HomeMy WebLinkAboutPermit L08-058 - ROBINSON RAY / VILLAGES AT SOUTH STATION - SPECIAL PERMISSION (PURGED)VILLAGES AT SOUTH STATION
SPECIAL PERMISSION APPLICATION FOR REMOVING TREES WITHIN A STREAM BUFFER
L08 -058
•
City of Tukwila
Department of Community Development
NOTICE OF DECISION
TO: Ray Robinson, Applicant
Whit Hamlin, Representative for the Owner
Tukwila LLC, Owner
Washington State Department of Ecology
Sound Transit
Jim Haggerton, Mayor
Jack Pace, Director
February 9, 2009
This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project
and permit approval.
I. PROJECT INFORMATION
Project File Number: L08 -058
Applicant: Ray Robinson, Integrated Site Design (ISD)
Type of Permit Applied for: Special Permission from the Director, to reduce the required buffer width for a
Type 11I stream.
Project Description: The applicant is proposing to construct a sidewalk with associated retaining wall
and a monument sign within the buffer of a Type 1II stream. The stream is located at the northwest comer of
the subject property, and the buffer associated with the stream includes a driveway connecting the apartment
complex to S 154th Street. The stream is located on the west side of the driveway. The sidewalk and
associated retaining wall are proposed on the west side of the driveway, at the back of the existing curb; and
the monument sign is proposed for the east side of the driveway. Construction of the sidewalk and associated
retaining wall are permitted uses within the stream buffer area, under section 18.45.070 Sensitive Area
Permitted uses of the Tukwila Municipal Code (TMC). A buffer reduction of approximately 38% is required
for construction of the monument sign. An enhancement and mitigation plan has been reviewed as part of this
decision for the impacts proposed with construction of the sidewalk, retaining wall, and monument sign.
Location: 3816 S 154th Lane, Tukwila, WA 98188
Associated Files: RFA08 -220 (Notice of Violation for tree cutting), L08 -057 (Tree Clearing Permit)
Comprehensive Plan
Designation/Zoning
District:
High Density Residential (HDR) District
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6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 0 Fax: 206 - 431 -3665
• •
H. DECISION
SEPA Determination: The City SEPA Responsible Official has previously determined that this application
does not require a SEPA threshold determination because it is categorically exempt.
Decision on Substantive Permit: The Community Development Director has determined that the application
for a Special Permission to reduce the buffer area of a Type III stream does comply with applicable City and
state code requirements and has approved that application, subject to the following conditions:
1. A right -of -way permit must be obtained for any work proposed within the public right -of-
way. This includes construction of a small piece of the new sidewalk where it connects to the
sidewalks along S 154th Street, as well as perimeter landscaping proposed along the north side
of the Villages at South Station property. Any changes to the location of the sidewalk,
retaining wall, or landscaping during review of the Public Works permit shall be reviewed by
the Planning Department.
2. A preconstruction meeting to inspect erosion control measures within the stream buffer shall
be held with the landscape architect, landscape contractor, property manager and DCD staff
prior to any work being started within the stream buffer area.
3. The property owner(s), or his/her representative, shall submit a photograph of the stream
buffer area each year for a period of five years, to demonstrate that plantings are being
maintained in a healthy condition.
4. A metal or wood sign, with a treated wood, concrete or metal post shall be installed within
the stream buffer on the west side of the driveway, which contains the following wording:
"Protection of this natural area is in your care. Alteration or disturbance is prohibited
pursuant to TMC Chapter 18.45. Please call the City of Tukwila for more information."
III. YOUR APPEAL RIGHTS
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.
One administrative appeal to the Planning Commission of the Decision on the Permit itself is permitted.
A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King
County Superior Court from the Planning Commission decision.
IV. PROCEDURES AND TIME FOR APPEALING
In order to appeal the Community Development Director's decision on the Permit Application, a written
notice of appeal must be filed with the Department of Community Development within 14 days of the
issuance of this Decision; that is by February 23, 2009.
The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. All appeal materials
shall be submitted to the Department of Community Development. Appeal materials MUST include:
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1. The name of the appealing party.
2. The address and phone number of the appealing party; and if the appealing party is a corporation,
association or other group, the address and phone number of a contact person authorized to receive
notices on the appealing party's behalf.
3. A statement identifying the decision being appealed and the alleged errors in the decision.
4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in
the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief
sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal.
5. Appeal fee of $225.
V. APPEAL HEARINGS PROCESS
Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the
Planning Commission based on the testimony and documentary evidence presented at the open record
hearing. The Planning Commission decision on the appeal is the City's final decision.
Any party wishing to challenge the Planning Commission decision on this application must file an appeal
pursuant to the procedures and time limitations set forth in RCW 36.70C. If no appeal of the Planning
Commission decision is properly filed in Superior Court within such time limit, the Decision on this
permit will be final.
VI. INSPECTION OF INFORMATION ON THE APPLICATION
Project materials including the application, any staff reports, and other studies related to the permits are
available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd.,
Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:0.0 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 if no appeal is filed.
Department of Community Devek}hent
City of Tukwila
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City of Tukwila
Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
MEMORANDUM
February 9, 2009
TO: Jack Pace, Director, Department of Community Development
FROM: Jaimie Reavis, Assistant Planner
RE: L08 -57 and L08 -058, Tree Clearing Permit and Special Permission, Director,
Request for a Sensitive Area Ordinance Deviation to allow a stream buffer reduction for
construction of a monument sign and a retaining wall within the buffer a Type 3 stream.
SEPA
This project is exempt from the State Environmental Policy Act under WAC 197 -11 -800
(2), Other minor new construction.
BACKGROUND
A complaint was received by Tukwila code enforcement officers in August 2008 about
several trees being removed within the stream buffer located on the northwest corner of
the Villages at South Station apartment complex, located at 3724 S 154th Lane (formerly
known as West Colonial Village). The twelve replacement trees required for the six that
were removed (per the Tree Replacement Ratios in 18.54.130 of the TMC) are included
as part of the mitigation and enhancement plan (see Sheet L -2 of Exhibit A) submitted for
this request. As a result of this code enforcement action, staff learned of the property
owner's plans for work within the stream buffer area, including construction of a new
sidewalk and associated retaining wall on the west side of the driveway to connect the
apartment complex to S 154th Street, as well as installation of a new monument sign on
the east side of the driveway.
The proposed work to construct a monument sign and sidewalk with associated 30"
retaining wall are located within the buffer of a Type III stream, which is a tributary of
Gilliam Creek. The required stream buffer width for a Type III stream is 80 feet. The
monument sign is proposed on the east side of the existing driveway and the new
sidewalk and associated stream buffer are proposed on the west side of the driveway. The
stream is located on the west side of the driveway and the buffer includes the driveway
and extends beyond the driveway to the east, where the monument sign is proposed. The
stream and its buffer are in a degraded state, lacking vegetation, with the exception of a
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02/09/2009 9:06 AM
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 0 Fax: 206 - 431 -3665
• •
few mature trees that are to be retained, as well as non - native and invasive plants. A
driveway, a swimming pool, and an apartment building are currently located within the
stream buffer area on the project site.
The sidewalk and an associated 30" retaining wall are proposed to connect the large
Villages at South Station apartment complex with S 154th Street and the Link Light Rail
Station to the west. Construction of the sidewalk and the addition of new landscaping
within the stream buffer area are permitted uses under section 18.45.070, Sensitive Area
Permitted Uses, of the Tukwila Municipal Code (TMC). A small portion of the new
sidewalk proposed, as well as landscaping along the north perimeter of the property,
extends beyond the north property line into public right -of -way of S 154th Street. A right -
of -way permit must be obtained from the Public Works Department for construction of
the sidewalk and installation of landscaping within the public right -of -way.
The new monument sign and landscaping are proposed on the east side of the driveway.
The applicant is requesting the buffer be reduced by approximately 38% on the east side
of the driveway to allow construction of the monument sign.
Permanent impacts to the stream buffer necessary for construction of the sidewalk and
retaining wall on the west side of the driveway amount to approximately 650 square feet.
Permanent impacts to the stream buffer necessary for construction of the sign on the east
side of the driveway amounts to approximately 40 square feet. The mitigation and
enhancement plan submitted with application materials includes mitigation and
enhancement for the stream buffer area at the northwest comer of the site where buffer
impacts are proposed. Because only a limited number of plantings could be
accommodated at the northwest corner of the site, additional enhancement is included in
an area located approximately 130 feet south of S 154th Street, where the stream channel
continues to the south.
DECISION CRITERIA
Section 18.45.070 (B) of the Environmentally Sensitive Areas section of the TMC lists
the uses allowable within a sensitive area or its buffer, subject to administrative review.
The landscaping proposed is a permitted use within this section of the code under number
5, Enhancement or other mitigation including landscaping with native plants. The
sidewalk proposed within the stream buffer area is also a permitted use under number 7
of this section: Essential Streets, Roads and Rights -of -Way, provided it meets the
following criteria:
Essential streets, roads and rights -of -way must:
a) Be designed and maintained to prevent erosion and avoid restricting the natural
movement of groundwater.
The new sidewalk will be constructed at the back of the existing curb; at the
closest location possible to the existing driveway in order to cause minimal
disturbance to the stream buffer. The area is already flat, as opposed to the east
side of the driveway, where more grading would have to done in order to create a
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flat area with a consistent grade for construction of a sidewalk. Erosion control
measures shall be inspected prior to the start of construction to ensure that they
have been installed correctly.
b) Be located to conform to the topography so that the minimum alteration of
natural conditions is necessary.
The area in which the sidewalk is proposed is relatively flat. A minimal amount of
grading will be needed for sidewalk construction.
c) Be constructed in a way that does not adversely affect the hydrologic quality of
the wetland, or watercourse and/or its buffer.
The new sidewalk will be separated from the stream channel by new landscaping
that greatly improves the vegetative cover of the area on the west side of the
driveway. The new landscaping will provide stormwater retention and filtration
benefits in this area where there previously was not much vegetation to provide
these functions.
d) Upon completion of construction, the area affected must be restored to an
appropriate grade, replanted according to a plan approved by the Director, and
provided with care until newly planted vegetation is established.
The applicant has submitted a mitigation and enhancement plan that includes
native plantings adjacent to the new sidewalk and within the entire buffer area on
both the west and east sides of the driveway. As a condition of approval, the
property owner or his/her representative, shall submit a photograph of the stream
buffer area each year for a period of five years, to demonstrate that plantings are
being maintained in a healthy condition.
The monument sign is proposed on the east side of the existing driveway. The stream is
located on the west side of the driveway, and includes the driveway and the area to the
east of the driveway in which the monument sign is proposed for construction. In order to
construct the monument sign proposed on the east side of the driveway within the stream
buffer area, a reduction of the stream buffer width must be approved. TMC 18.45.100 (F)
permits the Director to reduce a watercourse buffer width based upon the following
criteria:
a) The reduced buffer area does not contain slopes over 15%;
The reduced buffer area proposed with this request does not contain slopes over
15 %.
b) The buffer reduction is not greater than 50 %;
The buffer reduction that is being requested is restricted to the area located on the
east side of the driveway. The buffer reduction required in order to construct the
monument sign in this area amounts to a 38% reduction in the buffer width.
c) The buffer is vegetated and includes an enhancement plan as may be required to
improve the buffer function and value;
The buffer contains several mature trees, including two alders and a conifer that
were originally proposed for removal. All existing trees located within the buffer
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will be retained, and additional mitigation and enhancement plantings will be
provided within the stream buffer area, to include native trees and shrubs to
provide shade to the stream channel.
d) If there is no significant vegetation in the buffer, a buffer may be reduced only if
an enhancement plan is provided. The plan must include using a variety of native
vegetation that improves the functional attributes of the buffer and provides
additional protection for the watercourse functions and values.
Except for the northern part of the stream buffer where there are some mature
trees, the buffer does not contain significant vegetation. The applicant has
prepared an enhancement plan that includes removal of invasive and non - native
vegetation currently located within the stream buffer, and installation of native
plantings. Additional enhancement will occur on site to the south of where buffer
impacts are proposed, where the stream channel continues on the south side of the
existing driveway.
CONCLUSIONS
1. The proposed landscaping and sidewalk with associated 30" retaining wall are
permitted uses within the stream buffer area under TMC section 18.45.070
(B).
2. There are no slopes greater than 15% within the reduced buffer areas.
3. The requested buffer reduction is less than 50 %.
4. The mitigation and enhancement plan includes mitigation for the permanent
impacts to the stream buffer that will occur with construction of the sidewalk
and associated 30" retaining wall, and the monument sign. The plan includes
removal of invasive and non - native plants currently located within the stream
buffer, as well as adding native plantings to the stream buffer area where
impacts are proposed and within an additional stream buffer area to the south.
Also included are replacement trees required as part of the tree clearing permit
(L08 -057), for those trees that were previously removed.
RECOMMENDATION
Staff recommends approval of the Special Permission permit with the following
conditions:
1. A right -of -way permit must be obtained for any work proposed within the
public right -of -way. This includes construction of a small piece of the new
sidewalk where it connects to the sidewalks along S 154th Street, as well as
perimeter landscaping proposed along the north side of the Villages at South
Station property. Any changes to the location of the sidewalk, retaining wall,
or landscaping during review of the Public Works permit shall be reviewed by
the Planning Department.
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2. A preconstruction meeting to inspect erosion control measures within the
stream buffer shall be held with the landscape architect, landscape contractor,
property manager and DCD staff prior to any work being started within the
stream buffer area.
3. The property owner(s), or his/her representative, shall submit a photograph of
the stream buffer area each year for a period of five years, to demonstrate that
plantings are being maintained in a healthy condition.
4. A metal or wood sign, with a treated wood, concrete or metal post shall be
installed within the stream buffer on the west side of the driveway, which
contains the following wording:
"Protection of this natural area is in your care. Alteration or disturbance is
prohibited pursuant to TMC Chapter 18.45. Please call the City of
Tukwila for more information."
ATTACHMENTS:
Exhibit A: Villages at South Station Plan Set (Sheets L -0 through L -4, including
revised sheets L -0 and L -4 dated January 28, 2009)
cc: Ray Robinson, Applicant °
Whit Hamlin, Property Manager
Department of Ecology
Ginger Ferguson, Sound Transit
Rod Kempkes, Sound Transit
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September 23, 2010
City of Tukwila
Jim Haggerton, Mayor
Department of Community Development -- ._- Jack. Pace, Director
Ray Robinson
Integrated Site Design, Inc.
