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HomeMy WebLinkAboutSEPA E2000-033 - SABEY CORPORATION - BUILDINGS 7, 8, 9 AND GARAGESABEY CORPORATION INTERNATIONAL CORPORATE CAMPUS EAST DEVELOPMENT 12600 TUKWILA INTERNATIONAL BLVD. E2000 -033 City of MINA 1(,? Steven M. Mullet, Mayor Department of Community Development CITY OF TUKWILA DETERMINATION OF NONSIGNIFICANCE (DNS) ADDENDUM Description of Original Proposal: Steve Lancaster, Director Development of a 134,000 square foot office building over a 3 story parking garage with associated surface parking for the Department of Homeland Security. Cut and fill to be balanced on site. Description of Addendum: The site contours have been modified and now require the exporting of 20,000 cubic yards of soil to an approved off site location. Proponent: Sabey Corporation Location of Proposal: 12500 Tukwila International Boulevard in the City of Tukwila. Lead Agency: City Of Tukwila File Number: E2000 -033 The City has determined that the addendum does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21c.030 (2) (c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. The original DNS was issued June 6, 2001. This addendum is adopted on April 5, 2005. Steve Lancaster, SEPA Responsible Official for the City of Tukwila, Washington 6300 Southcenter Boulevard Tukwila, WA 98188 (206) 431 -3670 6300 Southcenter Boulevard, Suite #100 0 Tukwila, Washington 98188 0 Phone: 206 - 431 -3670 0 Fax: 206 - 431 -3665 SIBEY CORPORATION April 4, 2005 Ms. Nora Gierloff Planning Supervisor 6300 Southcenter Blvd. Suite 100 Tukwila, WA 98188 Dear Ms Gierloff, Per our discussion please accept this addendum request on SEPA #E200 -033, connected to Hauling Permit #PW05 -021. We have determined that we need to export approximately 20,000 cubic yards of soil. The soil will be delivered to Cedar Shore Pit, 21010 Cedar Groove Rd., Maple Valley, WA 98038. Please let me know if you any additional information (206) 277 -5249. Thanks for your help. Sincerely, Mikel B. Hansen Sabey Corporation REAL ESTATE DEVELOPMENT Sabey Corporation 206/281 -8700 main line CONSTRUCTION /ARCHITECTURE 12201 Tukwila International Blvd.,4th Floor 206/282 -9951 fax line INVESTMENTS Seattle, Washington 98168 -5121 www.sabey.com r City of Micwg t(1 Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director International Corporate Campus East File 12540 Tukwila International Blvd. E2000 -033 (SEPA) Non -Stop Tavern File 12606 Tukwila International Blvd. E2000 -031 (SEPA) INS Building (now DHS Building) 12500 Tukwila International Blvd L02 -055 (Conditional Use) L02 -056 (Design Review) FROM: Brandon J. Miles, Assistant Planner DATE: October 20, 2003 RE: Addendum to Two Existing DNS E2000 -031 and E2000 -033 A SEPA Determination of Non - Significance was issued on December 20, 2000 for the demolition of the Non -Stop Tavern and still in effect (File E2000 -031'. A SEPA Determination of Non - Significance covering an earlier proposal for the development of three office buildings with parking garage was issued on June 6, 2001 and is also still in effect (File E2000 -033). On December 20, 2002 City staff determined that the INS (now DHS) project would not create any new significant environmental impacts from those previously considered under E2000 -031 and E2000 -033 and thus a new SEPA review was not required. It has been determined that the proposal to replace the two -story parking garage with surface parking does not create any new significant environmental impacts from those previously considered under E2000 -031 and E2000 -033. 6300 Southcenter Boulevard, Suite #100 0 Tukwila, Washington 98188 0 Phone: 206 - 431 -3670 0 Fax: 206 - 431 -3665 City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM TO: International Corporate Campus East File 12540 Tukwila International Blvd. E2000 -033 (SEPA) Non -Stop Tavern File 12606 Tukwila International Blvd. E2000 -031 (SEPA) INS Building 12500 Tukwila International Blvd. L02 -055 (Conditional Use) L02 -056 (Design Review) FROM: Deb Ritter DATE: December 20, 2002 RE: Addendum to Two Existing DNS E2000 -031 and E2000 -033 A SEPA Determination of Non - Significance was issued on December 20, 2000 for the demolition of the Non -Stop Tavern and is still in effect (File E2000 -031). A SEPA Determination of Non - Significance covering an earlier proposal for the development of three office buildings with parking garage was issued on June 6, 2001 and is also still in effect (File E2000 -033). It has been determined that the proposal for the Immigration and Naturalization Service ( "INS ") Seattle District Office does not create any new significant environmental impacts from those previously considered under E2000 -031 and E2000 -033. Per my conversation with Barbara Ritchie of the Department of Ecology SEPA Division on November 21, 2002, public notice and public comment are not required and no additional documentation is necessary. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 State of Washington County of King City of Tukwila • CITY OF TUKWILA- Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E- mail :. tukplan(iici.tukwila.wa.us AFFIDAVIT OF INSTALLATION AND POSTING OF PUBLIC INFORMATION SIGN(S) DiAtf4-■*14se (PRINT NAME) understand that Section 18.104.110 of the Tukwila Municipal Code requires me to post the property no later than fourteen (14) days following the issuance of the Notice of Completeness. I certify that on q eAk, Z�DI the Public Notice Board(s) in accordance with Section 18.104.1 10 nd the o her appAcable guidelines were posted on the property located at 1 �5 f0 jvb, \Ortll ��UO( so as to be clearly seen from each right -of -way primary vehicular access to the property for application.file number E Zo oQ -Q,Y. I herewith authorize the City of Tukwila or its representative to remove and immediately dispose of the sign at the property owner's expense, if not removed in a timely manner or within fourteen (14) days of a Notice letter. Applican t or Project anager's Signature On this day personally appeared before me /4644/ 7 C6;e- to me known to be the individual who executed the foregoing instrument and acknowledged that he/X signed the same as his/1A' voluntary act and deed for the uses-and purposes mentioned therein. SUBSCRIBED AND SWORN to before me this 7/4- day of 3ci/t-Q.., NOTAR PUBLIC in an• orr the State of Washington residing at 7) 61 / /&, My commission expires on 5//--57O45--- Cizy of Tukwila Steven M. Mullet, Mayor 'Department of Community Development Steve Lancaster, Director MEMORANDUM To: Steve Lancaster From: Deborah Ritter Date: June 6, 2001 Re: E2000 -033 (SEPA Determination) Intergate Corporate Campus East 12600 Tukwila International Blvd. Project Description: This SEPA review is for the construction of three research and development facilities and a separate freestanding parking structure on a 16 -acre site situated on the east side of Tukwila International Boulevard. The parking structure will be created for the use of Intergate Technology Campus East, located to the east of the proposed project. The three research and development buildings (known as Buildings 7, 8 and 9) will be constructed as shells (ready for tenant improvements) and will each contain interior parking. The project also includes significant enhancements to Riverton Creek as mitigation for the piping of four wetland swales located in the northern portion of the site. Two comment letters (dated January 2, 2001 and March 12, 2001) were received in connection with this SEPA application. These letters expressed concern about possible project impacts to local wildlife, neighborhood noise levels, traffic flow and residential views. These issues are discussed in the following sections of this memo: Animals, Environmental Health, Aesthetics and Transportation (respectively). Agencies with Jurisdiction: Washington State Department of Fish & Wildlife (Hydraulic Permit Approval) and Army Corps of Engineers (Nationwide Permits 27 and 39). 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 E2000 -033 • • Intergate Corporate Campus East June 6, 2001 Page 2 Summary of Primary Impacts: • Earth The project will be located on the western half of the site on a level strip running adjacent to the eastern side of Tukwila International Boulevard. The eastern half of the site slopes steeply downward to Riverton Creek. The steepest of these slopes is 80 %. Several benches and drainage gullies exist on the site. Grading activities will consist of 220,000 cubic yards of cut with export from the site estimated to be between 182,000 and 217,000 cubic yards. Approximately 10,000 cubic yards of sand will be imported. Depending upon the suitability of on -site materials, between 3,000 and 35,000 cubic yards of material may be imported. Export materials will be hauled to the Rodarte Auburn South dump site. • Air Dust and exhaust emissions will be generated during construction, with watering as necessary to control dust. Emergency generators using diesel will create emissions which must comply with Puget Sound Clean Air Agency standards. • Water Wetland Areas A Type 2 wetland (identified as "Wetland A" in the Wetland and Stream Delineation and Mitigation Report prepared by Altmann Oliver Associates, dated October 17, 2000 and revised April 16, 2001) is located in the northern portion of the site, near Tukwila International Boulevard. This wetland requires a 50 foot buffer. All new project construction will remain outside this buffer limit. A dispersion trench will be placed in the buffer of a Type 3 wetland (identified as "Wetland E" in the Wetland and Stream Delineation and Mitigation Report). The trench will be located in the southeastern portion of the site, near the northeast corner of proposed Building 9. Under the Sensitive Areas ordinance, alteration of this wetland buffer will require the Director of Community Development's approval of a mitigation plan. This wetland requires a 25 foot buffer. All project construction will remain outside this buffer limit and all structures will be located an additional 15 feet beyond that buffer limit. E2000 -033 • Intergate Corporate Campus East June 6, 20.01 Page 3 The proposed piping of four wetland swales, located in the northern portion of the property (at the location of the proposed parking garage), will require mitigation in the form of enhancements to Riverton Creek. Under Tukwila's Sensitive Areas Ordinance, the Director of Community Development must approve this mitigation. Watercourses Riverton Creek (a Type 2 watercourse) runs through the eastern portion of the site in a north -south direction. The creek's existing channel and associated buffer is only 35 feet wide due to the fact that it runs through pre- existing development. Although the creek's buffer will not be widened under the mitigation measures referenced above, it will be significantly enhanced. A second Type 2 watercourse (identified as "Stream D" in the wetland report) flows in an easterly direction from the western property line at Tukwila International Boulevard to a point joining Riverton Creek. The confluence of the two streams is located between proposed Buildings 8 and 9). This watercourse also requires a 35 foot buffer. All project construction will remain outside this buffer limit and all structures will be located an additional 15 feet beyond that buffer limit. • Plants Site vegetation consists of various grasses, weeds, blackberry bushes and scattered trees. Plants associated with wet soil or wetlands are also present, including cat tail, buttercup, bulrush, skunk cabbage, water lily, eel grass and milfoil. A 20% tree canopy will be required and incorporated into the project landscape plan. The enhancement plan for Riverton Creek will include significant plantings in the buffer area. • Animals Species known to be near the site include hawk, heron, eagle, osprey, rabbit, river otter, coyote and shellfish. Threaten or endangered species known to be near the site include Chinook Salmon. E2000 -033 Intergate Corporate Campus East June 6, 2001 Page 4 1 • • Energy /Natural Resources Electricity will be used for cooling, operation of convenience outlets, and to support electronic switch gear and computer equipment. Natural gas will be used for heating and possibly power generation. Diesel oil will be used to operate back -up generators. • Environmental Health Noise generated by heavy equipment will occur during construction. The hours of construction will comply with the City's noise ordinance. The applicant will conform to the recommendations of the acoustical analysis and will comply with the conditions of the Tukwila Noise Ordinance both during construction and after building occupancy. The design and location of all diesel fuel tanks must meet City of Tukwila requirements including noise generation and spill containment. • Land /Shoreline Use Due to its size and location, the project contains portions of three land use zones: 1) Manufacturing /Industrial Center -Heavy (Buildings 7, 8 and garage), Manufacturing /Industrial Center -Light (portion of Building 9) and Commercial /Light Industrial (portion of Building 9). Tukwila International Boulevard borders the project on the west and SR -599 is located to the north. An industrial park owned by the applicant (Intergate West) and Hillside Apartments are both located west of the project, across Tukwila International Boulevard in the Commercial /Light Industrial zone. Another office /industrial park owned by the applicant (Intergate Technology Campus East) is located to the east as well as other industrial and commercial uses (such as office and trucking facilities). Some pre- existing single - family residences (located in the Manufacturing /Industrial Center — Light zone) are located to the southeast of the site. Additional residential uses occur in the Low Density Residential zone south of the site, beyond South 126th Street. • Housing N/A E2000 -033 Intergate Corporate Campus East June 6, 2001 Page 5 • Aesthetics Applicant will comply with all performance standards (including building height, setback and landscaping). The design of Building 9 is subject to approval by City's Board of Architectural Review due to its proximity to residential. Although some residential territorial views will be blocked, the City of Tukwila has no view protection ordinances. • Light and Glare Applicant will comply with all lighting standards for the MIC /L and MIC /H zones. Any illumination, including security lighting, shall be directed away from adjoining properties and public rights -of -way. Non - reflective green tinted glass will be used in the building surfaces. Vehicles will create some light and glare as they enter and exit the development. This light and glare will be partially reduced by perimeter landscaping. • Recreation The Duwamish /Green River trail is within one -half mile of the site. The Tukwila Community Center is within one mile of the site. Historic and Cultural Preservation No known places or landmarks. Transportation The project will be accessed on the west by two entrances on Tukwila International Boulevard. Additionally, two connections for emergency access and maintenance vehicles will be provided between the project and Intergate Technology Campus East (located to the east of the proposed project). The northernmost of these two connections (South 120th) will provide access to and from the proposed parking garage to Intergate Technology Campus East. No through traffic from Intergate Technology Campus East to Tukwila International Boulevard will be allowed under the current proposal. Based on the City's analysis of the traffic study, traffic concurrency mitigation for the project is anticipated to be $100,100. A Metro transit stop is within one - quarter mile of the project. E2000 -033 Intergate Corporate Campus East June 6, 2001 Page 6 • Grading activities will result in the export of between 182,000 and 217,000 cubic yards. Between 3,000 and 35,000 cubic yards of material may be imported. Trucks servicing the project for material import and export will exit the site on Tukwila International Boulevard and proceed north to the southbound ramp of 599, then south on 1 -5. At the completion of the site preparation phase of the proposed project, Sabey Corporation will repave (in a manner acceptable to the City of Tukwila) the portion of Tukwila International Boulevard used as a haul route (approximately 1,300 linear feet). This repaving will return the street to its pre -haul conditions. Although no new traffic signals will be required by WSDOT on Tukwila International Boulevard in connection with the project, the applicant is seeking permission from WSDOT to install such a light at the 12400 block. If WSDOT should approve the applicant's request at some future date, additional permits will be required by the City of Tukwila to evaluate whether any adverse environmental impacts will be created. Public Services The need for additional fire and police services is anticipated. Utilities Electricity, natural gas, water, sewer, telephone and garbage service are all currently available at or near the site. Recommendation: Determination of Non - Significance. • CITY OF TUKWILA DETERMINATION OF NONSIGNIFICANCE (DNS) DESCRIPTION OF PROPOSAL: CONSTRUCTION OF THREE RESEARCH AND DEVELOPMENT BUILDINGS AND ONE STAND- ALONE PARKING STRUCTURE. PROJECT TO INCLUDE RESTORATION OF RIVERTON CREEK AS MITIGATION FOR THE PIPING OF FOUR WETLAND SWALES AT NORTHERN PORTION OF THE DEVELOPMENT, PROPONENT: SAElEY CORPORATION LOCATION OF PROPOSAL, INCLUDING STREET ADDRESS. IF ANY: ADDRESS: 12540 TUKWILA INTERNATIONAL BL PARCEL NO: 7.34060 -0602 SEC /TWN /RNG: LEAD AGENCY: CITY OF TUKWILA FILE NO: E2000 -033 The City has determined that the proposal does not have a probable significant adverse impact on the environment. An environmental impact statement (EI'S) is not required under RCW 43.21c.030(2) (c) . This decision was made after review of a. completed environmental checklist and other- information on file with the lead agency. This information is available to the public on request. • k• 44 4k• k• 444•k•k *k•kk•kkk•k•k•k•k•k•k:k: • k: Q•k• k• k• k• k• kk• k• kk• kk• k• k• k• k• k• k• k• k• k•k: 4• k• kk •kk•k;44•k•444•44•44•44444;44•4 This determinatihn is final and signed this � day of 1314E 200. Steve Lancaster Responsible Official City of Tukwila. (206) '431 -3670 6300 Southcenter Boulevard Tukwila, WA 98188 Copies of the procedures for '.SPA appeals are available with the Department of Community Development. DATE: 6/6/01 TO: Deb Ritter, DCD FROM: Mike Cusick, PW FILE: E2000 -033, SEPA L01 -030, SP PERMISSION Subject: SEPA comments to latest Revision E2000 -033 1. Applicant shall delete the first sentence in Item #14 "Transportation" Frontal Improvements (including curb, gutter and sidewalk will be required by the City of Tukwila as a condition of any development permits). 2. Public Works Department has no other concerns with the SEPA Checklist dated 6/1/01. (p:SEPA cmnts mc) Applicant Responses: 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, National, State, or Local preservation registers known to be on or next to the site? If so, generally describe. None b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None c. Proposed measures to reduce or control impacts, if any: Dose not apply. 14. Transportation a. Identify public streets and describe proposed access Show on site plans, if any. Tukwila International Blvd., Marginal Way So, SR 518. highway serving the site, and to the existing street system. SR 599, So. 124th and East Frontal improvements (including curb, gutter and sidewalk) will be required by the City of Tukwila as a condition of any development permits. The improvements along T.I.B. will be part of the Tukwila C.I.P. The applicant may elect to install a traffic signal at the intersection of the private drives from the existing Sabey office building and this project at T.I.B. in the future. The northbound and southbound left turn lanes on Tukwila International Boulevard at the driveways will be addressed during review of the associated development permit. The left hand turn lane design into the driveway at the south end of ICCE has been located to avoid future conflict with a possible signal to the north. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Yes — Stop within a quarter mile on Tukwila International Blvd. GA APPHANILANDUSE .APPISEPA.APP.DOC, 06/16/00 Agency Comments: 24 LANCE MUELLER & ADCIATES June 1, 2001 Ms. Deborah Ritter Associate Planner CITY OF TUKWILA 6300 Southcenter Blvd., Suite #100 Tukwila, WA 98188 • Re: ICCE 12600 TUKWILA INTERNATIONAL BLVD. - E2000 -033 (SEPA) L01 -030 (SPECIAL PERMISSION — CREEK ENHANCEMENT) (LMA #99 -165) Dear Deborah: JUN 0 1 LUU i PERMIT CENTER In response to your letter of May 22, 2001 to Mr. Ralph Hagler, we offer the following clarifying information. This is presented on an item by item basis. SENSITIVE AREAS ORDINANCE COMMENTS 1. See attached sheets A1.1, G -2, G -4, G -5, G -6, G -8, and G -11. The drawings have been revised to show a 35' buffer radially off end of drainage pipe plus a 15' setback to structure from the buffer. 2. See attached drawings A1.1, G -8, and G -11. The vault dimension has been changed so that it is set back 15' form the wetland and stream buffers. SEPA 3. See letter submitted by Mr. Hagler. 4. See attached drawing A1.1 — entrances form ICCE to garage and from garage to T.I.B. have been indicated as changed. This will eliminate all but emergency access. At a later date if access from either project is needed a supplemental traffic study will be done. I have also attached an updated SEPA worksheet that have been modified to reflect the additional information provided above. If you have any questions regarding these matters or require additional information, please contact me. Sincerely, LANCE MUELLER & ASSOCIATES /ARCHITECTS Bob Fadden Associate BF:nk cc: Ralph Hagler — Sabey Corp. NK #80 /ICCE -9.LTR 130 LAKESIDE • SUITE 250 • SEATTLE, WA • 98122 • (206) 325 -2553 • FAX: (206) 32B -0554 ARCHITECTURE • PLANNING • SPACE PLANNING • INTERIORS SBEY CORPORATION May 25, 2001 Deborah Ritter, Associate Planner Department of Community Development City of Tukwila 6300 Southcenter Blvd. Tukwila, WA 98188 -2544 RECEWE MAY 2 9 2001 COMMUNITY DEVELOPMENT RE: INTERNATIONAL CORPORATE CAMPUS EAST 12600 TUKWILA INTERNATIONAL BLVD. E2000 -033 (SEPA) L01 -030 (SPECIAL PERMISSION — CREEK ENHANCEMENT) Dear Deborah, Thank you for your letter dated May 22, 2001. The comments you have requested that pertain to "sensitive areas ordinance comments" will be provided by Bob Fadden with appropriate changes to our drawings. Mr. Fadden will also address SEPA related Item No. 4. In regards to your SEPA comment Item No. 3, Sabey Corporation will at the completion of the site preparation phase of the proposed project, agree to repave, in a manner acceptable to the Public Works Department, approximately 1,300 linear feet of Tukwila International Boulevard that was used as a haul route. If you have any further questions, please call me at (206) 277 -5217. Sincerely, SABEY CORPORATION dtdoi Ralph Hagler, Vice President Development & Government Affairs cc: Bob Fadden (via email) RH:rb REAL ESTATE DEVELOPMENT CONSTRUCTION SERVICES VENTURE FUNDING 12201 Tukwila International Blvd. Fourth Floor Seattle, Washington 98168 -5121 /206/281-8700 main line 206/ 282 -9951 fax line www.sabey.com May 22, 2001 • City of Tukwila • Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director Ralph Hagler Vice President, Development & Government Affairs Sabey Corporation 12201 Tukwila International Blvd., 4th Floor Seattle, Washington 98168 -5121 VIA FAX 206 - 282 -9951 Re: International Corporate Campus East 12600 Tukwila International Blvd. E2000 -033 (SEPA) L01 -030 (Special Permission — Creek Enhancement) Dear Ralph: The Directors of Public Works and Community Development have reviewed the documentation you submitted on May 9. We have the following comments. SENSITIVE AREAS ORDINANCE COMMENTS The following revisions must be made to your application materials in compliance with the Sensitive Areas Ordinance: 1. Stream D is a Type 2 watercourse requiring a 35 foot buffer. The buffer of Stream D contains slopes greatly exceeding 20 %. Per TMC 18.45.040(C)(4)(a), buffers containing slopes 20% or greater may not be reduced. The entire 35 foot buffer must be shown. The plan sheets show a truncated buffer at the point in which-Stream D leaves the underground pipe and flows downward to the east. The buffer must be measured radially in. all directions from this outfall point to a distance of 35 feet. As a result, the buffer must be extended and rounded at its western edge. Please provide six revised copies of all affected plan sheets and associated PMT's. 2. Plan Sheet B1.0 indicates that Vault 2 will be within three feet of the edge of Wetland E's buffer. Per TMC 18.45.040(C)(3)(a), the vault must be set back a minimum of 15 feet from the edge of that buffer. Please revise all plan sheets accordingly and provide six copies of all affected plan sheets and associated PMT's. SEPA In order to obtain a Determination of Non - Significance, your application must be amended as discussed below. Alternatively, conditions will be imposed on your proposal requiring the issuance of a Mitigated Determination of Non - Significance. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670. • Fax: 206 - 431 -3665 Ralph Hagler May 22, 2001 Page 2 In connection with the proposed site preparation, approximately 200,000 cubic yards of soil will be removed and hauled from the site. As a result, it is expected that there will be significant impacts to City streets caused by the material hauling operation. The following options are offered as a method to compensate the City for the cost of repairs in order to return the street to its pre -haul conditions. Please choose one of the following: a. At the completion of the site preparation phase of the proposed project, Sabey Corporation agrees to repave, in a manner acceptable to the Public Works Department, approximately 1,300 linear feet of Tukwila International Boulevard that was used as a haul route. b. Prior to issuance of the land altering permits, Sabey Corporation will provide a paving bond in an amount equal to 150% of the cost to repave approximately. 1,300 linear feet of Tukwila International Boulevard that was used as a haul route. The City will perform the paving work. c. The City will perform, at Sabey Corporation's expense, a detailed evaluation of the pavement along the proposed haul route. This evaluation will result in a method for Sabey Corporation to compensate the City for the cost of repairs. The following will be included in the evaluation: (i) Background Assessment (determines the pavement's current condition). (ii) Analysis (life of the existing pavement; options to preserve or restore the pavement to the baseline condition). (iii) Maintenance /Repair Strategy. (iv) Compensation Plan (payment of fees /repairs on a per -truck basis; time value of money). Please provide a letter identifying your chosen option and revise all relevant sections of the SEPA checklist accordingly. 4. You have indicated that cars from both ITCE and ICCE will be using the proposed parking garage. In keeping with the assumptions made in your traffic analysis you must clearly describe how traffic in and around the garage will be controlled. Please revise the SEPA checklist to clearly indicate the following and how it will be accomplished: a. Traffic from ITCE will access the garage from the east via South 120th Street but will not be allowed to exit onto Tukwila International Boulevard. b. Traffic from ICCE will access the garage from the west and will be required to exit only on Tukwila International Boulevard. Ralph Hagler May 22, 2001 Page 3 Please provide us with the requested information discussed in Items 1 through 4 above at your earliest' possible convenience. Upon receipt and approval of these items we will be able to proceed with the processing of your SEPA Determination and Special Permission applications. If you have any questions .- regarding these requirements, please contact me at 206 -431 -3663. Sincerely, Deborah Ritter Associate Planner cc: Jim Morrow, Public Works Director Brian Shelton, City Engineer Jack Pace, Planning Manager Michael Cusick, Senior Engineer Ryan Partee, Fisheries Biologist Gary Schulz, Urban Environmentalist LANCE MUELLER & ASSOCIATES C H I T E C T S A 1 A May 14th, 2001 Deborah Ritter Associate Planner Department of Community Development City of Tukwila Sabey Corporation 12201 Tukwila International Blvd, 4th Floor Seattle, Washington 98168 -5121 Re: International Corporate Campus East 12600 Tukwila International Blvd. L01 -030 (Special Permission — Director) E2000 -033 (SEPA) Dear Deborah RECEIVED CITY OF t MAY 1 4 2001 PERMIT CENTS In response to your letter of April 20 to Mr. Ralph Hagler we are providing the following the following information on an item by item bases. Item 1 - The applicant meet with staff on April 25 and discussed the need to reduce the buffer in order to accommodate the signalized driveway. The applicant has provided a turning radius study done by Perteet Engineering indicating the need to construct an access drive in the buffer of Watercourse D. The applicant has provided a biological evaluation done by A.O.A. accessing the impact on the buffer and the recommended mitigation. Based on these studies a reduction in the buffer has been.requested (see attached A.O.A. letter 5/11/01). Rem 2 - All construction will occur outside the 50' buffer of wetland A. No security device will be provided for this area since no work will occur. Item 3 - A bond for all work done in Riverton Creek will be provided for work included under land altering permits M101-019 & M1 2000 -236. Item 4 - Attached is a letter from A.O.A. dated 5/11/01 explaining the need for the dispersion trench in the buffer of Wetland E and a request for permission to install the trench within the buffer. 130 LAKESIDE • SUITE 250 • SEATTLE, WA • 98122 • (206) 325 -2553 • FAX: (206) 328 -0554 ARCHITECTURE • PLANNING • SPACE PLANNING • INTERIORS Item 5 - • • Attached is a letter from A.O.A. dated 5/11/01 that clarifies the monitoring, program, maintenance and contingency plan shall apply to area A,B & C shown on sheet and B1.0. If you have any questions about these materials or require additional information please contact me. Cordially, Bob Fadden cc: Ralph Hagler Attachments (4 copies each) BF:fh File Name: Mydocs /Emp /Bob /DeborahRitter.doc FROM : ALTMANN OLIUER ASSOC LLC, FAX 'aO. : 4253334535 May. 11 2001 11:47AM P2 May 11, 2001 ALTMANN OLIVER ASSOCIATES LLC ENVIRONMENTAL PLANNING & LANDSCAPE ARCH RE Deborah Ritter, Associate Planner City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 CITY OF TIUKWILA MAY 14 2001 AOA -1673 PERMIT CENTER REFERENCE: International Corporate Campus East— Dispersion Trench in Wetland E Buffer Dear Ms. Ritter: On behalf of the Sabey Corporation, we hereby request permission from the Department of Community Development to locate a stormwater dispersion trench east of Building 9 within the buffer of Wetland E. The purpose of this trench is to ensure continued hydrologic sup ^ort to the wetland following construction of the proposed building. The wetland buffer in the vicinity of the proposed dispersion trench has been impacted through historic clearing and grading activities, and most of the area is currently dominated by Himalayan blackberry (Rubus discolor), an invasive non- native shrub species. Following installation of the dispersion trench, all buffer areas disturbed during construction will be fully restored as depicted on Sheet B1.0 and described in the Wetland and Stream Delineation and Mitigation Report (revised April 16, 2001) prepared by AOA. If you have any questions regarding this request, please call me at 425- 333 -4535. Thank you. Sincerely, T ANN OLIVER A SOCIATES, LLC J n Altmann E ologist cc: Bob Fadden Errol Garr Ralph Hagler PO Box 578 • Carnation, WA 98014 • office 425.333.4535 • fax 425.333.4509 • altoliver @home.com FROM : ALTMANN OLIVER ASSOC WO A 0 A May 11, 2001 FAX NO. : 4253334535 114 May. 11 2001 11:47AM P4 ALTMANN OLIVER ASSOCIATES LLC wVIzawENru PLANNING & LANDSCAPE aa�rtcnME Deborah Ritter, Associate Planner City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 RECEIVED CITY OF TUKINII A. MAY 1 4 2001 PERMIT CENTER AOA -1673 REFERENCE: International Corporate Campus East — Watercourse D Buffer Reduction Dear Ms. Ritter: On behalf of the Sabey Corporation, we hereby request permission from the Department of Community Development for the reduction of the buffer and building setback for Watercourse D, as depicted on the drawings prepared by Perteet Engineering and AOA. Mitigation for the buffer and building setback reduction would occur through the enhancement of Riverton Creek as described and depicted in the Wetland and Stream Delineation and Mitigation Report (revised April 16, 2001). If you have any questions regarding this clarification, please call me at 425 -333- 4535. Thank you. Sincerely, A T • NN OLIVER ASSOCIATES, LLC Jo ' Altmann Ecologist cc: Bob Fadden Errol Garr Ralph Hagler PO Box 578 • Carnation, WA 98014 • office 425.333.4535 • fax 425.333.4509 • altoliver@home.com SABEY CORPORATION May 9, 2001 Mr. Jim Morrow, Director Public Works Department City of Tukwila 6300 Southcenter Blvd. Tukwila, WA 98188 RE: INTERNATIONAL GATEWAY EAST III, LLC. Dear Jim, RECEIVED CITY OF TUKWILA MAY 0.9 2001 PERMIT CENTER At your request and per information provided by your representative Mr. Brian Sheldon, the 1300 linear foot one lane portion of the east side of Tukwila International Boulevard (see attached drawing) will be evaluated prior to the start of excavation and exfiltration of soils from the proposed construction site of International Gateway East III, LLC. We will establish a baseline to determine the actual deterioration of the surface as a result of the exfiltration of materials via truck transport. Sincerely, SABEY CORPORATION Ralph Hagler, ice President Development & Government Affairs Enclosure RH:rb REAL ESTATE DEVELOPMENT CONSTRUCTION SERVICES VENTURE FUNDING 12201 Tukwila International Blvd. Fourth Floor Seattle, Washington 98168 -5121 206/ 281 -8700 main line 206/ 282 -9951 fax line www.sabey.com A PORTION OF THE SE 1/4 OF THE SE 1/4, SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N., R. 4 E., W.M. RECEIVED CITY OF TUKWM o MAY 0 9 2001 PERMIT CENTER ROADWAY OVERLAY EXHIBIT INTERNATIONAL CORPORATE CAMPUS EAST TUKWILA, WASHINGTON NO SCALE • Washington State Department of Transportation Sid Morrison Secretary of Transportation May 8, 2001 George D. Reynolds* Perteet Engineering, Inc. 10209 Bridgeport Way SW, Suite C -1 Lakewood, WA 98499 -2328 RE: SR 99, MP 22.4, CS 1729 Intergate Corporate Center East Dear Mr. Reynolds: • Northwest Region 6431 Corson Avenue South Seattle, WA 98108 (206) 768 -5700 RECEIVED MAY 1 1 2001 TUKWILA PUBLIC WORKS We have identified several key issues surrounding the proposed break in the limited access for construction of a signalized intersection that will serve this development. Primary among them is the law that defines limited access and stipulates how it must be treated. Because SR 99 is a "fully controlled limited access highway" at this location the law is very clear that access can only be granted to "selected public roads." We must either adhere to the strict requirements of the law or show comprehensively why we would change the state's designation of the highway from "fully- controlled" to a less restrictive definition. If the option to adhere to the law, i.e., WAC 468 -58, is chosen, the City of Tukwila . would have to designate a public street for the break and show that it didn't serve a single development. Under the second option the developer must garner the support of those of us in the departmentwhose task it is to guard the state's limited access facilities as directed by the law. We are reluctant to pursue any course that might be construed as setting a precedent that would weaken the application of these statutes. However, in this case there are operational advantages to granting this access and signal if access along the surrounding corridor is properly managed. So, we ask that you prepare the position paper for our review. Relevant questions that need to be answered (along with supporting engineering data) are: • Why is this needed? - Background, public benefits and any other relevant information. • What reasonable alternatives have been examined and why they were eliminated. (This could include access from other streets, offset intersection, etc.) • SR 99, MP 22.4, CS 1729 Intergate Corporate Center East May 8 2001 Page 2 • What impacts to the highway operations and safety could be anticipated. (I.e., traffic volumes, traffic types, property usage and number of tenants, etc.. • How would any adverse impacts be mitigated? Somewhere in the answers to these questions you must also alleviate concerns about the proximity of the proposed intersection to the throat of the on -ramp protected by this limited access. Plan sheets showing the existing channelization and access connections on SR 99 from the south property line of the development to the vicinity of S 116th Street should be included in your submittal. If you have any questions, please call John Collins at (206) 768 -5893. Sincerely, Craig J. Stone, P.E. Area Administrator — South King CJS:jc JTC cc: file City of Tukwila Randy Deer, WSDOT Access and Hearings Engineer_ .FROM,: LTMANN OLIUER ASSOC LLC • FAX NO. : 4253334535 A ALTMAN N OLIVE BASS OCIATES 0 LLB ENVIRONMENTAL PUNNING & LANDSCAPE ARCH RE RECEIVED /// I......1 rlTY lnr 71 I, P AI n May. 01 2001 08:13PM P2 May 1, 2001 Ralph Hagler Sabey Corporation 12201 Tukwila International Blvd., 4th Floor Seattle, .WA 98168 -5121 SUBJECT: International Corporate Campus East; Reduction of Addendum to Wetland and Stream Delineation and Mitigation Report uffer; MAY 0 9 2001 PERMIT CENTER AOA -1673 Dear Ralph: As you know, the proposed International Corporate Campus East (ICCE) project requires an access road from SF 99 that is located to the west of Stream 0, a Type 2 Watercourse. Stream D is a tributary to Riverton Creek that conveys runoff from discharges located to the west of SR 99 that are piped under the highway. The upper portion of the drainage is located within a forested ravine that contains slopes in excess of 20 %. The portion of the ravine located immediately to the west of the outlet culvert contains a steep slope that is comprised of fill material including large concrete chunks and other debris. During a site visit this morning, no seepage was observed along the base of this fill slope and all runoff within the stream appeared to be coming from west of SR 99. Although the proposed project does not require the piping of any portion of Stream D, it is my understanding that the retaining wall for the access road from SR 99-mu-St be constructed immediately to the west of the outlet culvert. The construction of the retaining wall in this location requires that the buffer of Stream D be reduced to the edge of the outlet culvert (i.e., zero buffer). In addition, construction of the retaining wall in this location would also require a waiver from the building setback requirement. Vegetation on the fill slope buffer located to the west of Stream D consists of scattered big -leaf maple (Acer macrophyllum) trees with a low understory including Himalayan blackberry (Rubus discolor), English ivy (Hedera helix), big -leaf maple saplings, and stinging nettle (Urtica dioica). The primary impact to this buffer area from the construction of the access road will likely be the loss of about six of the big - leaf maple trees. The habitat functions provided by these trees will be replaced (and exceeded) with implementation of the Riverton Creek enhancement described and depicted in the Wetland and Stream Delineation and Mitigation Report (revised April PO Box 578 • Carnation, WA 98014 • office 425.333.4535 • fax 425.333.4508 • altolivcrehome.com FROM':/ALTMANN OLIUER ASSOC LLC• Ralph Hagler May 1, 2001 Page 2 FAX NO. : 4253334535 • May. 01 2001 0S:14PM P3 16, 2001). Due to the significant enhancement measures proposed for the Riverton Creek corridor, no further mitigation measures should be required for the proposed buffer reduction. If you have any questions or require any additional information, please call me at (425) 333 -4535. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC 1 hn Altmann Ecologist cc: Bob Fadden • Perteet Enginefng, Inc. May 1, 2001 Ms. Deborah Ritter Tukwila Planning Department City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 RECEIVED CITY OF TUKWILA MAY 0 9 2001 PERMIT CENTER RE: Intergate Technology Campus East (Buildings 7, 8 & 9) — SEPA 99 -165 Traffic and Parking Clarifications from 4/25/01 project meeting Dear Ms. Ritter: Sabey Corporation has requested that Perteet Engineering, Inc. submit a letter to address the traffic and parking issues discussed at our April 25th project meeting. The following provides a summary of those issues and our response. Traffic and Parking Issues 1. A request by John Collins was made for our submittal information to provide a review of the queue lengths for the proposed new, four - legged signalized intersection on Tukwila International Boulevard at the ICCE driveway. The queue lengths, in feet, for the four approaches are summarized below: 2. Steve Lancaster requested the submittal include a revised drawing to identify the turning radius required for trucks exiting the site from Building #9 through the proposed new signalized intersection. This driveway connection encroaches into the 35 -foot buffer that extends from the outlet end of the existing culvert crossing Tukwila International Boulevard. It is requested that the criteria for this 35 foot buffer be waived for this driveway construction due to the culvert being an existing conveyance and the operational need to accommodate turning truck traffic as shown in the attached drawing. 10209 Bridgeport Way S.W., Suite C -I, Lakewood. WA 98499 • 2S3- 984 -7138 • Fax 2Si -S89 -0399 • www perteet com EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR A M - 21 18 - 50 22 121 351 38 226 77 - P M - 44 26 - - 45 36 156 0 53 505 - 2. Steve Lancaster requested the submittal include a revised drawing to identify the turning radius required for trucks exiting the site from Building #9 through the proposed new signalized intersection. This driveway connection encroaches into the 35 -foot buffer that extends from the outlet end of the existing culvert crossing Tukwila International Boulevard. It is requested that the criteria for this 35 foot buffer be waived for this driveway construction due to the culvert being an existing conveyance and the operational need to accommodate turning truck traffic as shown in the attached drawing. 10209 Bridgeport Way S.W., Suite C -I, Lakewood. WA 98499 • 2S3- 984 -7138 • Fax 2Si -S89 -0399 • www perteet com Ms. Deborah Ritter Intergate Technology Campus East Page 2 3. Jim Morrow requested the submittal include a better description of the on -site traffic and parking controls. The parking garage north of Building #7 will have bollards in place so that no through traffic between ICCE and ITCE will be allowed, except for emergency vehicles. However, both sites will have access to the garage should it be needed for future parking requirements. 4. John Collins requested that the submittal include an operational review of the most southerly proposed driveway, providing access to Building #9. Based on the attached queue information, the longest northbound queue is 351 feet during the AM peak hour. The separation as currently proposed for the driveway is just over 300 feet. Consequently it is recommended that the driveway location be moved at least 50 feet to the.south to increase the separation beyond the queue length. Please don't hesitate to contact our office if you have further questions or comments. Very truly yours, PERTEET NGIN EKING, INC. Rdss S. Senior P Iler, PE eject Manager cc: David Sabey, Sabey Corporation Ralph Hagler, Sabey Corporation Robert Fadden, Lance Mueller & Associates I rr'I r', ii PERTEET ENGINEERING, INC. Civi and Transportation Consultants TITLE: TURNING MOVEMENT (W850) 1 FROM':1!ALTMANN OLIUER ASSOC LLC • FAX NO. : 4253334535 April 26, 2001 • Apr. 27 2001 10:04AM P2 ALTMANN OLIVER ASSOCIATES, LLC ENYIRONMEIITAL PLANNING & LANDSCAPE ARCH f TECTURE AOA -1673 Jonathon Smith U.S. Army Corps of Engineers, Seattle District Regulatory Branch PO Box 3755 Seattle, WA 98104 -2255 REFERENCE: Corps Project # 2000 — 01601; Sabey Corporation; International Corporate Campus East, Tukwila, WA. SUBJECT: Chinook ESA Determination: May Effect, But Not Likely to Adversely Effect Dear Jonathon: As we discussed on the phone, I am hereby submitting additional information pertaining to the International Corporate Campus East (ICCE) project located in the City of Tukwila. As you may recall, the ICCE project requires the piping of four remnant swales within an existing parking lot for a total wetland impact of 1,105 s.f. This impact is necessary to provide adequate parking for the project. Mitigation for this impact will occur through the enhancement and restoration of Riverton Creek. Riverton Creek is a tributary to the Green River that flows from south to north along the eastern edge of the project site. • To aid in your continued review of this project we have enclosed: • a final Wetland and Stream Delineation and Mitigation Report prepared by AOA (revised April 16, 2000). This report contains eight full size drawings prepared. by AOA (Overview and Planting Plans), as well as the Grading Plans (five full size sheets) and Temporary Erosion Control Plans (two full size sheets) prepared by David Evans and Associates, Inc. (DEA) • 8 1 /a" x 11" reductions of all AOA drawings • a Drainage Report prepared by DEA (revised April 16, 2001) • a Stormwater Pollution Prevention Plan for Construction Activities prepared by Water Tectonics Inc. PO Box 578 • Carnation, WA 98014 • office 425.333.4535 • fax 425.333.4509 • altoliverihome.com r FROM ALTMANN OLIUER ASSOC LLC • FAX NO. : 4253334535 • Apr. 27 2001 10:04AM P3 Jonathon Smith April 26, 2001 Page 2 ESA EFFECT DETERMINATION Existing Fish Use and Green River Influence It is our understanding that fish species. found within Riverton Creek include coho salmon, cutthroat trout, steelhead (juveniles), brook lamprey, threespine stickleback, and sculpin Although Chinook salmon are not known to occur within the creek, it is possible than Chinook are located within the system since there appears to be no impassable fish barriers between the site and the Green River: If Chinook are located within the system, they would most likely be juveniles taking refuge within the lower portions of the creek during high flow events within the spring out migration. Based on conversations with the City of Tukwila`s Public Works Department, it is our understanding that during times of high flow within the Green River, water backs up into the northern most portion of Riverton Creek on the project site. No bull trout are known to occur within the Riverton Creek drainage. Stormwater Impacts As described in the enclosed drainage report, detention facilities for the proposed office buildings and parking garage will be provided by wet vaults designed in accordance with the 1992 DOE manual. These facilities will release the developed 2 -year storm at 50% of the existing 2 -year flow rate, the developed 10 -year storm at the existing 10 -year flow rate, and the developed 100 -year storm at the existing 100 - year flow rate. According to the drainage report, water quality standards following development will be met by providing dead storage in all wet vaults treating pollution- generating impervious surfacing. During construction, sediment removal from stormwater runoff from the construction site will.be provided by two sediment ponds and two separate electrocoagulation systems for particle removal (see enclosed SWPPP prepared by Water Tectonics, Inc.). Although some unavoidable short term impacts to water quality will likely occur during restoration of the stream corridor. (e.g., daylighting of the existing culvert), all in -stream work will occur during low flows in late summer to minimize impacts to aquatic life. Furthermore, all in- stream work will be subject to Hydraulic Project Approval (HPA) by the Washington Department of Fish and Wildlife. Summary Conclusion Based on a review of the information presented in the enclosed documents, a "may effect, but not likely to adversely effect" determination was made for Chinook salmon from the proposed project. Since no bull trout are known to occur within the Riverton Creek system, a "no effect" determination was made for bull trout. V FROi'1': nLTMANN OLIVER ASSOC LLC ` FAX NO. : 4253334535 Jonathon Smith April 26, 2001 Page 3 • Apr. 27 2001 10:05AM P4 The Chinook determination was based on the conclusion that base -line hydrologic and water quality conditions within Riverton Creek will not significantly change following development. Although some short term impacts to water quality will likely occur during restoration of the stream, this work will be conducted in late summer when Chinook would not likely be within the Riverton Creek system. Furthermore, following restoration of the stream corridor, it is anticipated that the habitat value for salmonids within Riverton Creek will significantly increase. If you have any questions or require any additional information regarding the ESA determination, please call me at (425) 333.4535. Thanks for your ongoing assistance. Sincerely, T • NN OLIVER ASSOCIATES, LLC • n Altmann cologist C cc:, Ralph Hagler, Sabey Corporation Bob Fadden, Lance Mueller and Associates ' Errol Garr, David Evans and Associates, Inc. Attachments • cry of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director Ralph Hagler Vice President, Development & Government Affairs Sabey Corporation 12201 Tukwila International Blvd., 4th Floor Seattle, Washington 98168 -5121 VIA FAX 206 - 282 -9951 Re: International Corporate Campus East 12600 Tukwila International Blvd. L01 -030 (Special Permission - Director) E2000 -033 (SEPA) Dear Ralph: We have reviewed your revised Wetland and Stream Delineation Report (updated April 16, 2001) that was submitted to us in connection with the above - referenced files. Certain additional information is needed from you to ensure that the project meets the substantive requirements of the City and to complete our review process. SENSITIVE AREAS ORDINANCE COMMENTS Watercourses and Wetlands We have identified the following deficiencies in the Wetland and Stream Delineation and Mitigation Report, prepared by Altmann Oliver Associates LLC, dated October 17, 2000 and revised April 16, 2001. Please make the following corrections: 1. Stream D is a Type 2 watercourse 'requiring a 35 foot buffer. The buffer of Stream D contains slopes greatly exceeding 20 %. Per TMC 18.45.040(C)(4)(a), buffers containing slopes 20% or greater may not be reduced. As we indicated in our March 29, 2001 letter to you, the entire 35 foot buffer must be shown. Plan Sheet W1.1, submitted on April 17th, shows a truncated buffer at the point in which Stream D leaves the underground pipe and flows downward to the east. As I explained during our April 18th meeting, the buffer must be measured radially in all directions from this outfall point to a distance of 35 feet. As a result, the buffer must be extended and rounded at its western edge. 2. Under your proposal, all new construction will occur outside the 50 foot buffer of Wetland A (labeled as "Area A" on Plan Sheet B1.0). For this reason, the enhancement of Area A is not required by code and a security device will not be required. 3. Riverton Creek is a Type 2 watercourse, only requiring a 35 foot buffer. The restoration of "Area B" (as shown on Plan Sheet B1.0) only affects a portion of that required buffer. Only that portion of Area B that is located within the Creek's 35 foot buffer will require a security device. This security device (covering implementation, maintenance and monitoring) may be incorporated into 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Ralph Hagler April 20, 2001 Page 2 that required for the enhancement of Riverton Creek. This bond will be required prior to issuance of the land altering permits (MI01 -019 and M12000 -236). 4. "Area C" (shown on Plan Sheet B1.0), indicates that a dispersion trench will be placed in the buffer of Wetland E, a Type 3 wetland. Per TMC 18.45.080(C)(1)(b) and TMC 18.45.080(C)(2)(a), alteration of a Type 3 wetland buffer requires the permission of the Director of Community Development. Although you have provided plans illustrating the alteration and mitigation proposed, you have not provided a narrative nor have you requested approval of your plan. Please submit this narrative and approval request as soon as possible. No land altering or further disturbance may occur on the site until the Director of Community Development has formally approved your proposal for work in the buffer of Wetland E (labeled "Area C "). Prior to issuance of the land altering permits (MI01 -019 and MI2000 -236) you must submit a security device (in form and content acceptable to the City Attorney) to guarantee performance, monitoring and maintenance requirements as they pertain to the restoration of Area C. If you wish, the security device for Area C may be incorporated into that required for the enhancement of Riverton Creek. 5. Section 7 of the wetland report describes "Wetland and Stream Mitigation ". Section 8 of the wetland report describes "Maintenance and Contingency Plan for Mitigation Area ". Please provide a letter amendment to the report affirming that Sections 7 and 8 of the report also apply to the restoration of Areas A, B, and C (as illustrated on Plan Sheet B1.0). ADDITIONAL COMMENTS Your Special Permission — Director application as well as your revisions to the SEPA checklist are now in technical review. We hope to have all departmental comments on these files to you by the end of next week. Some of these comments may be discussed during our upcoming meeting with you on April 25th. In the meantime, please provide us with the requested information in Items 1 through 5 above at your earliest possible convenience. If you have any questions regarding these requirements, please contact me at 206 -431 -3663. Sincerely, Deborah Ritter Associate Planner Attachments cc: Mike Cusick, Associate Engineer Ryan Partee, Fisheries Biologist Gary Schulz, Urban Environmentalist PERT1.J• T Perteet En,QineeO g, Inc. April 18, 2001 Ms Deborah Ritter Tukwila Planning Department City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 93133 • R.E:.Intergaie Technology Campus East (Buildings 7, 8 & 9) — SPEA 99 -165 — Parking Analysis ' Dear lMs`R.itter: Sabey Corporation has requested that Perteet Engineering, Inc submit a letter which addresses the adequacy of the number of parking stalls being constructed for the ICCE project. Section 14c of the-Environmental Checklist previously submitted describes the par=ing layout for the site. Supplemental information prepared by Lance Mueller & Associates includes the following summary of parking capacity: Buildings #7 & 43 are located in the v.UC:'I1 zoning district. The most intense occupancy permitted in that zone is Corporate office. The gross . office area in each structure is 147,300 sl.' with a net area of 125,620 sf. A minimum parking ratio of 2.5 gars 000 sf of net area is criteria, the minimum number of parking stalls needed b314ttY code. Based on this Current site plans and design drawings for Building provide for a parking structure building belory the building total g r 4i ^ p with a total capacity for 430 parking stalls, providing an actual parking ratio of 3.4 stalls 1000 sf of net floor area. Building 48 currently provides 457 stalls in a similar desk. This results in an actual ratio of 3.6 stalls /1000 sf of net floor area. Building 49 is located at the south end of the site in the MIC;L zoning designation. Under MIC!f. zoning, through a conditional use permit, the most intense use that could be placed in .Building 49 is office. The net useable area in Building 49 is 140,800 sf. City code requires a parking ratio of 3 stalls /1000 sf of net floor area. 'The parking structure below the building provides 394 stalls. This is supplemented with surface parking layout for 36 stalls. This results in a total of 430 spaces being provided. The parking stall requirement in accordance to City code for office use is 422 stalls. There is an additional 69 stalls available in the ITCE Parking Garage north of building 47 t ,r use by tenants M .Buildings 47, = and 49. In addition_ this parking designed for the future addition of another .floor on top of the Phase I structure-, if there is a demonstrated need. 1)1209 5i id ... f, ,,Vny 1.:.5eu _••d 7 .. : }9 n • - _ _ 1002 PERTEET Based on this information it is our finding that the proposed parking capacity o f the ICCE development provides an adequate parking ratio, based on current City code, to c P wide range of office uses. Please don't hesitate to contact our office if you have f.over a questions or comments. Vert, truly your George D. Reynolds Office Manager South Puget Sound Office cc: David Sabey, Sabey Corporation Ralph Hagler, Sabey Corporation Robert Fadden- Lance Mueller & Associates 003 1110 LANCE MUELLER & ASSOCIATES AR C H I T E C T S April 18, 2001 A 1 A Ms. Deborah Ritter Associate Planner CITY OF TUKWILA 6300 Southcenter Blvd., Suite #100 Tukwila, WA 98188 Re: INTERGATE CORPORATE CAMPUS EAST E2000 -033 (SEPA) (LMA #99 -165) RECEIVED CITY OF TUKWILA APR 1 8 2001 PERMIT CENTER Dear Deborah: In response to your letter on March 29, 2001 we are submitting the following: A. 5 updated checklist: (4 for circulation and 1 with italic changes for your use.) B. 4 — Soils Reports ( 4 — Sensitive Area Re 6A,f aoic_et 4 — Copies of SWPP 4 evise rainage loft 4 — Parking Study Letter 4 — Army Corp Applications 1 — Special Permission Request C. 4 complete drawing sets that include revised drawing, supplemental drawing and previously submitted drawing. (Complete package of drawings.) D. 1 set of reduced drawings. The attached materials have been modified based on comments in the letter of March 29, 2001. Taking those in order of the letter, the following action has been taken: Watercourses and Wetlands 1. Referenced plan sheets have been added to report. 2. The parking garage ramp location has been modified so that buffers conform to Ordinance. See revised site plan and civil drawings. 3. Building location has been modified so that distance from Watercourse D to the building is 50'. This provides a 35' buffer at a right angle to the Watercourse and a 15' setback from the buffer. See attached site plan and civil drawings. 130 LAKESIDE • SUITE 250 • SEATTLE, WA • 98122 • (206) 325 -2553 • FAX: (206) 328 -0554 ARCHITECTURE • PLANNING • SPACE PLANNING • INTERIORS April 18, 2001 Ms. Deborah Ritter CITY OF TUKWILA Re: INTERGATE CORPORATE CAMPUS EAST - E2000 -033 (SEPA) Page Two RECEIVED CITY OF TUKWILA APR 1 8 2001 PERMIT CENTER 4. The existing conditions survey has been modified to show the most current site conditions and buffer indicated in the biologists report. See revised survey, civil drawings and site plan. 5. Report has been modified. 6. Report has been modified. 7. Detailed mitigation plans have been submitted along with an estimate of the work. A surety device will be provided prior to the start of any grading work on the site or stream enhancement work. 8. Attached is the revised soils report accepted by the City Engineer. The SEPA checklist has been modified on an item by item basis to reflect comments 9 to 27. See text of checklist for those additions and modifications. We sincerely hope that this supplemental information will complete the application. If you need any other information or have any questions, please call me. Sincerely, LANCE MUELLER & ASSOCIATES /ARCHITECTS Bob Fadden Associate BF:nk encls. NK #78 /ICCE -7.LTR Perteet Enginee April 18, 2001 Ms Deborah Ritter Tukwila Planning Department City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 Inc. • RECEWED APR 19 2001 CM DEVOELOPMENT RE: Intergate Technology Campus East (Buildings 7, 8 & 9) — SPEA 99 -165 — Parking Analysis Dear Ms Ritter: Sabey Corporation has requested that Perteet Engineering, Inc submit a letter which addresses the adequacy of the number of parking stalls being constructed for the ICCE project. Section 14c of the Environmental Checklist previously submitted describes the parking layout for the site. Supplemental information prepared by Lance Mueller & Associates includes the following summary of parking capacity: Buildings #7 & #8 are located in the MIC/H zoning district. The most intense occupancy permitted in that zone is Corporate office. The gross office area in each structure is 147,800 sf with a net area of 125,620 sf. A minimum parking ratio of 2.5 cars /1000 sf. of net area is required by City code. Based on this criteria, the minimum number of parking stalls needed is 314. Current site plans and design drawings for Building #7 provide for a parking structure below the building with a total capacity for 430 parking stalls, providing an actual parking ratio of 3.4 stalls / 1000 sf. of net floor area. Building #8 currently provides 457 stalls in a similar design. This results in an actual ratio of 3.6 stalls /1000 sf. of net floor area. Building #9 is located at the south end of the site in the MIC/L zoning designation. Under MIC/L zoning, through a conditional use permit, the most intense use that could be placed in Building #9 is office. The net useable area in Building #9 is 140,800 sf. City code requires a parking ratio of 3 stalls / 1000 sf of net floor area. The parking structure below the building provides 394 stalls. This is supplemented with surface parking layout for 36 stalls. This results in a total of 430 spaces being provided. The parking stall requirement in accordance to City code for office use is 422 stalls. There is an additional 69 stalls available in the ITCE Parking Garage north of building #7 for use by tenants in Buildings #7, #8 and #9. In addition, this parking garage has been designed for the future addition of another floor on top of the Phase 1 structure, if there is a demonstrated need. 10209 Bridgeport Way S.W., Suite C -1, Lakewood, WA 98499 • 253 -984 -7138 • Fax 253 -589 -0399 • www perteet com Based on this information it is our finding that the proposed parking capacity of the ICCE development provides an adequate parking ratio, based on current City code, to cover a wide range of office uses. Please don't hesitate to contact our office if you have further questions or comments. Very truly you George L. ' eynolds Office Manager South Puget Sound Office cc: David Sabey, Sabey Corporation Ralph Hagler, Sabey Corporation Robert Fadden, Lance Mueller & Associates March 29, 2001 • City of Tukwila • Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director Ralph Hagler. Sabey Corporation 12201 Tukwila International Blvd., 4th Floor Seattle, Washington 98168 -5121 VIA FAX 206 - 282 -9951 Re: International Corporate Campus East 12600 Tukwila International Blvd. SEPA Bldgs 7, 8, 9 & Garage (E2000 -033) Design Review Bldg. 9 (L2000 -087) Building Permits (D2000 -384 thru D2000 -387)) Dear Ralph: On February 5, 2001 the Tukwila City Council approved code amendments that changed the permitted uses in certain zones (under Ordinance 1954, attached). One of the affected zones was the Manufacturing /Industrial Center — Light District ( "MIC /L "), the proposed location of Building 9. As you know, your SEPA, Design Review (Building 9) and Building Permit application (Building 9) were all deemed to be complete and were vested in January, 2001 (prior to the effective date of Ordinance 1954). Accordingly, you must meet the land use code requirements that were in place at the time you were vested. We have attached a copy of these requirements (TMC 18.36) for your files. Some of the pertinent legally, non - conforming land uses for the MIC /L zone are provided as follows: Manufacturing /Industrial Center — Light Zone (Building 9) High Tech High tech uses including research and development, light assembling, repair or storage of electronic equipment, instruments, or biotechnology with at least 35% office. Offices Offices (must be associated with another permitted use, e.g. administrative, offices for a manufacturing company present within the MIC). Parking Public parking Tots or garages for private passenger cars. Please be advised that a moratorium is in place under Ordinance 1951 prohibiting the development of public parking lots, park- and -ride lots or garages for private passenger cars unless they are directly associated with or incidental to another lawful use on the same or immediately adjacent lot or parcel. This moratorium will expire on July 10, 2001 unless renewed by the Tukwila City Council. A copy of the ordinance is attached. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Ralph Hagler March 29, 2001 Page 2 Conditional Uses and Building 9 Due to the changes created by Ordinance 1954, you have the option of applying for a Conditional Use Permit for Building 9. Under the new ordinance, any office use in the MIC /L Zone (including software development, financial services and studios for education and self- improvement) that are 20,000 square feet or more in size will require a Conditional Use Permit. However, "high tech" uses including research and development, light assembling, repair or storage of electronic equipment, instruments or biotechnology with at least 35% office are no longer permitted without the benefit of "grandfathering ". Depending upon the use(s) you contemplate for Building 9, you may wish to pursue a Conditional Use Permit. If a "high tech" use is still contemplated, it will only be permitted as a legally non - conforming use. If the more traditional "office" use is contemplated, it could be formally approved by the Planning Commission, making it legally conforming. If a Conditional Use is desired for an "office" use, a public hearing before the Planning Commission will be required and will occur at the same time as the Building 9 Design Review hearing. Manufacturing /Industrial Center — Heavy Zone (Bldgs. 7, 8 and Parking Garage) Buildings 7 and 8 as well as the parking garage are to be located in the MIC /H Zone, and as such, are unaffected by Ordinance 1954. However we wanted to provide you with a copy of the permitted uses for that zone (see TMC 18.38 attached). Some of the pertinent permitted land uses for the MIC /L zone are provided as follows: High Tech Offices Parking High tech uses including research and development, light assembling, repair or storage of electronic equipment, instruments, or biotechnology with at least 35% office. Offices (must be associated with another permitted use, e.g. administrative, offices for a manufacturing company present within the MIC). Public parking lots or garages for private passenger cars. Please be advised that a moratorium is in place under Ordinance 1951 prohibiting the development of public parking Tots, park- and -ride lots or garages for private passenger cars unless they are directly associated with or incidental to another lawful use on the same or immediately adjacent lot or parcel. This moratorium will expire on July 10, 2001 unless renewed by the Tukwila City Council. A copy of the ordinance is attached. Documentation of Land Use Compliance Every time you submit an application for a tenant improvement in any of the proposed buildings you must verify its use. To do this, please provide the following information with each tenant improvement application: 1. How will the space be used? 2. What activities will be conducted in the space? 3. What percentage of the space will each activity use? Ralph Hagler March 29, 2001 Page 3 Legally Non - Conforming Uses and Ordinance 1954 Legally non - conforming uses may be continued so long as they remain lawful, subject to TMC 18.70.040 (attached). If compliance with this code section ceases, the land uses changes under Ordinance 1954 will automatically apply. For yourinformation, we are providing you with a summary of the land use changes for the MIC /L zone that became effective under Ordinance 1954. Manufacturing Industrial Center /Light Zone Effective February 14, 2001, any office use in the MIC /H Zone (including software development, financial services and studios for education and self improvement) under 20,000 square feet will be permitted. Any office use 20,000 square feet in size or greater will require a Conditional Use Permit. "High tech" uses including research and development, light assembling, repair or storage of electronic equipment, instruments or biotechnology with at least 35% office are no longer permitted in this zone. If you should have any questions regarding the information provided in this letter, please contact Jack Pace at 206 -431 -3686. Sincerely, Steve Lancaster Director, Community Development cc: Jack Pace, Planning Manager Jim Morrow, Director, Public Works Mike Cusick, Associate Engineer Deborah Ritter, Associate Planner • City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director Ralph Hagler Vice President; Development & Government Affairs Sabey Corporation 12201 Tukwila International Blvd., 4th Floor Seattle, Washington 98168 -5121 Re: International Corporate Campus East Buildings 7, 8, 9 & Garage 12600 Tukwila International Blvd. E2000 -033 (SEPA) Dear Ralph: We have completed a detailed review of your SEPA application. Certain additional information is needed from you to ensure that the project meets the substantive requirements of the City and to complete our review process. We recommend that you respond to the comments dealing with the Sensitive Areas Ordinance and SEPA checklist first, so that we may proceed with a SEPA Determination. Subsequently, we will be providing you with more detailed comments pertaining to the other associated land use permits (i.e., Special Permission - Director and Design Review). SENSITIVE AREAS ORDINANCE COMMENTS Watercourses and Wetlands We have identified the following deficiencies in the Wetland and Stream Delineation and Mitigation Report, prepared by Altmann Oliver Associates LLC and dated October 17, 2000. Please have the report revised accordingly. 1. All referenced plan sheets should be folded and included with the report. 2. Wetland A (described on pages 2 and 3 of the report) is a Type 2 wetland requiring a 50 foot buffer. The buffer of Wetland A contains slopes greatly exceeding 20 %. Per TMC 18.45.040(C)(4)(a), buffers containing slopes 20% or greater may not be reduced. The narrative in the wetland report and the plan sheets must be revised to indicate a 50 foot buffer. Please be advised that any portion of the existing parking lot currently located inside the 50 -foot buffer of Wetland A may remain. However, all new construction must occur outside that buffer. 3. Stream D (described on page 3 of the report) is a Type 2 watercourse requiring a 35 foot buffer. The buffer of Stream D contains slopes greatly exceeding 20 %. Per TMC 18.45.040(C)(4)(a), buffers containing slopes 20% or greater may not be reduced. Please have the narrative in the wetland report and the plan sheets revised to show the entire 35 foot buffer. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206- 431 -3665 Ralph Hagler March 29; 2001 Page 2 4. Please provide survey information to verify that 35 foot buffer of Stream D has not been impacted by the current work activities on the site. 5. Project impacts are described on page 6 of the report. Per the information provided above, please eliminate Item 2 (Stream D encroachment) and the reference to Wetland A from this section. 6. Wetland and stream mitigation is described on page 6 of the report. Per the information provided above, please eliminate references to the Stream D encroachment from this section. 7. Per TMC 18.45.080(D), you will be required to provide a mitigation plan to compensate for the piping of Swales 1, 2, 3 and 4, as identified in the Wetland Report. It is our understanding that your proposal for the enhancement of Riverton Creek will serve as the mitigation. We are aware that you have already submitted your proposal to the Public Works Department for the enhancement of Riverton Creek (under Permit MI01 -019). However, you must still formalize your request to mitigate with the Department of Community Development, via a "Special Permission — Director" application (attached). Please submit that application as soon as possible, attaching the materials you submitted to Public Works under M101 -019 (incorporating any subsequent revisions). No land altering or further disturbance of any kind will occur on the site until the Director of Community Development has formally approved the enhancement plan for Riverton Creek, meeting the criteria listed in TMC 18.45.080(D)(2). This will include the submission of a security device (in form and content acceptable to the City Attorney) to guarantee performance, monitoring and maintenance requirements as they pertain to the Creek enhancement. Geotechnical 8. Public Works has submitted your revised geotechnical documentation for peer review and will be receiving comments shortly. Public Works will notify you when these comments become available. SEPA COMMENTS We have identified the following deficiencies in the SEPA Checklist you submitted on November 30, 2000. Please revise the Checklist accordingly. 9. Section A, Paragraph 8 (page 2 of checklist) Background Frontal improvements (including curb, gutter and sidewalk) will be required by the City of Tukwila as a condition of any development permits. 10. Section A, Paragraph 10 (pages 3 and 4 of checklist) Background The site will have three access points (two from Tukwila International Boulevard and one from Intergate Technology Campus East ( "ITCE "). The location of the proposed intersection is to line up with the existing driveway of the Sabey Buildings on the west side of Tukwila International Boulevard. The applicant will provide a traffic signal at this intersection. A driveway connection between International Corporate Campus East ( "ICCE ") and ITCE will be allowed for emergency access only. Ralph Hagler March 29, 2001 Page 3 Riverton Creek is a Type 2 watercourse, requiring a 35 foot buffer. Wetland A is a Type 2 and the required buffer width is 50 feet. 11. Section A, Paragraph 12 (page 7 of checklist) Background Class 2 and 3 slopes exist on the site per the City's Sensitive Areas Map. 12. Section B, Paragraph 1(b) (page 8 of checklist) Earth Based on the topographical information you have supplied, the steepest slopes on the site are approximately 80 %. 13. Section B, Paragraph 1(c) (page 8 of checklist) Earth You have not provided the type(s) of soils existing on the site. 14. Section B, Paragraph 1(d) (page 8 of checklist) Earth Please reference any new information or required revisions that is the result of the geotechnical peer review. 15. Section B, Paragraph 1(e) (page 8 of checklist) Earth Trucks entering the site for grading activities shall be south of the beginning point of limited access of Pacific Highway. 16. Section B, Paragraph 2(a) (page 9 of checklist) Air Emergency generators using diesel will create emissions. Describe these emissions and document your compliance with Puget Sound Clean Air Agency standards. 17. Section B, Paragraph 3(a)(4) (page 11 of checklist) Water Elements described in this section will also conform to Washington Department of Fish & Wildlife Hydraulic Project Approval. 18. Section B, Paragraph 4(c) (page 14 of checklist) Plants This section pertains to plant life. If no threatened or endangered plant species are known to be on or near the site, indicate "none ". 19. Section B, Paragraph 5(a) (page 15 of checklist) Animals Species known to be near the site include: Hawk, Heron, Eagle, Osprey, Rabbit, River Otter, Coyote and Shellfish. 20. Section B, Paragraph 5(b) (page 15 of checklist) Animals Threatened or endangered species known to be near the site include Chinook Salmon. 