HomeMy WebLinkAboutSEPA E06-001 - DECKER BRAD / SC4 LIMITED LIABILITY COMPANY - WENDY'S RESTAURANT DEMOLITION / NEW RETAIL BUILDINGEO6 -001
BRAD DECKERS
OF SC4 LTD. CO.
17275
SOUTHCENTER
PKWY
City of Tukwila
Department of Community Development / 6300 Southcenter BL, Suite 100 / Tukwila, WA 98188 / (206) 431 -3670
MITIGATED DETERMINATION OF NON - SIGNIFICANCE (MDNS)
File Number: [06 -001
Applied: 01/06/2006
Issue Date: 03/09/2006
Status: ISSUED
Proponent:
Lead Agency: City of Tukwila
Description of Proposal:
The proposal is to demolish an existing 2,700 sf Wendy's Restaurant and construct a new 16,000 sf
retail building on the 2.2 acre site. The western half of the site has slopes up to 50% and will be
left undeveloped, except that a retaining wall will be built to push the toe of the slope back
approximately 15 feet. The adjacent intersection of Minkler and Southcenter Parkway will be
modified to improve safety and provide queuing lanes.
Location of Proposal:
Address:
Parcel Number:
Section/Township/Range:
17275 SOUTHCENTER PY TUKW
2623049063
The City has determined that the proposal does not have a probable significant adverse impact on the environment. An environmental
impact statement (EIS) is not required under RCW 43.21 c.030(2)(c). This decision was made after review of a completed
environmental checklist and other information on file with the lead agency. This information is available to the public on request. The
conditions for this SEPA Determination are amended at the end of this document.
This MDNS is issued under WAC 197-11-350. The conditions are attached. Comments must be submitted by oi3/ a(p .
The lead agency will not act on this proposal for 14 days from the date below. For a copy of the appeal procedures, contact the City of
Tukwila Department of Community Development.
•-k12.)-c
Steve Lancaster, Responsible Official
City of Tukwila
6300 Southcenter Blvd
Tukwila, WA 98188
(206)431 -3670
M602C-ti 91 260
Date
Any appeal shall be linked to a specific governmental action. The State Environmental Policy Act is not intended to create a cause of
action unrelated to a specific governmental action. Appeals of environmental determinations shall be commenced within the time
period to appeal the governmental action that is subject to environmental review. (RCW 43.21C.075)
doc: Miscperm
E06 -001 Printed: 03 -09 -2006
•
City of Tukwila
•
Department of Community Development / 6300 Southcenter BL, Suite 100 / Tukwila, WA 98188 / (206) 431 -3670
File Number: E06 -001
Applied: 01/06/2006
Issue Date: 03/09/2006
Status: ISSUED
SEPA Determination Conditions:
1: All building construction and site work must be performed in accordance with the Liu & Associates Geotechnical
Engineering Study dated 12/30/2005 and Retaining Wall Recommendations dated 2/27/2006 and any subsequent
recommendations. A representative from Liu & Associates must monitor the installation of all piles, collect and
interpret installation data and verify suitable bearing stratum. A representative from Liu & Associates must also
periodically monitor the site work and submit a report to the City prior to building permit final confirming that all
of the work, including the building and retaining wall piles, was performed in accordance with their geotechnical
recommendations.
doc: Miscperm
E06 -001 Printed: 03 -09 -2006
Dept. Of Community Development!--
City of Tukwila
AFFIDAVIT OF DISTRIBUTI
I, S .e_cociz HEREBY DECLARE THAT:
Notice of Public Hearing
Notice of Public Meeting
Determination of,NOYSignificance
Board of Adjustment Agenda Pkt
Mitigated Determinatfon of Non',
Significance
Determination of,Sf§htficance-&.Scoping
Notice
Board of Appeals Agenda Pkt
Notice of Action:%-,'"
Planning Commission Agenda Pkt
Official Notice
Short Subdivision Agenda
Notice of ApplicatiOn-
-4ry
Shoreline Mgmt Permit
FAX To Seattle Times
Classifieds
Mail: Gail Muller Classifieds
PO Box 70 - Seattle WA 98111
Notice of Applicator Shoreline Mgmt
Permit
Other
Was mailed to each of the addresses listed on this
year 2000—
•
• - •
Project Name:
Project Number: Number: 0()
Mailer's Signature:
Person requesting mailing:
P:GINAWYNETTA/FORMS/AFFIDAVIT-MAIL 08/29/003:31 PM
••••••••
FEDERAL AGENCIES
() U.S. ARMY CORPS OF ENGINEERS
( ) FEDERAL HIGHWAY ADMINISTRATION
( ) DEPT OF FISH & WILDLIFE
•
() U.S. ENVIRONMENTAL PROTECTION AGENCY
( ) U.S. DEPT OF H.U.O.
( ) NATIONAL MARINE FISHERIES SERVICE
WASHINGTON STATE AGENCIES
() DEPT OF SOCIAL & HEALTH SERV.
() DEPT OF ECOLOGY, SHORELAND DIV
DEPT OF ECOLOGY, SEPA DIVISION'
)OFFICE OF ATTORNEY GENERAL
CHKLIST W/ DETERMINATIONS
SITE MAPS WITH DECISION
( ) OFFICE OF ARCHAEOLOGY
( ) TRANSPORTATION DEPARTMENT
() DEPT NATURAL RESOURCES
() OFFICE OF THE GOVERNOR
() DEPT OF COMM. TRADE & ECONOMIC DEV.
() DEPT OF FISHERIES & WILDLIFE
KING COUNTY AGENCIES
• SEND
SEND
() BOUNDARY REVIEW BOARD
O FIRE DISTRICT #11
( ) FIRE DISTRICT #2
( ) K.C. WASTEWATER TREATMENT DIVISION
() K.C. DEPT OF PARKS & REC
() KC. ASSESSORS OFFICE
( ) TUKWILA SCHOOL DISTRICT
( ) TUKWILA LIBRARY
() RENTON UBRARY
() KENT LIBRARY
() CITY OF SEATTLE LIBRARY
() QVVEST
( ) SEATTLE CITY LIGHT
( ) PUGET SOUND ENERGY
( ) HIGHLINE WATER DISTRICT
() SEATTLE WATER DEPARTMENT
( ) AT &T CABLE SERVICES
SCHOOLS/LIBRARIES
UTILITIES
CITY AGENCIES
() KENT PLANNING DEPT
( ) TUKWILA CITY DEPARTMENTS:
() PUBLIC WORKS () FIRE
() POLICE () FINANCE
() PLANNING () BUILDING
() PARKS & REC. () MAYOR
() CITY CLERK
OTHER
( ) PUGET SOUND REGIONAL COUNCIL
( ) SW K C CHAMBER OF COMMERCE
( ) MUCKLESHOOT INDIAN TRIBE
( ) CULTURAL RESOURCES PROGRAM
() FISHERIES PROGRAM
( ) WILDLIFE PROGRAM
(SEATTLE TIMES
( ) SOUTH COUNTY JOURNAL
P:\ADMTNISTRATWV E \FORMS \CHKLIST.DOC
e11
( ) HEALTH DEPT
() PORT OF SEATTLE
() KC. DEV & ENVIR SERVICES -SEPA INFO CNTR
(K.C. TRANSIT DMSION - SEPA OFFICIAL
( ) K.C. LAND & WATER RESOURCES
() FOSTER LIBRARY
O K C PUBLIC UBRARY
( ) HIGHLINE SCHOOL DISTRICT
( ) SEATTLE SCHOOL DISTRICT
() RENTON SCHOOL DISTRICT
( ) OLYMPIC PIPELINE
( ) VAL -VUE SEWER DISTRICT
( ) WATER DISTRICT #20
( ) WATER DISTRICT #125
( ) CITY OF RENTON PUBLIC WORKS
() BRYN MAWR- LAKERIDGE SEWERM/ATER DISTRICT
() RENTON PLANNING DEPT
() CITY OF SEA-TAC
() CITY OF BURIEN
( ) TUKWILA PLANNING COMMISSION MEMBERS
( ) TUKWILA CITY COUNCIL MEMBERS
() CITY OF SEATTLE - SEPA INFO CENTER - DCLU
() STRATEGIC PLANNING OFFICE'
• NOTICE OF ALL SEATTLE RELATED PLNG PROJ.
LOCAL AGENCIES
() DUWAMISH INDIAN TRIBE
() P.S. AIR POLLUTION CLEAN AGENCY
() SOUND TRANSIT
() DUWAMISH RIVER CLEAN -UP COALITION
•SENO NOTICE OF ALL APPUCATIONS ON DUWAMISH RIVER
MEDIA
( ) HIGHLINE TIMES
( ) CI.TUKWILA.WA.US.WWW
Ay? tr I�/VS (Nola) CI6ist'
Pt- 1 6-144-04.5 — NS e vkekto o
P4,IC NOTICE MAILINGS FOR PIITS
SEPA MAILINGS
Mail to: (comment period starts on date of mailing)
Dept. of Ecology Environmental Review Section
*Applicant
'Other agencies as necessary (checked off on attached list)
'Any parties of record
• send only the staff report, site plan and the SEPA Determination
KC Transit Division — SEPA Official would like to receive information about all projects that might affect transit demand
Send These Documents to DOE:
SEPA Determination (3 -part from Sierra)
Findings (staff report, usu. with MDNS)
SEPA Checklist (filled out by applicant)
Drawings/Plans of project (site plan, elevations,, etc. from PMT's)
Affidavit of Distribution (notice was mailed or sent to newspaper)
SHORELINE MAILINGS:.
Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500
feet of subject property, comments are due 30 days after the notice of application is mailed/posted. The notice of
Application for Shoreline Substantial Development Permit must include a statement that any person desiring to submit
written comments on the application or desiring to receive notification of the final decision on the application may do so
within 30 days of the notice of application. If a hearing will be held on the application, the hearing notice must include the
information that written comments may be submitted, or oral presentation made at the hearing.
Shoreline Permit Notice of Decision:
Mail to: (within 8 days of decision; 2I-day appeal period begins date received by DOE)
Department of Ecology Shorelands Section
State Attorney General
*Applicant
•Indian Tribes ..
'Other agencies as necessary (checked off on attached list).
Any parties of record
send only the staff report, site plan and the. SEPA Determination
Send These Documents to DOE and Attorney General:
Permit Data Sheet
Shoreline Substantial Development Permit (3 -part from Sierra)
Findings (staff report or memo)
Shoreline Permit Application Form (filled out by applicant)
Drawings/Plans of project (site plan, elevations, etc. from PMT's)
Site plan, with mean high water mark & improvements
— Cross- sections of site with structures & shoreline
- Grading Plan
— Vicinity map
SEPA determination (3 -part from Sierra)
Findings (staff report or memo)
SEPA Checklist (filled out by applicant)
Any background studies related to impacts on shoreline
Notice of Application
Affidavit of Distribution (notice was mailed)
•
P: ADM INISTRATIVEIFORMS\CHKLIST.DOC
City ofTegicwd1�1
Steven M. Mullet, Mayor
Department of Community Development Steve Lancaster, Director
SEPA CHECKLIST EVALUATION
I. Summary of Proposed Action
The proposal is to demolish an existing 2,700 sf Wendy's Restaurant and construct a new 16,000 sf
retail building on the 2.2 acre site. The western half of the site has slopes up to 50% and will be left
undeveloped, except that a retaining wall will be built to push the toe of the slope back
approximately 15 feet. The adjacent intersection of Minkler and Southcenter Parkway will be
modified to improve safety and provide queuing lanes.
II. Project Information
Project File: E06 -001
Associated File: L06 -001 Design Review
Applicant: Brad Decker for SC4 Limited Liability Company
Project Location: 17275 Southcenter Parkway, Tukwila WA 98188
Parcel #262304 -9063
Studies submitted with the applications include:
Traffic and Parking Assessment by Transpo Group
Preliminary Technical Information Report by Site Development Services
Geotechnical Engineering Study by Liu & Associates
Attachments: A. Building, Landscape and Site Plans
Agencies with Jurisdiction:
Washington State Department of Ecology
Puget Sound Clean Air Agency
Comments to SEPA Checklist:
None.
6300 Southcenter Boulevard, Suite #100 0 Tukwila, Washington 98188 0 Phone: 206 - 431 -3670 0 Fax: 206 - 431 -3665
• •
III. Review of the Environmental Checklist
1. Earth - During construction the restaurant building will be demolished and an eight to ten foot
retaining wall will be constructed. Pilings will be used to minimize disturbance to the hillside and
existing trees and construction must be in accordance with the geotechnical recommendations.
Minor soil erosion during construction is a possibility, but the remainder of the site is nearly flat and
this should be easily controlled. No negative earth impacts are expected to result from the project.
2. Air - There will be exhaust emissions from construction equipment and trucks carrying
construction materials during the project. The project's air emissions when complete will consist of
automotive traffic to and from the site. A traffic and parking assessment documenting a decline in
traffic impacts from the current use was submitted as part of the environmental review.
3. Water — The storm drainage system will provide onsite, underground detention and treatment.
The project has passed stormwater concurrency.
4. Plants - The existing trees and shrubs on the developed portion of the site will be removed and
replaced. New landscaping will be installed along edges of the site and around the building, see
Attachment A. Tree replacement will be required for the trees removed on slopes over 15% during
retaining wall construction.
5. Animals —The developable portion of the site does not contain significant animal habitat.
6. Energy and Natural Resources - The project will require energy for construction equipment,
vehicles coming to the site and building operation after completion. The project will be required to
meet current energy codes.
7. Environmental Health — Construction activities would create short-term noise impacts.
8. Land and Shoreline Use - The proposed project will not affect the shoreline. The
Green /Duwamish River is approximately 1 mile east of the site.
9. Housing - The proposal will not result in a change to the housing supply.
10. Aesthetics - The project is subject to the design review process including a hearing before the
Board of Architectural Review. The building permit drawings must agree with the BAR approved
design.
11. Light and Glare - Additional site lighting will be provided by new light standards and building
lighting. The project is located in a commercial zone and the additional lighting will enhance safety
without causing glare or spillover onto adjacent properties.
12. Recreation - The proposal will not affect recreational facilities.
• •
13. Historical and Cultural Preservation - The site is not known to have any historical or cultural
significance.
14. Transportation - A traffic and parking assessment by Transpo Engineers was submitted along
with the checklist and determined that the new use would have lower impacts than the existing use.
The existing driveway will be maintained, but intersection improvements will allow for
improved access.
Sidewalks will be constructed from the cross walk to the building entrance and along the side of
the building to the rear parking area.
15. Public Services - The project may have a modest increased demand on public services.
16. Utilities — There is adequate utility capacity to serve the site. The project has been granted sewer
and water concurrency.
IV. Conclusion
The proposal can be found to not have a probable significant adverse impact on the environment and
pursuant to WAC 197 -11 -340, a Determination of Nonsignificance (DNS) is issued for this project.
This DNS is based on impacts identified within the environmental checklist, attachments and the
above analysis. It is supported by plans, policies and regulations formally adopted by the City of
Tukwila for the exercise of substantive authority under SEPA to approve, condition or deny
proposed actions.
Prepared by: Nora Gierloff, Planning Supervisor
Date: March 6, 2006
VICINITY MAP
N.T.S.
9N
ZOWE CHM'GE 0
ELEV. 40,0`-
CONC. RET. WALL
NATURAL FINISH
TOP WALL A-16 0 ,
BTM. WALL - 26.0
PROP. LIME '
PIUNG
• U:
(W. =33.0
B'W = 2a.D
ECYCLING
S.F. PER 1000
GROSS
iB0 SF REO'O.
9
LOVINC IdNC
A-2 C.
EXISTING
TONY ROMAS
RESTURANT
/17305
(SAME OWNER AS /17275)
REMOVE EXIST CURB.
HATCH NEW PAVING
TO EXIST. FRANC
iS
fff B._B.
IMIN.
SETBACK.
3.
BIKE RACK FOR
(2) BIKES
PROPOSED
RETAIL BUILDING SC -4
USE: . BULK RETAIL
ZONING: TUC
OCCUPANCY:
CONST. TYPE: VB, SPRINKLERED
ONE STORY
GROSS SF: 16,193 S.F.
NET SF: 14.037 S.F.
PARKING REO'D: 35 STALLS 0 4/400
PARKING SHOWN: 42 STALLS
SITE AREA: 96.465 S.F. ♦/-
USABLE STE AREA: 42,163 S.F. Al-
/17275
r-1
J F.F. ELEV. a 27.00' (7)
r- - -1.D.
I REMOVE EXIST. /f
[WENDY'S BLDG. JJ
10'•
SETBACK
BROOM FINSH
CONC. - AN —
1REGRUL COLOR lo
22' HIGH SIGN
5O S.F. FACE
RIOTING CONC
WALK
SOUTNCENTER PARKWAY
L.S.
13
NORTH
4
\_EXISTING
BUILDING
(RETAIL)
A.L. PAVING
PRELIM. SITE PLAN
0 10 20 40 60
17275 SOUTHCENTER PARKWAY. TUKWILA WA
03/06/2006 15:45 FAX 2065454952 DDCI 2001/006
•
DECKER DEVELOPMENT & CONSTRUCTION, INC.
117 EAST LOUISA ST. #230
SEATTLE, WA 98102
PHONE (206) 545 -4964
FAX (206) 545 -4952
FAX TRANSMITTAL
DATE: 3/06 /2005
TO: Nora Gierloff
FROM: Brad Decker
RE: SC 4 Retail Building at 17275 Southcenter Parkway
NOTE:
Nora,
Please review attached Geotech update.
If you have any question please call me at 206 - 545 -4964.
Brad Decker
President
Number of Pages: (Including this Transmittal)
If you do not receive all the pages of this fax, please call 206 - 545 -4964
'03/06/2006 15:45 FAX 2065454952 DDCI
•
LW & ASSOCIATES, INC.
a 002/006
Geotechnical Engineering Engineenng Geology Earth Science
•
February 27. 2006
Mr. Brad Decker
Decker Development & Construction. Tnc.
117 East Louisa Street, Suite 230
Seattle, WA 98102
Dear Mr. Decker:
Subject: Geotechnical Recommendations for Retaining Wall
SC -4 Retail Building
17275 Southcenter Parkway
Tukwila, Washington
L &A Job No. 5A110
INTRODUCTION_
We understand the development for the proposed retail building will require a retaining wall to
be constructed along the west side of the subject site. This retaining wall will be a reinforced
concrete wall up to 8 feet tall. and will be supported on piles. We understand that the choice of
using pile foundation to support this retaining wall is to minimize the extent of excavation
normally required for retaining walls with looting foundations. Presented in this report are our
geotcchnical recommendations for the design o1 this retaining wall. Previously. we performed a
geotechnical engineering study for this project. with our findings of the subsurface conditions of
the site and our geotechnical recommendations for the development of the proposed retail
building presented in our geotechnical report dated December 30. 2005.
DESIGN SOIL PRESSURES
The reinforced concrete wall is to support a toe cut into the hillside along the west boundary of
the site and the wall backfill. For the design of the wall, we recommend that an active soil
19213 Kenlake Place NE • Kenmore, Washington 98028
Phone (425) 483 -9134 • Fax (425) 486 -2746
03/08/2006 15:46 FAX 2065454951
February 27, 2006
Mr. Brad Decker
SC -4 Retail Building
L&A Job No. 5A110
Page 2
DDCI l� 003/006
pressure of 35 pcf EFD (equivalent fluid density) be used This active soil pressure is for a level
or descending backslope away from the wall for a horizontal distance of at least 1.25 times the
wall height. If the backslope of the wall is rising from the back of the wall, an additional soil
pressure of 0.75 pcf ER) per degree of backslope angle should be added to the above active soil
pressure. To counter the active soil, a passive soil pressure of 325 pcf EFD may be used, except
that the passive pressure within the lop 12 inches of the finish grade should be ignored. The
above passive pressure assumes that the finish grade in front of the wall is level or ascending
away from the walls. The above lateral soil pressures are under the assumption that groundwater
behind the wall is fully drained. The above soil pressures are ultimate values, and proper factors
of safety should be used in the design of the wall against sliding and overturning. failures.
