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Permit L06-069 - BERTELLOTTI TODD - BAKER BOULEVARD RETAIL CENTER DESIGN REVIEW
BAKER BLVD RETAIL CENTER 41OBAKERBV L06-069 City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW Prepared January 17, 2007 HEARING DATE: January 25, 2007 NOTIFICATION: Notice of Application was posted and mailed to surrounding property owners and tenants on November 6, 2006. Notice of Hearing was mailed and posted on January 12, 2007 and published on January 14, 2007. FILE NUMBERS: L06-069 Design Review L07-003 Special Permission Landscape Deviations APPLICANT: Todd Bertellotti, Object + Space REQUEST: Design Review for the redevelopment of an existing warehouse creating 8.156 square feet of retail space and 2,053 Square feet of office space and associated approval of two landscape deviations. LOCATION: 406 Baker Boulevard COMPREHENSIVE PLAN & ZONING DESIGNATION: Tukwila Urban Center (TUC) STAFF: Nora Gierloff, Senior Planner Kathryn Devlin, Assistant Planner ATTACHMENTS: A Applicant's Response to the Design Review Criteria B Applicant's Request for Landscape Deviations C Lighting Fixture Cut Sheet D Set of Project Renderings E Building Plan Set. F Materials Board (to be presented at the hearing) Q:\BakerBL\L06-069 staff report.doc - 1 = 01/18/2007 10:22:00 AM 6300 Southeenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206=431-3670 • Fax: 206-431-3665 • FINDINGS VICINITY/SITE INFORMATION Project Description The applicant is proposing to redevelop an 11,180 square foot concrete tilt -up warehouse/office building to be a combination retail/office building. The building will have 2,053 square feet of office space and 8,156 square feet of retail space. The site development will include a single driveway with parking for 35 cars at the front and 3 employee parking stalls and a loading space at the rear of the building. The parking requirement for the proposed businesses is 39 stalls, so the applicant is pursuing a 10% administrative parking variance which is decided by the DCD Director. Landscaping will be provided along the front, sides and rear of the building and in parking lot islands. The sidewalk in front of the side will be widened to 12', 9' of which will be on an easement. Of the 15' of required front yard landscaping 6' will be planted and 9' will be the sidewalk easement. The substitution of pedestrian amenities for landscape area is allowed with a special permission approval this is discussed further in Section Two of this report. Existing Development The 32,530 square foot site is currently developed as the Cullen Book Bindery distribution warehouse. A loading bay to the warehouse is located at the front of the building facing Baker Blvd. The 10 foot of landscaping surrounding the west and north sides of the warehouse building is overgrown with blackberry vines. The mature trees on the east side of building provide screening of the wall facade facing the US Bank drive-thru window. The west, north and east perimeter of the site is surrounded by chain link fence. Surrounding Land Uses The parcel to the north has a single story retail building occupied by Castle Megastore. The parcel to the east is the two story US Bank building. The west parcel is a double lot occupied by Glass Doctor in a single story building. The parcel located south of the site on Baker Boulevard contains Pearl Optical and Goodyear Auto Service, both retail businesses. Most of the adjacent buildings are of similar age and construction. Q:\BakerBL\L06-069 staffreport.doc Page 2 01/18/2007 PUBLIC COMMENTS No public comments were received on this proposal. REPORT ORGANIZATION The staff report has been divided into two sections. The first section covers the design review decision and the second covers the special permission landscape deviation. Staff's conclusions and recommendations will follow each section. SECTION ONE — DESIGN REVIEW Decision Criteria Each design review criterion is listed below with staff's analysis. The applicant's response is listed at Attachment A. 1. Relationship of Structure to Site a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement; Six foot sidewalks are proposed adjacent to the front of the building, see Attachment E. Some obstructions will intrude on this width including entry doors and planter pots, however the applicant has confirmed that it will satisfy ADA accessibility requirements. Wheel stops are proposed to limit auto intrusion into the walkway. A raised concrete pedestrian path will be Q:\BakerBL\L06-069 staffreport.doc Page 3 01/18/2007 • provided from the public sidewalk through the parking lot to the building. A five foot wide required pathway to the employee parking in the rear is shown along the west and north sides of the building. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas; This is an existing building and the majority of the on-site parking is located between the street and the building. This is consistent with the development pattern on the adjacent properties. A few employee stalls are located at the north edge of the site, accessed from the parcel to the north. Loading spaces, recycling and garbage collection are also located behind the building. c. The height and scale of each building should be considered in relation to the site. The building varies in height from 18 to 28 feet. It is similar in size to the adjacent buildings and only minor expansion of the footprint is proposed. 2. Relationship of Structure and Site to Adjoining Area a. Harmony on texture, lines and masses is encouraged; The building has a mix of horizontal banding and new vertical tower elements, see renderings at Attachment D. The L shaped footprint of the building is existing. b. Appropriate landscape transition to adjoining properties should be provided; The side and rear building setbacks will be landscaped, though this is not required by code, see Attachment E for the landscape plan. A group of existing mature trees will be retained on the east side of the building. c. Public buildings and structures should be consistent with the established neighborhood character; d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged; An easement on the property to the north will allow delivery, garbage and employee vehicles to access from the rear so they will not have to cross the pedestrian path. One of the existing driveways will be removed and the circulation loop will be sized to accommodate emergency vehicles. e. Compatibility of on-site vehicular circulation with street circulation should be encouraged. The single driveway will reduce turning conflicts along Baker Bl. Q:\BakerBL\L06-069 staffreport.doc Page 4 01/18/2007 • • 3. Landscape and Site Treatment a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced; There is no significant slope across the site and no significant grade changes are planned. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance; A level concrete pedestrian walkway will be provided from street to building within the front parking area. The pathway to the rear of the building will be level. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade; Perimeter landscaping is only required along the Baker Bl. street frontage, however it has been provided along the majority of the perimeter of the site. The required 15 feet of front landscape area will be met by a 6 foot landscape strip and an expanded sidewalk, see Attachment E. This substitution of pedestrian amenity for landscape space is allowed as a Type 2 decision and discussed in Section Two of this report. The City has adopted specific tree species for the urban center (Resolution 1276) and identifies Red Maple as the street tree for Baker Boulevard. The landscape plan specifies Flowering Pear instead, see Attachment E. 480 square feet of interior parking lot landscaping is required for the parking area in front of the building, and the project provides 384 square feet of landscape islands. In addition the landscaping along the west property line that is adjacent to the parking stalls can be counted towards that requirement. However the center row of 8 parking spaces does not have landscape islands at either end as called for at TMC 18.52.035 4. a. These were removed at the request of the Fire Department for a larger turning radius than required by the Zoning Code. This is discussed further in Section Two of this report. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken; All of the landscape beds are curbed or adjacent to buildings or sidewalks. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged; Landscape islands as well as perimeter planting beds have been provided. In addition planter pots along the building fronts are proposed. e. Screening of service yards, and other places that tend to be unsightly, should be accomplished by use of walls, fencing, planting or a combination; Q:\BakerBL\L06-069 staffreport.doc Page 5 01/18/2007 • The recycling and trash area is located along the north edge of the site but no screening has been proposed. f. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used; Not applicable. g Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. The front parking area will be lit with seven pole lights, see Attachment C for a cut sheet. No lighting is proposed along the rear and sides of the building. 4. Building Design a. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to its surroundings; b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments; The front facade of the existing warehouse/office building has been changed by the addition of a storefront system, awnings and three tower elements into a strip retail center, see the renderings at Attachment D. The overall height and scale of the building is similar to surrounding buildings. b. Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure; The southern side of the existing building will be clad in tile, metal and wood. The cornice will be constructed of metal coping. Metal awnings are proposed over the display windows. The glass storefront system will have clear glass and metal. The tower elements will have standing seam metal roofs. The other sides of the building will be painted and screened with landscaping. c. Colors should be harmonious, with bright or brilliant colors used only for accent; The main building colors are composite wooden siding in a medium reddish color, tile in two shades of taupe and grey metal siding, see the materials board at the hearing. The metal awnings, storefront system and coping are proposed to be black. d. Mechanical equipment or other utility hardware on roof ground or buildings should be screened from view; Q:\BakerBL\L06-069 staffreport.doc Page 6 01/18/2007 Mechanical equipment is proposed to be located on the roof and would be screened by the parapets of the building. f Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design; The light poles used throughout the front of the building are decorative and echo the angled tower elements. h. Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. The existing building has an L shape that will not be changed. The center section of the L will be chamfered and a small area of storefront along the southeast corner of the building will be pushed forward to provide modulation. The applicant proposes to add metal canopies and a mix of materials to provide detail and interest along the front facade. There will be no detailing along the side and back walls, though they will not be very visible due to the landscaping and adjacent buildings. The three tower elements break up the currently horizontal roofline. S. Miscellaneous Structures and Street Furniture. a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. Bicycle racks and benches are proposed along the building front and sidewalk. Proposed signage for the site is conceptual. A freestanding sign is located within a landscape island in the front parking lot, see Attachment E. Wall signs above the tenant spaces are also expected. Every business may have two signs, one on a wall and one on a freestanding sign or if the business ha two outside walls it may have two wall signs instead of a wall and a spot on the freestanding sign. Sizes will be subject to the Tukwila Sign Code. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. No lighting in connection with miscellaneous structures is proposed. Comprehensive Plan Policies In addition to the specific criteria of the Board of Architectural Review, proposed development must show consistency with adopted plans and regulations (TMC 18.100.030.) Below are the specific goals from the adopted Comprehensive Plan that relate to the location of the proposal. Q:\BakerBL\L06-069 staffreport.doc Page 7 01/18/2007 All Commercial Areas Goal 1.7: "Commercial districts that are visually attractive and add value to the community, are visitor and pedestrian friendly, are designed with pride and constructed with quality workmanship, are secure and safe with adequate lighting and convenient access, are uncongested with smooth flowing traffic patterns, are well-maintained with adequate streetscape landscaping, and are wholesome and in harmony with adjacent uses". The proposed redesign of a warehouse into a retail building with full length windows facing the streetfront will contribute to a more active streetscape and is consistent with the plan's goal to create a hospitable pedestrian environment. The proposed project includes a wider sidewalk with a landscape strip providing a buffer between the street and parking area. The applicant has connected the site to the public sidewalk system at both the north and south points along their frontage. TUC Zone Goal 10.2: "Encourage and allow a central focus for the Tukwila Urban Center, with natural and built environments that are attractive, functional, and distinctive, and supports a range of mixed uses promoting business, shopping, recreation, entertainment, and mixed use residential opportunities." The tower elements on the building create a focal point to the project and significantly alter its visual character. The retail and office uses proposed for the redeveloped site are in keeping with the desired mixed use nature of the urban center. Pedestrian amenities include a bench, landscaped planters, a bike rack and awnings. CONCLUSIONS The Board of Architectural Review, pursuant to Tukwila Municipal Code (TMC) Section 18.108.040, and upon finding of the facts above, hereby makes the following conclusions under the city's Design Review Criteria (TMC 18.60.050) and Determination of Consistency with Adopted Plans and Regulations for type 4 approvals (TMC 18.100.030.) (1) Relationship of Structure to Site. The existing building is setback from the street with the majority of the parking located in front. Adequate pedestrian access has been provided to the public sidewalk and through the site. One of the two existing driveways will be closed and the sidewalk will be widened to 12 feet which will improve the pedestrian environment. The building is proportion to the site and will not be significantly expanded during the proposed remodel. The proposed intensification of use from warehouse/office to retail/office requires additional parking spaces. The applicant is pursuing an administrative parking variance of 10%. If this is Q:\BakerBL\L06-069 staffreport.doc Page 8 01/18/2007 • • denied by the DCD Director either the proposed uses would have to change to bulk retail or the building area would need to be reduced. (2) Relationship of Structure and Site to Adjoining Area. The existing building will only be significantly altered on the south facade. The utilitarian appearance of the west, north and east walls will be partially screened by landscaping and adjacent buildings. The building's height and form is consistent with other development in the area. (3) Landscaping and Site Treatment. The project provides over 3,000 sf more landscaping on site than is required by code. It meets the parking lot landscape requirements, except for the requirement to have islands at the aisle ends which interfered with the turning radius for emergency equipment. Additional parking spaces could be removed to meet this requirement, though that would increase the parking deficit. Because this is an existing building for which landscape conformance is triggered by design review the BAR has the power to modify the requirement. See Section Two of this report for further discussion. The street trees specified do not meet the TUC street plan and should be replaced by Red Maples. The recycling and trash collection areas are located in the least visible area of the site but must be adequately screened. All landscape areas will have automatic irrigation and the applicant will be required to maintain the landscaping for the life of the project (4) Building Design. The scale of the structure is in harmony with surrounding structures. The materials proposed for the south facade, tile and metal, will be of sufficient quality to be durable and functional. The awnings are sized to be functional and substantial in appearance. The three tower elements transform the existing tilt -up warehouse into a dynamic retail center. The proposed building body, canopy and cornice colors are muted and varied. Mechanical equipment will be screened by the rooftop behind the building's parapet. (5) Miscellaneous Structures and Street Furniture. A conceptual freestandingsi�gn is hown in Attachment E. All tenants not identified on the ees an• ing sign may have two signs if they are locate in a corner of the building and therefore have two walls facing in different directions. Wall signs will be administratively approved for the original as well as subsequent tenants. The proposed metal benches are in keeping with the moern appearance o t e i5 pec . Q:\BakerBL\L06-069 staffreport.doc Page 9 01/18/2007 • • Comprehensive Plan Policies. The redevelopment of warehouses into retail and office is one of the goals of the current TUC planning process. This remodel will contribute to a more attractive, pedestrian friendly and lively urban center. RECOMMENDATION Staff recommends that the remodel be approved with the following conditions: 1) The street trees specified do not meet the CBD tree plan and should be replaced by Red Maples. 2) Screening for the garbage/recycling area that is consistent with the building design must be included with the building permit submittal. SECTION TWO - SPECIAL PERMISSION LANDSCAPE DEVIATIONS Decision Criteria Front Yard Landscaping The draft Tukwila Urban Center Plan envisions Baker Boulevard as a pedestrian spine linking the Sounder commuter rail station with Westfield Mall. In order to create a hospitable pedestrian environment wider sidewalks will need to be provided. During the design discussions with the applicant staff suggested using the code provision that allows for the substitution of pedestrian amenities for landscape area in the TUC Zone. This is allowed with a special permission approval. The proposal is to break the 15' of required front yard landscaping into a 6' planting strip behind an expanded 12' sidewalk, 9' of which would be on an easement. Benches matching those on site would also be provided. Parking Lot Landscaping Landscape conformance for this existing non -conforming site is triggered by the design review request. 18.70.090 Nonconforming Landscape Areas A. Adoption of the landscaping regulations contained in this title shall not be construed to require a change in the landscape improvements for any legal landscape area which existed on the date of adoption of this title, unless and until a change of use or alteration of the structure requiring design review approval is proposed (see TMC Chapter 18.60). B. At such time as a change requiring design review approval is proposed for a use or structure, and the associated premises does not comply with the landscape requirements of this title, a landscape plan which conforms to the requirements of this title shall be submitted for approval along with the design review application. The BAR (or DCD Director in the case of Q:\BakerBL\L06-069 staff report.doc Page 10 01/18/2007 • administrative design review) may modify the standards imposed by this title when, in their judgment, strict compliance with the landscaping standards of this code would create substantial practical difficulties, the existing and proposed additional landscaping and screening materials together will adequately screen or buffer possible use incompatibilities, soften the barren appearance of parking or storage areas, and/or adequately enhance the premises appropriate to the use district and location of the site. The applicant has requested that the BAR modify the interior parking lot landscape requirement for landscaped islands at the aisle ends for the center row of parking, see Attachment B. A design meeting this requirement was submitted, but revised at the request of the Fire Department for wider aisles to accommodate the turning radius of the City's emergency vehicles. Providing both the wider aisles and the islands would result in fewer parking spaces when the site is already short of the required parking for the intended uses. CONCLUSIONS Allowing an expanded sidewalk in place of a portion of the required front yard landscaping would further the goal of creating a comfortable and pleasant pedestrian environment in the urban center. The 6' landscape strip would still provide street trees and be sufficient to buffer the small parking lot. Given that the site is existing, that the Fire Department request for larger aisles is a life safety issue, that the total square footage of parking lot landscaping has been provided and that the total square footage of landscaping on site exceeds code it is reasonable for the Board to modify the requirement for landscape islands as allowed by TMC 18.70.090. RECOMMENDATIONS Staff recommends that the special permission landscape deviations be approved. Q:\BakerBL\L06-069 staffreport.doc Page 11 01/18/2007 • • object +space ltd Date: January 16, 2007 Project: Baker Boulevard Retail Center Location: 406 Baker Boulevard, Tukwila, WA Design Review Criteria architecture + interiors + fumiture + lighting Criteria for Commercial and Light Industrial Developments (TMC 18.60.050(A)) 1. Relationship of Structure to Site a. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping and pedestrian movement. Response: The new retail center will offer a professionally landscaped site with a pedestrian corridor from Baker Boulevard to the building's entrances. Additional pedestrian amenities include sidewalk benches, landscaped planters, bike racks and covered awnings. Please refer to sheets 11 -L3 for additional landscaping information. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. Response: Landscaped areas have been incorporated in the parking areas to a maximum extent possible to still achieve required parking amounts. Service areas have been placed in the back of the building and away from view. c. The height and scale of each building should be considered in relation to its site. Response: The proposed design reuses the existing 1967 concrete tilt -up structure by taking advantage of its solid construction. The addition of three new dynamic clerestory entrances and storefronts identifies the new center as a true destination while maintaining the scale of neighboring businesses and structures. 2. Relationship of Structure and Site to Adjoining Area a. Harmony in texture, line and masses is encouraged. Response: A new facade of rich materials including natural wood panels ( made from high density phenolic resin with a natural wood veneer face ) and warm colored porcelain tiles, will transform the dull manufacturing structure into an attractive and inviting retail center. b. Appropriate landscape transition to adjoining properties should be provided. Response: The front landscape buffer has been increased to 15' with a 12' sidewalk improving the existing site to current city standards. c. Public buildings and structures should be consistent with the established neighborhood character. Response: The current established neighborhood character is very dated and the proposed alterations to this building will vastly improve the character of the existing structure and hopefully inspire improvements in adjacent buildings. d. Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. Response: The idea of the pedestrian walkway was to provide a direct route from the sidewalk to the building without bringing people into the flow of traffic. The loading facilities placed in the back of the building will provide a safer and more efficient environment. Vehicular circulation is designed to be a one-way loop around the majority of the lot to provide for a safe and convenient circulation. Attachment A • e. Compatibility of on-site vehicular circulation with street circulation should be encouraged. Response: We have reduced the number of curb cuts to just one main entry to the site, which should promote a safer route in and out of the site. 3. Landscape and Site Treatment a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. Response: There will not be any re -grading of the site. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. Response: The site is relatively flat, with only a 2' change in elevation over approximately 100' distance. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. Response: Site has been professionally landscaped to meet city requirements. Please refer to sheets L1-L3. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. Response: Landscaped areas are well defined and located within areas surrounded by 6" high curbs, which should protect plants from pedestrian and motor traffic. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. Response: Since we are working with an existing building, in addition to site landscaping, there will also be planters located on the sidewalks surrounding the storefronts. f. Screening of service yards and other places, which tend to be unsightly should be accomplished by the use of walls, fencing, planting or combinations of these. Screening should be effective in winter and summer. Response: The trash and recycling area will be fenced in and located in the back of the building, which is also the back of the adjacent property. g. In areas where general planting will not prosper, other materials such as fences, walls, and paving of wood, brick, stone or gravel may be used. Response: The side and rear yards, as well as the front setback will be landscaped. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant color should be avoided. Response: Exterior lighting has been chosen to compliment the building design and to enhance the adjoining landscape. Parking lighting will provide a sufficient amount of light for the parking areas and will be shielded. 4. Building Design a. Architectural style is not restricted, evaluation of a project should be based on quality of design and relationship to surroundings. Response: The proposed design takes advantage of the existing structure while greatly improving the facade with new forms and high quality materials. b. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. Response: The proposed design retains the existing structure while adding 3 dynamic clerestory spaces, at the same time maintaining the scale of neighboring buildings. • • c. Building components, such as windows, doors, eaves, and parapets, should have good proportions and relationships to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. Response: Please refer to renderings. Building components have been carefully designed to be in harmony with one another and are expected to be consistent with the anticipated life of the structure. d. Colors should be harmonious, with bright or brilliant colors used only for accent. Response: Please refer to renderings. The intent of the colors chosen is to create a warm and inviting building and will be harmonious, with no bright or brilliant colors used. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. Response: Mechanical equipment will be located on the roof and out of view. f. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with building design. Response: All components of the building and site have been thought through very carefully so that they are all part of a uniform design concept. g. Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and fittings should be used to provide visual interest. Response: Please refer to renderings. The design incorporates a variety of materials and architectural elements to provide visual interest. 5. Miscellaneous Structures and Street Furniture a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. Response: it is our intent to carefully chose appropriate street furniture and miscellaneous accessories so that they are all a part of the uniform design concept. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Response: It is our intent that all elements are part of the uniform design concept and also meet city guidelines. 6. Consistency with adopted plans and regulations (TMC 18.100.030) a. Demonstrate the manner in which the proposal is consistent with, carries out and helps implement applicable state laws and regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and objectives of the City of Tukwila. Response: Please refer to all drawings and renderings. It is our intent to design the project to meet all laws and regulations of the City of Tukwila. We have also worked closely with staff members at the City of Tukwila planning division to achieve a design that all departments agree with. Comprehensive Plan Policies Related to Design Review A. All Commercial Areas 1. The design includes consideration of features that reflect characters of Tukwila's history (1.2.4). Response: Tukwila has grown and flourished into a center of commerce for south King County and it is our intention to design a project that compliments and contributes to the city's character. 2. Fencing and landscape buffers are provided between commercial and residential uses. (1.7.4). Response: Not applicable. The project site is not adjacent to any residential uses. • 3. The development provides adequate parking and lighting. (1.7.3). Response: We have worked with the city planners to come up with an acceptable parking solution. Lighting provided will be adequate to serve the parking area. 4. Where open spaces and trails are included in the development, they are designed not to interfere with the reasonable use of adjacent private property (1.10.11), and they are designed and constructed in a manner that is safe for all users and adjacent property owners. (1.11.7). Response: Not applicable. There are no open spaces and trails included in this development. 5. In areas of concentrated commercial and retail activity, the development is connected by pedestrian facilities to the City's trail network, where feasible. (1.11.4) Response: Project site enlarges the pedestrian sidewalk to 12' for enhancement of future pedestrian development in the area. B. Tukwila Urban Center (TUC) Zone 1. Wherever possible, the development provides an interior vehicular connection between adjacent parking areas (10.2.4). Response: The project site parking area is interconnected and accessed by one curb cut. 2. Where adjacent to a park, the development responds to or enhances the open space network and public amenities (e.g. by providing connections to open spaces) (10.2.9). Response: Not applicable. Project is not adjacent to a park. 3. The development should be designed with an appropriate scale and proportion; pedestrian - oriented features and streetfront activity areas, such as ground floor windows, modulated facades, rich details in materials and signage; quality landscaping; an appropriate relationship to adjacent sites; an overall building quality; and with sensitivity to important features such as Green Reiver and Tukwila Pond (10.2.7). Response: Please refer to drawings and renderings. The project will contain all ground floor retail or office uses. The building reuses the existing structure and will be redesigned with rich materials and modulated facades. Landscape is professionally designed and will greatly enhance the site. 4. Parking areas should be designed with appropriate screening, landscaping and corner site/parking relationships (10.2.6). Response: Landscaping will be provided around the parking area as well as in islands within the parking area. 5. The development should achieve a high-quality design; contribute to the creation of hospitable pedestrian environments through site design techniques, such as integration of architectural/site design/landscape elements and co -existence of auto/transit/pedestrian traffic; should be designed to maximize pedestrian safety and convenience; and should incorporate physical and natural elements that enhance the area's overall aesthetic, including street orientation (10.2.3). Response: Please refer to drawings and renderings. It is the intent of our design to achieve a high- quality and inviting retail center that is pedestrian friendly. The pedestrian access from the sidewalk to the building is centrally located to promote its use and is a straight, raised path. We have also complied with the city's request to enlarge the existing street sidewalk to 12' wide. 6. The development should generally support existing plans, policies and programs designed to improve open space and other public amenities in the Tukwila Urban Center (e.g. projects adjacent to parks recognize and complement open spaces; open spaces are oriented with access to sunlight and are designed to promote security and visibility). (10.2.9). Response: We have worked with the city planners to create a project that works with future TUC development planning. 