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Home My WebLink AboutSEPA EPIC-06-88 - SOUTHCENTER MALL - FOOD COURTFOOD COURT SOUTHCENTER MALL REMODEL EXISTING MALL INTO SEVEN IN -LINE TENANTS & FOOD COURT STRANDER BLVD. - SOUTHCENTER MALL EPIC 6 -88 WAC 197 -11 -970 • DETERMINATION OF NONSIGNIFICANCE Description of Proposal Reconfigure 47,253 sq. ft. of existing interior mall space into seven in -line tenants and a food court with 14 tenants, support facilities and seating for 500 people Proponent Center Ridge Design Location of Proposal, including street address, if any Southcenter Mall Lead Agency: City of Tukwila File No. EPIC _6_88 The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. [[ There is no comment period for this DNS [->Tcl This DNS is issued under 197 -11- 340(2). Comments must be submitted by . The lead agency will not act on this proposal for 15 days from the date below. Responsible Official Position /Title Address Date Rick Beeler Planning Director 6200 Southcenter Boulevard, Tu Signature Phone 433 -1846 You may appeal this determination to the City Clerk at City Hall, 6200 Southcenter Boulevard, Tukwila, WA 98188 no later than 10 days from the above date by written appeal stating the basis of the appeal for specific factual objections. You may be . required to bear some of the expenses for an appeal. Copies of the procedures for SEPA appeals are available with the City Clerk and Planning Department. FM.DNS • Av4.1 JACOBS, VISCONSI & JACOBS CO. 25425 CENTER RIDGE ROAD, CLEVELAND, OHIO 44145 -4122 216 - 871 -4800 FEDERAL EXPRESS July 22, 1988 The City of Tukwila Building Department 6200 Southcenter Boulevard Tukwila, WA 98188 RE: Southcenter Food Court Building Permit Application Gentlemen: This letter will serve to formally amend our building permit application for the above referenced project in the following respect: We will contribute one -half, not to exceed $50,000, of the cost of a four -way traffic signal at the intersection of our southeast entrance to Southcenter Shopping Center from Strander Boulevard. Our payment shall be made at such time as said traffic signal is installed. In the event said traffic signal has not been installed at the time additional building permits are requested in connection with a major expansion of Southcenter Shopping Center, and installation of said traffic signal is required as a part of transportation impact mitigation for such major expansion, then the $50,000 limitation herein shall not be applicable to such mitigation as may be required by the City of Tukwila in connection with such major expansion. Very truly yours, JACOBS, VISCONSI & JACOBS CO. Thomas P. Schmitz, P.E. TPS /blv cc: ilaL R•igc kaBe e l er-- --- R. Earnst, P.E. • 6/21/88 Rebecca, These are my comments on the Food Court traffic study. 1. No indication that the study was done by a licensed traffic engineer with sufficient experience. At the very least, a P.E. stamp should accompany traffic generation estimate. 2. The 6,284 s.f. of "Miscellaneous" area created includes areas necessary to support lease area operations and should therefore be included in the gross area calculations as specified in the ITE manual. =r. The "Food court seating" area (8,040 s.f.) is used as the independent trip generation variable. Does this include the food preparation and serving area? All such areas should be included in using ITE trip generation rates. 4. A comparison of trip generation numbers indicates that the rate for "peak hour of adjacent streets" was used. This is not appropriate here, where the noon hour traffic is equal to the F.M. traffic peak and the generator (Food Court) can be expected to have its peak traffic during the noon hour. Therefore the "peak hour of generator" rate should be used. This is 2.2/1,000 g.s.f. versus 10.5/1,000 g.s.f. I conclude that items 2 to 4 raise questions which should be clarified and that all subsequent analyses be done by an accredited traffic engineer. aloha, Vernon C ; F-DcR-r r 6 • • G0,1 visz- 6952- 64ffe ` Ala l D, S 67. ®8K1 t 7 C g� >-sCoc>t‘17 - $rs ass ® 126,386 70-7A c 6$7; e57 %(S-cou,..,7- CS'( R.- -r.4«- 8 c S' To -rot (- esr- 14 c d( 55 i. -fL.r � _DrSCpvnr7 ,eer rot _C 33 % ReS7if" 4-, r 3' it % co2,21 PO 2 6 5' 7 3, 71' 70. 1 t -W" S80 7c. /057 5-63 /5, 7 8.82 - Fool coo k`r_._ Poo b ?geP ? • ;pan, Architects Planners June .20, 1988 meadatsa A Professional Service Corporation Ms. Rebecca Fox Tukwila Planning Department City of Tukwila 6200 Southcenter Blvd. Tukwila, Wa. 98188 JUN 2 0 1988 87 -118 RE: Southcenter Food Court Parking Requirement Summary for the Southcenter Shopping Center Dear Rebecca: Enclosed please find the most current summary of available versus required parking for the entire center. With this information and the revised traffic study (submitted under separate cover) I hope that we have helped to answer your questions confirming traffic impact from the proposed Food Court. Sincerely, Allen C. Wyttenbach, Project Manager ACW : j r Newport Corporate Center 3625 132nd Ave. S.E. Suite 100 Bellevue, WA 98006 -1399 (206) 644 -4000 • • PARKING REDUIREMFNT SijMMARy SOUTHCENTER SHOPPING CENTER MAY 6, 1988 EXISTING DEVELOPMENT ****** * * * * * * * ***** * * * * * * * * ******* * *** • (REFER TO MARCH 17, 1987 SUMMARY) C,t r. SCPARKII RETAIL - 5.0 CARS /1,000 SF GROSS LEASABLE AREA LESS 4.0 CARS /1,000 SF FOOD SERVICE AREA OFFICE - 2.5 CARS /1,000 SF FLOOR AREA POST OFFICE - 3,0 CARS /1,000 SF FLOOR AREA THEATRE - 0 /FIRST 750 SEATS + 3/100 REMAINING SEAT MOTEL - 1 /ROOM + 1 /100 SF DINING AREA .4-1/4 OCC.UNIT CONF. ROOM RETAIL AREAS GLA NORDSTROM 164,750 THE BON 235,601 J.C. PENNEY 229,750 IBA 20,989 FREDERICK & NELSON 164,121 MALL SHOPS 323,802 UNION OIL 1,610 TOTAL SF 1,140,623 REQUIRED PARKING RETAIL 1,140,623 SF X 5.0 RATIO = LESS (52,084) X 4.0 RATIO = 5,704 -208 (F00D SERVICE AREA) ••wassr• TOTAL REQUIRED PARKING OFFICE PUDGET SOUND MUTUAL 4256 X 2.5 • THEATRE:FIRST 750 SEATS REMAINING 450 SEATS X 3/100 • POST OFFICE 4650 X 3.0 MOTEL 200 ROOMS 0 1 /ROOM 200 15,980 SF DINING 0 1/100 SF 165 270 OCC. UNIT 0 1 /4-OCC.UNIT 70 TOTAL MOTEL TOTAL REQUIRED PARKING TOTAL EXISTING 5,496 11 0 14 14 • • RuhloParcff o ° em osdatee Architects Planners June 10, 1988 A Professional Service Corporation JUN 131988 Ms. Rebecca Fox Tukwila Planning Department City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 87 -118 RE: Southcenter Food Court - Traffic Study Dear Rebecca, Please find enclosed the response to your request for clarifications to the Traffic Study prepared by Barton - Aschman Associates, Inc. As we are all most anxious to resolve this issue, please let me know if I can be of any further assistance in providing additional information. Sincerely, R•iP " & AS OCIATE �9 a )allen Wyttenbach Project Manager AW:nk Enclosures Newport Corporate Center 3625 132nd Ave. S.E. Suite 100 Bellevue, WA 98006 -1399 (206) 644 -4000 June 8, City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 (206) 433 -1800 Gary L. VanDusen, Mayor 1988 Mr. Richard U. Chapin Law Offices, Ferguson & Burdell 29th Floor, One Union Square Seattle, WA 98101 RE: Proposed Embassy Suites Hotel - Questions with 'Regards to Flood Control Zone Permit Approvals (FIRM panel 1 of 2, community panel 5300910001B, effective date August 3, 1981). Dear Mr. Chapin: In response to your May 12. 1988 letter I have discussed the questions you have with Carl Cook of FEMA. With respect to the closest flood hazard elevation area adjacent to your property, noted is that a Zone "AH" (elevation of 21) is identified on the FIRM (Flood Insurance Rate Map) just to the south of your property. This critical elevation is properly determined to apply to the entire area delineation between the railroad tracks, West Valley Highway and South 158th Street. The City council has recently passed a new flood ordinance which you will find enclosed. Per "Definitions ", Item J, "Flood plain - Relatively flat areas lowlands adjoining the channel of a river, stream, watercourse or other body of water which has been or may be covered by flood water... ". Your property is considered to be within the flood plain. Past topographies of your site would indicate at least part of the development is below the 100 year flood elevation. Per the second paragraph of your letter you request placing parking at an elevation of 18 and the habitable portions of the hotel at an elevation of 23. Per the current (August 31, 1981) FIRM, elevation 23 or above would be acceptable as the lowest floor elevation, being two feet above the base flood elevation for 100 year flood tributary to the P1 channel (assume MGVD datum and designated reference benchmarks as identified on the FIRM identified above). Mr. Richard U. Chapin June 8, 1988 page 2 Per your proposal to provide a parking facility at elevation 18. it is noted in the flood ordinance, Section 16.52.070, B,2 "Nonresidential Construction" - the following: "New construction and substantial improvement of any commercial, industrial or other nonresidential structure shall either have the lowest floor, including basement, elevated to a minimum of one foot above the level of the base flood elevation Also, under the definitions portion of the ordinance, Item N "Lowest Floor" means the lowest floor of the lowest enclosed area (including the basement). An unfinished or flood resistant enclosure, usable solely for parking of vehicles, building access or storage, in an area other than a basement area, is not considered a building's lowest floor, provided that such enclosure is not built so as to render structure in violation of applicable non elevation design requirements of this chapter..." Per this definition and my discussion with Carl Cook, the use for parking at elevation 18 is an acceptable use provided that the parking facility is constructed in such a manner as to completely floodproof the parking facility. Since parking is the intended sole use of this sub floor, required will be posting in a highly visible place of permanent signs permanently attached to the wall of the parking facility to indicate the following: "This floor is below the 100 year flood elevation. Its use is limited to a parking facility only." The reason that this signage is necessary is due to the potential problem for uses or tenant improvements normally considered for such dwelling spaces, where the flood ordinance obviously disallows such use in the future. If you have any further questions or I can be of further assistance do not hesitate to call me at 433 -0179. Sincerely, Phil Fraser, . Senior Engineer Enclosures: 2 ac: Carl Cook, FEMA Duane Griffin Becky Davis Moira Bradshaw CD:DISK 6 CHAPIN.LTR City o• f Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -1849 June 6, 1988 Mr. Allen Wyttenbach Ruhl Parr and Associates Newport Corporate Center 3625 - 132nd Avenue N.E., #100 Bellevue, WA 98006 -1399 Subject: SEPA MITIGATION FOR FOOD COURT TRAFFIC IMPACTS Dear Mr. Wyttenbach: Per our telephone conversation, I wanted to confirm that the City of Tukwila plans to require a traffic signal at the intersection of Baker Boulevard. This will serve as the primary environmental mitigation for the traffic impacts of the Southcenter Food Court and other development impacts. We are eager to resolve the environmental review issues, as I'm sure you are, so that building permit review can proceed. Accordingly, please for- ward the additional trip generation information as requested in our letter of May 11, 1988 to you. Please call me at 433 -1845 if I can provide further information. Sincerely, Cam_ if-05‹ Rebecca Fox Tukwila Planning Department RF /sjn • • Barton - Aschman Associates, Inc. 820 Davis Street Evanston, Illinois 60204 JUne 3, 1988 Thomas P. Schmitz, P.E. Center Ridge Design Services inc. P.A. 25425 Center Ridge Road Cleveland, CR 44145 -4122 Re: Scuthcenter Food Court; Tukwila, Washhingtcn Dear 'Itra: 312- 491 -1000 At your request, this letter summarizes our responses to the Planing Department's concerns expressed in their letter dated May 11, 1988, regarding So.zth ter's proposed food court. The first concern expressed by city staff was that our memorandum showed a (conservative) 20 percent increase in tripe generated and might require mitigation measures at Andover Park West and Baker Boulevard. Contrary to this conclusion, our traffic study at April 6, 1988, indicated that we felt the proposed food court would generate minimal traffic based on our research and firsthand )oxcwledrp. In fact, our analyses concluded that there would be a 22 percent decrease in traffic generated by this remodeled section of the mall because of the less interisive use. With the lower projected traffic volumes, traffic mitigation measures would not be necessary We estimated food court traffic generation from published sources and available marketing data. Surveys showed that less than 20 percent of food cast =stcat rs specifically visit a food court in a given year. Based on that information, a primary assumption used in our analyses was that 20 pert of food court custarP..rs on any one day would be making a specific trip to the food court only. The second concern expressed was the zit for a clarification in the net decrease of approximately 20,000 square feet of gross leasable area and its impact on trip generation. The mall's plan for remodeling sections "D" and "E" shows a net loss of 18,834 square feet of leasable area as shown in Table 1 of our April 6, 1988 memorsndtmt. A breakdown of the area is as follows: Food court seating Additional mall hallways