HomeMy WebLinkAboutPermit L09-057 - FADDEN BOB / SEGALE PROPERTIES - SHORELINE SUBSTANTIAL DEVELOPMENTSEGALE PROPERTIES SHORELINE SUBSTANTIAL DEVELOPMENT SHORELINE MANAGEMENT
2 -STORY OFFICE BUILDING
18100 ANDOVER PARK W
L09 -057
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City of Tukwila
Department of Community Development
NOTICE OF DECISION
TO: Bob Fadden, Lance Mueller Architects, Applicant
Steve Nelson, Segale Properties, Applicant
Segale Properties, Owner
King County Assessor, Accounting Division
Washington State Department of Ecology
Karen Walter, Muckleshoot Indian Tribe Fisheries Division
Steve Bleifuhs, King County Water and Land Resources Division
Tom Bean, King County Water and Land Resources Division
This letter serves at a notice of decisibri ands is issued ursuant to TMC 18.104.170 on
permit approval.
I. PROJECT INFORMATION
Jim Haggerton, Mayor
Jack Pace, Director
May 6, 2010
Br d- -t m rs h iirc(ra,
the following project T anr/h d
Project File Number: L09 -057
Applicant: Bob Fadden, Lance Mueller Architects; Steve Nelson, Segale Properties
Type of Permit Applied for: Shoreline Management Shoreline Substantial Development Permit
Project Description: Development of a two -story 57,518 square foot office building with 209 parking spaces,
associated landscaping, frontage improvements along Andover Park West, and pedestrian
connections.
Location: 18100 Andover Park West, Tukwila, WA 98188 (parcel #352304 -9121)
Associated Files: L10 -005 (Administrative Design Review); D10 -044 Development Permit
Comprehensive Plan Tukwila South Overlay (TSO)
Designation/Zoning
District:
II. DECISION
SEPA Determination: The City SEPA Responsible Official has previously determined that the project, as part of
the larger Tukwila South Project/overlay area, creates a probable significant environmental impact and required
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preparation of an Environmental Impact Statement (EIS) on the project. A Draft Environmental Impact
Statement was completed in April 2005, and the Final Environmental Impact Statement was completed in July
2005 (see Tukwila land use file number E04 -015). There are no conditions of the Final EIS which apply to the
current proposal.
Decision on Substantive Permit: The City Community Development Director has determined that the application
for a Shoreline Substantial Development Permit does comply with applicable City and state code requirements and
has approved that application based on the findings and conclusions contained in the staff report, and subject to the
following condition of approval:
Subject to approval by the Corps of Engineers, plantings shall be added to the area at the back of the
retaining wall, to include native groundcover and grasses such as Beach Strawberry (fragaria chiloensis)
and Idaho Fescue (Roemerii). The landscape plan shall be revised to reflect this change as part of the
building permit.
The Decision on this Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code §18.104.010.
Other land use applications related to this project may still be pending.
III. YOUR APPEAL RIGHTS
One administrative appeal to the Shorelines Hearings Board of the Decision is permitted. Any person appealing to
the Shorelines Hearings Board may raise certain SEPA issues as part of the appeal to the Shorelines Hearings
Board. Appellants should consult the rules and procedures of the Shorelines Hearings Board for details.
IV. PROCEDURES AND TIME FOR APPEALING
The requirements and procedures for appeals to the Shorelines Hearings Board are set forth in RCW 90.58 and
WAC 461.08.
V. INSPECTION OF INFORMATION ON THE APPLICATION
Project materials including the application, any staff reports, and other studies related to the Shoreline Substantial
Development Permit are available for inspection at the Tukwila Department of Community Development, 6300
Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and
5:00 p.m. The project planner is Jaimie Reavis, who may be contacted at 206 - 431 -3659 for further information.
Property owners affected by this decision may request a change in valuation for their property tax purposes.
Contact the King County Assessor's Office for further information regarding property tax valuation changes. The
notice board must be removed at the expiration of the appeal period unless an appeal is filed.
Department of Community Development
City of Tukwila
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Department Of Community
AFFIDAVIT
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Notice of Public Hearing
Determination of Non - Significance
Notice of Public Meeting
Mitigated Determination of Non -
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Board of Adjustment Agenda
Packet
Determination of Significance as
Scoping Notice
Board of Appeals Agenda
Packet
Notice of Action
Planning Commission
Agenda Packet
Official Notice
Short Subdivision Agenda
Notice of Application
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Shoreline Mgmt Permit
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Notice of Application for Shoreline
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FAX To Seattle Times
Classifieds
Mail: Gail Muller Classifieds
PO Box 70 - Seattle WA
98111
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Was mailed to each of the addresses listed/attached
on this
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City ofiltukwila
Department of Community Development
6300 Southcenter Boulevard, Suite #100
Tukwila, Washington 98188
Phone: 206- 431 -3670
Fax: 206 - 431 -3665
Web site: http: / /www.ci.tukwila.wa.us
SHORELINE MANAGEMENT ACT OF 1971
PERMIT FOR SHORELINE MANAGEMENT SUBSTANTIAL DEVELOPMENT
File Number: L09 -057
Applied: 12/08/2009
Approved: 05/06/2010
Expiration: 05/06/2012
A permit is hereby granted to: BOB FADDEN
to: Construct a two story 57,518 square feet office building with 209 parking spaces.
Upon the following property:
Address: 18100 ANDOVER PK W TUKW
Parcel Number: 3523049121
Section/Township/Range: 23N - 04E - 35
The following master program provisions are applicable to this development:
City of Tukwila Shoreline Master Program
Development under this permit shall comply with the following conditions.
1: Subject to approval by the Corps of Engineers, plantings shall be added to the area at the back of
the retaining wall, to include native groundcover and grasses such as Beach Strawberry (fragaria
chiloensis) and Idaho Fescue (Roemerii). The landscape plan shall be revised to reflect this change
as part of the building permit.
This permit is granted pursuant to the Shoreline Management Act of 1971 and nothing in this permit shall excuse the applicant from
compliance with any other Federal, State or local statutes, ordinances or regulations applicable to this project, but not inconsistent with the
Shoreline Management Act (Chapter 90.58 RCW).
This permit may be rescinded pursuant to RCW 90.58.140(8) in the event the permittee fails to comply with the project as approved and
any conditions thereof.
CONSTRUCTION PURSUANT TO THIS PERMIT MAY NOT BEGIN AND IS NOT AUTHORIZED UNTIL TWENTY -ONE (21) DAYS FROM THE
DATE OF FILING WITH THE DEPARTMENT OF ECOLOGY (D.O.E.) AS DEFINED IN RCW 90.58.140(6) AND WAC 173 -14 -090, OR UNTIL ALL
REVIEW PROCEEDINGS INITIATED WITHIN TWENTY -ONE (21) DAYS FROM THE DATE OF SUCH FILING HAVE TERMINATED; EXCEPT AS
PROVIDED IN RCW 90.58.140(5)(a)(b)(c).
Pursuant to RCW 90.58.180 the decision by the City of Tukwila to issue this Shoreline Substantial Development Permit may only be
appealed to the Shoreline Hearing Board. Appeals must be filed with the Shorelines Hearing Board within 21 -days from the filing of this
permit with D.O.E. as defined in RCW 90.58.140. For more detail information on appeals, refer to RCW 90.58 and WAC 461.08.
it ctor of Department of Community Development
Construction or substantial progress toward construction must begin within two (2) years from the effective date of the permit (the
date the permit is filed with D.O.E.), per RCW 90.58.143(4).
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City of Tukwila
Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
MEMORANDUM
DATE: May 5, 2010
TO: Jack Pace, Director, Department of Community Development
FM:: , Jaimie Reavis, Assistant Planner
RE: Shoreline Permit L09 -057: Segale 2 -Story Office Building
1. PROJECT DESCRIPTION:
The project is to construct a two -story 57,518 square foot office building with 209 parking spaces, associated
landscaping, frontage improvements along Andover Park West, and pedestrian connections. A small block wall
and concrete ramada located on the northern area of the site will be demolished. The project site is 8.35 acres in
size and is currently completely paved and used as a parking lot. A little more than half of the project site will
be developed as part of this project; the area proposed for development will be separated from the undeveloped
area through a short plat. The site is located just south of S 180th Street, at 18100 Andover Park West (parcel
#352304- 9121). This parcel is included in the Tukwila South Project overlay area (TSO), a 512 -acre area
extending from S 178 Street/S 180th. Street on the north side to S 204th Street on the south side, and bounded by
Orillia Road and Interstate 5 on the west and the Green River on the east. New zoning regulations were adopted
for the TSO in June 2009, along with a development agreement between the City of Tukwila and the property
owner La Pianta, LLC /Segale Properties.
A retaining wall constructed in 2008 as part of an emergency levee repair runs along the length of the eastern
portion of the project site. The wall is approximately 11 feet tall, and consists of an 8 -foot retaining wall topped
with a 3 -foot tall chain link fence. The concrete retaining wall serves to separate the site visually from the Green
River, and physically separates the site from access to the Green River. The footing for the levee retaining wall
extends 10 feet west of the wall, for which there is an associated 10 -foot access area where uses are restricted to
protect the wall footing. The top of the levee is located at the top of the wall, where there is currently a gravel
road planned to be paved in the future for a bicycle and pedestrian trail. The development, including the east
side of the building and parking areas located to the north, east, and south of the proposed building, will be able
to be seen from the future trail. Access to this trail will be available from S 180th to the north, an easement for
levee maintenance to the south, and from future trail links to be built to the south of the project site within the
Tukwila South Project area.
Comments were received during the Notice of Application period from the King County Water and Land
Resources Division and from Karen Walter of the Muckleshoot Indian Tribe Fisheries Division. Information on
the comments is included in section 4 of the staff report below.
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2. POLICIES OF THE SMA/SMP:
The site is within the jurisdiction of the Tukwila Shoreline Management Program (SMP). This program was
adopted in June, 1974 and amended March 16, 1982. The City's SMP was reviewed and approved by the State
Department of Ecology as being consistent with the State Shoreline Management Act, adopted in 1971. The
Shoreline Master Program establishes three management environments adjacent to the Green/Duwamish River:
River Environment: An impact buffer area which provides for resource protection, flood control
maintenance, pollution control and landscape enhancement. This zone includes the first 40 feet from the
mean high water mark.
Low Impact Environment: A transition area intended to minimize physical and visual impact on the
river zone while accommodating shoreline development. This zone includes the next 60 feet from the
mean high water mark.
High Impact Environment: An area to provide for more intensive use of the shoreline resource. This
zone includes the area from 100 feet to 200 feet from the mean high water mark.
The applicable policies of the City's Shoreline Master Program are set forth below along with a discussion of
the proposed project.
City of Tukwila Shoreline Master Plan:
Overall Goals:
1. Promote reasonable and appropriate use of the shorelines, which will promote and enhance public
interest.
2. Protect against adverse effects against the public health, the land, its vegetation and wildlife and the
waters and their aquatic life within Tukwila.
3. Protect public rights of navigation.
4. Recognize and protect private property rights consistent with public interest.
5. Maintain a high quality of environment along the shorelines of Tukwila.
6. Preserve and protect fragile natural resources and culturally significant features.
7. Provide safe and reasonable access for the public to the shorelines.
8. Recognize, protect, and improve aquatic habitats and spawning grounds of the Green River, which are
invaluable natural resources.
9. Recognize, protect and improve those wildlife habitats, which are valuable natural resources of the
State.
10. Encourage recreational activities unique to or dependent upon the use of the river which benefit the
public interest.
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Response:
The subject property, located at 18100 Andover Park West, is within the Tukwila South Overlay (TSO) district.
Office use is proposed for this project, and is a permitted use within the TSO district. Surrounding land uses
include a similarly- designed office building to the north: a data center across the street and to the north; office
and warehousing across the street to the west; and warehouse uses to the south. The Green River is located to
the east. The Green River Trail, a multi -use trail, runs along the east side of the river across from the project
site. To the east of the trail along the river are additional warehouses used for manufacturing, retail, and
warehousing.
In terms of impacts to the Shoreline Management Area including those associated with public health, the land,
vegetation, wildlife, waters, and aquatic life, this project represents an improvement over existing conditions.
Impervious surface area, compared with the previous use of the site, will be reduced with the addition of
required landscaping. Landscaping within 200 feet of the mean high water mark will consist almost entirely of
plants native to the Puget Sound area. Native plants will also be interspersed with ornamental plantings
throughout all landscaping areas on site.
The Green River Trail along the east side of the river can be accessed from a bridge on the south side of S 180th
Street. A trail is planned for construction by the City of Tukwila along the top of the levee directly adjacent to
the project site. Access to this new trail can be made from S 180th Street, as well as from the levee maintenance
easement to the south of the project site.
The river is not navigable in this section except by kayaks and canoes, and the project will not interfere with
navigation of the river. There are no known culturally significant features on the site. However, the applicant
shall follow all local, state, and federal regulations in the event that archaeological or paleontological resources
are encountered.
Economic Development Element Goals:
1. Encourage economic development along shorelines that will enhance the quality of life for the residents
of Tukwila with minimum disruption of the environment.
2. Encourage economic development along shorelines that will result in long -term over short-term benefits
for the river shoreline.
3. Recognize the quality of the existing economic activities along the river and discourage any future
economic activities that may be of less quality.
4. Encourage inland location of development so that access along the shorelines is enhanced.
5. Encourage commercial development of public recreational facilities consistent with shoreline goals and
policies.
Response: Development of this site as a 57,518 office building will generate construction jobs. This
development will provide office space for one or more large employers in the City of Tukwila, which will
create spillover effects as workers at the site spend money on goods and services within the City. The project
site is physically separated from the Green River by an 8 -foot high retaining wall, which acts to encourage
inland location of development.
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Public Access Element Goals:
1. Encourage safe, convenient and diversified access for the public to the shorelines of Tukwila.
2. Assure that the intrusions created by public access will not endanger life, property or have adverse
effects on fragile natural features.
3. Increase public access to publicly owned shorelines.
4. Encourage public access to privately owned shorelines, consistent with private property rights.
5. Encourage inland location of development so that access along shorelines is enhanced.
Response: The goals of this section relate to providing public access to the river. There is a public trail system
that runs the length of the Green River through Tukwila that is used by pedestrians, bike riders and runners. On
this portion of the river, the trail is located on the opposite side of the river from the project site. The property
owner has provided an easement to the City of Tukwila for construction of a trail on top of the levee on the east
side of this site. Connections to this future trail can be provided from S 180th Street, as well as from an easement
for levee maintenance located south of the project site. Additionally, as part of the development agreement
between the City of Tukwila and La Pianta LLC/Segale Properties, La Pianta/Segale Properties will submit a
plan to the City of Tukwila that will identify possible locations for eight 14 -foot wide pedestrian corridors and
connections from the future trail through the Tukwila South Property.
Circulation Element Goals:
1. Encourage a safe, convenient and diversified circulation system to assure efficient movement of persons
during their daily and other activities with minimum disruption to the shoreline environment and
minimum conflict between the different users.
2. Encourage a balanced system for transporting people and moving goods in existing corridors.
Response: The Circulation Element of the City's Shoreline Master Program applies to the location of proposed
major roads, transportation routes and other public facilities within the shoreline. The proposed project does not
involve the location of any public roads or public facilities within the shoreline. Drive aisles and/or fire lanes
are located around all sides of the proposed building, as is a sidewalk which wraps around all sides of the
building. The sidewalk links up with pedestrian connections that provide access to the sidewalk along Andover
Park West, the office building to the north, and the parking area to the south.
Recreational Element Goals:
1. Encourage recreational activities and related facilities unique to or dependent upon the use of the river,
which benefit the public interest.
2. Encourage diverse, convenient and adequate recreational opportunities along the shorelines for the local
residents and a reasonable number of transient users.
Response: As noted above, a public trail system runs along the Green River from Auburn to the City of Seattle,
alternating sides of the river on which it is located. The presence of the levee and associated wall prevent direct
access from the project site to the river for recreational purposes. However, a connection to the Green River is
located nearby at S 180th Street.
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Shoreline Use Element Goals:
1. Encourage appropriate development in suitable locations without diminishing the quality of environment
along the shorelines of the river.
2. Shoreline activities should be consistent with the overall goals for development along the river.
Response: Proposed use of this site for office with associated required parking and landscaping is consistent
with the zoning and comprehensive plan land use designation for the area, as well as the uses specified in the
shoreline management environment designations. Native landscaping proposed for the project will improve the
quality of the environment on the portion of the site located within the 200 foot buffer from the river.
Conservation Element Goals:
1. Encourage preservation of unique, fragile and scenic elements, and of non - renewable natural resources;
assure continued utilization of the renewable resources.
2. Encourage the preservation of as much as possible of the natural character of the river and its shoreline.
3. Encourage the preservation of resources and ecology of the river and its shoreline.
4. Water quality in the river should be sufficiently high to permit human use and provide a suitable use and
habitat for desirable forms of aquatic life.
Response: The natural character of the river in the area of the proposed project has been altered to a major
extent due to the construction of the levee system that provides flood protection throughout the urban center.
The repaired levee incorporated a bench mid -way up the slope of the levee that can be planted to improve the
habitat of the river over the long term. The addition of landscaping within the project will reduce impervious
surface area and provide native plantings to an area that is currently completely paved.
3. SHORELINE REGULATIONS:
Following are the relevant review criteria as contained in the Tukwila Shoreline Regulations (Tukwila
Municipal Code, Chapter 18.44) as applied by the City of Tukwila.
A. TMC 18.44.110 General Shoreline Regulations
All uses within the shoreline overlay district must conform to the following general regulations:
1. The use is in conformance with the regulations of the underlying zone district.
Response: The project site is included in the Tukwila South Overlay zone. Office is a permitted use within the
TSO zone.
2. The use does not conflict with the goals and policies of the shoreline master program or the provisions of
the Shoreline Act and shoreline regulations.
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Response: Section 2, above is a discussion of the goals of the City's adopted Shoreline Management Program.
The proposed project will be consistent with the City's adopted Shoreline Management Program.
3. No structures or accessory facilities shall be located over the river unless such structure protects or
promotes the public interest.
Response: No structures or accessory facilities are proposed to be located over the river as part of this project.
4. There shall be no disruption of existing trees or vegetation within the river environment unless necessary
for public safety or flood control, or if allowed as part of an approved shoreline substantial development
permit;
Response: Currently there are no existing trees or vegetation within the river environment on the project site.
Native landscaping will be added within the 200 -foot buffer of the river as part of the proposed project.
S. No effluent shall be discharged into the Green River which exceeds the water quality classification as
established by the State for the adjacent portion of the river.
Response: No effluent will be discharged into the Green River as part of this project.
6. All State and federal water quality regulations shall be strictly complied with.
Response: The project will comply with all State and federal water quality regulations.
7. Wildlife habitat in and along the river should be protected.
Response: The addition of native plantings included in this project proposal will enhance the quality of wildlife
habitat within the 200 foot buffer from the mean high water mark of the Green River.
8. All perimeters of landfills or other land forms susceptible to erosion shall be provided with vegetation,
retaining walls or other satisfactory mechanisms for erosion prevention.
Response: The applicant has prepared a temporary erosion and sediment control plan, which will be reviewed
with the site construction permit to ensure necessary measures are employed to prevent erosion.
9. All necessary permits shall be obtained from federal, State, County or municipal agencies.
Response: An NPDES permit is required, to be obtained by the applicant from the State Department of
Ecology. Additionally, the State Department of Ecology will review the shoreline permit.
10. Dredging for purposes other than for navigational improvements or flood control is prohibited.
Response: .No dredging is involved with this project.
11. Mining is prohibited along the river shoreline.
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Response: No mining is involved with this project.
12. Solid waste disposal is prohibited along the river shoreline.
Response: Solid waste will not be disposed along the river
13. No property will be acquired for public use without dedication by or just compensation to the owner.
Response: None of the property that is part of the project is proposed to be acquired for public use.
14. Landfilling is prohibited within the river channel unless such landfill is determined by the Planning
Commission to protect or promote the public interest.
Response: This project does not propose any landfilling within the river channel.
15. ... (R)emoval of any cottonwood tree within the river environment or the low impact environment,
which tree is 12 inches or greater in diameter as measured 4.5 feet above grade, shall be subject to the
requirements of TMC Chapter 18.54, Tree Regulations.
Response: There are currently no trees located within the river environment or the low impact environment.
B. TMC 18.44.130 Specific Shoreline Regulations — River Environment
The river environment is a 40 -foot wide management zone, measured on a horizontal plane from the mean high
water mark. This zone offers the highest level of environmental protection of all the management zones within
the Shoreline Overlay District. Uses within this zone are limited to public access and recreation, pollution
control, dikes for bank stabilization, signage, bridges, and access for fire and maintenance.
Response:
A small area of the site is located within the River Environment. Plans originally submitted for this project
included a parking area and the dumpster /trash and recycling collection point within the River Environment.
The survey for the project has been changed to remove the parking and dumpster from the 40 -foot River
Environment. All other plans, including civil, architectural, and landscaping, will be revised as part of the
building permit to reflect the site design changes shown on the survey submitted to the City on May 3, 2010.
Uses within the River Environment on the project site will be limited to the retaining wall for the levee, and the
10 -foot easement area to the west of the retaining wall.
The Specific Shoreline Regulations for the River Environment in section 18.44.130 (B) of the TMC require that
areas where the riverbank has been reconstructed be landscaped with suitable plant material consistent with
flood control measures, to include large hardy shade or fruit trees, groundcover at a maximum spacing of 18
inches on center, and natural grass. The landscape plan for the 10 -foot easement area on the west side of the
levee retaining wall originally showed native plantings, including trees, shrubs, and groundcover. These
plantings were removed from the 10 -foot levee easement area because the Corps of Engineers limits the types
of plantings located on top of the retaining wall footing. Per the Corps of Engineers, no trees or shrubs are
allowed within the 10 -foot easement area on the top of the retaining wall footing. The landscape plan currently
shows washed rock within the 10 -foot levee easement area. As a condition of approval of the Shoreline Permit,
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groundcover shall be added to the area at the back of the retaining wall, to include native groundcover and
grasses such as Beach Strawberry (Fragaria chiloensis) and Idaho Fescue (Roemerii), subject to approval by the
Corps of Engineers. The landscape plan shall be revised to reflect this change as part of the building permit.
C. TMC 18.44.140 Specific Use Regulations - Low - Impact Environment
The low impact environment is a 60 -foot wide management zone, located between the river environment and
100 feet from the mean high water mark. This zone allows the same uses as within the river environment, as
well additional uses including structures no taller than 35 feet, parking/loading and storage facilities that are
adequately screened or landscaped, public and private roads, utilities, and signs. A driveway is an allowed use
within the Low Impact Environment of the Shoreline Management Area.
Response:
A small portion of the building will be located within the Low Impact Environment, in which structures that do
not exceed 35 feet in height, parking/loading and storage facilities adequately screened or landscaped, and
utilities are among the uses allowed. The proposed building is 34 feet in height, with the exception of areas of
the building where the mechanical equipment and associated screening are located, which bring the building
height to 40 feet. Both mechanical equipment areas are located within the High Impact Environment, where the
height limit is the same as the underlying zoning district; a maximum of 125 feet.
D. 18.44.150 Specific Use Regulations — High Impact Environment
The High Impact Environment is located between 100 feet and 200 feet from the mean high water mark. Within
the High Impact Environment, allowed uses are the same as all of those uses allowed within the underlying
zoning district. The largest portion of the project site located within the Shoreline Management Area is within
the High Impact Environment. Office use of the site is a permitted use within the Tukwila South Overlay area.
Response:
Most of the proposed building and parking area for this project will be located in the High Impact Environment,
the shoreline management zone located between 100 and 200 feet from the mean high water mark. Uses within
this management zone are the same as those allowed within the underlying zoning designation.
4. COMMENTS:
Comments were received during the Notice of Application period from representatives of the King County
Water and Land Resources Division and from Karen Walter of the Muckleshoot Indian Tribe Fisheries
Division.
King County Water and Land Resources Division
Comments from King County Water and Land Resources Division were submitted by Steve Bleifuhs, Manager
of the Water and Land Resources Division on March 5, 2010 and were clarified by Tom Bean, Supervising
Engineer for the Green River Basin through emails sent to the City of Tukwila on March 30, 2010 and April 26
2010. Both Tom Bean and Steve Bleifuhs explained that King County is in the process of conducting a risk -
based study of alternative levee setback alignments and geometries. The section of the levee adjacent to the
project site, though reconstructed in 2008, is included in the scope of the analysis. According to the letter from
Steve Bleifuhs, the required width for levee rehabilitation and reconstruction, in general, would not exceed 110
feet landward from the aquatic edge of the river channel along each bank of the river. However, the letter noted
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that King County cannot at this time define the preferred levee alignment for the section of the levee adjacent to
the project site.
Response:
The levee reconstruction project that occurred in 2008 was done by the Corps of Engineers, and includes an
overall levee slope of 2.5:1 with a mid -slope bench. At the time of reconstruction, the design geometry
complied with the King County Flood Control District requirements, with the exception being that a landward
toe was not included. In this case, it was agreed upon by the Corps of Engineers, the City of Tukwila, and the
King County Flood Control District to allow the land owner, Segale Properties, to construct a wall at the
property owner's expense, and to require the property owner to provide the easements necessary for
construction as well as an additional 10 -foot easement area per the Corps of Engineers requirements. Without
having the results of the risk -based assessment at this time, and because the proposed building and site design
meets current City of Tukwila setback requirements and was approved and reconstructed only two years ago,
the City of Tukwila has no basis to require additional setbacks from the levee at this time.
