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Permit L07-091 - PIKE TRAVIS - MCDONALDS DESIGN REVIEW
McDONALDS DESIGN REVIEW 15210 TUKWILA INTL BLVD L07 -091 HEARING DATE: NOTIFICATION: FILE NUMBER: • APPLICANT: OWNER: REQUEST: LOCATION: ASSOCIATED PERMITS: SEPA DETERMINATION: COMPREHENSIVE PLAN DESIGNATION: ZONE DESIGNATION: • STAFF: Department of Community Development Jack Pace, Director STAFF REPORT To the Board of Architectural Review (BAR) Prepared March 18, 2008 March 27, 2008 On January 29, 2008, Notice of Application was posted on the site. A Notice of Application was also sent to property owners and tenants within 500 feet of the subject property. A Notice of Public Hearing was mailed to property owners and tenants within 500 feet of the property. A Notice of Public Hearing was also published in the Seattle Times on March 13, 2008. L07- 091 - Public Hearing Design Review Travis Price, DR Strong on behalf of the McDonald's Corporation Robert Comiskey BAR approval for a new McDonald's restaurant with associated parking and landscaping. 15210 International Blvd Building /Mechanical /Electrical /Plumbing Permits Sign Permits Determination of Non- Significance, issued March 12, 2008 Regional Commercial (RC) Regional Commercial (RC) Brandon J. Miles, Senior Planner Jim Haggerton, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206- 431 -3665 • • • ATTACHMENTS: A. Aerial Photo of Site B. Proposed Construction Plans, including site plan, building elevations, landscaping plan, and lighting plan. C. Applicant's Design Review Narrative D. Color rendering of project E. Sound Transit Comment Letter E1.1 City of Seatac Comment Letter F. Determination of Non - Significance G. Tukwila International Boulevard Design Manual B. Miles Page 2 03/20/2008 H:\Developments\McDonalds \des staff report2.doc • • • FINDINGS Vicinity /Site Information Project Description The McDonald's Corporation is requesting BAR approval for the construction of a 4,587 square foot restaurant building with associated parking, landscaping, construction of a trash enclosure, and other site improvements. Existing Development A 4,974 square foot McDonald's restaurant is currently operating on the site. The current restaurant was constructed in 1962 and is largely outdated both architecturally and functionally. In 1995, the outdoor play area was enclosed and integrated within the existing restaurant building. There are two smaller accessory structures on the site, one is a dumpster enclosure and other is a freezer building. The site consists of three parcels and is 1.75 acres. There are approximately 71 parking stalls located on the site. The site also contains a number of trees which include pines and flowering plumbs. A large freestanding sign is also located on the site. Surrounding Land Uses Public Comments The site is located within the Tukwila International Blvd development corridor. The site is mainly surrounded by commercial development, including; a chiropractor office to the northeast; a Sound Transit parking lot to the south and southeast; an apartment building to the east, and various commercial uses to the west. The site is bordered by International Blvd to the west, which is under the jurisdiction of the City SeaTac and S. 152 " Street to the north. As part of the Notice of Application, the City received two - comment letters, which are attached as attachment E. One of the comment letters was from the City of SeaTac regarding frontage improvements along International Blvd and issues regarding site circulation. Another comment letter was from Sound Transit regarding a pedestrian connection between the McDonald's site and the adjacent Sound Transit parking lot. B. Miles Page 3 03/20/2008 H: \Developments\McDonalds \des staff report2.doc • • • DESIGN REVIEW CRITERIA The property is zoned Regional Commercial (RC) and is located within the Tukwila International Blvd. study area. Design review is required for all new construction activities located within the Tukwila International Blvd study area (TMC 18.24.070). TMC 18.060.050 (D) requires that all projects located in the Tukwila International Blvd study area be reviewed using the Tukwila International Boulevard Design Manual (TIBDM). Below are all of the sections in the TIBDM followed by a discussion on the project and the TIBDM. Additionally, the applicant has submitted a narrative of the project with a review of the TIBDM as Attachment C, Applicants Design Review Narrative. I. Site Design A. Site Design Concept The TIBDM notes that the site design should provide an orderly and easily understood arrangement of buildings, landscaping, and circulation elements that support the functions of the site. The ability to move cars on the site is the driving force in the design of the site. However, the site also makes provisions for pedestrian circulation. There are three access points on the site: Two along International Blvd that have been approved by the City of SeaTac; the site currently has three access points along International Blvd and due to safety concerns; one of the access points has been removed. Two access points along International Blvd will be utilized primarily by customers driving north along International Blvd. Additionally, the north access point along International Blvd will also most likely be utilized by patrons leaving the drive through window Along International Blvd, the site is right in and right out which means that left turns directly from or to International Blvd are prohibited by a median in the roadway. In order to access the site from southbound International Blvd a customer would have to utilize the traffic light at S. 152 Street or continue further south and make a "u -turn" at an intersection. Parking for the restaurant will be located to the south and north of the building. Four handicap stalls will be located in the south parking lot. Customers leaving the site have several options to access the surrounding public right of way. Customers in the south parking lot can utilize the southern access point. Due to curbing in the median of International Blvd, patrons utilizing the southern access point will only be able to go north. B. Miles Page 4 03/20/2008 H: \Developments \McDonalds \des staff report2.doc • • Cars in the south and north parking lot can also utilize the northern access point along International Blvd. Again, cars utilizing this access point will only be able to go north on International Blvd. An access is also being provided along S. 152 Street. This access will permit patrons to utilize the light at International Blvd and S. l52 Street in order to head south. The southern parking area will include two way drive lanes for patrons utilizing the parking lot. In order to reduce traffic conflicts, one way traffic lanes will be used in the north parking lot. The applicant has noted that 70 percent of McDonald's business is from drive through customers, thus a discussion on how the drive through will function is warranted. A patron wishing to use the drive through can utilize any of the three access points for the site. Patrons entering from the northern access point along International Blvd or S. 152 Street will have to use a bypass lane in order to be in position to use the drive through window. There are two order screens being provided along the east property line. Once the order is made, the patrons will merge back into one line in order to pay and pick up their orders. Cars utilizing the drive through can exit the site via any of the three access points, however most cars will most likely utilize the northern International Blvd access point. The site design also provides facilities for pedestrians utilizing the site. A large plaza area is provided along International Blvd. The plaza area will provide outdoor seating opportunities for patrons of the restaurant. Pedestrian connections to the restaurant are provided from International Blvd. A third pedestrian connection is being proposed from the adjacent Sound Transit property (see discussion in section D, "Continuity of Site with Adjacent Sites "). A fourth pedestrian path is being proposed between the rear of the building and an adjacent accessory structure. This path will be used primarily by employees. B. Relationship to Street Front The TIBDM notes that the site design should create a distinct street edge, and minimize parking between structures and the street. One of the primary purposes of the TIBDM is to create a pedestrian friendly environment and to ensure that private development reinforces and augments the public street improvements for pedestrians. The applicant is required to construct frontage improvements on both International Blvd and S. 152 Street. As noted, International Blvd is located within the City of SeaTac. The City of SeaTac and Sound Transit have an improvement project scheduled for International Blvd. The applicant has chosen to pay a fee in lieu of for most of McDonald's frontage improvement along International Blvd. In order to minimize impacts to customers from the B. Miles Page 5 03/20/2008 H: \Developments\McDonalds \des staff report2.doc • • • installation of frontage improvements along International Blvd, the applicant will construct the frontage improvements near the access points when the new restaurant is being constructed. In order to create a "street edge" a pedestrian plaza is located along International Blvd. The building will be 24 feet from the sidewalk along International Blvd. The Regional Commercial (RC) zoning requires a 20 foot front setback. The TIBDM also requires that at least one building entry be oriented towards a public street. One of the building's entrances will face towards International Blvd. C. Street Corners D. Continuity of Site with Adjacent Sites The site is located at the corner of International Blvd and S. 152 Street. However, the building is not being constructed along the corner. The proposed site layout is very similar to the current layout of the site. The existing site, like the proposed layout has the building in the middle of the site with parking to the north and south. The shape of the lot makes it very difficult to locate a building at the intersection of International Blvd and S. 152 Street. The TIBDM seeks to have projects maintain a visual and functional continuity between the proposed development and adjacent and neighboring properties. This can be done through the use of setbacks, building massing, circulation, and landscaping. The site has 350 feet of frontage along International Blvd. The applicant will install Type I landscaping along International Blvd. The front landscaping includes six flowering pear trees and an assortment of shrubs and grass. The design of this site is consistent with the design of the KFC fast food restaurant located at 15036 Tukwila International Blvd. In 2003, the existing Burger King was demolished and replaced by a KFC restaurant which was subject to design review approval (L03 -011). The KFC site, like the McDonald's site utilized a plaza area along International Blvd/TIB. The setbacks for the KFC are near identical to the setback for the proposed McDonald's restaurant. The TIBDM encourages joint access points and pedestrian connections to adjacent properties. There are no opportunities to incorporate shared access points into the design of the site. However, there is the possibility to have a pedestrian connection to the Sound Transit site to the southeast of the project site. Sound Transit will be utilizing this property for overflow parking for their light rail station located to the south of Southcenter Blvd. The B. Miles Page 6 03/20/2008 H:\Developments\McDonalds \des staff report2.doc • • F. Site Design for Safety applicant's site plan proposes a pedestrian connection from the McDonald's property to the Sound Transit site. The City is attempting to coordinate with both McDonald's and Sound Transit the specifics of the proposed pedestrian connection. E. Shared Facilities The TIBDM encourages applicants to utilize shared facilities such as common building walls, shared driveways, landscaping or other shared facilities. Sound Transit will be doing site improvements along the southern edge of the applicant's property. These site improvements require the construction of an eight foot tall retaining wall which will be directly along the applicant's property. The applicant's landscaping on the south property line will assist in screening the retaining wall from view. III As noted, there will be four pedestrian walkways located on the property. Only three of the pathways will likely be used by customers. One of the pedestrian connections along International Blvd will extend through the bypass lane located in the front of the building. The bypass lane will utilize concrete to set it apart from the surrounding asphalt. Additionally, two vehicular aprons will be located at the entrance and exit of the bypass lane. These two components will assist motorist in recognizing that they need to slow down when using the bypass lane. The pedestrian walkway will be stamped concrete which will clearly distinguish the pedestrian crossing from the surrounding drive lane. Four bollards will be located at the pedestrian path that extends through the bypass lane. The pedestrian connection from the north will extend from the public sidewalk to the pedestrian plaza. This connection will extend through a drive lane and will also be stamped concrete. The third pedestrian connection will extend from the Sound Transit parking lot and will also extend through the drive lanes. Stamped concrete will be used to distinguish the pedestrian walkway from the surrounding asphalt. The applicant has provided a lighting plan for the proposed project. A total of 12 B. Miles Page 7 03/20/2008 H:\Developments \McDonalds \des staff report2.doc • G. Siting and Screening of Service Areas freestanding light poles' will be located on the site. The applicant has not specified a color for the lights. The color of the lights should be consistent with the color scheme of the building. Additionally, light from the street lights along International Blvd will also extend onto the applicant's property. There will also be several lights located on the building exterior which will provide lighting near entrances, the plaza area, and service doors. As noted, the City of SeaTac provided comments regarding the traffic flow on the project site (See Attachment E1.1, City of SeaTac Comment Letter). SeaTac noted, "The area around the North driveway on International Blvd. is still extremely busy with entering and exiting the site, exiting the drive through, and cutting across in between the building and International Blvd. to get back to the South parking lot and drive through ". The City, working with the applicant has attempted to address this concern. The site plan originally called for two way traffic in the lanes of the north parking lot. The proposed site plan calls for the north parking lot to have one way drive lanes. By utilizing one way driving lanes, potential traffic conflicts are minimized. Along the northeast corner of the parcel an enclosure will be constructed to screen the trash compactor and cardboard recycling container from view. The enclosure will comply with the City's setback requirements. Landscaping is proposed along the south, east, and north elevations of the enclosure to assist in screening the enclosure from view. The enclosure walls will be 7 feet 10 inches tall. The walls will be constructed with 8" CMU walls and will have a stucco finish to match the restaurant building. A galvanized metal door will be used to provide access to the enclosure. A small pedestrian pathway will connect the dumpster enclosure to the main building. The restaurant will not have a loading dock or any other outdoor storage facilities. H. Natural Features and Sensitive Areas The existing site is highly vegetated with existing trees and other plantings. The applicant will retain a significant number of trees as part of the redevelopment project. The trees that are to be retained are located along the east property line, between the subject property and the adjacent apartment building. These trees provide a good screen between the two uses. A concern with retaining these trees is that during construction the roots of the trees could be damaged and lead to the death of the trees. The applicant is also going to transplant some of 1 The model number proposed by the applicant is RSB- RCS /L. The model comes in three colors, dark bronze, black, and white. B. Miles Page 8 03/20/2008 H: \Developments \McDonalds \des staff report2.doc • the Flowering Plum trees on the site. I. Stormwater Detention Facilities The applicant will utilize a below grade stormwater facility for the project. J. Pedestrian Circulation As noted pedestrian walkways will be provided on the site. Two of the pedestrian walkways will be located along International Blvd and will connect to the restaurant via the plaza area. A third pedestrian walkway is proposed between the applicant's property and the adjacent Sound Transit parking lot. A fourth walkway is proposed between the restaurant and the dumpster enclosure. This walkway will primarily be used by employees. As is encouraged by the TIBDM, the walkways will be constructed from a material which will be distinct from the surrounding drive path. A plaza area will also be located in the front of the building directly adjacent to International Blvd. K. Pedestrian Amenities L. Vehicular Circulation K Parking The site will feature a large plaza area in the front of the building. This plaza area will serve pedestrians who may utilize the site. Tables and benches will be located within the plaza area. Landscaping will also be used to augment the pedestrian environment. The plaza area will sit slightly higher than the surrounding parking and driving area. See the response in item A "Site Design Concept" for a detailed response to vehicular circulation. Per the City parking regulations the proposed use is required to be parked at one stall for every 50 square of usable floor area. Usable floor area is defined as "[T]hat part of the floor area of any structure which is actually used from time to time for any commercial purposes, such as sales area, display area, walkway or storage area. Parking calculation shall not include common corridors designed for the circulation of people at non - retail establishments, restrooms, elevator shafts and stairwells at each floor, mechanical equipment rooms or attic spaces and exterior covered loading docks (TMC 18.060.863) ". B. Miles Page 9 03/20/2008 H: \Developments \McDonalds \des staff report2.doc • Using the above definition it was determined that the proposed use had a usable floor area of 2,987 square feet. Thus the site is required to have 60 stalls. The site plan provided as Attachment B shows a total of 67 stalls. Staff is recommending that four parking stalls along the northeast corner of the property be removed in order to provide required landscaping. This would leave the site with a total of 63 parking stalls, three more than what is required by the TMC. As required by the TMC, bicycle parking will be located within the pedestrian plaza. II. Building Design A. Architectural Concepts The proposed McDonald's building represents the new "store brand" for the McDonald's Corporation. The building is smaller than the existing building on the site, however a newer building can operate more efficiently and thus less space is needed. The mass of the building to the site is relatively small. The floor area ratio for the site is .0601. Most of the building does not exceed 18 feet in height. The play area, located in the front of the building will be approximately 21 feet tall. The proposed restaurant is shorter than most single family homes. The small mass of the building contributes to a "neighborhood" feel for the building. The building's main focal point is the front facade which will face International Blvd. As noted, the building is slightly taller in the front; this feature allows the building to be more prominent along International Blvd. B. Architectural Relationships This is the third fast food site within the TIB Corridor to undergo a major renovation in the last five years. In 2003 KFC redeveloped the old Burger King site at 15036 TIB and Jack in the Box made major improvements at the old KFC site at the NW corner of S. 144`" St and TIB. The McDonald's project includes several elements which were also present with those other two projects. These elements include tower elements which provide prominence to the sites and the use of awnings to highlight entrances and to provide visual accents to the projects. • 2 Floor area ratio or FAR is the total square footage of a building divided by the total area of the property. For this project the building square footage is 4587 and the site area is 76,230 square feet. B. Miles Page 10 03/20/2008 H: \Developments \McDonalds \des staff report2.doc • C. Building Elements, Details, and Materials As noted the building is focused towards International Blvd and thus most of the building's elements and details are located in the first half of the building. The design of the building utilizes several awnings in the front of the building. These awnings assist in reducing the mass of the building and provide horizontal modulation. An awning is also being utilized at the main entrance along the southern portion of the building which will help customers identify the entrance to the building. Aluminum trellises extend around most of the building. These trellises provided vertical modulation to the building's design and will also provide weather protection for customers using the drive through window. Large windows have been provided in the front of the building. These windows will allow people in the restaurant to view outside, provide light within the building, and provide transparency along the City street. A roof cap element is provided along the west facade, facing International Blvd, a smaller cap element is provided at the building's south entrance and another cap element is provided on the tower element on the north elevation. These elements provide visual interest to the • building. The driving force for the choice of materials for the site is durability. The current building on the site has been in operation for over 40- years. It is anticipated that this building will also be in operation for almost 40- years. The building's exterior finishes must be easy to clean, paint, and if necessary replace. The building's primary exterior finish is stucco. Stacked stone is utilized beneath the windows in the front of the building. D. Pedestrian Oriented Features The TIBDM defines a pedestrian - friendly facade as those that feature one or more of the following elements: a. Transparent window area or window displays along at least half the length of the ground floor facade. b. Sculptural, mosaic, or base - relief art work along at least half the length of the ground floor facade. c. At least 500 SF of pedestrian oriented space located along or adjacent to the public or private sidewalks(s), for every 100 linear feet of ground facade that face the public street(s). d. Other measures that meet the intent of the criteria, as approved in conjunction with the overall design review approval. B. Miles Page I I 03/20/2008 H:\Developments \McDonalds \des staff report2.doc II • • Large windows will be utilized in the front of the building. These windows will provide transparency along International Blvd. The building will also utilize a trellis and canopies as pedestrian oriented features. However, the main pedestrian feature being provided as part of this project is the pedestrian plaza along International Blvd. This area will include tables and benches for pedestrians. Stacked stone is also being used as a base around the windows in the front of the building. E. Mechanical Equipment All mechanical equipment will be located within the building. There will be several vents and exhausts on the roof of the building, however, the height of the building's parapet will conceal those features from view. All utility vaults and meters will be flush mounted with the ground and not exposed. III. Landscape Design A. Landscape Design The current landscaping on the site is non - conforming. Under TMC 18.70.090 (B) the landscaping on the site must be brought up to current standards since the proposed work has triggered design review. The perimeter landscaping requirements in the Regional Commercial zone are as follows: Front and Second Front - -- -Ten feet of Type I landscaping Side Ten feet of Type 1I landscaping since the site is within 50 feet a property zoned High Density Residential The purpose of Type I landscaping is "to enhance Tukwila's streetscapes, provide a light visual separation between uses and zoning districts, screen parking areas, and allow views to building entryways and signage (TMC 18.52.030 (A) (1)) ". The TMC notes the purpose of Type II landscaping is to "...enhance Tukwila's streetscape, provide a moderate visual separation between uses and zoning districts, screen blank walls and parking areas, and allow views to building entryways and signage (TMC 18.52.030 (B)(1)) ". Since the site is a corner lot it is considered to have two fronts. The main front will be from International Blvd while S. 152 " Street will be considered a 2 front. The applicant has proposed to install ten feet of Type I landscaping. There will be a break in the landscaping directly in front of the building. The TIBDM allows for landscaping waivers when a project provides pedestrian amenities, in this case the proposed pedestrian plaza (p.8). B. Miles Page 12 03/20/2008 H: \Developments\McDonalds \des staff report2.doc • • The landscaping along International Blvd will include a total of six Flowering Pear trees. Shrubs proposed to be planted along International Blvd include, Arborvitae, New Zealand Hair Sedge, Fountain grass, and Glossy Abeila. Lowfast Cotoneaster and Kinnikinnick will be used as groundcover in the front of the building. Seasonal plantings are also proposed in several areas within the pedestrian plaza. Along S. 152 Street two Flowering Pear trees will be located within a ten foot landscaped area. A mixture of shrubs and ground cover will be planted along S. 152 Street. Along the east property line, ten Douglas Firs will be planted. Additionally, existing trees along the east property line will be retained. The area of landscaping along the east property line exceeds the City's minimum ten foot requirement. The site will also feature a mixture of shrubs and groundcover. Lawn in the form of sod will also be utilized in various spots along the east property line. The applicant's plans show four parking stalls in a location that is required to have perimeter landscaping. As noted, when design review is triggered the site must fully comply with the City's landscaping requirements. Planning staff is suggesting that these parking stalls be removed and landscaping added to meet the City's code requirements. The site will still be above the City's minimum parking requirements. Seven American Hornbeam trees @ and seven Douglas Firs will be located along the south property line. A mixture of shrubs and groundcover will also be located along the south property line. The area being landscaped exceeds the City's minimum dimensional requirements. Additional trees and ground cover will be planted within the parking area. TMC 18.52.035(4) requires that each parking stall be located within ten stalls or 100 feet of a landscaped area. The applicant's site layout generally complies with this requirement. However, one of the parking areas to the south includes 11 stalls before being separated with a planting area. Given that the applicant will be exceeding the City's landscaping requirements on the site, staff proposed that the Planning Commission grant an exception to this requirement. Landscaping is also being utilized to assist in screening the drive through from view. The applicant is proposing to relocate several of the existing plum trees on the site to a landscaped area north of the drive through windows. Additionally, Glossy Abelia a shrub is proposed along the drive through window. The idea of this landscaped area is to provide a partial screen of the drive through window. B. Miles Page 13 03/20/2008 H:\Developments \McDonalds \des staff report2.doc • • B. Planting Design IV. Signs CONCLUSION The applicant has selected tree and shrub species that are native to the Pacific Northwest and that are drought tolerant. Additionally, many of the mature trees on the site will be retained. The applicant has proposed two wall signs as the main signs for the proposed building. One wall sign will be located on the south elevation. The second sign will be located on the north elevation. The signs appear to meet the City's sign area restrictions found in TMC 19.32. A separate permit is required for those signs. There will be three internal informational signs located directly along International Blvd and S. 152 Street to assist motorists in identifying the ingress /egress points for the site. TMC 19.22 regulates the placement of internal informational signs. Under TMC 19.22.020 the message of the sign is limited to that information necessary to convey the required message in as brief of manner as possible. However, the signs may not be used for advertising, thus the signs cannot say McDonald's or feature the McDonald's logo. These signs are limited to a total height of five feet and sign area cannot exceed four square feet. There will be several other signs on the property, including additional informational signs and the menu boards for the drive through window. However these signs are not subject to the City sign code since they will not be discernable from City streets or adjacent properties (TMC 19.12.010). It should be noted that as part of this project the applicant will be removing a large non- conforming freestanding sign. The removal of this sign will significantly improve the appearance of the TIB corridor and will promote a more pedestrian friendly environment. I. Site Design A. The proposed site design is appropriate for the functional needs of the proposed use. The site design will allow cars and pedestrians to utilize the site in a orderly manner. There should be no impacts to adjacent City streets or adjacent properties. B. The proposed site design promotes ease of use, comfort, and safety for employees and visitors to the site. B. Miles Page 14 03/20/2008 H: \Developments \McDonalds \des staff report2.doc • • C. D. E. F. G. II. Building Design IV. Signage The project will provide a "distinct" edge along International Blvd. This edge is similar to the KFC site further north along TIB. The proposed location of the dumpster enclosure allows it to be adequately screened from view from adjacent public right of ways and properties. The proposed use will enhance pedestrian circulation to and from the site. The applicant is proposed two public pedestrian pathways along International Blvd and one which will connect to an adjacent public property. The site will have no shared circulation areas or parking with neighboring commercial properties. However, there are practical considerations for why shared facilities can not be accommodated with the proposed project. Parking on the site is more than adequate for the proposed use. A. The proposed building design is consistent with other similar redevelopment along TIB. The building takes advantage of its prominent location by incorporating unique and distinctive architectural features. The project will also add visual interest and identifiable elements to the streetscape. B. The building utilizes durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. C. The applicant has adequately screened from view all roof top mechanical equipment. III. Landscape Design A. The plant material selected for the site will be harmonious with the choice of colors for the buildings on the site. B. The added landscaping will significantly improve the urban environment along this portion of International Blvd. A. The proposed signage is compatible with the proposed building design. The signs appear to meet the City's sign code requirements. B. Miles Page 15 03/20/2008 H: \Developments \McDonalds \des staff report2.doc lb • • RECOMMENDATIONS Staff recommends approval of the Design Review application with the following conditions: 1. Prior to issuance of a Certificate of Occupancy the applicant shall have and lot consolidation approved by the City of Tukwila and recorded with King County. 