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HomeMy WebLinkAboutPermit L07-071 - JONES WAYNE - 4501 BUILDING / SPECIAL PERMISSION BUFFER MITIGATION4501 BUII.DING 4501 S 134 PL L07 -071 • Cizy of Tukwila Department of Community Development Steve Lancaster, Director TO: Wayne Jones, Applicant King County Assessor, Accounting Division Washington State Department of Ecology Muckleshoot Indian Tribe Washington State Department of Fish and Wildlife 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 -071 Applicant: Wayne Jones Type of Permit Applied for: Special Permission from the Director to deviate from the City's buffer requirements for a Type II stream. CRITICIAL AREA SENSITIVE AREA Project Description: Location: 4501 S. 134 PL S NOTICE OF DECISION • December 10, 2007 Steven M. Mullet, Mayor The applicant has requested to reduce the buffer distance from 100 feet to 60 feet. Located within the buffer would be required parking and a stormwater detention facility. Additionally, the stormwater from the site will eventually be discharged into the buffer area and stream. The applicant has provided an enhancement plan for the remaining buffer area. Associated Files: D07 -366 (Development Permit), E06 -023 (Environmental Review), L06- 086 (Design Review), and PW07 -082 (Public Works Activities). Comprehensive Plan Designation/Zoning Commercial/Light Industrial District: II. DECISION SEPA Determination: The City SEPA Responsible Official has previously determined that the project does not create a probable significant environmental impact if specific mitigation conditions are imposed on the project and issued a Mitigated Determination of Non - Significance (MDNS) requiring compliance with those mitigation conditions, or Type 2 Permit (except shoreline permits) BM Page 1 of 4 12/07/2007 3:45:00 PM H: \Developments \4501 Building \NOD Type 2 permit.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • • Decision on Substantive Permit: The Community Development Director has determined that the application for a does comply with applicable City and state code requirements and has approved that application, subject to any conditions which are set forth in the Decision based on the findings and conclusions contained in the staff report. The following conditions have been placed on the project: 1. Prior to any grading occurring within the 100 foot watercourse buffer area, the applicant shall install the temporary silt fence shown on sheet 1 of 3 of the approved plans. 2. Prior to final approval of PW07 -082 permit for the land altering activities that will occur on this property, the applicant shall provide a five year financial guarantee of $21,687.20. This financial guarantee shall be released after five years from when the City approves the installed landscaping and the applicant meets the performance standards specified on sheet 3 of 3 of the approved plans. The City will not accept a bond as the required financial guarantee. 3. The split rail fence shall be extended along the complete edge of the watercourse buffer, including along the private access easement which serves the property and along the northwest portion of the buffer. At least one sign with wording found in TMC 18.45.060 (6) shall be installed along each direction of the fence. 4. Prior to calling for a final inspection of the enhancement buffer area, the applicant shall have JS Jones and Associates submit a "Certification of Planting" to the City of Tukwila. The Certification shall note that the planting has been completed per the approved enhancement plan. The City shall not conduct any inspection until this certification has been provided. 5. No modification to the enhancement plan or the plantings shown on the enhancement plan shall occur without the prior approval of the City of Tukwila Department of Community Development. 6. Prior to final approval of PW07 -082 the applicant shall record a "Sensitive Area Easement" with the King County's Recorders Office. The City shall provide a copy of the easement for the applicant's signature. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code § 18.104.010. Other land use applications related to this project may still be pending. No administrative appeal of a DNS or an EIS is permitted. One administrative appeal to the Planning Commission of the Decision on the Permit itself is permitted. If an MDNS was issued, any person wishing to challenge either the conditions which were imposed by the MDNS decision or the failure of the Department to impose additional conditions in the MDNS must raise such issues as part of the appeal to the Planning Commission. Type 2 Permit (except shoreline permits) BM Page 2 of 4 12/07/2007 3:45:00 PM H: \Developments \4501 Building \NOD Type 2 permit.doc A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King County Superior Court from the Planning Commission decision. In order to appeal the Community Development Director's decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 21 days of the issuance of this Decision, that is by December 31, 2007. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 5. Appeal fee of $205. IV. PROCEDURES AND TIME FOR APPEALING 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, including any specific challenge to an MDNS. 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 Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the Planning Commission based on the testimony and documentary evidence presented at the open record hearing. The Planning Commission decision on the appeal is the City's final decision. Any party wishing to challenge the Planning Commission decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the Planning Commission decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. The City's decision to issue a DNS, an MDNS or an EIS is final for this permit and any other pending permit applications for the development of the subject property. Type 2 Permit (except shoreline permits) BM Page 3 of 4 12/07/2007 3:45:00 PM H: \Developments \4501 Building \NOD Type 2 permit.doc a • 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 Brandon J. Miles, who may be contacted at 206 - 431 -3684 or bmiles@ci.tukwila.wa.us for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. The notice board must be removed at the expiration of the appeal period if no appeal is filed. Jack Pa. , Director Dep t of Community Development City of ' ila Type 2 Permit (except shoreline permits) BM Page 4 of 4 12/07/2007 3:45:00 PM H: \Developments \4501 Building \NOD Type 2 permit.doc February 6, 2012 Wayne Jones PO Box 146 Renton, WA 98057 RE: 4501 Building Mitigation Plan (L07 -071) Parcel 261320 -0045 Dear Mr. Jones: On February 2, 2012, Sandra Whiting with the City met with Jeff Jones and Robert King of JS Jones Associates to discuss the stream mitigation landscaping installed at 4501 134 Place. This letter is to inform you that the City will accept the plantings as being installed effective February 2, 2012. As required by the approved mitigation plan and as outlined in the City's staff report dated December 3, 2007, you are required to submit yearly maintenance reports to the City for five years from the date when the City accepts the plantings as being installed (February 2, 2012). Your first report must be provided to the City no later than February 15, 2013. If you have any questions, please call me at (206) 431 -3684 or send an email to Brandon.Miles @Tukwilawa.gov. Sincerely, Brandon J. Miles Senior Planner cc. Robert King File (L07 -071) City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax 206 - 431 -3665 Brandon Miles From: Sandra Whiting Sent: Thursday, February 02, 2012 3:59 PM To: Brandon Miles Subject: L07 -071, 4501 S. 134th Place stream buffer mitigation Follow Up Flag: Follow up Flag Status: Flagged I met with Jeff Jones and Robert King on the site today. We discussed the City's concerns. They will be doing maintenance on the site 3 times per year, and said they are willing to put in more plants as needed or address problems if we notice them. They will add more red osier dogwood along the stream edge — agreeing that it was not planted densely enough. The Fragaria was installed but is not likely to out compete the non - native buttercup. My bigger concern is the Reed Canarygrass and the lack of grass that they seeded for mitigation. They will reseed again this spring. Reed Canarygrass will be controlled by hand weeding or weed wacking for now. Staking can remain in place as is. A couple of branches fell into the mitigation area and on top of some of the plantings from the existing large willow tree. I told them they could keep it on -site but just move it beneath the large existing conifers to get it off the plants they installed. Re: watering — they said they would be watering in the summer if it needed it — can install a small temporary irrigation system or hand water. We will probably want to keep an eye on the site in the summer to see, if in our opinion watering needs to be done (I am pretty sure it will be needed, but since there is Reed Canarygrass there that could mean that the site has some seepage and may stay moist). So, all that said, I recommend you accept the mitigation as installed so that the time clock starts for the monitoring and maintenance period. I think it would be Ok to accept it as of the fall when they installed it, since we aren't making any changes to it right now. Sandra ** *NOTE NEW EMAIL ADDRESS * * *!!! Sandra Whiting City of Tukwila Urban Environmentalist 6300 Southcenter Blvd, Suite 100 Tukwila, WA 98188 206 - 431 -3663 Sandra.whiting@tukwilawa.gov November 23, 2011 Mr. Robert King JS Jones and Associates PO Box 1908 Issaquah, WA 98027 RE: 4501 Building Mitigation Plan Parcel 261320 -0045 Dear Mr. King: Specifically: City of Tukwila The City would like to see the following corrective actions: • Jim Haggerton, Mayor Department of Community Development Jack Pace, Director On September 27, 2011 the City received a copy of the As- Builts for the 4501 Building Mitigation Plan located on King County Parcel 261320 -0045. On November 17, 2011 the City conducted an inspection of the mitigation area and found that the project does not meet the approved buffer reduction plan nor do the site conditions reflect the As- Builts provided to the City. 1. The City saw no evidence that the Fragaria vesca was installed as indicated in the As- Builts; 2. There is no evidence that the planting area was amended with compost (per specification 9.14 in the Mitigation Plan) prior to planting. 3. There was no evidence that the buffer was seeded (per 10.0 of the Mitigation Plan). 4. All the trees were staked, up high, using flagging tape (not very effective). Per the Mitigation Plan, only plants needing support to withstand a moderate wind were to be staked, and in those cases strapping or webbing was to have been placed as low as possible on the plant. The installation does not comply with this specification of the Mitigation Plan (9.21). 