S -2 12 13 Total depth =12 feet No groundwater seepage or caving observed. • 14 15 16 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Zipper Zeman Associates, Inc. 18905 — 33 Avenue West, Suite 117 Lynnwood, Washington 98036 (425) 771 - 3304 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Zipper Zeman Associates, Inc. 18905 — 3r Avenue West, Suite 117 Lynnwood, Washington (425) 771 - 3304 Test Pit TP -2 Project: LDG Warehouse, Tukwila Project No.: J-2407 Date Excavated: 2 March 2006 Location: See Figure 1 Approx. ground surface elevation (feet): Not determined Depth (feet) Material Description Nc Moisture Sample Testing 1 10± inches medium dense, wet, gray, silty, gravelly SAND with some roots and fine organics (Fill) 2 Very stiff, moist, gray, SILT - desiccated 3 Soft to medium stiff, moist, brown, SILT with some sand and scattered roots to 18 -inch depth Loose to medium dense, damp, brown, silty fine SAND with some fine sandy silt horizons 33% S -1 GSA 4 5 6 7 8 9 10 11 Total depth = 10.5 feet. 12 13 No groundwater or caving observed. 14 15 16 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Zipper Zeman Associates, Inc. 18905 — 3r Avenue West, Suite 117 Lynnwood, Washington (425) 771 - 3304 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Zlpaer Zeman Associates, Inc. 18905 — 33 Avenue West, Suite 117 Lynnwood, Washington (425) 771 - 3304 Test Pit TP -3 Project: LDG Warehouse, Tukwila Project No.: J -2407 Date Excavated: 2 March 2006 • Location: See Figure 1 Approx. ground surface elevation (feet): Not determined Depth (feet) Material Description Pic Moisture Sample Testing 1 41 inches 5/8 -inch CRUSHED ROCK (Fill) above soft to medium stiff, moist, brown, fine sandy SILT with some silty fine sand horizons 2 3 4 5 6 7 8 9 • 10 11 12 13 Total depth = 12 feet. No groundwater or caving observed. 14 15 16 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Zlpaer Zeman Associates, Inc. 18905 — 33 Avenue West, Suite 117 Lynnwood, Washington (425) 771 - 3304 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Zipper Zeman Associates, Inc. 18905 — 33a Avenue West, Suitt 117 Lynnwood, Washington (425) 771 - 3304 Test Pit TP-4 Project: LDG Warehouse, Tukwila Project No.: J -2407 Date Excavated: 2 March 2006 Location: See Figure I Approx. ground surface elevation (feet): Not determined Depth (feet) Material Description Nk Moisture Sample Testing 1 Medium dense, moist, brown, gravelly, silty SAND (Fill) Loose to medium dense, damp to moist, brown, fine SAND and silty fine SAND - become mottled gray and brown 2 3 23% S -I 4 5 6 7 8 9 • 10 11 12 13 14 15 Total depth = 14 feet. No groundwater or caving observed. 16 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Zipper Zeman Associates, Inc. 18905 — 33a Avenue West, Suitt 117 Lynnwood, Washington (425) 771 - 3304 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 18905 — 33' Avenue West, Suite 117 Zipper Zeman Associates, Inc. Lynnwood, Washington • (425) 771 - 3304 Test Pit TP -5 Project: LDG Warehouse, Tukwila Project No.: J -2407 Date Excavated: 2 & 3 March 2006 Location: See Figure 1 Approx. ground surface elevation (feet): Not determined Depth (feet) Material Description Ti Moisture Sample Testing 1 7± inches loose, moist, gray -brown, silty SAND with trace gravel and fine organic material, some fine roots in upper 2 inches above soft to medium stiff, damp to moist, brown, fine sandy SILT Stiff, moist, brown SILT with trace to some fine sand 2 3 3 4 5 3 6 7 7 8 9 7 10 11 11 Total depth =.10.6 feet. No groundwater or caving observed. - 12 13 14 15 16 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 18905 — 33' Avenue West, Suite 117 Zipper Zeman Associates, Inc. Lynnwood, Washington • (425) 771 - 3304 APPENDIX B LABORATORY TESTING PROCEDURES AND RESULTS A series of laboratory tests were performed during the course of the this study to evaluate the index and geotechnical engineering properties of the subsurface soils. Descriptions of the types of tests performed are given below. Visual Classification Samples recovered from the exploration locations were visually classified in the field during the exploration program. Representative portions of the samples were carefully packaged in moisture tight containers and transported to our laboratory where the field classifications were verified or modified as required. Visual classification was generally done in accordance with the Unified Soil Classification system. Visual soil classification includes evaluation of color, relative moisture content, soil type based upon grain size, and accessory soil types included in the sample. Soil classifications are presented on the exploration logs in Appendix A. Moisture Content Determinations (MC) Moisture content determinations were performed on representative samples obtained from the exploration in order to aid in identification and correlation of soil types. The determinations were made in general accordance with the test procedures described in ASTM: D -2216. The results are shown on the exploration logs in Appendix A. Grain Size Analysis (GSA) APPENDIX B LABORATORY TESTING PROCEDURES .1-2407 A grain size analysis indicates the range in diameter of soil particles included in a particular sample. Grain size analyses were performed on representative samples in general accordance with ASTM D 422. The grain size analyses were conducted only to determine the fines content of samples - the dry weight percentage of soil passing the U.S. No. 200 sieve (200 wash). The results of the fines content determinations for the samples are presented on the logs in Appendix A. 36* 100 GRAIN SIZE OF 1 SIZE ANALYSIS OPENING IN INCHES 12. i J - y J J 4. air 1 Test U.S. I 10 1 Results STANDARD zo Summary SIEVE SIZE 40 140 200 I C t ASTM D 422 HYDROMETER _, 90 ! l- 2 80-- 0 W 70 >- 03 _ w 60 z LL Z 50—^— W _ 0 W 4 0-- 0- 30_, 20 -- 10— 0 1 1000.000 100 000 10.000 1.000 0.100 0.010 PARTICLE SIZE IN MILLIMETERS 0.001 BOULDERS Coarse { Fine Coarse Medium bine Sift pay COBBLES GRAVEL. SAND FINE GRAINED Comments: Exploration Sample Depth (feet) Moisture (%) Fines (%) Description TP - 2 S -1 2 33 90.8 SILT with some sand ZZA m Zip Geotect mlcai per Zeman and Associates, Envi Inc. Consuhln¢ .. JOB NO: J -2407 DATE OF TESTING: 3/7/2006 PROJECT NAME: LDG Warehouse 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 V. CONVEYANCE SYSTEM ANALYSIS AND DESIGN DODDS ENGINEERS, INC. C I V I L E N G I N E E R I N G S U R V E Y I N G P L A N N I N G 4205 1413TH AVE. N.E.. SUITE 200 - BELLEVUE. WA 98007 [205] 885 -7877 OR 454 -3743 CoNVE.L; p.tce cc s ASAty o (t."\ SNI S i t LS EC, S HT 4oC-10 OF C e toN G LGS' 1s 0 cps. I kT ONS c 0,G` CN2Qlss t 0. GJa y: ► , FQS SITE, ©�c t=oy rr�ciA (204, c' Pv tOV `�L`' HAS S c . 1F�� �CtEN S rtoN cix9NA, ; t r s'' d� tS dk. t J 1\s 1 N 00 ce1a R AS‘c-I 50 T \ S S•+ STE JOB NO. Za o DATE 1/1/0.1 O B Y rr>Dp12f lS 5lst1/4A6 S t M 54L' -1 ( S00 SHEET oF' VIII. EROSION /SEDIMENTATION CONTROL (ESC) ANALYSIS & DESIGN DODDS ENGINEERS, INC. C I V I L E N G I N E E R I N G S U R V E Y I N G P L A N N I N G 4205 148TH AVE. N.E., SUITE 200 - BELLEVUE. WA 98007 )206) 885 -7877 OR 454 -3743 i Lk _ G-5l tvo (tvi gisau S+N %pcw4s 12 ' n 50 IC6 X24 v- 20420 (0 l eo< r1- - 7(Vtos ' 50(2- / -E A 'L`_ v1 c.,er LS 12 + i N r›.,^ V? 6t2 1D _ l ttvs "t M.o 'NAN P A N CA C C--M pv649- LQv C-_ ou L L Oi k Pc .'a 1 N P c T w 1 LL O&1 tZ Off LEW JOB NO.2 DATE M $ n� B Y� 'n�n��- IX. BOND QUANTITY WORKSHEET (Not included in initial application submission) IIMIIIIIIIIIMMIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIMIIIIMIIIIIMIIIMIIIIIIIIIIIIIII APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES Maintenance Component General Pond Dikes NO. 1 - DETENTION PONDS Storage Area Emergency Overflow/Spillway Defect Trash & Debris Side Slopes of Pond Erosion Poisonous Vegetation Pollution Urunowed Grass/ Ground Cover Rodent Holes Insects Tree Growth Sediment Settlements Rock Missing 1998 Surface Water Design Manual KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL Conditions When Maintenance Is Needed Any trash and debris which exceed 1 cubic foot per 1,000 square feet (this is about equal to the amount of trash it would take to fill up one standard size office garbage can). In general, there should be no visual evidence of dumping. Any poisonous or nuisance vegetation which may constitute a hazard to County personnel or the public. Oil, gasoline, or other contaminants of one gallon or more or any amount found that could: 1) cause damage to plant, animal, or marine life; 2) constitute a fire hazard; or 3) be flushed downstream during rave storms. If fealty is located in private residential area. mowing is needed when grass exceeds 18 inches in height In other areas, the general policy is to make the pond site match adjacent ground cover and terrain as long as there is no interference with the function of the facility. Any evidence of rodent holes if tadtity is acting as a dam or berm, or any evidence of water piping through dam or berm via rodent holes. When insects such as wasps and homets interfere with maintenance activi ties. Tree growth does not allow maintenance access or interferes with maintenance activity (i.e., slope mowing, silt removal, vectoring, or equipment movements). If trees are not interfering with access, leave trees alone. Eroded damage over 2 inches deep where cause of damage is still present or where there is potential for continued erosion. Accumulated sediment that exceeds 10% of the designed pond depth. Any part of dike which has settled 4 inches lower than the design elevation. Only one layer of rock exists above native soil in area five square feet or larger, or any exposure of native soil at the top of out flow path of spillway. Rip -rap on inside slopes need not be replaced. A -1 Results Expected When Maintenance Is Performed Trash and debris cleared from site. No danger of poisonous vegetation where County personnel or the public night normally be. (Coordination � No contaminants present other than a surface film. (Coordination with County Health Department) When mowing is needed, grass/ground cover should be mowed to 2 inches in height. Mowing of selected higher use areas rather than the entire slope may be acceptable for some situations. Rodents destroyed and dam or berm repaired. (Coordination with SeattleAGng County Health Department) Insects destroyed or removed from site. Trees do not hinder maintenance actnnities. Selectively cultivate trees such as alders for firewood. Slopes should be stabilized by using appropriate erosion control measure(s); e.g., rock reinforcement, planting of grass, compaction. Sediment cleaned out to designed pond shape and depth; pond reseeded if necessary to control erosion. Dike should be built back to the design elevation. Replace rocks to design standards. 9/1/98 APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES Maintenance Component General Storage Area Filter Bags Rock Filters NO. 2 - INFILTRATION Side Slopes of Pond Emergency Overflow Spillway Settling Ponds and Vaults Defect Trash & Debris Poisonous Vegetation Pollution Unmowed Grass/ Ground Cover • Rodent Holes trisects Sediment Sheet Cover (If Applicable) Sump Filled with Sediment and Debris (If Applicable) Filled with Sediment and Debris Sediment and Debris Erosion Rock Missing Sediment Conditions When Maintenance Is Needed See 'Ponds' Standard No. 1 See 'Pouts' Standard No. 1 See 'Ponds' Standard No_ 1 See 'Ponds' Standard No. 1 See 'Ponds' Standard No. 1 See 'Ponds' Standard No. 1 A percolation test pit or test of facility indicates facility is only working at 90% of its designed capabilities. If two inches or more sediment is present, remove. Sheet cover is visible and has more that three 1 /4-inch holes in it. Any sediment and debris filling vault to 10% of depth from sump bottom to bottom of outlet pipe or obstructing flow into the connector pipe. Sediment and debris till bag more than 1/2 full. By visual inspection, little or no water flows through filter during heavy rain storms. See 'Ponds' Standard No. 1 See 'Ponds' Standard No. 1 Remove when 6' or more. A - 2 Results Expected When Maintenance Is Performed See 'Ponds' Standard No. 1 See 'Ponds' Standard No. 1 See 'Ponds' Standard No. 1 See 'Ponds' Standard No. 1 See 'Ponds' Standard No. 1 See 'Ponds' Standard No. 1 Sediment is removed and/or facility is cleaned so that infiltration system works according to design. Sheet cover repaired or replaced_ Clean out sump to design depth_ Replace filter bag or redesign system. Replace gravel in rock filter. See 'Ponds' Standard No. 1 Note: Sediment aoaarrulation of more than .25 inches per year may indicate excessive erosion is occurring upstream of the facility or that conveyance systems are not being properly maintained The contributing drainage area should be checked for erosion problems or inadequate maintenance of conveyance systems if excessive sedimentation is noted in an infiltration facility. Check twice a year during fist 2 years of operation; once a year thereafter. Clean manholes/catch basins, repair damaged inlets/outlets, clean trash radcs. 9/1/98 1998 Surface Water Design Manual Maintenance Component Storage Area Manhole Catch Basins APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES NO. 3 - CLOSED DETENTION SYSTEMS (PIPES/TANKS) Defect Plugged Air Vents One-half of the cross section of a vent is blocked at any point with debris and sediment Accumulated sediment depth exceeds 10' of the diameter of the storage area for length of storage vault or any point depth exceeds 15% of diameter. Example: 72-inch storage tank would require leaning when sediment reaches depth of 7 inches for more than Yz length of tank. Any crack allowing material to be transported into facility Any part of tank/pipe is bent out of shape more than 10% of it's design shape Cover is missing or only partially in per. Any open manhole requires maintenance. Mechanism cannot be opened by one maintenance person with proper tools. Bolts into frame have less than 14 inch of thread (may not apply to self - locking lids.) One maintenance person cannot remove lid after applying 80Ibs of lift. Intent is to keep cover from sealing off access to maintenance. King County Safety Office and/or maintenance person judges that ladder is unsafe due to missing rungs, misalignment. rust, or cracks. Debris and All sedment and debris Sediment removed from storage area. Joints Between Tank/Pipe Section Tank Pipe Bent Out of Shape Cover Not in Place Locking Mechanism Not Working Cover Difficult to Remove Ladder Rungs Unsafe Conditions When Maintenance is Needed Results Expected When Maintenance is Performed See 'Catch Basins° Standards No. 5 Vents free of debris and sediment All joint between tank /pipe sections are sealed Tank/ pipe repaired or replaced to design. Manhole is dosed. Mechanism opens with proper tools. Cover can be removed and reinstalled by one maintenance person. Ladder meets design standards allows maintenance person safe access. See °Catch Basins" Standards No. 5 1998 Surface Water Design Manual 9/1/98 A -3 APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES Maintenance Component General Cleanout Gate Orifice Plate Overflow Pipe Manhole Catch Basin 9/1/98 NO. 4 - CONTROL STRUCTURE/FLOW RESTRICTOR Defect Trash and Debris (includes Sediment) Structural Damage Condition When Maintenance is Needed Distance between debris build -up and bottom of orifice plate is less than 1-1/2 feet. Structure is not securely attached to manhole wall and outlet pipe structure should support at least 1,0001bs of up or down pressure. Structure is not in upright position (allow up to 10% from plumb). Connections to outlet pipe are not watertight and show signs of rust Any holes —other than designed holes—in the structure. Damaged or Missing Cteanout gate is not watertight or is missing. Gate cannot be moved up and down by one maintenance person. Chain leading to gate is missing or damaged. Gate is rusted over 50% of its surface area. Damaged or Missing Control device is not working properly due to missing, out of place, or bent orifice plate. Obstructions Obstructions Any trash, debris, sediment, or vegetation blocking the plate. Any trash or debris blocking (or having the potential of bioddng) the overflow pipe. See - Closed Detention Systems' Standards No. 3 See 'Catch Basins' Standards No. 5 A-4 Results Expected When Maintenance is Performed All trash and debris removed. Structure securely attached to wall and outlet pipe. Structure in correct