2. Prior to issuance of a Certificate of Occupancy the applicant shall provide sufficient proof that the City of SeaTac has granted permission to pay a fee in lieu of for frontage improvements. 3. All trees on the site shall be permitted to achieve their maximum height. Pruning of trees shall be limited to the removal of hazardous or dead branches or if the pruning is done with the purpose of allowing the trees to fully mature. Topping the trees in order to provide better visibility for the building or signage shall not be permitted. 4. The light fixtures within the parking area shall be dark bronze in color. 5. The four parking stalls identified as 64, 65, 66, and 67 shall be removed and a ten foot perimeter landscaping planter shall be added around the full edge of the property. The landscaping planted in this area shall meet the City's type II landscaping requirements and be approved by the Director. 6. The Director shall approve the final design of the three internal informational signs. The signs must have a design and utilize color(s) which are consistent with the building's design and color scheme. B. Miles Page 16 03/20/2008 H: \Developments\McDonalds \des staff report2.doc • • • • Project Site Attachment A 111■1111111•11 75ft N CityGIS Copyright 0 2006 All Rights Reserved. The information contained herein is the proprietary property of the contributor supplied under license and may not be approved except as licensed by Digital Map Products. Page 1 of 1 (, • • March 19, 2008 D.R. STRONG CONSULTING ENGINEERS City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 Re: Tukwila McDonald's To Whom It May Concern: Engineers PlarnrP: This letter is in support of the Tukwila McDonald's project in regards to the DRB review. The applicant of the Site, also known as Tax Parcel Numbers 0043000096, 0043000080 and 0043000090, located at 15210 Pacific Highway South in Tukwila, Washington, is proposing to redevelop the existing improvements. Site work will involve removing all existing improvements and replacing them with new paving and a new restaurant building. Per the City's Design Review Requirements, a supporting letter outlining the proposal is required. Our response to the outline is as follows; 1. Site Design . a. Site Design Concept . The building is designed to have the front face International Boulevard. Vehicular circulation is primarily circular in a counter - clockwise direction around the building and clockwise in the northern portion, with an emphasis on exiting the Site by either the northern driveway on International Boulevard for northbound traffic and South 152 Street for southbound traffic. b. Relationship to Street Frontage The City of Sea -Tac as part of a larger improvement project will provide frontage improvements along International Boulevard. A 10' landscape buffer will be provided between all rights -of -way and the building. Due to the orientation of the lot, the building will be located in the center of the Site and face east west. This will put the drive -thru away from International Boulevard, improving the overall appearance of the Site. No parking is provided between the building and International Boulevard. Pavement treatment and plaza areas provided at the southwestern corner of the building provides an inviting entrance from International Boulevard. Pedestrian walkways will be clearly delineated and channeled to specific locations to minimize any pedestrian /vehicular conflicts. c. Street Corners The City of Sea -Tac as part of a larger improvement project will provide frontage improvements along International Boulevard. d. Continuity of Site with Adjacent Sites The proposed building will be in tune with surrounding like structures. There are several single -story fast -food restaurants north of the Site. This proposal is similar in nature to Attachment C Project No. 07052 !-): I! ' , • • City_ of Tukwila , March 19, 2008 Page 2 of 7 g. the other surrounding structures. The building and signage will be of appropriate scale matching surrounding properties. Landscaping will be provided through the use of a solid screen separating the future Sound Transit Parking Lot and the adjacent apartment structure from the Site. The street frontages will have the required 10 -foot buffer and planted with materials suitable for providing a visual separation between the street and the building, while maintaining adequate visibility for law enforcement. Vehicular circulation and access will account for the high volumes of traffic that exists on International Boulevard. Primary traffic will be from the southerly entrance. This entrance will provide direct access to the drive -thru. Drive -thru traffic may have the option of exiting through the northern driveway on International Boulevard, or may exit onto South 152 Street during periods of high traffic volumes to ease in left turn movements. A bypass lane is located adjacent to the drive -thru for vehicles in the southerly parking area seeking use of the stoplight on South 152 " Street. Vehicles that enter from either the north entrance or from South 152 Street can enter the drive -thru via the one -way drive aisle on the West Side of the building. Delivery trucks will enter the Site from the northbound lane on International Boulevard via the southerly driveway and exit the Site via the northern driveway for northbound traffic, and South 152 " Street for southbound traffic. A pedestrian link between the Sound Transit Parking lot and the redesigned McDonalds Parking lot has been proposed to provide a link between the two high -use Sites. e. Shared Facilities The Site has a pre- existing parking easement with the adjacent property located in the northeastern corner of the Site. f. Site Design Safety Pedestrian access to the building is limited through the entry plaza. This will funnel pedestrian to a concentrated area reducing the number of pedestrian conflicts through the Site. The separate pedestrian access from the park and ride will utilize the parking lot islands as both a shelter and limit the distance directly through the parking lot that pedestrians must travel. The scale of the Site allows for all vehicles to be observed from the street, in an effort to maximize security. No parking is in a hidden or unexposed area. Adequate lighting to achieve a safe and searcher Site will be installed. This will include lower level lighting within the parking lot, and higher level at the entrances and drive - thru. Street lighting will be installed by the City of Sea -Tac. The landscaping will utilize materials and be installed at distances to ensure light fixtures will not be interfered with once plants reach full maturity. Siting and Screening of Service Areas The proposed structure does not have a loading dock, but it does have a trash /storage yard. This will be located near the rear of the property and will be walled and gated. The trash corral's building materials and siding will match the building to provide • • Cit■ of Tukwila March 19, 2008 Page 3 of 7 J. continuity between structures. In addition, a solid vegetative screen will be provided around the corral to provide additional screening. All Site furnishings will be suitable for - high use and all weather types. Benches and tables, and bicycle racks will be made of powder- coated metals to ensure longevity and prevent abuse by vandals. h. Natural features and Sensitive Areas The Site is relatively flat, with increasing slopes near the southern property line. The Site does not have any notable existing topographic features or critical areas. Landscape treatment will be provided to put focus on the building's entry and pedestrian access from International Boulevard, and away from the parking areas. Surface Storm water Detention Facilities This Project will provide water quality through the use of catch basin filter cartridges. Stormwater detention will be provided by an underground storage chamber facility that will also try to maximize any opportunity for infiltration. Per discussions with City of Tukwila engineers, since this Site is a redevelopment and not significantly increasing impervious areas, this Site would have been exempt from detention requirements. However, the City recently revised their flow control basins and reassigned this Site to be of a higher flow control. As a compromise between the two, it was agreed that this Site would detain the difference between a Level -1 flow control facility and a Conservation Area (also known as a Level II facility). Pedestrian Circulation All plazas and entrances will meet all applicable ADA requirements. The Plaza connection to International Boulevard from the building will not exceed 5 percent. While impractical to make the sidewalk connection to the Sound Transit Parking Lot and the Site's. parking lot be less than 5 percent, efforts will be made to keep the grades as minimal as possible. The Site does have a very short length of frontage on South 152 Street. Since this frontage is so short, and the net difference in length of walk to the building entrance is insignificant, a second pedestrian access from the building to 152n Street be provided by delineating an on -site pedestrian crossing near the north entrance to the sidewalk in International Boulevard. These two access points will reduce the amount of uncontrolled pedestrian crossings, emphasize the strong entry focal points, and most importantly, reduce the amount of unnecessary impervious area, promoting both better visual opportunities and environmental health. k. Pedestrian Amenities A plaza area will be provided from International Boulevard to the building to both emphasize a strong focal point at the building entrance, and also provide an outdoor area to congregate in a safe and visually secure area. Tables and or .benches will be provided in this area. To better identify the location where pedestrians cross the westerly drive aisle, the plaza area has been designed to channel pedestrians to one specific point delineated by a change in pavement materials and the use of truncated domes. In addition, the use of vegetation and bollards will prevent vehicles from entering the pedestrian plaza area. I. Vehicular Circulation Vehicular circulation and access will account for the high volumes of traffic that exists on International Boulevard. Primary traffic will be from the southerly entrance. This • • City of Tukwila March 19, 2008 Page 4 of 7 entrance will provide direct access to the drive -thru. Drive -thru traffic may have the option of exiting through the northern driveway on International Boulevard, or may exit onto South 152 Street during periods of high traffic volumes to ease in left turn movements. A bypass lane is located adjacent to the drive -thru for vehicles in the southerly parking area seeking use of the stoplight on South 152 Street. Vehicles that. enter from either the north entrance or from South 152 Street can enter the drive -thru via the one -way drive aisle on the West Side of the building. Delivery trucks will enter the Site from the northbound lane on International Boulevard via the southerly driveway and exit the Site via the northern driveway for northbound traffic, and South 152 Street for southbound traffic. Primary pedestrian access is provided directly from the sidewalk in International Boulevard, this will localize the majority of pedestrian crossing to one location, thus reducing the amount of pedestrian /vehicular conflicts. The pedestrian connection from the building to the Sound Transit parking lot will have one straight connection and utilize parking islands as a pedestrian shelter, reducing the amount of pedestrian conflicts. m. Parking The Site has a pre- existing parking easement with the adjacent property located in the northeastern corner of the Site. 2. Building Design a. Architectural Concepts The proposed structure will be consistent with similar types of fast -food establishments and have all of the required elements needed for buildings of this nature such as dri■e - thru signage. b. Architectural Relationships The proposed building will be in tune with surrounding like structures. There are several single -story fast -food restaurants north of the Site. This proposal is similar in nature to the other surrounding structures. c. Building Elements, Details, and Materials The main entrance and front facades are oriented in a position to provide an inviting and appealing entry from International Boulevard. Architectural elements such as columns, doors and windows will all be of scale and proportion to the size of the structure. The building will utilize materials consistent with current standard building practices and meet all minimum ASTM standards. Low level accent lighting is provided to wash the walls for increased security and to highlight architectural elements. d. Pedestrian - Oriented Features The Site design exceeds the Pedestrian Friendly Facade through the use of a pedestrian- oriented space. There is approximately 40 feet of building facing international boulevard, and approximately 130 feet of building that faces 152 Street (though the building is setback from the 152 Street by over 175 or more feet). This would require 1,000 square feet of "Pedestrian Oriented Space ". The current proposal • • • City of Tukwila March 19, 2008 Page 5 of 7 includes 1,941 square feet of seating plazas facing International Boulevard at the southwestern entrance. This concrete paved area includes seating which exceed the minimum of 2 feet of seating for every 60 feet of plaza space. Site furnishings will include both tables and or benches. The tables will be equipped with removable umbrellas. All furnishings will be of suitable material to ensure durability against weather and vandals, and match the architectural appearance of the structure. All lighting in these areas will exceed the minimum 2 -foot candles required for spaces such as these. Landscape treatment in this area will provide a visual separation between International Boulevard, but be of sufficient height to maintain visibility for law enforcement. In addition to the plaza area directly in front of the building, additional plaza area extends southwest of the building in a radial pattern creating a visual link from the building plaza areas to the sidewalk in International Boulevard. The Site design also meets the Pedestrian Friendly Facade through the use of transparent window area. The northern elevation has floor to ceiling windows, and the western elevation also includes large window areas. Building elements will all be of suitable scale to ensure that attention is drawn to certain focal points such as building entrances and the drive -thru, without overpowering the audience and distracting the viewer from the overall building composition. Building signage and detail elements will be of a scale suitable to make them easily identifiable without becoming visually distracting. Modulation of the building's elevation will provide a visually appealing facade. This will include recessed window treatment, articulation of building walls through varying heights. All building materials and site furnishings will be of suitable materials to ensure the highest quality visual appearance over time. e. Mechanical Equipment All mechanical equipment is located within the building and out of view. All utility vaults and meters will be flush with ground and not exposed. 3. Landscape Design a. Landscape Design The Site does not have any significant existing topographic features. All plazas and entrances will meet all applicable ADA requirements. The Plaza connection to International Boulevard will not exceed 5 percent. While impractical to make the sidewalk connection to the Sound Transit Parking Lot and the Site's parking lot be less than 5 percent, efforts will be made to keep the grades as minimal as possible. Landscape treatment near the entrance will emphasize focus on the primary entrances via radial patterns both in pavement treatment and in planting arrangements. b. Landscape Planting • City of Tukwila March 19, 2008 Page 6 of 7 • All shrub and tree plantings shall be located a minimum of 2 feet behind the curb to protect from vehicular overhangs. Plant selection will be more herbaceous in nature near parking to promote regeneration, should the plantings become damaged. The landscape near the southern property line will be coordinated with improvements made by Sound Transit construction activities. 4. Signs a. Sign Concept Site signage will be of modest scale so as not to impose over the building or any other surrounding signs. The signs will be installed in accordance with all City standards. All branding signs such as logos will be located on the building. No overhead signs will be used. b. Sign Placement All branding signage will be located on the building. Additional directional signage is primarily centered around vehicular circulation. Vertical directional signs will be placed at all entrances and directing traffic to the drive -thru. Additional directional arrows and striping will be panted to the drive aisles. Adequate landscaping will be installed at the base of the signs to help screen them, but not obscure the actual signs themselves. c. Sign Design The signs will be of high quality plastics and metals, able to withstand use consistent with developments of this type. The Site signage will be internally illuminated and or have low -level uplighting to ensure visibility at night. 411 5. Consistency with Adopted Plans and Regulations (TMC 18.100.030) This proposal is consistent with the City of Tukwila Municipal Code and Comprehensive Plan in that it meets or exceeds all required setbacks, buffers and will provide all necessary civil improvements consistent with developments in the vicinity. All minimum standards for construction, safety and design will be adhered to, and all standard construction practices will be followed for during construction. This proposal does not propose any known impacts to critical or environmentally sensitive areas. The design of the structure is consistent with surrounding properties and will improve the overall aesthetic feel along the overall streetscape. All efforts to meet ADA requirements will be adhered to. Comprehensive Plan Policies Related to Design Review A. All Commercial Areas The history of this are has been one of consistent use since the area was settled. Over time International Boulevard has become a very busy center of business and commerce. With the development of Sea -Tac International Airport, a demand was created for service related industries such as fast -food restaurants. The reconstruction of this restaurant will keep in line with the historical use of the Site. The proposed structure will utilize vegetative screening to provide visual separation between adjacent uses. This will be in the form of a solid screen to the south and west. Adequate lighting will provided for added safety and security with higher emphasis on building • • City of Tukwila March 19, 2008 Page 7 of 7 entrances. To maximize opportunities for pedestrian traffic, a separate sidewalk will be provided to the Sound Transit Parking lot to the south, linking this Site to regional transportation. Should you have any questions regarding this issue, please do not hesitate to contact me. Sincerely, D. R. STRONG Consulting Engineers Inc. Travis W. Price, ASLA Landscape Architect/Sr. Design Engineer /Wetland Ecologist TWP /sjw T :107101070521DRB Letter - revised.doc • FRONT ELEVATION • NON DRIVE-THRU ELEVATION DRIVE-THRU ELEVATION ur REAR ELEVATION TUKWILA, WA • • • T SOUNDTRANSIT February 12, 2008 0 Mr. Brandon J. Miles City of Tukwila Planning Department of Community Development 6300 Southcenter Boulevard, Suite # 100 Tukwila, WA 98188 Dear Mr. Miles: Sincer,6ly. Terry Bel Link Li: t Rail Permit Manager (206) 398 -5237 C: Ginger Ferguson, Gordon Wellwood, Rod Kempkes, LDCC (CM 1430; C759) Sound Transit Comments Regarding File Numbers E07 -019 & L07 -091 • Sound Transit respectfully submits the following comments related to City of Tukwila file numbers E07 -019 and L07 -091 for the proposed McDonald's restaurant project: 1. From a transit supportive perspective for a use within a quarter mile of a light rail station, the design of the expansion of the McDonald's site misses a significant opportunity to create a more pedestrian friendly environment and devote less square footage of the site to auto access. At a minimum the drive -thru return drive situated between the sidewalk and the store entrance should be eliminated; parking should be angled with traffic moving in one direction instead of the numerous bi- directional flows which causes the patrons who park and walk up to look both ways before crossing the parking lot for their own safety. 2. While Sound Transit has had recent discussions with McDonald's and the City regarding a potential pedestrian pathway connecting the north park- and -ride lot of the Tukwila/International Boulevard Station to the McDonald's site, to date Sound Transit has not received a proposal from McDonald's as to the extent of changes they would like to make to the design of the Sound Transit park- and -ride lot. Thus, the pathway indicated on the McDonald's site plan appears to "dead end" at the back fence of the Sound Transit park- and -ride lot and serves no useful purpose. 3. The design of the proposed frontage improvements along International Boulevard should be coordinated with the utility undergrounding and street lighting work that Sound Transit is currently contracted to perform on behalf of the City of SeaTac. Please contact Tom Gut, City Engineer, City of SeaTac. If you have any questions regarding this request, please contact me immediately at the number listed below. Central Puget Sound Regional Transit Authonty • Union Station 401 S Jackson St , Seattle, WA 981042826 • Reception' (206) 398 -5000 FAX: (206) 398 -5499 www.soundtransit.org BOARD CHAIR Greg Nickels Seattle Mayer BOARD VtCB CHAIRS Aaron Reardon ShOhbrni h County Executive Claudiathomas Lekel,k ddCouncilmember BOARD MEMBERS Julie Anderson Tecohla Mundlfriember Mary ..Alyce Burlelgh Kirkland Councilmember Fred Butler Issaquah Deputy Ceuncil President Doan Constantine King County Council Vial Chair Dave Endow SurnnerMeyor Paula J. Hammond, P.E. Washington State Secretary of Transportation John W Ladenburg Pierce County Executive Connie Marshall Bellevue Councilmember Richard J. McIver Seattle Councirnember Julia Patterson King County Council Chair Larry Phillips King County Councibnember Paul Roberts Everett Coun €ilrnember Ron Sims King County Executive Peter von Reichbauer King County Counddnember CHIEF EXECUTIVE OFFICER Joni Earl Mayor Ralph Shape Deputy Mayor Gene Fisher Councilmembers Chris Wythe Terry Anderson Tony Anderson Joe Brennan Mia Gregerson February 13, 2008 Brandon Miles Senior Planner City of Tukwila 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 "The Hospitality City" PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION RECEI FEb (11SYUUb DEVE L CGP �,.. City Manager Craig R. Ward Assistant City Manager Tina J. Rogers City Attorney Mary E. Mirante Bartolo City Clerk Kristina Gregg RE: McDonald's Design Review and SEPA Application Dear Brandon, The Engineering Division has reviewed your submittal and has the following comments: 1. The project shall install half street improvements (per SeaTac Municipal Code 13.200.010) along its frontage of International Blvd. (SR99) to consist of but not limited to sidewalks, curbs, gutters, street paving, traffic signalization, water mains, drainage facilities, sanitary sewers, all improvements required by any applicable ordinance and all necessary appurtenances. Such off-site improvements (except traffic signalization systems) shall extend the full distance of the real property to be improved upon and which adjoins property dedicated as a public street. Traffic signalization off -site improvements shall be installed pursuant to the provisions of all applicable ordinances. The project applicant may request deferral of improvements Title 14.10 if the SeaTac Municipal Code. This could be a covenant, bonding, security in lieu of bond, or payment of the frontage improvements costs per linear foot to a project fund that includes the improvements that are required. 2. The access points have been discussed on previous occasions and they look to be what has been discussed. 3. We commented on the possible conflict between the exiting vehicle from the drive through and the vehicles entering the site from the North drive off of International Blvd. previously. The site plan was adjusted so that the vehicle leaving the drive through must make a couple of turns before heading for said North exit to International Blvd. The area around the North driveway on International Blvd. is still 4800 South 188th Street • SeaTac, WA 98188 -8605 City Hall: 206.973.4800 • Fax: 206.973.4809 • TDD: 206.973.4808 • www.ci.seatac.wa.u;. Attachment E 1.1 • • Z DI -213 Page 2 of 2 • Sinc • extremely busy with entering and exiting the site, exiting the drive through, and cutting across in between the building and International Blvd. to get back to the South parking lot and drive through. Thank you for the opportunity to comment on this project. Dixie ' allenberger, P. E. Engineering Technician Supervisor cc: file Florendo Cabudol, P.E. F File Number: E07 -019 Applied: 12/18/2007 Issue Date: 03/12/2008 Status: APPROVED cation of Proposal: Address: Parcel Number: Section/Township/Range: • City oPfukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Fax: 206 - 431 -3665 Web site: http://www.citukwila.wa.us DETERMINATION OF NON - SIGNIFICANCE (DNS) nlicant: TRAVIS PRICE Lead Agency: City of Tukwila dption of Proposal: mald's Corporation has requested to demolish the existing 4,974 square foot restaurant at 15210 national Blvd and replace it with a new 4,587 square foot building with associated parking. itional work includes demolishing the existing trash enclosure and the freezer building both of ;h are located on the east property line. Additional work includes: Upgrading and relocation of a utilities; installation of a grease trap; and installation of frontage improvements both on rnational Blvd and S. 152nd Street. 