Miscellaneous 8,040 square feet 4,510 3.284 18,834 square feet • • Barton- Aschman Associates, Inc. Mr. was P. Schmitz, P.E. June 3, 1988 Page 2 The miscellaneous area consists of previously leasable area converted to restroans, utility rooms, maintenance corridors, and stowage space to meet the needs of the new stores and which will not generate new traffic. Additional space provided to hallways was needed to access the increase in the number of stores (6 existing versus 24 new stores) . The food court seating area was not included because (1) food court seating areas are not typically included for trip generation calculations of shopping centers, and (2) the City of T k i la zoning code recognizes that restaurants within Shopping centers exceeding 600,000 square feet do not generate 100 percent new traffic by allowing an 80 percent reduction in parking requirements. If we recalculated the traffic generation including the food court seating area and summarized our results below. Even if the food court seating area is included, there still, is a net decrease in traffic volumes of seven percent. Existing stores (145,220 square feet) Proposed stores (126,386 square feet) Food Curt seating (8,040 square feet) [8,040 sf x 52 trips /1,000 sf x 20 %] (1) Assuming free-standing restaurant (ITE) P. M. INUJOur 586 Tripe 459 Trips 84 543 Trips (1) To restate our conclusions, from review of available data and literature, food courts derive the majority of their patrons fran existing mall traffic. When ITE trip generation data for freestanding fast food facilities is adjusted to reflect mall conditions used to estimate the traffic generation, there is a net reduction in traffic volumes when existing retail and food stores are replaced with a food court. If you have any additional questions on this matter, please feel free to call me at your convenience. Sincerely, OorvarFU1 Associate SBC:cae BELLEVUE OFFICE KOLL CENTER BELLEVUE 500 - 108TH AVENUE N.E. SUITE 2100 BELLEVUE, WA 96004 TELEX:32.1087 FAX: (206)454-5719 (206) 453-1711 RICHARD U. CHAPIN BELLEVUE OFFICE LAW OFFICES OF FERGUSON & BURDELL 29T" FLOOR, ONE UNION SOUARE SEATTLE, WASHINGTON 98101 TELEX: 32-0382 FAX: (206) 682.6078 (206) 622-1711 May 12, 1988 Mr. Phil Fraser Department of Public Works City of Tukwila Tukwila, WA Re: Proposed Embassy Suites Hotel Dear Phil: ANCHORAGE OFFICE FERGUSON, BURDELL & RUSKIN RESOLUTION TOWER 1031 WEST 4TH AVENUE SUITE 500 ANCHORAGE, ALASKA 99501 FAX: (907) 272-1710 (907) 277 -1711 RECEIVED MAY 1 7 1988 TUKWILA 01JOLiC WORK.` This letter will confirm our earlier discussion concerning the possible impact of the flood plain on the proposed hotel project. It is my understanding that the current FEMA maps do not show that the subject property is located within a flood plain. However, adjacent properties which are in the flood plain appear to have elevations similar to some of those on the subject property. For that reason, it is necessary that we determine whether or not the elevations proposed for the project will cause any problems insofar as flood plain restrictions are concerned. We propose to place the parking at an elevation of 18 and the habitable portions of the hotel at an elevation of 23. These would be the lowest elevations. I would appreciate it if you would proceed with necessary review and consultation with appropriate governmental agencies so that you can confirm for me whether these elevations are acceptable. As always, time is of the essence, and we are in a real "crunch" situation. Your earliest possible response would be appreciated. Incidentally, we would be happy to have our engineer participate in discussions with other governmental agencies if that is appropriate. I look forward to hearing from you. Sincerely, FERGUSON & BURDELL By: RUC:rim I4 41 cc: Dean Powell Lynn Bock Richard U. Chapin City of Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -1849 May 11, 1988 Mr. Allen Wyttenbach Ruhl Parr and Associates Newport Corporate Center 3625 - 132nd Ave. N.E., #100 Bellevue, WA 98006 -1399 Dear Mr. Wyttenbach: At the Development Review Committee meeting of May 5, 1988, staff from several Tukwila departments reviewed the peak hour trip generation data for the Southcenter Food Court, which was prepared by Barton - Aschman Associates. The staff felt that projections of a 20% increase in trips generated was conservative, and that mitigation might be needed at Andover Park West and Baker Boulevard. It was noted that current peak -hour trip generation estimates of 586 were based on 145,220 square feet without the Food Court. Projected peak -hour trip generation estimates of 459 were based on a total of 126,386 square with the Food Court. Please account for the decrease of 20,000 square feet of usable, trip - generating space at Southcenter, and provide additional information on the usage mix. Please also recalculate trips generated using comparable square footage figures. The staff felt that if the area were comparable, then the trips generated would also be comparable. Please call me at 433 -1845 if I can provide further information. Sincerely, Rebecca Fox Tukwila Planning Department RF /sjn • RmaLoPasfrf Architects Planners April 11, 1988 Mr. Duane Griffin Building Official City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 • ° M2ISCfs°aftSe roY I //r A Professional Service Corporation pJVtd.1`� ru1-121 87 -118 RE: Southcenter Food Court - Mechanical Design Criteria and Food Court Traffic Study by Barton - Aschman Associates. Dear Duane, Enclosed for your review and approval is a copy of the "Mechanical Design Criteria" around which the mechanical system will be developed for the Project. In addition please find enclosed a copy of the Traffic Study prepared for the Food Court Project by Barton - Aschman Associates, Inc. This study, along with the Southcenter Food Court Design Criteria dated March 30, 1988, should fully explain both food court functions and impacts. Duane, if you have any questions, please do not hesitate giving me a call. Sincerely, L'PARR & ASSOC TES Allen C. Wyt Project Manager ACW:vw Enclosures Newport Corporate Center 3625 132nd Ave. S.E. Suite 100 Bellevue, WA 98006 -1399 (206) 644 -4000 011svo W./ '0,2,14 12 c Gyy- goo • • SOUTHCENTER MALL FOOD COURT AND SPLIT TENANT AND MALL COMMON AREA MECHANICAL bESIGN CRITERIA SPRINKLER SYSTEM 1. Mall Common Area (Food Court Seating area, mall walkway, public toilet rooms and hallway, food court support area) and the Food CouJ. t tenants apr inner ayatem rio'et is will ue fed from an existing 8" overhead feed main. 2. Separate risers for the Mall Common Area and the Food Court tenants will be provided. Each riser will have it's own F.M. approved shut -off isolation valve and be central station monitored for tamper. Each riser will have separate flow switches for local and.remote (central station) annunciation. Alarm check valves will not be necessary due to the use of the flow switches. 3. Food Court tenants will be provided a sprinkler system connection via a blind flange arrangement. The landlord will provide the "bulk main" piping between the tenants. Tenants will provide their own sprinkler systems based on NFPA -13 ordinary hazard occupancy with sprinkler heads only required below ceilings. After the tenant has installed and tested his system he will be permitted to connect to the tenant "bulk main" system. 4. Sprinkler heads in the fire corridor behind the tenant spaces will be fed from the tenant "bulk main" system. 5. Fire Hose Cabinets with 2 -1/2" hose connections (with local hose threads) will be provided within the mall at the entrance to exit passages or exit corridors which includes the entrance. Hose cabinets will be fed from the tenant "bulk main" system. 6. Design drawings for the Mall Common Area sprinklers will indicate sprinkler heads only. Sprinkler head spacing will be designed per NFPA -13 guidelines for Ordinary Hazard and Factory Mutual requirements. The successful sprinkler contractor will be responsible for designing the sprinkler piping which is to feed the sprinkler heads. This piping will be designed per the Ordinary Hazard pipe sizing table in NFPA -13. The sprinkler contractor will then be required to submit the plans to the engineers, all the required code agencies and insurance carriers for their approvals prior to the start of any piping. 7. Sprinkler heads (temporary sprinkler systems) will not be required in unoccupied tenant spaces as long as the unit remains free from any storage, clean and the door locked. Page 1 of 2 • • TENANT MECHANICAL (HVAC) SYSTEMS & MISC. REQUIREMENTS 1. Each tenant will provide a separate HVAC unit for temperature control within their unit. The tenant design criteria will require the tenant to have a smoke detector installed within the return air section of their HVAC unit per section 1009. of the UMC. This detector, when activated, is to shut down the tenant's HVAC unit. 2. Food Court tenants which have hoods over their ranges, fryers, etc. are required to install a fire suppression system within the hood as required by the UMC. Unless specifically required to by the code officials, the tenants will not be required to have this hood fire suppression system central station monitored. 3. All hood exhaust ductwork and construction will be per the 1985 UMC. 4. Open area smoke detection systems within the tenant spaces -- will not be required. MALL COMMON AREA MECHANICAL (HVAC) REQUIREMENTS 1. Mall HVAC units will have smoke detectors installed within the return air portion of the HVAC unit. Upon detection of smoke the unit's supply air fan, heating and cooling will be locked out and the unit's relief air fan will be started for smoke relief. In addition, local and remote (central station) annunciation will start. Smoke relief quantities will be based on six (6) air changes per hour to a height of 12 feet. 2. Each Mall HVAC unit's smoke relief system will have the capability of being manually controlled from a central location within the Food Court Area (possibly the - sprinkler room). 3. If the water flow is detected in the sprinkler riser serving Mall Common Area by the sprinkler flow switch, the smoke relief systems within each Mall HVAC unit will be energized and local and remote (central station) annunciation will start. 4. The HVAC unit for the public toilet rooms and food court support areas will also include smoke relief capabilities as noted above except that during a smoke relief sequence the HVAC unit shall shut down and the support area exhaust fans shall continue to operate (or start if during unoccupied hours). These exhaust fans will be sized with the minimum required smoke exhaust quantity in mind. Page 2 of 2 ENTRANCO ENGINEERS, INC. April 7, 1988 LAKE WASHINGTON PARK BUILDING (206) 827 -1300 5808 LAKE WASHINGTON BOULEVARD N.E., KIRKLAND. WA 98033 Mr. Paul A. Grodecki Center Ridge Design Services Inc., P.A. Architects and Engineers 25425 Center Ridge Road Cleveland, Ohio 44145 fP - OP T-]\ij , n APR 1 1 1988 1 PLANNING C)EPT.' Re: Traffic Study for Southcenter Expansion: Preliminary Scoping Dear Paul: Thank you, Paul, and Tom Schmitz, for your call regarding the proposed traffic study. As noted in our March 28 call, on March 22 I met at the Tukwila Department of Public Works with City Engineer, Ross Ernst and Brian Shelton, regarding study scope, available data, and other elements important to defining the scope and level of effort. Ross and Brian were most helpful. At Ross's suggestion I contacted Tukwila's Senior Planner, Jack Pace, to obtain additional information regarding proposed nearby development projects which Ross and Brian had identified as potentially significant to near -term traffic conditions in the vicinity. Highlights of the meetings are presented below. 1. Traffic Analysis Cases (Preliminary) These three cases should be developed. a. Current conditions (1987 -88) b. 1990 without Southcenter Expansion c. 1990 with Southcenter Expansion An issue is "background" traffic growth associated with other area development in this time frame and is discussed further below. (Our recommended analysis cases are presented in Section 8.) 2. Programmed Street Improvments These projects are of significance for the Southcenter Expansion and may be assumed in place for the 1990 analyses: EVERETT OFFICE- 516 SEATTLE -FIRST NATIONAL BANK BUILDING (206) 258 -6202 1602 HEWITT AVENUE, EVERETT. WA 98201 Mr. Paul A. Grodecki April 7, 1988 Page 2 Minkler Boulevard Extension: Southcenter Parkway to Andover Park West (APW). Assume in -place for 1990 studies. Strander Boulevard Extension: From Tukwila /Renton boundary at West Valley Highway (SR 181) to align into S.W. 27th Street southeast of Longacres Race Track in Renton. An extension of S.W. 27th Street east to tie into a new interchange with SR 167 is also programmed. The Renton 6 -year Transportation Improvement Program (TIP) shows a $7.6 million City of Renton project cost, exclusive of a $7.0 million estimate for WSDOT to construct the interchange per the Green River Valley Transportation Action Plan. This project could delay past 1990, although the City of Renton has a high priority for this project. (Please see further discussion under Section 6 below.) 