3445 california ave southwest + suite 1 + seattle + washington + 98116 206+937+5222 studio 206+937+5222 fax info@objectandsoace.com • object +space ltd Date: January 16, 2007 Project: Baker Boulevard Retail Center Location: 406 Baker Boulevard, Tukwila, WA Special Permission Director architecture + interiors + furniture + lighting Landscaping Deviation (Zoning Code, TMC 18.52.020) Substitution of pedestrian oriented space for landscaping in RCC and TUC zones. The former Cullen Book Bindery is the location of the new Baker Boulevard Retail Center. The proposed design reuses the existing concrete tilt -up structure and adds three new clerestories as well as a facades consisting of a combination of rich materials. The parking lot is limited by the existing structure and currently has 2 curb cuts. We have worked extensively with the city to form an effective parking layout for the new use. The latest comments from the Fire Marshall requested larger drive aisles than required by current zoning code. We would like to accommodate this request and agree that wider aisles will better facilitate circulation within the site. In doing so, we have arrived at the current parking layout which provides 35 spaces and limited landscaping among the parking area. 18.52.035 Interior Parking Lot Landscaping Requirements, section 3 states that a minimum of 15 sf of landscaping is required for every parking stall. The parking area consists of 32 parking stalls = 480 sf required. The current design provides 375 sf of landscaping. More landscaping can be provided in place of parking stalls but our intention is to provide a balance of landscaping and parking stalls. In addition to maximizing the existing site, it is our intention to also encourage pedestrian access to the building from the sidewalk. The existing sidewalk will be widened to 12' and a pedestrian walkway will connect it to the building. Bench seating will also be located throughout the front perimeter of the building as well as planters along the building sidewalks. The parking area is relatively small and we are confident that with the landscaping we are providing, as well as the pedestrian and building amenities, the shortage of parking area landscaping will not affect the overall aesthetic of the site. 3445 california ave southwest + suite 1 + seattle + washington + 98116 206+937+5222 studio 206+9 Attachment B • • Pole mounted downlight luminaires with Type: high performance cut off Tight distribution BEGA Product #: and shielded Tight source Project: Voltage: Pole top luminaires for roadway, parking areas, walkways and open Color: pedestrian scale landscape areas, available in two sizes. Available in single or twin configurations. Luminaires meet full cut off definition in Options: straight down position. Modified: Housing/fitter: Heavy one piece die cast aluminum (minimum .125" thick) with two specular anodized aluminum main beam reflectors. Slip fitter and arm extensions are die cast aluminum secured by six (6) socket head stainless steel set screws threaded into stainless steel inserts. Pole extension is extruded aluminum with a die cast aluminum cap. Enclosure: One piece die cast aluminum, hinged, trim frame with ahs' thick tempered glass, silicone sealed to trim. Trim frame is retained by stainless steel fasteners threaded into stainless steel inserts. Fully gasketed for weather tight operation for downlighting only. Electrical: Lampholders: Medium base porcelain with nickel plated copper screw shell supplied with 200°C high temperature leads, rated 4KV. Ballasts are located in the luminaire and are available in 120V or 277V, HPF - specify. Finish: These luminaires are available in five standard BEGA colors: Black (BLK); White (WHT); Bronze (BRZ); Silver (SLV); Eurocoat'° (URO). To specify, add appropriate suffix to catalog number. For complete description of BEGA finishing process, refer to technical information section at end of catalog. Custom colors supplied on special order. U.L. listed, suitable for wet locations. Protection class: IP 44. • B Pole top luminaires with asymmetrical light distribution. Internal twin optical system. Stippled tempered glass lens. Specify coated lamps for optimum performance. Die cast aluminum hinged door with captive socket head stainless steel screws. Slip fits 3' O.D. pole top - pole extension included with luminaire. U.L. listed suitable for wet locations. IP 44. Color: Standard BEGA finishes. Lamp Lumen A B CD 8072MH Twin 2 100W ED -17 MH 17600 133/4 10% 471 181/2 Tapered poles - See page 316 of catalog - 3' O.D. top BEGA/US 1000 BEGA Way, Carpinteria, CA 93013 [P] 805.684.0533 [F] 805.684.6682 ©Copyright BEGA/US 2005 updated 4/05 Attachment C object + space ltd 3445 CAIIFORNIA AVENUE SOUTHWEST studio 1 SEATTLE WASHINGTON 98116 206 937 5222 studio 206 937 5228 tax Attachment D BAKER BOULEVARD RETAIL CENTER PUBLIC HEARING DESIGN REVIEW RENDERING 1 - VIEW FROM SOUTHWEST ry ' -, _ •F?by� !- �_�c __ ..ems 3 a-- -, v --! -.,, .2kz-.i' +,y.; .,. £_. _'�wT __-« .*'.v:r �,�e. c.,µ� :..�• ,� _ _'�.'€1 ,C' '4 _ �1. ���,�'s i� a ,. � ,.�� � ys .+ 7++0^�,�,.�..v ���• _ 7"Y�a.._ �' a42'".41<rgrS,_'. object + space ltd 3445 CALIFORNIA AVENUE SOUTHWEST studio 1 SEATTLE WASHINGTON 98116 206 937 5722 studio 206 937 5228 fax BAKER BOULEVARD RETAIL CENTER PUBLIC HEARING DESIGN REVIEW RENDERING 2 - VIEW FROM EAST jn. w.r no ;wan. ... . Pr...., : ......•w.+•.... i,...I. �...L• w Yo. 1...l. BAKER BOULEVARD RETAIL CENTER Cizj' of Tukwila Steven M. Mullet, Mayor Department of Community Development NOTICE OF DECISION TO: Todd Bertellotti, Applicant Mark McDonald, Owner King County Assessor, Accounting Division Washington State Department of Ecology Steve Lancaster, Director January 29, 2007 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 FILE NUMBERS: L06-069 Design Review L07-003 Special Permission Landscape Deviations APPLICANT: REQUEST: LOCATION: COMPREHENSIVE PLAN & ZONING DESIGNATION: Todd Bertellotti, Object + Space Design Review for the redevelopment of an existing warehouse creating 8,156 square feet of retail space and 2,053 square feet of office space and associated approval of two landscape deviations. 406 Baker Boulevard Tukwila Urban Center (TUC) II. DECISION SEPA Determination: The City SEPA Responsible Official has determined that this application does not require a SEPA threshold determination because it is categorically exempt. Decision on Substantive Permit: The City Board of Architectural Review has determined that the application for design review and special permission landscape deviations complies with applicable City and state code requirements and has approved that application based on the findings and NG Page 1 of 3 01/29/2007 9:26:00 AM Q:\B akerB 1.\B akerN O D. d o e 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206-431-3670 • Fax: 206-431-3665 • conclusions contained in the staff report, subject to the following conditions which are set forth in the Decision. 1) The street trees specified do not meet the CBD tree plan and should be replaced by Red Maples. 2) Screening for the garbage/recycling area that is consistent with the building design must be included with the building permit submittal. 3) Lighting must be provided for the sidewalk on the west side of the building. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 4 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 City Council of the Board of Architectural Review Decision is permitted. No administrative appeal of a DNS or an EIS is permitted. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Board of Architectural Review 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 12, 2007. The requirements for such appeals are set forth in Tukwila Municipal Code18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 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. NG Page 2 of 3 01 /29/2007 9:26:00 AM Q:\BakerBL\BalcerNOD.doc • V. APPEAL HEARINGS PROCESS The City Council hearing regarding the appeal shall be conducted as a closed record hearing before the based on the testimony and documentary evidence presented at the open record hearing conducted by the Board of Architectural Review. The City Council decision on the appeal is the City's final decision. Any party wishing to challenge the City Council decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the City Council 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 5:00 p.m. The project planner is Nora Gierloff, who may be contacted at 206-431- 3670 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. Department of CommunityDevelopment City of Tukwila NG Page 3 of 3 01/29/2007 9:26:00 AM Q:\BakerBL\BakerNOD.doc COY MALPAIIXMQL OED IN VOLUME 710E PLATS GM DESCRIBED AS FOLLOW 'SAD TRACT; OUTNERLY LOOTS OF SND TRACT 7, ANT OF&OIW4 G. IMPORT ARSON PRODUCTS COWMAN SITE, DFD UNDER RECOMMIT MACER 5775017. 211m FEET TO THE SOUDE RLV SUMMARY DANDER RECORDING M345 5110333 N15101 FEET70 OBANY SITE; CF 21400 FEET OF 152111' FEET PROJECT DIRECTORY • NAR(MWONTLD VILLAGE PARTNERS SOUTHCFMEFL 11C 1420FEIMAVE RNO SEATTLE, NA 67101 Rt (21:4) 351.2715 AROOTECT: OB CT•SPACE LTD 34450 UFORNIAAVE SW STU=1 SEATTLE, WASSAIL CO TACT: T000 SER1ELLOTD PH QOM 5776222 FAX 0201374221 DRAWING INDEX • object + space Ltd DOWER SURVEY ERN &DAVICO,PE. DAVDO CONSULTING GROUP, SC 15070 SMELL WAY NE SURE 600 LAKE FOREST PARK WA 56155 OWI PM ROM22S0024 COI FAL 913052 34012 002 cm SURVEYOR. GEODATUM, INC C06 1506 NW NAIL ST. COS ISSAQUAHWASM127 C07 PM (425)83740113 FAX (125) 6274661 BOUNDARY SURVEY TOPOORAFMCSURVEY COVER SHEET SITE I ESC RAN WADING RAN DRAINAGE RAN UTIRYRAN PROFILES I DETAILS DETAILS AROIIECTIIRAL M7 PROJECT NFORNATNCN, SITE RAN, VICINITY PAN 44 EXTERIOR ELEVATIONS LANDSCAPE L•1 L.2 14 W COVERSIEET, SITE RAN LANDSCAPE RAN DETAILS NRIOATICN PURI LOADNO 1=20 38-25'27"E 152.01' SIDRYALI—.- . . ..... ................. BAKER,BOULEVARD; (E)(USTiNG BUILOIN(3'. FOOTPRINT) ............ . I: SITE LIONINO 2 BOE RACKS OSTSDEWAUC SDEWALKEASENDIT PROPOSED CURB CUT SITE PLAN SCALE: 1/16"=1'- BENCH TYP EXIST FRE HYORAMTO ROM EXIST CURB NO) CURBOJT TOSEDEIIOUSIED (1) N GRAPHIC SCALE dlll� to 2t .1) _N,YM• wren • anima • AIb 3445 CALIFORNIA AVENUE SOUTHWEST STU1NO 1 SEATTLE WASHINGTON 9S1 111 studio 208 677 5222 OP 206 977 5295 BAKER BOULEVARD RETAIL CENTER TUKWILA WA D ESIGN REVEW CORRECTIONS B AR SUBMITTAL 10208 1211.06 1.17.07 PROJECT INFORMATION SITE PLAN, VICINITY PLAN ala YAMS A-1 'Dept. .Of 'Community Deve: lopment. .. =� ' ' City of Tukwila ' ' AFFIDAVIT OF DISTRIBUTION IS, l/Lb�� Ry -O HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non -Significance Project Name: ,,4AK, 6 v Notice of Public Meeting Project Number: 4-0 ' i) C 67 Mitigated Determination of Non= Significance Mailer's Signature: Board of Adjustment Agenda Pkt Person requesting mailing: Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt Notice of Action • Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda Notice of Application ' • Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit --FAX --Mail: To Seattle Times Classifieds Gail Muller Classifieds PO Box 70 - Seattle WA 98111 /VfiGe pther De r�' sl© Was mailed to each of the addresses listed on this oc day of Jai. in the year 20 O - P:\ADNIINISTRATIVEFORMSWORMSiAFFIDAVITOFDISTRIBUTION Project Name: ,,4AK, 6 v /?22&4._t4 , Project Number: 4-0 ' i) C 67 L (j -7-003 Mailer's Signature: - 1gAA9CI:L Person requesting mailing: C,e.._LD'tJ1 P:\ADNIINISTRATIVEFORMSWORMSiAFFIDAVITOFDISTRIBUTION b,0. v71_ I "S • • • MARK MCDONALD 1420 5th AVE., #2200 SEATTLE, WA 98101 TODD BERTELLOTTI OBJECT + SPACE 3445 CALIFORNIA AVE. SW SEATTLE, WA 98116 Cizj' of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director City of Tukwila PUBLIC HEARING NOTICE Notice is hereby given that the City of Tukwila Planning Commission will be holding a public hearing on, January 25, 2007 at 7:00 p.m. located at 6200 Southcenter Blvd. to discuss the following: BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING CASE NUMBER: L06-069 APPLICANT: Todd Bertellotti REQUEST: Design Review for the redevelopment of an existing warehouse creating 8,156 square feet of new retail space and 2,053 square feet of new office space. LOCATION: 406 Baker Boulevard Persons wishing to comment on the above cases may do so by written statement or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Planning Division. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Distribution: Mayor, City Clerk, Property Owners/Applicants, Adjacent Property Owners, and File. P:UCathryn\Design Review\L06-069 Public Notice.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206-431-3670 • Fax: 206-431-3665 1 EXISTING LANDSCAPING W •Y 4. 4, 4. 4. .t. 4. Y W 4. EXISTING LANDSCAPING .1. w 4, $ W W W W W W W W W W W W W W 1# 41 /////// •. /////////////////////////////////// 4. 4, W W W 4. • EXISTING BUILDING X EXISTING PARKING LOT AREA = 12,998 SQ. FT. EXISTING LANDSCAPING w w * W 9 9 9 9 9 * 9 * 15 9 5 3p SCALE IN FEET DICIG INCORPORATED HATCH DENOTES EXISTING PERVIOUS AREAS. 6,182 SQ. FT. OR 0.142 ACRES. HATCH DENOTES EXISTING IMPERVIOUS AREAS. 26,347 SQ. FT. OR 0.605 ACRES. DAVID CONSULTING GROUP, INC. Civil • Structural • lana Use 5029 Bothell Way N$ Suite 600 Lake Forest Park, WA 98135 P.O. Box 1132 Freehold. WA 98249 BAKER BOULEVARD DWG NO. RETAIL CENTER EXISTING CONDITIONS FIG 3A FIGURE 3A DATE CAD FILE NUMBER: REK 09/29/06 Basin Maps A strlDtr_L. Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION lit-SoL'Pl - HEREBY DECLARE THAT: �tice of Public Hearing Project Number: --O (QCi Determination of Non -Significance Person requesting mailing: V—a.A-1'i-h..-Ule'7 -- eai 1,i Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Pkt Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt Notice of Action Planning Commission Agenda Pkt 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 Q, (c,,,, ,_,4\j-\ v ��v\ c ��5�A-.ci,. ,, \s.- .5- c,-- S. ‘ �� Was mailed to each of the addresses listed on this,L. day odc in the year 20D"r u PAADMINISTRATIVEFORMSIFORMS\AFFIDAVITOFDISTRIBU ION f Project Name: e.- .eA ..3i.)4, C). i Project Number: --O (QCi Mailer's Signature: 2712), Vet?)c-41gz: Person requesting mailing: V—a.A-1'i-h..-Ule'7 -- eai 1,i u PAADMINISTRATIVEFORMSIFORMS\AFFIDAVITOFDISTRIBU ION OPEN FRAME LLC 2635 CARILLON PT KIRKLAND, WA 98033 PIETROMONACO/PB L L C 7900 SE 28TH ST 310 MERCER ISLAND, WA 98040 OPEN FRAME LLC 2635 CARILLON PT KIRKLAND, WA 98033 RAINBOW ASSOCIATES LTD 22820 148TH AVE SE KENT, WA 98042 SEAFIRST BANK REIS PO BOX 34029 SEATTLE, WA 98124 PUGET SOUND BLOOD CENTER 909 S 336TH ST 205 FEDERAL WAY, WA 98003 PEARL ALVIN S & CAROLE R 405 BAKER BLVD TUKWILA, WA 98188 ANDOVER PLAZA LLC 1501 N 200TH ST SHORELINE, WA 98133 TENANT 401 TUKWILA PKWY TUKWI A 98188 TENANT 150 OVER PARK W T KWILA, WA 98188 • LOWE'S HIW INC 101 ANDOVER PARK E 200 TUKWILA, WA 98188 HOME ELECTRIC COMPANY 2366 EASTLAKE AVE E 312 SEATTLE, WA 98102 DAVIDSON TIMOTHY 2317 FEDERAL AVE E SEATTLE, WA 98102 DAVIDSON TIMOTHY 2317 FEDERAL AVE E SEATTLE, WA 98102 DAHAVA FINANCIAL 5301 2ND AVE S SEATTLE, WA 98108 OB FIFE PROPERTY II L L C PO BOX 726 BELLEVUE, WA 98009 PEARL ALVIN S & CAROLE R 4304 HUNTS POINT RD HUNTS POINT, WA 98004 SEATTLE CITY OF PO BOX 34018 SEATTLE, WA 98124 TENANT 116 ANDOVER PARK E TUKWILA, WA 98188 TENANT 402 BAKER BLVD TUKWILA, WA 98188 • PIETROMONACO/PB L L C 7900 SE 28TH ST 310 MERCER ISLAND, WA 98040 OPEN FRAME LLC 2635 CARILLON PT KIRKLAND, WA 98033 DAVIDSON TIMOTHY 2317 FEDERAL AVE E SEATTLE, WA 98102 BUTY FRANK C 1150 ALKI AVE SW 4 SEATTLE, WA 98116 U S BANK CORPORATE PROPS 2800 E LAKE ST KE0012 MINNEAPOLIS, MN 55406 BAKER SQUARE LLC 1501 N 200TH ST SHORELINE, WA 98133 CIRCUIT CITY STORES 3336 PO BOX 42304 RICHMOND, VA 23242 TENANT 100 ANDOVER PARK W TUKWILA, WA 98188 TENANT 120 ANDOVER PARK E TUKWILA, WA 98188 TENANT 401 EVANS BLACK DR TUKWILA, WA 98188 TENANT 131 ANDOVER PARK E TUKWILA, WA 98188 TENANT 151 ANDOVER PARK E TUKWILA, WA 98188 TENANT 415 BAKER BLVD TUKWILA, WA 98188 TENANT 223 ANDOVER PARK E TUKWILA, WA 98188 • TENANT 406 EVANS BL R TUKWIL A 98188 TENANT 130 ANDOVER PARK E TUKWILA, WA 98188 TENANT 401 BAKER BLVD TUKWILA, WA 98188 TENANT 220 AN R PARK E TUK ILA, WA 98188 0 TENANT 406 BAKER BLVD TUKWILA, WA 98188 TENANT 400 BAKE TU A, WA 98188 TENANT 405 BAKER BLVD TUKWILA, WA 98188 "A' Todd Bertellotti Object & Space 3445 California Ave. SW Seattle, WA 98166 • • Village Partners Southcenter LLC 1450 5th Ave. Suite# 2200 Seattle, WA 98101 k - RE: Please publish • From: "Legals" <legals@seattletimes.com> To: "Susan Brock" <SBrock@ci.tukwila.wa.us> Date: 01/12/2007 2:02 pm Subject: RE: Please publish Your Public Hearing Notice is scheduled to be run on Sunday, January 14, 2007 for a cost of $168.51, ad #3635200. Here is a proof of the notice: Thank you Lori Swanstrom Account Executive - Classified Advertising The Seattle Times Company Representing the Seattle Post-Intelligencer p: 206/652-6543 f: 206/493-0604 Iswanstrom@seattletimes.com From: Susan Brock[mailto:SBrock@ci.tukwila.wa.us] Sent: Friday, January 12, 2007 1:39 PM To: Jessika Flood Subject: Please publish Please publish the following Public Hearing Notice in Sundays paper. I would like a confirmation by 3:00 today, if possible. I'm not normally the one that requests publications so please let me know if you need any further information. Thank You!! Susan Brock Admin. Support Asst. City of Tukwila Department of Community Development (206)431-3670 • NOTICE OF APPLICATION DATED November 6, 2006 The following applications have been submitted to the City of Tukwila Department of Community Development for review and decision. APPLICANT: Todd Bertellotti LOCATION: 410 Baker Blvd OWNER OF THE PROPERTY: Mark McDonald FILE NUMBERS: L06-069 (Design Review) PROPOSAL: The proposal is to redevelop the existing building into a new retail center. OTHER REQUIRED PERMITS: Miscellaneous Permits These files can be reviewed at the Department of Community Development, 6300 Southcenter Blvd., #100, Tukwila, WA. Please call (206) 431-3670 to ensure that the file(s) will be available. OPPORTUNITY FOR PUBLIC COMMENT You can submit comments on this application. You must submit your comments in writing to the Department of Community Development by 5:00 p.m. on November 20, 2006. This matter is also tentatively scheduled for a public hearing on January 25, 2007. If you are interested in attending the hearing, please contact the Department at (206) 431-3670 to ensure the hearing is still scheduled for this date. If you cannot submit comments in writing by the cutoff date indicated above, you may still appear at the hearing and give your comments on the proposal before the Planning Commission. If you have questions about this proposal contact Kathryn Devlin, Planner -in -charge of this file. Anyone who submits written comments will become parties of record and will be notified of any decision on this project. APPEALS You may request a copy of any decision by the Planning Commission on a project or obtain information on your appeal rights by contacting the Department of Community Development at 206-431-3670. A decision from the Planning Commission may be appealed to the City Council. The Department will provide you with information on appeal if you are interested. DATE OF APPLICATION: NOTICE OF COMPLETE APPLICATION: NOTICE OF APPLICATION POSTED: October 3, 2006 October 31, 2006 November 6, 2006 • . Dept. Of 'Community 'Development • City of Tukwila AFFIDAVIT OF DISTRIBUTION. 1. Erin xdr\ c, HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non -Significance Notice of.Public Meeting. Mitigated Determination of Non - Significance Board of Adjustment Agenda Pkt Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt tv c4 . Re -f -c, '► Notice of Action . • Planning Commission Agenda Pkt (-09 Official Notice Short Subdivision AgendaNotice Mailer's Signature: of Application _ Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit __FAX __Mail: To Seattle Times Classifieds Gail Muller Classifieds PO Box 70 - Seattle WA 98111 '' Other Was mailed to each of the addresses listed on this 3 day of NOV. in the year 20 L, P:GINAWYNETTA/FORMS/AFFIDAVIT-MAIL 08/29/003:31 PM Project Name: gcD k-C:r tv c4 . Re -f -c, '► Project Number: 1---C) 12- 0 (-09 Mailer's Signature: Person requesting mailing: K h ry '' 1.1 'r) P:GINAWYNETTA/FORMS/AFFIDAVIT-MAIL 08/29/003:31 PM INSPECTION NO. INSPECTION RECORD Retain a copy with permit L 0(p-0(0 CITY OF TUKWILA BUILDING DIVISION 6300 Southcenter Blvd., #100, Tukwila, WA 98188 PERMIT NO. (206)431-3670 Project: Type of Inspection: /:-/ ,ti 1 f I dd Address: —2,4,-- v Y/'t I ) 1 L1 J"' . ' Date Called: Special Instructions: Date Wanted: %� i"a.m. Requester: Phone No: C 65 I t 0'2-7 { ElApproved per applicable codes. ElCorrections required prior to approval. COMMENTS: dd { Inspectok-, El $60.00 REINSPECTION FEE REQUIRED. Prior to inspection, fee must be paid at 6300 Southcenter Blvd., Suite 100. Call to schedule reinspection. Receipt No.: Date: • Ciiy of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director November 8, 2006 Todd Bertellotti Object And Space 3445 California Ave SW Seattle WA 98116 RE: L06-069; Baker Boulevard Retail Center Design Review Dear Mr. Bertellotti: The City received your Design Review application on October 3, 2006. On October 31, 2006 your application was deemed complete for the necessary material to start the City's review of the application. The Design Review Application was routed to other City Departments for review and approval. The City has the following comments: The project involves the redevelopment of the existing warehouse creating 8,156 square feet of new retail space and 2,053 square feet of new office space. The total parking requirement (TMC 18 Figure 18-7) for the proposed site is 39 stalls. The proposed parking plan has 36 stalls with 4 of them located within the required 15 feet of front yard landscaping. Landscape conformance is required at the time of design review which means providing front yard and parking lot landscaping per code. A portion of the required front yard landscaping could be replaced by pedestrian oriented space (such as a wider sidewalk). You may also apply to average (cluster or relocate) the required landscaping, see TMC 18.52.020, however I think you would have difficulty meeting the criteria. If you wish to pursue this a separate application will be required. Without the parking in the 15 foot landscape area the project will only have 32 stalls, a shortage of seven stalls. In addition two curb cuts for a 152 foot wide retail property is excessive and contributes to a dangerous pedestrian environment. Only one 25 to 35 foot wide curb cut will be allowed after redevelopment. L06-069 11/08/2006 KD Q.