15210 TUKWILA INTERNATIONAL BL TUKW 0043000090 determined that the proposal does not have a probable significant adverse impact on the environment. An environmental thas atement (EIS) is not required under RCW 43.21c.030(2) (c). This decision was made after review of a completed environmental and other information on file with the lead agency. This information is available to the public on request. s DNS is issued under WAC 197 -11- 340(2). Comments must be submitted by 3 I f (i . The lead agency will not act this proposal for 14 days from the date below. ■,,/ 0 , 31ialoo v f � , . - a o le • � , cial Date 0 S • ! thcenter Blvd :wile, WA 98188 3)431 -3670 r appeal shall be linked to a specific governmental action. The State Environmental Policy Act is not intended to create a cause of action elated to a specific governmental action. Appeals of environmental determinations shall be commenced within the time period to meal the governmental action that is subject to environmental review. (RCW 43.21C.075) Attachment F • File Number: E07 -019 Applied: 12/18/2007 Issue Date: 03/12/2008 Status: APPROVED :ation of Proposal: Address: Parcel Number: Section/Township/Range: City o�ukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206 - 431 -3670 Fax: 206 -431 -3665 Web site: http://www.ci.tukwila.wa.us DETERMINATION OF NON - SIGNIFICANCE (DNS) nlicant: TRAVIS PRICE Lead Agency: City of Tukwila ciption of Proposal: maid's Corporation has requested to demolish the existing 4,974 square foot restaurant at 15210 national Blvd and replace it with a new 4,587 square foot building with associated parking. Itional work includes demolishing the existing trash enclosure and the freezer building both of ;h are located on the east property line. Additional work includes: Upgrading and relocation of utilities; installation of a grease trap; and installation of frontage improvements both on xnational Blvd and S. 152nd Street. 15210 TURVVILA INTERNATIONAL BL TUKVV 0043000090 R has determined that the proposal does not have a probable significant adverse impact on the environment. An environmental t atement (EIS) is not required under RCW 43.21c.030(2) (c). This decision was made after review of a completed environmental • t and other information on file with the lead agency. This information is available to the public on request. 4 DNS is issued under WAC 197 -11- 340(2). Comments must be submitted by his proposal for 14 days from the date below. 31a012 • . The lead agency will not act `i ll� i a I vo t E P. . _ ; • o le • vial Date r of a D S • 1 thcenter Blvd wila, WA 98188 1)431 -3670 appeal shall be linked to a specific governmental action. The State Environmental Policy Act is not intended to create a cause of action slated to a specific governmental action. Appeals of environmental determinations shall be commenced within the time period to eal the governmental action that is subject to environmental review. (RCW 45.21C.075) Attachment F File Number: Applied: Issue Date: Status: - �l icant: TRAVIS PRICE :anon of Proposal: Address: Parcel Number: Section/Township /Range: cP. po le r of � _ a 0 S • thcenter Blvd wile, WA 98188 3)431 -3670 City of'Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206 - 431 -3670 Fax: 206 -431 -3665 Web site: http: / /www.ci.tukwila.wa.us DETERMINATION OF NON - SIGNIFICANCE (DNS) E07 -019 12/18/2007 03/12/2008 APPROVED Lead Agency: City of Tukwila dption of Proposal: maid's Corporation has requested to demolish the existing 4,974 square foot restaurant at 15210 national Blvd and replace it with a new 4,587 square foot building with associated parking. itional work includes demolishing the existing trash enclosure and the freezer building both of I are located on the east property line. Additional work includes: Upgrading and relocation of e utilities; installation of a grease trap; and installation of frontage improvements both on rnational Blvd and S. 152nd Street. 15210 TUKWILA INTERNATIONAL BL TUKW 0043000090 statement (EIS) is not required under RCW 43.21c.030(2) (c). This decision was made after review of a completed environmental r cklist and other information on file with the lead agency. This information is available to the public on request. s DNS is issued under WAC 197 -11- 340(2). Comments must be submitted by 31 AO 13 this proposal for 14 days from the date below. . The lead agency will not act - gltaloo cial Date appeal shall be linked to a specific governmental action. The State Environmental Policy Act is not intended to create a cause of action elated to a specific governmental action. Appeals of environmental determinations shall be commenced within the time period to eal the governmental action that is subject to environmental review. (RCW 4 Attachment F -+licant: TRAVIS PRICE :ation of Proposal: Address: Parcel Number: Section/Township /Range: cP - p le rof •a 0 S • i � thcenter Blvd wile, WA 98188 5)431 -3670 • File Number: Applied: Issue Date: Status: 0 1 City of'Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Fax: 206 - 431 -3665 Web site: http: / /www.ci.tukwila.wa.us E07 -019 12/18/2007 03/12/2008 APPROVED 15210 TUKWILA INTERNATIONAL BL TUKW 0043000090 DETERMINATION OF NON - SIGNIFICANCE (DNS) Lead Agency: City of Tukwila dption of Proposal: maid's Corporation has requested to demolish the existing 4,974 square foot restaurant at 15210 national Blvd and replace it with a new 4,587 square foot building with associated parking. Itional work includes demolishing the existing trash enclosure and the freezer building both of ;h are located on the east property line. Additional work includes: Upgrading and relocation of e utilities; installation of a grease trap; and installation of frontage improvements both on xnational Blvd and S. 152nd Street. III1K has determined that the proposal does not have a probable significant adverse impact on the environment. An environmental tatement (EIS) is not required under RCW 43.21c.030(2) (c). This decision was made after review of a completed environmental st and other information on file with the lead agency. This information is available to the public on request. a DNS is issued under WAC 197 -11- 340(2). Comments must be submitted by 3.1 aCI I .2 his proposal for 14 days from the date below. . The lead agency will not act 3 /�a lOb' Date appeal shall be linked to a specific governmental action. The State Environmental Policy Act is not intended to create a cause of action elated to a specific governmental action. Appeals of environmental determinations shall be commenced within the time period to eal the governmental action that is subject to environmental review. (RCW 4 Attachment F rack P amity of � a 3300 S • thcenter Blvd ['ukwila, WA 98188 :206)431 -3670 • File Number: Applied: Issue Date: Status: Apk:licant: TRAVIS PRICE Location of Proposal: Address: Parcel Number: Section/Township/Range: City St Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Fax: 206 - 431 -3665 Web site: http://www.ci.tulcwila.wa.us DETERMINATION OF NON - SIGNIFICANCE (DNS) E07 -019 12/18/2007 03/12/2008 APPROVED 15210 TUBWILA INTERNATIONAL BL TURW 0043000090 Lead Agency: City of Tukwila Description of Proposal: McDonald's Corporation has requested to demolish the existing 4,974 square foot restaurant at 15210 International Blvd and replace it with a new 4,587 square foot building with associated parking. Additional work includes demolishing the existing trash enclosure and the freezer building both of which are located on the east property line. Additional work includes: Upgrading and relocation of some utilities; installation of a grease trap; and installation of frontage improvements both on International Blvd and S. 152nd Street. The City has determined that the proposal does not have a probable significant adverse impact on the environment. An environmental Sic act statement (EIS) is not required under RCW 43.2 lc.030(2) (c). This decision was made after review of a completed environmental Mist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued under WAC 197 -11- 340(2). Comments must be submitted by 51 AO [ 3 . The lead agency will not act on this proposal for 14 days from the date below. al 3/10110e Date kny appeal shall be linked to a specific governmental action. The State Environmental Policy Act is not intended to create a cause of action inrelated to a specific governmental action. Appeals of environmental determinations shall be commenced within the time period to appeal the governmental action that is subject to environmental review. (RCW 45.21C.075) Attachment F rj SP• 1,4,7,', SW 1 4 SEClION 22, TOWNSHIP 23 N, RANGE 14, W.M. 11.3 ILA MaDO ALD'S 3 1 `c;"*.nSgaVe_4;7i1 .. 3 c a . W " ' iitgangling ingengeMinr WTI .01.11.1 g rO NDI £Wald rm.L -2A Im NON 0.1011.2 - 12 No m.,..N„ a.0.1 eL.,.ala .0 I- of (rtl1a.KlC rtleiMN11.3 'LV.e eoLLV.aH •01 40IlV/113 rQIKL 3A «1 NOIlVA - 1 -LNOLLA 7.1.0/8114a N I VW lv — asm. aNlo,w ,. ;.,X7 $ Q a CV 1 �_ _ rwn , sal T/ltM1lnLG Pr. WW1 onswys maw) sow In. 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I rs a :$ — 14., c . ••4•, [ IA VW FRONT ELEVATION NON DRIVE-THRU ELEVATION •••f ••••'4;, ',..-••I›,-‘ • • DRIVE-THRU ELEVATION REAR ELEVATION TUKWILA, WA TUK McDONA D'S LAYOUT AND PLANTING PLAN (PRELIMINARY) • w •,• x:•?i PIE •.•,:• iRT T• •∎• • I. :�TiTi7�` wT T }ili.T _ m ,:rte Most of the Inteutaatio id Trai4sit the south eso TAU connection d Sound Trait. ro @la a constacuction eas line. eiiiii ent MeDataa d s lat Ded©I An TO: McDonald's Restaurant, Applicant Robert Comiskey, Owner King County Assessor, Accounting Division Washington State Department of Ecology City of SeaTac Sound Transit • • NOTICE OF DECISION This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L07 -091 Applicant: McDonald's Restaurant Type of Permit Applied for: Design Review Approval (Public Hearing) Project Description: The applicant has submitted a design review application and a SEPA application to demolish the existing restaurant on the site and construct a new 5,100 square foot restaurant with associated parking and landscaping. Location: 15210 International Blvd Associated Files: E07 -019 (SEPA Review) Comprehensive Plan Regional Commercial (RC) Designation/Zoning District: H. DECISION March 31, 2008 SEPA Determination: The City SEPA Responsible Official has: determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non-Significance (DNS), or Type 4 Permit (except shoreline CUP) Initials Page 1 of 3 02/23/2007 12:50:00 PM P:\Planning Forms\Notice of Decision\NOD Type 4 permit.doc Decision on Substantive Permit: The City Board of Architectural Review has determined that the application for design review does comply with applicable City and state code requirements and has approved that application based on the findings and conclusions contained in the staff report, subject to any conditions which are set forth in the Decision. The project is subject to the following conditions: • • 1. Prior to issuance of a Certificate of Occupancy the applicant shall have and lot consolidation approved by the City of Tukwila and recorded with King County. 2. Prior to issuance of a Certificate of Occupancy the applicant shall provide sufficient proof that the City of SeaTac has granted permission to pay a fee in lieu of for frontage improvements. 3. All trees on the site shall be permitted to achieve their maximum height. Pruning of trees shall be limited to the removal of hazardous or dead branches or if the pruning is done with the purpose of allowing the trees to fully mature. Topping the trees in order to provide better visibility for the building or signage shall not be permitted. 4. The light fixtures within the parking area shall be dark bronze in color. 5. The four parking stalls identified as 64, 65, 66, and 67 shall be removed and a ten foot perimeter landscaping planter shall be added around the full edge of the property. The landscaping planted in this area shall meet the City's type II landscaping requirements and be approved by the Director. 6. The Director shall approve the final design of the three internal informational signs. The signs must have a design and utilize color(s) which are consistent with the building's design and color scheme. 7. If the pedestrian connection cannot be successfully negotiated with Sound Transit for the southeast corner of the applicant's property, the Director shall determine the appropriate treatment for this area. 8. Evergreen plantings shall be extended along the east property line for the length of the apartment building. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 4 decision pursuant to Tukwila Municipal Code 18.104.010. Other land use applications related to this project may still be pending. One administrative appeal to the City Council of the Board of Architectural Review Decision is permitted. No administrative appeal of a DNS or an EIS is permitted. 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. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Board of Architectural Review decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 days of the issuance of this Decision, that is by April 14, 2008. Type 4 Permit (except shoreline CUP) Initials Page 2 of 3 02/23/2007 12:50:00 PM P:\Planning Forms\Notice of Decision\NOD Type 4 permit.doc 1. The name of the appealing party. • The requirements for such appeals are set forth in Tukwila Municipal Codel 8.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee as listed in the current fee schedule. V. APPEAL HEARINGS PROCESS The City Council hearing regarding the appeal shall be conducted as a closed record hearing before the based on the testimony and documentary evidence presented at the open record hearing conducted by the Board of Architectural Review the City Council decision on the appeal is the City's final decision. Any party wishing to challenge the City Council decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the City Council decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. Contact e -Zing Cou 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 for further information. Property owners affected b ] this decision may request a change in valuation for their property tax purposes. Department of Community Development City of Tukwila ' Office for further information regarding property tax valuation changes. Type 4 Permit (except shoreline CUP) Initials Page 3 of 3 02/23/2007 12:50:00 PM P:\Planning Forms\Notice of Decision\NOD Type 4 permit.doc Was mailed to each of the addresses listed on this / day of din the year 20 OF( Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION I ,� 6v HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Pkt Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt Project Name: / Notice of Action Planning Commission Agenda Pkt Official Notice Project Number: Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit /ALI ` i Notice of Application for Shoreline Mgmt Permit _ - FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 9 8111 Person requesting mailing: Other / w 2e_d./6 /oy) Was mailed to each of the addresses listed on this / day of din the year 20 OF( Project Name: / Project Number: L07- - v g I Mailer's Signature: /ALI ` i Person requesting mailing: pr r C.l /j(9 ,,(2 / V G 12 Was mailed to each of the addresses listed on this / day of din the year 20 OF( ( ) U.S. ARMY CORPS OF ENGINEERS ( ) FEDERAL HIGHWAY ADMINISTRATION ( ) DEPT OF FISH & WILDLIFE ( ) OFFICE OF ARCHAEOLOGY ( ) TRANSPORTATION DEPARTMENT ( ) DEPT NATURAL RESOURCES ( ) OFFICE OF THE GOVERNOR () DEPT OF COMM. TRADE & ECONOMIC DEV. ( ) DEPT OF FISHERIES & WILDLIFE () BOUNDARY REVIEW BOARD ( ) FIRE DISTRICT #11 ( ) FIRE DISTRICT #2 ( ) K.C. WASTEWATER TREATMENT DIVISION •( ) K.C. DEPT OF PARKS & REC K.C. ASSESSOR'S OFFICE ( ) TUKWILA SCHOOL DISTRICT ( ) TUKWILA LIBRARY ( ) RENTON LIBRARY () KENT LIBRARY ( ) CITY OF SEATTLE LIBRARY ( ) QWEST ( ) SEATTLE CITY LIGHT ( ) PUGET SOUND ENERGY ( ) HIGHLINE WATER DISTRICT () SEATTLE WATER DEPARTMENT () COMCAST () KENT PLANNING DEPT ( ) TUKWILA CITY DEPARTMENTS: () PUBLIC WORKS () FIRE () POLICE () FINANCE () PLANNING () BUILDING () PARKS & REC. () MAYOR () CITY CLERK () PUGET SOUND REGIONAL COUNCIL ( ) SW K C CHAMBER OF COMMERCE ( ) MUCKLESHOOT INDIAN TRIBE ( ) CULTURAL RESOURCES PROGRAM** ( ) FISHERIES PROGRAM'* ( ) WILDLIFE PROGRAM '"'Send SEPA Checklist and full set of plans w/ NOA ( ) SEATTLE TIMES () SOUTH COUNTY JOURNAL P:\ADMINISTRATIVE \FORMS \CHECKLIST.DOC CHECKLIST: ENVIRONMENTAL REVIEW /SHORELINE PERMIT MAILINGS FEDERAL AGENCIES WASHINGTON STATE AGENCIES KING COUNTY AGENCIES SCHOOLS /LIBRARIES UTILITIES CITY AGENCIES OTHER LOCAL AGENCIES MEDIA ( ) U.S. ENVIRONMENTAL PROTECTION AGENCY () U.S. DEPT OF H.U.Q. () NATIONAL MARINE FISHERIES SERVICE () DEPT OF SOCIAL & HEALTH SERV. ( ) DEPT OF ECOLOGY, SHORELAND DIV, NW Regional Office () DEPT OF ECOLOGY, SEPA DIVISION* ( ) OFFICE OF ATTORNEY GENERAL * SEND CHKLIST W/ DETERMINATIONS * SEND SITE MAPS WITH DECISION () HEALTH DEPT ( ) PORT OF SEATTLE ( ) K.C. DEV & ENVIR SERVICES -SEPA INFO CNTR () K.C. TRANSIT DIVISION - SEPA OFFICIAL () K.C. LAND & WATER RESOURCES ( ) FOSTER LIBRARY () K C PUBLIC LIBRARY ( ) HIGHLINE SCHOOL DISTRICT () SEATTLE SCHOOL DISTRICT () RENTON SCHOOL DISTRICT ( ) OLYMPIC PIPELINE ( ) VAL -VUE SEWER DISTRICT ( ) WATER DISTRICT #20 ( ) WATER DISTRICT #125 ( ) CITY OF RENTON PUBLIC WORKS () BRYN MAWR - LAKERIDGE SEWERNVATER DISTRICT () RENTON PLANNING DEPT -NkCITY OF SEA -TAC ( ) CITY OF BURIEN ( ) TUKWILA PLANNING COMMISSION MEMBERS ( ) TUKWILA CITY COUNCIL MEMBERS ( ) CITY OF SEATTLE - SEPA INFO CENTER - DCLU ( ) STRATEGIC PLANNING OFFICE* * NOTICE OF ALL SEATTLE RELATED PLNG PROJ. () DUWAMISH INDIAN TRIBE* ( ) P.S. AIR POLLUTION CLEAN AGENCY OUND TRANSIT () UWAMISH RIVER CLEAN -UP COALITION* * SEND NOTICE OF ALL APPLICATIONS ON DUWAMISH RIVER ( ) HIGHLINE TIMES ( ) CI.TUKWILA.WA.US.WWW N N Mr. Travis Price DR Strong Engineers 10604 NE 38 PL Kirkland, WA 98033 Mr. Doug Bates Area Construction Manager McDonald's Northwest Region 12131 113th Avenue NE, Suite 103 Kirkland, WA 98034 Mr. Terry Beals Sound Transit 401 S. Jackson St. Seattle, WA 98104 -2826 V Mr. Dixie Hallenberger City of SeaTac 4800 S. 188 St SeaTac, WA 98188 -8605 • Jaimie Reavis - Cornmisioner Peterson a L07 -091 (Miles) ce notice comments /questions for 3/27/ 1) Traffic Circulation - -> Are the one way internal drives (front/west and rear /east) wide enough to accommodate Fire Truck, Delivery semi - truck - trailer, vistor /guest larger vehicle (RV, car /horse trailer) etc, if required to handle that kind of traffic (might not be required if suitable clearence in north and south lots along with signage)? 2) Building Modulation - -> There seems to be a lack of vertical and horizontal modulation along the north and south sides of the building. The elevations (attachment D) do show some texture /color changes and canopies. The drive through side (north) appears to be "softened" /screened and /or modulated to some degree by trees shown in the landscaping plan (attachment B, sheet L2.1), but they all appear to be deciduous Plum trees that would lose their leaves during the winter. The south side appears to have much less vegetation /screening /modulation and due to the new building orientation of being perpendicular to TIB, it may be more visible to northbound traffic on TIB than the previous building orientation. Any thoughts? 3) Scale of building - -> My first impression is that this is the type of "stealth" design that would be what you would try to incorporate adjacent to single family residences. Is it the proper scale, considering what the Seatac folks presented for what they had planned across TIB to the west and current (and future due to light rail station) multistory/multifamily in the vicinity of the project? 4) Lighting for pedestrian connection to Sound Transit overflow lot - -> It seems like I read in the staff report that mature trees were being preserved along the east edge of the property to protect (light, noise, etc ? ? ?) the apartments along that edge of the property. When the final design comes in for this pedestrian connection (southeast corner of site), will it be lit with lighted path bollards versus overhead lights to keep light from shining into those apartments on the east side? Lynn Peterson ublic Hearing Jaimie Reavis - Commisioner Petersolikance notice comments /questions for 3/ Public Hearing From: "Peterson, Lynn E" <lynn.e.peterson©boeing.com> To: "Wynetta Bivens" <wbivens @ci.tukwila.wa.us> Date: 03/26/2008 12:51 pm Subject: Commisioner Peterson advance notice comments /questions for 3/27/08 Public Hearing CC: <bmiles©ci.tukwila.wa.us>, " Jaimie Reavis" <Jr... Wynetta, in the event that I don't have the right email address for Jamie and /or Brandon, could you forward this to them (or their backup presenters) so they have a chance to think about these items prior to the 3/27/08 public hearing in case I ask questions along the lines of these topics. I'll caveat my comments with the fact that I have only reviewed the data packet once very quickly last night after stopping by the post office to pick up my mail on the way home from a long drive from the Oregon Coast, so the comments will be pretty jumbled. As usual with my comments, no response requested /required from staff prior to the hearing, I just want to give them a heads up on potential questions they may have to field from me. L07 -084 (Reavis) 1) Building Orientation - -> Looking at the rendering of the building (attachment C) and the site plan (attachment B, shhet A -2), it appears that the "back" of the building is facing the trail /park. While the "back" looks okay and is probably driven by facing the prominent building features toward the intersection of Tukwila Parkway and Andover Park East, would it have made more sense to orient the "back" of the building toward the big mound of dirt forming the ramp up of Tukwila Parkway to the 1 -405 overpass? This back facing north orientation would seem to make the building more presentable to the trail and with store fronts to the south it may have provided a muffling of noise pollution from 1 -405 to the north. Also with regard to orientation, I thought we were trying to get folks to move buildings closer to the street like on the Wig Property project, although admittedly we have plenty of recent proposals where we have allowed parking between the street and the building. Also, moving the building to the northwest corner of the site, would have allowed it to be set back farther from the river, which I had the impression was a good thing. 2) Is restaurant usage supported by design - -> The reason I ask, is that it seems like we want to encourage usage of the bike /pedestrian path along the river. I would think that path /trail users may want refereshments and /or use of restroom facilities that are normally found in restaurants or small coffee shops. On a bicycle, it isn't too far north to Fort Dent and Fun Center or Bicentennial Park to the south and fast food along the interurban trail to the east, but by foot it is a ways to go. The ability to support a future tenant like a ice cream or coffee shop may encourage trail use by pedestrians. 3) Housing near river - -> I have it stuck in my mind that we were trying to encourage housing in the TUC especially along the river, of which this project includes none. Could you set me straight if I am confused about this goal. 1 • Brandon Miles - Fw: Ped link between Sound Transit From: <doug.bates @us.mcd.com> To: <bmiles @ci.tukwila.wa.us> Date: 03/21/2008 10:14 AM Subject: Fw: Ped link between Sound Transit CC: <travis.price @drstrong.com> Brandon, Sound Transit does not want to participate with this ped linkage. It is not McDonald's responsibility nor cost to change their drawings to make this happen as I have previously conveyed to them. We have at our cost and I might add much attempted effort attempted to get Sound Transit to meet us at the property line with a solution. They have been and continue to be unwilling to participate. They continue to hang their hat on the assumption that they already have a permit without this obligation. If this is true they will not do anything unless directed by the City of Tukwila. If this is not the case as you suggested the other day, then I would make it a condition of their permit approval. Otherwise we will consider this issue done and no linkage will be built on our site. If they continue to install a fence, building improvements to the property line from our side only puts McDonald's at too much potential liability risk, and I have been directed from our legal department to remove our planned improvements without simultaneous participation by Sound Transit. Please give me a call to discuss if necessary. Doug Bates Area Construction Manager McDonald's Northwest Region 12131 113th Avenue NE, Suite 103 Kirkland, WA 98034 Direct: 425 - 242 -2411 Cell: 425 - 577 -0415 Fax: 425 - 242 -2498 VM: 425 - 242 -2499 doug.bates @us.mcd.com Forwarded by Doug Bates /mcd /us on "Kempkes, Rod" <rod.kempkes @soundtransit.org> 03/21/2008 09:49 AM • Page 1 of 8 03/21/2008 10:02 AM To <doug.bates @us.mcd.com> cc "Lewis, Ron" <ron.lewis @soundtransit.org >, "McGhee, Leonard" < Ionard .mcghee @soundtransit.org >, "Kirkpatrick, f1P-HC \Tlnri,mantc anti CattinRC \ Rranrinn_M \T \Tamn \YA(:rn \a /;on \i171 Q A Q nZ /1,1 /')nnQ Doug, Rod Please feel free to call me if you have any questions. Rod Kempkes, P.E. Senior Civil Engineer Sound Transit Link Light Rail 401 S. Jackson Street Seattle, WA 98104 -2826 206 - 398 -5374 New email address: rodkempkes @soundtransit.org From: Kempkes, Rod Sent: Monday, March 10, 2008 5:08 PM To: 'doug.bates @us.mcd.com' Scott" <scott.kirkpatrick @soundtransit.org >, "Sheehy, Stephen" <stephen.sheehy @soundtransit.org> Subject RE: Ped link between Sound Transit Sound Transit has reviewed your proposal for a pedestrian linkage between your McDonald's restaurant site and the north parking lot of the new Link light rail station. Without an offer from McDonald's to fund the the full cost of the pedestrian linkage, including the your proposed modifications to Sound Transit's currently approved and permitted design, Sound Transit cannot support your proposal at this time. Page 2 of 8 Sound Transit is making very significant public infrastructure investments along both International Boulevard and Southcenter Boulevard /South 154th Street, such as new sidewalks, street trees, street lighting, utility undergrounding, bike lanes, and other public improvements which will greatly enhance the accessibility by pedestrians and bicyclists to your property and other properties in the vicinity of the new Link light rail station. fila• / /r'• \Tlnrnmantc and Qattincre \Rrang1nn_M \T (Non] Caftinne \Tamrs \YPf Q Q A Q A Q 111/1A /111114 Subject: RE: Ped link between Sound Transit Sound Transits €TMs Transit Oriented Development Committee will be reviewing this proposal on March 19. That will be the earliest date that an official Sound Transit response can be returned to you. Please call if you have any questions. Doug, Rod Rod Kempkes, P.E. Senior Civil Engineer Sound Transit Link Light Rail 401 S. Jackson Street Seattle, WA 98104 -2826 206 - 398 -5374 New email address: rod.kempkes @soundtransit.org • • From: doug.bates @us.mcd.com [mailto:doug.bates @ us.mcd.com] Sent: Friday, March 07, 2008 11:22 AM To: Kempkes, Rod Cc: bmiles @ci.tukwila.wa.us; travis.price @drstrong.com Subject: RE: Ped link between Sound Transit Page 3 of 8 Rod the plan you request that applies was cc'd to you and Brandon Miles by Travis Price on 2/28/07 @ 9:28am. I have attached another copy . As stated in my letter if this is not the best connection point for your plan we are flexible to re align but quick feedback is requested as we are working towards our final plan submittal for the end of next week. Please give me a call or email with any questions. Thank you, Doug Bates Area Construction Manager McDonald's Northwest Region 12131 113th Avenue NE, Suite 103 Kirkland, WA 98034 f IP•//rArinnnmante onrl CPttinRQ \RYOni'lnn_A/r \T nrol Cotfir,rrc \Tom,-. \YDI= ,- n111;a . \ TQl Q A Q nV11A 11nn4 Direct: 425 - 242 -2411 Cell: 425 - 577 -0415 Fax: 425 - 242 -2498 VM: 425 - 242 -2499 doug.bates @us.mcd.com "Kempkes, Rod" <rod.kempkes @soundtransit.org> 03/07/2008 09:36 AM Doug, Please attach your proposed plan for the pedestrian connection on ST property to your hard copy letter. Thanks, Rod Rod Kempkes, P.E. Senior Civil Engineer Sound Transit Link Light Rail 401 S. Jackson Street Seattle, WA 98104 -2826 206 - 398 -5374 New email address: rod.kempkes @soundtransit.org • • Page 4 of 8 To <doug.bates @us.mcd.com> cc Subject RE: Ped link between Sound Transit file•//C• \Tlnrnmentc and Cettinoc \Rranrinn -M \I nasal CPttinQC \Tomas \YPC.rr,UUica\d7Pl2 n2P')a /111 M Doug Bates Area Construction Manager McDonald's Northwest Region 12131 113th Avenue NE, Suite 103 Kirkland, WA 98034 Direct: 425 - 242 -2411 Cell: 425 - 577 -0415 Fax: 425 - 242 -2498 VM: 425 - 242 -2499 doug.bates @us.mcd.com 03/04/2008 04:55 PM • • From: doug.bates @us.mcd.com [mailto:doug.bates @us.mcd.com] Sent: Wednesday, March 05, 2008 3:20 PM To: Kempkes, Rod Cc: bmiles @ci.tukwila.wa.us; travis.price @drstrong.com Subject: RE: Ped link between Sound Transit Page 5 of 8 Rod, attached is my response to your request. Original to be mailed. Please review and call to discuss. "Kempkes, Rod" <rod.kempkes @soundtransit.org> To <doug.bates @us.mcd.com> cc Subject RE: Ped link between Sound Transit files•/ /r'• \nnr•iimantc anri Cattinrtc \Rranrinn_N/T \T n,al Cattinrre \Tamrs \VDC:rrAX /ien\/1 I Q A Q 111/1A /111A Q Doug, • • Please provide a written request to Sound Transit on your company letterhead that describes the following: • Background for the request • Anticipated benefits of the proposed pedestrian linkage to Sound Transit and its patrons • Statement of commitment by McDonalda €TMs to pay for expected costs to be incurred by Sound Transit in implementing this change to our current construction contract with SCI Infrastructure • Needed timeframe for response to this request from Sound Transit Thanks, Rod Rod Kempkes, P.E. Senior Civil Engineer Sound Transit Link Light Rail 401 S. Jackson Street Seattle, WA 98104 -2826 206 - 398 -5374 New email address: rod.kempkes ©soundtransit.org From: Travis Price [ mailto :travis.price @drstrong.com] Sent: Friday, February 29, 2008 9:28 AM To: Kempkes, Rod; doug.bates @us.mcd.com; Brandon Miles; Brandon Miles . Subject: Ped link between Sound Transit Page 6 of 8 All, Attached you will find a copy of the pedestrian link using factoring in Sound Transit's grading. The TC grades shown in the overflow parking lot were the ones provided by Sound Transit. Should Sound Transit need to lower, or we f la•nrATlnriimante and Cattin (rc \Rranrinn -AA \T nt.al Cattinrtc \Tamr, \YA(:,„ \I\lica \d'7R2Q A Q Ill Mdnnn52 Permits applied for include: • Design Review Approval • Development Permit March 13, 2008 CITY OF TUKWILA NOTICE OF HEARING PROJECT INFORMATION Project Number L07 -091 The City has received a development application from the McDonald's Corporation to construct a new 4587 square foot restaurant at 15210 Tukwila International Blvd. The existing building on the site will be removed and replaced with an updated building. The landscaping and parking on the site will also be updated. You are invited to comment on the project in writing before the meeting or at a public hearing scheduled for March 27, 2008 at 7:00 PM before the Board of Architectural Review. The hearing will take place at City Hall in City Council Chambers, 6200 Southcenter Blvd. To confirm the time and date before the hearing, call the Department of Community Development at 206 -431 -3670. For further information on this proposal, contact Brandon J. Miles at 206 -431 -3684 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. FILES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the permit counter of the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. • Project Site 150ft cityGIS Copyright 02006 All Rights Reserved. The information contained herein is the proprietary property of the contributor supplied under license and may not be approved except as licensed by Digital Map Products. Was mailed to ach of the addresses listed on this /2_ day of year 20 OA in the Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION I - ,/ I oxedahl HER G Jr HEREBY DECLARE THAT. k Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Pkt Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt Notice of Action Planning Commission Agenda Pkt )/'7 Official Notice Short Subdivision Agenda Notice of Application f 9/ Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 ie Other Was mailed to ach of the addresses listed on this /2_ day of year 20 OA in the Project Name: `/ )/'7 a j ' -- 77. Project Number: Z-0 7 — , f 9/ Mailer's Signature: ie Person erson requesting mailing: 4 1,�(,�// / /� /�,�, // 1 / Di Was mailed to ach of the addresses listed on this /2_ day of year 20 OA in the ( ) U.S. ARMY CORPS OF ENGINEERS ( ) FEDERAL HIGHWAY ADMINISTRATION ( ) DEPT OF FISH & WILDLIFE ( ) OFFICE OF ARCHAEOLOGY ( ) TRANSPORTATION DEPARTMENT ( ) DEPT NATURAL RESOURCES ( ) OFFICE OF THE GOVERNOR ( ) DEPT OF COMM. TRADE & ECONOMIC DEV. ( ) DEPT OF FISHERIES & WILDLIFE ( ) BOUNDARY REVIEW BOARD ( ) FIRE DISTRICT #11 ( ) FIRE DISTRICT #2 ( ) K.C. WASTEWATER TREATMENT DIVISION . 