12743 26t Ave NE
Seattle, WA 98125
Re: Comments - 15` of 5 Annual Maintenance and Monitoring Reports - Villages at South Station,
3724 S 154th Lane, Tukwila, WA
Dear Mr. Robinson,
The City has had a chance to review the first of five annual reports providing information on maintenance and
monitoring of mitigation within a stream buffer located at 3724 S 154th Lane. In general, we agree with the
information and recommendations in the report, with the following comments /changes which are organized
according to the numbering of the different sections of your report.
1) Upper Sensitive Area — adjacent to 154t and along the streamway to culvert
o a) and d): We agree that plant survival in this area was good. The exception that's noted under letter d
is incorrect, however, since the area adjacent to the creek was never planted. Rip rap shall not be
installed to prevent erosion, but instead bioengineering techniques shall be used. Jute matting or other
natural material should be added adjacent to the stream, with plantings of native willow and/or native
dogwood stakes added through the jute matting.
o c) To control/remove the knotweed, you may provide a written request to the City for use of approved
herbicides for aquatic use. These herbicides should be applied by "painting" the stems rather than
spraying it on the knotweed plants. Herbicides that may be used include Rodeo, Aquamaster, and
Aquapro (all are Glyphosate based herbicides, but regular Round -up is not allowed to be used this close
to the stream). In addition the applicator must be licensed by the State Department of Agriculture and
must comply with NPDES and the notification requirements established by Department of Ecology.
Applicators are allowed to use the Ecology general NPDES permit, but must be registered with
Ecology. Any landscape company that uses aquatic herbicides should be familiar with these
requirements. If not, here is a link: http: / /www.ecy.wa.gov/ programs /wq /pesticides /index.html
2) Upper Sensitive Area — adjacent to north side of entry drive and pool area and south side adjacent to
parking
f)
i, ii — Clarify whether fertilization is only for mahonia. Fertilization should be done in a way that avoids
runoff into the stream. Avoid using lime with plants that prefer acidic soils (including Evergreen
Huckleberry). Under ii, ISD recommends replanting per plan. The plants shown on plans in the area
circled on the map and labeled (Missing Plants Re -Plant) include Evergreen Huckleberry and Japanese
Barberry.
3) Upper Sensitive Area — within and adjacent to pool
- no comments
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206-
431 -3665
4) Upper Sensitive Area — south side of mailbox cluster
c) See comments under "Recommendations for Maintenance" related to approved herbicides for removal of
horsetail.
f) Cedars were originally planted in this area, but were replaced with Douglas Firs because they did not
survive. Our recommendation is to keep the Douglas Firs and prune back the branches or prune up the
trunks as needed to avoid impacting the mail boxes instead of using the Hogan Cedars as originally
planned, since the Douglas Firs are in good condition. No topping of any trees is allowed.
Recommendations for Maintenance
8)
2. In most areas, fertilization should not be needed since plantings were native to the Pacific Northwest:
The limited fertilization that is done should be done in a way that avoids runoff into the stream. Avoid
using lime with plants that prefer acidic soils, including Evergreen Huckleberry.
4. Approved herbicides are the following: Rodeo, Aquamaster, and Aquapro (all are Glyphosate based
herbicides, but regular Round -up is not allowed to be used this close to the stream). To control/remove
the knotweed, you may provide a written request to the City for use of approved herbicides for aquatic
use. These herbicides should be applied by "painting" the stems rather than spraying it on the knotweed
plants. In addition the applicator must be licensed by the State Department of Agriculture and must
comply with NPDES and the notification requirements.established by Department of Ecology.
Applicators are allowed to use the Ecology general NPDES permit, but must be registered with
Ecology. Any landscape company that uses aquatic herbicides should be familiar with these
requirements. If not, here is a link: http: / /www.ecy.wa.gov /programs /wq /pesticides /index.html
Next Steps:
Make changes to the landscaping on site according to the report and the comments above during Fall 2010. The
next inspection by City staff will occur in late summer of next year, once you have submitted the second
maintenance and monitoring report to the City of Tukwila.
Feel free to give me a call or email with any questions at (206) 431 -3659 or jreavis(@,ci.tukwila.wa.us.
Sincerely,
annie Reavis
Assistant Planner
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ISD ANNUAL SENSITIVE AREA SITE INSPECTION REPORT
SECURITY PROPERTIES — Villages at South Station
Date: October 12, 2011 Time: 2 pm — 3:30 pm.
Location: Villages at South Station 3724 South 154th Lane Tukwila, WA
Attendees:
Discipline Company
Municipal
Apartment Manager
Landscape Maintenance
Landscape Architect
Attendees:
City of Tukwila - Planning
Security Properties
Tru -Green
ISD
Jamie Reavis, Sandra Whiting
Sarah Hart
Steve Weidenbach
Ray Robinson
Purpose:
Annual Inspection of Sensitive Area Plantings (does not include areas of site not in sensitive area)
Reporting: 2st of 5 Annual Reports
ISD Monitoring Observations:
1) Upper Sensitive Area — adjacent to 154`h and along the streamway to culvert
a) Plant survival: excellent except for adjacent to stream bed (see note ld)
b) Plant conditions
i) aerial cover — plant are filling in and have canopy coverage consistent with 2 year growth
ii) height - plant heights are consistent with growth for 2 year establishment
iii) vigor — plants have good vigor based on foliage and stem conditions
iv) insect infestations or other damage — none seen
c) Presence of weeds — extensive Japanese Knotweed adjacent to stream (removal per City of
Tukwila requirements (see attached supplement)
d) Erosion — in evidence adjacent to creek due to seasonal high water levels. The recommendation is
e)
f)
g)
h)
apply rip rap from culvert down stream about & -;I0'
or red/yellow twig dogwood canes (18" o.c., minimum 2' de
Plant infill — plant rebus c. where there are bare areas adjacent to si
Presence of trash in buffer — none
Remove "hazard" alder trees
Added Plan
tree...ISD reco
d plant harvested willow (low growing)
Recommended rip rap (rock) size
Ik 8 to 10 inches, in area immediatel
around culvert (first foot or two).
Live stakes should be used on bar
in remaining area.
: not required but allowed is planting of vine(s) at the base of the spruce
endations are wisteria, hydrangea petiolaris, or trumpet vine.
Only one alder tree is approved for removal. I
2) Upper Sensitive Area — adjacent to north side of entry drive and pool area and south side adjacent to parking
a) Plant survival: excellent except as noted (see 20
j
b) Plant conditions
i) aerial cover — plant are filling m and have coverage consistent with 2 year growth
ii) height - plant heights are consistent with growth for 2 year establishment... see exception 2F
iii) vigor — plants have good vigor based on foliage and stem conditions... see exception 2F
iv) insect infestations or other damage — none seen
v) Some plantings missing in stream area : none
vi) Some missing plants adjacent to drive: relocate existing mahonia and huckleberry in a
continuous line adjacent to the Japanese Blood Grass, re -plant groundcover area from sidewalk
to mahonia/huckleberry with fragaria chiloensis 1 gal at 18" o.c.), replant heather at the curved
wall Pull bark out of this area
c) Presence of weeds — some horsetail near stream way banks and culvert, and Japanese Knotweed
d) Erosion — there is some at the streambed and culverts.....re- planting/rip rap, mulching is needed
Inspection notes prepared by: Integrated Site Design (Ray Robinson) 1
Note: Attendees to provide any suggested revisions within one week
ISD ANNUAL SENSITIVE AREA SITE INSPECTION REPORT
SECURITY PROPERTIES — Villages at South Station
e)
fl
Presence of trash in buffer — there is some
Plant Exceptions:
i) Mahonia repens - poor vigor and lack of growth. ISD recommends replanting per #b v
sufficient to achieve 100% coverage in one growing season. See general fertilizing and
mulch recommendations...
ii) Heather and groundcover at accent wall and adjacent tree — missing or damaged due to
installation of gate and electrical. ISD recommends replanting per plan. See general
fertilizing and mulch recommendations.
iii) Rubus calycinoides — needs replanting on both sides of drive
3) Upper Sensitive Area — within and adjacent to pool
(a)
(b)
Plant survival: excellent except as noted (see 2f)
Plant conditions
i) aerial cover — plant are filling in and have canopy coverage consistent with 2 year growth
ii) height - plant heights are consistent with growth for 2 year establishment
iii) vigor — plants have good vigor based on foliage and stem conditions
iv) insect infestations or other damage — none seen
(c) Presence of weeds — some horsetail
(d) Erosion — some where groundcovers are missing
(e) Presence of trash in buffer — none
i) Plant.exceptions:
i. Rubus Groundcover missing at perimeter adjacent to walkway
ii. Vinca groundcover missing at NW portion of inner pool perimeter
iii. Vinca groundcover and seasonal color missing at South portion of inner pool perimeter
iv. Nandina and Taxus plantings at SW portion of outer perimeter (entry) in poor condition due to utility
installation...replace plantings with significant stress and poor condition, re -plant those in good
condition per plan.
v. Arborvitae adjacent to pump house — roots exposed due to installation of gate and electrical.
Replace soils and mulch to correct levels
4) Lower Sensitive Area
Plant survival: excellent except for adjacent to
(a) Plant survival - excellen
(b) Plant conditions
note 1d)
1
There is a Douglas Fir that is dying
this area. We can leave as -is for
now, but if the other two fail, then w
will need to figure out replacement
plantings.
i) aerial cover — plant are filling in and have canopy coverage consistent with 2 year growth
ii) height - plant heights are consistent with growth for 2 year establishment
iii) vigor — plants have good vigor based on foliage and stem conditions
iv) insect infestations or other damage — none seen
(c) Presence of weeds — horsetail near stream way banks and culvert
(d) Erosion — in evidence ....re- mulching is needed
(e) Presence of trash in buffer — none
(f) Plant Exceptions: one Douglas Firs has died and does not need replacement
(g) Plantings to be added: at lower portion of stream bank, it is recommended to plant harvested willow (low
growing) or red/yellow twig dogwood canes (18" o.c., minimum 2' depth)
Keep ivy out - ongoing maintenance activity.
Inspection notes prepared by: Integrated Site Design (Ray Robinson) 2
Note: Attendees to provide any suggested revisions within one week
ISD ANNUAL SENSITIVE AREA SITE INSPECTION REPORT
SECURITY PROPERTIES — Villages at South Station
Recommendations for Maintenance
1) Weed management — monthly
2) Mulching — annually
3) Watering — bi- monthly from April — September with more frequency as needed in summer until
establishment
4) Trash Removal — monthly
5) Replacement of dead or non thriving plants — quarterly
6) Pest management — IPM and Best Practices techniques with monthly monitoring
7) Pruning — interim quarterly, annual in late fall for trees, anytime if there is An obstruction of walkways
8) Shearing — all ilex hedges to be sheared into formal rectangular hedges...3' max width x 30" max. ht.
9) General Material Specifications:
1. All areas need re- mulching using specified material ( Cedar Grove Composted Mulch)
2. Fertilizing: soil testing is recommended
Lime: pelletized Capril 40#/1000 sq. ft.and
9 -3 -4 Nature's Intent Organic Fertilizer 11# /1000 sq. ft.
3. Weeds — horsetail, blackberry, and herbaceous to be removed by hand
4. Weeds - Japanese Knotweed removed by hand and then apply a City of Tukwila approved selective
herbicide for use in an aquatic area to the cut stems. Application methods and frequency per manufacturer
and City of Tukwila recommendations.
Inspection notes prepared by: Integrated Site Design (Ray Robinson) 3
Note: Attendees to provide any suggested revisions within one week
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SHEET INDEX
L-0 - Cover Sheet (Not Included)
L-1 - Hardscape Plan (Not Included)
L-2 - Landscape Plan
L-3 - Landscape Plan (Not Included)
L-4 - Plant List & Details (Not Included)
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PROJECT:
SOUTH STATION
3724 SOUTH 154TH LANE
TUI(WILA, WA 98188
CLIENT:
SECURITY PROPERTY
1201 3RD AVE. SUITE 5400
SEATTLE, WA 98101
ISSUANCE & REM:MONS
PERMIT 09-29-201
Tree Clearing &
Special Perrnission) 09-29 -21
Tree Clearing Special Permit
Resubmittal 01-05-20
As Built
05-15-20
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LANDSCAPE PLAN
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PERMIT DOCUMENT
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ISD ANNUAL SENSITIVE AREA SITE INSPECTION REPORT
SECURITY PROPERTIES — Villages at South Station
Date: September 27, 2012 Time: loam — 11:00 am.