57th Avenue South: South 180th Street to South 200th. Widening to three lanes initially (five lanes ultimate) and some realignment segments. Entranco Engineers completed the preliminary design studies for this project. The alternatives for realigned segments are under city review. Assume in -place for 1990 studies. South 168th Street: Southcenter Parkway to APW. Implementation status uncertain. Entranco Engineers has completed the drafts for the design report and EIS. The draft final EIS is under city review. Significant issues are impacts on adjacent buildings near the Southcenter Parkway end of the project and impact on Tukwila Pond. (See also 58th Avenue South project, below.) 58th Avenue South: Strander Boulevard to proposed South 168th Street. Implementation schedule will depend on Tukwila Pond site development situation. Ross Ernst noted this possible scenario: construction of South 168th Avenue eastward to the 58th Avenue South alignment at the west edge of the Tukwila Pond property. This would provide an alternate connection between Strander Boulevard and the Southcenter Parkway south of Strander which "bypasses" the Strander /Southcenter Parkway signal. In connection with our "Lot 1 Spring Ridge Short Plat Traffic Impact Study ",* which addressed the portion of the Tukwila Pond site north of the pond, options considered for the 58th Avenue South junction with Strander Boulevard included alignments into Southcenter Mall's Doubletree driveway or its "Tunnel" driveway to the east. *For Commercial Design Associates, Inc., February 1985. Mr. Paul A. Grodecki April 7, 1988 Page 3 Andover Park West: The city has programmed widening the four -lane APW to provide five 12 -foot lanes from Minkler Boulevard to Tukwila Parkway. The northern segment from Strander Boulevard to Tukwila Parkway is scheduled to begin construction this year. Southcenter Boulevard Extension: 62nd Avenue South to Grady Way. Upgrade to five lanes and extension to the Grady Way /Interurban Avenue by 1990. Entranco Engineers prepared the design study for this project. The segment between 62nd Avenue South and T -Line Bridge is now under construction. T -Line Bridge: Widening to be completed by 1990. 3. Roadway Development Standards The city requires a 12 -foot lane width standard for new or widened arterial projects. This standard would apply to Strander Boulevard and APW. Sidewalks around the Southcenter Mali "superblock" (Southcenter Parkway /Tukwila Parkway /APW /Strander Boulevard) are required by ordinance, and missing sidewalk segments will be constructed by 1990 along with associated provisions for landscape strips adjacent to sidewalks. Primary sidewalk needs are on Strander Boulevard and APW. 4. Major Developments Several planned /pending private development projects were identified which warrant consideration in the 1990 impact analysis time frame: - - Marriott Hotel (on APW south of Strander; under construction) - - Tukwila Pond property (Strander /APW) - - Seafirst property (existing bank, Tukwila Parkway /APW) -- Segale property (Strander /APW) - - Penny's warehouse and The Bon warehouse (properties on Southcenter Parkway south of Strander) Marriott Hotel: A traffic impact study will be made available from the Department of Public Works. This routine- business -trip- oriented hotel will not have significant conference /restaurant facilities. Tukwila Pond Property: City staff have not been contacted by the developer (Spieker Partners) regarding traffic impact scoping and the city lacks firm site plan information. Some 160,000 - 175,000 gross square feet of floor area (gfa) of development is believed likely in one of two scenarios. (1) A junior department store (Target ?) at 150,000 gfa plus 10,000- 15,000 gfa strip retail. • • Mr. Paul A. Grodecki April 7, 1988 Page 4 (2) All strip retail (small uses). In the Springridge Lot 1 proposal, cited previously, our traffic study addressed a 171,000 gfa development, of which 40,000 gfa was office and 131,000 gfa was small retail /restaurants. Traffic generation volume will of course vary with specifics of the site use plan. Seafirst Bank Property: Located at the southeast corner of Tukwila Parkway at APW, this site includes the existing Seafirst Bank. No site studies have been submitted to the city, but it is believed that an "envelope" study has or may commence which will address a range of 196,000 gfa to 413,000 gfa for a mid -rise office building with structured parking and restaurant. Both the low -end gfa value and the range in gfa are obviously quite significant for traffic generation loads. For purposes of our study it was suggested that a mid -point gfa value be considered (roughly 300,000 gfa). Seagale Property: Vacant property at the southeast corner of the Strander Boulevard /APW intersection. There is no public information about size and character of proposed development. There is essentially no zoning -based limit as to the amount of gfa that could be developed. The adverse soils conditions which heavily condition the Southcenter vicinity's development (and redevelopment) economics is a potentially significant factor for this property and the other properties addressed herein. Penney's and Bon Warehouses: These facilities are located on Southcenter Parkway between the proposed alignments for the South 168th extension project on the north and Minkler Boulevard extension on the south. They are considered prime sites for eventual intensive redevelopment which might feature offices and /or possibly a junior deparment store such as Mervyn's. As in the case of the Segale property above, there is "no theoretical" constraint to the density and uses of potential redevelopment on these properties. The redevelopment of the Penney's and Bon warehouse property and the development of the Segale property could generate comparable large volumes of new traffic in the study area. A reasonable assumption for purposes of our study would be to assume at most that only one of these three developments may be in -place for our 1990 analyses. The Segale property development was suggested as this candidate owing to its close location relative to the Southcenter expansion's orientation to Andover Park West, and the Tukwila Pond property across the street. A question was raised about the status of the Doubletree Inn: how long will that property continue in its present use and character? • • Mr. Paul A. Grodecki April 7, 1988 Page 5 5. Impact Analysis Geography The traffic impact analysis should address all street and driveway intersections on the Southcenter Mall "superblock" streets (Southcenter Parkway, Tukwila Parkway, Andover Park West (APW), and Strander Boulevard) and several adjacent street segments. The study street segments and intersections are listed below. Also, please see the attachment ( "Southcenter Mall Existing Site Plan "): Street Segments 1. Southcenter Parkway: Strander Boulevard to Tukwila Parkway 2. Tukwila Parkway: Southcenter Parkway to APW 3. Andover Park West: Tukwila Parkway to Strander Boulevard 4. Strander Boulevard: APW to Southcenter Parkway 5. S -Line Bridge: Tukwila Parkway to Southcenter Boulevard 6. Southcenter Boulevard: S -Line Bridge west to Macadam Road Intersections (* = signalized intersections) 1. Southcenter Parkway at Strander Boulevard* 2. Southcenter Parkway at I -5 Off -ramp to southbound Southcenter Parkway 3. Southcenter Parkway at Klickitat Drive /Southcenter Nordstrom Driveway* 4. Southcenter Parkway at Southcenter West Theatre Driveway 5. Tukwila Parkway at Southcenter North Theatre Driveway (there is a programmed access revisions here) 6. Tukwila Parkway at S -Line Bridge* 7. Tukwila Parkway at NB ( "EB ") I -405 on- ramp /Southcenter Seafirst Driveway* 8. Tukwila Parkway at Andover Park West* 9. Andover Park West at Southcenter Union '76 Driveway 10. Andover Park West at Baker Boulevard /Southcenter Penney's Driveway (* pending) 11. Andover Park West at Southcenter Post Office Driveway 12. Andover Park West at Strander Boulevard 13. Strander Boulevard at Southcenter Tunnel Driveway (* pending) 14. Strander Boulevard at Southcenter Doubletree Driveway (* pending) 15. Southcenter Boulevard at S -Line Bridge* 16. Southcenter Boulevard at Macadam Road* Analysis of the street segments and intersections should include other driveways along the study street segments as appropriate. In this regard the Department of Public Works has noted several driveways not specifically listed above: the Doubletree Inn's driveways; several • • Mr. Paul A. Grodecki April 7, 1988 Page 6 secondary driveways on the southbound APW approach to Strander Boulevard (the Firestone store, post office, and Puget Sound Mutual Savings Bank); Union '76 driveways; and driveways along Southcenter Boulevard from S -Line Bridge west to Macadam Road.. Internal Circulation: Modifications stemming from the Southcenter expansion should also be addressed, with consideration of potential impact upon nearby public street intersections as well as general orderliness and safety of movement of motor traffic and pedestrians on -site. Two locations of concern are the Southcenter Union '76 driveway's intersection with: (a) APW and (b) the north -south mall ring road along the east faces of the existing Penney's store and proposed new (fifth) department store. (The new department store is to be located to the north of the Penney's store and an eastward extension of the "mall shops ".) Other proposed revisions in internal circulation elements such as the "T" treatment for Southcenter Doubletree and "Tunnel" drives at the south ring road, were identified for appropriate traffic impact review. High Occupancy Vehicle Transportation: HOV elements should be included in the traffic study for Southcenter expansion. This includes transit bus and rideshare (carpool and vanpool modes) and associated pedestrian movements. Ross recommended that study of the existing on -site transit stop at the northeast corner of The Bon be included in this task element. A question was raised regarding plans and implementation schedule for any northward expansion of The Bon and associated replacement parking via new structured parking north of the present Bon building (i.e., potential parking decks over The Bon's existing ".lower level parking" north of The Bon.) Particularly relevant here is the inclusion in the city's current six -year Transportation Improvement Plan (TIP) of an extension of the S -Line Bridge roadway southward from Tukwila Parkway to the east -west ring road (which connects the Southcenter West Theatre entrance to the Southcenter Union '76 entrance.) The current TIP schedules a revision of the S -Line Bridge /Tukwila Parkway signal in the 1991 -93 period in connection with this S -Line extension. Local improvement district funding support is assumed for the signal and associated intersection channelization revisions. 6. Tukwila Comprehensive Transportation Plan and Strander Boulevard Extension The new comprehensive transportation planning study has gotten underway and is in the inventory stage. The plan will update the previous comprehensive transportation plan prepared by Entranco Engineers in Paul A. Grodecki April 7, 1988 Page 7 1979 and will have a greater emphasis on longer range traffic elements. A computerized traffic forecast model will be developed. The long range plan element is scheduled for completion in September and will include traffic forecasts for the year 2000 and /or 2010.....or 10 to 20 years beyond the 1990 analysis year for the proposed Southcenter expansion. The plan may not, therefore, offer ready means for testing the near -term (1990) impact of the proposed eastward extension of Strander Boulevard to S. W. 27th Street in Renton. That extension may result in a considerable increase in through /intercommunity arterial traffic use of Strander Boulevard adjacent to Southcenter and alteration of traffic volume turning movements at the study locations listed above. Assessment of the year -to -year .profile of those traffic volume and pattern changes also presents some difficulties for the nearer -term (1990) study for Southcenter expansion. We recommend, therefore, that the 1990 analysis be performed without. the Strander extension. This would present the clearest and most reliable assessment of the traffic impact of the Southcenter expansion upon the existing network. Traffic generated by the expanded Southcenter would be at a maximum in terms of its percentage of total traffic and would therefore represent a maximum case for impact upon the study area streets with the firmly programmed City of Tukwila street improvements (such as the five - laning of APW) in place. 7. P.m. and Noon Peak Hour Analysis The city desires an analysis of both p.m. peak hour and noon peak traffic impacts. The Institute of Transportation's "Trip Generation Manual (4th ed.; 1987), which is the generally accepted guideline for estimating traffic generation for impact studies, does not contain noon peak hour trip rate data. Special studies will be necessary to estimate noon traffic generation for Southcenter Mall expansion and the several planned major developments noted in Item 4. 8. Incremental Impact Analysis Based on the foregoing we recommend the following cases for traffic analysis: a. Current conditions case (1987/88 data) b. Traffic Impact Cases (1990) Mr. Paul A. Grodecki April 7, 1988 Page 8 (1) With general background traffic increase only. This would be based on current trends in annual percentage traffic increases on study area streets and excludes any of the planned /pending major developments of Section 4 other than the Marriot Hotel. (2) With Southcenter Mall expansion added to (1). (3) With Southcenter Mall expansion, plus general background traffic growth, plus other major developments per Section 4. 