Muckleshoot Indian Tribe Fisheries Division
Comments from Karen Walter of the Muckleshoot Indian Tribe Fisheries Division were submitted on March 19,
2010. Comments received on this date included a list of questions, and a request for additional information. The
City of Tukwila forwarded to Karen Walter a copy of the applicant's response to the City of Tukwila Shoreline
goals and policies, as well as the applicant's response to the design review criteria. Additional information and
answers to Karen's questions were sent by email on March 30, 2010 (see attachment). Karen Walter sent a final
set of comments related to the project on April 8, 2010. These comments related to a concern that lighting on
the project site had the potential to add light to the Green River corridor during nighttime. She stated that
nighttime lighting can provide salmon predators with visual advantages and result in increased predation.
Nighttime lighting may also slow down outmigration of juvenile salmon and increase their exposure risk to
predation. Karen Walter provided three different ways for the project to address the risk, including
considerations for lighting fixture location, height, and orientation; use of shields to produce a direct downward
beam with limited angle to avoid light spillage; and vegetation screening.
Response:
The survey submitted by the applicant on May 3, 2010 shows the lights to be located closest to the river will be
at least 45 feet from the mean high water mark, with most of the lights on the eastern side of the site located at
60 to 80 feet from the mean high water mark. The height of the levee wall will help prevent light from spilling
into the Green River corridor. Additionally, cut sheets for the lights to be installed on the project site, and a
meeting held with the applicant on April 8, 2010 revealed that lights included in the project will include shields
to direct light downward and prevent light from spilling over to the other side of the levee.
5. SEPA:
A Determination of Significance was previously issued for the Tukwila South area in which this project is
located; a Draft Environmental Impact Statement was completed in April 2005, and the Final Environmental
Impact Statement was completed in July 2005 (see Tukwila land use file number E04 -015). There are-no, _
conditions of the Final EIS which apply to the current proposal.
JR Page 9 of 11
H:\Shoreline Permits \Segale Office Building\L09- 057_Segale 2 -Story Office Bldg ShorelineSR.doc
05/05/2010
• •
CONCLUSIONS
1. The use is in conformance with the regulations of the underlying zone district and the use is
consistent with the goals and policies of the City's adopted Shoreline Management Program.
2. Public access is available on the Green River Trail located on the opposite site of the river from
the project site. Access to the trail is available from S 180th Street to the north of the project site.
Additionally, the property owner has provided the City of Tukwila an easement on top of the
section of the levee adjacent to the project site for construction of a future trail which will be
accessed from S 180th, as well as from a levee maintenance easement located south of the project
site.
3. There are no known culturally significant features on the project site.
4. Development of the site with an office building will generate construction jobs, and will provide •
office space for one or more employers, whose employees will spend money on goods and
services within the City of Tukwila.
5. The project site is physically separated from the Green River by an 8 -foot tall retaining wall,
which acts to encourage an inland development location.
6. Native plantings proposed within the 200 -foot shoreline buffer will enhance wildlife habitat in
the area, and the addition of landscaping to the project site will decrease impervious surface area.
7. There will be no disruption of existing trees or vegetation within the river environment.
8. No structures or accessory facilities will be located over the river.
9. No effluent will be discharged into the Green River.
10. All necessary permits will be obtained for this project, and the applicant shall follow all local,
state, and federal regulations.
11. The project does not involve any dredging or mining.
12. No landfilling is proposed within the river channel.
13. No property will be acquired for public use without dedication by or just compensation to the
owner.
14. Plans originally submitted for the project included a parking area and the dumpster /trash and
recycling collection point within the River Environment; the first 40 feet landward from the
mean high water mark. Because . parking and service areas for trash collection are not permitted
uses within the River Environment, the design of the project was changed to remove these
elements from the River Environment. The survey for the project was changed to reflect removal
of parking and the dumpster area from the 40 -foot River Environment. As a condition of
approval of the Shoreline Permit, all other plans, including civil, architectural, and landscaping
plans, shall be revised as part of the building permit to reflect the site design changes shown on
the survey submitted to the City of Tukwila on May 3, 2010.
15. The Specific Shoreline Regulations for the River Environment in section 18.44.130 (B) of the
TMC require that areas where the riverbank has been reconstructed be landscaped with suitable
plant material consistent with flood control measures, to include large hardy shade or fruit trees,
groundcover at a maximum spacing of 18 inches on center, and natural grass. The landscape plan
for the 10 -foot easement area on the west side of the levee retaining wall currently shows washed
rock. Per the Corps of Engineers, plantings are allowed to be located within the 10 -foot easement
area on top of the retaining wall footing; however, no trees or shrubs are allowed. As a condition
of approval of the Shoreline Permit, groundcover shall be added to the area at the back of the
retaining wall, to include native groundcover and grasses such as Beach Strawberry (Fragaria
JR Page 10 of 11
H: \Shoreline Permits \Segale Office Building\L09- 057_Segale 2 -Story Office Bldg ShorelineSR.doc
05/05/2010
•
• •
chiloensis) and Idaho Fescue (Roemerii), subject to approval by the Corps of Engineers. The
landscape plan shall be revised to reflect this change as part of the building permit.
16. Comments were received from the King County Flood Control District and the Muckleshoot
Indian Tribe during the Notice of Application period.
17. A Determination of Significance was previously issued for the Tukwila South area in which this
project is located; a Draft Environmental Impact Statement was completed in April 2005, and the.
Final Environmental Impact Statement was completed in July 2005 (see Tukwila land use file
number E04 -015). There are no conditions of the Final EIS which apply to the current proposal.
6. RECOMMENDATION
Approve the shoreline substantial development permit with the following conditions:
1. Subject to approval by the Corps of Engineers, plantings shall be added to the area at the back of the
retaining wall, to include native groundcover and grasses such as Beach Strawberry (fragaria chiloensis)
and Idaho Fescue (Roemerii). The landscape plan shall be revised to reflect this change as part of the
building permit.
Attachments: Site Plan
Comments from Karen Walter and City of Tukwila response
JR Page 11 of 11
H: \Shoreline Permits \Seeale Office Buildine \L09 -057 Seeale 2 -Story Office Bide ShorelineSR.doc
05/05/2010
King County
Water and Land Resources Division
Department of Natural Resources and Parks
King Street Center
201 South Jackson Street, Suite 600
Seattle, WA 98104 -3855
206.296.6519 Fax 206.296.0192
TTY Relay: 711
March 5, 2009
Ms. Jaimie Reavis
Department of Community Development
City of Tukwila
6300 Southcenter Boulevard, Suite 100
Tukwila, WA 98188 -2545
Re: Segale Two -Story Office Building (L09 -057 and L10 -005)
Dear Ms. Reavis:
I am writing to comment on the proposal to establish a new two -story office building on Parcel
352304 -9121 at 18200 Andover Park West in Tukwila. My comments involve King County's
continuing pursuit of important flood protection benefits in this same area ,I wish, to make
certain that King .County's plans are understood and respected, to the extent that the City,of
Tukwila can provide.
Section 5.9.10 of King County's adopted Flood Hazard Management Plan (FHMP) makes the
following statements of objectives and strategies for the Lower Green River:
• A program of major levee rehabilitation and reconstruction is the single overarching
need within the lower Green River.
• In order to correct the structural deficiencies of the levee system in this reach, the slope
geometry of the levees must be modified.
• Additional easement area is frequently required in order to reconfigure damaged levee
segments to meet even the minimum recommended slope geometry.
• Generally speaking, the width required would not exceed 110 feet landward from the
aquatic edge of the river channel along each bank.
• Levee setbacks should also be required as a standard condition for future redevelopment
of urban areas presently abutting oversteepened levees.
The adopted FHMP proposed partial rehabilitation of the Segale levee, which adjoins and
protects the subject development site. The King County Flood Control District's 6 -year Capital
Improvement Project (CIP) includes a substantial allocation for this work, and a pending •
revision to the CIP proposes yet more funds for this project (the project budget would increase
to more than $5.1 million per the pending proposal).
Ms. Jaimie Reavis
March 5, 2009
Page 2
• •
King County is in the process of directing consultants already under contract to begin a risk -
based study of alternative levee setback alignments and geometries. The scope of this analysis
includes both banks of the river, from the South 200th Street bridge to the South 180`" Street
bridge. After this risk -based study enables selection of the preferred levee alignments, we will
direct the consultants to proceed with final design.
While we cannot define the preferred levee alignment in time to support the city's immediate
need to respond to this land use application, we have shared what we do know now. Levee
system improvements are planned, and additional land may be required to ensure minimum
factors of safety are met. Our adopted plan states a general need for at least a 110 -foot right -of-
way along each side of the river. In addition, our consultants' risk -based study may show need
for additional width to ensure public safety concerns are met.
I respectfully request that the City of Tukwila please give full consideration to these needs in
the development review process. If you have comments or questions, please contact
Supervising Engineer Tom Bean at 206 - 296 -8377 or tom.bean@kingcounty.gov.
Sin
Steve : 'eifuhs, Manager
River and Floodplain Management Section
cc: Bob Burns, Interim Director, Department of Natural Resources and Parks (DNRP)
Joanna Richey, Assistant Division Director, Water and Land Resources Division
(WLRD), DNRP
Tom Bean, Supervising Engineer, RFMS, WLRD, DNRP
City of Tukwila Notice of Application
Segale Two -Story Office Building (Shoreline Permit and Design Review)
Location: 18200 Andover Park West, parcel 14352304 -9121
File #'s: L09 -057 (Shoreline Permit), L10 -005
(Administrative Design Review)
{ L. Applicant: Bob Fadden, Lance Mueller Architects
Property Owner: Se g ale Properties
9tmN51
Project Planner: Jaimie Reavis, 206 -431 -3659
Project Description: Shoreline Substantial Development
Permit and Administrative Design Review for construction of
a two -story, 58,000 square foot office building, with associ-
ated parking and landscaping. A Determination of Signifi-
cance was previously issued for development in the area in
which this project is located; an Environmental Impact State-
ment has been prepared under Tukwila land use file number
E04 -015.
Comments and Appeals: The application is available for
review at the Department of Community Development
(DCD), 6300 Southcenter blvd, Suite 100. Your written com-
ments can be emailed to jreavis @ci.tukwila.wa.us, or deliv-
ered to DCD at the address above, and must be received by
5:OOpm on March 5, 2010 for the Administrative Design
Review application. Written comments and requests to receive
notification of the final decision on the Shoreline Permit must be
received within 30 days of the Notice of Application; that is
by 5:OOpm on March 21, 2010. You may request a copy of any
decision, information on hearings, and your appeal rights by
calling 206 -431 -3659.
ti
•
I 1
1 I
•
i
You are receiving this notice because
you are a property owner or tenant
within 500ft of this project.
City of Tukwila Notice of Application
Segale Two -Story Office Building (Shoreline Permit and Design Review)
li 1 Location: 18200 Andover Park West, parcel #352304 -9121
File #'s: L09 -057 (Shoreline Permit), L10 -005
(Administrative Design Review)
Applicant: Bob Fadden, Lance Mueller Architects
f 1 Jj I _
J Property Owner: Segale Properties
Project Planner: Jaimie Reavis, 206 -431 -3659
Project Description: Shoreline Substantial Development
Permit and Administrative Design Review for construction of
a two -story, 58,000 square foot office building, with associ-
ated parking and landscaping. A Determination of Signifi-
cance was previously issued for development in the area in
which this project is located; an Environmental Impact State-
ment has been prepared under Tukwila land use file number
E04 -015.
;411 Comments and Appeals: The application is available for
'r--n review at the Department of Community Development
— Jl 1 (DCD), 6300 Southcenter blvd, Suite 100. Your written corn-
/
ments can be emailed to jreavis @ci.tukwila.wa.us, or deliv-
1/ ered to DCD at the address above, and must be received by
5.00pm on March 5, 2010 for the Administrative Design
Review application. Written comments and requests to receive
notification of the final decision on the Shoreline Permit must be
received within 30 days of the Notice of Application; that is
by 5:OOpm on March 21, 2010. You may request a copy of any
decision, information on hearings, and your appeal rights by
calling 206 -431 -3659.
You are receiving this notice because
you are a property owner or tenant
within 500ft of this project.
City of Tukwila Notice of Application
Segale Two -Story Office Building (Shoreline Permit and Design Review)
Location: 18200 Andover Park West, parcel #352304 -9121
1—
f i j File #'s: L09 -057 (Shoreline Permit), L10 -005
t (Administrative Design Review)
{.1 + •I J I\ Applicant: Bob Fadden, Lance Mueller Architects
Property Owner: Segale Properties
Project Planner: Jaimie Reavis, 206 -431 -3659
Project Description: Shoreline Substantial Development
Permit and Administrative Design Review for construction of
a two -story, 58,000 square foot office building, with associ-
ated parking and landscaping. A Determination of Signifi-
cance was previously issued for development in the area in
which this project is located; an Environmental Impact State-
ment has been prepared under Tukwila land use file number
1'ou are receiving this notice because
you are a property owner or tenant
within 500ft of this project.
' E04 -015.
Comments and Appeals: The application is available for
review at the Department of Community Development
(DCD), 6300 Southcenter blvd, Suite 100. Your written com-
ments can be emailed to jreavis @ci.tukwila.wa.us, or deliv-
ered to DCD at the address above, and must be received by
5:OOpm on March 5, 2010 for the Administrative Design
Review application. Written comments and requests to receive
notification of the final decision on the Shoreline Permit must be
received within 30 days of the Notice of Application; that is
by 5:OOpm on March 21, 2010. You may request a copy of any
decision, information on hearings, and your appeal rights by
calling 206 -431 -3659.
City of Tukwila Notice of Application
Segale Two -Story Office Building (Shoreline Permit and Design Review)
1 Location: 18200 Andover Park West, parcel #352304 -9121
File #'s: L09 -057 (Shoreline Permit), L10 -005
(Administrative Design Review)
Applicant: Bob Fadden, Lance Mueller Architects
Jr r Property Owner: Segale Properties
Project Planner: Jaimie Reavis, 206 -431 -3659
, Project Description: Shoreline Substantial Development
Permit and Administrative Design Review for construction of
1 a two -story, 58,000 square foot office building, with associ-
ated parking and landscaping. A Determination of Signifi-
,;; cance was previously issued for development in the area in
which this project is located; an Environmental Impact State-
r ment has been prepared under Tukwila land use file number
E04 -015.
_ Comments and Appeals: The application is available for
review at the Department of Community Development
(DCD), 6300 Southcenter blvd, Suite 100. Your written com-
ments can be emailed to jreavis @ci.tukwila.wa.us, or deliv-
ered to DCD at the address above, and must be received by
5:OOpm on March 5, 2010 for the Administrative Design
Review application. Written comments and requests to receive
notification of the final decision on the Shoreline Permit must be
received within 30 days of the Notice of Application; that is
by 5:OOpm on March 21, 2010. You may request a copy of any
decision, information on hearings, and your appeal rights by
calling 206 -431 -3659.
You are receiving this notice because
you are a property owner or tenant
within 500ft of this project.
City of Tukwila
Department of Community Development
6300 Southcenter Blvd., Ste 100
Tukwila, WA. 98188
City of Tukwila
Department of Community Development
6300 Southcenter Blvd., Ste 100
Tukwila, WA. 98188
City of Tukwila
Department of Community Development
6300 Southcenter Blvd., Ste 100
Tukwila, WA. 98188
City of Tukwila
Department of Community Development
6300 Southcenter Blvd., Ste 100
Tukwila, WA. 98188
Ohl
Department Of Community
AFFIDAVIT
of .J uI wiea 11
Development
OF DISTRIBUTION
I, Teri Svedahl
HEREBY DECLARE THAT:
Notice of Public Hearing
Determination of Non - Significance
Notice of Public Meeting
Mitigated Determination of Non -
Significance
Project Number: L09 -057
Board of Adjustment Agenda
Packet
Mailer's signature:
Determination of Significance &
Scoping Notice
it)/ /
Board of Appeals Agenda
Packet
Notice of Action
Planning Commission
Agenda Packet
Official Notice
Short Subdivision Agenda
X
Notice of Application
Shoreline Mgmt Permit
Notice of Application for Shoreline
Mgmt Permit
_
_
FAX To Seattle Times
Classifieds
Mail: Gail Muller Classifieds
PO Box 70 - Seattle WA
98111
Other:
Was mailed to each of the addresses listed /attached
on this day of February in the year 2010
W: \USERS \TERIWFFIDAVIT OF DISTRIBUTION.DOC
Project Name: Segale Two -Story Office Building
Project Number: L09 -057
Mailing requested by: Jaimie Reavis
Mailer's signature:
7 1
it)/ /
/ / /
W: \USERS \TERIWFFIDAVIT OF DISTRIBUTION.DOC
e'16- 62- 2 ' 5)TYy oiTa Bviidive9 a to - O 7, LID-00s-
AGENCY LABELS
US Corps of Engineers
( Federal HWY Admin
( ) Federal Transit Admin, Region 10
Dept of Fish & Wildlife
Section 1 FEDERAL AGENCIES
US Environmental Protection Agency (E.P.A.)
NC) US Dept of HUD
National Marine Fisheries Service
Section
ref Office of Archaeology
( ) Transportation Department (WSDOT NW)
pc-f. Dept of Natural Resources
( ) Office of the Governor
,(>1 WA State Community Development
(xf WA Fisheries & Wildlife
2 WASHINGTON STATE AGENCIES
( ) Dept of Social & Health Services
(JDept of Ecology NW Regional Office, Shoreland Division
6.4 . Dept of Ecology, SEPA
K); Office of Attorney General
( ) Office of Hearing Examiner
( ) KC Boundary Review Board
( ) Fire District # 11
( ) Fire District # 2
KC Wastewater Treatment Div
(7.1,KC Dept of Parks & Recreation
_ky KC Assessor's Office
Section 3 KING COUNTY AGENCIES
( ) Health Department
(,) Port of Seattle
(;KC Dev & Enviro Services -SEPA Info Center
(>4. KC Metro Transit Div -SEPA Official, Environmental Planning
(> KC Dept of Natural Resources
(> ,KC Dept of Natural Resources, Andy Levesque
( ) Tukwila School District
( ) Tukwila Library
( ) Renton Library
( ) Kent Library
( ) Seattle Library
Section 4 SCHOOLS /LIBRARIES
( ) Foster Library
( ) KC Public Library System
( ) Highline School District
( ) Seattle School District
( ) Renton School District
() Westfield Mall Library
Q f QWEST Communications
( ) Seattle City Light
(Puget Sound Energy
$ Highline Water District
( ) Seattle Planning &Dev /Water Dept
(x Comcast
Section 5 UTILITIES
( ) BP Olympic Pipeline
( ) Val -Vue Sewer District
( ) Water District # 20
( ) Water District # 125
( ) City of Renton Public Works
( ) Bryn Mawr - Lakeridge Sewer /Water Dist
( ) Seattle Public Utilities
Allied Waste Services
( ) Tukwila City Departments
( ) Public Works
( ) Police
( ) Planning
( ) Parks & Rec
( ) City Clerk
( ) Fire
( ) Finance
( ) Building
( ) Mayor
Section 6 CITY AGENCIES
( ) Kent Planning Dept
( ) Renton Planning Dept
( ) City of SeaTac
( ) City of Burien
( ) City of Seattle
( ) Strategic Planning *Notice of all Seattle Related Projects
(X Puget Sound Regional Council
SW KC Chamber of Commerce
(?1 Muckleshoot Indian Tribe *
(. Cultural Resources
(> Fisheries Program pit lKe
(>c) Wildlife Program
,(x). Duwamish Indian Tribe *
Section 7 OTHER. LOCAL AGENCIES
Puget Sound Clean Air Agency
( ) Sound Transit /SEPA
N- Duwamish River Clean Up Coalition *
(4:Washington Environmental Council
J./NO People for Puget Sound *
Futurewise
* send notice of all applications on Green /Duwamish River
. IMF dam,.
( ) Seattle Times
( ) South County Journal
Section 8 MEDIA
( ) Highline Times
( ) City of Tukwila Website
P:Admin \Admin Forms \Agency Che-
t
Public Notice Mailings For Permits
SEPA MAILINGS
Mail to: (comment period starts on date of mailing)
Dept. of Ecology Environmental Review Section
*Applicant
*Other agencies as necessary (checked off on attached list)
*Any parties of record
* send only the staff report, site plan and the SEPA Determination
KC Transit Division — SEPA Official would like to receive information about all projects that might affect transit demand
Tribes — For any application on the Green /Duwamish River, send the checklist and a full set of plans with the Notice Of Application
Send These Documents to DOE:
SEPA Determination (3 -part from Sierra)
Findings (staff report, usu. with MDNS)
SEPA Checklist (filled out by applicant)
Drawings /Plans of project (site plan, elevations, etc. from PMT's)
Affidavit of Distribution (notice was mailed or sent to newspaper)
SHORELINE MAILINGS:
Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500 feet of
subject property, comments are due 30 days after the notice of application is mailed /posted. The Notice of Application for Shoreline
Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or
desiring to receive notification of the final decision on the application may do so within 30 days of the Notice of Application. If a
hearing will be held on the application, the hearing notice must include the information that written comments may be submitted, or
oral presentation made at the hearing. Notice is sent to Ecology's NW Regional Office Shorelands & Environmental Assistance
Program.
Shoreline Permit Notice of Decision:
Mail to: (within 8 days of decision; 21 -day appeal period begins date received by DOE)
Department of Ecology Shorelands Section, NW Regional Office
State Attorney General
*Applicant
*Indian Tribes
*Other agencies as necessary (checked off on attached list).
*Any parties of record
* send only the staff report, site plan and the SEPA Determination
Send These Documents to DOE and Attorney General:
Permit Data Sheet
Shoreline Substantial Development Permit (3 -part from Sierra)
Findings (staff report or memo)
Shoreline Permit Application Form (filled out by applicant)
Drawings /Plans of project (site plan, elevations, etc. from PMT's)
Site plan, with mean high water mark & improvements
— Cross- sections of site with structures & shoreline
Grading Plan
— Vicinity map
SEPA determination (3 -part from Sierra)
Findings (staff report or memo)
SEPA Checklist (filled out by applicant)
Any background studies related to impacts on shoreline
Notice of Application
Affidavit of Distribution (notice was mailed)
P:Admin \Admin Forms \Agency Checkligh
•
•
•
NAME
JAMES CAMPBELL COMPANY L L
PACIFIC METAL COMPANY
TUKWILA MEMBER
TUKWILA MEMBER
TUKWILA MEMBER
KMBR LLC B
TUKWILA MEMBER
TUKWILA MEMBER
TRI -LAND CORPORATION
UNION PACIFIC RAILROAD
TUKWILA MEMBER
TUKWILA MEMBER
TUKWILA MEMBER
TUKWILA MEMBER
TUKWILA MEMBER
TUKWILA MEMBER
TUKWILA MEMBER
TUKWILA MEMBER
TUKWILA MEMBER
DANELLIE LLC
TUKWILA MEMBER
TUKWILA MEMBER
TUKWILA MEMBER
TUPPER,LYNN
AMC FAMILY LLC
LA PIANTA LLC
ADDRESS
1001 KAMOKILA BLVD
10700 SW MANHASSET DR
1180 ANDOVER PARK W
1227 ANDOVER PARK E
1231 ANDOVER PARK W
1232 ANDOVER PARK W
1233 ANDOVER PARK E
1251 ANDOVER PARK W
1325 4TH AVE 1940
1416 DODGE ST 325
18000 ANDOVER PARK W
18125 ANDOVER PARK W
18235 OLYMPIC AVE S
18271 ANDOVER PARK W
18323 ANDOVER PARK W
18325 OLYMPIC AVE S
18375 OLYMPIC AVE S
18435 OLYMPIC AVE S
18500 SOUTHCENTER PKWY
4664 95TH AVE NE
6101 S 180TH ST
6540 S GLACIER ST
6750 S 180TH ST
8100 SW 10TH ST 4000
PO BOX 2720
PO BOX 88028
CITY ST
KAPOLEI HI
TUALATIN OR
SEATTLE WA
TUKWILA WA
TUKWILA WA
TUKWILA WA
TUKWILA WA
TUKWILA WA
SEATTLE WA
OMAHA NE
TUKWILA WA
TUKWILA WA
TUKWILA WA
TUKWILA WA
TUKWILA WA
TUKWILA WA
TUKWILA WA
TUKWILA WA
TUKWILA WA
YARROW POINT WA
TUKWILA WA
TUKWILA WA
TUKWILA WA
PLANTATION FL
PORTLAND OR
TUKWILA WA
ZIP
96707
97062
98188
98188
98188
98188
98188
98188
98101
68179
98188
98188
98188
98188
98188
98188
98188
98188
98188
98004
98188
98188
98188
33324
97208
98138
February 5, 2010
City of Tukwila
Jim Haggerton, Mayor
'Department of Community Development Jack Pace, Director
Mr. Bob Fadden
130 Lakeside, Suite 250
Seattle, WA 98122
NOTICE OF COMPLETE APPLICATION
Mr. Steve Nelson
P.O. Box 88028
Tukwila, WA 98138
Subject: Segale Two -Story Office Building, 18200 Andover Park West (parcel #352304 -9121)
L09 -057 (Shoreline Permit)
L 10 -005 (Administrative Design Review)
Dear Mr. Fadden and Mr. Nelson:
Your applications for an Administrative Design Review and a Shoreline Substantial Development Permit are
considered complete on February 5, 2010 for the purposes of meeting state mandated time requirements.
This determination of complete application does not preclude the ability of the City to require that you submit
additional plans or information, if in our estimation such information is necessary to ensure the project meets
the substantive requirements of the City onto complete the review process.
This notice of complete application applies only to the permits identified above. It is your responsibility to
apply for and obtain all necessary permits issued by other agencies.
I received notice from Mr. Nelson that the notice board has been installed. The City of Tukwila will be
sending out the public notice mailing and posting the notice board with required information for the public
notice within 14 days. Once the public notice board is posted, the public comment period for this project will
be 14 days for the Administrative Design Review application, and 30 days for the Shoreline Substantial
Development Permit Application. These notice periods will run concurrently.
I will be contacting you soon to discuss this project. If you wish to speak to me sooner, feel free to call me at
(206) 431 -3659.