Location: Villages at South Station 3724 South 154th Lane Tukwila, WA
Attendees:
Discipline Company Attendees:
Municipal City of Tukwilla - Planning Jaimie Reavis
Sandra Whiting
Apartment Assistant Manager Madrona Ridge Joyce
Landscape Maintenance Tru -Green Patrick LaCroix
Landscape Architect ISD Ray Robinson
Purpose:
Inspection of Sensitive Area Plantings
Reporting: 3irdt of 5 Annual inspections
ISD Monitoring Observations:
1) Upper Sensitive Area — adjacent to 154th and along the streamway to culvert
a) Plant survival: excellent except for adjacent to stream bed (see note 1d)
b) Plant conditions
i) aerial cover — plant are filling in and have canopy coverage consistent with 3 year growth
ii) height - plant heights are consistent with growth for 3 year establishment
iii) vigor — plants have good vigor based on foliage and stem conditions
iv) insect infestations or other damage — none seen
v) Vines added at base of spuce — good condition
c) Presence of weeds — Japanese Knotweed adjacent to stream to be removed (removal per City of
Tukwila requirements)
d) Erosion near the pipe outfall at the stream bank edge - Rip Rap has been applied from the culvert
down stream about 8 — 10'. Planting is not required, if planted then use harvested willow (low
growing) or red/yellow twig dogwood canes (18" o.c., minimum 2' depth)
e) Presence of trash in buffer — some debris and a discarded inflatable raft to be removed
f) "hazard" alder trees have been removed
g) Alder /willow /dogwood in the adjacent swale: Alder can be limbed up, willow and dogwood can
be thinned sufficiently to enable good line of sight between motarists and pedestrians at the drive
intersection.
h) Unauthorized access to stream near intersection — plant mahonia aquifolia or similar spiny plant in
this area to discourage access to the stream
Inspection notes prepared by: Integrated Site Design (Ray Robinson) 1
Note: Attendees to provide any suggested revisions within one week
ISD ANNUAL SENSITIVE AREA SITE INSPECTION REPORT
SECURITY PROPERTIES — Villages at South Station
2) Upper Sensitive Area — adjacent to north side of entry drive and pool area and south side adjacent to parking
a) Plant survival: excellent except as noted (see 2e)
b) Plant conditions
i) aerial cover — plant are filling in and have coverage consistent with 3 year growth
ii) height - plant heights are consistent with growth for 3 year establishment
iii) vigor — plants have good vigor based on foliage and stem conditions... see exception 2F
iv) insect infestations or other damage — none seen
c) Presence of weeds — some horsetail near stream way banks and culvert, and Japanese Knotweed to
be removed (removal per City of Tukwila requirements)
d) Presence of trash in buffer — there is some and needs to be removed
e) Plant Exceptions needing replacement:
i) Heather and groundcover at accent wall and adjacent tree — missing or damaged due to
installation of gate and electrical. ISD recommends replanting per plan. See general
fertilizing and mulch recommendations.
ii) Right side of retaining wall — missing plants include berberis t. crimson pygmy, and
ornamental grasses (see planting plan)
iii) Rubus calycinoides — needs replanting on south side of drive
f) Plant replacements — of rubus c., fragaria chiloensis, and Mahonia/huckleberry adjacent to
sidewalk has been replaced and is in good health.
3) Upper Sensitive Area — within and adjacent to pool
(a) Plant survival: excellent except as noted (see 3f)
(b) Plant conditions
i) aerial cover — plant are filling in and have canopy coverage consistent with 3 year growth
ii) height - plant heights are consistent with growth for 3 year establishment
iii) vigor — plants have good vigor based on foliage and stem conditions
iv) insect infestations or other damage — none seen
(c) Presence of weeds — some horsetail
(d) Erosion — some where groundcovers are missing, replant with groundcover
(e) Presence of trash in buffer — none
(f) Plant.exceptions needing replacement:
i. Rubus Groundcover missing at perimeter adjacent to walkway
ii. Vinca groundcover missing at NW portion of inner pool perimeter
iii. Vinca groundcover and seasonal color missing at South portion of inner pool perimeter
Inspection notes prepared by: Integrated Site Design (Ray Robinson) 2
Note: Attendees to provide any suggested revisions within one week
r
ISD ANNUAL SENSITIVE AREA SITE INSPECTION REPORT
SECURITY PROPERTIES — Villages at South Station
4) Lower Sensitive Area
(a) Plant survival — excellent
(b) Plant conditions
i) aerial cover — plant are filling in and have canopy coverage consistent with 3 year growth
v) height - plant heights are consistent with growth for 3 year establishment
vi) vigor — plants have good vigor based on foliage and stem conditions
vii) insect infestations or other damage — none seen
viii)Plant replacement — Douglas fir has been replanted and is in good health
(c) Presence of weeds
i. Horsetail near stream way banks and culvert (remove per city of Tukwila requirements).
ii. English Ivy — remove up on slope to back of new plantings, maintain to keep ivy away from
trees, shrubs, and groundcover
(d) Presence of trash in buffer — none
(e) Erosion — in evidence ....re- mulching is needed
Recommendations for Maintenance
1) Weed management — monthly
2) Mulching — annually
3) Watering — bi- monthly from April — September with more frequency as needed in summer until
establishment
4) Trash Removal — monthly
5) Replacement of dead or non thriving plants — quarterly
6) Pest management — IPM and Best Practices techniques with monthly monitoring
7) Pruning — interim quarterly, annual in late fall for trees, anytime if there is An obstruction of walkways
8) Shearing — all ilex hedges to be sheared into formal rectangular hedges...3' max width x 30" max. ht.
9) General Material Specifications:
1. All areas need re- mulching using specified material ( Cedar Grove Composted Mulch)
2. Fertilizing: soil testing is recommended
Lime: pelletized Capri140# /1000 sq. ft.and
9 -3-4 Nature's Intent Organic Fertilizer 11# /1000 sq. if
3. Weeds — horsetail, blackberry, and herbaceous to be removed by hand
4. Weeds - Japanese Knotweed removed by hand and then apply a City of Tukwila approved selective
herbicide for use in an aquatic area to the cut stems. Application methods and frequency per manufacturer
and City of Tukwila recommendations.
Inspection notes prepared by: Integrated Site Design (Ray Robinson) 3
Note: Attendees to provide any suggested revisions within one week
Jaimie Reavis
From: Jaimie Reavis
Sent: Wednesday, November 07, 2012 10:42 AM
To: 'Manager - SouthStation'; Ray Robinson; Sandra Whiting; Sarah Hart
Cc: Patrick LaCroix
Subject: RE: Villages at South Station - 3ird annual sensitive area monitoring review
We've had a chance to review the report, and agree with the recommendations of the 3rd monitoring report and our
annual field visit, with the following additional comments:
1) Upper Sensitive Area:
• Tukwila staff agreed that limited pruning can occur to improve the visibility at the driveway area,
including removal of up to two alders (installed by Sound Transit) adjacent to the sidewalk and
immediately over the culvert under Southcenter Blvd.) per item 1(f) in report. Staff recommends adding
mahonia aquifolia for alders that are removed from this area, to discourage access to the stream per
item 1(h) in report. The goal of the limited pruning is to keep the stream shading but improve visibility
within the stream area at S 154th Street.
• A fertilizer routine may help the dogwoods located in this area.
4) Lower Sensitive Area
• Add willow and /or dogwood stakes to the area adjacent to the stream
• We talked about looking in to a stewardship program for this area, including potential grant funding and
volunteer work to enhance the stream buffer area on the property.
Maintenance and pruning should be ongoing as needed. The willow and /or dogwood stakes should be added this winter
or early spring, since they can only be harvested when the plants are dormant. You can harvest some of the dogwood
stakes from existing plants on site that you will be pruning in the stream area. If you are planning to use any herbicide
within sensitive areas and their buffers, please submit a written request to Jack Pace, Community Development Director
and we can provide a list of approved herbicides.
Please let me know if you have any questions.
Thank you,
Jaimie Reavis
Assistant Planner1City of Tukwila
6300 Southcenter Blvd, Suite 100 (Tukwila, WA 98188
ph: (206) 431-36591fx: (206) 431 -3665
Jaimie.Reavis@TukwilaWA.gov 1 www.tukwilawa.gov
From: Manager - SouthStation f mailto:mgr.southstation@ madronaridoellc.com1
Sent: Tuesday, October 16, 2012 10:04 AM
To: Ray Robinson; Jaimie Reavis; Sandra Whiting; Sarah Hart
Cc: Patrick LaCroix
Subject: RE: Villages at South Station - 3ird annual sensitive area monitoring review
Importance: High
1
Hi All,
Jamie- Please let us know when to expect the requirements that need performed.
Patrick- once we receive can you please put these in bid format for us?
Thanks for everyone's help,
Sarah
Sarah Hart
Senior Property Manager
shart @madronaridgellc.com
The Villages at South Station
Ph 206.431.9216
Fx 206.242.0175
www.villagesatsouthstation.com
Rainier Pointe
Ph 253.922.1908
Fx 253.922.1980
www.rainierpointe.com
Waterbrook
Ph 253.854.8221
Fax 253.852.7840
www.thewaterbrookapts.com
"We provide an outstanding living experience for our residents"
From: Ray Robinson [r.robinson @I -S- D.com]
Sent: Friday, October 12, 2012 7:47 AM
To: Jaimie Reavis; Sandra Whiting
Cc: Manager - SouthStation; Patrick LaCroix
Subject: Villages at South Station - 3ird annual sensitive area monitoring review
Jaimie and Sandra,
Please find attached my report regarding the annual walk thru at Villages at South Station.
Please let me know if you see any revisions, additions, or deletions that are needed....once approved I will issue a final
report to all and follow up with Sarah and Patrick to establish a schedule to complete action items in a timely way.
I appreciate your continued guidance and time in reviewing this project.
Best Regards,
pay{ pobinson
INTEGRATED SITE DESIGN
12743 26th Avenue NE
Seattle, WA 98125
2
5
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ISD ANNUAL SENSITIVE AREA — Preliminary Site Inspection Report
SECURITY PROPERTIES — Villages at South Station
Date: October 02, 2013 Time: 11 am — noon.
Location: Villages at South Station 3724 South 154th Lane Tukwila, WA
Attendees:
Discipline Company Attendees:
Sr. Property Manager Madrona Ridge Sarah Hart
Landscape Maintenance Tru -Green Patrick LaCroix
Landscape Architect ISD Ray Robinson
Purpose:
Inspection of Sensitive Area Plantings
Reporting: 4th of 5 Annual inspections
ISD Monitoring Observations:
1) Upper Sensitive Area — adjacent to 154th and along the streamway to culvert
a) Plant survival: excellent except for adjacent to stream bed (see note ld)
b) Plant conditions
i) aerial cover — plant are filling in and have canopy coverage consistent with 4 year growth
ii) height - plant heights are consistent with growth for 4 year establishment
iii) vigor — plants have good vigor based on foliage and stem conditions
iv) insect infestations or other damage — none seen
v) Vines added at base of Spuce — good condition
c) Presence of weeds — none
d) Erosion near the pipe outfall at the stream bank edge - Rip Rap has been applied from the culvert
down stream about 8 — 10' and appears to have reduced or eliminated erosion of the steam bank.)
e) Presence of trash in buffer — none seen
f) Alder /willow /dogwood in the adjacent swale: Alder has been limbed up, willow and dogwood's
thinned. Additional thinning should be done for better visibility within the line of sight at the drive
intersection.
g) Unauthorized access to stream near intersection - no evidence of any
Inspection notes prepared by: Integrated Site Design (Ray Robinson) 1
Note: Attendees to provide any suggested revisions within one week
ISD ANNUAL SENSITIVE AREA — Preliminary Site Inspection Report
SECURITY PROPERTIES — Villages at South Station
2) Upper Sensitive Area — adjacent to north side of entry drive and pool area and south side adjacent to parking
a) Plant survival: excellent with the that exception that some groundcover is still needed for infill at
the comers and adjacent to the drive, and added mahonia infill is needed on the west side of the
drive
b) Plant conditions
i) aerial cover — plant are filling in and have coverage consistent with 4 year growth
ii) height - plant heights are consistent with growth for 4 year establishment
iii) vigor — plants have good vigor based on foliage and stem conditions...see exception 2F
iv) insect infestations or other damage — none seen
c) Presence of weeds — some Japanese Knotweed at the stream/pool fence interface to be removed
(removal per City of Tukwila requirements)
d) Presence of trash in buffer — none seen
e) Plant Exceptions needing replacement:
i) Right side of retaining wall — missing plants include berberis t. crimson pygmy, and
ornamental grasses (see planting plan)
3) Upper Sensitive Area — within and adjacent to pool
(a) Plant survival: excellent with exception that some areas need to have added groundcovers for
adequate coverage. (see 30
(b) Plant conditions
i) aerial cover — plant are filling in and have canopy coverage consistent with 4 year growth
ii) height - plant heights are consistent with growth for 4 year establishment
iii) vigor — plants have good vigor based on foliage and stem conditions
iv) insect infestations or other damage — none seen
(c) Presence of weeds — some horsetail
(d) Erosion — some where groundcovers are missing, replant with groundcover
(e) Presence of trash in buffer — none
(0 Plant.exceptions needing replacement:
i. Rubus Groundcover missing at perimeter adjacent to walkway
ii. Vinca groundcover missing at NW portion of inner pool perimeter
4) Lower Sensitive Area
(a) Plant survival — excellent
(b) Plant conditions
i) aerial cover — plant are filling in and have canopy coverage consistent with 3 year growth
v) height - plant heights are consistent with growth for 3 year establishment
vi) vigor — plants have good vigor based on foliage and stem conditions
vii) insect infestations or other damage — none seen
viii) Plant replacement — Douglas Fir previously recommended by COT are m poor condition
due to competition with existing mature conifer....ISD recommends replacement with (3)
Vine Maples. Dead or missing Redtwig dogwood shrubs near stream....ISD recommends
replacement with Sword ferns and Snowberry.
(c) Presence of weeds
i. Horsetail near stream way banks and culvert (remove per city of Tukwila requirements).
(d) Presence of trash in buffer — none
(e) Erosion — in evidence ....re- mulching is needed in some small areas
Inspection notes prepared by: Integrated Site Design (Ray Robinson) 2
Note: Attendees to provide any suggested revisions within one week
ISD ANNUAL SENSITIVE AREA — Preliminary Site Inspection Report
SECURITY PROPERTIES — Villages at South Station
Recommendations for Maintenance
1) Weed management — monthly
2) Mulching — annually
3) Watering — bi- monthly from April — September with more frequency as needed in summer until
establishment
4) Trash Removal — monthly
5) Replacement of dead or non thriving plants — quarterly
6) Pest management — 1PM and Best Practices techniques with monthly monitoring
7) Pruning — interim quarterly, annual in late fall for trees, anytime if there is An obstruction of walkways
8) Shearing — all ilex hedges to be sheared into formal rectangular hedges...3' max width x 30" max. ht.
9) General Material Specifications:
1. All areas need re- mulching using specified material ( Cedar Grove Composted Mulch)
2. Fertilizing: soil testing is recommended
Lime: pelletized Capri140# /1000 sq. ft.and
9 -3 -4 Nature's Intent Organic Fertilizer 11# /1000 sq. if
3. Weeds — horsetail, blackberry, and herbaceous to be removed by hand
4. Weeds - Japanese Knotweed removed by hand and then apply a City of Tukwila approved selective
herbicide for use in an aquatic area to the cut stems. Application methods and frequency per manufacturer
and City of Tukwila recommendations.