9. Available Traffic Data We will request available traffic data from the city. New traffic counts will be performed where existing counts are unavailable or out of date. 10. Scope of Work Outline Based on the above we propose the following scope of work for the Southcenter Mall Expansion Traffic Study. a. Inventory and Review (1) Project Mobilization and Inventories: Review available studies and data and gather new data. Perform any needed new traffic counts. Conduct traffic and roadway field reconnaissance of traffic and roadway conditions of the on -mall and off -mall study elements. (2) Analyze Existing Conditions: Traffic volumes, level of service (capacity), and other traffic operation elements including high- accident problem areas. (3) Develop and Assess 1990 Traffic Conditions with General Background Traffic Growth Only on Existing /Committed Street System (the Strander Boulevard extension is not assumed in this task nor in the tasks below). b. 1990 Traffic Impact Analysis (1) 1990 With Southcenter Mall Expansion: Assess level of service and traffic operations such as turn lane stacking (queuing), weaving, and safety; address pedestrian and transit elements. Identify and evaluate potential roadway and traffic control improvements to mitigate traffic impacts. (On -site traffic impacts will also be included here as appropriate.) • • Mr. Paul A. Grodecki April 7, 1988 Page 9 (2) 1990 With Southcenter Mall Expansion and Other Major Developments: Impact and mitigation analysis as in (b.1) above. Other major developments consist of four projects: Marriott Hotel, Tukwila Pond site, Seafirst site, and Segale site. c. Documentation, Coordination, Meetings. (1) Prepare draft and final study report. (2) Review of findings with client and City of Tukwila staff. We look forward to your comments, Paul, and commencing work. We note our thanks to the city's Ross Ernst, Brian Shelton, and Jack Pace for their valuable input to development of this scope of work. Sincerely, ENTRANCO ENGINEERS, INC. Dennis R. Neuzil, P.E., D. Eng. Associate DRN:gmw cc: Ross Ernst Brian Shelton Jack Pace Attachment: Southcenter Mall Area Map A _*\ O10 -2n NP •ro •io9 f it.1EA pay t1--s ANNAN.. PA.CLL -� MALI A• ■ALL .TORE. M MALL 4 Al VIC rA M EON r.w ...MA W .70A.. MALL ° 0 r r12ONNOtA NILSON w.a u.M. MALL w I.1 (SEAARST) .�l II] MALI ° _' _IIIIIID I ft i CN SIMI WINK 6,11 s1.140 _ r, ()Alto 7,,f t. mow; • .M 11.011 CVOS �t..LOPIa .AAC. Q R°HNSYS r Q L\ I II P:....A.11". O i'1 O = 6XLSnt Sl6NA -L. ANNCt:cs: LK1121404coantu 3/88 BAKCZ iiss L.vD ..•...•r ...Ip •••.■ • N A CI I 2 n • SITE T.)KLUIlp Po ND �SEGzfLE) Barton - Aschman Associates, Inc. 820 Davis Street Evanston, Illinois 60204 MEMORANDUM TO: Thomas P. Schmitz, P.E. Center Ridge Design Services, Inc. FROM: Stephen 8. Corcoran Barton- Aschman Associates, Inc. DATE: April 6, 1988 SUBJECT: Southcenter Mall Tukwila, Washington 312-491-1000 This memorandum summarizes the results of our research and analysis to estimate the trip gener- ation characteristics of the proposed food court facility within Southcenter Mall in Tukwila, Wash- ington. As we understand It, Jacobs, Vlsconsi & Jacobs proposes to remodel Sections 0 and E of the mall, which are currently occupied by a supermarket and drugstore, and replace these uses with a food court. As part of thls study, we reviewed available literature on the operational and trip generation characteristics of food courts and, based on this information, we estimated the net traffic generation volumes of the proposed facility. The Institute of Transportation Engineers Trip Generation Manual (3rd and 4th Editions) revealed no available data on food courts. Other sources, including the shopping center Industry publica- tions, were then researched to locate articles on food courts. Marketing data was obtained from Jacobs, Vlsconei & Jacobs on the characteristics of food court users. From the available articles and marketing data, several conclusions can be made: 1. Food courts are essential to satisfy a customer's hunger and serve as a resting place so that customers will stay in a shopping center longer and spend more money.' 2. Several articles indicated that the majority of food court patrons are shoppers at the stores with- in the shopping center and avail themselves of the food court services during the same trip. 3. A recent study of food court users at the Parkdale Mall In Beaumont, Texas, showed that In the last year only 18.7 percent of the food court users made only one trip destined strictly to the food court. Another factor to be considered in the trip generation estimate Is the convenience of the food court to the patrons. For discussion purposes, we will consider two patrons: one who is already in the mall on a shopping trip and another who Is on the street system near the mall and wishes to visit a fast food establishment. ' "Those Perplexing Food Courts," Shopping Centers Today, May 1987. • Barton- Aschmen Associates, Inc. The first patron Is already In the mall and just has a short walk to reach the food court. It is unlikely that this patron would drive to another similar facility located outside the mall because of the inconvenience and the time element. The second patron has the choice of using the food court within the mall or a fast food restaurant located on the surrounding street system. In order to reach the food court, a potential customer would have to drive to the mall lot, park, and walk several hundred feet to the mall entrance and further into the mall, depending on the location of the food court and which entrance was used. Once the meal is finished, the patron would have to repeat the procedure in reverse. The faster and easier alternative would be to drive to a facility located on the street, park next to the building, and walk a few feet to the building. If the facility has a drive-through window, the customer would not even have to leave the car. Discussions with the mall management indicated that there are four freestanding fast food restaurants near Southcenter Mall: Wendy's, McDonald's, Taco Time, and Subway Sandwiches. From our research and firsthand knowledge, we are of the opinion that the food court would generate very few new trips to and from the mall. This conclusion is based on the fact that the majority of food court users are customers at the mall, as well as the incon- venience of going to the food court only, as compared to visiting a freestanding facility. While we feel that the food court will generate minimal new traffic, we took the avail- able trip generation information on freestanding fast food establishments and the Park - dale marketing information and projected a worst case net trip generation estimate. The trip generation rates per thousand square feet from the ITE Trip Generation Manual (4th Edition) were applied to the existing and proposed store sizes to estimate the total generation rates during the P.M. peak hour. Based on the Parkdale data, we conserva- tively assumed that 20 percent of the trips on any one day were food -court -only or new trips. The results of our analyses are shown in Table 1 and Indicates that there will be a net reduction In weekday P.M. peak -hour two -way volumes of 127 trips, or 22 percent. Barton•Aschman data on supermarkets and fast food restaurants shows that the net re- duction Is conservatively low. In conclusion, from our review of available data and literature, food courts generate the majority of their patrons from existing mall traffic. Also, food courts keep mall patrons in the mall for longer periods, so they may actually miss the commuter rush hour. When the trip generation data for freestanding facilities was used to estimate the traffic genera- tion, there was still a net reduction In traffic volumes with the replacement of the exist- ing stores with a food court. 2 Barton - Aschman Associates, Inc. Table 1 TRIP GENERATION ESTIMATE Use Existing Stores Lucky Store Drugstore Retail Shops Total Proposed Stores Food Court Retail Shops • Total Size ITE Total P.M. Peak -Hour Total P.M. Trip Generation Rate Peak•Hour hips (square feet) 21,200 21,500 102,520 145,220 8.82 per 1,000 square feet 3.22 per 1,000 square feet 3.22 per 1,000 square feet 7,250 52.00 per 1,000 square feet 119,138 3.22 per 1,000 square feet 128,388. 187 89 330 588 75' 384 459 ' Assumes 20 percent of trips are new. 3 • City of Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -1849 April 5, 1988 Allen Wyttenbach Ruhl -Parr & Associates 3625 - 132nd Ave., S.E. Suite 100 Bellevue, WA 98006 -1399 Dear Mr. Wyttenbach: Please provide us with traffic information and expanded project definition, as requested in your pre - application meeting with staff on 3/17/88. Until we receive this data, we cannot proceed with review of your environmental checklist for the Southcenter Mall Food Court. (EPIC- 6 -88). Sincerely, Rebecca Fox Tukwila Planning Department RF:br r. • • .-A • CENTER RIDGE DESIGN SERVICES INC. P.A. ARCHITECTS AND ENGINEERS FEDERAL EXPRESS March 30, 1988 City of Tukwila Mr. Dwayne Griffin 6200 Southcenter Blvd. Tukwila, WA 98188 RE: Southcenter Food Court • Design Criteria Dear Mr. Griffin: In our Pre - Application Review meeting held in your offices on Thursday, March 17, 1988, it became apparent that further description of the Food Court and what its impacts truly are, is desirable. Hopefully this will help all parties concerned more fully understand this new feature at Southcenter. First of all, the Food Court is nothing more than a remodel of the mall and the area that it will take up simply replaces existing retail sales space. The Food Court proper is comprised of tables, chairs and landscaping features. Secondly, people do not come to the Food Court to eat and leave again. They cane to the Mall toffs clop . The Food Court services people who are already in the Mall to shop. Section 18.56.050 of the Tukwila Zoning Code recognizes this fact by the (eighty percent) 80% reduction in required parking spaces for restaurant floor area in shopping centers having an excess of 600,000 square feet. There is, therefore, no increase in the overall shopping center occupancy and /or off -site traffic. Since the Food Court decreases the amount of retail area in the center, the required parking should then diminish. Lastly, the physical occupant load in the Food Court is, or should be, calculated the same as it would be for any other area of the Mall due to the fact that the Foeii,Court is merely part of the Mall and not a defined "dining establishmesenis=re4rred to the U.B.C. Table 33 -A. The Food Court does not have limitin :Malls, entrances, or sitting areas. The occupants are, in fact, Mall occupants. Spatial separation by means of physical barriers (i.e., walls or partitions) is not possible /partical. Very truly yours, CENTER RIDGE DESIGN S RVICES, INC. Larry A/. Kuns, AI Architect 25425CEN7EP =iDGE 04.D Z.. 4a'45 2'61971 -4900 MEETING NOTES PROJECT.: Southcenter Food Court SUBJECT: Pre - Application Design Review Meeting MEETING DATE: March 17, 1988 LOCATION: Tukwila City Hall FROM: Allen Wyttenbach JOB NO: 87 -118 PRESENT: Jack Pace - Tukwila Planning Department Ross Ernst - Tukwila Public Works Department Duane Griffith - Tukwila Building Department David Ray - Tukwila Fire Department Nick Olivas - Tukwila Fire Marshall Becky Davis - Tukwila Permit Coordinator Butch Burbage - Jacobs, Visconsi & Jacobs Dave Fagerhaug - Jacobs, Visconsi & Jacobs Allen Wyttenbach - Ruhl 'Parr & Associates GENERAL • 1. Written comments are being prepared by each department and will be transmitted as soon as they are complete. The Fire Department comments are attached. *2. In order to fully explain to the City what a "Food Court" is, a written description of its function, operation, and impact should be prepared and presented to the City as soon as possible. Many of the following comments and concerns should be resolved through this explanation. PUBLIC WORKS COMMENTS 1. Heavily grease trap the food preparation areas. Individual traps at each preparation area are acceptable. 2. The Food Court will "draw" additional people to the Mall and will impact both parking and traffic. Ruhl -Parr & Associates Architects Planners A Professional service Corporation 3625 132nd Ave. SE. suite 100 Bellevue, WA 980064399 (2061 644-4000 • • Meeting Minutes March 17, 1988 Southcenter Food Court Page 2 The City was receptive to the position that the Food Court's function was to serve the mall user and that being simply an extension of the Mall, the Court would actually require fewer parking spaces than the retail areas that it replaced. *The Food Court explanation should resolve this issue. 3. The environmental checklist will be held until the Food Court explanation is received. PLANNING DEPARTMENT COMMENTS 1. A parking review should be made of the total parking at the Mall to verify that sufficient space is available to support the Food Court. Allow 1 stall for every 50 s.f. of gross floor area. (Tukwila zoning requirement for fast food facilities.) *The Food Court explanation should resolve this issue. BUILDING DEPARTMENT COMMENTS 1. Building code is the '85 UBC; City will review using Appendix Chapter 7, Covered Malls. 2. Comply with Washington Energy Code - Submit calculations stamped by a Washington state engineer. 3. Construction documents must be stamped by a Washington state architect. 4. Structural calculations must be stamped by a Washington state engineer. 5. Roof mounted equipment will require structural calculations. 6. Mahan and DeSalvo Structural Engineers will review the structural drawings. 