position. Connections to outlet pipe are water tight; structure repaired or replaced and works as designed. Structure has no holes other than designed holes. Gate is watertight and works as designed. Gate moves up and down easily and is watertight. Chain is in place and works as designed. Gate is repaired or replaced to meet design standards.. Plate is in place and works as designed. Plate is free of all obstructions and works as designed. Pipe is free of all obstructions and works as designed. See 'Closed Detention Systems' Standards No. 3 See 'Catch Basins' Standards No. 5 1998 Surface Water Design Manual Maintenance Component General NO. 5 - CATCH BASINS Defect Trash & Debris (includes Sediment) Cracks in Basin Wails/ Bottom Sediment/ Misalignment 1998 Surface Water Design Manual APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACQSIIF.S Conditions When Maintenance is Needed Trash or debris of more than 1/2 cubic foot which is located immediately in front of the catch basin opening or is bloddng capacity of the basin by more than 10% Trash or debris (in the basin) that exceeds 1/3 the depth from the bottom of basin to invert the lowest pipe into or out of the basin. Trash or debris in any inlet or outlet pipe blocking more than 1/3 of its height Dead animals or vegetation that could generate odors that could cause complaints or dangerous gases (e.g., methane). Deposits of garbage exceeding 1 cubic foot in volume Structure Damage to Comer of frame extends more than 3/4 inch past Frame and/or Top Slab curb face into the street (If applicable). Top slab has holes larger than 2 square inches or cracks wider than 1/4 inch (intent is to make sure all material is running into basin). Frame not sitting flush on top slab, i.e., separation of more than 3/4 inch of the frame from the top slab. Cracks wider than 1/2 inch and longer than 3 feet, any evidence of soil particles entering catch basin through cracks, or maintenance person judges that structure is unsound. Cracks wider than 1/2 inch and longer than 1 foot at the joint of any inlet/ outlet pipe or any evidence of soil particles entering catch basin through cracks. Basin has settled more than 1 inch or has rotated more than 2 inches out of alignment A -5 Results Expected When Maintenance is performed No Trash or debris located immediately in front of catch basin opening. No trash or debris in the catch basin. Inlet and outlet pipes free of trash or debris. No dead animals or vegetation present within the catch basin. No condition present which would attract or support the breeding of insects or rodents. Frame is even with curb. Top slab is free of holes and cracks. Frame is ;fitting flush on top slab. Basin replaced or repaired to design standards. No cracks more than 1/4 inch wide at the joint of inlet/outfet l - Basin replaced or repaired to design standards. 9/1/98 APPENDIX A MAIN ENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES Maintenance Component Catch Basin Cover Ladder Metal Grates (If Appilcable) Maintenance Components General Metal 9/1/98 NO. 5 - CATCH BASINS (CONTINUED) Defect Fire Hazard Damaged or Missing_ Conditions When Maintenance Is Needed Presence of chemicals such as natural gas, oil and gasoline. Vegetation Vegetation growing across and blocking more than 10% of the basin opening. Vegetation growing in inlet/outlet pipe joints that is more than scc inches tall and less than six inches apart. Pollution Nonflammable chemicals of more than 1/2 cubic foot per three feet of basin length. Cover Not in Place' Cover is missing or only partially in place. Any open catch basin requires maintenance. Locking Mechanism Mechanism cannot be opened by on maintenance Not Working person with proper tools. Bolts into frame have less than 1/2 inch of thread. Cover Difficult to One maintenance person cannot remove lid after Remove applying 80 lbs. of Et intent is keep cover from sealing off access to maintenance. Ladder Rungs Ladder is unsafe due to missing rungs, misalignment, Unsafe rust, cracks, or sharp edges. Grate with opening wider than 7/8 inch. Trash and Debris Trash and debris that is blocking more than 20% of grate surface. Grate missing or broken member(s) of the grate. NO. 6 DEBRIS BARRIERS (E.G., TRASH RACKS) Defect Condition When Maintenance is Needed Trash and Debris Trash or debris that is plugging more than 20% of the openings in the barrier. Damaged/ Missing Bars are bent out of shape more than 3 inches. Bars. Bars are missing or entire barrier missing. Bars are loose and rust is causing 50% deterioration to any part of barrier. A - 6 Results Expected When Maintenance is performed No flammable chemicals present. No vegetation bloddng opening to basin. No vegetation or root growth present. No pollution present other than surface film. Catch basin cover is closed Mechanism opens with proper tools. Cover can be removed by one maintenance person. Ladder meets design standards and allows maintenance person safe access. Grate opening meets design standards. Grate free of trash and debris. Grate is in place and meets design standards. Results Expected When Maintenance is Performed. Barrier dear to receive capacity flow_ Bars in place with no bends more than 3/4 inch. Bars in place accord'mg to design. Repair or replace barrier to design standards. 1998 Surface Water Design Manual Maintenance Components External: Rock Pad Dispersion Trench Internal: Manhole/ Chamber APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES NO. 7 - ENERGY DISSIPATERS Defect Missing or Moved Rock Pipe Plugged with Sediment Not Discharging Water Properly Perforations Plugged. Water Flows Out Top of Distributor" Catch Basin. Receiving Area Over- Saturated Wom or Damaged Post. Baffles, Side of Chamber Other Defects 1998 Surface Water Design Manual Conditions When Maintenance is Needed Only one layer of rock exists above native soil in area five square feet or larger, or any exposure of native soil. Accumulated sediment that exceeds 20% of the design depth. Visual evidence of water discharging at concentrated points along trench (normal condition is a'sheet flow" of water along trench). Intent is to prevent erosion damage. Over 1/2 of perforations in pipe are plugged with debris and sediment. Maintenance person observes water flowing out during any storm less than the design storm or its causing or appears likely to cause damage. Water in receiving area is causing or has potential of causing landslide problems. Structure dissipating flow deteriorates to 1/2 or original size or any concentrated wom spot exceeding one square foot which would make structure unsound. See "Catch Basins' Standard No. 5 A -7 Results Expected When Maintenance Is Performed. Replace rocks to design standards. Pipe leaned/ flushed so that it matches design. Trench must be redesigned or rebuilt to standards. Clean or replace perforated pipe. Facility must be rebuilt or redesigned to standards. No danger of landslides. Replace structure to design standards. See °Catch Basins Standard No. 5 9/1/98 APPENDIX A MAIIVTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES Maintenance Components General Wire Fences Maintenance Component General NO. 8 - FENCING Defect Erosion NO. 9 - GATES Missing or Broken Parts Damaged Parts Deteriorated Paint or Protective Coating Openings in Fabric Defect Damaged or Missing Members Openings in Fabric Conditions When Maintenance is Needed Any defect in the fence that permits easy entry to a facility. Erosion more than 4 inches high and 12 -18 inches wide permitting an opening under a fence. Post out of plumb more than 6 inches. Top rails bent more than 6 inches. Any part of fence (induding post, top rails, and fabric) more than 1 foot out of design alignment Missing or loose tension wire. Missing or loose barbed wire that is sagging more than 2 -1/2 inches between posts. Extension arm missing, broken, or bent out of shape more than 1 1/2 inches. Part or parts that have a rusting or scaling condition that has affected structural adequacy. Openings in fabric are such that an 8 -inch- diameter ball could fit through. Conditions When Maintenance is Needed Missing gate or locking devices. Broken or missing hinges such that gate cannot be easily opened and closed by a maintenance person. Gate is out of plumb more than 6 inches and more than 1 foot out of design alignment Missing stretcher bar, stretcher bands, and ties. See 'Fencing" Standard No. 8 Results Expected When Maintenance is Performed Parts in place to provide adequate security. No opening under the fence that exceeds 4 inches in height Post plumb to within 1 -1/2 inches. Top rail free of bends greater than 1 inch. Fence is aligned and meets design standards. Tension wire in place and holding fabric. Barbed wire in place with less than 3/4 inch sag between post Extension arm in place with no bends larger than 3/4 inch. Structurally adequate posts or parts with a uniform protective coating. No openings in fabric. Results Expected When Maintenance is Performed Gates and Locking devices in place. Hinges intact and tubed. Gate is worsting freely. Gate is aligned and vertical. Stretcher bar, bands and ties in place. See 'Fencing' Standard No. 8 9/1/98 1998 Surface Water Design Manual A -8 Maintenance Component Pipes Sediment & Debris Accumulated sediment that exceeds 20% of the diameter of the pipe. Vegetation Vegetation that reduces free movement of water through pipes. Damaged Protective coating is damaged; rust is causing more than 50% deterioration to any part of pipe. Any dent that decreases the cross section area of pipe by more than 20%. Open Ditches Trash & Debris Trash and debris exceeds 1 cubic foot per 1,000 square feet of ditch and slopes. Sediment Accumulated sediment that exceeds 20 % of the design depth. Vegetation Vegetation that reduces free movement of water through ditches. Catch Basins Debris Barriers (e.g.. Trash Rack) Maintenance Component General APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FAQLI TES NO. 10 - CONVEYANCE SYSTEMS (PIPES & DITCHES) Defect Erosion Damage to Slopes Rock Lining Out of Place or Missing (If Applicable). NO. 11- GROUNDS (LANDSCAPING) Defect Weeds (Nonpoisonous) Safety Hazard Trash or Litter Trees end Shrubs Damaged Conditions When Maintenance Is Needed See 'Ponds" Standard No. 1 Maintenance person can see native soil beneath the rock lining. See "Catch Basins: Standard No. 5 See "Debris Barriers" Standard No.6 Conditions When Maintenance Is Needed Weeds growing in more than 20% of the landscaped area (trees and shrubs only). Any presence of poison ivy or other poisonous vegetation. Paper, cans, bottles, totaling more than 1 cubic foot within a landscaped area (trees and shrubs only) of 1,000 square feet. Limbs or parts of trees or shrubs that are split or broken which affect more than 25% of the total foliage of the tree or shrub. Trees or shrubs that have been blown down or knocked over. Trees or shrubs which are not adequately supported or are leaning over, causing exposure of the roots. Results Expected When Maintenance is Performed Pipe cleaned of all sediment and debris. All vegetation removed so water flows freely through pipes. Pipe repaired or replaced. Pipe repaired or replaced. Trash and debris deared from ditches. Ditch deaned/ flushed of all sediment and debris so that it matches design. Water flows freely through ditches. See °Ponds" Standard No. 1 Replace rocks to design standards. See "Catch Basins° Standard No. 5 See "Debris Barriers" Standard No. 6 Results Expected When Maintenance is Performed Weeds present hi less than 5% of the landscaped area. No poisonous vegetation present in landscaped area. Area clear of litter. Trees and shrubs with Tess than 5% of total foliage with split or broken Iimbs. Tree or shrub in place free of injury. Tree or shrub in place and adequately supported; remove any dead or diseased trees. 1998 Surface Water Design Manual 9/1/98 A -9 APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES Maintenance Component General Road Surface 9/1/98 NO. 12 - ACCESS ROADS/ EASEMENTS Defect Trash and Debris Condition When Maintenance Is Needed Blocked Roadway Debris which could damage vehicle tires (glass or metal). Settlement, Potholes, Mush Spots, Ruts Vegetation in Road Surface Modular Grid Pavement Trash and debris exceeds 1 cubic foot per 1,000 square feet i.e., trash and debris would fill up one standards size garbage can. Any obstruction which reduces dearance above road surface to less than 14 feet Any obstruction restricting the access to a 10 to 12 foot width for a distance of more than 12 feet or any point restricting access to less than a 10 foot width. When any surface defect exceeds 6 inches in depth and 6 square feet in area. In general, any surface defect which hinders or prevents maintenance access. Weeds growing in the road surface that are more than 6 inches tall and less than 6 inches tall and less than 6 inches apart within a 400 - square foot area. Build -up of sediment mildly contaminated with petroleum hydrocarbons. Shoulders and Erosion Damage Erosion within 1 foot of the roadway more than 8 Ditches inches wide and 6 inches deep. Weeds and Brush Weeds and brush exceed 18 inches in height or hinder maintenance access. A - 10 Results Expected When Maintenance Is Pertormed Roadway free of debris which could damage tires. Roadway free of debris which could damage tires. Roadway overhead dear to 14 feet high. Obstruction removed to allow at least a 12 foot access. Road surface unifomdy smooth with no evidence of settlement, potholes, mush spots, or ruts. Road surface free of weeds taller than 2 inches. Removal of sediment and disposal in keeping with Health Department recommendations for mildly contaminated soils or catch basin sediments. Shoulder free of erosion and matching the surrounding road. Weeds and brush cut to 2 inches in height or cleared in such a way as to allow maintenance access. 1998 Surface Water Design Manual NO. 13- WATER QUALITY A.) Biofiftration Swale Maintenance Defect Component Biofiitration swale Sediment Accumulation on Grass Layer APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACJLfl1ES Vegetation Inlet Outlet Pipe Vegetation Trash and Debris Accumulation Erosion/ Scouring 1998 Surface Water Design Manual FACILMES Condition When Maintenance is Needed Sediment depth exceeds 2- inches When the grass becomes excessively tall (greater than 10- inches); when nuisance weeds and other vegetation starts to take over. Inlet/ outlet pipe dogged with sediment and/ or debris. Trash and Debris Trash and debris accumulated in the bio- swale. Accumulation Erosion/ Scouring Where the bio -swale has eroded or scoured the bottom due to flow channelization. or higher flows. NO. 13- WATER QUALITY FACILITIES (CONTINUED) B.) Grasslined Filter Strips Maintenance Defect Component Condition When Maintenance Is Needed Filter Strip Sediment Accumulation Sediment depth exceeds 2 inches. . on Grass Layer When the grass becomes excessively tall (greater than 10- itches); when nuisance weeds and other vegetation starts to take over. Trash and debris accumulated on the filter strip. Where the filter strip has eroded or scoured due to flow channelization, or higher flows. V -Notch Pipe Weir When the V -Notch pipe becomes damaged or clogged with sediment/ debris. A - 11 Results Expected When Maintenance is Performed No sediment deposits on grass layer of the bio- swate, which would impede filtration of runoff. Vegetation is mowed or nuisance vegetation is eradicated, such that flow not impeded. Grass should be mowed to a height between 4 inches and 9 inches. No dogging or blockage in the inlet and outlet piping. Trash and debris removed from bioswale. Bioswale should be re- graded and re- seeded to specification, to eliminated channeled flaw. Overseeded when bare spots are evident Results Expected When Maintenance is Performed No sediment deposits on grass Layer of the filter strip, which would impede filtration runoff. Vegetation is mowed or nuisance vegetation is eradicated, such that flow not impeded Grass should be mowed to a height between 4 inches and 9 inches. Trash and Debris removed from fitter. Strip should be re- graded and re- seeded specification, to eliminate channeled flow. Overseeded when bare spots are evident. Cleaned and properly functioning weir, such that flows uniformly spread. 