Inspection notes prepared by: Integrated Site Design (Ray Robinson) 3
Note: Attendees to provide any suggested revisions within one week
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ISD ANNUAL SENSITIVE AREA — Preliminary Site Inspection Report
SECURITY PROPERTIES — Villages at South Station
Date: July 25`x' 2014 Time: 9am — 9:45am
Location: Villages at South Station 3724 South 154th Lane Tukwila, WA
Attendees:
Discipline Company Attendees:
Sr. Property Manager Madrona Ridge Gail Duke
Wilson Cancino
Property Manager Madrona Ridge Joyce Kim
Landscape Maintenance Tru -Green Patrick LaCroix
Landscape Architect ISD Rachel Miller
Purpose:
Inspection of Sensitive Area Plantings
Reporting: 5th of 5 Annual inspections
ISD Monitoring Observations:
1) Upper Sensitive Area — adjacent to 154th and along the streamway to culvert
a) Plant survival: excellent
b) Plant conditions
i) aerial cover — plant are filling in and have canopy coverage consistent with 5 year growth
ii) height - plant heights are consistent with growth for 5 year establishment
iii) vigor — plants have good vigor based on foliage and stem conditions
iv) insect infestations or other damage — none seen
c) Presence of weeds — some Japanese Knotweed at the stream/pool fence interface to be removed
(removal per City of Tukwila requirements)
d) No erosion observed at stream bank edge - Rip Rap has been applied from the culvert down
stream about 8 — 10' and appears to have reduced or eliminated erosion of the steam bank.)
e) Presence of trash in buffer — some trash present at culvert grate
f) Alder /willow /dogwood in the adjacent swale: Alder has been limbed up, willow and dogwoods
thinned.
g) Unauthorized access to stream near intersection - no evidence of any
2) Upper Sensitive Area — adjacent to north side of entry drive and pool area and south side adjacent to parking
a) Plant survival: excellent with the that exception that some groundcover is still needed for infill at
the comers and adjacent to the drive
b) Plant conditions
i) aerial cover — plant are filling in and have coverage consistent with 5 year growth
ii) height - plant heights are consistent with growth for 5 year establishment
iii) vigor — plants have good vigor based on foliage and stem conditions... see exception 2d.
iv) insect infestations or other damage — none seen
c) Presence of trash in buffer — none seen
d) Plant Exceptions needing replacement:
i) Right side of retaining wall — missing *(1) berberis t. crimson pygmy
ii) Ground cover between retaining wall and drive entry
iii) (1) Pieris j. at left side of Thuja hedge at retaining wall
Inspection notes prepared by: Integrated Site Design (Ray Robinson) 1
Note: Attendees to provide any suggested revisions within one week
ISD ANNUAL SENSITIVE AREA — Preliminary Site Inspection Report
SECURITY PROPERTIES — Villages at South Station
3) Upper Sensitive Area — within and adjacent to pool
(a) Plant survival: excellent with exception that some areas need to have added groundcovers for
adequate coverage. (see 3f)
(b) Plant conditions:
i) aerial cover — plant are filling in and have canopy coverage consistent with 5 year growth
ii) height - plant heights are consistent with growth for 5 year establishment
iii) vigor — plants have good vigor based on foliage and stem conditions
iv) insect infestations or other damage — none seen
(c) Presence of weeds — some horsetail
(d) Erosion — some where groundcovers are missing, replant with groundcover
(e) Presence of trash in buffer — none
(f) Plant.exceptions needing replacement:
i. Missing (1) Fagus sylvatica at adjacent club house building
ii. (3) Dead grasses at raised planter along path
iii. Vinca groundcover missing at NW portion of inner pool perimeter
iv. (1) Declining Taxus in hedge at south pool perimeter
4) Lower Sensitive Area
(a) Plant survival — excellent
(b) Plant conditions
i. aerial cover — plant are filling in and have canopy coverage consistent with 4 year growth
ii. height - plant heights are consistent with growth for 5 year establishment
iii. vigor — plants have good vigor based on foliage and stem condition
iv. insect infestations or other damage — none seen
(c) Presence of weeds
i. Blackberry near stream bank and culvert
(d) Presence of trash in buffer — none
(e) Erosion — none in evidence
(f) Plant replacement — Dead Vine maple at back of mailboxes, replacement tree will need
establishment watering.
Inspection notes prepared by: Integrated Site Design (Ray Robinson) 2
Note: Attendees to provide any suggested revisions within one week
ISD ANNUAL SENSITIVE AREA — Preliminary Site Inspection Report
SECURITY PROPERTIES — Villages at South Station
Recommendations for Maintenance
1) Weed management — monthly
2) Mulching — annually
3) Watering — bi- monthly from April — September with more frequency as needed in summer until
establishment
4) Trash Removal — monthly
5) Replacement of dead or non thriving plants — quarterly
6) Pest management — IPM and Best Practices techniques with monthly monitoring
7) Pruning — interim quarterly, annual in late fall for trees, anytime if there is An obstruction of walkways
8) Shearing — all ilex hedges to be sheared into formal rectangular hedges...3' max width x 30" max. ht.
9) General Material Specifications:
1. All areas need re- mulching using specified material ( Cedar Grove Composted Mulch)
2. Fertilizing: soil testing is recommended
Lime: pelletized Capri140# /1000 sq. ft. and
9 -3 -4 Nature's Intent Organic Fertilizer 11# /1000 sq. ft.
3. Weeds — horsetail, blackberry, and herbaceous to be removed by hand
4. Weeds - Japanese Knotweed removed by hand and then apply a City of Tukwila approved selective
herbicide for use in an aquatic area to the cut stems. Application methods and frequency per manufacturer
and City of Tukwila recommendations.
Inspection notes prepared by: Integrated Site Design (Ray Robinson) 3
Note: Attendees to provide any suggested revisions within one week
160' REQUIRED STEAM BUFFER
(80' from cl of stream to parnmetzr)
ipmuAm STREAM
MITIGATION BUFFER AREA •
./ LAN PLUM
2.450 af
e GARRYA ELLIPTICA
ee COAST SILKTASSLE
IONILERIA CERASIFORMIS
•
SOUTH 154TH STREET
1
88
1
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1
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lar:677's
ACCINIUM OYATUM
EVERGREEN
HU LERRY
CRENATA HELLER!'
JAPANESE HOLLY
SCANTIIUS SINENSIS
E SILVER GRASS •
•
TAXUS MEDIA.
PACIFIC DOGWOOD- HYBRID
CORNUS NUTTALLE X K
PACIFIC DOGWOOD- I; Itt 1.1D
• •
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BARBERRY
BERBER'S T.
JAP
THUJA OCCIDENTAL'S TYRAMIDALLS'
1
1
1
1
HELLER' JAPANESE HOLLY
EXISTING MAPLE
LANDSCAPE NOTES
1. BID DOCUMENTS CONSIST OF DRAWINGS AND
SPECIFICATIONS DATED 9-22-2008.
2. SEE ARCHITECTURAL DRAWINGS FOR ALL BUILDING
RELATED ELEMENTS
3. , SEE SHEET L-0 RELATED TO SITE ELEMENTS AND CODE
RELATED DATA.
41; SEE SHEETS L-I REGARDING HARDSCAPE PLAN AND
DETAILS FOR PAVING, AND SITE WALLS.
Ji 5.. LANDSCAPE DRAWINGS INDICATE ALL PROPOSED
' PLANT SPECIES INCLUDING TREES, SHRUBS, AND
GROUNDCOVER WHICH SHALL MEET' OR EXCEED THE
ri CITY OF TUKWILA REQUIREMENTS FOR LANDSCAPING.
6. SEE SHEET L-4 REGARDING LANDSCAPE DETAILS AND
PLANT LISTS.
IRRIGATION BIDDER DESIGN: SEE PERFORMANCE
SPECIFICATIONS
POLE
0 5 .10
MITIGATION BUFFER AREA
2,250 sf
SHEET INDEX
L-0 - Cover Sheet
L-1 - Hardscape Plan
L-2 - Landscape Plan
L-3 - Landscape Plan
L-4 - Plant List & Details
ISD
INTEGRATED SITE DESIGN
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PROJECT:
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3724 soon! 154TH LANE
TURWITA, WA 98188
CLIENT:
SECURITY PROPERTY
1201 3RD AVE. SUITE 5400
SEATTLE, WA 98101
ISSUANCE & REVISIONS
PERMIT 09-29-2008
(Tree Clearing &
Special Permission) 09-29 -2008
Tree Clearing & Special Perm.
Resubmits' 12-22 -2008
LANDSCAPE PLAN
• •
PERMIT DOCUMENT
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LANDSCAPE NOTES
1. BID DOCUMENTS CONSIST OF DRAWINGS AND SPECIFICATIONS DATED
9-22 -2008.
2. SEE ARCHITECTURAL DRAWINGS FOR ALL BUILDING RELATED ELEMENTS
3. SEE SHEET L-O RELATED TO SITE ELEMENTS AND CODE RELATED DATA.
4. SEE SHEETS L-1 REGARDING HARDSCAPE PLAN AND DETAILS FOR
PAVING, AND SITE WALLS.
5. LANDSCAPE DRAWINGS INDICATE ALL PROPOSED PLANT SPECIES
INCLUDING TREES, SHRUBS, AND GROUNDCOVER WHICH SHALL MEET OR
EXCEED THE CITY OF TUKWILA REQUIREMENTS FOR LANDSCAPING.
6. SEE SHEET L-4 REGARDING LANDSCAPE DETAILS AND PLANT LISTS.
7. IRRIGATION BIDDER DESIGN: SEE PERFORMANCE SPECIFICATIONS
SHEET INDEX
L-0 - Cover Sheet
L-1 - Handscape Plan
L-2 - Landscape Plan
L-3 - Landscape Plan
L-4 - Plant List & Details
ISD
INTEGRATED SITE DESIGN
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PROJECT:
SOUTH STATION
3724 SOUTH 154TH LANE
TUKWILA, WA 98188
CLIENT:
SECURITY PROPERTY
1201 3RD AVE. SUITE 5400
SEATTLE, WA 98101
ISSIIANCE & REVISIONS
PERMIT 09-29 -2008
(Tree Clearing &
Special Permission) 09-29 -2008
Tree Clearing & Special Perm.
Resubmital 12 -22 -2008
LANDSCAPE PLAN
PERMIT DOCUMEPrr
ao — r .p..... •.ems
, 4.1 6JL.1
IL LANDSCAPE MITIGATION AREA
2,450 SF PROPOSED LANDSCAPE
SOUTH STATION ▪ * `
MULTI - FAMILY t�
DEVELOPMENT ; T
6l 'WO 9 I EXISTING . EXISTING
▪ II. LANDSCAPE MITIGATION AREA BLDG. — PARKING
2,250 SF PROPOSED LANDSCAPE
EXISTING
�--- DRIVE
SOUTH 154Th STREET
1677R
8 ;f2.
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EXISTING
UTILITY
VAULT
ED SITE PLAN
Scale: I" = 40'-0
0 20 40
TREE REPLACEMENT REQUIREMENTS
THE PROPOSED TREE REPLANT SHALL MEET OR EXCEED THE CITY OF TUKWE.AS MUNICIPAL CODE RELATED TO
SECLIONSTMC 1834.
SCHEDULE OF TREES TO BE REMOVED/ REPLACEMENT TREES PLANTED
TREE NO.
61
83
65
ea
TOTAL 6
SIZE SPECIES TREE REQUIRED
12' ORNAMENTAL DECIDUOUS 2
12' ORNAMENTAL DECIDUOUS 2
12'- ORNAMENTAL DECIDUOUS 2
10' ORNAMENTAL DECIDUOUS 2
8' ORNAMENTAL DECIDUOUS 2
8' ORNAMENTAL DECIDUOUS 2
62' 12
PROVIDED
YES
YES
YES
YES
YES
YES
LEGEND
0
Ea
I
II
EXISTING VEGETATION
EXISTING CONIFER TO REMAIN
EXISTING DECIDUOUS TREE TO REMAIN
EXISTING TREE TO BE REMOVED
PROPOSED LANDSCAPE AREA
LANDSCAPE RENOVATION AREA
LANDSCAPE MITIGATION AREA
0 10 20
GENERAL NOTES:
TIE VEGETATION INFORMATION RELATED TO EXISTING TRES, TREE SPECIES, AND SLZB ARE BASED ON
THE SOUND TRANSIT PLAN DATED JAN. 24,2008 WHICH WAS PREPARED FOR SUBMITTED TO. AND
APPROVED BY THE CITY OF TUKWILA.
1.
THESE DRAWINGS ARE BASED ON ALTA SURVEY SITE PLAN AND ARCHITECTURAL PLAN FOR THE
SALES BUDDING PROVIDED BY THE OWNER ADDMONALLY THE RIGHT OF WAY, STREAM, STREAM
BUFFER AND VEGETATION INFORMATION ARE BASED ON DRAWINGS PROVIDED BY SOUND TRANSIT.
2. SEE ARCHITECTURAL DRAWINGS FOR ALL NEW BUILDING RELATED EI.EMEN TS, GENERAL
INFORMATION RELATED TO SITE ELEMENTS, AND CODE RELATED DATA.
3. SIGNAGE INFORMATION WAS PROVIDED BY OWNER WHICH WILL BE CURRENTLY SUBMITTED BY
OWNER RELATED TO NEW SIGNAGE PERMIT.
4. HARDSCAPE DRAWINGS INCLUDE PANS AND DETAILS FOR PROPOSED SIRE ELEMENTS INCLUDING A
LOW RETAINING WAIL AND A CAST IN PLACE CONCRETE WALKWAY.
5. . SEE SHEETS L-1 REGARDING HARDSCAPE PLAN AND DETAILS.
6. LANDSCAPE DRAWINGS INDICATE AIL PROPOSED PLANT SPECIES INCLUDING TREES,
SH RUBS,GROUNDCOVER. AND VINES WHICH SHALL MEET OR EXCEED THE CITY OF TUKWILA
RBQUIXFEENTS FOR LANDSCAPING.
7. ALL PERIMETER PLANTINGS SHALL CONFORM TO THE CTTY OF TUKWILA STANDARDS FOR
ZONE HIDR AND CONSIST OF A 15' PLANTING BUFFER
8.. SEE SHEET 14 REGARDING LANDSCAPE DETAILS AND PLANT ISIS.