AUGERCAST PILE FOUNDATION
We recommended that 16 -inch- diameter augercast piles be used for supporting the retaining wall.
Our recommended augercast pile allowable capacities against compressive and uplift forces on
the wall are as follows:
a Pile Embed. Allow. Comp.
Length, Peet Capacity, Kips
Allow. Uplift
Capacity, Kips
12 28 15
14 38 22
16 50 26
18 62 35
20 74 42
Spite embedment length is the length of piles penetrated into the very-dense Kame terrace and very-hard Older Clay
deposits which are at 32 feet or_more below existing ground surface.
LIU & ASSOCIATES, INC.
03/06/2008 15:48 FAX 206545495: DDCI
•
February 27. 2006
Mr. Brad Decker
SC -4 Retail Building
L &A Job No. 5A1 10
Page 3
Ei 004/006
The augercast piles should have a minimum penetration of 12 feet into the underlying very-dense
Kame terrace and very-hard older Clay deposits which may lie at 32 feet or more below the
existing grade. No reduction in pile capacities is required if the pile spacing is kept at least three
times the pile diameter. A one -third increase in the above allowable pile capacities can be used
when considering short -term transitory wind or seismic loads. Calculation of lateral resistance of
the augercast piles may be based on assumed average soil stratification of 30 feet of loose 1111,
compressible silty peat and very-loose alluvium deposits underlain by Kame terrace and Older
Clay deposits. A lateral modulus of subgrade reaction of 700 kcf (kips per cubic fool) for the
alluvium deposits and of 2,150 kef for the Kame terrace and Older Clay deposits may be used in
calculating the lateral resistance of the piles. '1'he_allowable lateral load resistance of the piles
should include a proper factor of safety on tl .' r ultimate. resistance.
DRAINAGE CONTROL
A drain line consisting of perforated, rigid PVC. drain pipe or slotted, corrugated ADS, drain
pipe. at least 4 inches in diameter, should be installed along the base of the retaining to intercept
and drain away groundwater flowing towards the vault. The drain lines should be sloped at one -
half percent minimum to generate flow by gravity, and water collected in the drain line should be
tightlined to discharge into a storm sewer or a suitable stormwater disposal facility. The drain
lines should be completely embedded in washed gravel wrapped in a layer of non -woven filter
fabric, such as 140N by Mirafi Inc. or approved equal. A vertical drainage blanket at least 12
inches thick horizontally. consisting of compacted pea gravel or washed gravel. should be placed
against the wall. The remaining backfill should be constructed of structural fill. Alternatively, a
vertical drain mat. such as Miradrain 6000 by Mirafi Inc. or equivalent. may be placed against the
perimeter vault walls in lieu of the gravel drainage blanket. The vertical drainage blanket or
drain mat should be hydraulically connected to the drain line at the base of the perimeter walls.
LIU & ASSOCIATES, INC.
03/0G/2006 15:47 FAX 2065454952•
February 27. 2006
Mr. Brad Decker
SC -4 Retail Building
L &A Job No. 5A110
Page 4
DDCI RI 005/006
Sufficient number of cleanouts at strategic locations should he installed for periodical cleaning of
the wall drain line to prevent clogging.
STRUCTURAL FILL
Structural 1111 should be used to backtill the retaining wall. Structural fill should consist of clean
soils with particles not larger than four inches and should be free of organic and other deleterious
substances. Structural 1111 should have a moisture content within one percent of its optimum
moisture content at the Lime of placement. The optimum moisture content is the water content in
the soil that enable the soil to be compacted to the higl -est dry density for a given compaction
effort.
The on -site soils containing organic substances should not be used as structural fill. The clean
on -site silty tine sand soils containing too much tines may only be used as structural till under
fair weather condition when its moisture content can be controlled to close to its optimum
moisture content. Imported material for use as structural till should be clean, free - draining.
granular soils containing no more than 5 percent by weight finer than the No 200 sieve based on
the fraction of the material passing No. 4 siege. and should have individual particles not greater
than four inches. Structural fill should be placed in lifts no more than 10 inches thick in loose
state. with each Jill_ compacted with a vibratory mechanical compactor to at least 92 percent of its
maximum dry density determined by ASTM DI 557 (Modified Proctor Method).
CLOSURE
We are pleased to be of service to you on this project. Please call if you have any questions
regarding this report or need further consultation.
LIU & ASSOCIATES, INC.
'03/0612006 15:47 FAX 2065454952 DDCI 4006/006
February 27, 2006
Mr. Brad Decker
SC -4 Retail Building
L &A Job No. 5A110
Page 5
Yours very truly.
1.11] & ASSOCIATES. TNC.
J. S. (Julian) Liu. Ph.D.. P.B.
Consulting Geotechnical I :ngineer
LIU & ASSOCIATES, INC.
RECEIVED
nJAN 0 6 2006
COMMU , r
DEVELOPMENT
GEOTECHNICAL ENGINEERING STUDY
PROPOSED RETAIL BUILDING
17275 SOUTHCENTER PARKWAY
TUKWILA, WASHINGTON
L &A Job No. 5A110
Date: December 30, 2005
Prepared for:
Decker Development & Construction, Inc.
117 East Louisa Street, Suite 230
Seattle, WA 98102
Prepared By:
Liu & Associates, Inc.
19213 Kenlake Place NE
Kenmore, Washington 98028
LIU & ASSOCIATES, INC.
Geotechnical Engineering
Engineering Geology Earth Science
December 30, 2005
Mr. Brad Decker
Decker Development & Construction, Inc.
l 17 East Louisa Street, Suite 230
Seattle, WA 98102 -
Dear Mr. Decker:
Subject: Geotechnical Engineering Study
Proposed Retail Building
17275 Southcenter Parkway
Tukwila, Washington
L &A Job No. 5A110
SUMMARY
The subject site on which the proposed retail building is to be constructed is surrounded by paved
parking lots and adjacent buildings in a developed commercial and retail zone. Underlying the
site for about the upper 32 feet are layers and interbeds of loose fill, medium -dense silty fine
sand, highly compressible silty peat and very -loose alluvium deposits. Underneath these weak
soil strata are very -dense Kame terrace and very -hard Older Clay deposits. To provide proper
foundation support to the building without causing excessive settlement, pile foundations are
recommended to penetrate and transfer structural loads into the underlying Kame terrace and
Older Clay deposits. Augercast piles appear to be well- suited to provide adequate foundation
support and minimize potential complications associated with the weak and potentially caving
upper soil strata underlying the site.
19213 Kenlake Place NE • Kenmore, Washington 98028
Phone (425) 483 -9134 • Fax (425) 486 -2746
December 30, 2005
Proposed Retail Building
L &A Job No. 5A110
Page 2
INTRODUCTION
OVERVIEW
The subject site is located at 17275 Southcenter Parkway in Tukwila, Washington. The Parcel
No. of the property is 2623049063. The site is an irregularly - shaped parcel, totaling about nine
tenths of an acre. The proposed development for the subject site is to construct a new one -story
retail building to replace an existing restaurant building currently occupying the site.
The subsurface condition of the site were explored with three test borings. The type of
foundations to be used for supporting the proposed is based on the subsurface conditions
encountered by the test borings.
BACKGROUND
The site is located in the Tukwila valley which is known to have alluvium deposits with limited
foundation support capability and liquefaction potential. Therefore, subsurface investigation is
required to explore the subsurface conditions of the site, with obtained soil data used to
determine the type and bearing capacities of foundations to be used for supporting the building
and the method of mitigating liquefaction potential, if required.
We are unaware of whether contaminants exist under the site, or whether environmental site
assessment had been performed on the site. Our observation of soil cutting from the drilling of
the test borings and examination of soil samples obtained from subsurface exploration of the site,
however, seems to indicate that the site is free of contaminants.
PURPOSE AND SCOPE OF SERVICES
The purpose of this geotechnical engineering study is to explore and characterize the subsurface
conditions of the site, perform geotechnical engineering analyses, and provide geotechnical
LIU & ASSOCIATES, INC.
December 30, 2005
Proposed Retail Building
L &A Job No. 5A110
Page 3
recommendations for site grading, drainage control, erosion mitigation, and type and bearing
capacities of foundations, etc. for the proposed development.
To achieve the above purpose, our scope of services for this study comprises specifically the
following:
1 Review the geologic and soil conditions at the site based on a published geologic map.
2.
Explore the subsurface conditions of the site with three test borings.
3. Perform necessary geotechnical analyses and provide geotechnical recommendations for
site grading, erosion mitigation, surface and ground water control, and foundation type,
design and construction, based on subsurface conditions encountered in the test borings
and results of our geotechnical analyses.
4. Prepare a written report to present our findings, conclusions, and recommendations.
INVESTIGATIONS SUMMARY
Subsurface conditions at the site were explored on August 30, 2005, with three test borings
drilled with a track- mounted Mobile 20 drilled rig owned and operated by Davies Drilling. Soil
samples were obtained from the test borings with a standard split -spoon sampler of 2 -inch
outside diameter. Standard Penetration Tests (SPT) were conducted, in accordance with ASTM
D -1586, in the bore holes, by advancing the soil sampler with a 140 -pound hammer that was
raised and released for a 30 -inch free fall. The number of blows required to advance the sampler
a given distance is an indication of the density for granular soils or the consistency of cohesive
soils. The sampler was advanced 18 inches and the total number of blows for the last 12 inches
were recorded on the boring logs as SPT N- values.
LIU & ASSOCIATES, INC.
December 30, 2005
Proposed Retail Building
L &A Job No. 5A110
Page 4
SITE CONDITIONS
LOCATION AND SURFACE CONDITIONS
The general location of the subject site is shown on Plate 1 — Vicinity Map. It is located in a
commercial /retail zone, a short distance to the southwest of Southcenter Shopping Mall. The site
is bounded by Southcenter Parkway to the east and adjoined by commercial properties to the
north and south, and backed into a wooded hillside to the west.
The site is situated near the western fringe of a flood plain of the nearby Green River, and is at a
short distance east of the base of a moderate to steep, east - declining hillside. An existing one -
story restaurant building currently occupies the site. This existing building is surrounded by a
paved parking lot to its north, south and west sides, and a grass covered lawn to its east. Within
the site, the paved area is relatively level, while the grass- covered area is sloping gently down to
the east towards Southcenter Parkway.
GEOLOGIC SETTING
The Geologic Map of the Des Moines Quadrangle, Washington, by Howard H. Waldron,
published by U. S. Geological Survey in 1962, was referenced for the geologic and soil
conditions at the site. According to this publication, the surficial soil units at and in the vicinity
of the site are mapped as Kame- terrace deposits (Qit) overlain by alluvium deposits (Qa).
The geology of the Puget Sound Lowland has been modified by the advance and retreat of
several glaciers in the past and subsequent deposits and erosions. The latest glacier advanced to
the Puget Sound Lowland is referred to as the Vashon Stade of the Fraser Glaciation which had
occurred during the later stages of the Pleistocene Epoch, and retreated from the region some
14,500 years ago.
L,IU & ASSOCIATES, INC.
December 30, 2005
Proposed Retail Building
L &A Job No. 5A110
Page 5
The Kame- terrace deposits were lain down by ice - marginal streams flowing between higher
ground on one side and an ice margin on the other side during the last glaciation. They consist
mostly of silty sand and gravel to cobble. Locally, they also contain lenses and pods of till and
beds of sand, silt and clay. The alluvium deposits are mainly composed of silt and fine sand with
minor amounts of peat and clay. They were mostly laid down by the flooding water of the nearby
Green River and the hillside streams to the west.
SOIL CONDITIONS
The approximate locations of the test borings are shown on Plate 2 - Site and Exploration
Location Plan. The test borings were drilled to depths from 21.5 to 41.4 feet. Soil samples
obtained from the test borings were visually classified in general accordance with United Soil
Classification System, a copy of which is presented on Plate 3. A geotechnical engineer from our
office was present during the exploration, who examined the soil samples retrieved from the test
borings and he soil and geologic conditions encountered, and completed logs of test borings.
Detailed descriptions of the soils encountered during site exploration are presented in test boring
logs on Plates 4 through 6.
The test borings encountered about 8.0 to 9.0 feet of loose to medium - dense, fine to medium to
coarse sand, under the parking lot pavement. The layers of loose to medium sand appear to be
alluvium deposits. They are underlain by thick beds of very stiff to hard fine sandy silt and very
dense fine to medium to coarse sand, appear to be Kame terrace deposits, to the depths explored.
The test borings encountered layers of loose fill, medium -dense silty fine sand soils, highly
compressible silty peat sediments, and very loose alluvium deposits, to depths about 30 to 32 feet
below ground surface. The alluvium deposits of fine to coarse sand soils often have roots, tree
logs and wood fibers intermixed in them. These weak soil strata are underlain to depths explored
LIU & ASSOCIATES, INC.
December 30, 2005
Proposed Retail Building
L &A Job No. 5A110
Page 6
by very-dense fine to medium sand deposit and very-hard silt. The very-dense silty sand deposit
appears to be of the Kame terrace and the very -hard silt appears to be of Older Clay soil units.
The Older Clay soil unit consists of proglacial lacustrine deposits of the Vashon Drift, and is
composed mostly of dark -gray, cohesive, over - consolidated clayey silt. It is also referred to
locally as the Lawton Clay member. It is in part massive, but commonly horizontally laminated
and interbedded with light -gray silt. It may contains a few beds of fine to very fine sand locally.
Over - ridden by Vashon glacier, the Older Clay soils generally very stiff to hard, with extremely
low permeability, in natural undisturbed state. Where exposed, the upper few inches to a couple
of feet of the Older Clay unit be weathered and saturated, with much weaker strength.
Stormwater, infiltrating into the more permeable surficial soil units would perch on and flow
down - gradient along the surface of the underlying Old Clay soil unit.
GROUNDWATER CONDITION
Groundwater table was encountered at about 8.9 feet deep in Test Boring B -1, 5.5 feet deep in
Test Boring B -2, and at about 3.5 feet in Test Boring B -3, during drilling. The high groundwater
level measured may be local groundwater perched on the beds of more silty and less permeable
soils. Groundwater table may fluctuate seasonally, depending on precipitation, surface runoff,
ground vegetation cover, site utilization, and other factors. The groundwater table may lower
significantly in the dryer Summer months and accumulate and rise in the wet Winter months.
SUBSURFACE CONTAMINATION
No contaminants or materials suspected of contaminants were observed on the surface of the site
or encountered in the test borings under the site.
LIU & ASSOCIATES, INC.
December 30, 2005
Proposed Retail Building
L &A Job No. 5A110
Page 7
DISCUSSION AND CONCLUSIONS
The site is underlain by layers of loose fill, medium -dense silty fine sand soils, highly
compressible silt peat sediments and very -loose alluvium deposits of fine to coarse sand to 32
feet deep or more. These weak soils are underlain by very -dense Kame terrace fine to medium
sand and very-hard Older Clay soils. The underlying Kame terrace and Older Clay deposits will
be able to provide excellent foundation support to the proposed building. Piles should be used to
penetrate through the upper weak and unsuitable soils and seat into the underlying Kame terrace
and Older Clay deposits to transfer structural loads to firm bearing soils and to minimize
potential foundation settlement.
SLOPE STABILITY
The site is nearly flat. Slope stability should not be an issue.
SEISMIC CONSIDERATIONS
The Puget Sound region is in an active seismic zone. The site is underlain by loose and
compressible soils to about 32 feet or more below existing ground surface. The very-loose
alluvium soils coupled with high groundwater table may be prone to liquefaction during strong
earthquakes. The effect of liquefaction potential can he mitigated by supporting the proposed
building on piles with sufficient penetration into the underlying very-dense Kame terrace and
very-hard Older Clay deposits. should be designed to withstand seismic forces induced by strong
earthquakes. Based on the soil conditions encountered by the test pits, we recommend that
Seismic Use Group I and Site Class D be used in the seismic design of the proposed residences in
accordance with the 2003 International Building Code ([BC).
LIU & ASSOCIATES, INC.
December 30, 2005
Proposed Retail Building
L &A Job No. 5A110
Page 8
SITE WORK
Site preparation should include clearing and grubbing and removal of the existing parking
pavement within construction limits. Demolition of the existing building should also have its
foundations completely removed. The footprint excavation of the new building should be cut
slightly below the finish subgrade level. The exposed soils should be compacted to a non -
yielding state with a vibratory mechanical compactor, then covered with a layer of 4 -to -6 -inch
rock spalls for erosion control and to provide a working surface for foundation construction.
Storm runoff will be contained in the excavated pit surrounded by nearby existing paved parking
lot. Silt fence will likely only be required along the downhill eastern boundary of the site to
prevent sediments being transported onto the street bordering the site on this side.
RETAINING STRUCTURES
Not applicable.
ROCKERIES
Not applicable.
FOUNDATION SUPPORT
Due to the thick deposits of weak and loose soils underlying the site up to 32 feet or more below
the existing ground surface, we recommend pile foundations be used to support the proposed
building. The piles should penetrate through the weak and loose soils seat into the underlying
very-dense Kame terrace and very -hard Older clay deposits.
The very -loose alluvium deposits underlying the site may be densified by ground vibrations from
pile driving, and may result in foundation settlement and damages to adjacent buildings and
parking pavement if driven piles are to be used. High groundwater table in very -loose sandy
alluvium deposits may cave severely during hole drilling if drilled piers are to be used. Casing
LIU & ASSOCIATES, INC.
December 30, 2005
Proposed Retail Building
L &A Job No. 5A110
Page 9
and drilling mud will have to be used to keep drilled holes open and to minimize ground loss for
drilled pier installation. Therefore, neither of these two types of piles is suitable for supporting
the proposed building from the construction viewpoint:
Augercast piles would be more suitable and are recommended for supporting the proposed
building. Augercast piles are cast -in -place concrete piles. They are installed by drilling a hole in
the ground with a continuous - flight, hollow -stem auger. The continuous -flight auger can
maintain an open hole even in potentially caving or squeezing soils. After the holes are drilled to
depth, fluid cement -sand grout is then pumped into the hole through the hollow stem, filling the
hole from bottom up as the auger is slowly withdrawn out of the ground. A rebar cage is then
inserted into the grout - filled holes . to complete the pile construction procedure. The installation
of augercast piles would generate minimal ground vibration or ground loss.
EXCAVATION SLOPES
Under no circumstance should excavation slopes be greater than the limits specified by local,
state and federal safety regulations if workers have to perform construction work in excavated
areas. Temporary, unsupported cuts greater than 4 feet in height should be no steeper than 1-
1/4H:1 V in the on -site topsoil and loose fill and no steeper than 1H:1V in the underlying
medium -dense silty fine sand soils, assuming groundwater will not be encountered over the
depths of excavation during construction. If groundwater is encountered, sufficient numbers of
dewatering wells or sump pits should be installed to lower the groundwater table to at least 2 to
3 feet below the bottom of excavation to facilitate grading work.
STRUCTURAL FILL
Structural fill is the fill that supports structural or traffic load. Structural fill should consist of
clean soils with particles not larger than four inches and should be free of organic and other
deleterious substances. Structural fill should have a moisture content within one percent of its
LIU & ASSOCIATES, INC.