21. Section B, Paragraph 7(a) (page 16 of checklist) Environmental Health Diesel fuel spills may occur while on -site fuel tanks are being filled and /or maintained. Describe how spills and leaks will be avoided, controlled and cleaned up. 22. Section B, Paragraph 7(b)(2) (page 17 of checklist) Environmental Health A detailed acoustical analysis will be provided prior to the issuance of mechanical permits. Describe how noise reflectivity from Building 21 -5 will be handled. The applicant must comply with the conditions of the Tukwila Noise Ordinance both during construction and after building occupancy. Ralph Hagler March 29, 2001 Page 4 23. Section B, Paragraph 7(b)(3) (page 17 of checklist) Environmental Health The applicant will conform to the recommendations of the acoustical analysis. 24. Section B, Paragraph 11(d) (page 21 of checklist) Light and Glare All illumination shall be directed away from adjoining properties and public rights -of -way. Project buildings located in the MIC /L and MIC /H zones (Buildings 7, 8 and parking garage) shall comply with TMC 18.50.100 Site Lighting Standards. Identify measures that will be taken to reduce glare and reflectivity caused by glazed building surfaces. 25. Section B, Paragraph 14(a) (page 22 of checklist) Transportation The site will have three access points (two from Tukwila International Boulevard and one from Intergate Technology Campus East ( "ITCE "). The location of the proposed intersection is to line up with the existing driveway of the Sabey Buildings on the west side of Tukwila International Boulevard. The applicant will provide a traffic signal at this intersection. A driveway connection between International Corporate Campus East ( "ICCE ") and ITCE will be allowed for emergency access only. 26. Section B, Paragraph 14(d) (page 23 of checklist) Transportation Frontal improvements (including curb, gutter and sidewalk) will be required by the City of Tukwila as a condition of any development permits. The location of the proposed intersection is to line up with the existing driveway of the Sabey Buildings on the west side of Tukwila International Boulevard. The applicant will provide a traffic signal at this intersection. The northbound left turn lane on Tukwila International Boulevard will be addressed during review of the associated development permit. 27. Section B, Paragraph 14(q) (page 23 of checklist) Transportation Traffic concurrency mitigation is anticipated to be $100,100 based on the estimated peak hour trips and the proposed project at Tukwila International Boulevard and South 116th Street. ADDITIONAL COMMENTS As a courtesy, we are providing you with additional information. This list is not exhaustive and a response is not required at this time. However, you may wish to obtain this information prior to applying for land altering and building permits. 28. Design of Building 9 a. We will be providing you with suggestions you may wish to consider prior to the Board of Architectural Review ( "BAR ") hearing. These suggestions will deal with landscaping, buffering (noise, light and glare) and building design details. b. Two residents have submitted comment letters in anticipation of the BAR hearing. We have attached copies of those letters for your review. We will be recommending that a public meeting be held approximately one month prior to the BAR hearing to provide an opportunity for Sabey Corporation and City staff to meet with all concerned citizens. Ralph Hagler March 29, 2001 Page 5 29. Project Landscaping (Buildings 7, 8, 9 and Garage) a. The landscape plan for Building 9 does not meet the criteria for the C /LI zone in which it is located. Specifically, perimeter landscaping along the front and south (side) perimeters is inadequate. b. The landscape plans for Buildings 7, 8 and the parking garage must meet the criteria for the MIC /H zone in which they are located. Specifically, the landscaping along the front perimeter of these buildings must be brought up to the standards for that zone. c. . Frontal improvements will be required by the City of Tukwila prior to the issuance of any land altering permits. 30. Project Parking (Buildings 7, 8, 9 and Garage) You will need to provide a parking study documenting individual parking requirements for Buildings 7, 8 and 9. The parking study must also document the need for, and the proposed use of, the parking garage and identify which building(s), if any, it is supporting. If the proposed parking garage is required to meet overflow parking demands (either on or off -site) a reciprocal parking, ingress and egress agreement (in form and contact satisfactory to the City Attorney) will be required. 31. Encroachments (Buildings 7, 8, 9 and Garage) a. Per TMC 18.45.040(C)(3)(a), Building 8 must be a minimum of 15 feet from the edge of the Stream D buffer. Its current proposed location is only 5 feet from that buffer. Under TMC 18.45.040(C)(3)(b), the Director may waive the 15 foot setback requirement if the site plan demonstrates there will be no impacts to the buffer zone. However, given the size and location of proposed Building 8, we believe it will be difficult to adequately demonstrate that no buffer zone impacts will occur. b. As stated in the Sensitive Areas Comments on page 1 of this letter, Stream D is a Type 2 watercourse requiring a 35 foot buffer. The buffer of Stream D contains slopes greatly exceeding 20 %. Per TMC 18.45.040(C)(4)(a), buffers containing slopes 20% or greater may not be reduced. c. As stated in the Sensitive Areas Comments on page 1 of this letter, Wetland A is a Type 2 wetland requiring a 50 foot buffer. The buffer of Wetland A contains slopes greatly exceeding 20 %. Per TMC 18.45.040(C)(4)(a), buffers containing slopes 20% or greater may not be reduced. Please be advised that any portion of the existing parking lot currently located inside the 50- foot buffer of Wetland A may remain. However, all new construction must occur outside that buffer. d. It is unclear whether or not the fuel tank proposed for the southeast corner of Building 9 is above or below ground. If the tank is above ground, no portion of the tank may be inside the 30 foot rear setback for the C /LI zone in which it is located. Ralph Hagler. March 29, 2001 Page 6 e. The terracing on the south side of Building 9 encroaches into the 30 foot side setback. 32. Noise Ordinance (Buildings 7, 8, 9 and Garage) A detailed acoustical analysis will be required to demonstrate compliance with the noise ordinance prior to issuance of mechanical permits for all project buildings. Per the acoustical assessment, Building 9 generators should be relocated to the north side of that building. Upon receipt of all of the requested items (Items 1 through 27 above), we will be able to continue our technical review. If you have any questions regarding these requirements, please contact me at 206-431 - :3663. Sincerely, 2141(-j_ a4e4E__ Deborah Ritter Associate Planner Attachments cc: Mike Cusick, Associate Engineer Mike Alderson, Assistant Fire Chief TO: DEB RITTER From: MIKE CUSICK DATE 3/27/2001 RE: SEPA (E2000 -033) • 1. PUBLIC WORKS HAS REVIEWED COMMENTS RECEIVED FROM OUR GEOTECH CONSULTANT CONCERNING INFORMATION PROVIDED BY THE SABEY CORP. IN OUR CONSULTANTS, OPINION WITH SOIL NAILING AND SHORING, THE HILLSIDE SHOULD NOT FAIL DURING CONSTRUCTION OF THE PROPOSED BUILDINGS AND PARKING GARAGE. THERE FOR PUBLIC WORKS HAS NO COMMENT. 2. COMMENTS PROVIDED BY MR. GREG SHERLOCK ON 3/12/2001 WILL BE ADDRESSED DURING THE CHANNELIZATION PLANNING FOR TUKWILA INTERNATIONAL BOULEVARD. Greg Sherlock- 12435 Tukwila International Blvd. Tukwila, WA 98168 March 12, 2001 Mr. Mike Cusic City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 -2544 Re: Issue: Proposed Intersection in the 124th Block of Tukwila International Blvd. Applicant: Sabey Corporation, Intergate West and Intergate East offices Mr. Cusic, This letter is to follow up our telephone conversation on January 29th in which we discussed the proposed new intersection in the 124th block of Tukwila International Boulevard which would include stop lights and left hand turn lanes. In this letter I would like to focus on the left hand turn lane that would allow a driver to turn left from Northbound Highway 99 into the Sabey Corporation's Intergate West Complex under the direction of a stop light. To create this left turn lane, the existing center turn lane would have to be blocked out for an unspecified distance to the South and thus eliminate the center turn lane in its current form. From my examination of the plans that the city possesses, this proposed left hand turn lane could and probably would extend South such a`distance that vehicles exiting from the Hillside Apartment's driveway would not be able to head North on Tukwila International Boulevard. Thus, the driver's only legal option when leaving the driveway would be to head Southbound on Highway 99. As I also informed you during our conversation, I am greatly concerned that even if the proposed left hand turn lane was even cut just short enough to allow vehicles exiting the Hillside Apartments to head North on Highway 99, the shortened center turn lane would not allow a driver sufficient distance to enter the Northbound traffic at any appreciable speed. Due to this, vehicles would have to enter the Northbound lanes of Highway 99 at either a dead stop or at a very slow speed and tragic accidents could result. So in consideration of these issues, it is clearly unreasonable to alter this section of roadway in such a way to inconvenience and /or endanger existing residents and property owners. Therefore I strongly recommend that the proposed intersection be moved farther North on Tukwila International Boulevard. This action should be completed even if modifications to the Sabey Corporation's entrance and exit driveways are necessary. Please keep me advised as to any actions on this proposed intersection. Th• nk y Greg Sher .c cc: Ms:.Deborah Ritter, City of Tukwila. Mr. Jim Gipson, Hillside Apartments w /enclosures Mr. Keith Helms, c/o Pacific Auto Sales w /enclosures Deborah Ritter - Revised comments - SEPA & traffic study From: Brian Shelton To: Deborah Ritter Date: 3/6/01 4:23PM Subject: Revised comments - ICCE SEPA & traffic study Deb, One more time. SEPA Page 3, Section A.10, 2nd & 3rd Para. These sections indicate that the site will have 3 accesses; 2 from Tukwila Int'I Blvd and 1 from ITCE. A driveway connection between ICCE & ITCE will be allowed for emergency access only. The traffic study indicates only 1 access. (SEPA or the study should be revised to reflect the actual number of accesses to /from the site). Page 22, Section B.14.a. Add - South 126th Street (for emergency access) Page 23, Section 14.g. Add - Traffic concurrency mitigation is anticipated to be $100,100 based on the estimated peak hour trips and the proposed project at Tukwila International Blvd and South 116th Street. Traffic Study Same comment regarding accesses as above in SEPA. The traffic concurrency mitigation determination is $100,100 based on the traffic study provided by Perteet Engineers... . _ ... The End. CC: Jack Pace; Michael Cusick • City of Tukwila Steven M. Mullet, Mayor February 20, 2001 Department of Community Development Steve Lancaster, Director Ralph Hagler Sabey Corporation 12201 Tukwila International. Blvd., 4th Floor Seattle, Washington 98168 -5121 VIA FAX 206 - 282 -9951 Re: International Corporate Campus East 12600 Tukwila International Blvd. E2000 -033 (SEPA) Dear Ralph: As a courtesy, we are providing you with a draft of our technical review comments dated February 20, 2001. Please be advised that this draft does not include Public Works' review comments regarding traffic or the geotechnical peer review. We will provide you with a complete technical review letter once Public Works has made their comments available to the Department of Community Development. You are not to submit any additional documentation until a complete technical review comment letter has been issued. However, in the meantime, you may wish to review our draft comments and begin assembling some of the required information. If you have any questions, please contact me at 206 -431 -3663. Sincerely, Deborah Ritter Associate Planner cc: Jack Pace, Planning Manager Jim Morrow, Director, Public Works Brian Shelton, City Engineer Mike Cusick, Associate Engineer 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • TO: DEB RITTER _ / FROM: MIKE CUSICK DATE: 2/9/01 SUBJECT: SEPA COMMENTS FOR E2000 -033 1.THE SABEY CORP. WILL BE RESUBMITTING A REVISED GEOTECHINCAL REPORT FOR THE PROJECT ADDRESSING THE ISSUES RAISED BY THE PEER REVIEW COMMENTS PROVIDED TO THE SABEY CORP. BY THE CITY. RESUBMITTAL WILL BE WITHIN THE NEXT 2 WEEKS 2.FUTURE RIGHTS OF WAY IMPROVEMENTS WILLBE REQUIRED OF THE SABEY CORP. FOR THIRFRONTAGE ALONG T.I.B.. THIS WILL INCLUDE CURB, GUTTER AN P SID WALKS. Pr% Oa A-6 0 eZtAi:CMCtt cAncUkon e9-1\ 3. THE LOCATION OF THE PROPOSED INTERSECTION IS TO LINE UP WITH THE EXISTING DRIVEWAY OF THE SABEY BUILDINGS ON THE WEST SIDE OF T.I.B.. THIS INTERSECTION WILL HAVE TRAFFIC SIGNALS PROVIDE THE SABEY CORP.. or 4. THE NORTHBOUND LEFT TURN LANE ON T.I.B. WILL BE ADDRESSED WHEN CHANNELIZATI_ON PLANS REVIEWED Y THE PUBLIC WORKS DEPARTMENT. j, 11\ OS Vfl OVJ MEMORANDUM TO: Brian Shelton Mike Cusick FROM: Deb Ritter"D - DATE: February 6, 2001 RE: Public Works' Technical Review Comments SEPA (E2000 -033) Buildings 7, 8, 9 and Garage, International Gateway East III We are drafting a technical review letter which will incorporate comments from Fire, Planning and Public Works. We would like to issue this letter to Ralph Hagler the week of February 12th, but are still waiting for your SEPA comments pertaining to geotechnical issues and traffic impacts. Please address or respond to the following items of concern in your written comments. 1. Traffic Impacts A resident expressed concerns to Mike about the northbound left turn lane on Hwy. 99 and resulting impacts on the ability to exit properties on the west side of the highway. Is the location of the traffic signal, as shown on the plans, correct? The plans show a seeded lawn along the western perimeter of the project "pending future right -of -way improvements ". I am assuming you will require frontal improvements prior to the issuance of any land altering permits. • Please provide your required revisions to the Transportation section of the applicant's SEPA checklist. This may include references to concurrency and mitigation fees. • Please provide your final review of the area traffic study. 2. Geotechnical I understand you will be meeting with Ralph on February 7th to discuss the peer review comments. Following that meeting, I would appreciate your comments outlining what you will require. Please specify whether or not your requirements will be covered by existing ordinances. If not, we will have to address this under SEPA. cc: Jim Morrow Jack Pace JAN -24 -01 16:36 FROM:HWA GEOSCIENCES INC January 24, 2001 HWA Project No.. 2001018 City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 -2599 Fax: (206) 431 -3665 Mtn: Mr. Mike Cusick ID :4257742714 PAGE 2/3 • RE: Peer Review of Slope Stability Calculations International Corporation Campus East Northeast of the Intersection of South 126th Street and Pacific Highway South Tukwila, Washington Dear Mr. Cusick As requested, we wrote a proposal to you on January 8 detailing our proposed peer: review of the above referenced calculations. That proposal details our approach a:l.:the information that would be needed for us to review the slope stability analysis adequately. On January . 12, we received a signed agreement and the letter report referenced below: To: Sabey Corporation From: Earth Consultants Dated: October 30, 2000 RE: ICCE - Slope Stability Analysis Proposed Buildings 7, 8, and 9 Tukwila Washington The Earth Consultants report presents lots of computer output from many slope stability calculations, but it does not address the fundamental question as put forward in our proposal_ The question was not whether or not slope stability calculations had been:. performed, or if they have been performed correctly. The question was, are the input parameters sufficiently conservative? Our recollection, from Dr. Kinney's previous involvement in the project, is that the,rl was minimal strength information and very little was known about the groundwater conditions at the site. The Earth Consultants report does not address these issues. Relatively minor changes in the estimated parameters, could result in a decrease in to-e calculated factor of safety from 1.1 to below 1.0. We have not seen enough data for ins to be comfortable in making a.life and death decision if the answer were off by 10 %. One of two things could give us confidence: 1. If it were established that a failure would not have a major impact to the project.-or to the neighbors land. Or 2. If enough data were presented to make us comfortable that there was a very sma!t probability of failure.. .7AN -24 701 16:36 FROM:HWA GEOSCIENCES INC ID:4257742714 PAGE 3/3 • • With respect to the first issue, the report suggests that the slopes be monitored to determine impending failures. In our opinion, this would be too little too late if the. failure included . the road. A complete failure could occur before movement was detected and corrective action was taken. We have not seen a detailed cross section of the construction and it is possible that the road would not be involved in a failure and that steps could be taken to at least protect life in the event of a failure into the excavation.. If these two items were established, we have no objection to the owner taking a monetary gamble as long as the owner understands the risks and the adjacent property owner agrees. With respect to the second item, it is unlikely that it will be established that there is a small enough probability of a failure. The geology is complex and the water conditions are somewhat unpredictable. It is unlikely that the parameters used are conservative, enough to give us the confidence that a 1.1 (which could be as low as 1.06) factor of safety is sufficient considering our perception of the implications of a failure. We are open to reviewing answers to either scenario above. However, if the consequences were as we perceive them and it were our project, we would look for a safer option. For example, the back portion of the buildings could be raised, or some form of slope stabilization could be installed. At the very least, a full time observer . should be stationed on the road during wet weather with the ability and permission t:'.• shut the road down immediately if necessary, and some form of automated system should be installed that will fire up stop lights if they detect movement. In short, we need to be convinced that there is not a serious risk or that a failure will be dealt with satisfactorily. 4� If you have any questions about our position, please feel free to call the undersigned. at 425- 774 -0106. Thank you. Sincerely, Thomas C. Kinney Vice President From: Ryan Partee To: Deborah Ritter Date: 1/23/01 1:25PM Subject: Re: Sabey SEPA E2000 -033 The report looks good. The only thing I disagree with is the stream type classification for the main channel. I see it as a type one (1) throughout the entire site despite the surrounding previous development. While it is impractical to require a 70 foot buffer throughout the project site, attention should be given to maximizing the potential of the existing and mitigated buffer. The plans for the stream restoration work are solid and will be an extreme improvement to the habitat currently available. The other issue is that the report seems to be missing specific site maps. Ryan »> Deborah Ritter 12:42:51 PM 1/23/01 »> I'd appreciate written comments next week on Sabey's "Wetland & Stream Delineation & Mitigation Report" dated 10/17/00. As we discussed, your comments should focus on the sections of the report that deal with Riverton Creek and any associated streams. Gary's review of the report will focus on wetland issues. From: Ryan Partee To: Deborah Ritter Date: 1/23/01 3:21 PM Subject: Re: Sabey SEPA E2000 -033 The design for the box culvert should /will be conditioned by WDFW, in the HPA. »> Deborah Ritter 1:27:29 PM 1/23/01 »> Thanks for your comments. What about your concerns regarding the box culvert? Memorandum To: Deb Ritter CC: Brian Shelt, Mike Cusick From: Ryan Partee Date: 01 /09/01 Re: Greg Sherlock letter item #4. During my review of the SEPA application for this project, I have identified items that need additional attention. This includes section B.5, question #4 of Greg Sherlock's letter. The following are the applicable comments I made on section B.5 of the SEPA application. Page 15, Sec. B.5.a This question should include "near" site species. This includes but is not limited to: Hawk, Heron, Eagle, Osprey, Rabbit, River Otter, Coyote, and Shellfish. The above are species officially identified by visual observation by myself. To date, 1 have not viewed or identified "red fox" on or near this site. However, it does not mean that this species has not been on site on occasion. Page 15, Sec. B.5.b "Near" should include the Duwamish River. On site stormwater will flow into Riverton Creek which connects to the Duwamish River. The Duwamish River supports chinook salmon and bull trout. Since they could swim to the site, it should be assumed that they may at least have an incidental presence. Also, bald eagles have an occasional presence within the vicinity. Although Mr. Sherlock does not mention salmonids in his letter, 1 did make these comments on this portion of the SEPA application. Page 15, Sec. B.5.d Should also mention the "in water" elements of the mitigation work including but not limited to the placement of large woody debris and spawning gravel. Although Mr. Sherlock does not mention salmon habitat mitigation in his letter, 1 did make these comments on this portion of the SEPA application. Please let me know if there is any additional information needed. 1 • Memorandum To: L Deb Ritter 1 CC: Brian Shelton, Mike Cusick From: Ryan Partee Date: 01/09/0 I Re: Intergate Corporate Campus East SEPA Application Comments. In my review of the SEPA application for this project, I have identified the following items that need additional attention. Page 8, Sec. B.1.b Some areas of this site exceed the mentioned 2:1 slope. These include but are not limited to: the areas south, southwest, and west of the 5 building (Exodus). These locations exceed a slope of 26 %. Page 11, Sec. B.3.a.4 Elements described in this section will also conform to Washington Department of Fish and Wildlife Hydraulic Project Approval. Page 13 Sec. B.3.c.1 Should mention Oil /Water Separators here. Page 14, Sec. B.4.c This a "plants" section. The correct response here is "none ". Page 15, Sec. B.5.a This question should include "near" site species. This includes but is not limited to: Hawk, Heron, Eagle, Osprey, Rabbit, River Otter, Coyote, and Shellfish. Page 15, Sec. B.5.b "Near" should include the Duwamish River. On site stormwater will flow into Riverton Creek which connects to the Duwamish River. The Duwamish River supports chinook salmon and bull trout. Since they could swim to the site, it should be assumed that they may at least have an incidental presence. Also, bald eagles have an occasional presence within the vicinity. Page 15, Sec. B.5.d Should also mention the "in water" elements of the mitigation work including but not limited to the placement of large woody debris and spawning gravel. Page 16 Sec. B.7.a Diesel fuel spills may occur while on site fuel tanks are being filled and/or maintained. This should be mentioned here as well as the control and clean -up measures. Page 16 Sec. B.7.b.1 This question should be answered "N /A ", unless this noise will truly affect the project. 1 To: Deb Ritter From: Mike Cusick Date: 1/9/01 Subject: SEPA for Inter fe Corporate Campus East E2000 -033 have identified the following items that need additional attention: 1. Page 8, Item "E," the trucks entering the site for grading activities shall be south of the beginning point of limited access of Pacific Highway 99. MEMORANDUM TO: Mike Cusick Ryan Partee FROM: Deb Ritter DATE: January 8, 2001 RE: Comment Letter SEPA (E2000 -033) Buildings 7, 8, 9 and Garage International Gateway East III 12600 Tukwila International Blvd. Jack forwarded the attached comment letter to me today. I would appreciate it if you would provide me with your comments to Items 1 and 4 in that letter as soon as possible. Also, I have scheduled a meeting on 2:00 on January 10th to discuss Public Works' SEPA comments on this project. I have invited both of you as well as Brian and Jack. cc: Brian Shelton w /attachment • Greg Sherlock 12435 Tukwila International Blvd. Tukwila, WA 98168 January 2, 2001 Department of Community Development City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 -2544 Re: Your File Number: E2000 -033 Applicant: Sabey Corporation Location: 12600 Tukwila International Blvd., Tukwila Please accept this letter as written comment to the Sabey Corporation's application to construct a variety of structures in the 126th block of Tukwila International Boulevard. After reviewing the Sabey Corporation's application my concerns include but are not limited to the following: 1. At night, vehicles leaving the exit driveways will shine lights into residences and properties across Tukwila International Boulevard. In particular, the drive directly across form the southernmost tip of Intergate West will create unwanted light and glare into the Hillside Apartments as well as a single family residence. 2. Scenic views will be obstructed and reduced by all of the proposed structures in question. Building NINE is of the greatest concern due to its proximity to residential property. 3. Noise from the proposed HVAC units will radiate noise into nearby properties in violation of Tukwila Municipal Code Chapter 8.22. Problems have been documented with the applicant's ability to control noise from its adjacent buildings and from recent maintenance /construction activities. 4. The application by the Sabey Corporation is incomplete in regards to impact to Animals and Birds on the site. Applicant fails to note animals such as the Red Fox, the Coyote, Rabbits, assorted Rodents in and around the site proximately. Birds such as the Eagle, Hawk, Falcon, Great Horned Owl as well as the common Barn Owl are often viewed. In consideration to the above - mentioned items, I respectfully request that mentioned items be carefully addressed and acted upon. Please include the undersigned as a party of record. S' cer Greg Sherlock State of Washington County of King City of Tukwila CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan(a�ci.tukwila.wa.us AFFIDAVIT OF INSTALLATION AND POSTING OF PUBLIC INFORMATION SIGN(S) ,L4,j2_.- (PRINT NAME) understand that Section 18.104.110 of the Tukwila Municipal Code requires me to post the property no later than fourteen (14) days following the issuance of the Notice of Completeness. I certify that on I Z" 2 0 - 0 0 the Public Notice Board(s) in accordance with Section 18.104.110 and the other applicable guidelines were posted on the property located at 1 Z.o 00 TAW i‘ OCIni1 L b\ u cQ so as to be clearly seen from each right -of -way primary vehicular access to the property for application file number E ZOO() - 03,3 I herewith authorize the City of Tukwila or its representative to remove and immediately dispose of the sign at the property owner's expense, if not removed in a timely manner or within fourteen (14) days of a Notice letter. f4-011.e, Applicant or Project Manager's Signature On this day personally appeared before me RJ ph r to me known to be,the individual who executed the foregoing instrument and aowledged that hekshe signed the same as hisAter voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN to before me this i dY day of , ,)O%O • MARY A. HALL STATE OF WASHINGTON NOTARY PUBLIC MY COMMISSION EXPIRES 12 -19 -01 NOTARY PUBL and for the State of Washington residing at -17i5t/+ t-_ My commission expires on I Z — 1 9 —©1 City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF APPLICATION DATED DECEMBER 20, 2000 The following application has been submitted to the City of Tukwila Department of Community Development for review and decision. APPLICANT: Sabey Corporation LOCATION: 12600 Tukwila International Blvd., Tukwila ALE NUMBERS: E2000 -033 (SEPA Determination) PROPOSAL: Construction of three research and development facilities, a free standing parking structure, enhancements of Riverton Creek and associated common site improvements. Each of the three office buildings will contain its own parking structure. OTHER REQUIRED PERMITS: Design Review (Building 9) Land Altering Permits, City of Tukwila Building Permits, City of Tukwila 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. OPPORTUNITY FOR PUBLIC COMMENT You can submit comments on this application. You must submit your comments in writing to the Department of Community Development by 5:00 p.m. on January 3, 2000. If you have ., questions about this proposal contact Deborah Ritter, the Planner in charge of this file at (206) 431 -3663. Anyone who submits written comments will become parties of record and will be notified of any decision on this project 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206- 431 -3665 TO: FROM: DATE: City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM Brenda Holt Deb Ritter December 15, 2000 RE: International Corporate Campus East, Bldg. 7 Building Permit (D2000 -384) International Corporate Campus East, Bldg. 8 Building Permit (D2000 -385) International Corporate Campus East, Garage Building Permit (D2000 -386) ADDRESS: 12600 Tukwila International Blvd. The SEPA application for this project (E2000 -033) was determined to be complete today. For that reason, Planning now considers the three building permits referenced above to be complete. However, the building permit for Building 9 (D2000 -387) is still incomplete. A complete Design Review application still needs to be submitted. Ralph Hagler estimates that it will be submitted the week of December 18th. I will keep you updated on the status of that application. Planning will not give final approval on these four building permits until a SEPA Determination has been issued under E2000 -033 and the Planning Commission has issued a Notice of Decision on the Building 9 design review application. cc: Jack Pace, Planning Manager Mike Cusick, Associate Engineer Mike Alderson, Assistant Fire Chief 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director December 15, 2000 NOTICE OF COMPLETE APPLICATION Ralph Hagler Sabey Corporation 12201 Tukwila International Blvd., 4th Floor Seattle, Washington 98168 -5121 Re: International Corporate Campus East 12600 Tukwila International Blvd. E2000 -033 (SEPA) Dear Ralph: Your SEPA application has been found to be complete as of December 15, 2000 for the purposes of meeting state mandated time requirements. Essentially, this means that you have supplied the required items listed on the application checklists for these types of permits. We are enclosing three laminated copies of the "Notice of Application" and site map to post on the notice boards you have already installed at the site. Please arrange to post the Notices and site maps on Wednesday, December 20, 2000. This is the same day that we will be mailing public notice to property owners, tenants and businesses within 500 feet of the project. After you have posted the laminated Notices on the signs, please return the signed and notarized "Affidavit of Installation and Posting" to me. We are about to commence our technical review process, which is the next phase in the processing of your SEPA application. Although your applications have been found to be "complete ", the items you supplied may have to be revised or amended. The City may also require that you submit additional plans and information to ensure the project meets the substantive requirements of the City and to finalize the review process. If you have any questions, please feel free to call me at 206 -431 -3663. Sincerely, Deborah Ritter Associate Planner cc: Mike Alderson, Assistant Fire Chief Michael Cusick, Associate Engineer, Public Works Ryan Partee, Fisheries Biologist 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 SABEY CORPORATION Thursday, December 14, 2000 Deborah Ritter, Associate Planner Department of Community Development City of Tukwila 6300 Southcenter Blvd. Tukwila, WA 98188 -2544 RE: LETTER DATED DECEMBER 5, 2000 SEPA REVIEW (E2000 -033) Dear Deborah, iRCEIVED CITY OF TUKWILA DEC 1 4 2000 PERMIT CENTER Thank you for your letter dated December 5, 2000. Enclosed please find the items you have requested to complete our SEPA Review referenced above. 1. Three (3) set of all building elevations and associated PMT's. 2. King County Assessor's Maps showing the boundaries of the subject property and the 500 foot public notice area. 3. Two (2) complete sets of mailing labels including all tenants, residents, businesses, and property owners. 4. Surrounding land use map within a 1,000 foot radius of the project's property lines. 5 Title report clearly establishing status as legal lots of record, ownership, all known easements and encumbrances. 3 6. T-we -we notice boards will be installed on the site at two locations on December 15, 2000 that will allow people to safely access the posted information. REAL ESTATE DEVELOPMENT CONSTRUCTION SERVICES VENTURE FUNDING 12201 Tukwila International Blvd. Fourth Floor Seattle, Washington 98168 -5121 /206/ 281 -8700 main line 206/ 282 -9951 fax line www.sabey.com SEPA Review (E2000 -0, 3 Thursday, December 14, 2000 Page 2 • If you have any further questions, please call me at (206) 277 -5217. Very Respectfully Yours, SABEY CORPORATION Ra1p ag1 `, V e President Development & overnment Affairs Enclosures RH/rb Recording Requested by and When Record ' Return To: CONFORMED COPY James N. Harmon International Gateway East II LLC c/o Sabey Corporation 12201 Tukwila International Blvd. Fourth Floor Seattle, WA 98168 -5121' Document Title: Developer: From City: Abbreviated Legal Description: Tax Parcel ID Numbers: 20001213000983 JILL HURLY AG 15.00 PAGE 001 OF 008 12/13/2000 11:44 KING COUNTY, WA Agreement between International Gateway East LLC and International Gateway West LLC and the City of Tukwila relating to property owner's encroachment into city right of way. International Gateway East LLC and International Gateway West LLC City of Tukwila, Washington Lot A, City of Tukwila Boundary Line Adjustment number L98 -0033, recorded under King County recording No. 9810059013 and Lot 3, City of Tukwila Boundary Line Adjustment No. L2000 -042 recorded under King County Recording No. 20000828900001, Situate in the County of King, State of Washington 102304- 9079 -04, 092304 - 9367 -08 RECEIVED CITY OF TUKWILA .DEC 142000 PERMIT CENTER DATE: APPLICANT: RE: ADDRESS: • City of Tukwila Steven M Mullet, Mayor Department of Community Development Steve Lancaster, Director PLANNING DIVISION COMMENTS December 5, 2000 Sabey Corporation International Corporate Campus East, Bldg. 9 Building Permit (D2000 -387) 12600 Tukwila International Blvd. Please review the following comments listed below and submit your revisions accordingly. If you have any questions on the requested revision, Deb Ritter is the planner assigned to the file and can be reached at 206 -431 -3663. Your Building Permit application has been found to be incomplete. We have the following comments. 1. A complete SEPA application is one of the conditions of the Building Permit Applications for Buildings 7, 8, 9 and the associated parking structure. Your SEPA Application for these structures (E2000 -020), submitted on November 30, 2000, is incomplete. Please see the attached Letter of Incompleteness dated December 5, 2000. 2. Due to its proximity to a residential zone and its size, a complete Design Review application is one of the conditions of the Building Permit Application for Building 9. Your Building Permit application for Building 9 will not be considered complete unless and until a complete Design Review application has been submitted. We are enclosing another copy of the Design Review application for your use. Please be advised that the Tukwila City Council is likely to approve certain code amendments on or before January 16, 2001. These code amendments will change the permitted uses that will be allowed in the Manufacturing /Industrial Center — Light District ( "MIC /L "), the proposed location of Building 9. Specifically, upon adoption of the proposed code amendments, any office use, research and development or high tech use over 20,000 square feet in size will no longer be an outright permitted use. All such uses will require a Conditional Use Permit. If, as expected, the City Council adopts these code amendments on January 16, 2001, you will then be required to submit a Conditional Use permit for Building 9. Please note: Buildings 7, 8 and the parking garage are not affected by the proposed code amendments. However, a Conditional Use permit will not be required for Building 9 if all of the following requirements are met on or before January 12, 2001: a. The outstanding items for SEPA application (E2000 -020) have been submitted and approved and a Notice of Complete Application has been issued. b. The required Design Review application for Building 9 has been submitted and a Notice of Complete Application is issued. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206- 431 -3665 Sabey Corporation D2000 -387 December 5, 2000 Page 2 c. The Building Permit for Building 9 (D2000 -387) has been deemed complete and the Building Department has issued a letter advising that the application is complete. cc: Jack Pace, Planning Manager Jim Morrow, Public Works Director Mike Alderson, Assistant Fire Chief Mike Cusick, Associate Engineer Ryan Partee, Fisheries Biologist Gity of Tukwila Steven M Mullet, Mayor Department of Community - Development Steve Lancaster, Director December 5, 2000 Ralph Hagler Sabey Corporation 12201 Tukwila International Blvd., 4th Floor Seattle, Washington 98168 -5121 Re: SEPA Review (E2000 -033) International Corporate Campus East Buildings 7, 8, 9 and Parking Garage at 12600 Tukwila International Blvd., Tukwila Dear Ralph: We have received and reviewed your documentation for the above - referenced application, submitted to us on November 30, 2000. We have the following comments. Your application has been found to be incomplete. In order to continue processing your application there are additional items that must be submitted to the Department of Community Development. These items are listed below. 