Sincerely,
Jaimie Reavis
Assistant Planner
cc. L09 -057
dd. L10-005
JR Page 1 of 1 02/05/2010
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6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206 -431 -3665
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City of Tukwila
Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
NOTICE OF INCOMPLETE APPLICATION
December 15, 2009
Mr. Bob Fadden
130 Lakeside, Suite 250
Seattle, WA 98122
RE: Shoreline Permit for Segale Two Story Office Building
L09 -057
Dear Mr. Fadden:
Your application for a Shoreline Substantial Development Permit for development of a two story office building at
18200 Andover Park West (tax parcel number 352304 -9121) in Tukwila has been found to be incomplete. The
following must be submitted to the permit center in the Department of Community Development to make the
application complete:
1) A written discussion of project consistency with the City of Tukwila Shoreline Regulations contained in
Tukwila Municipal Code section 18.44.110. Please reference the goals and policies from the Tukwila
Shoreline Management Plan that are applicable to your project. A list of goals and policies is available at
the Tukwila Department of Community Development.
2) Submit an Administrative Design Review application for this project. The proposed development is subject
to design review as a Type II decision, as noted in your letter addressed to Nora Gierloff submitted with
application materials, and dated December 3, 2009. An application for Administrative Design Review is
attached — please note that the application fees will increase on January 1, 2010. Please include a written
discussion of project consistency with the Tukwila South Design Criteria contained in TMC 18.41.080.
The project will be reviewed for consistency with the Tukwila South Overlay District Design Manual and
the Tukwila Comprehensive Plan.
Upon receipt of these items, the City will re- review them for completeness and will mail you written notification of
completeness or incompleteness within 14 days.
These applications will expire if we do not receive the additional information within ninety days of the date of this letter
unless an extension is granted pursuant to Section 18.104.070(E).
If you have any questions with this matter you may call me at (206) 431 -3659.
Sincerely,
J. ie Reavis
Assistant Planner
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6300 Southcenter Boulevard, Suite #100 • Tukwila. Washington 98188 • Phone 206 -431 -3670 • Far: 206- 431 -3665
Consistency to Goads of Tukwila Shoreline Master Plan
12 -28 -09 :
The city of Tukwila shoreline Master Plan in Chapter 3 on page 3.1 lists seven elements to
be considered when developing goals and policies for development within the shoreline
zone. Those goals and policies are listed in Chapter 4 "Goals and Policies" on pages 4.2 to
4.8.
Consistency to each element of the goals and policies results in compliance to the "Overall
Goals of the Shoreline Master Plan" listed on page 4.1 of the "City of Tukwila Shoreline
Master Plan ".
Economic Development Element
A. Goals
1. Encourage economic development along the shorelines that will
enhance the quality of life for the residents of the city of Tukwila with
minimum disruption of the environment.
Response: Parts of the project site is located within the 200 shoreline,
however no part of the site borders the river since an intervening lot
separates the parcel from the river. Near the riverward boundary is it a
levy stabilization wall that was constructed in 2009. The top of that
wall is about 8 feet above the existing grade. The level area along the
top of the levy is a maintenance road which is located within an
easement granted to the city. East of the road is the "River
Environment" which has recently been restored as part of the cities
levy stabilization project.
The project purposes redevelopment of the site within the high and low
impact zone of the shoreline west of the stabilization wall-
Redevelopment work consists of modifying existing parking areas and
construction of at building envelope that complies with the permitted
heights allowed.
Consistency with the goal has been achieved because property owner
has previously provided an easement that reduced the build able area
of this site that has permitted the enhancement of the river
environment and construction of the stabilization wall in 2009; the
existing site is a paved parking area; and only a small amount of the
building envelope (2,130 sf.) is placed within the low impact zone
enhancement of the quality of life of the residents of Tukwila has
occurred and a minimum disruption of the environment will occur.
2. Encourage economic development along shorelines that will result in
long -term over short-term benefits for the river shoreline.
Response: This property is located in the shoreline zone but is
separated from the river by a separate parcel. As such receives no
direct economic benefit from the river except for the view of the open
space it creates. As a result the proposed development as a corporate
•
office building is the highest and best use of the property short term
and long term bases.
Consistency with the goal has been achieved because of its initial
development as the highest use the long -term over short-term benefits
for the river shoreline are being realized at this time.
3. Recognize the quality of the existing economic activities along the river
and discourage any future economic activities that may be of less
quality.
Response: This property is located in the shoreline zone but is
separated from the river by a separate parcel. As such it cannot
support a water dependant use. North of the site adjoining the river
parcel to the is a corporate office building. As a result the proposed
development a second corporate office will be constructed. The use of
an upland site adjacent in the urban shoreline in the short term and
long term represents the highest and best use of this property.
Consistency with the goal has been achieved because this
development is the highest and best use it provides the highest quality
of use and discourages any future economic activities that may be of
less quality on this site.
4. Encourage inland location of development so that access along the
shorelines is enhanced.
Response: The proposed redevelopment area occurs is west of the
levy stabilization wall constructed in 2009. This wall provides an eight
foot high barrier to river access from the site.
The building envelope is located, except an small area (2,130 sf.)
within the high impact zone. This places the envelope 100 feet inland
of the shoreline so the building location has no affect on access to the
shoreline.
The owner of the site however under city ordinance 2233 has agreed
to dedicate the land between the levy stabilization wall and the river so
the city can construct a bike /pedestrian trail which will provide access
to the shoreline area from the public right of way along this portion of
the river.
Consistency is achieved because the redevelopment is inland of the
river and enhanced access to the shoreline is achieved through
construction of the future Bike /Pedestrian trail through dedication of a
portion of the this property.
5. Encourage commercial development of public recreational facilities
consistent with shoreline goals and policies.
Response: The shoreline overlay zone designation for this parcel is
"Urban ". Under the that designation commercial development in river
environment is not outright permitted but allowed under conditional use
permit only when a specific benefit to the public benefit can be demo
•
started. In addition this property is located within the Tukwila South
Overlay District. This district permits under TMC 18.41.020
Commercial Indoor Recreational Facilities under section 47 & 48 in the
low impact zone.
Consistency with this goal cannot be achieved because of the
underlying shoreline policies governing the use river environment in
the "Urban" shoreline zone and the provision of the Tukwila South
Overlay District that limit commercial recreational facilities indoor.
B. Policies
1. Commercial /industrial development along the shorelines should not
favor outside interests at the expense of the local population.
Response: The redevelopment of this property doesn't require any
special privileges.
The project conforms to policy because it doesn't favor outside
interests at the expense of the local population.
2. Locate commercial /industrial development in areas with low potential
for recreation or other public uses.
Response: This redevelopment project is located within a mature
business park adjacent to a future Bike /Pedestrian trail.
The project conforms to policy because by dedicating part of the
property east of the levy wall has no impact on the potential for
recreation or other public uses.
3. Preference should be given to commercial /industrial development that
will provide an opportunity for a substantial number of people to enjoy
the shoreline.
Response: The proposed redevelopment from a parking lot to a
corporate office results in an increase in employment within the Segale
Business Park of up 200 people in a building within the shoreline zone.
The project conforms to policy because it provide an opportunity for a
substantial number of people to visually enjoy the shoreline in their
work environment.
4. Determine and consider the visual impact that the
commercial /industrial development will have on the surrounding area.
Response: The project has been designed to conform to the design
criteria for commercial and industrial building list in TMC section
18.60.050(A). A detailed analysis provided in the "Compliance to
Design Review Criteria" document submitted with this application.
The project conforms to policy because it conforms to design criteria in
TMC 18.60.050(A) which requires design, consistency with surrounding
structures.
5. Encourage provisions for public access; especially visual and
pedestrian, as an integral part of commercial /industrial water front
development.
Response: Parts of the project site is located within the 200
shoreline, however no part of the site borders the river since an
intervening lot separates the parcel from the river. Near the riverward
boundary is it a levy stabilization wall that was constructed in 2009.
The top of that wall is about 8 feet above the existing grade. The level
area along the top of the levy is a maintenance road which is located
within an easement granted to the city. East of the road is the "River
Environment" which has recently been restored as part of the cities
levy stabilization project.
The ordinary water of the shoreline is approximately 15 feet from the
top of the stabilization wall. Any view of the shoreline from Andover
Park West (AKA Segale Drive A) street is blocked by the wall.
The owner of the site however under city ordinance 2233 has agreed
to dedicate the land between the levy stabilization wall and the river so
the city can construct a bike /pedestrian trail which will provide visual
access to the shoreline area from the pedestrian trail along this portion
of the river.
The project conforms to policy because the building envelope doesn't
block a view of the shoreline from the street and public view of the
shoreline will be achieved when the city constructs the Bike /Pedestrian
Trail on the intervening parcel.
6. Design new commercial /industrial facilities and improve existing ones
in such a way as to minimize wasteful use of the shoreline.
Response: Parts of the project site is located within the 200
shoreline, however no part of the site borders the river since an
intervening lot separates the parcel from the river.
The project conforms to policy since it has not effect on the use of the
shoreline. •
7. Encourage multiple use types of commercial /industrial development to
provide ppblic access and promote round - the -clock utilization of the
shorelines.
Response: This redevelopment project is located within a mature
business park adjacent to a future Bike /Pedestrian trail. Around the
clock uses are unusual in this environment.
The proposed redevelopment area occurs is west of the levy
stabilization wall constructed in 2009. This wall provides an eight foot
high barrier to river access from the site.
The owner of the site however under city ordinance 2233 has agreed
to dedicate the land between the levy stabilization wall and the river so
• •
the city can construct a bike /pedestrian trail which will provide access
to the shoreline area from the public right of way along this portion of
the river.
Access to the shoreline after hours would be a security and safety
concem and would require the city to Tight the Bike /Pedestrian trail.
The project cannot conform to this policy since public access to the
river is not reasonably feasible, after hour access represents a security
and safety concern.
8. Short-term economic gain or convenience in developments should be
evaluated in relation to Tong -term and potential impairments to the
desirable biological features of the river and its shoreline.
Response: Parts of the project site is located within the 200
shoreline, however no part of the site borders the river since an
intervening lot separates the parcel from the river: Near the riverward
boundary is it a levy stabilization wall that was constructed in 2009.
The top of that wall is about 8 feet above the existing grade. The level
area along the top of the levy is a maintenance road which is located
within an easement granted to the city. East of the road is the "River
Environment" which has recently been restored as part of the cities
levy stabilization project.
The project purposes redevelopment of the site within the high and low
impact zone of the shoreline west of the stabilization wall:
Redevelopment work consists of modifying existing parking areas and
construction of at building envelope that complies with the permitted
heights allowed.
The building envelope is located,, except an small area (2,130 sf.)
within the high impact zone. This places the envelope 100 feet inland
of the shoreline so the building and parking area improvement have no
impact on the river environment.
The project conforms to policy because no potential long term
impairments to the desirable biological features of the river and its
shoreline.
Public Access Element
A. Goals
1 Encourage safe, convenient and diversified access for the public to the .
shorelines of Tukwila.
Response: Parts of the project site is located within the 200
shoreline, however no part of the site borders the river since an
intervening lot separates the parcel from the river. Near the riverward
boundary is it a levy stabilization wall that was constructed in 2009.
The top of that wall is about 8 feet .above the existing grade: The level
• •
area along the top of the levy is a maintenance road which is located
partially within an easement granted to the city.
The owner of the site however under city ordinance 2233 has agreed
to dedicate the land between this levy stabilization wall and the river so
the city can construct a bike /pedestrian trail which will provide access
to the shoreline area from the public right of way along this portion of
the river.
Because of the barrier created by the wall safe, convenient and
diversified access for the through this parcel to the shoreline to the
general public is not feasible.
Consistency with the goal of safe, convenient and diversified access
for the public to the shorelines of Tukwila will be achieved however
through the construction of the bike /pedestrian trail in the future by the
city.
Assure that the intrusions created by public access will not endanger
life, property or have adverse effects on fragile natural features.
Response: Between the maintenance road and the shore is the river
environment that a part of the levy stabilization project done by the city
recently restored to a native habitat.
Consistency with the goal is not affected by this project because no
public access is proposed so no additional risk of intrusions that could
endanger life, property or have adverse effects on fragile natural
features will result because of the redevelopment of this parcel.
3. Increase public access to publicly owned shorelines.
Response: Parts of the project site is located within the 200
shoreline, however no part of the site borders the river since an
intervening lot separates the parcel from the river. Near the riverward
boundary is it a levy stabilization wall that was constructed in 2009.
The top of that wall is about 8 feet above the existing grade. The level
area along the top of the levy is a maintenance road which is located
partially within an easement granted to the city.
The owner of the site however under city ordinance 2233 has agreed
to dedicate a parcel of land between this levy stabilization wall and the
river so the city can construct a bike /pedestrian trail which will provide
access to the shoreline area from the public right of way along this
portion of the river.
Consistency with the goal of increasing public access to publicly
owned shorelines is achieve through the dedication of land to the city.
4. Encourage public access to privately owned shorelines, consistent with
private property rights.
Response: Parts of the project site is located within the 200
shoreline, however no part of the site borders the river since an
•
intervening lot separates the parcel from the river. Near the riverward
boundary is it a levy stabilization wall that was constructed in 2009.
The top of that wall is about 8 feet above the existing grade. The level
area along the top of the levy is a maintenance road which is located
partially within an easement granted to the city.
The owner of the site however under city ordinance 2233 has agreed
to dedicate the land between the levy stabilization wall and the river so
the city . can construct a bike /pedestrian trail which will provide access
to the shoreline area from the public right of way along this portion of
the river.
Consistency with the goal of encouraging public access to privately
owned shorelines is achieve through the dedication of land to the city.
5. Encourage inland location of development so that access along
shorelines is enhanced.
Response: The proposed redevelopment area occurs is west of the
levy stabilization wall constructed in 2009. This wall provides an eight
foot high barrier to river access from the site. East of the wall is a
separate parcel that is not part of this development application on
which an enhanced river environment was constructed as part of the
stabilization wall project.
The building envelope is located, except an small area (2,130 sf.)
within the high impact zone. This places the envelope 100 feet inland
of the shoreline so the building location has no affect on access to the
shoreline environment.
The owner of the site under city ordinance 2233 has agreed to
dedicate a the land between the levy stabilization wall and the river so
the city can construct a bike /pedestrian trail which will provide access
to the shoreline area from the public right of way along this portion of
the river.
Consistency with the goal is achieved because the redevelopment is
inland of the river and access along the shoreline is enhanced through
this projects dedication of land for construction of the future
Bike /Pedestrian
B. Policies
1. Public access to and along the water's edge should be provided in new
developments.
a. Water- dependent economic activities should be designed to
allow substantial public access to the shoreline.
Response: Parts of the project site is located within the 200
feet shoreline, however no part of the site borders the river
since an intervening lot separates the parcel from the river.
Conformance to this policy is not appropriate for this site.
b. For non -water dependent economic activities, where permitted
the entire water's edge should be available for public access,
consistent with private property rights.
Response: Parts of the project site is located within the 200
feet shoreline, however no part of the site borders the river
since an intervening lot separates the parcel from the river.
Conformance to this policy is not appropriate for this site.
c. For multi - family residential developments the water's edge
should be kept free of buildings and fences with public access
made possible.
Response: The project consists of the development of a
parking lot into an urban office building.
Conformance to this policy is not appropriate for this site.
d. For a new single- family dwelling unit, the water's edge should be
kept free of buildings and fences.
Response: Parts of the project site is located within the 200
feet shoreline, however no part of the site borders the river
since an intervening lot separates the parcel from the river.
Conformance to this policy is not appropriate for this site.
e. For other non - specified development, the water's edge should
be available for public access.
Response: Parts of the project site is located within the 200
feet shoreline, however no part of the site borders the river
since an intervening lot separates the parcel from the ever.
Conformance to this policy is not appropriate for this site.
f. All public shorelands, except as noted in other policies, should
be available for public access to the water's edge.
Response: Parts of the project site is located within the 200
feet shoreline, however no part of the site borders the river
since an intervening lot separates the parcel from the river.
The owner under city ordinance 2233 has agreed to dedicate
the land between the levy stabilization wall and the river so the
city can construct a bike /pedestrian trail which will provide
access to the shoreline area from the public right of way along
this portion of the river.
Conformance to the policy of public access to the waters edge
is achieved through the dedication of and to the city of land for
construction of a Bike /Pedestrian trail along the shoreline.
2. Any modifications or extensions to existing development should be
designed to allow public access.
Response: The project consists of the conversion of portions of
an existing parking lot in an urban office building. The area to be
redeveloped is located occur west of the levy stabilization wall that
was constructed in 2009. This wall provides an eight foot high
barrier to river access from the site.
East of the wall is a separate parcel that is not part of this
development application on which an enhanced river environment
was constructed as part of the stabilization wall project.
Because of the barrier reasonably feasible public access through
the site to the shoreline cannot be achieved; however the owner
under city ordinance 2233 has agreed to dedicate the land
between the levy stabilization wall and the river so the city can
construct a bike /pedestrian trail which will provide access to the
shoreline area from the public right of way along this portion of the
river.
Conformance to this policy of providing public access to the
shoreline when a modification of an existing development made is
achieved through the dedication of and to the city of land for
construction of a Bike /Pedestrian trail along the shoreline.
3. A trail system should be developed along the river.
a. Trails should be developed for linear access through public
shoreline areas.
Response: The proposed redevelopment area occurs is west
of the levy stabilization wall constructed in 2009. This wall
provides an eight foot high barrier to river access from the site.
East of the wall is a separate parcel that is not part of this
development application on which an enhanced river
environment was constructed as part of the stabilization wall
project.
Consistency with the goal of providing a trail system along the
river is achieved through the dedication of land to the city to for
construction of a Bike /Pedestrian trail.
Access points to and along the river should be linked by a
system of trails.
Response: The project consists of the conversion of portions
of an existing parking lot in an urban office building. The area
to be redeveloped is located west of the levy stabilization wall
that was constructed in 2009. This wall provides an eight foot
high barrier to river access from the site.
Because of the barrier reasonably feasible public access
through the site to the river trail cannot be achieved; however
the owner under city ordinance 2233 has agreed to dedicate
the land between the levy stabilization wall and the river so the
city can construct a , bike /pedestrian trail which will provide
access to the shoreline area from the public right of way along
this portion of the river.
Consistency with the goal of providing a link to the trail system
along the is achieved through the dedication of land to the city
for construction of a Bike /Pedestrian trail that will provide a link
for the public to the trail from a nearby public way.
c. The connection of other trails in the region to the shoreline trail
system should be encouraged and developed.
Response: The owner under city ordinance 2233 has agreed
to dedicate the land between the levy stabilization wall and the
river so the city can construct a bike /pedestrian trail which will
be part of the trail system along the west side of the river. This
trail when complete will Zink into the Green River Valley trail
system through a Bike /Pedestrian bridge to be constructed
over the river to Briscoe Park.
Consistency to the policy of providing connection other trails in
the region to the shoreline trail system is achieved through the
dedication of land for the construction of the trail by the system
and the contribution of $500,000 toward the construction of the
Briscoe Bridge.
d. To assist in developing a trail system, incentive should be
offered to property owners for utilizing set -back areas.
Response: As part of the stabilization, wall project the property
owner under permit provided by the city was permitted to
constructed a retaining wall within the100 foot low impact zone.
The placement of this wall permits the future trial system to be
located on top of the dike and east of the wall.
As an incentive to the property owner the city is requested to
approve a site design which will allow the area next to the wall
to remain as previous so site parking and drive lanes behind
the buildings are not by the due to the property dedication for
the future trail.
Consistency to the policy providing of incentives to property
owners for assisting in the development of the trail system
would be achieved by approval of the site development design
currently submitted.
III. Circulation Element
The circulation element deals with location and extent of existing and proposed major
thoroughfares, transportation routes, terminals and other public facilities . and
correlating those facilities with the shoreline use elements.
A. Goals
1. Encourage a safe, convenient and diversified circulation system to
assure efficient movement of persons during their daily and other
activities with minimum conflict between the different users.
Response: The project design submitted is for a single user. Parking
is placed around the building and a looped circulation drive encircles
the it that connects to two separate access points to a local
commercial street. Larger parking areas at the north and south are
provided that connect to the main circulation drive to minimize cross
traffic. The commercial street in front of the site connects to two
different arterial routes that have sufficient capacity that traffic
generated can quickly disperse into the public street system.
Consistency with the goal is achieved because the design provide
multiple exit and entry options, the site serves a single user so conflicts
don't occur, and the circulation system on the site provides two
choices for an exit or entry route from all location within.
2. Encourage a balanced system for transporting people and moving
goods in existing corridors.
Response: The proposed development is a single user corporate
office building. The site is served from a commercial street which is
has adequate width for the delivery trucks that service office building.
Within the site adequate width drives are provided from the entry point
to the loading and unloading area at the rear of the building. Loading
area are placed away from the site entries, do not obstruct drive aisles,
and are separated from parking area.
Consistency with the goal of a balanced system for transporting people
and moving goods in existing corridors is achieved because the site is
served by a commercial street and loading areas have been separated
from conflicting uses.
B. Policies
1. Roadways adjacent to the shoreline should be designed primarily for
slow- moving traffic that would provide for recreational activities.
Response: This policy is not applicable to this project.
2. Parking facilities should be located upland with provisions for adding
pedestrian access to the shoreline.
Response: The project consists of the conversion of portions of an
existing parking lot in an urban office building all of which is located
upland of the shoreline. The area to be redeveloped is located west of
the levy stabilization wall that was constructed in 2009. This wall
provides an eight foot high barrier to river access from the site.
Because of the barrier reasonably feasible public access through the
site to the river trail cannot be achieved; however the owner under city
ordinance 2233 has agreed to dedicate the land between the levy
stabilization' wall and the river so the city can construct a
bike /pedestrian trail which will provide access to the shoreline area
from the public right of way along this portion of the river.
Conformance to the policy of locating parking facilities should upland
with of the shoreline is achieved since they are placed west of the levy
stabilization wall away from the shore line environment. The goal of
providing direct pedestrian access from parking on the site to the
shoreline through the dedication of land to the city for construction of a
Bike /Pedestrian trail that will provide a link for pedestrians from parking
areas to the public to the trail from a nearby public way.
3. Public transportation should be designated to facilities access to and
along the shoreline
Response: This policy is not applicable to this project. Public access
to the shoreline from the nearest transit stop will be provided from S.
180th Street as part of the city construction of a Bike /Pedestrian trail
along the West shoreline of the river
4. Railroads should be encouraged to offer their rights -of -way for multiple
use consistent with a shoreline location and with public safety.
Response: This policy is not applicable to this project.
IV. Recreational Element
The recreational element deals with the preservation and expansion of the
recreational opportunities through programs of acquisition, development and various
means of less -than fee acquisition.
A. Goals
1. Encourage recreational activities and related facilities unique to or
dependent upon the use of the river which benefit the public interest.
Response: Parts of the project site is located within the 200 feet
shoreline, however no part of the site borders the river since an
intervening lot separates the parcel from the river.
The owner under city ordinance 2233 has agreed to dedicate the land
between the -levy stabilization wall and the river so the city can
construct a bike /pedestrian trail which will provide access to the
shoreline area-from the public right of way along this portion of the
river.
•
Consistency with_this goal is achieved through the dedication which
then permits the city to develop and expand recreational opportunities .
through programs of acquisition.
2. Encourage diverse, convenient and adequate recreational
opportunities along the shorelines for the local residents and a
reasonable number of transient users.
Response: Parts of the project site is located within the 200 feet
shoreline, however no part of the site borders the river since an
intervening lot separates the parcel from the river.
The owner under city ordinance 2233 has agreed to dedicate the land
between the levy stabilization wall and the river so the city can
construct a bike /pedestrian trail which will provide access to the
shoreline area from the public right of way along this portion of the
river.
Consistency with the goal is achieved through the dedication which
then permits the city to provide diverse, convenient and adequate
recreational opportunities along the shorelines for the local residents
and a reasonable number of transient users.
B. Policies
1. Publicly owned recreational uses should be enhanced and, when
feasible, enlarged.
a. The public should have first option to buy shoreland as it
becomes available for sale, based on an acquisition plan with
clear public intent.
Response: Parts of the project site is located within the 200
feet shoreline, however no part of the site borders the river
since an intervening lot separates the parcel from the river.
The owner under city ordinance 2233 has agreed to dedicate
the land between the levy stabilization wall and the river so the
city can construct a bike /pedestrian trail which will provide
access to the shoreline area from the public right of way along
this portion of the river.
Conformance with the policy is achieved through the dedication
which then permits the city to acquire ownership of the
shoreline parcel for development of a public Bike /Pedestrian
Trail.
b. The opportunity for sport fishing in the river should be
enhanced.
Response: Parts of the project site is located within the 200
feet shoreline, however no part of the site borders the river
since an intervening lot separates "the parcel from the river:
The owner under city ordinance 2233 has agreed to dedicate
the land between the levy stabilization wall and the river so the
city can construct a bike /pedestrian trail which will provide
access to the shoreline area from the public right of way along
this portion of the river.
Conformance with the policy is achieved through the dedication
which then permits the city to acquire ownership of the
shoreline parcel for development of a public Bike /Pedestrian
Trail. This provides the city the opportunity to provide access
points for sport fishing in the river.
2. Recreational uses should be incorporated with other shoreline
activities.
Response: Parts of the project site is located within the 200 feet
shoreline, however no part of the site borders the river since an
intervening lot separates the parcel from the river.
The owner under city ordinance 2233 has agreed to dedicate the land
between the levy stabilization wall and the river so the city can
construct a bike /pedestrian trail which will provide access to the
shoreline area from the public right of way along this portion of the
river.
Conformance with the policy is achieved through the dedication which
then permits the city to acquire ownership of the shoreline parcel for
development of a public Bike /Pedestrian Trail and other shoreline
activities.
3. Those unique or fragile areas of the shoreline which cannot be
maintained in a natural condition under human uses should be
designed and maintained as open space for passive forms of
recreation.