5. Several plants appear to be dead or missing. Given that the seeding was not done, the soils were not amended, groundcover was not planted (apparently) and the site is very weedy, the City recommends that you place sheet mulching between the installed plants (using thick, clean cardboard or tightly woven, heavy burlap or excelsior matting) followed by placement of arborist chips on top. This would be in lieu of seeding. Instead of planting the Fragaria (which will not likely perform well due to the weedy nature of the site), additional, fast - growing native shrubs should be installed near the stream edge (just behind the row of 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax 206 - 431 -3665 dogwood already planted), so that when they grow they will provide some additional shading to the stream and will help to shade out invasive vegetation. Suggestions are Corpus sericea (either 1 gallon planted 2 feet on center or live stakes planted 1 foot on center), Lonicera involucrata (1 gallon plants, 3 ft on center), or something similar. Also in lieu of the Fragaria that was to be planted in in the upper parts of the buffer, additional Polystichum munitum should be installed either before or after sheet mulching. Finally plants missing or dead should be replaced. Once all work has been completed, the City will need as- builts that reflects the plants and work that has been completed. City staff would be more than happy to meet on site to discuss the concerns outlined in this letter. If you have any questions, please call (206) 431 -3684 or send an email to Brandon.Miles@Tukwilawa.gov. Sincerely, Bind J. i es Senior Planner cc. Wayne Jones File (L07 -071) • Page 2 of 2 November 23, 2011 Mr. Robert King JS Jones and Associates PO Box 1908 Issaquah, WA 98027 RE: 4501 Building Mitigation Plan Parcel 261320 -0045 Dear Mr. King: Specifically: City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director On September 27, 2011 the City received a copy of the As- Builts for the 4501 Building Mitigation Plan located on King County Parcel 261320 -0045. On November 17, 2011 the City conducted an inspection of the mitigation area and found that the project does not meet the approved buffer reduction plan nor do the site conditions reflect the As- Builts provided to the City. 1. The City saw no evidence that the Fragaria vesca was installed as indicated in the As- Builts; 2. There is no evidence that the planting area was amended with compost (per specification 9.14 in the Mitigation Plan) prior to planting. 3. There was no evidence that the buffer was seeded (per 10.0 of the Mitigation Plan). 4. All the trees were staked, up high, using flagging tape (not very effective). Per the Mitigation Plan, only plants needing support to withstand a moderate wind were to be staked, and in those cases strapping or webbing was to have been placed as low as possible on the plant. The installation does not comply with this specification of the Mitigation Plan (9.21). 5. Several plants appear to be dead or missing. The City would like to see the following corrective actions: Given that the seeding was not done, the soils were not amended, groundcover was not planted (apparently) and the site is very weedy, the City recommends that you place sheet mulching between the installed plants (using thick, clean cardboard or tightly woven, heavy burlap or excelsior matting) followed by placement of arborist chips on top. This would be in lieu of seeding. Instead of planting the Fragaria (which will not likely perform well due to the weedy nature of the site), additional, fast - growing native shrubs should be installed near the stream edge (just behind the row of 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington. 98188 • Phone 206 - 431 -3670 • Fax 206 - 431 -3665 dogwood already planted), so that when they grow they will provide some additional shading to the stream and will help to shade out invasive vegetation. Suggestions are Cornus sericea (either 1 gallon planted 2 feet on center or live stakes planted 1 foot on center), Lonicera involucrata (1 gallon plants, 3 ft on center), or something similar. Also in lieu of the Fragaria that was to be planted in in the upper parts of the buffer, additional Polystichum munitum should be installed either before or after sheet mulching. Finally plants missing or dead should be replaced. Once all work has been completed, the City will need as- builts that reflects the plants and work that has been completed. City staff would be more than happy to meet on site to discuss the concerns outlined in this letter. If you have any questions, please call (206) 431 -3684 or send an email to Brandon.Miles@Tukwilawa.gov. Sincerely, B d Senior Planner cc. Wayne Jones File (L07 -071) Page 2 of 2 September 26, 2011 J. S. Jones amid Associates, Inac. Brandon Miles City of Tukwila- Department of Community Development 6300 Southcenter Blvd., #100 Tukwila, WA 98188 RE: As -Built for the 4501 Building Mitigation Plan Parcel No. 261320 -0045 Dear Mr. Miles: J. S. Jones and Associates, Inc. has completed installation of the 4501 Building Mitigation Plan. Red -lined as -built drawings are attached. The mitigation plan was installed according to the design with the following exceptions: 1. We substituted 1- gallon red alder instead of 4 -6 foot red alders as this format was not available from local plant nurseries. 2. The split rail fence was not installed since there is a 5 -foot retaining wall at the location of the proposed split rail fence. Since the surrounding land use is commercial, there is less of a chance of human intrusion compared to a residential zone. Would the City please release the installation of the performance bond which amounts to $15,158.60. If you have any questions feel free to contact me. Sincerely, Robert King, PWS cc: Wayne Jones, Lakeridge Development P.O. BOX 1908 ISSAQUAH, WASHINGTON 98027 KING & SNO. CO.: 425 -677 -8546 / PIERCE, THURSTON & MASON CO: 253 - 905 -5736 FAX: 425 -677 -8576 W W W.JSJONESASSOCIATES.COM June 21, 2011 WAYNE JONES PO BOX 146 RENTON WA, 98057 RE: 4501 Building Design Review Expiration Special Permission Application Dear Mr. Jones: City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director On November 14, 2008 the City issued a Notice of Decision for your Major Modification application at 45015. 134 Place. The Major Modification application was to approve a significant design change from the original Design Review application that was approved by the City on July 3, 2007. A review of the current permit history indicates that all of your building permits for the proposed project have expired. Tukwila Municipal Code (TMC) 18.60.070 (D) states that "Construction permitting for the design review approved plans must begin within three years from the Notice of Decision or the BAR decision becomes null and void ". In order to_prevent the design review application from expiring, you must submit a complete building permit application for the approved design review building by November 14, 2011. City staff has no latitude to extend this date. As you are aware, located on your property is a type 2 stream. As part of your project, the City approved a special permission application allowing you to reduce the required buffer from the type 2 stream from 100 feet to 50 feet. Within the reduced buffer you had indicated you would install parking and the storm detention system for the proposed development. The City permitted you to reduce the buffer area, provided you completed a buffer enhancement. As can be seen from S. 134 Place you have installed the parking lot and the storm detention system for the development. However, no progress has been made to complete the buffer enhancement project. Your Public Works permit is scheduled to expire October 8, 2011. If you wish to keep this PW permit active, you will need to complete the buffer enhancement and have it signed off by the City prior to the expiration date. Failure to complete the enhancement project could trigger code enforcement proceedings to gain compliance with the requirements of the approved special permission application. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 If you have any questions, please call me at (206) 431 -3684 or send an email to Brandon.Miles @Tukwilawa.gov. Sincerely, Bra don 1. Miles Senior Planner cc. Dave McPherson, Public Works Laurie Werle File December 3, 2007 • City of Tukwila MEMORANDUM TO: Jack Pace, Director, Department of Community Development FM: Brandon Miles, Senior Planner Background 1 Wayne Jones has received approval from the Planning Commission to construct 17,000 square foot commercial structure with associated parking on a 235 acre parcel in the City's Commercial /Light Industrial zone The applicant has requested to reduce the buffer distance from 100 feet to 60 feet'. Located within the buffer would be required parking and a stormwater detention facility. Additionally, the stormwater from the site will eventually be discharged into the buffer area and stream. The stream that is located along the property, between the property and S. 134 Place is commonly known as Southgate Creek. The City's current Sensitive Area Ordinance (SAO) maps classifies this portion of Southgate Creek as a type II stream. TMC 18.45.100 defines a Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director RE: L07 -071, Special Permission, Director, Request to Reduce Type 1 Watercourse Buffer at 4501 S. 134 Place S Located within the right of way of S. 134 Place is a portion of Southgate Creek (Creek). The Creek at this location is considered a Type II stream. TMC 1 8.45.100 defines a Type II stream as a stream that has perennial or intermittent flow and supports salmonid fish. A Type II stream is required to have a 100 -foot buffer from ordinary high water mark (TMC 18.45.100). The site contains one parcel which is currently vacant. It appears that in the past, the site was cleared and according to the applicant's Geotechical Report it appears that fill was brought onto the site. The applicant originally requested a buffer reduction of 50 feet. However, the applicant was "over- parking" the site and staff expressed concern that providing more parking than was needed would require a greater reduction of buffer area. 2 "Geotechnical Engineering Report Tukwila Warehouse," by Cornerstone Geotechnical, Inc. CL Page 1 of 5 12/07/2007 3:46:26 PM RI A \I (lA 111f c..,FCDrr .l,,.. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 4501 Building Special Permission Director L07 -071 Sensitive Area Departure Type II stream as a stream that has perennial or intermittent flow and supports salmonid fish. A Type II stream is required to have a 100 -foot buffer from the ordinary high water mark (TMC 18.45.100). The existing buffer appears to be significantly degraded. The buffer has an unnatural slope most likely the result of previous fill activities. The buffer contains invasive vegetation. Decision Criteria TMC 18.45.100 (F) permits the Director to reduce a buffer width based upon the following criteria: a) The reduced buffer area does not contain slopes over 15 %; The buffer does contain a sloped area which is greater than 15 percent. However, the 15 percent grade is most likely the result of previous fill activities on the site. The remaining buffer area will be returned to a more natural state. The applicant will remove some of the previous fill that was placed on the site in order for the buffer to have a more natural slope. b) The buffer reduction is not greater than 50 %; The applicant is requesting to reduce the buffer from 100 feet to 60 feet, thus the buffer reduction is only 40 percent of the required buffer. The applicant had initially requested the full buffer reduction of 50 feet or 50 percent of the buffer area. Planning staff expressed concern that the applicant was providing more parking than the City required for the proposed use of the site. This additional parking would have been located within the buffer area. In response to the City's concerns, the applicant removed the additional parking and proposed to reduce the buffer by 40 feet. c) The buffer is vegetated and includes an enhancement plan as may be required to improve the buffer function and value; or d) If there is no significant vegetation in the buffer, a buffer may be reduced only if an enhancement plan is provided. The plan must include using a variety of native vegetation that improves the functional attributes of the buffer and provides additional protection for the watercourse functions and values. The applicant has provided an enhancement plan prepared by JS Jones and Associates for the remaining buffer area. The buffer plans includes retaining the existing significant trees found in the buffer area and planting up to 100 more trees. Additionally, native grasses and shrubs will be planted in the buffer area. A split rail fence with signage will be installed along the edge of the wetland buffer. BM Page 2 of 5 12/07/2007 3:46:26 PM H: \Developments \4501 Building \Stream SR.doc 4501 Building Special Permission Director L07 -071 Sensitive Area Departure RECOMMENDATION Staff recommends approval of a 40% reduction in the buffer for the Type 2 watercourse and the approach for mitigation that is outlined by JS Jones and Associates, including the proposed plant spacing, with the following conditions: 1. Prior to any grading occurring within the 100 foot watercourse buffer area, the applicant shall install the temporary silt fence shown on sheet 1 of 3 of the approved plans. 2. Prior to final approval of PW07 -082 permit for the land altering activities that will occur on this property, the applicant shall provide a five year financial guarantee of $21,687.20. This financial guarantee shall be released after five years from when the City approves the installed landscaping and the applicant meets the performance standards specified on sheet 3 of 3 of the approved plans. The City will not accept a bond as the required financial guarantee. 3. The split rail fence shall be extended along the complete edge of the watercourse buffer, including along the private access easement which serves the property and along the northwest portion of the buffer. At least one sign with wording found in TMC 18.45.060 (6) shall be installed along each direction of the fence. 4. Prior to calling for a final inspection of the enhancement buffer area, the applicant shall have JS Jones and Associates submit a "Certification of Planting" to the City of Tukwila. The Certification shall note that the planting has been completed per the approved enhancement plan. The City shall not conduct any inspection until this certification has been provided. 5. No modification to the enhancement plan or the plantings shown on the enhancement plan shall occur without the prior approval of the City of Tukwila Department of Community Development. 6. Prior to final approval of PW07 -082 the applicant shall record a "Sensitive Area Easement" with the King County's Recorders Office. The City shall provide a copy of the easement for the applicant's signature. Attachments: • Approved Mitigation Plan prepared by JS Jones and Associates. Plans have been stamped by the Planning Division of DCD. • Type II Watercourse Buffer Enhancement Plan of Lakeridge Development -4501 Building, by Jeffery S. Jones and Lance Erickson, dated October 3, 2006. • Letter from JS Jones and Associates dated February 28, 2007. • Letter from JS Jones and Associates dated April 5, 2007. BM Page 3 of 5 12/07/2007 3:46:26 PM H: \Developments \4501 Building \Stream SR.doc November 8, 2007 Mr. Wayne Jones PO Box 146 Renton, WA 98057 RE: 4501 Building Stream Buffer Reduction Application Dear Mr. Jones: • Department of Community Development Steve Lancaster, Director The City has completed its review of the above permit application. When the City reviewed the design review application, many of the same comments were made, however the plans have yet to be revised to address these comments. Since we are reviewing construction and land altering plans the plans need to revised so that the individuals who are performing the work understand what is expected. 1. Sheet 1. Since part of the buffer area will be regraded, measures to protect the existing trees are needed and should be indicated on the plan (i.e. fencing to protect the root zones). 2. Sheet 2, Signs. The signs designating a sensitive area buffer must also state "Alteration or disturbance is prohibited. Please call the City of Tukwila for more information." 3. Sheet 2 Planting and Staking Detail. To avoid the problem of plants settling after planting, the plan should state that the planting pit will be no more than an inch deeper than the root ball. Also, all burlap is to be removed prior to planting. Planting pits are to be backfilled with native soil only. 4. Sheet 2. An alternate groundcover that is faster growing than kinnikinnik and that is suitable for shade should be substituted (such as Fragaria vesca). 5. Sheet 2. Vegetation that will overhang the stream should be installed, such as red osier dogwood stakes along the stream edge. 6. Sheet 3 — Performance Standards. The statement that "a minimum of 3 native trees, 4 native shrubs, and 1 native groundcover will be established by the end of year 5 should be revised to clarify that it is the number of species, not the number of plants. BM H• \Develonments \4501 Rnildinp \Rnffer Plan DOC Page 1 of 2 11/08/2007 3:11:00 PM Steven M. Mullet, Mayor I L96 -0002 Page 2 7. Sheet 3, para 9.14. Amending the planting pits with compost is not acceptable — only native backfill should be used. The entire buffer should be amended prior to planting to ensure that it has at least a 10% organic content. 8. Sheet 3, para. 9.19. No fertilizers should be used 9. Sheet 3, para. 9.18. See comment 3 above. 10. Sheet 3 — para 13 — Monitoring. Since the site is so small, it doesn't make sense to set up transects and photo points. Instead the entire buffer area should be monitored as a whole (this comment was made on the draft plan as well). When these comments are addressed, please provide two copies of the revised plans. Also the buffer enhancement plan will also be included as part of the pending Public Works Permit (PW07 -082). If you have any additional questions or comments, please call me at (206) 431 -3684 or send an email to bmiles @ci.tukwila.wa.us. Sincerely, Brandon J. Iiles Senior Planner CC: File (L07 -071) Aug. 27 2007 Bandon Miles Assistant Planner City of Tukwila Department of Community Development 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 Re: 4501 Building buffer reduction Dear Mr. Miles • • RECEIVED AUG 2 7 2007 COtV liJN,T Y DEVELOPMENT Attached is the Special Permissions application for a buffer reduction to 60 feet for our 01 Building. Also attached are the mitigation plans and the written analysis from J.S. Associates. April 5, 2007 Mr. Brandon Miles Assistant Planner City of Tukwila Department of Community Development 6300 Southcenter Blvd., Suite 100 Tukwila, Washington 98188 RE: 4501 Building, Written Analysis of Avoidance Dear Mr. Miles: • • S. Jones sine 2ssocistes, Inc. 4 0 2 E MAIN STREET AUBURN, WASHINGTON 9 8 0 0 2 253- 804- 2645/FAX 253- 333 -8584 - ECEIVED AUG 2 7 1007 DEVELOPMENT r This document presents a mitigation sequencing analysis for Type 2 watercourse buffer impacts. Avoidance and minimization guidelines are provided in the Guidance on Wetland Mitigation in Washington State: Part 2 — Guidelines for Developing Wetland Mitigation Plans and Proposals (DOE, 2004). The property is 2.35 acres in size and is triangular in shape (see Figure 1). It is bordered on the north and south by parcels with commercial buildings, to the east by South 134 Place and to the west by Macadam Road South. The site is within the drainage basin of Duwamish River in the Duwamish -Green River watershed and WRIA -9 (Duwamish- Green). The dominant plant species in the buffer include Himalayan blackberry, unidentified grasses, thistle, spruce (Picea sp.), and willow (Salix sp.). From south 134 Place to the east, the property slopes up to the west approximately 5 %. The property is 0- 15% and slopes steeply up to Macadam Road South along the western property line above several large existing rockeries. Level one hazardous materials investigation identified kiln dust was placed on this site and later fill activity has raised the existing grade 11 to 12 feet. The roadside ditch is a Type 2 watercourse along South 134 Place. The watercourse has a silt bottom with grasses and watercress with woody debris along the east property line. There are garbage debris and oil sheen present in the watercourse. The watercourse flows north to a flow control structure located approximately 400 feet downstream. From the flow control structure, the watercourse enters the City of Tukwila storm drainage system eventually drains to the Duwamish River approximately half a mile to the northeast. Type 2 watercourses are defined by section 18.45.100.A.2 of the Tukwila Municipal Code (TMC) as "those watercourses that have perennial (year- round) or intermittent flows that support salmonid fish use" (Tukwila, 2006). During the site evaluation for mitigation planning, fry and a crayfish were present within the watercourse, however, the fish species were not identified. April 2007 Point.. JP:3'59.62" t! 12.'1731731 \N <5❑ .minohItIIII ll., /� . [i, m1 arioI S. Figure 1. Aerial View of Project Site The total avoidance option would require a 100 -foot buffer for the Type 2 watercourse. Under this option, the existing watercourse buffer, which is approximately 9,515 square feet, will not be cleared and no vegetation will be removed or replaced. The buffer will remain degraded and will further lose its functions and value because of the encroachment of invasive species. Most of the buffer is dominated by invasive species of Himalayan blackberry (Rubus armeniacus), reed canarygrass (Phalaris arundinacea), thistle (Cirsium sp.) and weeds (see Figure 2). The present vegetative structure and species composition of the buffer is not optimized to perform water quality, hydrologic, and habitat functions efficiently. Avoiding all buffer impacts would result in the project being unable to comply with other development standards. Site limitations required by city standards are a fire truck turnaround, parking, traffic, and a retention/detention facility. The proposal includes a 65 -foot hammerhead fire truck turnaround behind the building. The total length of the turnaround is 130 feet. The remaining area behind the building will be used for outdoor material storage. The parking standards are two spaces per every 1,000 square feet of floor area. The proposed building is 14,000 square feet, therefore 28 parking spaces are required. The warehouse is designed for 60 -foot long truck deliveries. The maneuvering requirements are 100 feet to turn, straighten and back to the service dock. Truck exiting also requires that trucks pull straight out from the service dock and turn onto the access easement. 