9/1/98 APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES C.) Wetponds Maintenance Defect Component Welpond 9/1/98 Vegetation Trash and Debris Accumulation that exceeds 1 CF per 1000 -SF of Pond area. Inlet/ Outlet Pipe Sediment Accumulation in Pond Bottom Erosion Settlement of Pond Dike/ Berm Rock Window Condition When Maintenance is Needed Vegetation such as grass and weeds need to be mowed when it starts to impede aesthetics of pond. Mowing is generally required when height exceeds 18- inches. Mowed vegetation should be removed from areas where it could enter the pond, either when the pond level rises, or by rainfall runoff. Inlet/ Outlet pipe clogged with sediment and/ or debris material. Sediment accumulations in pond bottom that exceeds the depth of sediment zone plus 6- inches, usually the first cell. Oil Sheen on Water Prevalent and visible oil sheen. Erosion of the pond's side slopes and/ or scouring of the pond bottom, that exceeds 6- inches, or where continued erosion is prevalent. Any part of these components that has settled 4- inches or lower than the design elevation, or inspector determines dike/ berm is unsound. Rock window is clogged with sediment Overflow Spillway Rock is missing and soil is exposed at top of spillway or outside slope. A - 12 Results Expected When Maintenance is Performed Vegetation should be mowed to 4 to 5 inches in height Trees and bushes should be removed where they are interfering with pond maintenance activities. Trash and debris removed from pond. No clogging or blockage in the inlet and outlet piping. Removal of sediment from pond bottom. Removal of sediment from pond bottom. Slopes should be stabilized by using proper erosion control measures, and repair methods. Dike/ berm is repaired to specifications. Window is free of sediment and debris. Replace rocks to specifications. 1998 Surface Water Design Manual NO. 13 - WATER QUALITY FACILITIES (CONTINUED) D.) Wetvaults Maintenance Defect Component Welvault APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES Trash/ Debris Accumulation Sediment Accumulation in Vault Damaged Pipes Access Cover Damaged/ Not Working Vault Structure Damaged Baffles Access Ladder Damage 1998 Surface Water Design Manual Condition When Maintenance is Needed Trash and debris accumulated in vault, pipe or inlet/ outlet, (includes floatables and non - floatables). Sediment accumulation in vault bottom that exceeds the depth of the sediment zone plus 6- inches. Inlet/ outlet piping damaged or broken and in need of repair. Cover cannot be opened or removed, especially by one person. Vault Cracks wider than 1/2 -inch and any evidence of soil particles entering the structure through the cracks, or maintenance( inspection personnel determines that the vault is not structurally sound. Baffles corroding, cracking, warping and/ or showing signs of failure as determined by maintenance/ inspection staff. Ladder is corroded or deteriorated, not functioning properly, missing rungs, has cracks and/ or misaligned. A - 13 Results Expected When Maintenance is Performed Trash and debris removed from vault. Removal of sediment from vault Pipe repaired and/ or replaced. Pipe repaired or replaced to proper working moors. No cracks wider than 1/4 -inch at the joint of the inlet/ outlet pipe. Vault is determined to be structurally sound. Repair or replace baffles to specifications. ladder replaced or repaired to specifications, and is safe to use as determined by inspection personnel. 9/1/98 APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES NO. 13 - WATER QUALITY FACILITIES (CONTINUF_D4 E.) Sand Filters Maintenance Defect Component Above Ground Sediment Sediment depth exceeds 1/2 -inch. Accumulation on Grass Layer Below Ground Vault. 9/1/98 Trash and Debris Accumulations Sediment/ Debris in Yard Drains/ Clean - Outs) . Vegetation Sand Filter Media Prolonged flows Short Circuiting Erosion Damage to Slopes Rods Pad Missing or Out of Place V -Notch Pipe Weir Damaged Pipes Sediment Accumulation on Sand Media Section Sediment Accumulation in Vault Trash/ Debris Accumulation Sediment in Drain Pipes/ Yard Drains/ Cleanouts Condition When Maintenance is Needed Trash and debris accumulated on sand fitter bed. When the yard drain CB's and clean-out become full or partially plugged with sediment and/ or debris. When the grass becomes excessively tall (greater than 6- inches); when nuisance weeds and other vegetation starts to take over. Drawdown of water through the sand filter media, takes longer than 24-hours, and/ or flow through the overflow pipes occurs frequently. Sand Is saturated for prolonged periods of time (several weeks) and does not dry out between storms due to continuous base flow or prolonged flows from detention facilities. When flows become concentrated over the sand filter rather than dispersed. Erosion over 2- inches deep where cause of damage is prevalent or potential for continued erosion is evident Soil beneath the rock is visible. When the V-Notch pipe becomes damaged or dogged with sediment/ debris. Any part of the piping that is crushed or deformed more than 20% or any other failure to the piping. Sediment depth exceeds 1/2- inch. Sediment depth exceeds 6- inches in vault bottom. Trash and debris accumulated in vault. or pipe inlet/ outlet, floatables and non- floatables When drain pipes. deanouts, and yard drains become full with sediment and/ or debris. A -14 Results Expected When " Maintenance is Performed No sediment deposit on grass layer of sand filter which would impede permeability of the fitter section. Trash and debris removed from sand filter bed. Sediment, material from the CB's and clean-outs removed. Vegetation is mowed or nuisance vegetation is eradicated, such that flow is not impeded. Usually requires replacement of top 6 to 124nches of media. May require replacement of entire sand filter section. depending on section. Limit the low, continuous flows to a small portion of the facility by using a low wooden divider or slightly depressed sand surface. Flow and percolation of water through the sand filter is uniform and dispersed across the fitter section. Slopes should be stabilized by using proper erosion control measures. Replace or rebuild the rock pad to design specifications. Clean and property functioning weir. such that flows uniformly spread. • Pipe repaired or replaced. No sediment deposits on sand filter section, which would impede permeability of the filter section. No sediment deposit in the first chamber of the vault. Trash and debris removed from vault, and inlet/ outlet piping. Remove the material from the facilities. 1998 Surface Water Design Manual Below Ground Short Circuiting Vault ( Continued) APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACB ITJES NO. 13 - WATER QUALITY FACILITIES (CONTINUED E.) Sand Filters (Continued) Maintenance Defect Component Vertical Riser Pipes Damaged Pipes Access Cover Damaged/ Not Working Vault Structure Damaged; Includes Cracks in Walls, Bottom, Damage to Frame and/ or Top Slab. Baffles Access Ladder Damaged 1998 Surface Water Design Manual Conditions When Maintenance is Needed When seepage/ flow occurs along the vault walls and comers. Plugged, failure due to craddng deformation. Flows tend to back-up in first chamber of the vault. Inlet or outlet piping damaged or broken and in need of repair. Cover cannot be opened, one person cannot open the cover, corrosion/ deformation of cover. Cracks wider than 1/2 -inch and any evidence of soil particles entering the structure through the cracks, or maintenance/ inspection personnel determines that the vault is not structurally sound. Cracks wider than 1/2 -inch at the joints of any inlet/ outlet pipe or any evidence of soil particles entering the vault through the walls. Baffles corroding, cracking, warping and/ or showing signs of failure as determined by maintenance/ inspection person. Ladder is corroded or deteriorated, not functioning properly, missing rungs, cracks, and misaligned. A -15 Results Expected When Maintenance is Performed Sand lifter media section re -laid and compacted along perimeter of vault to form a semi -seal Clean out the riser pipe; replace pipe as needed. Pipe repaired and/ or replaced. Cover repaired to proper working specifications or replaced. Vault replaced or repaired to design specifications. No cracks more than 1 /4-inch wide at the joint of the inlet/ outlet pipe. Repair or replace bathes to specifications. Ladder replaced or repaired to specifications, and is safe to use as determined by inspection personnel. 9/1/98 APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES NO. 13 - WATER QUALITY FACILITIES (CONTINUED4 F.) Leaf Compost Fitters Maintenance Defect Conditions When Maintenance is Needed Component Above Ground Open Swale Below Ground Vault 9/1/98 Sediment accumulation on Geo- Textile/ media Trash and debris accumulations Sediment/ debris in drain/ yard drains/ clean-outs. Vegetation Leaf Compost Media Short- Circuiting Erosion Damage to Slopes Damaged Geo-Textile Fabric. Rock Pad Missing or out of place Damaged Pipes V -Notch Weir Assemblies Sediment Accumulation on Geo- Textile/ Media. Sediment Accumulation in Vault Trash/ Debris Accumulation Sediment in Drain Pipes/ Yard Drains/ Clean -Outs Sediment depth exceeds 0.25 - inches. Trash and debris accumulated on compost filter bed. When the yard drain CB's and clean -outs become full of sediment and/ or debris. Vegetation impending flow through section, or encroaching into compost media. Drawdown of water through the leaf compost, takes longer than 12- hours, and/ or flow through the overflow pipes occurs frequently. When Channeled flow occurs over the leaf media; and where flow perks through the media at the baffles. Eroded damage over 2- inches deep where cause of damage is prevalent or potential for continued erosion is prevalent. When fabric is tom, deteriorated, raveled, etc. Soil beneath the pad is visible. Any part of the pipe system that is crushed, damage due to corrosion, and/ or settlement. Flow is not being uniformly spread over filter media. Sediment depth exceeds 0.25 - inches. Sediment depth exceeds 6- inches in first chamber. Trash and debris accumulated on compost filter bed. When drain pipes, clean-outs, yard drains become full with sediment and/ or debris. A -16 Results Expected When Maintenance is Performed No sediment deposits on fabric layer which would impede permeability of the fabric. Trash and debris removed from compost filter bed. Remove the accumulated material from the facility. Vegetation is mowed or eradicated such that flow is no longer impeded. Replace media with new to design specifications, in addition to replacing fabric. Flow is uniform over the entire width of the media section, and concentrated percolation does not occur at the baffle walls. Media needs to be graded and re-set at the baffles to form a seal. Weir plate may need to be adjusted in addition. Slopes should be stabilized by using proper erosion control measures. Fabric replaced as necessary. Replace or rebuild the rock pad to design standards. Pipe repaired or replaced. Clean, repair or replace the weir systems. No sediment deposits on fabric layer which would impede permeability of the fabric and compost media. No sediment deposits in vault bottom of first chamber. Trash and debris removed from the compost filter bed. • Remove the accumulated material from the facilities. 1998 Surface Water Design Manual NO. 13 - WATER QUALITY FACILITIES (CONTINUED) F.) Leaf Compost Filter (Continued) Maintenance Defect Condition When Maintenance Is Needed Component Below Ground APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES Leaf Compost Media Short Circuiting Plugged/ Damaged Elbows Damaged Geo- Textile Fabric Rock Pad Missing or Out of Place Damaged Pipes Access Cover Damaged/ Not Woddng V -Notch Weir Assemblies Vault Structure Includes Cracks in Wall, Bottom, Damage to Frame and/ or Top Slab Baffles Access Ladder Damaged 1998 Surface Water Design Manual Drawdown of water through the leaf compost, takes longer than 12 -hours, and/ or overflow occurs frequently. When seepage occurs along the vault wall and comers occur. Flow tends to backup unusually high in the first chamber of the vault Fabric is tom, deteriorated, raveled, etc. Soil beneath the pad is visible. Any part of the pipes that are crushed. damaged due to corrosion and/ or settlement. Cover cannot be opened, one person cannot open the cover, corrosion/ deformation of cover. Flow does not spread uniformly over filter media by weir section. Cracks wider than 1/2 -inch and any evidence of soil particles entering the structure through the cradcs, or maintenance/ inspection personnel determines that the vault is not structurally sound. Baffles corroding, cracking warping, and/ or showing signs of failure as determined by maintenance/ inspection person. Ladder is corroded or deteriorated, not functioning properly, missing rungs, cracks, and misaligned. Cracks wider than 1/2 -inch at the joint of any inlet/outlet pipe or any evidence of sail particles entering the vault through the walls. A - 17 Results Expected When Maintenance is Performed Replace media with new compost • th specifications, in addition to replacing fabric. Percolation of water occurs along the walls and comers and not through the media section. • Media needs to be re-set along the vault wall and comers to form a semi -seal. Clean out the elbow fittings and/ or replace if damaged. Fabric replaced as necessary. Replace or rebuild the rock pad to design standards. Pipe repaired and/ or replaced. Cover repaired to proper working specifications or replaced. Clean, repair and/ or replace the weir plate section, or adjust height Vault replaced or repaired to design specifications. Repair or replace bathes to specification. Ladder replaced or repaired and meets specifications, and is safe to use as determined by inspection personnel. No cracks more than 1/4 -inch wide at the joint of the inlet/ outlet pipe. 9/1/98 APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES NO. 13 - WATER QUALITY FACIU11ES (CON77NUED) G.) Infiltration Ponds Maintenance Defect Component Infiltration Pond Vegetation 9/1/98 Sand Filter Layer Sediment Accumulation in Pond Bottom Trash and Debris Inlet/ Outlet Pipe Erosion Sediment of Pond Dike/ Berm Rock Window Overflow Spillway Infiltration Vault/ Sediment Tank Accumulation in Vault Trash and Debris Accumulation Access Cover Damaged/ Not Working Tank or Vault Structure Damaged Condition When Maintenance is Needed Vegetation such as grass and weeds needs to be mowed when it starts to impede infiltration function. Mowing is generally required when height exceeds 12 inches. Sand filter layer has sediment deposits that exceeds 1/2 -inch or the infiltration rate of the sand layer is less than 2 in/ hr. Sediment accumulations in pond bottom that exceeds 1/2 -inch in depth or percolation test of the pond indicates facility is only working at 90% of it's design percolation rate. Accumulation that exceeds 1-CF per 1,000 -SF of pond area. Inlet/ outlet pipe clogged with sediment and/ or debris material. Erosion of the pond's side slope and/ or scouring of the pond bottom, that exceeds 2- inches, or where potential for continued erosion is prevalent Any part of these components that has settled 4- inches or lower than the design elevation, or where potential for continued erosion is prevalent Rock window is clogged with sediment. Rock is missing and soil is exposed Tanks: Sediment depth exceeds 6-inches in depth. Trash and debris accumulated in tank, vault or connecting pipe. Includes floatables and non- floatables. Cover cannot be opened or removed, especially by one person. Tank: Joints between tank sections failing, such that leakage occurs and. or material being washed through into facility; or maintenance/ inspection person determines the tank is not structurally turally sound. A -18 Results Expected When Maintenance is Performed Vegetation should be mowed to 2- inches in height Trees and bushes should be removed where they impact the infiltrating area of the pond. Remove sediment and top layer of sand, and replace in kind per Specification. Removal of sediment from pond bottom. Trash and Debris removed from pond. No dogging or blockage in the inlet and outlet piping. Slopes should be stabilized by using proper erosion control measures and repair methods. Slopes should be stabilized by using proper erosion control measures and repair methods. Window is free of sediment and debris. Replace rocks to specifications. No sediment deposits in tank bottom. Trash and debris removed from each facility. Cover repaired or replaced to proper waking specifications or replaced. Tank replaced or repaired to design specifications. 