Response: Parts of the project site is located within the 200 feet
shoreline, however no part of the site borders the river since an
intervening lot separates the parcel from the river. Within the
intervening lot the city has constructed a river environment as part of
the levy stabilization project which restores this area to a natural
condition this area is not currently assessable because of the 8 foot
height level wall.
The owner under city ordinance 2233 has agreed to dedicate the land
between the levy stabilization wall and the river so the city can
construct a bike /pedestrian trail which will provide access to the
shoreline area from the public right of way along this portion of the
river. As part of that project the city will be responsible design and
maintain as open space for passive forms of recreation in those unique
or fragile areas of the shoreline which cannot be maintained in a
natural condition under human uses .
• •
Conformance with the policy will be achieved by the city through
design and maintenance of the open space for passive forms of .
recreation in those unique or fragile areas of the shoreline which
cannot be maintained in a natural condition under human uses.
4. Views of the shoreline and water from shoreline and upland areas
should be preserved and enhanced.
a. New shoreline development should not significantly obstruct
view of the shoreline or the water.
Response: Parts of the project site is located within the 200
feet shoreline, however no part of the site borders the river
since an intervening lot separates the parcel from the river.
Within the intervening lot the city has constructed a river
environment as part of the levy stabilization project which
restores this area to a natural condition this area is not
currently assessable because of the 8 foot height level wall.
The view of the shoreline because of the levy stabilization wall
blocks the view or the shoreline which is about 15 feet lower
than the upland area of the site. The river environment as
currently developed along the shoreline area doesn't obstruct
the view of the shoreline area from the second floor of the
proposed building.
Conformance with the policy is achieved because the current
constructed river environment and future trail doesn't obstruct
view of the shoreline and water from the adjacent upland areas
and future trail.
b. Enhancement of views shall not be construed to mean
excessive removal of vegetation.
Response: This policy is not,applicable. The project consists
of the conversion of portions of an existing parking lot into an
urban office building all of which is located upland of the
shoreline. The area to be redeveloped is located west of the
levy stabilization wall that was constructed in 2009. This
places the development area entirely outside the river
environment in which a new river environment has been
constructed.
The portions of the site that are located within the high and low
impact shoreline_ zones currently are imperious.
V. Shoreline Use Element
The shoreline use element deals with the pattern of distribution and location
requirements for the whole scope of human activities for all segments of the
population. How the various uses should be distribute, which shorelines to what
extent would be utilized for agriculture, residential development, industry and other
uses. Again it should be remembered that the distribution and extent of the various
uses along shorelines will be influenced to a great extent by the overall development
within the City.
A. Goal
1. Encourage appropriate development in suitable locations without
diminishing the quality of environment along the shorelines of the river.
Response: The project consists of the conversion of portions of an
existing parking lot to an urban office building upland of the shoreline
river environment. The area to be redeveloped is located west of the
levy stabilization wall that was constructed in 2009. This wall provides
an eight foot high barrier to river access from the site.
The property is located within a mature business park and is within the
Tukwila South Overlay District. The city comprehensive plan and the
shoreline master plan intend that properties that are upland of the river
environment be developed with the highest and best long term use
such as urban office.
Consistency with the goal is achieved through development of a
outright permitted use that is the highest use of the land in a suitable
locations that doesn't diminishing the quality of environment along the
shorelines of the river.
2. Shoreline activities should be consistent with the overall goals for
development along the river.
Response: The project consists of the conversion of portions of an
existing parking lot to an urban office building upland of the shoreline
river environment. The area to be redeveloped is located west of the
levy stabilization wall that was constructed in 2009. This wall provides
an eight foot high barrier to river access from the site.
The property is located within a mature business park and is within the
Tukwila South Overlay District this area is intended do be developed
with uses such as urban office in areas outside the river environment.
This building envelope, except for a small area of (2130 sf.), is being
located entirely outside of the river environment and low impact zone.
As a result the redevelopment is consistent with the shoreline and
comprehensive plan goals.
The owner under city ordinance 2233 has agreed to dedicate the land
between the levy stabilization wall and the river so the city can
construct a bike /pedestrian trail which will provide access to the
shoreline area from the public right of way along this portion of the
river.
The dedication of land from this project allows the city to develop the
river environment of shoreline in a manor consistent with the overall
goal for of "The Shoreline Master Program" for this site.
The property is located within a mature business park and is
within the Tukwila South Overlay District this area is intended
do be developed with uses such as urban office in areas
outside the river environment. Construction of this project
provides a desirable activity and feature adjacent to the river
environment along the river.
The owner under city ordinance 2233 has agreed to dedicate
the land between the levy stabilization wall and the river so the
city can construct a bike /pedestrian trail which will provide
access to the shoreline area from the public right of way along
this portion of the river:
The dedication of land from this project allows the city to
develop the river environment of shoreline in a manor
consistent with the overall goal for of "The Shoreline Master
Program" for this site.
The project conforms to policy because it provides a land use
that is desirable in the shoreline, it provides land to the city
which can be used to protect and enhance the desirable
features of the river and property on which the city can provide
public access to the shoreline.
c. Shorelines particularly suited for a specific and appropriate use
or activity should be planned for and designated.
Response: The project consists of the conversion of portions
of an existing parking lot to an urban office building upland of
the shoreline river environment. The area to be redeveloped is
located west of the levy stabilization wall that was constructed
in 2009. This wall provides an eight foot high barrier to river
access from the site.
The owner under city ordinance 2233 has agreed to dedicate
the land between the levy stabilization wall and the river so the
city can construct a bike /pedestrian trail which will provide
access to the shoreline area from the public right of way along
this portion of the . river. This provides property that is
particularly suited for the designated use under the shoreline
master plan.
The project conforms to policy because it provides shorelines
property to the city that is particularly suited for a specific and
appropriate use or activity that is be planned for and
designated under the shoreline master plan.
d. Multiple use of shorelines should be planned for locations
where integration of compatible uses is feasible.
Response: This redevelopment project is located within a
mature business park adjacent to a future Bike /Pedestrian trail.
Around the clock uses are unusual in this environment.
Consistency with the overall goals for development along the river is
achieved through development of project that has a building envelope
largely with in the high impact zone, maintains the current low impact
use in the low impact zone, that provides the best long term use of the
property, and that provides access to the shoreline for the public.
B. Policies
1. Shoreline activities identified as being appropriate shoreline , uses
should be planned for and encouraged.
a. Short-term economic gain or convenience in developments
should be evaluated in relationship to long -term and potential
impairments to the desirable biological and aesthetic features
of the river and its shoreline.
Response: Parts of the project site is located within the 200
shoreline, however no part of the site borders the river since an
intervening lot separates the parcel from the river. Near the
riverward boundary is it a levy stabilization wall that was
constructed in 2009. The top of that wall is about 8 feet above
the existing grade. The level area along the top of the levy is a
maintenance road which is located within an easement granted
to the city. East of the road is the "River Environment" which
has recently been restored as part of the cities levy stabilization
project.
The project purposes redevelopment of the site within the high
and low impact zone of the shoreline west of the stabilization
wall. Redevelopment work consists of modifying existing
parking areas and construction of at building envelope that
complies with the permitted heights allowed.
The building envelope is located, except an small area (2,130
sf.) within the high impact zone. This places the envelope 100
feet inland of the shoreline so the building and parking area
improvement have no impact on the river environment.
The project conforms to policy because no potential long term
impairments to the desirable biological and aesthetic features
of the river and its shoreline.
b. Preference will be given to those activities which protect and
enhance the desirable features of the river, . depend on a
shoreline location, and /or provide public access to the
shoreline.
Response: The project consists of the conversion of portions
of an existing parking lot to an urban office building upland of
the shoreline river environment. The area to be redeveloped is
located west of the levy stabilization wall that was constructed
in 2009. This wall provides an eight foot high barrier to river
access from the site.
The proposed redevelopment area occurs is west of the levy
stabilization wall constructed . in 2009. This wall provides an
eight foot high barrier to river access from the site.
The owner of the site however under city ordinance 2233 has
agreed to dedicate the land between the levy stabilization wall
and the riverso the city can construct a' bike /pedestrian trail
which will provide access to the shoreline area from the public
right of way along this portion of the river.
Access to the shoreline after hours would be a security and
safety concern and would require the city to Tight the Bike
/Pedestrian trail.
The project cannot conform to this policy since public access to
the river environment of shoreline is not reasonably feasible
and after hour access represents a security and safety
concem.
2. Relocation of those activities identified as being inappropriate should
be planned for and encouraged.
Response: Conformance to this policy is not appropriate for this site
3. Aesthetic considerations should be encouraged when contemplating a
new development, redevelopment of existing facilities or for general
enhancement of shoreline areas.
Response: The project has been designed to conform to the design
criteria for commercial and industrial building list in TMC section
18.60.050(A). A detailed analysis provided in the "Compliance to
Design Review Criteria" document submitted with this application.
The project conforms to policy because it conforms to design criteria in
TMC 18.60.050(A) which requires design consistency with surrounding
structures.
4. Planning, zoning, capital improvements and other policy and regulatory
standards should not tend to increase the density or intensity of
activities on the shoreline.
Response: Parts of the project site is located within the 200
shoreline, however no part of the site borders the river since an
intervening lot separates the parcel from the river. Near the riverward
boundary is it a levy stabilization wall that was constructed in 2009.
The top of that wall is about 8 feet above the existing grade.. The level
area along the top of the levy is a maintenance road which is located
within an easement granted to the city. East of the road is the "River
Environment" which has recently been restored as part of the cities
levy stabilization project.
The project purposes redevelopment of the site within the high . and low
impact zone of the shoreline west of the stabilization wall.
Redevelopment work consists of modifying existing parking areas and
construction of at building envelope that complies with the permitted
heights allowed.
VI. Conservation Element
The conservation element is intended for the preservation of the natural shoreline
resources, considering such characteristics as scenic vistas, parkways, estuarine
areas for fish and wildlife protection, beaches and other valuable or aesthetic
features.
A. Goals
1. Encourage preservation of unique, fragile and scenic elements,
utilization of the renewable resources.
Response: Parts of the project site is located within the 200 feet
shoreline, however no part of the site borders the river since an
intervening lot separates the parcel from the river. Within the
intervening lot the city has constructed a river environment as part of
the levy stabilization project which restored this area to a natural
condition. This area is not currently assessable because of the 8 foot
height level wall.
The owner under city ordinance 2233 has agreed to dedicate the land
between the levy stabilization wall and the river so the city can
construct a bike /pedestrian trail which will provide access to the
shoreline area from the public right of way along this portion of the
river. As part of that project the city will be responsible design and
maintain as open space for passive forms of recreation in those unique
or fragile areas of the shoreline which cannot be maintained in a
natural condition under human uses .
Consistency with the goal will be achieved by the city through design
and maintenance of the shoreline Bike /Pedestrian trail so preservation
of unique, fragile and scenic elements in the shoreline will occur and
renewable-resources will be maintained.
2. Encourage the preservation of as much as possible of the natural
character of the ever and its shoreline.
Response: Parts of the project site is located within the 200
shoreline, however no part of the site borders the river since an .
intervening lot separates the parcel from the river. Near the riverward
boundary is it a levy stabilization wall that was constructed in 2009.
The top of that wall is about 8 feet above the existing grade. The level
area along the top of the levy is a maintenance road which is located
within an easement granted to the city. East of the road is the "River
Environment" which has recently been restored as part of the ,cities
levy stabilization project.
The project purposes redevelopment of the site within the high and low
impact zone of the shoreline west of the stabilization wall.
• •
Redevelopment work consists of modifying existing parking areas and
construction of at building envelope that complies with the permitted
heights allowed.
Consistency with the goal on preserving as much as possible of the
natural character of the river and its shoreline has already been
achieved by the granting of and easement for shoreline restoration
done in 2009 as part of the levy stabilization project and by the
dedication of land to the city riverward of the wall according to
ordinance 2233.
3. Encourage the protection of resources and ecology of the river and its
shoreline.
Response: Parts of the project . site is located within the 200 feet
shoreline, however no part of the site borders the river since an
intervening lot separates the parcel from the river. Within the
intervening lot the city has constructed a river environment as part of
the levy stabilization project which restored this area to a natural
condition. This area is not currently assessable because of the 8 foot
height level wall.
The owner under city ordinance 2233 has agreed to dedicate the land
between the levy stabilization wall and the river so the city can
construct a bike /pedestrian trail which will provide access to the
shoreline area from the public right of way along this portion of the
river. As part of that project the city will be responsible design and
maintain as open space for passive forms of recreation in those unique
or fragile areas of the shoreline which cannot be maintained in a
natural condition under human uses.
Consistency with the goal will be achieved by the city through design
and maintenance of the shoreline Bike /Pedestrian trail so the resource
and ecology of the river and its shoreline is protected.
4. Water quality in the river should be sufficiently high to permit human
use and provide a suitable use and habitat for desirable forms of
aquatic life.
Response:
Prior to discharge a filtration system for all remaining parking areas will
be installed which will result in a improvement in water quality
discharged from this site to the public system. As a result of the
redevelopment of the site will an overall increase in water quality in the
river will occur.
Consistency with the goal of providing Water quality in the river
sufficiently high to permit human use and provide a suitable use and
habitat for desirable forms of aquatic life will not be affected by this
project.
B. Policies
1. Determine and consider the visual impact a commercial /industrial
development will have on the surrounding area.
Response: The project has been designed to conform to the design
criteria for commercial and industrial building list in TMC section
18.60.050(A). A detailed analysis provided in the "Compliance to
Design Review Criteria" document submitted with this application.
As part of this review visual impacts the development will have on the
surrounding area have been determined and considered.
The project conforms to policy because it conforms to design criteria in
TMC 18.60.050(A) which requires design consistency with surrounding
structures.
2. Develop regulations requiring the maintenance of a buffer of
permanent vegetation between developed areas and associated water
bodies to improve the aesthetic qualities of the river, retard surface
run -off, maintain consistent water temperature, and reduce siltation.
Response: Parts of the project site is located within the 200
shoreline, however no part of the site borders the river since an
intervening lot separates the parcel from the river. Near the riverward
boundary is it a levy stabilization wall that was constructed in 2009.
The top of that wall is about 8 feet above the existing grade. The level
area along the top of the levy is a maintenance road which is located
within an easement granted to the city. East of the road is the "River
Environment" which has recently been restored as part of the cities
levy stabilization project.
The project purposes redevelopment of the site within the high and low
impact zone of the shoreline west of the stabilization wall. No work is
propose that will affect a change in run off into the river.
Redevelopment work consists of modifying existing parking areas and
construction of at building envelope that complies with the permitted
heights allowed.
Drainage from the area east of the stabilization wall flows through the
newly constructed river environment according to a design approved
under that land use permit. All other site area west of the wall located
in the shoreline zone is impervious and follows in to an underground
drainage system which discharges into the public system in Andover
Park West.
The owner under city ordinance 2233 has agreed to dedicate the land
between the levy stabilization wall and the river so the city can
construct a bike /pedestrian trail which will provide access to the
shoreline area from the public right of way along this portion of the
river. As part of that project the city will be responsible for design of
the buffer and open space between the stabilization wall and the
shoreline.
• •
Conformance with the policy of the maintaining a buffer of permanent
vegetation between developed areas and associated water bodies to
improve the aesthetic qualities of the river, retard surface run -off,
maintain consistent water temperature, and reduce siltation will be
followed by the city during the design and construction the
maintenance of a buffer of permanent vegetation between developed
areas and associated water bodies to improve the aesthetic qualities of
the river, retard . surface run -off, maintain consistent water temperature,
and reduce siltation.
3. Promote linear shoreline access, especially pedestrian and other non -
motorized types, in the areas close to population centers; such areas
would also serve as buffer between water and developed areas.
Response: Parts of the project site is located within the 200 feet
shoreline, however no part of the site borders the river since an
intervening lot separates the parcel from the river.
The owner under city ordinance 2233 has agreed to dedicate the land
between the levy stabilization wall and the river so the city can
construct a bike /pedestrian trail which will provide access to the
shoreline area from the public right of way along this portion of the
river.
Conformance with the policy is achieved through the dedication which
then permits the city to acquire ownership of the shoreline parcel for
development of a public Bike /Pedestrian Trail in the areas close to
population centers. This area would also serve as buffer between
water and developed areas.
4. Develop regulations for site coverage, building height, set -backs and
density to insure visual access to water, promote interesting
development and prevent encroachment over water.
Response: Parts of the project site is located within the 200
shoreline, however no part of the site borders the river since an
intervening lot separates the parcel from the river. Near the riverward
boundary is it a levy stabilization wall that was constructed in 2009.
The top of that wall is about 8 feet above the existing grade. The level
area along the top of the levy is,a maintenance road which is located
within an easement granted to the city. East of the road is the "River
Environment" which has recently been restored as part of the cities
levy stabilization project.
The project purposes redevelopment of the site within the high and low
impact zone of the shoreline west of the stabilization wall.
Redevelopment work consists of modifying existing parking areas and
construction of at building envelope that complies with the permitted
heights allowed.
No work under this permit is proposed between the stabilization wall
and the river environment so no encroachment over water will occur.
Views of the river from the street on at ground level of the river, which
is 15 feet below the site, are blocked by the levy wall.
The property owner has previously provided an easement in 2009 that
reduced the build able area of this site that has permitted the
enhancement of the river environment and construction of the
stabilization wall in 2009. This dedication dictated that the site be
developed with a linier building parallel with the shoreline. This design
results maximizes view of the river from the second floor.
The building located in the high impact zone a 100 feet from the
shoreline except for a small part of the building envelope. (2,130 sf.)
which is in within the low impact zone. This location maximizes visual
access to the river corridor.
The site is designed with a two story building to minimize lot coverage
as a result the length of the building along the shoreline is minimized
and views of the down the river corridor are available from the second
floor.
The building structure as designed is articulated and provides and
interesting facade along the river face that has an equal importance as
the street facade.
The building and site design conforms to policies developed because it
follows already developed regulations for site coverage, building
height, set -backs and density to insure visual access to water,
provides an interesting design and consistent design, and doesn't
encroachment over water.
5. Provide facilities for intensive recreational activities where the sewage
disposal and vector control can be accomplished to meet public health
standards without adversely altering the natural features attractive for
recreational uses.
Response: This policy is no applicable to this project.
6. Evaluate the effect of proposed recreational developments on
environmental quality and natural resources of an area.
Response: The proposed Bike /Pedestrian trail project is not part of
the this application. Evaluation of the effect is of this project is not
appropriate as part of this application.
7. Develop standards for preservation and enhancement of scenic views
and vistas.
Response: Parts of the project site is located within the 200
shoreline, however no part of the site borders the river since an
intervening lot separates the parcel from the river. Near the riverward
boundary is it a levy stabilization wall that was constructed in 2009.
The top of that wall is about 8 feet above the existing grade. The level
area along the top of the levy is a maintenance road which is located
within an easement granted to the city. East of the road is the "River
Environment" which has recently been restored as part of the cities
levy stabilization project.
The project purposes redevelopment of the site within the high and low
impact zone of the shoreline west of the stabilization wall:
Redevelopment work consists of modifying existing parking areas and
construction of at building envelope that complies with the permitted
heights allowed.
The building located in the high impact zone a 100 feet from the
shoreline except for, a small part of the building envelope (2,130 sf.)
which is in within the low impact zone. This location maximizes visual
access to the river corridor and enhances vistas along the river
corridor.
The project as proposed is designed to reflect existing standards
established in the shoreline master program for the urban
environment.
The building and site design conforms to policies developed because it
complies to allowed height in the low and high impact zone along the
shoreline setback, minimizes development above the existing grade in
the low impact zone, is ,set back as fair as feasible from the river
environment and future recreational trail.
8. Outfalls and surface run -offs should be controlled to minimize adverse
effects on the river.
Response: Parts of the project site is located within the 200
shoreline, however no part of the site borders the river since an
intervening lot separates the parcel from the river.. Near the riverward
boundary is it a levy stabilization wall that was constructed in 2009.
The top of that wall is about 8 feet above the existing grade. The level
area along the top of the levy is a maintenance road which is located
within an easement granted to the city. East of the road is the "River
Environment" which has recently been restored as part of the cities
levy stabilization project.
The owner under city ordinance 2233 has agreed to dedicate the land
between the levy stabilization wall and the river so the city can
construct a bike /pedestrian trail which will provide access to the
shoreline area from the public right of way along this portion of the
river. As part of that project the city will be responsible design of a
water quality system for this project that will not impact the river
environment.
Drainage from the area east of the stabilization wall flows through the
newly constructed river environment according to a design approved
under that land use permit. All other site area west of the wall located
in the shoreline zone is impervious an follows in to an underground
drainage system which discharges into the public system in Andover
Park West.
Consistency with the goal of minimizing adverse effects on the river by
controlling outfalls and surface run -offs as result of the Bike /Pedestrian
Trail construction by the responsibility of the city. This project as
proposed achieves constancy because it has no new run off to the
river environment of the shoreline.
9. Open space should be distributed along the river.
Response: The proposed redevelopment area occurs is west of the
levy stabilization wall constructed in 2009. This wall provides an eight
foot high barrier to river access from the site. East of the wall is a
separate parcel that is not part of this development application on
which an enhanced river environment was constructed as part of the
stabilization Wall project.
The owner under city ordinance 2233 has agreed to dedicate the land
between the levy stabilization wall and the river so the city can
construct a bike /pedestrian trail which will provide continuous open
space along the river
Consistency with the goal of providing open space distributed along
the river will be achieved when construction of trail system along the
river is constructed by the city as a result of the dedication of land.
VII. Historical /Cultural Elements
A. Goals
1. Protect or restore areas having historic, cultural, educational or
scientific values.
Response: The site is an existing private parking lot that was
constructed to provide parking temporary Simulcast facility that has
been relocated to Aubum. It has no historic, cultural, educational, or
scientific values.
Consistency with this goal is not applicable
2. The long -term effects upon the river must be considered over short-
term benefits, economic or otherwise.
Response: This property is located in the shoreline zone but is
separated from the river by a separate parcel. As such receives no
direct economic benefit from the river except for the view of the open
space it creates. As a result the proposed development as a corporate
office building is the highest and best use of the property short term
and Tong term bases.
Conformance with the policy has been achieved because of its initial
development as the highest use the long -term over short-term benefits
for the river shoreline are being realized at this time.
B. Policies
1. Protect and restore areas having historical, cultural, educational or
scientific values.
Response: Application of this policy is not appropriate
2 Access to such sites should be made available to the general public.
Response: Application of this policy is not appropriate
3. Visitors should be provided with clear identification and interpretation
of historical /cultural sites.
Response: Application of this policy is not appropriate
4. Public and private cooperation should be encouraged in site
preparation and protection.
Response: Application of this policy is not appropriate
5. Suspected significant sites should be retained.
Response: The property was filled and graded under a prior site
development permit. No evidence of Historical /Cultural elements was
found during that environmental review.
Conformance to this policy has already been demonstrated under prior
land use actions.
6. Newly discovered sites should be kept free from other intrusions until
their value is determined.
Response: The river environment of the shoreline adjacent to the
property was modified under a 2009 land use action and the original
dike constructed many years ago. The property being redeveloped is
west of the river environment and separated by the levy stabilization
wall. The proposed project will have no new intrusions into the river
environment, however excavation below the fill already on the site may
our which in the past has resulted in no evidence of Historical /Cultural
elements.
Conformance to this policy has will befollowed if materials are
encountered indicate evidence of Historical /Cultural elements.
Consistency to Goals of Tukwila Shoreline Master Plan.doc
DEC 0 8 2009
C;;,p� MUNiT' °!
.oE1i L �t;Ei�T
Proje E description for Segale Two Story Office Building
12 -3 -09
General Project Description:
The project consists of constructing a two story office structure of approximately 57,518
square feet with associated site improvements within a site that is currently a paved
parking lot located on Lot 4 of the Segale Business Park. The area of the existing site to
be redeveloped is 190,244 square feet.
Site Location:
The site is located at 18200 Andover Park West within the Segale Business Park
between the Green River and east of Segale Drive A (Andover Park West) about 380 feet
south of South 180th Street. This places the site within the Tukwila South Overlay
District.
Shoreline Zone:
The site is located near the Green River which places part of the proposed development
in the shoreline zone. Between the lot and the river is a separate legal parcel D that is
not part of this project area.
The proposed project is permitted by ordinance to be developed according to the
regulations of each impact zone. For this site, about 60 feet of the redevelopment area
is located in the low impact zone and 100 feet of the site in the high impact zone.
The shoreline environment has recently been modified by the city as part of a levy
stabilization project. As part of that project, a levy stabilization wall was constructed on
private property that allowed the river cross section to be modified. All proposed
redevelopment work is west of that wall.
Located to the east of the wall is a maintenance road and the reconstructed river cross
section. Within that area a new shoreline environment has been constructed by the
city.
Prior Uses:
This site was improved when the Off -Track Simulcast Building was constructed to
provide parking for that facility. At that time a land use permit for accessory parking
and shoreline development were approved. A construction permit was issued for the
1
improvements and the parking lot was constructed to meet the water quality and
detention requirement of the city at that time.
Since that time, the Simulcast facility has been relocated to Emerald Downs and the land
is no longer needed for off -site parking.
Environmental Review:
The impacts of the development of this property have been evaluated as part of the
Environmental Impact Statement prepared by the City for the Tukwila South Project EIS
which includes all of the Segale ownership.
The "Project Envelope" for this development is within the parameters of the final
Tukwila South Final EIS so it according to the "Development Agreement" no
environmental review is required. Mitigation for the impacts of the development will be
provided according to the TMC and the development agreement.
Site Conditions:
The site is currently paved and has an underground drainage system which connects to
the existing system in the street. This system flows north to the city detention system.
Along the street frontage is an existing walk and mature street trees that are in poor
condition. Behind the side walk is a landscape area that currently buffers the view of
the parking area.
At the east boundary of the site is the Green River. Between the river and the river
environment is a certified river dike which is located in an easement within the Segale
Business Park Property. This dike provides flood protection for the development.