December 30, 2005
Proposed Retail Building
L &A Job No. 5A110
Page 10
optimum moisture content at the time of placement. The optimum moisture content is the water
content in the soil that enable the soil to be compacted to the highest dry density for a given
compaction effort.
The on -site soils containing organic substances should not be used as structural fill. The clean
on -site silty fine sand soils containing too much fines may only be used as structural fill under
fair weather condition when its moisture content can be controlled to close to its optimum
moisture content. Imported material for structural fill should be clean, free - draining, granular
soils containing no more than 5 percent by weight finer than the No. 200 sieve based on the
fraction of the material passing No. 4 sieve, and should have individual particles not greater than
four inches. Imported structural fill should be stockpiled and covered separately from the on -site
soils.
Structural fill should be placed in lifts no more than 10 inches thick in loose state, with each lift
compacted to a minimum percentage of the maximum dry density determined by ASTM D1557
(Modified Proctor Method) as follows:
Application % of Maximum Dry Density
Within building pads of the building lots 95%
Roadway /driveway subgrade 95% for top 3 feet and 90% below
Retaining wall backfill 90%
Utility trench backfill 95% for top 4 feet and 90% below
TEMPORARY SHORING AND RETAINING WALLS
Not applicable.
LIU & ASSOCIATES, INC.
December 30, 2005
Proposed Retail Building
L &A Job No. 5A110
Page 11
REINFORCED SOIL STRUCTURES
Not applicable.
STRUCTURE AND FOUNDATIONS
We recommend that 16- inch - diameter augercast piles be used for supporting the proposed
building. Our recommended allowable vertical bearing and uplift capacities for 16- inch - diameter
augercast piles are as follows:
a Pile Embed.
Length, Feet
Allow. Comp.
Capacity, Kips
Allow. Uplift
Capacity, Kips
12 28 15
14 38 22
16 50 26
18 62 35
20 74 42
aPile embedment length is the length of piles penetrated into the very -dense Kame terrace and very -hard Older Clay
deposits which are 32 feet or more below existing ground surface.
The augercast piles should have a minimum penetration of 12 feet into the underlying very-dense
Kame terrace and very -hard older Clay deposits. No reduction in pile capacities is required if the
pile spacing is kept at least three times the pile diameter. A one -third increase in the above
allowable pile capacities can be used when considering short -term transitory wind or seismic
loads. We estimate that with the building supported on augercast piles, the total maximum post -
construction settlement should be about 3/8 inch or less, and the maximum differential settlement
across the building width should be 1/4 inch or less. Calculation of lateral resistance of the
augercast piles may be based on assumed average soil stratification of 35 feet of loose fill,
LIU & ASSOCIATES, INC.
December 30, 2005
Proposed Retail Building
L &A Job No. 5A110
Page 12
compressible silty peat and very-loose alluvium deposits underlain by Kame terrace and Older
Clay deposits. A lateral modulus of subgrade reaction of. 700 kcf (kips per cubic foot) for the
alluvium deposits and of 2,150 kcf for the Kame terrace and Older Clay deposits may be used in
calculating the lateral resistance of the piles. The allowable lateral load resistance of the piles
should include a proper factor of safety on their ultimate resistance.
The performance of augercast piles depends on how and to what bearing stratum the piles are
installed. Since a completed augercast pile in the ground cannot be observed, it is critical that
judgement and experience be used as a basis for determining the embedment length and
acceptability of a pile. Therefore, we recommend that Liu & Associates be retained to monitor
pile installation operation, collect and interpret installation data, and verify suitable bearing
stratum. We also suggest that the contractor's equipment and installation procedure be reviewed
by L &A prior to pile installation to help mitigate problems which may delay work progress.
FLOORS
Due to the highly compressible silty peat and very-loose alluvium soils underlying the site which
can potentially result in excessive settlement, it is our recommendation that concrete floor slabs,
if required, should be structural slabs supported on grade beams capping the augercast piles.
Where moisture control is critical, the floor slabs should be poured on a capillary break placed on
compacted unyielding subgrade soils. The capillary break should consist of a minimum four -
inch -thick layer of free- draining gravel or crushed rock containing no more than 3% by weight
passing the No. 4 sieve. A vapor barrier, such as a 6 -mil plastic membrane, may be placed over
the capillary break, as required, to keep moisture from migrating upwards.
DRIVEWAY AND PARKING LOT PAVEMENT
Performance of driveway and parking lot pavement is critically related to the conditions of the
underlying subgrade. It is economically impractical to completely excavate out the silty peat and
LIU & ASSOCIATES, INC.
December 30, 2005
Proposed Retail Building
L &A Job No. 5A l 10
Page 13
very-loose alluvium deposits underlying the driveway and parking lot areas, which may be up to
32 feet thick or more, and replaced them with structural fill to support pavement. For the
construction of driveway and parking lot pavement, we recommend that the surficial loose soils
should be over - excavated for at least 3 to 4 feet, and the exposed soils are then compacted to a
non - yielding state with a vibratory mechanical compactor. The over - excavation is then
backfilled with structural fill to finished subgrade. A minimum 6 -inch- thick, compacted, crushed
rock base (CRB), consisting of 5/8- inch -minus crushed rock, should be constructed over the
structural fill. The crushed rock base should be topped with a 3- inch -thick asphalt treated base
(ATB) and 2- inch -thick Class B asphalt concrete (AC). With the loose to medium dense
alluvium deposits underlying the driveway and parking lot, maintenance and repair of pavements
may be required every few years.
UNDERGROUND UTILITY INSTALLATION
Underground utility installation within the site may encountered loose unstable soils. These
unstable soils coupled with high groundwater, if encountered, may cave suddenly without
warning. Trench blocks should be used, as required, for trenches deeper than 4 feet in areas of
unstable soils to prevent trench caving if the trench walls are not to be sloped back sufficiently to
maintain slope stability.
Loose and weak fill, topsoil, silty peat and alluvium deposits should be thoroughly removed from
the utility trenches down to firm bearing soils. If encountered, groundwater in utility trenches
should be directed into sump pits dug two to three feet deeper than bottom of the trenches, from
which water can be pumped out of the trenches. The pumps should be housed in perforated
metal or plastic pipes /barrels placed in the sump pits backfilled with washed gravel. The sump
pits should be spaced closely enough to sufficiently lower the groundwater level and allow the
trenches to be excavated to its finish grade. The sump pits should be filled with gravel or
crushed rock after they are no longer needed for dewatering. The bottom of the trenches should
LIU & ASSOCIATES, INC.
December 30, 2005
Proposed Retail Building
L &A Job No. 5A110
Page 14
be compacted with a vibratory compactor to a non - yielding state, and the trenches lined with a
layer of non -woven filter fabric to prevent fined - grained soils being washed into the more
permeable trench backfill material. After the utility lines are laid on the bottom, the trenches
should be backfilled with pea gravel or free - draining, granular soil to within about 12 to 18
inches of the finish ground. Pea gravel, if used, should be densified to a non - yielding state with a
hoe -pack or a concrete vibrator. Granular soils, if used, should be compacted in lifts and to
density per recommendations in the STRUCTURAL FILL section of this report. The remaining
trench may be backfilled with on -site soils compacted to a non - yielding state.
DRAINAGE CONTROL
Building Footprint Excavation
Groundwater may be encountered during excavation of the building footprint. If encountered,
the bottom of the building footprint excavation should be sloped and ditches excavated along the
bases of the cut slopes to direct collected groundwater into a sump pit from which water can be
pumped out of the building footprint excavation. A layer of 4 -to -6 -inch rock spalls should be
placed over subgrade soils, as required, to provide a working surface for construction equipment
and workers.
Surface Drainage
Final site grades should allow storm runoff to be drained away from the building. We suggest
the unpaved finish ground be sloped at a gradient of three percent minimum for a distance of at
least 10 feet away from the building. Pavements surrounding the building should have sufficient
slope to drain storm runoff away from the building.
Roof runoff should be collected by an underground drain line system. Runoff over the pavement
should be captured by catch basins. Collected water by these underground drain line systems
should be tightlined to drain into a storm sewer or a suitable stormwater disposal facility.
LIU & ASSOCIATES, INC.
December 30, 2005
Proposed Retail Building
L&A Job No. 5A110
Page 15
HAZARDS
The site is nearly flat and the risk for landslide to occur on the site should be non - existent. The
effect of liquefaction of the surficial loose to medium alluvium deposits on the building will be
nullified by supporting the building on augercast piles penetrating into the underlying very -dense
Kame terrace and very -hard Older Clay deposits. Storm runoff during construction will be
confined in the pit of building footprint excavation surrounded by adjacent parking pavement,
and erosion hazard during construction should be minimal.
LIMITATIONS
This report has been prepared for the specific application to this project for the exclusive use by
Decker Development and Construction, and their associates, representatives, consultants and
contractors. We recommend that this report, in its entirety, be included in the project contract
documents for the information of the prospective contractors for their estimating and bidding
purposes. The conclusions and interpretations in this report, however, should not be construed as
a warranty of the subsurface conditions. The scope of this study does not include services related
to construction safety precautions and our recommendations are not intended to direct the
contractor's methods, techniques, sequences or procedures, except as specifically described in
this report for design considerations.
Our recommendations and conclusions are based on soil conditions encountered in the test
borings, our engineering analyses, and our experience and engineering judgment. The
conclusions and recommendations are professional opinions derived in a manner consistent with
the level of care and skill ordinarily exercised by other members of the profession currently
practicing under similar conditions in this area. No warranty, expressed or implied, is made.
LIU & ASSOCIATES, INC.
December 30, 2005
Proposed Retail Building
L &A Job No. 5A110
Page 16
The site subsurface conditions encountered in the test borings may vary from those actually
encountered during construction. The nature and extent of such variations may not become
evident until construction starts. If variations appear then, we should be retained to re- evaluate
the recommendations of this report, and to verify or modify them in writing prior to proceeding
further with construction.
CLOSURE
We are pleased to be of service to you on this project. Please call if you have any questions
regarding this report or need further consultation.
PLATES AND ILLUSTRATIONS
1. Vicinity Map
2. Site and Exploration Location Plan
3. Unified Soil Classification System
4, 4A, 5, 5A, and 6, 6A - Boring Logs
Yours very truly,
LIU & ASSOCIATES, INC.
J. S. (Julian) Liu, Ph.D., P.E.
Consulting Geotechnical Engineer
LIU & ASSOCIATES, INC.
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Geotechnical Engineering • Engineering Geology • Earth Science
VICINITY MAP
RETAIL BUILDING
17275 SOUTHCENTER PARKWAY
TUKWILA, WASHINGTON
JOB NO. 5A110
I DATE 12/28/05 1
PLATE 1
MB • NM — OM OM • — • MI r MI • • MI • — — .
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/ C7�. ..LW. -'36.0
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LOADING
'T 35'
93'
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PROPOSED•,
RETAIL BUILDING SC -4
USE BULK RETAIL
OCCUPANCY: N
CONST, TYPE; V8, SPRINKLEREO
ONE STORY
GROSS SF: 16,108 S.F.
NET SF: 14,171 S.F.
.PARKING REQ'0: 35 STALLS m
1/400
PARKING SHOWN: 38 STALLS
SITE AREA 96,465 S.F. +/� ��
USABLE SITE AREA; 42,183 S.F. +/-
I I
--° • i i
L.._ "J F.F. ELEV. a 27.00' (7)
LS.
REMOVE'EXIST. /I
IT WENDY'S BLDG.
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crtPICIL
A.C. PAVING
22' NIGH SIGN
50 S.F. FACE
- 33.0
28.0
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S.F. PER 10
CROSS
80 SF REQ'0
,;
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LIU & ASSOCIATES, INC.
Geotechnical Engineering • Engineering Geology • Earth Science
SITE AND EXPLORATION LOCATION PLAN
RETAIL BUILDING
17275 SOUTHCENTER PARKWAY
TUKWILA, WASHINGTON
JOB NO. 5A110
DATE 12/28/05 I PLATE 2
UNIFIED SOIL CLASSIFICATION SYSTEM
MAJOR DIVISIONS
GROUP
SYMBOL
GROUP NAME
COARSE -
GRAINED
SOILS
MORE THAN 50%
RETAINED ON THE
NO. 200 SIEVE
GRAVEL
MORE THAN 50% OF
COARSE FRACTION
RETAINED ON NO. 4 SIEVE
CLEAN
GRAVEL
GW
WELL- GRADED GRAVEL, FINE TO COARSE GRAVEL
GP
POORLY - GRADED GRAVEL
GRAVEL WITH
FINES
GM
SILTY GRAVEL
GC
CLAYEY GRAVEL
SAND
MORE THAN 50% OF
COARSE FRACTION
PASSING NO. 4 SIEVE
CLEAN
SAND
SW
WELL - GRADED SAND, FINE TO COARSE SAND
SP
POORLY - GRADED SAND
SAND WITH
FINES
SM
SILTY SAND
SC
CLAYEY SAND
FINE -
GRAINED
SOILS
MORE THAN 50%
PASSING ON THE
NO. 200 SIEVE
SILT AND CLAY
LIQUID LIMIT
LESS THAN 50%
INORGANIC
ML
SILT
CL
CLAY
ORGANIC
OL
ORGANIC SILT, ORGANIC CLAY
SILTY AND CLAY
LIQUID LIMIT
50% OR MORE
INORGANIC
MH
SILT OF HIGH PLASTICITY, ELASTIC SILT
CH
CLAY OF HIGH PLASTICITY, FAT CLAY
ORGANIC
OH
ORGANIC SILT, ORGANIC SILT
HIGHLY ORGANIC SOILS
PT
PEAT AND OTHER HIGHLY ORGANIC SOILS
NOTES:
1. FIELD CLASSIFICATION IS BASED ON VISUAL EXAMINATION
OF SOIL IN GENERAL ACCORDANCE WITH ASTM D2488 -83.
2. SOIL CLASSIFICATION USING LABORATORY TESTS IS BASED
ON ASTM D2487 -83.
3. DESCRIPTIONS OF SOIL DENSITY OR CONSISTENCY ARE
BASED ON INTERPRETATION OF BLOW -COUNT DATA, VISUAL
APPEARANCE OF SOILS, AND /OR TEST DATA.
SOIL MOISTURE MODIFIERS:
DRY - ABSENCE OF MOISTURE, DUSTY, DRY TO
THE TOUCH
SLIGHTLY MOIST - TRACE MOISTURE, NOT DUSTY
MOIST - DAMP, BUT NO VISIBLE WATER
VERY MOIST - VERY DAMP, MOISTURE FELT TO THE TOUCH
WET - VISIBLE FREE WATER OR SATURATED,
USUALLY SOIL IS OBTAINED FROM BELOW
WATER TABLE
LIU & ASSOCIATES, INC.
Geotechnical Engineering Engineering Geology Earth Science
UNIFIED SOIL CLASSIFICATION SYSTEM
PLATE 3
1
1
BORING NO. B -1
Logged By: JSL 8/30/2005 .Ground Elev. ±
Depth
ft.
USCS
Soil Description
Sample
(N)
Blows/
ft.
W
%a
Other Test
Type
No.
5
10 _
3 -in Asphalt Pavement over 4 -in Crushed Rock Base
SS
1 SS
SS
]SS4
' SS
1
2
3
5
19
22
14
6
4
SP
Gray, dense, silty, fine to medium SAND, trace gravel,
OL
moist (FILL) /
SM
Dark -gray to black, loose, organic, silty fine SAND, moist
(relic TOPSOIL)
Brown, medium - dense, silty, fine to medium SAND, trace
1 gravel, moist /
SM
Dark -gray to black, medium - dense, silty fine SAND,
v very moist
- Same, becomes wet below 10.0 ft
Gray, very- dense, slightly silty to silty, fine SAND, moist to
slightly, moist
SM
15
SM /OL
Intermixed medium - dense, gray, silty fine SAND and brown,
silty PEAT, with roots and wood fibers, moist to wet
20
_
SP /OL
Intermixed loose, gray, fine to coarse SAND and brown,
silty PEAT, moist to wet
_
25 _
30
SW
Gray, very- loose, fine to coarse SAND, with occasional wood
fibers, very moist to wet (ALLUVIUM ?)
(continued on Plate 4A)
LEGEND: SS - 2" O.D. Split -Spoon Sample GROUNDWATER: 'I
ST 3" O.D. Shelby
Seal
•
- -Tube Sample Water Level
B - Bulk Sample H Observation Well Tip
LIU & ASSOCIATES, INC.
Geotechnical Engineering Engineering Geology Earth Science
BORING LOG
RETAIL BUILDING
17275 SOUTHCENTER PARKWAY
TU KW I LA. WASHINGTON
JOB NO. 5A110 I
DATE 2/27/2005
PLATE 4
1
1
1
t
1
1
1
1
BORING NO. B -1 (continued from Pate 4)
Logged By: JSL 8/30/2005 Ground Elev. ±
Depth
ft.
USCS
Soil Description
Sample
(N)
Blows/
ft.
W
%
Other Test
T pe
No.
-
35 _
40 _
_
45
50
55
60
SS
1 SS
SS
6
7
8
3
50
56
Gray, hard, fine sandy SILT, slightly moist
(fresh OLDER CLAY)
- Same, very hard
ML
Boring terminated at 41.5 ft; groundwater encountered @ 8.9 ft
at completion of drilling.
LEGEND: SS - 2" O.D. Split -Spoon Sample ' GROUNDWATER:
ST - 3" O.D. Shelby -Tube Sample Water Level
B - Bulk Sample
Seal
Observation Well Tip
LIU & ASSOCIATES, INC.
Geotechnical Engineering Engineering Geology • Earth Science
BORING LOG
RETAIL BUILDING
17275 SOUTHCENTER PARKWAY
TU KWI LA. WASHINGTON
JOB NO. 5A110
I DATE 2/27/2005
PLATE 4A
1
1
1
1
1
BORING NO. B -2
Logged By: JSL 8/30/2005 Ground Elev. ±
Depth
ft.
USCS.
Soil Description
Sample
(N)
W
ok
Other Test
Type
No.
Blows/
ft.
_
—
5
_
10_
15
3� inches bark
1SS1
I SS
]
]SS
] SS
1 SS
2
3
4
5
7
3
4
8
5
SM
—$
-- of shredded
_____/—
Light -brown to light -gray, loose, silty fine SAND, trace
gravel, slightly moist
SM /ML
Gray, loose, silty fine SAND to fine sandy SILT, with
occasional charred wood, moist (ALLUVIUM ?)
-Same, very loose
•
20
_
25
30
SM /ML
Gray, loose, silty fine SAND to fine sandy SILT, moist
(ALLUVIUM ?)
- encountered 6 -in- diameter, relatively fresh tree log and
few decayed wood fragments
(continued on 5A)
LEGEND: SS - 2" O.D. Split -Spoon Sample GROUNDWATER: "
ST
Seal
•
- 3" O.D. Shelby -Tube Sample Water Level
B - Bulk Sample " Observation Well Tip
LIU & ASSOCIATES, INC.
Geotechnical Engineering Engineering Geology Earth Science
BORING LOG
RETAIL BUILDING
17275 SOUTHCENTER PARKWAY
TU KW I LA, WASHINGTON
JOB NO. 5A110 I
DATE 2/27/2005
I PLATE 5
1
1
1
1
1
1
BORING NO. B -2 (continued from Plate 5)
Logged By: JSL 8/30/2005 Ground Elev. ±
Depth
ft.
USCS
Soil Description
Sample
(N)
Blows/
ft.
W -
Other Test
Type
No.
_
SP
Brown -gray, very- dense, fine to medium SAND, very moist
- Unable to obtain soil sample @ 35.0 ft due to sand boil.
SS
6
45
10
15
20
25
30
Boring terminated at 35.0 ft; groundwater table encountered @
5.9 ft at completion of drilling.