9. ALL NEW LANDSCAPE AREAS SHALL BE EITER HAND WATERED OR BE AUTOMATICALLY
IRRNRATED BY THE EXITING OR MODIFIED EXISTING IRRIGATION SYSTEM
10. THE CONTRACTOR SHALL REMOVE ALL NOXIOUS WEEDS AND NON-NATIVE PLANTINGS IN A
MANNER. APPROVED BY THE QTY OF TUKWIA IN THE STREAM BUFFER MITIGATION AREA.
VICINITY' MAP
Scale: N.T.S.
PROJECT DATA
PROJECT ADDRESS:
DESIGN
CONSULTANT:
PROJECT
SITE
SOUTH STATION
3724 SOUTH 154111 LANE
TUKWILA, WA 98188
OWNER
INTEGRATED SITE DESIGN
12743 26TH AVENUE NE
SEATTLE, WA. 98125
(216) 363-9049 CONTACT: RAY ROBINSON
PARCEL NO: 000N0335
SECURITY PROPERTIES.
1201 3RD AVE SUITE 5403
SEATTLE, WA98101
LEGAL DESCRIPTION
ADAMS HOME TRS 3R1) ADD L.OIS 8 TTRU 11 TOW LOTS 16 & 17 LESS STHWY
PROJECT DESCRIPTION
GENERAL
THE PROJECT IS LOCATED ADJACENT TO AND ON THE SOUTH SIDE OF SO. 154M ST- TO THE NORTHWEST AND ADJACENT TO THE PUBLIC R.O.W. IS
VEGETATED BUFFER AND Gn fIAM CREEL SOUND TRANSIT IS CURRENTLY MAKING RIGHT OF WAY IMPROVEMENTS INCLUDING RE- VEGETATION,
CURB/GUTTER, AND SIDEWALKS. FURTHER TO THE EAST, SOUND TRANSIT IS CURRENTLY MAKING RIGHT OF WAY DM'ROVEMFNIS INCLUDING
CURE/GOITER, AND SIDEWALKS, AND RETAINING WALLS THE NW PIORTTO84 OG THE SITE ADJACENT TO THE RIGHT OF WAY LS A SENSITIVE AREA
CONSISTING OE GO G TAM CREEL. A CLASSIFIED STREAM WITH A 40' STREAM BUFFER SETBACK' EACH SIDE OF THE STREAM.
THE PROJECT SITE CONSISTS OF EXISTING SITE ELEMENTS INCLUDING MULTI- FAMILY HOUSING, AN OFFICFJCLUB HOUSE BUILDING, COMMUNITY
POOL. 2 DRIVE ENTRIES OFF SO. 1341H STREET, PARKING AND DRIVES, AND MATURE LANDSCAPED PLANTING AREAS.
116 PROPOSED SITE IMPROVEMENTS INQ1IDE
1. REMOVAL OF 6 EXISTING TREES WITHIN THE PROPERTY AREA-4 WITHIN THE STREAM BUFFER AREA
2. SIDEWALK FOR RESIDENTS EXTENDING FROM THE OFFICE, ALONG TIE DRIVE, TO THE PUBLIC SIDEWALK PARTIALLY WITHIN THE STREAM
BUFFER AREA. THIS LOCATION WAS CHOSEN AS IT IS CENTRAL TO 7540 APARTMENT COMMUNITY, IS A CONNECTION BETWEEN THEOFFCE
AND PUBLIC WALKWAY, AND OCCURS IN A FLAT AREA ALREADY IMPACTED BY AN EXISTING CURBED DRIVEWAY.
IT IS NOT FEASIBLE TO LOCATE THE WALKWAY ACROSS THE DRIVE TO THE EAST AS MERE ARE SIGNIFICANT GRADE ISSUES ADJACENT TO THE
PARKING AREA, AND WOULD EDAINA1BTHE REQUIRED PLANTING BUFFER THERE
3. MONUMENT SIGN (UNDER SEPARATE PERMIT) LOCATED AT THE SE CORNER OF THE ENTRY DRIVE, NOT WI HIN THE SIGHT TRIANGLE SET
BACKS, AND WITHIN THE STREAM BUFFER
4. SOLAR PANELS (UNDER SEPARATE PERMIT) PROPOSED TO BE LOCATED ON THE OFFICE ROOF.
5. RENOVATION OP E(ISTI NO IANDSCAPING THAT IS IN POOR CONDITION, A PORTION OF WHICH iS PROPOSED WITHIN THE STREAM BUFFER, MOST
OF WHICH IS NOT. 1740 PROPOSED PLANTS CONSIST OF NATIVE, NW HARDY, AND LOW WATER USE SPECIES.
6. REPLACEMENT OF THEEXISRNG LANDSCAPE THAT HAS BEEN REMOVED DUE TO THE SOUND TRANSIT RIGHT OF WAY IMPROVEMENTS AT 7440
LOCATION OF RETAINING WALLS AND SIDEWALKS AT THE CENTRAL PORTION OF THE PROJECT ALONG SO.
154114. THESE LANDSCAPE AREAS ARE PROPOSED AS MMGATION FOR TREE REMOVAL AND CONSIST OF NATIVE, NW HARDY, AND LOW
WATER USE SPECIES
CODE REQUIREMENTS
THE PROPOSED LANDSCAPE SHALL MOTOR EXCEED THE CITY OF TIKWI 5S MUNICIPAL CODE RELATED TO SECTIONS TMC 1834.070 TREE
REGULATIONS, 7MC 18.43.030 SENSITIVE AREA APPUCABIU1Y, CHAPTER 1832.020 PERIMETER LANDSCAPING REQUIREMENT BY ZONE DISTRICT,
1832030 PERIMETER LANDSCAPE TYPES, 1832.035 INTERIOR PARKING LOT LANDSCAPING REQUIREMENTS, 1832.040 GENERAL LANDSCAPING AND
SCREENING REQUIREMENT AND I832.0S0LANDSCAPE PLAN REQUIREMENTS.
I) LANDSCAPE REQUIREMENTS (TYPE I PERIMETER) REQUIRED
PROVIDED -YES
STREET TREE SPACING (1832.030)
SHRUB SPACING (18.52030)
GROUNDCOVER (1852030)
3D O.C. MAX
7 LINEAR FEET
COVER 90% WITHIN 3 YEARS
FOR AREAS WITH UP TO 20 PARKING STALLS NO INTERIOR LANDSCAPING
PER PARKING AREA (1832.035) REQUIRED
PLANT MATERIALS
SCI
2) SETBACKS (TMC 18.45.080 PI
3) STREAM BUFFERS (TMC 18.43080 G)
4) SCREENING (TMC 18.52000)
PLANT MATERIALS
COVERAGE STANDARD
VISIBILITY
DECIDUOUS TREES SHALL BE USED TO ALLOW VISUAL ACCESS TO
ENTRYWAYS AND PEDESTRIAN AREAS EVERGREEN SHRUBS SHALL BE USED
TO SCREEN PARKING TOTS ALONG STREET FRONTAGES
DECIDUOUS TREES -MIN 2' CAL SHRUBS MN 18' HT.
REQUIRED
RESIDENTIAL DEVELOPMENT SHALL
BE SET BACK 10 FEET FROM THE
FOUNDATION TO THE BUFFERS EDGE
PROVIDED
YES
REOUIRED PROVIDED
THE APPROVED BUFFER WIDTH YES
SHALL NOT RESULT IN GREATER
THAN A 5056 REDUCTION IN WIDTH. EXCEPT AS ALLOWED BY CX)K
REQUIRED PROVIDED -YES
INCLUDE NATIVE SPECIES OR NATIVE AND NORTHWEST
NON -NATIVE SPFR'IFS THAT ADAPTED HARDY PLANTS
TO TIE CLIMATIC CONDITIONS OF
PUGEF SOUND
COVER 90% Wm6N 3 YEARS COVER 40% HORIZONTAL
TREE COVERAGE FOR NOT OCCUPIED BY A BUILDING.'
NOT OBSTRUCT VIEW FROM OR INTO DRIVEWAY, SIDEWALK OR STREET
NO TREE PLANTED WITHIN 2 FEET OF SIDEWALK OR PAVEMENT EDGE
5) EXISTING TREE PROTECTION
A. ALL TREES DESIGNATED TO REMAIN IN THE AREA PROPOSED FOR MODIFICATION SHALL HAVE A 4' HEIGHT BARRIER FENCE INSTALLED
CONTINUOUSLY AT THE PERIMETER OF THE TREES AND VEGETATION TO RE MAIN. THE FE405 SHAL3, BE PLACED AT THE TREE
PERIMETER OR DRIP U NE EXCEPT IN THE CONDmON THAT MINOR GRADING IS REQUIRED OR THE BARRIER FENCE OBSTRUCTS
PEDESTRIAN ACCESS WIDEN PUBLIC RIGHT OF WAY.
B. THE BARRIER FENCE SHALL BE Y IN HEIGHT, STAKED AT A MINIMUM OF 6' 0.C., AND MAINTAINED THRU OUT THE CONSTRUCTION OF THE
PROJECT SO AS TO PREVENT ANY PEDESTRIANNEBCUWC TRAFFIC OR STORAGE OF MATERIAL ON OR WITHIN THE ROOT ZONE OF THE
TREE
ANY MODIFICATIONS OF GRADES WITHIN THE PROTECTION AREA WILL NO BE ALLOWED EXCEPT AS AUTHORIZED BY THE QTY OF
TUKWILA LAND -USE AND PUBLIC WORKS DEPARTMENTS SiJ1 ET INDEX
L-0 - Cover Sheet
L-1 - Hardscape Plan
L-2 - Landscape Plan
L-3 - Landscape Plan
L-4 - Plant List & Details
ISD
INTEGRATED SITE DESIGN
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PROJECT:
SOUTH STATION
3724 SOUTH 154TH LANE
TUKWILA, WA 98188
CLIENT:
SECURITY PROPERTIES
1201 3RD AVE. SUITE 5400
SEATTLE, WA 98101
•
ISSUANCE & REVISIONS
Permit 09-29 -2008
fine Clearing &
Special Permission) 09-29 -2008
Tree Clearing & Special Perm.
Resnbmittal 12 -22 -2008
COVER
PERMIT DOCUMENT
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VILLAGES AT SOUTH STATION
SOUTH STATION
3724 SOUTH 154TH LANE
TUKWILA, WA 98188
2010 SENSITIVE AREA
FIELD NOTES
ISD
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VILLAGES AT SOUTH STATION
SOUTH STATION
3724 SOUTH 154TH LANE
TUKWILA, WA 98188
2010 SENSITIVE AREA
FIELD NOTES
ISD
mT�enu SirE DESIGN
• •
Jaimie Reavis
From: Jaimie Reavis
Sent: Wednesday, November 07, 2012 10:42 AM
To: 'Manager - SouthStation.; Ray Robinson; Sandra Whiting; Sarah Hart
Cc: Patrick LaCroix
Subject: RE: Villages at South Station - 3ird annual sensitive area monitoring review
We've had a chance to review the report, and agree with the recommendations of the 3rd monitoring report and our
annual field visit, with the following additional comments:
1) Upper Sensitive Area:
• Tukwila staff agreed that limited pruning can occur to improve the visibility at the driveway area,
including removal of up to two alders (installed by Sound Transit) adjacent to the sidewalk and
immediately over the culvert under Southcenter Blvd.) per item 1(f) in report. Staff recommends adding
mahonia aquifolia for alders that are removed from this area, to discourage access to the stream per
item 1(h) in report. The goal of the limited pruning is to keep the stream shading but improve visibility
within the stream area at S 154th Street.
• A fertilizer routine may help the dogwoods located in this area.
4) Lower Sensitive Area
• Add willow and /or dogwood stakes to the area adjacent to the stream
• We talked about looking in to a stewardship program for this area, including potential grant funding and
volunteer work to enhance the stream buffer area on the property.
Maintenance and pruning should be ongoing as needed. The willow and /or dogwood stakes should be added this winter
or early spring, since they can only be harvested when the plants are dormant. You can harvest some of the dogwood
stakes from existing plants on site that you will be pruning in the stream area. If you are planning to use any herbicide
within sensitive areas and their buffers, please submit a written request to Jack Pace, Community Development Director
and we can provide a list of approved herbicides.
Please let me know if you have any questions.
Thank you,
Jaimie Reavis
Assistant Planner City of Tukwila
6300 Southcenter Blvd, Suite 100 (Tukwila, WA 98188
ph: (206) 431 -3659 Ifx: (206) 431 -3665
Jaimie.Reavis@TukwilaWA.gov 1 www.tukwilawa.gov
From: Manager - SouthStation fmailto: mgr. southstation @madronaridgellc.coml
Sent: Tuesday, October 16, 2012 10:04 AM
To: Ray Robinson; Jaimie Reavis; Sandra Whiting; Sarah Hart
Cc: Patrick LaCroix
Subject: RE: Villages at South Station - 3ird annual sensitive area monitoring review
Importance: High
1
1 •
Hi All,
Jamie- Please let us know when to expect the requirements that need performed.
Patrick- once we receive can you please put these in bid format for us?
Thanks for everyone's help,
Sarah
Sarah Hart
Senior Property Manager
shart @madronaridgellc.com
The Villages at South Station
Ph 206.431.9216
Fx 206.242.0175
www.villagesatsouthstation.com
Rainier Pointe
Ph 253.922.1908
Fx 253.922.1980
www.rainierpointe.com
Waterbrook
Ph 253.854.8221
Fax 253.852.7840
www.thewaterbrookapts.com
"We provide an outstanding living experience for our residents"
From: Ray Robinson [r.robinson @I- S- D.com]
Sent: Friday, October 12, 2012 7:47 AM
To: Jaimie Reavis; Sandra Whiting
Cc: Manager - SouthStation; Patrick LaCroix
Subject: Villages at South Station - 3ird annual sensitive area monitoring review
Jaimie and Sandra,
Please find attached my report regarding the annual walk thru at Villages at South Station.
Please let me know if you see any revisions, additions, or deletions that are needed....once approved I will issue a final
report to all and follow up with Sarah and Patrick to establish a schedule to complete action items in a timely way.
I appreciate your continued guidance and time in reviewing this project.