Site Environment:
The site is surrounded by developed properties and is in a mature business park. Many
of the surrounding buildings have a natural concrete finishes and feature in their design
concrete board form textures or aggregate surfaces.
Directly to the north is an office building that flanks the park entry which has a
distinctive architectural design. West of the site, across the street is also an office
building which is constructed in the same style as the entry office building.
South of the project will be a parcel of undeveloped land that will be developed at a
future time. Beyond that area is a warehouse structure with a board form texture on
the exterior surface.
2
Building Use:
The purposed building is intended to be used for Corporate Offices (IBC occupancy
group B, A -3, & S -1) that will support warehouse, and manufacturing operations fora
tenant that is located within the Segale Business Park. From a land use stand point, its
use is most similar to ITE group 714 (Corporate Office Building).
Building Information:
The purposed building will be a two story structure constructed as an IBC type IIB with
sprinklers. Under the provisions of the code the ground floor area allowed is to be
35,625 sf. This construction type permits a maximum area in excess of the proposed
area.
The building at this time is proposed to be supported by conventional spread footings.
The ground floor will be a non structural slab on grade with the upper floor constructed
of a concrete slab on metal deck supported by bar joists and girders. No fire rating for
the structure will be required based on the construction type.
The building roof will be a single ply mechanically attached system of a light color over
R -30 rigid insulation place over a metal deck. The decking will be supported by bar joists
and steel girders.
The building will be constructed as a site cast precast building. All building elements will
be constructed on site or in a nearby yard. This will facilitate the construction process,
control the quality of the finishes, and allow the building to be completed on schedule.
At this time the building permit application will be for a shell with life safety systems in
place. Tenant improvements will be done under separate permits.
Site Fill and Grade:
The site according to the existing drawing, slopes up from the west to the east. At the
west edge of the paving the existing surface is around 25.5 feet and rises up to around
30 feet at the east project limit line.
In order to provide drainage the elevation at the west edge of paving will be raised to
about elevation 27. The grade at the eastern lot line will remain at the existing
elevation which is about 30.
Civil Design:
The finish floor elevation is driven by the drainage design and low impact construction
practices. It is set so a minimum amount of excavation is needed to achieve the
necessary bearing values at the footings, high enough to allow water quality vaults to
function, at a level that will minimize export of preload after the initial soils
consolidation occurs, and at an elevation that will have no impact on the dike
stabilization wall along the river.
The purposed storm drainage design provides two water quality vaults prior to
discharge to the street system and is based on utilizing the existing city detention
system. The roof water will be discharged to the city storm system.
Street Design:
The streets within the Segale Business Park are private streets that were originally
designed to city standard. These streets have not been dedicated to the city.
As part of the work, the existing sidewalk and street trees will be replaced. The new
sidewalk will comply with public works standards.
Building and Site Layout:
The shape and orientation of the building has been determined by the dimensions of
the site, the project program, functional requirements, and good design practices.
The building is designed with a central entry that connects to the building core and two
independent egress stairs. This enables the building to be subdivided into multiple
tenant spaces if needed and the core to be accessed from each side.
The building is located towards the north end of the site This allows the visitor parking,
employee parking, and service activities to be separated and minimizes the size of each
parking area.
The building design and site layout create a direct access route between the main entry
and public way. As a result the main building entry can be easily indentified at a
pedestrian and vehicular level from the street.
The site is designed so that existing access points are utilized and employee parking is
distributed around the building, loading and unloading occur in the rear yard and
pedestrian access pathways are provided from the employee parking areas as well. In
addition, an outside employee break area is provided.
Site Landscaping:
All of the existing site landscaping will be removed. New landscaping will be provided
that meets and exceeds the area requirements of the current code. This work includes
front yard, parking lot, and building base landscaping. As a result over 40,000 sf. of new
pervious area will be provided on the site.
Landscaping will be provided within the legal lot, along Segale Drive A, and at all
pervious surface areas. The shoreline area located in the adjacent tract D has previously
been improved as part of the levy stabilization project.
The site landscaping scheme has been developed to compliment the building design,
buffer the parking areas, and provide safe pedestrian routes.
Building Design:
The building is designed to be compatible with the existing structures and present a
corporate image. Its design follows the theme of the other neighboring office buildings
and uses similar colors and materials.
Like the adjoining buildings, the second floor steps back several feet from the roof line
above. The stepping of the floor out modulates the surface and provides shading of the
windows for the floor below. It also results in a generous area of landscaping around
the building base between the pedistrian walkway and the building.
The overall building is designed in a classic manor. At the top and base there are
concrete spandrel elements that are connected together with columns that support the
floor structure beyond.
The exterior materials consist primarily of concrete and glass. These two materials
enclose the building envelope. The concrete spandrels and columns are an integral part
of the building structure.
The overall design has strong linear lines that visually mitigates the height of the
building. This design features continuous bands of glazing and vertical elements that
visually modulate those lines, express the building structure, and connect the building to
the ground.
Between the glazing bands, at the building base, each floor, and at the roof is a concrete
spandrel that is both a design and structural element. These surfaces are articulated
with board form texture to emulate the design of the surrounding buildings.
•
The building at this time is purposed to have a sealed concrete finish, bronze tinted
glass, and dark bronze aluminum sash. This will?make the building visually compatible
with the neighboring office buildings.
Mechanical:
The building as proposed will have two large mechanical units on the roof and one
smaller unit. The large units will be located near the exit stairs and the smaller unit near
the core. The units would be installed as part of the shell construction and the final
distribution would be part of the tenant improvements, however, the smaller unit that
serves the core would be permitted with the shell and installed with that work.
Electrical:
Core, site, and lobby lighting would be part of the shell permit along with emergency
egress lighting. The lighting within the tenant areas would be under the tenant
improvement permit; however, lighting power budget calculations would be submitted
with the shell permit and allowed watts shown on the shell drawings for administrative
purposes.
Design Development:
The site development drawings provided are 30% working drawings. The documents
will be amended and additional materials provided for the building permit application.
The landscape design drawings are complete except for irrigation. These will be
modified as based on final design and included in the building permit package.
The architectural document set includes the drawings that will be filed with the building
permit application. These drawings include existing condition drawings, site plans, site
cross sections, building floor plans, building elevations, and building cross sections.
1
RECEIVED
DEC 0 8.2009
COMMUNITY
DEVELOPMENT
• •
DESIGN REVIEW CRITERIA
12 -3 -09
CRITERIA FOR COMMERCIAL AND LIGHT INDUSTRIAL DEVELOPMENTS (TMC
18.60.050(A)). Applies to all projects requiring design review except: multifamily, hotel and
motel development and developments in the Tukwila International Boulevard corridor (see TMC
18.60.060(C)). Projects located within 200' of Green /Duwamish River must meet additional
criteria in the Shoreline Substantial Development Permit Application.
1. Relationship of Structure to Site
a. The site should be planned to accomplish a desirable transition with the
streetscape and to provide for adequate landscaping and pedestrian movement.
Response:
The site design provides between the sidewalk along the street and the
off street parking area 15 feet of type II landscaping that screens the view
of the vehicles from the private street, Segale Drive A. At the building
entry a landscaped pathway is provided between the street sidewalk that
leads you to the entry of the main building.
Within the parking areas and around the building are pedestrian
walkways that provide a pathway to the building entries. These routes
are landscaped and the parking areas have an alternate paving treatment
than at the drive isles to signify a pedestrian crossing.
These design elements along with the replacement of all of the street .
trees provide a desirable transition at the streetscape and adequate
landscaping treatment along the pathways where pedestrian movements
occur. .
b. Parking and service areas should be located, designed and screened to
moderate the visual impact of large paved areas.
Response:
The site is designed so loading areas and drop off areas are located
behind the building. The dumpster enclosure is located in the rear of the
site so it is well screened from public view.
Parking located in front of the building is screened from the street by 15
feet of type II landscaping. All parking areas located within the site have
landscape islands at the end of the rows and intermediate islands within -
the area to break up the rows of parking.
The site design meets the design criteria because the service areas are
located so they are screened and the parking areas are designed to
moderate the visual impact of large paved areas.
c. The height and scale of each building should be considered in relation to its site.
1
•
Response:
Building height of surrounding office buildings in Segale Business Park
are approximately 34 feet and other industrial buildings along Andover
Park West are 30 to 35 feet. Some of these buildings are this height at
the property set back lines.
Building lengths and depths at surrounding office buildings are between
150 to 160 feet long and 90 to 110 feet deep. Industrial buildings are 300
to 350 feet long and 150 to 180 feet deep.
The length of, the industrial buildings along the street frontage exceeds
300 feet and their side yard set backs are 60 feet or less. These
buildings are large .scale structures that provide a higher ratio of visual
density along the street than the adjoining office buildings.
The underlying industrial zoning permits a building height of 65 feet at the
set back line. In addition, it permits mechanical screens and penthouses
to exceed that height.
The overlaying shoreline zone has two different height restrictions
depending on whether it is the "low Impact" or "height impact" zone. This
height in the high impact zone is 125 feet and the low impact zone is 35
feet. Because of the modification of the river environment recently done
by the city the location of the low impact zone moves west ward into the
site further and a small part of the NE corner of the building is located in
that zone
The purposed building will have a height of 34 feet and will be set back
from the street and the north and south lot lines by 90 feet. These
setbacks result in substantial separation from adjoining properties and
mitigate the effects of shade and shadow on surrounding uses.
The height and scale of the building was carefully considered and
determined the relationship of the building and the site boundaries.
2. Relationship of Structure and Site to Adjoining Area
a. Harmony in texture, line and masses is encouraged.
Response: The proposed building uses surface textures similar to its neighbors,
building lines that are comparable with its neighbors, and massing that relates to
the scale of the surrounding buildings. The design as presented is .harmonious
with the surrounding area and industrial park.
b. Appropriate landscape transition to adjoining properties should be provided.
Response: The site design provides landscape transitions at each boundary: the
street, between parking areas, landscaping within the parking area, and the
building. The extensive use of landscaping provides successful transitions at the
lot lines, street, parking areas, and at the building.
c. Public buildings and structures should be consistent with the established
neighborhood character. ;
Response: This project is located within an industrial park and away from
commercial development that requires design review. It is located near a
shoreline that has no public access. This building can be viewed from the public
trail which is on the opposite side of the river, over 300 feet away. Within that
area there are no buildings or structures.
d. Compatibility of vehicular and pedestrian circulation patterns and loading facilities
in terms of safety, efficiency, and convenience should be encouraged.
Response: The site provides a main vehicle circulation path from each driveway
entry around the building to loading and service areas in the rear of the lot. It
provides passenger vehicle access to these areas from the main drive and to the
visitor and employee parking. Pedestrian pathways are provided from parking
areas north and south of the building, around the building, and from the street.
Cross walks are provided at street intersections where they cross the traffic
routes.
The site design provides compatibility of vehicular and pedestrian circulation
patterns and loading facilities that are safe, efficient and convenient.
e. Compatibility of on -site vehicular circulation with street circulation should be
encouraged.
Response: The site design utilizes the current curb cuts that provide access to
the site. The on -site design provides drive width and turning radiuses that allow
fire truck and delivery vehicle to move freely through the main access drives.
Compatibility of on -site vehicular circulation with street circulation is provided
through the utilization of existing access points and coordination of those points
with on -site circulation patterns.
3. Landscape and Site Treatment
a. Where existing topographic patterns contribute to beauty and utility of a
development, they should be recognized, preserved and enhanced.
Response: The site is paved and slopes gently to the west to a narrow band of
landscaping that is non - conforming in width to current code. The condition of
those materials is poor and aged. The existing site has no topographic patterns
that contribute to the beauty that should be recognized, preserved and /or
enhanced.
The proposed project recognizes the lack of value of these materials and will
enhance the streetscape and the site with new planting materials that will cover
over 15% of the project area.
b. Grades of walks, parking spaces, terraces and other paved areas should
promote safety and provide an inviting and stable appearance.
•
•
Response: The slopes of walks on the site conform with accessibility
requirements as well as accessible parking stalls. Other areas are designed with
2 to 3% slopes so they drain well and provide gentle slopes that enable easy
access. All surfaces for walking are broomed or decorative concrete so that
pedestrian pathways are always recognizable. All parking areas are asphaltic
concrete and have landscaping located within them so they are inviting and feel
safe.
The overall site design provides grades at the walks, parking spaces, terraces
and other paved areas that result in a safe and inviting environment that has
stable surfaces and appearance.
c. Landscape treatment should enhance . architectural features, strengthen vistas
and important axis, and provide shade.
Response: Landscaping at the parking areas have been designed to provide .
shade and visually buffer the view of the building and vehicles. Planting at the
base of the building provides a soft transition between the building and the
ground. Landscape materials have been placed so they create visual windows to
the building facades and entry canopies which are visually identified on and off
the site.
The design utilizes landscaping that enhances architectural features, strengthen
vistas and important axis, and provides shade.
d. In locations where plants will be susceptible to injury by pedestrian or motor
traffic, mitigating steps should be taken.
Response: All planting adjacent to parking areas is set back 24 inches from the
curb to prevent damage. Where trees are planted next to parking areas or
driveways, they are setback from the edge of paving four feet to avoid
interference. Trees are set back two to four feet and shrubs two feet from
sidewalks.
In locations where trees, shrubs, and ground cover could be damaged by
pedestrian or motor traffic, the potential for damage has been mitigated by
appropriate placement of the plants. A traffic area curb has been provided to
prevent vehicle intrusion.
e. Where building sites limit planting, the placement of trees or shrubs in paved
areas is encouraged.
Response: The site design provides fully landscaped parking islands that
contain trees shrubs and ground cover that are no more than 90 feet apart and at
the end of all parking rows. In addition, landscaping is provided at lot line, street
frontage, and the base of the building.
The site design meets and exceeds the code requirement and the design goal of
having trees and shrubs in the parking area.
4
•
f. Screening of service yards and other places, which tend to be unsightly should
be accomplished by the use of walls, fencing, planting or combinations of these.
Screening should be effective in winter and summer.
Response: All service functions are located in the rear yard. Loading and
delivery areas are screened from the street by the building. The trash enclosure
is located in the rear yard as well and is constructed with concrete walls and has
metal gates. Each side of the dumpster has a, 10 foot landscape island that
buffers the view of the enclosures' walls. The materials used to screen the
dumpster perform that function during all seasons.
g.
Service yards and other places that tend to be unsightly are screened by the use
of walls, fencing, planting or combinations thereof with materials that will be
effective in winter and summer.
In areas where general planting will not prosper, other materials such as fences,
walls, and paving of wood, brick, stone or gravel may be used.
Response: In areas such as car overhangs, below canopies, and where existing
footings at the dike stabilization wall are too close to the surface for plants to
prosper, decorative concrete paving, stone, and gravel are used.
The use of decorative concrete paving, stone, or gravel is consistent with the
design goals and principals.
h. Exterior lighting, when used, should enhance the building design and the
adjoining landscape. Lighting standards and fixtures should be of a design and
size compatible with the building and adjacent area. Lighting should be shielded,
and restrained in design. Excessive brightness and brilliant colors should be
avoided.
Response: Exterior building lighting consists of soffit lighting at the canopies and
within each bay between vertical fins. The soffit lighting at the canopies provides
a warm glow that makes this area feel safe and secure after dusk. The other
soffit lighting illuminates the building facade so the detail and texture can be seen
along with landscaping around the building base.
The site lighting consists of pole lights that are designed to light parking areas
and pedestrian pathways. These fixtures are a shoe box type that are on 30 foot
or less bronze anodized poles, have tense diffusers, and are shielded to prevent
glare.
4. Building Design
a. Architectural style is not restricted and evaluation of a project should be based on
quality of design and relationship to surroundings.
Response: The project is . designed according to the style and materials of the
surrounding office buildings and industrial buildings in the park. This insures the
quality is maintained and a strong relationship continue.
5
•
b. Buildings should be to appropriate scale and be in harmony with permanent
neighboring developments.
Response: The length, height and width of each building facade has been
selected so the scale is appropriate and in harmony with existing neighboring
office and industrial buildings.
c. Building components, such as windows, doors, eaves, and parapets, should
have good proportions and relationship to one another. Building components
and ancillary parts shall be consistent with anticipated life of the structure.
Response: The exterior materials consist of glass, concrete, stucco, and
anodized aluminum. All of these components have consistent life spans with
each other and the structure.
The building has been designed with uniform steps so the windows are shaded,
and shielded from the rain. Detailing of ancillary parts such as the window sills
and cornice at the parapet has been updated so they shed water freely to avoid
future surface stains.
The height of the window band has been selected so they visually balance with
the depth of the spandrel below. These bands are the same height at each level
so they have a relationship to each other to give the building as much functional
window area as practical.
Cantilevered spandrels are provided at the corners to accentuate the horizontal
appearance of the building that visually reduces the scale. This feature allows
the bands of windows to flow from one facade to another.
The building facade is composed of a lattice work of vertical fins and horizontal
spandrels. Each unit element has similar detailing and scale. Within each part of
the lattice consists of elements that have good proportions and a relationship to
another which achieves the design goals and guidelines.
d. Colors should be harmonious, with right or brilliant colors used only for accent.
Response: The building color will be natural concrete and sealed. Building
glazing will be energy efficient, bronze in a bronze sash. Building copings will be
bronze to match the building window systems. Mechanical screen color will be
light brown so the color is consistent with the other metal materials on the
building.
These colors are consistent with neighboring buildings, harmonious with each
other, and use accent colors appropriately.
e. Mechanical equipment or other utility hardware on roof, ground or buildings
should be screened from view.
Response: The building has a three foot parapet which will screen all small
pieces of equipment from view. Larger mechanical units are located at the north
and south ends of the building and are enclosed by a free standing mechanical
screen.
The building and site as designed provides screening of mechanical equipment
and other hardware from view.
f Exterior lighting should be part of the architectural concept. Fixtures, standards
and all exposed accessories should be harmonious with building design.
Response: The parking lot lighting fixtures selected are rectilinear so they are
on character with the building and have the same finish color as other metal
building components. The bases for the poles are concrete in color and match
the building.
g.
Where bollard lights are provided they employ concrete in the design so they can
be architecturally finished to match the aggregate walk surfaces.
Monotony of design in single or multiple building projects should be avoided.
Variety of detail, form and fitting should be used to provide visual interest.
Response: The purposed building is part of an industrial park. The industrial
building vary in design detail but commonly employ natural finish that are
smooth, have a board form texture or are aggregate. All of the buildings have
common details but some features that are unique to themselves.
The existing office buildings have similar character but individual details and
features set them apart. The new building . has different proportions than the
adjacent office buildings as well as increased base landscaping.
The design as proposed avoids monotony and has a variety of detail and form
that provides visual interest.
5. Miscellaneous Structures and Street Furniture
a. Miscellaneous structures and street furniture should be designed to be part of the
architectural concept of design and landscape. Materials should be compatible
with buildings, scale should be appropriate, colors should be in harmony with
buildings and surroundings, and proportions should be to scale.
Response: Miscellaneous structures consist of the entry and drop off canopies;
dumpster enclosure and employee break area. The canopy structures are
designed so they integrate the building design components at an appropriate
scale.
The dumpster enclosure wall designs employ the same wall finish as used on the
building spandrels. The metal gate color will match the metal finishes on the
building.
Under the main entry canopy decorative concrete finishes are used. These
finishes will be used at the employee break area. Stone benches will be
provided at the break area and will be used under the building canopies.
Miscellaneous structures and furniture are designed to be part of the architectural
concept and landscaping design.
•
b. Lighting in connection with miscellaneous structures and
meet the guidelines applicable to site, landscape and build
Response: Lighting will be provided at the canopies.
integrated into the building soffits and meet the design
warm, safe and secure feeling area.
Consistency with adopted plans and regulations (TMC18.100.030)
street. furniture should
ings.
This lighting will be
criteria of providing a
6. Demonstrate the manner in which the proposal is consistent with, carries out and helps
implement applicable state laws and the regulations, policies, objectives and goals of the
City of Tukwila Comprehensive Plan, the City of Tukwila's Development Regulations and
other official laws, policies and objectives of the City of Tukwila.
A. Comprehensive Plan:
This project is located in an area designated in the comprehensive plan as "The
Tukwila South Overlay District ". The goals of the overlay district for this area are:
i. The redevelopment of under - utilized areas and development of
Campus Office, Urban Office, Retail, and Light Industrial ; and
ii. Protection and restoration of natural environment features
Response: The development of a third office building facilitates the goal of
developing urban office. The property owner previously provided an easement
on this parcel which allowed the shoreline environment on the adjacent property
to be restored.
B. Shoreline Regulations:
This project is located within the 200 foot setback of the shoreline zone. The
goals of the Comprehensive plan are:
i. The redevelopment of under- utilized areas and development of
intensive commercial and industrial activities; and
ii. Protection and restoration of natural environment features and
riverbank characteristics.
Response: The conversion of this site from a parking lot to a office building
meets the redevelopment goal of providing a more intensive use. The property
owner previously provided an easement on this parcel which allowed the
shoreline environment on the adjacent property to be restored.
C. Transportation:
The proposed facility will mitigate transportation impacts through payment of the
city mitigation fee required by ordinance.
D. Water Quality:
Drainage from this project is into the city system. Drainage from this site flows
into the P -17 regional storm water basin that was constructed as part of the City
of Tukwila Andover Park Drainage Plan.
NK-CD-1/SEGALE-OFF-DES-REV.doc
8
LANCE MUELLER
•
& ASSOCIATES
A R C H I T E C TS
Memorandum
A I A
Date: 12 -3 -09
To: Nora Gierloff
CC: Steve Nelson
From: Bob Fadden— Lance Mueller & Associates
RE,CEI`IED
IOEC 0 8 2009
DEVELOPMENT
Job No. 09 -236
Re: Segale Office Building — Shoreline Permit
Nora,
In spring 2008 we had an pre - application meeting for the Segale Office building located in the
Segale Business. After a delay of a year the project is ready to move ahead.
The purposed building has the same foot print and a similar design to the one reviewed during the
pre - application meeting but is two stories instead of three. This results in a smaller area of the lot
being redeveloped.
Recently the Tukwila South Overlay District has been implemented which included this property by
ordinance 2235. Developments in this overlay are governed by the Development Agreement dated
June 10, 2009 and the Tukwila South Overlay District Design Manual. The site plan provided
complies with section 18.41.090, "Basic Development Standards" listed in the ordinance.
According to the development agreement with the city SEPA is not required unless the scope of the
develop is outside of the "Project Envelope ". This project as presented falls well within that
envelope as described in section 6.2 Further SEPA Review Limited.
Design Review within the "Tukwila South Overlay District" is to be conducted according to TMC
18.41.080. This review is for consistency with the "Tukwila South Overlay District Design Manual"
only. Under the ordinance Land Use decisions, such as a shoreline permit is are TYPE II as
described in TMC 18.108.
Based on the requirements for shoreline permit application provided in checklist we are furnishing
the materials below except for those waived by the city since services already are provided to the
site. In addition we are providing other materials that provide clarification and understanding of the
project and its design.
Materials Attached:
Application Checklist annotated
Application Form
130 Lakeside Ave. • Suite 250 • Seattle, WA • 98122 • (206) 325 -2553 • Fax (206) 328 -0554
SEPA addendum
Concurrency Test Notices
Surface Water
Certificate of Water Availability
Traffic Concurrency Certificate Application
Affidavit of Ownership and Hold Harmless Permission to Enter Property
Major Materials Board
La Pinata LLC contractor license
5 - Photo Exhibit Booklets
5 — Site Lighting Fixture Cuts
8 — 11 x 17 colored site plans
8 — 11 X 17 colored elevations
8 - 11 x 17 perspectives (B & W)
8 Drawing Sets
AO Cover Sheet
A1.0 Existing Conditions Drawing
A1.1 Site Plan
A1.2 Site Section
A1.3 Site Sections
A1.4 Site Sections
A1.5 Site Lighting Plan
A2.1 First Floor Plan
A2.2 Second Floor Plan
A2.3 Roof Plan
A3.1 Exterior Elevations
A4.1 Building Section
L1.1 Landscape Plan
L1.2 Landscape Plan.
If after reviewing this materials you find that additional copies or information is needed please
contact me or Steve Nelson.
Cordially
ei.LARJ_e
Bob Fadden
130 Lakeside Ave. • Suite 250 • Seattle, WA • 98122 • (206) 325 -2553 • Fax (206) 328 -0554
• •
Addendum
I. SEPA
Full environmental review has been conducted for the Tukwila South Project
pursuant to the State Environmental Policy Act (SEPA) and the Tukwila SEPA
Ordinance. A Draft Environmental Impact Statement was prepared and
published on April 5, 2005. A Final Environmental Impact Statement was
prepared and published on July 7, 2005. The EIS included technical appendices
and reviewed all impacts relating to the proposal, including traffic, drainage, and
wetland impacts, among others. The EIS was part of the record before the City's
Planning Commission and City Council in the process of project review for the
Tukwila South Development Agreement ( "DA "), dated June 10, 2009, between
the City of Tukwila and La Pianta. The City Council determined that all
environmental impacts of the project and its alternatives were fully identified and
evaluated in the EIS.
La Pianta entered into the DA with the City of Tukwila to memorialize the permit
review of, and development standards and mitigation for, the full build -out of the
Tukwila South project. The DA provides, at Section 6, that with very limited
exceptions, no further SEPA review shall be required for implementation of the
Tukwila South project. Because the permit being sought for this particular project
is an "Implementing Approval" that does not exceed the Project Envelope, and no
substantial changes have been made to the Tukwila South project, no exception
to this rule is applicable. Accordingly, the EIS satisfies all SEPA requirements for
this particular project application.
The current proposal for development of 18200 Andover Park West at Tukwila
South conforms to the conditions and criteria of the approved DA. No
modifications to the DA are being sought for this development, and as such, no
new threshold determination under SEPA is required.