LEGEND: SS - 2" O.D. Split -Spoon Sample GROUNDWATER:
ST - 3" O.D. Shelby -Tube Sample Water Level
B - Bulk Sample LI
Seal
Observation Well Tip
LIU & ASSOCIATES, INC.
Geotechnical Engineering • Engineering Geology Earth Science
BORING LOG
RETAIL BUILDING
17275 SOUTHCENTER PARKWAY
TUKWILA, WASHINGTON
JOB NO. 5A110 I
DATE 2/27/2005
PLATE 5A
1
1
1
1
1
1
1
1
BORING NO. B -3
Logged By: JSL 8/30/2005 Ground Elev. ±
Depth
ft.
USCS
Soil Description
Sample
(N) '
Blows/
ft.
W
ok
Other Test
Type
No.
2 -in Asphalt Pavement over 4 -in Crushed Rock Base
SS
1 SS
1 SS
1 SS
1 SS
1
2
3
4
5
3
5
4
5
26
SP
Brown, very- loose, silty fine SAND, trace to some gravel and
few wood debris, moist (FILL)
Q
5
10
SM
Brown -gray with rusty -brown seams, very- loose, silty fine
SAND, trace gravel and charred wood, moist (ALLUVIUM ?)
- Same, but gray in color
15
20
SM /ML
Gray, very- loose, silty fine SAND to fine sandy SILT, with
occasional brown sand seams and frequent wood fibers,
moist (ALLUVIUM ?)
- Same, gray and brown jumbled, trace wood fiber
SM
Gray, loose to medium - dense, silty, fine to medium SAND,
moist (ALLUVIUM ?)
25
30
SP
Gray to brown, medium - dense, fine to medium to coarse
SAND, trace gravel, wet
(continued on Plate 6A)
LEGEND: SS - 2" O.D. Split -Spoon Sample GROUNDWATER:
Seal
ST - 3" O.D. Shelby -Tube Sample Water Level
B - Bulk Sample
Observation Well Tip
LIU & ASSOCIATES, INC.
Geotechnical Engineering Engineering Geology Earth Science
BORING LOG
RETAIL BUILDING
.17275 SOUTHCENTER PARKWAY
TU KW I LA, WASHINGTON
JOB NO. 5A110
I DATE 2/27/2005
I PLATE 6
1
1
t
1
1
BORING NO. B -3 (continued from Plate 6)
Logged By: JSL 8/30/2005 Ground Elev. ±
Depth
ft.
USCS
Soil Description
Sample
(N)
Blows/
ft.
W
yo
Other Test
T pe
No.
_
35 _
_
—
40
45
50
55
60
ML
SS
l ss
6
7
66
79
Brown -gray, very-hard, SILT, slightly moist
(fresh OLDER CLAY)
- Same, but gray in color
Boring terminated at 35.0 ft; groundwater table encountered @
3.5 ft at completion of drilling.
LEGEND: SS - 2" O.D. Split -Spoon Sample .GROUNDWATER:
ST - 3" O.D. Shelby -Tube Sample Water Level
B - Bulk Sample
Seal
Observation Well Tip
LIU & ASSOCIATES, INC.
Geotechnical Engineering Engineering Geology Earth Science
BORING LOG
RETAIL BUILDING
17275 SOUTHCENTER PARKWAY
TUKWILA_ , WASHINGTON
JOB NO. 5A110
1 DATE 2/27/2005
PLATE 6A
• •
PRELIMINARY
RECEivE0
JAN 0 6 2006
DBEopmN
TECHNICAL INFORMATION REPORT
SC -4 RETAIL BUILDING
17275 Southcenter Pkwy
BY
SITE DEVELOPMENT SERVICES
310 208th ST. SE
BOTHELL 98012
425 - 481 -9687
January 6, 2006
• •
TABLE OF CONTENTS
Section
Section Title Number
Project Overview I
Preliminary Conditions Summary II
Offsite Analysis III
Detention & Treatment Design IV
Conveyance systems Analysis and Design V
Special Reports and Studies V(not used)
Other Permits VII(not used)
Erosion /Sedimentation Control Design VIII
Bond Quantities and Other Forms IX(not used)
Maintenance & Operations Manual X
• •
SECTION I
PROJECT OVERVIEW
• •
PROJECT OVERVIEW
Although the site consists of about 2.21 acres, this project will only develop the
easterly 0.94 acres. The balance of the site is forested with no improvements.
Runoff from the forested area will be collected in the wall drain and conveyed to
the public storm drain system on the east edge of the site. Because the City
staff has determined that downstream capacity problems exist, level one
detention will be provided. This is being accomplished with a detention vault
located in the front of the proposed building. Due to past flooding, the building
floor elevation will be raised to 27 feet (the previous Wendy's Restaurant on the
site had a floor elevation of 22). As has been done on previous sites in the City,
treatment will be provided with a Stormceptor.
Access to the site will be from a common driveway located on the south side of
the site. The driveway will lead to a drive aisle that is shared with the site to the
south. Grading for the project site will encroach slightly into the adjacent site.
This is depicted on the project grading plan.
Sanitary sewer will be connected to the existing side sewer, and water will be
provided using the same meter. It is anticipated that the water demand will not
exceed that of the existing Wendy's restaurant, so the meter is not proposed to
be changed. Water for fire suppression is proposed to come from a new tap to
the main in Southcenter Pkwy. A DDCV is proposed in a landscaped island next
to the entry driveway.
ST
S 167711 ST
3,. 168TH.— —T - ST
\ S 1S8 H I.N
ST
'2ND
75TH
ST
S 172ND_ PL
154TH
S 1551)1 57!
STRANDER BLVi
6i `'E:'; � :.•'.•'.VIAL
154A C • CC Sfli7/ENTE,? I \...�
, _ * PLAZA I
m■
z:v, . E r
maser= w TRL C K
IN- 0 t1 = DR US,
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'b 'A.,:Vi4; • ( 1 • \t
is ✓��:i . ''l7.2failL:4 1 I I.
` POND PAA( I
FS
CORPORATE J Inc
CORPDR OpATC N 1 � �I
DP S - -;
H [1JY.LEP ;•
S 163TI-I
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r- 'n
,n
' S 176TH ST ;7','-':.-
77TI1 . ST I d
I_a
Pt' jig
:fi.78T11 ST '1',...': 14
r.
�;rt
S- 179TH { tiT
ris; 1
-.$.iii ST iv. •n! i
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-
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S 180TH ST
SW 43RD
SIT
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Q;
VICINITY MAP
NTS
• •
King County Department of Development and.Environmental Services
TECHNICAL INFORMATION REPORT (TIR) WORKSHEET
Part.1 PROJECT OWNER AND
PROJECT ENGINEER'
Projec Owner jj d ``--
Address (17ii 4-O"j`5C -. 117-36
3�PctCilY kI6 4fa(42
Phone
1- G 4%4
Project Engp eer /
Oca.'-rt` G (..Do v PI, ,,vzt%/,
Company gL cave � v ^,t S'0� Lte C
Address /Phone i'lo {-L.' iF/ OA ? AC1 Cz
4 zs —4e ( 76 6''7
'Part`3: TYPE °OF'PERMIT`
APPLICATION,
Subdivison
Short Subdivision
Grading
Commercial
Other
.-Part 2. PROJECT LOCATION AND
DESCRIPTION
Project
�zt...Name b z I .)Iei S
Location
Township 42-.3
Range 4
St) ( *.Section 1.-C
Part 4. OTHER REVIEWS AND PERMITS.
DFW HPA
COE 404
DOE Dam Safety
FEMA Floodplain
COE Wetlands
Shoreline Management
Rockery
Structural Vaults
Other
Part°5 SITE COMMUNITY AND DRAINAGE BASIN
Community
Drainage Basin rr ''nn (
C�rY`+ - evt 6t\ `�le - > �(�ck. Kt' r S'J1e `���.5
Part6 : SITE CHARACTERISTICS
River
Stream
Critical Stream Reach
Depressions /Swales
Lake
Steep Slopes
Floodplain
Wetlands
Seeps /Springs
High Groundwater Table
Groundwater Recharge
Other
Part +7 SOILS
. Soil Type Slopes
,` /id
Additional Sheets Attached
Erosion Potenti7I
ct
Erosive Velcoties
/' LA.]
Part 8s; DEVELOPMENT: LIMITATIONS'
REFERENCE
Ch. 4 — Downstream Analysis
Additional Sheets Attached
LIMITATION /SITE CONSTRAINT
MINIMUM ESC REQUIREMENTS
DURING CONSTRUCTION
Sedimentation Facilities
Stabilized Construction Entrance
erimeter Runoff Control
Clearing and Graing Restrictions
over Practices
•
Construction Sequence
Other
MINIMUM ESC REQUIREMENTS
AFTER CONSTRUCTION
1'Stabilize Exposed Surface
remove and Restore Temporary ESC Facilities
an and Remove All Silt and Debris
Ensure Operation of Permanent Facilities
Flag Limits of SAO and open space
preservation areas
Other
Part10 : SURFACE= :WATER':SYSTEM:
Grass Lined
Channel
tipe System
Open Channel
Dry Pond
Wet Pond
Tank Infiltration
tiVault Depression
Energy Dissapator Flow Dispersal
Wetland Waiver
Stream Regional
Detention
Method of Analysis
(Cc LLrS
Compensation/Mitigati
on of Eliminated Site
Storage
Brief Description of System Operation P.Vve S`k>Dwwt, orr�r -a:u 4.0 4
ds t•ev►.41'0N Vaal C, 004. (v. f-1 G S ap f eve
Facility Related Site Limitations
Reference Facility
Limitation
Part °11 `: STRUCTURAL ANALYSIS
',Cast in Place Vault
'etaining Wall
Rockery > 4' High
Structural on Steep Slope
Other
Part-12 , EASEMENTS/TRACTS::
Drainage Easement
//Access Easement
Native Growth Protection Easement
Tract
Other
Part .13
SIGNATURE OFPROFESSIONAL 'ENGINEER
I or a civil engineer under my supervision my supervision have visited the site. Actual site
conditions as observed were incorporated into this worksheet and the attachments. To the best of
my knowledge the information provided here is accurate.
Signed/Date
SECTION II
PRELIMINARY CONDITIONS SUMMARY
• •
PRELIMINARY CONDITIONS SUMMARY
No conditions of approval have been created by the City for this project, so this
section will only address the core and special requirements.
CORE REQUIREMENTS
Discharge at the Natural Location:
The existing site drains to a storm drain system in Southcenter Pkwy. The
completed site will drain to the same location:
Offsite Analysis:
All drainage systems in and around the site are fully developed and consist of
storm drain pipes. See Section III for a full description: All of the on -site system
except the drains adjacent to the street will be removed or abandoned.
Flow Control:
Conveyance System:
A complete backwater analysis was not done, as the runoff from the site is
distributed as it was in the predeveloped conditions, and the post - developed
runoff will be less than the pre - developed condition.
Erosion and Sediment Control:
No sediment trap or pond is required, as the size of the site and the length of
runoff are too small. Other BMP's are proposed. See Section VII.
Maintenance and Operations:
Maintenance requirements are provided in Section X.
Financial Guarantees and Liability:
All required guarantees will be provided when requested.
Water Quality:
Water quality is required, as the new and disturbed PGIS is over 5,000 square
feet. In conformance with past projects, treatment can be provided with a
Stormceptor. The sizing of the units will be done in the next phase of the project.
• •
SPECIAL REQUIREMENTS
Other Adopted Area - Specific Requirements:
No such areas are known to affect this site.
Floodplain /Floodway Delineation:
The flood plain maps were reviewed, but an elevation was not found. By
experience with flooding conditions, it is estimated to be an elevation of 25.
Therefore, the building is set at elevation 27.
Flood Protection Facilities:
The site is not adjacent to a Class 1 or 2 stream, nor does is propose to
construct a new or modify and existing flood protection facility.
Source Controls:
No special controls should be required for the site, as no significant sources of
storm water pollution are proposed.
Oil Control:
This is not a high use site, nor is it redeveloping an existing high use site.
Therefore, special oil control measures are not required.
• •
SECTION III
OFF SITE ANALYSIS
OFFSITE ANALYSIS
Upstream:
•
Runoff from the uphill area will be collected in the wall drain system and directed
around the site. There is currently little runoff occurring from this area, as it is
forested and about 1.3 acres.
On -site:
Having been fully developed in the past, the site runoff is collected in existing
storm drain systems. The site is occupied by a restaurant building in the center,
with parking around it. Runoff is routed via storm drain pipes to the system in
Southcenter Pkwy. No capacity problems are known to exist with systems on the
site.
Downstream:
All of the runoff enters and large diameter storm drain in Southcenter Pkwy. This
pipe drains to Minkler St., where it turns and heads east in a 54 inch pipe. The
system is illustrated in copies of the City's storm drain maps, enclosed herein.
The developed site will drain into this system, as it does now. The system does
have a record of capacity problems during heavy storms. The flood elevation is
reported to be below elevation 25
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• •
SECTION IV
DETETENTION & TREATMENT DESIGN
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SECTION 3.2 RUNOFF COMP ON AND ANALYSIS METHODS
•
FIGURE 3.2.2.A RAINFALL REGIONS AND REGIONAL SCALE FACTORS
ST 1.0
ST1.0/
LA 0.8 LA 0.9 LA 1.0 LA 1.2
SNOHOMISH COUNTY
ST 1.1
ST 1.0
Rainfall Regions and
Regional Scale Factors
iii Incorporated Area
River /Lake
Major Road
9/1/98
3 -22
1998 Surface Water Design Manual
•
BASIN DATA
King County Runoff Time Series Program
Version 4.42
All files will be read/written in the Working Directory
Working Directory:c:\KC_SVDM
KCRTS Command
CREATE a new Time Series
Production of Runoff Time Series
Project Location : Sea-Tac
Computing Series :.21.12E2.tsf
Regional Scale Factor : 1.00
Data Type : Reduced
Creating Hourly Time Series File
Loading Time Series File:C:\KC_SWDM\KC_DATA\STTG6OR.rnf 8
Till Grass 0.94 acres Scaling Yr: 8
Total Area : 0.94 acres
Peak Discharge: 0.199 CFS at 6:00 on Jan 9 in Year 8
Storing Time Series File:sc4pre.tsf 8
Time Series Computed
KCRTS Command
CREATE a new Time Series
Production of Runoff Time Series
Project Location : Sea-Tao
Computing Series : scIpositsf
Regional Scale Factor 1.00
Data Type : Reduced
Creating Hourly Time Series File
Loading Time Series File:C:\KC_SVDM\KC_DATA\STTG60R.rnf 8
Till Grass 0.14 acres Scaling Yr: 8
Loading Time Series File:C:\KC_SWDM\KC_DATA\STEI6OR.rnf 8
Impervious 0.80 acres Adding Yr: 8
Total Area : 0.94 acres
Peak Discharge: 0.408 CFS at 6:00 on Jan 9 in Year 8
Storing Time Series File:sc4pos.tsf 8
Time Series Computed
BASIN FLOW DATA
Flow Frequency Analysis
Time Series File:sc4pre.tsf
Project Location:Sea -Tac
-- Annual Peak Flow Rates-- -
Flow Rate Rank Time of Peak
(CFS)
0.084 4 2/09/01 2:00
0.043 7 1/05/02 16:00
0.107 2 2/27/03 7:00
0.017 8 3/24/04 19:00
0.046 6 1/05/05 8:00
0.086 3 1/18/06 16:00
0.077 5 11/24/06 3:00.
0.199 1 1/09/08 6:00
omputed Peaks
Flow Frequency Analysis
- -- --Flow Frequency Analysis - - - - --
- - Peaks - - Rank Return Prob
(CFS)
0.199
0.107
CEEb
0.084
0.077
0.043
0.017
0.168
Period
1 100.00 0.990
2 25.00 0.960
3 10.00 0.900i*--*
4 5.00 0.800
5 3.00 0.667
6 2.00 0.500"'
7 1.30 0.231
8 1.10 0.091
50.00 0.980
Time Series File:sc4pos.tsf
Project Location:Sea- ac
- -- Annual Peak Flow Rates- -
Flow Rate Rank Time of Peak
(CFS)
0.206 6 2/09/01 2:00
0.177 8 1/05/02 16:00
0.249 3 12/08/02 18:00
0.202 7 8/26/04 2:00
0.241 4 10/28/04 16:00
0.220 5 1/18/06 16:00
0.294 2 10/26/06 0:00
0.408 1 1/09/08 6:00
Computed Peaks
Flow Frequency Analysis
- - Peaks - - Rank Return Prob
(CFS)
0.408
0.294
0.249
0.241
0.220
0.206
0.202
0.177
0.370
Period
1 100.00 0.990
2 25.00 0.960
3 10.00 0.900
4 5.00 0.800
5 3.00 0.667
6 2.00 0.500
7 1.30 0.231
8 1.10 0.091
50.00 0.980
• •
SYSTEM DATA & PERFORMANCE
Facility Routing Complete
Peaks Calculation..R /D Facility
Flow Frequency Analysis
Time Series File:sc4out.tsf
Project Location:Sea -Tac
Type of Facility: Detention Vault
Facility Length: 21.33 ft
Facility Width: 64.00 ft . ■14,vi4- S` '�c
Facility Area: 1365. sq. ft
Effective Storage Depth: 5.00 ft - Mc.x c ert4L (iNe 140'^ape)
Stage 0 Elevation: 100.00 ft
Storage Volume: 6826. cu. ft
Riser Head: 5.00 ft
Riser Diameter: 12.00 inches
Number of orifices: 2
Full Head Pipe
Orifice # Height Diameter Discharge Diameter
(ft) (in) (CFS) (in)
1 0.00 0.99 0.060 b°'' 3.75 0.93 0.026 4.0 (7�
Top Notch Weir: None
Outflow Rating Curve: None
Flow Frequency Analysis
Time Series File:sc4out.tsf
Project Location:Sea -Tac
- -- Annual Peak Flow Rates - -- Flow Frequency Analysis
Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob
(CFS) (CFS) (ft) Period
0.123 2 2/09/01 18:00 0.349 5.08 1 100.00 0.990
0.036 8 1/06/02 6:00 0. 3 5.01 2 25.00 0.960
0.065 5 2/28/03 7:00 t . 08. 5.00 3 10.00 0.900 411--' ):-
0.036 7 8/24/04 0:00 0.081 4.69 4 5.00 0.800
0.046 6 1/05/05 11:00 0.065 4.00 5 3.00 0.667
0.081 4 1/18/06 22:00 0.04. 3.00 6 2.00 0.500 +4- -x..
0.086 3 11/24/06 7 :00 0.036 1.82 7 1.30 0.231
0.349 1 1/09/08 9:00 0.036 1.75 8 1.10 0.091
Computed Peaks 0.273 5.06 50.00 0.980
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• •
SECTION V
CONVEYANCE ANALYSIS
CONVEYANCE ANALYSIS
Runoff from the entire site will be less than the capacity of a 12 inch diameter
pipe at the flattest grade of 0.5 %. To verify this, using the rational formula with
C =0.85 and an intensity of 3.0, and an area of 0.94 acres, the flow is 2.39cfs.
The capacity of a 12 inch smooth wall pipe at 0.5% is 2.51 cfs. This is capacity is
virtually equal to a 100 year flood, showing the capacity is adequate with no
backwater affect, and not flooding.
• •
SECTION VIII
EROSION /SEDIMENTATION CONTROL DESIGN
EROSION /SEDIMENTATION CONTORL DESIGN
No sediment trap or pond is required, as the size of the site and the length of
runoff are too small. The maximum runoff path is from the west side to the east
side, a distance of about 255 feet over a slope of 2.4 %. In accordance with
Section D.4.3 of the Drainage Manual (see next page), perimeter protection is
adequate for this condition. Thus, basic BMP's such as a silt fence, catch basin
filters, construction entrance, and ground cover techniques are adequate.