4 / 1 11( ) K.C. DEPT OF PARKS & REC XkK.C. ASSESSOR'S OFFICE ( ) TUKWILA SCHOOL DISTRICT ( ) TUKWILA LIBRARY ( ) RENTON LIBRARY () KENT LIBRARY ( ) CITY OF SEATTLE LIBRARY 4 4 ) QWEST EATTLE CITY LIGHT PUGET SOUND ENERGY (� WATER DISTRICT () SEATTLE WATER DEPARTMENT ( ) COMCAST ( ) KENT PLANNING DEPT ( ) TUKWILA CITY DEPARTMENTS: () PUBLIC WORKS () FIRE ( ) POLICE () FINANCE ( ) PLANNING () BUILDING () PARKS & REC. () MAYOR ( ) CITY CLERK CHECKLIST: ENVIRONMENTAL REVIEW /SHORELINE PERMIT MAILINGS ( ) PUGET SOUND REGIONAL COUNCIL N ) on SW K C CHAMBER OF COMMERCE UCKLESHOOT INDIAN TRIBE ( ) CULTURAL RESOURCES PROGRAM"' FISHERIES PROGRAM*' ( ) WILDLIFE PROGRAM "'Send SEPA Checklist and full set of plans w/ NOA ( ) SEATTLE TIMES ( ) SOUTH COUNTY JOURNAL P:\ADMINISTRATIVE \FORMS \CHECKLIST.DOC FEDERAL AGENCIES WASHINGTON STATE AGENCIES SCHOOLS /LIBRARIES UTILITIES CITY AGENCIES OTHER LOCAL AGENCIES MEDIA ( ) U.S. ENVIRONMENTAL PROTECTION AGENCY ( ) U.S. DEPT OF H.U.D. ( ) NATIONAL MARINE FISHERIES SERVICE ( ) DEPT OF SOCIAL & HEALTH SERV. ( ) DEPT OF ECOLOGY, SHORELAND DIV, NW Regional Office ( ) DEPT OF ECOLOGY, SEPA DIVISION* ( ) OFFICE OF ATTORNEY GENERAL ' SEND CHKLIST W/ DETERMINATIONS * SEND SITE MAPS WITH DECISION KING COUNTY AGENCIES HEALTH DEPT ORT OF SEATTLE ( ) K.C. DEV & ENVIR SERVICES -SEPA INFO CNTR ( ) K.C. TRANSIT DIVISION - SEPA OFFICIAL ( ) K.C. LAND & WATER RESOURCES ( ) FOSTER LIBRARY ( ) K C PUBLIC LIBRARY ( ) HIGHLINE SCHOOL DISTRICT ( ) SEATTLE SCHOOL DISTRICT ( ) RENTON SCHOOL DISTRICT . (() OLYMPIC PIPELINE (W + O VAL -VUE SEWER DISTRICT \ ( � ATER DISTRICT #20 ( WATER DISTRICT #125 CITY OF RENTON PUBLIC WORKS ( ) BRYN MAWR - LAKERIDGE SEWERNVATER DISTRICT `•` CITY OF SEA -TAC PLANNING DEPT ( )' .ITY OF BURIEN ( ) TUKWILA PLANNING COMMISSION MEMBERS ( ) TUKWILA CITY COUNCIL MEMBERS ( ) CITY OF SEATTLE - SEPA INFO CENTER - DCLU ( ) STRATEGIC PLANNING OFFICE' " NOTICE OF ALL SEATTLE RELATED PLNG PROJ. ( ) DUWAMISH INDIAN TRIBE* ) P.S. AIR POLLUTION CLEAN AGENCY OUND TRANSIT ( ) DUWAMISH RIVER CLEAN -UP COALITION* * SEND NOTICE OF ALL APPLICATIONS ON DUWAMISH RIVER ( ) HIGHLINE TIMES ( ) CI.TUKWILA.WA.US.WWW STAR B LLC DUMOVIC,HOSEPH L & GRACE A TENANT 24513 137TH AVE SE 27060 SE 196TH ST 3235 S 152ND ST KENT, WA 98042 MAPLE VALLEY, WA 98038 SEATAC, WA 98188 TENANT LOPEZ,JOSE MARTIN DUONG,HOA THI 3240 S 152ND ST 3248 S 152ND ST 3253 S 152ND ST SEATAC, WA 98188 SEATAC, WA 98188 SEATAC, WA 98188 TENANT TENANT KACZMARSKI,VERNON H 3261 S 152ND ST 3434 S 152ND ST 3459 S 152ND ST SEATAC, WA 98188 TUKWILA, WA 98188 TUKWILA, WA 98188 TENANT TENANT TENANT 3469 S 152ND ST 3480 S 152ND ST 3481 S 152ND ST TUKWILA, WA 98188 TUKWILA, WA 98188 TUKWILA, WA 98188 VIAYER,KARL R & DEBRA TENANT VESPER,HELEN LOUISE TRUST 3515 SW 170TH ST 3700 S 154TH ST 3705 S 152ND ST SEATTLE, WA 98166 TUKWILA, WA 98188 TUKWILA, WA 98188 TENANT TENANT TENANT 3707 S 150TH ST 3716 S 152ND ST 3721 S 152ND ST TUKWILA, WA 98188 TUKWILA, WA 98188 TUKWILA, WA 98188 TENANT TENANT KIM,CHUE 3722 S 154TH ST 3726 S 154TH LN 3730 CENTRAL ST SE TUKWILA, WA 98188 TUKWILA, WA 98188 OLYMPIA, WA 98501 3ELTZ,TED C FLORES,EULOJIO TENANT 3730 S 152ND ST 3731 S 152ND ST 3816 S 154TH LN TUKWILA, WA 98188 SEATTLE, WA 98188 TUKWILA, WA 98188 REGIONAL TRAN AUTH 101 S JACKSON ST SEATTLE, WA 98104 US BANK NA TR 701 CORPORATE CENTER DR NC4743 RALEIGH, NC 27607 KING COUNTY 500 K C ADMIN SEATTLE, WA 98104 HAWLEY ENTERPRISES INC PO BOX 1002 ENUMCLAW, WA 98022 BP WEST COAST PRODUCTS LLC 6 CENTERPOINTE DR LA PALMA, CA 90623 MAKO INVESTMENT LLC PO BOX 1072 MERCER ISLAND, WA 98040 SAETY,MARGARET FRANKLIN TRUST 10900 NE 4TH ST 1850 BELLEVUE, WA 98004 TUKWILA L L C 1201 3RD AVE 5400 SEATTLE, WA 98101 TENANT 15029 TUKWILA INTERNATIONAL BLVD SEATTLE, WA 98188 DESIMONE,LISA R 15036 INTERNATIONAL BLVD TUKWILA, WA 98188 VU,TUYET -MAI 15051 MILITARY RD S SEATAC, WA 98188 VEW HORIZONS GRP LLC C 0 FRED FOY II 1312 212TH AVE SE VIAPLE VALLEY, WA 98038 LAMB,MICHAEL B & SHERYL 10908 RAINIER AVE S SEATTLE, WA 98178 K & S DEVELOPMENTS LLC 1323 HARBOR_AVE SW SEATTLE, WA 98116 TENANT 15037 TUKWILA INTERNATIONAL BLVD SEATTLE, WA 98188 DESIMONE,FRANK SR FAMILY TRUST 15060 INTERNATIONAL BLVD TUKWILA, WA 98188 KI AMBASSADOR APARTMENTS LL1 11801 NE 48TH PL KIRKLAND, WA 98033 TENANT 15010 TUKWILA INTERNATIONAL BLVD SEATTLE, WA 98188 TENANT TENANT 15030 MILITARY RD S 15035 MILITARY RD S TUKWILA, WA 98188 SEATAC, WA 98188 ARIF,SAYED M 15047 MILITARY RD S SEATTLE, WA 98188 TENANT 15061 MILITARY RD S SEATTLE, WA 98188 TENANT TENANT TENANT 15201 MILITARY RD S 15210 PACIFIC HWY S 15211 PACIFIC HWY S SEATAC, WA 98188 TUKWILA, WA 98188 SEATAC, WA 98188 TENANT TENANT TENANT 15230 37TH PL S 15244 PACIFIC HWY S 15247 PACIFIC HWY S SEATTLE, WA 98188 TUKWILA, WA 98188 SEATAC, WA 98188 TENANT KANG,YONGSIN COMISKEY,ROBERT 15252 PACIFIC HWY S 1550 ALKI AVE SW 500 18161 NORMANDY TER SW TUKWILA, WA 98188 SEATTLE, WA 98116 NORMANDY PARK, WA 98166 VESPER,MERRILL K JAMAX ASSOCIATES LLC CPSRTA 18619 SE 346TH ST 18709 SE 44TH PL 201 S JACKSON ST AUBURN, WA 98092 ISSAQUAH, WA 98027 SEATTLE, WA 98104 SADR,ALI COMISKEY,ROBERT 2310 128TH AVE SE 245 SW 193RD PL BELLEVUE, WA 98005 NORMANDY PARK, WA 98166 WENDCO NW LTD PRTNRSHP '0 BOX 256 DUBLIN, OH 43017 CASHOk LLC 'O BOX 6423 3ELLEVUE, WA 98008 VIP 3614 LLC PO BOX 28 KIRKLAND, WA 98083 KEY BANK OF WASHINGTON PO BOX 560807 DALLAS, TX 75356 March 6, 2008 Brandon Miles City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 Re: Tukwila McDonald's Mr. Miles: D.R. STRON CONSULTING ENGINEERS Engineers Pl,lriner', 4iee ;IA „ MARo62t\ PERMIT CENTER Project No. 07052 This letter is in support of the Tukwila McDonald's project in regards to critical areas. After careful review of the comment letters dated February 13 and 15 Our responses are as follows: Public Works 1. Public Works has reviewed the plans and a separate comment memo is attached with this letter. Most of PW comments are informational and will need to be addressed prior to submitting for a building permit. However, the proposed location of the building might be encroaching into the 25 -foot stormwater and surface water easement (KC Recording #5533740). While it appears that the wall is outside of the easement, it is unclear if the foundation footings will extend into the easement area. Since this item may impact the location of the building it needs to be addressed as part of design review. The existing private 25 -foot storm drainage will be re- recorded as a 15 -foot public storm drainage easement. All remaining concerns are either addressed in the City of Tukwila response section below, or will be addressed at the time if Construction Plan review. 2. The proposed grease interceptor is being placed within the City's stormwater easement and must be relocated. The grease interceptor will be reconfigured to ensure that there is not any vertical clearance issues. This will be coordinated at the time of Construction Plan Review. Planning Division of DCD Frontage Improvements: 1. Frontage improvements are also required along S. 152 Street. Provisions for three, 12 foot traffic lands shall be made. The southwest corner of S. 152 Street intersection might need to be modified. Please coordinate with the City of Sea -Tac. The improvements for S. 152 Street are being coordinated with the city of Sea -Tac. Field measurements for the existing improvements appear to be in excess of 36 feet curb to curb. Curb improvements have been shown on our plans to be 18 feeli,frorn City of Tukwila March 6, 2008 Page 2of9 • • the centerline of the road to the face of curb (1/2 turn lane and one full width drive aisle). Final coordination will occur at the time of Construction Plan Review. Parking 1. The bicycle parking needs to be relocated to be closer to the entrance of the restaurant. Individuals coming off of Pacific Hwy will not see the bicycle parking in its current location. Additionally, bicyclist should be able to view their bike while they are inside. The bike racks have been relocated to near the southwestern entrance. 2. Pedestrian safety is a major concern for all proposed developments along TIB. Some type of connection needs to be provided to ensure that patrons using the north parking lot can safely reach the restaurant building. The current design has patrons crossing a drive path and the drive - through lane. The design of the parking area could also enhance.pedestrian safety. A sidewalk has been added from the north side of the building, crossing the drive aisle, and continuing northwesterly until it reaches the future sidewalk in International Boulevard. The asphalt will be stamped and delineated to identify where pedestrians will be crossing vehicular paths of travel. The required ADA route will be provided via the frontage sidewalk, through the plaza and into the building entrance. Site Design 1. What type of materials will be utilized for the pedestrian plaza areas? The pedestrian plaza will be concrete with the drive aisle portion in either asphalt or concrete. Cut sheets of the benches and bike racks have been enclosed with this resubmittal. 2. All pedestrian paths that extend through drive areas must utilize a material that is distinct from the surrounding drive path. The pedestrian path must also be slightly raised around the drive path. It is unclear from the plans if the pedestrian paths meet these requirements. Because the plaza links directly to the building through the drive aisle, and is the ADA accessible route from the street, the plaza will be flush with the drive aisle. To better delineate areas where there are pedestrian and vehicular conflicts, the location of where pedestrians cross the drive has been isolated. Truncated domes will delineate the transitions between plaza and drive. In addition landscaping and or bollards will buffer and serve to differentiate between plaza and drive aisles. 3. The area near the exit of the drive through appears to be a choke point for traffic on the site. Multiple drive points converge at this point. Staff has some suggestions on how to resolve this issue when we met on Thursday. City of Tukwila March 6, 2008 Page 3 of 9 • • Per staff recommendations, one -way circulation has been provided in the northern parking lot to reduce the number of convergent points. Landscaping 1. The landscaping plan conflicts with the civil plans provided for this project. For example, sheet SW1 of 1 shows a detector double check value where sheet L2.1 of 2 shows landscaping. Update the landscaping plan to show all intrusions which will be located within any landscaped area. Sheet L1 of 2 notes, that distance of four feet shall remain unclear around fire hydrants and other fire apparatus, update the plan to show the four foot area around all fire apparatus. The landscaping plan also conflicts with the light plan. The landscape plan has been revised to show all known conflicts with utilities. 2. The property is considered a corner parcel with a front along Pacific Hwy and a second front along S. 152 Street. The remaining setbacks are considered side setbacks. Complete Type 11 landscaping needs to be located along the south property line. The landscape plan has been revised to show a Type II landscape buffer along the south property line. 3. No legend is provided for the landscaping shown on sheet L2.1 of 2. While a "plant palette" is provided it is unclear where certain trees and shrubs will be planted. For the purpose of the DRB, it is intended that the landscape plan be somewhat conceptual. Additional notes have been added the better clarify what types of landscaping will be provided (e.g. evergreen /deciduous), however specific planting materials will be provided at the time of final construction plan approval. This is in an effort to minimize the amount of revisions resulting from utility coordination. 4. Explain why existing trees along the east property line cannot be retained and incorporated in the landscape design of the site. An apartment building is located to the east and these mature trees provide a good screen in lieu of removing the trees and replacing them with trees which might range in height from six to ten feet. The required grading activities necessary to construct the site improvements will likely compromise the health of the existing trees. The amount of earthwork along the southern property necessary to install the required detention facility will result in the elimination of several existing trees. The location of the trash yard will also require the elimination of some of the existing trees. The landscape drawing has been revised to show the retention of as many of the trees along the eastern property line as possible. It is noted that no surety to the survival of the existing trees will be provided nor shall be required due to the proximity of construction activities. In addition, select existing trees such as some of the plums, will be relocated onsite. City of Tukwila March 6, 2008 Page 4 of 9 • • 5. The landscaping plan puts a heavy emphasis on the use of lawn. The City has begun moving away from the use of lawn in landscaped areas. Lawn requires a considerable amount of water, fertilizer, and maintenance in order to remain attractive. Emphasis within the region is being placed on utilizing native vegetation which requires a minimum amount of water usage. Additional trees should also be added in some of areas which are currently proposed to have just lawn. The plans have been revised to reduce some of the lawn areas. Since this is a request and not a requirement, additional trees will not be provided in locations that will obscure the visibility of the new restaurant. 6. The lawn area north of the drive aisle should be enhanced with trees and shrubs in order to provide a semi- visual buffer for the drive - through. The lawn area north of the driveway has been redesigned to include the relocation of some of the existing plum trees. Signage 1. The signage shown on the elevations do not comply with the City's sign regulations. City code only permits two signs per site, either one wall sign or one freestanding and wall sign. The elevations on sheet A2.0 and A2.1 shows five wall signs. Revised elevations for the walls are included in this resubmittal package. 2. Show the location of any freestanding signs, including any small directional signs either along Pacific Hwy or S. 152 Street. These signs also need to be shown on the landscaping plan to ensure that there are no conflicts between proposed signage and landscaping (DRS Letter, dated January 7, 2008). The site plan has been revised to show the location of all freestanding signs and directional arrows. The landscape drawing has also been revised to clarify any potential conflicts with signage. Miscellaneous Comments 1. it is unclear from the plans if the existing fencing along the east and south property lines will remain. Please clarify. Also clarify, if the block wall located on the NE portion of the property will remain. If it is to remain the wall will need to be painted in order to be consistent with the colors of the building. The existing fencing and block wall along the east and northern property lines will remain. Sound Transit has plans to install a new wall along the southern property line. The existing fence along the southern property line may be removed as part of their improvements. City of Tukwila March 6, 2008 Page5of9 • • 2. Sheet C1 of 6 conflicts with DT1.0. DT1.0 shows a striped area along the drive through. Sheet C1 of 6 shows a drive lane with no additional striping separating the drive through from the drive lane. Sheet DT1.0 is a schematic of the Drive -Thru and is for reference purposes only. A note on the plans stating to refer to the Civil drawings for layout, which includes additional design features, is stated on the plans. 3. Provide the design and color for all light standards and fixtures for the site. Cut - sheets for the fixtures have been included with this submittal. 4. The trash enclosure appears to be too small to enclose a trash compactor and a cardboard recycling container. All garage and recycling facilities must be screened from view. The site currently has the cardboard recycling facility located outside of the trash enclosure. The trash yard has been enlarged to accommodate recycling facilities. 5. What happens to the oil from the deep fryers? There appears to be no collection area provided for the deep fryer oil. If a collection facility is provided it must be screened from view. Oil collection is provided within the building. Any disposal or storage that may happen outside of the building will be stored within the trash enclosure. 6. A trellis should be utilized along the north plaza area between the plaza area and the exit of the drive path. The trellis would provide some screening and semi - privacy for people using the plaza area. Additional landscape treatment will be provided near the drive -thru exit. The paved area on the north side of the building is only an entry portal and should not be considered part of the plaza area for the purpose of congregation. City of Tukwila Public Works 1. Clearly show City of Tukwila corporate boundaries with Sea -Tac, copy of assessors map attached. A highlighted copy of an assessor's map showing the boundary between the city of Sea -Tac and Tukwila has been enclosed with this submittal. The orange denotes the city limits line between Sea -Tac and Tukwila. The Site has been highlighted in yellow. City of Tukwila March 6, 2008 Page 6 of 9 2. The drawings and all utility features shall be accurately located in Washington State (grid) Coordinates, North Zone, using NAD 83/91 survey control and tied to any two City of Tukwila Horizontal Control Monuments. Elevations shall be NA VD 88. A copy of the revised topography map has been enclosed with this resubmittal. The plan has been corrected to meet city standards. 3. Submit copy of surveys listed under "NOTE" on sheet C1 of 6 including copy of property title report and recorded copies of all easements. Sheet C1 of 6 shows 2 diagonal overhead power lines, however, only one 10' electric transmission line easement is mentioned. Since Sea -Tac has future plans for power undergrounding in their right -of -way, applicant shall coordinate with City of Sea -Tac and the power company to make provisions for future undergrounding and at least provide adequate conduits to avoid new parking pavement disruption. 25' wide storm line easement recording no. 5533740 is only shown in E/W direction, however, the pipe system angles towards SE corner of the property. A copy of the revised topography map has been enclosed with this resubmittal. The 25' private storm drainage easement will be re- recorded as a 15 -foot public easement either as part of the construction plan review or as part of the final acceptance by the City. Coordination of the onsite power crossing is in progress with Seattle City light. These items will be coordinated with the construction plan submittal package. 4. Sheet C2 of 6 has symbols in TESC Legend table: 1- relocate utility, 2- remove storm drainage, however, it is unclear which utilities require relocation and which segments of storm drainage shall be removed. These items will be resolved at the time of Construction Plan review. 5. On Sheet C4 of 6 please mark with a different line weight segments of existing storm drainage pipes that shall remain. Trash enclosure requires a small CB and it shall be routed to sanitary sewer system via a grease interceptor. There does not appear to be sufficient fall to connect the trash yard drain to the proposed grease trap. An alternative of installing a P -Trap and an oil /water separator catch basin in conjunction with a maintenance agreement was proposed as a design alternative. This issue will be resolved /coordinated at the time of Construction Plan review. 6. On Sheet SW1 of 1 please show vertical clearances between existing 36" storm drainage line and proposed utilities. Grease interceptor shall be outside of the existing 25' wide drainage easement. City of Tukwila March 6, 2008 Page 7 of 9 • The 25' drainage easement will be re- recorded as a 15' public easement and the grease trap will be reconfigured to reduce any vertical clearance issues with the existing storm drainage system. 7. Frontal improvements along S. 152 Street are required. Provisions for three (3) 12' wide traffic lanes shall be made. SW corner of S. 152 Street intersection might need to be modified. Please coordinate with Sea -Tac. The improvements for S. 152 Street are being coordinated with the city of Sea -Tac. Field measurements for the existing improvements appear to be in excess of 36 feet from curb to curb. Curb improvements shown on our plans are 18 feet from the centerline of the road to the face of curb (1/2 turn lane and one full width drive aisle). Final coordination will occur at the time of Construction Plan Review. 8. A separate street illumination plan is needed for installation of one (1) street light on the south side of S 152 Street. Per Scott Bates, PW Street Department at (206)575 -3404, it can be powered from the NE corner of the intersection. Tukwila owns this light so it's feed can be used. An inventory of existing street lighting was taken and there appears to be existing street lights located at the both sides of the International Boulevard /152n Street intersection, and another located at the driveway directly across the street from the existing driveway onto S. 152 Street. In addition there is another street light approximately 60 feet from the northeast corner of the site, as well as a required onsite light pole approximately 25 feet from the requested location. With this many existing lights, it is our opinion that the addition of another light will result in unnecessary light pollution and not serve to better illuminate this intersection, especially given the proximity to existing residences directly adjacent to the site. This issue can be resolved at the time of Construction Plan review. 9. Please submit sizing calculations for detention and water quality. The detention and water - quality calculations will be provided as part of the Construction Plan review. 10. Please refer to attached mark -up for additional comments. The plan comments are noted and have either been addressed above or can be resolved as part of the Construction Plan Review. No action is necessary for the DRB resubmittal City of Sea -Tac Public Works 1. The project shall install half street improvements...along its frontage of International Blvd... City of Tukwila March 6, 2008 Page 8 of 9 • • The Applicant is pursuing an agreement between them and the City of Sea -Tac for frontage improvements. The applicant is requesting a deferral of improvements for a fee -in- lieu -of. The applicant will install their commercial driveway improvements as part of this construction project. Coordination for the transitions between the driveways, and S. 152 Street improvements is currently underway and will be addressed at the time of final construction plan submittal. 2. The access points have been discussed on previous occasions and they look to be what has been discussed. Noted no action necessary. 3. We commented on the possible conflict between the exiting vehicle from the drive through and the vehicles entering the North drive off of International Blvd.... Discussions with the city of Sea -Tac resulted in the modification to the drive -thru as shown. This redesign forces traffic exiting the drive -thru to be in the westbound lane, and reduces the chance of cutting off any inbound traffic from International Boulevard as they exit. In addition over 70% of the inbound traffic entering the northern driveway will be using the drive -thru bypass as opposed to the northern parking lot, therefore traffic conflicts between in -bound and out -bound traffic should be at a minimum. In addition, the northern parking lot has been redesigned to have one -way circulation. This will also serve to relieve the number of vehicles at this intersection. Finally after careful study of likely traffic patterns onsite, it appears that any congestion issues would occur within the Site and not cause issues with inbound traffic, nor have any impact on International Boulevard. Therefore no action is necessary. Sound Transit 1. From a transit supportive perspective of a use within a quarter mile of a light rail station... The concerns about onsite 2 -way traffic is noted however, this request would be unachievable due to circulation, delivery and day to day operational requirements. 2. While Sound Transit has had recent discussions with McDonald's and the City regarding a potential pedestrian pathway... Copies of the pedestrian Zink have been forwarded to Sound Transit for their review and comment. 