Best Regards,
Fag robinson
INTEGRATED SITE DESIGN
12743 26th Avenue NE
Seattle, WA 98125
2
. V
I' •
ISD ANNUAL SENSITIVE AREA SITE INSPECTION REPORT
SECURITY PROPERTIES — Villages at South Station
Date: September 27, 2012 Time: l0am — 11:00 am.
Location: Villages at South Station 3724 South 154th Lane Tukwila, WA
Attendees:
Discipline Company Attendees:
Municipal City of Tukwilla - Planning Jaimie Reavis
Sandra Whiting
Apartment Assistant Manager Madrona Ridge Joyce
Landscape Maintenance Tru -Green Patrick LaCroix
Landscape Architect ISD Ray Robinson
Purpose:
Inspection of Sensitive Area Plantings
Reporting: 3ird` of 5 Annual inspections
ISD Monitoring Observations:
1) Upper Sensitive Area — adjacent to 154'h and along the streamway to culvert
a) Plant survival: excellent except for adjacent to stream bed (see note 1d)
b) Plant conditions
i) aerial cover — plant are filling in and have canopy coverage consistent with 3 year growth
ii) height - plant heights are consistent with growth for 3 year establishment
iii) vigor — plants have good vigor based on foliage and stem conditions
iv) insect infestations or other damage — none seen
v) Vines added at base of spuce — good condition
c) Presence of weeds — Japanese Knotweed adjacent to stream to be removed (removal per City of
Tukwila requirements)
d) Erosion near the pipe outfall at the stream bank edge - Rip Rap has been applied from the culvert
down stream about 8 — 10'. Planting is not required, if planted then use harvested willow (low
growing) or red/yellow twig dogwood canes (18" o.c., minimum 2' depth)
e) Presence of trash in buffer — some debris and a discarded inflatable raft to be removed
f) "hazard" alder trees have been removed
g) Alder /willow /dogwood in the adjacent swale: Alder can be limbed up, willow and dogwood can
be thinned sufficiently to enable good line of sight between motarists and pedestrians at the drive
intersection.
h) Unauthorized access to stream near intersection — plant mahonia aquifolia or sinular spiny plant in
this area to discourage access to the stream
Inspection notes prepared by: Integrated Site Design (Ray Robinson) 1
Note: Attendees to provide any suggested revisions within one week
ISD ANNUAL SENSITIVE AREA SITE INSPECTION RIIIIORT
SECURITY PROPERTIES — Villages at South Station
•
2) Upper Sensitive Area — adjacent to north side of entry drive and pool area and south side adjacent to parking
a) Plant survival: excellent except as noted (see 2e)
b) Plant conditions
i) aerial cover — plant are filling in and have coverage consistent with 3 year growth
ii) height - plant heights are consistent with growth for 3 year establishment
iii) vigor — plants have good vigor based on foliage and stem conditions... see exception 2F
iv) insect infestations or other damage — none seen
c) Presence of weeds — some horsetail near stream way banks and culvert, and Japanese Knotweed to
be removed (removal per City of Tukwila requirements)
d) Presence of trash in buffer — there is some and needs to be removed
e) Plant Exceptions needing replacement:
i) Heather and groundcover at accent wall and adjacent tree — missing or damaged due to
installation of gate and electrical. ISD recommends replanting per plan. See general
fertilizing and mulch recommendations.
ii) Right side of retaining wall — missing plants include berberis t. crimson pygmy, and
ornamental grasses (see planting plan)
iii) Rubus calycinoides — needs replanting on south side of drive
f) Plant replacements — of rubus c., fragaria chiloensis, and Mahonia/huckleberry adjacent to
sidewalk has been replaced and is in good health.
3) Upper Sensitive Area — within and adjacent to pool
(a) Plant survival: excellent except as noted (see 30
(b) Plant conditions
i) aerial cover — plant are filling in and have canopy coverage consistent with 3 year growth
ii) height - plant heights are consistent with growth for 3 year establishment
iii) vigor — plants have good vigor based on foliage and stem conditions
iv) insect infestations or other damage — none seen
(c) Presence of weeds — some horsetail
(d) Erosion — some where groundcovers are missing, replant with groundcover
(e) Presence of trash in buffer — none
(f) Plant.exceptions needing replacement:
i. Rubus Groundcover missing at perimeter adjacent to walkway
ii. Vinca groundcover missing at NW portion of inner pool perimeter
iii. Vinca groundcover and seasonal color missing at South portion of inner pool perimeter
Inspection notes prepared by: Integrated Site Design (Ray Robinson) 2
Note: Attendees to provide any suggested revisions within one week
4 -
• •
ISD ANNUAL SENSITIVE AREA SITE INSPECTION REPORT
SECURITY PROPERTIES — Villages at South Station
4) Lower Sensitive Area
(a) Plant survival — excellent
(b) Plant conditions
i) aerial cover — plant are filling in and have canopy coverage consistent with 3 year growth
v) height - plant heights are consistent with growth for 3 year establishment
vi) vigor — plants have good vigor based on foliage and stem conditions
vii) insect infestations or other damage — none seen
viii)Plant replacement — Douglas fir has been replanted and is in good health
(c) Presence of weeds
i. Horsetail near stream way banks and culvert (remove per city of Tukwila requirements).
ii. English Ivy — remove up on slope to back of new plantings, maintain to keep ivy away from
trees, shrubs, and groundcover
(d) Presence of trash in buffer — none
(e) Erosion — in evidence ....re- mulching is needed
Recommendations for Maintenance
1) Weed management — monthly
2) Mulching — annually
3) Watering — bi- monthly from April — September with more frequency as needed in summer until
establishment
4) Trash Removal — monthly
5) Replacement of dead or non thriving plants — quarterly
6) Pest management — IPM and Best Practices techniques with monthly monitoring
7) Pruning — interim quarterly, annual in late fall for trees, anytime if there is An obstruction of walkways
8) Shearing — all ilex hedges to be sheared into formal rectangular hedges...3' max width x 30" max. ht.
9) General Material Specifications:
1. All areas need re- mulching using specified material ( Cedar Grove Composted Mulch)
2. Fertilizing: soil testing is recommended
Lime: pelletized Capril 40# /1000 sq. ft.and
9 -3 -4 Nature's Intent Organic Fertilizer 11# /1000 sq. ft.
3. Weeds — horsetail, blackberry, and herbaceous to be removed by hand
4. Weeds - Japanese Knotweed removed by hand and then apply a City of Tukwila approved selective
herbicide for use in an aquatic area to the cut stems. Application methods and frequency per manufacturer
and City of Tukwila recommendations.
Inspection notes prepared by: Integrated Site Design (Ray Robinson) 3
Note: Attendees to provide any suggested revisions within one week
ISD ANNUAL SENSITIVE AREA SITE INSPECTION REPORT
SECURITY PROPERTIES — Villages at South Station
Date: June 30. 2010 Time: 1 pm — 3 pm.
Location: Villages at South Station 3724 South 154th Lane Tukwila, WA
Attendees:
Discipline Company
Municipal
Owner
Apartment Manager
Property Manager
Professional Consultant
Landscape Contractor
Landscape Maintenance
Attendees:
City of Tukwila - Planning
Security Properties
Security Properties
Riverstone HSC Residential
Integrated Site Design
Northwest Landscape Services
Tru -Green
Jamie Reavis, Sandra Whiting
John Gleason , Kevin Crossman
Sarah Summers
Paulina Chau
Ray Robinson
Ryan Seeberger
Patrick LaCroix
Purpose:
Annual Inspection of Sensitive Area Plantings
Reporting: 15` of 5 Annual Reports with attached site plans /site notes (2 sheets)
ISD Monitoring Observations:
1) Upper Sensitive Area — adjacent to 154t and along the streamway to culvert
, idivz-cf ec-e i (�!
a) Plant survival: excellent except for adjacent to stream bed (see note 1 d) 1n o / d -e
b) Plant conditions
i) aerial cover — plant are filling in and have canopy coverage consistent with 1 year growth
ii) height - plant heights are consistent with growth for 1 year establishment
iii) vigor — plants have good vigor based on foliage and stem conditions
iv) insect infestations or other damage — none seen
c) Presence of weeds — extensive Japanese Knotweed and Horsetail adjacent to stream (removal per
City of Tukwila requirements (see attached supplement) •
d) Erosion — in evidence adjacent to creek to seasonal high water levels. ISD recommends installing
RipRap rather ]than replanting r ce ' D i S' 1,011 i`te A- 5e04,40 firms ne,,-(7 V(
e) Presence of trash in buffer — none seen d °i - ( "i 1Ietn,� * 04144'61-)6
ro latepAr, a JJi� ev�aittn� ' 542.
2) Upper Sensitise Area — jacent to north side of entry drive and pool area and south side aac�nt o parKiiig�` j"
a) Plant survival: excellent except as noted (see 20
b) Plant conditions
i) aerial cover — plant are filling in and have coverage consistent with 1 year growth
ii) height - plant heights are consistent with growth for 1 year establishment...see exception 2F
iii) vigor — plants have good vigor based on foliage and stem conditions...see exception 2F
iv) insect infestations or other damage — none seen
c) Presence of weeds — none seen
d) Erosion — none seen
e) Presence of trash in buffer — none seen
0 Plant Exceptions:
i) Mahonia repens - poor vigor and lack of growth. ISD recommends replanting or additive
planting sufficient to achieve 100% coverage in one growing season. See general fertilizing
and mulch recommendations
ii) Heather and groundcover at accent wall and adjacent tree — missing or damaged due to
installation of gate and electrical. ISD recommends replanting per plan. See general
fertilizing and mulch recommendations.
Inspection notes prepared by: Integrated Site Design (Ray Robinson)
Note: Attendees to provide any suggested revisions within one week
4
low ley
�Ptyw
ISD ANNUAL SENSITIVE AREA SITE INSPECTION REPORT
SECURITY PROPERTIES — Villages at South Station
iii) Dogwood Trees (south side) — damaged bark at base with plant stress and poor vigor —
replace tree to match existing.
3) Upper Sensitive Area — within and adjacent to pool
(a) Plant survival: excellent except as noted (see 20
(b) Plant conditions
i) aerial cover — plant are filling in and have canopy coverage consistent with 1 year growth
ii) height - plant heights are consistent with growth for 1 year establishment
iii) vigor — plants have good vigor based on foliage and stem conditions
iv) insect infestations or other damage — none seen
(c) Presence of weeds — extensive
(d) Erosion — none
(e) Presence of trash in buffer — none seen
fl Plant..exceptions:
i. Rubus Groundcover missing at perimeter
ii. Vinca groundcover missing at NW portion of inner pool perimeter
iii. Vinca groundcover and seasonal color missing at South portion of inner pool perimeter
iv. Nandina and Taxus plantings at SW portion of outer perimeter (entry) in poor condition due to utility
installation...replace plantings with significant stress and poor condition, re -plant those in good
condition per plan.
v. Arborvitae adjacent to pump house — roots exposed due to installation of gate and electrical.
Replace soils and mulch to correct levels
4) Upper Sensitive Area — wi
Plant survival: excellent except for adjacent to stream bed (see note Id)
(a) Plant survival - excellent
(b) Plant conditions
i) aerial cover — plant are filling in and have canopy coverage consistent with 1 year growth
ii) height - plant heights are consistent with growth for 1 year establishment
iii) vigor — plants have good vigor based on foliage and stem conditions
iv) insect infestations or other damage — none seen
(c) Presence of weeds — horsetail near stream way banks and culvert. W f�l
() po pe
d Erosion — in evidence at lowe on o
r rtif slo a ove e cuve . b thlrt ISD ecommends installin i,U
netting and planting with closely spaced groundcover such as sword ferns
(e) Presence of trash in buffer — none seen
(f) Plant Exceptions: it was note that some planting were replace under direction by others
replaced with Douglas Fir) Due to the proximity to the mail box structure and asphalt
recommends use of on : *nal .lantings in combination with re • uired su..lemental aterin• . —
gj chr
ogan ed
paving, ISD
caddis al,.c�
vtot Lk we ii; AsiP
de PS ►hl-ra
ett Keedeelk
Inspection notes prepared by: Integrated Site Design (Ray Robinson) 2
Note: Attendees to provide any suggested revisions within one week
ISD ANNUAL SENSITIVE AREA SITE INSPECTION REPORT
SECURITY PROPERTIES — Villages at South Station
Recommendations for Maintenance
1) Weed management — monthly
2) Mulching — annually
3) Watering — bi- monthly from April — September with more frequency as needed in summer until
establishment
4) Trash Removal — monthly
5) Replacement of dead or non thriving plants — quarterly
6) Pest management — IPM and Best Practices techniques with monthly monitoring
7) Pruning — interim quarterly, annual in late fall for trees, anytime if there is An obstruction of walkways
8) General Material Specifications:
1. All areas need re- mulching using specified material ( Cedar Grove Composted Mulch)
2. Fertilizing: soil testing is recommended
Lime: pelletized Capril 40# /1000 sq. ft.and
9 -3-4 Nature's Intent Organic Fertilizer 11# /1000 sq. ft.
3. Weeds — horsetail, blackberry, and herbaceous to be removed by hand
4. Weeds - Japanese Knotweed removed by hand and then apply a City of Tukwila approved selective
herbicide for use in an aquatic area to the cut stems. Application methods and frequency per manufacturer
and City of Tukwila recommendations.
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Inspection notes prepared by: Integrated Site Design (Ray Robinson) 3
Note: Attendees to provide any suggested revisions within one week
September 23, 2010
City.f Tukwila
•
Jim Haggerton, Mayor
Department of Community Development -=_ — Jack Pace, Director
Ray Robinson
Integrated Site Design, Inc.
12743 26th Ave NE
Seattle, WA 98125
Re: Comments - 1st of 5 Annual Maintenance and Monitoring Reports - Villages at South Station,
3724 S 154th Lane, Tukwila, WA
Dear Mr. Robinson,
The City has had a chance to review the first of five annual reports providing information on maintenance and
monitoring of mitigation within a stream buffer located at 3724 S 154`h Lane. In general, we agree with the
information and recommendations in the report, with the following comments /changes which are organized
according to the numbering of the different sections of your report.