\n.cign P. iA.Ar nh-MKQ Re , rinr 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206-431-3670 • Fax: 206-431-3665 For the reasons listed above the proposed Baker Boulevard Retail Center does not conform with the current development standards for the TUC. We would like to schedule a meeting with you to discuss these deficiencies and try to coordinate this redevelopment with the draft Tukwila Urban Center Plan. If you are interested please call me at 206 433-7166. My office hours are Tuesday — Thursday, 8:00 to 5:00. Thank you for your cooperation. Sincerely, Kathryn Devlin Assistant Planner Cc: File L06-069 L06-069 KD Q:\Design Review\L06-069_Rev.doc 11/08/2006 O City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF COMPLETE APPLICATION October 31, 2006 Todd Bertellotti 3445 Califomia Ave SW Seattle, WA 98116 Subject: Baker Boulevard Retail Center, 410 Baker Blvd, L06-069 Dear Mr. Bertellotti Your application for a Design Review for the proposed Baker Boulevard Retail Center located at 410 Baker Blvd. is considered complete on 31 October, 2006 for the purposes of meeting state mandated time requirements. The next step is for you to install the notice board on the site within 14 days of the date of this letter. You received information on how to install the sign with your application packet. If you need another set of those instructions, please call me. Once you have notified me that the notice board has been installed you may obtain a laminated copy of the Notice of Application that you will post on the board.. After installing the sign with the laminated notice, you need to return the signed Affidavit of Posting to our office. The Notice of Application will also be mailed by the City to all tax payers and residents or businesses within 500 feet of the site. 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 permit identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. I will be contacting you soon to discuss this project. If you wish to speak to me sooner, feel free to call me at (206) 433-7166. Sincerely, Kathryn Devlin Assistant Planner Page 1 10/31/2006 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206-431-3670 • Fax: 206-431-3665 City of Tukwila Department of Community Development FILE NUMBER L06-069 Land Use Ro t'ng form for Revisions TO: ❑Building Fire Dept. ❑ Police Dept arks/Rec. ❑ Public Works: (please list the name) Project: Baker Blvd Retail Center Address: 410 Baker Blvd Date transmitted: 12/12/06 Response requested by: 12/19/02 Planner: Kathryn Devlin Date response received: COMMENTS They have re -stripped the parking lot to allow for additional spaces. They are working on an access easement agreement, with the property owner on the north parcel, to allow for employee parking behind the building and have relocated the trash/recycling and loading to be are the rear of the building. The sidewalk is now 15' wide with one driveway, 25' wide. There are no other changes to the submitted plans. Dcm.c..t.A \.,...-a\-1,. An a on •lqv-N nAAls '9 Izik ;h -C-1) c G rwxr :Y..c. \1---t.\.-..Z g...\ a(es s w";r, t41 ❑ DRC review requested Plan check date: I \ sl n} ❑ Plan submittal requested ❑ Plan approved Comments prepared by' TO: • • City of Tukwila Department of Community Development File Number L06-069 LAND USE PERMIT ROUTING FORM Building 0 Planning Public Works ire Dept. 0 Police Dept. 0 Parks/Rec Project: Baker Boulevard Retail Center Address: 406 Baker BI Date transmitted: Oct 17, 2006 Response requested by: Oct 24, 2006 Staff coordinator:Kathryn Devlin Date response received: 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 (Attach additional comment sheets and/or support materials as needed.) l c 'w lclst� �SR-c (� 00 w\ ovl A bizl.s Z,c e Q ;,� (mor 0)K52-- AS—VOY, w\* h f FA\terc',AS.L Plan check date:Comments 1 g Z:") 6‘o prepared by� Update date: p: routfrm 1. doc 01/29/98 City of Tukwila Department of Community Development File Number L06-069 LAND USE PERMIT ROUTING FORM TO: 'Building 0 Planning HCl Public Works 0 Fire Dept. dol Police Dept. 0 Parks/Rec Project: Baker Boulevard Retail Center Address: 406 Baker BI Date transmitted: Oct 17, 2006 Response requested by: Oct 24, 2006 Staff coordinator:Kathryn Devlin Date response received: 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 M (Attach additional comment sheets and/or support materials as needed.) AIA Acc e ri roLA- 4-e *ram i 5 c.e flre� -Prow\ -1-4-e„ 10(44 1A-, -a-c., ..e pL c I r �� l L. CeIc` `'CDde 5e-c4foi,, Ito 4 Gov 7 (d a 4 so. =x- e4riov d. PaY Alreet 0 ,gyp( y to - k _ Jc 'L , mkt --/el q Plan check date: Comments Update date: 0 �� prepared by: ��� p: routfrm 1. doc 01/29/98 Kathryn Devlin - memokathryn010307� 1 MEMORANDUM TO: PLANNING DEPT. — Kathryn Devlin, Assistant Planner FROM: PUBLIC WORKS DEPT. — David McPherson, Development Engineer DATE: January 3, 2007 SUBJECT: Baker Blvd. Retail Center Design Review 410 Baker Blvd. Review Comments Design Review — L06-069 Design Review for this project meets Public Works requirements. See the following comments. 1. 11/08/06 MET WITH JIM MORROW (1) REPLACE 6' SIDEWALK WITH 12' (2) CHANGE FROM TWO ACCESSES TO ONE ACCESS, WITH 35' WIDE OPENING (3) OK TO LEAVE EXISTING FIRE HYDRANT WITHIN SIDEWALK. DHM 2. Proposed sidewalk is 10 ft wide not 12 ft as previously discussed. 3. Proposed one access is 25 ft wide not 35 ft as previously discussed. Proposed 25 ft width, does meet Public Works standards. 4. Extend new sidewalk full width of property along Baker Blvd. 5. Proposed sidewalk within private property will require an easement with the City. 6. See marked -up plan sheet — enclosed. • City of Tukwila Department of Community Development el RECEIVED OCT 17 2006 TUKVv1LA PUBLIC WORKS File Number L06-069 LAND USE PERMIT ROUTING FORM TO: 0 Building 0 Planning Public Works 0 Fire Dept. Police Dept. Parks/Rec Project: Baker Boulevard Retail Center Address: 406 Baker BI Date transmitted: Oct 17, 2006 Response requested by: Oct 24, 2006 Staff coordinator:Kathryn Devlin Date response received: 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 (Attach additional comment sheets and/or support materials as needed.) ( PU6 C t C 4v0 S RE Qu iK 401/#.4-s J4 .Desi GN gv&E(A✓ 14144 Er.) D Plan check date: Comments prepared by: Update date: / / p: routfrm 1. doc 01/29/98 STATE OF WASHINGTON • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX (206) 431-3665 E-mail: tukplan@ci.tukwila.wa.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at VC r3A lc lit 3c vo l?' t -i ( 1 (,c%d for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at L`, (c ty), R (state), on c ( t.5?_ , 20 (:::)w Print Name Pit" -IK on OA A L I Address 1. -I 2'0 /J hC . 2 2-0o 7T Phone Number 2 Uv " 3' I _ a3 ”;./f o ( Signa On this day personally appeared before me PI\P\CcaL S • rL1bUN)±t--D to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. �(� SUBSCRIBED AND SWORN TO BEFORE ME ON THIS DAY OF `O C - 20 C;'' ONAttL COLLSO STATE, O Wil NOTARY — • — PUBLIC 9Y COMM339iON EXPIRES 1142 O Oz -Ne ' NOTARYYUBLIC in and for the State of Washington residing atC My Commission expires on P:\Planning Forms\Applications\BAR_App - June 2006.doc, 06/21/06 1 • RCeivet) CITY OF TUKWILA OCT 03 2006,PUBLIC Department of Community DevelopnttriffELOpiviTY HEARING 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX (206) 431-3665 DESIGN E-mail: tukplan@ci.tukwila.wa.usREVIEW APPLICATION NAME OF PROJECT/DEVELOPMENT: j+ n C,V.1T- LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 4o(a S.OvL- vt•?--t LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 0223 ( Doo 37 0 G 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 • is the primary contact with the City to whom all notices and reports will be sent. Name: To1:=P 13V - Address: 3 4 4 C is<Vl P—N 1 s\J S W S A-tTL , 1)U\ 1'611 (o Phone: 20(0 . ci 31. 5 222 FAX: 2_06. 9 31. 2 2 cb E-mail: TcDP Gv O$1-• L"l"AN1p S!Ac- • Co M Signature: Date: l d / 0 G P:\Planning Forms \ Applications \ BAR.. App - June 2006.doc June 19, 2006 FOR STAFF USE ONLY Permits Plus Type P -DR `06 .-d1 9 Planner: File Number: � Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: NAME OF PROJECT/DEVELOPMENT: j+ n C,V.1T- LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 4o(a S.OvL- vt•?--t LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 0223 ( Doo 37 0 G 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 • is the primary contact with the City to whom all notices and reports will be sent. Name: To1:=P 13V - Address: 3 4 4 C is<Vl P—N 1 s\J S W S A-tTL , 1)U\ 1'611 (o Phone: 20(0 . ci 31. 5 222 FAX: 2_06. 9 31. 2 2 cb E-mail: TcDP Gv O$1-• L"l"AN1p S!Ac- • Co M Signature: Date: l d / 0 G P:\Planning Forms \ Applications \ BAR.. App - June 2006.doc June 19, 2006 TECHNICAL INFORMATION REPOR T (ABBREVIATED FOR TARGETED DRAINAGE REVIEW Baker Blvd :Retail Center -Redevelopment' Parcel #: • 0223100037 Address: 406 Baker Blvd, Tukwila, WA September 29, 2006 Owner: Village Partners Southcente LLC 1420 Fifth Avenue, #2200 Seattle, WA 98101 Phone: (206) 391-2345 For Submittal to City of Tukwila RECEIVED OCT 0 3 2006 COMMUNITY DEVELOPMENT DAVIDO CONSULTING GROUP, INC. CIVIL • STRUCTURAL ° LAND USE 15029 Bothell Way NE, Ste 600 Lake Forest Park, WA 98155 Phone: 206.523.0024 Fax: 206.523.1012 PO Box 1132 Freeland, WA 98249 Phone: 360.331.4131 Fax: 360.331.7394 TIR Baker Blvd Retail Center September 29, 2006 CERTIFICATE OF ENGINEER The technical material and data contained within this report has been prepared by or under the direction of the following registered professional engineer(s), licensed in accordance with the laws of the State of Washington to practice in the State of Washington. EXPIRES 7/18/r7--) Davido Consulting Group, Inc. Page i TIR Baker Blvd Retail Ctr.doc TIR Baker Blvd Retail Center September 29, 2006 QUICK REFERENCE PROJECT INFORMATION General Project Information Project Description Redevelopment of existing commercial/warehouse into commercial/retail. Parcel # 0223100037 Site Address 406 Baker Blvd, Tukwila, WA Parcel Size 32,529 SF (0.747 Acres) Owner/Developer Village Partners Southcenter LLC 1420 Fifth Avenue, #2200 Seattle, WA 98101 Phone: (206) 391-2345 Consulting Engineer Erik Davido, P.E. — Davido Consulting Group, Inc. 15029 Bothell Way NE, Ste 600, Lake Forest Park, WA 98155 Phone: (206) 523-0024 Drainage Drainage Reqmt's Targeted Drainage Review Flow control = exempt (<5,000 SF increase in impervious surface, <0.1 cfs for 100 -yr) Water quality = exempt (create <5,000 SF PGIS in maintenance of existing parking lot) Study Area Threshold discharge area, downstream drainage system to '/4 mile downstream, and upstream drainage system to ensure no backwater effects. Threshold Discharge Area Threshold Discharge Area = Site Total Site Area = 35,529 SF Land Cover Summary Existing impervious surface = 26,347 SF Developed impervious surface = 27,060 SF Soils Urban per NRCS Offsite Analysis No downstream problems (confirmed by conversations with City staff and FEMA maps) Drainage Improvements Updated parking lot collection connected to existing storm lateral or new lateral to storm drain on Baker Blvd. ESC Measures CB inlet protection (construction entrance may not be required because using existing asphalt driveway for access) Davido Consulting Group, Inc. Page ii TIR Baker Blvd Retail Ctr.doc TIR Baker Blvd Retail Center September 29, 2006 TABLE OF CONTENTS 1. Project Overview 5 1.1 General Description of Proposal 5 1.2 Pre -Developed Site Conditions 6 1.3 Developed Site Conditions 6 1.4 Site Area and Size of Improvements 6 1.5 Disposition of Stormwater before Project 6 1.6 Disposition of Stormwater after Project 7 1.7 Soils 7 2. Conditions and Requirements Summary 10 2.1 Drainage Related Conditions and Requirements 10 3. Offsite Analysis 10 3.1 Task 1 - Study Area Defmition and Maps 10 3.2 Task 2 - Resource Review 10 3.3 Task 3 - Field Inspection Drainage System Description and Problem Descriptions 11 3.4 Task 4 - Drainage System Description and Problem Descriptions 11 3.5 Task 5 - Mitigation of Existing or Potential Problems 11 4. Flow Control and Water Quality Facility Analysis and Design 12 4.1 Basin Delineation, Land Cover, and Soils 12 4.2 KCRTS Modeling Results 13 4.3 Drainage System Discussion and Recommendations 13 5. Conveyance System Analysis and Design 14 5.1 