SECTION D.4 ESC MEASURES
D.4.3 PERIMETER PROTECTION
ESC Requirement 3: Perimeter protection to filter sediment from sheetwash shall be located downslope
of all disturbed areas and shall be installed prior to upslope grading. Perimeter protection includes the use
of vegetated strips as well as more conventional, constructed measures, such as silt fences. During the wet
season, 50 linear feet of silt fence (and the necessary stakes) per acre of disturbed area must be stockpiled
on site.
Purpose: The purpose of perimeter protection is to reduce the amount of sediment transported beyond the
disturbed areas of the construction site. Perimeter protection is primarily a backup means of sediment
control. Most, if not all, sediment -laden water is to be treated in a sediment trap or pond. The only
circumstances in which perimeter control is to be used as a primary means of sediment removal is when
the catchment is very small (see below).
When to Install: Perimeter protection is to be installed prior to any upslope clearing and grading.
Measures to Use: There are three perimeter protection measures in this section that can be used to satisfy
ESC Requirement 3: silt fence, brush barriers, and vegetated strips. These measures can be used
interchangeably. If surface water is collected by an interceptor dike or swale and routed to a sediment
pond or trap, there is no need for the perimeter protection measures specified in this section.
Criteria for Use as Primary Treatment: At the boundary of a site, perimeter protection may be used as
the sole form of treatment when the flowpath meets the criteria listed below. If these criteria are not met,
perimeter protection shall only be used as a backup to a sediment trap or pond.
Average Slope
1.5H:1 V or less
2H:1 V or less
4H:1V or less
6H:1V or less
____ * 10H:1 V or less
D.4.3.1 SILT FENCE
Code: SF
9/1/98
Slope Percent Flowpath Length
67% or less 100 feet
50% or less 115 feet
25% or less 150 feet
16.7% or less 200 feet
10% or less 250 feet +a•
Symbol:
Purpose
Use of a silt fence reduces the transport of coarse sediment from a construction site by providing a
temporary physical barrier to sediment and reducing the runoff velocities of overland flow.
Conditions of Use
1 Silt fence may be used downslope of all disturbed areas.
2. Silt fence is not intended to treat concentrated flows, nor is it intended to treat substantial amounts of
overland flow. Any concentrated flows must be conveyed through the drainage system to a sediment
trap or pond. The only circumstance in which overland flow can be treated solely by a silt fence,
rather than by a sediment trap or pond, is when the area draining to the fence is small (see "Criteria for
Use as Primary Treatment" on page D -18).
Design and Installation Specifications
1. See Figure D.4.E for details.
D -18
Erosion and Sediment Control Standards
• •
SECTION X
MAINTENANCE & OPERATIONS MANUAL
• •
MAINTENANCE AND OPERATIONS MANUAL
Only catch basin and Stormceptor maintenance is required. The Stormceptor
shall be cleaned by vactor equipment, the same as a catch basin. Clean the
sediment when it reaches a depth of 8 inches by extending the vacuum pipe
through the access lid and to the bottom of the structure. This will likely be
required on an annual basis. See the enclosed guidelines for the maintenance
of catch basins.
• •
APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES
NO.3 - CLOSED DETENTION SYSTEMS (PIPES/TANKS)
Maintenance
Component
Defect
Conditions When Maintenance is Needed
Results Expected When
Maintenance is Performed
Storage Area
Manhole
Catch Basins
Plugged Air Vents One -half of the cross section of a vent is blocked at
any point with debris and sediment
Debris and
Sediment
Joints Between
Tank/Pipe Section
Tank Pipe Bent
Out of Shape
Cover Not in Place
Locking
Mechanism Not
Working
Cover Difficult to
Remove
Ladder Rungs
Unsafe
Accumulated sediment depth exceeds 10% of the
diameter of the storage area for' length of storage
vault or any point depth exceeds 15% of diameter.
Example: 72 -inch storage tank would require cleaning
when sediment reaches depth of 7 inches for more
than '/z length of tank.
Any crack allowing material to be transported into
facility
Any part of tank/pipe is bent out of shape more than
10% of it's design shape
Cover is missing or only partially in place. Any open
manhole requires maintenance.
Mechanism cannot be opened by one maintenance
person with proper tools. Bolts into frame have less
than 1h inch of thread (may not apply to self - locking
lids.)
One maintenance person cannot remove lid after
applying 80Ibs of lift. Intent is to keep cover from
sealing off access to maintenance.
King County Safety Office and/or maintenance person
judges that ladder is unsafe due to missing rungs,
misalignment, rust, or cracks.
See "Catch Basins" Standards No. 5
Vents free of debris and
sediment
All sediment and debris
removed from storage area.
All joint between tank /pipe
sections are sealed
Tank/ pipe repaired or replaced
to design.
Manhole is closed.
Mechanism opens with proper
tools.
Cover can be removed and
reinstalled by one maintenance
person.
Ladder meets design standards
allows maintenance person safe
access.
See "Catch Basins" Standards
No. 5
1998 Surface Water Design Manual 9/1/98
A -3
APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES
NO. 4 - CONTROL STRUCTURE/FLOW RESTRICTOR
Maintenance
Component
General
Defect
Condition When Maintenance is Needed
Results Expected When
Maintenance is Performed
Cleanout Gate
Orifice Plate
Overflow Pipe
Manhole
Catch Basin
Trash and Debris
(Includes Sediment)
Structural Damage
Damaged or Missing
Damaged or Missing
Obstructions
Obstructions
Distance between debris build -up and bottom of
orifice plate is less than 1 -1/2 feet.
Structure is not securely attached to manhole wall
and outlet pipe structure should support at least
1,000 Ibs of up or down pressure.
Structure is not in upright position (allow up to
10% from plumb).
Connections to outlet pipe are not watertight and
show signs of rust.
Any holes —other than designed holes —in the
structure.
Cleanout gate is not watertight or is missing.
Gate cannot be moved up and down by one
maintenance person.
Chain leading to gate is missing or damaged.
Gate is rusted over 50% of its surface area.
Control device is not working properly due to
missing, out of place, or bent orifice plate.
Any trash, debris, sediment, or vegetation
blocking the plate.
Any trash or debris blocking (or having the
potential of blocking) the overflow pipe.
See "Closed Detention Systems" Standards No. 3
See "Catch Basins" Standards No. 5
All trash and debris removed.
Structure securely attached to
wall and outlet pipe.
Structure in correct position.
Connections to outlet pipe are
water tight; structure repaired or
replaced and works as
designed.
Structure has no holes other
than designed holes.
Gate is watertight and works as
designed.
Gate moves up and down easily
and is watertight.
Chain is in place and works as
designed.
Gate is repaired or replaced to
meet design standards..
Plate is in place and works as
designed.
Plate is free of all obstructions
and works as designed.
Pipe is free of all obstructions
and works as designed.
See "Closed Detention Systems'
Standards No. 3
See 'Catch Basins" Standards
No. 5
9/1/98 1998 Surface Water Design Manual
A -4
•
APPENDIAMAINTENANCE STANDARDS FOR PRIVATEOvIAINTAINED DRAINAGE FACILITIES
NO.5 - CATCH BASINS
Maintenance
Component
Defect
Conditions When Maintenance is Needed Results Expected When
Maintenance is performed
General
4.
Trash & Debris
(Includes Sediment)
Trash or debris of more than 1/2 cubic foot which is
located immediately in front of the catch basin
opening or is blocking capacity of the basin by
more than 10%
Trash or debris (in the basin) that exceeds 1/3 the
depth from the bottom of basin to invert the lowest basin.
pipe into or out of the basin.
No Trash or debris located
immediately in front of catch
basin opening.
No trash or debris in the catch
Trash or debris in any inlet or outlet pipe blocking
more than 1/3 of its height.
Dead animals or vegetation that could generate
odors that could cause complaints or dangerous
gases (e.g., methane).
Deposits of garbage exceeding 1 cubic foot in
volume
Structure Damage to Comer of frame extends more than 3/4 inch past
Frame and/or Top Slab curb face into the street (If applicable).
Cracks in Basin Walls/
Bottom
Sediment/
Misalignment
Top slab has holes larger than 2 square inches or
cracks wider than 1/4 inch (intent is to make sure
all material is running into basin).
Frame not sitting flush on top slab, i.e., separation
of more than 3/4 inch of the frame from the top
slab.
Cracks wider than 1/2 inch and longer than 3 feet,
any evidence of soil particles entering catch basin
through cracks, or maintenance person judges that
structure is unsound.
Cracks wider than 1/2 inch and longer than 1 foot
at the joint of any inlet/ outlet pipe or any evidence
of soil particles entering catch basin through
cracks.
Basin has settled more than 1 inch or has rotated
more than 2 inches out of alignment.
Inlet and outlet pipes free of
trash or debris.
No dead animals or vegetation
present within the catch basin.
No condition present which
would attract or support the
breeding of insects or rodents.
Frame is even with curb.
Top slab is free of holes and
cracks.
Frame is sitting flush on top
slab.
Basin replaced or repaired to
design standards.
No cracks more than 1/4 inch
wide at the joint of inlet/outlet
pipe.
Basin replaced or repaired to
design standards.
1998 Surface Water Design Manual 9/1/98
A -5
• APPENDIX A MAINTENANCE SDARDS FOR PRIVATELY MAINTAINED DRAGE FACILITIES
NO.5 - CATCH BASINS (CONTINUED)
Maintenance
Component
Defect Conditions When Maintenance is Needed
Results Expected When
Maintenance is performed
Fire Hazard
Vegetation
Presence of chemicals such as natural gas, oil and
gasoline.
Vegetation growing across and blocking more than
10% of the basin opening.
Vegetation growing in inlet/outlet pipe joints that is
more than six inches tall and less than six inches
apart.
Pollution Nonflammable chemicals of more than 1/2 cubic foot
per three feet of basin length.
Catch Basin Cover Cover Not in Place. Cover is missing or only partially in place. Any open
catch basin requires maintenance.
Ladder
Metal Grates
(If Applicable)
Locking Mechanism
Not Working
Cover Difficult to
Remove
Mechanism cannot be opened by on maintenance
person with proper tools. Bolts into frame have less
than 1/2 inch of thread.
One maintenance person cannot remove lid after
applying 80 lbs. of lift; intent is keep cover from
sealing off access to maintenance.
Ladder Rungs Ladder is unsafe due to missing rungs, misalignment,
Unsafe rust, cracks, or sharp edges.
Trash and Debris
Damaged or
Missing.
Grate with opening wider than 7/8 inch.
Trash and debris that is blocking more than 20% of
grate surface.
Grate missing or broken member(s) of the grate.
NO.6 DEBRIS BARRIER S (E.G., TRASH RACKS)
No flammable chemicals
present.
No vegetation blocking opening
to basin.
No vegetation or root growth
present.
No pollution present other than
surface film.
Catch basin cover is closed
Mechanism opens with proper
tools.
Cover can be removed by one
maintenance person.
Ladder meets design standards
and allows maintenance person
safe access.
Grate opening meets design
standards.
Grate free of trash and debris.
Grate is in place and meets
design standards.
Maintenance
Components
Defect
Condition When Maintenance is Needed
Results Ex • , • When
ance is Performed.
General
Metal
Trash and Debris
Damaged/ Missing
Bars.
Trash or debris that is plugging more
ngs in the barrier.
%G of
are bent out of shape mo n 3 inches.
Barrier clear to receive capacity
flow.
Bars in place with no bends more
than 3/4 inch.
Bars are missing or entire barrier missing.
Bars are loose and rust is causing 50% deterioration
to any part of barrier.
design.
Repair or replace
design standards.
ace according to
to
9/1/98
A -6
1998 Surface Water Design Manual
SOIL LUIVJLKVHIIUIV JCrtvtVG
•
SOIL LEGEND
The first capital letter is the initial one of the soil name. A second capitol letter,
A, B, C, D, E, Of F, indicates the class of slope. Symbols without a slope letter
are those of nearly level soils.
SYMBOL NAME
AgB Alderwood gravelly sandy loam, 0 to 6 percent slopes
AgC Alderwood gravelly sandy loam, 6 to 15 percent slopes
AgD Alderwood gravelly sandy loam, 15 to 30 percent slopes
AkF Alderwood and Kitsop soils, very steep
AmB Arents, Alderwood material, 0 to 6 percent slopes •
AmC Arents, Alderwood material, 6 to 15 percent slopes*
An Arents, Everett material►
BeC Beausite gravelly sandy loam, 6 to 15 percent slopes
BeD Beausite gravelly sandy loam, 15 to 30 percent elopes
BeF Beausite gravelly sandy loam, 40 to 75 percent slopes
Bh Bellingham silt loam
Br Briscot silt loam
Bu Buckley silt loam
Cb Coastal Beaches
Ea Earlmont silt loom
Ed Edgewick fine sandy loam
EvB Everett gravelly sandy loom, 0 to 5 percent slopes
EvC Everett gravelly sandy loam, 5 to 15 percent slopes
EvD Everett gravelly sandy loam, 15 to 30 percent slopes
EwC Everett - Alderwood gravelly sandy looms, 6 to 15 percent slopes
InA Indianola loamy fine sand, 0 to 4 percent slopes
InC Indianola loamy fine sand, 4 to 15 percent slopes
InD Indianola loamy fine sand, 15 to 30 percent slopes
KpB Kitsap silt loam, 2 to 8 percent slopes
KpC Kitsap silt loam, 8 to 15 percent slopes
KpD Kitsop silt loom, 15 to 30 percent slopes
KsC Klaus gravelly loamy sand, 6 to 15 percent slopes
Ma Mixed alluvial land
NeC Neilton very gravelly loamy sand, 2 to 15 percent slopes
Ng Newberg silt loam
Nk Nooksack silt loam
No Norma sandy loam
Or Orcas peat
Os Oridia silt loam
OvC Ovall gravelly loam, 0 to 15 percent slopes
OvD Ovall gravelly loom, 15 to 25 percent slopes
OvF Ovall gravelly loam, 40 to 75 percent slopes
Pc Pilchuck loamy fine sand
Pk Pilchuck fine sandy loam
Pu Puget silty cloy loom
Py Puyallup fine sandy loom
RaC Ragnar fine sandy loam, 6 to 15 percent slopes
RaD Ragnar fine sandy loom, 15 to 25 percent slopes
RdC Ragnar - Indianolo association, sloping ►
RdE Ragnar- Indianola association, moderately steep •
Re Renton silt loam
Rh Riverwash
So Solal silt loam
Sh Sammomish silt loam
Sk Seattle muck
Sm Shalcar muck
Sn Si silt loom
So Snohomish silt loam
Sr Snohomish silt loam, thick surface variant
Su Sultan silt loam
Tu Tukwila muck
Ur Urban land
Wo Woodinville silt loam vieir•■•••.--
• The composition of these units is more variable than that of the others
in the area, but it has been controlled well enough to interpret for the
expected use of the soils.
1111111
IOU
Foster
Golf
ourse
• •
Brad Decker
From: Nora Gierloff [ngierloff @ci.tukwila.wa.us]
Sent: Wednesday, April 05, 2006 2:39 PM
To: brad @seattleforrent.net
Subject: Questions
Hi Brad,
I will be here through Wednesday so will plan on doing my final on Monday if you are
ready. Generally the cut and fill on a site do not cancel each other out unless you are
digging a hole and then filling it back with the same material. In your case filling the
site and installing detention tanks would be separate actions and you would discuss each.
Nora Gierloff
Planning Supervisor
City of Tukwila DCD
(206) 433 -7141
1
• •
LIU & ASSOCIATES, INC.
Geotechnical Engineering
Engineering Geology Earth Science
February 27, 2006
Mr. Brad Decker
.Decker Development & Construction, Inc.
117 East Louisa Street, Suite 230
Seattle, WA 98102
Dear Mr. Decker:
Subject: Geotechnical Recommendations for Retaining Wall
SC -4 Retail Building
17275 Southcenter Parkway
Tukwila, Washington
L &A Job No. 5A110
INTRODUCTION
We understand the development for the proposed retail building will require a retaining wall to
be constructed 'along the west side of the subject site. This retaining wall will be .a reinforced
concrete wall up to 8 feet tall, and will be supported on piles. We understand that the choice of
using pile foundation to support this retaining wall is to minimize the extent of excavation
normally required for retaining walls. with footing foundations. Presented in this report are our
geotechnical recommendations for the design of this retaining wall. Previously,. we performed a
geotechnical engineering study for this project, with our findings of the subsurface conditions of
the site and our geotechnical recommendations for the development of the proposed retail
building presented in our geotechnical report dated December 30, 2005.
DESIGN SOIL PRESSURES
The reinforced concrete wall is to support a toe cut into the hillside along the west boundary of
the site and the wall backfill. For the design of the wall, we recommend that an active soil
ReceivED
CITY OF TUKWILA
19213 Kenlake Place NE • Kenmore, Washington 98028 MAR 0 7 2006
Phone (425) 483 -9134 • Fax (425) 486 -2746
PERMIT CENTER
February 27, 2006
Mr. Brad Decker
SC -4 Retail Building
L &A Job No. 5A110
Page 2
pressure of 35 pcf EFD (equivalent fluid density) be used. This active soil pressure is for a level
or descending backslope away from the wall for a horizontal distance of at least 1.25 times the
wall height. If the backslope of the wall is rising from the back of the wall, an additional soil
pressure of 0.75 pcf EFD per degree of backslope angle should 'be added to the above active soil
pressure. To counter the active soil, a passive soil pressure of 325 pcf EFD may be used, except
that the passive pressure within the top 12 inches of the finish grade should be ignored. The
above passive pressure assumes that the finish grade in front of the wall is level or ascending
away from the walls. The above lateral soil pressures are under the assumption that groundwater
behind the wall is fully drained. The above soil pressures are ultimate values, and proper factors
of safety should be used in the design of the wall against sliding and overturning failures.
AUGERCAST PILE FOUNDATION
We recommended that 16- inch - diameter augercast piles be used for supporting the retaining wall.
Our recommended augercast pile allowable capacities against compressive and uplift forces on
the wall are as follows:
a Pile Embed.
Length. Feet
Allow. Comp.
Capacity. Kips
Allow. Uplift
Capacity, Kips
12 28 15
14 38 22
16 50 26
18 62 35
20 74 42
aPile embedment length is the length of piles penetrated into the very -dense Kame terrace and very -hard Older Clay •
deposits which are at 32.feet or more below existing ground surface.
LIU & ASSOCIATES, INC.
February 27, 2006
Mr. Brad Decker.
SC -4 Retail Building
L &A Job No. 5A l 10
Page 3
The augercast piles should have a minimum penetration of 12 feet into the underlying very -dense
Kame terrace and very -hard older Clay deposits which may lie at 32 feet or more below the
existing grade. No reduction in pile capacities is required if the pile spacing is kept at least three
times the pile diameter. A one -third increase in the above allowable pile capacities can be used
when considering short -term transitory wind or seismic loads. Calculation of lateral resistance of.
the augercast piles 'may be based on assumed average soil stratification of 30 feet of loose fill,
compressible silty peat and very -loose alluvium deposits underlain by Kame terrace and Older
Clay deposits. A lateral modulus of subgrade reaction of 700 kcf (kips per cubic foot) for the
alluvium deposits and of 2,150 kcf for the Kame terrace and Older Clay deposits may be used in
calculating the lateral resistance of the piles. The allowable lateral load resistance of the piles
should include a proper factor of safety on their ultimate resistance.