1. Three (3) sets of all building elevations and the associated PMT's. 2. King County Assessor's Maps showing the boundaries of the subject property and the 500 foot public notice area. 3. Two complete sets of mailing labels including all tenants, residents, businesses, and property owners. 4. Surrounding land use map within a 1,000 foot radius of the project's property lines. 5. Title report clearly establishing status as legal Tots of record, ownership, all known easements and encumbrances. 6. Two notice boards to be installed on the site at two locations that will allow people to safely access the posted information. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Ralph Hagler December 5, 2000 E2000 -033 (SEPA) Page 2 Upon receipt of the required SEPA items listed above, the City will continue processing your SEPA application. The SEPA application will expire if we do not receive the requested items referenced above within 90 days of this letter's date, unless an extension is granted pursuant to Section 18.104.070(E) of the Tukwila Municipal Code. If you should have any questions regarding the within, please do not hesitate to contact me at 206 - 431 -3663. Sincerely, 0,44Ke_ Deborah Ritter Associate Planner • 3 .U0183d OOOZ 0 C AON CITY OF TUKWILA ni d0 'W0 Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplanaci.tukwila.wa.us SEPA ENVIRONMENTAL REVIEW APPLICATION FOR STAFF USE ONLY SIERRA TYPE P-SEPA Planner: 1;` p�� ' �v1` � File Number: e 2oz, - 7,77 Application Complete (Date: ) Project File Number: t7 E 1 lC`�� co —030 Application Incomplete (Date: ) Other File Numbers: NAME OF PROJECT/DEVELOPMENT: �rt�°Z�arl�lia-�at- �•�a -� CCrzP19 t-r<- 4(44 S LOCATION OF OF PROJECT/DEVELOPMENT: (Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL 10 DIGIT PARCEL NUMBERS. Ioa -3O4- - go4q ; 7' -fo6,o -c & og, veaff, 1 05E3( / v,600 6eisirrizi U'4 qe (65 Quarter: Section: Township: Range: (This information may be found on your tax statement.) DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is t primary contact with the City, to whom all notices and reports will be sent. Name: Address: Phone: RECEIVED CITY OF TUKWILA NOV 3 0 2000 PERMIT CENTER 1,1 940( 11- te.u,u 1 titL iamb 147+4- F€ of L 9, - ge(66 - g;/7— 6'a t 7 FAX: NCIO Qq.1 Signature: G: WPPHAN\LAND'USE.APP\SEPAAPP.DOC, 06/16/00 Date: \---E7-0-e0 • • November 27, 2000 Lance Mueller & Associates 130 Lakeside, Suite #250 Seattle, WA 98122 C r OFTu A NOV 3 0 2000 PERMROEN1'ER RECEIv NOV 2 9 E MUELLER & AsSOC Attention: Mr. Robert B. Fadden Subject: International Corporate Campus East Buildings #7, 8 & 9 Environmental Noise Assessment Gentlemen: ACOUSTICS, IOC. Consulting Services in Sound & Vibration Control Jerry G. Lilly, P.E. President 5266 NW Village Park Drive Issaquah, WA 98027 Phone: (425) 649 -9344 Fax: (425) 649 -0737 This letter addresses the issue of potential environmental noise impacts from the proposed new buildings ( #7, #8,, and #9) at the International. Corporate Campus East industrial park in Tukwila, WA. Based on our meeting of October 17, 2000, these three buildings are to be located at Tukwila International Blvd. — each building within 100 feet of the highway. Buildings #7 and #8 are to be three floors (plus 4 floors of parking) within a rectangular footprint of 390 feet by 130 feet. Building 9 (located at the far south end of the project) will also be three floors, plus 3 levels of parking. Each building will at its lowest level on the east side have a mechanical room that will be used for emergency power generating equipment. The project site is zoned M[C/H and MIC/L, which is considered an industrial zoning for noise ordinance purposes. With the exception of the residential property south of S. 126th Street and the residential property west and south of the Intergate West Technology Campus on the west side of Tukwila International Blvd., all adjacent properties are zoned industrial for noise ordinance purposes. According to the Tukwila noise ordinance, properties that are zoned industrial will require a noise level below 70 dBA from the equipment serving this facility. Nearby residential properties will require a noise level not to exceed 60 dBA during the day and 50 dBA at night (where nighttime is defined as 10:00 pm to 7:00 am). Noise levels are to be evaluated at the property line and at any normally accessible location where people may congregate anywhere on the receiving property. The primary sources of environmental, noise from these three buildings will be rooftop mechanical equipment for air- conditioning and standby generators for back -up power in the event of a power failure. It is anticipated that the generators will be located on the east side of Buildings #7, #8 and #9 at grade level. Engine and radiator exhaust from the Intergate East Building., 8 & 9 11/28/00 Page 2 of 4 OCOUSTICS.101. generators would be directed toward the east — away from the residential property to the west. The detailed acoustical analysis for these units should consider the reflection from the existing buildings in the industrial park, since they may re- direct some of the noise toward the residential property to the west. Exterior emergency generators at Building #9 may be located on the north side of the building as well as below the building. The acoustical analysis for these units should also consider the reflection from the existing Building #5, since it may re- direct some of the noise toward the residential property to the south. Depending upon the heat load in the buildings, the rooftop equipment may or may not operate at full capacity during the night hours. For the purposes of this initial study, it is assumed that this equipment will operate at full capacity 24 hours per day. Noise from the emergency generators are exempt from the noise ordinance sound requirements during a power failure, but noise from these units must comply with the noise ordinance during routine testing. If testing is anticipated during night hours, the noise control design for the generators will need to be more extensive to meet the 50 dBA nighttime noise level at all nearby residential properties. If testing is restricted to daytime hours, the generator noise control elements can be less extensive. In any event, it is likely that all generators will either have to be installed inside the building or installed in special acoustically designed outdoor enclosures in order to meet the requirements of the noise. ordinance. Two different mechanical system options have been evaluated for the roof of these three buildings. Each option is based on the type of use of the building. Option "A" will be installed if the building will be used as an electronic switch facility. Option `B" will be used if the building is used as a R &D facility. Option A utilizes a condenser water system where approximately 16 cooling towers (12 of which are operable at any one time) are mounted on the roof of the building. In addition, a 25 -ton packaged air - conditioning unit would be needed to serve the building core. The current design calls for 16 Baltimore Aircoil model VT1- N418 -P cooling towers with inlet only attenuation. The towers are to be mounted on the roof of the building with the air intakes facing north and south. The A- weighted sound pressure level at 50 feet from each tower (with inlet attenuation) is 53 dBA in the direction of the air inlet (north or south) and 50 dBA in the direction of the tower ends (east and west). The overall A- weighted sound power level of the 25 -ton package A/C unit is 96 dBA, which is noisier than the cooling towers. A rooftop noise barrier will be required on the west side (only) of this unit to shield it from the residential property across Tukwila International Blvd. The noise barrier should extend 3 feet above the top of the A/C unit and 6 feet beyond the north and south ends of the unit. The predicted noise level from all three buildings (assuming Option A equipment) at the residential property directly west of Building #9 is 48 dBA. Intergate East Building., 8 & 9 11/27/00 Page 3 of 4 • 0CUU3TIC3,10C. Option B utilizes 3 self - contained A/C units on the roof equal to the Trane 130 -ton Intellipak units. Each of these units generates an A- weighted sound power level of 103 dB (ref. 1 picowatt). The total A- weighted sound power level of 3 of these units is 108 dB, which is 8 dB noisier than the condenser water system specified for Option A. In order to meet the noise ordinance with this system, a rooftop noise barrier would be required (on the west and south sides only) to shield these units from the residential properties to the west and southwest. The exact dimensions of the noise barrier will depend upon the location of the barrier relative to each unit. If the noise barrier can be constructed within 8 feet of each A/C unit, it should extend 3 feet above the top of the A/C unit and 6 feet beyond the north and south ends of the unit. The predicted noise level from all three buildings (assuming Option B equipment with the recommended noise mitigation) at the residential property directly west of Building #9 is 48 dBA. With the recommended noise barrier, the total noise level from each building should be the same for Option A as it is for Option B. As a result, it will not make any difference which option is used for each building as far as compliance with the noise ordinance is concerned. Because of its location, Building #9 will likely have greater noise impacts than Buildings #7 and #8. First of all, there is residential property directly west of Building #9 on the west side of Tukwila International Blvd.. The closest residential property is only about 200 feet west of the west edge of the roof of Building #9, and the elevation of the roof is about the same as the elevation of the home on that property. In addition, there is also residential property within 200 feet of the southeast corner of Building #9 (on the south side of S. 126th Street). This property is considerably lower in elevation than the roof of Building #9, so noise levels from the rooftop equipment in this direction will be significantly less than the property to the west due to the shielding provided by the building. The predicted noise level at the nearest residential property line to the south is 40 dBA with Option A, assuming that the cooling towers are set back at least 45 feet from the south edge of the building in accordance with preliminary plans. (Note: Option B equipment is not planned for Building #9). The residential property to the south is not expected to be impacted by the equipment serving Buildings #7 and #8 because it will be shielded from these sources by Building #9. Based on the information available at this time the following noise mitigation measures are recommended for these three buildings: 1. All testing of emergency generators should be conducted on weekdays between the hours of 7:00 am and 7:00 pm. 2. Emergency generator equipment rooms and enclosures shall be designed to achieve noise levels that comply with the Tukwila noise ordinance under normal testing conditions. Intergate East Buildings'1, 8 & 9 11/27/00 Page 4 of 4 • HCUUSTICS.IUC. 3. Provide rooftop noise barriers to shield all packaged rooftop air - conditioning units from the residential properties to the west. Noise barriers are only required for A/C units with LwA ratings greater than 94 dB, and they should be designed to ensure that the total noise from all equipment on Buildings #7, #8 and #9 meet the Tukwila noise ordinance for nighttime operation. 4. Option A equipment should be selected to ensure that the sound pressure level at 50 feet from each unit will not exceed 53 dBA in the north and south directions and 50 dBA in the east and west directions. Equipment that meets these acoustical specifications will not require rooftop noise barriers. If you have any questions regarding these preliminary findings and recommendations, do not hesitate to give me a call. Very truly yours, JGL Acoustics, Inc. ( Jerry G. Lilly, P.E. President Member INCE, ASA, NCAC cc. Ralph Hagler, Sabey Corporation DEPARTMENT OF COMMUNITY DEVELOPMENT EXECUTIVE SUMMARY November 27 — December 1, 2000 DEVELOPMENT Fairfield Inn and Suites — (15643 West Valley Highway) A pre - application meeting was held to discuss a proposal for an 84,000 square foot, 161 -room hotel. This is proposed on the Nelson House property. The applicant is proposing a 5 -story hotel, but may only be able to construct four stories due to the type of construction proposed. This proposal will be required to obtain design review approval, a shoreline permit and SEPA. Note: A separate pre - application meeting is scheduled for mid- December for the Nelson House move. More details will follow this meeting. International Corporate Campus East (ICCE) — (12600 Tukwila International Blvd) Building permit applications were received for the construction of three (3) R & D buildings and a stand- alone parking garage. Each R & D building is averaged at 355,000 square feet which includes3 to 4 stories of parking below. The three (3) story parking garage is approximately 150,000 square feet. This entire project is valued at $85,652,562 and will be reviewed for completeness next week. OTHER The Community and Parks Committee - was briefed on November 28, 2000 about different issues and policy options related to group homes, correctional facilities and similar land uses. Currently there is a moratorium on filing of development applications for such facilities. CAP supported staffs recommendations and provided additional direction on how to address different issues associated with such facilities. COW will be briefed on this issue on January 22, 2001. The City Council approved - with conditions the unclassified use permit and design review for the temporary Sounder Tukwila Station. A correction letter regarding their building permit submittal was sent to Sound Transit. The SEPA comment period - for the demolition of the Newporter Apartments expired on November 29, 2000. The Permit Center is currently assembling the permits for demolition and land altering. According to Fred McConkey the Ackerly Sign Co. has a lease for their billboard sign until February 2005. Steve Lancaster, Director, Dep ment of Community Development • AGREEMENT BETWEEN INTERNATIONAL GATEWAY EAST LLC AND INTERNATIONAL GATEWAY WEST LLC AND THE CITY OF TUKWILA RELATING TO PROPERTY OWNER'S ENCROACHMENT INTO CITY RIGHT OF WAY WHEREAS International Gateway East LLC and International Gateway West LLC, hereafter collectively referred to as "InterGate" will construct a data and communications conduit that will connect two facilities located at 3355 S. 120`h Place, Tukwila, Washington (Parcel Number: 102304- 9069 -06) legally described on Exhibit B and 12301 Tukwila International Boulevard, Tukwila, Washington (Parcel Number: 092304 - 9367 -08) legally described on Exhibit C; WHEREAS to connect the two facilities at above addressees, InterGate will construct said conduit within the City of Tukwila, hereafter referred to as "CITY ", per Exhibit `A', which permits CITY access to utilities located underground; WHEREAS InterGate recognizes that the CITY possesses police powers granted . to it by the Washington State Constitution, Art, XI to regulate its rights of way and to generally provide for the public health, safety, and welfare, and that the CITY likewise has the legal authority to abate any obstructions or encroachments of it rights of ways or utility easements under RCW 7.48; 'WHEREAS InterGate recognizes that should the CITY at any time require access to the right of way at the locations described above, the CITY has the authority to remove any obstructions or encroachments on the right -of -way and shall charge the cost of such removal to the responsible property owner; and, WHEREAS InterGate recognizes that the CITY also has the authority to file a lawsuit requiring removal of any obstructions or encroachments in the right -of -way; WHEREAS InterGate has obtained written approval from the adjacent property owners and Washington State Department of Transportation to install conduit on their property; NOW THEREFORE, in consideration of the promises and mutual covenants of the parties set forth herein, the sufficiency of which consideration is hereby acknowledged, IT IS HEREBY AGREED AS FOLLOWS: CITY hereby grants to InterGate, the right and permission to use CITY right- of- way for the installation, repair, maintenance and use of a data and communications conduit within that certain portion of the right -of -way as reflected on Exhibit "A ". This permission shall run with the land for the benefit of InterGate and its successors and assigns. InterGate's ability to use CITY right -of -way is not exclusive and the CITY may require relocation in the future or the CITY may collocate other utilities within the same right -of -way. In exchange for and in consideration of the CITY's agreement to forbear any filing of a lawsuit requiring removal of the obstruction or encroachment created by InterGate on the right -of -way located at the address, above, InterGate agrees to the terms and conditions and to defend, indemnify, and hold the CITY harmless as follows: InterGate shall maintain accurate engineering plans and details of all installations within the right of way and shall provide as -built plans prior to closeout of Permit Number: f 418)00 -277. CITY shall determine the acceptability of any as -built submittals. The Public Works Director for the City of Tukwila reserves the right to require InterGate to obtain a performance bond for work in the right -of -way. Such bond shall be issued by a company licensed by proper authority of the State of Washington and shall be filed with the City Clerk's Office until release is authorized by the Public Works Director. InterGate agrees to defend, indemnify and hold harmless the CITY from any and all claims for damages brought by any party regarding the data conduit, it's operation, maintenance and repair of the same, and shall defend, indemnify and hold harmless the CITY from all liability for the CITY's actions taken, if any, to remove the encroachment or obstruction from the CITY's right -of -way, in the event the CITY is required to do so to install, construct, repair or otherwise maintain utilities within the CITY's right -of -way. This indemnification shall include damages, costs, and reasonable attorney's fees, and shall not apply with respect to any willful or negligent tortious act or omission of CITY. Whenever the CITY determines that it is necessary for any of InterGate's facilities to be moved or relocated to accommodate the construction, alteration, repair, or improvement of the right -of -way for purposes of public welfare, health, or safety, CITY shall notify InterGate in writing of such determination, and InterGate shall promptly submit plans for such relocation.. Within 90 days . of the approval by the CITY of the plans for relocation, InterGate shall relocate those facilities designated by the CITY. All costs of moving or relocating such facilities shall be the sole responsibility of InterGate. InterGate shall subscribe to and maintain membership in the regional "one- call" utility location service and shall promptly locate all of its lines upon request. The City shall not be liable for any damages to InterGate's system, components, or interruptions in service for which InterGate has failed to properly locate its facilities within the prescribed time limits and guidelines established by One -Call. The CITY shall also not be liable for any damages to InterGate system components or for interruptions in service resulting from work performed under any other permit issued by the CITY. If during the construction process InterGate or its contractor /subcontractor damages a pipeline or electrical line, InterGate shall immediately call 911 if the damage results in a release of natural gas or other hazardous substance or potentially endangers life, health, or property. If any of InterGate's action or lack of action to correct a situation that threatens life or property, the CITY may order InterGate to immediately correct said emergency situation, or at the CITY's discretion, undertake measures to correct situation itself. InterGate shall be liable for all costs, expenses, and damages attributed to the emergency as undertaken by the CITY. CITY shall be reimbursed of all costs within thirty (30) days of the completion of the emergency project. This Agreement shall be recorded by the City Clerk with King County and the cost of said recording shall be paid by InterGate. Nothing in this Agreement shall relieve InterGate from any obligation to obtain approvals or necessary permits from applicable federal, state and CITY authorities. Dated this ap CITY OF TUKWILA day of Nh -2000. ,i3tc.j)13 n t 2L?CR. LIC WORKS IIRECTOR INTERNATIONAL GATEWAY EAST LLC and INTERNATIONAL GATEWAY WEST LLC, by SABEY CORPORATION, Manager 41. Byj STATE OF WASHINGTON Its: COUNTY OF KING —Jo, v►\e s CFO On this day, before me personally appeared JIM MORROW to me known to be the PUBLIC WORKS DIRECTOR for the City of Tukwila, and executed this instrument on behalf of the City of Tukwila in his capacity as PUBLIC WORKS DIRECTOR and acknowledged that he is authorized to do so at their free and voluntary act and deed, for the uses and purposes therein mentioned. GIVEN under my hand and official seal this 201jt. day ofy%Wirn, 22000. GE A. D \\,t, • i 10 NOTARv � • :U (,) • / /ii PUBLIC i ,'• �\\\WAS` N. Z. NOTARY PUBLIC in an for the State of Washington residing at kemtryi,, k)14 My commission expires: 6-/6-41/ STATE OF WASHINGTON COUNTY OF KING On this day, before me personally appeared � 1-a tus P u O&. to me known to be the r of Sabey Corporation, as Manager of International Gateway East LLC and International Gateway West LLC and executed this instrument on behalf of Sabey Corporation, as Manager of International Gateway East LLC and International Gateway West LLC, his capacity as CPO and acknowledged that he is authorized to do so as his free and voluntary act and deed, for the uses and purposes therein mentioned. GIVEN under my hand and official seal this day of k) o 0- , 2000. Approved as to form. NOTARY PUBLIC in d for the State of Washington residing at auras - My Commission expires: 51i;/04 Attorney for t t - City of Tukwila i \ 111 111 II 111 111 SD CD Ra+- 111.28 E IY 144109.68 (3 L 1 I NORTH -:* 1 ( •- 0 15 30 6o sat v\ i CAP AND MARX END I �� FOR FUTURE EXTENSION tEl SD CB R8 112.28 E 12- E -109 E 12-1f -110. 55 v441.113- +�69 E 8. 107.09 6 $,0.07.0 1AP 22' 1, 6'1- SD C8 74 1, N- 18q,24 f 12.5:186.39 IS 24. X108.54 E 12 so cs go="14 +1,2.0 1c 12 5- 1 g \\ i r Q Exhibit B SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. LOT 3 THAT PORTION OF GOVERNMENT LOT 15 AND THE . SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER. SECTION 10 AND THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER, SECTION 9, ALL IN TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT THE 'WEST ONE- QUARTER CORNER OF SAID SECTION 10; THENCE SOUTH 01'46'02" WEST ALONG THE WEST LINE THEREOF A DISTANCE OF 107.22 FEET TO A POINT ON SAID LINE; THENCE LEAVING SAID LINE SOUTH 87'3312" EAST A DISTANCE OF 512.24 FEET; THENCE SOUTH 01'46'02" , WEST A DISTANCE OF 402.93 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 8813'58" WEST A DISTANCE OF 616.42 FEET; THENCE SOUTH 32'09'15" EAST A DISTANCE OF 26.64 FEET; THENCE SOUTH 22'04'16" EAST A DISTANCE OF 220.58 FEET TO A POINT ON THE WEST LINE OF SAID GOVERNMENT LOT 15; THENCE LEAVING SAID WEST LINE SOUTH 10'41'52 ". EAST A DISTANCE OF 188.37 FEET; THENCE SOUTH 21'08'19" EAST A DISTANCE OF 277.53 FEET; THENCE SOUTH 01'46'02" WEST A DISTANCE OF 559.51 FEET; THENCE SOUTH 8813'58" EAST A DISTANCE OF 351.41 FEET; THENCE SOUTH 01'46'02" WEST A DISTANCE OF 247.71 FEET TO THE NORTHEAST CORNER OF LOT 10, DONALDSON ADDITION, ACCORDING TO THE PLAT THEREOF RRECORDED IN VOLUME 20 OF PLATS, PAGE 46, RECORDS OF KING COUNTY, WASHINGTON; THENCE SOUTH 8918'50" EAST A DISTANCE OF 50.02 FEET; THENCE NORTH 01'46'02" EAST A DISTANCE OF 73.78 FEET; THENCE SOUTH 8918'50" EAST A DISTANCE OF 220.09 FEET TO THE WEST MARGIN OF 35TH AVENUE SOUTH; THENCE NORTH 01'46'02" EAST A LONG SAID WEST MARGIN A DISTANCE OF 651.78 FEET TO A POINT ON SAID MARGIN; THENCE LEAVING SA(D MARGIN NORTH 88'13'58" WEST A DISTANCE OF 227.95 FEET; THENCE NORTH 01'46'02" EAST A DISTANCE OF 740.00 FEET; THENCE NORTH 8813'58" WEST A DISTANCE OF 30.00 FEET TO. THE POINT OF BEGINNING. SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. r Exhibit C PARCEL A: THAT PORTION OF THE NORTH Y2 OF THE NORTH %2 OF THE SOUTHEAST '/a OF THE SOUTHEAST 1/4 OF SECTION 9, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., LYING WEST OF STATE HIGHWAY NO. 1 AND EAST OF A LINE RUNNING FROM A POINT ON THE NORTH LINE , 614.26 FEET EAST OF THE NORTHWEST CORNER OF SAID NORTH '/2 OF THE NORTH %2 OF THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 , TO A POINT ON THE SOUTH LINE, DISTANT 609.73 FEET TO THE SOUTHWEST CORNER OF SAID NORTH 'A OF THE NORTH 'A OF THE SOUTHEAST 1/4 OF THE SOUTHEAST'' /4; EXCEPT THAT PORTION THEREOF, DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF THE ABOVE DESCRIBED TRACT; THENCE NORTHERLY ALONG THE WEST MARGIN OF STATE HIGHWAY NO. 1, A DISTANCE OF 246 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTHWESTERLY AT RIGHT ANGLES 130 FEET; THENCE NORTHERLY PARALLEL WITH THE WESTERLY MARGIN OF SAID HIGHWAY TO THE NORTH LINE OF THE ABOVE DESCRIBED TRACT; THENCE EAST ALONG SAID NORTH LINE TO THE WEST MARGIN OF STATE HIGHWAY NO. 1; THENCE SOUTHERLY ALONG SAID WEST MARGIN TO THE TRUE POINT OF BEGINNING; SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. RECEIVED /- CITY OF TUKWILA TRANSNATION TITLE INSURANCE COMPANY 14450 N.E. 29TH PLACE BELLEVUE, WA 98007 Prepared for: LANDAMERICA NATIONAL COMMERCIA 1200 6TH AVE., STE. 1910 SEATTLE, WA 98101 Attn: DAN DUWE 3/1 DEC 1 '' 2000 PERMIT CENTER Transnation No. 870009 Customer Reference: 0018 -1669 Escrow No. Seller Buyer or • er Int'l Gateway By For (4. JO e e 6 -85 W JONE CRO C (FAX #(42 SECOND COMMITMENT SCHEDULE A EFFECTIVE DATE: October 17, 2000 at 8:00 A.M. 1. Policy or policies to be issued: Amount n t is or er ca 9/1- 800 -441 -7701 , MARK S. NIKLASON, Y or J. JAY PUGH 646 -8593) ALTA Loan Policy TO BE DETERMINED Premium (SEE NOTE 1) Extended Policy Tax Proposed Insured: TO BE DETERMINED 2. Title to fee simple estate or interest in said land is at the effective date hereof vested in: INTERNATIONAL GATEWAY EAST III LLC., A WASHINGTON LIMITED LIABILITY COMPANY, AS TO PARCELS A THROUGH C INTERNATIONAL GATEWAY EAST LLC., A WASHINGTON LIMITED LIABILITY COMPANY, WHICH ACQUIRED TITLE AS EVERETT TECHNICAL PARK III LLC, AS TO PARCEL D 3., The land referred to in this commitment is described as follows: See "LEGAL DESCRIPTION:" Order No. 870009 LEGAL DESCRIPTION: PARCEL.A: LOTS 4 AND 5 IN BLOCK 12 OF RIVERTON ADDITION, AS PER PLAT RECORDED IN VOLUME 13 OF PLATS, PAGE 36, RECORDS OF KING COUNTY, TOGETHER WITH THAT PORTION OF TRACT 39 OF RIVERSIDE INTERURBAN TRACTS LYING EASTERLY OF PACIFIC HIGHWAY SOUTH TOGETHER WITH THE ENTIRE 40 FOOT WIDTH OF VACATED SOUTH 126TH STREET ADJACENT AND CONTIGUOUS THERETO; (ALSO BEING KNOWN AS LOT B OF BOUNDARY LINE ADJUSTMENT NO. 89 -6 -BLA RECORDED UNDER KING COUNTY RECORDING NO. 8908161260); SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. PARCEL B: LOTS 1, 2 AND 3 IN BLOCK 12 OF RIVERTON ADDITION, AS PER PLAT RECORDED IN VOLUME 13 OF PLATS, PAGE 36, RECORDS OF KING COUNTY, TOGETHER WITH THE ENTIRE 40 FOOT WIDTH OF VACATED SOUTH 126TH STREET ADJACENT AND CONTIGUOUS THERETO; (ALSO BEING KNOWN AS LOT C OF BOUNDARY LINE ADJUSTMENT NO. 89 -6 -BLA RECORDED UNDER KING COUNTY RECORDING NO. 8908161260); SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. PARCEL C: THAT PORTION OF TRACT 38 OF RIVERSIDE INTERURBAN TRACTS AND THAT PORTION OF THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 9, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., LYING EASTERLY OF PACIFIC HIGHWAY SOUTH AND SOUTHERLY OF A LINE DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE SOUTH LINE OF TRACT 38 OF RIVERSIDE INTERURBAN TRACTS WITH THE EASTERLY LINE OF PACIFIC HIGHWAY SOUTH; THENCE NORTH 12 °23'12" WEST ALONG SAID EASTERLY LINE - 203.50 FEET TO THE TRUE POINT OF BEGINNING; THENCE PARALLEL WITH THE SOUTH LINE OF BLOCK 5 OF RIVERTON, SOUTH 89 °21'12" EAST TO THE WEST LINE OF SAID BLOCK 5 AND THE TERMINUS OF SAID LINE, AND EXCLUDING ANY PORTION OF VACATED SOUTH 126TH STREET; (ALSO BEING KNOWN AS LOT D OF BOUNDARY LINE ADJUSTMENT NO. 89 -6 -BLA RECORDED UNDER KING COUNTY RECORDING NO. 8908161260);" SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. Page 2 Order No. 870009 PARCEL D: LOT 4 OF BOUNDARY LINE ADJUSTMENT NO. L2000 -042, ACCORDING TO THE BOUNDARY LINE ADJUSTMENT RECORDED UNDER KING COUNTY RECORDING NO. 20000828900001; SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. Page 3 Order No. 870009 SCHEDULE B REQUIREMENTS. Instruments necessary to create the estate or interest to be insured must be properly executed, delivered and duly filed for record. EXCEPTIONS. Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company. A. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. B. Standard exceptions set forth in inside of back cover. C. Special exceptions: 1. GENERAL PROPERTY TAXES and SERVICE CHARGES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent, May 1; 2nd half delinquent, November 1) Tax Account No. Year Billed Paid Balance 734060 - 0602 -03 2000 $5,326.10 $2,663.05 $2,663.05 Total amount due, not including interest and penalty: $2,663.05 Levy Code: 2422 Assessed Value Land: $137,300.00 Assessed Value Improvements: $214,500.00 (Covers Parcel A) 2. GENERAL PROPERTY TAXES and SERVICE CHARGES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent, May 1; 2nd half delinquent, November 1) Tax Account.No. Year Billed Paid Balance 734560 - 0885 -06 2000 $1,030.25 $515.13 $515.12 Total amount due, not including interest and penalty: $515.12 Levy Code:- 2413 Assessed Value Land: $68,000.00 Assessed Value Improvements: $0.00 (Covers Parcel B) Page 4 Order No. 870009 3. GENERAL PROPERTY TAXES and SERVICE CHARGES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent, May 1; 2nd half delinquent, November 1) Tax Account No. Year Billed Paid Balance 734060 - 0581 -08 2000 $987.77 $493.89 $493.88 Total amount due, not including interest and penalty: $493.88 Levy Code: 2422 Assessed Value Land: $65,200.00 Assessed Value Improvements: $0.00 (Covers Parcel C) 4. GENERAL PROPERTY TAXES and SERVICE CHARGES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent, May 1; 2nd half delinquent, November 1) Tax Account No. Year Billed Paid Balance 102304 - 9069 -06 2000 $535,374.62 $267,687.31 $267,687.31 Total amount due, not including interest and penalty: $267,687.31 Levy Code: 2413 Assessed Value Land: $ 8,311,400.00 Assessed Value Improvements: $27,057,100.00 (Covers Parcel D and other property) 5. ANY UNPAID ASSESSMENT OR CHARGES, AND LIABILITY FOR FURTHER ASSESSMENTS OR CHARGES BY Val Vue Sewer District. 6. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: Washington Natural Gas Company PURPOSE: Existing gas pipelines and services AREA AFFECTED: Vacated South 126th Street RECORDING NO.: 8103230520 (Covers Parcels A through C) 7. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PURPOSE: AREA AFFECTED: RECORDING NO.: .City of Seattle, a municipal corporation' Electric overhead and underground distribution line facilities, at depths not exceeding 21 feet Portions of Parcels A and B as described therein 8111060294 Page 5 • • Order No. 870009 8. RELINQUISHMENT OF ALL EASEMENTS existing, future or potential, for access, light, view and air, and all rights of ingress, egress-and regress to, from and between the land and the highway or highways to be constructed on land conveyed by deed. To: Dated: Recorded: Recording No.: (Covers Parcels State of Washington October 30, 1959 December 14, 1959 5112409 A through C) 9. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: RECORDED: January 15, 1965 RECORDING NO.: 5833297 REGARDING: Sewer Connection (Covers Parcel A) 10. AGREEMENT AND THE TERMS AND RECORDED: RECORDING NO.: REGARDING: (No lien now due or payable CONDITIONS THEREOF: September 19, 1989 8909190545 Sewer Contract covers Parcel B 11. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PURPOSE: AREA AFFECTED: RECORDING NOS.: (Covers Parcel D) Overhead and Underground and Aerial overhang as described therein 8506050858 and 8810040832 Release recorded February 26, 1990 executed by Pacific Northwest Bell Telephone Company under Recording No. 9002260104 where by said Company releases and abandons all interest in the hereinabove noted easement. Partial release recorded September 12, 1989 under Recording No. 8909120648 whereby the City of Seattle releases and abandons all their interest in the hereinabove noted easements save and except the east 50 feet thereof. Page 6 12. EASEMENT AND THE TERMS PURPOSE: AREA AFFECTED: RECORDING NO.: (Covers Parcel D) Order No. 870009 AND CONDITIONS THEREOF: Water pipeline as described therein 8607100501 13. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: RECORDED: RECORDING NO.: REGARDING: (Covers Parcel D) October 23, 1989 8910230421 Easement Agreement 14. RESERVATION OF EASEMENT AND THE TERMS AND CONDITIONS THEREOF: RESERVED IN: PURPOSE: AREA AFFECTED: RECORDING NO.: (Covers Parcel D) 15. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: City of Tukwila Existing facilities of Seattle City Light Vacated portion of 35th Avenue South 9009171032 PURPOSE: AREA AFFECTED: RECORDING NO.: (Covers Parcel D) Gas pipeline or pipelines as described therein 9101040240 16. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PURPOSE: AREA AFFECTED: RECORDING NO.: (Covers Parcel D) Sewer lines and appurtenances as described therein 9104022021 17. Matters disclosed by Short Plat No. 785018, recorded under Recording No. 8603240930, as follows: No protest agreement concerning road improvements; Right to make slopes for cuts and fills; and a 60 foot wide Easement road for ingress and egress, as established by instrument recorded under recording No. 8401170172. (Covers Parcel D) 18. ALL COVENANTS, CONDITIONS, RESTRICTIONS, RESERVATIONS, EASEMENTS, OR OTHER SERVITUDES, if any, disclosed by Base Line Adjustment-No. 89 -6 -BLA recorded under Recording No. 8908161260. RIGHTS OR-BENEFITS, IF ANY, WHICH MAY BE DISCLOSED BY THE RECORDED DOCUMENT(S) ABOVE AFFECTING LAND OUTSIDE THE BOUNDARY DESCRIBED IN SCHEDULE A. (Covers Parcel D) Page 7 Order No. 870009 19. RELINQUISHMENT OF ALL EASEMENTS existing, future or potential, for access, light, view and air, and all rights of ingress, egress and regress to, from and between the land and the highway or highways to be constructed on land conveyed by deed. To: Dated: Recorded: Recording Nos.: State of Washington 5112409, 5120915, 5050287, 5092893 and 5133877 Access rights granted under Recording No. 5112409 were amended by Deed from the State of Washington recorded under Recording No. 8611070566. Said access rights were amended by deeds from State of Washington recorded under Recording No. 8611070566. (Covers Parcel D) 20. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: RECORDED: RECORDING NO.: REGARDING: (Covers Parcel D) 21. AGREEMENT AND THE TERMS RECORDED: RECORDING NO.: REGARDING: (Covers Parcel D) 22. EASEMENT AND THE GRANTEE: PURPOSE: AREA AFFECTED: RECORDING NO.: (Covers Parcel D) September 2, 1986 8609021068 No Protest AND CONDITIONS THEREOF: February 20, 1987 8702201297 Release of Damages TERMS AND CONDITIONS THEREOF: Val Vue Sewer District an easement and right -of -way, over, across, along, through and under the property therein described As therein described 9810010323 23. ALL COVENANTS, CONDITIONS, RESTRICTIONS, RESERVATIONS, EASEMENTS, OR OTHER SERVITUDES, if any, disclosed by City of Tukwila Boundary Line Adjustment No. L2000 -042 recorded under King County Recording No. 20000828900001. RIGHTS OR BENEFITS, IF ANY, WHICH MAY BE DISCLOSED BY THE RECORDED DOCUMENT(S) ABOVE AFFECTING LAND OUTSIDE THE BOUNDARY DESCRIBED IN SCHEDULE A. (Covers Parcel D) Page 8 Order No. 870009 24. FINANCING STATEMENT AND THE TERMS AND CONDITIONS THEREOF: SECURED PARTY: DEBTOR: COVERS: RECORDED: RECORDING NO.: (Covers Parcel D) Washington Natural Gas Company Non -Stop, Inc., DBA Non -Stop Bar & Grill Personal property and fixtures located on property herein described July 28, 1993 9307281190 A continuation statement has been filed. Recorded: Recording No.: June 23, 1998 9806231656 25.. MEMORANDUM AND THE TERMS AND CONDITIONS THEREOF: RECORDED: RECORDING NO.: REGARDING: September 10, 1999 19990910001059 Rights of Boeing Realty Corporation, as agent for The Boeing Company to receive certain proceeds of the sale or other disposition of the Property by the insured. (Covers Parcel D and other property) 26. LEASE AND THE TERMS AND CONDITIONS THEREOF: LESSOR: LESSEE: FOR A TERM OF: DATED: RECORDED: RECORDING NO.: Everett Technical Park III LLC, a Washington limited liability company The Boeing Company, a Delaware corporation As indicated therein September 10, 1999 September 10, 1999 19990910001060 Note: The above mentioned interest of The Boeing Company has been subordinated to Deed of Trust recorded under King County Recording No. 19990910001061 (Covers Parcel D and other property) AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: RECORDED: RECORDING NO.: REGARDING:' September 15, 1999 .19990915002082 Subordination Agreement: Acknowledgment of Lease Assignment, Estoppel, Attornment and Non - Disturbance Agreement Page 9 Order No. 870009 27. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: TRUSTEE: BENEFICIARY: Everett Technical Park III LLC, a Washington limited liability company Transnation Title Insurance 'Company Wells Fargo Bank, National Association ADDRESS: 1300 S.W. 5th Avenue; 12th Floor Portland, Oregon LOAN NO.: - -- ORIGINAL AMOUNT: $33,880,500.00 DATED: September 8, 1999 RECORDED: September 10, 1999 RECORDING NO.: 19990910001061 (Covers Parcel D and other property) Investigation should be made to determine the present balance owing with the appropriate lender /agency /individual. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: RECORDED: RECORDING NO.: REGARDING: 28. UNRECORDED LEASE: LESSOR: LESSEE: DATE: DISCLOSED BY: (Covers Parcel D) September 6, 2000 20000906001534 Additional Advance and Consolidation Agreement Not disclosed. Rainier Color, Inc. 20000119000672 29. FINANCING STATEMENT AND THE TERMS AND CONDITIONS THEREOF: SECURED PARTY: Rainier Color, Inc. DEBTOR: Pacific Northwest Bank COVERS: Fixtures RECORDED: November 9, 2000 RECORDING NO.: 20000119000672 (Covers unrecorded leasehold interest in Parcel D) 30. UNRECORDED LEASE: LESSOR: LESSEE: DATE: DISCLOSED BY: (Covers Parcel D) International Gateway East LLC, formerly known as Everett Technical Park III LLC Verio, Inc. March 16, 2000 Instrument recorded under Recording No. 20000407000957 Page 10 Order No. 870009 SUBORDINATION AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY AGREEMENT DATED: March 29, 2000 RECORDED: April 7, 2000 RECORDING NO.: 20000407000957 The lessee's interest in said lease was made subordinate to Deed of Trust recorded under Recording No. 19990910001061. 31. MEMORANDUM OF LEASE: LESSOR: LESSEE: DATED: RECORDED: RECORDING NO.: (Covers Parcel D) 32. MEMORANDUM OF LEASE: LESSOR: LESSEE: DATED: RECORDED: RECORDING NO.: International Gateway East LLC, a Washington limited liability company Telegis Networks, Inc., a Delaware corporation July 10, 2000 July 11, 2000 20000711001404 International Gateway East LLC Exodus Communications, Inc. June 12, 2000 July 11, 2000 20000711001405 SUBORDINATION AGREEMENT; ACKNOWLEDGMENT OF LEASE ASSIGNMENT, ESTOPPEL, ATTORNMENT AND NON - DISTURBANCE AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY AGREEMENT DATED: RECORDED: RECORDING NO.: June 19, 2000 July 11, 2000 20000711001406 The lessee's interest in said lease was made subordinate to Deed of Trust recorded under Recording No. 19990910001061. (Covers Parcel D) 33. UNRECORDED LEASE: LESSOR: LESSEE: DATE: DISCLOSED BY: (Covers Parcel D) • International Gateway East LLC, a Washington limited liability company Telegis Networks, Inc., a Delaware corporation July 11, 2000 20000719000324 Page 11 AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: RECORDED: RECORDING NO.: REGARDING: Order No. 870009 July 19, 2000 20000719000324 Subordination Agreement; Acknowledgment of Lease Assignment, Estoppel, Attornment and Non - Disturbance Agreement 34. Unrecorded leaseholds, if any; rights of vendors and holders of security interests on personal property installed upon the land; and rights of tenants to remove trade fixtures at the expiration of the term. 35. Matters affecting security interests in personal property which may be disclosed by a search of the Uniform Commercial Code (UCC) records at the Washington State Department of Licensing in Olympia. 36. MATTERS RELATING TO THE QUESTIONS OF SURVEY, RIGHT OF PARTIES IN POSSESSION, AND UNRECORDED LIEN RIGHTS FOR LABOR AND MATERIAL, IF ANY, THE DISPOSITION OF WHICH WILL BE FURNISHED BY SUPPLEMENTAL REPORT. NOTE 1: The Company has been asked to issue a lender's policy without disclosure of the liability amount. This commitment shall be effective only when the amount of the policy committed for has been inserted in Schedule A hereof. The Company may have further requirements if the undisclosed amount to be insured exceeds the current assessed valuation. NOTE 2: We are informed that International Gateway East LLC is a Limited Liability Company (LLC). A copy of the duplicate original of the filed LLC Certificate of Formation, the LLC agreement, and all subsequent modifications or amendments must be submitted to the Company for review. . NOTE 3: Any conveyance or mortgage by International Gateway East LLC, a Limited Liability Company (LLC), must be executed by all the members and their respective spouses, or evidence submitted that certain designated members or managers have been authorized to act for the Limited Liability Company. NOTE 4: We are informed that International Gateway East III LLC is a Limited Liability Company (LLC). A copy of the duplicate original of-the filed LLC Certificate of Formation, the LLC agreement; and all subsequent modifications or amendments must be submitted to the Company for review. Page 12 *R • • Order No. 870009 NOTE 5: Any conveyance or mortgage by International Gateway East III LLC, a-Limited Liability Company (LLC), must be executed by all the members and their respective spouses, or evidence submitted that certain designated members or managers have been authorized to act for the Limited Liability Company. NOTE 6: The above captioned description may be incorrect, because the application for title insurance contained only an address and /or Parcel Number. Prior to closing, all parties to the transaction must verify the legal description. If further changes are necessary, notify the Company well before closing so that those changes can be reviewed. Closing instructions must indicate that the legal description has been reviewed and approved by all parties. NOTE 7: The following may be used as an abbreviated legal description on the documents to be recorded, per amended RCW 65.04. SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WITHIN THE BODY OF THE DOCUMENT. PTN LOTS 1 -5 BLOCK 12 RIVERTON ADD VOL 13 PAGE 36 PTN TRACT 38 RIVERSIDE INTERURBAN TRS VOL 10 PAGE 74 PTN OF SE 1/4 SE 1/4 SEC 9 TWN 23 N RNG 4 E LOT 4 BLA NO. L2000 -042 REC. NO. 20000828900001 END OF EXCEPTIONS Investigation should be made to determine if there are any service, installation, maintenance or construction charges for sewer, water, or electricity. In the event this transaction fails to close, a cancellation fee will be charged for services rendered in accordance with our rate schedule. JLB /rr ' ENCLOSURES: Sketch Vesting deed Recorded encumbrances Page 13 C! SE 9 23= 4 SCALE I. • ,00• m.w • %■ 0.ele I* SUBJ P1�� 'E wr to it t' y` DEPT OF ASSESSMENTS 0 -a ' , -- Ilmommotowtt Y1. ur• a s a. i .ti.,.f0• •I`.f07i.0.:0 Ij ' • •a. • wt • IV • t . " t y i • i�iil�� • �•i�� ,s. 1 I ' ��� .r :� t 2 • _; o .... ... IR it � . _ ; /tom mom mom= ■ ri 11 'Orr IlaMCM!Ciaal==.1 1` C © -'Mb r MI Mt =NM &I irall lallar MO, Wall IMBUE UMW � MIN Fa ERA 1W117:1 • 0 Manila c®4n EXIMILlaral IN 0,7 This sketch is provided, without charge, for your information. It is not intended to show all matters related to the property including, but not limited to, area, dimensions, easements, en- croachments, or location of boundaries. It is not 2 part of, nor does is modify, the commitment or policy to which it is attached. The Company assumes NO LIABILITY for any matter related to this sketch. References should be made co an accurate survey for further information. Ralph Hagler International Gateway East III 12540 Tukwila International Blvd. SEPA Planned Action E2000 -020 October 6, 2000 Page 2 CITYOFT UKKWIIA NOV 3 0 2000 PERMIT CENTER Additionally, please provide information regarding your proposal to begin erosion control measures and underground utilities on March 1, 2001 and to begin mass grading on May 1, 2001. How will these impacts to Riverton Creek be mitigated? New Application Materials You have previously submitted four sets of project documentation in connection with the SEPA Planned Action. One set must remain with the denied application, leaving three extra sets that will be applied to your new SEPA application. The following is a summary of the additional items to be submitted with the new application (please refer to the enclosed Checklist table for specifics). Two additional sets of plans As you will see from the SEPA application packet other, new, information will be required: 325 application fee 74.ix copies of completed Application form Six copies of SEPA Environmental Checklist 3 'lc sets of a`r_d building elevations ith the r asseeietcd ^^^ „ti is King County Assessor's maps Two complete sets of mailing labels including all tenants, residents and businesses Surrounding land use map within a 1,000 foot radius of the project's property lines `—� Title report vo sets of a noise study similar in scope to that provided for the Exodus 3 development. Additionally, given the length of the proposed project, we recommend that two notice boards be installed at locations easily and safely accessible by the public. &103Tk )1\ Ca00 - Ralph Hagler International Gateway East III 12540 Tukwila International Blvd. SEPA Planned Action E2000 -020 October 6, 2000 Page 3 What's Next? Please submit the new SEPA application materials in one package to my attention. Once your submission has been determined to be complete, your application materials will be forwarded to other City departments for technical review. If you have any questions, please contact me at 206 -431 -3663. Sincerely, Deborah Ritter Assistant Planner Enclosure cc: Jim Morrow, Director, Public Works Bob Giberson, Acting City Engineer Jack Pace, Planning Manager • 10 -183 Earth Consultants Inc. Georechnical Engineers, Geologists & Environmental Scientists October 2, 2000 Sabey Corporation 12201 Tukwila International Boulevard Fourth Floor Seattle, Washington 98168 -5121 Attention: Mr. Dave Sabey Subject: ICCE — Proposed Stream Enhancements Preliminary Recommendations Tukwila, Washington Dear Mr. Sabey: E- 2579 -31 RECEIVED CITY OF TUKWI1,A NOV 3 0 2000 PERMIT MOM As part of the proposed ICCE development, we understand enhancements to the existing stream corridor are planned. The proposed enhancements will include removal of the existing culvert and widening of the stream channel to the west of Buildings 3 and 5. Repairs to the existing pavement and portions of the existing ecology block wall along the west side of Building 3 are also planned. New landscaping to create shade along the stream channel, and the installation of new chain link fence is also planned. Repairs to the existing pavement areas and replacement of the gabion walls that have experienced settlements along the stream channel west of Building 2 will also be performed. In the areas where widening of the stream corridor is planned, the installation of new retaining walls will be necessary. In our opinion, the use of Lock -Block can be considered for construction of gravity retaining walls along the stream corridor. Lock -Block units have dimensions of 2.5'H X 2.5'W X 5.0'L, and can be stacked in two directions. The attached Plates 1 through 5 provide recommendations for Lock -Block gravity retaining walls for wall heights of up to ten (10) feet. We anticipate medium dense silty sand and silt soils will be exposed in the cuts where the stream channel is widened, to the west of Buildings 3 and 5. Earth Consultants, Inc. (ECI) should observe the cuts where widening of the stream is performed to observe subgrade conditions. To reduce the potential for scouring of the retaining wall foundation soil, a minimum of one foot of crushed rock should be used to prepare the foundation subgrade for the walls. To reduce the buildup of hydrostatic pressures behind the walls, a four -inch diameter perforated drain pipe should be installed behind the walls. An eighteen (18) inch wide drainage zone consisting of free draining gravel should be placed immediately behind the walls. 1805 - 136th Place N.E., Suite 201, Bellevue, Washington 98005 Bellevue (425) 643 -3780 FAX (425) 746 -0860 Toll Free (888) 739 -6670 Sabey Corporation October 2, 2000 E- 2579 -31 Page 2 In the areas west of Building 3 where the existing ecology block wall is located along the stream corridor, repairs to the existing pavement will be necessary. The majority of the pavement areas requiring repair are located adjacent to the existing curb above the ecology block wall. Repairs to the existing ecology block wall will be necessary at some locations where the wall has experienced outward movements. The repairs will require removal and repositioning of the blocks. Crushed rock should be used to backfill the ecology block at the repaired locations. ECI should observe the areas of subgrade where the pavement is repaired and where repairs to the ecology block wall are made. In our opinion, the existing gabion walls adjacent to Building 2 that have experienced varying degrees of settlement can be replaced with gravity retaining walls consisting of Lock - Block. Widening of the stream channel and construction of a level benched area is planned on both sides of the channel in this area. ECI should observe -soil conditions during the grading and widening of the stream channel. If unstable subgrade conditions are encountered along the wall alignment, the use of a geotextile below the crushed rock base will be necessary to establish a stable subgrade. A geogrid such as Mirafi BX1200 or equivalent should be used below the crushed rock to help stabilize the subgrade. If separation is needed between the crushed rock and unstable soils, a woven geotextile such as Mirafi 500X should used below the geogrid and crushed rock. ECI should observe the subgrade conditions prior to placing the crushed rock base. The gravity retaining walls should be backfilled with structural fill. The fill . should be compacted to a relative compaction of 95 percent based on the maximum dry density as determined by the Standard Proctor Method (ASTM D -698). An eighteen (18) inch zone of free draining gravel should be placed immediately behind the walls to promote drainage. The attached Plates 1 through 5 illustrate the drainage zone and position of the drain pipe behind the wall. Where rockery construction is planned adjacent to paved areas, the use of geogrid reinforcement will be necessary. A typical rockery detail is provided on the attached Plate 6. We understand rockery heights will be in the range of four to six feet. We understand the installation of a box culvert is planned for the stream crossing that will be located to the northwest of Building 2. In our opinion, the foundation soil for the box culvert should consist of at least one foot of crushed rock. If unstable soil conditions are encountered at the subgrade elevation for the box culvert, the use of a geotextile below the crushed rock may be necessary. Given the removal of soil overburden resulting from the excavation, we do not anticipate the box culvert will induce settlement in the underlying soft soil deposit. ECI should observe the excavation to assess the condition of the subgrade soils. Earth Consultants, Inc. • Sabey Corporation October 2, 2000 E- 2579 -31 Page 3 We trust this design information meets your current needs. If you have questions, or if additional information is required, please call. Sincerely, EARTH CONSULTANTS, INC. / 1 %)?;lr /6 Raymor41 A. Coglas Project Manager Robert S. Levins Principal RAC /RSL/Jme 03107/O'- cc: LMA Attention: Mr. Bob Fadden Attachments: Plates 1 through 5, Lock -Block Walls Plate 6 Reinforced Rockery Earth Consultants, Inc. Traffic Surcharge 250psf 0 n V Lock -Block 2.5H x 2.5W x 5.0L (Typical) Structural Fill 18" Min. 1 o ° o` Free Draining _- 1 s=.dQ Backfill/''w' Mirafi 140N Approximate Stream Channel x b Q6-'°S•aopUo! ::00P. :a °:o. 4" Diameter Rigid Perforated PVC Drain Surround With 1 Cubic Foot Per Lineal Foot Pea Gravel 12" Min. Crushed Rock Base SCHEMATIC ONLY - NOT TO SCALE NOT A CONSTRUCTION DRAWING NOTE: Structural Fill may consist of any compactible, non - organic soil. Soil should be compacted to 95% maximum dry density per ASTM D -698 (Standard Proctor). Earth Consultants, Inc. Geotechnical Engineers, Geologists & Environmental Scientists One Block Wall Configuration ICCE - Stream Enhancement Tukwila, Washington Drum. GLS Date Sept. 2000 Proj. No. 2579 -31 Checked RAC Date 9/26/00 Plate 1 Traffic Surcharge 250psf Lock -Block 2.5H x 2.5W x 5.0L (Typical) Structural Fill 18" Min. Free Draining Backfill Mirafi 140N t000c °°o o 0 0 4' Approximate Stream Channel 10 0 00 °00°0 1_0o °_r 4" Diameter Rigid Perforated PVC Drain Surround With 1 Cubic Foot Per Lineal Foot Pea Gravel •c � oo.oJo: act:: • .00 pod.a Oa 1' 12" Min. Crushed Rock Base SCHEMATIC ONLY - NOT TO SCALE NOT A CONSTRUCTION DRAWING NOTE: Structural Fill may consist of any compactible, non - organic soil. Soil should be compacted to 95% maximum dry density per ASTM D -698 (Standard Proctor). Earth Consultants, Inc. Geotechnical Engineers, Geologists & Environmental Scientists Two Block Wall Configuration ICCE - Stream Enhancement Tukwila, Washington Drum. GLS Date Sept. 2000 Proj. No. 2579 -31 Checked RAC Date 9/26/00 Plate 2 Traffic Surcharge 250psf \/ n Lock -Block 2.5H x 2.5W x 5.0L (Typical) Structural Fill 18" Min. Free Draining Backfill Mirafi 140N PRI° ` °° 0 0 A o° 00 00 o n°,30 o ° 0O,o %° 000 00(100° 0 o °.' ? 000 00 Oc 00 0 .p: �ab� .� °A Ub 0•c� °A ub o•r� 4" Diameter �•�• oo, o °••�o. o ° Rigid Perforated PVC Drain Surround With 1 Cubic Foot Per Lineal Foot 12" Min. Pea Gravel Crushed Rock Base ts' 5.5' Approximate Stream Channel 2' SCHEMATIC ONLY - NOT TO SCALE NOT A CONSTRUCTION DRAWING NOTE: Structural Fill may consist of any compactible, non - organic soil. Soil should be compacted to 95% maximum dry density per ASTM D -698 (Standard Proctor). Earth Consultants, Inc. Geotechnical Engineers. Geologists & Environmental Scientists Three Block Wall Configuration ICCE - Stream Enhancement Tukwila, Washington Drum. GLS Date Sept. 2000 Proj. No. 2579 -31 Checked RAC Date 9/26/00 Plate 3 Traffic Surcharge 250psf \/ \/ N/ Lock -Block 2.5H x 2.5W x 5.0L (Typical) Structural Fill 18" Min. Free Draining Backfill . i1 O .. I- 70000 o° oOoq° 000 Mirafi 140N °61 o OoO a ° ° o - 0 00 IP� 11) 00 .�770o o°O( bOo 000 b° O o° ° 0 10.00 100 o c, c,°0°„ '0�.o/. of O'!r• • ;wLl; ?a`, .t 4" Diameter Rigid Perforated PVC Drain Surround With 1 Cubic Foot Per Lineal Foot Pea Gravel Vt% b �o ° ° ,b:69 °,� o:ey g 8' • • 2' • Approximate Stream Channel 12" Min. Crushed Rock Base SCHEMATIC ONLY - NOT TO SCALE NOT A CONSTRUCTION DRAWING NOTE: Structural Fill may consist of any compactible, non - organic soil. Soil should be compacted to 95% maximum dry density per ASTM D -698 (Standard Proctor). Earth Consultants, Inc. Geotechnical Engineers. Geologists & Environmental Scientists Four Block Wall Configuration ICCE - Stream Enhancement Tukwila, Washington Drum. GLS Date Sept. 2000 Proj. No. 2579 -31 Checked RAC Date 9/26/00 Plate 4 Traffic Surcharge 250psf Lock-Block 2.5H x 2.5W x 5.0L (Typical) Structural Fill 18" Min. Free Draining •tr-P7 Backfill r 0. 100000,00 0 (0V , , 0 0 0 #.•"0:77:970,30,00. °0- -59,°910 .00 , 1.,tvc:cv k008:c, 1,00:0 170c) °.( -:g 00 IcA°80, 1)00 .0: 10.0 co, 1).o or Mirafi 140N 4" Diameter Rigid Perforated PVC Drain Surround With 1 Cubic Foot Per Lineal Foot Pea Gravel 10.5' 2' #, • ° • 6 : *•90`=.. 7.1! 0(4n :4 !frr:in • rf..(Yrf n .-t 12" Min. Crushed Rock Base SCHEMATIC ONLY - NOT TO SCALE NOT A CONSTRUCTION DRAWING NOTE: Structural Fill may consist of any compactible, non-organic soil. Soil should be compacted to 95% maximum dry density per ASTM D-698 (Standard Proctor). Approximate Stream Channel Earth Consultants, Inc. Geotechnical Engineers. Geologists & Environmental Scientists Five Block Wall Configuration ICCE - Stream Enhancement Tukwila, Washington Drwn. GLS Date Sept. 2000 Proj. No. 2579-31 Checked RAC Date 9/26/00 Plate 5 Approximate Stream Channel 1 18" Drain Rock 4'- 6' SCHEMATIC ONLY - NOT TO SCALE NOT A CONSTRUCTION DRAWING 00... ft.'o • ,•. up..•. .o.. ao�u, il° • 4" Diameter Rigid Perforated PVC Pipe Traffic Surcharge (250 psf) Length L =5' 111111111= III = = 11 111 Bearing Soil NOTE; L = Length of Geogrid Tensar UX1400 or Equivalent (Typical) Earth Consultants, Inc. Geotechnical Engineers, Geologists 8 Environmental Scientists GEOGRID REINFORCED ROCKERIES: 4'- 6' ICCE - Stream Enhancement Tukwila, Washington Drum. GLS Date Oct. 2000 Proj. No. 2579 -31 Checked RAC Date 10/2/00 Plate 6 CITY OF TUKWILA Department of Community Development' 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tttkpIanncci.tukwila.wa.us RECEIVED CITY OF TUKkA'ILA Zit AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON COUNTY OF KING The undersigned being duly swom and upon oath states as follows: I .I t iS 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. SS iii PERMIT CENTER RECEIVED CITY OF TUKWILA NOV 302000 PERMIT CENTER 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City. its,emolovees, a nts, ene eers. contractors or 3ther representatives the right to enter upon Owner's real ,�/ property located aC � t }Q acs =�fpq 1 o—o(,� .4* 73Lj�0— #.-' ! cp �/ for the purpose of application review, for the limited time necessary to complete that purpose. — t� 1 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property unless the loss or damage is the result of the sole negligence of the City. 6. The City shall, at its discretion , cancel the application without refund of fees, if the applicant does not respond to specific requests for items on the "Complete Application Checklist" within ninety (90) days. 7. Non - responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at Seattle (city), WA (state),on September 28 2000 International Gateway East III LLC, by Sabey Corporation, Manager (Print Name) 12201 Tukwila International Blvd., 4th Floor (Address) Seattle, WA 98168 -5121 206/281 -8700 (Phone Number) (Sign ) James N. Harmon, CFO, Sabey Corporation On this day personally appeared before me James N. Ha On to me known to be the individual who executed the foregoing instrument and acknowledged that he/sire signed the same as his/1w voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON 28th DAY OE e • tember NOTARY P BLIC in and . r the State of Washington MARY A. HALL residing at Seattle STATE OF WASHINGTON My Commission expires on 12/19/01 NOTARY -!,--PUBLIC MY COMMISSION EXPIRES12 -19 -01 2000 STATE ENVIRONMENTAL CHECKLIST Please respond to all questions. Use separate sheets as necessary. Applicant Responses: A. BACKGROUND 1. Name of proposed project, if applicable: INTERGATE CORPORATE CAMPUS EAST (ICCE) 2. Name of Applicant: 3. Date checklist prepared: September 8, 2000 4. Agency requesting checklist: City of Tukwila 5. Proposed timing or schedule (including phasing, if applicable): The project will consist of four separate buildings, common site work and utilities, and enhancement work along Riverton Creek. In order to construct the phased development, the applicant's schedule calls for a building shell permit be issued on April 1, 2001. At that time underground utility work in existing paved area, storm water conveyance system and erosion control work are proposed to commence prior to grading. Grading work is scheduled to commence on April 15, or when weather permits. The project at this time is anticipated to be constructed as building shells ready for tenant work. These shells will be finished with restrooms, vertical transportation systems, and life safety systems in place to allow occupancy of the buildings. To support the life safety system a emergency generator will be provided. 6. Do you have any plans for future additions, expansions, or further activity related to or connected with this proposal? If yes, explain. The project at this time consists of shell construction for 3 buildings, a garage structure, and stream enhancement along with associated site work. Applications will be made at a later time for tenant work inside the building, exterior generators, installation of fuel tanks, mechanical unit installation and miscellaneous permits for optic fiber, power and phone. Agency Comments RECEIVED MAY 092001 PEt', iy CENTER G: IAPPHAMLANDUSE .APPISEPA.APP.DOC, 06/16/00 1 • Applicant Responses: 7. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Attached to this checklist are various applicable geotechnical reports for each building, sensitive area report, a geotechnical study for stream corridor, and a slope stability analysis. 8. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. Sound Transit is currently studying Tight rail route within the public right -a -way west of the site. Future access to our site is currently begin coordinated with their design. The City of Tukwila current Tukwila International Corridor Plan calls for improving Tukwila International Blvd., which is along the west frontage of the site. Frontal improvements will be installed according to City standards according to Capital Improvement Plan of the City of Tukwila. The applicant has made an application with WSDOT for installing a traffic signal on Tukwila International Blvd. This entry is noted on the site plan as a future entry. The proposed site entry falls south of the current limited access point on "Old 99" aka Tukwila International Blvd. 9. List any government approvals or permits that will be needed for your proposal. Grading Permit — (Land Altering) - City Utility Permits City Zoning Permit City 4 — Building Permits City Stream Enhancement Permit — (Land Altering) - City HPA - Fisheries MPDES State Electrical Permit State Mechanical Permit City Tenant Permit City Fuel Tank Permit City Street Use Permit City Signal /Driveway Permit State Drive -Way Permit City BLA City Right -A -Way Dedication City Scientific Permit Fisheries Design Review Building 9 City Agency Comments: G: IAPPHAMLANDUSE .APPISEPA.APP.DOC, 06/16/00 2 • • Applicant Responses: 10. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. Project Description: International Corporate Campus East (ICCE) consists of the development of three R &D (Research & Development) facilities, a free standing parking structure, enhancements of Riverton Creek and associated common site improvements. The three R &D buildings will be constructed for the needs of technology tenants. Each of the buildings will be built over a parking structure. The estimated net area that will be available in the three buildings to R &D.. users will be 450,000 s.f. with parking provided in the range of 2.5 to 3.0 cars per thousand /s.f. of gross area. The site will have three access points, two from Tukwila International Blvd. and one off of ITCE. The location of the north access on T.I.B. will align with the south driveway of the existing office complex to the east on Tukwila International Blvd. (T.I.B.). A signal will be provided at that location. A driveway across Riverton Creek will be provided for emergency access only. The sites principle access will be from Tukwila International Blvd. Initially a driveway at the south end of the site will be constructed. In the future a signalized second access point will be available. Access for emergency vehicles and deliveries will be available on the eastside of Buildings 7 & 8 from Intergrate Technology Campus East (ITCE) when the parking structure is built. As part of the construction of Building 7 a connecting driveway will be provided to ITCE. This driveway could,, allow traffic from ITCE to access Tukwila International Blvd. (TIB), and allow deliveries to be made from TIB to Buildings 7 & 8. In the future passenger vehicle access from ITCE could be available over the parking structure to TIB. Traffic control devices will be ;provided along the driveway entrance or in ahe garage structure if needed to control traffic impacts' in th °effuture,fron'ITCE on TIB. The access to Building 9 will be from TIB for cars and service vehicles. An access road for emergency vehicles and equipment installed at the eastside of the building and connect to So. 126th. This drive will provide access to the mechanical room located in basement 3 at the east end of the building. Agency Comments: G: IAPPHANILANDUSE .APPISEPA.APP.DOC, 06/16/00 3 • • Applicant Responses: Agency Comments: The site currently has been graded under Tukwila Permit MI 2000- 111 and is being used for parking, staging and operation center for construction within ITCE Building 5. As part of that work, vegetation was removed in some areas. The balance of the site is covered with grasses and scattered trees except at the stream corridor and wetland areas. Much of the 16.1 acre project area has previously been graded. In some areas the slope of the graded areas exceed 20 %. No grading is anticipated on any natural slope that meets the sensitive area definition or in any steep slope wetland buffer. As part of this project a restoration of tree canopy area, which was removed under the previous grading permit, will be provided. The new,tree canopies will cover 20% of the project area outside the stream corridor. Within the stream corridor buffer are several trees that will need to be removed in order to open up the stream channel or provide restoration of habitat. These trees will be replaced according to ordinance. Within the site are two wetland areas, a Class II stream along Riverton Creek that requires a 35' buffer, and two drainage courses B &C, and a water course "D ". All of these features are described on the biologist's report. The south wetland "E" is a Type III wetland of 13,092 s.f., which requires a 25' buffer. Water dispersion will be provided along its edge to maintain current water flows to that wetland. The second wetland "A ", also a Type II wetland, at the north of the site will remain as is. This area currently does not have a buffer to the existing parking lot. As part of the work, a buffer will be provided by removing existing parking stalls. When the parking garage is constructed, a 50' buffer will remain at the current undeveloped areas. In an area within the existing parking lot at the north end of the site are 4 depressed areas that are drainage swales. The planting in these swales exhibit wetland characteristics. Since these areas will be removed during construction of the garage, mitigation for them will be provided as part of the Riverton Creek enhancement project which will be permitted separately and bonded appropriately. No garage construction will occur until the permit is issued for the stream enhancement work. Watercourse D starts from a culvert that flows to the east. The construction of the signalized driveway will require construction in the buffer. In order to install the driveway and the necessary retaining wall, filling within the buffer will be needed. The biologist report discusses the impact on the buffer, the need for the reduction of the buffer and building setback, and provides recommendations for mitigation of those impacts. This mitigation will be provided in the Riverton. Creek stream corridor reduction. G: IAPPHANILANDUSE .APPISEPA.APP.DOC, 06116/00 4 • • Applicant Responses: Stream restoration work will begin in early summer 2001 as soon as high stream flow subsides. The work will consist of opening up a 300' long part of Riverton Creek currently enclosed in pipe and providing shading along several hatching areas of the Creek that are not currently shaded. This work will require excavation, grading and other work to occur within the buffer. These activities will result in removal of existing parking area, placement of rock walls and /or concrete block walls and planting of new native landscape materials. Along with this enhancement work, maintenance and repair of existing retaining walls east of Building II will occur adjacent to the stream corridor. The enhancement work is being done as mitigation for removal of low value habitat areas, impacts on wetlands, impact from filling areas that exhibit wetland characteristics, and placement of a culvert crossing at the north end of the site. The estimated cost of this work is $750,000.00. This cost is due in part to the complexity of the stream construction and the short time period to perform the work. The buildings themselves will be UBC Type II —FR construction with automatic fire extinguishing system. The concrete structures will be clad with a curtain wall glazing system and architecturally treated concrete precast panel with a painted finish. The exterior glazing will be a light green color in a colored and /or clear anodized framing system. The exterior curtain wall area without vision glass will be insulated with batt insulation. The curtain wall or exterior panels will extend above the roof of the top story to create a parapet of about 3 ft. Beyond the parapet will be an acoustical screen wall, which will be about 18' to 20' above the roof structure to screen the . mechanical units. The roof surface behind the parapet will be covered with a white single ply roof system. The membrane will be installed over a rigid insulation. Buildings 7 & 8, which are constructed in the MIC /H zoning, will be similar to shape and size. Each building will be built into the sloping bank. The three levels of occupied space will be provided above grade. The four levels of parking and one level of mechanical will be partially below grade and set into the hillside. Both of these buildings from the lowest mechanical level at the edge of the roof deck will be Tess than 125 ft. in height. One of the parking levels will be designed so that it can be converted into unoccupied electronic switch rooms. The two buildings will have an estimated net occupied area each of about 145,000 s.f. and parking proportionate to area. Agency Comments: G: IAPPHANILANDUSE .APPISEPA.APP.DOC, 06/16/00 5 • • Applicant Responses: Building 9, which is located in the MIC /LT zone, will be a 4 story building with a three level basement. The basement levels will be buried into the hillside. The top three levels will be occupied space with the first level being used as parking. This level, however, is designed to be converted to an unoccupied electronic switch room operation . The lowest basement level is anticipated to be used as a mechanical room. This building will initially have an estimated occupied area of about 160,000 s.f. and parking proportionate to area. The 4th building construction project will be a 3 story free standing parking garage located in the existing parking lot at the north end of the project area. The purpose of this structure is to provide parking capacity for the future needs of tenants in the adjacent ITCE facility and reserve parking capacity for ICCE in the event that additional parking beyond code requirements is needed. This structure would be a UBC Type II -FR structure with a dry sprinkler system. The construction would be of concrete and pile supported. Ramps would connect the various levels. A removal ramp would be placed over the sewer basement. The stall capacity would between 350 and 400 cars. This garage would replace parking stalls currently removed from the ITCE Campus by development activities. The buildings as currently designed are planned to be used by R & D tenants and electronic switch facilities. Either one of these uses require significant cooling with the electronic switch facilities load the highest. These cooling loads will require a large area of the roof surface to be used for mechanical equipment. The exterior elevations show a significant screen element on the roof that will serve as a visual buffer and a noise buffer if needed to abate the sound from the equipment. The equipment on the roof structure will vary depending on the mechanical system installed for the first tenant. The most likely system planned is option A. This system will be a condenser water loop system that will have cooling towers on the roof piped to air conditioning units within the building. The applicant has retained a consultant to determine the noise level generated under a maximum cooling Toad for this system and option B. Option B consists of using 3 large package HVAC units that will supply conditioned air to the tenant spaces below. The consultant will take into consideration the existing background levels and make a recommendation as to the appropriate noise mitigation measures for each system. (See B- 7 -b -3). Agency Comments: G: IAPPHAMLANDUSE .APPISEPA.APP.DOC, 06/16/00 6 Applicant Responses: The main source of noise from option A, the condenser water loop, will be the fans on the cooling towers. The number of units and the sound power level of each unit will determine the noise level generated by the system. The number of units and sound level of each unit will need, during the design process, to be carefully specified in order to insure that the levels will not exceed those levels permitted by code at the residential, commercial and residential properties adjoining the site. 11. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, the tax lot number, and section, township, and range. If a proposal would occur over a range of area, . provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The Project is located in the City of Tukwila on the west side of Tukwila International Blvd., north of 126th Ave. South. .See attached site plan survey, vicinity map, proposed BLA and legal description. 12. Does this proposal he within an area designated on the City's Comprehensive Land Use Policy Plan Map as environmentally sensitive? Sensitive areas exist on the site. These areas consist of Riverton Creek, a minor drainage watercourse from T.I.B., isolated wetlands, and a wetland near the southern section of Riverton Creek. These items are discussed in the attached biologist's report. Class II and III slopes exist on the site per the City's sensitive areas map. The site has slopes that are 20% or greater, which are man made. The topographical map provided indicates slopes up to 80% in isolated areas. These slopes were created under construction permits in the early 1990's and late 1980's issued by King County. Steep slopes along the Tukwila International Blvd. were created during the expansion and construction of Hwy. 99 and SR 599 access ramp. All of the steep slopes, which are proposed to be modified, were created by permit. Based on the ordinance criteria and the Geotechnical Engineer's analysis, they are not sensitive area. The stability of these slopes has been evaluated by the soil engineer. His analysis concurs that the slopped areas are stable. See attached Study. Agency Comments: G: IAPPHANILANDUSE .APPISEPA.APP.DOC, 06/16/00 7 • • Applicant Responses: B. ENVIRONMENTAL ELEMENT 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other: The existing site is sloped west to east and generally falling to the north. The eastside of the site is lowest at the stream. See attached survey. b. What is the steepest slope on the site (approximate percent slope)? The steepest slope is 2:1 (26 %) at previously graded areas. The typical slope is less than 20 %. Several benches exist on the site as well as drainage gullies. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. The site has not been used for agriculture in the recent times. See attached soils reports for soils log. The soils are in general listed as gray silty sand, brown silty gravel, gray silty gravel with sand, dark gray silty clay. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. The north section of the site, under the existing parking lot, has underlying layers of peat. This will require the parking structure to a special foundation design. See attached soils report for garage foundation recommendations. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Grading activities on the site will consist of 220,000 yds. of cut and 3,000 yds. of fill. Export from the site will be between 182,000 and 217,000 yds. The estimated amount of granular import is 10,000 yds. All fill that is not from existing on site materials will come from an approved off site borrow. The amount could be as large as 35,000 yds. depending on suitability of existing materials. Agency Comments: G: IAPPHAMLANDUSE .APP1SEPA.APP.DOC, 06/16/00 8 • • Applicant Responses: Export materials will be hauled to the Rodarte Auburn South dumpsite. Trucks entering and exiting the project will access the site south of the limited access point on Pacific Highway S. Loaded trucks exiting the site on to Tukwila International Blvd. will head north to the south bound on ramp of 599, which is a few hundred feet away and head south on 1 -5 to their final destination. Trucks approaching the site will be from 599 north bound and exit on to Tukwila International Blvd. south bound for .5 miles and turn left into the site. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. g. Erosion could occur during clearing, excavation, and grading of the site until final paving, landscaping, building and site improvements are installed. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 50% of the approximately 16.1 acre project area is estimated to be impervious surfaces after completion of the work within the project area. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Install permanent improvements as soon as feasible. Provide City approved temporary erosion control plan during construction. See attached erosion control plan. 2. Air a. What types of emissions to the air would result from the proposal (for example, dust, automobile odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Vehicle and equipment emissions will occur during construction. Prior to installation of finish material, dust abatement will be required. After the project is completed, vehicle emissions will occur along with emissions from gas heating equipment and emergency generators. Emergency generators will be provided to operate the emergency life safety equipment that is part of the building shell. Operation of these units on an emergency basis are exempt from ordinance. Emissions from these units during testing will comply to vehicle emission standards for motorized diesel trucks. G: IAPPHAMLANDUSE.APPISEPA.APP.DOC, 06/16/00 Agency Comments: 9 Applicant Responses: b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. None c. Proposed measures to reduce or control emissions or other impacts to air, if any: Comply with vehicle emission standards and air quality regulations for permanent heating and cooling equipment. 3. Water a. .., Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year -round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river if flows into. Riverton Creek runs through the site and flows into the Duwamish River along with drainage from TIB - which flows into Riverton Creek. Habitat and wetland areas exist on the site. See attached biologist report. 2) Will the project require any work over, in or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. See attached drawings. Grading, paving, landscaping, building utility lines and stream enhancement will all occur within 200 feet of Riverton Creek. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. The amount of fill material to be placed in swale areas at the north parking area is 100 yds. Approximately 200 yds. of material will be removed along the Riverton Creek conveyance pipe to create a new stream channel. Approximately 150 yds. of material will be removed along the Creek to Agency Comments: G:IAPPHANILANDUSE.APPISEPA .APP.DOC, 06/16/00 10 • • Applicant Responses: create flood plains adjacent to the Creek where planting will be installed planting in two separate locations. Repair of an existing wall located on the stream corridor next to ITCE Building 2 will be done. This work requires removal of the existing wall along with an excavation of about 100 yds. of material below the base of the wall. New clean approved fill materials of about 100 yds. will be placed in the same areas to provide foundation support for the new walls that will be installed along with engineered backfill. In the area where the new Creek crossings will occur, excavation will be required to install bedding material for the culverts. The estimated amount will be 100. In addition back filling adjacent to each new culvert of 50 yds. will occur from an approved borrow. Other excavation and filling will occur to provide temporary diversion channels on conveyance piping. Excavation to install a discharge pipe for the storm drainage system will be required at the north end of the site adjacent to the Creek at the point where the stream goes into the drainage culvert that runs below the Metro Base. Any backfill will be approved on site material or material from an approved off site borrow. See attached soils engineer's letter and biologist's report. All elements described in this section will conform to the Washington Department of Fish and Wildlife Hydraulic project approval. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. The proposal to enhance Riverton Creek will require a diversion of the water that flows through the Creek culvert into a temporary pump system or pipe while the stream enhancement work proceeds. While the work in the streambed is done, water will flow through a pipe system that will be outside the Creek bed but parallel with it. Agency Comments: G: IAPPHANILANDUSE .APPISEPA.APP.DOC, 06/16/00 11 Applicant Responses: Creek crossings will be installed or modified to connect the existing driveway to the parking Tots, driveways, and the parking structure. The new north crossing will allow traffic to move north of Building 2 at ITCE and facilitate circulation and provide fire department access. Other crossing points on the stream currently exist and will be modified to improve stream flow and meet stream crossing design criteria. A box or arched pipe culverts are proposed at this time. The installation of the culvert will require a temporary diversion of the stream, which will be done by installing the temporary piping or utilizing temporary pumps. The site has two drainage courses that flow across the site. These drainage courses collect runoff from Tukwila International Blvd. and convey it underground through culverts to Riverton Creek. As part of this project the runoff from Tukwila International Blvd. will be collected into the project drainage system and the existing discharge culverts plugged. The project drainage system will detain the runoff and treat it in a combination detention /water quality vault and discharge it to the Creek through the projects drainage system. Another set of culverts collect water from wetland A, located at the northwest area of the site, adjacent to the parking lot, and convey the water from Tukwila International Blvd. to the depressed swales then to the Creek. These culverts also convey parking lot runoff to the Creek. As part of this project, water from the wetland A will be conveyed in a new system along the west property boundary and then to the east into Riverton Creek. No diversion of water is anticipated to repair existing walls along the stream at this time. See attached water diversion drawing. 5) Does the proposal lie within a 100 -year floodplain? If so, note location on the site plan. All of the site is currently filled above the floodplain. Agency Comments: G. IAPPHANILANDUSE .APPISEPA.APP.DOC, 06116100 12 • • Applicant Responses: 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No waste materials are anticipated to be discharged. Storm water from parking area will be treated and discharged into Riverton Creek at the north end of the site. Predevelopment runoff conditions will be maintained. See attached drainage analysis and preliminary civil design drawings. b. Ground 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No ground water withdrawals are proposed. Some discharge of clean roof water into wetland areas is anticipated to maintain existing flow. This amount is unknown at this time. The discharge method would be a dispersion trench or a swale. See preliminary civil design drawings. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: domestic sewage; industrial, containing the following chemicals...; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the systems are expected to serve. None c. Water Runoff (including storm water) 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. All existing runoff currently flows without detention and untreated to Riverton Creek. New storm systems will maintain the existing flow pattern where beneficial. Agency Comments: G: IAPPHANILANDUSE .APPISEPA.APP.DOC, 06/16/00 13 • • Applicant Responses: Agency Comments: Storm water runoff will occur from roof areas, paving areas and a small amount from existing vegetated areas. Roof areas will be collected into a drainage system, which will flow into a detention vault and discharged into a system that will flow into Riverton Creek. Parking and paving area runoff will be collected and detained into combination detention wet vaults prior to discharge into Riverton Creek. See preliminary civil design drawings. 2) Could waste materials enter ground or surface waters? If so, generally describe. No. All surface materials are designed to collect pollutants from vehicles and treat them prior to discharge into the Creek. d. Proposed measures to reduce or control surface, ground, and runoff water impacts. Comply with King County and D.O.E. design standards for mitigation of storm water impacts. Comply with best construction practices during the development phases. 4. Plants a. Check or circle types of vegetation found on the site: X Deciduous tree: Alder, Maple, Aspen, other X Evergreen tree: Fir, Cedar, Pine, other Shrubs X Grass Pasture Crop or grain X Wet soil plants: Cattail, Buttercup, Bulrush, Skunk, Cabbage, other — See biologist report X Water Plants: Water Lily, Eelgrass, Milfoil, other See biologist report X Other types of vegetation — Blackberries & brush b. What kind and amount of vegetation will be removed or altered In work areas for buildings and paving, all vegetation will be removed and temporary ground cover provided until construction is complete. In the stream areas some vegetation will be removed during enhancement and wall repair work. New shading vegetation will be installed. Tree replacement for existing trees removed in the buffer area will be done per TMC 18.54.130. G: IAPPHAMLANDUSE .APPISEPA.APP.DOC, 06/16/00 14 • • Applicant Responses: c. List threatened or endangered species known to be on or near the site. None d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: The site will be landscaped with a City approved plan which will include native planting features. The plan will provide a 20% tree canopy cover on the project area outside the stream. Within the stream corridor a planting plan for enhancing the stream will be submitted to the City for approval. This work will be completed in Summer 2001. 5. Animals a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds: Hawk, Heron, Eagle, Songbirds, other: Mammals: Deer, Bear, Elk, Beaver, other; Rabbits Fish: Bass, Salmon, Trout, Herring, Shellfish, other Other: Osprey, River Otter, Coyote b. List any threatened or endangered species known to be on or near the site. Threatened or endangered species known to be near the site include Chinook Salmon. c. Is the site part of a migration route? If so, explain. Pacific Flyway d. Proposed measures to preserve or enhance wildlife, if any: Enhance stream corridor with new shading and streambed areas. Plant sloped areas along the stream and watercourse buffers with native plants to provide resting and feeding areas. G :IAPPHANILANDUSE.APPISEPA .APP.DOC, 06/16/00 Agency Comments: 15 • • Applicant Responses: 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity will be used for cooling, operation of convenience outlets, and to support electronic switch gear and computer equipment. Natural gas will be used for heating and possibly power generation. Diesel oil will be used to operate back up generators. b., Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The facility will use energy efficient glazing and heat recovery as feasible. The facilities cooling system will be based on gas fired HVAC system with an economizer cycle or a chilled water loop system that uses cooling towers and has a fresh air cooling source as well. The building shell will comply with Washington State Energy Code. 7 Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. None in normal facility operation. 1) Describe special emergency services that might be required. Aid car services could be required by employees. Fire department services could be required in the event of a fire. Regular police services will be needed. Agency Comments: G: IAPPHANILANDUSE .APP1SEPA.APP.DOC, 06/16/00 16 • • Applicant Responses: Agency Comments: 2) Proposed measures to reduce or control environmental health hazards, if any: Diesel fuel for the shell life safety generator will be contained above ground. A belly tank for the diesel fuel will be provided at part of the premanufactured generator set that will support life safety elements within the building. This unit will be located in a covered area below the parking deck. The base of the unit below the belly tank has a containment curb that will limit a diesel fuel spill into the area surrounding the generator unit, if a leak or spill during fueling occurs. Any clean up required will be done by an approved environmental clean up company. No underground tanks or other generator sets are proposed as part of the building shell permit. Installation of above or below ground tanks would be done under a separate permit. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic equipment, operation, other)? Noise from airplanes, traffic and neighboring equipment from other facilities in the area. 2) What types and levels of noise would be created by or associated with the project on a short-term or a Tong -term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. See attached JCL Acoustics Study. An acoustical study will be provided as part of the mechanical permit. Roof top cooling equipment will be installed as part of the tenant work. This equipment will be located on the roof behind a mechanical screen. The elevation of the building roof is above the tallest point on the adjacent ITCE building. With the elevation of the equipment, the noise attenuation at the units and the mechanical screen, noise will be mitigated to the levels allowed by ordinance. Reflection from the ITCE buildings should not be an issue. G: IAPPHAMLANDUSE .APPISEPA.APP.DOC, 06/16/00 • • Applicant Responses: Short term construction noise will occur from vehicles, equipment and tools. After completion, noise, from cooling equipment will be present, vehicle noise from car traffic and deliveries on the site. Noise generated by testing the emergency fire pumps and generator will occur during a testing and on an emergency use basis. Cooling system noise will be generated on the roof by the compressor motor, fans and pump motors located on the HVAC units or cooling towers. 3) Proposed measures to reduce or control noise impacts, if any: Conform to best construction practices during construction and comply to noise levels specified by Ordinance. Noise from equipment after occupancy will be abated by acoustical screens, equipment sound proofing muffling devices and by specifying and set equipment sound power level that will limit noise to those levels permitted by Ordinance. Noise from vehicles will be regulated based on established vehicle standards. In order to mitigate the potential excessive noise, the Applicant proposes to conform the 4 mitigating measures listed in the JCL Study to control noise impacts. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? Adjacent properties are zoned MIC /L, MIC /H, C /LI or LDR. Surrounding properties to the west and north are developed with industrial or commercial building. Property along the eastern project limits is developed as an industrial park except for the south approximately 200 feet of the east project line. The property adjacent to the east project boundary and north of So. 126th is zoned MIC /L but currently contains a series of residential structures that are occupied. The southern boundary of the project is located adjacent to two zones. The western 175 is located adjacent to a C /LI zone which contains a restaurant structure that will be demolished by its current purchasers in the near future. The next 168 of that boundary that lies west of 34th Ave. So. is zoned LDR and is currently undeveloped. Agency Comments: G: IAPPHAMLANDUSE .APPISEPA.APP.DOC, 06/16/00 18 • • Applicant Responses: The balance of the south boundary to the east of 34th Ave. So. is the north edge of So. 126th Street. The property across the 50 Street Right -A -Way is developed as residences and zoned LDR. A landscape buffer along the section of the property where it abuts the LDR zoning will be provided per code in lieu of the side yard landscaping otherwise required. Building setback currently shown will meet the setback required to LDR Zone. b. Has the site been used for agriculture? If so, describe. No c. Describe any structures on the site. There are no above ground building structures existing underground. Storm manholes and culverts occur. d. Will any existing structures be demolished? An existing drainage structure (manholes) may require portions to be demolished and reconstructed at new elevation. Existing underground culverts will be altered or removed as required. e. What is the current zoning classification of the site MIC /H, MIC /L, C /LI f. What is the current comprehensive plan designation of the site? Industrial g. If applicable, what is the current shoreline master program designation of the site? The site is located beyond the shoreline zone of the Duwamish River. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify: Water courses, habitats, slopes, and wetlands. See biologist's report, site survey, soils report, and slope stability study. Agency Comments: G: IAPPHANILANDUSE .APPISEPA.APP.DOC, 06/16/00 19 • • Applicant Responses: J. Agency Comments: Approximately how many people would reside or work in the completed project? Between 150 and 1200 depending on the actual R &D use. Approximately how many people would the completed project displace? None k. Proposed measures to avoid or reduce displacement impacts, if any: None required. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Comply with existing development regulations, good design practice, existing, and provide appropriate mitigation measure to avoid significant impacts. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low- income housing. Does not apply. b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low- income housing. Does not apply. c. Proposed measures to reduce or control housing impacts, if any: The project will draw employees from existing Puget Sound area work force. No significant additional local housing units are anticipated. G: IAPPHANILANDUSE .APPISEPA.APP.DOC, 06/16/00 20 • • Applicant Responses: 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The principle exterior materials are curtain wall .glazing, architecturally treated premanufactured panels with rustication and paint finish, painted concrete, and painted steel. The height of Building 7 from its lowest mechanical equipment level to the roof deck is estimated to be 8 stories or about 112 feet. The height of Building 8 to its lowest mechanical equipment level to the roof deck is , estimated to be 8 stories or about 113 feet. The height of Building 9 is 4 stories over three levels of basement. The height of the parking structure to the top level, estimated at 20 feet above existing grade. b. What views in the immediate vicinity would be altered or obstructed? The height of the building above existing street grade along Tukwila International Blvd. for Buildings 7 & 8 at the midpoint is about 55' and for Building 9 is 43'. View corridor between the buildings provide visual access to the valley beyond. Approximately 50% of the site frontage is building facade. The parking structure is entirely below street level. c. Proposed measures to reduce or control aesthetic impacts, if any: Comply with zoning ordinance provisions. Follow good design practices. Utilize landscaping to integrate building with the site and soften visual impacts. 11. Light and Glare a. What type of Tight or glare will the proposal produce? What time of day would it mainly occur? Some reflected Tight would be present from glazed surfaces during the day. Light from vehicle headlights will occur during night hours. Night lighting will be provided around the site for vehicle and pedestrian safety. Agency Comments: b. Could light or glare from the finished project be a safety hazard or interfere with views? No G: IAPPHANILANDUSE .APPISEPA.APP.DOC, 06/16/00 21 • • Applicant Responses: c. What existing off -site sources of Tight or glare may affect your proposal? None d. Proposed measures to reduce or control Tight and glare impacts, if any: Provide landscaping to buffer Tight from headlights. The public way and adjacent properties utilize photometrics to limit night lighting impact on neighboring sites. All work will comply with TMC 18.50.100 site lighting standards. An illumination plan has been prepared that directs light away from adjoining property and public right -of -way. Building wall surfaces will have matte painted finish on the concrete panels. This surface has a low reflectivity. Building glazing is non reflective and has a light green tint in the glass. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? The Duwamish Trail is within half mile of the site. The Tukwila Community Center is within a mile of the site. A public pool is also located within a mile of the site. b. Would the proposed project displace any existing recreation uses? If so, describe. None c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: Provide employee education on recreational activities available that are both public and private in the community. Individual tenants may in the future provide recreational opportunities within their lease space. The project will provide exterior decks and seating area for passive recreational activities. Bike racks will be provided in the parking structure. Agency Comments: G: IAPPHANILANDUSE .APPISEPA.APP.DOC, 06/16/00 22 • • Applicant Responses: 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, National, State, or Local preservation registers known to be on or next to the site? If so, generally describe. None b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None c. Proposed measures to reduce or control impacts, if any: Dose not apply. 14. Transportation a. Identify public streets and describe proposed access Show on site plans, if any. Tukwila International Blvd., Marginal Way So, SR 518. highway serving the site, and to the existing street system. SR 599, So. 124th and East Frontal improvements (including curb, gutter and sidewalk) will be required by the City of Tukwila as a condition of any development permits. The improvements along T.I.B. will be part of the Tukwila C.I.P. The location of the north proposed signalized driveway is to line up with the existing driveway of the Sabey Office Buildings on the west side of Tukwila International Boulevard. The applicant will provide a traffic signal at this intersection of the private drives and T.I.B. The northbound left turn lane on Tukwila International Boulevard will be addressed during review of the associated development permit. The left hand turn lane design has been sent to WSDOT for approval as part of the signal application. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Yes — Stop within a quarter mile on Tukwila International Blvd. Agency Comments: G: IAPPHANILANDUSE .APPISEPA.APP.DOC, 06/16/00 23 • • Applicant Responses: c. How many parking spaces would the completed project have? How many would the project eliminate? No existing designated parking spaces occur within Buildings 7, 8 & 9 construction area. Located within the site area of Buildings 7, 8 & 9, and within the parking structures beneath the occupied space and on the surface, will be an estimated parking stall count of between 1500 and 1700 stalls. The project area currently has two parking Tots that will be modified or redeveloped. One lot is at the north end of the project area and will be redeveloped as a parking structure. The second south lot is east of Buildings 7 & 8. This lot contains 149 stalls counting those located on both sides of the stream. This area will be modified. The north lot has 270 stalls. As part of the stream enhancement, about 30 stalls will be removed from the south lot and about 40 stalls from north lot. As part of the construction of Buildings 7 & 8, about 57 stalls will be removed from the south lot and 23 from the north lot. The total parking reduction with Buildings 7, 8 & 9 and the steam enhancement when complete is about 150 stalls. The proposed parking garage will hold 350 to 400 cars depending on its final design. The construction of the garage will eliminate 150 surface stalls. The total net gain in parking stalls in the two existing Tots after the garage and Buildings 7 & 8 is completed is 69 stalls. As a result of this project, there will not be an impact on available parking at ITCE, (adjacent project). Buildings 7 & 8 are located in the MIC /H zoning district. The most intense occupancy permitted in that zone is Corporation office. The gross office area in each structure is 147,800 s.f. with a net area of 125,620 s.f. a minimum parking ratio of 2.5 cars /1000 s.f. of net area is required by Code. Based on that the minimum number of parking stalls needed is 314. Current drawings for Building 7 provide in the parking structure below the building with 430 parking stalls or an actual ratio of 3.4 stalls /1000 s.f. of net floor area. Building 8 currently provides 457 stalls in the garage below or an actual ratio of 3.6 stalls /1000 s.f. of net floor area. Agency Comments: G: IAPPHANILANDUSE .APPISEPA.APP.DOC, 06/16/00 24 Applicant Responses: Agency Comments: Building 9 is located at the south end of the site in the MIC /L zoning. Under that zoning through a conditional use permit the moist intense use that could be placed in that building if office. The net usable area in that building is 140,800 s.f. Code requires a parking ration of 3 stalls /1000 s.f. of net floor area. The parking structure below the building provides 394 stalls which is supplemented with surface parking of 36 stalls for total of 430. The parking stall requirement under the code that would need to be satisfied for an office use would be 422 stalls. For all the buildings there is an additional 69 stalls available in the ITCE garage north of Building 7. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Based on the attached traffic study, no new roads or special improvements not already scheduled, will be required. Street frontage work will be provided at So. 126th along with right -a -way dedication. Improvements along Tukwila International Blvd. will occur based on City improvement plans. A large number of truck trips will be generated by the disposal of on site cut materials to the proposed dump site. These trips will have an impact on the portion of T.I.B. that is under City jurisdiction. To mitigate that impact the applicant will provide an overlay on the existing roadway according to the attached roadway overlay exhibit. e. Will the project use (or occur in immediate vicinity of) water, rail, or air transportation? If so, generally describe. No special transportation needs are anticipated. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. See attached traffic report. G:I APPHANILANDUSE .APPISEPA.APP.DOC, 06/16/00 25 Applicant Responses: g. Proposed measures to reduce or control transportation impacts, if any: Provide mitigating measures identified in the traffic report and provide mitigation based on Tukwila Traffic Concurrency Ordinance. Traffic concurrency mitigation is anticipated to be $100,100 based on the estimated peak hour trips and the proposed project at Tukwila International Boulevard and South 116th Street. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. Additional fire, and police services would be required. Employees are anticipated to come from existing regional population. Based on this, no special other impacts are anticipated. b. Proposed measures to reduce or control direct impacts on public services, if any. Comply with ordinance requirements and mitigation requirements. 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other: Optic Fiber. Optic fiber. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Certificate of Water & Sewer Availability have been previously filed with the City. See attached copies. The applicant will be providing on site distribution and collection systems for sewer, water, and storm drainage. Private provider will install fiber and phone service loops. City Light will provide an on -site power service. Agency Comments: G: IAPPHANILANDUSE .APPISEPA.APP.DOC, 06/16/00 26 Applicant Responses: C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its • - 'sion. Signature: etc Date Submitted 1'j /9' J Q -1 NON - PROJECT PROPOSALS (E.G., SUBURBAN PLANS AND ZONING CODE TEXT CHANGES) MUST COMPLETE THE FOLLOWING PAGES). NK/ICCE.CHK Agency Comments: G: IAPPHANILANDUSE .APPISEPA.APP.DOC, 06/16/00 27 ,Perteet Enginee•g, Inc. August 31, 2000 Mr. David Sabey Sabey Corporation 12201 Tukwila International Blvd., Fourth Floor Seattle, Washington 98168 -5121 Ph: (206) 281 -8700 Fax: (206) 282 -9951 • C1T r OF TUKW/LA NOV 3 0 2000 c Re: Traffic Study for the Proposed Intergate Corporate Center East Development Perteet Engineering Project No. 99519 -02 Updated Edition — Includes Recommendation for Mitigation Dear Mr. Sabey: Perteet Engineering has been retained by the Sabey Corporation to complete a traffic impact analysis for the proposed Intergate Corporate Center East (ICCE) development in Tukwila, Washington. This summary report addresses the trip generation, distribution, level of service, and mitigation requirements identified for the ICCE Buildings 7, 8, and 9 development in accordance with the City of Tukwila Concurrency guidelines. The mitigation discussion summarizes the project's proportionate share mitigation fee based on the City of Tukwila Ordinance No. 1769. Additional traffic analysis for the proposed development will require final coordination and review with the Washington State Department of Transportation (WSDOT). Project Description and Site Access The ICCE development will include an estimated 450,000 square feet of general office floor area that is planned for completion in 2003. The site is located on the east side of SR -99 between South 126th and 129th Streets. Figure 1 shows the site vicinity of the proposed development. A single new access driveway to SR -99 will provide access to the proposed project site. The project site plan and access location are depicted in the site plans submitted with the review package. The project is planned for completion and occupation by the year 2003. Traffic Volumes Traffic volumes used in the analysis for this report were based on the turn movement volumes reported in the Pacific View Office Park (PVOP) Traffic Impact Analysis dated September 1998 and the Group Health Parking Garage and International Gateway East Traffic Impact Analysis dated March 2000 conducted by Entranco. 2707 Colby Avenue, Suite 900 Everett, WA 98201 • 425 -252 -7700 • Fax 425- 339 -6018 • www.perteet.com • 1- 800 -615 -9900 Mr. David Sabey • August 31, 2000 Page 2 of 6 To update the counts to year 2000 existing conditions, an annual compounding growth factor of 1.73 percent per year was applied to the future - with - project volumes shown for the PVOP development. This growth factor was reported in the PVOP traffic analysis and utilized in this analysis to maintain consistency. Additionally, traffic volumes generated by the Group Health/International Gateway East project were also added to the factored PVOP year 2000 volumes to obtain the baseline traffic conditions. Trip Generation and Distribution Daily and p.m. peak hour trips generated by the proposed office development were estimated using trip generation statistics published in the Institute of Transportation Engineers' (ITE) Trip Generation manual, 6th Edition, 1997. To determine the total daily and p.m. peak hour trips generated by the project on an average weekday, regression equations for Land Use Code 710 (General Office Building) were utilized. At full buildout, the proposed development would generate a total of 4,213 average daily trips (ADT) of which 618 and 584 trips would occur during the a.m. and p.m. peak hours, respectively. Table 1 summarizes the trip generation estimates for the development. No reduction factor was utilized to account for high occupancy vehicles (HOV) such as carpools /ridesharing or public transit users, although for a development of this size, it is likely that a transportation demand management program would be implemented as occupancy increases. Table 1 Trip Generation Summary Trip Type p Yp e Equation (Independent Variable: 450,000 sf) Project Generated Trips ADT Ln (T) = 0.768 Ln (X) + 3.654 4,213 AM Peak Hour Ln (T) = 0.797 Ln (X) + 1.558 618 (544 in / 74 out) PM Peak Hour T = 1.121 (X) + 79.295 584 (99 in / 485 out) The trip distribution of the proposed development project traffic is based on the trip distribution utilized in the Entranco traffic study conducted for the Pacific View Office Park. The distribution percentages were based on a traffic model application developed for the project vicinity. The trip assignments of the a.m. and p.m. peak hour trips for the ICCE development are shown in Figures 2 and 3, respectively. Mr. David Sabey August 31, 2000 Page 3 of 6 Level of Service Analysis In accordance with the City of Tukwila's Concurrency Ordinance 1769 (Section 9.48.050 - LOS Standards for Specific Locations, Part C.), "A minimum LOS standard of E for traffic capacity shall be maintained, based upon calculation of LOS for individual intersections and corridor segments for all other minor, collector, and principal "arterials principally serving commercially zoned property." All study intersections analyzed in the analysis are considered principal arterial intersections since they are located along SR -99 and serve the commercial uses in the area. The level of service (LOS) analyses were conducted for the study intersections along SR -99 from the Boeing Access Road to SR -518. A total of ten intersections were analyzed including the proposed site access driveway. The analyses were conducted for the year 2000 existing conditions and year 2003 horizon year conditions with and without the ICCE development during the a.m. and p.m. peak hours. The results of the LOS analysis for the a.m. and p.m. peak hours are summarized in Tables 2 and 3, respectively. Table 2 Intersection Level of Service Summary AM Peak Hour Location 2000 Existing Conditions 2003 Baseline Conditions 2003 Conditions Project LOS I w/ Delay LOS Delay LOS I Delay E. Marginal Way D 38 D 39 ~ D 39 S. 112`h Street B 17 C 20 C 20 S. 116th Street C 20 C 23 C 23 ICCE Access w/ Signal Improvements C N/A 18 N/A C 19 N/A N/A F C >50 29 S. 130th Street A 9 A 9 B 11 S. 132nd Street B 11 B 12 B 14 S. 144`h Street C 23 C 23 C 23 S. 152nd Street C 29 C 31 C 33 S. 154`h Street C 32 C 33 D 35 SR -518 EB On -Ramp A 10 B 10 B 11 ' Mr. David Sabey August 31, 2000 Page 4 of 6 Table 3 Intersection Level of Service Summary PM Peak Hour Location 2000 Existing Conditions 2003 Baseline Conditions 2003 Conditions Project LOS w/ Delay LOS Delay LOS Delay E. Marginal Way D 51 E 56 E 57 S. 112t Street D 41 D 52 D 53 S. 116th Street C 24 C 28 C 35 ICCE Access w /Signal Improvements C NIA 24 N/A C N/A 28 N/A C C 35 24 S. 130t Street B 12 B 13 B 16 S. 132 "d Street B 11 B 12 B 17 S. 144th Street C 30 C 34 D 40 S. 152 "d Street C 33 D 37 D 40 S. 154th Street D 47 D 54 E 56 SR -518 EB On -Ramp A 7 A 7 A 7 The results of the LOS analyses for the a.m. and p.m. peak hours indicate that all of the study intersections currently operate at LOS E or better and will continue to operate at LOS E or better in year 2003 with the proposed ICCE development. The ICCE access driveway will operate at LOS F under year 2003 conditions with project traffic in the a.m. peak hour, but will improve to LOS C with signal improvements. The LOS analysis calculations utilize the methodology outlined in the 1998 Highway Capacity Manual Update, Special Report 209, Transportation Research Board and HCS support software developed by McTrans at the University of Florida. Mr. David Sabey August 31, 2000 Page 5 of 6 Signal Warrant Analysis A signal warrant analysis was conducted for the intersection of SR -99 with the proposed ICCE Access Driveway per Section 4C of the Manual of Uniform Traffic Control Devices (MUTCD). The following is a summary of the warrants used for the intersection analysis. Warrant #1: Minimum Vehicular Volume This warrant applies to conditions where the traffic volume of intersecting traffic is the principal reason for consideration of signal installation. The warrant is satisfied when the traffic volumes exceed 600 vehicles per hour (vph) in both directions on the major street and 200 vph in one direction on the minor street for each of any eight hours of an average day. Warrant #2: Interruption of Continuous Traffic This warrant applies to conditions where the traffic volume on a major street is so heavy that traffic on a minor intersecting street suffers excessive delay or hazard in entering or crossing the major street. The warrant is satisfied when the volumes exceed 900 vph in both directions on the major street and 100 vph in one direction on the minor street for each of any eight hours of an average day. The signal warrant analysis determined that the MUTCD criteria for Warrant #1 or #2 are not met under 2000 existing traffic conditions and 2003 future no- project conditions. (See attached signal warrant analysis summary.) The signal warrant analysis conducted for the 2003 with project buildout scenario were estimated based on accepted WSDOT signal warrant methodology, which assumes that 62.5 percent of the p.m. peak hour volume would occur as the eighth highest hour. It is estimated that the 2003 proposed project traffic volumes would result in the intersection meeting both Warrants #1 and #2 at the time of buildout. Therefore, it is recommended that the intersection be signalized concurrent with the proposed development. Mitigation Requirements and Recommendation The City of Tukwila's Concurrency ordinance requires a proportionate share mitigation contribution to the City when a development trips added to the future traffic volumes cause an intersection to deteriorate below the City LOS standards. If the development trips cause an intersection to fall below the LOS standard, in this case LOS E, the development must contribute its fair share to the cost of improving the intersection to meet the LOS standard. The results of the LOS analysis indicate that all study intersections will continue to operate at LOS E or better with the proposed project. The trips generated by the development, at the access for the development, do reduce the LOS to F, for the AM peak hour, at the access only. However, the installation of a signal at this location results in no change to the baseline LOS C with the development. It is proposed that this project include the design and installation of the traffic signal at the ICCE access to Tukwila International Boulevard. With the signal, the development traffic will not deteriorate any of the identified study intersections below the City's LOS standard Mr. David Sabey August 31, 2000 Page 6 of 6 We trust that this traffic impact analysis provides the City of Tukwila with adequate information to complete their preliminary review of traffic impacts and mitigation for the proposed Intergate Corporate Center East development project. Please call us at (425) 252 -7700 if you have any questions or comments regarding the information documented herein. Sincerely, PERTEET ENGINEERING, INC. Sherman D. Goong, P.E. Project Manager Attachments SIGNAL WARRANT ANALYSIS Project Name: Intergate East Project No.: 99519 -02 Proj. Location: Tukwila, WA Intersection Location: Pacific Highway / Intergate East - West Access Driveway PM Peak ' Hour Vol ` . 