1998 Surface Water Design Manual Infiltration Vault/ Tank or Vault Structural Tank Damage 1998 Surface Water Design Manual APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES NO. 13 - WATER QUALITY FACILITIES (CONTINUED) G.) Infiltration Ponds (Continued) Maintenance Defect Component Access Ladder Damaged Conditions When Maintenance is Needed Vault: Cracks wider than 1/2-inch and any evidence of soil particles entering the structure through the cracks, or maintenance inspection personnel detemmines that the vault is not structurally sound. Ladder is corroded or deteriorated, not functioning property, missing rungs, has cracks and/ or misaligned. A - 19 Results Expected When Maintenance is Performed Tank replaced or repaired to design specifications. Ladder replaced or repaired to specifications, and is safe to use as determined by inspection personnel. 9/1/98 APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES NO. 14 - OIL CONTROL FACILITIES A.) OW Water Separators Maintenance Component Defect API Type OWS Monitoring 9/1/98 Sediment Accumulation Trash and Debris Accumulation Oil Accumulation Damaged Pipes Baffles CPS -Type OWS Monitoring Access Cover Damaged/ Not Working Vault Structure Damage - Includes Cracks in Walls Bottom, Damage to Frame and/ or Top Slab Access Ladder Damaged Sediment Accumulation Trash and Debris Accumulation 011 Accumulation Condition When Maintenance is Needed Inspection of discharge water for obvious signs of poor water quality. Sediment depth in bottom of vault exceeds 6- inches in depth. Trash and debris accumulation in vault, or pipe inlet / outlet, floatables and non-floatables. Oil accumulations that exceed 1 -inch, at the surface of the water Inlet or outlet piping damaged or broken and in need of repair. Cover cannot be opened, one person cannot open the cover, corrosion/ deformation of cover. Cracks wider than 1/2 -inch and any evidence of soil particles entering the structure through the cracks, or maintenance/ inspection personnel determines that the vault is not structurally sound. Baffles corroding, cradcing, warping and/ or showing signs of failure as determined by maintenance/ Inspection person. Ladder is corroded or deteriorated. not functioning properly. missing rungs. cracks. and misaligned. Cracks wider than 1/2 -inch at the joint of any inlet outlet pipe or any evidence of soil particles entering the vault through the walls. Inspection of discharge water for obvious signs of poor water quality. Sediment depth in bottom of vault exceeds 6- inches in depth and/ or visible signs of sediment on plates. Trash and debris accumulated in vault, or pipe inlet/ outlet, floatables and non- floatables. Oil accumulation that exceeds 1-inch at the water surface. A -20 Results Expected When Maintenance is Performed. Effluent discharge from vault should be clear with out thick visible sheen. No sediment deposits on vault bottom which would impede flow through the vault and separation efficiency. Trash and debris removed from vault, and inlet/ outlet piping. Extract oil from vault by vectoring. Disposal in accordance with state and local rules and regulations. Pipe repaired or replaced. Cover repaired to proper working spedflcations or replaced. Vault replaced or repaired to design specifications. Repair or replace baffles to specifications. Ladder replaced or repaired and meets specifications, and is safe to use as determined by inspection personnel. No cracks more than 114 -inch wide at the joint of the inlet outlet pipe. Effluent discharge from vault should be dear with no thick visible sheen. No sediment deposits on vault bottom and plate media, which would impede flow through the vault and separation efficiency. Trash and debris removed from vault, and inlet/ outlet piping. Extract oil from vault by vectoring methods. Clean coalescing plates by thoroughly rinsing and flushing. Should be no visible oil depth on water. 1998 Surface Water Design Manual Catch Basin APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES NO. 14 - OIL CONTROL FACILITIES (CONTINUED) Al Oil/ Water Separators (Continued) Maintenance Defect Condition When Maintenance is Needed Component Damaged Coalescing Plate media broken, deformed, cracked and/ or Plates slowing signs of tenure. Damaged Pipes Baffles Vault Structure Damage- Includes Cracks in Walls, Bottom, Damage to Frame and/ or Top Slab Access Ladder Damaged B.) Catch Basin Inserts Maintenance Defect Component Sediment Accumulation Trash and Debris Accumulation Inspection Media insert-Water Saturated Media Insert --Oil Saturated General 1998 Surface Water Design Manual . Inlet or outlet piping damaged or broken and in need of repair. Baffles corroding, cradling, warping and/ or showing signs of failure as determined by maintenance/ inspection person. • Cracks wider than 1/2 -Ndr and any evidence of soil particles entering the structure through the cracks, or maintenance inspection personnel determines that the vault is not structurally sound. Ladder is corroded or deteriorated, not functioning properly, missing rungs, cracks, and misaligned. Cracks wider than 1/2 -inch at the joint of any inlet/ outlet pipe or any evidence of soil particles entering the vault through the walls. Conditions When Maintenance is Needed When sediment forms a cap over the insert media of the insert and/ or unit Trash and debris accumulates on insert unit creating a bio cage/ restriction. Inspection of media insert is required. Catch basin insert is saturated with water, which no longer has the capacity to absorb. Media oil saturated due to petroleum spill that drains into catch basin. Regular interval replacement due to typical average fife of media insert product A -21 Results Expected When Maintenance Is Performed Replace that portion of media pack or entire plate pack depending on severity of failure. Pipe repaired and or replaced. Repair or replace baffles to specifications. Vault replaced or repaired to design specifications. Ladder replaced or repaired and meets specifications, and is safe to use as detennined by inspection personnel. No cracks more than 1/4 -inch wide at the joint of the inlet/ outlet pipe. Results Expected When Maintenance is Performed No sediment cap on the insert media and it's unit Trash and debris removed from insert unit. Runoff freely flows into catch basin. Effluent water from media insert is free of oils and has no visible sheen. Remove and replace media insert Remove and replace media insert. Remove and replace media at regular intervals, depending on insert product. 9/1/98 STATE ENVIRONMENTAL CHECKLIST Please respond to all questions. Use separate sheets as necessary. Applicant Responses: A. BACKGROUND 1. Name of proposed project, if applicable: 4 LANDMARK BUILDING G 9 o oM 2O84 % (LMA #06 -102) op% 2. Name of Applicant: Lance Mueller & Associates /Architects 3. Date checklist prepared: June 12, 2007 4. Agency requesting checklist: City of Tukwila 5. Proposed timing or schedule (including phasing, if applicable): Start construction January 2008 6. Do you have any plans for future additions, expansions, or further activity related to or connected with this proposal? If yes, explain. Tenant permit work inside building. 7. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Construction of Interurban Avenue. Roadway improvements. Agency Comments Soils Report – Attached. C o� 1141414 Level One Environmental Study. — �odiete a copy foY y 8. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. P: Planning Forms■pplications\SEPAAPP.doc April 4, 2006 1 Vevey,/ 0 List any government approvals or permits that will be needed for your proposal. Environmental Determination (SEPA) Design Review & Approval, Grading Permit, Utility Permits, Street Improvement Permits, Site Development Permit, Building Permit, Tenant Improvement Permit, Plumbing Permit, Mechanical Permit, Electrical Permit and Boundary Line Adjustment (Lot F 66 n ir*o 1 2olte 1)eYiw. 10. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. See attached Project Description. 11. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, the tax lot number, and section, township, and range. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. See attached legal, site survey photo, and vicinity map. 12. Does this proposal lie within an area designated on the City's Comprehensive Land Use Policy Plan Map as environmentally sensitive? No B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other: The site has several mounds of earth stored on the site. b. What is the steepest slope on the site (approximate percent slope)? 5% along the transition down from Interurban Ave. Other areas are sloped 1 to 2% for drainage. P:\Planning Form \Applications\SEPAAPP.doc April 4, 2006 2 2. Air c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. Site is not used for farming purposes. Soils are gravelly silty sand; fine sand and fine silty sand. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. None 0 Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. All fill will come from approved off site barrow. The goal, at this time, is to balance the site and import material for the subbase at the paving and free draining materials below the floor slab and the building footing. At this time import antities are n t pi ned CAA; out cp.pdrevi deter d..e �e parse cat and l �Qy ' / f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. g. Yes. Erosion could occur during construction. After completion all areas will be planted or be impervious. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 15% of the site will be pervious. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: The applicant will provide temporary erosion control during construction that will meet City standards. a. What types of emissions to the air would result from the proposal (for example, dust, automobile odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. During construction, emissions from vehicles and construction equipment will occur. After completion, emissions from gas heating equipment and utilities will occur. Quantities are unknown. P:\Planning Forms\Applications \SEPAAPP.doc April 4, 2006 3 3. Water b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. None c. Proposed measures to reduce or control emissions or other impacts to air, if any: Comply with heating equipment emission standards. To mitigate dust during construction, follow best construction practices and pave vehicle areas early in the construction sequence. a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year -round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river if flows into. The Green River within a 1/4 mile, but over 300 feet away from the site. 2) Will the project require any work over, in or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No Does the proposal lie within a 100 -year floodplain? If so, note location on the site plan. -14 E' yes P:\Planning Forms\Applications \SEPAAPP.doc April 4, 2006 4 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. b. Ground No 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No. The site doesn't infiltrate well enough to discharge even clean roof water into the ground — see Soils Report. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: domestic sewage; industrial, containing the following chemicals...; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the systems are expected to serve. None c. Water Runoff (including storm water) 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Water from the roof and paving areas will be collected into an underground system. Detention and water quality features needed will be provided. All drainage will go to the public street system. See attached drainage report. 2) Could waste materials enter ground or surface waters? If so, generally describe. No d. Proposed measures to reduce or control surface, ground, and runoff water impacts. See attached civil drawings, which show proposed system, how runoff will be controlled, and impacts are mitigated. P:1Planning Forms\pplications\SEPAAPP.doc April 4, 2006 5 4. Plants a. Check or circle types of vegetation found on the site: X Deciduous tree: Alder, Maple, Aspen, other X Evergreen tree: Fir, Cedar, Pine, other X Shrubs X Grass Pasture Crop or grain et soil plants: Cattail, Buttercup, Bulrush, Skunk, Cabbage, other — See biologist report Water Plants: Water Lily, Eelgrass, Milfoil, other See biologist report Other types of vegetation b. What kind and amount of vegetation will be removed or altered Existing grass, shrubs and trees will be moved, as a result of street, building, and landscape improvements. c. List threatened or endangered species known to be on or near the site. None observed at the site. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: 5. Animals 2% of the site will be planted with vegetation that provide habitat or be a food source for birds and migratory wild life. a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds: Hawk, Heron, Eagle, Songbirds, other: Mammals: Deer, Bear, Elk, Beaver, other; Rabbits Fish: Bass, Salmon, Trout, Herring, Shellfish, other Other: Osprey, River Otter, Coyote b. List any threatened or endangered species known to be on or near the site. None observed. PAPlanning Forms Applications\SEPAAPP.doc April 4, 2006 6 c. Is the site part of a migration route? If so, explain. Pacific Flyway d. Proposed measures to preserve or enhance wildlife, if any: reen River Ordinance] I ho+ St) ►_ IA) `n i S . 1k 51 tt /5 elm i d o 5/7tXt / /PLO J uri s di c t4v,1, b,r/ 0 .6e oF haft Ve lG 7 - What kinds of energy (electric, natural gas, oil, wood stove, I's Tr Cd, , solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. 6. Energy and Natural Resources a. 7. Environmental Health Provide plantings conforming t No fie. Electricity will be used for lighting, cooling, convenience outlet and perhaps manufacturing. Natural gas will be used for heating and be available as an energy source to heat water. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The building will comply with the State Energy Code for heated buildings at the office areas and semi heated building requirement elsewhere. Canopies and sunscreens are provided to shade windows. a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. 411 � r 5 $ '�'� Cens5{�1v)awn a ys tt lova b 54vv d or e a wh.l¢ . tip' a en shrely ban dote. q .s$ess W ✓ Iva is canfttmlrtahrn. Arpraost skA,ll comply with. e. sfrte a ` t om feria 1) Describe special emergency services that might be WAS >�9a required. None anticipated for health hazard. 2) Proposed measures to reduce or control environmental health hazards, if any: None are required. P :'Planning Forms\Applications\SEPAAPP.doc April 4, 2006 7 b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic equipment, operation, other)? Traffic and aircraft noise. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long -term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. 8. Land and Shoreline Use Construction noise consisting of vehicles, equipment, and tools will occur and be limited to work hours. After completion, vehicle noise will be generated and noise from HVAC equipment. 