2 J. S. Jones and Associates, Inc. The proposed stormwater retention/detention is a vault. The vault must be lower in elevation that impervious surfaces. The vault location is also outside of the kiln dust area, to avoid disturbance of contaminated materials which are to be capped by the parking surface. To meet the site design requirements, the applicant has proposed that the 100 -foot watercourse buffer be reduced to0 feet. The buffer reduction will be mitigated with a buffer enhancement plan that will be implemented once approved (see attached buffer enhancement plan). The enhancement plan will involve removal of invasive species and establishment of native plants to improve species diversity, wildlife habitat, and prevent establishment of invasive species. As a result, the species composition and vegetation structure will be significantly improved and its functions and values enhanced. The stream will be protected from water contamination by not disturbing the kiln dust area and capping the contamination. The reduced buffer option with vegetation enhancement will meet project needs and city requirements. There is no direct impact or indirect impacts to the stream. A buffer reduction offers the opportunity to enhance and improve the remaining buffer area, resulting in a higher functions and values of the buffer for water quality, habitat and hydrology. The reduced buffer option will restore and improve the functions and values April 2007 • • Figure 2. Existing Vegetation of the Watercourse Buffer (From east looking north). 3 J. S. Jones and Associates, Inc. Sincerely, of the buffers and protect the stream. Leaving the site in its present condition will result in further degradation of its functions and value, rendering it inefficient in protecting the Type 2 watercourse. This avoidance and minimization analysis is in accordance with the Clean Water Act Section 404 (b) (1) guidelines (40 CFR 230) and the Guidance on Wetland Mitigation in Washington State: Part 1 — Laws, Rules, and Regulations for Developing Wetland Mitigation Plans and Proposals (DOE, 2004), the objective of which is to "maintain and restore the chemical, physical, and biological integrity of the waters of the United States" (DOE, 1997). 9117 Jeffery S. Jones SWS, Professional Wetland Scientist cc: Wayne Jones, Lakeridge Development April 2007 4 J. S. Jones and Associates, Inc. LEGEND Approximate Sudace Sc rl SaMpie Location Test Pii C.tesigare*on and ApArnxicrtage Liner:Ow Surface Water Sample Desicrarron and Approximate 1..0=iier Photo 14umber ac Crieetatort (Sea pe rtintirr. 13 or PrIe re61 Parstorin Pork 3.e C enter tria o 1 / • 1 : ....--'''''''..1 6 5"fC* ,,----. .______________ / -----...___&.•........0`" ,,.. l c 1. --- fi / / TP- / / IP 7 ; cz N. > -A N ,/ / -. 'N • / sw-v 4.0\N 1- P-2 SVI-3 • <7.17).; sf' S1,11-4 < Ytstrurnartaliort. / • stTE ,/ " Mr-Lairs- 41 DIS1315L1 • / ta Scate McLeas Site LestFA 1 Errrironcrtentei Sae ASsesstinent Tuiclreita WestiEngtal SITE AHD EXPLORATION PLAN July lage T-sse8-oi SHA.11401 26 Wit-SCIt TU1C SaciardneAsAl arammecal Sant:anis FIG. 2 S. 134th PL- . gig -1 20" COTTON a. • 16" MAPLE re, FDC WAIT 16 " MAPLE 14" MAPLE 14' M APLE 18" MAPLE le' MA 1‘1" MAPLE O ev (ty \r 53 t 16" MAPL C5 u.s9% z ...14611.11•■•••■••••■■..... A'Se ) 4 \ t, z STATE OF WASHINGTON EXECUTED at R L�' /✓T I r PAPianning Form MpplicaQons\SPDir ctor- I2-06.doc • • CITY OF TUKWILA Deportment of Community Development 6300 Southcenter Boulevarc Tukwila WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan@ci.tukwila.wa.us AIi'r'IDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: On this day personally appeared before me I'{)4,VJL2� ......17 r e- - to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. l 1 1 1 1 1 11 /I SUBSCRIB; R O � RE ME ON THIS. / y v DAY OF 443 /.. / ,20a7 �' F 'to :� /'J / i L G�' C� = CO f } NO t NOTARY PUBLIC in and for the State of Washington r. &i c - r� residing at i 17. A ‘L.11149/ O �i 20 'C / � . " " . My Commission expires on IC) —9 —JD i /, ���� PECFIVED AUG 2 7 2007 COI.i:nuN DEVELOP 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractorsther representatives the right to enter upon Owner's real property, located at y s (�i s_ for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the Toss or damage is the result of the sole negligence of the City. 6. Non - responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. (city), I,N frr (state), on 4v4 2 , 20_01 Print Name W Aynr VQ.1,6 r 9c9OS'() Phone N um Si �r December 4, 2006 • ❑ In the MDR and HDR zones up to 20% of the minimum required front yard landscaped area may be developed for pedestrian and transit facilities. ❑ In the RCC and TUC zones required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe -type seating and similar features. Required plant materials will be reduced in proportion to the amount of perimeter area devoted to pedestrian oriented space. 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. SENSITIVE AREA ORDINANCE DEVIATIONS • AUG ❑ Setbacks TMC 18.45.080 F. All commercial and industrial developments shall be set back 15 feet and all residential development shall be set back ten feet, measured from the foundation to the buffer's edge. The Director may waive setback requirements when a site plan demonstrates there will be no impacts to the buffer zone from construction or occasional maintenance activities. ❑ Buffers TMC 18.45.080 G The Director may reduce the standard wetland/watercourse buffers on a case -by -case basis, provided the buffer does not contain slopes 15% or greater. The approved buffer width shall not result in greater than a 50% reduction in width. Any buffer reduction proposal must demonstrate to the satisfaction of the Director that it will not result in direct or indirect, short-term or long -term adverse impacts to wetlands or watercourses, and that: Additional protection to wetlands will be provided through the implementation of a buffer enhancement plan; mob. The existing condition of the buffer is degraded; /c. Buffer enhancement includes, but is not limited to the following: (1) Planting vegetation that would increase value for fish and wildlife habitat or improve water quality; (2) Enhancement of wildlife habitat by incorporating structures that are likely to be used by wildlife, including wood duck boxes, bat boxes, snags, root wads /stumps, birdhouses and heron nesting areas; or (3) Removing non - native plat species and noxious weeds from the buffer area and replanting the area subject to TMC 18.45.080G.2.c.(1) above. P:\Planning Forms Mpplications \SPDirector- 12 -06.doc December 4, 2006 COmmuN1Ty DEVELOPMENT FOR STAFF USE ONLY Permits Plus Type: P -SP Planner: File Number: L.) -7 D 1 i Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: • RECEIVED CITY OF TUKWIL4 AUG 2 7 2007 Department of Community Development COMMUNJTY 6300 Southcenter Boulevard, Tukwila, WA 98188 DEVELOPMEN TPERIVIISSION DIRECTOR Telephone: (206) 431 -3670 FAX (206) 431 -3665 E - mail: tukplan@ci.tukwila.waus APPLICATION NAME OF PROJECT/DEVELOPMENT: Val vS L 0/1 LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest,�ntersection. 4/ Sot . 3 LET= LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). .24 I3 zv - Ys 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. \Jiyii Name: - 0/%4 s Address: d U 0) I96 PAPlamting Fonns Applicationa\S PDuector- 12 -06.doc e G /YT ©N W Q 6os Phone: 1i� '� 22 �J q - 2sU FAX: y 2S 2 2 0 7 2 32_ E -mail: A.N &s 3!1 a !i Pb4/ L d/`1 Signature: Date: December 4,2006 SPECIAL Check items submitted with application, Information - Required r May be b :waived .in.unusual cases, upon approval of both Public Works and Planning '� i.0 APPLICATION MATERIALS: 1. Application Checklist one (1) copy, indicating items submitted with application. (/ 2. Permit Fee (LDR = $230, Other zones = $350). _ I C/ 3. Written description of the project, the deviation being requested and response to the applicable decision criteria. ZONING CODE PARKING DEVIATION 4. A complete description of the proposed construction relative to parking areas, and all supporting agreements. 5. Dimensional site plan(s) to demonstrate parking area consistent with Zoning Code requirements. 6. Parking studies as needed to demonstrate adequate parking is provided. LANDSCAPE DEVIATION 7. Landscape plan — two (2) copies showing size and species of existing and proposed plant materials, required perimeter landscape types, parking areas, buildings, walkways, transit facilities, property lines, dimensions and area of planting beds and any calculations necessary . - - -.- _ • . - . II s lance with review criteria. SENSITIVE AREA ORDINANCE DEVIATIONS y 8. Site Plan — two (2) copies showing all buildings, parking areas, walkways, property lines, planting areas, sensitive areas, their buffers and setbacks. t / 9. Sensitive area studies and enhancement plans to justify a requested buffer or setback reduction and demonstrate that the reduction will not result in a direct or indirect short-term or long- term adverse impact to the sensitive area per TMC 18.45.090 D. SIGN CODE APPROVAL/DEVIATION 10. Complete "Permanent Sign Permit Application" with all supporting materials and fees ($115). 7 , 11. The following information should be given on the plans: North arrow, title, scale and date; ;COMPLETE APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived. 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 ofommunity Development) and 206 - 433 -0179 (Department of Public Works). rCCEIVED P:\Plamring Forms Applications \SPDirector- I2-06.doc December 4, 2006 7 2007 UN, T PMFNT Check items , submitted who application ' Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning Vicinity map showing location and names of adjacent roads; Property lines; Locations of all buildings on site; Dimensioned elevations of building drawn to scale (for wall signs); Elevations, dimensions and materials of proposed sign(s) including advertising copy; Color elevation of proposed sign. ./ CARGO CONTAINER APPROVAL 12. Site plan showing the location of the container(s) in relationship to parking areas, property lines, buildings, streets, trails, landscape areas and setbacks. z i 13. Description of the proposed screening. 