11. Design Review
Pursuant to the provisions of TMC 18.41.080, design review of the project shall
be a Type II administrative decision. The review shall be limited to the
confirmation of consistency between the proposed design of the project and the
provisions of the "Tukwila South Overlay district Design Manual."
RECtilveo
DEC 0 8 ?009
DCLDPAlaiT
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DEPARTMENT OR LABOR. AND,'INIUSTRIES
REGISTERED AS PROVIDED BY LAW AS,
CoNST CONT ; ..GENERAL
02- 06 -'08 12:06 FROM- publicworks /dcd 2064313665
CITY OF TUKWILA
Public Works Department
Permit Center
6300 Sauthcenter Blvd., Suite 100
Tukwila, WA 98188
ntto llwwvw. cl. tukwh'a, wa us
t laic k r�
, h,E� '-�'
C:7iaiits"tUN'ir
T -965 P002/005 F -211
PermitNo. C/0 -0 /'_)N
Project No. P/ D - Oa? 7 ( ' / ... oc )
(Per once :tse only)
TRAFFIC CONCURRENCY CERTIFICATE APPLICATION
Applications and plans must be complete in order to be accepted for plan review.
Applications will not be accepted through the mail or by fax.
* *Please Print **
SITE LOCATION
i King Co. Assessor's Tax No.: 35 2 304 --9121
Site Address: 18200 Andover Park West
Tenant Name: Segale Properties
PropertyOwnersName: La Pianta LLC
Mailing Address: PO Box 88028 Tukw i 1 a,
Suite Number:
Type of Existing Use: None
WA 98138
Is existing building vacant? DNA
City •
Size of Existing Use: _ None
For how long? DNA
State
zip
CONTACT PERSON - Who do we contact when your concurrency certificate Is ready to be Issued
Name: Steve Nelson Day Telephone: (206•) 575 -2000
Mailing Address: PO Box 88028 Tukwila , WA 98138
E•MailAddress: snelson@sega1epro2erties . corn
city stalo
Fax Number: (206) 575 -1662
Zip
Scope of Work (please provide detailed information): Construction of a 2 story office building
with an ITE gross area of 57,446 square feet with 229 on site parking
stalls.
Type of work:
® New
0 Addition
❑ Change of use
Type of Proposed Use: Corporate off ice
PERMIT APPLICATION DOTES -
❑ Remodel [] Tenant Improvement
Size ofPtoposedUse; 57, 446 square feet
Exptratlon - The concurrency test notice shall expire 90 days after issuance unless the applicant submits a SEPA or other documentation pursuant to
TMC 21.04. If the submittal is made within 90 days, the test notice shall be valid for one calendar year from the date of issuance of the notice. Once
the associated development permit or building permit is approved, the final concurrency certificate shall be valid for 2 years or as long as the
developer possesses a valid building permit for the development. Extensions may be granted in accordance with TMC 9.50.
Transferability —A certificate of concurrency is not transferable to other land, but may be transferred to new owners of the original land. A
certificate of concurrency shall apply only to the specific land use, density, and intensity described in the application for a development permit or
building permit.
1 HEREBY CERTIFY THAT I HAVE READ AND EXAMINED THIS APPLICATION AND KNOW THE SAME TO BE TRUE UNDER
PENALTY OP PERJURY BY THE LAWS OF THE STATE OF WASHINGTON, AND I AM AUTHORIZED TO APPLY FOR THIS PERMIT_
PROPERTY • o R AUTHOR tD • e N
Signature: 4 ��
PrintName: Steven R. Nelson
Mailing Address; PO Box 88028 Tukwila ,
WA 98138
Date: 12/03/09
Day Telephone:
City
Date Application Accepted:
0
Slate
Zip
City of Tukwila Development Application Fees for Concurrency Analysis
Fees for Residential Use
Fees for Non - Residential Use
Unit
All Types of
Residential'
Gross Floor Area
Industrial 2
Office 3
Retail 4
Eatery 5
Institutional
& Ports
All Other
Uses
Between 1 and 3
$300
Less than 5,000
$1,000
$1,800
$2,700
$5,400
$500
$1,500
Between 4 and 5
$600
Between 5,001 and 10,000
$1,500
$2,700
$4,050
$8,100
$1,000
$2,000
Between 6 and 10
$1,200
Between 10,001 and 20,000
$2,000
$3,600
$5,400
$10,800
$1,500
$2,500
Between 11 and 15
$2,000
Between 20,001 and 30,000
$3,000
$5,400
$8,100
$10,800
$2,000
$2,500
Between 16 and 20
$3,500
Between 30,001 and 40,000
$4,000
$7,200
$10,800
$10,800
$2,500
$2,500
Between 21 and 25
$5,000
Between 40,001 and 50,000
$5,000
$9,000
$13,500
$10,800
$3,000
$2,500
Between 26 and 30
$6,500
Between 50,001 and 70,000
$6,000
$10,800
$16,200
$10,800
$4,000
$2,500
Between 31 and 40
$8,000
Between 70,001 and 90,000
$7,000
$12,600
$18,900
$10,800
$5,000
$2,500
Between 41 and 60
$10,000
Between 90,001 and 150,000
$8,000
$14,400
$21,600
$10,800
$6,000
$2,500
Greater than 60
$12,000
Between 150,001 and 200,000
$9,000
$16,200
$24,300
$10,800
$7,000
$2,500
Greater than 200,000
$10,000
$18,000
$24,300
$10,800
$8,000
$2,500
1 All residential uses defined by the ITE Trip Generation Manual Land Use Codes 200 -299, including single family, multi- family, mobile home parks, and shared housing
2 All industrial/agricultural uses defined by the ITE Trip Generation Manual Land Use Codes 100-199, induding light and heavy industrial, manufacturing, and warehousing
3 All office, medical, and service related uses defined by the ITE Trip Generation Manual Land Use Codes 600 -699, 700 -799, and 900 -999, including
general office, medical facilities, and banks
4 All retail and recreation uses defined by the ITE Trip Generation Manual Land Use Codes 400 -499, 800 -830 and 837 -899, including retail sales, rental
sales, athletic clubs, and theaters
5 All food service uses defined by the ITE Trip Generation Manual Land Use Codes 831 -836, excluding accessory (stand - alone) drive- through
espresso stands (or similar) under 250sf which are assessed $300
6 All institutional and transportation uses defined by the ITE Trip Generation Manual Land Use Codes 000 -099 and 500 -599, including schools, places
of worship, day care, terminals, and transit
Concurrency Application Fee TableFees
Page 2 of 2
Recording Requested By And
When Recorded Mail To:
The City of Tukwila
Department of Public Works
6300 Southcenter Blvd, Suite 100
Tukwila, Washington 98188
Attn: Ryan Larson
CONFORMED COPY
20080604000332
WLR -ONRP ERS 0.00
PAGE001 OF 015
06/04/2008 09:46
KING COUNTY, WA
EASEMENT AGREEMENT
Grantor(s): La Pianta LLC, a Washington Limited Liability Company
Grantee(s): The City of Tukwila, a municipal corporation of the State of
Washington, and The King County Flood Control Zone District, a quasi
municipal corporation of the State of Washington
Legal Description (abbreviated): Ptn. of Lot 4, BLA 93 -0085, Recording No.
9311301961; Parcel B, BLA L99 -0008, Recording No. 9906099010; and Parcels A,
D & E, BLA L02 -029, Recording No. 20021007900001
Additional legal description on page 10, hereinafter called Exhibit A.
Assessor's Tax Parcel ID #: 3523049015, 3523049018, 3523049019, and
3523049121
Project: Tukwila -205 Levee
THIS EASEMENT AGREEMENT (this "Agreement ") is made as of the 3o
day of al AI , 2008, by and among La Pianta LLC, a Washington
limited liability company, hereinafter called "Grantor ", and The City of Tukwila, a
municipal corporation of the State of Washington, and The King County Flood
Control Zone District, a quasi - municipal corporation of the State of Washington,
each hereinafter called a Grantee and both hereinafter collectively called "Grantees ".
RECITALS
A. Grantees have certain legal responsibilities with respect to the repair,
maintenance and reconstruction of the Tukwila 205 Flood Control Project located in
the City of Tukwila, Washington (the "Project ").
B. Grantor owns certain real property located adjacent to the Project.
C. The parties desire to enter into an agreement to create certain
easements for the inspection, repair, maintenance and reconstruction of the Project
as described and subject to the terms and conditions set forth below.
AGREEMENT
NOW THEREFORE, for good and valuable consideration, the receipt and
sufficiency of which are acknowledged, the parties agree as follows:
1. Grant of Easements
Grantor hereby grants and conveys to the Grantees, their successors and
assigns easements (the "Easements "), subject to the terms and conditions set forth
in this Agreement, under, over and upon those limited portions of the real property
described in Exhibit A (the "Property ") which are more particularly described in
Exhibits B, C, and D attached hereto and by this reference made a part hereof,
situated in King County, Washington, all for the specific and limited purposes set
forth below:
EASEMENT PAGE 1
99999-2033/LEGAL 143 1 666 5.1
•
1. Flood Protection Easement. A perpetual right and
easement in favor of Grantees in the land described in Exhibit B to
construct, maintain, repair, operate, patrol and replace a flood control
structure, including all appurtenances thereto ( "Flood Protection
Easement "); reserving, however, to Grantor, its successors and assigns,
all such rights and privileges as may be used without interfering with or
abridging the rights and easement hereby acquired.
2. Access Road Easement. A perpetual easement and right -
of -way in favor of the Grantees for ingress and egress for the sole
purposes of inspection, repair and maintenance of the Flood Control
Project in, on, over and across the land described in Exhibit C (the
"Access Road Easement "); together with the right to trim, cut, fell, and
remove therefrom all trees, underbrush, and other vegetation,
obstructions, structures, or obstacles within the limits of the easement
and right -of -way; reserving however, to Grantor, its successors and
assigns, all such rights and privileges as may be used without
interfering with or abridging the rights and easement hereby acquired;
this grant of easement being subject, however, to all easements,
reservations, covenants, conditions and restrictions of record. Grantees
acknowledge that the Access Road Easement Area, as described in (b)
below, is currently paved to within a few feet of the Flood Control
Project and is used for ingress and egress for nearby commercial
buildings. Accordingly, Grantees and their employees, contractors and
agents, shall not park vehicles or store equipment on the Access Road
Easement Area.
(a) Grantor reserves the right to relocate the Access Road
Easement from time to time so long as the substituted site is of
reasonably comparable size and is suitable for the purposes of this
easement.
(b) Except in cases of emergency, Grantees shall give written
notice to Grantor of its intent to enter onto the Access Road Easement
Area (as that term is defined below) no less than forty -eight (48) hours
prior to each entry in order to allow Grantor sufficient time to remove
any vehicles and other property of Grantor or its tenants that may be
present within the easement area. In cases of emergency Grantees
shall give such notice as may be reasonable under the circumstances.
(c) The Access Road Easement shall be located in the area
of land described and depicted in Exhibit C (the "Access Road
Easement Area ").
(d) Promptly after the exercise of this right to enter onto and
use the Access Road Easement, Grantees, and each of them, and their
respective employees, contractors and agents, shall restore the surface
of the Access Road Easement to the condition existing prior to the
entry, shall repair any damage occasioned by its or their entry onto and
use of the Easement, and shall leave the Access Road Easement Area
in good, neat, clean and safe condition.
3. Temporary Work Area Easement. A temporary easement
and right of way in favor of Grantees in, on, over and across the land
described in Exhibit D from the date of this Easement Agreement
through December 31, 2008, which date may be extended as mutually
agreed to by the parties to allow completion of the levee rehabilitation
repair construction for Project Job No. GRE -3 -07, for the purpose of a
work area (the "Temporary Work Area Easement "), including the right to
EASEMENT PAGE 2
99999 -2033 /LEGAL 14316665.1
•
temporarily stockpile fill and waste material thereon, move, store and
remove equipment and supplies, erect and remove temporary structures
on the land and to perform any other work necessary and incident to the
construction of improvements to the Flood Control Project, together with
the right to trim, cut, fell, and remove therefrom all underbrush,
obstructions, structures, or obstacles within the limits of the Temporary
Work Area Easement excepting, however, trees, which Grantees shall
not disturb, injure, move, remove or damage; reserving however, to
Grantor, its successors and assigns, all such rights and privileges as
may be used without interfering with or abridging the rights and
easement hereby acquired; this grant of easement being subject,
however, to all easements, reservations, covenants, conditions and
restrictions of record.
(a) The Temporary Work Area Easement shall be located in
the area of land described in Exhibit D (the "Temporary Easement
Area "). Grantees shall maintain the Temporary Easement Area in good,
neat, clean and safe condition.
(b) Promptly after the exercise of this right to enter onto and
use the Temporary Work Area Easement, Grantees, and each of them,
and their respective employees, contractors and agents, shall remove
all stockpiled material and all equipment and personal property of
Grantees, or either of them, and of their respective employees,
contractors and agents, clean the surface of the Temporary Work Area
Easement of any waste, restore the surface of the Temporary Work
Area Easement to the condition existing prior to the entry, and repair
any damage occasioned by its or their entry onto and use of the
Easement.
2. Security for Road Access Easement
No later than December 31, 2008, Grantees shall place and install locked
bollards across the Road Access Easement at the toe of the Flood Control Project
where it meets the Road Access Easement Area, and, if the Road Access Easement
is relocated, shall promptly place and install locked bollards at the same relative
location in the new Road Access Easement Area. Immediately upon installation of
the bollards, Grantees shall provide to Grantor a key or combination to open the
bollards, and shall ensure that Grantor has one or more keys, and /or an accurate
combination or combinations, at all times so that Grantor has the ability at all times
to open the bollards. The bollards shall be reasonably designed and placed so as to
minimize any interference with use of the Road Access Easement Area by Grantor
and its tenants.
3. No Rights Created in Public
Nothing in this grant shall be deemed to be to be a gift or dedication of land to
the public, or a grant of access to the general public or for recreational uses. The
scope of this grant is expressly limited to Grantees, for their use and for the use of
their employees and contractors, for the limited purposes described in this
Agreement.
4. Grantees' Indemnification of Grantor
Grantees, and each of them, and their respective successors and assigns,
shall protect, indemnify, defend and hold Grantor, and its successors and assigns,
harmless from and against any and all loss, costs, claims, suits, liabilities, causes of
action and expenses of any kind or nature (including reasonable attorneys' fees)
arising out of, related to, or incurred by reason of the exercise of the easement rights
EASEMENT PAGE
99999 - 2033 /LEGAL 1431 6665.1
•
granted hereunder. Without limiting the generality of the foregoing, Grantees, and
each of them, shall protect, indemnify, defend, and hold harmless Grantor, and its
successors and assigns, from and against any and all loss, costs, claims, suits,
liabilities, causes of action and expenses of any kind or nature (including reasonable
attorneys' fees) arising out of, related to, resulting from or incurred by reason of or
based upon, the release onto or from Grantor's property by Grantees, or either of
them, or any of their respective employees, agents, contractors and /or licensees, of
any hazardous or toxic materials or substances, or the violation by any such party of
any law or laws regulating the handling, treatment, storage, disposal, release, or
transport of any hazardous or toxic materials or substances.
5. Insurance
Each Grantee shall maintain and keep in full force and effect a policy of
general liability insurance in an amount not less than One Million Dollars per
occurrence, and shall provide Grantor with a certificate of insurance or self
insurance from time to time upon Grantor's request, and will name Grantor, its
successors and assigns as Additional Insureds in the event one or both of the
Grantees should choose not to self- insure. Each Grantee may self- insure its
obligations hereunder. Except to the extent of any gross negligence on the part of
Grantor, each Grantee shall indemnify and hold Grantor, its successors and assigns
harmless from all claims, damages or causes of action, including attorneys' fees and
court costs, arising from that Grantee's use of the Easements.
6. Binding on Successors and Assigns; Limited Right to Assign
The rights, conditions, covenants and provisions contained in this Agreement
shall inure to the benefit of and be binding on the parties hereto and their respective
heirs, administrators, executors, successors and assigns and shall run with the land.
Grantees and each of them shall have the right to assign their rights and interests
under this Agreement to any one or more governmental entities that are created and
then - existing under the laws of the State of Washington that have legal
responsibilities in connection with the inspection, maintenance, repair, rehabilitation
and replacement of the Flood Control Project.
7. Eminent Domain
If any part of any easement area is taken by any governmental agency in the
exercise of its power of eminent domain, the award granted under such proceedings,
or any settlement in lieu thereof, for the taking of such property shall be wholly
payable to Grantor. If less than all of the easement area is taken, the easement
granted herein shall continue in full force and effect with respect to the portion of the
easement area not taken. If all of any easement area is taken, the easement
granted herein shall terminate and the obligations hereunder of Grantor and Grantee
shall automatically cease and terminate as to that easement area when possession
is transferred to the condemning agency except with respect to any obligations with
respect to events occurring prior to the termination of the easement.
8. Grantor's Reserved Use
Notwithstanding anything in this Agreement to the contrary, Grantor reserves
the right to engage in any uses that are compatible with the full enjoyment by
Grantees of the rights granted in this Agreement.
9. Miscellaneous
(a) In the event of any action or arbitration by any party to this Agreement
for breach of or to enforce any provisions or rights hereunder, the reasonable costs
and expenses incurred by the substantially prevailing party in such action, including,
EASEMENT PAGE4
99999- 2033/LEGAL 1 4316665.1
•
but not limited to, such substantially prevailing party's reasonable attorneys' fees,
shall be paid by the other party or parties to such action or arbitration.
(b) Neither this Agreement nor any acts of any party shall be deemed or
construed by the parties hereto, or any of them, or by any third person, to create the
relationship of principal and agent, or of partnership, or of joint venture, or of any
association.
(c) Any modification, waiver, amendment, discharge or change of this
Agreement shall be valid only if the same is in writing and signed and acknowledged
by all of the parties, and an original thereof is recorded in the real property records of
King County, Washington.
(d) In the event any term, covenant, condition, provision, or easement
contained in this Agreement is held to be invalid, voided or otherwise unenforceable,
by any court of competent jurisdiction, such holding shall in no way affect the validity
or enforceability of any other term, covenant, condition, provision, or easement
contained in this Agreement.
(e) Paragraph captions are inserted as a matter of convenience and for
reference and in no way define, limit, extend or describe the scope of this
Agreement or any of its provisions.
10. Completion of Agreement
This Agreement shall not be binding on Grantor until (i) it has been executed
and acknowledged by all parties, and (ii) a copy of the fully executed and
acknowledged Agreement has been delivered to Grantor.
EASEMENT PAGE
99999-2033/LEGAL 14316665.1
Entered into as of the day and year first above written.
GRANTOR:
LA PIANTA LLC, a Washington limited
liability company
EASEMENT
99999 - 2033 /LEGAL 14316665.1
By: Metro Land !Development, Inc.
Its: Manager
GRANTEE:
. Segale, Vide President
THE CITY OF TUKWILA, a municipal
corporation of the State of Washington
By:
me: 2411111 •
Title: 41/4-(or
GRANTEE:
DISTRICT
KING COUNTY FLOOD CONTROL ZONE
a quasi municipal corporation
By:
Acting pursuant to Resolution No.
FCZD2008 -01.2 of said Grantee
Name:
Title: of Kinq County
PAGE 6
1
• •
STATE OF WASHINGTON )
) ss.
COUNTY OF KING
On this 304t'`day of May, 2008, before me, the undersigned, a Notary Public
in and for the State of Washington, duly commissioned and sworn, personally
appeared Mark A. Segale to me known to be the person who signed as Vice
President of the Manager of La Pianta LLC, a Washington limited liability company
that executed the within and foregoing instrument, and acknowledged said
instrument to be the free and voluntary act and deed of said Limited Liability
Company for the uses and purposes therein mentioned, and on oath stated that
he /she was duly elected, qualified and acting as said officer of the corporation, and
that he /she was authorized to execute said instrument and that the seal affixed, if
any, is the corporate seal of said corporation.
IN WITNESS WHEREOF I have hereunto set my hand and official seal the
day and year first above written.
SUSAN A. THOMAS
Notary Public
State of Washington
My Commisslon Expires
May Ol , 2010
EASEMENT
99999 - 2033 /LEGA L l 4316665.1
Print Klanie: Sal
Notary Public in n. for the State of Washington,
residing at: .4!/L11f
My commission expires: S -Ab /D
PAGE
STATE OF WASHINGTON )
) ss.
COUNTY OF KING )
On this 30t-day of 11,1 c ( , 2008, before me, the undersigned, a
Notary Public in and for the State of Washington, duly commissioned and sworn,
personally appeared "'r; Y■ k-t ' 3 , to me known to
be the person who signed as rh City of Tukwila, a
municipal corporation of the State of Washington, that executed the within and
foregoing instrument, and acknowledged said instrument to be the free and
voluntary act and deed of said corporation for the uses and purposes therein
mentioned, and on oath stated that was duly elected, qualified and
acting as said officer of the corporation, that h was authorized to
execute said instrument and that the seal affixed, if any, is the corporate seal of said
corporation.
IN WITNESS WHEREOF I have hereunto set my hand and official seal the
day and year first above written.
Cant& -I-
Print Name:f)a.a - ,4 ,4 -IV►1 he - (�idGor�
Notary Public in and for the State of Washington,
residing at: i a eoryt, c�
My commission expires: i p.. /1
EASEMENT PAGE 8
99999- 2033/LEGAL 14316665. I
• •
STATE OF WASHINGTON )
) ss.
COUNTY OF KING
I certify that I know or have satisfactory evidence that
is the person who appeared before me, and said person
acknowledged that _he signed this instrument, on oath stated that _he is
authorized to execute the instrument and acknowledged it as the
of King County,
acting on behalf of the King County Flood Control Zone District pursuant to
Resolution FCZD2008 -01.2 of said District to be the free and voluntary act of such
party for the uses and purposes mentioned in the instrument.
Dated:
Print Name:
Notary Public in and for the State of Washington,
residing at:
My appointment expires:
EASEMENT PAGE 9
99999- 2033/LEGA 1.143 1 6665. I
EXHIBIT A
UNDERLYING PROPERTY PARCEL(S)
LEGAL DESCRIPTION
Lot 4 as shown on Boundary Line Adjustment No. 93 -0085 recorded under recording
number 9311301961.
Also, Parcels A, D and E shown on Boundary Line Adjustment No. L02 -029,
recorded under recording number 20021007900001.
Also, Parcel B shown on Boundary Line Adjustment No. L99 -0008, recorded under
recording number 9906099010.
EASEMENT
99999- 2033/LEGAL 14316665.1
PAGE 10
EXHIBIT B
FLOOD CONTROL EASEMENT AREA
LEGAL DESCRIPTION
ALL THOSE PORTIONS OF LAND DESCRIBED AS LOT 4 AS SHOWN ON
BOUNDARY LINE ADJUSTMENT NO. 93 -0085 RECORDED UNDER KING
COUNTY AUDITOR'S FILE NO. 9311301961, AND LAND DESCRIBED AS
PARCEL "D" ON BOUNDARY LINE ADJUSTMENT NO. L02 -029, RECORDED
UNDER KING COUNTY AUDITOR'S FILE NO. 20021007900001, LYING
WESTERLY OF THE ORDINARY HIGH WATER MARK ON THE LEFT BANK OF
THE GREEN RIVER AND EASTERLY OF THE FOLLOWING DESCRIBED LINE:
BEGINNING AT THE NORTHEASTERLY CORNER OF THE AFOREMENTIONED
LOT 4; THENCE WESTERLY ALONG THE NORTH LINE OF SAID LOT 4 ALONG
A CURVE CONCAVE TO THE NORTH THE RADIAL CENTER OF WHICH BEARS
NORTH 20° 20'04 "WEST A DISTANCE OF 336.00 FEET; THENCE ALONG SAID
CURVE THROUGH A CENTRAL ANGLE OF 00° 44'43" AN ARC LENGTH OF 4.37
FEET; THENCE LEAVING SAID NORTH LINE SOUTH 53° 36'41 "WEST 91.03
FEET TO A TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 27.83 FEET;
THENCE ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 23° 59'08" AN
ARC LENGTH OF 11.65 FEET; THENCE SOUTH 29° 37'33 "WEST 91.54 FEET TO
A TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 117.83 FEET;
THENCE ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 05° 31'44 ",
AN ARC LENGTH OF 11.73 FEET; THENCE SOUTH 24° 05'49 "WEST 88.46 FEET;
THENCE SOUTH 22° 34'48 "WEST 71.63 FEET; THENCE SOUTH 18° 39'07 "WEST
97.03 FEET TO A TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 37.83
FEET; THENCE ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 21°
09'15" AN ARC LENGTH OF 13.97 FEET; THENCE SOUTH 02° 30'07 "EAST 59.72
FEET; THENCE SOUTH 01° 02'09 "EAST 103.01 FEET TO A TANGENT CURVE
TO THE RIGHT HAVING A RADIUS OF 102.17 FEET; THENCE ALONG SAID
CURVE THROUGH A CENTRAL ANGLE OF 05° 28'08" AN ARC LENGTH OF 9.75
FEET; THENCE SOUTH 04° 25'59 "WEST 166.45 FEET; THENCE SOUTH 02°
54'29 "WEST 84.06 FEET; THENCE SOUTH 05° 08'41 "WEST 253.64 FEET, MORE
OR LESS, TO INTERSECT THE EASTERLY BOUNDARY OF THE
AFOREMENTIONED LOT 4, AND BEING THE TERMINUS OF THIS LINE.
ALL SITUATE IN THE EAST HALF OF SECTION 35, TOWNSHIP 23 NORTH,
RANGE 4 EAST OF THE W.M., CITY OF TUKWILA, KING COUNTY,
WASHINGTON.