3) Proposed measures to reduce or control noise impacts, if any: Limit HVAC noise to standards permitted by Ordinance by using parapets, low noise units, or sound alternating techniques. a. What is the current use of the site and adjacent properties? The property is currently a construction storage yard. The adjacent property to the east is a storage yard and an industrial building. Property north and south of the site, across S. 143rd St. and S. 143rd PI. is developed either as light distribution, a truck terminal, or office /commercial space. b. Has the site been used for agriculture? If so, describe. No c. Describe any structures on the site. See survey — There is a house and several sheds and a garage in various states of repair. d. Will any existing structures be demolished? If so, what? All structures shown on survey. These structures consist of a small house and a series of sheds and garages. P:\Planning FormsWpplications\SEPAAPP.doc April 4, 2006 8 e. What is the current zoning classification of the site C /LI f. What is the current comprehensive plan designation of the site? C /LI g. If applicable, what is the current shoreline master program designation of the site? None h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify: No I. Approximately how many people would reside or work in the completed project? k. Proposed measures to avoid or reduce displacement impacts, if any: 9. Housing The number of people working in the building would vary depending on the tenants. We would expect more than 25 but Tess than 100. Approximately how many people would the completed project displace? Two people who live in the house. None I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Conform to the City Design Guidelines, Planning Code, and good design practices. a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low- income housing. None PAPlanning Forms\Applications\SEPAAPP.doc April 4, 2006 9 b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low- income housing. c. Proposed measures to reduce or control housing impacts, if any: None 10. Aesthetics The existing house is a non conforming use in the zone and will be demolished. The Toss would be one middle income unit. a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The parapet of the building along Interurban would be the highest point at about 39 feet. The principal materials would be glass and articulated painted concrete. b. What views in the immediate vicinity would be altered or obstructed? None c. Proposed measures to reduce or control aesthetic impacts, if any: 11. Light and Glare Provide buffer landscaping and a building design that will be appropriate for the streetscape along Interurban. a. What type of Tight or glare will the proposal produce? What time of day would it mainly occur? The building will have walkway and parking lot lighting for safety and security. The security lighting would occur from dawn to dusk. The vehicles on the site will generate light from their headlights. This will be mitigated at the parking area by the low landscaping. b. Could Tight or glare from the finished project be a safety hazard or interfere with views? No. All lighting will be controlled through the use of photometrics, baffles and plants. This will limit the lighting effects to the site and not result in any safety hazard. PAPlanning Form&Applications'.SEPAAPP.doc April 4, 2006 10 c. What existing off -site sources of Tight or glare may affect your proposal? None d. Proposed measures to reduce or control Tight and glare impacts, if any: The site design, landscape design and fixture design will prevent glare and Tight from affecting neighboring property. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Walking on the River Trail. The Tukwila Golf Course is within a 1/2 mile and the City Rec. Center is 1 -1/2 miles away on Interurban. An amusement park is also about 1 -1/2 miles to the south of Interurban as well. b. Would the proposed project displace any existing recreation uses? If so, describe. No c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: The building owner will advise the tenants of recreational facilities available. 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, National, State, or Local preservation registers known to be on or next to the site? If so, generally describe. None b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None c. Proposed measures to reduce or control impacts, if any: 1'tiz clan fy P:\Planning FormsAApplications.SEPAAPP.doc April 4, 2006 11 14. Transportation a. Identify public streets and highway serving the site, and describe proposed access to the existing street system. Show on site plans, if any. Site access is from S. 143rd Ave. and S. 143rd PI. which connects to Interurban. Interurban Ave. provides access to the site from 1 -5 and 1- 405 and Grady Way. It also connects to West Valley Highway and provides access directly. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Yes — 300 feet north. c. How many parking spaces would the completed project have? How many would the project eliminate? 83 new stalls — none eliminated. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Street frontage improvement will be provided at Interurban, S. 143rd Ave. and S. 143rd Pl. See project narrative and attached plans. e. Will the project use (or occur in immediate vicinity of) water, rail, or air transportation? If so, generally describe. No f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. g. See attached trip generation study. The proposed Land Use Group based on the ITE Manual is Business Park (BP 770). Peak AM trips would be 54 and peak PM trips 49. Proposed measures to reduce or control transportation impacts, if any: Contribute traffic impact fee to City. No impact on the existing street corridor is anticipated that would require a project specific improvement to a roadway or intersection. P:\Planning Forms\Applications\SEPAAPP.doc April 4, 2006 12 15. Public Services 16. Utilities a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. C. SIGNATURE N KLAN D MA R K -B L D G. C H K Normal fire, car and police service will be needed. b. Proposed measures to reduce or control direct impacts on public services, if any. Contribute impact fee if needed. a. Circle utilities currently available at the site: electricity, natural pas, water, refuse service, telephone, sanitary sewer, septic system, other: Internet and Optic fiber. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. The electric and gas service is provided by Puget Sound Energy. Phone by US West. Water, Sewer, & Storm Drainage by The City of Tukwila. All services are available currently at the site except storm drainage. The applicant to connect to the public drainage in S. 144th Ave. will extend a line south from S. 143rd PI. in the Interurban right -of -way to the public manhole. The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decisi Signature Date Submitted 1,0-1S-C' NON - PROJECT PROPOSALS (E.G., SUBURBAN PLANS AND ZONING CODE TEXT CHANGES) MUST COMPLETE THE FOLLOWING PAGES). P:Wlanning FormsAApplications\SEPAAPP.doc April 4, 2006 13 CITY OF TUKWIL4 ��E�V E® Public Works Department Permit Center 6300 Southcenter Blvd., Suite 1oa p 282001 Tukwila, WA 98188 httD://www.ci.tukwila.wa.us COMMUN DEVEL TRAFFIC CONCURRENCY CERTIFICATE APPLICATION Applications and plans must be complete in order to be accepted for plan review. Applications will not be accepted through the mail or by fax. * *Please Print ** SITE LOCATION Site Address: 6301 South 143 Place Tenant Name: Green River Construction Property Owners name: Gerald Knudson & Noel Parshall Mailing Address: 6402 144 Street, Suite 1 Tukwila, WA 98168 Type of Existing Use: Contractors Yard Size of Existing Use: Entire property Is existing building vacant? No For how long? N/A CONTACT PERSON — Who do we contact when your concurrency certificate is ready to be issued Name: Brett Jacobsen Mailing Address: 2711 West Valley Highway N, #200 Auburn, WA 98001 Zip E -Mail Address: bjacobsen @fnw- inc.com Scope of Work (please provide detailed information): Please See Level I Trip Generation and Distribution from Jake Traffic Engineering, Inc. dated May 4, 2007 Type of work: ❑ New ❑ Addition ❑ Change of use ❑ Remodel Type of Proposed Use: Business Park Size of Proposed Use: 38,100 PERMIT APPLICATION NOTES - Expiration — The concurrency test notice shall expire 90 days after issuance unless the applicant submits a SEPA or other documentation pursuant to TMC 21.04. If the submittal is made within 90 days, the test notice shall be valid for one calendar year from the date of issuance of the notice. Once the associated development permit or building permit is approved, the final concurrency certificate shall be valid for 2 years or as long as the developer possesses a valid building permit for the development. Extensions may be granted in accordance with TMC 9.50. Transferability — A certificate of concurrency is not transferable to other land, but may be transferred to new owners of the original land. A certificate of concurrency shall apply only to the specific land use, density, and intensity described in the application for a development permit or building permit. I HEREBY TIFY T HAVE READ AND EXAMINED THIS APPLICATION AND KNOW THE SAME TO BE TRUE UNDER PENALTY .. R LAWS OF THE STATE OF WASHINGTON, AND I AM AUTHORIZED TO APPLY FOR THIS PERMIT. PROPERTY 0 Signature: Print Name: Brett Jacobsen Mailing Address: 2711 West alley Highway N., #200 Auburn, WA 98001 I Date Application Accepted: RIZED AGENT: King Co. Assessor's Tax No.:336590- 1665, - 1680, -1685, -1690, 000280 -007 Day Telephone: 253.333.7007 Fax Number: 253.333.7707 ❑ Tenant Improvement Date: May 4, 2007 Day Telephone: (253) 333 -7007 Date Application Expires: Staff Initials: REC LiCT 1 2001 COMMUNITY DEVELOPMENT 1 J TE . Jake Traffic Engineering, InRECE VED SFP 2 8 2007 COMMUNITY DEVELOPMENT Mr. Brett Jacobsen LANDMARK DEVELOPMENT GROUP 2711 West Valley Highway N.. Suite 200 Auburn, WA 98001 Re: Landmark Building - Tukwila Level I Trip Generation and Distribution Dear Mr. Jacobsen: We have prepared this Level I Trip Generation and Distribution for the proposed 38.100 sq. ft. Landmark Building project. The proposed project is a Business Park use. The site is located south of S. 143 St. and east of Interurban Ave S. in the City of Tukwila. Access to the site is proposed via four driveways, two on South 143'c- Street and two on South 143 Place. This letter has been prepared to identify the trip generation for the proposed Landmark Building project to facilitate the City's Transportation Concurrency review. A blank City TRAFFIC CONCURRENCY CERTIFICATE APPLICATION form is attached to this letter. The summary and conclusions are on page four of this letter. PROJECT INFORMATION • • Mark J. Jacobs, PE, PTOE President 1731 Ste Ave SW - Seattle, WA 98106 - 2001 Tel. 206.162.1978 - Cell 206.199.5692 E -mail jaketraffic @comcast.net May 4. 2007 Figure 1 is a vicinity map which shows the location of the site and the surrounding street system. An aerial image obtained from King County Ifvlap is shown on Figure 2. Figure 3 shows a preliminary site plan prepared by Lance Mueller & Associates. The preliminary site plan shows the layout of the proposed development that includes constructing a 38,100 sf building and providing 83 parking stalls. Access to the site is proposed via four driveways. two on South 143 Street and two on South 143a Place. Full development and occupancy of the proposed Landmark Building project is anticipated to occur by 2008. presuming the permits are issued in a timely manner. EXISTING CONDITIONS Project Site The project site is currently used as a construction storage yard. Captured Trips: Primary Trips: Trip Generation Diverted Linked Trios: Street System Mr. Brett Jacobsen LANDMARK DEVELOPMENT GROUP May 4. 2007 Page -2- SR 5 SR 405 Interurban Ave. S. S. 143' St. S. 143' PI. • 2 8 1... 200 ® SFp I/ LOS TY 7 EI� �- The primary streets within the study area and their classifications per the City of Tukwila Street System Functional Classifications Map are as follows: State Route State Route Principal Arterial Local Access Local Access Traffic generated by development projects consists of the following: • JTE, Inc. We understand that the City is looking to construct improvements to Interurban Ave. S. that could include a raised median. This median is shown on the site plan and would effectively make the S. 143rc Pl. /Interurban Ave. S. intersection right in /out only. TRIP GENERATION Definition A vehicle trip is defined as a single or one direction vehicle movement with either the origin or destination i exiting or entering) inside the study site. Pass -By Trips: Trips made as intermediate stops on the way from an origin to a primary trip destination. Trips attracted from the traffic volume on roadways within the vicinity of the generator but require a diversion from that roadway to another roadway to gain access to the site. Site trips shared by more than one land use in a multi -use development. Trips made for the specific purpose of using the services of the project. A vehicle trip is defined as a single or one direction vehicle movement with either the origin or destination exiting or entering) inside the study site. The table below shows the calculated vehicular trips generated by the proposed project during an average weekday and during the street traffic peak hours. The trip generation is calculated using average trip rates in the Institute of Transportation Engineers (ITE) Trip Generation. Seventh Edition. for Business Park. respectively. All site trips made by all Average Weekday T = 12.76X 243 (50 %) 243 (50 %) 486 : AM Peak Hour T = 1.43X 45 (84 %) 9 (16 %) 54 PM peak Hour T = 1.29X 11 (23 %) 38 (77%) 49 • Mr. Brett Jacobsen LANDMARK DEVELOPMENT GROUP May 4. 2007 Page -3- vehicles for all purposes. including commuter, visitor. and service and delivery vehicle trips are included in the trip generation values. TIME PERIOD X = 1.000 satiate feet Trip Distribution TRIP RATE Business Park (ITE Land Use Code 770, 38,100 sq. ft.) The ITE data indicates that the project would generate 49 PM peak hour trips: not accounting for the existing site uses or diverted /pass -by trips (-5% of trips: such as mail and service /delivery type trips). Figure 4 shows the project generated trips assigned to the adjacent road /street network based on the characteristics of the road /street network and the location of likely trip origins and destinations (residential. schools. employment. shopping. social and recreational opportunities). SUMMARY AND CONCLUSIONS . rp 8 2007 DEv OPM TY EMT TRIPS ENTERING 1 This letter has identified the trip generation for the proposed Landmark Building project. The proposed project is calculated to generate 49 PM peak hour trips: not accounting for existing site use or diverted /pass -by trips. Based on our review of the site we recommend that the project be allowed with the following: Construct the site in conformance with applicable City criteria If you have any questions you can contact us at 206.762.1978 or email us at Laketraffic @comcast.com. I EXPIRES 4/3/C Very truly yours. TRIPS EXITING Mark J. Jacobs. PE. PTOE. President JAKE TRAFFIC ENGINEERING INC. JTE, Inc. TOTAL Project: Landmark Building - Tukwila Location: South of S. 143rd St. and east of Interurban Ave. S. 4 D.11.6r6111 ..f‘ ' AI " - ■- 4 : ! 5. 1 Est 550 3 6am3c s e r1/4 0 1 2re, st . \.• i A'S "I 2 .. '-..."..---'- .4 I: $0.0tern t/, 3 Le3 St 99 ! ; g 4 44: 041. 4.4.6 r,:r5:0,, • : . u ..c rj) 41 "a . e.• ...---tz--: ahem a - 14 O '1,.. .C.1 2 •Z . A S 120th St 591 ,. A c5 - 4,,, .i. • 5 ..9, %way a. 1 ...,5,7: t 524th St • .V... .•: 5.■ ..-,. we: • -`:. A. 71 < 3 1 2.8th st .74 .', i7, S Langsion Pn 5 '-;c."1,„:1'o%, ro _ •.: E , ' 1 7 4_ ?c Ii Z s' i.: Project Site 9. V .........r. I: ' 05 ?. 4 If. 1 v Eat( ".■••■C 40 , 4 ...,,....,, ' it4A -.)., ' li '' , . ' S . VV .C lEt .' 11 . c ■ SO . CZ IA 's .. 1... ' ■. -,Al TUIC11•110 z an OP • -crrevc•••5 Ev^ehg .0 1 1 - g 1 " 7 W On 1" r•045140 . Strarvier 0 46: SW 27th , -; isi 7 515 5 SO 513 z , 55 0) p:rut' 3i ..r. 4 -5. 4 3 I Mali& , - 4 A T, . .. - 4 4, .. ..,,,, sea* tp. .• 4 • .. > a Palk "er- 7' 2 • -...c - < . a 4 h 1-7 :....-. a „., (D : a • 11 f. ds ,,. - ., , ./. ) > g S 142rid SI 4.. i ; -.17. gber0f1 Ste 0 I 3 14E0 St 71 Neill* • DAM , 7 - - - -;- S 1, 18th St 7. - - S , 50th 31 • , 3.152nd St - I, nia 3t . A C 3 .5 , ZA. 518 . '''' — •••:.,› _ • , :7 '1 ' Stsrre0010 , - ---,..- ---- a - a 23o2 notst.irved ..r, .1 ,-- • 3 '40.31 , , t , 5 IdOttl ...! S tOtt .." - , E,Ith St , e. 99 0 ,,. c; S 1 68th St SeaTae 1' > .- 2 Z sc. ` 4 Z' 1 4' ° i Airport; * 5 en • Ca :70 509 Poo S 3.fra notatilit 3 175U Si a It S 2nd St v4 ,6 •S 3rd 3 atts St SW 7t h St 31th St it4 •*. 4 SW 11 41 St NORTH 4 119 JTE, inc. FIGURE 1 tCEJV LANDMARK BUILDING - TUKWILA LEVEL I TRIP GENERATION AND DISTRIBUTION VICINITY MAP ED TD 2 8 2007 4 A IN rirw Project: Landmark Building - Tukwila Location: South of S. 143rd St. and east of Interurban Ave. S. Note: Image obtained from King County IMap program NORTH JTE. Inc. FIGURE 2 LANDMARK BUILDING - TUKWILA LEVEL I TRIP GENERATION AND DISTRIBUTION AERIAL IMAGE CFP 28 2007 Project: Landmark Building - Tukwila Location: South of S. 143rd St. and east of Interurban Ave. S. VC s• no!, .,.t •,•••- . s. ..S..a,.. 