14. Dimensions of proposed cargo container. SINGLE- FAMILY DESIGN STANDARD EXCEPTIONS 15. Dimensioned and scalable building elevations with keyed colors and materials. / 16. The site plan must include a graphic scale, north arrow, proposed house footprint, any existing structures, lot lines, setbacks, adjacent streets, driveways, parking areas, any sensitive areas and any fences, rockeries or retaining walls. P:Planning FmmeWpplca6ons\SPDimctor- 12-06.doc December 4, 2006 NORTH 0 / 15 30 ED 90 SCALE: 1° = SO' APPLICANO LAKERIDGE DEVELOPMENT ATTN: WAYNE JONES P.O. BOX 148 RENTON, WASHINGTON 98057 425-228-9750 CIVIL ENGINEER: DMA. INC. ATTN: MEL DALEY, P.E 728 AUBURN WAY NORTH AUBURN, WASHINGTON 98002 253 - 333-2200 VICINITY MAP NOT TO SCALE ENVIRONMENTAL CONSULTANT, J. S. JONES AND ASSOCIATES, INC. ATTN: JEFFERY S. JONES, PWS 402 EAST MAIN STREET, SUITE 110 AUBURN, WASHINGTON 98002 253-804-2845 LEGAL DESCRIPTION, 15 FOSTORIA GARDEN TRACTS BEGINNING NORTHEASTERLY CORNER OF TRACT 15 THENCE SOUTH 40'17.00" WEST 272.12 FEET THENCE NORTH 49"-43'00" WEST 9225 FEET THENCE SOUTH 40" -13-00" WEST 10 FEET TO THE TRUE POINT OF BEGINNING THENCE CONTINUING SOUTH 40" -17-00" WEST TO THE NORTHERLY MARGIN OF SOUTH 135TH STREET THENCE SOUTHWESTERLY ALONG SAID NORTHERLY MARGIN TO THE WEST MARGIN OF TRACT 15 THENCE NORTHEASTERLY ALONG SAID WEST MARGIN TO NORTHWEST CORNER OF TRACT 15 THENCE SOUTH 49•43-00" EAST TO A POINT 175 FEET FROM NORTHEAST CORNER OF TRACT 15 THENCE SOUTH 40" -17-00 EAST 282.12 FEET THENCE SOUTH 49"-43'.00" EAST 82.75 FEET TO TRUE POINT OF BEGINNING. SURVEY BY: DALEY- MORROW -POBLEIE, 9dC 726 AUBURN WAY NORTH AUBURN PHONE (253A332 (FA5)333 -2206 ENGINEERING A - BIAVEYNG LAND PLANK O 4501 BUILDING - MITIGATION PLAN / � \ NE 1/4 OF SEC. 15, TWP. 23 N, RGE. 4 E, W.M. Aer SILT FENCE Kf TAX PARCEL ID NO.: 261320 -0045 EXISTING TREES' Cs CONSTRUCTION NOTES* 1. SILT FENCE AND EXISTING TREE PROTECTION FENCE MUST BE INSTALLED PRIOR TO ANY MITIGATION ACTIVITIES TAKING PLACE 2. CLEARING OF INVASIVE VEGETATION SHALL ONLY OCCUR DURING PERIODS OF NO PERCIPTTATION 3. REGRADING OF THE ENHANCEMENT AREA SHALL ONLY OCCUR DURING PERIODS OF NO PERCIPITATION 4. SILT FENCE WILL BE INSPECTED REGULARALY TO AVOID SEDIMENTATION OF STREAM CHANNEL 5. ALL AREAS CLEARED OF VEGETATION SHALL BE MULCHED TO MINIMIZE POTENTIAL EROSION O. IF IT IS DETERMINED THAT EROSION CONTROL MEASURES HAVE FAILED, ALL MITIGATION ACTMTIES MUST STOP UNTIL EROSION SITUTATION HAS BE RECTIFIED FND 5/8" REBAR AND CAP —� "BR & H LS 22336" STREAM STREAM BUFFER • — • — REDUCED STREAM BUFFER FOR ENHANCEMENT MEMEMERM ENHANCEMENT AREA SPLfT RAIL FENCE SILT FENCE TREE PROTECTION FENCE PLANNING APPROVED Nochanges can be madato these plans without ham the Planning REGRADED ENHANCEMENT AREA TO 15% GRADE MOM OAMENA oRAP0HOHOINDWA 4 '9 SPLfT NM. FENCE 0110517. WEB SPA ' A. 4, F / II ' 5 -6" THUNCERCL DUD PLUM TREES 25 O C,/ 1E" BLUE PRUCE , N NETALPPND:iRIS EXISTING WOODY DEBRIS IN STREAM CHANNEL 100-FOOT STREAM BUFFER pa MOUND NY EOM N' ENHANCEMENT AREA BAN NUARE REM 00-FOOT STREAM BUFFER CENTER ON -SITE STREAM CHANNEL NnTTACTCN SAIREBWa rr n ®TOMBS ARM OCTAL BBB 644 L' t ` � i � . � " L I1 em u 1= 1 � i ' 7 \ N N \ , \ \� PLANNING APPROVE No changes can be madat0 s - ! Approved Br Division at OCL Apoved B Date TREE PROTECTION FENCE DETAIL NOTES* TREE PROTECTION BARRIER FENCE WILL BE INSTALLED AT THE DRIPUNE OF EXISTING TREES TO REMAIN PRIOR TO GRADING. CONSULTING BIOLOGIST WILL INSPECT THE BARRIER FENCE .. PRIOR TO GRADING TO DETERMINE IF THE FENCED AREA WILL BE ADEQUATE FOR PROTECTION,":---, 11 OF THE ROOT ZONE NOV 2 0 2001 C VELO .WT OEVELOPREN 3 2 NO 11110,07 719107 411&07 DATE r z 5 W a. 0 W V E a J LRE LRE LRE BY 1 CSTY GRS DAM 1DWR7 W BUFFER REVISED SITE HAM REVISION J W I- Q e W M ' U JI 0 '^ rr1^ U) r YJ T. NORTH 0 5 10 20 30 SCALE: 1 ° = 10' PLANTING AND STAKING DETAIL SILT FENCE (SEE DETAIL SHEET 2 OF 3) \ • in ?5 , EXISTING CULVERT V v STREAM s �IC�N C . 4501 BUILDING - MITIGATION PLAN NE 1/4 OF SEC. 15, TWP. 23 N, RGE. 4 E, W.M. TAX PARCEL ID NO.: 261320 -0045 SPLIT RAIL FENCE DETAIL IE VNCONRET SILT FENCE DETAIL 7 - YET. FE IEPTET •TTIE MCIFDnEN RD: ATTAO• IOPOE1 EIMTN YET. aR 04 GOATEE BUFFER GRASS SEEDING lists mins®BEIBEBEI [8® IlB B®BERIBB ®BB L II IBEi®E®BEII EIIlilu nu me l ® ®iltllBB41ME I i1 1i' m ®Iwnweisins;pI gmeariamiallaimailoop ue I" GRASS NAME SOENfFIC NAME PERCENTAGE BLUE WLDRYE ELYMUB GLAUCUS 80% MEADOW BARLEY HORDEUM BRACHYANTHERUM 30% TUFTED HAIRGRASS DESCHAMPSIA CAESPITOSA 10% • APPUCAT1ON RATE. 40 LBS PER ACRE • TOTAL WETLAND AREA TO BE SEEDED. 0.12 ACRES • TOTAL AMOUNT OF SEED NEEDED: 5 LBS • BROADCAST SEED APPUCATION BY HAND EXISTING WOODY DEBRIS IN STREAM CHANNEL EXISTING CULVERT. \—nT FOSS YET.POST La ATTACNMONTO POST WIN Vq Y OILV.tJQID LAO DOLTS MTN YMS Era STREAM MON SET.EATONOfif. 0 TIE ETREANN ECN MALL OE POSTED AT TE EaEOARY EM MEN .nG- SETE1NN AREA OA EETEAO1TUCT MOTE Ran c EETGat &tA O of OEN MALL EE POSTED FBLOT KO EVES! TSAFEET ERNEMEAHAGER MO SOU E ST MIMED N APROYNER LEGATION It AT TIM COMM PONT TOTE fORP LED OEVEICPVER. OCMYATMRE ATTM>EO TO PENCE ON -SITE STREAM CHANNEL STREAM SIGN DETAIL NOTE: MEAN MN MET STALE •ALTERATNNI OR ORMIRRANCE IS FRO MINTER PLEASE CALL IRE CITY OF nactaLA KA MORE NFORMARON. PLANT SCHEDULE SYMBOL COMMON NAME SCIENTIFIC NAME QTY. SOE BIG-LEAF MAPLE ACER MACROPHYLLUM 15 4-8 FT RED ALDER ALNUS RUBRA 15 4d FT DOUGLAS FIR PSEUTOSUGA MENZIESII 10 443 FT WESTERN RED CEDAR THUJA PUCATA 15 4E FT VINE MAPLE ACER ORONATUM 15 3-4 FT OCEANSPRAY HOLODISCUS DISCOLOR 25 1 GAL OSOBERRY OEMLERIA CERASIFORMIS 25 1 GAL SALMONBERRY RUBUS SPECTABIUS 40 1 GAL SNOWBERRY SYMPHORICARPOS ALBUS 40 1 GAL RED-OSIER DOGWOOD CORPUS SERICIEA 20 1 GAL • WESTERN SWORD FERN POLYS11CHUM MUNITUM 80 1 GAL • WOODLAND STRAWBERRY FRAGARIA VESCA 125 4 INCH CUP KEY! STREAM STREAM BUFFER – • — • — • — • – REDUCED STREAM BUFFER FOR ENHANCEMENT alIliin•'N S?Yti ? .– a - STREAM SIGN D a a I SPUT RAIL FENCE SILT FENCE EXISTING VEGETATION PASAARNTED V • GO CEDIR 01 PREEMIE TREATED POST NTT NTONOE N0'4 2 0 2001 3 2 NO. 11118107 7/9 4119107 DATE LRE LRE LRE BY N z W a. 0 W 0 W C, E W ..g W QTY COMMENTS OMTED ARAN/ W BUFFER REVISED SITE MAN REVISION U I-E-I ^ "a g cc 474 .4 g i 0O ' vi w Fz � 8 5 I— LU = U) N 1.0 Executive Summary 1.1 Project Description: The applicant proposes to construct an office, warehouse, equipment maintenance, outside storage and a water rentennon vault on the subject property. The applicant proposes to reduce the required 100 -foot buffer to 60 feet and enhance the remaining buffer area. 1.2 Baseline information: The property is 2.35 acres with a Type 2 watercourse located along the eastern edge of the property. The watercourse Is within the roadside ditch for South 134th Street. During the site visit fry and a crayfish were observed in the watercourse. The on -site watercourse rates as a Type 2 watercourse. The City of Tukwila Municipal Code requires a 100 -foot buffer for Type 2 watercourses. 1.3 Buffer Reduction and Mitigation: Section 18.45.100.F. 1.b of the City of Tukwila Municipal Code, allows reduction of a watercourse buffer if there is no significant vegetation present and an enhancement plan is provided. There are 9 trees present in the existing buffer. The majority of these trees were planted as ornamentals for landscape purposes. The remaining buffer area is dominated by grasses, weeds, Himalayan blackberry and thistle. The applicant proposes to remove the weeds and invasive vegetation and replant the with grasses, age an rep area native trees, shrubs and gmundcovers. Native plant species will increase plant diversity, wildlife habitat and prevent the establishment of invasive species. The existing trees will remain in the buffer area No impacts to the Type 2 watercourse are proposed. 2.0 Project Location The property is located at 4501 South 134th Place, in Tukwila, Washington. 3.0 Responsible Parties Applicant Lakeridge Development Attn: Wayne Jones P.O. Box 146 Renton, Washington 98057 425 - 228 -98057 Environmental Consultant Jeffery S. Jones Ceritified Professional Wetland Scientist J. S. Jones and Associates, Inc. 35316 28th Avenue South Federal Way, Washington 98003 (253) 874-9588 4.0 Standards All work and materials shall conform to City of Tukwila standards and specifications, and to the specifications and details shown on these plans. 5.0 City of Tukwila Contact Certain actions within this mitigation/restoration plan require inspection or approval by City of Tukwila staff. Requests for inspection/approval shall be coordinated through Sandra Whiting, Urban Environmentalist 6.0 Contractor Information When it is available, contact information shall be provided to the City of Tukwila that includes names, addresses and phone numbers of persons/firms that will be responsible for grading the mitigation/restoration area, installing required plants, and performing required maintenance and monitoring. 7.0 Contractor's Qualifications Contractor/Landscape Installer must be experienced in mitigation and restoration work. The Permittee shall provide that there is one person on the site at all times during work and installation who is thoroughly familiar with the type of materials being installed and the best methods for their installation, and who shall direct all work being performed under these specifications. This person shall be experienced in installing native plant materials for wetland mitigation or restoration projects, unless otherwise allowed by the Landscape Designer, Wetland Biologist and/or City of Tukwila staff. 8.0 Site Conditions The Permittee, Landscape Designer and/or Wetland Biologist shall immediately notify the City of Tukwila of any discrepancies between these plans and the site conditions. The locations of plants shown may be modified in the field by the Landscape Designer, Wetland Biologist and/or City of Tukwila staff based on field conditions at the time of planting. Changes should be documented and as -built drawings submitted to the City of Tukwila upon request for formal construction approval. 9.0 Plants 9.1 Origin: Plant materials shall be Northwest native plants, nursery grown in the Puget Sound region of Washington. Dug plants may only be used upon approval of City of Tukwila staff. 9.2 Handling. Plants shall be handled so as to avoid all damage, including breaking, bruising root damage, sunburn, drying, freezing or other injury. Plants must be covered during transport. Plants shall not be bound with wire or rope in a manner that could damage branches. Protect plant roots with shade and wet soil in the time period between delivery and installation. Do not lift container stock by trunks, stems, or tops. Do not remove from containers until ready to plant Water all plants as necessary to keep moisture levels appropriate to the species horticultural requirements. Plants shall not be allowed to dry out. All plants shall be watered thoroughly immediately upon installation. Soak all containerized plants thoroughly prior to installation. Bare root plants are subject to the following special requirements, and shall not be used unless planted between November I and March I, and only with the permission of the Landscape Designer and City of Tukwila staff. Bare root plants must have enough fibrous root to insure plant survival. Roots must be covered at all times with mud and/or wet straw, moss, or other suitable packing material until time of installation. Plants whose roots have dried out from exposure will not be accepted at installation inspection. 