1) Upper Sensitive Area — adjacent to 154`h and along the streamwav to culvert
o a) and d): We agree that plant survival in this area was good. The exception that's noted under letter d
is incorrect, however, since the area adjacent to the creek was never planted. Rip rap shall not be
installed to prevent erosion, but instead bioengineering techniques shall be used. Jute matting or other
natural material should be added adjacent to the stream, with plantings of native willow and/or native
dogwood stakes added through the jute matting.
o c) To control/remove the knotweed, you may provide a written request to the City for use of approved
herbicides for aquatic use. These herbicides should be applied by "painting" the stems rather than
spraying it on the knotweed plants. Herbicides that may be used include Rodeo, Aquamaster, and
Aquapro (all are Glyphosate based herbicides, but regular Round -up is not allowed to be used this close
to the stream). In addition the applicator must be licensed by the State Department of Agriculture and
must comply with NPDES and the notification requirements established by Department of Ecology.
Applicators are allowed to use the Ecology general NPDES permit, but must be registered with
Ecology. Any landscape company that uses aquatic herbicides should be familiar with these
requirements. If not, here is a link: http: / /www.ecy.wa.gov/ programs /wq /pesticides /index.html
2) Upper Sensitive Area — adjacent to north side of entry drive and pool area and south side adjacent to
parking
f
i, ii — Clarify whether fertilization is only for mahonia. Fertilization should be done in a way that avoids
runoff into the stream. Avoid using lime with plants that prefer acidic soils (including Evergreen
Huckleberry). Under ii, ISD recommends replanting per plan. The plants shown on plans in the area
circled on the map and labeled (Missing Plants Re -Plant) include Evergreen Huckleberry and Japanese
Barberry.
3) Upper Sensitive Area — within and adjacent to pool
- no comments
6300 Southcenter Boulevard, Suite #100 • Tukwila. Washington 98188 • .Phone 206 -431 -3670 • Fax: 206-
431 -3665
4) Upper Sensitive Area — south side of mailbox cluster
c) See comments under "Recommendations for Maintenance" related to approved herbicides for removal of
horsetail.
f) Cedars were originally planted in this area, but were replaced with Douglas Firs because they did not
survive. Our recommendation is to keep the Douglas Firs and prune back the branches or prune up the
trunks as needed to avoid impacting the mail boxes instead of using the Hogan Cedars as originally
planned, since the Douglas Firs are in good condition. No topping of any trees is allowed.
Recommendations for Maintenance
8)
2. In most areas, fertilization should not be needed since plantings were native to the Pacific Northwest.
The limited fertilization that is done should be done in a way that avoids runoff into the stream. Avoid
using lime with plants that prefer acidic soils, including Evergreen Huckleberry.
4. Approved herbicides are the following: Rodeo, Aquamaster, and Aquapro (all are Glyphosate based
herbicides, but regular Round -up is not allowed to be used this close to the stream). To control /remove
the knotweed, you may provide a written request to the City for use of approved herbicides for aquatic
use. These herbicides should be applied by "painting" the stems rather than spraying it on the knotweed
plants. In addition the applicator must be licensed by the State Department of Agriculture and must
comply with NPDES and the notification requirements established by Department of Ecology.
Applicators are allowed to use the Ecology general NPDES permit, but must be registered with
Ecology. Any landscape company that uses aquatic herbicides should be familiar with these
requirements. If not, here is a link: http : / /www.ecy.wa.gov /programs/wq /pesticides /index.html
Next Steps:
Make changes to the landscaping on site according to the report and the comments above during Fall 2010. The
next inspection by City staff will occur in late summer of next year, once you have submitted the second
maintenance and monitoring report to the City of Tukwila.
Feel free to give me a call or email with any questions at (206) 431 -3659 or jreavis! r ci.tukwila.wa.us.
Sincerely,
aimie Reavis
Assistant Planner
Page 2 of 2
City of Tukwila
Department of Community Development
FILE NUMBER
Lod- 0S7
1vg -0s?
Land Use Routing form for Revisions
TO: ❑ Building ❑ Fire Dept. ❑ Police Dept I:Parks/Rec.
Public Works: (please list the name) -4 /col -1 a S Ce-K
AMEdVED
JAN 0 8 2009
TUKWILA
PUBLIC WORKS
Project: Vi/&4,C cd- ,QzifLi
ivn �Sjec, G/ PA,- /s5,rn 4" (leer i
Pe?'/4-7, f
Address: 3-42,11 6 /5
-/1
- L .e-
Date transmitted / /8 /v l
Response requested by:
A 5,1
)
Planner: (Tel:f ,'e ,ea„ r `S
Date response received:
COMMENTS
Y a
❑ DRC review requested
Plan check date: I 115 J 23
❑ Plan submittal requested ❑ Plan approved
Comments prepared by: J,)S
December 2, 2008
Dear Ray,
110
City of Tukwila
Jim Haggerton, Mayo
Department of Community Development Jack Pace, Directo
Below is a list of technical comments, based on a review of plans submitted with your tree
clearing permit and your special permission application to reduce the buffer area of a Type 3
stream (Tukwila file #s L08 -057, L08 -058). Application materials were routed to the
Planning and Public Works departments. Your next step will be to resubmit plans to address
the comments below. You can contact Jaimie Reavis at (206) 431 -3659 or
jreavis @ci.tukwila.wa.us with any questions.
PLANNING DEPARTMENT COMMENTS
1) Tree #'s 1, 2, and 3, as shown in the tree replacement table on Sheet L -0 shall not be
removed. Retaining these trees means the number of required replacement trees for the
tree clearing permit is reduced to 10. Five of these trees can be accommodated at the back
of the new sidewalk. The other five trees should be native species, and placed in the area
south of the mailboxes where the stream channel continues. Suggested trees include
Shore pine (pinus contorta var. contorta) and Vine maple (acer circinatum), since these
are less likely to have wide- spreading roots than other conifers.
2) Indicate on plans which trees are replacement trees for those that were /will be removed.
3) Monument sign shall be located on the east side of the existing entry drive, outside the 40-
foot reduced buffer area, or other location outside of stream buffer area. Please show the
proposed location on plans.
4) Please indicate on plans the proposed height of the retaining wall.
5) Per our conversation on 12/1/2008, the trees shown on Sheet L -2 with a dashed line around
them - that were not shown as proposed for removal on sheet L -0 - will not to be
removed.
6) See redlined Landscape Plan (sheet L -2) for suggested changes to the types and locations of
buffer enhancement plantings. Please revise plans according to recommendations. A
summary of the suggested changes is below:
Enhancement Plan:
• Remove Japanese knotweed — recommend injecting stems with Aquamaster or other
herbicide approved for aquatic use.
JR Page 1 of 2
H:\Special Permission \Villages at South Station\L08- 057- 058_TechComments_Villages.doc
12/02/2008
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206- 431 -3670 • Fax: 206-
431 -3665
• •
• Within the stream channel, plant native shrubs and forbs.
• Within the stream buffer close to the stream, substitute native shrubs and groundcover for
plants that are currently proposed. See attached list of recommended plants.
• In streambuffer area south of mailboxes and driveway, enhancement can be done as
mitigation for the buffer reduction, to include the following:
a. Removal of invasive plants
b. Install native vegetation, including trees, shrubs, and groundcover. Suggested
trees include Shore pine (pinus contorta var. contorta) and Vine maple (acer
circinatum), since these are less likely to have wide- spreading roots than other
conifers. See attached plant list for recommended native shrubs and groundcover.
PUBLIC WORKS DEPARTMENT COMMENTS
1) Sidewalk, illumination, utilities, and landscaping along the south side of S 154th Street are
being installed by Sound Transit. Applicant shall contact Ginger Ferguson, project manager
for the Sound Transit project, at (206) 398 -5138 or (206) 715 -5817 (cell), to obtain current
sidewalk, utility, and landscaping plans. Submit a plan showing detailed connection of the
transition between the Villages at South Station proposed private sidewalk and public
sidewalk on South 154th Street. Please match Sound Transit stationing. Sidewalk plan shall
be prepared, signed and stamped by a WA State Professional Engineer.
2) Applicant shall obtain a permit from Tukwila Public Works Department if any work takes
place in the City right of way and submit additional items spelled out in PW customer
Assistance Bulletins A -1, A -2 and A -4.
JR Page 2 of 2 12/02/2008
H:\Special Permission \Villages at South Station\L08- 057- 058_TechComments_Villages.doc
(11/26/2008) Jaimie Reavis - RE:
Page 1
From: "Whit Hamlin" <whith @secprop.com>
To: "Ray Robinson" <Ray @I- S- D.com >, " Jaimie Reavis" <jreavis @ci.tukwila.wa.us>
Date: 11/26/2008 1:30 PM
Subject: RE:
CC: "Tim Dust" <tim @nlswa.com >, "Sarah Hart" < villagesatsouthstationmgr @hscc...
Jamie,
I checked on your questions. Here are the answers:
1) Pipe shown in pictures you sent over this morning. This has been
there for over two years (length of time our longest serving maintenance
person has been there). The site staff examined it and believes it is
tied to the downspout of the adjacent building.
2) Pool is believed to drain to the sewer. In the pumphouse is what
looks like a catch basin. It has a cover that reads "drain" on it. You
and your colleagues are welcome to introduce yourselves to either Sarah
or Jade in our leasing office and they would be happy to provide you
access to the pool pump house.
I believe this addresses your remaining staff report items. Please let
us know if you have any further comments and if not include me by email
if you could with a copy of the report.
Whit
Whit Hamlin
Investment Manager - Security Properties
(206) 926 -6149 o; (206) 234 -8057 m
From: Ray Robinson [mailto:Ray @I -S- D.com]
Sent: Wednesday, November 26, 2008 10:08 AM
To: Jaimie Reavis
Cc: Tim Dust; Whit Hamlin
Subject: RE:
Jaimie,
Thanks for taking time to consider this and allowing us to proceed with
the landscaping outside the buffer.
I look forward to permit comments /corrections and proceeding with our
project.
I hope that your Thanksgiving is relaxing and enjoyable and look forward
T(11/26/2008) Jaimie Reavis - RE:
•
to talking with you soon.
Sincerely,
Ray Robinson
INTEGRATED SITE DESIGN Inc.
Page 2
12743 26th Avenue NE
Seattle, WA 98125
p. 206.363 -9049 f. 206.362 -6460
www.i -s -d.com <http: / /www.i- s- d.com />
From: Jaimie Reavis [ mailto :jreavis @ci.tukwila.wa.us]
Sent: Wednesday, November 26, 2008 9:49 AM
To: Ray Robinson
Cc: Tim Dust; Whit Hamlin
Subject: Re:
Hi Ray,
Thank you for sending me the revised plans and the plant list. You can
go ahead and proceed with installing any landscaping located outside of
the 160' buffer, but will need to wait until you receive the Special
Permission and Tree Clearing permits before installing any of the
landscaping inside the 160' buffer or before removing any trees.
Jaimie Reavis
Assistant Planner
City of Tukwila
Ph: (206) 431 -3659
»> Ray Robinson <Ray @I- S- D.com> 11/25/2008 10:54 AM »>
(11/26/2008) Jaimie Reavis - RE:
Page 3
Jaimie,
Per our discussion this morning, I understand that what remains for
municipal review and comment regarding the Tree Replacement and Special
Permits, is for Public Works to provide their assessment.
Currently at issue is a that a drainage pipe was identified extending
from the apartment complex to the drainage swale....once identified as
to what it is, then the suggested mitigation action will be included in
the permit response back to us.
am also including plant lists...these are what was submitted on
9 -29 -2008, sheet L-4), and includes the acronym, as well as quantity,
botanic /common name, spacing, size.
Also discussed, was that you would allow us to complete plantings
adjacent to Club House now, provided that they did not lie within the
160' required stream buffer. I am sending attached a pdf of the L -2 plan
showing the minimum 80' buffer, and the required 160' buffer, and an
indication of the planting areas that we would like to proceed with now.
98% of the proposed plants are outside the buffer if possible, we
would like to also plant the 2% that are within the buffer.
If you could, please confirm that we can proceed with the proposed
plantings as shown, or if necessary, omit the ones that are within the
buffer I look forward to hearing back about when you anticipate
municipal review comments to be sent to us.
Thanks
Ray Robinson
INTEGRATED SITE DESIGN Inc.
12743 26th Avenue NE
Seattle, WA 98125
p. 206.363 -9049 f. 206.362 -6460
www.i -s -d.com <http: / / www.i-s- d.com />
•
City of Tukwila
Department of Community Development
RECEIVE?
NOV 1 O 2OO
TUKWILA
PUBLIC WORKS
File Number
LAND USE PERMIT ROUTING FORM
TO: 01 Building
Planning 1XPublic Works
Fire Dept.
1 ❑1
Police Dept. ID Parks /Rec
Project: L, / /
S4_a G. i'A / Perm 5/ Lrki 6f /Plum fh%/ , regur �7 ii - Ui 2/G�/S �c
C - ` /�
ScsV / r 3 .kaz'
Address:
iz.y s I.52/i- Laitg-
Date
transmitted: / / / /n /?— S'
Response
requested by: ///2.'/ /long'
Date response
received:
Staff f ,
coordinator: iron e geet 1/4s
REVIEWERS: Please specify how the attached plans conflict with your ADOPTED
development regulations, including citations. Be specific in describing the types of changes you
want made to the plans. When referencing codes, please identify the actual requirement and
plan change needed.
The Planning Division review does not supplant each department's ability to administer its own
regulations and permits. However, project consistency at the Planning review stage is
important to minimize significant later design changes. More than minimal design changes
require further Planning Commission review, even if alteration is required to satisfy a City
requirement. This further review is typically a minimum 60 -day process.
Requirements based on SEPA (e.g., not required by an adopted development regulation)
MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the
method used to calculate the mitigation required. Calculations of project impacts and the
mitigation required (e.g., water capacity, road level of service analyses, or turning analyses)
may be required of the applicant.
COMMENTS
LL (Attach additional comment sheets and /or support materials as needed.)