DRAINAGE CONTROL
A drain line consisting of perforated, rigid PVC, drain pipe or slotted, corrugated ADS, drain
pipe, at least 4 inches in diameter, should be installed along the base of the retaining to intercept
and drain away groundwater flowing towards the vault. The drain lines should be sloped at one -
half percent minimum to generate flow by gravity, and water collected in the drain line should be
tightlined to discharge into a storm sewer or a suitable stormwater disposal facility. The drain
lines should be completely embedded in washed gravel wrapped in- a layer of non -woven filter
fabric, such as 140N by Mirafi Inc. or approved equal. A vertical drainage blanket at least 12
inches thick horizontally, consisting of compacted pea gravel or washed gravel, should be placed
against the wall. The remaining backfill should be constructed of structural fill. Alternatively, a
vertical drain mat, such as Miradrain 6000 by Mirafi inc. or equivalent, may be placed against the
perimeter vault walls in lieu of the gravel drainage blanket. The vertical drainage blanket or
drain mat should be hydraulically connected to the drain line at the base of the perimeter walls.
LIU & ASSOCIATES, INC.
February 27, 2006
Mr. Brad Decker
SC -4 Retail Building
L &A Job No. 5A1 10
Page 4
Sufficient number of cleanouts at strategic locations should be installed for periodical cleaning of
the wall drain line to prevent clogging.
STRUCTURAL FILL
Structural fill should be used to backfill the retaining wall. Structural fill should consist of clean
soils with particles not larger than four inches and should be free of organic and other deleterious
substances. Structural fill should have a moisture content within one percent of its optimum
moisture content at the time of placement. The optimum moisture content is the water content in
the soil that enable the soil to be compacted to the highest dry density for a given compaction
effort.
The on -site soils containing organic substances should not be used as structural fill. The clean
on -site silty fine sand soils containing too. much fines may only be used as structural fill under
fair weather condition when its moisture content can be controlled to close to its optimum
moisture content. Imported material for use as structural fill should be clean, free - draining,
granular soils containing no more than 5 percent by weight finer than the No. 200 sieve based on
the fraction of the material passing No. 4 sieve, and should have individual particles not greater
than four inches. Structural fill should be placed in lifts no more than 10 inches thick in loose
state, with each lift compacted with a vibratory mechanical compactor to at least 92 percent of its
maximum dry density determined by ASTM D1557 (Modified Proctor Method).
CLOSURE
We are pleased to be of service to you on this project. Please call if you have any questions
regarding this report or need further consultation.
LIU & ASSOCIATES, INC.
February 27, 2006
• Mr. Brad Decker
SC -4 Retail Building
L &A Job No. 5A1 1 0
Page 5
Yours very truly,
LIU & ASSOCIATES, INC.
J. S. (Julian) Liu, Ph.D., P.E.
Consulting Geotechnical Engineer
LIU & ASSOCIATES, INC.
Nora Gierloff - SC 4 Retail Building •
From: "Brad Decker" <brad @seattleforrent.net>
To: "'Nora Gierloff" <ngierloff @ci.tukwila.wa.us>
Date: 2/24/06 12:05PM
Subject: SC 4 Retail Building
Nora,
Please review the attached plot plan. I will have the power cabinet added
and the fire sprinkler vault.
• Page 1
1) We removed the narrow strip of land.
The site plan indicates that there will be a narrow planting strip along a
portion of the sidewalk fronting the building. This is not shown on the
landscape or irrigation plans. Whatever plants are chosen for this narrow
bed should not obstruct the sidewalk or prevent cars from overhanging. This
will be a very challenging environment for a plant to grow.
2) We will be using pilings for the retaining wall to minimize the
disturbance to the hillside and trees.
The geotechnical report recommends that temporary cuts greater than 4 feet
in height should be no steeper than 1.25H:1 V. The retaining wall at the
back of the site is 8 feet in height. With the additional depth necessary
to construct the footing it seems like you will need to slope the cut back
at least 12.5 feet. This will be well within the drip line of the trees you
have proposed to preserve. Please address the impact of the wall
construction on the existing trees. If you cannot in fact retain them
please address the additional loss in your tree permit.
3) We added the sidewalk connection.
A pedestrian connection from the South center Parkway /Minkler intersection
should be provided to the sidewalk in front of the building. The concrete
surface should be continued through the drive aisle.
4) We extended the sidewalk north.
The sidewalk in front of the building should be extended to the northern
property line to allow for a future connection to the property to the
north.
5) We dimensioned sidewalk to show it meets ADA.
The sidewalk in front of the building has numerous obstructions, restricting
its effective width. The tenant doors swing outward, a 2 foot car overhang
is planned, there is a small retaining wall /planting strip and the pilasters
reduce the width to 3 feet or less in places. I am concerned that this will
not provide adequate ADA access. Please have your architect review this for
compliance and respond.
Nora Gerloff - SC 4 Retail Building •
6) We removed sidewalk on the North side.
The backing area for cars at the northernmost parking stalls should not
intrude on the sidewalk.
7) We added stripping to the traffic flow.
Show how the traffic lanes will be striped to avoid conflict between east
and west bound drivers
•
8) We have a separate plan being prepared to show a average of 3 isofoot
candle on the site.
An isofootcandle line is shown around each fixture on the site plan but no
key is provided to the level of illumination. Please demonstrate that there
will be an average luminance of 3 foot - candles across the site. All areas
should meet the average to minimum uniformity ratio of 3:1.
9) Our Geotech in revising report to address the below issues and we will be
removing the vault and adding pipe retention.
The geotechnical report makes no recommendations for the retaining structure
that is proposed along the western edge of the developed area or the
detention tank. These must be addressed.
10) We extended the canopies 4 feet and will show that on the elevations and
floor plan.
What is the depth of the proposed canopies? They should be sized to provide
weather protection over the sidewalk.
11) We extended the window bay on the south side 10' - 8" (one additional
bay).
The window bays should be extended as far along the south facade as they are
on the north since that elevation will be at least as visible.
We will be modifying the front fascia as we discussed. I will follow up with
another e-mail to show the east view..
Please review the attached plan and let us know if there are any additional
Page 2
((Iota Gterloff - SC 4 Retail Building •
item you would like addressed.
Thanks
Brad
Page 3
•
City of Tukwila
Steven M Mullet, Mayor
Department of Community Development Steve Lancaster, Director
February 10, 2006
Brad Decker
DDCI
117 East Louisa Street #230
Seattle, WA 98102
RE: SC-4 Retail Building
L06 -001, L06 -002, E06 -001
Dear Brad,
The City has completed an initial review of your SC -4 Retail project. Your review team consists
of myself and:
Jill Mosqueda — PW Development Review Engineer
Steve Kohler — Fire Prevention Officer
I have categorized the comments by topic.
Landscaping
The site plan indicates that there will be a narrow planting strip along a portion of the sidewalk
fronting the building. This is not shown on the landscape or irrigation plans. Whatever plants
are chosen for this narrow bed should not obstruct the sidewalk or prevent cars from
overhanging. This will be a very challenging environment for a plant to grow.
The street trees shown along Southcenter Parkway do not match the adopted street tree plan
(Resolution 1276). They should be Quercus rubra (red oak) as was specified for the SC -3
project. The specified tree for intersections is Nagolia kobus (kobus magnolia) and that should
replace the Chanticleer pear in the island adjacent to the Minkler intersection.
The geotechnical report recommends that temporary cuts greater than 4 feet in height should be
no steeper than 1.25H:1 V. The retaining wall at the back of the site is 8 feet in height. With the
additional depth necessary to construct the footing it seems like you will need to slope the cut
back at least 12.5 feet. This will be well within the drip line of the trees you have proposed to
n.'tna\t nnr
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
L06 -001
Page 2
preserve. Please address the impact of the wall construction on the existing trees. If you cannot
in fact retain them please address the additional loss in your tree permit.
Site Plan
A pedestrian connection from the Southcenter Parkway/Minkler intersection should be provided
to the sidewalk in front of the building. The concrete surface should be continued through the
drive aisle.
The sidewalk in front of the building should be extended to the northern property line to allow
for a future connection to the property to the north.
The sidewalk in front of the building has numerous obstructions, restricting its effective width.
The tenant doors swing outward, a 2 foot car overhang is planned, there is a small retaining
wall /planting strip and the pilasters reduce the width to 3 feet or less in places. I am concerned
that this will not provide adequate ADA access. Please have your architect review this for
compliance and respond.
The backing area for cars at the northernmost parking stalls should not intrude on the sidewalk.
Show how the traffic lanes will be striped to avoid conflict between east and west bound drivers.
An isofootcandle line is shown around each fixture on the site plan but no key is provided to the
level of illumination. Please demonstrate that there will be an average illuminance of 3 foot -
candles across the site. All areas should meet the average to minimum uniformity ratio of 3:1.
Geoteclmical
The geotechnical report makes no recommendations for the retaining structure that is proposed
along the western edge of the developed area or the detention tank. These must be addressed.
Architecture
What is the depth of the proposed canopies? They should be sized to provide weather protection
over the sidewalk.
The window bays should be extended as far along the south facade as they are on the north since
that elevation will be at least as visible.
The proposed color palette is nearly identical to that proposed for your Strander and SC -3
buildings, see below.
•
ERRE LIMITED LIABILITY COMPANY
117 EAST LOUISA ST. #230
SEATTLE, WA 98102
PHONE (206) 545 -4964
FAX (206) 545 -4952
FAX TRANSMITTAL
DATE: 4/05/2006
TO: Nora Gierloff
FROM: Brad Decker
RE: 17275 Southcenter Parkway (SC 4 Building)
NOTE:
Nora,
Please add the attached revised SEPA check list.
If you have any question please call me at 206 - 545 -4964.
Brad Decker
Manager
Number of Pages: (Including this Transmittal)
If you do not receive all the pages of this fax, please call 206 - 545 -4964
RECEIVED
OR 0 7 20001
STATE ENVIRONMENTAL CHECKLIST
Please respond to all questions. Use separate sheets as necessary. An electronic version of this
form is also available from the Department of Community Development.
Applicant Responses:
A. BACKGROUND
1. Name of proposed project, if applicable:
SC -4 Retail Building
2. Name of Applicant:
Brad Decker of SC 4 Limited Liability Company.
3. Date checklist prepared: Revised 4/5/06
12/05
4. Agency requesting checklist:
City of Tukwila
5. Proposed timing or schedule (including phasing, if applicable):
Begin construction spring/summer '06 and complete later in year.
6. Do you have any plans for future additions, expansion, or further activity
related to or connected with this proposal? If yes, explain.
No
7. List any environmental information you know about that has been
prepared, or will be prepared, directly related to this proposal.
Geotechnical Report will be prepared.
Traffic Report will be prepared.
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.
There is a building permit issued and construction proceeding on 17401 Southcenter
Parkway, south of this site.
Agency Comments
RECEIVED
APR 0 7 2006
COMMON; r
BEVELOPm
• •
Please respond to all questions. Use separate sheets as necessary:
Applicant Responses: Agency Comments
9. List any government approvals or permits that will be needed for your proposal.
Board of Architectural Review Approval
SEPA Determination of Non - Significance
Demolition Permit
Building Permits
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.
Demolition of the existing 2,700sf Wendy's Restaurant and construction of a new
±16,000sf retail building and related site work.
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.
Address: 17401 Southcenter Parkway
Located south and west of Southcenter.
12. Does the proposal lie within an area designated on the City's Comprehensive Land Use
Policy Plan Map as environmentally sensitive?
Not sure?
• •
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Applicant Responses: Agency Comments
B. ENVIRONMENTAL ELEMENTS
1. Earth
a. General description of the site (circle one): Flat, rolling, hilly, steep slopes,
mountainous, other:
Flat is underlined. The existing and proposed building site is flat and the existing
and proposed undeveloped portion to west is steep.
b. What is the steepest slope on the site (approximate percent slope)?
The undeveloped portion to west has slopes to 50% (2 horizontal to 1 vertical).
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.
Typical valley alluvial soil.
d. Are there surface indications or history of unstable soils in the immediate vicinity?
If so, describe.
Not known. There exists a manmade steep slope on western portion of site as part of
Interstate 5 construction.
e. Describe the purpose, type, and approximate quantities of any filling or grading
proposed. Indicate source of fill.
We plan to import approximately 1,000 cubic yards of soil to lift the sit up to the 27'
level. The soil will be the soil recommended by the soils engineer, probably sand.
There will be approximately 700 cubic yards of soil removed to an approved location
for the detension tanks.
• •
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Applicant Responses: Agency Comments
f. Could erosion occur as a result of clearing, construction, or use?
If so, generally describe.
g.
Yes, but will be controlled as part of temporary erosion and control plan and by
construction management.
About what percent of the site will be covered with impervious surfaces after project
construction (for example, asphalt or buildings)?
±37% existing and ±39% proposed of TUC zoned site
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any:
Erosion will be contained on site per conventional erosion control techniques. Landscaping and the
storm drainage system will eliminate erosion issues after construction.
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.
Emission generated would be principally from construction - related activities; these
would include dust generated from the grading and clearing of the project site and
vehicle emissions associated with the various construction vehicles and equipment.
After the proposed building is built, emission would be limited to vehicles.
b. Are there any off -site sources of emissions or odor that may affect your proposal? If so,
generally describe.
There are vehicle exhaust emission from surrounding roads, but we do not anticipate
this will affect the project.
• •
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Applicant Responses: Agency Comment:
c. Proposed measures to reduce or control emissions or other impacts to air, if any:
None.
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 it flows into.
None. Green River is a few miles to east.
2. Will the project require any work over, in, or adjacent to (within 200 feet) the
described waters? If yes, please describe and attach available plans.
No.
3. Estimate the amount of fill and dredge material that would be placed in or
removed from surface water or wetlands and indicate the area of the site that
would be affected. Indicate the source of fill material.
None.
• •
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Applicant Responses: Agency Comments
4. Will the proposal require surface water withdrawals or diversions? Give general
description, purpose, and approximate quantities, if known.
No significant change from existing conditions.
5. Does the proposal lie within a 100 -year floodplain? If so, note location on the site plan.
Yes, site is mapped as Zone X on FEMA map 530330959F, last revised 5/16/95. Zone X
is within the 100 -year flood plane, but contrilled by levees.
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.
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.
•
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Applicant Responses: Agency Comments
2. Describe waste materials 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 system(s) 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? Will this water flow into other waters? If so, describe.
The storm water from the roof shall be collected and tight lined into a level 1 detension
system and then tight lined into city's storm system. The storm water from the
parking lot shall be collected and routed through a storm cepter to clean the water
then tight lined into the level 1 detension system.
2. Could waste materials enter ground or surface waters? If so, generally describe.
No.
d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any:
All water from impervious surfaces shall be tight lined into a level 1 detension system.
• •
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Applicant Responses: Agency Comment:
4. Plants
a. Check or circle (we underlined) types of vegetation found on the site:
X Deciduous tree: alder, maple, aspen, other
X Evergreen tree: fir, cedar, pine, other
X Shrubs
X Grass
Pasture
Crop or grain
Wet soil plants: cattail, buttercup, bulrush,
skunk cabbage, other
Water plants: water lily, eelgrass, milfoil, other
Other types of vegetation
b. What kind and amount of vegetation will be removed or altered?
95% of existing vegitation to remain in undisturbed state.
c. List threatened or endangered species known to be on or near the site.
None known.
d. Proposed landscaping, use of native plants, or other measures to preserve or enhance
vegetation on the site, if any:
Native landscaping per code is added on the developed portion of site. The much
larger native growth on west side to remain undeveloped.
• •
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Applicant Responses: Agency Comment
5. Animals
a. Circle (we underlined) any birds or animals which have been observed on or near
the site or are known to be on or near the site:
Birds:
Mammals
Fish
Other
Hawk, heron, eagle, songbirds, other: sparrows, crows
Deer, bear, elk, beaver, other:
Bass, salmon, trout, herring, shellfish, other: s' uirrels other rodents
None observed or categoried but we know birds such as sparrows and crows and small
small mammals such as squirrels are in the area.
b. List any threatened or endangered species known to be on or near the site.
Not known.
c. Is the site part of a migration route? If so, explain.
The site is within the Pacific Flyway Route.
d. Proposed measures to preserve or enhance wildlife, if any:
We are preserving most of the site in existing established native landscaping which
preserves habitat for birds and small rodents. Plus proposed new plant material will
provide additional shade, cover and sources of food.
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.
Electrical for lighting and convenience outlets.
Gas for heating.
e •
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Applicant Responses: Agency Comment:
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:
Building envelope insulation and insulated glass. There will be energy efficiency
features on the HVAC system, but that is not designed as yet.
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.
Very unlikely, as there are no unusual construction or post- construction hazards.
1. Describe special emergency services that might be required.
Very unlikely, no unusual construction or post- construction hazards for this retail use.
2. Proposed measures to reduce or control environmental health hazards, if any:
No unusual measures are proposed.
• •
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Applicant Responses: Agency Comment:
b. Noise
1. What types of noise exist in the area which may affect your project (for
example: traffic, equipment, operation, other)?
Traffic.
2. What types and levels of noise would be created by or associated with the
project on a short-term or long -term basis (for example: traffic, construction,
operation, other)? Indicate what hours noise would come from the site.
Construction noise would be of a short-term basis and would be associated with the
clearing, grading and construction of the building. Post construction noise would be
car traffic, a minor incremental addition to the existing noise.
3. Proposed measures to reduce or control noise impacts, if any:
Construction noise will be during daylight hours per code. Post construction
surrounding traffic noise will be dampened through the use of insulated walls, roof
and windows, and landscape buffers.
8. Land and Shoreline Use
a. What is the current use of the site and adjacent properties?
The site and surrounding buildings are commercial or TUC.
b. Has the site been used for agriculture? If so, describe.
It has been commercial use for a long time. Portions of site most likely were in farming
at some time in the past?
• •
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Applicant Responses: Agency Comment:
c. Describe any structures on the site.
Existing 2,700sf Wendy's restaurant.
d. Will any structures be demolished? If so, what?
Yes. No strcture will remain after demolishing.
e. What is the current zoning classification of the site?
TUC (Tukwila Urban Center)
f. What is the current comprehensive plan designation of the site?
TUC (Tukwila Urban Center)
g. If applicable, what is the current shoreline master program designation of the site?
Not applicable.
h. Has any part of the site been classified as an "environmentally sensitive" area? If so,
specify.
The hillside to the west zoned LDR
• •
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Applicant Responses: Agency Comments
i. Approximately how many people would reside or work in the completed project?
As a projected bulk retail use staff would be likely be 5 -12, depending upon season and
time of day. Customers will vary depending upon season and time of day.
J.
Approximately how many people would the completed project displace?
None.
k. Proposed measures to avoid or reduce displacement impacts, if any:
None.
1. Proposed measures to ensure the proposal is compatible with existing and projected
land uses and plans, if any:
Use and design is compatible.
9. Housing
a. Approximately how many units would be provided, if any? Indicate whether high,
middle, or low- income housing?
None.
• •
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Applicant Responses: Agency Comment
b. Approximately how many units, if any, would be eliminated? Indicate whether high,
middle, or low- income housing.
None.
c. Proposed measures to reduce or control housing impacts, if any:
None.
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?
Approximately 37'.
The principal exterior material is CMU with intergal color and textures varied to
create architectural pattern. Stucco is the principal material at the entry facade.
b. What views in the immediate vicinity would be altered or obstructed?
None.
c. Proposed measures to reduce or control aesthetic impacts, if any:
The project requires approval by the Board of Architectural Review. We will propose
a pleasing retail design consistent with the neighborhood.
• •
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Applicant Responses: Agency Comments
11. Light and Glare
a. What type of light or glare will the proposal produce? What time of day would it
mainly occur?