7. Plumbing will be reviewed by King County Health. 8. Food Court preparation areas will be approved by King County Health prior to review by Tukwila. 9. Structural concrete and steel installations will require review by an independent testing company hired by the Owner. The City requires that it be notified as to which company will do the testing. 10. The Building Department is considering classifying the Food Court as an "assembly area ". *The Food Court explanation should resolve this issue. 11. No exiting will be allowed through a store room unless the exit is through a one -hour rated corridor. 12. Since the UBC does not address smoke removal requirements and deduction when return air is less than 10,000 cfm, a system should be proposed for use in the facility will be reviewed and approved by the City Building Department and Fire Department. Meeting Minutes March 17, 1988 Southcenter Food Court Page 3, 13. Standby power is not required. 14. New toilets shall comply with the Handicapped Code. 15. To keep the Mall open during construction, a "tunnel" 20 feet wide x 7 feet high, fully sprinklered, must be built along the path of exit. The "tunnel" construction can be 2x4's with 5/8" gypsum board on the traffic side. The tunnel must be covered with a protective roof if only work is going on overhead. 16. The existing methane vents should be retained because it is easier to retain than prove that they are not needed. 17. Submit copy of Soils Report with Building Permit drawings. FIRE DEPARTMENT COMMENTS 1. The Fire Department suggested that the range hood monitors be connected directly to the Fire Department notification system to insure quick response. 2. The additional occupant load of the Food Court will necessitate a 3rd exit. *The Food Court explanation should resolve this issue. 3. Maintain existing Fire Lanes. 4. Additional information on layout and exiting of the 2nd floor Mall Office area was requested. See Fire Department Comment Sheet #6. 5. The Fire Department, as well as the Building Department, would like a copy of a typical Food Court preparation area. 6. If the Food Court is designated as an "assembly area ", an assembly permit will be required. The above minutes are intended to be a general summary of the key points discussed in the meeting. If there are any errors and /or omissions, please notify me and I will make revisions where necessary. 1 Allen . 'yttenbach Project anager cc: All Attendees z. City of Tukwila May VanDusen Fire Department 444 Andover Park East, Tukwila, Washington 98188 (206) 575 -4404 Control# G;.07 -98 FOR STAFF USE ONLY Site Address ( 56u//-wi2 - /`L(iz.C_. Occupancy Group Project LJeu.' e4 i- 4.1 INSPECTIONS REQUIRED BY FIRE DEPARTMENT [I 1. Underground fire line from vault to riser a. Thurst block and rodding b. Type of pipe c. Depth of cover. d. Flush , e. Hydrostatic test f. Fire Dept. approved plans g. Materials and test certi- ficate 0 2. Overhead sprinkler piping a. Hydrostatic test b. Trip test c. Alarm system monitoring test d. Fire Dept. approved plans e. Sprinkler head location and spacing 3. Underground tank a. location b. Distance between tanks c. Distance to property line d. Depth of cover e. Vent piping, swing joints, fill piping, discharge piping f. Anchoring g. Hydrostatic test h. Separate Fire Dept. approved plans w5. Fire alarm a. .Acceptance test b. Fire Dept. approved plans M 6. Hood and duct inspections a. Installation b. Trip test (] 7. Spray Booth a. Location b, Fire protection c.: Ventilation d. Permit Q 8. Flammable liquid room a. Location b. Fire protection 'c. Permit . Rack storage a, Permit b. Mechanical smoke removal c. Rack sprinklers d, Aisle width 10. Fire doors and fire dampers a. Installation b. Drop testing 11. Fire final a. Fire Dept. access b. Bldg, egress and occupancy load c: Hydrants d. Bldg. address e,•Fite protection systems (1) Halon systems (2) Standpipes .(3) Hose Stations (4) Fire Doors (5) Fire Dampers . .(6) Fire Extinguishers 12. Other a. b. c. d. e. f. go Checklist prepared by (staff): (PREAPP4.A) Date 3/7- 8S/ • City of Tukwila Gary VanDusen Mayor Fire Department 444 Andover Park East, Tukwila, Washington 98188(206) 575-4404 Control# 80 7 -81( FOR STAFF USE ONLY Site Address d7ou�`�'%eote,h(. Occupancy Group 451R Project /t e c' t„` ( ce. CONTRUCTION INFORMATION The City of Tukwila has adopted the 1985 Uniform Fire Code. This and other nationally recognized standards will be used during construction and operation of this project. (TMC 16.16.120) [J 2. Fire hydrants will be required. (City Ord. #729) O 3. Required fire hydrants shall be approved for location by the Fire Department, approved for purity by the Water Department, and fully in service prior to start of construction. A fire hydrant must be no further than 150 feet from a struc- ture; and no portion of a structure to be over 300 feet from fire hydrant. (UFC 10.301 and City Ord. #729) E 4. Automatic fire sprinklers are required for this project. Sprinkler systems to comply with N.F.P.A. #13. Sprinkler plans shall be submitted to Washington State Surveying and Rating Bureau, Factory Mutual or Industrial Risk Insurers for appro- val prior to being submitted to Tukwila Fire Marshal for approval. Submit three (3) sets of sprinkler drawings. This includes one for our file, one for company file, and one for the job site. (City Ord. #1141) Q 5. Maximum grade is 15% for all projects. [j 6. Hose stations are required. (City Ord. #1141) • 7. A fire alarm system is required for this project. (City Ord. #1327) Plans shall be submitted to the Tukwila Fire Marshal for approval, prior to commencing any alarm system work. Submit three (3) sets of complete drawings. This includes one for our file, one for company file, and one for the job site. (l 8. Special installations of fixed extinguisher systems, fire alarm systems, dust collectors, fuel storage, etc. require separate plans and permits. Plans to be submitted to the Fire Marshal prior to start of installation. (UFC 10.301) 5d 9. Portable fire extinguishers will be #10. (Minimum rating 2A, 10 BC) 0 10. Buildings utilizing storage of high cal smoke removal per [[ 11. During construction, an all- weather the building. (UFC 10.301) E[ 12. required in finished buildings per N.F.P.A. piled combustible stock will require mechani- Section 81 of the 1985 UFC. access will be required to within 150 feet of No building will be occupied, by people or merchandise, prior to approval, and inspection by Fire and Building Departments. 0 13. Adequate addressing - is required. Number size will be determined by setback of building from roadway. Four inch numbers . are minimum. Numbers will be in color which contrasts to background. (UFC 10.208) g[ 14. Designated fire lanes may be required for fire and emergency access. This requirement may be established at the time of occupancy and/or after the facility is in operation. (UFC 10.207 as amended) 15 Special Fire Department permits are required for such things as: storage of compressed gas, cryogens, dry cleaning plans, repair garages, places of assembly, storage of hazardous materials, flammable or combustible liquids or solids, LPG, welding and cutting operations, spray painting, etc. (UFC 4.101) [[ 16. Mis ellaneous,requirements !b r0v4 Checklist prepared by (staff): (PREAPP3.A) Date o3 • ENVIRONMENTAL CHECKLIST V V111.1 V 1 11V. EpiiihFile No. Fee 5100.00 Receipt No.,2 N/O A. BACKGROUND 1. Name of proposed project, if applicable: Food Court - Southcenter Mall 2. Name of applicant: Center Ridge Design 3. Address and phone number of applicant and contact person: (216) 871 -4800 Richard Vanderburg, 25425 Center Ridge Road,. Westlake, Ohio 44145 4. Date checklist prepared: February - 1988 5. Agency requesting Checklist: City of Tukwila 6. Proposed timing or schedule (including phasing, if applicable): Start Remodel Construction - July 1. 1988 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No future addition or expansion is directly related to or impacted by this proposal. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. No other information directly:related to this proposal. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. No. • • ' 10.. List any government approvals or permits that will be needed for your proposal. Building, HVAC, Plumbing, Electrical, Sprinkler,Health 11. Give brief, complete description of your proposal, including the proposed use and the size of the project and site. There are several questions later in thi. checklist that ask you to describe certain aspects of your proposal: You do no-. need to repeat those answers on this page. Section E requires a complete description of the objectives and alternatives of your proposal and should not be summarized here. The scope of wort. consists of reconfiguring 47.253 square feet of existing interior mal] space into seven in -line tenants and a food court with ..14. tenants, sunvort facilities and seating to accommodate 500 people. 12. 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, and section, township, and range, if known. 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 applica- tions related to this checklist. The remodeling will Q and L 1- - 1' u.. • . • • - 1 1 • •-. •- • • • -• n• 1 • 13. Does the proposal lie within an area designated on the City's Comprehensive Land Use Policy Plan Map as environmentally sensitive? Po- -3- • 8. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other N.A. - no change b. What is the steepest slope on the site (approximate percent slope)? 2% 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. Clay /Peat d_ Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Yes - existing bldn. is on piles due to poor soil conditions e. Describe the purpose, type, and approximate quanti- ties of any filling or grading proposed. Indicate source of fill. None .anticipated. f. • Could erosion occur as a result of clearing, construction, or use? If so, generally describe. No. g- About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? No increase from existing condition. QvaIuai. iun ror Agency Use Only %.1,(111.0(11. 1V1$ IVf Agency Use Only h. Proposed measuFes to reduce or control erosion, or other impacts to the earth, if any: None 2. Air a. What types of emissions to the air would result from the proposal (i.e., dust, automobile odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. No significant increase in emissions to air during construction. Increased antn traffic will not genet -ate any ndnrs dissimilar to thos currently existing. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. Nn Proposed measures to reduce or control emissions or other impacts to air, if any: None requirer— 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. Nn -5- 2) Will the Po ject require any work over, it or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quan- tities, if known. No. 5) Does the proposal lie within a 100 -year floodplain? If so, note location on the site plan. No 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 -6- l v Iuu Ivn [Ur Agency Use Only b. Ground: • • 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quan- tities, if known. No. 2) Describe waste materials that will be discharged into the ground from septic tanks or other sour- ces, 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 into other waters? If so, describe. No change from existing Conditions. -7- -. -... .. ...v.� I JI Agency Use Only 2) Could wait materials enter ground or surface waters? If so, generally describe. Not applicable d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Not applicable 4.. Plants a. Check or circle_ types of vegetation found on the site: deciduous tree:. alder, maple, aspen, other _ evergreen tree: fir, cedar, pine, other _ shrubs �. grass pasture crop or grain wet soil plants: cattail, buttercup, bullrush, 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? None c. List threatened or endangered species known to be on or near the site. None known to exist on site. -8- 6valuaLIun Tor Agency Use Only d. Proposed landsling, use of native plants, Aker measures to preserve or enhance vegetation on the site, if any:No change from existing condition, 5. Animals a. Circle any birds and animals which have been observed on or near the. site or are known to be on or near the site: birds: hawk, heron, eagle, songbirds, other: N.A. mammals: deer, bear, elk, beaver, other: N.A. fish: bass, salmon, trout, herring, shellfish, other: N.A. b. List any threatened or endangered species known to be on or near the site. N.A. c.. Is the site part of a migration route? If so, explain. d. Proposed measures to preserve or enhance wildlife, if any: None -9- Agency Use Only 6.' Energy and Natural 41! esources a. What kinds of energy (electric, natural gas, oil, wood stove, solor) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Natural Gas /Electricity to be used for heating, cooltpg, lighting, cooking. • 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: Remodel to meet building Code Pwilli rPmPnts _ 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic_ chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a. result of this proposal? If so, describe. None 1) Oescribe special emergency services that might be required. None 2) Proposed measures to reduce or control environ- mental health hazards, if any: N;A° -10- evaluJation for Agency Use Only b. Noise • tvaivation for • Agency Use Only 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? None 2) What types and levels of noise would be created by or associated with the project on a short - term or a long-term-basis (for example: traf- fic, construction, operation, other)? Indicate what hours noise would come fro the site. Short Term - Minimal construction nie Long Term - No change from existing condition 3) Proposed measures to reduce or control noise impacts, if any: None 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? Rpginnal PncloSjnall - adjacent property l cayar erci a1 b. Has the site been used for agriculture? If so, describe. Nn_ c. Describe any structures on the site.. 1 lavp1 pnrinspd shopping mall with three attached 3 level department stores and 1 attached 4 level • apartment store. • d. Will any str ures be demolished? If so, Oat? nmmalitinn of exietina structure will be limited to interior partitions., roof penetrations and exterior wall demolition associated with new exterior entrance. e. What is the current zoning classification of the site? C -P District Planned Business Center f. What is the current comprehensive plan designation of the site? Commercial If applicable, what is the current shoreline master program designation of the site? N.A. g- h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No i . Approximately how many people would reside or work in the completed project? j.. Approximately how many people would the completed project displace? NnnQ k. Proposed measures to avoid or reduce displacement impacts, if any: Nona 1. Proposed measures to ensure the proposal is com- patible with existing and projected land uses and plans, if any: Not applicable -12- Agency Use Only • Housing • a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low- income housing? N.A. b. Approximately how many units, if'any, would be eli- minated? Indicate whether high, middle, or low - income housing. N.A. ' c. Proposed measures to reduce or control housing impacts, if any: N.A. 