7(eit r -e 7v �2 Jiha
5pg c�6.01,14pct (ptJ rcQnv.cds deio,f6,1
Plan check date:
Comments
prepared by: joaremQ, $
Update date: a
l vt l/ la / 2006
(11/26/2008) Jaimie Reavis - RE:
Page 4
CITY OF TUKWILA
NOTICE OF APPLICATION
PROJECT INFORMATION
Ray Robinson of Integrated Site Design (ISD), on behalf of property owner Tukwila
LLC, has applied for a Special Permission decision from the Director to allow a 50%
reduction in the buffer width of a Type 3 watercourse on the property located at 3724
South 154th Lane. The request for a buffer reduction is to allow construction of a
sidewalk, signage, and a small retaining wall (less than 4 feet tall).
Projects applied for include: L08 -057 (Tree Clearing Permit), L08 -058 (Special
Permission).
Other known required permits include: Sign permit; permit from the Tukwila Public
Works Department if any work will take place within City right -of -way.
Studies required with the applications include: Mitigation plan for enhancement of the
proposed reduced buffer area, and to show where replacement trees will be located.
This project is exempt from the State Environmental Policy Act under WAC 197 -11 -800
(2), Other minor new construction.
FILES AVAILABLE FOR PUBLIC REVIEW
The application is available for review at the City of Tukwila, Department of Community
Development (DCD), located at 6300 Southcenter Blvd #100.
OPPORTUNITY FOR PUBLIC COMMENT
Your written comments on the project are requested. They must be delivered to DCD at
the address above or postmarked no later than 5:00 P.M., Friday, December 5, 2008.
APPEALS
You may request a copy of any decision, information on hearings, and your appeal rights
by calling DCD at (206) 431 -3670.
For further information on this proposal, contact Jaimie Reavis at (206) 431 -3659,
jreavis @ci.tukwila.wa.us or visit our offices at 6300 Southcenter Boulevard, Suite #100,
Monday through Friday, 8:30 a.m. to 5:00 p.m.
JR
H: \Special Permission\ Villages at South Station\ NOA - Villages at South Station - SP.DOC
11/21/2008 8:36:00 AM
SOUTH STATION
MULTI - FAMILY 1
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mOPIxdVVER OSSA. COVER fn.«rlm l TEARS YES
MA AREAS GAf.1 CSrAU APE
PER PARKING AREA EEO,.
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rourauno• TO Tie ELYEECSUCC
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COVERAGE STAAPAAD
mum
11TxummcnnEnpMmsclux
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TO THE CLIMATIC COMMIE Or
MET SOUKI
COVER EWA WT. VEARS YES
COVER ...‘11011.1132,741.
TILTS COVLLAGI TOR .01 OCCUPIED
MOT ORSTIVAT MOW OP DiTO YES
NO TILEMAETED MST.
SIDEWALK OE PAVE■CtlY ECM
1. TNE1EdAwGEAK EASED m ALTA =MY MTMARANOAOOErnxAERANK* TM A ALL TEM OEM.= mA®a.mR IEAREA PROrossDfmuomrATETWE iVe � ARRDR DSTAUm ME SAE.MAWR.c MOM.. TEOWNER ARRTMnALLTTLGAOG'L. V'AT.aTMau ORDER PE TAM A'DVEIRTATIM TORE.AE AT
qr.. 0 EADEER AND VfrETATEwaTmNATTmAUBASmm:mAWMIS PROATUnnSOUNDTwIPT. E __ L EU a0102,'TWIT NE- mau09aDREa'EEnm TItt WOOER EM0111TRATf
EXISTING DECIDUOUS TREE TO REMAIN E ssE AMOm¢TfEUAERUwEGfrm AU NEMRmDPL SpwrzDESn .0xP1OEEEAu SLwN CE SMALL SEC VI MGM, SUIED AT MIN. Orr.. AnOPARTUVrDIEE RE DE wESTRU'ml a TIC
YkS YES YES j / EXISONG TREE TO BE REMOVED OOn TE 11LA 'ATOnfir 'A=MUATmdrA ncOECT w ASronUStNT AX11401Snu1NRmEAM 'RAMC m A..0 /1AfnRCOmWIT1 cn1E ROOT Dt. Or TIM
"HT'-TM.. roTIO:w MOVIE. (AMR WRICNwLE. CwfmEVSEMITE° Sv
ELS YES ® PROPOSED LANDSCAPE AREA A x.VADSCARDUraNCS =MIL lAfm DETAILS FmnCIOKEPREEIPaETLD1EawRGA C TmfaAUPDa0 AND POEM HORS mARMENTS MaaroE[AODMEDERarTUAAmv.IrmRA TLERnOP LOY YE
TO I LANDSCAPE RENOVATION AREA x IEESNFFTR EA.1VALL AND L:ST INRR RACE CIAR TATAEI Av.
II LANDSCAPE MITIGATIONAUIPA
REwE:Oi.REA�IL A mum,: WHICH SHALL EETD1EfaEDIEarcOf TIECN A
T. SEISMIC, O! LW
A OUSE RO!ATP TEAUr
W. D Nm:rfmL.
SHEET INDEX
L-0 - Cover Sheet
L-I - Handscape Plan
L -2 - Landscape Plan
L -3 - Landscape Plan
L-4 - Plant List & Details
ISD
0.
PROJECT:
SOUTH STATION
3724 SOUTH IS1111 LANE
TUKW I A. WA NISI
CLIENT:
SECURITY PROPERTIES
1301 3RD AVE. SUITE Sa00
SEATTLE, WA 01101
BRUMR111101
Permit 00.19.200E
RH'E CTesn t
Special Pastime) 09.29 -2000
COVER
PTDRET DUEL.
LL -0
eit*of Juliwita
Dept. Of Community Development
AFFIDAVIT OF DISTRIBUTION
I, ...l v,riip Zao S
HEREBY DECLARE THAT:
Project Name: V, /la ys al 6 6 d-vv
Project Number: bvg -a5F
Notice of Public Hearing
Mailer's signature:
Determination of Non - Significance
Notice of Public Meeting
Mitigated Determination of Non -
Significance
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
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 ,1--f day of litnifzeja l/ in the year 20 O ff
Project Name: V, /la ys al 6 6 d-vv
Project Number: bvg -a5F
Mailing requested by: c_l arm e. it vi 5
Mailer's signature:
.tau --,
CIIRLIST: ENVIRONMENTAL REVIEW /SHORELINE AIT MAILINGS
,41so ma/ la 4v < l <<re,--ti
RIA y Robld950n- FEDERAL AGENCIES
( ) U.S. ARMY CORPS OF ENGINEERS
( ) FEDERAL HIGHWAY ADMINISTRATION
( ) DEPT OF FISH & WILDLIFE
( ) U.S. ENVIRONMENTAL PROTECTION AGENCY
( ) U.S. DEPT OF H.U.D.
( ) NATIONAL MARINE FISHERIES SERVICE
WASHINGTON STATE AGENCIES
( ) OFFICE OF ARCHAEOLOGY
( ) TRANSPORTATION DEPARTMENT
( ) FEDERAL TRANSIT ADMINISTRATION
¢DEPT NATURAL RESOURCES
( ) OFFICE OF THE GOVERNOR
( ) DEPT OF COMM. TRADE & ECONOMIC DEV
KING COUNTY AGENCIES
() BOUNDARY REVIEW BOARD
( ) FIRE DISTRICT #11
( ) FIRE DISTRICT #2
( ) K.C. WASTEWATER TREATMENT DIVISION
( ) K.C. DEPT OF PARKS & REC
15¢K.C. ASSESSOR'S OFFICE
( ) TUKWILA SCHOOL DISTRICT
( ) TUKWILA LIBRARY
( ) RENTON LIBRARY
( ) KENT LIBRARY
( ) CITY OF SEATTLE LIBRARY
( ) QWEST
SEATTLE CITY LIGHT
( ) PUGET SOUND ENERGY
( ) HIGHLINE WATER DISTRICT
( ) SEATTLE WATER DEPARTMENT
( ) AT &T CABLE SERVICES
( ) KENT PLANNING DEPT
( ) TUKWILA CITY DEPARTMENTS:
( ) PUBLIC WORKS
() POLICE
( ) PLANNING
( ) PARKS & REC.
( ) CITY CLERK
( ) FIRE
( ) FINANCE
( ) BUILDING
( ) MAYOR
SCHOOLS /LIBRARIES
UTILITIES
CITY AGENCIES
)'DEPT OF FISHERIES & WILDLIFE
( ) DEPT OF SOCIAL & HEALTH SERV.
( ) DEPT OF ECOLOGY, SHORELAND DIV
4DEPT OF ECOLOGY, SEPA DIVISION*
( ) OFFICE OF ATTORNEY GENERAL
* SEND CHKLIST W/ DETERMINATIONS
* SEND SITE MAPS WITH DECISION
() HEALTH DEPT
( ) PORT OF SEATTLE
( ) K.C. DEV & ENVIR SERVICES -SEPA INFO CNTR
( ) K.C. TRANSIT DIVISION - SEPA OFFICIAL
( ) K.C. LAND & WATER RESOURCES
'FOSTER LIBRARY
( ) K C PUBLIC LIBRARY
( ) HIGHLINE SCHOOL DISTRICT
( ) SEATTLE SCHOOL DISTRICT
() RENTON SCHOOL DISTRICT
( ) OLYMPIC PIPELINE
(%).VAL -VUE SEWER DISTRICT
( ) WATER DISTRICT #20
tirVVATER DISTRICT #125
( ) CITY OF RENTON PUBLIC WORKS
( ) BRYN MAWR - LAKERIDGE SEWERNVATER DISTRICT
( ) RENTON PLANNING DEPT
( ) CITY OF SEA -TAC
( ) CITY OF BURIEN
( ) TUKWILA PLANNING COMMISSION MEMBERS
( ) TUKWILA CITY COUNCIL MEMBERS
( ) CITY OF SEATTLE - SEPA INFO CENTER - DCLU
( ) STRATEGIC PLANNING OFFICE*
* NOTICE OF ALL SEATTLE RELATED PLNG PROJ.
OTHER LOCAL AGENCIES
( ) PUGET SOUND REGIONAL COUNCIL
( ) SW K C CHAMBER OF COMMERCE
( ) MUCKLESHOOT INDIAN TRIBE
( ) CULTURAL RESOURCES PROGRAM
( ) FISHERIES PROGRAM
( ) WILDLIFE PROGRAM
MEDIA
( ) SEATTLE TIMES
( ) SOUTH COUNTY JOURNAL
P: \PLANNING\PLANNING FORMS \MAILING CHKLIST.DOC
( ) DUWAMISH INDIAN TRIBE
( ) P.S. AIR POLLUTION CLEAN AGENCY
J,g SOUND TRANSIT
( ) DUWAMISH RIVER CLEAN -UP COALITION
*SEND NOTICE OF ALL APPLICATIONS ON DUWAMISH RIVER
( ) HIGHLINE TIMES
( ) CI.TUKWILA.WA.US.WWW
DATE:
PROJECT:
PERMIT NO:
• •
PUBLIC WORKS DEPARTMENT COMMENTS
November 12, 2008
Villages at South Station
Special Permission for Stream Buffer Reduction
L08 -058
PLAN REVIEWER: Contact Joanna Spencer (206) 431 -2440 if you have any questions
regarding the following comments.
1) Sidewalk along the south side of S 154'' Street is being installed by Sound Transit.
Applicant shall contact Ginger Ferguson, Sound Transit at (206) 398 -5138 or (206) 715 -5817
(cell), to obtain current sidewalk plans. Submit a plan showing detailed connection of the
transition between the Villages at South Station proposed private sidewalk and public
sidewalk on South 154th Street. Please match Sound Transit stationing. Sidewalk plan shall
be prepared, signed and stamped by a WA State Professional Engineer.
2) Applicant shall obtain a permit from Tukwila Public Works Department if any work takes
place in the City right of way and submit additional items spelled out in PW customer
Assistance Bulletins A -1, A -2 and A -4.
P: Joanna /Comments L08 -058
•
City of Tukwila
Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
NOTICE OF COMPLETE APPLICATION
November 7, 2008
Mr. Ray Robinson
Integrated Site Design
12743 26th Ave NE
Seattle, WA 98125
Subject: Villages at South Station Tree Clearing and Special Permission Permits
L08 -057 (Special Permission), L08 -058 (Tree Clearing Permit)
RFA08 -220
Dear Mr. Robinson:
Your applications for a Tree Clearing Permit and a Special Permission request to the
Director to reduce the standard watercourse buffer of a Type 3 stream for the property
located at 3724 S 154t Lane are considered complete as of November 7, 2008 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 or to
complete the review process.
This notice of complete application applies only to the permits identified above. It is your
responsibility to apply for and obtain all necessary permits issued by other agencies.
Please feel free to call me at (206) 431 -3659 with any questions.
Sincerely,
Jaimie Reavis
Assistant Planner
cc. L08 -057
L08 -058
JR Page l of l
H: \Special Permission \Villages at South Station \Complete_L08 - 057- 058_Villages at South Station.doc
11/07/08
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
•
CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E- mail.: tukplanaci.tukwila.wa.us
SPECIAL
PERMISSION
DIRECTOR
APPLICATION
FOR STAFF USE ONLY Permits Plus Type: P -SP t_..,03--. - 5
Planner: jm j e NCGL✓i S
File Number:
Application Complete (Date: 1111 I0 %)
Project File Number:
IA) q - b5-7
Application Incomplete (Date: lolly log )
Other File Numbers:
NAME OF PROJECT/DEVELOPMENT:
SI% tH S Mi'e N
LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s),
block and subdivision, access street, and nearest intersection.
3724 Soiim 141.1 1-At4t
TA Kw !-A , wA `tsp.
LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement).
0043000335
DEVELOPMENT COORDINATOR :
The individual who:
• has decision making authority on behalf of the owner /applicant in meetings with City staff,
• has full responsibility for identifying and satisfying all relevant and sometimes overlapping development
standards, and �--' c E 1VE D
• is the primary contact with the City to whom all notices and reports will be sent.
Name: 2A`( Ro&iNsoN / fN`M&RAIF-D SITE DEIGN
Address: 12143 (4E
11
Phone: i - 38 - 90L0 CR-c S,5 ( -7 70t FAX: ado- 36Z- c ,' f o
E -mail: R e*1 , Crtm
SEP 3 0 2d00
COMW U TV
D VELOPASJla
Signature:
Date: Spr' aOO$
6
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