3. The design of the proposed frontage improvements along International Boulevard should be coordinated with utility undergrounding.. City of Tukwila March 6, 2008 Page 9 of 9 Coordination of the utility undergrounding projects has been coordinated with the City of Sea -Tac. The applicant is requesting a deferral of improvements for a fee -in- lieu-of. Should you have any questions regarding this issue, please do not hesitate to contact me. Sincerely, • D. R. STRONG Consulting Engineers Inc. TWP /jew Enclosures Assessors map Topographic Survey Map Revised Site Plan Revised Landscape Plan Materials Board • • Travis W. Price, ASLA Landscape Architect/Sr. Design Engineer /Wetland Ecologist T :107101070521Letters1080306 -DRB Response.doc (I\ McDonald's Corporation 12131 113 Ave NE Suite 103 Kirkland, Washington 98034 (425) 242 -2411 Fax: (425) 242 -2498 Mr. Rod Kempkes Sound Transit Link Light Rail 401 S. Jackson Street Seattle, WA 98104 -2826 • • Tukwila McDonald's Re -build March 5, 2008 Re: Pedestrian Linkage between Sound Transit and McDonald's Properties Rod, please accept this letter of request to mutually create a pedestrian link between our properties. The City of Tukwila has made this request due to their new development planning policy to support any opportunities for pedestrian routes between properties for convenience as well as safety. The planners have conveyed to McDonald's from our initial pre - application meeting in early 2007 that they have had discussions with Sound Transit to convey the same and to reach out to McDonald's to coordinate the request and a solution. It was only recently that we both learned @ the mutual meeting with Tukwila Planners that this request had not been implemented into the current Sound Transit drawings. The City still strongly desires this link and McDonald's is willing and has instructed its engineer to seek out the best route to minimize changes to your current drawings. Since the request is from the City of Tukwila McDonald's will pay for any drawing coordination and site improvements on our property to meet this request. We will not entertain costs to modify your drawings and construct these improvements on your property. Again this is a request by the City of Tukwila and the associated costs to modify your plans and construct are not that great and would benefit your site as well to have another outlet for pedestrians and bicycle traffic to use without having to travel to the highly congested International Boulevard frontage. If you could please convey your interest to work together to create this link I would appreciate it. This would be a benefit to the public and Sound Transit should gain positive PR as a result of this improvement. Please return a reply by March 12 or give me a call to discuss at your convenience. The current route illustrated on our drawings can be modified but is needed as part of our permit review package. We currently expect to ground break by May 1 -15 2008 and a quick solution will benefit both parties. Thanks again in advance and I look forward to working with you on this issue. Doug Bates Area Construction Manager Northwest Region McDonald's USA, LLC 12131 113 Ave NE Suite 103 Kirkland, WA 98034 (425) 242 -2411 Cc Tukwila Project File, Brandon Miles C1DO00ME- 1\ BRANDO- 11LOCALS- 1 \TemplXPGrpWiisequkwila Sound Transit Ped Connection doc Page 1 of 1 % r DIN PAVEM / LIGF FIXTURE TTP, 7 STAIR CASE (3. RISERS ADD ADDITIONAL AS NECESSARD •e TC 399 4V TO SOUND TRANSIT PARKING LOT COORDINATE FINAL LOCATION WITH SOUND TRANSIT REPRESENA115ES \T0 3 5S TC 322 2R o c III v7\ 2. VL3.Nm -m, ,.,.r, .-a Tm/37ce COPYRIGHT © 2007. DR STRONG CONSULTING ENGINEERS WC 2 Z E- a co m WU -J o< = ad I- 0 — O FA LDRsi D.R. STRONG R TWIG DImrcrns mew NI 33tn %C IICO 33.7,3 3 u ORNnED Mt s ®o® Mt s PRM[w PIONEER loo wm ofm PROJECT Re: elm ew 1 ER 1 PUBLIC WORKS DEPARTMENT COMMENTS www.ci.tukwila.wa.us Development Guidelines and Design and Construction Standards DATE: February 15, 2008 PROJECT: Tukwila McDonald's @ 15210 International Blvd REVIEW #: 1 File NoS . E07 -019 SEPA , L. O"7 - O� L PLAN REVIEWER: Contact Joanna Spencer at (206) 431 -2440 if you have any questions regarding the following comments. 1) Clearly show City of Tukwila corporate boundaries with SeaTac, copy of assessors map attached. 2) The drawings and all utility features shall be accurately located in Washington State (grid) Coordinates, North Zone, using NAD 83/91 survey control and tied to any two City of Tukwila Horizontal Control Monuments. Elevations shall be NAVD 88. 3) Submit copy of surveys listed under "NOTE" on sheet CI of 6 including copy of property title report and recorded copies of all easements. Sheet Cl of 6 shows 2 diagonal overhead power lines however only one 10' electric transmission line easement is mentioned. Since SeaTac has future plans for power undergrounding in their right of way, applicant shall coordinate with City of Seatac and the power company to make provisions for future undergrounding and at least provide adequate conduits to avoid new parking pavement disruption. 25' wide storm line easement recording no. 5533740 is only shown in E/W direction, however the pipe system angles towards SE corner of the property. 4) Sheet C2 of 6 has symbols in TESC Legend table: 1- relocate utility, 2- remove storm drainage, however it is unclear which utilities require relocation and which segments of storm drainage shall be removed. On sheet C4 of 6 please mark with a different line weight segments of existing storn drainage pipes that shall remain. Trash enclosure requires a small CB and it shall be routed to sanitary sewer system \ via a grease interceptor. C ) Sheet SW1 of 1-please show vertical clearances between existing 36" storm drainage line and / proposed utilities. Grease interceptor shall be outside of the existing 25' wide drainage easement. 7 Frontal improvements along S. 152 Street are required. Provisions for three (3) 12' wide traffic lanes shall be made. SW corner of S. 152n Street intersection might need to be modified. Please coordinate with SeaTac. 8) A separate street illumination plan is needed for installation of one (1) street light on S side of S. 152nd Street. Per Scott Bates, PW Street Department at (206)575 -3404 it can be powered from the NE corner of the intersection. Tukwila owns this light so it's feed can be used. ))Please submit sizing calculations for detention and water quality. 1 17 Please refer to attached mark -up for additional comments. 0 cry of Tukwila NOTICE OF APPLICATION DATED January 29, 2008 • OTHER REQUIRED PERMITS: Building Permit, City of Tukwila DCD Electrical Permit, City of Tukwila DCD Plumbing Permit, City of Tukwila DCD Land Altering Permit, City of Tukwila PW Sign Permit, City of Tukwila DCD OTHER PERMITS THAT MAY BE, REQUIRED: Right of Way Permit, City of Seatac OPPORTUNITY FOR PUBLIC COMMENT Jim Haggerton, Mayor Department of Community Development Jack Pace, Director The following applications have been submitted to the City of Tukwila Department of Community Development for review and decision. APPLICANT: McDonald's Restaurant AGENT: Travis Price LOCATION: 15210 International Blvd OWNER OF THE PROPERTY: Robert Comiskey FILE NUMBERS: E07 -019 and L07 -091 PROPOSAL: The applicant has submitted a design review application and a SEPA application to demolish the existing restaurant on the site and construct a new 4,587 square foot restaurant with associated parking and landscaping. These files can be reviewed at the Department of Community Development, 6300 Southcenter Blvd., #100, Tukwila, WA. Please call (206) 431 -3670 to ensure that the file(s) will be available. You can submit comments on this application. You must submit your comments regarding the State Environmental Policy Act and Design Review Application in writing to the Department of Community Development by 5:00 p.m. on February 12, 2008. This project will also go before the Board of Architectural Review and you will receive a public notice informing you of the date and time. If you have questions about this proposal contact Brandon J. Miles, Planner -in- charge of this project at (206) 431 -3684 or by email at bmiles@ci.tukwila.wa . us. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Anyone who submits written comments will become parties of record and will be notified of any decision on this project. Please send comments to: City of Tukwila Planning Attn: Brandon J. Miles 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 1 • APPEALS You may request a copy of any decision by the Board of Architectural Review on a project or obtain information on your appeal rights by contacting the Department of Community Development at (206)- 431 -3670. A decision from the Planning Commission may be appealed to the City Council. The Department will provide you with information on appeal if you are interested. DATE OF APPLICATION: December 18, 2007 NOTICE OF COMPLETE APPLICATION: January 9, 2008 NOTICE OF APPLICATION POSTED: January 29, 2008 , re SW 1/4 SECTION 22, TOWNSHIP 23 N, RANGE 4 E. W.M. TUKWILA McDONALD'S I I 1111 I - • 4 COVER SHEET (PRELIMINARY) NOT FOR CONSTRUCTION • . _ PARKING STALL REQUIREMENTS: PEP WIT 4040••• COOL ravi CP 1 PANKNO P. 140.000 PDS SO MAR fITI 0321. MAIO Van RV SO PISTOPIT OF IMMO sums MEP 11112447 AM. 7247 V • 1100 0/7)4310.30 SHEET INDEX NOTE: 07■0 WEST Mit TVA OM VI 1711001 IFTW04 SION 010•041 Run VS 22,03 Vel OF 1 3300 .1171 RSV VII 0 7 32.01003 1000301110 PUPS 0217. 311 OF 1 tiONSV/140.1.0 P30 ROO 0001 ilaumaar. 700112/240 RFS" 11■0•41107 V/ TY MAW* ROC 4333032121 02 04.10/4070 IA. SUM., 04707 2.40 SOT N 010000 37.47 411 DRAWING5 NOT APPROVED FOR CONSTRLICOON MESE BUMPED OR SIGNED APPROVED BY )� RENEWING AGENCY C40.1 HOURS BEFORE VW MO 14204245555 PROJECT CONTACTS: 00104010 071.00110 000.0. 000071-------17■71 0.7114 STRIS _ 30007 MR WV 7:147;11X:r:: WO- 170010030110007.034 30007 tv• 04303 IL 11.00 IVO 1121-3743 ' er411$12,7! "-"" co• PROJFCT INFORMATION: 0010211 .13214 .022•74 Inv ST72114 0. 77 S mown VC- 701000. 0121127400 0001347 OTT VII ____ 007143 004 00•10::lte... SVOR OISTIRST 04.011 0.1 STIPP ERACT SC0074 3.711■31 10140 100001. 7430434 1401 peace story py,[1 ...gap p..7 LEGEND 9243TV MOW. V 20001 r,sr : 0=1 032.00 VVVIO 0024.00 VT0 vsx COV4112 770 CePouvon 00407010 Inv may. 01311 111404TVI SCP.14 R4441 tamo003 0201171 Ivor sr 0.• TPLOVOIT PC.1 nom 024 MIRK ANAL PO. IL., PPM 241.11 TROPP V. limr0T v4 SPOT 01.031. 10 MB. 11014. PORK ToRVIS VORRT R002 04100170003, PER 073010 OR .490 08 VW 3110PING P.C. V 01010. MOT ,O 131013111031100 04001100.00. VACT 3030101 0073.27 OLT0014131 .y0 ove-cal, tecatt at Nos ace 00.0 TO 114 SPOT 010•1306 Sow PS =POO TO 01.20. 170/41100. 0 00 \ 003414,3 17/0/700 0 pp RV 301 PM op 01000 04010.Ve LPVCSTri D.R STRONG = =soon lei AOSPTV 03, vo• 0177,20.04 I ORAFIED SV n• OMR. Br: (*MSC" EROMER UU 1117.07 NBLEC7 NO.: 07052 Cl McDONALD'S USA, • 1111111111NRW11 um= rininifarson I i FIVAill 9l MI" 11111_, wifiwitip la. , re SW 1/4 SECTION 22, TOWNSHIP 23 N, RANGE 4 E. W.M. TUKWILA McDONALD'S I I 1111 I - • 4 COVER SHEET (PRELIMINARY) NOT FOR CONSTRUCTION • . _ PARKING STALL REQUIREMENTS: PEP WIT 4040••• COOL ravi CP 1 PANKNO P. 140.000 PDS SO MAR fITI 0321. MAIO Van RV SO PISTOPIT OF IMMO sums MEP 11112447 AM. 7247 V • 1100 0/7)4310.30 SHEET INDEX NOTE: 07■0 WEST Mit TVA OM VI 1711001 IFTW04 SION 010•041 Run VS 22,03 Vel OF 1 3300 .1171 RSV VII 0 7 32.01003 1000301110 PUPS 0217. 311 OF 1 tiONSV/140.1.0 P30 ROO 0001 ilaumaar. 700112/240 RFS" 11■0•41107 V/ TY MAW* ROC 4333032121 02 04.10/4070 IA. SUM., 04707 2.40 SOT N 010000 37.47 411 DRAWING5 NOT APPROVED FOR CONSTRLICOON MESE BUMPED OR SIGNED APPROVED BY )� RENEWING AGENCY C40.1 HOURS BEFORE VW MO 14204245555 PROJECT CONTACTS: 00104010 071.00110 000.0. 000071-------17■71 0.7114 STRIS _ 30007 MR WV 7:147;11X:r:: WO- 170010030110007.034 30007 tv• 04303 IL 11.00 IVO 1121-3743 ' er411$12,7! "-"" co• PROJFCT INFORMATION: 0010211 .13214 .022•74 Inv ST72114 0. 77 S mown VC- 701000. 0121127400 0001347 OTT VII ____ 007143 004 00•10::lte... SVOR OISTIRST 04.011 0.1 STIPP ERACT SC0074 3.711■31 10140 100001. 7430434 1401 peace story py,[1 ...gap p..7 LEGEND 9243TV MOW. V 20001 r,sr : 0=1 032.00 VVVIO 0024.00 VT0 vsx COV4112 770 CePouvon 00407010 Inv may. 01311 111404TVI SCP.14 R4441 tamo003 0201171 Ivor sr 0.• TPLOVOIT PC.1 nom 024 MIRK ANAL PO. IL., PPM 241.11 TROPP V. limr0T v4 SPOT 01.031. 10 MB. 11014. PORK ToRVIS VORRT R002 04100170003, PER 073010 OR .490 08 VW 3110PING P.C. V 01010. MOT ,O 131013111031100 04001100.00. VACT 3030101 0073.27 OLT0014131 .y0 ove-cal, tecatt at Nos ace 00.0 TO 114 SPOT 010•1306 Sow PS =POO TO 01.20. 170/41100. 0 00 \ 003414,3 17/0/700 0 pp RV 301 PM op 01000 04010.Ve LPVCSTri D.R STRONG = =soon lei AOSPTV 03, vo• 0177,20.04 I ORAFIED SV n• OMR. Br: (*MSC" EROMER UU 1117.07 NBLEC7 NO.: 07052 Cl McDONALD'S USA, �� • TONER LI Of Ark 0 0 rp 0 j 0 CI r. " IJrnLKL .- M1fM Li (5. g K711.1.5.7 $ GN „ »t,R* . 717 i SWIM �` �� II E� a 2-6____ R — ��� ± I! o,►'n1 �1II S1a��l °"tom' 1 tie — 0 0 � „ . 1 REVEAL ° /° N1 1111 1!1111 ci 1 1 kei 0 SE \ LIS■ L Illrrr SEE 61. NOTE *6 ON Al 0 .- Qf IL16 111 =iE_� _rte : ELEV. . 0' -2 v� TASILL A ,.........,n,.., ' \\ \ j j. 0 _\‘' invd .; _ � _ -_ -� - F _ MAIN TON-NS J -0 EF 0 0 0 0 0 0 0 , - FRONT ELEVATION NON DRIVE -THRU ELEVATION LINE ei �/4. _ - _ rt / • ' j;� tY I /4" = I' -0 (s@ SLVATI ON 1/42. I roR CO/rIw1ATIOR OF NAT. u re ELEVATION) 0 In. McDonald's USA, LLC retrror 9.41 ran !Jr .r rai r nrwrer 11.7 "5, - • 0 0 © 0 W M. LIM MOW 0 0 Et 0 0 0 'Ur 0 0 © l- 10l c ;OiC3 r1II C�a 1 r `\ ,'_0' ' M ">..' - y_�- •te �'• ,-•• J, _ ' � .,, mo ' iS E TC ^ " ^ :^SS II - ° ' " ,,�' o © I ONVARIU Yilit P; i VA ,..5 41 ■ .. • ae.• e y . 1-... � L ow ++��'' '�: �" 2 '11:4 amC::.1^'V:� EffirEMEZEN ,, I i \ \ . UAL kV MA MIMI MS norte, ym Sawa I $emu ,,_ T/. LAS I :.: IMEMBEREVI 7 TL ss _ as $ o o E' o 4-. m (, o ► 0 0 0 0 7001 STANDARD BUILDING 458/P 'R-W1)/KD BUILDIN6 MMS MI.. RIM Me. M. MIM evanas MM.] 17: DRIVE - THJ ELEVATION siFdlGTVftA1 ware. A'TM ...' w r, I /4. _ I ' -0 . (SE 6LYATIOR 2/A2.I FOR CONTINUATION OF B.LYAT IMO KEY wore, o �>Y ,a .. , . u O ° N r� . .. e I E .m .,u ,m M. A.m. ,rr,....ar o .IM a ..0 .,.,. m 215. 0 ,I.V..,.al, NM 0 ALL... 1.110 C , „« KO ..�. ccArIam wan_ u = ,,,-. 4 .,..~ .4. ....e a ,a... .010.tee ar0,L , / ». , E I . Iu - I. ., E .».T~., ra,. •a Or.,o,. (0•444 o - . o �A„ ,. ` � » I , . " ,:°:,.,I. , L .R ® � .I.L E I... w �. , .. �. 0 .,, 0 1.74. «,� E rm e �. m » .I,...... -.°.• E r a ,�.,0/l M Q,w o o ,� ,, AM. a. 0..1. Pr..IA m .,� 0 :f , 0 ti _ =aR E Kr.. ,r.,a,».....,.0 E r ro,.1, .,1 »..,.r Q d•. »�. e �. 0A �. o i A2 Was mailed to ch of the addresses listed on this year 20 l� Dept. Of Community City of AFFIDAVIT OF Development Tukwila DISTRIBUTION 1, HEREBY DECLARE THAT: Notice of Public Hearing Project Name: G % � ' - / Z!.1 7 Project Number: , 0 - ,i : 6 -- z Mailer's Signature: (/,e(/'4),-(/_. (� Person requesting mailing: a te_ - 7� / - 7 Determination of Significance & Scoping Notice Was mailed to ch of the addresses listed on this year 20 l� Dept. Of Community City of AFFIDAVIT OF Development Tukwila DISTRIBUTION 1, HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Pkt Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt Notice of Action Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other Was mailed to ch of the addresses listed on this year 20 l� ( ) U.S. ARMY CORPS OF ENGINEERS ( ) FEDERAL HIGHWAY ADMINISTRATION ( ) DEPT OF FISH & WILDLIFE ( ) OFFICE OF ARCHAEOLOGY ( ) TRANSPORTATION DEPARTMENT ( ) DEPT NATURAL RESOURCES ( ) OFFICE OF THE GOVERNOR ( ) DEPT OF COMM. TRADE & ECONOMIC DEV. \) DEPT OF FISHERIES & WILDLIFE ( ) BOUNDARY REVIEW BOARD ( ) FIRE DISTRICT #11 ( ) FIRE DISTRICT #2 ( ) K.C. WASTEWATER TREATMENT DIVISION ( ) K.C. DEPT OF PARKS & REC "K.C. ASSESSOR'S OFFICE ( ) TUKWILA SCHOOL DISTRICT ( ) TUKWILA LIBRARY ( ) RENTON LIBRARY ( ) KENT LIBRARY ( ) CITY OF SEATTLE LIBRARY QW EST �J)SEATTLE CITY LIGHT (1' SOUND ENERGY ( ) HIGHLINE WATER DISTRICT ( ) SEATTLE WATER DEPARTMENT ( ) COMCAST ( ) KENT PLANNING DEPT ( ) TUKWILA CITY DEPARTMENTS: ( ) PUBLIC WORKS ( ) FIRE () POLICE ( ) FINANCE ( ) PLANNING ( ) BUILDING ( ) PARKS & REC. () MAYOR ( ) CITY CLERK ( ) PUGET SOUND REGIONAL COUNCIL ( ) SW K C CHAMBER OF COMMERCE ( ) MUCKLESHOOT INDIAN TRIBE ( ) CULTURAL RESOURCES PROGRAM** ( ) FISHERIES PROGRAM** ( ) WILDLIFE PROGRAM **Send SEPA Checklist and full set of plans w/ NOA ( ) SEATTLE TIMES ( ) SOUTH COUNTY JOURNAL P:\ADMINISTRATIVE \FORMS \CHECKLIST.DOC CHECKLIST: ENVIRONMENTAL REVIEW /SHORELINE PERMIT MAILINGS FEDERAL AGENCIES WASHINGTON STATE AGENCIES KING COUNTY AGENCIES SCHOOLS /LIBRARIES UTILITIES CITY AGENCIES OTHER LOCAL AGENCIES MEDIA ( ) U.S. ENVIRONMENTAL PROTECTION AGENCY ( ) U.S. DEPT OF H.U.D. ( ) NATIONAL MARINE FISHERIES SERVICE () DEPT OF SOCIAL & HEALTH SERV. ( ). DEPT OF ECOLOGY, SHORELAND DIV, NW Regional Office D PT OF ECOLOGY, SEPA DIVISION* ( ) OFFICE OF ATTORNEY GENERAL * SEND CHKLIST W/ DETERMINATIONS * SEND SITE MAPS WITH DECISION ( ) HEALTH DEPT () PORT OF SEATTLE ( ) K.C. DEV & ENVIR SERVICES -SEPA INFO CNTR ( ) K.C. TRANSIT DIVISION - SEPA OFFICIAL ( ) K.C. LAND & WATER RESOURCES ( ) FOSTER LIBRARY ( ) K C PUBLIC LIBRARY ( ) HIGHLINE SCHOOL DISTRICT () SEATTLE SCHOOL DISTRICT ( ) RENTON SCHOOL DISTRICT () OLYMPIC PIPELINE ( AL -VUE SEWER DISTRICT tit& ` WATER DISTRICT #20 ATER DISTRICT #125 ITY OF RENTON PUBLIC WORKS () BRYN MAWR - LAKERIDGE SEWERNVATER DISTRICT ( ) RENTON PLANNING DEPT TY OF SEA -TAC ( ) CITY OF BURIEN ( ) TUKWILA PLANNING COMMISSION MEMBERS ( ) TUKWILA CITY COUNCIL MEMBERS ( ) CITY OF SEATTLE - SEPA INFO CENTER - DCLU ( ) STRATEGIC PLANNING OFFICE* * NOTICE OF ALL SEATTLE RELATED PLNG PROJ. (� DUWAMISH INDIAN TRIBE* 9.5. AIR POLLUTION CLEAN AGENCY SUND TRANSIT () WAMISH RIVER CLEAN -UP COALITION* * SEND NOTICE OF ALL APPLICATIONS ON DUWAMISH RIVER ( ) HIGHLINE TIMES ( ) CI.TUKWILA.WA.US.WWW PUBIC NOTICE MAILINGS FOR PE• TS SEPA MAILINGS Mail to: (comment period starts on date of mailing) Dept. of Ecology Environmental Review Section *Applicant *Other agencies as necessary (checked off on attached list) *Any parties of record * send only the staff report, site plan and the SEPA Determination KC Transit Division — SEPA Official would like to receive information about all projects that might affect transit demand Send These Documents to DOE: SEPA Determination (3 -part from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) SHORELINE MAILINGS: Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500 feet of subject property, comments are due 30 days after the notice of application is mailed/posted. The notice of Application for Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 days of the notice of application. If a hearing will be held on the application, the hearing notice must include the information that written comments may be submitted, or oral presentation made at the hearing. Notice is sent to the NW Regional Office Shorelands & Environmental Assistance Program. Shoreline Permit Notice of Decision: Mail to: (within 8 days of decision; 21 -day appeal period begins date received by DOE) Department of Ecology Shorelands Section, NW Regional Office State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). *My parties of record * send only the staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: Permit Data Sheet Shoreline Substantial Development Permit (3 -part from Sierra) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) - Site plan, with mean high water mark & improvements — Cross - sections of site with structures & shoreline - Grading Plan — Vicinity map SEPA determination (3 -part from Sierra) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) P:\ADMINISTRATI VE\FORMS \CHECKLIST.DOC AETY,MARGARET FRANKLIN RUST 0900 NE 4TH ST 1850 ILLEVUE, WA 98004 'UKWILA L L C 201 3RD AVE 5400 EATTLE, WA 98101 'ENANT 5029 TUKWILA INTERNATIONAL BLVD EATTLE, WA 98188 ■ESIMONE,LISA R 5036 INTERNATIONAL BLVD 'UKWILA, WA 98188 'U,TUYET -MAI 5051 MILITARY RD S EATAC, WA 98188 fEW HORIZONS GRP LLC C 0 FRED OY II 1312 212TH AVE SE MAPLE VALLEY, WA 98038 • • LAMB,MICHAEL B & SHERYL 10908 RAINIER AVE S SEATTLE, WA 98178 K & S DEVELOPMENTS LLC 1323 HARBOR AVE SW SEATTLE, WA 98116 TENANT TENANT 15030 MILITARY RD S 15035 MILITARY RD S TUKWILA, WA 98188 SEATAC, WA 98188 TENANT 15037 TUKWILA INTERNATIONAL BLVD SEATTLE, WA 98188 DESIMONE,FRANK SR FAMILY TRUST 15060 INTERNATIONAL BLVD TUKWILA, WA 98188 KI AMBASSADOR APARTMENTS LLC 11801 NE 48TH PL KIRKLAND, WA 98033 TENANT 15010 TUKWILA INTERNATIONAL BLVD SEATTLE, WA 98188 ARIF,SAYED M 15047 MILITARY RD S SEATTLE, WA 98188 TENANT 15061 MILITARY RD S SEATTLE, WA 98188 ENANT TENANT TENANT 5201 MILITARY RD S 15210 PACIFIC HWY S 15211 PACIFIC HWY S EATAC, WA 98188 TUKWILA, WA 98188 SEATAC, WA 98188 ENANT TENANT TENANT 5230 37TH PL S 15244 PACIFIC HWY S 15247 PACIFIC HWY S EATTLE, WA 98188 TUKWILA, WA 98188 SEATAC, WA 98188 ENANT KANG,YONGSIN COMISKEY,ROBERT 5252 PACIFIC HWY S 1550 ALKI AVE SW 500 18161 NORMANDY TER SW UKWILA, WA 98188 SEATTLE, WA 98116 NORMANDY PARK, WA 98166 'ESPER,MERRILL K JAMAX ASSOCIATES LLC CPSRTA 8619 SE 346TH ST 18709 SE 44TH PL 201 S JACKSON ST ,UBURN, WA 98092 ISSAQUAH, WA 98027 SEATTLE, WA 98104 SADR,ALI COMISKEY,ROBERT 2310 128TH AVE SE 245 SW 193RD PL BELLEVUE, WA 98005 NORMANDY PARK, WA 98166 • • TAR B LLC DUMOVIC,HOSEPH L & GRACE A TENANT 4513 137TH AVE SE 27060 SE 196TH ST 3235 S 152ND ST :ENT, WA 98042 MAPLE VALLEY, WA 98038 SEATAC, WA 98188 'ENANT LOPEZ,JOSE MARTIN DUONG,HOA THI 240 S 152ND ST 3248 S 152ND ST 3253 S 152ND ST EATAC, WA 98188 SEATAC, WA 98188 SEATAC, WA 98188 'ENANT TENANT KACZMARSKI,VERNON H 261 S 152ND ST 3434 S 152ND ST 3459 S 152ND ST EATAC, WA 98188 TUKWILA, WA 98188 TUKWILA, WA 98188 ENANT TENANT TENANT 469 S 152ND ST 3480 S 152ND ST 3481 S 152ND ST UKWILA, WA 98188 TUKWILA, WA 98188 TUKWILA, WA 98188 IAYER,KARL R & DEBRA TENANT VESPER,HELEN LOUISE TRUST 515 SW 170TH ST 3700 S 154TH ST 3705 S 152ND ST EATTLE, WA 98166 TUKWILA, WA 98188 TUKWILA, WA 98188 ENANT TENANT TENANT 707 S 150TH ST 3716 S 152ND ST 3721 S 152ND ST UKWILA, WA 98188 TUKWILA, WA 98188 TUKWILA, WA 98188 ENANT TENANT KIM,CHUE 722 S 154TH ST 3726 S 154TH LN 3730 CENTRAL ST SE UKWILA, WA 98188 TUKWILA, WA 98188 OLYMPIA, WA 98501 ELTZ,TED C FLORES,EULOJIO TENANT 730 S 152ND ST 3731 S 152ND ST 3816 S 154TH LN UKWILA, WA 98188 SEATTLE, WA 98188 TUKWILA, WA 98188 EGIONAL TRAN AUTH )1 S JACKSON ST EATTLE, WA 98104 S BANK NA TR )1 CORPORATE CENTER DR NC4743 ALEIGH, NC 27607 KING COUNTY 500 K C ADMIN SEATTLE, WA 98104 HAWLEY ENTERPRISES INC PO BOX 1002 ENUMCLAW, WA 98022 BP WEST COAST PRODUCTS LLC 6 CENTERPOINTE DR LA PALMA, CA 90623 MAKO INVESTMENT LLC PO BOX 1072 MERCER ISLAND, WA 98040 ■ENDCO NW LTD PRTNRSHP O BOX 256 DUBLIN, OH 43017 ASHOR LLC 0 BOX 6423 , ELLEVUE, WA 98008 • • VIP 3614 LLC PO BOX 28 KIRKLAND, WA 98083 KEY BANK OF WASHINGTON PO BOX 560807 DALLAS, TX 75356 D.R. STRONG CONSULTING ENGINEERS - RECEIVED - JAN 0 7 2008 City of Tukwila DEVELOPMENT Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 January 7, 2008 Re: Tukwila McDonald's To Whom It May Concern: Engineers • • Project No. 07052 This letter is in support of the Tukwila McDonald's project in regards to critical areas. The Site, also known as Tax Parcel Numbers 43000096 and 43000090, located at 15210 Pacific Highway South in Tukwila, Washington, is proposing to redevelop the existing improvements. Site work will involve removing all existing improvements and replacing them with new paving and a new restaurant building. Per the City's Design Review Requirements, a supporting letter outlining the proposal is required. Our response to the outline is as follows; 1. Site Design a. Site Design Concept The building is designed to have the front face International Boulevard. Vehicular circulation is primarily circular in a counter - clockwise direction with an emphasis on exiting the Site by either the northern driveway on International Boulevard for northbound traffic and South 152 Street for southbound traffic. b. Relationship to Street Frontage The City of Sea -Tac as part of. a larger improvement project will provide frontage improvements along International Boulevard. A 10' landscape buffer will be provided between all rights -of -way and the building. Due to the orientation of the lot, the building will be located in the center of the Site and face east west. This will put the drive -thru away from International Boulevard, improving the overall appearance of the Site. No parking is provided between the building and International Boulevard. Pavement treatment and plaza areas provided at the southwestern corner of the building provides an inviting entrance from International Boulevard. c. Street Corners The City of Sea -Tac as part of a larger improvement project will provide frontage improvements along International Boulevard. d. Continuity of Site with Adjacent Sites The proposed building will be in tune with surrounding like structures. There are several single -story fast -food restaurants north of the Site. This proposal is similar in nature to the other surrounding structures. The building and signage will be of appropriate scale matching surrounding properties. Landscaping will be provided through the use of a solid screen separating the future Sound Transit Parking Lot and the adjacent apartment structure from the Site. The street frontages will have the required 10 -foot buffer and planted with materials suitable 10604 N.E. 38th Place Suite 101 Kirkland, WA 98033 -1903 Phone: ;425) 827 3063 Fax: (425) 827 -2423 Toll Free: (800) 962 -1402 www.drstrong.com Planners Surveyors City of Tukwila January 7, 2008 Page 2 of 6 • • for providing a visual separation between the street and the building, while maintaining adequate visibility for law enforcement. Vehicular circulation and access will account for the high volumes of traffic that exists on International Boulevard. Primary traffic will be from the southerly entrance. This entrance will provide direct access to the drive -thru. Drive -thru traffic may have the option of exiting through the northern driveway on International Boulevard, or may exit onto South 152 Street during periods of high traffic volumes to ease in left turn movements. A bypass lane is located adjacent to the drive -thru for vehicles in the southerly parking area seeking use of the stoplight on South 152 Street. Vehicles that enter from either the north entrance or from South 152 Street can enter the drive -thru via the one -way drive aisle on the West Side of the building. Delivery trucks will enter the Site from the northbound lane on International Boulevard via the southerly driveway and exit the Site via the northern driveway for northbound traffic, and South 152 Street for southbound traffic. e. Shared Facilities The Site has a pre- existing parking easement with the adjacent property located in the northeastern corner of the Site. g. f. Site Design Safety Pedestrian access to the building is limited through the entry plaza. This will funnel pedestrian to a concentrated area reducing the number of pedestrian conflicts through the Site. The separate pedestrian access from the park and ride will utilize the parking lot islands as both a shelter and limit the distance directly through the parking lot that pedestrians must travel. The scale of the Site allows for all vehicles to be observed from the street, in an effort to maximize security. No parking is in a. hidden or unexposed area. Adequate lighting to achieve a safe and searcher Site will be installed. This will include low level lighting within the parking lot, and higher level at the entrances and drive -thru. Street lighting will be installed by the City of Sea -Tac. The landscaping will utilize materials and be installed at distances to ensure light fixtures will not be interfered with once plants reach full maturity. Siting and Screening of Service Areas The proposed structure does not have a loading dock, but it does have a trash /storage yard. This will be located near the rear of the property and will be walled and gated. The trash corral's building materials and siding will match the building to provide continuity between structures. In addition, a solid vegetative screen will be provided around the corral to provide additional screening. All Site furnishings will be suitable for high use and all weather types. Benches and tables will be made of powder- coated metals to ensure longevity and prevent abuse by vandals. h. Natural features and Sensitive Areas The Site is relatively flat does not have any notable existing topographic features or critical areas. Landscape treatment will be provided to put focus on the building's entry and pedestrian access from International Boulevard, and away from the parking areas. City of Tukwila January 7, 2008 Page 3 of 6 i. Surface Stormwater Detention Facilities This Project will provide water quality through the use of catch basin filter cartridges. Stormwater detention will be provided by an underground storage chamber facility that will also try to maximize any opportunity for infiltration. Per discussions with City of Tukwila engineers, since this Site is a redevelopment and not significantly increasing impervious areas, this Site would have been exempt from detention requirements. However, recently the City revised their flow control basins and reassigned this Site to be of a higher flow control. As a compromise between the two, it was agreed that this Site would detain the difference between a Level -1 flow control facility and a Conservation Area (also known as a Level II facility). Pedestrian Circulation All plazas and entrances will meet all applicable ADA requirements. Sidewalk connections to International Boulevard will not exceed 5 percent. While impractical to make the sidewalk connection to the Sound Transit Parking Lot and the Site's parking lot be Tess than 5 percent, efforts will be made to keep the grades as minimal as possible. The Site does have a very short length of frontage on South 152 Street. Since this frontage is so short, and the net difference in length of walk to the building entrance is insignificant, a second pedestrian access from the building directly to 152 Street will not be provided. By not providing this walk, it will reduce the amount of uncontrolled pedestrian crossings through the sidewalk, emphasize the strong entry focal points, and most importantly, reduce the amount of unnecessary impervious area, promoting both better visual opportunities and environmental health. k. Pedestrian Amenities A plaza area will be provided from International Boulevard to the building to both emphasize a strong focal point at the building entrance, and also provide an outdoor area to congregate in a safe and visually secure area. 1. Vehicular Circulation Vehicular circulation and access will account for the high volumes of traffic that exists on International Boulevard. Primary traffic will be from the southerly entrance. This entrance will provide direct access to the drive -thru. Drive -thru traffic may have the option of exiting through the northern driveway on International Boulevard, or may exit onto South 152 Street during periods of high traffic volumes to ease in left turn movements. A bypass lane is located adjacent to the drive -thru for vehicles in the southerly parking area seeking use of the stoplight on South 152 " Street. Vehicles