8th Hour Vol Conditions Lane Config 8th Hr Vol Criteria Warrant 1: Warrant 2: LOCATION/ YEAR Major (both) Minor (critical) Major (both) Minor (critical) Major (per appr) Minor (per appr) Major 600 vph Minor 200 vph Warranted? Major 900 vph Minor 100 vph Warranted? No,Build:. '2000 1858 99 EB 1161 62 2 2 194% 31% no 129% 62% no 2001. 1890 101 1181 63 2 2 197% 32% no 131% 63% no 2002 1923 102 1202 64 2 2 200% 32% no 134% 64% no °;2003 1956 104 1223 65 2 2 204% 33% no 136% 65% no w/ Project:' '2003 2054 485 WB 1284 303 2 2 214% 152% yes 143% 303% yes N, PERTEET X ENGINEERING, INC. Civil and Transportation Consultants Intergate Corporate Center Eas Vicinity Map Figure 1 • QED CO S 116th St S 128th St F 0 A 011 • Boeing Access Rd PROJECT SITE S 130th St 99 0. (n S 144th St S 150th St S 154th St ®' S 152nd St (38) (171) (89) (124) 162 85 118 (2) (624) 593 (3) (7433 706 —� •79 (5043 399 (4203 (49) r280 (2953 t(' 297 206 (3133 (2173 4 Z 6 (63 47 (491 63 (667 (871 0641 (5001 (223 156 •75 21 1g- (92) (159) (2871 (1051 151 273 100 ,.4-) 1 l.. (7423 705 J 17 (183 (9) t re- 855 8 (9003 (81 (6) (7) (1473 140 (65) (271 26 —1 7 (2281 (483 (3221 (03 46 306 0 0 (03 (30) r0 (0) (44) (131 12 (91 18 128 1129 0 ((35) (11893 (01 (316) 110 1 (2) (0) (1) (531 (3641 (363 50 346 34 53 (563 �-- 111 0177 r49 (521 (5) (154) 146 (1491 142 — (421 40 t 49 233 47 (52) (2451 (493 (65) 13 (4) (797) (3543 757 336 1 (- 1066 563 (11221 (5933 (38) • 2 Z 6 (63 47 (491 63 (667 (871 0641 (5001 (223 156 •75 21 1g- N-- r (19] 18 � 237 (2503 (1) t 1798 (18933 (5) *7 (176) (S) 5 (51 (331 31 - (un (3763 357 ,,J t 864 (9103 (221' (32) (12) (3273 (273 311 26 1L- 81 (853 (114) 56 (597 i 1 r~ 1088 4 (11563 (43 (2021 11 s-_ r= 30 (323 14 (151 73 (771 (4) (2) ((71 (4661 (421 16 443 40 (5) (353 33 J 122 (1281 f 076 01353 (44) 21 (22) (273 26 (23 2 —1 .• 3 (921 (913 (5143 (973 86 488 507 (5341 .) 1 343 1 -) 1 1422 (1497) J (6) 6 (2281 (973 (36(1 92 343 -) 1 (63 6 J t r' (9) 9 —1 64 858 219 (67) (9033 (2313 (221 (81 9I (7) (257 (321 (3521 30 334 (60) (1313 124 (263 25 1 .41) t 8 1158 (83 (12193 042) 12 (4) (933 (563) (673 88 535 64 1 1- 66 (691 97 (021 r10 (1181 (6) (275) 261 (1551 147 —► (183) 174 tr~; 126 911 60 (1331 (9593 (631 (38) LEGEND t 0 - 2000 VENCLE TRIPS (03 - 2003 TRAFFIC. NO 8ULD (0) - PROJECT- GENERATED TRIPS PERTEET ENGINEERING, INC. Civil and Transportation Consultants lntergate Corporate Center East A.M. Peak Hour Turn Movement Volumes Figure 2 Boeing Access Rd PROJECT SITE (7) (932) (4263 (6561 685 405 623 (19) (4053 385 —► 153 (161) 771 (812] (9) 297 (313) 212 390 (223) (4113 4 (42) (01 0 t_ /- i 0 (0] 0 (0) (17) (81 (13231 8 1257 -)l (42] 40 ) (601] (817) (712) t re.- [621 59 571 776 676 24 (253 569 (599) 0 CO) (308) 293 1 t :(31353) 72 366 35 (68] 65 —► (12) (20) 19 1 (763 (385] (37) `i (58) (39) (49) 7 (42) (01 0 t_ /- i 0 (0] 0 (0) (199) (286) (81 (13231 8 1257 -)l (42] 40 ) `1 t re.- [621 59 Td, 24 (253 569 (599) 0 CO) 1 1 (1631 155 ! :(31353) (57) 10 (10) (63) (9) (127) (1031) (77) 121 979 73 32 (34) 225 (2373 r68 (72) (1) (1051 100 (2043 194 —N- (84) 80 —1 t 137 448 42 (1441 (4721 (441 (12) 13 (29) (18621 1769 358 (3771 956 506 (10061 (533) (7) 2 (31] — 36 (38) 76 (803 `16(171 116) (313 (1758) (24) . — 3 (33 29 1670 23 650 Ie-. 194 (204) -0' 1 14.- 53 Td, (225) (770] 1T 1 1 (1631 155 ! :(31353) (64) —+- 61 8) (1) (240) 228 1 (6512] (9927 7) `i (5) (34) 5' (29) (790) 750 507 (5341 (146) 8 (208) (781 (12371 (87) ` 47 (49) (20) n7S 83 168 (177) tr� !95 6 (521) (61 (37) 11 , (31] — 36 (38) 76 (803 (29) (10) (443 (10823 (112) 42 1028 106 •*)1co. r (I) (401 38 — t 650 (91] 86 —► 214 731 53 (27) 26 (225) (770] (56) (8) 3 83 (873 (17) ()a7) (2228) 140 2116 1 1 650 (684) (39) (48) (160) (1441 (12911 137 1226 -)1 (11) (74) 70 (91 9 -t 20 467 (21] (5131 (26) 12 (29) ((943 (1132) (89] 184 )075 85 122 (1283 263 (2773 146 (154] (1) (295) 280 (1583 150 �► (4543 431 —1 273 620 87 (287] (6531 (92) (7) LEGEND t 0 • 2000 vE)4CLE TR0S (03 - 2003 TRAFFIC. NO 8(10.) (0) • PROJECT - GENERATED TRIPS CJ PERTEET ENGINEERING, INC. Clvll and Transportation Consultants lntergate Corporate Center East P.M. Peak Hour Turn Movement Volumes Figure 3 CITY OF UKWILA Permit *ter • 6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188 Telephone: (206) 431 ..3670 PROJECT #: Site Address (Required only if outside City of Tukwila water utility district) PART A: (To be completed by applicant) (Attach as a d Le • al Desc i • on showing hydrant location and size of main): Address: Address: / [-C) .5' This certificate is for the purposes of: ❑ Residential Building Permit Commercial/industrial Building Permit ❑ Preliminary Plat ❑ Rezone Estimated number of service connections and meter size(s): Vehicular distance from nearest hydrant to the closest point of structure _ Area is served by (Water utility district): Owner /Agent Signature: Date: PART B: (To be completed by water utility district) The proposed project is located within 1LC The improvements required to upgrade the water system to bring it into compliance with the utilities' comprehensive plan or to meet the minimum flow requirements of the project before connection: Use se•arate sheet if more room is needed i arad upon the improvements listed above, water can be provided and.will be available at the site with a fl VV npm at 20 psi residual for a duration of 2 hours at a velocity of w of attached calculations. _fps as documented d by the I hereby certify that the above information is true and correct. ec ..41 Water o . ras A•en hone aO(o- o4o- 3541 Date PART C: (To be completed by governing Water Availability: ❑ Acceptable service can be provided to this project C❑ Acceptable service cannot be provided to this project unless the improvements in item C I System isn't capable of providing service to this project. 2 are met. Minimum water system improvements: (At least equal to B2 above) A.enc /Phone T r'7, 1,1 • T 1' . .. •• .... - ..■ ... ['WORKING TOWARD A t- TER ENVIRONMENT 1 1 SEWE DISTRICT 14816Oitary Road South P.O. Box 69550 Tukwila, WA 98168 Phone: (206) 242 -3236 Fax: (206) 242 -1527 CERTIFICATE OF SEWER AVAILABILITY /NON- AVAILABILITY ;y Certificate of Sewer Availability Part A: (To Be Completed by Applicant) OR : ❑ Certificate of Sewer Non - Availability Purpose of Certificate: El Building Permit ❑ Preliminary Plat or PUD ❑ Other ❑ Short Subdivision ❑ Rezone Proposed Use: ❑ Residential Single Family ❑ Residential Multi - Family rEi Commercial ❑ Other Applicants Name: S ® p@ 1 5- (r� i; rro I 4� CO rp "'�1y'�Cl1� ! �J � � " �' -%� 1 Property Address or Approximate Location 74% Np � 30 �.,4 14!e + of ?ill 7 0 Legal Description(Attach Map and Legal Description if necessary}e410 OF �.. GLa cl Part B: (To Be Completed by Sewer Agency) 1. EXI a. Sewer Service will be provided by side sewer connection only to an existing 'Sit size sewer LI S-0 / feet from the site and the sewer system has the capacity to serve the proposed use. OR ❑ b. Sewer service will require an improvement to the sewer system of: ❑ (1) feet of sewer trunk or lateral to reach the site; and /or ❑ (2) the construction of a collection system on the site; and /or ❑ (3) other (describe): 2. (Must be completed if 1.b above is checked) ❑ a. The sewer system improvement is in conformance with a County approved sewer comprehensive plan, OR ❑ b. The sewer system improvement will require a sewer comprehensive plan amendment. 3. 14 a. The proposed project is within the corporate limits of the District, or has been granted Boundary Review Board approval for extension of service outside the District, OR ❑ b. Annexation or BRB approval will be necessary to provide service. 4. Service is subject to the following: a. District Connection Charges due prior to connection: GFC: $ SFC: $ UNIT: $ TOTAL: $ (Subject to Change on January 1st) King County/METRO Capacity Charge: Currently, $1090 /residential equivalent, will be billed directly by King County after connection to the sewer system. (Subject to change by King Co/Metro without notice.) b. Easements: c. Other: ❑ Required 10 May be Required 11 Ci 60- d�-.1-Gv.v.,p14 C-C/ I hereby certify that the bove sewer agency informatiornis true. This certification shall be valid for one year fro date of sig at re. By Title 7A / /DO Date • VICINITY MAP • n n zo -it ONiaiine F. T 11 $a -lz aNI01i11e A E103 1313 PEET SITE PLAN 1 .• II_ • IN TERNA T IONAL CORPORATE CAMPUS EAST TUKUJILLA INTERNATIONAL BOULEVARD TUKWILLA, WASHINGTON -...'-- 0 11-41,/mo30 I CF:.= \ sone ; ,-- LANC• YU ..... • 110110 01/33110 *own A ••1•11 • •I• 130 403310C • .n311.3. 03. ..... • ZOO 335 2073 nonneal t3.11.0 .011. no. rentOnn hjlt 3 "NM 174 SM1 SITE ; INTERNATIONAL CORPORATE CAMPUS EAST TUKWILLA INTERNATIONAL BOULEVARD TUKWILLA, WAGI-IINGTON -.. .. — 1.•“Ca MY ,,,,, a ..■••091AT•• :urns.. w. est. • 204 aZa 2.3 IT\ WNW= 1 CiVoMg 100.•••• • "MI 130 lontatat • 61.01.0•11 photo notice of land use action photo photo ••• PONCE OF, LAND USE ACTICV4 I MILO :MME A`a ><S; OR 1111 AD `I,TIO:N A`L SE CONTACTI r TIHE IPR ©'JECTfO ANNERI.1Ar Tukwila iPianning±(Division, , X63.00 SS'outt cen`te.rtBlvd: Tukwila; >;WA I981:a.:. . 0- 140.11. taper ILAN - Ya EL IMPS a 713117 PI P•103110 cur•• i^ ▪ -• -- & „I - O . 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Om ft... 1.4 Now orls. ....1•/ — I..•.) 777 wow w../.... ..i r,ii1 anima. ... •••••. ••. . . . i . .. . . . .. . . . . . . No emir WS I/. •..,..1 M..1.1m ai vim~ „n -•-• brews EXTERIOR COLOR AND MATERIAL LIST RECEIVED CITY OF TUKWILA APR 1 8 2001 PERMIT CENTER A own RBI Ins i1? i1? 1 -r. rd '7-r 4 Y -4' OPOSSUM Pm WNW L 1 ENTRY DETAIL ELEVATION SCALE: I/4• -1• -0• 1— (n w N d M U w J < 0 EC 0 co CL oZ a J Q Q cc O Z I - — ¢Q le Z J 1- Z H WASHINGTON J 1- H i W J W m 1- 1- O UT 0 J ED a • BA3.1 O. _TOPIEE0/ vok2r Max 2.00 EL olor_Loop loaf _ EL 10.H. KAI roo _ 8 0 0 `CV IEWM. LIP-1111111•• st-r 0 ®® le-ft xr-a- 0 0 0 30-0. 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W* 15133 •305 335 3903 NOV 38 00 LLf/Y i Ws_ _ dII t toa _ 0.-It t,tl 13 12 ,.T T IT YT NEM INNEN' — s— w se ® RMERMj ] East Elevation scald s/10,12. West Elevation North E lereettie w.n i.•..r (TV UF- .1.){(1.,; I a. APR 182001 PERMIT CENTER South Elevation 3 1 8: Z: 1 a 0{ C/3 Ce a> MW J U W Q- 0z 0 UZ LJ r w Z 0'" H a Q Z J w 1— Y Z WASHINGTON J J 3 Lj J J 1 BA3.1 111 III 11� HEM 1 011 i 11 a e N �tia��euvamv m --I z -4 m 2 0 Om m0 cm xm MASTER LANDSCAPE PLAN r•NINO INTERNATIONAL CORPORATE CAMPUS EAST rulcuALe aTElaranaanL 9oULOevazfl TUKWILA. IWENkJOTON ft= �' ' sew ' 1°.^� r- a i3 0 LANAI MULLLLL • •.•oouT■. ,M ,]• ]N• „� MA alr•ww a.I :.a_,.:_.. sr W,1„ :.,,_� A �L:.:.l.'..._uL'�1.,1,.: .anew. v. ∎., dare A a• M A 1 A IA, MIw= • HAMA. WA W M • do. J ' :1 11 1,?r,CIFOSEC., STREAM-7, 1 ENHANCEMENT - ;AREA' (SEE ClIa0015 3i, • ■ -r- ?TRE't.'•- Et1HANCE,ENT - AREA 2. • • • • • • • . RI IERTON CREEK- .• • FRFOSEL- ETREAM EN4A,r3EME4 T - .AREA ?. • • • RECEIVED gm, OF TLIks'Imi APR 1 8 2001 PERMIT CEN1ER ,F•f'EEC' STREAr.t \ ENHANCEMENT - AREA .1 I ; i I _.r---- ; • — ,-9,ALE 4 re rie r,.■ EC 1 .---";.1 17." 1----. ' :=-_• • : [ 1 1 __ • •-.S.ANLE . — OVERVIEW PLAN I of 2 INDEX OF DIRAININSS OaERVILli PI Al, OrELII.Itil PLOI • • el 011 01EFIEPJ PLN1 10 et.FrEp. PaarC5LATILRI PLANTE/E. Fl oIN 810 AFESE A, 8, R • ROO,. ',AN PL AMINE CECILE I PLS, P-EAll ,NOKEITIR ORRIS, IN, PRE, I 5 - OMNI, FLAN ELI PRE," 3 1 4 FLORIN, FLAN EL2 AREAS 5 I - P1016110 FLAN ezo FLOM S'NEGLIE • 1 L 1 I- 1 I I P.'s • 1.--OSSO • 1st!, L - -sr, 1,, ,CIL.NI• •••• - • -CR.IIFJAGE -s FROFCE.EC E■...rFEFZ RESTCRATI,N - 058 , C5LE L7P•auc, ■ • • • • • • • • • • GENERAL NOTES T.-Taas e•-•-E Am" IL ElsEllE5,05 0,10 N. rL5r, Pc ".•1•En E • C.•;ap 5.50E FS, rte.. e r APLE ■■-. • PREPAREC , CS • IF E. 4, PR • EEL. SR:EA. EaEl RICE, ENT FLAN, EV sill115" a 5 4. R.. , All ',RI IENI TO Tie ,iertemo IOC Er, oEs Os• a • IE NON REIIIRFT FREINFREC BY ALI/ IA101 CI, LP Tt ILCI. 5. EL E „wr•IL•Cnou 5FECIPIC ,r1,45 PELANN3 n ft. •5111,FRI CF 111? FLO EV. • • • • • C1C ="7 I I • 6 2 Scale oreoirn Choked API•acced Ersic ' PRE RECEIVED CITY OF TUKvoi e APR 1 8 2001 • —FRL'FCS-ED E -.,.RE•N . • PROP.r'SEL7 Fr-ccAt.1- . • •ort 2 o 'U- ,c,trze.. • R■vEeTotl • • ga: PERMIT CENTE 1. I I . . .. / • I • ".... . -.. — 1 . * , ' • . , ' , , , ..., . , • ' ‘.../. ' 1 ( ..- .. - - - I ' ./ . '41 \ , • ....- • , 40 :..: • F–.7.erLANDse: • \* \ ---' ---:- .---'----::- 7 . . (II" l' ,-. re .1. o Eq. •.s, S . , \ ‘............,, . ''....4...... ..77..........-....'... . ,, 4 • ... .._.„..:..... , '''' ... .... ... . /:.:■,,, Re5rOR >. IA ',:. .. ' v• • -...ef , • , '. Sr ...NC,: ,-FROPOSEV e....,FFER. 1 r---.. ,.., \ \ ,.. , • • • 1 i• ,. o,r,o• .7 1 • 1 1 • ) Etie,P.:ErPUNT - ...E A e.. . . • ... ' • ' FRCP0'5Er) eVPFER •- SE5ICCAVON - e Pe, ',Pee PP' \J.. • - • —71 • , \\\\ - e• • - • • - • . • . r • • • OVERVIEW PLAN 2 of 2 • .7 • -‹ -¢ ill 1 I 1 erei . WI RECEIVED CITY OF TUKWILA APR 1 8 2001 PERMIT CENTER MATC LINE A ; AREA 1 STREAM ENHANCEMENT PLANTING PLAN '-1-' MATGMLINE A .yet ��!M�l�l!1 +1ii•t t i l•l_ l E 'i - Q UiF �:' 1G — i `L•1 ! i�r:t: `c:ia,:�:l. "1 ,l(�1) �f•� ft•t) • • 1' AREA 2 STREAM ENHANCEMENT PLANTING PLAN GENERAL NOTES EM, L ,f[,r r, iG 41,1 •rk,r,, r,6 (VCS.. cFEnr,rw Er'. , CC�L'rr(- �lSifLtr.b, •CCFt':+Jr: t,.r�rY „• [t /n. RL, .pe Cr. ir. Ft./ -rr9 f[C, N4CC B, ter PLANT SYMBOL LEGEND TREEE. o ��e vne o -r.eN, r.,nc �� OrE NICE, _riRLiO__ ;JJTTIN j= a SRO:NC.:.J•ER3 >at e• ._._� ..0 rS ttr +r- .9_c a-1 .. c _ 1 •) r 1 cCEP r.c. 1 -164[6 nr •Kaxar CONSTRUCTION NOTES C, ER r. .Yr t ,rH ? y?f.r e•• Nr,re _c,re:A .r.fir: Lee nrS +Ntl 61.0,9 •4 CE?l•re O[ SCrr�.`u(r .feE,:�, �C\•'t, ny, rF E+, "C ., r.rrr fv rrJ'r iALLCI, NC♦ o ¢` <,••C'rd <^ .rce +n E✓, ^'R, ,4E CC ue tNE,., EEC :-t1 n_rc • Rvn'ta 9�rE .1E -[" "i. rf£Ei S et [Err` EC' >r_lE .,rEC Or;Cr.r.fl [. <t!4 •S •••P,r.r L•R•LSit. rt•i+rE•r. ,CE `¢ap, 4.6,..REr .anU�o ¢.nri r, �E.rECN.,,,.•¢:E re ,,._... u•n.n�e -fie • .e.. e D !Ee -,ei pCC OVAL!. ^.e,uryiCt` •tCrd fo, i e ./�v,E�x ",. n3.r., _ .: 5,. -u to av4 "r eft EC rp tc Jeer, e,,t _r.�vt. -. ,er���[�n n.r,e., ..r...,<EV N„ 'ete .ur:.e_ri - „En. is ,rf.,•cte e. C[- •r,:[ +Erire.c .4. 5,[L•r, E ;.,e, Cg.1! a wNw, ,if& n cec ^ N ro:cai rt rr. R a, SEE ...EN, vpruF� �re* ■i, �e,,,,.retrE•ro,rarrrcrnr., ¢o SLOT 0, erosseu.S7Ce■ twrt,:ff �:M�Er cLIME+E rrc.. LIMES sior ao F^ Nppr str .t • 51 0 RECEIVED CITY OF TUx:A:•, A APR 182001 CONSTRUCTION NOTES 1. F .'F 10 VW «ISI'0tTk PELa1EC M:n::nES a r CILI![• E:.�..�r•. • r y.nrwrk, E.EC ayil rarEc ;.v +ar •fu. Ev.d C.r,rr•,_ • PPE ..I,. r, •:E ::0,0,91410 tr to EErK 111E ,, 4.ly OE -11.E0 4.v.. OfrCC Lnf v`. 5r3rr ,C•:.T. _ . F5(.1 �vLO:<rEC t 9T ,901, 010 10,90 E C1. .E -r :,.ro !.•wt LiUtR. c r•_ v am iL2wPPa3 5.10 F4TOn,i r E9 1119 wrl4n _ 14L.Ok 9,4,0 •f,K..M1 PYuss Crrlq vF Et «rr.. aeaco• W LC NU V.EC 9• a41. OP .LC uEo e .e`aec � en•5 r.f Mearl ar¢+ ac 5 '.4 v,•rl P949i rc'+, rrCrrc CS 4 C ;a C^d:T. ro rvn u rEKP-rL� F iD r CaPir n..nrC PS 0, e,, rar , e rCVC. C �!'l N iOs w:V LERS CCSfc't.' ELL E 1:nl C11,4 T. Cm•••0I. 4L Pe .9,41E0 400 I•C .raC r CvcFrR rrr w SC • 9,01 rkC •ec5a iLPrn: 1CC naq: 'u rC a. ; nC• Lw d n ei5 . a., rCa av .n .R P c,., FE45 C51 41ee :.. °. r e, v..rle.fr„LL.ea r,e 5�re wnrv:i crlE�c y L.e.:rvT[c wMCP- e,44.9099,, _rrc•Fr 0Cr45.5 -[[ [,.f Rur5 •0s9 ,tat, ••• ES 104 EP. v lye 9.9 5 P a 5EE,f 9•410 5 E- KENF, tic a ra1.11.11r2 PERMIT C' =r(rr I�I.if` I (1011 AREA 3 STREAM ENHANCEMENT PLANTING PLAN O GENERAL NOTES '' Es'Err rr: yff it +r IE rq- rr.2.0• rCE1. O. I. -PEE r LELLE, -Si_ rE_ 4arrLE 1111, ▪ r. - vxe.rra:..,r frwrKPfk„i : rLt- 11111.1.1E 5 1,1. P Sv F � r [E ein•rrvrCr.e.. Llf ` erri .. wil:vlir ff 1i.n pp-,51•1E9.910., of :n rr TPIP r.�l.rC• EC;'r.i.,r. ki PI, IEl• ,• rvFC .1. 9,449 cErarEC Or CPR. PLANT SYMBOL LEGEND TREES CuTTRI'j5 t SROUIICGOVER� Cc4 ..,i v.,.r r Cl PiIVKYI II %IE AREA 4 STREAM ENHANCEMENT PLANTING PLAN » 20 5O �c-•.ille.r ., Ir. c_. lr Ilru .`rr __....�__.. 411, laLl..rr 1 ` xe'll, rrr., TALL .^:v:rric -le 4 r .Ir _ r11:4Eac,: 4::lEieFF.r ��1— elw[. 11nRErcr Er N!PURE,., JIB O STATE La:L:t -�f �.. >CrPrr ICLt CEq[n:a*E :Iy[ nt"' [•vaES :115,:1 l Otk4 • CA t d 4 APP . J SII RECEIVED CITY OF TUKWI' APR 1 8 2001 PERMIT CENTER • . , • • • -• • . - . . . _ . ENYRIONAtfNTAI FUNNING & LWDSCAPE AREHIitcTuRE _ \ • -•:•'!•':.V,!.,.,V(:),..!:■•1.,.../..4-;:t;,.;q - - - - - -_, •-•,..o. • - -,,,_, - t,titi•/.17t• '," • • • \-- A --; ,-2e ...t. ) • A) •( .ii`i • 's 0 - '''' -'1'e ' s \ " I.' I' - -'- '; ..,.__,, s_ „I., . • , ,... - - - ,... _ -:,._ _ rwlem•elolo'ete.1_;I:Atj .1} ;) : k - $ :4 '• - --- •--- ----Cal-1% "z - m - •)- CA) • . .....',,,...01.f.% _ t_. talt./....„ ,,,, ' tt•r) , , ...r, - . (10)) . • ". l• ...,_. ,' ....• o i (le 9 r .. _ ,, i• •-z., P *-5‘ t' - /, '-.,---,.---T, ..),.('':-_--.t...,II It.:14.::,, ...IF!' .1„Ll• .i.i_._.:7:, . , ._ • .3) )41, .4.-•*)--, • et • "=". -=-... • .4! -.^. 4 • ._ • • . • ) i ...I •::. ._ t ..., - 1.•dtollr:IS!!' . - . • I.,: .=-..!..._,IQ - ' ,o- _0)- - -. ,, (•11 if -. . „ . •-•-• , --. • ( 1 .. --- II • ''''' . • . --' ..;.i A. .''' *WA • tie/1'1 '-e--- -,.. .--f: '' — -......e.°..-,'":4?. '•-:,!'",,,./. ',Ii•;6' 1 ‘li i-- --, - 3 -. • , .'.... -`- ''. .4I‘ ..-- — ''....„,073;"..0. t7 9' • , -- ' " ( i • , 9 ..`2P ...• • •i ,...., , ' ',", , _ ,, ,... • •..,,,,_, . ... __ .._, . • - -, --..." .- i '" - , iV - - 'ye- -N1-..,., .k..,-,•:•2-■ , , . I., ' -:q.'..k--( ._ : .'" ,4 . a, .,, ..1.J.-..)...) - _ ...• _ r _4 .. _i.j., , ....., 1,.. • , _iv .. ,....,, , , `.,,,., . • • •-,•,_. _... . el- .-...- ,1.-• qv, 1 k.-.1 es _00411 to • -,;.:-...c _ , __ \., . . ,... "-" ) IIII■ - -r--,--- , (•»4. . F1■7 -i -:- ta-f. ‘ .p.-,--,..--- -,,, • -. '...' `-. - - - - - l' : , . ,‘,•1( , _ „ _:-. :,.•,,., = - lifil .- '._... ' • ' .4 ;L=1:1 ._-• 7.1,•,.,..,•...4ii !,) •(-7_,,) - ... • • • AP - . _ (- • 6 \.,--1 rC2■5,450 ttIP,^44E - . I! "r24.5C, . :I.: . .t• _. • ........... • ,... ...„---- 25-- _ .- -- . i -----_. .1 AREA 5 STREAM ENHANCEMENT PLANT INe PLAN , 71- , _±.I tielp, 1 1 1) F ' ' ii 1 1 --• -- I-T t 1. i r Itsyt. I/ ITTILt J. J1111. -- - • __ -- - , l'IY111.11illTilr:',Ir 1. i I 1 1:1;.11.1.4T'lir 111 I . , ..irtni..tilLnic1,........._., .1.1 I ill IIIIILIIIIII .1. III hi r ' 1 y 1 ii,11,1 1,1 tr,'-u._, I f i ts ill.11 ) i if ll ri_rt,y ,..,A ,LII: 1.r I, r r. Tit,,,3).',/y 1 1 t 1 t. i I t iji I I 5,1 in it1-1.4 1. a trX1.1.1 ' • v,YI.1. R•t, -I , C • ,F5 4. eee n- , e,•1,,••••-s 15.01,t •er,..a -," • • F...'. "......- 4,2,-• '......" .,:.,„• ,.,,,— ...Cr W-E., 1,,,,,, .- C., , ti,t,,,,,-.-t-i , , „ , , TT-r-rrl r'r' 1 2 I. ll'I'1,1 1_ 1,I.J.J.11' III 1.1.Ifil(111.I.111fIl.IJILI.I.lif.il'6.1.1.• tirtt Lift 1.!. r..1, [IT .r-e.i 1 rr, r TY iti.',', t 1 1. rit'rill I r I 1r tx5rlittitiri3It , .1. ... ri ...nd•444\ ,11.1... P,..E .FPIT• II ttrIl'eltItY lit 1.13111t T1 \ ti yd. hi \ \ \ \ , • t'LlIrit.' J..tit .irritIr 1 1 Ili+ . MI5') 1 IT i 1-1.1 .1. r 1 iir rir 1 1 fILiii131111:1,1 • 1,/ 11,, • - I I 1 r tt ..., , • . a 1 / Y ■• .1 I ' :I- 1 i • . /// I'', T t I- • / ry yi 1 11t1,•ii 1 t i t til . • ! , ritif,t .. r • , i t. . . I. 1 I I 111 ii: • it 11 i i I I it . 1 IL sit 1 • • . . r 1":1•Van'"' ".' t25,11 AREAS 5 d b - PLANTINS PLAN STREAM ENHANCEMENT PLANTING PLAN INTERNATIONAL CORPORATE CAMPUS EAST SABEY CONSTRUCTION, INCORPORATED [ ,1 1 . '• • hi+ . II .1 fil 11, t 1 11 11 • , , . ) ■ ( ,, r ; ill • 11. 1 - - • . ''.1 Ill 'It.'11•1': 1 t' • . . • ,„,.,....„,••••••ece,r,s,r,2,1. -.... — — _ ........ •• --...„, . ---.....• . ,.. AREA E, STREAM ENHANCEMENT PLANTING PLAN /I 111j11' .• / I .1-YJ / y11..1411. i II PLANT SYMBOL LEND CONSTRUCTION NOTES GENERAL NOTES 4/ .1,1*i; r.;::. 3 11:141-: 1.L.:1.' .4 . „,„,L , -or, •,......., ,,,,,,, ..,..7, • , e • - e .,••?•••E. \ 11 1. \ •,.• Ir• 1.-.5 .S-..... r, C.•,,r5 , / iliiitii . ty, TcCC.S. .*:-.7 ritt."2-, 2-4,L..,,J.^ I &C.. I tap, , Ars, ..,,e.rcr, Er..-rr .,,,crEr -,: r. Irty • ,C R •r cr.0 21.,5,5, I r,..,e......m ...c. 2,5 0.14.4r5,...1 PTC.,2 .11, i t . „ , .. r...'..-C F,2*, -L,,,,,,,,,, E. -,-,.....rps,-,. sr,. FL4D L ,,..••• Pac..rED e, C- c r ..c c.v.t4,,,,•Te5 E . DT, I rt-ryr_ • •t, .E-..•:,,,___,-.., .t.c...• rt. ••,,,,..er ,,..r. •-•4. c.,,,,, ,...•......., ,r,,,,,,,,,,,,,,,,, 2 ZO.,..:=.„..f.C,, F • an LC. cs • Mr.. y . arm, , •,,,,un , Daryro I..., LC4FT.12 4,44 ., Dr 1.4D. F..._.......... 0 C.D ,DEC DT TrrTY,,,,,C., ,4.1. DE ,,DF ye., CL LT, •2, , , Yr, • 045 ,,LAI, •., .. -”4:14 BP t 2 DT, p 11.,C.. -,<C 0 kn...., ....,,,,, t.,,ty •, (1,..10 t'..,E it 54,, ',try t.- Pt F t, Pr 5Y,L I. DT .,•••asre .2 DlItyr...y1 cm re,. ,--. (.....:.) rTYTT,t C,•eY4,-C E-rtIREAl I CfLreAr.o, .10 15,24r, ,124,T I. Y FL, 51,,..1,1,17 r24 Let. Y. Y•Pt. Yr FEY,. 55 r, rur 5,, Ytt Fc•,,,olkcr P, Yr D ....,810L, CR .7.3,2,2,4,f, h - .: IL, •11.P, PL.,. t,,,,D121, +FE, • • a-C:,'. s V,I,!.1, ,',t-t•tr',I'mrr,y \ / I *,2,.., Tn5 -,C-.2"0. • , • \ . i ,f. t,/ -...- • r 1:t , r ...... • .t.let•S: • r, ..,.. ''' ■ IA;41'1(1(ill 11141 • ' /4 '.'11 II eri ;11111.1 Jili '-.7 .--- -"...'....**.. .. ri'ljil. Yrr'ffiliiill 10.`11 ,k 1 ,t 1 I 1...-,.., 1 i ,, o • ...'",r,-.4, , .,,, ,,.., •,,,_ ,,, t, yetatpt....:fr.,Dc.-rpr,...,,,,,,y• FL. 5E. IL/ 111,5 Eine Tt, , eee , np. ,,,, t ,, ft, FOC. ,,,5•4•Pir,5 ,,... 5,C. • P 1 .:Fi. WV 11,91,1.fE,UFES F.1(7 PLAID. 1141-C,,, .t.t. Dr,C, X UR 5,5 -40 GIMP, ..er.c....urro• •,,,•r•r; LOFK REL,N.T' TO eirEAll TRAM., ,tYLI. • F • C.,C ID. r IrClm ,, tY-LLr.*.CC (1)-- IATT,PC,CTL -- 12. Ty ,p4 T.,. d.,. - ,.•, PC". 4, r, LC45., ,. T4,r .",,,,, P 6,3,r ••■•., .4F "...FL,. 1111III,I ITT 't Ir•INC-30 ',Iii). 1).111 . • ilit Kr ' 1 1111 III ' 1 1 . ' , ' ' • ..Fe ■••,.. •Cr,,,,... t .., ...,Y,11. D. kr ,S,••■ CT ry, r.,,,,, Fy0 (::::, -,-- r ..E.,... •-e ti)- et -:. r.r.1....., ,.5,,t Cr To p.,-..c . ,,,,,,, 5. tt• . ra TIFT.,■,....,,,_,p,rt ,.rp., rititt,l,f,t•.11 1 11t 11111 ILIA 1 1 i j'' Pet 1,21 , .,/, ...-- .1 YLL ,,Drryr fp-, p•••• T y p LL (..e. } ......., Pre..,,, (C. i'..' .5.'4,4. L 4* ..'rle'.' CT Ata., D tIrt7.4L;L'1ED'',E-,',..-7,',','5,4•';.,V1-■.:C-J::17 ''''' D star • -..."....L__- pre o _____ itil ' , , • . • F AREA 6 (CONTINUEO) • Ch el.rd ....:-....-.._ P et• t ,Qt14.___ RECEIVED CITY OF TUKIn A APR j. 8 2001 /-7-■ B6 5 TREE DETAILS (42) CONIFER CE:IDUCIJS 1., ieLT-i 'WIN • .335- ) gf2:1,211,`I:gf; 5,5434, 553 /TT IlL-- __ s .0•• 53.35, 514413.-- DVS ren4F 31-r-rE st. 54r tors Tv. 555. 03445 .555 5.53 3.3,551505 443535 F.4j.°77t,715.:Er _33.33.50 0.5,433., pat- ZtC=1713," 'TV 74'. 335,11531.33 5.534144 11.52. onz.e. F1.515.3.1.0 55504,505.. 5.5 51.1413,1.3.. cl.N. CONTAINER SHRUB DETAIL (t.L4p.) - 313 5 e F.55354 I - I 44. em 41. •• • 5 55 5453. 0443 15.1E5.3 05ARE-ROOT PLANTINGS DETAIL (ip.) 155 ' 0-1 r Fli rg al:4477114:3F3'11"5-e. ' i -, IV J'p;.•• ' ' 5.11335.5.3 5, 3 e. 1511. 70 .51. [OAF 135.35 1,51533 5.0 D3 ®CUTTINIS PLANTIMS DETAIL (tyP.) SENERAL PLANTING INSTALLATION NOTES ''''1,;,,, 554 3 . 5.2E? . ' PA' ;.'';:.:-.';;;,,r,,,, -,••• - AT Fl.• a 43 3 3155 FM 3112, 4551.55 ' Z2 1..-T- '''.3 -=-- 0 '' ■/4.:',.'I ....;0'.4.':■.:5'..,:::,":" ., -rt. TT, .5 Ir..- 5. T., 055 , : ..'1-'33.35ITZ '4'574 141x 13DE l'i.:::' V.T.T7Tt-Z..';';'Z'g c.1;47,"......,,, .• •• I' 155555.• 3 34 1511.1.1.1.0,141.155.047.=..m ••• ,Pt'j,."..',.....,'n'-',;, 7.,...L:t • .1%-';•Tt. ggr--;144.2r; nk'cr .•117'' , ' .e.s::',.',...q.,r'r;',=.7,, 're ■•=10.i gr.:1,71VZsAm 47NSNAEP rdNEST BOX DETAIL /2NSHALLOIN NEST BOX DETAIL f-- -If- •42.=,.; s'. PLANT SCHEDULE TREES PERMIT CENTER IT5TE COI 11 114.11E 54/4411/113 512E t./11 1.1E5 0,CER 2135:111,01,1 ACER 3.4,13,11.1.11-1 455./5 KERR 4. )C1SRA 11RD LATIT55, 'RICE 4'50.3E11' 615 -4,3- F5E1 -DT-54, 11.7.1.E511 1,41.1- PLF,T. eT■Rs.Ei• te1110 1 1,21..e 25 51IZIIIa011r 1•111.51E1 1. 5 5111. .15 .42111 "15 ELL-ER.11,1ED RED ALDER .5E3.15 14 3'11, t 1,111,1130ED ..,E2211 TT, .555,01 / letETER.5:3TED ,...D.D.RRLE .5 552112 VD E. 15. 1 113.11-51111. 51011. 515143 5F13,DE A5 55,1. , B 1 15 151.1_ 131.0 C05.5.4.3" FIR .5 5.215 534 D MI., FN.. TEETER11 RED CEP,. .55. 545 NI 40 e D. ED, D2113 ,C.ID 11.5. .011.11541. .5.11E5 05501, 512V. tl 511 Iv:Pre, 1 C.001155 W5,1E, 0...1 LW 55,1 5..1E105 11'. • I...---- 10,,P15:205 0152.4-0R OCE.3415FT.3- 5. el,. 1E1 I, tir 3 ,-110 1115 ( .35.)- .55.0.....D.5 C.P1145,5 P.23F. 11111EL,D13 Ix S C.130. 105 t 1111---..- R05. PISOCARR. CLDETEFED ROSE O.., 01 15• HT 5 .431E 5111. I f I-.--., - 51.10,42,53,RFOS ■Let., 51,1 ecwr IN tp, HT. 5 CADE I OD ( 1..1 ;1-'.- 1/103.1.1.1.1LE 311,5-E051.1,1.E5P1' , 3 .2.1. 1101 '._..., CL,SINOS. SAPLINGS, SEEDLINGS S GRCUNCCO-/ERS 1.1DITIF1.11.1. C0101,111=1. °R. 21135 01.11515 DIEE 01111 1 10 rr., DT/. ° .1.5, .R.C51,55.135,3135154-113.4 .1041.001121: 25. O 2. A5 IEEE'. I 5451,1 11.1. ROOTED, AL I. LIF'D T 10545 { . ,..„....., • F.L1.3 T A.4. 044.1. IHER. 5.1, 2.2 2 2. =5 IEECRO I 8,1,1 •05L DODD., FE ALDER 2 5.4.1.13,1 I 011 5=01.0. ,:=1157:140,,,P,. E114.11D ‘,..10100D ..,' OD. 47.0 2 5.141.11 1 OD 5...1.1112. 0:5,, FIR ,'0,. 4210 2. e/T. 2 5.1A,1111111. SET 1 eteir '-'-;.L-7:7-7:-.-771t 7;7, F11'47347"' I.C51,11 RED ,2ED4R 2. OD. 42. 2' 0. 2 5.1.1-0111011. RILL 'I E0533" L __ li :7,7-7::" fl.., . :. COM/. ODD 2 FDI er.3 C.. IT, E.V.0. I, DIA. I., DAP, 0114,1 !....E..111,051 2 ROL 13,15. 0. -DO 4' CET.. 1, Di.. I I, PAP, 11175Cr 1,1,1F1.1111,011 2 DOI ET, DC. 4' .1.1.03, I, DIA. 11111T C34. 1111, r L___.: - :lc ::1:: 'Z.::: 5111..111.3.011 2 5., O. 335O 4' 3010 521[1...11, 5545, UM.: 01LG11I' MI, 2.5, 5• CA, CCILVT. EL0005 REDEE 61,34E.F.1. 32,3231DE31.3.15 tt0-3,000 11.400,-3,433.. rt • ...mas 3222CtJtS 1,45±t12-LEAF 31541 21• 44121111105 El:EULER P152 0,1 0, 13LIRF00 11100-0,0015 45-1,14.1.43.11TED e,rFER 'SEED MIN T.FE-• • , E.IDDIF15 e 1:013 ',3 TRIFOL1114 <TREE' CO511.51 11.1E 10Ire 020,21 lo••• • 11,3. ePo-Fleer. t.or 21021 ucu. eTTO.51.2 1.2,3 31,12752.5E5D ID, 15.040. EU. FERTTIL12EF1 14.1445 :On 43.51.. E130431EER llOODITIEE31111.5, eTs4,54 -,CCD-rC 55- ;33 5355,351 L533,374aTATTS-1 .... TT2112 1,25/0, t .A■e 1,t1 .014554 Pro) t 52.0 RECEIVED CITY OF TUKWILA APR 1 8 2001 PERMIT CENTER • ,...,-.„,----. 1 - '•'. . . , --- . - ....... .- ---_----- '... • : • , ,e- • __ • . 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Zee TO 4LIE11,1,t3,.., r•s• At t.CAST Bt.' rE•P5 Bal. ni t, II IBLIB BIITATIOII OB 1,B n...tt, .. nEE El., Innle+1,11F1....5 FeE••/1•1=C Be re.15.1. MS.. erIt it •` B., ,.,,,,-” op .,,,...B., 0rytt,,,Ate, Sr5M111•115.1•PER REV,.,11,....1 P,P5 5 I.ISECIATICII St12.1.... PAIE5 MI. CP A 1,1111r 1111 re C.., •1•1EF: 5 3 e•.,. SEE 4 en-Arit, • 51FER111. .I Fs,. SETAIL5 FEM.., 1,1101111r rInn 0 t .Ii-Cd--''' _ Sean- -L-.1.:—.. - Or la .---_ CI •cl •••' 1•14 1., Ptofect / o t,■-,fr._._. l ) 1 ) ) .51.0 DAVID EVANS AND ASSOCIATES. on wen 11.+11 nt, Olt Strrt M. MOM OA 111.19i • 415.2.30.40-09 93-2 ONKTI n8 RECEIVED CITY OF TUKWILA MAY 9 2001 PERMIT CENTER A PORTION OF THE SE 1/4 OF THE SE 1/4, SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N. R. 4 E., W.M EXISTING CONDITIONS FOR INTERNATIONAL CORPORATE CAMPUS EAST 8ABEY CORPORATION TUKWILA, WASHINGTON A PORTION OF THE SE 1/4 OF THE SE 1/4. SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N., R. 4 E.. W.M. BUILDING 21-05 {. 34th AVENUE S BLDG C/TyRECEIVED JAN AbrilaLOCAZALCIZELL A PORTION OF THE SE 1/4 OF THE SE 1/4, SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N, R. 4 E., W.M. 1"r _outam_comowenen LEOLIENCE EMEROENCY OVERFLOW DEEFIO CAGE - BUILDING 21-03 REA0:121PCINUESTCR_A_ BUILDING 21-05 BUILDING 21-02 MAY 9 2001 RECEIVED CITY OF TUKWILA HEHMIT CENTER A PORTION OF THE SE 1/4 OF THE SE 1/4. SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N.. R. 4 E.. WM. TYPICAL SEDIMENT TRAP RISER BUILDING 21-05 SILTATUN FENCE DETAIL TyPicAL IIITERCEPTOR,DRCO. SEDTRAP SPILLWAT DETAIL BLDG 9 • rimora•erveo.coranvvon ECOVENCE,_ BUILDING 21-02 _MEWL MOMS ".• A PORTION OF THE SE 1/4 OF THE SE 1/4. SECTION 9 AND A PORTION OF SECTION 10. ALL IN T. 23 N., R. 4 E., W.M. BUILDING 21-03 '' • • • ,-) „ „.) Liii r • y.. • . I C v• . • "•-• hi CD FR 11-1-1 • n! (3 y • • • . - . .... - .... • . • • - - • • JUNory,Rgcev&D. :?_,TuKvvil 01 • - 20o/ PERMIT CEA/7-, A PORTION OF THE SE 1/4 OF THE SE 1/4. SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N.. R. 4 E, W.M 05 '..• ••• . .r. '.• • . - ' 34th AVENUE 9 .•• I: • • • • •I 4 .• • ; • .• ;•• I • BLDG 9 • , • • , .• ": • 71 • • . • .•. • • _- • 0 1 2001 PERkir e„, ::• • BUILDING 21-02 A PORTION OF THE SE 1/4 OF THE SE 1/4, SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N., R 4 E., W.M. BUILDING 21-03 I i I I I 1 , . I , ,...,.,•,;',7, , ,.• . • r',-- -- ..4„,,5',',!",`?",,..",•''''',',,,,,,,;7,,,,,,,:,,,-7.--......,,,,,,,,,,..,,, „, -..,...,...... ,- . . . . ... -.."'..-.f"-: NIC>F1-1-1-1 1.,l■•••••1 BUILDING 21-05 ...... - • - • _ . • . • • - • --.:;(4•1- ri ' • ' -•-•! r- 1,!,„.:,; •, -7.--- , .i. -1------ l• $.,,..-..... i_..,,-_...\_, I \ ', I r 4: . • -. 1.......i. ' -',"`....,f7.,.... _71 ) !. - ' • 0 0 UTILITY LOCATION SECTION 11.47.,19 OK WW1 • • • ICY R CEIVED • OITY OF TUKWILA MAY 9 2001 rERMIT CENTER BUILDING 21-05 1: A PORTION OF THE SE 1/4 OF THE SE 1/4 SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N., R. 4 E., W.M. 35th! AVENUE SOUTH CONTINUE BELOW RICHT • 1 • • ./ • 1 34th AVENUE 9 (4, i. x BLDG \' I • 37th AVENUE SOUTH 03, ; • • CONTINUE ABOVE LEFT JUN n - 1 2001 E 9? o • ,! -1 7: A PORTION OF THE SE 1/4 OF THE SE 1/4, SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N., R. 4 E., W.M. re . ; . , , ;_, , r-,.: , : , ; t., , , „ , , •. ,. i. , , •,„. , ; , , , •, I i -. ..: I : I .1 • I 1 1 1_. :: i I r 1 • • i -. I ....=_-_-..=-, I ' f ' I : - -.Err.., r..=.,:• j i 1, 1'. ' , 1-_-_,...,==.= I . ■ . 1 I I ' I I L -..--,,,i --r---,--- ! I I! , I , ...... .------, , L.] 1 _; 11 I, • _J ! ; I ; IN4APira_Z Lt.( 4;1 flj 1 i•?. I 2-1 , t 111 lI !!!: Ili Z !,!! • !+ , 'I 1 ' . !••.I ;.: ,:i. •. ...,.:_,, - .-.=•-••,...--■ . -__. 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S'ISFTV 0.5,4105 4.01•00.7 114 (.50 Oe 011-71rt fOn onF.7.4 • • _ - • _ • - _ALLERNATE CRAM° PLAN FOR DRIVEWAY CONNECTION OF.v.• CMS., ”. MOW TO GM./ 6.5.1,. • • ,.••••*-:, mew wnq 2orm. .. . «. BUILDING 21 -05 A PORTION OF THE SE 1/4 OF THE SE 1/4. SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N.. R. 4 E.. W M. 3 NORTH • :. L GRADING P CONCEPTU F /n 4 W IA 0. a 2 4 Uz0 WFp /— Z 4 cc R d N 0.Q LC o3 Q o o Y - o z W F 0 1- 4 z W z 2 ,r nvx. os is • acsXm now,I12 so • • D r VX4 ,]p 25 RECEIVED CITY CITY OF TUKWILA APR 18 2001 r BENCHMARK, F,47,4;c742-7,, If I i I STREAM EICANCEMErif AREA I I • SEE Si•EET 2 A PORTION OF THE SE 1/4 OF THE SE 1/4, SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N., R. 4 E., W.M. 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SECTION 9 AND A PORTION OF SECTION 10. ALL IN T 23 N.. R 4 E. W M. • • - -- -- - - ----------- •. 111111111:111111111110111111111IN MO - • . y e 1F ^ 1 •11•••••LO •••• .1.01•1■•■••4. et. PERMIT liiER c=, F1-1- • . MINN MN MIMI ION! MT le NV -0.0% - - - '1"17-ktettp- . ! , L . , : ..., .I. .•• af ',off..., . I t. .. 4,0. 4.1 RAN •-•-••••■4 1. :Z.1.7:1' r•-•-'... L-N, ; I I NI .';'-' • . • ••-I I 40.1Ffo I* 1.■°V. nft,......."--------s . .c. .7,..1.,,,, ,.';'—e• ra•••■•;• .-'*;75.*•:;:a'" '■. EIS • • 1,....• . ... __ ; .„....7.„..r. 1......-. • •4 , II ',..... 1... .111111 , IMIT WYK ...4.11 I I ' ••I M..17..0 .11•17.1.3 ; ■••• 41 0.,711..f. ••ttll !"rfp"frriVr4. - ' I if EOZI:f XI f°1741 • _:;', - 'L,:_\! ... .. .......-- . 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R = < VzO • WFO H = E ILLO Pc* 11 CL CC O >. 4 lj < V m ; • J y Y m = H O H 4 I. 2 C W r- RECEIVED CITY OF TUKWILA APR 1 8 Z001 iI 6 A PORTION OF THE SE 1/4 OF THE SE 1/4. SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N, R. 4 E, W.M. / DOM •.0 147,1 4.•■••tr.1. Ig?.■ 741;:;1:4'.4,1 1.041 0121. • • ...aim 4.1 W. IUD-051, - Do .1-.11'7!'N My Col I, •• • . -• _ W.3.— 1O• — 71,11.).0 • =117-701M4—• - - _ n• --..• .•••- AREA 4 1 1 I . I • 1 I 1 Lt. DVXD Olt., I _e_•,,,,,,...,__ • .. I . • I . 1 1 . r •••■0161../7,3a. , i 1 1 DV. 171I•NI 4,10 --A:: _ ., : . .1 „,` \ • i i i I 17171; •rrul— . : - Int CP. — , i 1: 4•411,11 ;,. 1 t. .V on 1 ---%`••, , . 1 r • • ..ro III r...1 • , &.'....• .,41,,t, ` • 0..D• ; .., AVIA lo Vat* 1 1,41 __P±e1,._ :: \ . z --r- • ; .• .................L I t • - I • 4- • D..,5 44.-•..... OoCORLD.1 •••••••—.11.0 t• • ,•■• ..,".21...o.r.'D IOUS) ' . 4' 1.• O. •VOCP.DO I Mt OPoo.•11, Woo.. . _ . '4.1•,.,. ..lir —1.1.1. ••• In.. ••••• 1.41.1) • I IWO 0 ..1.1 ....0 V. 01 V. N'ID!itil'I.,:2I/Ot•iII:I. I 1 MO WW1 AD •••••• Mo. i 5; _11.1C041.- . •• .1. we 0 . , Ir ■ ...5.0.C.C. I. ; 7-7 ! _ II 11 SIBBEA1.12 CALL FOR UTILITY LOCATES BEFORE YOU DIG 1-800-424-5555 l• 11 4- DEPPI 5.4.4 .1(.0-7100 DAMON., OD.. PERMIT CENTE0 NJ 4=1. F=t-ri—I 1- co 4 to a. ct z 5 0z0 • o z a z cc o 4 ▪ 0 pa I▪ cc a o,., 2 0 CU .■ 12 4 4 ' z 4 Cc 1— z STREAM DIXE SECTION F - r -id 11;illiiti!illii---1 , ullitr ..(-- flET 30.0 "-RETAINING WALL f3 KEY PLAN c) --- --- • -------- 7/4 0 ovaw DETENTION VAULT #1 FRAMING PLAN SECTION A-A END WALL SECTION B-B - 11.•Arele gl I ; SECTION A-1 00000 — IS waw. • 6 L SECTION C-1 r -Is T. -13 •tre/E L.* 30.0 — • -,- — W5,/c A SECTION D-1 • RECEIVED CITY OF TUKWILA APR 18 2001 PERMIT CENTER 1— -4 HI 0_ L at ; o • s' et 0 o o _I 0 4 2 ffl W Z Lai (r) -J -J LANCE 4U6LL9P WA51 -I INGTON _1 1-- 7=4 alwel Li S1 WALL 05 Kts RETAINING WALLS SCHEDULE - WALL #3 115 111 AS WI VERT SAN TOE SAN HEEL BAR 5-0 0. a It s -. AS .I4-. /. 0eu✓. nele'.1' °-I. - e•-o. 1r 50 . -e. 15 012'e /. 5S e0.'e /. 15 0,eb /. L.-1. - 15, 15. lo. P-3. 54 .e'. /e 5S MAWS 5e 4.1,7. WALL #3 WALL #4 & #5 GENERAL NOTES C0006 II4ll11 0111 °410 ss 91 01 1 1 09 - bm•5 LATEST 011112 LIVE LOADS _ IMO FOWSOATTON PP FPe"S wiis Cvwixrt •LLOPIOLP,SCIL PUP. CAPSOIIS OF S. PI/ ■ir �xl m[ A ._ R b Y(POOPS rnK�. Sei. w0 SollS .[1/0.1 1 rC 2-40 OM CAST#RLAC!- CONCRNT! re • SCON PSI MP ,...R 5 PIPS. $°muls "r N:TNU`Nog IP.Is lOOm 4. POO. OP PP PLACED two srasuricra opt Emcss rem starAcc COOPLIS ug tiPE V (11 <'KSPS COAR TOWING ° aS POSSES =MOLE POSTS IN COCAS OF .7%. . MIER AI SIPS. Y. VISPLICING REDDIFOOR�o STEEL _ WORM RIK.. 526 COewINP .1 ASIN b1f. Pp wl •w Re.i 1. 1 SAP N R'SI i., a..N1tA1lartKNICIKONIMO . DE CO. IS MFOODP.01: x .R L RAH K E IV TO [ARM i xlTS a PEATICII ig . Q LPN. 1 -Ih LOT OPOSCP TO KAI. NA Ix O.rtvT elm WOu 3 1 Allis NO LAIS. I N .II Pro G L. b. 0.122 RECEIVED CITY OF TUKWILA APR 1 8 2001 PERMIT CENTER 1 TUKWILA, WASHINGTON RECEIVED CITY OF TUKWILA CONCEPTUAL TEMPORARY SOIL NAIL WALL PROFILES A A' Sukredis 00....nden I rT7.1 • \ CROSS SECTION A-A' TYPICAL SOIL NAIL & MSE WALL SECTION 1.131' • TO - WAIF 110 —70 DRAIN DETAIL - A+ TEMPORARY WALL NOT TO • SCAle 41.0,••••■ WS On Ors • 7.1100een, fic.■ - WON/WI 1X6111■0 My Men. PVC 1.1.6.0 401 Conn..011•1111.1.. 11.1P.1.1.• *Pen 1s 1.134.1r...10a APR 1 8 /001 PERMIT CENTER SN2 E.; aukbng E..80.2 &gang ) / •-• • - - - Pad Eles• 1115' • Pad Ow 58 1:› . enSomer-rf---- ---- Pad El.. 67 5 1.•••00•60 ▪ .41.11 r._ ..•.,• • • • • •, , I • • • • • • • • • ---` A 100 V 8.- M10..4 Ptslofelk Pa IMSE Emdma 0.0% Pnyme. 7.