93 Storage: Plants stored by the Pennittee for longer than one month prior to planting shall be planted in nursery rows. and treated in a manner suitable to that species horticultural requirements. Plants must be reinspected by the Wetland Biologist and/or Landscape Designer prior to installation. 9.4 Damaged Plants: Damaged, dried out, or otherwise mishandled plants will be rejected at installation inspection. All rejected plants shall be immediately removed from the site. 9.5 Plant Names: Plant names shall comply with those generally accepted in the native plant nursery trade. Any questions regarding plant species or variety shall be referred to the Landscape Designer, Wetland Biologist or City of Tukwila staff. All plant materials shall be true to species and variety. 9.6 Plant Substitutions: Plant substitutions we not permitted without the permission of the Landscape Designer, Wetland Biologist and/or City of Tukwila staff. Same species substitutions of larger size do not require special permission. However, small plants often experience less transplant shock and adapt more quickly to site conditions, resulting in a higher success rate. As such, smaller plants will be approved as substitutions based on certain site - specific conditions (trees not less than 1 gallon size however). 9.7 Quality and Condition: Plants shall be normal in pattern of growth, healthy, well- branched, vigorous, with well - developed root systems, and free of pests and diseases, Damaged, diseased, pest - infested, scraped, bruised, dried-out, burned, broken, or defective plants will be rejected. Plants with pruning wounds over I' in diameter will be rejected. 9.8 Roots: All plants shall be balled and buriapped or containerized, unless explicity authorized by the Landscape Designer and/or Wetland Biologist Rootbound plants or B&B plants with damaged, cracked or loose rootballs (major damage) will be rejected. Immediately before installation, plants with minor root damage (some broken and/or twisted) must be root - pruned. Matted or circling roots of containerized plantings must be pruned or straightened and the sides of the root ball must be roughened from top to bottom to a depth of approximately half and inch in two to four places. Bare root plantings of woody material is allowed only with permission from the Landscape Designer, Wetland Biologist, and/or City of Tukwila staff. 9.9 Sizes: Plant sizes shall be the size indicated in the plant schedule. Larger stock may be acceptable provided that it has not been cut back to size specified; and that the root ball is proportionate to the size of the plant Smaller stock may be acceptable, and under some circumstances perferable, based on site- specific conditions. Measurements, caliper, branching and balling and burlapping shall conform to the American Standard of Nursery Stock by the American Assoiciation of Nurserymen (latest edition). 9.10 Form: Evergreen trees, if used, shall have single trunks and symmetrical, well -developed form. Deciduous trees shall be single tanked unless specified as multi-stem in the plant schedule Shrubs shall have multiple stems, and be well-branched. 9.11 Planting: Planting shall be done in accordance with illustrated details in the mitigation/restoration plan set and accepted industry standards. 9.12 liming of Ilanting. Unless otherwise approved by City of Tukwila stab all planting shall occur between September I and March 31. Overall, the earlier plants go into the ground in the fall, the more time they have to adapt to the site and extend their root systems before the water demands of spring and summer. 9.13 Weeding: Existing and exotic vegetation in the mitigation and buffer areas will be hand weeded from around all newly installed plants at the time of installation and on routine basis through monitoring period. No chemical control of vegetation on any portion of the site is allowed without the written pemnssion of City of Tukwila staff. 9.14 Soil Amendments: Unless otherwise specified and approved the City of Tukwila organic matter (Cedar Grove Pure Compost or approved equal) will be incorporated into the entire restoration area prior to planting to ensure that the restoration area has at least 10% organic content. 9.15 Mulch: The soil surface surrounding all planting pit areas shall receive no less than 2' of medium bark mulch after planting. 9.16 Site Conditions: Contractor shall immediately notify the Landscape Designer and/or Wetland Biologist of drainage or soil conditions likely to be deterimental to the growth or survival of plants Planting operations shall not be conducted under the following conditions. freezing weather, when the ground is frozen, excessively wet weather, excessively windy weather, or in excessive heat 9.17 Plant Locations: Locations shall be as depicted in the approved plan set The Landscape Designer and/or Wetland Biologist may change the locations of plantings shown on plans based on field conditions. 9.18 Planting in Pits: Planting pits shall be circular or square with vertical sides, and shall be 1" deeper and 6' larger in diameter than the root ball of the plant Break up the sides of the pit in compacted soils Set plants upright in pits, as illustrated in planting detail Burlap shall be removed from the planting pit. Native backfill shall be worked back into holes such that air pockets are removed without adversely compacting down soils. 9.19 Fertilizer: 'No fertilizers shall be used in the restoration area. 9.20 Water. Plants shall be watered upon completion of balling. For spring plantings (if approved), a rim of earth shall be mounded around the base of the tree or shrub no closer than the drip line, or no less than 30' in diameter, except on steep slopes or in hollows, as illustrated in planting detail. Plants shall be watered a second time within 24-48 hours after installation. The earthen rim/dam should be leveled prior to the second growing season. 9.21 Staking: Most shrubs and many trees do not require any staking. If the plant can stand alone without staking in a moderate wind, do not use a stake. If the plant needs support, then strapping or webbing should be used as low as possible on the trunk to loosely brace the tree with two stakes (see Planting Detail). Do not brace the tree tightly or too high on the trunk lithe tree is unable to sway, it will further lose the ability to support itself. As soon as supporting the plant becomes unnecessary, remove the stakes. All stakes must be removed within two (2) years of installation 4501 BUILDING - MITIGATION PLAN NE 1/4 OF SEC. 15, TWP. 23 N, RGE. 4 E, W.M. TAX PARCEL ID NO.: 261320 -0045 922 Intermediate Inspections: All plants shall be inspected and approved by the Landscape Designer and/or Wetland Biologist prior to installation. Condition of roots of a random sample of plants will be inspected, as well as all aboveground growth on all plants. Roots of any bare root plants, if permitted for use, will be inspected. Plant material may be approved at the source, at the discretion of the landscape Designer and/or Wetland Biologist, but all material must be re- inspected and approved on the site prior to installation. Plant locations shall also be inspected and approved prior to planting. 10.0 Cross Seeding Seeding is required as described in approved plaits 10.1 liming: Seeding shall not take place until mulch has been applied. Contractor shall insure that areas to receive seed ere clean of debris and that final grades are correct Seeding shall be performed after other plant installation is complete. Seeding is the final step of the intial installation; site shall be closed to all vehicles and foot traffic shall be minimized after seeding is complete. Seeding shall not take place when the ground is frozen or in windy weather. Seeds shall be hand broadcast or by mechanical hand powered spreader, with as even distribution as feasiable. Areas within 6'42' of stems of installed plants shall not be seeded. 10.2 Seed Mix: Use specified native mix at rate specified. All seed materials shall be free of weed seeds or other foreign matter detrimental to plant growth. NOTE: Seed mix should be ordered as early as possible to insure and adequate supply of specified native seed. 11.0 Maintenance Maintenance shall be required twice yearly in accordance with City of Tukwila guidelines and approved plans. 11.1 Survival: The Permittee shall be responsible for the health of 100% of all newly installed plants for one growing season after installation has been accepted by City of Tukwila staff (see Performance Standards). A growing season for these purposes is defined as occurring from spring to spring (March 15 to March 15, following year). For fall installation (often required), the growing season will begin the following spring. The Permittee shall replace any plants that are failing, weak, defective in a manner of growth, or dead during this growing season, as directed by the Landscape Designer, Wetland Biologist, and/or City of Tukwila staff. 11.2 Installation Timing for Replacement Plants: Replacement plants shall be installed between September I and March 31, unless otherwise determined by the Landscape Designer, Wetland Biologist, and/or City of Tukwila staff. 11.3 Duration and Extent: In order to achieve performance standards, the Permittee shall have the mitigation /restoration area maintained for the duration of the monitoring period, 5 years. Maintenance will include watering, weeding around base of installed plants, pruning, replacement, restaldng, removal of all classes of noxious weeds (see Washington State Noxious Weeds List, WAC 16- 750-005) as well as Himalayan blackberry, and any other measures needed to insure plant survival. All maintenance shall be directed by the Landscape Designer and/or Wetland Biologist. 11.4 Standards for Replacement Plants: Replacement plants shall meet the same standards for size and type as those specified for original installation unless otherwise directed by the Landscape Designer, Wetland Biologist, and/or City of Tukwila staff. Replacement plants shall be inspected as described above for the original installation. 11.5 Replanting: Plants that have settled in their planting pits too deep, too shallow, loose, or crooked shall be replanted as directed by the !cede-ape Designer, Wetland Biologist, and/or City of Tukwila staff. 11.6 Herbicides /Pesticides: Chemical controls shall not be used in the mitigation /restoration area, sensitive areas or their buffers. However, limited use of herbicides may be approve depending on site specific conditions, only if approved by City of Tukwila staff. 11.7 Irrigation/Watering: Water shall be provided during the dry season (July I-October 15) for the first two years after installation to ensure plant survival and establishment. Water should be provided by a temporary above ground irrigation system. Water should be applied at a rate of 1' of water two times a week for year 1 and 1' of water one time a week during year 2. 