that enter from either the north entrance or from South 152 Street can enter the drive -thru via the one -way drive aisle on the West Side of the building. Delivery trucks will enter the Site from the northbound lane on International Boulevard via the southerly driveway and exit the Site via the northern driveway for northbound traffic, and South 152 Street for southbound traffic. Primary pedestrian access is provided directly from the sidewalk in International Boulevard, this will localize the majority of pedestrian crossing to one location, thus reducing the amount of pedestrian /vehicular conflicts. The pedestrian connection from City of Tukwila January 7, 2008 Page 4 of 6 the building to the Sound Transit parking lot will have one straight connection and utilize parking islands as a pedestrian shelter, reducing the amount of pedestrian conflicts. m. Parking The Site has a pre- existing parking easement with the adjacent property located in the northeastern corner of the Site. 2. Building Design a. Architectural Concepts The proposed structure will be consistent with similar types of fast -food establishments and have all of the required elements needed for buildings of this nature such as drive - thru signage. b. Architectural Relationships The proposed building will be in tune with surrounding like structures. There are several. single -story fast -food restaurants north of the Site. This proposal is similar in nature to the other surrounding structures. c. Building Elements, Details, and Materials The main entrance and front facades are oriented in a position to provide an inviting and appealing entry from International Boulevard. Architectural elements such as columns, doors and windows will all be of scale and proportion to the size of the structure. The building will utilize materials consistent with current standard building practices and meet all minimum ASTM standards. Low level accent lighting is provided to wash the walls for increased security and to highlight architectural elements. d. Pedestrian - Oriented Features The Site design exceeds the Pedestrian Friendly Facade through the use of a pedestrian- oriented space. There is approximately 40 feet of building facing international boulevard, and approximately 130 feet of building that faces 152 Street (though the building is setback from the 152 Street by over 175 or more feet). This would require 1,000 square feet of "Pedestrian Oriented Space ". The current proposal includes 1,369 square feet of seating plazas facing International Boulevard. This concrete paved area includes seating which exceed the minimum of 2 feet of seating for every 60 feet of plaza space. Site furnishings will include both tables and benches. The tables will be equipped with removable umbrellas. All furnishings will be of suitable material to ensure durability against weather and vandals, and match the architectural appearance of the structure. All lighting in these areas will exceed the minimum 2 -foot candles required for spaces such as these. Landscape treatment in this area will provide a visual separation between International Boulevard, but be of sufficient height to maintain visibility for law enforcement. In addition to the seating plaza directly in front of the building, additional plaza area extends southwest of the building in a radial pattern creating a visual link from the building plaza areas to the sidewalk in International Boulevard. City of Tukwila January 7, 2008 Page 5 of 6 The Site design also meets the Pedestrian Friendly Facade through the use of transparent window area. The northern elevation has floor to ceiling windows, and the western elevation also includes large window areas. Building elements will all be of suitable scale to ensure that attention is drawn to certain focal points such as building entrances and the drive -thru, without overpowering the audience and distracting the viewer from the overall building composition. Building signage and detail elements will be of a scale suitable to make them easily identifiable without becoming visually distracting. Modulation of the building's elevation will provide a visually appealing facade. This will include recessed window treatment, articulation of building walls through varying heights. All building materials and site furnishings will be of suitable materials to ensure the highest quality visual appearance over time. e. Mechanical Equipment All mechanical equipment is located within the building and out of view. All utility vaults and meters will be flush with ground and not exposed. 3. Landscape Design a. Landscape Design The Site does not have any significant existing topographic features. All plazas and entrances will meet all applicable ADA requirements. Sidewalk connections to International Boulevard will not exceed 5 percent. While impractical to make the sidewalk connection to the Sound Transit Parking Lot and the Site's parking lot be less than 5 percent, efforts will be made to keep the grades as minimal as possible. Landscape treatment near the entrance will emphasize focus on the primary entrances via radial patterns both in pavement treatment and in planting arrangements. b. Landscape Planting All shrub and tree plantings shall be located a minimum of 2 feet behind the curb to protect from vehicular overhangs. Plant selection will be more herbaceous in nature to promote regeneration, should the plantings become damaged. 4. Signs a. Sign Concept Site signage will be of modest scale so as not to impose over the building or any other surrounding signs. The signs will be installed in accordance with all City standards. b. Sign Placement Site signage is primarily centered around vehicular circulation. Vertical directional signs will be placed at all entrances and directing traffic to the drive -thru. Additional directional arrows and striping will be panted to the drive aisles. Adequate landscaping will be installed at the base of the signs to help screen them, but not obscure the actual signs themselves. City of Tukwila January 7, 2008 Page 6of6 TWP /sjw c. Sign Design The signs will be of high quality plastics and metals, able to withstand use consistent with developments of this type. The Site signage will , be internally illuminated and or have low -level uplighting to ensure visibility at night. 5. Consistency with Adopted Plans and Regulations (TMC 18.100.030) This proposal is consistent with the City of Tukwila Municipal Code and Comprehensive Plan in that it meets or exceeds all required setbacks, buffers and will provide all necessary civil improvements consistent with developments in the vicinity. All minimum standards for construction, safety and design will be adhered to, and all standard construction practices will be followed for during construction. This proposal does not propose any known impacts to critical or environmentally sensitive areas. The design of the structure is consistent with surrounding properties and will improve the overall aesthetic feel along the overall streetscape. All efforts to meet ADA requirements will be adhered to. Comprehensive Plan Policies Related to Design Review A. All Commercial Areas The history of this are has been one of consistent use since the area was settled. Over time International Boulevard has become a very busy center of business and commerce. With the development of Sea -Tac International Airport, a demand was created for service related industries such as fast -food restaurants. The reconstruction of this restaurant will keep in line with the historical use of the Site. The proposed structure will utilize vegetative screening to provide visual separation between adjacent uses. This will be in the form of a solid screen to the south and west. Adequate lighting will provided for added safety and security with higher emphasis on building entrances. To maximize opportunities for pedestrian traffic, a separate sidewalk will be provided to the Sound Transit Parking lot to the south, linking this Site to regional transportation. Should you have any questions regarding this issue, please do not hesitate to contact me. Sincerely, D. R. STRONG Consulting Engineers Inc. Travis W. Price, ASLA Landscape Architect/Sr. Design Engineer/Wetland Ecologist T.• 107101070521DRB Letter.doc aR. S' R ORG CONSULTING ENC-.!NEE December 12, 2007 City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 Re: Tukwila McDonald's • Project No. 07052 To Whom It May Concern: This letter is in support of the Tukwila McDonald's project in regards to critical areas. The Site, also known as Tax Parcel Numbers 43000096 and 43000090, located at 15210 Pacific Highway South in Tukwila, Washington, is proposing to redevelop the existing improvements. Site work will involve removing all existing improvements and replacing them with new paving and a new restaurant building. Field reconnaissance was conducted on the Site in May 2007. There is an existing drainage swale located near the southern boundary of the Site. It appears that this drainage swale was artificially created as part of the original Site construction. Any tributary runoff to this area is artificial. The runoff is created by the Site and partially by adjacent developed properties and would not meet the criteria for a stream based on the City of Tukwila Municipal Code Section 18.45.100. Additional office research conducted utilizing GIS and other resources revealed that there is no data indicating historical streams adjacent to the Site. Further investigation also revealed that there are no documented wetlands on or within 1/2 mile of the downstream path of this Site. Based upon field observations and research, it appears that this Site does not have any critical area located on the property, nor are there any critical areas or buffers adjacent to the Site that this development would impact. Should you have any questions regarding this issue, please do not hesitate to contact me. Sincerely, D. R. STRONG Consulting Engineers Inc. Travis W. Price, ASLA Landscape Architect/Wetland Ecologist TWP /sjw T :Ik07101070521werland Ierier Su 10604 h -C. 8th Place Suite ] 0.1 r. u I lan:. WA 950::3- 79')3 c -: !•5 :: 827 -30€ iiu•: 25) ■77 -.423 - jr)II r . •: (MA) 962 -1402 rrpc. .Corti Joanna Spencer - Fwd: RE: Tukwila McDonald's Site Plan From: To: Date: Subject: Joanna, Please review Seatac's comments regarding frontage improvements along TIB. I need your input regarding their comment regarding making the north driveway exit only. I will be meeting with them tomorrow. Is it possible to get your comments by tomorrow morning. Minnie Minnie Dhaliwal Joanna Spencer 08/02/2007 12:06 pm Fwd: RE: Tukwila McDonald's Site Plan »> "Dixie Hallenberger" <dhallenberger(a ci.seatac.wa.us> 08/02/2007 11:25 am »> Good morning Minnie, Regarding the frontage improvements on International Blvd.: 1. The curb and sidewalk should be 8 ft. wide with tree pits 30' on center to match the improvements installed elsewhere by SeaTac. 2. McDonald will need to underground all their utilities that serve the site from SeaTac rights -of -way. 3. Street lighting should match street lighting installed on pervious SeaTac International Blvd. projects. 4. There has been instances of parking lot flooding in the past at this site. What measures will be taken to improve parking lot drainage? We would like to see the downstream storm drainage analysis for the site when it is done. Especially if the site is using portions of International Blvd. systems to convey water from the site. If this site discharges into a City of SeaTac storm drainage system we would like to see the site comply with the 2005 King County or the 2005 Ecology manuals for flow control and water quality as we are responsible for the water quality in our system. 5. The North driveway onto International Blvd. seems to present some exciting conflicts for traffic leaving the drive thru window and traffic entering the site from International Blvd. Can this be make an exit only point (like Wendy's is) or can the layout of the drive thru be changed to eliminate the potential conflicts. We are concerned about traffic turning into the site having to stop to avoid conflict with the drive thru and backing other traffic up onto International Blvd. A red lined copy of the site plan is attached. I will probably see you tomorrow on the Riverton Cottages site. Thanks, Dixie dha llenberaereci, seatac.wa. us Direct: 206 - 973 -4734 7 ,( rio -sbwik 5 S 1 � da Minnie Dhaliwal - Tukwila McDonald's Site Plan - MY :,:Ai. From: <doug.bates @us.mcd.com> To: <mdhaliwal @ci.tukwila.wa.us> Date: 07/10/2007 6:23 PM Subject: Tukwila McDonald's Site Plan Thank you, Minnie attached is our newest site plan for your review. Please give me a call to discuss. I am hopeful that this is far enough along to allow us to proceed with our submittal for DRB. I have also attached a phot of our La Grande OR entry elevation for reference. Our corporate branding staff would like to leave the main entry height as is. I believe that the pedestrian linkage at both sides of the building will direct the pedestrians to the entry doors successfully. The pedestrian linkage has bench seats and planters similarly used at the KFC site. Please review and give me a call to discuss at your earliest convenience. Doug Bates Area Construction Manager McDonald's Northwest Region 12131 113th Avenue NE, Suite 103 Kirkland, WA 98034 Direct: 425 - 242 -2411 Cell: 425 - 577 -0415 Fax: 425- 242 -2498 VM: 425 - 242 -2499 doug.bates @us.mcd.com The information contained in this e-mail and any accompanying documents is confidential, may be privileged, and is intended solely for the person and/or entity to whom it is addressed (i.e. those identified in the "To" and "cc" box). They are the property of McDonald's Corporation. Unauthorized review,use, disclosure, or copying of this communication, or any part thereof, is strictly prohibited and may be unlawful. If you have received this e-mail in error, please return the e-mail and attachments to the sender and delete the e-mail and attachments and any copy from your system. McDonald's thanks you for your cooperation. .1:lo• III' - \ 711.,,, AO / lnc 'VAC «:.. \ .\vnr......u711:,,,.\ A Page l of l 0. . j- gyp/. ' YY::• 41 111/^1 A /'111(1'7 u 1' 5B g�1 TRIG TRANSMISSION •� amoN . d _1 SCALE: 1•=47 -0 SITE SKETCH (7/10/07) - TUKWILA WASHINGTON LEGEND MCDONALD'S RESTAURANT — — — — — ECSTIN6 BUILDING FOOTPRINT X t i ? !)CXX 11f)f`C RASED PEDESTRIAN GROS6IN6 LANDSCAPING CONCRETE SPECIALTY PAVING PARKINS REWIRED= 1 FOR EACH 50 9OLARE FT. GF USABLE AREA (1,760 USABLE AREA + 1 .200)= 2460 5PF. 0 = 54 STALLS NEEDED 64 PARKING STALLS PROVIDED INGLUDIN6 4 ACCESSIBLE REVISIONS FREIHEIT & HO ARCHITECTS, INC., P.S. �r Za AGGES6 EMEMIENr. SUITE 202 10940 NE 33RD PLACE BEIL.EV UE. WASHINGTON 98001 125.52/ F 175.026649 • DRAWN 9V: DATE: TNTAT PROJECT NO- 064E PRJNT DATE: 07510107 Man DRAWING NAME 4055235654tq SHEET C61wtl11 14.1101% IM ArgIMe111b fq t} 4 The Riley Group Inc. February 27, 2007 Ms. Anne Thorpe 200 McDonald's USA, Inc. 12131 — 113 Avenue NE, Suite 103 DEC 1 COMM $ 20 UNITY Kirkland, WA 98034 DEVELOP Subject: Geotechnical Engineering Report Riverton Heights McDonald's 15210 Pacific Highway South Tukwila, WA 98188 Project No. 2007 -021 Dear Ms. Thorpe: As requested, The Riley Group, Inc. (Riley) has performed a geotechnical engineering study for the above - referenced site. The attached report presents our findings and recommendations for the geotechnical anticipated aspects for the project design and construction. Our field exploration indicates that the site is generally underlain by 3 feet of loose fill over native soil. The native soil includes 3.5 feet of very loose to loose silty SAND with some gravel, clay, and trace organics overlying medium dense to very dense silty SAND with gravel. The fill consists of loose SAND with trace silt. Test boring B -2 which is located at the southwest portion of the sit encountered 6 feet of loose fill over loose native soil. Groundwater seepage was encountered during our field exploration at depths of 11.5 to 15.0 feet below ground surface (bgs). Based on the subsurface soil observed, the loose soil with organics underneath the site is not suitable for directly supporting building foundations. If the building foundations are directly supported on the loose soil with organic contents, they will be subject to differential settlements due to consolidation. Therefore, we recommend supporting the proposed building and floor slab on pile foundation to transfer the building load to dense soils below the loose soil and organics. Driveway and new pavement sections can be supported on 12 inches of structural fill over geotextile fabrics. Serving the Pacific Northwest Main Office: 17522 Bothell Way NE, Bothell, WA 98011 Tel (425) 415 -0551 • Fax (425) 415 -0311 ii Geotechnical Engineering Report Project Febntaf 2007 y y 42007-021 27 27, , 2 2 Riverton Heights McDonald's, Tukwila, WA 00 0 Alternatively, the proposed building can be supported on conventional spread footing foundations bearing on structural fill after removing all loose soil and organic soil. The expected excavation depth is approximately 8 feet bgs in the south of the proposed building area and 4 feet bgs in the north. The floor slab can be similarly supported on the structural fill. We trust the information presented is sufficient for your current needs. Lf you have any questions or require additional information, please call. Sincerely yours, THE RILEY GROUP, INC. JC /RW Ricky R. Wang, Ph.D., P.E. Chen, P.E. Chien -Lin (Johnny) Principal Engineer Project Engineer The Riley Group, Inc. 1.0 PROJECT DESCRIPTION 1 2.0 SCOPE OF WORK 1 3.0 SITE CONDITIONS 2 2 3.1 SURFACE 2 3.2 SOILS 2 3.3 GROUNDWATER 2 3.4 SEISMIC CONSIDERATIONS 4.0 DISCUSSION AND RECOMMENDATIONS 3 3 4.1 GENERAL 3 4.2 SITE PREPARATION AND GRADING 4 4.3 FOUNDATIONS 6 4.4 SLAB -ON -GRADE CONSTRUCTION 6 4.5 RETAINING WALLS 6 4.6 DRAINAGE 7 4.7 UTILITIES 7 4.8 PAVEMENTS 5.0 ADDITIONAL SERVICES 8 6.0 LIMITATIONS • 1 TABLE OF CONTENTS LIST OF FIGURES Site Vicinity Map Figure 1 Figure 2 Geotechnical Exploration Plan Figure 3 Retaining Wall Drainage Detail Figure 4 Typical Footing Drain Detail LIST OF APPENDICES Appendix A Field Exploration and Laboratory Testing The Riley Group, Inc. 9 • Soil and groundwater conditions > Seismic considerations > Site preparation and grading > Structural fill recommendations > Foundation support The Riley Group, Inc. February 27, 2007 Geotechnical Engineering Report 1 Project y 2 77 2 0 0 Riverton ]]eights McDonald's, Tukwila, WA 1.0 PROJECT DESCRIPTION The project site is located at 15210 Pacific Highway South in Tukwila, Washington. The approximate location of the site is shown on the Site Vicinity Map, Figure 1. The subject site is currently occupied by an existing McDonald's building and asphalt parking. Riley understands that the client is planning to redevelop the site, demolish the existing building, and construct a new McDonald's building (5,062 square feet in size) in the middle portion of the site along with (Op A) prepared by & king and util F Riley's i understanding of the project is base d on a Site Slc tc HO Architects, Inc. dated November 1, 2006. At the time of the preparation of this report, detailed site grading and building plans were not available for our review. Based on our experience with similar projects, we anticipate that the building will be single -story structure supported on perimeter bearing walls and a series of isolated columns. The building loads are typically from 1 to 2 kips per linear foot for perimeter walls, up to 50 kips for interior isolated columns. The recommendations in the following sections of this report are based upon our understanding of the above design features. If actual features vary or changes are made, we should review them in order to modify our recommendations as required. In addition, Riley requests to review final design drawings and specifications to verify that our project understanding is correct and that our recommendations have been properly interpreted and incorporated into project design and construction. 2.0 SCOPE OF WORK On February 13, 2007, Riley drilled a total of six test borings to a maximum depth of 16.5 feet below ground surface (bgs). Test borings were drilled with a truck- mounted, hollow - stem auger drill rig. Test borings B -1 and B -2 were drilled in the proposed parking and driveway areas. Test borings B -3 through B -6 were drilled within the proposed building footprint area. The approximate test boring locations are shown on Figure 2. Using the information obtained from our subsurface exploration, we performed analyses to develop geotechnical recommendations for project design and construction on the following: > Slab -on -grade support > Retaining walls > Drainage > Utilities > Pavements February 27, 2007 Geotechnical Engineering Report 2 project #2007 -021 Riverton Heights McDonald's, Tukwila, WA 3.0 SITE CONDITIONS • 3.1 Surface The site is a trapezoidal - shaped parcel of land approximately 1.75 acres in size. The site is bounded to the north by South 152 Street, to the east by a retail building and an apartment, to the south by a rental storage shop, and to the west by Pacific Highway South. The site is currently occupied by an existing McDonald's building and covered by asphalt parking around the building. The site gently slopes down to the southeast with an overall elevation difference of approximately 10 feet. 3.2 Soils The soils encountered in the test borings are relatively consistent across the site. The typical soil profile consists of 3 feet of loose fill over native soil. The native soil includes 3.5 feet of very loose to loose silty SAND with some gravel, clay, and trace organics overlying medium dense to very dense silty SAND with gravel. The fill consists of loose SAND with trace silt. Test boring B -2 which is located at the southwest portion of the sit encountered 6 feet of loose fill over loose native soil. Review of the Geologic Map of Surficial Deposits in the Seattle 30' by 60' Quadrangle, Washington by James C. Yount, et al. (1993) indicated that the native soils were mapped as Vashon till (Qvt). The native soils include light to dark gray, nonsorted, nonstratified mixture of clay, silt, sand and gravel up to boulder -size. These descriptions are generally different from the soils encountered in our field exploration. The soils we encountered at shallow depth are much looser than the soil described above. More detailed descriptions of the subsurface conditions encountered are presented on the Test Boring Logs, Figures A -2 through A -7 in Appendix A. 3.3 Groundwater Minor groundwater seepage was encountered from 11.5 to 15.0 feet bgs in the test borings B -5 and B -6 during our subsurface investigation. The groundwater seems to be perched above the dense soil layer. Fluctuations in groundwater level should be expected on a seasonal and annual basis. The level will be highest during the extended periods of heavy seepage in the wet winter months. Given the time that the field exploration was performed, Riley believes that the groundwater should be close to the season -high level. 3.4 Seismic Considerations Based on the 2003 International Building Code (IBC), the site soil is Class D (Table 1615.1.1). The earthquake spectral response acceleration at short periods (S is 127% g and at 1- second period (S1) is 44% g. The Riley Group, Inc. • • 3 February 27, 2007 Geotechnical Engineering Re Froject #2007 -021 Riverton Heights McDonald's, Tukwila, WA Liquefaction Liquefaction is a phenomenon where there is a reduction or complete loss of soil strength due to an increase in water pressure induced by vibrations from a seismic event. Liquefaction mainly affects geologically recent deposits of fine- grained sands that are below the groundwater table. Soils of this nature derive their strength from intergranular friction. The generated water pressure or pore pressure essentially separates the soil grains and eliminates this intergranular friction, thus reducing or eliminating the soil's strength. We reviewed the soil conditions encountered during field exploration and assessed the potential for liquefaction of the site's soil during an earthquake. Since the native soil below groundwater is dense to very dense, Riley believes that the potential of soil liquefaction during an earthquake event is low. 4.0 DISCUSSION AND RECOMMENDATIONS 4.1 General Based on our study, the site is suitable for the proposed construction from a geotechnical standpoint. The major geotechnical concern for the project is that the loose soil and organic contents underneath the site may consolidate in the future. If the building is directly supported on the loose soil and organic contents, it will experience a certain amount of differential settlements. In order to avoid the potential of building damage, we recommend supporting the proposed building and floor slab on pile foundation to transfer the building load to dense soil below the loose soil and organics. Driveway and new pavement sections can be supported on 12 inches of structural fill over geotextile fabrics. Alternatively, the proposed buildings can be supported on conventional spread footing foundations bearing on structural fill after removing all loose soil and organics. The expected excavation depth is approximately 8 feet bgs in the south of the proposed building area and 4 feet bgs in the north. The floor slab can be similarly supported on the structural fill. Detailed recommendations regarding the above issues and other geotechnical design considerations are provided in the following sections. These recommendations should be incorporated into the final design drawings and construction specifications. 4.2 Site Preparation and Grading To prepare the site for construction, the existing building and pavements within the proposed building footprint should be demolished and stripped. Surface stripping depths of up to 6 inches should be expected to remove the asphalt surface. All remnants related to previous construction, which occupied the site, should also be cleared and removed from the site. Once clearing, stripping, and other preparing operations are complete, cuts and fills can be made to establish desired building grades. Prior to placing fill, we recommend proofrolling The Riley Group, Inc. • • aFebruaryFebru Geotechnical Engineering Report 4 Project t 1!' 07 1 27 27, . 20 20 Riverton Heights McDonald's, Tukwila, WA all exposed surface to determine if any isolated soft and yielding areas are present. Proofrolling should also be performed in cut areas that will provide direct support for new construction. The on -site excavated soil has organic contents and is not suitable for use as structural fill. We recommend importing a material that meets the grading requirements listed in Table 1. Table 1. Structural Fill U.S. Sieve Size Percent Passing 3 inches No. 4 sieve No. 200 sieve 100 percent 0 to 75 percent 0 to 5 percent * *Based on minus 3/4 inch fraction. Prior to use, Riley should examine and test all materials imported to the site for use as structural fill. Structural fill materials should be placed in uniform loose layers not exceeding 12 inches and compacted to a minimum of 95 percent of the soil's maximum density, as determined by ASTM Test Designation D -1557 (Modified Proctor) until the desired finished grade is met. The moisture content of the soil at the time of compaction should be within about two percent of its optimum, as determined by this ASTM method. 