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? PJpw mall PntrancP - +/- 43' -(l" above finish floor. b. What views in the immediate vicinity would altered or obstructed? None c. Proposed measures to reduce or control aesthetic impacts, if any: - Apsthptic appearance will be improved. -13- Agency Use Only ;11. Light and Glare • a. What type of light or glare will the proposal produce? What time of day w y1d it mainly occur? No changes from existing condition b. Could light or glare from the finished project be a safety hazard or interfere with views? No 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: None 12. Recreation a. What designed and informal recreational oppor- tunities are in the immediate vicinity? N.A. b. Would the proposed project displace any existing . recreational uses? If so, describe. No c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: None -14- LVQIU01.1un ror Agency Use Only • . 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or pro- posed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. No b. Generally describe any. landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None Known c. Proposed measures to reduce or control impacts, if any: None 14. Transportation a. Identify public streets and highways serving the site, and describe proposed accss to the existing street system. Show on site plans, if any. Strander Blvd:. Sbuthcenter Parkway. Tukwila Parkway, Andover Park Wei: b. Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Yes c. How many parking spaces would the completed project have? How many would the project eliminate? No change to existing parking -15- tvaivation ror Agency Use Only d. Will the pro1al require any new roads or stets, or improvements to existing roads or streets, not including driveways? If so, generally describe. (indicate whether public or private). No improvements required e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. SinrP this projett is a remodel of existing retail cpAcP which rPdures the square footage of gross reasoaahla area, no additional vehicular trips to the site will result. g Proposed measures to reduce or control transpor- tation impacts, if any: None requried 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. Nn b. Proposed measures to reduce or control direct impacts on public services, if any. Nnne -16- Agency Use Only . Utilities a. Circle utilities currently electricity, natural gas, telephone, sanitary sewer, Private refuse service •; available at the site: water, refuse service, septic system, other. 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. Natural gas - Washington Natural Gas Flertririty - Puget Sound Power & Light Co. Water - City of Tukwila Telephone - Pacific Northwest Bell 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 made "ts decision. Signature: Date Submitted PLEASE CONTINUE TO THE NEXT PAGE. -17- Agency Use Only \4bOUNCIL tGENDA SYNOPSIS AGENDA ITEM TITLE CAS NO. NEW FLOOD PLAIN MANAGEMENT ORDINANCE (Rescind Ordinances 1220 and 1225) Original Agenda Date 11/9/87 Original Sponsor: Council' /Adsin. Public Wks.Apprvd. Timeline Regular Council meetina 42438. - Purpose of It and Objective of Sponsor: PURPOSE: Bring the City of Tukwila into compliance with new federal regulations and state legislation for flood plain management through the local jurisdiction. OBJECTIVE: Rescind Ordinances Nos. 1220 and 1225 and substitute with a new ordinance, to meet the new federal regulations, effective October 1, 1986, for flood plain management and model flood damaQe prevention policies as required of jurisdictions participating in the National Flood Insurance program. Sponsor's Recon. ended Action: Rescind ordinance 1220. and. as 1asr amended by Ordinance 1225 and substitute with a new ordinance. Alternative Action: (1) Delay action (2) Committee Remmodatlons: 4/4/88 Utility Committee meeting - forward to C.O.W. AdalnistratfeD Recommendations: Same as Committee's recommendation RECORD OF COUNCIL ACTION Oats Action .5"-.2- 88 _ Forward to Comm cite t of the. 1WhoIe. COST IMPACT (if known) FUND SOURCE (if known) APPENDICES CAS Final draft ordinance • CITY OF TUKWILA WASHINGTON ORDINANCE NO. AN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON, REPEALING QRDINANCE NOS. 1220 AND 1225 AND AMENDING CHAPTER 16.52 OF THE TUKWILA MUNICIPAL CODE TO MEET THE NEW FEDERAL REGULATIONS, EFFECTIVE OCTOBER 1, 1986, FOR FLOOD PLAIN MANAGEMENT AND MODEL FLOOD DAMAGE PREVENTION POLICIES AS REQUIRED OF JURISDIC- TIONS PARTICIPATING IN THE NATIONAL FL000 INSURANCE PROGRAM. WHEREAS, the legislature of Washington State, in Title 86 of the Re- vised Code of Washington, has authorized local governmental agencies to regulate use and development of flood- hazard areas within their jurisdictions in order to reduce such hazards, and WHEREAS, continued participation by the City of Tukwila in the National Flood Insurance Program requires adoption of flood plain management standards and a flood plan construction permit process, now, therefore, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. Repealer. Ordinances 1220 and 1225 of the City of Tukwila are hereby repealed. Section 2. Flood Plain Management. Chapter 16.52 of the Tukwila Muni- cipal Code is hereby amended to read as follows: 16.52.010 FINDINGS The CitirCasuncil of the City of Tukwila finds that: A. Thar City has entered into the Green River Management Agreement +itn other jurisdictions to create policies and requirements for the manage- ment of drainage into the Green River. B. The City is committed in cooperation with other agencies to a dike /levee program for the protection of adjacent low lying properties. C. The City is committed to carrying out the local responsibilities for :he flood insurance program to assist eligibility for flood insurance. D. The City is committed to securing /obtaining right -of -way easements future dike /levee protection system to assure maintenance. E. The City is committed to adequate bank protection of properties. 16.52.020 PURPOSE It is the purpose of this chapter to promote the public health, safety, general welfare, and to minimize public and private losses due to f in specific areas by enacting provisions designed to: A. Protect life, health and property by controlling the use of lands the 100 year flood plain in flood zone area #2; 8. Minimize business interruptions; • • FLOOD ZONE ORDINANCE Page 2 C. Ensure that those who occupy the areas of special flood hazard assume responsibility for their actions at the time of development or substan- tial redevelopment of their properties; 0. Protect downstream or surrounding property from higher velocities or higher flood levels which may be caused by loss of holding capacity in the flood plain; E. Minimize the expenditure of public money for remedial flood control measures; F. Minimize the need.for rescue and relief efforts associated with flooding which are generally undertaken at the expense of the general public; G. Minimize damage to public facilities and utilities such as water and gas mains, electric, telephone and sewer lines, streets and bridges located over and under the floodway; H. Qualify the City of Tukwila and existing homes and businesses for par- ticipation in the federal flood insurance program; and, I. Implement local, state and federal flood protection programs; J. Comply with the storm water policies City of Tukwila Comprehensive Land Use Policy Plan (Adopted by Ord. 1039). 16.52.030 POLICIES FOR REDUCING FL000 LOSSES In order to accomplish its purpose, this chapter includes policies to: A. Establish restrictions and regulations to assure new and substantiii ,redevelopments are adequately flood - proofed and qualify for the flood insurance program. 8. Control local runoff by the establishment and enforcement of policies which allow for runoff and rates of runoff most compatible with the hydrology of the Green River. C. Establish levee /dike requirements including levee /dike /bank protection standards and a dike /levee improvement plan (Green River Manageme ^t P1 0. Ta more adequate levees /dikes are provided throughout the City. E. Require easements and rights -of -way to maintain future dike /levee iv,- terns. F. To preserve natural river bank barriers, control filling, grade a. dredging and other development which will unnaturally divert floodwa! °es or which may increase flood hazards in other areas. 16.52.040 DEFINITIONS Unless specifically defined below, words or phrases used in this cha]• " shall be interpreted so as to give them the meaning they have in usages and to give this chapter its most reasonable application. A. "Areas of shallow flooding." means a designated "AO" or "AH" zone VI Flood Insurance Rate Map (FIRM). The base flood depth range from three feet; "A" clearly defined channel does not exist; the oa'.•+ flooding is unpredictable and. indeterminate; and, velocity flow evident. "A0" is characterized as sheet flow and "AH" ind!:3•-, ponding. 8. "Areas of special flood hazard" means the land in the flood plain „i_ -,, a community subject to a one percent or greater chance of floodi•+a •1 any given year. Oesignation on maps always includes the letter "A.,. • • FLOOD ZONE ORDINANCE Page 3 C. "Base flood elevation" means the flood having a one percent chance of being equalled or exceeded in any given year and as designated by a flood elevation on the FIRM and floodway maps; also referred to as the "100 year flood ". Designation on maps always includes the letter "A ". D. "City" means the City of Tukwila or the City Council of Tukwila. E. "Development" means any man -made change of improved or unimproved real estate, including but not limited to buildings or other structures, mining, dredging, filling, grading, paving, excavation or drilling operations located within flood hazard areas. F. "Director" means the director of the Department of Public Works or his designee. G. "Flood" or "Floodin " means a general and temporary condition of partial or complete inun ation of normally dry land areas from: 1. The overflow of inland waters and /or 2. The unusual and rapid accumulation of runoff of surface waters from any source. H. "Flood Insurance Rate Map (FIRM)" means the official map on which the Federal Insurance Administration has delineated both the areas of special flood hazards and the risk premium zones applicable to the community. I. "Flood Control Zone (FCZ) Permit" means a permit, issued by the City, authorizing the applicant to develop within the Flood Control Zone. a Flood Control Zone Permit is not a building or development permit. J. " Floodplain" means the relatively flat areas of lowlands adjoining the channel of a river, stream, watercourse, or other body of water, which have been or may be covered by floodwater. For the purpose of this chapter, "floodplain" includes those areas now or hereafter included within the City of Tukwila defined as "land within a community subject to a one percent or greater chance of flooding in any given year" and as indicated on the flood profiles and the flood boundary and floodway Taos included in the 1981 Flood Insurance Study. In the areas not included is sad reports, the floodplain includes all areas subject to floods at staatlow rates comparable to those set forth in the 1981 Flood Insur_ ancikStudy and Maps as constituting the base flood level. The location ot.floodplain may be revised by the Director of Public Works, based on•condttions which may alter its location. Any such revisions may be based upon: 1. Date utilized by the 1982 flood Insurance Study; 2. Changes in elevations of areas within the floodplain, occurri- since the last revision affecting such areas; 3. Channel changes. K. "Flood Zone Insurance Study" means the official report (Exhibit A) , -t documents provided by the Federal Insurance Administration that flood profiles, the flood boundary - floodway map, and the water iUr''"� elevation of the base flood. L. " Floodway" means the established dike channel or other watercours . t the adjacent land areas that must be reserved in order to discharo.e base flood without cumulatively increasing the water surface ela +3_ more than 0.2 of a foot. The floodway is the regular channel lished by an existing dike system plus that portion of the flood 313 , which has been defined as floodway and delineated on maps by the Fede -3 Insurance Administration or by The Corps of Engineers as designated >i FEMA. FL000 ZONE ORDINANCE . • Page 4 M. " Floodway Fringe" means that portion of the floodplain from the floodway to the 100 -year regulatory floodplain. N. "Lowest Floor" means the lowest floor of the lowest enclosed area (in- cluding basement). An unfinished or flood resistant enclosure, usable solely for parking of vehicles, building access or storage, in an area other than a basement area, is not considered a building's lowest floor, provided that such enclosure is not built so as to render the structure in violation of the applicable non - elevation design requirements of this chapter found at Section 16.52.070(b)(1)(6). 