11.8 General: The Permittee shall include in general maintenance activities the replacement of any vandalized or damaged signs, habitat features, fences or other structural component of the mitigation site. 12.0 Performance Standards - Plant Cover and Survival Plant survival and cover standards are established to measure mitigation success as follows: Performance Standards Year l Year 3 Year 5 Shrub and Sapling Tree Cover' >10% >25% >50% Shrub and Sapling Tree Survival 100% >85% >80% Herbaceous Cover" >6O% >80% >90% Herbaceous Survival 100% >85% >80% 'Includes beneficial native plants m that category that are naturally recruiting volunteers No more than 10% invasive cover during any monitoring event. A minimum of 3 native tree species, 4 native s;uub species and I native groundcover species will be established and thiving by the end of Year 5. 13.0 Monitoring Monitoring shall be conducted annually for 5 years in accordance with the approved mitigation/restoration monitoring plum. 13.1 Vegetation Monitoring: The entire buffer area will be monitored as a whole. Monitoring will assess the health, vigor and aerial coverage of stratum. Monitoring of vegetation transects shall occur annually between August 1 and September 30 (prior to leaf drop), unless otherwise specified. 152 Photopoints: Four (4) photo points will be established within the mitigation/restoration area. Photographs will be taken from these points to visually record the condition of the mitigation /restoration area Photos shall be taken annually between 1 and September 30 (prior to leaf drop), unless otherwise specified. 15.3 Reports: Monitioring reports shall be submitted by December 31 of each year during the monitoring period. As applicable, monitoring. reports must include description/data for: L Site plan and location map a Historic description of project, including date of installation, current year of monitoring, restatement of mitigation/restoration goals, and performance standards iii. Plant survival vigor, and aerial coverage from every plant community (transect data), and explanation of monitoring methodology in the context of assessing performancestandards iv. Site hydrology, including extent of inundation, saturation, depth to groundwater, function of any hydrologic structures, piezometer of staff gunge if available, inputs, outlets, etc. v. Slope condition, site stability, any structures or special features vi. Buffer conditions, e.g. surrounding land use, use buy humans, wild and domestic creatures vii. Observed wildlife, including amphibians, avian and others viii. Assessment of nuisance/exotic biota and recommendations for management is. Soils, including texture, Munsell color, rooting and oxidized rhizoshperes - a Receipts for off -site disposal of any dumping, weeds, or invasive plants zL Receipts for any structural repair or replacement xii. 4'x6' color photograph taken from permanent photo-points as shown on Monitoring/Restoration plan. zits Summary of maintenance and contingency measures proposed for next season and completed for past season 15.4 Deficiences: Any deficiency discovered during any monitoring or inspection visit must be corrected within 60 days of approval by the City of Tukwila 15.5 Contingency Plan: Should any monitoring report reveal the mitigation has failed in whole or in par, and should that failure be beyond the scope of routine maintenance, a Contingency Plan will be submitted. The Contingency Plan may range in complexity from a list of plants substituted, to cross - sections of proposed engineered structures. Once approved, it may be installed, and will replace the approved mitigation/restoration plan. If the failure is substantial, the City of Tukwila may extend the monitoring period for that mitigation. 16.0 Bond Prior to beginning any work. the Permittee must provide a mitigation/restoration bond or assignment of funds per City of Tukwila procedures. A bond quantity worksheet has been completed based on all elements of the mitigation/restoration plan. The total cost, plus contingency fees has been determined to be S 21,68720 which will be the amount of the mitigation /restoration bond the Permittee is required to provide. Note that the approved bond will include required start date for mitigation construction. Bonds are eligible for reduction to maintenance status upon successful installation inspection, providing that it also meets performance standards established in the mitigation plan. NOV 2 0 2001 sEv[lAP6unitT 3 2 NO. 11/10/07 718/07 4/19/07 DATE I- z W 2 a 0 c W 0 a W 8 tu tu J J LRE LRE LRE CITY COMMENTS • DATED mat aD BUFFER NEVImEO ERE PUN REVISION r5 ce � 0 r1 as w J W U J U) ' 0 V/ Z 40' INGRESS & EGRESS EASEN (REC. No. 9710100 , � • 'N88'4 VERTICAL DATUM: NAVO 188 (ASSUMED) BENCHMARK DIVERT OF SANITARY SEWER MANHOLE 22.5' N.E. & 28.25' N.W. OF THE N.W. CORNER OF SUBJECT PROPERTY. BASED ON CRY OF TUKWILA SANITARY SEWER ASBULLT UO No. 24 SHEET 2 OF 5 11.87' Ex. CB -Type I Rim =38.40 t.E. =35.40 (SW) I.E. =35.50 (SE) I.E. =35.20 (NE) �f� iv' Slab/ - / / Ex. SSMH Rim =15.60 I.E. =3.12 (SE) TEMPORARY BENCH I.E. =3.18 (NW) I.E. =2.89 (NW) I.E. =3.39 (N ♦ 5' COMMUNICATIONS EASEMENT ♦ (REC. No. 8609151461) 4. Ex. Curb 4 44t - �1A - EX. INGRESS"4 EGRESS EASEMENT REC. No. 58855 5 - THUNDERCLOUD PLUM TREES 25'4 QCy Ex. CB - Ty I Rim =39.5 I.E. =3 . 1 (SW) I.E.= .06 (NE) / •b. 4 4 4 / 'cell before you 1- 800 - 424 -5555 UNOEROIOINO SEANCE (USA) MOO CUTTING UNDERGROUND unuTY LINES. ITS OOSRY 00 36" CMP IE =10.30 Ex. SS C.O. Rim =15.52 Ex. SS C.O. Rim =30.11 30' ACCESS & MAN (REC. No. 20060911 21.7LP$1Y CMP 0 7.65 Ex. CB t - 48 "0 Rim =4 2 I I.E. =35.77(SE - �35.77(NW)\ / Ex. SS C.O. Rim =15.72 1 / / / VERI EASEMENT 8 8) 29.OLF B" 01 ♦ 0 3.145 ems ♦ 9 ��, \ \\ T 2 ik\ o L \ c ♦ O ♦ ♦ 0 / / N / r Ex. SS C.O. Rim =15.6 Ex. CB -Type I Rim =27.15 I.E. =24.25 (SW) I.E. =24.25 (NE) I.E. =24.35 (SE)" / / Ex. 12" Culvert I.E. =10.83 Ex. SSMH Rim =15.84 I.E. =3.71 (SE) I.E. =3.52 (NW) Ex. 12" Outlet I.E. =12.28 NOTE; EXISTING UTUTY LOCATIONS SHORN POEM ARC APPROXIMATE GAY. IT SHALL BE THE CG TRACTO'S IQS'OISBUTY TO 5ET1ANI IE TE EXACT VERTICAL AND HCEZOITAL LOCATION CF ALL EXISTING ODERR- GROUNO UTIUTTES PRIM TO COSOEINOIG CONSTRUCOIN. NO REPRESENTATION IS 1150E THAT ALL E551NO UTUI[S ARE 9101= HEREIN. THE ENOTEER ASSUMES NO RE9WSOUTY FOt UTUTIES NOT 91056 IN UTILITIES NOT SWAN IN THEIR PROPER LOCAT01. CALL BERM TON DIG: 1 -800 "424 -1551 / Ex C8 -Type I W /Solid Lid Rim =17.34 I.E. =14.09(NW) I.E. =14.19(S)6" / 381320 -0045 / Ex. C8 -Type I Rim =16.23 I.E. =12.98 (SW) I.E. =12.98 (N) I.E. =13.18 (SE) ♦ LEGAL DESCRIPTIONS: TAX PARCEL #: I COANI THE NORHWESTERLY 52.75 FEET OF THE SOUTHEASTERLY 145 FEET OF LOT 15. FOSTORIA GARDEN TRACTS. ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 9 OF PLATS. PAGE(S) 95. RECORDS OF KING COUNTY. WASHINGTON; EXCEPT THE NORTHEASTERLY 282.25 FEET IN WIDTH OF SAID LOT 15; EXCEPT THE SOUTHEASTERLY 30 FEET IN WIDTH OF THE NORTHEASTERLY 282.12 FEET OF SAID NORTHWESTERLY 127 FEET IN WIDTH.. DALEY-MORROW-POBLETE, INC. 728 AUBURN WAY NORTH AUBURN WASHINGTON 98002 PHONE: (253 -2200 (FAX)333 -2208 Ex. SSMH Rim =17.81 I.E. =5.01 (SE) I.E. =4.95 (SW) I.E. =4.62 (NW)' I.E. =4.81, (NE) Ex. SSMH Rim =18.93 I.E. =11.11 (SE) I.E. =10.93 (SW) I.E. =10.60 (NW) ♦ N ENGINEERING - SURVEYING LAND PLANNING • -OAS OAR Sal INANI 1 1,0,0. 0 20 40 SCALE: 1' ..40' MEND O RIM MOI W CASE `L a. EX SANITARY SENOR MANHOLE O at. CATCH BASIN EX STORM )RAW VANNOLE EX MAILBOX EX unU1Y PO.E F EX GUY ANCHOR © EX ROVER VAULT EX POwEA CABINET EX TEIFPNOIE (65E1 Ex. STREET SIGN p Ex. FIR NTDRRAIIT ® EX WATER 1EIER N EX. WATER VALVE EX MORE FENCE EX =000 FENCE EX CYCLONE FENCE E X STORY ORAN PPE EX. SANITARY SEVER PPE EX GAS YAW EX PO5CR LINE EX WATERMAN -9- LAKERIDGE DEVELOPMENT, INC. P.O. BOX 148. RENTON. WA. 98055 PHONE No. (425) 228 -9750 45018ULDNO E GSTNo CONDITIONS 1'440' '.".' 06205eno aR 4 5 0 05-205 8' BSBL \ ...PROPOSED BUILDING.. X 40' NCRESS & EGRESS EASEMENT (REC. No. 97101001) VERTICAL DATUM: kw() '88 (ASSUMED) BENCHMARK INVERT OF SANITARY SEWER MANHOLE 22.6' N.E. & 28.25' N.W. OF THE N.W. CORNER OF SUBJECT PROPERTY. BASED ON CITY OF TUKWILA SANITARY SEWER ASBUILT LID No. 24 SHEET 2 OF 5 N66'15'03 11.67' NOTE: ALL CURBS AT NOSE END OF VEHICLES ARE 2' INSIDE THE STALL DEPTH TO ALLOW FOR %CHICLE OVERHANG 'Mm MM. 3' FLAT AREA BETWEE71 OBSTRUCTIONS OR GRADE BREAKS. EXCEPTING THE STALLS IN THE LANDCAPE ISLAND ROC2( OR KEYSTONE WALL CONC. RAMP S' COMMUNICATIONS EASEMENT \ Age (REC. (REC. No. 8609151461) 5' SIDE YARD SETBACK/ LANDSCAPE AREA ENCLOSURE; ,t/N / / +,ti / / / / EX. INGRESS & EGRESS EASEMENT REC. No. 5885560s- KEYSTONE 8855 KEYSTONE WALL Ex. Curb 1 12.5' / 'call before you 1- 800 - 424 -5555 UNDERGROUND SOMCE (USA) MOO CUTTING UNDERGROUND UTIJTY LINES. ITS COSILY AA WALK / 7 CONC. RAMP TRMIS1110N TO DC. ASPHALT PANNG CONC. % U CURB s GUTTER 30' ACCESS & MANUVER EASEMENT (NEC. No. 200609110018 ) /N / / NOTE EXISTING UIUTY LOCATIONS SHOWN HEREON ARE APPRXNIATE OGY. IT SHALL BE TIRE CONTRACTORS RE9'O SOUTY TO DETERMINE IRE EXACT VERTICAL AND HORIZONTAL LOCA1101 O: ALL CASING UNDER- GROUND UTRJICS PWOI TO COAENONC CONSTRUCTION. NO REPRESENTATION IS YAM THAT ALL EXISTING UINUTIES ARE SHOWN HEREON THE ENGINEER ASSUMES NO RESKNSBUIV FOR UIIUTES NOT 9.0m OR UIIUTIES NOT SHOWN W IVOR PROPER LOCATION. CALL BEFORE YOU DIG: 1- 400 -AEA -5551 / / / LEGAL DESCRIPTIONS: THE NORHWESTERLY 52.75 FEET OF THE SOUTHEASTERLY 145 FEET OF LOT IS, FOSTORIA GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 9 OF PLATS. PACE(S) 95. RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THE NORTHEASTERLY 282.25 FEET IN MOTH OF SAID LOT 15; EXCEPT THE SOUTHEASTERLY 30 FEET IN MOTH OF THE NORTHEASTERLY 282.12 FEET OF SAID NORTHWESTERLY 127 FEET N MOTH.. IEMRS DALEY- MORROW- POBLETE. INC. 728 AUBURN WAY NORTH AUBURN WASHINGTON 98002 PHONE: (253)333 -2200 (FAX)333 -2206 ENGINEERING - SLIRVEYWO LAUD PLANNING WC Kt BAIT 0 20 40 SCALE: 1'm40' MOM H 00. 1 .. 40 . A FOND MOO RI CASE EX SANITARY SEWER YAJpE,E O EX CATER RASH r : EX STORY DRAIN MAIOAEE • EX MAILBOX 4. EX MUTT POLE 1 EX OJT ANCHOR © EX POWER VAULT LX. PONOI CABINET EX TELEPHONE RISER I' EX. STREET 90T YH EX FIRE HYDRANT O EX WATER METER 04 EX WATER VALUE EX NW FENCE EX WOOD FENCE EX CYCLONE FENCE EX STORY DRAIN PRE EX SANITARY SEWER PRE EX GAS YAW EX POWER LXE EX WATERMAN 0.11INC GRADING PLAN LAKERIDGE DEVELOPMENT, INC. P.O. BOX 146. RENTON, WA. 98055 PHONE No. (425) 228 -9750 4501 EIULDNO HORQCN rAL SITE PLAN OR, C -3 IlT4< 07 ..<� D6 - 20f Of B VERTICAL DATUM: NA O '88 (ASSUMED) BENCHMARS INVERT OF SANITARY SEWER MANHOLE 22.6' N.E. & 28.25' N.W. OF THE N.W. CORNER OF SUBJECT PROPERTY. BASED ON CITY OF TUKWILA SANITARY SEWER ASBUILT UD No. 24 SHEET 2 OF 5 % // 44 52' b// / 1 7//7/4 ti C£ � • / / 5 4Ni 4 / y 11.67' - Ex. CB -Type I Rim =38.40 I.E. =35.40 (SW) I.E. =35.50 (SE) I.E. =35.20 (NE) SILT FENCE & CLEARING UNITS, ARF HrARr 3" yC- N s' COMMUNICATIONS EASEMENT (REC. No. 8609151461) Ex. Curb 1• EX. INCRESS-4 EGRESS EASEMENT REC. No. 58855 / ♦ Cr INGRESS & EGRESS EASENENf (REC. No. 97101001) / PROTECTION: " / s I (DM) / / / \ 1,r t 5" BLUE SPRUCE 'e. J t4~i i 4 4 • INSTALL CB 44 / P .R RO � TECOON. ft 6 -6" THUNDERCLOUD PLUM TREES 25'± 0 Cy Ex. CB-T I Rim =39.5 I.E. =3 1 (SW) I.E.