4.3 Foundations As discussed, the major geotechnical concern with this project is loose soil and organics underlying the site. If the foundation is directly supported on the loose soil, the building may experience unacceptable post - construction settlement. To avoid excessive building settlement, we recommend supporting the building using piles to transfer building loads to the competent native soil. Alternatively, the proposed buildings can be supported on conventional spread footing foundations bearing on structural fill after removing all loose soil and organics. Driven Piles Based on the subsurface soil conditions encountered, Riley recommends that 3- to 4 -inch steel pin piles be used for the site. The minimum pile embedment depth is 5 feet into the competent native soil (medium dense silty sand with gravel) below the loose layer. Based on our experience with similar project, the pile capacities listed in Table 2 can be used for structural design and pile layout. Riley expects that the pin pile capacities can be reached at approximately 15 to 20 feet bgs. However, the actual pile termination depth should be determined in the field based on pile driving condition. The Riley Group, Inc. Geotechnical Engineering Report Riverton Heights McDonald's, Tukwila, WA 5 Table 2. Pin Pile Design Capacities (tons) The Riley Group, Inc. February 27, 2007 Project #2007 -021 Pipe Diameter 3" 4" Compression Load 7 10 Uplift Load 3 4 Lateral Load 0.7 1.0 Full single pile capacities can be used, provided that pile spacing is at least three pile diameters. For closer spacing, there will be a slight reduction in the allowable single pile capacity due to group effects. The amount of this reduction will depend on the number of piles in the grouping and their spacing. We can provide this information, if required. The lateral load capacity assumes 1 -inch deflection on the top of the pile. Following the successful installation of the driven piles, you should expect maxitnum total and differential post- construction settlements of `/4 -inch to 1 /2 -inch. Spread Footings Alternatively, Riley recommends that the proposed building foundations be supported on conventional spread footings bearing on structural fill after removing all loose soil and organics. The expected excavation depth is approximately 8 feet bgs in the south of the proposed building area and 4 feet bgs in the north. Perimeter foundations exposed to the weather should be at a minimum depth of 18 inches below final exterior grades. Interior foundations can be constructed at any convenient depth below the floor slab. We recommend designing foundations for a net allowable bearing capacity of 2,500 pounds per square foot (psf) on structural fill. For short-term loads, such as wind and seismic, a 1/3 increase in this allowable capacity can be used. For designing foundations to resist lateral loads, a base friction coefficient of 0.25 can be used. Passive earth pressures acting on the side of the footing and buried portion of the foundation stem wall can also be considered for resisting lateral loads. We recommend calculating this lateral resistance using an equivalent fluid weight of 250 pounds per cubic foot (pcf). At perimeter locations, we recommend not including the upper 12 inches of soil in this computation because they can be affected by weather or disturbed by future grading activity. This value assumes the foundation will be constructed neat against competent fill soil or backfilled with structural fill as described in the Site Preparation and Grading section. The recommended friction and passive resistance values include a safety factor of 1.5. With spread footing foundations as recommended, you should expect maximum total and differential post - construction settlements of 1 -inch and '/2 -inch, respectively. • o 6 Fc.brurny 27, 2007 Geotechnical Engineering Report Project #2077 -0 0 Riverton Heights McDonald's, Tukwila, WA 4.4 Slab -on -Grade Construction With site preparation completed as described in the Site Preparation and Grading section, suitable support for slab -on -grade construction should be provided. Riley recommends that the concrete slab be set on top of piles or firm structural fill. Immediately below the floor slab, we recorrunend placing a 4 -inch thick capillary break layer of clean, free - draining sand or gravel that has less than 5 percent passing the No. 200 sieve. This material will reduce the potential for upward capillary movement of water through the underlying soil and subsequent wetting of the floor slab. Where moisture by vapor transmission is undesirable, an 8 to 10 -mil thick plastic membrane should be placed on a 4 -inch thick layer of clean gravel. The membrane should be covered with 1 to 2 inches of clean, moist sand to guard against damage during construction and to aid in curing of the concrete. For the anticipated floor slab loading, we estimate post - construction floor settlements of '/4- to '/2 -inch. For thickness design of the slab subjected to point loading from storage racks and fork lift vehicle traffic, we reconunend using a subgrade modulus (Ks) of 150 pounds per square inch per inch of deflection (pci). 4.5 Retaining Walls At the time of preparation of this report, Riley is not aware of any new retaining walls proposed for the site. If retaining walls will be needed, they should be designed based on the soil parameters provided below. Riley recommends designing unrestrained walls for an active earth pressure equivalent to a fluid weighing 35 pcf. For restrained walls, an earth pressure unposed by an equivalent fluid weighing 55 pcf should be used for design. For seismic design, an addition uniform load of 5 to 7 H (II is wall height) should be applied to the wall surface. These values assume a horizontal backfill condition without building or traffic surcharge loading on the wall. The walls must also be provided with adequate drainage and should be waterproofed. A typical retaining wall drainage detail is shown on Figure 3. 4.6 Drainage Surface Final exterior grades should promote free and positive drainage away from building. Water must not pond or collect adjacent to foundations or within the immediate building area. We reconunend providing a minimum drainage gradient of 3% for a minimum distance of 10 feet from the building perimeter, except in paved locations. In paved locations, a minimum gradient of 1% should be provided unless provisions are included for collection and disposal of surface water adjacent to the structure. The Riley Group, Inc. • 2007 0 7, 2 20 arFebruary rb Feu Geotechnical Engineering Report 7 Project #2007-021 220 Riverton Heights McDonald's, Tukwila, WA Subsurface We recommend installing perimeter foundation drains. A typical recommended drain detail is shown on Figure 4. The foundation drains and roof downspouts should be tightlined separately to an approved discharge facility. Subsurface drains must be laid with a gradient sufficient to promote positive flow to a controlled point of approved discharge. Infiltration Riley understands that an infiltration system is being considered for the on -site disposal of storm water run -off. Riley performed an infiltration test at a depth of 4 feet bgs in test boring B -5. Soil encountered was medium dense silty sand with gravel and trace organics. The test was performed in accordance with a falling head percolation test procedure that generally used in the area. The field rate was measured between 4 to 8 inches per hour. The field infiltration rate cannot be used directly for system design. Based on our experience with similar projects in the area, Riley recommends that an allowable infiltration rate of 2.5 inches per hour be used for infiltration system design. Riley recommends that the proposed infiltration surface consist of native sand and gravel without impermeable layers. If isolated silt or clay lenses or other unsuitable soils are encountered, they should be overexcavated and replaced with gravel. A geotechnical engineer should observe the infiltration system construction. 4.7 Utilities Utility pipes should be bedded and backfilled in accordance with American Public Works Association (APWA) specifications. For site utilities located within the City of Tukwila right -of -ways, bedding and backfill should be completed in accordance with City of Tukwila specifications. The trench backfill should be placed and cotnpacted as structural fill, as described in the Site Preparation and Grading section. Where utilities occur below unimproved areas, the degree of compaction can be reduced to a minimum of 90 percent of the soil's maximum density as determined by the referenced ASTM standard. As noted, soils excavated on -site are not suitable for use as backfill. Structural fill will need to be imported for backfilling the trenches. The backfill material should satisfy the structural fill requirements listed in the Site Preparation and Grading section. 4.8 Pavements The asphalt pavement on the existing parking seems to be in acceptable condition. For typical passenger vehicles, the final pavement can be fuushed by overlaying 2 inches of asphalt concrete. In area where existing pavement surface will be removed during construction, the new pavement section should be constructed using the procedure in the following sections. The Riley Group, Inc. o February 27, 2007 Geotechnical Engineering Report 8 Project #2 0 Riverton Heights McDonald's, Tukwila, WA Pavement subgrades should be prepared as described in the Site Preparation and Grading section of this report and as discussed below. The subgrade should consist of at least 12 inches of structural fill. Typically, a geotextile fabric such as Mirafi 500X or equivalent can be placed on the subgrade. Regardless of the relative compaction achieved, the subgrade must be firm and relatively unyielding before paving. This condition should be verified by proof - rolling with heavy construction equipment or hand probe by inspector. With the pavement subgrade prepared as described above, we recommend that the general parking area be paved with flexible pavement surface. The following pavement sections are recommended: > For heavy truck traffic areas: 3 inches of asphalt concrete (AC) over 6 inches of crushed rock base (CRB) over 12 inches of structural fill; and > For general parking areas: 2 inches of AC over 4 inches of CRB over 12inches of structural fill. The asphalt paving materials used should conform to the Washington State Department of Transportation (WSDOT) specifications for Class B asphalt concrete and CRB surfacing. Long -tern pavement performance will depend on surface drainage. A poorly- drained pavement section will be subject to premature failure as a result of surface water infiltrating into the subgrade soils and reducing their supporting capability. For optimum pavement performance, surface drainage gradients of no less than two percent are recommended. Also, some degree of longitudinal and transverse cracking of the pavement surface should be expected over tune. Regular maintenance should be planned to seal cracks when they occur. 5.0 ADDITIONAL SERVICES Riley is available to provide further geotechnical consultation as the project design at develops. We should review the final design and specifications io properly d ent r p interpreted and ea and foundation recommendations p incorporated into project design and construction. Riley is also available to provide geotechnical engineering and monitoring services during construction. The integrity of the earthwork and construction depends on proper site preparation and procedures. In addition, engineering decisions may have to be made in the field in the event that variations in subsurface conditions become apparent. Construction monitoring services are not part of this scope of work. If these services are desired, please let us know and we will prepare a cost proposal. The Riley Group, Inc. b Geotechnical Engineering Report 9 2007 Project February #2007-02I 27, 2200 0 Riverton Heights McDonald's, Tukwila, WA 6.0 LIMITATIONS This report is the property of The Riley Group, Inc., McDonald's USA, Inc., and their designated agents and was prepared in accordance with generally accepted geotechnical engineering practices. This report is intended for specific application to the Riverton Heights McDonald's at 15210 Pacific Highway South in Tukwila, Washington and for the exclusive use of McDonald's USA, Inc. and its authorized representatives. No other warranty, expressed or implied, is made. The analyses and recommendations presented in this report are based upon data obtained from the test borings drilled on -site. Variations in soil conditions can occur, the nature and extent of which may not become evident until construction. If variations appear evident, The Riley Group, Inc. should be requested to reevaluate the recommendations in this report prior to proceeding with construction. The Riley Group, Inc. Si70TH ST = S 1467 144T RI S 152ND ST Bow Lake Reservoir -Dam 0 1707 ST 5=1 ST 1 36TH S 137THgT Scab 1 : 24,000 1 "e 2000 ft W NO 1E00 Ob0 ]OW fl✓ North Clear Zone L nnistDir.ternt 0 www.delorme. i 30114 ST CELT R �'^"� ® 2002 DeLorme. Topo USA O. Data copyright of content owner. A Hp {pp - No 100 000 . The Riley Group, Inc. 17522 BOTHELL WAY NE BOTHELL, WASHINGTON 98011 Riverton Heights McDonald's Site Vicinity Map Figure 1 Site Address: 15210 Pacific Highway South, Tukwila, Washington a t.ev+wx. H•lb r h 1+ 1 •11,s.• t r, ru• , *zaW r, ,r #a Nti •x.:M iYYli'RL ti.V'• i•K _r:1^ es evaora.VNIS. •raatr0:4:0x,l so4s•wa S rrE SKETCH 0TION.G MCDONALD'S RESTAURANT :thY.14 Wafai, ,13 4 P e. 11 , + .<1-45". -c— 1 N + r 1 101.1.00.111114911.11MINIVAWII. LAM FREIHEIT & HO AP,C111TECTS, INC., P.S. [Ann. flt '- rW -. e• •� Reference: Figure modified from Site Sketch prepared by Freiheit & HO Architects, Inc. dated November 1, 2006. Not to Scale Geotechnical boring location drilled B -1 by The Riley Group, Inc. on February 13, 2007 The Riley Group, Inc. 17522 BOTHELL WAY NE BOTHELL, WASHINGTON 98011 Riverton Heights McDonald's Riley Project #2007 -021 Geotechnical Exploration Plan Site Address: 15210 Pacific Highway South, Tukwila, Washington Figure 2 oO 0 0 a oe OQ(1 000 a o a O. 0 "00 o 12" MINIMUM WIDE --- FREE— DRAINING GRAVEL 12" MIN. FILTER FABRIC MATERIAL 4 0 00 / 4" DIAMETER PVC PERFORATED PIPE SLOPE TO DRAIN NOT TO SCALE L 12" OVER THE PIPE L 3 BELOW THE PIPE EXCAVATED SLOPE (SEE REPORT FOR APPROPRIATE INCLINATIONS) COMPACTED STRUCTURAL BACKFILL (NATIVE OR IMPORT) .,�x.. The Riley Group, Inc. 17522 BOTHELL WAY NE BOTHELL, WASHINGTON 98011 Riverton Heights McDonald's Retaining Wall Drainage Detail Figure 3 Site Address: 15210 Pacific Highway South, Tukwila, Washington BUILDING SLAB 4 d .. a . • e e a a 4" PERFORATED PIPE 3/4" WASHED ROCK OR PEA GRAVEL :.., COMPACTED , ..; ;STRUCTURAII. r iO.•O. / \j NOT TO SCALE FILTER FABRIC The Riley Group, Inc. 17522 BOTHELL WAY NE BOTHELL, WASHINGTON 98011 Riverton Heights McDonald's Typical Footing Drain Detail Figure 4 Site Address: 15210 Pacific Highway South, Tukwila, Washington • 1 Geotechnical Engineering Report February 27, 2007 Riverton Heights McDonald's, Tukwila, WA Project 112007 -021 APPENDIX A FIELD EXPLORATION AND LABORATORY TESTING Riverton Heights McDonald's 15210 Pacific Highway South Tukwila, WA 98188 On February 13, 2007, we performed our field exploration using a truck - mounted drill rig. We explored subsurface soil conditions at the site by advancing eight test borings to a maximum depth of 16.5 feet below existing grade. The test boring locations are shown on Figure 2. The test boring locations were approximately determined by measurements from existing property lines and streets. The Test Boring Logs are presented on Figures A -2 through A -7. A geologist/engineer from our office conducted the field exploration and classified the soil conditions encountered, maintained a log of each test boring, obtained representative soil samples, and observed pertinent site features. All soil samples were visually classified in accordance with the Unified Soil Classification System (USCS) described on Figure A -1. Representative soil samples obtained from the test borings were placed in closed containers and taken to our laboratory for further examination and testing. The moisture content of a typical sample was measured and is reported on the Test Boring Logs. The Riley Group, Inc. o To IY CO .c O J E u O o Q � O U 2 2 0 w Z O) O • 0 W � Z Lt_ MA a> 0) N d z JOR DIVISIONS GRAVELS More than 50% of coarse fraction is larger than No. 4 sieve SANDS More than 50% of coarse fraction is smaller than No. 4 sieve CLEAN GRAVELS <5% fines GRAVELS with fines CLEAN SANDS <5% fines SANDS with fines SC ML SILTS AND CLAYS Liquid limits less than 50% SILTS AND CLAYS Liquid limits greater than 50% HIGHLY ORGANIC SOILS L_ J O w � Q i The Riley Group, Inc. 17522 BOTHELL WAY NE BOTHELL, WASHINGTON 98011 LETTER SYMBOL GW GP GM GC SW SP SM CL OL MH CH OH PT Density SPT (Blows /Foot) Very loose 0 -4 Loose 4 -10 Medium dense 10 -30 Dense 30 -50 Very dense >50 Consistency Very soft Soft Medium stiff Stiff Very stiff Hard SPT (Blows /Foot) 0 -2 2 -4 4 -8 8 -15 15 -30 >30 TYPICAL DESCRIPTION Well- graded gravels, gravel -sand mixtures, little or no fines. Poorly- graded gravels, gravel -sand mixtures, little or no fines. Silty gravels, gravel- sand -silt mixtures, non - plastic fines. Clayey gravels, gravel- sand -clay mixtures, plastic fines. Well- graded sands, gravelly sands, little or no fines. Poorly- graded sands or gravelly sands, little or no fines. Silty sands, sand -silt mixtures, non - plastic fines. Clayey sands, sand -clay mixtures, plastic fines. Inorganic silts, rock tlour, clayey silts with slight plasticity. Inorganic clays of low to medium plasticity, (lean clay). Organic silts and organic clays of low plasticity. Inorganic silts, elastic. Inorganic clays of high plasticity, (fat clays). Organic clays of high plasticity. Peat. DEFINITION OF TERMS AND SYMBOLS Z 0 Tr Pp DD LL PI 2" Outside diameter split spoon sampler 2.4" Inside diameter ring sampler or Shelby tube Water level (date) Torvane reading, tsf Penetrometer reading, tsf Dry density, pcf Liquid limit, percent Plasticity index Standard penetration, blows per foot Riverton Heights McDonald's Unified Soil Classification System Figure A -1 Site Address: 15210 Pacific Highway South, Tukwila, Washington Logged by : PL Date: 2/13/07 Boring No. B -1 Approximate Elev.: N/A Soil Description Asphalt 3" underlain by gravel 6 ". Brown SAND with trace silt, (Fill). Gray silty SAND with some gravel, damp, medium dense, (SM). Gray silty SAND with little gravel and organics, moist, dense, (SM). Terminated at 9.0'. No groundwater seepage encou nterred. The Riley Group, Inc. 1 17522 BOTHELL WAY NE BOTHELL, WASHINGTON 98011 Consistency/ Relative Depth Density (feet) Loose Medium Dense Dense 5 — 10 — 15 a) 0 E 1 (N) Blows /ft 15 30 Moisture Content ( %) 14.3 27.1 Riverton Heights McDonald's Test Boring Log B -1 l Figure A -2 Site Address: 15210 Pacific Highway South, Tukwila, Washington 1 Logged by : PL Date: 2/13/07 Boring No. B -2 Approximate Elev.: N/A Soil Description Asphalt 3" underlain by gravel 6 ". Brown SAND with trace to little silt, loose, (Fill). Dark brown to gray silty SAND with trace gravel, trace organic clay, damp, loose, (SM). Terminated at 9.0'. No groundwater seepage encounterred. The Riley Group, Inc. 17522 BOTHELL WAY NE BOTHELL, WASHINGTON 98011 Consistency/ Relative Depth Density (feet) Loose Loose - 5 -- 15 — 10 a m (N) Blows /ft 8 7 Moisture Content ( %) 8.8 16.1 Test Boring Log B -2 Riverton Heights McDonald's Figure A-3 Site Address: 15210 Pacific Highway South Tukwila, Washington Logged by : PL Date: 2/13/07 FP- The Riley Group, Inc. : � 17522 BOTHELL WAY NE BOTHELL, WASHINGTON 98011 Boring No. B -3 Test Boring Log B -3 Approximate Elev.: N/A Riverton Heights McDonald's Figure A -4 Site Address: 15210 Pacific Highway South Tukwila, Washington Soil Description Consistency/ Relative Density Depth (feet) owes (N) Blows /ft Moisture Content ( %) Asphalt 3" underlain by gravel 6 ". Brown SAND with ittle silt, (Fill). _- Loose 5 0 19 25 13.8 21.9 12.9 Homogenous brown to dark brown to gray SAND with little silt, trace organics, to silty SAND with trace gravel, damp, very loose, (SM). Very Loose __ Mottled brown to gray silty SAND with little gravel and silt, slightly plastic, damp, medium dense, (SM). Medium -- Dense 10 — Brown silty SAND with little gravel with SAND Tens (15.7' - 15.9' moist), damp, medium dense, (SM). Medium Dense -- — 15 _ _ Terminated at 16.5'. No groundwater seepage encounterred. Logged by : PL Date: 2/13/07 FP- The Riley Group, Inc. : � 17522 BOTHELL WAY NE BOTHELL, WASHINGTON 98011 Boring No. B -3 Test Boring Log B -3 Approximate Elev.: N/A Riverton Heights McDonald's Figure A -4 Site Address: 15210 Pacific Highway South Tukwila, Washington l 4 Q • • Logged by : PL Date: 2/13/07 Boring No. B -4 Approximate Elev.: N/A Soil Description Asphalt 3" underlain by gravel 6 ". Brown SAND with ittle silt, (Fill). Gray silty SAND with some gravel, trace organic clay, damp, loose, (SM). Mottled orange brown to dark brown silty SAND with some gravel, trcae clay, damp, medium dense, (SM). Brown silty SAND with SAND Tens (16.0' - 16.1' moist), transitioning to mottled orange brown sandy SILT with clay, damp, stiff, (ML /SM). Terminated at 16.5'. No groundwater seepage encounterred. The Riley Group, Inc. I 17522 BOTHELL WAY NE BOTHELL, WASHINGTON 98011 Consistency/ Relative Depth Density (feet) Loose Loose Medium Dense Stiff /Medium -- Dense - 5 -- 10 15 a) 0 (N) Blows /ft 4 20 14 Moisture Content ( %) 8.2 12.1 17.6 Test Boring Log B -4 Riverton Heights McDonald's Figure A -5 Site Address: 15210 Pacific Highway South, Tukwila, Washington f ' t • • Logged by : PL Date: 2/13/07 Boring No. B -5 Approximate Elev.: N/A Soil Description Asphalt 3" underlain by gravel 6 ". Brown SAND with trace silt, (Fill). Mottled orange brown to brown to gray silty SAND with some gravel, trace organci clay, slight plasticity, damp, medium dense, (SM). Brown silty SAND with some gravel, damp, medium dense, (SM). Brown silty SAND with some gravel, damp to wet, very dense, (SM). Terminated at 16.5'. Groundwater seepage encounterred at 15.0' The Riley Group, Inc. 17522 BOTHELL WAY NE BOTHELL, WASHINGTON 98011 Consistency/ Relative Depth Density (feet) Loose Medium Dense Medium Dense Very Dense 5 10 -- 15 a co (N) Blows /ft 16 19 73/12" Moisture Content (0/0 13.3 11.5 12.3 ...Y_(211 3/07) Riverton Heights McDonald's Test Boring Log B -5 Figure A -6 Site Address: 15210 Pacific Highway South, Tukwila, Washington Logged by : PL Date: 2/13/07 Boring No. B -6 Approximate Elev.: N/A Soil Description Asphalt 3" underlain by gravel 6 ". Brown SAND with trace silt, (Fill). Mottled orange brown to grayish brown silty SAND with some gravel and silt, damp, medium dense, (SM). Brown silty SAND with some gravel, damp (moist/wet @ tip), medium dense, (SM). Brown silty SAND with some gravel, damp, very dense, (SM). Terminated at 16.5'. Groundwater seepage encounterred at 11.5' The Riley Group, Inc. 17522 BOTHELL WAY NE BOTHELL, WASHINGTON 98011 Consistency/ Relative Depth Density (feet) Loose Medium Dense Medium Dense Very Dense 5 10 15 a) a E e7 (N) Blows /ft 22 50/5" Moisture Content ( %) 9.0 Test Boring Log B - 6 (2/13/07) (No Recovery) Riverton Heights McDonald's Figure A -7 Site Address: 15210 Pacific Highway South Tukwila, Washington lb STATE OF WASHINGTON EXECUTED at 1 CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan r+ ci.tukwila.wa.us SUBSCRIBED AND SWORN TO BEFORE ME ON THIS AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY NOTARY PUBLIC in and for the State of Washington residing at • RECEIVED DEC 18 2001 COMMUNITY DEVELOPMENT ��rput -A-42O ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. 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), (state), on , 20 Print Name Address Phone Number Signature On this day personally appeared before me 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. DAY OF , 20 My Commission expires on P: \Planning Forms \ Applications \ BARApp-06-07.doc, 06 /12/07 1 Tukwila, WA 046 -0005 Project: Rebuild of Restaurant It is hereby agreed as follows: RIGHT OF ENTRY MCDONALD'S REAL ESTATE COMPANY, a Delaware corporation (hereinafter known as "Owner ") does hereby grant and convey unto the GRANTEE, City Of Tukwila, a municipal corporation and its assigns (hereafter known as "the City"), the rights of ingress and egress over, across and upon the following described land for the purpose of reviewing the premises in order to facilitate the permitting process, in accordance with the following agreements: 1. The Owner represents and warrants that it is the owner(s) of that certain parcel(s) of land described as follows: As legally described in Exhibit "A" ("Property') 2. The City is about to place personnel and /or equipment on said lands in order to conduct certain site assessments for the purpose of facilitating the permitting process ("Work"). 3. The Owner shall allow the City, its employees and agents the right to ingress, egress and remain on the above described Property, in a reasonable manner, for the above mentioned reasons to work at all reasonable times. 4. The City shall indemnify, defend, protect and save harmless the Owner, its lessees, licensees, employees, agents, contractors and assigns, and each of their lessees, licensees, employees, agents, contractors and assigns from and against any and all claims, damages, loss of or destruction of property, expenses and costs (including, but not limited to, reasonable attorney's fees and court costs) whatsoever, suffered by the Owner, his successors and assigns caused by said Work in connection with said project; however, the City shall not be so obligated in the event of gross negligence or willful misconduct of the Owner its successors and assigns, tenants, and licensees causing damage, loss or destruction. 5. The City shall upon completion of said Work in connection with said project described herein, remove all debris and restore the affected surface to the same or better condition that was present immediately prior to the City's entry thereon excepting any modifications or improvements made as a part of the Work. 6. The City hereby covenants and warrants to Owner that it has secured all of the necessary permits and approvals required to complete the City's Work. Document #: 448968-v1 7. Owner hereby reserves all such rights and privileges in the Owner's Property as may be used and enjoyed by Owner subject to the terms of this Right of Entry. 8. The City shall enter upon the Property and conduct the City's Work at its sole risk, cost and expense. The City hereby waives and relinquishes any and all claims, liabilities, causes of action, demands, costs and expenses related to the subject matter of this Right of Entry now or hereafter arising in the City or any of its employees', contractors' or agents' favor with respect to injury to persons or property occasioned by, directly or indirectly, the conditions of the Owner's Property or any improvements thereon or any other facts or occurrences with respect to the City's conduct under this Right of Entry. The terms of this agreement shall be binding on the heirs, successors and assigns of the parties and shall be a covenant running with the land until March 31, 2008; when this agreement shall expire. Dated: Owner: McDonald's Real Estate Company City of Tukwila Document #: 448968 -v1 City: fa' etz-e Dtp 01;444.-4 STATE OF ILLINOIS ) SS: COUNTY OF DUPAGE ) ACKNOWLEDGMENT McDonald's Real Estate Company 1, Amy A. Evans, a Notary Public in and for the county and state aforesaid, DO HEREBY CERTIFY that Consuelo Boyd, as Attomey -in -Fact, of McDonald's Real Estate Company, having a principal place of business at One McDonald's Plaza, Oak Brook, Illinois 60523, who is personally known to me to be the same person whose name is subscribed to the foregoing instrument as such Attorney -in -Fact appeared before me this day in person and acknowledged that she signed, sealed and delivered the said instrument as her free and voluntary act as such Attorney -in -Fact respectively and as the free and voluntary act of said corporation for the uses and purposes therein set forth. Given under my hand and notarial seal, this 14th day of December, 2007. Amy A. Evans, Notary P,,Gblic OFFICIAL SEAL AMY A EVANS NOTARY PUBUC - STATE O ti 2 MY COMMISSION EXP My commission expires: 12/2/09 • • 1 McDonald's Design Review I. Introduct Construction o 51 ! 5 . uare foot fast food restaurant with parking, landscaping, and a c l) ' trash enclosure on 5 acres. 1 90u r pp ��«•` > ( 4 II. Outline of Items A. Review of existing development B. Discuss zoning and adjacent land uses C. Review of proposed development D. Coordination Issues III. Standard of Review TIB Redevelopment and Manual IV. Review of existing Development A. Existing Building was constructed in 1962 and is larger than the proposed building (4974 square feet). B. 71 parking stalls located on the site C. Substandard street frontage on International Blvd 61 11)(ct PC-4(11C (±A/ V - . Surrounding Land uses A. Zoning B. Uses C. How the street grid functions VI. Proposed Development VII. Coordination Issues vi ev' ri X 2-1 A. Review of Site Plan 1. 70 percent of store volume is via the drive through window 2. Review store design and problem with locating the building at the corner 3. Talk about drive through window design 4. cutback lanes �{ 5. Plaza Area _ ( eAl �7� ►'f`ti 6. Pedestrian Plaza B. Review of Elevations C. Review of Landscaping Plan D. Lighting Plan • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan @ci.tukwila.wa.us • RECEIVED DEC 18 2001 COMMUNITY DEVELOPMENT APPLICATION NAME OF PROJECT/DEVELOPMENT: — I ►� �.,� S LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). �}3 ac(2)c, Gi C. _ 43 OGc}v d'f DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the owner /applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: Address: OGC4 He_ -t o Phone: FAX: 827 2-4 E -mail: "+1 't 1 / 4 1,s. p Signature: P:\ Planning Forms\ Applications\ BARApp-06- 07.doc � G - &t 2,cr .�s. -tc Gt 'aC "Z Date: JZ/it4a June 6, 2007 PUBLIC HEARING DESIGN REVIEW FOR STAFF USE ONLY Permits Plus Type P -DR Planner: File Number: / 0 7 - 09 Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan @ci.tukwila.wa.us • RECEIVED DEC 18 2001 COMMUNITY DEVELOPMENT APPLICATION NAME OF PROJECT/DEVELOPMENT: — I ►� �.,� S LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). �}3 ac(2)c, Gi C. _ 43 OGc}v d'f DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the owner /applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: Address: OGC4 He_ -t o Phone: FAX: 827 2-4 E -mail: "+1 't 1 / 4 1,s. p Signature: P:\ Planning Forms\ Applications\ BARApp-06- 07.doc � G - &t 2,cr .�s. -tc Gt 'aC "Z Date: JZ/it4a June 6, 2007 PUBLIC HEARING DESIGN REVIEW Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning APPLICATION MATERIALS: ✓ 1. Application Checklist (1 copy) indicating items submitted with application. L 2. Completed Application Form and drawings (5 copies). ✓ 3. One set of all plans reduced to 8 1/2" by 11" or 11" by 17 ". 4. Application Fee $1,635. - 5. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (1 copy attached). '� 6. SEPA Environmental Checklist if required (see SEPA Application Packet). PUBLIC NOTICE MATERIALS: ✓ 7. Payment of a $365 notice board fee to FastSigns Tukwila or Provide a 4' x 4' public notice board on site within 14 days of the Department determining that a complete application has been received (see Public Notice Sign Specifications Handout). 