Existing Conveyance 14 5.2 Proposed Conveyance Description 14 6. Special Reports and Studies 14 7. Other Permits 14 8. CSWPP Analysis and Design 15 8.1 ESC Plan 15 8.2 SWPPS Plan 15 9. Bond Quantities, Facility Summaries, and Declaration of Covenants/agreements 16 10. Operations and Maintenance Manual 16 Davido Consulting Group, Inc. Page iii TIR Baker Blvd Retail Ctr.doc TIR Baker Blvd Retail Center September 29, 2006 APPENDICES APPENDIX A Figure 1 - Technical Information Report (TIR) Worksheet APPENDIX B Mapping References APPENDIX C KCRTS Modeling Printouts APPENDIX D Conveyance Analysis APPENDIX E Engineer's Estimate and Bond Quantities LIST OF TABLES TABLE 1 Site Area and Size of Improvements 6 TABLE 2 Modeled Land Cover & Soils 13 TABLE 3 KCRTS Modeling Results Summary 13 TABLE 4 Proposed ESC Measures and Construction Sequencing 15 LIST OF FIGURES FIGURE 1 TIR Worksheet APPENDIX A FIGURE 2 Site Location 5 FIGURE 3 Existing and Developed Site Drainage Basins 8 FIGURE 4 Soils Map (from NRCS) 9 FIGURE 5 Regional Topography (from KC iMAP) 9 FIGURE 6 Downstream Analysis Map (from City of Tukwila) 12 Davido Consulting Group, Inc. Page iv TIR Baker Blvd Retail Ctr.doc TIR Baker Blvd Retail Center September 29, 2006 1. PROJECT OVERVIEW The proposed commercial/retail redevelopment project is located at 406 Baker Blvd in Tukwila, Washington (see FIGURE 2). This report has been prepared based on City of Tukwila requirements namely the 1998 King County Surface Water Design Manual (KCSWDM). According to the KCSWDM, the project is subject to Targeted Drainage Review and this report is an abbreviated version of the Technical Information Report (TIR) per the KCSWDM including the sections necessary to address the Targeted Drainage Review. The engineering plans are submitted under separate cover. The TIR worksheet is attached as FIGURE 1 in APPENDIX A. FIGURE 2 Site Location 1.1 General Description of Proposal The project involves the redevelopment on an existing commercial building/site including building remodeling, new walkways, access reconfiguration, and parking lot maintenance. The existing building and parking lot were constructed prior to 1979. Access to the site will be provided by two driveways from Baker Blvd. Davido Consulting Group, Inc. Page 5 TIR Bakes Blvd Retail Ctr.doc TIR Baker Blvd Retail Center September 29, 2006 1.2 Pre -Developed Site Conditions The pre -developed site is considered to be the existing site conditions (site was developed prior to May 1979) including a building, parking lot, and landscaping; TABLE 1 summarizes the existing site land cover. The site slopes gently from north to south, from the building to Baker Blvd. The existing building is accessed via two existing driveways from Baker Blvd. 1.3 Developed Site Conditions The developed site will include the existing building with minor remodeling, new walkways, and parking lot maintenance to replace existing cracked asphalt; TABLE 1 summarizes the developed site land cover. The developed site topography will remain similar to the existing site. The existing driveways will be utilized with modification of one of the driveways narrowing the width within the standard dimensions. 1.4 Site Area and Size of Improvements The existing and developed site area and size of improvements are shown in FIGURE 3 and summarized in TABLE 1. TABLE 1 Site Area and Size of Improvements (Areas in Square Feet) PGIS = Pollution Generating Impervious Surface PGPS = Pollution Generating Pervious Surface The land cover areas were determined by area measurements of the AutoCAD mapping. As shown by TABLE 1, there will be less than 1,000 square feet of new impervious surface and a reduction in PGIS. The project falls within the Targeted drainage review because there is less than 5,000 square feet of new impervious surface, creates less than 5,000 square feet of PGIS, not in an Urban Planned Development, and does not appear to meet any other thresholds for large site drainage review. 1.5 Disposition of Stormwater before Project Stormwater currently flows primarily overland via the driveways into the north gutter on Baker Blvd. Davido Consulting Group, Inc. TIR Baker Blvd Retail Ctr.doc Page 6 Existing Developed Impervious Surface 26,347 27,060 PGIS 12,998 12,668 Non PGIS 13,349 14,392 Pervious Surface 6,182 5,469 PGPS 0 0 Non-PGPS 6,182 5,469 Total Site 32,529 32,529 PGIS = Pollution Generating Impervious Surface PGPS = Pollution Generating Pervious Surface The land cover areas were determined by area measurements of the AutoCAD mapping. As shown by TABLE 1, there will be less than 1,000 square feet of new impervious surface and a reduction in PGIS. The project falls within the Targeted drainage review because there is less than 5,000 square feet of new impervious surface, creates less than 5,000 square feet of PGIS, not in an Urban Planned Development, and does not appear to meet any other thresholds for large site drainage review. 1.5 Disposition of Stormwater before Project Stormwater currently flows primarily overland via the driveways into the north gutter on Baker Blvd. Davido Consulting Group, Inc. TIR Baker Blvd Retail Ctr.doc Page 6 TIR Baker Blvd Retail Center September 29, 2006 1.6 Disposition of Stormwater after Project The soils are mapped as Urban and designated in Soil Group D by the NRCS and therefore not good for infiltration facilities (see Section 1.7) and because the project is exempt from flow control or water quality (see Section 4) only collection and conveyance improvements are proposed associated with the parking lot maintenance. As shown in the civil engineering plans submitted under separate cover, the proposed stormwater improvements include new catch basins and storm drains connected to the existing storm lateral to the storm drain on the south side of Baker Blvd or possibly a new lateral installed to the storm drain if necessary. There are no existing downstream problems in the drainage system (see Section 3). 1.7 Soils The site soils are mapped as Urban by the National Resources Conservation Services (NRCS), see FIGURE 4 and APPENDIX B. The Urban soils are in the hydrologic Soil Group D which are poor draining soils. For purposes of KCRTS modeling the soils can be modeled as till. Davido Consulting Group, Inc. TIR Baker Blvd Retail Ctr.doc Page 7 EXISTING LANDSCAPING A v EXISTING LANDSCAPING W y W 4, W //////////////////////////////////////////////// L' W W W W iW W EXISTING BUILDING EXISTING PARKING LOT AREA = 12,998 SQ. FT. tpi / EXISTING LANDSCAPING ir w >y� J. W W W W W W W W 4, 15 0 15 30 SCALE IN FEET DICIG INCORPORATED 1t, HATCH DENOTES EXISTING PERVIOUS AREAS. 6,182 SQ. FT. OR 0.142 ACRES. HATCH DENOTES EXISTING IMPERVIOUS AREAS. 26,347 SQ. FT. OR 0.605 ACRES. DAVIDO CONSULTING GROUP, INC. Civil • Structural • Land Use 5029 Bothell Way NE, Suite 600 P.O. Box 1132 Lake Forest Park, WA 98155 Freeland, WA 98249 BAKER BOULEVARD DMO NO. RETAIL CENTER EXISTING CONDITIONS FIG 3A FIGURE 3A DATE CAD FILE NUMBER: REV. os/29/06 Basin Maps A SMT 1 OF -1— NEW SIDEWALK NEW LANDSCAPING " SDCO 6" SD / _ NEW LANDSCAPING 8" SD 0 wuvrv��a�vv_aayvvaaiiov»��v aa��� w��� 15 30 SCALE IN FEET 4, 4, 4, W W W 4, W 4' 4, • CB#2 TYPE 1 HATCH DENOTES DEVELOPED PERVIOUS AREAS. 5,469 SQ. FT. OR 0.126 ACRES. HATCH DENOTES DEVELOPED IMPERVIOUS AREAS. 27,060 SQ. FT. OR 0.621 ACRES. DIC IG INCORPORATED DAVIDO CONSULTING GROUP, INC. Civil • Structural • Land Use 5029 Bothell Way NE, Suite 600 Lake Forest Park, WA 98155 P.O. Box 1132 Freeland, WA 98249 BAKER BOULEVARD RETAIL CENTER DEVELOPED CONDITIONS FIGURE 3B DWG NO. FIG 3B DATE 09/29/06 CAD FILE NUMBER: Basin Maps REV. A ENT 1 OF -1— TIR Baker Blvd Retail Center September 29, 2006 Meters 0 10 20 40 0 30 60 FIGURE 4 Soils Map (from NRCS) 120 Feet 180 240 FIGURE 5 Regional Topography (from KC iMAP) Davido Consulting Group, Inc. TIR Baker Blvd Retail Ctr.doc Page 9 TIR Baker Blvd Retail Center September 29, 2006 2. CONDITIONS AND REQUIREMENTS SUMMARY Drainage related conditions and requirements are summarized in the following sections. 2.1 Drainage Related Conditions and Requirements According to Section 1.1.2 of the KCSWDM, the project is subject to Targeted Drainage Review requirements. The project falls within the Targeted drainage review because there is less than 5,000 square feet of new impervious surface, results in less than 0.1 cfs increase for the 100 -year return period (see Section 4), creates less than 5,000 square feet of PGIS, not in an Urban Planned Development, and does not appear to meet any other thresholds for large site drainage review. All drainage related conditions and requirements are addressed in applicable sections of this report and the engineering plans. 3. OFFSITE ANALYSIS An offsite analysis was conducted in accordance with the KCSWDM and is summarized in the following sections. 3.1 Task 1- Study Area Defmition and Maps The study area for this project includes the threshold discharge area, the downstream drainage course to the Green River and the upstream site to a sufficient distance to evaluate backwater impacts. Due to site topography and drainage collection, the threshold discharge area is essentially the site itself. The study area is shown in FIGURE 6 and the threshold discharge area is shown in FIGURE 3. The site map is shown on the engineering plans submitted separately. The topographical map of the area, from the King County iMAP system, is shown in FIGURE 5. The threshold discharge area, which is the site itself (see FIGURE 3), was confirmed by field inspection. 3.2 Task 2 - Resource Review In addition to the field investigation (see Section 3.3), the primary resources used in researching existing/potential problems in the study area were: • Conversations with City staff (9/28/06 with Ryan Larson, 9/28/06 with John Howat) • City Mapping • FEMA FIRM Maps • King County iMAP According to discussions with City staff and review of other resources, there are no problems at the site or downstream of the site in the drainage system to Green River. The site is in a zone of Davido Consulting Group, Inc. Page 10 TIR Baker Blvd Retail Ctr.doc TER Baker Blvd Retail Center September 29, 2006 high susceptibility to groundwater and there is a 100 -yr flood plain near the site but the site is not in a flood plain. 3.3 Task 3 - Field Inspection Drainage System Description and Problem Descriptions The site was inspected for problems and the downstream drainage system was investigated for problems. The asphalt parking lot is cracked and requires maintenance. The asphalt failure is probably partially attributed to the lack of a drainage collection system on the site. Runoff from the site surface flows to the north gutter on Baker Blvd then easterly to an inlet at the corner of Baker Blvd and Andover Park E. The runoff flows northerly in the storm drain system on Andover Park E to the flap gate discharge into the Green River off of Tukwila Parkway. 3.4 Task 4 - Drainage System Description and Problem Descriptions According to discussions with City staff, there are likely no downstream problems from the site to the Green River. The FEMA FIRM mapping (see APPENDIX B) shows the site is outside of the 100 -yr flood plain. 