= .O6 (NE) SILT FENCE & CLEARING UNITS. (TYP.) 30' ACCESS it MAN VERI EASEMENT (REC. No. 200609110/ 6) Y / 21.71FNL 2" CMP 0 7.65 / Ex. CB p I -48'0 Rim =4 2 I.E. =35.77(5 I.E 35.77(NW)N. 'call before you Djg. 1- 800 - 424 -5555 UNDERGROUND SERVICE (USA) AVOW CUTTING UNDERGROUND MUTT UNES ITS COSILY 36" CMP IE =10.30 . i r .y t>? ( N / 29.015 8" DI 0 3.14% • ;\ ROCK CONSTRUCTION ENTRANCE Ex. CB -Type I Rim =27.15 I.E. =24.25 (SW) I.E. =24.25 (NE) I.E. =24.35 (SE)� / Ex. 12" Culvert I.E. =10.83 /- E -. SSLt 5 t24 I E. =3 TT (SE; I.E = 3.`.2 (i ') Ex. 12" Outlet I.E. =12.28 / / / / NOTE EIOSTNG UNIT? LOCATIONS SOON NOEOI ARE APPROONAIE OQY. IT SHALL BE PIE CONTRACTOR'S RESOONSBIUTY TO OVERTONE TIE EXACT sfR1TCAL AND HORIZONTAL LOCATION of AU. EUSTNG UNDER- CROWN UTILITIES PMOR TO CONYENONG CONSTRUCTION. NO REPRESENTATION IS MADE THAT ALL EX51NG UTILITIES ARE SNOwN HEREON INC ENGINEER ASS LES NO RE9'CN96UT, TOO UTUIIES NOT SIOYN OR UIUTES NOT SHOWN W THEIR PROPER LOCATION. CALL BEFORE YOU PG I -Lao- 424 -5555, Ex CB -Type I W /Solid Lid Rim .--17.34 I.E.= 14.09(NW) I.E.= I4.19(S)6" / LEGAL DESCRIPTIONS: THE NORHWESTERLY 52.75 FEET OF THE SOUTHEASTERLY 145 FEET OF LOT 15. FOSTORIA GARDEN TRACTS. ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 9 OF PLATS. PAGE(S) 95, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THE NORTHEASTERLY 282.25 FEET IN WIDTH OF SAID LOT 15; EXCEPT THE SOUTHEASTERLY 30 FEET IN VADTH OF THE NORTHEASTERLY 282.12 FEET OF SAID NORTHWESTERLY 127 FEET IN WIDTH.. TAX PARCEL #: 361320 -0045 1 95N O1 Ex. CB -Type I Rim =16.23 I.E. =12.98 (SW) I.E. =12.98 (N) I.E. =13.18 (SE) 1,4 \ \ \ DALEY - MORROW- POBLErE, INC. 726 AUBURN WAY NORTH AUBURN WASHINGTON 08002 PHONE. (253)333 -2200 (FAX)333 -2205 ENGINEaRINE3 - SURVEYING LAND PLANNING aW MCC! GROW VI H.O.D. 0 20 40 SCALE: 1' =40' N ..•'. 1 " -40' • FOUND LEN W CASE EX SANITARY SEMEN uAraDLE 13 EX. CATCH BASH EX STO61 DRAIN MANHOLE EX MAILBOX O EX UTILITY POE F EX WY ANCHOR © EX. POWER VAULT EX. P0MER CABUET EX TELEPHONE RISER EX STREET SIGN EX THE HYDRANT EX WATER METER N EX WATER VALVE EX UPI FENCE EX W000 FENCE EX CYCLONE FENCE EX STORM DRAW PIPE EX SANITARY SEMEN PIPE EX GAS MAW EX INNER LIE EX WATERMAN 45018ULDING T - S.C. PLAN L.AKERIDGE DEVELOPIi,1E1(T, WC. P.O. BOX 146. RENTON, WA. 98055 PHONE No. (425) 228 -9750 �'�06205050 �A .LO. � 'L 4 26/07 06 -205 ...,,.\ - 005 L= .05 rw \ an. -. I /10/700 PUT WHET C v 8 - 1466% \. r 11.87' VERTICAL DATUM: NAVO '88 (ASSUMED) BENCHMARK INVERT OF SANITARY SEWER MANHOLE 22.8' N.E. & 28.25' N.W. OF THE N.W. CORNER OF SUBJECT PROPERTY. BASED ON CITY OF TUKWILA SANITARY SEWER ASBUILT LID No. 24 SHEET 2 OF 5 GRADE 16:1* FOR 4'* FROM BUILDING THEN 3:1 MAX. TO MATCH EXISTING GRADE 0 PA. GRADE 12:1* FOR 4' X5P THEN 3:1 MAX. TO MATCH EXISTING GRADE • P/L RETAINING WALL UNDER PARKING LOT EDGE MAX. HT. 3' r ROCK OR CONC. RETAINING WALL 4' MAX. HT. T 8 I% 4j 4S !y a .9 •J RETAINING WALL 3' MAX. HT. TO EXISTING GRADE KEYSTONE BLOCK WALL. 7' MAX. HT.,. CONC RETAINING e T � r � � 9 WALL v : o Y 1 Call before you Dig. 1 -800- 424 -5555 UNDERC OUMO SERST= (USA) AWN) CUTTING uIDERCRO1WD UTILITY LINES. WS COSILY e w f NOTE EXISTWG UTILITY LOCATIONS 9NOWN HEREON ARE APPROXIMATE ONLY. Y 91µy BE THE CONTRACTOR'S RESPONSBIUTY TO OCIEWB4E 14W EXACT YERYGAL ARE IIOILZ06TAL LOCATION OF ALL EXISTING UNDER- WOUND uT1UTES MICR TO C010RRONG CONSTRUCION. NO RERRESENTATON IS MADE THAT ALL FARTING UTILITIES ARE 91OMN HEREON THE ENGINEER ASSUMES NO RESPON96NTY FOR UTILITIES NOT 940NN OR UTILITIES NOT 94004 W THEIR PROPER LOCATION CALL BEFORE YOU 04 . I- 600 - 424 -5555 DALEY- MORROW- POBLETE, INC. 726 AUBURN WAY NORTH AUBURN WASHINGTON 98002 PHONE: (253 - 2200 (FAX)333 - 2206 Nom 0 20 40 SCALE 1' =40' LEG= FOUND MO4 IN CASE EL SANITARY SEVER MANNQE Et D. CATCH BA9N EL STEM DRAW MANHOLE •.. EL MAILBOX . EX. UTILITY POLE - EX. NAVY ANCHOR • EX. POSER VAULT EL POWER CABINET EL TELEPHONE RISER j EL STREET 984 EL FIRE HYDRANT a EX. WATER METER :1 EX. WATER VALAE EX. MIRE FEN= EX. WOW FEN= • EX. =LONE FEN= EL STORM DRAIN PIPE -- EL SAOTARY SEMER PPE EX. GAS MAIN EX. PMYER LINE EL WATERMNN Nmr. Nu as Nm•na CLExt LAKERIDGE DEVELOPMENT, INC. P.O. BOX 146. RENTON. WA. 98055 PHONE No. (425) 228 -9750 4501 BUADING ENGINEERING - SURVEYING, HIE GRADING PLAN LAND PLANNING � X .0.0. T - -• ��06205eno � D. wR 4/26 /07 06 - 205 t,. -400 4se,.d., •••,••• \05x0 ,e.v 4ne/wo 11,-,18 u Yo 'LEV -ALL A ■ ■ ) I I il EC BANK OR ROCKERY ■ _ _ , GRAVEL YARD -/ EDGE OF CONC. PAD LOW.PT/CATCH BASIN DC. GRADE PROPOSED - -- - GRADING - - - - _ BUILDING PAD FF=42.00 CONC. WALK/ADA RAMP SECTION A-A Naga SCALE 1 VERT SCALE: 7 CURB F/L PARKING ISLAND PROPOSED GRADING Call before you Dig. 1-800-424-5555 UNDERGROUND SUPACE (USA) AVOW CLOTTING UNDERGROUND LIDLITY LINES. ITS COSTLY • CURB FA DC. GRADE CURB Fit N STORM DRAIN - DETENTION/WATER \ QUALM( VAULT \ TOP ELEV.=24.5 NOTE EXISTING LOUT LOCATIONS WW1 HEREON ARE APPROXIMATE GILT. VI SHALL BE IRE CONTRACTORS RESPCNSIBUTY TO DEIERMINE TIE EXACT SEROCAL AND 1IGRZCNDI, LOCATION CC ALL EXISTING UNDER- GROuND uTILIGES PRIOR TO GOADAENC2NG CCNSTRUCTION NO REPRESENTA004 IS NAM 1444 ALL ENSPNG UTILITIES ARE SHOYAI HEREON. ME ENGINEER ASS.P1ES NO RESPONSISIJTY FOR UTILITIES NOT 94OAN OR UTIUGES NOT SHONN 41 THEIR PROPER LOCATCN. CALL BEFORE YOU DIG. I-1500-124-5SW NE WALL MAX. I1T. I - DC. ROADSIDE DITCH EL=10.34 Immo ve.0 flee fief • 114X0 DATUM ELEV 20 GROUP FG-ALL SECTION 8-8 0 5.29' -L--1 DC. BUILDN DALEY-MORROW-POBLETE, INC. 728 AUBURN WAY NORTH AUBURN. WASHINGTON 98002 PHONE: (253)333-2200 (FAX)333-2208 ENGINEERING - SURVEYING LAND PLANNING BUILDING PAD FF=42.00 EX. RR TIE LANDSCAPE PLANTER DC r GRADE • INVERTED CROM DRIVEWAY SECTION B-B Haw. SCALE: I40' VERT. SCALE I 91[V, %UM 11.0 D EX. BUILDNG - - 1 RETAINING WALL 3' / MAX. HT. TO DIETING GRADE OCSOS130.1 LAKERIDGE DEVELOPMENT, INC. P.O. BOX 146, RENTON, WA 98055 PHONE Na. (425) 228-9750 4501 EiULDING STE GRADING SECTIONS , SCALE COLNONG 06205ena SMIT 4 26 07 """ 06-205 42— VERTICAL DATUM: NAVD '88 (ASSUMED) BENCHMARK INVERT OF SANITARY SEWER MANHOLE 22.6' N.E. de 28.25 N.W. OF THE N.W. CORNER OF SUBJECT PROPERTY. BASED ON CITY OF TU106ILA SANITARY SEWER ASBUILT LID No. 24 SHEET 2 OF 5 : 2 • ADUST RIM TO NEW GRADE RIM=39.58 ABANDON 12 (SW) AND PLUG C8# 7 TYPE I RIM=40.45 I.E.=37.40 58'X48' DETENT1ON/WATER QUAUTY VAULT TOP ELEV.=24.50 VOLUME REQUIRED=1Z195 CU. YDS. VOLUME AVAILABLE=12.1380 52.1LF 1290 0 0.50% C8# 8 TYPE 1 W/VANED GRATE RIM=27.98 I.E.=22.13 36.6IF IrSD 0 0.50% C8# 7 TYPE 11-48'91 RIM=27.85 I.E.=21.15 39.8LF 12'SD 0 8.97% CB# 3 TYPE I W/VANED GRATE RIM=33.51 I.E.=30.50 • E ,SE) \ TE.4.4 ec,r) '‘ ••=2/•.:1; 1E = , NE.41 5 COMMUNICATIONS EASEMENT s • (REC. No. 8609151461) 4 1/4 CB# 9 TYPE I RIM=25.50 LE.=22.50 -08# 5 TYPE II 48'0 'W/GRATE RD4=40.89 I.E.=38.12 013# 8 TYPE II 44:ro W/SOUD LOCKING UD RIM=43.29 I.E.=38.53 EX. INGRESS ac EGRESS EASEMENT REC. No. 5885560 Call before you Mg. 1-800-424-5555 r .) CI.Ca 'E= I C....3e3 "/ 1 p.3 - Ey ...:::, C. 0 ., /- E,.. S7.4.AH • . • : ... ..' / -E,. 5:L...' c.7„ ; / , =752 ;NW) e • • ■;\ / / CE-T,) 3 2 . .9 13 8 i; WiSetkl Ltd • • R:rn= 4 ....V.N•••) I L` L - / " CVP TO BE NI, / • ABANDONED T 43; Tt *4, / CB# 4 TYPE II 48'0 W/GRATE RIM=41.49 I.E.=35.77 at; - r ••■■o = TO-BE ABANDONED N UICERGROUND SERVICE (USA) ACID CUTTING UNCEERCROUNO UTILITY LINES. WS COSTLY S . .7 I •••=, 5LF 0 53. 7.84 12". 15.21F 12' DI C8# 1 TYPE 11-48"0 0 0.50% R1M=22.8± LE 1.E.=19.34 1 9 z .41.1 0% 1Y D 0 S CB# 2 TYPE 0-48"0 RIM=28.8 / W/LOCKING ROUND COVER I.E.=18.58 12' (NW&SW) I.E.=18.38 12' (NE) / 30 ACCESS iez MANUVERING EASEMENT (REC. No. 2008091100)806) \\ - Ex - Ffrrn=2 =.14.2f E.=24 'NE, / I.E :E / N NOTE: COSTING UTIUTT LOCATICNS SHONE HEREON WE APPROMIAIE IT SHALL BE DC come4c/cses REsPcreoUrY TO OEIERIRNE THE EXACT CROON. ANO LERIZCNTAL LocAno, OF ALL COSTING UNDER- GROUND taunt's PREP TO CPAIENONG CONSIRUCIEN. NO REPRESENTATION IS RACE NAT ALL MING MUTES ARE 9H0116 HEREIN. IRE ENGINEER ASSUMES NO RESPCNSOUTY FOR LITLIWES NOT SWAN CO MURES NOT SHONE RI moo PRCPER LOCATION CAU. EECCRE YOU DIR I ..• / CUT & REMOVE 53.5LF DC. OAP & REMOVE E>. •:EE; ■T (.X „ \ - Ex. •3•74.1H / • 2. '',., 3 \ N * i ('',..E "... • C... Y.` :7,w; . F. = , ,) '.",•: :11w: '•• ' - .. -", / ` \ / \ \ .... •• • \ / \ ".s_ `.. I mmo Pr. MP ILNLO 0•40 0 ' N" 's N , . N, N . %. N .\ N X . DALEY-MORROW-POB/ME, NC. 728 AUBURN WAY NORTH AUBURN. WASHINGTON 96002 PHONE: (253)333-2200 (FAX)333-2206 EG1NEERNO - SURVEYING LA PLANNING 0 20 40 SCALE: 1"=40' TI ME= cf. FOUND LEN N CASE EX. SANITARY SERER MANNNE EX CATER RADII EX. SIMI ORME MANHOLE EL MAILBOX EX. UTIJIY PG&E I EL GUY MOOR EX COVER VAULT I EX. COLTER CARNET EX. IELEPIENE RISER 1' EL 515EET 501 EX. FOX HYDRANT e CL WATER ICIER EL WATER VALVE DE: VOW FENCE EX. TACO FORE EX CYO-CNE FENCE EX. STORY ORAN PIPE EX SANITARY SEILER PPE EX GAS MAP EX POWER LNE EX WATERMAN 1109..11.101 LAKERIDGE DEvELOPMENT, NC. P.O. BOX 146, RENTON, WA. 98055 PHONE No. (425) 228-9750 45E/It:IOU:MG STOMA DRAINAGE FLAN C.0•1 CT sou 1.0.0. t40' 06205NTo 4/26/07 06-205 \ 06-10:1 Lem.* Torev.p 4,5 "NMI 11 l VERTTCAL DATUM: NAVO '88 (ASSUMED) BENCHRK INVERT OF SANITARY SEWER MANHOLE 22.6' N.E. & 28.25' N.W. OF THE N.W CORNER OF SUBJECT PROPERTY. BASED ON CITY OF TUKWILA SANITARY SEWER ASBUILT U0 No. 24 SHEET 2 OF 5 CaII before you Dig. 1- 800 - 424 -5555 UNDERGROUND SERVICE (USA) MOD CUTTING UNDERGROUND UIUTY ONES. In COSTLY NOTE 0061610 UTILITY LOCATIONS 91091 HEREON ARE APPROXIMATE ONLY. IT 91A1L BE THE CONTRACTOR'S RESPONSIBILITY TO DEIERI1NE THE EXACT VERTICAL AND HORIZONTAL LOCATION OF ALL EXISTING UNDER- GROUND UTILITIES MOT TO COYMENONC CONSTRUCTION. NO REPRESENTATION 15 MADE THAT ALL EXISTING UTILITIES ARE 94090 HEREON. THE ENONEER A591ES 140 RESPONSIBUTT FOR UTILITIES NOT SHOWN OR UIIIIIES NOT SHOWN IN 11108 PROPER LOCATCN CALL BEFORE YOU DIG 1- 600 -424 -1050. Iowan DALEY - MORROW- POBLETE, INC. 728 AUBURN WAY NORTH AUBURN. WASHINGTON 98002 PHONE: (253)333 -2200 (FAX)333 -2206 ENGINEERING - SURVEYING LAND PLANNING R[9 MO. Ml[ 0 20 1 SCALE: / LEVEED A FOUND MON N CASE EX SANITARY SEWER MANN= EX CATCH BASIN EX STORY DRAW MANHOLE EX YAA80X 5 EX UTILITY POLE 0- EX GUY A140101 EX POWER VAULT EX POWER CABINET • EX. TElEPHO10 RISER EX 51REET 9ON EX FIRE HYDRANT • EX WATER METER N. EX WATER VALVE EX VIRE FENCE EX 19000 FENCE EX CYCLONE RETIa - EX. STORM DRAIN PIPE _. ._. EX SANITARY SEVER PIPE _..... - EX CAS MAN EX POWER UNE _... EX. WATER61AN 1.9.1.001 LAKERIDGE DEVELOPMENT, INC. P.O. BOX 146, RENTON, WA. 98055 PHONE No. (425) 228 -9750 4501 BULDNO WATE FI AND SANITARY SEWER PLAN 0a4 �� W � 1p � H.0 0 p•" I -400 O4 0 62051na M.L 0. vR \ 4 J00A 06 -205 thAPropets t ..H,. Y 26 07 1. d.M \0644..4 M 175/[00, 8.01 w 501 8041 0 8 • 4 C17.177771771717.272/771/17. 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