The project will have exterior lighting as necessary to serve parking lot areas, building
entries, and path lighting; plus interior lighting. Interior lighting will spill to the
exterior and we will have decorative exterior sconces, but we do not consider this
glare. Otherwise exterior lighting will have glare cut -off features. Glare will come
from vehicles accessing the site.
b. Could light or glare from the finished project be a safety hazard or interfere with
views?
No. We do not consider glare from vehicles a hazard.
c. What existing off -site sources of light or glare may affect your proposal?
None.
d. Proposed measures to reduce or control light and glare impacts, if any:
All exterior parking lot fixtures will be shielded to prevent light spillage or glare to
adjoining properties and roadways. Although modest reflections will occur on glass, it
is a non - reflective type to eliminate glare issues. New and existing landscaping will
significantly reduce glare potential.
12. Recreation
a. What designed and informal recreational opportunities are in the immediate
vicinity?
Shopping and eating.
• •
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Applicant Responses: Agency Comment:
b. Would the proposed project displace any existing recreational 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:
None.
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:
None.
• •
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Applicant Responses: Agency Comment
14. Transportation
a. Identify public streets and highways serving the site, and describe proposed access
to the existing street system. Show on site plans, if any.
I -5 and I -405 are the primary regional access roads to Southcenter parkway.
b. Is the site currently served by public transit? If not, what is the approximate distance
to the nearest transit stop?
Southcenter Parkway at S168th, about 5 blocks to north. Not very convenient.
c. How many parking spaces would the completed project have? How many would the
project eliminate?
38 provided plus 2 loading stalls.
56 existing.
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).
No. Even using existing driveway.
e. Will the project use (or occur in the immediate vicinity of) water, rail, or air
transportation? If so, generally describe.
No.
• •
Please respond to all questions. Use separate sheets as necessary.
Applicant Responses: Agency Comment
f. How many vehicular trips per day would be generated by the completed project? If
known, indicate when peak volumes would occur.
82 Daily trips per the Transpo Group
g.
Proposed measures to reduce or control transportation impacts, if any:
Remove fast food restruant and reduce daily trips by 618 daily trips per the Transpo
Group
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.
Yes, small incremental increases typical of new projects of this type.
b. Proposed measures to reduce or control direct impacts on public services, if any.
None.
16. Utilities
a. Circle utilities currently available at the site:
electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic
system
other:
• •
Please respond to all questions. Use separate sheets as necessary.
Applicant Responses: Agency Comment
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.
Sewer: City of Tukwila — connect to existing.
Water: City of Tukwila — connect to existing.
Electrical: Puget Sound Energy — connect to existing.
Natural Gas: Puget Sound Energy — connect to existing.
Telephone: by tenant
C. SIGNATURE
The above
lead age ' is
s are true and comple - the best of my knowledge. I understand that the
n em
de•. sion.
Signature:
Brad Decker, Manager of SC 4 LLCM
Date Submitted:
yes /6
•
Ciij' of Tukwila
Steven M. Mullet, Mayor
January 13, 2006
Department of Community Development Steve Lancaster, Director
Brad Decker
Decker Development
117 E. Louisa Street #230
Seattle, WA 98102
NOTICE OF COMPLETE APPLICATION
RE: SC -4 Retail Building
L06 -001, L06 -002, E06 -001
Dear Brad:
Your application for a new retail building located at 17275 Southcenter Parkway has been found to
be complete on January 13, 2006 for the purposes of meeting state mandated time requirements.
The project has been tentatively scheduled for a public hearing before the Board of Architectural
Review on March 23rd
The next step is for you to install the notice board on the site within 14 days of the date of this letter.
You received information on how to install the sign with your application packet. If you need
another set of those instructions, please call me. Once you have notified me that the notice board has
been installed I will post it with a laminated copy of the Notice of Application and the comment
period will start.
This determination of complete application does not preclude the ability of the City to require that
you submit additional plans or information, if in our estimation such information is necessary to
ensure the project meets the substantive requirements of the City or to complete the review process.
This notice of complete application applies only to the permits identified above. It is your
responsibility to apply for and obtain all necessary permits issued by other agencies. I will be
coordinating a comment letter with the other Departments. If you wish to speak to me sooner, feel
free to call me at (206) 433 -7141.
f‘r7/7
Nora Gierloff
Planning Supervisor
Q: \SC4 \COMPLETE.DOC
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
CITY OF TUKWILA ��CEIV SEPA
Department of Community Development 1" . ENVIRONMENTA
6300 Southcenter Boulevard, Tukwila, WA 98188 JAN O ® 1006'j VIE W
Telephone: (206) 431 -3670 FAX (206) 431 -3665 COM"
E -mail: tukplan@ci.tukwila.wa.us DtVELOp 91 .
APPLICATION
NAME OF PROJECT/DEVELOPMENT:
BRAD DECKER OF SC 4 LIMITED LIABILITY COMPANY
LOCATION OF PROJECT/DEVELOPMENT: (Give street address or, if vacant,
indicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL 10 DIGIT PARCEL
NUMBERS.
17275 Southcenter Parkway, Tukwila Wa 98188
Assessor's Tax parcel ID #: 2623049063
DEMOLISH AN EXISTING 2,700SF WENDY'S RESTAURANT AND BUILD A NEW ±16,000sF RETAIL BUILDING AND RELATED
SITE WORK.
Quarter: SW Section: 26 Township: 23 Range: 4
(This information may be found on your tax statement.)
DEVELOPMENT COORDINATOR :
The individual who:
•
has decision making authority on behalf of the applicant in meetings with City staff,
• has full responsibility for identifying and satisfying all relevant and sometimes overlapping
development standards, and
• is the primary contact with the City, to whom all notices and reports will be sent.
Name: SC 4 Limited Liability Company
Brad Decker, General Partner of Decker Properties LP, Manager
117 E. Louisa Street, #230
Seattle, WA 98102
Phone: 206
FAX.
Signatur . Date:
/z/z--7/0s-
FOR STAFF USE ONLY SIERRA TYPE P -SEPA
Planner: 6");
o
File Number: �� v /
^,_ (� 1
Application Complete (Date:
)
Project File Number: p
6:76 _0 s e,
Application Incomplete " (Date:
)
Other File Numbers: ,
NAME OF PROJECT/DEVELOPMENT:
BRAD DECKER OF SC 4 LIMITED LIABILITY COMPANY
LOCATION OF PROJECT/DEVELOPMENT: (Give street address or, if vacant,
indicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL 10 DIGIT PARCEL
NUMBERS.
17275 Southcenter Parkway, Tukwila Wa 98188
Assessor's Tax parcel ID #: 2623049063
DEMOLISH AN EXISTING 2,700SF WENDY'S RESTAURANT AND BUILD A NEW ±16,000sF RETAIL BUILDING AND RELATED
SITE WORK.
Quarter: SW Section: 26 Township: 23 Range: 4
(This information may be found on your tax statement.)
DEVELOPMENT COORDINATOR :
The individual who:
•
has decision making authority on behalf of the applicant in meetings with City staff,
• has full responsibility for identifying and satisfying all relevant and sometimes overlapping
development standards, and
• is the primary contact with the City, to whom all notices and reports will be sent.
Name: SC 4 Limited Liability Company
Brad Decker, General Partner of Decker Properties LP, Manager
117 E. Louisa Street, #230
Seattle, WA 98102
Phone: 206
FAX.
Signatur . Date:
/z/z--7/0s-
DEC.27.2005 11 :12AM LANCE MUELLER
• •
City of Tukwila
Endangered Species Act Screening Checklist
Date: 12/6/05
NO.899 P.2 /7
Applicant Name: Brad Decker, Decker Development & Construction, Inc.
Street Address: 117 East Louisa Street, #230
City, State, Zip: Seattle, WA 98188
Telephone: 206- 545 -4964
Directions
This Screening Checklist has been designed to evaluate the potential for your project to
result in potential "take" of chinook salmon, coho salmon, or cutthroat trout as defined by
Section 9 of the Endangered Species Act. The checklist includes a series of "Yes" or
"No" questions about your project, organized into four parts. Starting with Part A on
Page 1, read each question carefully, circle "Yes" or "No," and proceed to the next
question as directed by the checklist. To answer these questions, you may need to refer
to site plans, grading and drainage plans, critical areas studies, or other documents you
have prepared for your project. The City will evaluate your responses to determine if
"take" is indicated.
DEC.27.2005 11 :12AM LANCE MUELLER
•
NO.899 P.3 /7
City of TukwilaQA Screening Checklist
Part A: Please review and answer each question carefully. Consider all phases of project
and
including, but not limited to, construction, normal operation, potential emergency op
ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes
answer.
1-0 Will the project require any form of grading? Grading is defined as any excavating, filling,
clearing, or creation of impervious surface, or any combination thereof, which alters the
existing ground surface of the earth (see Tukwila Municipal Code (TMC) Chapter 18,06,
Zoning Code, Page 18 -11), Please circle appropriate response.
t:- Continue to Question 2-0
ontinue to Question 1 -1 (Page 3)
2 -0 Will the project require any form of clearing? Clearing means the removal or causing to be
removed, through either direct or indirect actions, any vegetation from a site (see Chapter
18.06, Page 18 -8). Please circle appropriate response.
Continue to Question 3-0
ontinue to Question 2 -1 (Page 4) �^
3 -0 Will the project require work, during any time of the projec below the ordinary high water
mark of a watercourse or the Green/Duwarnish or Black Rivers or in wetlands? Ordinary high
water mark is the mark that is found by examining the bed and banks of a stream and
ascertaining where the presence and action of waters are so common and usual as to distinctly
mark the soil from that of the abutting upland, in respect to vegetation (see TMC Chapter 18,06,
Pa a 18 -15). Please circle appropriate response.
Continue to Question 4-0
YES - Continue to Question 3 -1 (Page 5)
4-0 Will the project result in the processing or handling, storage, or treatment of hazardous
substances? This does not include the proper use of fuel stored in a vehicle's fuel tank.
Hazardous substances are any liquid, solid, gas, or sludge, including any material, substance,
product, commodity, or waste, regardless of quantity, that exhibits the characteristics or criteria
of hazardous waste as defiled by Washington Administrative Code 173 -303 (see TMC Chapter
18.06, Tukwila Zoning Code, Page 18 -11), This includes fuel or other chemicals stored on -site
'ng construction. Please circle appropriate response.
NO - ontinue to Question 5 -0
S - Continue to Question 5-0
5-0 Will the project result in the withdrawal, injection, or interception of groundwater? Examples
of projects that may affect groundwater include, but are not limited to: construction of a new
well, change in water withdrawals from an existing well, projects involving prolonged
construction dewatering, projects installing French drains or interceptor trenches, and sewer
lines. For the purpose of this analysis, projects that require a geotechnical report pursuant to the
requirements of TMC 18.45.060 and 18.45.080E.4, or would require a geotechnical report if not
exempt under TMC 18.45.080A, should answer Yes. Please circle appropriate response.
NO Continue to Question 6 -0
YES - Continue to Question 6-0
January 25, 2001
2
DEC.27.2005 11 :12AM LANCE MUELLER
NO.899 P.4 /7
• City ofTukwilaA Screening Checklist
Part A (continued
6 -0 Will the project involve landscaping or re- occurring outdoor maintenance that includes the
regular use of fertilizers, pesticides, or herbicides? This does not include the one -tune use of
1�ransplant fertilizers. Landscaping means natural vegetation such as trees, shrubs, groundcover,
and other landscape materials arranged in a manner to produce an aesthetic effect appropriate
for the use of the land (see TMC Chapter 18.06, Tukwila Zoning Code, Page 18 -13). For the
purpose of this analysis, this includes the establishment of new lawn or grass. Please circle
appropriate response.
NO — Checklist Complete
Yri-D Checklist Complete
Part B: Please answer each question below for projects that include grading. Review each
question carefully, considering all phases of your project including, but not limited to construction,
normal operation, potential emergency operation, and ongoing and scheduled maintenance.
Continue to the next question as directed for each No or Yes answer.
1 -1 Will the project involve the modification of a watercourse bank or bank of the
Green/Duwamish or Black Rivers between the ordinary high water mark and top of bank? This
includes any projects that will require grading on any slope leading to a river or stream, but will
not require work below the ordinary high water mark. Work below the ordinary high water
mark is covered in Part C. Please circle appropriate response.
Continue to Question 1 -2
YES - Continue to Question 1 -2
1 -2 Could the construction, operation, or maintenance of the project result in sediment transport off
site or increased rates of erosion and/or sedimentation in watercourses, the Green/Duwamish
rivers, or the Black River? Most projects that involve grading have the potential to result in
increased erosion and/or sedimentation as a result of disturbances to the soil or earth. If your
project involves grading and you have not prepared a Temporary Erosion and Sedimentation
Control Plan specifically designed to retain 100 percent of the runoff (including during
construction) from impervious surface or disturbed soils, answer Yes to this question. If your
project is normally exempt under the Tukwila. Municipal Code and would not require the
preparation of a Temporary Erosion and Sedimentation Control Plan, BUT may still result in
erosion or sediment transport off site or beyond the work area, answer Yes to this question.
Please circle appropriate response.
Continue to Question 1 -3
S - Continue to Question 1 -3
1 -3 Will the project result in the construction of new impervious surfaces? Impervious surfaces
include those hard surfaces which prevent or restrict the entry of water into the soil in the
manner that such water entered the soils under natural conditions prior to development or a
hard surface area that causes water to run off the surface in greater quantity or at an increased
rate of flow from the flow presented under natural conditions prior to development (see TMC
Chapter 18,06, Tukwila Zoning Code, Page 1842). Such areas include, but are not limited to,
rooftops, asphalt or concrete paving, compacted surfaces, or other surfaces that similarly affect
the natural infiltration or runofpatterns existing prior to development. Please circle
appropriate response.
NO - Continue to Question 2 -0 (Page 2)
January 25, 2001
3
DEC.27.2005 11 :13AM LANCE MUELLER
NO.899 P.5 /7
• City of Tukwila A Screening Checklist
YES Continue to Question 1-4
1-4 your project generate stormwater from the creation of impervious surfaces that will not be
infiltrated on site? For the purpose of this analysis, infiltration includes the use of a stormwater
treatment and management system intended to contain all stormwater on site by allowing it to
seep into pervious surface or through other means to be introduced into the ground. If your
project involves the construction of impervious surface and does not include the design of a
stormwater management system specifically designed to infiltrate stormwater, answer Yes to
this question. Please circle appropriate response.
NO - Continue to Question 2-0 (Page 2)
CO-ES Continue to Question 2.0 (Page 2)
Part C: Please review each question below for projects that include clearing. Review each question
carefully, considering all phases of your project including, but not limited to construction, normal
operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to
the next question as directed for each No or Yes answer.
2 -1 Will the project involve clearing within 200 feet of the ordinary high water mark of a
atercourse or the Green/Duwamish or Black Rivers? Please circle appropriate response.
Continue to Question 3 -0 (Page 2)
YES - Continue to Question 2 -2
2-2 Will the project involve clearing of any trees within 200 feet of the ordinary high water mark of
a watercourse or the Green/Duwamish or Black Rivers? A tree is defined by TMC 18.06.845 as
any self- supporting woody plant, characterized by one main trunk, with a potential diameter-
breast-height of 2 inches or more and potential minimum height of 10 feet. Please circle
ppropriate response.
ontinue to Question 2 -3
YE - Continue to Question 2 -3
2 -3 Will the project involve clearing of any evergreen trees from within 200 feet of the ordinary
high water mark of a watercourse or the Green/Duwainish or Black Rivers? For the purpose of
this analysis evergreen means any tree that does not regularly lose all its leaves or needles in the
1. Please circle appropriate response.
Continue to Question 2-4
YES - Continue to Question 2-4
2-4 Will the project involve clearing within 100 feet of the ordinary high water mark of a
watercourse or the Green/Duwamish or Black Rivers? Please circle appropriate response.
ontinue to Question 3 -0 (Page 1)
YES - Continue to Question 2 -5
2 -5 Will the project involve clearing within 40 feet of the ordinary high water mark of a
tercourse or the Green/Duwamish or Black Rivers? Please circle appropriate response.
NO - ontinue to Question 3-0 (Page 2)
Continue to Question 3-0 (Page 2)
January 25, 2001
4
DEC.27.2005 11 :13AM LANCE MUELLER
•
NO.899 P.6 /7
City of Tukwila A Screenin Checklist
Part D; Please review each question below for projects that include work below the ordinary high
water mark of watercourses or the Duwamish/Green or Black Rivers or in wetlands. Review each
question carefully, considering all phases of your project including, but not limited to,
construction, normal operation, potential emergency operation, and ongoing and scheduled
maintenance. Continue to the next question as directed for each No or Yes answer.
3 -1 Will the project involve the direct alteration of the channel or bed of a watercourse, the
Green/Duwamish rivers, or Black River? For the purpose of this analysis, channel means the
area between the ordinary high water mark of both banks of a stream, and bed means the stream
bottom substrates, typically within the normal wetted-width of a stream. This includes both
temporary and permanent modifications, Please circle appropriate response.
ontinue to Question 3 -2
YE - Continue to Question 3 -2
3-2 Will the project involve any physical alteration to a watercourse or wetland connected to the
Green/Duwamish River? For the purpose of this analysis, "connected to the river means"
flowing into via a surface connection or culvert, or having other physical characteristics that
allow for access by salmonids. This includes impacts to areas such as sloughs, side channels,
remnant oxbows, ditches formed from channelized portions of natural watercourses or any area
that may provide off channel rearing habitat for juvenile fish from the Duwamish River, This
includes both temporary construction alterations and permanent modifications. Watercourses
or wetlands draining to the Green/Duwamish River that have a hanging culvert, culvert with a
flap gate, diversion, or any entirely man -made or artificial structure that precludes fish access
ould answer Yes to this question. Please circle appropriate response.
Continue to Question 3 -3
- Continue to Question 3 -3
3 -3 Will the project result in the construction of a new structure or hydraulic condition that could be
a barrier to salmonid passage within the watercourse or the Creen/Duwamish or Black Rivers?
For the purpose of this analysis, a barrier means any artificial or human modified structure or
hydraulic condition that inhibits the natural upstream or downstream movement of salmonids,
lading both juveniles and adults. Please circle appropriate response.
NO Continue to Question 3-4
' YES - Continue to Question 3-4 _
3-4 Will the project involve a temporary or permanent change in the cross - sectional area of a
watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, the
cross - sectional area is defined as a profile taken from the ordinary high water mark on the right
to the ordinary high water mark on the left bank. Please circle appropriate response.
ontinue to Question 3 -5
YE - Continue to Question 3 -5
3-5 Will the project require the removal of debris from within the ordinary high water mark of a
watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, debris
includes, but is not limited to fallen trees, logs, shrubs, rocks, piles, rip -rap, submerged metal,
and broken concrete or other building materials. Projects that would require debris removal
from a watercourse or the Green/Duwamish or Black Rivers as part of a maintenance activity
ould answer Yes to this question. Please circle appropriate response.
NO Continue to Question 3 -6
- Continue to Question 3-6 T
January 25, 2001
5
DEC.27.2005 11 :13AM LANCE MUELLER
•
ID
NO.899 P.7 /7
City o f Tukwila!SA Screening Checklist
3-6 Will the project result in impacts to watercourses or wetlands that have a surface connection to
another watercourse or the Green/Duwamish or Black Rivers but do not contain habitat
conditions that support salmonid use? Such areas may include, but not be limited to hillside
seeps and wetlands isolated from the watercourse or river that have a surface water connection
to the watercourse or river but are not assessable, nor would be assessable to salmonids under
natural conditions. Wetlands with a "functions and values" rating for baseflow /groundwater
support of 9 and above (or moderate) as described in Cooke (1996) should be included. Please
circle appropriate response.