8. Payment of a $105 mailing label fee to the City of Tukwila or Provide two (2) sets of mailing labels for all property owners and tenants (residents or businesses) within 500 feet of the subject property. Note: Each unit in multiple - family buildings - -e.g. apartments, condos, trailer parks - -must be included (see Public Notice Mailing Label Handout). r I - (" 9. If providing own labels King County Assessor's map(s) which shows the location of each property within 500 ft. of the subject lot. PROJECT DESCRIPTION AND ANALYSIS: / l/ 10. Concurrency test notices for water, sewer, surface water and traffic unless the project is exempt from SEPA (see SEPA Application Packet). 11. Sewer and water availability letters are required from the provider district if additional plumbing fixtures are proposed and the area is not serviced by the City of Tukwila. Forms are available at the DCD office. / 12. A written discussion of project consistency with decision criteria, see application. This is your opportunity to highlight the design features of your project. ` ✓ 13. Provide two copies of sensitive area studies such as wetland or geotechnical reports if needed per Tukwila's Sensitive Areas Ordinance (TMC 18.45). See Geotechnical Report Guidelines and Sensitive Area Special Study Guidelines (online at www.ci .tukwila.wa.us /dcd/dcdplan.htm) for additional information. SURVEY: P \ Planning Forms\ Applications\ BARApp -06- 07.doc RECEIVE" 2001 • 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, or should be submitted at a later date for use at the public hearing (e.g. colored renderings). Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206 - 431 -3670 (Department of Community Development) and 206 -433 -0179 (Department of Public Works). June 6, 2007 Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning / 14 (a) The survey must include a graphic scale and north arrow. It shall be drawn with black ink in record of survey format. This shall be stamped by the surveyor. V (b) An existing and proposed boundary and topographic survey (2 ft. contours including a minimum 20 ft. beyond the property line) with all structures, easements, encumbrances and right - of -way width. Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations to NGVD 1929, if in a flood zone or flood -prone area. St r- R's' (c) Existing and proposed building footprints. MA (d) Fire access lanes and turn- arounds per Fire Department standards. l p1/44.aq (e) Dash in required setback distances from all parcel lot lines. SITE PLAN: 15 (a) The site plan must include a graphic scale, north arrow and project name. Maximum size 24" x 36 ". / (b) Existing and proposed building footprints. (c) Vicinity Map with site location, does not have to be to scale. /VI' (d) Fire access lanes and turn- arounds per Fire Department standards. (e) Parking lots with dimensioned stalls and drive aisles. i (f) Loading and service areas. M (g) Fences, rockeries and retaining walls with called out colors, height and materials. (h) Street furniture such as benches and bike racks. 17 (i) Pedestrian connections between the building entrance(s) and the sidewalk/public street. f ff (j) In MDR and HDR zones provide a development coverage calculation (maximum 50 %). LANDSCAPE PLAN: 16 (a) Landscape planting plan that meets the standards at TMC 18.52 by a Washington State licensed landscape architect. One set of all plans and analyses shall have an original Washington State registered Landscape Architect stamp and signature. Plans must include the type, quantity, spacing and location of all plantings. Maximum size 24" x 36 ". (b) Show all existing trees to be retained and any tree protection measures required (for example fencing at drip line). SENSITIVE AREAS PLAN: `� i " 17 (a) Location of all sensitive areas (e.g. streams, wetlands, slopes over 15 %, coal mine areas and important geological and archaeological sites). For stream frontage provide existing and proposed top of stream bank, stream bank toe, stream mean high water mark, and base flood elevation (i.e., 100 yr. flood). Maximum size 24" x 36 ". il (b) Location of all required sensitive area buffers, setbacks tracts and protection measures. i ii°' (c) Show all significant trees (4" or more in diameter measured 4.5 feet above grade), indicating those to be retained and those to be removed. A tree permit will be required for removal of any significant trees within a sensitive area or its buffer. a hJ1� (d) Existing and proposed building footprints. CIVIL PLANS: 18 (a) One set of all civil plans and analyses shall be stamped, signed and dated by a licensed professional engineer. Include a graphic scale and north arrow. Maximum size 24" x 36 ". (b) Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations to NGVD 1929, if in a flood zone or flood -prone area. See www.ci.tukwila.wa.us/pubwks/bulletins/floodcontrol.psif for further information P \ Planning Forms \ Appli ations \BARApp- 06- 07.doc June 6, 2007 Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning (c) Existing (dashed) and proposed (solid) topography at 2' intervals. (d) Total expected cut and fill. (e) Existing and proposed utility easements and improvements, on site and in street (water, sewer, power, natural gas, telephone, cable). Schematic designs to be provided regardless of purveyor (e.g. site line size, location, and size of public main). No capacity calcs, invert depth, valve locations or the like are needed. (f) Storm drainage design at least 90% complete, which meets the King County Surface Water Design Manual (KCSWDM). Include a Technical Information Report (TIR) including feasibility analysis if required by the Manual. Call out total existing and proposed impervious surface in square feet. Include all storm drainage conveyance systems, water quality features, detention structures, maintenance access and safety features. For additional guidance contact Public Works or go to www.ci. tukwila. wa. us /pubwks /pwpermit.htm#techinfo. (g) Locate the nearest existing hydrant and all proposed hydrants. NIA (h) Show the 100 yr. flood plain boundary and elevation as shown on FEMA maps. (i) Plan, profile and cross - section for any right -of -way improvements. (j) Show planned access to buildings, driveways, fire access lanes and turn- arounds. OTHER: A94-1 9tettm_S 19. Dimensioned and scalable building elevations with keyed colors and materials. Show mechanical equipment and/or any proposed screening. 5t£ A7- 4 Z 1, 20. Color and materials board accurately representing the proposed project. / 21. A rendering or photo montage showing the project in context is recommended. If submitted it must accurately show the project and be from a realistic perspective (5 to 6 feet above the sidewalk). li 22. Luminaire plan including location and type of street and site lighting. Include proposed fixture cut sheets, site light levels (foot - candles), and measures to shield adjacent properties from glare. _ . U 23. All existing and proposed signage with sign designs and locations. P: \Planning Forms \ Applications \BARApp -06- 07.doc June 6, 2007 RSB -RCS /L SERIES Fixture Specifications • One -piece formed aluminum housing • Hydrorormed aluminum reflector • Die cast zinc latches permit tool -free entry • High power factor ballast with -20 °F starting • Consult factory for external glare shield options ORDERING INFORMATION SAMPLE CATALOG NUMBER RSB -RCX XXXXXXX XX X Series Wattage/Source Finish Distribution SERIES RSB -RCS RSB Series - Small RSB -RCL RSB Series - Large WATTAGE /SOURCE' 100MH 100 watt metal halide (RCS) 175MH 175 watt metal halide (RCS) 250MH 250 watt metal halide (RCS) 400MH 400 watt metal halide (RCS /L) 1000MH 1000 watt metal halide (RCL) 100HPS 100 watt high pressure sodium (RCS) 150HPS 150 watt high pressure sodium (RCS) 250HPS 250 watt high pressure sodium (RCS) 400HPS 400 watt high pressure sodium (RCS /L) 1000HPS 1000 watt high pressure sodium (RCL) s • Lamp and arm included • Flat tempered glass lens • Luminaire finished in weatherproof powder -coat paint • Available with photocell and polycarbonate shield • Rotatable optics (RCL only) FINISH' DB BK WH XX Voltage Dark Bronze Black White 3 Type III 4 Type IV 5 Type V (square) A HUBBELL LIGHTING, INC. COMPANY Performance Designed Lighting Products DISTRIBUTION VOLTAGE MT Multi -tap ballast (120, 208. 240, 277) 48 480 volt 1 Consult factory for other wattages and Pulse Start availability. 2 Consult factory for other finishes. The RSB -RCS /L Series rectangular shoebox is offered in a variety of lighting distributions with sharp cutoff to meet the challenging demands of today's site lighting projects. IMMIX Removable Ballast Compartment Lamp Ftgcs JED o! 1k c r' O : y.. MAR o 6 zoos A c RSB -RCS 8 —E- 16.25" 23.5" 8.0" 5.0" 10.0" 1.7 RSB -RCL 22.7" 30.6 10.7" 5.0" 10.0" 3.0 www.securitylighting.com ACCESSORIES 1 BIKE LOOPS /RACKS • Bike Loop Individual in- ground or surface - mounted loops that can be configured in several different ways Each loop entirely Plastisol- coated for maintenance -free loop and to add protection against scratches to the bikes Model Description BL100 36" Bike Loop - In- Ground BL101 36" Bike Loop - Surface -Mount BL10S Carousel Bike Rack - Surface -Mount BL106 Carousel Bike Rack - In- Ground • '''uf1 ANC.' COLOq CHOICE. Make your landscaping stand out by accentuating it with accessories. We offer several items in various styles, ranging from bike racks, planters and litter receptacles to ash urns and umbrellas. All accessories will complement any of our series. Wabash Valley offers two types of bike- securing systems to keep riders' bikes safe. Bike Carousel Accommodates up to eight bikes • In- ground or surface -mount option Main support tube fabricated from powder- coated tubing • Each spoke Plastisol- coated Jrlace and In ground mounts must he adequately anchored Specifications can be found on page 153 Weight Price 27 Ib. $62.00 32 Ib. 69.00 38 Ib. 136.00 38 Ib. 140.00 • RECEIVED CITY OF rt tl.W to :MAR 0 6 2006 PERMIT CENTER • SG215(P) - Basic Frame Wabash Valley's single- pedestal tables are available in: • In- ground and surface -mount options (basic frame only) • Diamond and perforated patterns • 2 -, 3- and 4 -seat options • 40 -inch or 46 -inch sizes (round only available in 46 -inch size) SG247(D'i - Pi en Frame SIGNATURE SQUARE AND ROUND SINGLE-PEDESTAL TABLES SG226(P) - Superir In- ground options are available in either: • Basic frame (shown on SG215(P) above) • Patented superior frame (shown on SG226(P) above) • Patent - pending premium frame (shown on SG247(D) a All 46 -inch square and round, 2- and 3 -seat options are AD/ Tables come standard with umbrella holes. Surface and in- ground mounts must be adequately anchored Specifications can be found • Model SG214 50215 SG-16 SG217 5G219 50220 50221 50222 50224 SG225 50226 50227 50236 • SG237 SG239 SG240 56241 56242 .- 56244 SG245 SG246 SG247 SG249 :L SG250 SG251 5G252 SG254 SG255 SG256 SG257 T ^Qco_iiiL- Description 40" r,qwir: Tuble - 4 Seat. 40" Square Table - 4 Seat`. 40" `,quaIr T,ILIe 4 Sea1:, 40" Squire Table - 4 Seats 40" Squaw Table 3 Seats 40" Square Table - 3 Seats 40" Square. Table - 3 Seats 40" Square Table - 3 Seats 40" Square Table - 2 Seats 40" Square Table - 2 Seats 40" Square Table - 2 Seats 40" Square Table - 2 Seats 46" Square Table - 4 Seats 6231 46" Square Table - 4 Seats - In- Ground - Superior Frame SG232 46" Square Table - 4 Seats - In- Ground - Premium Frame SG234 46" Square Table - 3 Seats - Surface -Mount Basic Frame (SG235 46" Square Table - • - Surlace -Mount - Basic Fianir - In-Ground - Basic Frame - In- Glould - Si !pet ini Frame - In- Ground - Premium Frame Surlac.e•Mount - B-'. Harm- - In- Ground - Basic Frame - III -Ground - Superior Frame - In- Ground - Premium Frame - Surface -Mount - Basic Frame - In- Ground - Basic Frame - In- Ground - Superior Frame - In- Ground - Premium Frame - Surface -Mount - Basic Frame and - Basic Fra 46" Square Table - 3 Seats - In- Ground - Superior Frame 46" Square Table - 3 Seats - In- Ground - Premium Frame 46" Square Table - 2 Seats - Surface -Mount - Basic Frame 46" Square Table - 2 Seats - In- Ground - Basic Frame 46" Square Table - 2 Seats - In- Ground - Superior Frame 46" Square Table - 2 Seats - In- Ground - Premium Frame 46" Round Table - 4 Seats - Surface -Mount - Basic Frame 46" Round Table - 4 Seats - In- Ground - Basic Frame 46" Round Table - 4 Seats - In- Ground - Superior Frame 46" Round Table - 4 Seats - In- Ground - Premium Frame 46" Round Table - 3 Seats - Surface -Mount - Basic Frame 46" Round Table - 3 Seats - In- Ground - Basic Frame 46" Round Table - 3 Seats - In- Ground - Superior Frame 46" Round Table - 3 Seats - In- Ground - Premium Frame 46" Round Table - 2 Seats - Surface -Mount - Basic Frame 46" Round Table - 2 Seats - In- Ground - Basic Frame 46" Round Table - 2 Seats - In- Ground - Superior Frame 46" Round Table - 2 Seats - In- Ground - Premium Frame PA.T Cnh G.E. • DIAMOND (0) PERFORATED (P) Weight Price Weight Price 743 Ib 9.uL,/ 00 25t. U. 2.74 232Ib 648.00 245 Ib 729.00 _'40IL- 63 25 Ib 7(. 377 Ib. 829.00 292 Ib. 906.00 210 lb. 605 00 222 IL 648 00 19 Ib 556 00 211 Ib 596 00 207 I5- 601.00 319 Ib. 635.00 241 15 . 735.00 255 Ib. 817.00 175 lb. 499.00 186 lb. 554.00 164 Ib. 481.00 175 Ib. 536.00 176 IL 503.00 184 lb. 572.00 212 Ib. 641.00 218 Ib. 703.00 �. • • 318 Ib. 769.00 266 Ib 294 Ib. 848.00 346 Ib. 922.00 230 Ib. 584.00 ?28 Ib 689 00 566.00 269 Ib. 675700 229 Ib. 600.00 277 Ib. 717.00 257 Ib. 749.00 305 Ib. 839.00 194 Ib. 506.00 237 Ib. 579.00 185 Ib. 489.00 228 Ib- 562.00 193 Ib. 513 -00 236 Ib- 596.00 221 Ib. 655.00 264 Ib. 723.00 263 Ib. 744.00 298 Ib. 814.00 251 Ib. 719.00 286 Ib. 783.00 259 Ib. 764.00 294 Ib. 822.00 287 lb. 929.00 322 lb. 958.00 223 Ib. 644.00 257 Ib. 711.00 214 Ib. 626.00 245 Ib. 693.00 222 Ib. 672.00 253 Ib. 734.00 250 Ib. 812.00 281 Ib. 929.00 187 Ib. 556.00 218 Ib. 595.00 177 Ib. 539.00 205 Ib. 580.00 185 lb. 569.00 213 lb. 613.00 213 lb. 711.00 241 lb. 739.00 D MODELS HIGHLIGHTED IN BLUE SEE PAGE 7 FOR DETAILS SITE SKETCH (4/10/07) - OPTION A TUKWILA. WASHINGTON SCALE: V=40 LE:6WD — EXISTINS BUILDING FOOTPRINT • .. MCDONALD'S RESTAURANT RAISED PEDESTRIAN CROSSLAWAP CONCRETE SPECIALTY PAVING PARKINS REDUIRED.. I FOR EACH 50 WARE PT. OP USABLE AREA= 0,160 USABLE AMA r 1,200= 2460 5FI50 = 54 STALLS NEEDED 10 PARKINS STALLS PROVIDED ITYLUDINS 4 ACCESSIBLE • REVISIONS • EXISTING BUILDING FREIHEIT & HO ARCHITECTS, INC., P.S. SUrTE 2C2 RENO NE XIRD PLACE REURA.E. WAStENGTCN COOD4 471192100 425.322.6aN DRAWN ER" WEIR DAM 11/0103 PROJECT NO_ 06420 PRRIT DATE. 04/1047 • 4981. CRAINDO3 NALL A08.25,Aexhrp SHEET agrevaio ins nolo *WIN% Imp, /// FOOTPRINT OF PROPOSED BUILDING KFC/TACO' BELL rs - i .„- ° ° ° t °i °°�►°" 'l► ►v�� °„ °°°sds�� ®eAe��s ° 011•∎•■�!�s.°_ �_� _ _ - - - AAA. . sw�er. w 1 at4-.. s•4To.41.411,e:∎. atsss- 4.11k. .. ° s °!- .°'.� — — — — �! ��T_ _ i° - — — — —> $ _5141. 'L� 4 5 1X'2 MI � E ISTING BU. LDING -v II o � -� S 62 E 6' 5TAL .5 . 9 'DECO*, , rivz rr� �) M co:is CUr r o CRos tuL4 K 12' tu1p A CCESS C , I of �d o Po /R I l PLAZA. ES TRI,4N / II DIR CTI O SIGNAGE / / / / / / / / / / / / DIRF./CTIO AL SIGr 1 / / / / • DIRECTIONAL SIGNAGE s 0 '/ / /Q 19"- I 3 / 4 11 ' • I 93' • • • ° °• °s °• ° ∎•• • ° ••∎••∎ •T° ∎ ∎ ° O i °i °i °s °i i • si4: ° �i�i b°w ok; °•re•∎ i ° e ° o ° s ° • • ° • ! �� � � s� ° i�:� �►��s:, °: ° �.a. • ∎X46 AI ° ° ° 4 mss °,®O� ®s a 271!,9,60 N 82 ° Oq' 08" k' PROPOSED LIGHT LOCATIONS c4 LUMINAIRE PLAN FOR TTh T AILS 10'x3( TRUC _ LOAE - 7 1 � �� ik ". 20' FIRE TRUCK , ACCES 0 ca un ma SCALE: 1' =45 -0' SITE SKETCH = OPTION B MCDONALD'S RESTAURANT TUKWILA, WASHINGTON — — — — — EXISTING BUO..DIN6 FOOTPRINT LANDSCAPING CONCRETE PARKINS REQUIRED= I FOR EACH 50 SQUARE FT. OF USABLE AREA= (1,160 USABLE AREA + 1,200)= 2960 SF150 = 54 STALLS NEEDED 85 PARKINS STALLS PROVIDED INGLUDIN6 4 ACCESSIBLE SO. 152ND STREET REVISIONS 111111MISIIMENSIMMOsiMIMINIMIVINSIMINIIM EXISTING BUILDING FREIHEIT & HO sum If72 10910 NE 33RD etA E, 9111.11 WASHINGTON 9 ARCHITECTS, IC., P. S . P t25.A2/3/00 F: t20d2F -0819 DRAWN 8Y: LW OAR 1 40„09 PRO.ECTNO. PRINT DATE: 01/27/D7 . 4:1 N AN DRAWING NAB: hp SHEET PRISM* NO ROM 1 Mt *OMNI% I, 15} SCALE: 1' =40' -0• SITE SKETCH = OPTION B MCDONALD'S RESTAURANT TUKWILA, WASHINGTON - - - - - EXISTING BUILDING FOOTPRINT LANDAPINS CONCRETE PARKING REQUIRED= I FOR EACH 50 SQUARE FT. OF USABLE AREA= (1,160 USABLE AREA + 100)= 2460 S.F./50 = 54 STALLS NEEDED 16 PARKING STALLS PROVIDED THOU DIN& 4 ACCESSIBLE • 1' L q REVISIONS • • EXISTING BUILDING l�V FREIHEIT & HO ARCHITECTS, I N C . , P. S . P. 4251272100 F: 425 628.6669 DRAWN BY WEIR DA:E. 11/01/06 PROJECT NO.. 06-48 PRINT DATE 03/C6/07 10:55am DRAWING NAME: A0.52850eAwy SHEET Glgrl'MS MIN FPO. • IU hyI4RM. kg. RS ME WM NM OM A1.0 I�•Y NOiFSNOiF 1 MAI ENTRANCE DE I vE-TNRIJ ELEVATION o. I!+? FE•n -I P be l4 ATIP G. Ober • aev.. Is•-e• �� ° MII� �. IIKe\ : ��: i am la r/65.1 T/1 O >ZV. MT. LIM NON DRIVE -T ! J 9-EVATI ON 1 /4' = I, -0. (58 EsiATIMI I /N. I PLR [LMTrNMTIGN 0 tZyATICKI KW. L' RIR/ TUgAI. NOTE: I w ti.ru+o nlN ��r ♦lo Ct. - f 1.__ "ra t511 iLl > Vie e. r Mk ArdD �+sri+sv l • • • mama.. FRONT ELEVATION NON DRIVE -THRU ELEVATION cD ald 'si! kra r " a.t:. ' a',.m. , ::.xx = :esia w — ui.-„ u: r .:. :.: . . '+= xs.".*, r � h3+ .. a.,.« L..; t zC U .:+v, +�;ssir*..d. - ..*, DRIVE -THRU ELEVATION REAR ELEVATION TlitILA, WA 88 W - BASIS OF BEARINGS _ 952.41' ^ RN 331.0 948 - 376 i,2, ,sR,.:: - - _ 1. Al � Ihl!II! #�E l I l �r', ry ._:— li . - - - - - 4'tl16ET �___ HV- 8.7 �� 1 y NV - 319.7 9 S J0. - TE STAKED ASPHALT .,,,b, s I BENCHMARK FOUND RR SPIKE W POWER POLE ELEV. - 332.68 try ►llt li RA FRONTAGE B B�F Bs 328'6 • // j 4/1 BE tl15T BY 6 ` VIA FLEE OI- LIEL -OF � !/' 1 g m' 440 , y ` s i BENCHMARK S.W. PE BEAT ON TRAFFIC SIGNAL POLE ELEV. A 332.09 SW 1/4 SECTION 22, TOWNSHIP 23 N, RANGE 4 E, W.M. TUKWILA McDONALD'S // BEGIN OaROVOBN�I SITE PLAN FOR DESIGN REVIEW (PRELIMINARY) 0, h PT C�NIUIE� NETwq. ham COORDINATE WIN wry COIOER0AL DRIVEWAY PER CAT. DTL - 3y8 - - •/j i' i%%T 130':.__ - -_ , le .. .32A' .--323-- , l %� /ii %!iii / / //% %iiiiiiiiii% / /// ACCESS EASEMENT. REC. N0. 5395321 AND 7707180912. I ST FACE 10 MATCH BUILDING . PP 3LL00 LAI Z SAN. SOUR. MR RI4 -llg. 10' PARKING AND ACCESS EASEMENT. NEC. NOS 5395321, 5395322 at 7707180912. PROP. UNE NOT ENTER SIGN 6' CONC. WALL WITH 5' CYCLONE FENCE ON TOP 15 ON OR WEST OF PROP. SORE 10 SOUND 1RANS T PMWNO 1.01 COORDNATE RNAL 'DCATION .TN SOUND 7RANSR 1NESS (.7 YARD CE ON 6' CYCLONE ' ENCE i N GRAPHIC SCALE 10 20 1 N09 - 20 FT. VICINITY ■yIAP SCALE 1 -1200 PARKING STALL REQUIREMENTS: PER IUK'AIL.A MUNICIPAL CODE, A MO6YUM OF 1 PARImRG SPACE I5 REWIRED PER 50 SQUARE FEET OF USABLE BUDDING AREA PW5 50 PERCENT OF WIDOOR SEATING AREA USABLE BUILDING AREA 2,987 SF REQUIRED: 2,987 SF / 50 SF - 60 STALLS PROVIDED: 87 STALLS DRAWINGS NOT APPROVED FOR CONSTRUCTION UNLESS STAMPED OR SIGNED APPROVED BY THE REVIEWING AGENCY CALL 48 HOURS BEFORE YOU DIG 1-800-424-5555 I MAR 19 2208 M: \07 \052\plot.\3 \01- 3.97052.0.rp 3/19/2008 11501:59 W PDT COPYRIGHT © 2007. D.R. STRONG CONSULMNG ENGINEERS INC. DRSI BAINEEAS PLANNERS Bt1RVEYDR6 10ma NE 78m RAGE 8011E 1N KIRK AND. WA MOSS 47191127.10113 SPACE NOONMS402 TOLL FREE C SA273N23 FAX D.R. STRONG CONSULTING ENGINEERS DRAFTED BY TIP DESIGNED BY: 1• PROJECT ENGINEER LRJ DATE: 12.17.07 PROJECT NO.: 07052 SHEET SP1 DP 1 =mum tm � 5 14BM ST _ IS150THST Ln d I I W W • ROJECT SITE 8 3AV 016Y 9 158T ST \ ' ill MP 88 W - BASIS OF BEARINGS _ 952.41' ^ RN 331.0 948 - 376 i,2, ,sR,.:: - - _ 1. Al � Ihl!II! #�E l I l �r', ry ._:— li . - - - - - 4'tl16ET �___ HV- 8.7 �� 1 y NV - 319.7 9 S J0. - TE STAKED ASPHALT .,,,b, s I BENCHMARK FOUND RR SPIKE W POWER POLE ELEV. - 332.68 try ►llt li RA FRONTAGE B B�F Bs 328'6 • // j 4/1 BE tl15T BY 6 ` VIA FLEE OI- LIEL -OF � !/' 1 g m' 440 , y ` s i BENCHMARK S.W. PE BEAT ON TRAFFIC SIGNAL POLE ELEV. A 332.09 SW 1/4 SECTION 22, TOWNSHIP 23 N, RANGE 4 E, W.M. TUKWILA McDONALD'S // BEGIN OaROVOBN�I SITE PLAN FOR DESIGN REVIEW (PRELIMINARY) 0, h PT C�NIUIE� NETwq. ham COORDINATE WIN wry COIOER0AL DRIVEWAY PER CAT. DTL - 3y8 - - •/j i' i%%T 130':.__ - -_ , le .. .32A' .--323-- , l %� /ii %!iii / / //% %iiiiiiiiii% / /// ACCESS EASEMENT. REC. N0. 5395321 AND 7707180912. I ST FACE 10 MATCH BUILDING . PP 3LL00 LAI Z SAN. SOUR. MR RI4 -llg. 10' PARKING AND ACCESS EASEMENT. NEC. NOS 5395321, 5395322 at 7707180912. PROP. UNE NOT ENTER SIGN 6' CONC. WALL WITH 5' CYCLONE FENCE ON TOP 15 ON OR WEST OF PROP. SORE 10 SOUND 1RANS T PMWNO 1.01 COORDNATE RNAL 'DCATION .TN SOUND 7RANSR 1NESS (.7 YARD CE ON 6' CYCLONE ' ENCE i N GRAPHIC SCALE 10 20 1 N09 - 20 FT. VICINITY ■yIAP SCALE 1 -1200 PARKING STALL REQUIREMENTS: PER IUK'AIL.A MUNICIPAL CODE, A MO6YUM OF 1 PARImRG SPACE I5 REWIRED PER 50 SQUARE FEET OF USABLE BUDDING AREA PW5 50 PERCENT OF WIDOOR SEATING AREA USABLE BUILDING AREA 2,987 SF REQUIRED: 2,987 SF / 50 SF - 60 STALLS PROVIDED: 87 STALLS DRAWINGS NOT APPROVED FOR CONSTRUCTION UNLESS STAMPED OR SIGNED APPROVED BY THE REVIEWING AGENCY CALL 48 HOURS BEFORE YOU DIG 1-800-424-5555 I MAR 19 2208 M: \07 \052\plot.\3 \01- 3.97052.0.rp 3/19/2008 11501:59 W PDT COPYRIGHT © 2007. D.R. STRONG CONSULMNG ENGINEERS INC. DRSI BAINEEAS PLANNERS Bt1RVEYDR6 10ma NE 78m RAGE 8011E 1N KIRK AND. WA MOSS 47191127.10113 SPACE NOONMS402 TOLL FREE C SA273N23 FAX D.R. STRONG CONSULTING ENGINEERS DRAFTED BY TIP DESIGNED BY: 1• PROJECT ENGINEER LRJ DATE: 12.17.07 PROJECT NO.: 07052 SHEET SP1 DP 1 ACCESSIBILITY 51644A6E SEE 6S4 NOTE 06 ON A1.0 7/SLAB ELEV. • 0' BUILDING ADDRESS 6'H. CHARACTERS AND 5/4 STROKE o TOPER 0 T/TDNER PARAPET ELEV. • 21'-4' di 4 A REVEAL ELEV. • 16. 1 A REVEAL elk ELEV. • 15'-4' ELEV. • 12'-9' MAIN ENTRANCE DRI —THRU ELEVATION I/4" = I' -0" (SEE ELEVATION 2/A2.1 FOR CONTINUATION OF ELEVATION) O 0 !law T R00F LI PS �,MID In © ALA 0 SIONPIIIIIIr-= ��� go 9 © 1 III ® ,,�` „`����;.I ., L 0 •A:1 1 ioiiiiiiiui!IIIIIIiu11lIm1, 1111 XilgA 1 MU oh B/ARCADE REVEAL ELEV. • 12' -1 1/2' T /WINDOM Li ARCADE REVEAL ELEV. • 9 B /ARCADE REVEAL ELEV. • 6' I/2" T /SILL 4 B /ARCADE REVEAL ELEV. • 5' L 7/9 ELL'V. • O'-O• NON DRIVE —THRU ELEVATION PIATCM LIRE 1/4" = 1' - 0" (SEE ELEVATION 1/A2.1 FOR CONTINUATION OF ELEVATION) MATCH LINE STRUCTURAL 1 UN10W1' PASCIA 5181 MILL 81.PPOR15 TO Ile VERIPIED MITH WA ONALD'8 AREA CONSTRUCTION MANAGER AND COORDINATED MOTH S1RN MAN PACTURER. KEY NOTES; 0 ALUM tem. ANNJN5 - WIPER SEDARA7e PERMIT. COLOR TO 1>e ALTERMTINR STRIFES TO MATCH PANTOS 1290 AND i094 ALUMINUM PONE - C(LOR TO MATCH pompom FRAMES STACI M STONE - ONENS-CORNIM PRO LED67CNE - COLOR TO !!e AUTUMN MPP -6015 METAL CCPINS - COLOR • ALUMINUM METAL 00PIN7 - CLLOR TO MATCH 5IJ *OM MATERIAL MATCH 0 0 CONTROL .HINT, SEE DETAIL T /A4.I M2JLO1 METAL DOM - PAINT TO MATCH CALR OP SURR711471P8 MATERIAL STUCCO - COLOR TO Ile 9OM MUTE *2122 -10 BY i91JN/1N Nome OR APPRO./OD BG)AL 10 CO2 CO2 PILL MX (CAE 84I4EDIL0 ITEM 44.00) OPTIONAL BULK OIL PILL BOX (EOFH 524!M.LP ITEM 100.10) - CONFIRM USE NUM MOD PROJECT 50 MNIMOER 0 LIBR PIXT1i✓e (NOLL SCO - SEE ELECTRICAL METAL L011ERIND - BY OTHERS PIPE I'IOLLMA PAINTED VELUM PA55 -11110I COIN COLLECTOR - OPTIONAL (IMO/ (ROOF CAP ELB61T BY OTHERS ROOF DRAIN 019.50 PIPE PAINT TO MATCH SUISCU DINS MATERIAL 0 MOOALD'5 815NASe BY OINER5 - UNDER SEPARATE PERMIT. SEE 61011A6e SUFPORT NOR ON THIS 8T. V1810N CLASS PANEL SET IN AN 0RTE110R MINION A5615 - 5S AS®BLY NOTES ON 91@T A5.0, COLOR TO KATOMI MOON FRAMES STUCCO - SMOOTH P1N19N ET1 \--COLOR; 871 BENJAMIN MORE - AZTEC BMOC A2115 -10 5/2 • BBLMNIN MOOR: - BARDLY RUSEETT A2113 -10 El 0 ALUM/NUM TRELLIS TRELLIS TIE-BACK TRELLIS 678701 2X5 MALL FASCIA EXTERIOR KINOON ASSBELT - SEE AMMO' NOTES ON SHEET AS.0 T\ --T • 7Bi6RED &A66 DRIVE -THRU MINION BY READY ALLEM - cAlaliill I _. OPTIONS, MD SIZE :ITN MD PRO.EC.T MMANMER OPTIONS INCLIAE' XX TRANSOM (BHON) t AMR CURTAIN. PL PAN/TRAMSOM L 492 50 IN MAX SERVICE OPE115 INHERE ROOD BY CCOE) SUDS D1R6CT10/1 0L • RIBS 10 LEFT LR • LET TO R18R 1$ 54- z 1. � � z 6 1 g S Y n F ry � n 11 O r 9 046 - 0003.00.0 A2 .D ELEVATIONS ., 11 III E\\ \Am 6. \\ 0 971 MATCH LINE MATCH LINE NON DRIVE -THRU ELEVATION 0 571 �y 1/4" = 1' -0" (SEE ELEVATION 2/A2.0 FOR CONTINUATION OF ELEVATION) 0 ACCESSIBILITY 516NA6E SEE 66EN NOTE •6 ON A1.0 BUILDING ADORE58 6•H. CHARACT9i5 AND . 5/4' STROKE T /SLAB ELEV. + 0'-0' St 57, NAT CH LINE MATCH LINE DRIVE THRU ELEVATION 571 )/ 1/4' = 1' -0' (SEE ELEVATION 3/A2.0 FOR CONTINUATION OF ELEVATION) 511 MATCH T /PLAYPLACE PARAPET ELEV. + 21'-4' T/PARAPET t 7/ARCADE REVEAL ELEV. + 16 T //Jd'.ADE PARAPET 06 ELEV. • 15'-4' T/NIN.TON t 7/ARCADE REVEAL ELEV. • 12' - 2 1/2' 13/TRELLIS 10 ELEV. + 9'-4' B/ARCADE REVEAL ELEV. + 6 ' -3 1/2' B /NINGON FRAME 4 13/ARCADE REVEAL ELEV. 3'-4' ROOF LINE LB41N47 571 911 c s , ) REAR ELEVAT ROOF LINE BEHIND T /BASE PARAPET ELEV. + 16' 3' B/T18LI5 06 ELEV. • 9'-4 T/TOPER PARAPET 10 ELEV. + 21'-4' T/BASE PARAPET 40 ELEV. + 16' -3' T/TIE.L15 ELEV. + 12'-0' 5/TRELLIS ELEV. + 4'-4' T /NINDON ELEV. • 6' -2 9/4' T /SILL ELEV. + 6' -2 9/4' 7/SLAB 40 ELEV. • 0'-0' STRUCTURAL NOTE: UNIITOOY FASCIA SIGN WALL SUPPORTS TO OE VERIFIED NITN IYOONALD'S AREA COMETRJCTION MANABER AND 000RDINMTBD N11N 5794 N.wJPACTURIE t. KEY No-Tr, 0 441.141 METAL AM4IN6 - LINDER KARATE PERMIT. COLOR TO DE AL730N71N5 STRIPES TO MATCH PANTT0E I25C AND 1090 ALUMINUM PANEL - C.OLOR TO MATCH MI)D01 FRAMES STACKED 97101E - OIOb- 0M196 PRO -PIT LIEDEMIO NE - COLOR TO BE ^ AUM01 SPP -0015 PETAL COPING - COLOR • ALUMI7LM wsi METAL COP1145 - (dRt TO MICR 9URtl.IR10 MAI3RIAL MATCH 0 0 CONTROL JOINT, SEE DETAIL 1 /A4.1 NOI.LOI METAL POOR - PAINT TO MATCH COLOR OP SORRUNDIN5 MATERIAL STUCCO - 00.01 TO BE 9C I UHITE •2122 -10 BY BENJAMIN MOOS OR APFTO4ID Ei4L i CO2 PILL BOX (B6 4 SCHEDULE ITEM 49.00) 402 • OPTIONAL BULK OIL PILL DOR (WPM 5CR6LLE ITEM 700.15) • CQP1R1 USE KITH HOD PROJECT DO MANAGER a LIGHT FIXTURE 11/AL 5CCIROE) - 58' ELEC7R1CAL 1ETAL LETT5RIN5 - BY 07MRT PIPE BOLLARD PAINTED TEJA1 PASS -11411 COIN CAIBCIOR - OPTIONAL (RN5.J HOOP CAP ELEMENT DY OTHERS ROOF DRAIN 0' ..011 PIPE PAINT 70 PIMA SURCUICIN9 MATERIAL 0 15DONALP9 SIGMAS! BY OTHERS - RIDER SEPARATE PERMIT. 5@ 5161Y12 SUPPORT NOTE ON THIS SHEET. VISION 61AS5 PANEL SET IN AN EXTERIOR MINDER /SEEMLY - SE ASSEMBLY NOES ON 9 @T AS.0, COLOR TO MATCH MIIDOP1 NRNB STUCCO - SMOOTH P141514 ST1 \--COLOR. ST1 BENJAMIN ICONS - AZTEC BRICK 42175 -10 572 • BENJAMIN MORE - EARTHLY RU95ETT 421/3 -10 ALUMINUM 1RELLIS TRELLIS TIE -BATA TRELLIS 5797191 210 MAIL FASCIA OTTERIOR NINDOMI ASSEMBLY - BEE ASDEL7 NOES 01 SHEET AS.0 T \-T TEMPERED GRAS RR7V5 -7150) NINDOII BY READY ACCESS - CONFIRM NOVEL, OPTIONS, AND 512E N11N MLA PROJECT HAMMER OPTIONS 1NCLUDEI XX 1RN1504 rONCMU/ AIR CURTAIN/ FLIFAN/IRMB0I 1 452 50 IN MAX 50RVIC0 OPB4IN6 (WEE REM BY GOOF) `51-1DE DIRECTION. iL • RI6NT TO LEPT LR . LE=T TO R10HT s 046- 0005.00.0 A2.1 ELEVATIONS 0 0 P 14i A ; V N I i ill r 14 g4 il A 11 11 1 8 fi FIT ;Il i ;5€ i 1 rli 1 1 5 1 1 i iil gip 1 � � lid IP! : 810 1 u ii 8 a3 NI i! ; gA DATE P s,,, 5 � r Ip N R' gl 11 1 : 5 4i ii; 1;11 AN 0 ;R; q 11 limg, A Y I gi a 1 160 X ; 1g4 1 11 ItEvrauel Arm N41; U 0- 6 4 014 5 4 674 01 1 1 1 0 1 ti • r z O v_ D O D <,E- ..a rr °pww wp X Q y I gilY1 se 2 rP H ;A s 4 2 Ei g 10 D s z 0 z 0 5 I ; ,1112 o o s - 1 ® • )• lav U 0 0 0 0 0 0 0 0 0 0 2 a 8: 54 A wN �c+Pt� > iV N p P P P >Y N Ni !iliplilli (q� p■y 1/14 il y e II�3b � Y tit Yx il > ili J > u li l � ! I ii I €; 1 1 1 1 g S 0 � p �� a 11 9g il ii 1 :g! 11:! !ill 111 lie .s ! 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W •• 1rrrm - ' •.w:wM.w.wa.•. . w•. w.ww.•.w w. a. ww. w .woe:*00.w0www.•ww.w* **100.w.01 IMP "11M411 0 • yam `O � • li I 3 1 1 Z o • $ N 4 < lid 145 54 1 o.IE OD ; i a�D PR 1 61 4111 912 g �� 4 4061r,t 11 11kAtir,90.- 4 d am *r' •.••. • •• N tam" talk �I �i`. 8 pq `l /F .IC N iOH w '� Y sou rH Pd 1: 11 1 9 � w 8 McDONALD'S USA, LLC 12131 113TH AVENUE NE SUITE 103 KIRKLAND, WA 98032 425.821.4970 41 1 TUKWILA McDONALD'S LAYOUT /PLANT1NG PLAN AND DETAILS 15210 PACIFIC HIGHWAY SOUTH TUKWILA, WASHINGTON TAX PARCELS 004300098 & 0043000090 NOTES& 1. THE FODTCANDLE LEVELS AS SHOWN ARE BASED ON THE FOLLOWING CRITERIA ANY SUBSTITUTIONS IN SPECIFIED FIXTURES O8 CHANGES TO LAYOUT VILL AFFECT LIGHTING LEVELS SHOWN AND VILL NOT BE THE RESPONSIBILITY OF SECURITY LIGHTING. 2 THE CONTRIBUTION OF THE METAL HALIDE SOFFIT / BUILDING LIGHTING IS NOT REFLECTED ON THIS DRAWING. 3. DISTANCE BETWEEN READINGS 10' 4. FINAL ADJUSTMENTS TO AIMING ANGLE/DIRECTION OF FIXTURES NAY BE REQUIRED TO ELIMINATE LIGHT TRESPASS OR GLARE ONTO ADJOINING PROPERTIES OR ROADWAYS 3. FODTCANILE LEVELS SHOWN ARE MAINTAINED. MAINTENANCE FACTOR USED ON THIS DRAWING IS .75 •• - SPECIFY COLOR QUANTITY 14 FIXTURE TYPE RSB /RCL- 000044H- II1 - MT SYMBOL .14011N 24' QUANTITY 14 CONFIG SGL LUMENS 110,000 NOTE ALL POLES ARE DRILLED POLE TYPE, SSP -22 - (5') QUANTITY 14 02 El 02 53 05 L9 1.3 1.13 5.4 • POLES SPECIFIED ON THIS DRAWING ARE RATED FOR AN 80 MPH WIND LOAD. FOR AREAS WHERE THE WIND LOAD CRITERIA EXCEEDS 80 MPH, PLEASE CONSULT FACTORY FOR PROPER POLE SPECIFICATION AND MODEL NUMBER. 1163 1.53295 107100 59®q 111.1211•27011 121132 51121000195 1/aI01311 an. 71101 MA 095105300440 0 ®10001212 1W0 1101 559® 0301 •1105110104 1090E 10413130•0 WAIT ININANCIVIENI UNONINEN 55 NI 52 10 110111Al21 01 00011 5190. ULM= 911A4 11110 5m "USA 403 •52101 33 44 37 56 27 33 47 5,9 77 65 7.3 51 M 17 57 93 22 16 55 36 34 1.1 04 05 LI 13 20 03 1A 15 is 17 69 01 0.5 L5 '4 27 13 22 15 12 0.4 03 62 02 at m W at 2I 02 a2 12 01 PAVER 73.11fICE mmrs PROPERTY LDE E*00 14 m 196.07 01 w 1 m m 090526 0001040 M1!. 090553514 0 MCI 1131101223 504 010153 0112040 cl!015 011 1' 4 30' Cr au mfr nm .v 4001 JM 0 ® n 595]9 n NM= n 3/10A0 09530 WE MEP OMEN 'WART 01 DRWG. ND. 1 PCP 19714A 504. 063 40551 110}[01. MAR 19 2904; POINT -BY -POINT FDDTCANDLE PLOT FOR TIAC1/ILA, VA MRm 51®1 1PCP19714A