0. "New construction" means structures for which the "start of construc- tion" commenced on or after the effective date of this ordinance. P. "Start of construction" includes substantial improvement, and means the date the building permit was issued, provided the actual start of con- struction, repair, reconstruction, placement or other improvement was. within 180 days of the permit date. The actual start means either the first placement of permanent construction of a structure on a site, such as the pouring of slab or footings, the installation of piles, the con- struction of columns, or any work beyond the stage of excavation; or the preparation, such as clearing, grading and filling. It does not include the installation of streets and /or walkways; nor does it include the installation on the property of accessory buildings such as garages or sheds not occupied as dwelling units or not part of the main structure. "Structure" means a walled and roofed building. "Structure" also means a gas oriiquid storage tank that is principally above ground. R. "Substantial improvement" means any repair, reconstruction, or improve- ment of a structure, the cost of which equals or exceeds 50 percent of the assessed value of the structure either: 1. Before the improvement or repair is started, or 2. If the structure has been damaged and is being restored, before the damage occurred. For the purposes of this definition "substantial improvement• is considered to occur when the first alteration of any wall, ceiling, floor, or other structural part of the building com- mences, whether or not that alteration affects the external dimensions of the structure. Miters does not, however, include: e... Any project for improvement of a structure to comply with .existing state of local health, sanitary, or safety code speci- fications which are solely necessary to assure safe living conditions, or b. Any alteration of a structure listed on the national Registry of Historic Places or a state inventory of historic places. Q• 16.52.050 THE FLOOD CONTROL ZONE PERMIT PROCESS - GENERAL PROVISIONS A. Lands to which this chapter applies. This chapter shall apply to areas of special flood hazards within the jurisdiction of the Cit, Tukwila. 8. Basis for establishing the areas of special flood hazard. The areas •= special flood hazard identified by the Federal Insurance Admini;trr , in a scientific and engineering report entitled "The Flood Insuri- Study for the City of Tukwila ", with the latest versions of accompa1+:•: flood insurance maps is hereby adopted by reference and declared to J. i part of this chapter. The flood insurance study is on file at T,k,.1:1 Public Works Department. • • FL000 ZONE ORDINANCE Page 5 C. Abrogation and greater restrictions. This chapter is not intended to repeal, abrogate, or impair any existing easements, covenants, or deed restrictions. However, where this chapter and another ordinance, ease- ment, covenant or deed restriction conflict or overlap, whichever im- poses the more stringent restrictions shall prevail. 0. Authority. The City of Tukwila, through the Public Works Department, shall consider and interpret information produced by the Army Corps of Engineers and the Federal Emergency Management Agency to determine the location of flood plains, floodways, or floodway fringes. E. Maps shall be adopted. Flood hazard areas shall be shown and defined on city floodway (flood boundary„ FIRM and floodway maps) maps which shall become a part of this Chapter by adoption of the City Council, as they are amended. Copies of the maps shall be maintained for inspection by the public in the Public Works Department. F. Information to be obtained and maintained. The City will obtain from the applicant, and maintain a record of, the actual elevation (in rela- tion to NGVD datum, mean sea level) of substantially improved structures within a flood hazard area and whether or not the structure contains a basement. G. Interpretation. In the interpretation and application of this chapter, all provisions shall be considered as minimum requirements, and deemed neither to limit nor repeal any other powers granted under the state statutes. H. Warning and disclaimer of liability. The degree of flood protection required by this chapter is considered reasonable for regulatory pur- poses and is based on scientific and engineering considerations. Larger floods can and will occur on rare occasions. Flood heights may be increased by man -made or natural causes. This chapter does not imply that land outside the area of special flood hazards or uses permitted within such areas will be free from flooding or flood damages. This chapter shall not create liability on the part of the City of Tukwila, any officer or employee thereof, or the Federal Insurance Administra- tion, for any flood damages that result from reliance on this ordinance or any administration decision lawfully made hereunder. I. Administration of Flood Control Zone Permit 1., Amaral Requirements Tice initial step in receipt of the application from the developer is for the Public Works Department to determine if the property is or is not in a flood hazard area. The developer shall be not'. fied, in writing, of this determination. If it appears the property lies within the floodway or floodway fringe, or any other floo.i hazard area, then required submittals as outlined in this ordinance.' including surveys, plans and supporting documents necessary :) determine the applicability of City regulations to the propos ?m structure, development or use shall be provided as requested by City. 2. Establishment of development flood control zone permit. A Flood Control Zone (FCZ) permit shall be obtained before cons:-.: - tion or development begins within any area of special flood size• established in Section 16.52.050(8). The permit shall be fir , structures as set forth in the "definitions ", and for all dev. - ment including fill and other activities, also as set forth "definitions 3. Application for flood control zone permit. A Flood Control Zone Permit application shall be filed with the for all developments at the time of filing grading or fill oer-+.', building permit, tenant improvement or shoreline permit. No or license for structures or the development or use of land s13 :1 • FLOOD ZONE ORD[r!ANCE Page 6 be issued by the City within a flood hazard area unless approved by the Department of Public Works. Such approval shall be based on a review of the provisions set forth in this chapter and the technical findings and recommendations of the appropriate city departments. Compliance with the provisions of this chapter does not obviate the need to obtain other permits which may be required pursuant to state or federal law including approvals required from the Washington State Department of Social and Health Services and /or ecology relating to water and /or sewer systems which ensure that water and sewer systems will be designed to avoid infiltration, inflow or impairment. Application for a development Flood Control Zone permit shall be made on forms furnished by the Director of Public Works and may include but not be limited to four sets of plans recommended to 20 scale, showing the nature, location, dimensions, and elevations of the area in questions; existing or proposed structures, fill, storage of materials and drainage facilities. Specifically, the following information is required: a. Elevation in relation to mean sea level, NGVD datum, of the lowest floor (including basement) of all structures; b. Elevation in relation to mean sea level, NGVD datum, to which any structure has been floodproofed; c. Certification by a registered Professional Engineer or 3 licensed architect that the floodproofed methods for any non- residential structure shall meet the floodproofing criteria in Section 16.52.070(8)(2) d. Description of the extent to which a watercourse will be altered or relocated as a result of proposed development. The Director or his (her) designee shall, after other required agency reviews are completed, indicate approval or disapproval of the requested flood control zone permit, and if approved, the flood zone control permit will be issued, with copies to appropriate age^ - cies. If resubmittal of plans is required, the submitted plans 4ill be returned. 4. - 4s19nation of the Director of Public Works ,TM Director of Public Works is hereby appointed to administer ana Implement this chapter by granting or denying development (FCZ) permit applications in accordance with its provisions. 5. Duties and responsibilities of the Director of Public Works Duties of the Director of Public Works shall include, but limited to.the following: a. Permit review (1) Establish and manage a Flood Control Zone (FCZ) develoo,� Permit review procedure, publish such and make availao'4 all developers through a flood control zone permit sys-.?-. (2) Review all FCZ development permits to determine that permit requirements of this ordinance have been satisf, -,!. (3) Coordinate with the Planning Department to assure that , ' development permits located in the floodway meet requirements of tnis chapter and assure that the encr'n:,- ment. provision of Section 16.52.070(C)(1)(Floodways), met. not ,e • • FL000 ZONE ORDINANCE Page 7 b. Use of Other Base Flood Data When base flood elevation data has not been provided in accord- ance with Section 16.52.050(I)(2), the Public Works Director will obtain, review and reasonably utilize any base flood eleva- tion and floodway data. - available from a federal, state or other source, in order to administer Section 16.52.070. c. Information to be obtained and maintained (1) Where base flood elevation is provided through the flood insurance study or required as in Section 16.52.050(I)(4)(b) obtain and record the actual elevation (in relation to the mean sea level, NGVO of the lowest floor (including bas�- ment) of all new or substantially improved structures, and whether or not the structure contains a basement. (2) For all new or substantially improved structures: (a) Verify and record the actual elevation relation to mean sea level, NGVD), and (b) Maintain the floodproofing certification required in Section 16.52.050(I)(2)(c). (3) Maintain for public inspection all records pertaining to the provisions of this ordinance. d. Alteration of watercourses (1) Notify adjacent communities and the Washington State Depart- ment of Ecology prior to any alteration or relocation of s watercourse, and submit evidence of such notification to !tie Federal Insurance Administration, obtain necessary approvals for change in the water course through FEMA, prior to auth- orizing any development to carry out a development .obit, will change any water course. (2) Require that maintenance is provided within the altered or relocated portion of said watercourse so that the f:io.i carrying capacity is not diminished. 1 Interpretation of FIRM boundaries Make interpretations where needed as to exact location or 'he :boundaries of the areas of special flood hazards (i.e., .me-e there appears to be a conflict between a mapped boundary 1,11 actual field conditions). The person contesting the location )f the boundary shall be given a reasonable opportunity to aooeal the interpretation as provided in Section 16.52.060. 6. Outy to Obtain Other Permits The flood control zone development permit process as outline1 this ordinance shall not constitute a license or permit to undo substantial construction as provided in the state shoreline ment act of 1971, nor shall said (FCZ) development permit b= : - sidered an authorization to construct under the uniform b', •1 code as adopted by Chapter 16.04 of the Tukwila Municipal Nothing in this chapter shall relieve the applicant from ob! ' -1 all required permits, licenses and approvals required for tle posed project under applicable federal, state and local prov•; • ^s of law. • 16.52.060 APPEALS 111/ FL000 ZONE ORDINANCE Page 3 A. Administrative Appeals 1. When it is alleged by the applicant that there is an error in any requirement, interpretation, or determination made by the Director of Public Works in the interpretation enforcement or administration of this chapter, those aggrieved by the decision may appeal such interpretation or determination to the Mayor. Thereafter, any appeal shall be to the King County Superior Court by filing an appropriate action within ten (10) days after the decision is ren- dered. 