EASEMENT PAGE 11
99999- 2033/LEGAL 14316665.1
•
EXHIBIT B
FLOOD CONTROL EASEMENT AREA
SITE DEPICTION
•
t) DELTA - 23'59'08'
�\-/ RADIUS - 27.83'
LENGTH - 1165'
2 DELTA - 0631'44'
RADIUS - 117.83'
LENGTH -1137
ODELTA • 2t09'15'
RADIUS - 37.83'
LENGTH -13.97
ODELTA • 0628'08'
RADIUS -102.17
LENGTH - 925'
DELTA - 00'44'43'
v RADIUS • 336.00'
LENGTH • 4.37'
EASEMENT'
99999- 2033/LEG AL 14316665.1
PAGE 12
• •
EXHIBIT C
ACCESS ROAD EASEMENT AREA
LEGAL DESCRIPTION
AN INGRESS AND EGRESS EASEMENT OVER SEGALE PARK DRIVE "A" AS
SHOWN ON CITY OF TUKWILA BOUNDARY LINE ADJUSTMENT AS
RECORDED UNDER KING COUNTY RECORDERS NO. 9906099010 AND ITS
EXTENSION SOUTHERLY TO INTERSECT THE SOUTH LINE OF PARCEL "A"
OF TUKWILA BOUNDARY LINE ADJUSTMENT AS RECORDED UNDER KING
COUNTY RECORDERS NO. 20021007900001.
ALSO
A 20 FOOT WIDE INGRESS AND EGRESS EASEMENT OVER A PORTION OF
PARCELS "D" AND "E" OF CITY OF TUKWILA BOUNDARY LINE ADJUSTMENT
AS RECORDED UNDER KING COUNTY RECORDERS NO. 20021007900001
AND OVER A PORTION OF PARCEL "B" OF CITY OF TUKWILA BOUNDARY
LINE ADJUSTMENT AS RECORDED UNDER KING COUNTY RECORDERS NO.
9906099010, SAID 20 FOOT WIDE EASEMENT BEING DESCRIBED AS
FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF THE AFOREMENTIONED
PARCEL "E "; THENCE SOUTH 66° 31'27 "EAST ALONG THE NORTH LINE OF
SAID PARCEL "E" A DISTANCE OF 992.96 FEET TO AN ANGLE POINT ON SAID
NORTH LINE, ALSO BEING THE POINT OF BEGINNING FOR THIS
DESCRIPTION; THENCE SOUTH 54° 15'07 "EAST 207.68 FEET;
THENCE SOUTH 66° 34'09 "EAST 87.00 FEET;
THENCE NORTH 23° 25'51 "EAST 20.00 FEET;
THENCE NORTH 66° 34'09 "WEST 84.84 FEET;
THENCE NORTH 54° 15'07 "WEST 207.80 FEET TO THE EAST LINE OF PARCEL
"A" OF SAID BOUNDARY LINE ADJUSTMENT AS RECORDED UNDER KING
COUNTY RECORDERS NO. 20021007900001; THENCE SOUTH 29° 14'17 "WEST
ALONG SAID EAST LINE 20.13 FEET TO THE POINT OF BEGINNING.
EASEMENT
99999.2033 /LEGAL 14 316665.1
PACE 13
• •
n EXHIBIT — Cn
ACCESS ROAD EASEMENT
SOUTH 180th STREET
EASEMENT
99999 -2033 /LEGAL 14316665.1
I'AGE 14
•
EXHIBIT D
TEMPORARY WORK AREA EASEMENT
SITE DEPICTION
5 TEMPORARY
WORK AREA
EASEMENT
99999 -2033 /LEGAL 1531666 5.1
PAGE 15
CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA
98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E -mail: tukplan(ir)ci.tukwila.wa.us
AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS
PERMISSION TO ENTER PROPERTY
STATE OF WASHINGTON
ss
COUNTY OF KING
The undersigned being duly sworn and upon oath states as follows:
1. I am the current owner of the property which is the subject of this application.
2. All statements contained in the applications have been prepared by me or my agents and are true and correct
to the best of my knowledge.
3. The application is being submitted with my knowledge and consent.
4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter
upon Owner's real property, located at
Andover Park West & Segale Park Drive D
RECEI VED
DEC 0 8 2009
CMuNOY
DEVELOPMENT
for the purpose of application review, for the limited time necessary to complete that purpose.
5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private
property during the City 's entry upon the property , unl ess the loss or damage is the result of the sole
negligence of the City.
6. Non - responsiveness to a City information request fo r ninety (90) or more day s, shall be cause to cancel the
application(s) without refund of fees.
EXECUTED at Tukwila
(city),
Print Name
Address
Phone Number
WA (state) on November 30 ,2009
Mario A. Segale
PO Box 88028, Tukwila, WA 98138
206 -575 -2000
Signature
On this day personally appeared before me M ci ri 0' -4. Seol n 1 to me known to be the individual who
executed the foregoing instrument and acknowledged that he /she signed the sam e as his/her voluntary act and deed for the uses
and purposes mentioned therein.
SUBSCRIBED AND SWORN TO BEFORE ME ON THIS 3 Cr DAY OF N AV e . ba /' 20 O 9
BRIAN R. COOMBS
NOTARY PUBLIC
STATE OF WASHINGTON
COMMISSION EXPIRES
DECEMBER 15, 2011
TARY PUBLIC in and for the State of Washington .
esiding at / is 1 , IA' A
hf Commission expires on
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18200 ANDOVER PARK WEST TUKWILA, WA.
12 -3 -09
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KEN LARGE
SEGALE BUSINESS PARK Landscape Architect
21803 NE 1716 [to•t
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Sammarnish, W. 98074
PO 508 88028 • Tama. WA. 081.111.2028
5811 5288a P. Dela •C• • Tana, WA. 08158.4798
tea... POP 575-20173 • Fa* POO 5754857
Office: 425:836-4578, Ca 206-396-7617
&mot klIa@comatstnet FAX: 425-898-8923
RECEIVED
,APR 21. 2010
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• •
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SEGALE 2 STORY OFFICE BUILDING
18200 ANDOVER PARK WEST
TUKWILA, WASHINGTON
LANCE MUELLER & ASSOCIATES
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1 GALLON CAN
22
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23
CPIOIS
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GAULTHERIA SHALLON
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46
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15
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1086 18188414
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27
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269.1841414
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101
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118
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4
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STATE OF
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REGISIERED
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RIBES SAWAUIPEUM
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ROSEMARY OFFICINALIS
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RUBUS CALYCINOMES
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STATE OF
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REGISIERED
ARCM
II1A 141:5604
GERIVIGATh 5301
Segale Two Story Office Building
18200 Andover Park West
Tukwila, Washington
RECEIVED
DEC 0 8 2009
COMMUNITY
DEVELOPMENT
VOIMM
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•
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1/////////
ANDOVER PARK WEST
(SEGALE DRIVE A)
SEGALE 2 STORY OFFICE BUILDING
18200 ANDOVER PARK WEST
TUKWILA, WASHINGTON
LANCE MUELLER B ASSOCIATES
A A C M I T S C TB • A I A
130 LAKESIDE • SEATTLE, WA 98122 • 208 325 2553
DEC 0 8 2009
COMMUNITY
DEVELOPMENT
P.L 84 -99 LEVEE
REHABILITATION
TUKWILA2O5: SITES 3 & 5,
GREENRIVER
B R I T I S H C O L U M B I A`
BELLINGHAM
MT. VERNON
SEATTLE
WASHINGTON
o WALLA WALLA
0
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PEIGLETO° VICINITY MAP
NOT TO SCALE
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DRAWING INDEX
SHEET PLATE TITLE
NO. NO.
1 G-001 TITLE, DRAWING INDEX, VICINITY AND AREA MAPS,
2 C -001 CONSTRUCTION NOTES
3 C -101 TUKWILA 205 — SITE 5 GENERAL SITE PLAN
4 C -102 TUKWILA 205 — SITE 3 GENERAL SITE PLAN
5 C -103 TUKWILA 205 — SITE 5 SITE PLAN 1
6 C -104 TUKWILA 205 — SITE 5 SITE PLAN 2
7 C -105 TUKWILA 205 — SITE 3 SITE PLAN 1
8 C -106 TUKWILA 205 — SITE 3 SITE PLAN 2
9 C -301 TUKWILA 205 — SITE 5 TYPICAL SECTION 1
10 C -302 TUKWILA 205 — SITE 5 TYPICAL SECTION 2
II C -303 TUKWILA 205 — SITE 3 TYPICAL SECTION
12 C -304 SITE 3 CROSS SECTIONS
13 C -305 SITE 5 CROSS SECTIONS
14 C -501 DETAILS 1
15 C -502 DETAILS 2
16 C -503 DETAILS 3
PN C1972 FY 08
GRE -3 -07
1111111 1111111 1 1111111 '111111, j11"
�
I�I1IIII'
' o.
FINAL SUBMITTAL 100%
1111111 11111 BUl
NOT ALL UTILITIES SHOWN ON
PLANS CALL 2 WORKING DAYS
BEFORE YOU DIG
1- 800 - 424 -5555
IF SHEET MEASURES LESS THAN 22'X34' IT IS
A REDUCED PRINT. REDUCE SCALE ACCORDINGLY.
Plate
number:
Sheet 1 of 16
Imm
2
(1) PRELIMINARY CLEARING AND GRUBBING, STAGING AREAS AND CONSRUCTION ACCESS RAMP
1. ESTABLISH CONSTRUCTION STAGING AREAS, AS SHOWN ON PLANS.
2. INSTALL TEMPORARY EROSION CONTROL MEASURES FOR PHASES OF WORK TO BE CONDUCTED. WORKING AS CONSTRUCTION
ADVANCES, CONTINUE TO INSTALL SILT FENCING ALONG FULL LENGTH OF DISTURBED AREAS OF THE PROJECT SITE. INSTALL
EROSION CONTROL MEASURES AS NEEDED TO PREVENT THE DISCHARGE OR ACCUMULATION OF SEDIMENT INTO THE RIVER,
ADJACENT SWALES, CATCH BASINS AND STORM DRAINS AND OFF -SITE. ACCUMULATION OF SEDIMENT IN ADJACENT SWALES
OR STORM DRAINS WILL BE MONITORED DAILY AND CLEANED TO ENSURE CONTINUED SERVICE THROUGHTOUT CONSTRUCTION.
3. CLEAR AND GRUB PROJECT SITE AND AREAS N VICINITY OF CONSTRUCTION ACCESS RAMP, INCLUDING REMOVAL OF EXISTING
TREES NEEDED TO FACILITATE ACCESS RAMP CONSTRUCTION. DISPOSE OF VEGETATION AND OTHER UNSUITABLE MATERIALS IN
AN APPROVED AND PERMITTED OFFSITE LOCATION.
(2) RESTORATION, TRAIL RESURFACING, AND TEMPORARY CONSTRUCTION WORK AREAS.
L CONSTRUCT GRAVEL TRAIL ALONG TOP OF LEVEE AT SITE 5. CONSTRUCT ASPHALT PAVED TRAIL ALONG TOP OF LEVEE AT
SITE 3 AND RESTORE ASPHALT ON ALL DISTURBED AREAS, INCLUDING TEMPORARY CONSTRUCTION WORK AREAS.
2. HYDROSEED ALL DISTURBED SITE AREAS.
3. RESTORE TEMPORARY WORK AREAS TO PRE - CONSTRUCTION CONDITION. REPLACE ANY DAMAGED CURBS, PAINT STRIPES, ETC.
IN KIND.
4. RESTORE ACCESS ROAD CONDITIONS AND FEATURES (FENCING, GATES, ETC...) TO PRE CONSTRUCTION CONDITIONS.
GENERAL CONSTRUCTION NOTES
1. ALL IN -WATER PROJECT WORK SHALL BE COMPLETED DURING THE FISH WINDOW JULY 1ST - SEPTEMBER 15TH.
2. THE LIMITS OF THE STAGING AREA WILL BE DELINEATED IN THE FIELD BEFORE THE START OF CONSTRUCTION. FOLLOWING
CONSTRUCTION, CONSTRUCTION MATERIALS WILL BE REMOVED AND ANY DISTURBED BARE SOIL IN ANY UNPAVED PORTION OF THE
STAGING AREA WILL BE HYDROSEEDED.
3. HEAVY EQUIPMENT WILL OPERATE EITHER FROM THE TOP OF BANK, OR FROM THE MID-SLOPE BENCH WELL ABOVE THE WATERLINE.
THE EXCAVATOR BUCKET WILL ENTER THE WATER ONLY TO EXCAVATE MATERIAL TO ALLOW PLACEMENT OF ROCK AND LOG
STRUCTURES.
4. ALL GAS AND OIL CONTAINERS FOR SMALL EQUIPMENT SHALL BE SAFELY AND SECURELY STORED IN UTILITY VEHICLES.
5. CONTRACTOR MAY PROPOSE AN ALTERNATIVE LWD ANCHORING METHOD TO THE GOVERNMENT FOR APPROVAL (SEE SPECIFICATIONS).
6. PERMANENT ACCESS RAMPS DOWN TO MID SLOPE BENCH SHALL MEET REQUIREMENTS OF EM 385 -1 -1.
EROSION CONTROL AND VEGETATION NOTES
1. VEGETATION TO BE PRESERVED AND CLEARING LIMITS WILL BE FLAGGED IN THE FIELD PRIOR TO THE START OF CONSTRUCTION BY
THE PROJECT ENGINEER OR THE PROJECT ECOLOGIST.
2. EROSION CONTROL HYDROSEED MIX WILL BE USED TO ESTABLISH INITIAL GROUND COVER ON ALL DISTURBED AREAS, USING
WASHINGTON STATE DEPARTMENT OF TRANSPORTATION HYDROSEED MIX.
CONCRETE RETAINING WALL CONSTRUCTION NOTES
1. MINIMUM CONCRETE COMPRESSIVE STRENGTH - 4,000 PSI AT 28 DAYS. SEE SPECIFICATIONS FOR ADDITIONAL INFO.
2. STEEL REINFORCEMENT SHALL CONFORM TO ASTM A615, GRADE 60.
3. DESIGN DATA
EQUIVALENT FLUID PRESSURE - 53 PCF
SATURATED SOIL UNIT WT - 130 PCF
EQUIVALENT PASSIVE SOIL PRESSURE - 317 PCF
COEFFICIENT OF FRICTION ASSUMED - 0.31
SURCHARGE LOAD EOUIVALENT TO 3 FEET OF SOIL
ALLOWABLE SOIL BEARING - 2000 PSF
3 1
4
ABBREVIATIONS
AC ASPHALTIC CONCRETE
ALIGN ALIGNMENT
APPROX APPROXIMATELY
AT
CENTERLINE
CF CUBIC FEET
CFS CF PER SECOND
DBH DIAMETER BREAST HEIGHT
E EAST
EL, ELEV ELEVATION
EXIST EXISTING
FT, ' FEET
GA
KCFS
LWD
N
NTS
OHW
PC
PI
POB
POE
PT
R
RM
S
STA
TYP
U/S
WSEL
INCHES
THOUSAND CFS
LARGE WOODY DEBRIS
NORTH
NOT TO SCALE
ORDINARY HIGH WATER
POINT OF CURVATURE
POINT OF INTERSECTION
POINT OF BEGINNING
POINT OF END
POINT OF TANGENCY
RADIUS
RIVER MILE
SOUTH
STATION
TYPICAL
UPSTREAM
WATER SURFACE ELEVATION
W WEST
5
NOT ALL UTILITIES SHOWN
ON PLANS, CALL 2 WORKING
DAYS BEFORE YOU DIG
1- 800 - 424 -5555
IF SHEET MEASURES LESS THAN 22' X 34- IT IS
A REDUCED PRINT. REDUCE SCALE ACCORDINGLY.
US Army Corps
of Engineers
Seattle ITistrict
1
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CONSTRUCTION NOTES
WASHINGTON
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KING COUNTY
Plote
number:
C -001
Sheet 2 of 16
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Plote
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C -101
Sheet 3 of 16
..�i\
4
t _
r +PROPOSED
STAGING AREA ,: (TEMPORARY WORK stk AREA EASEMENT)
5
NOTES,
1. MAPPING COMPILED FROM FEBRUARY 2006
AERIAL PHOTOS. MAPPING BY 3Di WEST FOR
KING COUNTY DNR AND PARKS. MAP SCALE,
1" -100', CONTOUR INTERVAL 2 FOOT.
HORIZONTAL DATUM, NAD83 /91(HARN) WA
STATE PLANE NORTH ZONE (FEET). VERTICAL
DATUM, NAVD 88. MAP HAS NOT BEEN
COMPREHENSIVELY VERIFIED BY FIELD CHECKS.
2. ALL REAL ESTATE REOUIREMENTS AND
UTILITY RELOCATIONS NECESSARY FOR
PROJECT CONSTRUCTION SHALL BE
OBTAINED /PERFORMED BY CITY OF TUKWILA
PRIOR TO CONSTRUCTION.
3. TEMPORARY WORK AREA EASEMENT
EXTENDS 30'RIVERWARD FOR LWD PLACEMENT
ALONG TOE DURING CONSTRUCTION.
/�
ACCESS
PROPOSED
STAGING AREA
(TEMPORARY WORK
AREA EASEMENT)
ACCESS
ROAD
TEMPORARY
WORK AREA
EASEMENT
PROJECT
FOOTPRINT
80' 40' 0 80'
1" • 80 I H
160'
IF SHEET MEASURES LESS THAN 22' X 34' IT IS
A REDUCED PRINT. REDUCE SCALE ACCORDINGLY. 1
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US Army Corps
of Enpiroxs
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'1 0
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_- CREATE _ACCESS
'_RAMP TO LEVEE
ACCESS
—II i1 1 /
1
N 163,800
PROPOS D
STAGIN EA
(TEMPORARY WORK-
AREA EASEMENT)
I; �fm•
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1 1,
�
ACCESS WITHIN
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'1LEVEE EASEMENT
PROJECT
FOOTPRINT
2
BENCH
N-163,200
•
5
NOTES
1. MAPPING COMPILED FROM FEBRUARY 2006
AERIAL PHOTOS. MAPPING BY 3Di WEST FOR
KING COUNTY DNR AND PARKS. MAP SCALE
1" -100', CONTOUR INTERVAL 200 FOOT.
HORIZONTAL DATUMS NAD83/91 (HARN) WA
STATE PLANE NORTH ZONE (FEET). VERTICAL
DATUM, NAVD 88. MAP HAS NOT BEEN
COMPREHENSIVELY VERIFIED BY FIELD CHECKS.
2. ALL REAL ESTATE REQUIREMENTS AND
UTILITY RELOCATIONS NECESSARY FOR
PROJECT CONSTRUCTION SHALL BE
OBTAINED /PERFORMED BY CITY OF TUKWILA
PRIOR TO CONSTRUCTION.
3. TEMPORARY WORK AREA EASEMENT
EXTENDS 30'RIVERWARD FOR LWD PLACEMENT
ALONG TOE DURING CONSTRUCTION.
///
ACCESS
PROPOSED
STAGING AREA
(TEMPORARY WORK
AREA EASEMENT)
EXISTING PERMANENT
LEVEE EASEMENT
TEMPORARY
WORK AREA
EASEMENT
PROJECT
FOOTPRINT
50' 25' 0
50 ItirixHr -r
50' 100'
IF SHEET MEASURES LESS THAN 22' X 34' IT IS
A REDUCED PRINT. REDUCE SCALE ACCORDINGLY. I
US Army Corps
of Enpivers
Seattle Millet
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C -102
Sheet 4 of 16
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N 163,500
N 163.200
R 150.00'
L 3.99'
T2..00'
De1aa 1 °31'32"
Do" 38° 11'50"
A
R 120.00'
L 11.46'
T 5.73'
Delta 5 °28'1
Dc 07 °44'47"
3
MATCH LINE TO PLATE C -104
E 1,288,955.71
10' ACCESS.
CENTERLINE
OF LEVEE
N 163.457 89
E 1,288,942.42
PROJECT
FOOTPRINT
N 163 3 3.83
E 1,288,938.15
R 150.00'
L 5.85'
T 2.93'
Delta 2 °14'05"
Dc 38 °11'50"
EXISTING LEVEE TO RETAINING
WALL TRANSITION, SEE PLAN AND
PROFILE DETAILS ON PLATE C -503
4
BENCH
1
0
E 1,289.300
BEGIN SITE 5 TYPICAL
SEC,TION1(LAYBACK
WITH LWD), SEE PLATE 1
C- 3D);• (ST AT ION : 1.30)
TEMPORARY•
WORK AREA
EASEMENT
N 163 154.05
E 1,288,921.84
BEGIN RETAINING WALL
AT STATION 0.00, SEE
PLATE C-502, RETAINING
WALL BETWEEN
STATION 0.00 AND 8.50
OPTIONAL BID ITEM
• t.\ ! t
AT, STATION :_Q.00 e•: ' I
TRANSITION FOR 130'.
FROM EXISTING. LEVEE
PRISM INTO. $ITE 5 TYP
SECTION "1,.SEE: PLATE C-301
(NO LWD FOR 130')
5
NOTES:
1. MAPPING COMPILED FROM FEBRUARY 2006
AERIAL PHOTOS. MAPPING BY 3Di WEST FOR
KING COUNTY DNR AND PARKS. MAP SCALE'
1" -100', CONTOUR INTERVAL: 2 FOOT.
HORIZONTAL DATUM: NAD83/91 (HARN) WA
STATE PLANE NORTH ZONE (FEET). VERTICAL
DATUM: NAVD 88. MAP HAS NOT BEEN
COMPREHENSIVELY VERIFIED BY FIELD CHECKS.
2. FOR SITE 5 STAGING AND ACCESS, SEE
PLATE C -101.
3. LEVEE TOP ELEVATION AT THE UPSTREAM AND
DOWNSTREAM ENDS OF THE PROJECT SHALL MATCH
THE EXISTING GRADE ELEVATIONS. A CONTINUOUS
SLOPE BETWEEN THE UPSTREAM AND DOWNSTREM
END ELEVATIONS SHALL BE CONSTRUCTED FOR THE
FINAL GRADE OF THE LEVEE BASED ON THE
CENTERLINE OF THE LEVEE.
30' 15' 0
1" - 30' IHH1 -tHt -)
30' 60'
IF SHEET MEASURES LESS THAN 22' X 34' IT IS
A REDUCED PRINT. REDUCE SCALE ACCORDINGLY.
US Army Corps
of Enyiroers
Se.n% Oinrict
1
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WASHINGTON
ry
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KING COUNTY
Plote
number.
C -103
Sheet 5 of 16
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18-JUN -2008 15e35
E 1.288.700
2
S. 180TH ST.
l
m
0'
—c
3
—,p1y/2o
i PROPOSED �.ACCESS -. • F.L
FROM 180TH / n
"to'?
L70E FACE COe
28.1'
TOE OF L
TOP OF
4
TOP FACE OF CURD , •
SEE GENERAL .' 28.1'
PLAN FOR
CONTINUATION
OF ACCESS _ TCV7 ACE CQNC RETYW / o'
-.. 1' • - CO
•�-� TOP Of kkVEE
— —. -END WING :WALL
N 164,181 25
E.1,289,133.43 :. -. -
WALL:.
DETAILS, PLATE C -502
BEGIN. WING WALL
:4- '164187.35
E. 1,289,158 89
_- -SEE RETAINING WALL
DETAILS, PLATE C -502.
r.:;
EDGE
131'
PROTECT
1`— EXISTING
i OUTFALL
YATERNEG
R ;100.00'
L 7.,34'
T367•'
.Delta 4 °12'11"
Dc '57 °- 1''95
RETAINING WALL
OPTIONAL BID ITEM,
STATION 0.00 TO 8.50.
SEE PLATE C -502
N 1. .47
N 1.4 1
E 1,289,096'8
N 164,215.60
1, 289, 209.34
E
R 10.00' .
L 4.01:....
De1to —22 °58".1;
'Dc. 212° 7'.28';'
E :1,289,048 16
R 100.00'
L 2.64'
T 1.32'
DeI -ta ., 1° -0,47"
D'c
N 1.3 96 14
E 1.289.010 17
•
BEGIN TRANSITION BACK
TO EXISTING ,LEVEE PRISM WITH
RETAINING WALL (NO LWD).
TRANSITION 'LENGTH ALONG
BENCH - 130', SEE PLATE
C-302, (STATION 9.60)
TEMPORARY
/ WORK AREA
EASEMENT
R 50.,.00'
L•
T 1.72'
Delta '3°5453"
Dc 114°-35'30"
10' ACCESS
7
.1:1P CAF t E
BENCH
E 1,288.982.99 2sa
CENTERLINE
OF LEVEE
SEE NOTE 4 (TYP.).
TOE OF LE
N 163.800 1
R 20.00'
T 3.73'
Delta 21 °09'01"
Dc 286 °28'44"
N
E 1,288,950.96
R 150.00'
L 3.82'
T 1.91'
A Delta 1 °27'39"
Dc 38 °11'50"
BEGIN SITE 5 TYPICAL
SECTION 2 (LAYBACK WITH •
RETAINING WALL, NO LWD),
SEE PLATE ,C-302, (STATION 6.95)
N 1. 7 7
E 1,288,953.74
1
BEGIN TRANSITION BETWEEN
SITE . -5 TYPICAL' SECTION ;1 AND:
TYPICAL' SECTION 2.'NO LWD, MINIMUM
TRANSITION LENGTH 100' SEE
, PLATES •C- 3011ND C-302 . • 1
(STATION 5.70)
• r,
MATCH LINE TO PLATE C -103
j
5 1
NOTES:
1. MAPPING COMPILED FROM FEBRUARY 2006
AERIAL PHOTOS. MAPPING BY 3Di WEST FOR
KING COUNTY DNR AND PARKS. MAP SCALE:
1" -100', CONTOUR INTERVAL: 2 FOOT.
HORIZONTAL DATUM: NAD83/91 (HARN) WA
STATE PLANE NORTH ZONE (FEET). VERTICAL
DATUM: NAVD88. MAP HAS NOT BEEN
COMPREHENSIVELY VERIFIED BY FIELD CHECKS.
2. FOR SITE 5 STAGING AND ACCESS, SEE
PLATE C -101.