••••••I .0 N.... O. Talk 9..100 • . - App.a.1.0 Su00,00. klineatan .0.0•81•••■•• CROSS SECTION A-A' TYPICAL SOIL NAIL & MSE WALL SECTION TO SWF A' 3 MSE WALL DETAIL • Owns:* EmOdonenow ■•••••■•1....0.6,1•621. Rerftow1 sarafti al• tiambarbil .or • o 3.... C. 0.11.1•11.4 be wed 0s .1.0=0.114. Irni“.0000 01.104 .000S 04•090.2•0. 0. MA Fs. Imomm•1010,1.1m10.0.... 3 It 0.0.0000041..olaesol /mama 0.10 .011.10 0.1....w• Irbe1.4.0. fla ski ft ✓ m. 03.4 PM, PME.Vtaiiktsdub - • .11.00noll I I • 14 1.1 ' SITE PLAN RECEIVED CITY OF TUKWILA APR 1 8 2001 PERMIT CENTER 11==.11fftEM SK1 Pm* 60433o33\ ; OM*. al: VDU:A .4) PX,Tet-, - I I , - B KEYSTONE WAD- - GEOCIFOD 510159:51LE Gown:IL/gm %UMW (00) arleommol From &tom of Wet) Froa.MOM 18 1 4 8 6 l Oraoprol length M.) 6.0 _r tO 8.0 1 , 33 1.33 133 2 1 3 1 4 5 6 1 7 6 . . 9 1 W 1 11 1: 1. - ' - ! .. , • t• .,. 12 1 13 1- _..___L.__ • 1 . [- - 1 - ' - - r. - I • - I • 2.76 . - 1 • 2.07.40 2 07 1 4.0 1.870 L. • -I - .1,___ . 1. r-r• . 10 80 1.33 F 2.67 4.0 l / to 50 r i • . • • 14.0 14.0E10 14. 0 • r L • 1- 1- • 1- I-- . i - - 1• -1 - 12 80 1.33 2.137 ,•0 1 6.0 80 8.0 8.0 BA 1001,1- 10.0 1 12.0 10.0 112.0 1101 12.0 14 - 15 10 0 - - 12.0 . 12.0 140 1.33 1.33 L 1.33 123 2.67 1-877i 6 0 2.87 4.0 1 80 2.13140 t_110] 200 r 43 1 60 la 80 1 20 100 1201143 1 16.01 18.0 1 - _ 16.0 1180 , 210 : i • - • N al MO L.13 1.33 2.67 1 4 0 2.971 4.0 60 BA 8.0 10.0 10.0 12.0 MO 10.0.4f501 20.0 MO 16.0 I 180 200 22 0 - i 2201 24.0 180 Itsraloso1.100..13/0. 00111.1.11.. AO Cob 01100•41.• 141no.4001.011.:11 RECEIVED CITY OF TI WIA/11 A APR 1 8 2001 PERMIT CENTER 0 SITE PLAN B' 0.00.aelmo leo.% ad ern...0w • ----- ..5.811orPmor PVC OwIn P1P. 00.010.10 Woe*. 00alt Wry 6,10, Fll.fabera CROSS SECTION 5-13' TYPICAL KEYSTONE WALL SECTION 110 SK2 SPECIFICATIONS: KEYSTONE WALL CONSTRUCTION GENERAL A. Work shall consist of frnsh . a9 con34.ceon of *KEYSTONE Retain. Wall Sy.em or eelal n hcwbxe wan Ness speed...is and mesonoby co.e conlam0y with RN Woes. weds., eta dimensions V.vnl on the plans B. Wok 5c4dee grammes lour d9l.n en4. MnrMin9 nd naloMk 9lovelvq pods. Mama90 sd M 804(4 to am 15023.4 Peas Mown an ,he ccnelern., or event. C. Week nch.% An*Mn9 aid ns1FMl99e0d x.l 200003010001 O9lype, 'NMI. location. and lengths dew.. on IM con1VU0bl &swaps. SUBMITTALS Canaan/or M91 .4.d a Mratlaar es ceenaion. p'9 to stet d work. e,9 Or felonip was ayslam component, man ese require. ds of this sped.9un end em enx.11 design E. Contractor WWI duped a to repo document., sump. or epee. modular cave. 9eog. laefmo m.conecta51he ..Gamma dhaie tens. boas Um geom. ore he e ml to 912 laba1Ory Msl.d 40m0e strength d 9eesd facing 1 * core1Ktm et a manna. ramel force longed by the "Hinge Neg.. of the w1Wre 01.0424144 3 safely factor d 1,5 the.rlecOon .elm. 0009101 .5 be performed • n rtee we NCMA last method SRWO.t, QUALITY ASSURANCE A. Carpadr 3405 wan. cents., P00r 00 meld d work elm the rate.. wag system (roodtr concrete Pea rd *peat. peep.) net been 3RY0SSMI1 40bro0 m • mi.1Pn d Ire )5) aids Po... i.e..53090. tog N lye.. Amgen W:a es.. Mc B . Contractor NAM soama40d are 151 pert.IY oarativdoe Pg2dad on. see rd me9naua by N. we. e.t.a 9Mre the sad. rola:dg wee syst.m naf Iva ar.moed.t¢a..luly. C.ra name and IebP,dle numbers NMI be listed for each 00090 C. Owner shag provide and 100139 and rmeMy.aw. moo inspection Mails errahrrork rd was ansuwm opaevm. Oenel1 gully assurer. .pram 0021 not nW2 Pe 9.0249002 d mpmsMdy for well peamace. DELIVERY, STORAGE AND HANDLING A Camrxb anal Ovdael mrer*O PVnbhry 00 asaaeeW Me Prof+I04, 04305. cola, rd cMO4am hes been maim. B. Caa2da RNA protect ell mated. Irmo damage due to 00505 conc... And n acco.a.e •ad1 m.4aclur'2 r.mnmmdalvn. Dan29el m9erub Wit not be 5amade:vp nag work. PRODUCTS DEF1MT055 A 1,009.30( 6401' 2 cnoee ratan. well ...al media mac* horn plod ce1at water. and M.O.. B. 5� ad0Node eemrlll 4h dresat.. asae lo � Ntlao6rywdn swoon*. 3ak rock, or ear. and Ammon primmer a. nMacem.. C. U.0,331095 FA. Maiago a09e9et5 *oh is placed wenn ad immodurtsy !ORM the mdda cow,. rigs. O Ref:W .BoRN4,vmpaCled sal whichn Mao. watt the reinforced sal vaan .nag otA09d m Ne plane MODULAR CONCRETE RETAINING WALL UNITS A Mo0aer concrete ones shell contain to to l0owdp amhbauol reekemnls' loco cola. concrete grey - Mogani m3nd2ctr3n color may be fpedad by the 0.104. lace IbM .cuplireo rock face in ensurer wplWr <ord9uMan. Other 1.w NAN . we 001 a ono.. wlhr. melon Removal d Own&, bond w.gralan. tanni g w11n beds nominally located at midpoint r5oaM 040C1110 unes. i1 bon 3110410 std tom. shwa.*. B .attar conch.rraleala W9c0MormI0 the requirements dAS1MCIJT^.- 5.1derd SpecOalions to Se m.d RMSY1rg Was Uw C Mo04n concrete utts Shall catorm to Om bows. structural end geometric n,NF9mele measure n 3emrdala wAh 309001.. nlwplC0a' 0m.%4e suers. w Seto dew m.2nurn abwrp0p, a 8% mammal 16 %n=tem. elates) for Rodad weight 39gre3aee • .r. tolerances = • 110" Iran 150,313* me 00«105. rbl' l,9 lagn 4PN 'AAA. 1115 ",aid hegnl.I04 and baltan planes u3'355th e')1Rrle'(W) le" (0)minimum unit weight: 10065.10 mine. for slydra welya 89940901% suer col sheer wen9lh 150000 roe mm e12 psi normal mess. second.. peek casn0ion Wr9h. 1000 p0 minimum at 2 934 neemel lad O Modular comae. ens Meg cordeem0OV Wowing oom650.00lyrs0bem.r I selbad = 1 "• per comae per IM 20'91 mm... end mid positioning mechanism • IMenetess pin, Iwo per W minnlan from. sop ...en erected units shoe be • I2 nun SHEAR CONNECTORS A Shea connect. We be l2nN dameler llnrm%M)xplhoO; Pty... rosinc.31900 l*er9W, mMaceow. roes 14 equivalent le movie. c*neegn between .eiraay and bah0Ney e)ecel tow 5009. of Neer coma. between verlc9 agars. *13'91 W0 be applicable over at 05591temperature of ID degrees F m 4100 degree. F. B Shea connectors Mall he cep.. of hotline sue geom. M the proper de591 p0elm aunt. and pomnsiperis ad baclum:is BASE LEVELING PAD MATERIAL A Mme.. IM consist of e.npacted mdtvd ro ( basevmlf3Naca2 concrete es storm on ere 02.54.11* drawings UNIT DRAINAGE FILL A UM 002.1.9. M NM consist of clean I. mike owned rod, meeting lM bowing pad* NNW O Kadwo Mgt A5TM 0422. AwOw Sot lion Yes Nd, N0.4 No 50 12 75.190 0 -10 0 -5 0. One cob. ISO, ..Imam of drainage FA Mee be wed for es. guars I. d web. Craros0 NI M W be ple ad e09n 30050,0.1.904 ad 530ind tits 00 120 935 19.1,112 REINFORCED BACNFO-L A ReOeewd bac.. Mal be tree of debris e d met en 055219Irobl Ien Mled n aa,Nrce wan AST. 0 -42, SL*e+s.0 4Ny1M 3/4 nth No 20 No ?00 Pmcrv'Pa55 500.55 10675 060 Day B. Ins msemrm 490 39. sae Mel be Witted 001 I2 helms Para (M lest hem been Per.. to 50044 pdrtbl strength feuclo0a to the 9aeg.0.291 dm W 030090 during tors... I C. Unsalable sots la bedm3(high Mosel clays ce organic sods)W0 nag be used nen 6002!ll ee n the.idaced ail mats. O Contractor 34.1 submit r5M.ed 10 sample and lebor4ay OW re.w to the Gaaee..et ErpneN lee appwal Par to 902 roe of env reinforced IR male.). 6006018 SOIL REINFORCEMENT A C. Geosm11ald enfawmel W0 cons. of e.g., maoteetred 39x10240943'.. reinforcement appra.ls and shall be masiKawed Nom NM memory polyester yarn ee.01billy polyethylene. Polyester 9eegrd Wit her 0M15d from high Ie2Mly Polyester l.ment yen wen a molecular wag. e0cee4g 25,000 M5001 ad 2 (0009• cod sag v 4*l less than 30. Poly..495a9od shall be coaled wM m'mpre9rale PVC car. thel resists peel., cracking and 550990, Lag T*m Design Strength. of the gee.. metro. WI fa' 2,505 Dot. 90I.aa..g Suably Cord Dm .m xrr m gubyradd mesa. .M O80 by en indeoendent laboratory. lne OC 1eM.9 9.5205 Twat Strength T.w.g Mee Flow We IHDPE) MMeabr We4n1(Ppry0Mm) DRAINAGE PPE A 1MdanepelA2MW be rgdperM24 PVC p.reMSd*Wed .1W0rla w. ASTM 0-3044, RECEIVED CITY OF TUKWILA APR 1. 8 2001 PERMIT CENTER Est ELUTION EXCAVATION A Contractor slut *00214 la 10 the 6121 and 94000. ahoam r, tie comVUdon daw*ga Tie 1paeaNCal 01700.1 shall 46540200 the excavation awl KP..e ono, 00 Mxemwe 0 150409 mawal or IA so. Prop) fog fandea Area es recommender, by the 9eoadn0ol engine to blermn d owned. nor g move. O Over...Mon one replace.. of unsuitable loudelgn fogs ad replacement wM approved canpaaed me we be cemprn.l24 as agreed Loon w. .e Owner. BASE LEVELING PAO A Leveb9 peel meter. W9 he placed 10 the 0ms and grades fem. . con0u4i*n 642093, to a mnmtn 6Mass of 6 V.03 rd edrd 1tere5y a mien.010" n 61410 std bah.d the modular wag P. B. Sell levem0 pad materiels Shag be compK9d to •.4.1110195 %Stand. Proctor densay per AST. 0636. C 1.�velmp pen W/. Pepaea to flame AN contact to the hese surface d the concrete MODULAR UNIT INSTALLATION A Rw mese d units 34.*be Mooed on 0n love.. pad r the eppoP,me avail 0132.. Ah9.wd env .01 VW be dried n 92 d.eabn and insure elm 38,0193 era n AA owlet! v.t env due end Pryrty.mete B. Place the Bunt PW side...sia. Dofdl leave sops between mgrre ids. Ley.A d.nm3 and arms she be in emvarca 0eh mww40530'l recommeneatrons C 01980 lnrhard[ try 2eviws per mr54a5Nafsm.rnrd9vn D Pace std compere daim9e(Bwdn adbhid wall aids Platy and camps] bad0d 2W be10905513938A, Follow we woolen and Merge IA limely win sbtcnse b2cldA. E. Maximum Nat. WOal het.. al wal rigs. prior lo one Mara9e M aa.N,SE plcenler3 surd amps., OM. uI m.d two courses. STRUCTURAL GEOGRID INSTALLAUGH Geogr9 taut b oriented we. the op.e. ahw4h **n perpa9M4r b ea vast egrnle.. B. C.Spg Madmen. s W Ea 410(30 re err .eons.: legee, end Mevabe shown m to wnsu rot. dowse amoArgf or as 252.1 W 018 Engswer. C. The geom. shall be ad 581900aN meanpaaed bad.. and et fwd to ed.odder wee units Paw Ov dd ammo! llvdaae con... We der.. geom. The 9855nd Mot be mete 3.t and arr.. 9020 b 624(4 Omens. on the secs.. Geogr. reinforcements Mel be mob,wa Cosa9,c,9 Viet elbs0nat lengths And placed fkle-hy.U. b 0rwide ICg%avrase M eaM level SM.ed corms... OM... 340.. pleura d 9.dpd a cope 6512381 egeram pieces of 3eosd are not Paneled D . REINFORCED BACKRLL PLACEMENT A. Rein, raced 60423 shell be Paced spree. cod compared In sue a maser OW .021421002 d58ebpnr,l51 sled in 902 gems. met MstMlellan dwnese. B Raad0ed be W 9 W F be place W compared el Ms not to **coed 6 irMS when L'**AVI.1wN she be 10 metes 2.100 dye l dens.. eagnenln used. Danny e3 naiad. C. Renl.ePad.B59lhe ccmyx124009594 of. mammon density Be 29efmned by ASTM0.696 Tne mosh.e We. of Ina b3M3 male.M prior W and during cam0actbn W0 be w or neer Ow 0Mmium moth..Mel. D. 0My hgrtaegn nrd0per4e0 O00Pmant We be allowed wgn 3 reel from.. WI d the mooch& concrete ,na. Tracked cbnslnnon egepnan Mae. be Operated a0Cfy 40m Pe 9.5910 02000.410. A inn. M 000241235 of If blue h rage. price to opm•.Ib1 of tracked rani.%one Vu 9059029. T AG. ven.A 11929 Maud b Fent to a m3dmrn to Pave. trot. Iron 09Meckg 002 IA end damp.. the sego. Rubber tae euipele0 may pas over poop. reinforcement a1 Now speeds. Nsa than 10 MPH. Sudden bang rd Mop hnmp W0 b eroded. Al the cod of erh bye operation 012 Caax m Mal Rope std Mal 01 of 1%15(020 bac.. awry trom weft WWI 220 o0' e.aw nave 'domMa Are miter the wae.T uCC�.ap CAP INSTALL. NON A Cep rNs shell b Mo. ungw ring undo 9*1 en LLwe.. ecwahe room...? by ..ma.OKn2r. AS•BNLT CONSTRUCTION TOLERANCES D. VAN,. alpnw10: •15' am enY 10 a2rm Wa1 Baer. w4hn 2 degrees d draw Deem • Igmel341lw. •1,5'over erN 1O d3rca C0men, Colas area •10.00 Nvr.9 !matron 0. Nasmr5 I1a®el cop bewewl ...wets .91 12 na1 FIELD DUALITY CONTROL A. Tlw wee arlwudbnwallbdrw .day me seated c. 2.19002* on a (10 am boa. Test.g of Me Comps.] bWA WA be Weaned by the plceachnical • B. A , molly%.craru MpM0 nat . IM.S*00* 02(190251t rated beCdA 1%M• 459+90, o 42091 parameters, and pbe1YMm of mntradvl Ar Oral ca0Mir60wdl deign dawns and Spe*AMione. sf-- FRONT VIEW Q w. V. TOP VIEW .. 0*3333 0 n:d°1.w,..wa. a. KEYSTONE BLOCK STANDARD UNIT DETAIL GEOGRID & PIN CONNECTION DETAIL oth F-10. WO mu et DRAIN DETAIL C eo- nca &.ether. 1,N' er*d.5�0 1•11/Mesermnor Rork., P weeMM carbk 1.• wwN�MSM Lima. Fore ,b5ww0r010. et w.s. 0."°02°: ism warm .2.w. r aer army • • . 4 e.52 p .. .lee woe r, Pa Pam tog CROSS SECTION C-C' TYPICAL KEYSTONE WALL SECTION SK3 • \ • \ •\ \ 73\ \ ■ \ \ ■ .■ A \ \ 6, Y•', •, •• ' ' 6 ' • • \1 I s , \A \ v k ; ", \\I , , , •- , , , ; ; •-• • 1 , , • ' -g ' • • • • •fl •.■. V • • • ti 11 TEMPQRAY SHORING FLANS (f) I.; ■-•NCE MUELL811 6 •BBOCIATES 7 MDCI / INTERNATIONAL CORPORATE CAMPUS EAST NJ I 1 b1 lao LAKES•DE • SEATTLE. LVA anizz • 2 0 6 .3 2 5 2 6 5 2 I SHORING PLAN - BUILDING 9 Ground Support rur 205 Ulna Av•TniT 11.666666 MS, .104, •-; . Iau _- 120 - 100 .- 80 l 60 ' CITY OF TUKWILA APR 1 8 2001 PERMIT CENTER BACK Of NEW PERMANENT -. BASC MCNT WALL / PACE OP SOLDIER PILES TEMPORARY 5 -IN THICK - (NOM) 11MOER LAGGING � (TIP) \`- C %ISIING GRADE FICNf -Of -WAY - /I - -- �' - --- - - I :� THEORETICAL NO -LOAD ZONE \\ 1 \\ ^N PO AR txP)OLIRO, - SOLDIER PILE CENTERED IN 2.5 -PT DIA. (MIN) DRILLED SHAFT, BACKPILLED WITH LEAN-MIX CONCRETE CROSS— SECTION BUILDING 9 I BASE Of EXCAVATION •-�, TYPICAL I SH4.0 ---, LP— C BOUNDARY LINE ADJUSTMENT N0. NEI /4 OF THE SEi /4 AND SEI /4 OF THE SEi /4 OF SECTION 9 AND GOVT LOT 15 AND SWI /4 OF THE SWI /4 OF SECTION 10, T23N., R4E., W.M. TAX LOT NUMBER 702304 -9069 CITY OF TUKBILA, KING COUNTY. WASHINGTON DELI ARATION KNOW ALL YEN BY THESE PRESENTS THAT WE THE UNDERSIGNED ONNER(S) OF 010 LAND HEREIN DESCRIBED DO HEREBY MAKE A BOUNDARY LINE ADJUSTMENT THEREOF PURSUANT TO ROW 5817,040 AN0 DECLARE THIS ADJUSTMENT TO BE THE GRAPHIC REPRESENTATION OF THE SAME. AND THAT SAID ADJUSTMENT 15 MADE WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE 011NE0(S). IN N11NE55 WHEREOF WE HAVE SET OUR HANDS AND SEALS NTERNADONAL GATEWAY EAST LLC, BY SABEY CORPORATION. MANAGER, BY: JAMES N. MARLTON, CHIEF FINANCIAL OFFICER, DATE TREASURER, ANO SECRETARY STATE OF WASHINGTONI55 COUNTY OF I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT JAMES N. HARMON IS THE PERSON WHO APPEARED BEFORE ME, AND SAID PERSON ACKNOWLEDGED THAT (HE/SHE) 9GNED THIS INSTRUMENT. ON OATH STATED THAT HE /SHE wA5 AUTHORIZED TO EXECUTE THE INSTRUMENT AND ACKNOWLEDGEO IT AS THE CFO /TREASURER/SECRETARY OF 5ABEY CORPORATION, MANAGER OF INTERNATIONAL GATEWAY EAST LLC TO BE THE FREE AND VOLUNTARY ACT OF SUCH PARTY FOR THE USES AND PURPOSES MENTIONED IN THE 1551909E5T. DATED SIGNATURE OF NOTARY PUBUC (PRINT NAME) RESIDING AT MY APPOINTMENT EXPIRES APPROVAL REVIEwED AND APPROVED BY THE SHORT SUBDIVISION COMMITTEE AND HEREBY CERTIFIED FOR FILING THIS DAY OF 2000. CHAIR, SHORT 5UB0VI90N COMMITTEE KING COUNTY DEPARTMENT OF ASSESSMENTS EXAMINED AND APPROVED THIS DAY a 2000, KING COUNTY ASSESSOR DEPUTY KING COUNTY ASSESSOR ACCOUNT N0. 7VGA) DFSCRIPTIONS AFTER BOUNDARY UNE ADMSTMENI LOT 2 THAT PORION GE GOVERNMENT L01 15, MC1NN 10 ARO THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 9, ALL IN TOYRN94P 23 NORTH, RANGE 4 EAST, W.Y., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLDYS: BEGIN/ANC AT THE 5(5T ONE- QNARIER CORNER Cr SAID SECTION I15 THENCE SOUTH 01'46'02" WEST ALONG UNE WEST UNE THEREOF A 0STNICE OF 107.22 FEET 10 A PONT ON SAID UNE: THENCE LEAVING SAO UNE SOUTH 813312" EAST A DISTANCE Cr 512.24 FEET: THENCE SOUTH 0046'02 WEST A DISTANCE OF 402.93 FEET; THENCE NORTH 9013•51" WEST A DISTANCE Cr 808.22 FEET: THENCE SOUTH 650717' WEST A DISTANCE OF 170.45 FEET TO THE EAST MARGIN OF P9IWARY STATE *IOWA? NO. 1. 591 99, P0006 191;NwAY SOUTH: THENCE ALONG SAID EAST NATION NORTH 8694'33' NEST A DISTANCE OF 5.00 FEET; THENCE NORTH 033627' EAST A DISTANCE OF 120.50 FEET; THENCE NORTH 3136'50' EAST A DISTANCE OF 90.14 FEET. THENCE NORTH 0335'27' EAST A DISTANCE Cr 150.00 FEET; THENCE NORTH 9694'33' WEST A DISTANCE OF 10.00 FEET; THENCE NORTH 033527' EAST A INSTANCE Cr 61.90 FEET TO THE BE055150 OF A 1266.00 -F00T RADIUS CURVE CONCAVE 70 THE NEST; THENCE NORTH ALONG SAID CURVE AN ARC DISTANCE OF 126.11 FEET THROUGH A CENTRAL ANGLE OF 0542'27' TO A PONT ON SAID CURVE AND A POINT ON THE EAST-NE51 CENTERLINE OF SAID SECTION 9: THENCE LEAVING 5010 EAST MARGIN SOUTH 8916'45' EAST ALONG SAID EAST -NEST CENTERLINE A DISTANCE OF 224.58 FEET TO ME EAST ONE- OIARTE8 CORNER OF SAID SECTION 9 AND THE PANT OF BEGINNING SITUATED IN THE CITY O' TUKWILA, COUNTY OF KING, 5141E OF WA9150105. LOT ] THAT PORTION OF GOVERNMENT LOT 15 AND THE SOUTHWEST QUARTER OF THE SOUTHWEST WARIER, SECTION 10 AND THE NORTHEAST QUARTER Of THE SOUTHEAST QUARTER. SECTION 9, ALL IN TOWNSHIP 23 NORTH, RANGE 4 EAST. 89., IN DING 50044111, WASHINGTON, OESCN18E0 AS FOLLOWS CC/MEND/4G AT THE WEST ON0- 0UARTE8 CORNER OF SAID SEC0ON 10; THENCE SOUTH 0146'02 WEST ALONG THE WEST LINE THEREOF A 015150(0 OF 107.22 FEET 10 A POINT ON SAID UNE: THENCE LEAVING SAID UNE SOUTH 813312' EAST A DISTANCE OF 512.24 FEET; THENCE 50510 01'4002' WEST A DISTANCE OF 402.93 FEET ID THE TRUE POINT OF BEGETTING; THENCE NORTH 981350 WEST A 0151ANCE OF 616.22 FEET; THENCE 537114 3209'15' EAST A DISTANCE OF 26.64 FEET; THENCE SOUTH 229416' EAST A DISTANCE OF 22058 FEET TO A PONT CN 100 M5T UNE OF 5870 GOVERNMENT LOT 15: THENCE LEANNG SAID NEST LINE SOUTH 207045' EAST A DISTANCE OF 471.28 FEET; THENCE SOUTH 0146'02' MST A DISTANCE OF 562.98 FEET; THENCE SOUTH 8813'58' EAST A D151ANGE OF 321.41 FEET THENCE SOUTH 01'46'02' MST A DISTANCE OF 247.71 FEET TO THE NORTHEAST CORNER OF LOT 10, DONALDSON ADDITION, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 20 OF RATS, PAGE 46, RECORDS OF KING COUNTY, WASHINGTON; THENCE SOUTH 99'18'50' EAST A 0051ANCE OF 50.02 FEET; THENCE NORTH 01'4002' EAST A DISTANCE OF 73.78 FEET; THENCE SOUTH 891050' EAST A DISTANCE OF 220.09 FEET TO THE 1E51 MARGIN OF 351)4 AVENUE SOUTH; THENCE NORTH 014602' EAST ALONG 5110 NEST MARGIN A DISTANCE OF 651.78 FEET 10 A PONT ON SAID MARGIN; THENCE LEAVING SAID MARGIN NOIRTH 8813'58' MST A DISTANCE OF 227.95 FEET; THENCE NORTH 0146'02' EAST A DISTANCE OF 74000 FEET: THENCE NORTH 981550 5(51 A DISTANCE OF 30.00 FEET 70 THE PONT Cr BEGINNING. SITUATED IN THE CITY OF T 61591*, COUNTY OF KING, STATE Cr WASHINGTON, LOL 1 THAT PORTION OF GOVERNMENT LOT 15 AND THE SOUTHWEST 08AR1ER OF THE SOUTHWEST QUARTER, SECTION 10 AND THE SOUTHEAST WARIER, SECTION 9, ALL IN TOWNSHIP 23 NORUN, RANGE 4 EAST, W.M., IN TONG COUNTY, WASHINGTON, 0E500810 AS FOLLOWS: COMMENCING AT THE WEST ONE- OUARIE8 CORNER 01' SAO SEC005 10; THENCE SOUTH 014602' 5(51 ALONG THE 5(51 LINE THEREOF A 0451ANCE OF 107.22 FEET TO A PANT ON SAO LINE; THENCE LEAVING SAID UNE SOUTH 87'3712' EAST A DISTANCE OF 512.24 FEET, THENCE SOUTH 00•602' WEST A DISTANCE OF 402.93 FEET; THENCE NORTH 881758' M5T A DISTANCE Cr 616.22 FEET TO DIE TRUE POINT OF 9(6084ING THENCE SOUTH 329915' EAT A DISTANCE OF 26.61 FEEL; THENCE 50UTH 22006' EAST A DISTANCE OF 270.58 FEET 70 A PANT ON THE WEST LINE OF LEAVING GOVERNMENT 101 15: THENCE LEAVING SND 2' V LINE SOUTH 20'30'45' EAST A DISTANCE OF 471.28 0101; THENCE SOUTH 0146'05' WEST A DISTANCE OF 453.04 FEET: THENCE NORTH 69'18'15' 5(51 A DISTANCE OF 252.04 FEET 10 THE EAST MARTIN OF PRIMARY STATE H101WA 50. 1, 550 99, PACIFIC HIGHWAY SOUTH; THENCE ALONG SAID EAST EST AN NORTH 0732'07' 4(51 A DISTANCE OF 342.12 FEEL; THENCE NORTH 127705 5(51 A DISTANCE OF 455.20 FEET l0 THE BEGINNING OF A 1061.00 -0001 RADIUS CURVE CONCAVE 70 146E EAST; THENCE NORTH ALONG SAN CURVE AN ANC DISTANCE OF 302.00 FEET THROUGH A CENTRAL ANNE CF 16'18'30 i0 THE POINT OF TANGENCY; TO THE LEAVING SAID EAST MARGIN NORTH 8507'1)' EAST • OSTANCE OF 170.45 FEET TO 104E POINT OF BEGINNING. 9TUATEO IN THE CITY OF TUKWILA. COUNTY OF KING STATE OF WASHINGTON. PARCEL '0 THAT PORTION OF GOVERNMENT L01 15 AND THE SOUTH5(5T QUARTER OF 104E 5001/45(51 QUARTER, SECTION 10 AND THE SOUTHEAST QUARTER, SECTION 9, ALL IN TOwNSWP 23 NORTH. RANGE 4 EAST, W.4.. IN KING COUNTY, WASN100105. DESCRIBED AS FOLLOWS: BEGINNING At THE INTERSECTION Cr THE SOUTH UNE OF TRACT 38 OF R0E9955 INTERURBAN TRACTS, AS PER PLAT RECORDED IN vOLULTE 10 Cr FEATS. PAGE 74. REC0105 OF TONG COUNTY, 8A99NG1QN, 51701 TH0 EAST MARGIN Of PACIFIC HIGHWAY SOUTH; THENCE ALONG SAID EAST YARON NORM 122703' 5(51 A DISTANCE OF 294.34 FEES: 1E5CE 4600TH 0751'07' WEST A DISTANCE OF 229.45 FEET; THENCE LEANNG SAID EAST MARGIN SOUTH 891815' EAST A DISTANCE OF 252.04 FEET; THENCE 501TI4 01'46'02' 'X51 A DISTANCE Cr 129.92 FEET; THENCE SOUTH 0813'58' EAST A [HSIANG( OF 321.41 FEET; THENCE SOUTH 01'46'02' WEST A OISTANCE Cr 247.71 FEET TO THE NORTHEAST CORNER OF LOT 10, DONALDSON ADDITION. ACCORDING TO THE PLAN THEREOF RECOmEO IN VOLUME 20 OF PLATS. PACE 46. RECORDS Cr KING COUNTY, 80941501011; THENCE CONIIM1740 SOUTH 01'46'02' WEST A DISTANCE OF 119.97 FEET TO THE SOUTHEAST CORNER THEREOF AND THE NORTH MARGIN OF SOUTH 126TH STREET; THENCE NORTH 691050' WEST A DISTANCE Of 100.03 FEET; THENCE SOUTH 0146'02' 5(51 A DISTANCE OF 10.00 FEET; THENCE NORTH 8918'50' WEST A DISTANCE OF 363.09 FEET TO THE EAST MARGIN OF PRIMARY STATE HIGHWAY N0. 1, 55R 99, PACIFIC HIGHWAY SOUTH AND THE POINT OF BEGINNING. SITUATED IN THE OTT OF TUKWWILA, COUNTY OF KING, STATE OF NASHINGION. RECE"•• CITY n= 7: • APR 1 8 IOU1 PERMIT CENTER AF SURVEYOR'S CERTIFICATE THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION IN CON- FORMANCE WITH THE SURVEY RECORDING ACT AT THE REOUEST OF SA8EY COIP0RA00N ON OCTOBER 16, 2000 SIGNATURE DATE CERTIFICATE N0, 00904 RECORDING C ERTFICATE FILED FOR RECORD THIS DAY OF_ 99 AT M. O7 800117 a SURVEYS AT PAGE AT 191E RECTUM OF DAVID EVANS AND A5500ATE5. INC. MANAGER /AU010R SUPT. OF RECORDS/DEPUTY AUDITOR RECORDING NO RECORD OF SURVEY AND BOUNDARY UNE ADJUSTMENT FOR INTERNATIONAL GATEWAY EAST LLC CITY OF TUKWI A, KING COUNTY, WASHINGTON NE1/4 OF THE SE1/4 AND SE1 /4 OF THE SE1 /4 OF SECTION 9 AND OOYT LOT 15 AND SW1/4 OF THE SWI/4 OF SECTION 10, T23N, R4E, W.M. DAVID EVANS AND ASSOCIATES, 1800 WEST MARINE VIEW DR. SUITE 200 EVERETT, WA 98201 425.259.4099 INC. SHEET OF 4 SCALE 1 " =100' SURVEYED LOU, H0M FIELD BOCK DA500009 BK 1 DRAWN 9NM CHECKED FILE BASC -0011 RCN NEI /4 OF THE SE7/4 AND SE1 /4 OF THE SE7/4 OF SECTION 9 AND GOVT LOT 15 AND SW1/4 OF THE SWI /4 OF SECTION 10, T23N., R4E., W.M. CITY OF TUKLNLA, KING COUNFY, WASHINGTON LEGAL DESCRIPTIONS (PER 1111.1 REPORT, ORDER N0. 870009. PREPARED BY TRANSNADON 11111 INSURANCE CO. DATED SEPTEMBER 22. 2000) LOT 2 THAT PORTION Cr GOVERNMENT LOT 15. SECTION 10 AND THE NORTHEAST QUARTER OF THE SQUTHEAST WAFTER OF SECTION 9, ALL IN TOWNSHIP 23 NORTH. RANGE 4 EAST. W.Y., IN KING COUNTY. WA99NGT0N, DESCRIBED AS FOLLOWS BEONNNG AT THE WEST ONE - QUARTER CORNER Of 5100 SECTION 70, THENCE SOUTH 01'46'02' WEST ALONG THE WEST UNE THEREOF A DISTANCE OF 107.22 FEET TO A PONT ON SAID LINE; THENCE LEAVING SAID LINE SOUTH 13773'12' EAST A DISTANCE OF 512.24 FEET; THENCE SOUTH 01'45'02' WEST A 0151ANCE OF 402.93 FEET; THENCE 609114 60'13'58' WEST A OSTANCE OF 616.22 FEET, THENCE NORTH 321/915' PEST A DISTANCE OF 209.62 FEET TO 114E EAST YARON OF PRIMARY STATE MUMMY ND. 1. 554 99, PACIFIC HIGHWAY SOUTH; THENCE NORTH 03'5127 EAST ALO146 SAID EAST MARGIN A DISTANCE OF 150.00 FEET; THENCE NORTH 869433' WEST A DISTANCE OF 10.00 FEET: THENCE NORTH 0315'27 EAST A DISTANCE OF 6100 FEET TO ME BEGINNING OF A 1268.00 -FOOT RADIUS CURVE CONCAVE TO THE WEST; THENCE NORTH ALONG SAN CURVE AN ARC DISTANCE Of 126.11 FEET 1HR004 A CENTRAL ANGLE OF 05'42'27 TO A POINT ON SA10 CUR*£ AND A POINT ON THE EAST-WEST CENTERUNE OF SAID SECTION 9; THENCE LEAVING SAID EAST MARGIN SOUTH 89116'45' EAST ALONG SAID EAST -WEST CENTERLINE A DISTANCE OF 224.58 FEET TO 1111 EAST ON1- 0UARIER CORNER OF SAN 5EC10N 9 ANO THE TRUE PONT OF BEGINNING SITUATE IN THE GM OF 7UKWILA COUNTY OF KING STATE OF WASHINGTON. LOT 3 MAT PORTION OF GOVERNMENT LOT 15 AND THE 50UMNE5T QUARTER OF 011 SOUTHWEST MARTEN, SEC11O1 10 AND THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER, SECTION 9. ALL IN TM/NSW 23 NORTH. RANGE 4 EAST. M.Y., IN KING COUNTY. WASHINGTON. DESCRIBED AS FOLLOWS COMMENCING AT THE WEST 024E -QUARTER CORNER OF SAID SECTION 1C2 11ENCE SOUTH 0114602' WEST ALONG ME NEST UNE THEREOF A DISTANCE OF 107.22 FEET TO A PONT ON SAN LINE: THENCE LEAVING SAN LINE SOUTH 8713312' EAST A INSTANCE OF 517.24 FEET; THENCE SOUTH 01'46•02" NEST A DISTANCE OF 402,93 FEET 70 THE TRUE PONT OF BEGNMNG; THENCE NORM 8813'58' PEST A DISTANCE OF 616.22 FEET: THENCE SOUTH 329915' EAST A DISTANCE OF 26.64 FEET: THENCE SOUTH 229416' EAST A INSTANCE OF 220.56 FEET TO A POINT ON THE WEST LINE OF SAID GOVERNMENT L01 15; THENCE LEAVING SAID WEST 1171E SOUTH 10'41'52' EAST A DISTANCE OF 188.37 FEET; THENCE SOUTH 219819' EAST A DISTANCE OF 277.53 F1EL: THENCE SOUTH 01'4602' WEST A DISTANCE OF 559.51 FEET; MENGE SOUTH 88'13'58' EAST A DISTANCE OF 351.41 FEET; THENCE SOUTH 01'1602' NEST A DISTANCE OF 247.71 FEET TO THE NORTHEAST CORNER OF LOT 10. DO441000N A001108, ACCORDING TO THE PLAT THEREOF RRECOROED IN *0.UME 20 OF PLATS, PAGE 46. RECORDS OF KING COUNTY. WASHINGTON; THENCE SOUTH 8918'50' EAST A DISTANCE OF 50.02 FEET; THENCE 601111 01'4602' EAST A DISTANCE Cr 73,78 FEET; THENCE SOUTH 8918'50' EAST A DISTANCE Cr 220.09 FEET TO 1/11 NEST MARGIN OF 3501 AVENUE SOUTH: THENCE NORM 0146'02' EAST A LONG SAID WEST MARGIN A DISTANCE OF 651.78 FEET 10 A PONT ON SAID MAR681: THENCE LEAVING SAD MARGIN NORM 801150' WEST A DISTANCE OF 227.95 FEET; THENCE NORM 01146'02' EAST A 0151ANCE OF 740.00 FEET; THENCE NORM 8843'50' WEST A DISTANCE OF 30.00 FEET TO THE PONT OF BEGINNING. SITUATE IN 111E WY OF TUKWILA. COUNTY OF KING. STATE OF WASHINGTON. LOT 4 THAT P04110N OF GOVERNMENT LOT 15 AND 1)11 SOUTHWEST QUARTER OF THE 5QUM6EST QUARTER, SEC10N 10 AND THE 560EA51 QUARTER. SECTION 9. All 94 TOWNSHIP 23 NORTH, RANGE 4 EAST, N.Y., IN KING COUNTY. WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT THE WEST 024E -QUARTER CORNER OF SAID SECTION 10, THENCE SMITH 01'46'02' 9E51 ALONG THE WEST UNE THEREOF A INSTANCE Cr 107.22 FEET TO A PONT ON SAID LINE: THENCE LEAVING SAID UNE 501118 6733'12' EAST A DISTANCE OF 512.24 FEET: THENCE SOUTH 01'46'02' 9ESI A O5TANCE OF 402.93 FEET; THENCE NORTH 681158' WEST A DISTANCE OF 616.22 FEET TO THE TRUE POINT OF 916224810; THEN61 501)14 3299'15' EAST A DISTANCE OF 26.64 FEET: THENCE SO)IH 229416' EAST A DISTANCE OF 220.56 FEET TO A PONT ON THE WEST LINE Of SAID GOVERNMENT L01 15; MENGE LEAVING 5240 WEST UNE SOUTH 10'41'52' EAST A DISTANCE Cr 18837 FEET; THENCE SOUTH 219819' EAST A DISTANCE OF 277.53 FEET; THENCE SOUTH 01146'02' WEST A DISTANCE OF 559.51 FEET; THENCE SOUTH 8813'58' EAST A DISTANCE OF 351.41 FEET: THENCE SOUTH 01'48'02' NESTS DISTANCE OF 247.71 FEET TO 1111 NORTHEAST CORNER OF LOT 10, DORALDSON A00110N, ACCORDING TO 1111 RAT THEREOF RECORDED IN VOLUME 20 OF PLAT5, PAGE 46, RECO105 OF KING COUNTY. WASHINGTON: THENCE CONTINUING SOUTH 01'46'02' WEST A DISTANCE OF 119.97 FEET 10 THE 501.IMEA5T CORNER THEREOF AND THE NORM MARGIN OF SOUTH 126TH STREET: MENU NORM 6916'50' WEST A DISTANCE OF 100.03 FEET: THENCE S0TH 01'46'02' WEST A DISTANCE OF 10.00 0111; THENCE NORM 8918'50' VEST A DISTANCE OF 300.13 FEET. THENCE NORTH 01'46'02 EAST A MINCE Of 196.26 FEET 10 ME NORTHEAST CORNER OF PARCEL 'E' AS 0E5CM8ED IN 114E CITY OF TUKWILA BOUNDARY LINE AOA1ST14EN2/L01 CONSOLIDATION RECORDED UNDER F11,1 N0. 8908161260. RECORDS OF KING COUNTY, WASHINGTON; THENCE NORM 6916'50' WEST A DISTANCE OF 112.75 FEET 10 ME EAST MARGIN Of PRIMARY STATE HIGHWAY Na 1. SSA 99. PACIFIC HIGHWAY SOUTH; THENCE NO4114 121393' EAST ALONG 5840 EAST MARGIN A DISTANCE OF 90.64 FEET; THENCE NORM 0752'07' NEST A DISTANCE OF 571.57 FEET. THENCE NORM 127103' NEST A DISTANCE OF 455.20 FEET TO THE BE0NNING Of A 1061.00 -F001 RADIUS CURVE CONCAVE TO ME EAST; THENCE NORM ALONG 5R0 CURVE AN ARE D1TANGE OF 302.00 FEET THROUGH A CENTRAL ANGLE Cr 1618'30' TO THE PONT OF TANGENCY; THENCE NORM 1369473' NEST A DISTANCE OF 100 FEET: THENCE NORM 035517' EAST A DISTANCE OF 120.50 FEET: THENCE NORM !TM'S!' EAST A DISTANCE OF 90.14 FEET; THENCE LEAVING SAID EAST MARGIN SOUTH 32119'15' EAST A DISTANCE OF 209.62 FEET TO THE POINT OF BEGINNING SITUATE IN THE OTT OF TUKWILA COUNTY OF KING, STATE OF WASHINGTON. PARCEL D THAT PORTION OF TRACT 38 OF RIVERSIDE INTERURBAN TRACTS AND THAT 2000124 OF THE 50U)NEA5T QUARTER OF THE SOUTHEAST QUARTER OF SECTION 9, TONN1IP 23 NORM, RANGE 4 EAST, M.Y., 11)46 EASTERLY Cr PACIFIC NIGIIWA! SOUTH AND 50UMERLT Cf A UNE DESCRIBED AS FOLLOWS: BEGINNING A7 THE INTERSECTION Cr ME SOUTH LINE OF TRACT 38 OF 11YER90E INTERURBAN TRACTS 9101 THE (*STUNT UNE OF PACIFIC HIGHWAY 5QUTH; THENCE NORM 1213'12' WEST AONC SAID EASTERLY UNE 203.50 FEET TO THE TRUE POINT OF !MORNING; THENCE PARALLEL MM 011 SOUTH UNE OF BLOCK 5, 019091ON, mini 897112' EAST 10 THE NEST UNE OF SAN BLOCK 5 AND THE TERMINUS Cr SAID UNE, AND EXCLUDING ANY POROO4 OF VACATE() SIAM 126111 STREET. SITUATED IN ME OTT OF INMATES, COUNTY OF KING, STATE OF WASHINGTON. OASIS OF BEARING NORM 01'4602' EAST, BEING THE WEST SECTION UNE Cr SEC004 10. TOWNSHIP 23 NORM, RANGE 4 EAST, W.M. AS SHOWN ON THE RECORD OF SURVEY FOR THE BOEING COMPANY, RECORDED UNDER AUDITOR'S FILE N0. 9012199002. VOLUME 77 OF SURVEYS. AI PAGE 709, RECORDS OF 0ING COUNTY, WASHINC1OH. SURVEY NOTES 1. IEICA/W1L0 1CA 1100 TOTAL 51 .41014 USED FOR MIS SURVEY. 2. THIS SURVEY EXCEEDS THE MINIMUM REQUIRED 9MVEY PRE090N FOR REID TRAVERSES, AS SET FORTH BY PAC 332- 130 -090. 3. REFERENCE A19VEYS RECORD OF SURAT, VOLUME 77 Cr SURVEYS, PAGE 209 REC070 OF SURVEY, WORE 56 OF SRRVET5. PAGE 43 RECORD OF SURVEY, VOLUME 49 Of SURVEYS, PAGE 127 RECORD OF SURVEY. VOLUME 44 0f SURVEYS, PAGE 204 RECCRO OF SURVEY, VOLUME 79 OF SURVEYS, PACE 63 AT / ALL RECORDS OF TONG COUNTY, WASHINGTON ALSO. AN UNRECORECO A.LT.A. /A.C.S.Y. LAND 1111E SURVEY DONE BY BARGHAUSEN CONSULTING ENONEER5, INC FOR 181 SADLY C0RP0RATICR BATED JANUARY 1999 AND 111(0 'BOEING - EAST MARDNAL WAY CORPORATE PARK' RECEIVED CITY OF TUKWILA APR 1 8 2001 PERMIT CENTER SURVEYOR'S CERTIFICATE DRS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION IN CON- FORMANCE WITH THE SURVEY RECORDING ACT AT NE REOUEST OF SABEY CERPORADON ON. OCTOBER 16, 2000 SIGNATURE DATE CERTIFICATE NO 18904 RECORDING CERTFICATE FILED FOR RECORD THIS DAY OF 19_ AT U. IN BOO( OF SURVEY$ AT PAGE AT THE REQUEST Q< DAVID EVANS AND ASSOOATES. INC. MANAGER /AUDITOR SUPT. OF RECENR05/OEPUTY AUDITOR RECORDING NO. RECORD OF SURVEY MD BOUNDARY LINE ADJUSTMENT FOR INTERNATIONAL GATEWAY EAST LLC CITY OF TUKWILA, KING COUNTY, WASHINGTON NE1/4 OF THE SE1 /4 AM) SE1 /4 OF THE SE1/4 CF SECTION 9 AND GOVT LOT 15 AND SW1/4 OF THE SW1/4 OF SECTION 10, T23N, 714E, WM DAVID EVANS AND ASSOCIATES, 1020 WEST MARINE VIEW DR. SUITE 200 EVERETT. WA 98201 425, 259.4099 INC SHEET 2 OF 4 SCALE 1 " =100' SURVEYED LOU. HOLY FELD BOOK 0.45[0009 8x. U DRAWN CHECKED FILE OASC -0041 MNM RCN FOUND 2' RON PRE VI/ BRASS CAP - - —6 &Of- FOUND 3' BRASS CAP \ SL IN STEEL EEVE. SEE R-O-S VOL. 58, OF URVEYS, PG. 43 \ Tt' 1 `k\irs,,,, \ 5 r' ,..__,. , I . L 1 4xI r 1 1 4--, . 1 t L_I ": : . • t 1 2 ... L. N89115'50 H - . G. 1_ !IL VI - , ; 1 BUILDING 9 PROPOSED .6 1..1 N8911350.15 220.09. id 'pi , .. :, ... PROPOSED ' , 2 \ PCL 'D' 13 ; .: ! II li 2 Pcl."D1 it‘-OLD 517 AC. 3 2 'ily.i, I, 1 LINE L4 -I- ir 1 t LI I i I L., 1 A , {- 1 fp.I 1% \ I 7.1 100.03' 1_ 1 j 30' 201 1 1 i _ 2 68918 50-14 383.09 N8918.50-W b N13915.50'W 800.29' (0) 80_01/1.0. P____ IN -• !-L N8915 50'W 974.56' 991 987.46' 91 ...., --__L- \ _11 ▪ ▪ SOUTH 126TH STREET g b LI- GAS PIPELINE EASEMENT r 1 AFN 8103230520 FOUND NAIL & 1 . 1 PARCEL -0. BRASS SHINER 1 1 r 9 , 89-6-BLA LS 8808 % 9 ANN 78908161260 REFER TO RECORD 13F SURVEY ' I Pcl.B 2 , ..„... VOL. 49 OF SURVEYS, PG 127 . • FOR CENTERUNE S. 128114 STREET FOUND 3- I.P. -•/ 1(7-. 8/ BRASS CAP HI-WAY PT MON. 1 5, us REFER TO R-O-S :2; (1 VOL. 37 01 SURVEYS INI' N' -1 W •2—I PG 107 . < ': L -.I J ; :1 13: i_ 5 a: .., 6 FOUND 4%4' II CONC MONUMEN T \ . W/ BRASS CAP 1 7 1 I ..,.., i I I I I 9 9 /10 J L J L J I 1 1 1- -2 1 L ..1 16 15 PROPOSED It. BUILDING B L 2 rE1 g OLD LINE 4 NEI/4 OF THE SEI/4 AND SE1/4 OF THE SEI/4 OF SECTION 9 ANO GOVT LOT 15 AND SW1/4 OF THE SW1/4 OF SECTION 10, T23N., R4E., W.M. OFT OF TUKINLA, KING COUNTY, WASHINGTON 30.0 1\ 1 . '37.,' .... ...a : / g II. N803'58w 2795 RIO. NO 850710050 EASEMENT TOR 8A1E5 INPEL Vol. 10, PLATS, Pg. 74 1 9 a 1 N8918'50'5/ 701.24' (c; 599.10' (Al 1 300f2 A SOUTH 124TH STREET j _ mic/N Pc! -E" pRoposED 7T0T;tic. cr N89'18.15w t, \ 252.04 - ' I6; NEW DN,i. Ec/ ZONE . !,4 . v 89-6 -BLA AA% El•• • R C. NO. P-10°M . 9. 8 08161260 t 001 ‘2. PROPOSED LOT 3 1595 AC. (XIS 1180 BLDG 21-05 r 10' DEEDED TO CITY OF TWORLA I REC. NO, 9203250787 1 LEGEND FOUND 1 PK NAIL 1 L a ■ \ NI 0 PI —1— I—I 1 . t. \ 42' \ \ 3\ 0 50 100 200 1. iL\1 \ ----4 .t„ 1 - - 31 • 1 1 \.11 121 ',.."... I RIVERSIDE INTERURBAN :TRACTS 0 - FOUND PROPERTY CORNER AS NOTED • - SET 1/2' REBAR ANTI CAP, MARKED "DEA 1590C_ _ A 1 'c' 1 1 1 c'S I VOL 10, PLATS, PG. 241 1 . 1 ' I- (1) - FOUND MONUMENT AS NOTED .... _ _ _Il \ 1% I - - - 1 ' Ix 62' I 1 / FOUND CASED BRASS CAP NBE113'5ErW 321.41 SOUTH 125TH STREET DONALDSON ADD. Vol. 20. PLATS, Pg. 46 gi• -1 L MEM EGRESS EASEMENT I 10 0,11110414 2i REC. NO. 9203290755 1 r 20 Pcl."C" 16061 = FOUND SECGON MONUMENT AS NOTE0 (9) 6. MEASURED BEARING/DISTANCE (C) BEARING/DISTANCE PER CALCULATIONS (P). - BEARRGANSTANCE PER RECORDED PLAT LINE TABLE LINE BEARING DISTANCE LI N1119.15-w 13.28' L2 N891&50W 2000' 13 N8918'50w 29.86' 14 N8918'50•10 50.02' 1.5 N0146.02-E 10.00' L7 88504'33W L8 148604'33-7/ 10.00' L9 NO31552rc 51.90' 110 N321(9'15'W 28.64' C:D 1 1- < I r 1,1 JILL T 1 f— T 1 tAT\ 2 • \ 1\ 1 \ FOUND CASED 1 BRASS CAP r T RECEIVED CITY OF TUKWILA APR 1 8 2001 PERMIT CENTER — L‘ SURVEYOR'S CERTFICATE THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY IAE OR UNDER MY DIRECTION IN CON- FORIAANCE VATH THE SURVEY RECORDING ACT AT THE REOUEST OF SABEY CORPORATION ON OCTOBER 18, 2000 SIGNATURE CERTIFICATE NO. um. DATE RECORDING CERTIROATE FAID FOR RECORD THIS DAY CC 20 AT NI, IN BOOR Or 4.1119(YS AT PAGE , AT INC REOUEST CC DAVID EVANS ANO ASSOCIATES. INC. LIANAGER/AUD1TOR SUPT, OF RECORDS/DEPUTY AUDITOR RECORDING NO. RECORD OF SURVEY AND BOUNDARY UNE ADJUSTMENT FOR INTERNATIONAL GATEWAY EAST LLC CITY OF TUKWLA KING COUNTY, WASHINGTON NE1/4 OF THE SE1/4 AND SE1/4 OF THE SE1/4 OF SC-CT1ON 9 AND GOVT LOT 15 AND SW1/4 OF THE SWI/4 OF SECTION 10, T23N., R4E, W.M. DAVID EVANS AND ASSOCIATES, INC. 1620 WEST MARINE VIEW DR SUITE 200 EveRerr, WA 98201 425.259.4099 SHEET 4 OF 4 SCALE 1"=100' SURVEYED M. NW FIELD BOOK 114=009 BK. 1 DRAWN 91-44 CHECKED ROI FILE OASC-0011 NE1 /4 OF THE SE1 /4 AND SEI /4 OF THE SEI /4 OF SECTION 9 AND GO ✓T LOT 15 AND SW1 /4 OF THE SW1 /4 OF SECTION 10, T ?3N, '4E., W.M. CITY OF TUKEWLA, KING COUNTY, WASHINGTON F01N0 2' IRON PIPE REFER TO RECORD 01 SURVEY ` 10 W/ BRA55 CAP VOL 44 CC SURVEYS, PG 204 f _ _ -- _ - 708 CENTERLINE E. MARGINAL wAY 88916'45'w 338.49' N8916'45'W 224.58 CASED u" MONUMENT-1 W� CASED 40NU4ENT - 120.00' _ IJ0.00' I a PROPOSED PARKING L - - -v�J 25' RECIPROCAL ACCESS EASEMENT N8733'12'16 512 24' 60' w1DE ACCESS EASEMENT REC. N0. 8401170172 (FOR METRO) 4%5.05 FOUND P8 NAIL - \__ --__ CITY pF TIUKWILA 214.16' ..✓vA ✓F.,,I!/..v.4..Ka Ex1SPNG BLOC 21 -02 148604'33'W 13.68' 80.00' IN , 1 44'. 1) 1 �j 6•, OLD 1 4 LINE •6• L ti P- LOT PROPOSED 759 AC. 60' NO BUILD EASEMENT a1 t1' 9 e TNC s.0'014-2°°°' ji 011 0, ' A t D, 00' 1.01.;,,--20°°° 728 �I I .II II I it II N6507'17'E 170.45 ..A0.v w.ve,4erro.4cxr /AY' ..ur- .r.r,.ve.eF,r ..,..✓.. EXISTING BLDG 21 -06 %\ APR 1 8 200• \ PERMIT CENTER 09 1� 1 I 4 ' 1 705090 BLDG 21 -01 p0' 2 ? 1 • EXISTING BLOC 3 5Ely x: 7 2998 616.22 008.7j'S13 111 61 NEW LINE r 1 f J 1 "o 1 PROPOSED 1 1 LOT 4 1 1 7.00 AC. 1^ 1 CASED 1 \ MONUMENT 1 \ 11 1 1 0 1J 1 1 1 PROPOSED II 1 I y1w \1 BUILDING 7 1 /1 El 1 7 7 40 t, 1 CASED I 1 I I ` MONUMENT E x151190 BLDG 21 -03 PROPOSED LOT 3 1595 AC. EXISTING BLDG 21 -04 NEW (LINE NORTH O 50 100 200 ff 8 I-- . LEGEND Ind of g- w y�{ z— f_F (y) . MEASURED BEARING/DISTANCE (C) • BEARING/OISTANCE PER CALCULATIONS ▪ (P) BEARING/DISTANCE PER RECORDED RAT i x F 6 RIVERSIDE INTERURBAN TRACTS, — I Vol 10, PLATS,I 11 74 !I I 1 '- •' N8918'S0'w 701 24 (C) 69810' (P)T SOUTH 124TH STREET 11 =T==== =I = = = = _ 60' NO BUR0 EASEMENT LINE TABLE LINE BEARING DISTANCE LI 91119'15'w 13 28' 12 118918'50'w 20 00' L3 68918'20'W 29 86' L4 N8918'50'0 50 02' LS N01'46'DYE 10 00' L] N8604'53'w 5.00' 18 N8604' 33• W 10.00' L9 1403-55'2r0 61 90' LIO 63209'15.0 26.64' • - SET 1/2' MAR AND CAP. MARKED 'DEA 18904' Q FOUND PR0PE871 CORNER AS NO1E0 Q. . FOUND MONUMENT AS NOTED 1004 . FOUND SECTION MONUMENT AS NOTED ■ I 65.00 5700 —I FOUND 3' BRASS CAP 2 295__ IL 1 _ N0. 8607100501 EASEMENT FOR 1 1 \ 1130.0 — 11E� PROPOSED 1 ,- I 9 •, Fauna/ 4"1,4* CONCRETE 16-1i5 "OvUwE"r w/ BRASS CAP --- 130 -' F 1 FOOUU ND `1 PK NAIL N 0.17' I II FOUND I PK NAIL AF 11 II I1 11 SURVEYOR'S CERTIFICATE THIS MAP CORRECTLY REPRESENTS A SURVEY MADE 8Y ME OR UNDER MY DIRECTION IN CON- FORMANCE WITH THE SURVEY RECORDING ACT AT THE REOUEST OF SABEY CORPORATION ON 8C10BER 16, 2000 SIGNATURE DATE CERTIFICATE N0. 78904 RECORDING CERTIFICATE FRE0 FOR RECORD THIS DAY OF_ 20 AT 4. IN 800E OF SURVEYS AT PACE __ AT THE REWEST OF DAND EVAN5 AND AS50OATE5. INC. MANAGER /AUDITOR SUPT. OF RECORDS/DEPUTY AUDITOR RECORDING N0. RECORD OF SURVEY AND BOUNDARY U NE ADJUSTMENT FOR INTERNATIONAL GATEWAY EAST LLC CITY OF TUKWR.A KING COUNTY, WASHNGTON NE1 /4 OF THE SE1 /4 AND SE1/4 OF THE SE1 /4 OF SECTION 9 AND GOVT LOT 15 AND SWI /4 OF THE SWI/4 OF SECTION 10, T23N, R4E, W.M. DAVID EVANS AND ASSOCIATES, INC. 1820 WEST MARINE VIEW DR. SUITE 200 EVERETT, WA 98201 425.259.4099 SHEET 3 OF 4 SCALE ) " =100' SURVEYED LDU. IOM FIELD BOOK 015CO09 86. 7 DRAWN MH4 CHECKED RCM FILE OA SC -0011 LEGAL DESCRIPTION INTERGATE TECHNOLOGY CAMPUS EAST PHASE II BUILDINGS 7, 8, 9 & GARAGE Portions of Sections 9 and 10, Township 23 North, Range 4 East, W.M., more particularly described as follows: A portion of LOT 2, LOT 3 and all of LOT 4, City of Tukwila boundary Line Adjustment No. L200 -042, as recorded under King County Recording No. 200007289000001, records of King County, Washington. TOGETHER WITH Parcel "D ", City of Tukwila Boundary Line Adjustment No. 89- 6 -BLA, as recorded under King County Recording No. 8908161260, records of King County, Washington. Situated in the City of Tukwila, County of King, State of Washington. Tax Lot Parcel No. Lots 2, 3, 4 — Tax Parcel No. 102304 -9069 Parcel "D ": 734060 -0602, 734560 -0885, & 734060 -0581 NK #71 /ICCE -1.LGL RECEIVED CITY OF TUKWILA APR 1 8 2001 PERMIT CENTER A PORTION OF THE SE 1/4 OF THE SE 1/4, SECTION 9 AND A PORTION OF SECTION 10, ALL IN T. 23 N., R. 4 E., W.M. L ROADWAY OVERLAY EXHIBIT INTERNATIONAL CORPORATE CAMPUS EAST TUKWILA, WASHINGTON NO SCALE