16.52.070 PROVISIONS FOR FLOOD HAZARD REDUCTION A. General. Standards. 1. In all areas of special flood hazards, the following standards are required: a. Construction Materials and Methods 1. All new construction and substantial improvements shall be constructed with materials and utility materials resistant to flood damage. 2. All new construction and substantial improvements shall oe constructed using methods and practices that minimize flood damage. 3. Interior electrical, heating, ventilation, plumbing, Ind air - conditioning equipment and other service facilities shall be designed and /or otherwise elevated or located so as to prevent water from entering or accumulating within the components during conditions of flooding. 4. All new construction and substantial improvements shall designed to minimize or eliminate infiltration of fioo•1 waters into the system. bUti1ities 1.. All new and replacement water supply systems shall be re- signed to minimize or eliminate infiltration of flood Kati -, into the system; 2. New and replacement sanitary sewage systems shall oe designed to minimize or eliminate infiltration of fi,ol waters into the systems and discharge from the systems 'At, flood waters; and, 3. On -site waste disposal systems shall be located to ail.) impairment to them or contamination from them during f;, -!_ ing. c. Subdivision Proposals 1. All subdivision proposals shall be consistent with the - �1 to minimize flood damage; 2. All subdivision proposals shall have public utiliti.s facilities such as sewer, gas, electrical, and water s,s located and constructed to minimize flood damage; 3. All subdivision proposals shall have adequate drainage .n- vided to reduce exposure to flood damage; and, 4. Where base flood elevation data has not been provided )e not available from another authoritative source, it shalt D? generated for all subdivision proposals. • • Fi000 ZONE ORDINANCE Page 9 d. Review of Building Permits Where elevation data is not available either through the flood insurance study or from another authoritative source applica- tions for building permits shall be reviewed to assure that proposed construction will be reasonably safe from flooding. The test of reasonableness is a local judgment and includes use of historical data, high water marks, photographs of past flood- ing, etc., where available. Failure to elevate to at least two feet above grade in these zones may result in higher insurance rates. 2. In addition to the General Standards applicable to all areas under subsection (1), in all areas adjacent to the Green River the follow- ing standards are required: a. Construction /Reconstruction of Dikes /levees As part of the floodproofing for developments adjacent to the Green River through Tukwila, construction or reconstruction of the dike /levee system in accordance with dike /levee plans and engineering studies, and in accordance with the Green River Management Agreement (A.G. #85 -043), will be required as part of the plan submittal. If dike /levee improvements are not required, and the natural river bank is allowed as bank protec- tion, then a river bank stabilization analysis shall be provided to the Public Works Department for review as part of the plan submittal. . Dedication of levee /dike /river bank access construction and maintenance easements on all properties adjacent to the Green River shall as part of their development dedicate construction and maintenance easements for access and maintenance of existing or future dikes /levees /and river banks along the Green River as part of their plan submittal. These easements shall be provided in such a manner so that immediate access is allowed from other public rights -of -way for maintenance and construction of dikes/ - levees. B. Specific Standards 1 , op: areas of special flood hazards where base blood elevation Ras been provided as set forth in Section 16.52.050 or Section 1 o .070,•the following provisions are required: 1. Residential Construction a. New construction and substantial improvement of any residential structure shall have the lowest floor, including basement, elevated to a minimum of one foot above the level base flood elevation. b. Fully enclosed areas below the lowest floor that are subject !) flooding are prohibited, or shall be designed to automatical'v equalize hydrostatic flood forces on exterior walls by allor,i ^o for the entry and exit of floodwaters. Designs for mee!i ^•o this requirement must either be certified by a Registered ? -,. fessional Engineer or a licensed architect or must' lee! exceed the following minimum criteria:' (1) A minimum of two openings having a total net area of - less than one square inch for every square foot of enc'' -1 areas subject to flooding shall be provided. (2) The bottom of all openings shall be no higher than one `-o! above grade. (3) Openings may be equipped with screens, louvers, or o*1e' coverings or devices provided that they permit the automat•: entry and exit of floodwaters. • FLOOD ZONE ORDINANCE • Page 10 2. Nonresidential Construction New construction and substantial improvement of any commercial, industrial or other nonresidential structure shall either have the lowest floor, including basement, elevated to a minimum of one foot above the level of the base flood elevation; or, together with attendant utility and sanitary facilities, shall: a. Be floodproofed so that the structure is water tight one foot above the base flood level, with walls substantially impermeable to the passage of water; b. Have structural components capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy; and c. Be certified by a Registered Professional Engineer or licensed architect that the design and methods of construction are in accordance with accepted standards of practice for meeting pro vision of this subsection based on their development and /or review of the structural design, specifications and plans. Such certification shall be provided to the official as set forth in Section 16.52.050(I)(4)(C)(2). d. Non residential structures that are elevated, not floodproofed, must meet the same standards for space below the lowest floor as described in Section 16.52.070(B)(1)(b). : e. Applicants floodproofing nonresidential buildings shall be noti- fied that flood insurance premiums will be based on rates that are one foot below the floodproofed level (e.g., a building constructed to the base flood level will be rated as one foot below that level). C. Floodways 1. Located within areas of special flood hazard established in Section 16.52.050 are areas designated as floodways. Since the floodway is an extremely hazardous area due to the velocity of flood waters which carry debris, potential projectiles, and erosion potential, the following provisions apply: as, .Prohibit encroachment including fill, new construction, substan- tial improvements and other developments unless certification by a registered Professional Engineer or licensed architect is provided demonstrating that encroachments shall not result in any increase in flood levels during the occurrence of the base flood discharge. b. If Section 16.52.070(C)(1) is satisfied, all new construction and substantial improvements shall comply with all applicable flood hazard reduction provisions of Section 16.52.070. 2. Construction or reconstruction of residential structures is prooi- bited within designated floodways, except for a. repairs, reconstruction, or improvements to a structure which !) not increase the ground floor area; and b. repairs, reconstruction or improvements to a structure the of which does not exceed 50 percent of the market value of structure either (1) before the repair, reconstruction, or repair is started, ;r (2) if the structure has been damaged, and is being restores, before the damage occurred. Work done on Structures comply with existing health, sanitary, or safety codes :r to structures identified as historic places shall not included in the fifty percent determination. • • FLOOD ZONE ORDINANCE Page 11 . Encroachments The cumulative effect of any proposed development, when combined with alt other existing and anticipated development, shall not increase the water surface elevation of the base flood more than 0.2 of a foot at any point along the river course. 1. Flood Control Zone Permits and Licenses - Approvals A Flood Control Zone Permit application shall be filedfor all deve- lopments at the time of filing the building permit and /or shoreline permit, whichever is first. No permit or license for structures or the development or use of land shall be issued by the City within a flood hazard area unless a Flood Control Zone Permit has been issued by the City. Such approval shall be based on a review of the provi- sions set forth in this ordinance and the technical findings and recommendations of the appropriate City departments. Compliance with the provisions of this ordinance does not obviate the need to obtain other permits which may be required pursuant to state or federal law including approvals required from the Washington State Department of Social and Health Services and /or ecology relating to water and /or sewer systems which ensure that water and sewer systems will be designed to avoid infiltration, inflow or impairment. The Director or designee shall, within a reasonable time, after other required agency reviews are completed, indicate approval or disapproval of the requested flood control zone permit, with copies to appropriate agencies, including D.O.E. Whenever any alteration or relocation of any watercourse is pro- posed, the Department of Public Works shall notify adjacent communities prior to such relocation or alteration and submit such notifications to the Federal Emergency Management Agency. 16.52.080 PENALTIES FOR NON- COMPLIANCE No structure or land shall hereafter be constructed, located, extended, converted, or altered without full compliance with the terms of this chapter and other applicable regulations. Violation of the provisions of this chan- ter by tal lure to comply with any of its requirements (including violation of c tons and safeguards established in connection with conditions) shall itute a misdemeanor. Any person who violates this chapter or fails itl`co■ ply with any of its requirements shall upon conviction thereof be fined" not more than 5500.00 or imprisoned for more than 6 months, for each violation, and in addition shall pay all costs and expenses involved in the case. Nothing herein contained shall prevent the City of Tukwila from taking such other lawful action as is necessary to prevent or remedy any violation. 16.52.090 SEVERABILITY If any section, sentence, clause, or phase of this chapter shall be "e'l to be invalid or unconstitutional by a court of competent jurisdicti^n. such invalidity or unconstitutionality shall not affect the validity ,- constitutionality of any other section, sentence, clause, or phrase of •1 . chapter. Section 3. Effective Date. This ordinance shall take effect and - full force five (5) days after publication of the attached summary whin hereby approved. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a regular meeting thereof this day of 1988. • FL000 ZONE ORDINANCE Page 1? APPROVED: Gary L. Van Dusen, Mayor Approved as to Form Attest /Authenticated Office of the City Attorney FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: PUBLISHED RECORD CHRONICLE: EFFECTIVE GATE: ORDINANCE NO. Maxine Anderson, City Clerk • AN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON, REPEALING ORDINANCE NOS. AND 1225 AND AMENDING CHAPTER 16.52 OF THE TUKW MUNICIPAL CODE TO MEET THE NEW FEDERAL REGULATIONS, EFFECTIVE OCTOBER 1, 1986, FOR FLOOD PLAIN MANAGEMENT AND MODEL FLOOD DAMAGE PREVENTION POLICIES AS REQUIRED OF JURISDIC- TIONS PARTICIPATING IN THE NATIONAL FLOOD INSURANCE PROGRAM. On , 1988, the City Council of the City of Tukwila passed Ordinance No. which provides as follows: for the repeal of the City of Tukwila Ordinances 1220 and 1225; for the amendment of Chapter 16.52 of the Tukwila Muncipal Code establishing flood plain management and providing for severability; and establishes an effective date. The full text of this ordinance will be mailed without charge to-anyone who submits a written request to the City Clerk of the City of Tukwila of a copy of the text. APPROVED by the City Council at their meeting of , 1988. MAXINE ANDERSON, CITY CLERK 01: =08 /jg 3 z oi (3 • r c. r 0 e- r 0 • 0 0 z 0 O z 0 O r r n 0 o 0 .3! o o a ./.1° `. • X 0 O m z r,.., • •.. ..• •••-••••,-AA• •:•''■••••••••• , 3 m 0 0 m 0 0 m 0 0 V r r • . • 1 • ,,--:".:‘,.4•Z,17.[:::7P-:,,,....A..,..*•••••;1 :t~.0.‘to,-.. ... • . • • r • • .- • • ,,FEIOUT,HCENTEIR: MALL WABHINGTON . •.-. • JACOBS. VISCONSI & JACOBS CO. DIPtiOptin wapAGtin EMIR FOG( IRMO (1110.,15 01.0 QM W. FOOD COURT PLAN CENIER RIDGE DESIGN SERVICE oNE p • . . 254250,,tr R■ocr Pkup 0,"" 4.45 ARCNrIECIS ENGINFE% C,V, 12151071 MO GAME ROOM a..n0(4Y7:+ 0 w •;:W 11. w 0 0 0 it di . 0 N 2 z J a Ayr 4,•c■wT. ro•. JAM. 28,198 w,. a 6 o ¢ Mao Fa4 a — REFLECTED CEILING PLA1 T +'r'f,'�' Id ds "�° �a?`n :. ,.rw�o ��`, -:, '1"�`r- �"*.�o- ro�•�''�" `°�..:�'� Xt.��°7� - >m�^.• tL 1..: •S� � .S,r .,i..... ° ^!r_� °FRC PAN Cell ABB FIBER'. 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