3. LEVEE TOP ELEVATION AT THE UPSTREAM
AND DOWNSTREAM ENDS OF THE PROJECT SHALL
MATCH THE EXISTING GRADE ELEVATIONS. A
CONTINUOUS SLOPE BETWEEN THE UPSTREAM
AND DOWNSTREAM END ELEVATIONS SHALL BE
CONSTRUCTED FOR THE FINAL GRADE OF THE
LEVEE BASED ON THE CENTERLINE OF THE
LEVEE.
4. SURVEY CROSS SECTIONS BASED ON MAPPING
COMPILED FROM FIELD SURVEY PERFORMED FEB-
MAR 2008. SURVEY BY DAVID EVANS & ASSOCIATES.
MAP SCALE: 1 -40'. HORIZONTAL DATUM: NAD 83/91, WA
STATE PLAN N. ZONE. VERTICAL DATUM: NAVD '88 (FEET).
30' 15' 0 30' 60'
1" - 30' LFJ HNHa
IF SHEET MEASURES LESS THAN 22- X 34- IT IS
A REDUCED PRINT. REDUCE SCALE ACCORDINGLY. I
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N 163.600
1
E 1,290,400
2
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'~REMOVE - ---
FENCE
3
MATCH
E 1,290,800
LINE
w TO p ATE 0
!, ` L C .1 6
—232 -. -
-- 25.1'
N 163,493.44
E 1,290, 779.69
CENTERLINE
OF LEVEE
R 297.00'
L 224.24'.
T 117.77'.
Delta 43 °15'31"
Dc 19 °17'29
i
TO/ OF LE
4
1
R 317.00'
L 177.05''1
1..90.90'
Delta 32 °00'00"
Dc 18°04'28'1"
163 404.15
E 1,290,702.89
'10' ACCESS
N 1
N 163,400 -.
1 •
1,290,634.12
N 163 330 75
E 1.290,544 30
/
•
•
TOP•OF 1.EVEEE
SEE NOTE 3 ,(TYP:) •
1 _ •
246'r.Il -24
BENCH 0 /
AT STATION 0.00
TRANSITION FOR 130'
FROM EXISTING LEVEE
:PRISM INTO SITE 3 TYP.
4., SECTION:SEE PLATE C -303
N 163J6W3 tw0 FOR. 130')
12_2
TEMP011ARY
WORK AREA
EASEMENT ./. ,
BEGIN SITE 3 TYPICAL
SECTION (LAYBACK
WITH LWD), SEE PLATE
C -303, (STATION 1.30)
5
NOTES:
1. MAPPING COMPILED FROM FEBRUARY 2006
AERIAL PHOTOS. MAPPING BY 3Di WEST FOR
KING COUNTY DNR AND PARKS. MAP SCALE:
1" -100', CONTOUR INTERVAL= 2 FOOT.
HORIZONTAL DATUM: NAD83/91 (HARN) WA
STATE PLAN NORTH ZONE (FEET). VERTICAL
DATUM: NAVD 88. MAP HAS NOT BEEN
COMPREHENSIVELY VERIFIED BY FIELD CHECKS.
2. LEVEE TOP ELEVATION AT THE UPSTREAM
AND DOWNSTREAM ENDS OF THE PROJECT
SHALL MATCH THE EXISTING GRADE ELEVATIONS.
A CONTINUOUS SLOPE BETWEEN THE UPSTREAM
AND DOWNSTREAM END ELEVATIONS SHALL BE
CONSTRUCTED FOR THE FINAL GRADE OF THE
LEVEE BASED ON THE CENTERLINE OF THE LEVEE.
3. SURVEY CROSS SECTIONS BASED ON MAPPING
COMPILED FROM FIELD SURVEY PERFORMED FEB-
MAR 2008. SURVEY BY DAVID EVANS & ASSOCIATES.
MAP SCALE: 1 -40'. HORIZONTAL DATUM: NAD 83/91, WA
STATE PLAN N. ZONE. VERTICAL DATUM: NAVD '88 (FEET).
30' 15' 0
1" • 30
30' 60'
IF SHEET MEASURES LESS THAN 22- X 34- IT IS
A REDUCED PRINT. REDUCE SCALE ACCORDINGLY. I
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SEATTLE, WASHINGTON
WASHINGTON
KING COUNTY
Plote
number:
C -105
Sheet 7 of 16
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N 164,000 r
N 163,800
9
N 163,600
E 1,290,600
R 997:00'
T 44.72'
Delta ' 5° 08' 1
Dc 5° 44449:1
2
3
E 1,291,000
TIE \INi0 EXISTING
ASPHALT PATH
N 163,936.16
E 1,290,762.92
•`
•
♦
OP OF LEVEE `♦
.6
!TOP OF LEVEE
1344'
29 1' .. 1
1
TOE (FiEVEE
•
26
N 163 770.71 % 1'
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1 M
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.
END OF SITE 3 TYPICAL SECTION
(LAYBACK SECTION WITH LWD). n
BEGIN. TRANSITION BACK TO
'.'EXISTING LEVEE PRISM (NO LWD).
(STATION 6.70)
EDGE OF VWATF1UVEv�
11.8'
PROJECT •
-FOOTPRINT
•
• N .163.681.40
N
E-1,29.0,775. 7
E
i5
LEVEE
24.9'
22.4'
X10' ACCESS
28 4' 1.....
SEE NOTE 3 ,(,TYP ')
MATCH
E �.r.
�N T _ -.120'
PLATE
4
NOTES:
5
1. MAPPING COMPILED FROM FEBRUARY 2006
AERIAL PHOTOS. MAPPING BY 3Di WEST FOR
KING COUNTY DNR AND PARKS. MAP SCALE:
1" -100', CONTOUR INTERVAL: 2 FOOT.
HORIZONTAL DATUM: NAD83 /91 (HARN) WA
STATE PLAN NORTH ZONE (FEET). VERTICAL
DATUM: NAVD 88. MAP HAS NOT BEEN
COMPREHENSIVELY VERIFIED BY FIELD CHECKS.
2. LEVEE TOP ELEVATION AT THE UPSTREAM AND
DOWNSTREM ENDS OF THE PROJECT SHALL MATCH
THE EXISTING GRADE ELEVATIONS. A CONTINUOUS
SLOPE BETWEEN THE UPSTREAM AND DOWNSTREAM
END ELEVATIONS SHALL BE CONSTRUCTED FOR THE
FINAL GRADE OF THE LEVEE BASED ON THE
CENTERLINE OF THE LEVEE.
3. SURVEY CROSS SECTIONS BASED ON MAPPING
COMPILED FROM FIELD SURVEY PERFORMED FEB-
MAR 2008. SURVEY BY DAVID EVANS & ASSOCIATES.
MAP SCALE: 1.40'. HORIZONTAL DATUM: NAD 83/91, WA
STATE PLAN N. ZONE. VERTICAL DATUM: NAVD '88 (FEET).
30' 15' 0
1" • 30 I i-
30' 60'
IF SHEET MEASURES LESS THAN 22" X 34- IT IS
A REDUCED PRINT. REDUCE SCALE ACCORDINGLY. I
US Army Corps
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C -106
Sheet 8 of 16
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18 -JUN -2008 15.37
w
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a
— a
w
0
FENCE
Q
14' I
2
SEE TRAIL RESTORATION
TYPICAL SECTION, SEE
PLATE C -501
101'
3
4
5
HYDROSEED (TYP)
EL 36'
( APPROX.)
EL 36' ( APPROX.)
EXISTING GROUND
SURFACE (APPROX.)
Z.0 0
SATISFACTORY
COMPACTED FILL
o- RETAINING
n.
EL 30' ]a
CAPPROX.-)- .,
WALL (SEE
-- __- D €TAI6 -FL- -ATE --
C -502)
',p
16
10'
ACCESS
SPALLS UP TO
ELEV. 28'
9,000 CFS
ELEV. APPROX.
TUKWILA 205 - SITE 5
TYPICAL SECTION 1
NOT TO SCALE
SATISFACTORY
COMPACTED FILL
6,000,CFS EL 24'
COIR WRAP (TYW, WILLOWS PLACED
'EVERY 6" ON CENTER (TYP)
. Y. d \20.%i�i��wu m ��
M
QUARRY—/
SPALLS
1' THICK
TOPSOIL (TYP)
OHW 'E1, 16' 2,0
AtileAr
CLASS IV
RIPRAP
LAUNCHABLE
TOE
ANCHOR ROCK,
5' DIAM.
EL 10'
WSEL 30
EL 8'
CFS (APPROX.)
LWD W /ROOTBALL,
ANCHORED TO BOULDER,
ANGLED DOWNSTREAM
(WSEL 300 CFS APPROX.),
SEE DETAIL PLATE C -501
IF SHEET MEASURES LESS THAN 22' X 34' IT IS
A REDUCED PRINT. REDUCE SCALE ACCORDINGLY. I
US Army Corps
of Engneer:
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number
C -301
Sheet 9 of 16
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18-JUN-2008 15.24
0
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1 1 2
AC
PAVEMENT
EL 27'
( APPROX.)
T 3
SEE TRAIL RESTORATION TYPICAL
SECTION. SEE PLATE C -501
97'
4
5
FENCE
HYDROSEED (TYP)
EL 36'
(APPROX.1
EXISTING GROUND
SURFACE ( APPROX.)
SATISFACTORY
COMPACTED FILL
RETAINING " n
WALL_ (SEE EL 26' ( APPROX.)
-BETAItPLATE W L 9.000 C S
C -502)
EL. 24' ( APPROX.)
WSEL 6,000 .CFS
WILLOWS
, IN SOIL, WILLOWS
'PLACED EVERY 6" ON
16'
10'
ACCESS
TUKWILA 205 - SITE 5 TYPICAL SECTION 2
SATISFACTORY
COMPACTED FILL
NOT TO SCALE
`"CR ///.07 OXI'�/w1ii-RC�i.,Clii .iN .IG n =°n"`a�.'i ,
V OHW EL. 16'
WSEL
(APPROX.)
2.000 CFS
QUARRY
SPALLS
1' THICK
TOPSOIL (TYP)
EL 10'
WSEL 300 CFS (APPROX.)
EL 8' y
( APPROX.)
CLASS IV
RIPRAP
LAUNCHABLE
TOE. CLASS IV
RIPRAP
IF SHEET MEASURES LESS THAN 2T X 34' IT IS
A REDUCED PRINT. REDUCE SCALE ACCORDINGLY. 1
US Army Caps
of Engineers
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C -302
Sheet 10 of 16
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2 1 3 T 4 1
SEE TRAIL TYPICAL RESTORATION
SECTION, SEE PLATE C -502
110'
12'
14'
24'
EL 35' ( APPROX. )
EL 29'
' APPROX. I
10'
X
0
a:
0
2
ACCESS
SATISFACTORY
COMPACTED FILL
EL 27'
SPALLS UP TO
ELEVATION 27'
9,000 CFS
2
�1
HYDROSEED (TYP)
15
EXISTING GROUND
SURFACE (APPROX.)
W41"
30'
COIR FABRIC WRAPS (TYP)
6,000 CFS EL 23'
5
SATISFACTORY
COMPACTED FILL
QUARRY
SPALLS
Ti \... .f MOCROmaon.�m .
�a
1' THICK
TOPSOIL (TYP)
TUKWILA 205 - SITE 3
TYPICAL SECTION
NOT TO SCALE
WILLOWS WITH
COIR FABRIC
-.SOIL LIFTS, WILLOWS
PLACED EVERY 6" ON
CENTER (TYP)
N
CLASS IV
RIPRAP
V Dl-(W EL 15
2,000 CF
400 EL 10' Co
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/ <u EL 8'
v) (APPROX.)
LAUNCHABLE
TOE, CLASS IV
RIPRAP
ANCHOR ROCK,
5' DIAM.
CFS ( APPROX.)
LWD W /ROOTBALL,
ANCHORED TO BOULDER,
ANGLED DOWNSTREAM
(WSEL 300 CFS APPROX.),
SEE DETAIL PLATE C -501
IF SHEET MEASURES LESS THAN 22' X 34' IT IS
A REDUCED PRINT. REDUCE SCALE ACCORDINGLY. 1
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C -303
Sheet 11 of 16
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0
ELEVATION (FT)
45
40
35
30
25
20
15
10
5
0
45
40
35
= 30
w
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0
c 20
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35
30
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a - 15
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10
5
0
1
2
3
fl1stAt"tE'VE
EXISTING GROUND
-50
-25
STATION 7 +45
0
SCALE 1H:1V
It
25
DISTANCE (FT)
50
75 100
FINAL LEVEE
EXISTING GROUND
-50 -25 0 25
DISTANCE (FT)
STATION 4 +58
SCALE 1H:1V
FINAL LEVEE
50
75 100
EXISTING GROUND
•
-50 -25 0
STATION 2 +23
SCALE 1H:1V
25 50 75 100
DISTANCE (FT)
45
40
35
30
25
20
15
10
5
0
45
40
35
30
25
20
15
10
5
0
40
35
30
25
20
15
10
5
0
4
NOTE:
1. EXISTING GROUND BASED ON MAPPING COMPILED FROM FIELD SURVEY
PERFORMED FEB -MAR 2008. SURVEY BY DAVID EVANS S. ASSOCIATES. MAP
SCALE: 1 "=40'. HORIZONTAL DATUM: NAD 83/91, WA STATE PLANE N. ZONE.
VERTICAL DATUM: NAVD '88 (FEET). DATA BELOW EDGE OF WATER BASED ON
MOST RECENT FLOOD INSURANCE STUDY DATA PROVIDED BY KING COUNTY.
2. NEW LEVEE ELEVATION BASED ON MAPPING COMPILED
FROM FEBRUARY 2006 AERIAL PHOTOS. SEE NOTE 1 ON
PLATES C -105 AND C -106 FOR SPECIFIC INFORMATION
REGARDING THE 2006 SURVEY. THERE IS AN ELEVATION
DISCREPANCY BETWEEN THE 2008 EXISTING GROUND
SURVEY CROSS SECTIONS AND THE 2006 AERIAL SURVEY.
THE INTENT IS NOT TO RAISE THE OVERALL CURRENT
LEVEE TOP ELEVATION. SEE NOTE 2 ON PLATES C -105 AND
C -106. LEVEE TOP ELEVATION AT THE UPSTREAM AND
DOWNSTREAM ENDS OF THE PROJECT SHALL MATCH THE
EXISTING GRADE ELEVATIONS. A CONTINUOUS SLOPE
BETWEEN THE UPSTREAM AND DOWNSTREAM END
ELEVATIONS SHALL BE CONSTRUCTED FOR THE FINAL
GRADE OF THE LEVEE BASED ON THE CENTERLINE OF
THE LEVEE.
IF SHEET MEASURES LESS THAN 22' X 34' IT IS
A REDUCED PRINT. REDUCE SCALE ACCORDINGLY. I
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C -304
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ELEVATION (FT)
ELEVATION (FT)
40
35
30
25
20
15
10
5
0
2
L
3
EX'IST'IICG- GROUND
FINAL LEVE
-50 -25 0 25 50
STATION 11+32
SCALE 1H:1V
45
40
35
30
25
20
15
10
5
0
DISTANCE (FT)
75 r 100
F'THAL LEVEE
EXISTING GROUND
1 1 F
-50 -25
STATION 7 +05
0
SCALE 1H:1V
25
DISTANCE (FT)
50
75 100
40
35
30
25
20
15
10
5
0
45
40
35
30
25
20
15
10
5
0
4
NOTE:
1. EXISTING GROUND BASED ON MAPPING COMPILED FROM FIELD SURVEY
PERFORMED FEB -MAR 2008. SURVEY BY DAVID EVANS & ASSOCIATES. MAP
SCALE: 1 "=40'. HORIZONTAL DATUM: NAD 83/91. WA STATE PLANE N. ZONE.
VERTICAL DATUM: NAVD '88 (FEET). DATA BELOW EDGE OF WATER BASED ON
MOST RECENT FLOOD INSURANCE STUDY DATA PROVIDED BY KING COUNTY.
1
2. NEW LEVEE ELEVATION BASED ON MAPPING
COMPILED FROM FEBRUARY 2006 AERIAL PHOTOS.
SEE NOTE 1 ON PLATES C -103 AND C -104 FOR
SPECIFIC INFORMATION REGARDING THE 2006
SURVEY. THERE IS AN ELEVATION DISCREPANCY
BETWEEN THE 2008 EXISTING GROUND SURVEY CROSS
SECTIONS AND THE 2006 AERIAL SURVEY. THE
INTENT IS NOT TO RAISE THE OVERALL CURRENT
LEVEE TOP ELEVATION. SEE NOTE 3 ON PLATES
C -103 AND C -104. LEVEE TOP ELEVATION AT THE
UPSTREAM AND DOWNSTREAM ENDS OF THE
PROJECT SHALL MATCH THE EXISTING GRADE
ELEVATIONS. A CONTINUOUS SLOPE BETWEEN THE
UPSTREAM AND DOWNSTREAM END ELEVATIONS
SHALL BE CONSTRUCTED FOR THE FINAL GRADE OF
THE LEVEE BASED ON THE CENTERLINE OF THE LEVEE.
IF SHEET MEASURES LESS THAN 2T X 34. IT IS
A REDUCED PRINT. REDUCE SCALE ACCORDINGLY. 1
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WASHINGTON
KING COUNTY
Plate
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C -305
`Sheet 13 of 16
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LANDWARD SIDE
OF LEVEE
14'
4" TOP COURSE
4" BASE COURSE —
2X SLOPE
COMPACTED
SUBGRADE-
2 1 3 1 4
RIVERWARD SIDE
._„..i
OF LEVEE
TRAIL RESTORATION
TYPICAL SECTION - SITE 5
NOT TO SCALE
EXISTING GROUND
SURFACE (APPROX.)
LWD CONIFER (TYP)
- TIGHT CONNECTION
< 0.33 FT OF CHAIN
ANCHOR POINT
1 FT. ABOVE BED
2
5' DIAM. QUARRY
STONE ANCHOR
ROCK, 50X BURIED
IN RIVERBED
TIGHT CONNECTION
< 1 FT OF CHAIN
SINGLE, TIGHT WRAP
SUMMER WATER
SURFACE ELEV.
(APPROX. 300 CFS)
TYPICAL LOG PLACEMENT (SECTION VIEW)
1/2" DIAM
NOTCH LOGS CHAIN (TYP)
3" DEEP, TYP
NOT TO SCALE
GREEN RIVER
30'
Mom 41651111111
Ail. III
IPI S..
23'
RIPRAP (TYP)
TYPICAL LOG PLACEMENT EVERY 10 LOGS (PLAN VIEW)
NOT TO SCALE
NOTCH LOGS
3" DEEP, TYP
r
i
1/2" DIAM.
CHAIN (TYP) GREEN RIVER
5 1
NOTE:
FOR ADDITIONAL LWD REQUIREMENTS
(SEE SPECIFICATIONS)
2 QUARRY STONE,
NO ROOT WAD
AT UPSTREAM END
5' DIAM.
QUARRY
STONE
ANCHOR
(TYP)
UPSTREAM END LOG PLACEMENT (PLAN VIEW)
1/2" DIAM
NOTCH LOGS CHAIN (TYP)
3" DEEP, TYP
GREEN RIVER
3'
(MIN)
30'
5' DIAM.
QUARRY
STONE
ANCHOR
(TYP)
•
tllr:�)I`.�� %� I )-'dui
RIPRAP (TYP)
23'
TYPICAL LOG PLACEMENT (PLAN VIEW)
NOT TO SCALE
1
5' DIAM.
QUARRY
STONE
ANCHOR
(TYP)
IF SHEET MEASURES LESS THAN 2Y X 34" IT IS
A REDUCED PRINT. REDUCE SCALE ACCORDINGLY. I
US Army Corps
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Seattle District
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C -501
Sheet 14 of 16
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NOTE: 1
1. AT APPROXIMATELY STATION 6.90, THERE
IS AN APPROXIMATELY 3 FOOT CHANGE IN
THE EXISTING GRADE ON THE LANDWARD
SIDE OF THE RETAINING WALL. RETAINING
WALL SECTION DEPICTS APPROX. LOWER LANDWARD
EXISTING GRADE ELEVATION. WHERE EXISTING
GRADE IS HIGHER ALONG THE LANDWARD SIDE
OF THE WALL, THE TOP ELEVATION OF THE
BACKFILL MATERIAL SHALL BE ADJUSTED UPWARD
AND MATCH EXISTING GRADE WHERE INDICATED
ON DETAIL. WEEP HOLE LOCATIONS SHALL
BE ADJUSTED UPWARD WHERE BACKFILL HEIGHT
IS ADJUSTED TO MAINTAIN VERTICAL DISTANCES
ABOVE GRADE AS SHOWN IN DETAIL. BOTTOM
OF FOOTING (BOF) AND TOP OF FOOTING
ELEVATION SHALL REMAIN AS SHOWN IN
DETAIL. EL 36'
1T/I)P
Z
2
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TOP OF LEVEE (SEE PLANS
AND NOTES REGARDING
TOP OF LEVEE
ELEVATION)
MIN 1' GRAVEL BACKFILL
FULL HEIGHT (TYP)
GEOTEXTILE BEHIND
DRAINAGE GRAVEL
•9 6 12 ", OC
GEOTEXTILE AT
EACH WEEP HOLE
•9 6 12"
'/IIi\\m%In \ \\
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2'
3" CLR —
VAN
RCJ
CLR
4 -1/2" DIA.
GROUT HOLE
2" CLR
•5 6 2' -0"
•3 6 1' -0"
•4 6 1' -0"
3" DIA WEEP
HOLES 6 10' MAX
STAGGERED
z
EL 26.25
CAPS
3
2" AC
4" BASE COURSE
i
COMPACTED SUBGRADE
TYPICAL AC TRAIL PAVEMENT SECTION
NOT TO SCALE
BACKFILL ON TOP OF WALL
FOOTING TO MEET EXISTING
GRADE WITH SATISFACTORY
FILL MATERIAL AND A SIX INCH
THICK (6 ") MINIMUM GRAVEL TOP
COURSE
2%
SLOPE
•
•
•
•
•5 f? 12"
3" CLR —
BOF EL 24.25
COMPACTED SUBGRADE
•9 DOWEL LAPPED
W /VERT REINF
MATCH BAR SIZE
.5 TYP
"„liaMa
KEY
TYPICAL RETAINING WALL SECTION
NOT TO SCALE
CUT ALTERNATING
HORIZ REINF
MOM
/2"
13'4"
2
IM
FRONT FACE
TYPICAL VERTICAL CONTROL JOINT
NOT TO SCALE
1. MAXIMUM SPACING OF CONTROL /CONSTRUCTION
JOINTS IS 25' -0 ".
2. CONTROL JOINTS NOT REQUIRED IN FOOTING.
3. HORIZONTAL REINFORCEMENT IS CONTINUOUS
THROUGH FOOTING.
T
90° STANDARD
MATCH HOOK
EXISTING
GRADE
•4 X
2' -0"
LAPPED W/
HORIZ REINF
3/4" PREMOLDED EXP. JT
mggg=
SEALANT
D51" DIA X 9" SMOOTH STEEL
OWEL 6 1' -6" VERT
(LIGHTLY GREASE DOWEL)
FRONT FACE
OF WALL
VARIES
TYPICAL CORNER DETAIL
NOT TO SCALE
EXPANSION
•
TYPICAL VERTICAL EXPANSION JOINT
NOT TO SCALE
1. MAXIMUM SPACING OF EXPANSION JOINT
IS 100 FEET.
2. EXPANSION JOINTS NOT REQUIRED IN FOOTING.
JOINT SEALANT
BACKER ROD
6 CONTROL
JOINTS
CRACK
1/2"
4
RIVERWARD
SIDE OF LEVEE
ASPHALT LOW EDGE
1" ABOVE FINISH GRADE
REINF CONT
THRU JOINT
TYPICAL SLAB -ON -GRADE
CONTROL JOINT DETAIL
. NOT TO SCALE
2
1�
5
14'
5H :1V
MAX.
9'
AC PATH
2%
5H:1V
MAX.
In\
4" BASE
COURSE
COMPACTED
SUBGRADE
2" ASPHALT
PAVING (AC)
LANDWARD SIDE
OF LEVEE
TRAIL RESTORATION TYPICAL SECTION - SITE 3
NOT TO SCALE
WING WALL
EXISTING LEVEE
ACCESS RAMP
RETAINING
WALL
EL
•1- 31'
WALL
FOOTING
WING WALL (RETAINING WALL) CONCEPT DETAIL
NOT TO SCALE
NOTE- MAX CONTROL JOINT SPACING IS 25 FEET
IF SHEET MEASURES LESS THAN 2Y X 34- IT IS
A REDUCED PRINT. REDUCE SCALE ACCORDINGLY I
US Army Corps
of Engineers
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SEATTLE, WASHINGTON
DETAILS 2
WASHINGTON
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KING COUNTY
Plate
number:
C -502
Sheet 15 of 16
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PL 84 -99 LEVEE REHABILITATION
TUKWILA 205. SITES 3 & 5, GRE -3 -07
DETAILS 3
KING COUNTY PN C1972 WASHINGTON
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U.S.ARMY ENGINEER DISTRICT,SEATTLE
CORPS OF ENGINEERS
SEATTLE, WASHINGTON
Designed by:
WEST
Data
18 JUN 08
brown by
LEJON
F,Ie
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FISCHER
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DATE AND TIME PLOTTED. 18- JUN -2008 15.30
DESIGN FILE. 1. \MISC \CIV \GREEN RIVER \2008 LEVEE REHA8\TUKWILA 205 LEVEE \GRTMC -503D03.DGN
•
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DATE AND TIME PLOTTED. 18- JUN -2008 15.30
DESIGN FILE. 1. \MISC \CIV \GREEN RIVER \2008 LEVEE REHA8\TUKWILA 205 LEVEE \GRTMC -503D03.DGN