NO Continue to Question 3 -7
YES - Continue to Question 3 -7
3 -7 Will the project include the construction of artificial waterways or wetlands connected to a
watercourse containing salmonids? For the purpose of this analysis, the construction of
artificial waterways or wetlands includes wetlands, channels, sloughs, or other habitat feature
created to enhance wildlife use particularly waterfowl use or may be attractive to wildlife, n 'cularly waterfowl. Please circle appropriate response.
NO Continue to Question 3 -8
YES - Continue to Question 3 -8
3 -8 Will the project include bank stabilization? For the purpose of this analysis, bank stabilization
includes, but is not limited to, rip -rap, rock, log, soil, or vegetated revetments, concrete z ctures, or similar structures. Please circle appropriate response.
NO Continue to Question 4-0 (Page 2)
YES - Continue to Question 4 -0 (Page 2)
January 25, 2001 6
STATE ENVIRONMENTAL CHECKLIST
Please respond to all questions. Use separate sheets as necessary. An electronic version of this
form is also available from the Department of Community Development.
Applicant Responses:
A. BACKGROUND
1. Name of proposed project, if applicable:
SC-4 Retail Building
2. Name of Applicant:
Brad Decker of SC 4 Limited Liability Company.
3. Date checklist prepared:
12/05
4. Agency requesting checklist:
City of Tukwila
5. Proposed timing or schedule (including phasing, if applicable):
Begin construction spring/summer '06 and complete later in year.
RECEIVED
[JAN 06 2006
COMMUNITY
DEVELOPMENT
6. Do you have any plans for future additions, expansion, or further activity
related to or connected with this proposal? If yes, explain.
No
7. List any environmental information you know about that has been
prepared, or will be prepared, directly related to this proposal.
Geotechnical Report will be prepared.
Traffic Report will be prepared.
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.
There-is a building permit issued and construction proceeding on 17401 Southcenter
Parkway, south of this site.
Agency Comments
Please respond to all questions. Use separate sheets as necessary.
Applicant Responses: Agency Comments
9. List any government approvals or permits that will be needed for your proposal.
Board of Architectural Review Approval
SEPA Determination of Non - Significance
Demolition Permit
Building Permits
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.
Demolition of the existing 2,700sf Wendy's Restaurant and construction of a new
±16,000sf retail building and related site work.
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.
Address: 17401 Southcenter Parkway
Located south and west of Southcenter.
12. Does the proposal lie within an area designated on the City's Comprehensive Land Use
Policy Plan Map as environmentally sensitive?
Not sure?
n
we-co 2.4 o�( (:7
s��
Please respond to all questions. Use separate sheets as necessary.
Applicant Responses: Agency Comments
B. ENVIRONMENTAL ELEMENTS
1. Earth
a. General description of the site (circle one): Flat, rolling, hilly, steep slopes,
mountainous, other:
Flat is underlined. The existing and proposed building site is flat and the existing
and proposed undeveloped portion to west is steep.
What is the steepest slope on the site (approximate percent slope)?
The undeveloped portion to west has slopes to 50% (2 horizontal to 1 vertical).
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.
Typical valley alluvial soil.
•
d. Are there surface indications or history of unstable soils in the immediate vicinity?
If so, describe.
Not known. There exists a manmade steep slope on western portion of site as part of
Interstate 5 construction.
e. Describe the purpose, type, and approximate quantities of any filling or grading
proposed. Indicate source of fill.
We believe this is a near balanced site, although the grading plan is not finalized at
this writing. Limited structural fill is anticipated under building and a gravel base
course is anticipated paving.
Please respond to all questions. Use separate sheets as necessary.
Applicant Responses: Agency Comments
g.
Could erosion occur as a result of clearing, construction, or use?
If so, generally describe.
Yes, but will be controlled as part of temporary erosion and control plan and by
construction management.
About what percent of the site will be covered with impervious surfaces after project
construction (for example, asphalt or buildings)?
+37% existing and ±39% proposed of TUC zoned site
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any:
Erosion will be contained on site per conventional erosion control techniques. Landscaping and the
storm drainage system will eliminate erosion issues after construction.
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.
Emission generated would be principally from construction - related activities; these
would include dust generated from the grading and clearing of the project site and
vehicle emissions associated with the various construction vehicles and equipment.
After the proposed building is built, emission would be limited to vehicles.
b. Are there any off -site sources of emissions or odor that may affect your proposal? If so,
generally describe.
There are vehicle exhaust emission from surrounding roads, but we do not anticipate
this will affect the project.
• •
Please respond to all questions. Use separate sheets as necessary.
Applicant Responses: Agency Comment:
c. Proposed measures to reduce or control emissions or other impacts to air, if any:
None.
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 it flows into.
None. Green River is a few miles to east.
2. Will the project require any work over, in, or adjacent to (within 200 feet) the
described waters? If yes, please describe and attach available plans.
No.
3. Estimate the amount of fill and dredge material that would be placed in or
removed from surface water or wetlands and indicate the area of the site that
would be affected. Indicate the source of fill material.
None.
Please respond to all questions. Use separate sheets as necessary.
Applicant Responses: Agency Comments
4. Will the proposal require surface water withdrawals or diversions? Give general
description, purpose, and approximate quantities, if known.
No significant change from existing conditions.
5. Does the proposal lie within a 100 -year floodplain? If so, note location on the site plan.
Yes, site is mapped as Zone X on FEMA map 530330959F, last revised 5/16/95. Zone X
is within the 100 -year flood plane, but contrilled by levees.
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.
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.
Please respond to all questions. Use separate sheets as necessary.
Applicant Responses: Agency Comments
2. Describe waste materials 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 system(s) 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? Will this water flow into other waters? If so, describe.
The storm water from the roof shall be collected and tight lined into a level 1 detension
system and then tight lined into city's storm system. The storm water from the
parking lot shall be collected and routed through a storm cepter to clean the water
then tight lined into the level 1 detension system.
2. Could waste materials enter ground or surface waters? If so, generally describe.
No.
d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any:
All water from impervious surfaces shall be tight lined into a level 1 detension system.
•
Please respond to all questions. Use separate sheets as necessary.
Applicant Responses: Agency Comment
4. Plants
a. Check or circle (we underlined) types of vegetation found on the site:
X Deciduous tree: alder, maple, aspen, other
X Evergreen tree: fir, cedar, pine, other
X Shrubs
X Grass
Pasture
Crop or grain
Wet soil plants: cattail, buttercup, bulrush,
skunk cabbage, other
Water plants: water lily, eelgrass, milfoil, other
Other types of vegetation
b. What kind and amount of vegetation will be removed or altered?
95% of existing vegitation to remain in undisturbed state.
c. List threatened or endangered species known to be on or near the site.
None known.
d. Proposed landscaping, use of native plants, or other measures to preserve or enhance
vegetation on the site, if any:
Native landscaping per code is added on the developed portion of site. The much ��. lc,.¢t_, ,,
w* 4-4 ;12 tsr
worG04% glopt -s
rte— 16 °lo .
larger native growth on west side to remain undeveloped.
Please respond to all questions. Use separate sheets as necessary.
Applicant Responses: Agency Comment
5. Animals
a. Circle (we underlined) any birds or animals which have been observed on or near
the site or are known to be on or near the site:
Birds:
Mammals
Fish
Other
Hawk, heron, eagle, songbirds, other: sparrows, crows
Deer, bear, elk, beaver, other:
Bass, salmon, trout, herring, shellfish, other: squirrels, other rodents
None observed or categoried but we know birds such as sparrows and crows and small
small mammals such as squirrels are in the area.
b. List any threatened or endangered species known to be on or near the site.
Not known.
c. Is the site part of a migration route? If so, explain.
The site is within the Pacific Flyway Route.
d. Proposed measures to preserve or enhance wildlife, if any:
We are preserving most of the site in existing established native landscaping which
preserves habitat for birds and small rodents. Plus proposed new plant material will
provide additional shade, cover and sources of food.
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.
Electrical for lighting and convenience outlets.
Gas for heating.
Please respond to all questions. Use separate sheets as necessary.
Applicant Responses: Agency Comment
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:
Building envelope insulation and insulated glass. There will be energy efficiency
features on the HVAC system, but that is not designed as yet.
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.
Very unlikely, as there are no unusual construction or post - construction hazards.
1. Describe special emergency services that might be required.
Very unlikely, no unusual construction or post- construction hazards for this retail use.
2. Proposed measures to reduce or control environmental health hazards, if any:
No unusual measures are proposed.
Please respond to all questions. Use separate sheets as necessary.
Applicant Responses: Agency Comment;
b. Noise
1. What types of noise exist in the area which may affect your project (for
example: traffic, equipment, operation, other)?
Traffic.
2. What types and levels of noise would be created by or associated with the
project on a short-term or long -term basis (for example: traffic, construction,
operation, other)? Indicate what hours noise would come from the site.
Construction noise would be of a short-term basis and would be associated with the
clearing, grading and construction of the building. Post construction noise would be
car traffic, a minor incremental addition to the existing noise.
3. Proposed measures to reduce or control noise impacts, if any:
Construction noise will be during daylight hours per code. Post construction
surrounding traffic noise will be dampened through the use of insulated walls, roof
and windows, and landscape buffers.
8. Land and Shoreline Use
a. What is the current use of the site and adjacent properties?
The site and surrounding buildings are commercial or TUC.
b. Has the site been used for agriculture? If so, describe.
It has been commercial use for a long time. Portions of site most likely were in farming
at some time in the past?
Please respond to all questions. Use separate sheets as necessary.
Applicant Responses: Agency Comment:
c. Describe any structures on the site.
Existing 2,700sf Wendy's restaurant.
d. Will any structures be demolished? If so, what?
Yes. No strcture will remain after demolishing.
e. What is the current zoning classification of the site?
TUC (Tukwila Urban Center)
f. What is the current comprehensive plan designation of the site?
TUC (Tukwila Urban Center)
g. If applicable, what is the current shoreline master program designation of the site?
Not applicable.
h. Has any part of the site been classified as an "environmentally sensitive" area? If so,
specify.
The hillside to the west zoned LDR
Please respond to all questions. Use separate sheets as necessary.
Applicant Responses: Agency Comments
i. Approximately how many people would reside or work in the completed project?
As a projected bulk retail use staff would be likely be 5 -12, depending upon season and
time of day. Customers will vary depending upon season and time of day.
j. Approximately how many people would the completed project displace?
None.
k. Proposed measures to avoid or reduce displacement impacts, if any:
None.
1. Proposed measures to ensure the proposal is compatible with existing and projected
land uses and plans, if any:
Use and design is compatible.
9. Housing
a. Approximately how many units would be provided, if any? Indicate whether high,
middle, or low - income housing?
None.
Please respond to all questions. Use separate sheets as necessary.
Applicant Responses: Agency Comment;
b. Approximately how many units, if any, would be eliminated? Indicate whether high,
middle, or low- income housing.
None.
c. Proposed measures to reduce or control housing impacts, if any:
None.
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?
Approximately 37'.
The principal exterior material is CMU with intergal color and textures varied to A re.a- ' ■. "ac--
create architectural pattern: Stucco is the principal material at the entry facade. k DC "4 )
b. What views in the immediate vicinity would be altered or obstructed?
None.
c. Proposed measures to reduce or control aesthetic impacts, if any:
The project requires approval by the Board of Architectural Review. We will propose
a pleasing retail design consistent with the neighborhood.
Please respond to all questions. Use separate sheets as necessary.
Applicant Responses:
11. Light and Glare
a. What type of light or glare will the proposal produce? What time of day would it
mainly occur?
The project will have exterior lighting as necessary to serve parking lot areas, building
entries, and path lighting; plus interior lighting. Interior lighting will spill to the
exterior and we will have decorative exterior sconces, but we do not consider this
glare. Otherwise exterior lighting will have glare cut -off features. Glare will come
from vehicles accessing the site.
b. Could light or glare from the finished project be a safety hazard or interfere with
views?
No. We do not consider glare from vehicles a hazard.
c. What existing off-site sources of light or glare may affect your proposal?
None.
d. Proposed measures to reduce or control light and glare impacts, if any:
All exterior parking lot fixtures will be shielded to prevent light spillage or glare to
adjoining properties and roadways. Although modest reflections will occur on glass, it
is a non - reflective type to eliminate glare issues. New and existing landscaping will
significantly reduce glare potential.
12. Recreation
a. What designed and informal recreational opportunities are in the immediate
vicinity?
Shopping and eating.
Agency Comments
Please respond to all questions. Use separate sheets as necessary.
Applicant Responses:
b. Would the proposed project displace any existing recreational 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:
None.
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:
None.
Agency Comment;
Please respond to all questions. Use separate sheets as necessary.
Applicant Responses: Agency Comment
14. Transportation
a. Identify public streets and highways serving the site, and describe proposed access
to the existing street system. Show on site plans, if any.
I -5 and I -405 are the primary regional access roads to Southcenter parkway.
b. Is the site currently served by public transit? If not, what is the approximate distance
to the nearest transit stop?
Southcenter Parkway at S168th, about 5 blocks to north. Not very convenient.
c. How many parking spaces would the completed project have? How many would the
project eliminate?
38 provided plus 2 loading stalls.
56 existing.
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).
No. Even using existing driveway.
e. Will the project use (or occur in the immediate vicinity of) water, rail, or air
transportation? If so, generally describe.
No.
Please respond to all questions. Use separate sheets as necessary.
Applicant Responses: Agency Comment
f. How many vehicular trips per day would be generated by the completed project? If
known, indicate when peak volumes would occur.
82 Daily trips per the Transpo Group
Proposed measures to reduce or control transportation impacts, if any:
Remove fast food restruant and reduce daily trips by 618 daily trips per the Transpo
Group
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.
Yes, small incremental increases typical of new projects of this type.
b. Proposed measures to reduce or control direct impacts on public services, if any.
None.
16. Utilities
a. Circle utilities currently available at the site:
electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic
system
other:
Please respond to all questions. Use separate sheets as necessary.
Applicant Responses: Agency Comment
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.
Sewer: City of Tukwila — connect to existing.
Water: City of Tukwila — connect to existing.
Electrical: Puget Sound Energy — connect to existing.
Natural Gas: Puget Sound Energy — connect to existing.
Telephone: by tenant
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 decision.
Signature:
Bob Wells, Lance Mueller & Associates; agents for owners.
Date Submitted:
PIIIANENT FILE COPY
Public Works Department
6300 Southcenter Boulevard Suite 100
Tukwila, WA 98188
206.433.0179
CONCURRENCY TEST NOTICE
SURFACE WATER
For all development except one single - family residence, 2-9 lot short plats, four -plex or
smaller multi - family residence, or non - residential development that is categorically
exempt from SEPA. Submit a detailed project description including location, existing
facilities, and proposed facilities.
PROJECT ADDRESS: /Z275 S .( p /(!✓A/ PARCEL #:
Contact's Name: ZA4tx ,i ezte,(
Contact Phone #: Z.C53 Contact e-mail:
Contact Address: /30 , 5/.06
PASSED This test notice is valid for 90 -days from signature date.
Capacity of the concurrency facilities combined with the addition of any detention (if required) for the
proposed development is equal to or better than capacity required to maintain the established level of
service standard. Compliance with the City's adopted Surface Water Manual ensures concurrency and any
additional items noted below.
Additional items: Lel/eZ ,D/1/ ,mil/ COJ%IeDL U�yt/, Avid DEUf,ID/,l0 /iU /T%/L
DOES NOT PASS
By:
Print Name: Ryan D. Larson
Approved 01.20.2006
Date
Sr. Surface Water Engineer
MEMORANDUM
DATE: January 19, 2006
TO: Jill Mosqueda
FROM: Mike Cusick
PERMIT #: E06 -001
SUBJECT: Concurrency
•
PERMANENT FILE COPY
The property at 17275 Southcenter Parkway (the old Wendy's site) has no concurrency issues
for the water and sewer system.
cc: File E06 -001
(P:Laurie Admin/Mike /Memo Concurrency E06 -001)
LANCE MUELLER & ASSOCIATES
A R C H I T E C TS A 1 A
130 Lakeside, Suite 250
Seattle, Washington 98122
(206)325 -2553
(206)328 -0554 Fax
Job: SC-4 RETAIL BUILDING
17275 Southcenter Parkway
Tukwilla, WA
EINOVISCOautgra
.Ge.eolie a/444
.1)
RECEIVED
ri AN 0 6 1006
tr, :v., -, atm -• �;
JAN
COMMUNITY
DEVELOPMENT
Date: 11/5/05
Page 1 of 1
PUBLIC WORKS
SC - 4 RETAIL BUILDING
PROJECT DESCRIPTION
2,700sf Wendy's Restaurant and construction
egress is by an
of a project ± consists retail demolition and the related provided is
on the
6 OOOsf retail building and related site work. a kinglfor ±38 cars is Pg
of a new t1 from Southcenter Parkway.
existing common driveway
site, plus 2 truck loading spaces.
constructed of integral color concrete masonry with stucco finish on the
oofline will be modulated with steps, pitched and gabled
ent building will be constr canopies over entry storefronts will add
entry facade. The formed d entry r
parapet forms and formed elements detailing. heg. Metal �nhe he side and rear elevations of
' ctin rrlel��ents tothe wall plane. The west all has two steps in the plan
shelter, will color her projecting
CMU masonry in integral color and texture creating taly 3a fe
which will further provide modulation on the front of the building. will be app
the building are predominately
walls. The stucco will be painted with an
Rooftop for interest and nt will beesc screened plane.
y parapet e walls. wall interest.
Rooftop HVAC equipment will be and visual In
off -white base color and inset tile accents will add variety The rear west wall will have
provide accent Wall sconces will p t lighting along the front sidewalk tare reduction lens or shields.
bracket mounted downlights with glare
La and front, side and rear yard
in will consist of 15 ft. along Southcenter Parkway, areas.
planting 9 areas that meet or exceed the area ratio required for parking All freestanding sign on a
Tenant signage will be wall mounted as required. There will also be one
pylon with a face area of 75sf per side. signage will comply with the City Sign Code.
Comprehensive Plan, Development Regulations
lies with the City of Tukwila's Comp staff, review of
and project ppmp policies and objectives based on meetings with City
and other applicable laws,
Codes. lets later in 2006.
Construction is expected to begin in the spring /summer 2006 and comp
Job No. 04 -096
WeIIs/LMA/Scofield SC-4/project desc.doc
PROJECT OVERVIEW
Although the site consists of about 2.21 acres, this project will only develop the
easterly 0.94 acres. The balance of the site is forested with no improvements.
Runoff from the forested area will be collected in the wall drain and conveyed to
the public storm drain system on the east edge of the site. Because the City
staff has determined that downstream capacity problems exist, level one
detention will be provided. This is being accomplished with a detention vault
located in the front of the proposed building. Due to past flooding, the building
floor elevation will be raised to 27 feet (the previous Wendy's Restaurant on the
site had a floor elevation of 22). As has been done on previous sites in the City,
treatment will be provided with a Stormceptor.
Access to the site will be from a common driveway located on the south side of
the site. The driveway will lead to a drive aisle that is shared with the site to the
south. Grading for the project site will encroach slightly into the adjacent site.
This is depicted on the project grading plan.
Sanitary sewer will be connected to the existing side sewer, and water will be
provided using the same meter. It is anticipated that the water demand will not
exceed that of the existing Wendy's restaurant, so the meter is not proposed to
be changed. Water for fire suppression is proposed to come from a new tap to
the main in Southcenter Pkwy. A DDCV is proposed in a landscaped island next
to the entry driveway..