41 _fl •ix 4 --1•10 •OOC �•• 0,L• •1011 e• >V+:Wi• ,m M•1.,. :JY .TK' a•L =� •'7 Note: An 8.5 x 11" preliminary site plan is included with this report =4a NORTH .ATE, Inc. FIGURE 3 LANDMARK BUILDING - TUKWILA LEVEL I TRIP GENERATION AND DISTRIBUTION PRELIMINARY SITE PLAN REV svp 28 2001 _LONi61, rVii tIrir 31 11) ucnnu I :uI •4U{%, (RECEIVED SFP 28 2007 COMMUNITY DEVELOPMENT • A ■ :CCL Gtr, .ZIPS v '7111.1S • 301537•1 D0I ' 7PLVl0O 01V 7 lllll 301171•• NVld 31IS C`.1 0 RECEIVED SP 28 2001 com.lalt Project: Landmark Building - Tukwila PM Peak Hour Trips: 49* Entering: 11 Exiting: 38 n 44:h 3t S Foster s.17:h Tukwila Fu=tr •goit 354 4 113 1 4 t , - - no deduction for existing site traffic is made Project Site on Dery k Realm NORTH JTE, Inc. FIGURE 4 LANDMARK BUILDING - TUKWILA LEVEL I TRIP GENERATION AND DISTRIBUTION TRIP DISTRIBUITON `4 ri or wnsnwAean,: � r ,.. r+'s:% , ;,,y.t� , ; , +w'rta • . owttf.A V .11. • • CITY OF TUKWILA Deparfurerlt of Community Development 6300 So:tthrenter Boulevard, T:dnr•ika. WA 9$1.x•8 Telephone /2061 4.31-3670 FAX (706) 431- 3665 itif pinntiiiei,1}ttil :1 v.t_u, AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY ss COP \11 OF Kt;i4: I he uncetarpscri being tiny sss m ns,l unntt „s114 states as toit,x:;; I . I :nn the carrrns owner of the ftcepeny which is the subject of this application 46i swteareras cont,aitia.J in she apish:,tims+ have been p. p ared t y ate .?r to :y az,rau -tul ate tear an cottsmt t:• the I.rst of ntl kaos, ledge application k hying s :thinttsrd with my tnmtiledge and consent, 4 prop t gurus the City em ee.4, a AL e��9.4 •rya, coos r mots ar M rer sigic•,r isss t n tlt�etA ter upon U :sum's rent ropcn }, located at l`x n ! 7�f cal/ ff t. +r the p tpa a of orsplir,root ,rs',ea, tot fist h otted time nee scary I■■ aaatp ° .tic M.!, Turps's- a flu ner agars to hail the Cux• !mimics,* coy any toss or (Innwge to persons or property Dreaming on the priw..te property during the t its's ernrr upon the property, unless the Is os iLIVILVe is the revolt of the stale ssegligener of fP.c r• Inc f. "i:y shall. as tss discretion • e.:ti el he appiicsttin:t withnut refund of free, if the applicant does not resriand m specific requests for items on the "Complete Application Chre lisi' within Wisely On) days, l.XH-.1'1 IS) :II � � . (ehv), /' yt .istasr),oaj� J Ei32y Kiv t t'soN )1'riat Nature/ ko a. S. . 'A 14 . lvv.. gcf !G 6 me known go Ise the itsdiv!dual oho evteused tin ila• ,!its rersrar :illy appeared heroic the fete 1.vs- ii it: >n tcsis.bW @ti yr! th.0 he'S :lecd 1`te mine is N 'lp•! „ :uvtar. act and Jc- Im M utic+ drat putpncas tn.'ntu *aril tlR•fC1 ' ,T -r r / /' /t �NT/ ,pr ti i -- 1.Va'.Y +a / •- ) i \I },SI 1 tI`C' ) .• Tt7^: lc ?� ti hl1 C) d I d 4 p v C1r �� , itl K t' ;a ., • e ms _ o C i Clf : \ 1' Izl'13t3 ns for ){c ate /e x'a x w {ektitnit ill / s / 7 � 7 � � y / ) /C i �Ye A", j....; ! ti as commissionespirrs _ / / , r , n . // - y w tlt r c _ ` �'� - : ' = ' »: RECEIVED 1 JUN 19 20011 COMMUNITY DEVELOPMENT 1. Relationship of Structure to Site • Project Consistency Narrative LANDMARK BUILDING RECEIVED JUN 1 9 2001 COMM UN' TY DEVELOPMENT a. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping and pedestrian movement. Response: The property is located between three streets in the C /LI Zone. The major street, Interurban Avenue, is on the west, which is a 5 lane arterial street with significant traffic counts. This street is slated for improvement which will consist of curb /gutter each side and a median with left hand turn pockets. The other streets, S. 143rd St. and S. 143rd PI., are dead end commercial streets that service industrial and distribution uses. These streets are paved and without curb, sidewalk and gutter. 'Z g The surround zoning is C /LI (Commercial /Light Industrial) on all sides. 1 zoniing.j as the Tukwila Mu lc' a! Code (TMC), requires 1 feet of / landscapiag tocirtnerge rban and eet at other I tiEiies with a building setback �'- lot line at e street angeet for an interior lot line— ?,s ig_cStsY p Ap�`y `J` )73 r The TMC, other than screen landscaping for parking areas, has no buffering or transitioning requirement between the same uses in the C /LI Zone. To project, however, will have transitions to the street and streetscape appropriate to the zoning. At each street curb, gutter, and sidewalk will be provided along with street trees and ground cover. Where parking occurs, low planting is provided to screen cars. The project fronts along Interurban Avenue, which is a significant arterial, and designed utilizing the urban street concept. This concept is used along arterial streets to create second •arallel streets that has ' n e • - - • - - • e •uildin• and convenience parking for tenant in areas where angle parking along the public street is not possible. At this site the second street runs parallel to Interurban and will be lower than the arterial street and the building finish floor, which is approximately at the elevation of the new walk at Interurban. This allows better visibility of the public area next to the building from Interurban. � . I / acv BUG✓ W l l l �i � �n i�Gy f cP a +a ✓� -�''r c . �� T �.r�'vyb�fh �r evr{r� 1,e_ re Im n Project Consistency Narrative LANDMARK BUILDING Page Two • • The transition area, at Interurban, will consist of curb, sidewalk, street trees, lawn, and screen planting adjacent to the parking. At the building there will be an eight feet wide sidewalk with street trees and canopies at the storefronts. This is a key element of the urban street concept and will complete the transition between Interurban and the pedestrian area at the building This design will create two parallel pedestrian movement areas, one for the general public and one for the building user. The design also provides street landscaping for shade and visual buffering and landscaping at parking areas along with traditional urban landscaping, street trees at the active pedestrian area next to the storefront. The site transitions between the arterial streets and service streets provide adequate landscaping, appropriate pedestrian pathway, and a desirable transition between the street and the building for the public areas. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. Response: The project design locates all service areas in the rear yard. These areas are screened from view by the building and by planting along the lot lines and street. Parking areas are located in two areas so they are convenient to the office area and manufacturing space. Below the office parking area, at the west, is a major sewer line. This line'Iias determined the building location and allowed a double row of parking west of the building. As a result of the existing grade, the parking west of the building is slightly lower than the street. This area has screen planting along the street and street trees that buffer the view of the cars even though they will be parked at an elevation below the street. The other parking area to the east is located behind the building. This area is screened from view by the building, screen planting along S. 143rd Avenue and Place and buffered by trees. The parking areas themselves are never more than 65 feet wide. The visual impacts are mitigated by the site design and landscaping provided. Project Consistency Narrative LANDMARK BUILDING Page Three • • c. The height and scale of each building should be considered in relation to its site. Response: The surrounding sites, except for a portion of the frontage on the west side of Interurban and south of 143rd PI. is developed with buildings, storage yards and parking. The surrounding commercial buildings are, except of Fairway Center to the north, industrial or light distribution buildings. The property to the west of the site is a contractor storage yard. Structures on this site consist of aluminum storage sheds, sided storage container and a wood framed house. Beyond this property line to the east is an industrial building of abot.aet high that is clad with metal siding. North of the site, across S. 143rd St., is the Becker Freight Terminal and truck maintenance shop. These buildings range in height from to 2 feet depending on the building. On the same street west of Becker is Fairway Center. This building is a commercial structure with an exterior of articulated painted concrete with recessed glass storefronts. West of the site, on the opposite side of Interurban, is three houses that are over 100 feet from the proposed building. The buildings are about 0 to feet in height. To the south of the site across S. 143rd PI. is a Tight distribution building that is constructed with tilt up concrete. The north face of this building is within about 15 feet of the edge of the paving and abou 28 feet high. The proposed building ranges in height depending on the function and the height of the parapet. The variations in parapet height are provided to create architectural interest, provide screening from mechanical units at the office area, provide additional height for the second floor and accommodate roof drainage. The building parapet height along I urban steps up to create an entry 3 ' focal point. The parapet begins - 33' -6" and steps up in two increments to 3 -1 ' ' L about 39 feet. The average height of this facade would be about 35 feet, Iv while the actual roof height would be 30 feet above finish floor. M 66kt u gAAI i t ke `pr 30 The north and south facades are at least 12' -6" away from the gutter line of the street. The parapet at each of these facades steps is about 33' -6 ". At the north facade, the average building height is 30 feet and at the south about 32 feet. Project Consistency Narrative LANDMARK BUILDING Page Four • • The east building facade, at the service area, has a parapet height of 27' -6" except at the southeast corner, which is higher. This is done so there is sufficient height to accommodate storage and slopes to roof drain. As a result, the average roof height is about 25 feet at the east side. The TMC for the C /LI Zone permits building heights from finish floor to roof of up to 45 feet. Since the average roof height is around 28 feet, the project height falls well within permitted height. The proposed Landmark Building has been designed so it will appear to be at a similar scale as other commercial buildings along Interurban. Four examples of similar scale buildings are Southcenter Plaza, Teamster Building, Fairway Center, and the Erick Building. Two of these buildings, Southcenter Plaza and the Teamsters Building are adjacent to the street and the Erick building and Fairway Center buildings are set back from the street. This set back mitigates any differences in scale that might occur between iat_are_shorter and in fact results m vertica u anon which makes the street corridor more interesting. The project design and building siting result in a good relationship in height and scale to building along the Interurban corridor. As a result of this, the design will enhance the neighborhood and have an appropriate relationship. 2. Relationship of Structure and Site to Adjoining Area a. Harmony in texture, line and masses is encouraged. Response: The surrounding buildings to the north and south along Interurban are linier. As such they are longer than they are tall. Adjacent buildings along S. 143rd Ave. and S. 143rd Place are either industrial buildings or houses, which are non conforming uses in this zone, for lack of any other term, have "no harmony in texture, line or mass" and color. The building directly south of the site is a warehouse /office building with a partial board form pattem in the lower facade and a different wall color in the smooth area above. This style of building is not visually compatible with other commercial buildings along Interurban and has service doors facing the street. Creating compatibility with this building can only be achieved by utilizing a similar primary color. Project Consistency Narrative LANDMARK BUILDING Page Five • • The Fairway Center building located on Interurban to the north has a similar mass and line as the proposed building and is a single light color that contrasts with the glass. The surface texture is smooth and has grooves that reinforce the linier design. The proposed design will result in harmony because of the use of similar horizontal lines, compatible colors and proportional massing of this building. Additional compatibility will be the result of similar colors and surface textures. b. Appropriate landscape transition to adjoining properties should be provided. Response: The two levels of planting at the street frontage will provide a transition between the building and the street. This landscape treatment will also provide the transition between this property and the development across the street. The east side of the lot borders a storage yard. The transition, at this time, consists of 5 feet of ground cover and red maple trees whose canopies will be higher than the existing fence. Based on the proposed plans, a landscape design has been provided that meets the TMC. That design provides appropriate landscape transitions at the street, parking areas, and service areas with adjoining uses. c. Public buildings and structures should be consistent with the established neighborhood character. Response: This is a private building and is consistent with the neighboring buildings. d. Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. Response: The site design separates public parking and service areas from each other. In limited areas, where the employee parking is provided, service vehicle circulation areas overlap parking circulation areas. At no location will a vehicle parked at a loading dock obstruct vehicle circulation areas. Project Consistency Narrative LANDMARK BUILDING Page Six • • e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. Response: Site access is provided to this property at S. 143rd Ave. and S. 143rd PI., which are dead end streets. Access points will occur approximately at existing drive locations that will result in no real impact on other properties. Traffic to the site will come from either 1 -5 southbound, Interurban or northbound from 1 -405 or West Valley. The Interurban corridor has been designated for improvements. These changes will result in southbound left turns only occurring at S. 143rd St.. As a result of this change, the public will generally enter on S. 143rd St. and turn into the first drive on S. 143rd. Ave. Employees and service vehicles will travel east and enter at the second right. The main exit pattern for southbound traffic on Interurban would be the driveways on S. 143rd Ave, however northbound traffic will have an option of exiting on S. 143rd Ave. or S143rd PI. to Interurban. Likewise, public northbound traffic could enter the site at S. 143rd PI. at the first drive and employees and service vehicles could use the second drive. In any case, patterns and proposed entry drive locations should have no adverse effects on existing dead end streets. 3. Landscape and Site Treatment a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. Response: The existing site is a rough graded construction storage yard. No existing topographic features that would benefit the project exist. The proposed patterns will contribute to the beauty and enhancement of the site. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. Response: Grades on site are designed to allow for easy movement by pedestrians and vehicles. The boomed concrete walkways with the street trees are provided along the public streets. From Interurban a walk with adjacent planting connects the main entry to the street. This path will provide an inviting, stable, and safe pedestrian entry. Project Consistency Narrative LANDMARK BUILDING Page Seven • • A connecting walk to the building entries is also provided between S. 143rd Ave. and PI. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. Response: The landscape design as proposed allows the building entry to be viewed from the street and focuses your attention on the entry as you drive by. Along the front of the building, street trees are provided within the walk adjacent to the storefronts. They are located between canopies so they accentuate the individual entries. Other plantings are provided at the north and south facades to soften and buffer the views of the buildings from S. 143rd Ave. and S. 143rd. PI. The integration of the landscape design with the building and site design enhance architectural features, strengthens view, emphasizes the entries, and provides shade. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken, Response: Curbs are provided around all landscaped areas to prevent intrusion of vehicles. Parking stall curbs or wheel stops will be provided 18 to 24 inches into the parking stall to prevent damage to planting. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. Response: The design as shown provides landscape islands within the parking area in which shrubs and trees are planted at public areas. At the service area doors, adjacent to the building where paving is provided, trees and shrubs are planted at the property perimeter adjacent to S. 143rd Ave. and S. 143rd PI. to visually buffer the service area and the parking within that area. f. Screening of service yards and other places, which tend to be unsightly, should be accomplished by the use of walls, fencing, lanting or combinations of these. Screening should be effective in wine d summer. Response: The storage area east of the service doors is screened from view from offsite area by a combination of existing evergreens, new evergreens, existing buildings, the new building, and site obscuring fencing. Some deciduous planting is provided within those areas for variation and will not diminish the effectiveness of the screening in the winter. Project Consistency Narrative LANDMARK BUILDING Page Eight • • The siting of the service areas between the building and an existing fence at the east, screen the view from Interurban and the storage yard to the east. Views from S. 143rd Ave. and S. 143rd PI. are screened from view by shrubs and trees. g. In areas where general planting will not prosper, other materials such as fences, walls, and paving of wood, brick, stone or gravel may be used. Response: Gravel will be used in areas where parking overhang will cause planting to be ineffective. j,Ok/Ne Wltlj -r - 4-1.dt...� '7 ( onrec 1, %. Pr f .prNCruS h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. Response: The photometrics of a s • , es will be selected to limit light effects to the site and provid= 1 fc. (noon light) :t the edge of the adjoining property. Light fixtures will be color correc - • metal halide so the color will be white and the fixture efficient. Current light design for the site calls for four types of fixtures. These have been selected based on there location. Along the west edge of the public parking lot three 30 foot high 250 watts shoe box pole lights will be provided. These fixtures will Tight the parking lot and the pedestrian access from the lot to the building. At the building entry two 75 metal Halide watt recessed down lights will be installed in the soffitt to light the entry alcove to make it warm and inviting. In the two landscaped islands at each side of the front entry to the office are 75 watt bollard walkway light that will provide lighting for the entry area and make this area feel secure. Below the canopies will be two 25 watt metal Halide can lights to light the entry area and walkway. At the east side of the building shoe box fixtures are provided, mounted on arms attached to the building to provide security lighting. The fixtures at the east at the loading area are 250 watt and the two on the east wall by the drive in doors are 75 watt to minimize the effect on the adjacent property. 4. Building Design Project Consistency Narrative LANDMARK BUILDING Page Nine At the south side of the building, the applicant proposed a 250 watt pole light to illuminate the walk and at the north side two 250 watt arm mounted fixtures for the same purpose. Overall the lighting design will enhance the site and blend effectively with surrounding uses. a. Architectural style is not restricted; evaluation of a project should be based on quality of design and relationship to surroundings. Response: The Interurban corridor has no distinct design character. It is a mix of uses and the functions of the building has determined the buildings appearance. There is everything including a 7 -11 Store, a Landmark Road House called the Riverside Inn, Casino's, a golf club house, multi family residential, old houses, new multi family residential, renovated office buildings, City shops, and industrial uses. This allows the proposed building to have its own appearance and not disrupt the appearance along the street. The proposed building design equals or exceeds the design quality of the buildings adjacent it and next to it and is of equal or better quality of other buildings in the area. See photo exhibit. b. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. Response: The proposed building is of comparable scale with buildings in the neighborhood and has been painted with colors that will make it harmonious with the adjacent buildings, but have its own appearance. c. Building components, such as windows, doors, eaves, and parapets, should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. Response: The exterior building materials have been selected for endurance and easy maintenance. The wall areas are painted concrete, windows are set in an aluminum sash, parapets are capped with colored metal flashings, and exterior doors are painted metal. Doors and window sizes have been selected based on the use of the building and are proportionate to the scale of the building. A parapet has been provided to create the vertical interest needed for a balanced and functional design. Canopies and sun screens have been used as both an aesthetic and functional feature. Project Consistency Narrative LANDMARK BUILDING Page Ten • • d. Colors should be harmonious, with bright or brilliant colors used only for accent. Response: The colors as selected are natural tones that are from a family of colors. kU 1 These colors blend together to create a soft appearance while the accen V- d- color provides enough contract to create additional visual texture. Sun X01 screen and canopies are painted another color to add to the visual interest. to pit e. Mechanical equipment or other utility hardware on roof, ground or 5 buildings should be screened from view. Response: The building design provides for a parapet on the north, south and west side (front). The roof surface behind the parapet slopes to the east, which enables the north and south parapet to step and create a more interesting facade. The height of the parapet is sufficient to block the view of,anv_ small mechan.icaL nit which would be installed on the roof to service office areas from the public s reet t at is some distance away. g. Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and fitting should be used to provide visual interest. Response: The street facade provides visual interest through the use of glazing, recessed entries, landscaping, changes in color, canopies, sun screens, changes in height, night lighting, and articulation of the building surface. The design has detailing, form and balance appropriate for a commercial building fronting on Interurban. f. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious wit O PUS building design. NeatX S Response: Exterior lighting has been selected and placed to compliment the building and site design and provide visual focus on the building entry area at night. Project Consistency Narrative LANDMARK BUILDING Page Eleven • • 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. Response: The building has a main entry area where seating is provided and shaded by trees on each side. It also provides a pedestrian w nterurban. A bike rack is also integrated into the walk design S. 143rd PI. i5 r a 1 501 °F ►Haiti eK frana b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Response: Light fixtures at the entry plaza are low bollards which provide lighting at the walk surface, the seating area and the adjacent landscaping. Consistency with adopted plans and regulations (TMC 18.100.030) 6. Demonstrate the manner in which the proposal is consistent with, carries out and helps implement applicable state laws and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and objectives of the City of Tukwila. Response: Comprehensive Plan — The development is designated under the Comprehensive Plan as C /LI. The purpose of this plan designation is to provide area that can be used by commercial and light industrial uses that will be compatible with other similar uses. The goal of the comprehensive plan for this area is to provide employment and revitalize existing properties. The proposal to construct this facility meets the goals of the plan for four reasons. 1. The use is allowed under the under laying zoning district. 2. The project will bring a new business into the community which provides employment. 3. This development will result in additional tax income for the City. 4. As a result of the development of this facility, a property that is in a degraded state will be restored to state that will improve the neighborhood, and relate to the surrounding land uses. Development Regulations — The development regulations for this property are listed in Chapter 18.30 of the Zoning Code and Title 18, the critical areas ordinance (TMC 18.06. - -), in Title 18, and in the Design Criteria Industrial Properties (TMC 18.60.050A). The project, as presented, is designed to comply with those regulations, design standards, and the design intent of those regulations. Project Consistency Narrative LANDMARK BUILDING Page Twelve • • WAC Regulations — The property is subject to WAC Chapter 51 and as illustrated complies with the intent of those regulations. Other Laws, Policies, and Regulations — The project has been through the preapplication process with the City. As part of that process, the City provided the applicant with a comprehensive listing of all of the development regulations, mitigation measure that might be required, policies, and design objectives. The proposed project has been designed to comply with those regulation, policies, mitigation measure, laws, Title 18, and ordinances provided. Project Consistency Narrative.doc (LMA #06 -114) PARCEL A: PARCEL B: PARCEL C: PARCEL D: PARCEL E: A.L. T.A. COMMITME QP��� ME SCHEDULE ANT Page 2 FtEltrom JUN 1 9 2007 Order No. 617741 The land referred to in this commitment is situated in the State of Washington, and described as follows: Lots 1, 2 and 3 and the west 30 feet of Lot 4, all in Block 17, Hillmans' Seattle Garden Tracts, according to the plat thereof recorded in Volume 11 of Plats, page 24, in King County, Washington. The east 10 feet of Lot 4 and all of Lot 5, Block 17, Hillman's Seattle Garden Tracts, according to the plat thereof recorded in Volume 11 of Plats, page 24, in King County, Washington; EXCEPT the north 119 feet thereof. The north 119 feet of Lot 5 and the east 10 feet of Lot 4, Block 17, Hillman's Seattle Garden Tracts, Vol. 11, pgs. 24, in King County, Washington. Lots 6 and 7, Block 17, Hillman's Seattle Garden Tracts, according to the plat thereof recorded in Volume 11 of Plats, page 24, in King County, Washington. That portion of the Puget Sound Electric Railroad right -of -way in the southeast quarter of Section 14, Township 23 North, Range 4 East, W.M., in King County, Washington, bounded on the northeast by Maule Avenue, on the southwest by SR 181, on the southeast by Right- - of -Way Number 4 and on the northwest by Right -of -Way Number 5, both rights -of -way as described in King County Recording Number 6557639; EXCEPT the westerly 20.00 feet conveyed to the City of Tukwila by deed recorded under Recording Number 20050210001490; (continued) LEGAL DESCRIPTION, continued: A.L.T.A. COMMITMENT SCHEDULE A Page 3 Order No. 617741 TOGETHER WITH that portion of vacated Maule Avenue lying between the following described lines, as conveyed by Revised Quit Claim Deed recorded under Recording Number 20051212000780: A line beginning from the most northwesterly corner of Lot 1, Block 17, Hillman's Seattle Garden Tracts; Thence south 48 ° 18'29" west, on a radial line to said right of way, 20.00 feet to the southeast corner. of Right -of -Way Number 5, as described in King County Recording Number 6557639; And a line beginning at the northeast corner of Right -of -Way Number 4, as described in King County Recording Number 6557639; Thence bearing north 54 ° 13'12" east, 20.00 feet, to intersect the east right of way of Maule Avenue South. ' END OF SCHEDULE A NOTE FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per amended RCW 65.04. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document. Lots 1 -7, Block 17, Hillman's Seattle Garden Tracts, Vol. 11, pg. 24 and ptn. SE 1/4, 14 -23 -04 PARCEL A: PARCEL B: PARCEL C: PARCEL D: PARCEL E: (continued) RECEIVED JUN 19 2007' COMMUNITY Order No. 617741 A.L. T.A. COMMITMENTp vELOPMENT SCHEDULE A Page 2 The land referred to in this commitment is situated in the State of Washington, and described as follows: Lots 1, 2 and 3 and the west 30 feet of Lot 4, all in Block 17, Hillmans' Seattle Garden Tracts, according to the plat thereof recorded in Volume 11 of Plats, page 24, in King County, Washington. The east 10 feet of Lot 4 and all of Lot 5, Block 17, Hillman's Seattle Garden Tracts, according to the plat thereof recorded in Volume 11 of Plats, page 24, in King County, Washington; EXCEPT the north 119 feet thereof. The north 119 feet of Lot 5 and the east 10 feet of Lot 4, Block 17, Hillman's Seattle Garden Tracts, Vol. 11, pgs. 24, in King County, Washington. Lots 6 and 7, Block 17, Hillman's Seattle Garden Tracts, according to the plat thereof recorded in Volume 11 of Plats, page 24, in King County, Washington. That portion of the Puget Sound Electric Railroad right -of -way in the southeast quarter of Section 14, Township 23 North, Range 4 East, W.M., in King County, Washington, bounded on the northeast by Maule Avenue, on the southwest by SR 181, on the southeast by Right-- of -Way Number 4 and on the northwest by Right -of -Way Number 5, both rights -of -way as described in King County Recording Number 6557639; EXCEPT the westerly 20.00 feet conveyed to the City of Tukwila by deed recorded under Recording Number 20050210001490; LEGAL DESCRIPTION, continued: A.L.T.A. COMMITMENT SCHEDULE A Page 3 Order No. 617741 TOGETHER WITH that portion of vacated Maule Avenue lying between the following described lines, as conveyed by Revised Quit Claim Deed recorded under Recording Number 20051212000780: A line beginning from the most northwesterly corner of Lot 1, Block 17, Hillman's Seattle Garden Tracts; Thence south 48 ° 18'29" west, on a radial line to said right of way, 20.00 feet to the southeast corner of Right -of -Way Number 5, as described in King County Recording Number 6557639; And a line beginning at the northeast corner of Right -of -Way Number 4, as described in King County Recording Number 6557639; Thence bearing north 54 ° 13'12" east, 20.00 feet, to intersect the east right of way of Maule Avenue South. END OF SCHEDULE A NOTE FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per amended RCW 65.04. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document. Lots 1 -7, Block 17, Hillman's Seattle Garden Tracts, Vol. 11, pg. 24 and ptn. SE 1/4, 14 -23 -04 �� . METAL FASCIA CANOPY FLUORESCENT \ \\ F XTURE I; " STEE_ C NANNE _ PAINT 9 INSULATED GREEN TINT a' LOUJ-E GLASS CONCRETE SIDEWALK SUN SCREEN nnlinnnn INSULATED GREEN TINT ` LOW -E GLASS GUTTER 5" SQU TUBE - 0 in W4LL SECTION 1 • 1/4" = INSULATED ROOF POSSIBLE MEZZANINE RE STEEL °HINT • • Q CORNICE DETAIL LANCE MUELLER & ASSOCIATES A A C H 1 T 8 C T • • A 1 A LANDMARK BUILDING TUKWILA, WASHINGTON Exterior Lighting Schedule Site Accessories 10.04.07 A C D E Pole mounted with single arm EXCELINE Sitemaster Roadway 400wMH, 30' pole Natural Aluminum (NA) bollard, fluorescent 28W HL EXCELINE Pathlyter Round Natural Aluminum (NA) sconce, bracket mount, fluorescent EXCELINE Sitemaster Roadway 400wM bench HUNTCO Contour without back Hot dipped galvanized legs(G) In- ground mount with flange cover bike rake HUNTCO HP Hot dipped galvanized (G) In- ground mount with flange cover 1- 800 - 547 -5909 A B E LANCE MUELLER & ASSOCIATES A R C H 1 T ® C TS • Al A LANDMARK BUILDING TUKWILA, WASHINGTON Exterior Lighting Schedule Site Accessories 10.04.07 A C E Pole mounted with single arm EXCELINE Sitemaster Roadway 400wMH, 30' pole Natural Aluminum (NA) bollard, fluorescent 28W HL EXCELINE Pathlyter Round Natural Aluminum (NA) sconce, bracket mount, fluorescent EXCELINE Sitemaster Roadway 400wM bench HUNTCO Contour without back Hot dipped galvanized legs(G) In- ground mount with flange cover bike rake HUNTCO HP Hot dipped galvanized (G) In- ground mount with flange cover 1- 800 - 547 -5909 E A B LANCE MUELLER B ASSOCIATES A R C H I T B C T 8 • A I A LANDMARK BUILDING TUKWILA, WASHINGTON Exterior Lighting Schedule Site Accessories 10.04.07 A C E Pole mounted with single arm EXCELINE Sitemaster Roadway 400wMH, 30' pole Natural Aluminum (NA) bollard, fluorescent 28W HL EXCELINE Pathlyter Round Natural Aluminum (NA) sconce, bracket mount, fluorescent EXCELINE Sitemaster Roadway 400wM bench HUNTCO Contour without back Hot dipped galvanized legs(G) In- ground mount with flange cover bike rake HUNTCO HP Hot dipped galvanized (G) In- ground mount with flange cover 1- 800 - 547 -5909 A B E '0011(Euu pu Tuchnologirs Cn00,7 Novteq 51-rE ?%4cr0 RECEIVED JUN 19 2001+ COMMUNITY DEVELOPMENT t.‘ :4 1 1;F P"' '''' ' i .1 1 • ' " i'.'f''' .t....f;li;r4fig.'"f;',11;i;t.Lteljr .. ' 'X •:•ro' \p'tio' .' • ••••• i ;C1, .•, fO';`,"1,',,btZ ef, ,. . t.. •••,...t '....•, e'r ••fo,■• „ ",....::•;f.' .,,. o, ..,• ' ' ..,. - 1 '• , -,1 - .. 1 'i i " - rf. ; • - .."1c , ,,',-,...- • ,.. . . fl - • : : , .0 ''' 14, ," , ":i• - , ' ' ,:....' .,;../1,:jr.,,,,,,- ,..w.. ,..14,,,.. ... ...,e,„ , / dttf ',:•;■•?, ',...',..• . '' '''.1 ' tO t• • •.,•‘' ' •• ••. • . - - ' ' ' 11 ' .. '' '' ',.. ' • .vy-.. i i';',-' 0. -› .-.,',.. " '' 't ie. 1 r4Z all, ' ;, j, y • , • -• 4.1 ' ,..`.. +1 iz 9 it"' .`„ •,,,,,... • T..1: . . •••.• ,.•,•,.. . .7; ''''':: ,e1. .--.• . • — ..... • e .•_ ' `*•t ,- v . '-'• ,... „, „•:,,, -.•,..:, -; • . . ' -Th 1 , L.--:' l'S 1 -...-• .__ '-' -il- ...;'•'■ fp' • • • • 1 4„ . . •-■.......... I ql. , I ll -4birjr1):.4 , ri......'...,.." ..` ,,7% • ..--_.„„._ ,,,,,,,„ .... - ••-• .. - - I www.gvakm.com ..•••■ •.77. -':."'''' 't.,r:P:H:::::'":r-1:r ••-•::::::'"''1;;,.I' „, 'S, ' ' 4'... . ,.. - i■" ': - -- r•••- 4 ; 7-..".. , v s 1 4. _:. „.„. ,... ..,,,:, ■ ,' -", --...N.' V ''''.- '''' 1 ill, ... - i N ‘ .,,„ K. .,:...,.:' ., ' "'''" 1■251112a43 i - '''z • t -,,,,./:-•-•- • - -..-4\-- ...., -. (s.'* f --r» a' -.... 7` ' ---"' .....„),....-r --,,., ,.'"--.. /„N„t• < , , - ,t ,-,...- ,^,,, •,.- IS ...,, i i ,7 ,t,..k.. . ,,,,,,;rt ,..,:.•,-- .,,,,;.,„••; '6. —r, s. ' , : ' s , \ t.= 7, ‘ • ' *.tr . V..) ; \,',.!, , - -, ....„,.. ... , „„, _ - A , AN - 1,.::•;. \ , t .4' ,.., ‘,.,-,„., el -- ' ..1■'''''‘ .4; - 'fr:7‘.1' . ::' , 3 • .... ..,.. .,- a 0.,. ; A v. , , r... , ,!.*,,, ,,,..... .., ' . ''''' ' ''.... - -r •• ": -5'N' \. „.„>,,,, _ ,,.. „r '-' 1 \• - ' ?: =t 4 • ca, „ • -•.4 .a. . ; , , " , " 4 • i. ;., ., _ ..., . ,,..7.,.., - 9 :- ‘1. - t . : N . , `,. • . ). „;_, ., . :-..,, . • - ; ' ' . C' '77'. t 6'2 ' t 0 • _ • :Ad.( -74:4j.11--;4 • • a= ccr. „c• , c Co cccr o0 it = 0.0=010 , cacs CS, 0 o 8 . 88 • • • . . ..• • • ••-••: • ' 7 t 7.1,t; •• • , %•)• t‘' • 7 000 0 = 0 0= 0 0 000 0 000 .• = ° 0 0 O. CO:000 , korrei- 6 W, 41. 1 ei • .. .... 0 . , r 4:-'' — 0 CK: 00 0 4 -..... L CO 0 0 = C 0 JNI . .. . ,.. .., c... ..... .:= ..., 10 0 =cos. o ; ......a.et.' 3 .. .N:1 0 00 0 o C 00o 0 01:0 0 D- C C 00 000.00 o o a .0000 .,; 42-A3i. ' 7 : 4 =4.4 ri• ' c'•;:Z,EUe4 :ti) 1 , ; TFttg). ?•?;,- :',. r,.14.-..;f••,: ' 64.- - 7 1;0:4? V *4 :; 14z8 rt, irt.,•"1' ,....- .c.4.:F• 3 11 / 44 . s •V•5,q;4! 0 co PAA., fl; 4 _ • 1. • ? -7- • II • :fr tk . r; .r LANDMARK BUILDING TUKWILA, WASHINGTON LANCE MUELLER & ABBCCIATEB A R C U I T EC T S A I A 130 LAKESIDE • SEATTLE. WA 98122 • 206 325 2553 VICINITY MAP -ri S Z amiltitallzArk.. ,t ,.R' a v*ViYL "j t + ; c '�c�`�'� & • . . �� •' Ye • 3 3�,, 3�:i`..��.�?���'''�"r :•r SFr .�tS�.�. 4 . ; - .:.. 3:; r.4 ; • . Vie: ,!w i? r • 't • • •.'..LYE Y ��� ,, ,, ,, � ,,�- e.� a. ° V • � a0.. i.'`�I ...kX:.��t �'�Itfrr.,:t^ �- 't:�• .:v�Jt�r —i �'.. ••�' . li »�.'. Y•1. ,r �C�� p i�n_1•,i. k. :�c�: . . LIGHT FIXTURE KEY 0---11 POLE LIGHT 250W 11 11 ARM MOUNTED FIXTURE ON BUILDING 250W ARM MOUNTED FIXTURE ON BUILDING - 15W 0 BOLLARD LIGHT LANDMARK BUILDING 28,100 SF. ROOF AREA PARKING SPACES SHOWN = 83 11800 SF. SECOND FLOOR 35,600 S.F. TOTAL 21,600 SF. OFFICE 10 3/1000 PARKING • .65 CARS 18,000 5F. WAREHOUSE g 1/1000 PARKING 18 CARS TOTAL PA = S 143RD ST. \ \ Ld1 -ott S '143RD NEW PAVEMENT SITE PLAN 10 TO 1'■ 20' 40 1" • 20,_0.. RECEIVED JUL 1 7 2001 TU PUB WORKS Uq 60 NORTH 0 0 u C 0 0 C z Z 0 _ J 5 _ m E C z Q : J h— veer P2 V f Y N. = p r P 0 P P ! P � c ��_ �.� S2 � l� � ��� re 9 °� ry $ " Q $ a mQ 1g -PS 1R Ag 'a Igg 4 1/1 / ; $ 4 < g 44 � x1 di g s g 111;14.0 Mli:114 tigilihgighi1 11 €- 1°1 F glen 41152414014110 N X : iN1,5 / ;11* a ! ig xl l x:eyi i >hoe • • Ao P. 1. o p P !" N M°QF° F R si 4 1 ; $ 11 > i li l 1-4 OMMI41 Oge 2 1 ;1 1 4;IIN POW': ; 3;ligil; 1 4 bibill; it; n1; g! ! g i gagil 1 / 1 :Ili 1 ¢ �� :�i g ! a I gig L P P A ;1411 Q St Rll4 11 1 ° 1011 WV 4'gg 10 111 MOP110 1M 1 318 411 " 11; 0 "s 5 alialg 11019:4! g 1701 21 aloxt " g ti 2 pit 5 5 1 I • 1' I , . 0 111 1 1 ! "1111iii iii1 1 1111111P 1 ! 1151" 11111 1011 f 111 7o' L.?: LC!, •e . v IA 6 A • V I -I 0 DATE. APRA 2007 DESIGNED S1 DODDS DRAWN EL KEIVDALL APPROVED Eta VOWS BRUCE 54 00 P.E. PROJECT MANAGER GRADING AND DRAINAGE PLAN LANDMARK DEVELOPMENT GROUP, LLC .(7UKIKLA MOCKINGBIRD; LLC) - 57111 W VALLEY NWY. N. 120 ALA3URN WA DIM 4205141551... IA. 1.11.wq W..LNit . 91007 p161 111-4121 14251 101- gigiS f4. 1PN 9 -4-02 1 OAIL ..77-er-ero-rws-r .re i• = • • •t■ ENSTINC SPOT ELEVATION (11P) AD.A.IST MOIL CASE 70 GRADE PLAN 1 ■20 REMOIE EX T.14 & VALVE REPLACE AS SNOW PER TIMMILA Sla •1 I r • to I. r:.1, .. -....-'11‘-4.:::751. ''''.:7 ‘"-----:::---",... :.:''..-..''.:::1 "'''''''—'::sAc.AR"°g:'r.-E:x:._.7:77',/l:...,1:.i,......"1:' .4 ,.... ..... 4 ; .. • . 14 : , J . .C7 row or'ensrvec. . i ,..,. ‘ .. .' RALEMENT (111 '.1 ‘ I\ -----1!' ,. ?. ' \ \ ‘■ - NY SNL SERV? ESIleT PEP ORIZ N 75' 14A7ElitINE \\A \ smer PER IVKIIKA U2065 I --4--WS 143RD ;PL. - - J4--STA 2#8 a A.c I • • STA 00 END lifaccr SCALE: 1" = 20 tO 40 SAIKVT REMOIE IX PAVEMENT • • I • PER PLAN 02 MIN NOW .,.,,,, neiu v• , ,t...-,,,,,v;r/z•-..,,,,'--. -..::-*:.:,;:.! ' ,; : • -• AC Z r (319Q N) COMP. 0P 01 a W r CR. 1131 PM SEC 17-0.110) (2002 &SOOT) CRAWL BASE PER SOTS COAIXDONS S. 143RD STREET SECTiON NO SCALE MA TM Et PAK IMIIXE" PRESENT : : . : : : 1. • : : I: • 30 H • : : : : I : 25 : ; : 0400 • °#4° 2660 • . . ...... • ... .... • I - ........... . • - I - • . . , . • - : I' • ' ' I ..... ' I . - - j . .. . ...... ■ . .. • ; . . , • - • ' • .. • - • . . 0460 'boats 1400 1407 145089 E175 2422 2.1554 2146 2400 2 • 2E30 2496 212.71 2440 • • 24.18 ' • : • 4,` • . • . . • If A PR EL 2162 :It • 20 CB 9 rwe , _ STA 74.74: 7125 _ .1 , • • ; . : : .. : . ..... • • 4 1.. GE 2240 (11477.0 CURB CRAW ; : • : :::' I ... . g 121E 21.0 (ALL) ' 10 0 a - ....... ' . ' :. c :=- l!F- - 3 : : • :77 —: . 7:7'. 7: 7 ' " ' ■ ........ ' : : . . : : : . . ' : 1 : •• . . . . . . . • I . i : : • I . SSW,: Rim 25 *2 . . . . . . . . . . . . . . .. - • • 12 lE ILI . . . - • - . . . . . . . . . . . . . . . . • . . ADAIST RIM TO CRAM' 2270 . . .. . . . . . . . .... . . ....... . , , .... • - • • -.. : ' • • • ; ...... • • • ' • - - - • • .. ; ' • • : • - • • .1 - • I::: ... : . ..... . i ... . ' • I : • • • • : • , ; • »' AC • • . . ..... .. . _ . • - . . . . . ...... . • " • .. • : : t* : . ...... I . : , . . .. : .. : :1 : • . : ...::::: : : 7 : ... . . . ..... . . . . . . ......... . . . . . . • . . . . . . • . • • • : : . . . : : : : : : : . : : . ..... • : : : : : I . . c8 8 Type $ ' • • STA 1484 LT 7225 ' i • • 64 O • I ['OP/SIR/JO/VW • l 7.NE a cave 0)? fr----- 35LT 72 CONC , 220 a-aoss_-___ ' - c* DI • sc-00050-- 1.... i . : : . .......... GE 22 90 7272 27.70 (ALL) -- 4715761 ...... . . . ' .... .... : : . : : . : ; . . 2450 2 4 .57. 24.46 I:: — : : : : ! • 1 .•. I ; - 7 7 r .7 .: .. : : . I : : 24.66 : :2464 .....—.• Et :CORSE: r. GRADE 24.66 •••-•-• !MOSHE D f GRADE . : 1 : . , Ox CEM7SIRVCTION • . • f GRACIE • ' " • ...... ... . - 7 ... • . : : : : : . : • 25 ... . • 20 ; .. .. .. : : : : : : .. .. • . : . . . . ... . . • • • ... • • ..... : .... : : ... : .. ... : . , .... • • ... , ............. I : • F- 15 • • : ... .. ... 10 4,1 " : . . ........... ... ....... : .... : .. . : ... .... • .. HORIZ SCALE 1 IRE SCALE 7%5 4. 0 J SHEET C8 w 3 a OF PROJECT NUMBER 20602 RECEN 'JUN 1 9 2007 COMM .)( Planting pit min. twice size of root • 6' min • Esesittaid Prune diseased and broken branches DECIDUOUS TREE PLANTING DETAIL No Scale SHRUB PLANTING DETAIL No Scale NOTES 0 • 16 gauge steal wire through clear hose below first cr otch 2s2 wooden stakes securely driven into ground. Stain brown. Water basin with 2' mulch Un�tazed planting pit sur ace water ferti zaot. rune diseased and broken branches Wpter basin with mulch ompaccted t sob water thoroughly, fertilize as req Ad Pi hot min. twice size o5 root bolt 1. Subgrodes, including berms. to within 1 /10th foot provided by General Contractor unless otherwise noted. 2. Subgrade shall be scarified or rototiled if conditions require. 3. 4' depth 3 —way topsoil or equal in all planting areas. 4. 2' depth fine grade bark mulch in all planting beds. 5. AU plant material shall be healthy, full and conform to USA standard nursery stock, latest edition. 6. Plant material or size or kind not unstable may be - substituted only with approval of Landscape Architect or Owner. 7. Ail mass plantings shall hove triangular spacing. 8. Positive drginage shall be maintained. Hound planting areas minimum 6 . 9. from curb for car overhang Shrubs and trees nim 2' unless whe datops mi note 4 10. Landscape Contractor shall maintain site until final inspection and acceptance by Owner. Fragaria ' Lipstick ' / Lipstick wild strowberry, 4" pots 18" O.C. Sodded / Seeded lawn (owners option) No Scale LAWN / PLANTING BED DETAIL BOTANICAL / COMMON .. Acer Plotanoides ' Emerald Queen ' / Emerald Queen Maple, 2" Caliper, B &B Prunus cerasifera ' Newport ' / Newport Flowering Plum 1 - 3/4 " - cal. B &B Acer Rubrum ' Armstrong / Armstrong Red Maple, 2" Caliper Pyrus Colleryana ' Chanticleer ' / Chanticleer Pear, 2" Caliper, 8 &B Acer circinotum / Vine Maple 7', 5 cone min. B &B Pinus Nigro / Austrian Block Pine, 7' minimum Cupressus leylondii ' Emerald Isle / Emerald Isle Leyland Cypress, 7' minimum Euynomus Alato ' compacto ' / Compact Burning Bush 5 gallon, 24" minimum, full 7 Bushy Cistus x Hybridus / White Rockrose, 5 gallon. 18" minimum, full & bushy Pieris J. ' Cavatine ' / Cavatine Japanese Pieris, 5 gallon Prunus L. ' Otto Luyken ' / Otto Luyken Laurel 21" min. Thujo 0. ' Emerald Green ' / Emerald Green Arborvitae, 6' minimum Buxus M. ' Winter Gem ' / Winter Gem Boxwood, 15" minimum spread Erica Cornea Vivillii /.Vivillii Heather, 1 gallon Arctostophylos uvo —ursi / kinnickinnik 4" pots 24" O.C. GROUND COVER SPACING DETAIL No Scale— Triongulor Spoung `, ° - 4.12 I�- '.'�e�3.i h v NORTH SOUTH 143RD STREET LANDSCAPE PLAN SCALE: 1" = 20' - 0 10' 20 L -1 SOUTH 143RD PLACE LANDSCAPE ARCHITECTURE ell Vain SL Suite F (425) 771 -4809 Edmonds. WA 94020 (.241 77f —S7911 Per RECE ED 'AN 2007' COMMUNITY DEYELOPA STATE REGISTERED LANDSCAPE ARCHITECT 0 i itt °o a 0 0 C: w 0 0 c Z J IZ W 0 0 J D Z J 0 F— Z (/) J F 4 sheet Z L - 1 J PRELIMINARY PLANT SCHEDULE SHRUBS .` S10 S12 513 MAGNOUA GRANDIFLORA 'EDITH BOGUE EDITH BOGUE SOUTHERN MAGNOUA CERCIDIPHYU.UM JAPONICUM/ KATSURA TREE EUONYMUS FORTUNEI'GREENLANE'/ GREENLANE EUONYMUS .. l001EUC93 FOTHERGUlA GARDENIA /_DWARF FOTHERGR.LA CHAENOMELES TRAIL FLOWERING QUINCE EUONYMUS CRTUNEI COLORATA I WW RURPLEiLEAF TERi ER COTTONEASTER D BEAREERRT COTONEAS 2'. CAL 10' -12' HT. 10' -12' HT. 2 • C 10' -12' HT. 10' -12' HT. 18' =24' HT. 1S' -18' HT. `. 18' -24' HT. 18' -24' HT. 15' -18' HT. 2 GAL CONT. 15' - 18' HT. 2 GAL CONT. I GAL CONT B&B WELL BRANDIED • BM OR CONT.. FULL B&B OR CONT... FULL B&B OR CONT.. FULL CONT. FULL AND BUSHY 8&B OR CONT., FULL GROUNDCOVER 24'0.C. TRL SP. TYP. 66,738 SF by .da1c LOO 3/07. X10( WO7 ni 3/07 X= 3/07 60% REVIEW SUBMITTAL 2' BARK MULCH RECOMPACT SUBGRADE BELOW ROOT BALL TO ENSURE THAT ROOT FLARE WIU. NOT SETTLE BELOW GROUND UNE TYPICAL SHRUB/GRNDCVR PLANTING DETAIL PREVAILING WIND TREE STAKE ROOTBALL 11121E51 . 1. TREE PIT SHALL NOT BE LESS THAN (2) TIMES ROOT BALL DIAMETER 2. CUT AU. TIES AND FOLD BACK BURLAP FROM UPPER 1/3 OF ROOT BALL I REMOVE ALL PLASTIC AND TWINE GENERAL LANDSCAPE NOTES 1. ALL PLANT MATERIALS SHAH MEET THE AMERICAN STANDARDS FOR NURSERY STOCK, ANSI 260.1 -1990 OR MOST CURRENT VERSION.. - . 2. PLANT. MAINTAIN AND WARRANTY AS PER SPECIAL PROVISIONS , - 3. DO NOT SUBSTITUTE SPECIES : WITHOUT THE APPROVAL OF 4. ALL PLANTERS SHALL RECEIVE 6' TOPSOIL .TYPE A, AND 2' OF BARK MULCH. ALL SEEDED AREAS TO RECEIVE 2 OF TOPSOIL TYPE A. UNLESS OTHERWISE NOTED. TYPICAL TREE PLANTING DETAIL NTS INTERURBA AVENUE . TREE SPECIMEN. NEVER CUT CENTRAL LEADER INTERLOCKING PLASTIC TIES, TIE AT 2/3 TREE HEIGHT. DO NOT OVERTIGHTEN Yo WOOD STAKE ROOT FLARE SHALL BE LOCATED ABOVE GROUND LINE 2" MULCH, KEEP AWAY FROM TREE TRUNK TOPSOIL. TYPE A SCARITYS SIDE & BOTTOM OF PLANTING PIT TO ALLOW FOR ROOT PENETRATION RECOMPACT SUBGRADE TO PREVENT SETTLING UBLIC w)1KS D • ENGINEERING *STREETS *WATER• SEWER *BUILDING • desivied drawn checked pi � omi dir 6eldbkno Architecture Landaape Architecture ca.n arptraatra Mbar Design LANDSCAPE SCHEDULE AND DETAILS revisions : ' the no O436LPNOLdwp scale WA . . data W07 12===1 =MN 0E0= CZUZIXII 1:12:222r2 5C - - - INTER 19=sim = 1==..2 =1=1 MEZZO 11=12=1 RB Ai& 1/Thi Y I ; (447 10M RarrANNAMMINIM • z ffe A ct Gi9=3 1=9=1 1:=M13 1=Zieel 1.7=1ZI=E1 VE S 1=1:11:0 121:11121111 str 12=a omir=s erx=3 =soot acest3 laSSeres 51 tir 2_ A-AID 6GR-PE p1-/M Felt ...rittrekt-GRE3A-A/ A-Vig i4PG 60 CeS/6A1 3/07 ", . t ° A. _ ..PLT� W®.] -K S _ ���7-' . • ENGINE •STREE TS•WATER «SEWER•BUILDING• _- _ - by date , '"� L w � _ : q I Me . de signed roa ) 00 ( a/o� sNn sroi 60% REVIEW SUBMITTAL ® ® INTER AVENUE S d IIt ,w ay e"°° OAEa®neeing Lisboa Desi8n ( 92 100 root checked PMaut root a /� LANDSCAPE PLAN 52 fileno ou�arisadwo aai di, scale WA fieldbk no STA 49 +00 TO STA +00 no date ievisiaa9 date 3V07 ... i i i i W 'J)9 JJ TJJ'J! - .. ��•:•• .v. Iw �:� - JJJJJJ)JJ - JJ JOJJ -.. „ : )): J: )J JJ J. ).)) — i INTERURBAN AVE S 5 SEE SHEET 93 FOR PLANTING SCHEDULE AND DETAILS 6 MAUI CVII NIL IIPTION OF LOCATION 10143 11.76 A 7 6 .01 ... .16. 61!.0.1 . .: .1 ...1. 1. 7..76. 101 u . 1 1. .i i.11 .. 1 1 ,L. 1 17.36 b. a1 u1 J,1 i�.... .. ..iii. P l... II “ N 043 14 14646 • s A• \.. 1 1 RU 7 II.s 016 31 loot 40.1 41 AN ...r • 60111 11.31 A 6.7..I.4 41 1 I..1.. O.1IN ebo.7 .1 .N ▪ 0.16.0. 0. .1 1...1.11.. .. I 1.11 Not 41 CNN II..r. NON 13.41 . r .1 7:714: .. 666• . 0.1. . :1 w .1 I.. " Or... 01 ..r .. I....II.b.6 b7 U. 1. Arm? 01r76 .1 Iw11 NOTE: MAP AREA SHOWN ON THIS PANEL IS LOCATED WITHIN TOWNSHIP 23 NORTH, RANGE 4 EAST. I 441 -- 573^ ---^ ILL 9771 HM7 • two 17 734T10 IDN. Co NS 4NN r 0. N. ,_.. m s O _ ....:.� - 14. SON N* h r .1 NSW It. . NON Jr N*11. sore AN To lo m NS= Nom W o o . IOM V a • Iur ANN SINN SOME VI CNN r y "�N0'w NM No `N NOOOWAV AREAS N 50NE AE OTHER 71000 AREAS IOW I ANS r T - r r LION rPY r Not Nos 1 V to ._ N r ofio 1 vu. .t - r - 77 N. IN m0. m OTHER AREAS 7000 ■ No NNW . 6. NON 102Nr NON MN O W Sant we UNDEVELOPED COASTAL IARRIERS I. �.'.I No Notes Orr Brow.. Imo �I Nan. NNW Nos. CNN Moo sr w smolt NEN w Nor.., • A.eN Rose Naot No. Ai. 0 Nom No.. Nos Yd Rooa Nool Los Noloo O .. Coma I.6. Ra Noss Nos RN INS tom t+ o.0. No INN L. N. T. No No to NON Nos Cso loo t Nal Noon w w Ns a FINN Or Norm INN NiNNO. 04 WV Nam O.uo r m PMO 171 NOTES N *eft SI 7 la.. N.Ne Noss IN y �. 11 0.11.17 r Nos 0.m .O.N, wea.N .r NwwQ. Nos r Nor m • w woos. 0.i... N. l_w0. mow N. S. - r No Noise Nat ON r. 0.r..+ r u . NC+o o. ..N.+.11rr • Neat PIM a No r NON M OF N0. N WIN NNW Nom_ NNE •.0.L Nos r mw IY P.N I... 0..a wars. ._ aA.c A“a A A6 v, d E GEN No we N ors w>e _r ANNs ... te =NS • Owe ammo NON rmrN_ 41 0. +INN...... 16. .mw. N 0.. wood WON. modONNII o r NON. r NON NOON NNW.. NON RNA“ SIN .. s sm. w.rw ~ Nos -' Do r r ONO Now MN Noop .6.-r * v Nor :ON NAN CNN ON room m0. N r N Or N Ns r A. 0.v N Neat I w w SINN *Nom N N- r IN r N .Nor N NON. m Oomo 4.0 h 64h. s .0.w N 1Or .0. rd. w_ MAP REPOSITORY FINN s 1.9.7007 LOOS NSW ON EFFECTIVE DATE OP COUNTYWIDE 0.000 INSURANCE RATE MAP: SUMMER TRJMO EFFECTIVE OATEI9OF MUSIC. 1 TO 716 PANEL: Nor Ym afw N Nos , _ I.r 14 0._r...._ w...11. • axon m .o... 0.11. ._ INN Nara .I.we A 19 qr N400143.100. mO APPROW.AIE SCALE VI ICE m o w NATIONAL FLOOD INSURANCE PROGRAM FIRM FLOOD INSURANCE RATE MAP KING COUNTY, WASHINGTON AND INCORPORATED AREAS PANEL 951 OF ms MCI NAP NO. FOR PONE. MOT MINTON CM-MESL COIANUOY MAW MILL KNIT 344141.0TV RI tans MT MAP NUMBER 53033C0957 F MAP REVISED: MAY 16, 199E II co z P J ( </ z z � Q d � J — 7 0 W J 4 4 m • WEST ELEVATION A R C H I T E C T 8 • A I A • LANDMARK BUILDING TUKWILA, WASHINGTON LANCE MUELLER & ASSOCIATES 130 LAKESIDE • SEATTLE, WA 98122 • 206 325 2553 NORTH ELEVATION • • SOUTHWEST ELEVATION SOUTH ELEVATION EAST ELEVATION 0 8' 16' 32' 48' RECEIVED 'JUN 1 9 2007 DEVELOPMENT