3.5 Task 5 - Mitigation of Existing or Potential Problems There do not appear to be any existing or potential problems in the downstream drainage system. Davido Consulting Group, Inc. Page 11 TIR salter Blvd Retail Ctr.doc TIR Baker Blvd Retail Center September 29, 2006 FIGURE 6 Downstream Analysis Map (from City of Tukwila) 4. FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN As discussed in Section 2, the site is subject to Targeted Drainage Review which does not include Core Requirement #3: Flow Control or Core Requirement #8: Water Quality; however, modeling and analysis of the site was completed to confirm the flow control exemption. This report contains a modified/abbreviated version of the KCSWDM TIR requirements for this section. 4.1 Basin Delineation, Land Cover, and Soils The existing and developed basins are shown in FIGURE 3. The existing and developed site land cover was measured using AutoCAD to measure the pervious and impervious land cover areas (see TABLE 1) and then categorized per KCRTS. The pervious area of the existing site and developed site is primarily landscaping and modeled as grass in KCRTS. As discussed in Section 1.7 the site soils are till. The KCRTS executable file for the existing and developed site conditions 15 -minute and hourly time series files are attached in APPENDIX C. TABLE 2 summarizes the modeling land cover and soils. Davido Consulting Group, Inc. Page 12 TIR Baker Blvd Retail Ctr.doc TIR Baker Blvd Retail Center September 29, 2006 im 1979 TABLE 2 Modeled Land Cover & Soils (Areas in acres) ay As shown in TABLE 2, there are minor changes between the existing and developed site conditions. 4.2 KCRTS Modeling Results The basins and land cover conditions shown in TABLE 2 were input into the KCRTS modeling as the Seattle region with a scale factor of 1.00 and 15 minute and one hour time series were created for all basins. The time series files were then used to generate peak return period flows. The KCRTS modeling input and results printouts are attached in APPENDIX C. The KCRTS one hour time series peak flow results for the existing site, developed site, and regional basins are summarized in TABLE 3. TABLE 3 KCRTS Modeling Results Summary (Flows in cfs) Return Period Existing Sites Developed Site Impervious Surface 0.61 0.62 Till Grass 0.14 0.13 Total 0.75 0.75 "existing" site includes conditions existing prior to M ay As shown in TABLE 2, there are minor changes between the existing and developed site conditions. 4.2 KCRTS Modeling Results The basins and land cover conditions shown in TABLE 2 were input into the KCRTS modeling as the Seattle region with a scale factor of 1.00 and 15 minute and one hour time series were created for all basins. The time series files were then used to generate peak return period flows. The KCRTS modeling input and results printouts are attached in APPENDIX C. The KCRTS one hour time series peak flow results for the existing site, developed site, and regional basins are summarized in TABLE 3. TABLE 3 KCRTS Modeling Results Summary (Flows in cfs) Return Period Existing Site Developed Site 1.1 0.137 0.139 1.3 0.155 0.157 2 0.161 0.162 3 0.171 0.172 5 0.185 0.187 10 0.193 0.195 25 0.225 0.228 50 0.287 0.29 100 0.318 0.321 As shown in TABLE 3 and the KCRTS results summary in APPENDIX C, the developed site runoff increases approximately 0.003 cfs from the existing site for the 100 -year return period (hourly time series) which is substantially below the 0.1 cfs threshold. 4.3 Drainage System Discussion and Recommendations The modeling analysis (see Section 4.2) shows that the developed site conditions generate a minimal increase in flow compared to existing conditions (0.003 cfs for 100 -year return period). Davido Consulting Group, Inc. Page 13 'ITR Baker Blvd Retail Ctr.doc TIR Baker Blvd Retail Center September 29, 2006 The site soils are not conducive for infiltration (see Section 1.7). Given the minimal impact of the developed site runoff and soil conditions, the site runoff should be collected and tightlined to the existing storm drain system. 5. CONVEYANCE SYSTEM ANALYSIS AND DESIGN The existing and proposed conveyance systems are discussed in the following sections. 5.1 Existing Conveyance Existing conveyance is addressed in Section 1.5 and Section 3. 5.2 Proposed Conveyance Description The proposed conveyance system is shown in the civil engineering plans submitted under separate cover and schematically in FIGURE 3B. The proposed conveyance system was analyzed using the Rational Method per the KCS WDM and summarized in APPENDIX D. As shown in APPENDIX D the limiting section of pipes in the proposed system have adequate capacity. 6. SPECIAL REPORTS AND STUDIES No special reports or studies are required for the proposed project. 7. OTHER PERMITS Permits by other agencies are not anticipated at this time. Davido Consulting Group, Inc. Page 14 TIR Baker Blvd Retail Ctr.doc TIR Baker Blvd Retail Center September 29, 2006 8. CSWPP ANALYSIS AND DESIGN The project is subject to construction stormwater pollution prevention plan (CSWPP) requirements per the KCSWDM including an erosion sediment control (ESC) plan and a stormwater pollution prevention and spill (SWPPS) plan. 8.1 ESC Plan The project is a redevelopment of a relatively flat commercial site so there should be relatively minimal required ESC measures. The proposed ESC measures and construction sequence are shown on the ESC plan in the civil engineering plan set; the key ESC measures and sequencing are summarized in TABLE 4. TABLE 4 Proposed ESC Measures and Construction Sequencing (all ESC Measures Shall Comply with the KCSWDM Appendix D) 8.2 SWPPS Plan The potential pollutants involved with the construction are those related to construction equipment for the project. The project involves typical equipment necessary for constructing single family residences and due to the site size and configuration there should be minimal Davido Consulting Group, Inc. TIR Baker Blvd Retail Ctr.doc Page 15 ESC Measure Comment 1 Identify Clearing Limits Mark by fencing or other means to contain the clearing activities. 2 Construct stabilized construction entrances Use existing asphalt driveway for construction entrance and keep vehicles on asphalt. 3 Install inlet protection as required, based on construction sequencing Ensure that sediment cannot enter the existing or proposed drainage. 4 Maintain ESC measures Relocate or install new measures if necessary to meet King County ESC standards (KCSWDM Appendix D). 5 Inspect downstream drainage system, clean if necessary during construction. Verify that all drainage system components free of sediment. If sediment present then repair or implement additional ESC measures. 6 Surfacing and Sod/Seed Exposed Areas Construct pavement, sidewalks, etc. as soon as possible. Cleared areas will be sod/seeded as soon as possible after grading completed. 7 Remove ESC measures after site stabilized and clean system. After hard surfaces are constructed and cleared areas are stabilized, remove ESC measures and clean any sediment/debris in drainage system. 8.2 SWPPS Plan The potential pollutants involved with the construction are those related to construction equipment for the project. The project involves typical equipment necessary for constructing single family residences and due to the site size and configuration there should be minimal Davido Consulting Group, Inc. TIR Baker Blvd Retail Ctr.doc Page 15 TIR Baker Blvd Retail Center September 29, 2006 construction vehicle activity on the site, particularly after the four building foundations are excavated. If necessary/required, the contractor shall prepare a stormwater pollution prevention and spill plan (SWPPS) for the project; however, the proposed ESC measures will help provide spill control. The proposed sediment trap would collect any spilled materials and allow the contractor to remove the spilled material appropriately prior to discharge to the storm drain system. 9. BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANTS/AGREEMENTS The bond quantities for the improvements in the public right of way will be calculated using the King County Bond Quantities Worksheet (latest version downloaded from KC web site) and attached in APPENDIX E after the project has been reviewed by the City. The flow control and water quality summary sheet and sketch is not applicable to this project. A declaration of covenant(s) is not applicable to this project. 10. OPERATIONS AND MAINTENANCE MANUAL All stormwater facilities should be maintained in accordance with Appendix A of the KCSWDM. Davido Consulting Group, Inc. Page 16 TIR Baker Blvd Retail Ctr.doc TIR Baker Blvd Retail Center September 29, 2006 APPENDIX A Figure 1 - Technical Information Report (TIR) Worksheet TIR Baker Blvd Retail Ctr.doc TIR Baker Blvd Retail Center Part 1 PROD ;CT.OWNER AND PROJECT.ENGINEERn Project Owner: Village Partners Southcenter, LLC Address: 1420 Fifth Avenue, #2200 Seattle, WA 98101 Phone: (206) 391-2345 Project Engineer: Erik Davido, P.E. Company: Davido Consulting Group, Inc. Address/Phone: 15029 Bothell Way NE, Ste 600, Lake Forest Park, WA 98155 ph. (206) 523-0024 'E ;OF -PERM: APPT T(: ATTfl September 29, 2006 Part 2 PROJECT. LOCATION AND DESCRIPTI Project Name: Baker Blvd Retail Center Project Location Address: 406 Baker Blvd Township: 23N Range: 4E Section: 26 ❑ Subdivision Short Subdivision • Grading Commercial Other (see TIR Section 7) redevelopment P, 1 E,COMMUNI' Community: Southcenter DFW HPA Management COE 404 DOE Dam Safety FEMA Floodplain COE Wetlands C Shoreline Rockery Structural Vaults Other 2AINAGE BAS; Drainage Basin: Lower Green River - West SITE rCHARACTER.ISTI • River C Stream Critical Stream Reach ❑ Depressions/Swales • Lake Steep Slopes ❑ Floodplain Wetlands Seeps/Springs ❑ High Groundwater Table C Groundwater Recharge :1210ther: (no critical areas) FIGURE 1 - TIR Worksheet Page 1 TIR Baker Blvd Retail Center September 29, 2006 Part 7 , SO` Soil Type Till Slopes flat Erosion Potential No Erosive Velocities No Additional Sheets Attached DEVELOPMENT= LIMITATIO. REFERENCE Additional Sheets Attached LIMITATION/SITE CONSTRAINT MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION Sedimentation Facilities Stabilized Construction Entrance ❑ Perimeter Runoff Control ❑ Clearing and Grading Restrictions ❑ Cover Practices Construction Sequence E Other MINIMUM ESC REQUIREMENTS AFTER CONSTRUCTION Stabilize Exposed Surface Remove and Restore Temporary ESC Facilities Clean and Remove All Silt and Debris Ensure Operation of Permanent Facilities Flag Limits of SAO and open space preservation areas ❑ Other FIGURE 1 - TIR Worksheet Page 2 TIR Baker Blvd Retail Center September 29, 2006 Part 10 SURFACE WATER SYSTEM C Grass Lined Channel Pipe System Open Channel Dry Pond Wet Pond Tank Vault Energy Dissipater Wetland ❑ Stream C 1 Infiltration Depression Flow Dispersal Waiver Regional Detention Method of Analysis: Rational/Mannings Compensation/Miti gation of Eliminated Site Storage: NA Brief Description of System Operation. The on-site drainage system will collect and route runoff through a tightline to the 15" storm drain on Baker Blvd. Facility Related Site Limitations Reference Facility Limitation Part 11 STRUCTU Cast in Place Vault ❑ Retaining Wall C Rockery > 4' High C Structural on Steep Slope Other LYSIS. NATURE O' EASEMENTS/TRAC Drainage Easement C Access Easement C Native Growth Protection Easement Tract ❑ Other ROFESSI©NAL ENGINEER I or a civil engineer under my supervision have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attachments. To the best of my knowledge the information provided here is accurate. cilZq /o,6 SignedlDate FIGURE 1 - TIR Worksheet Page 3 TIR Baker Blvd Retail Center September 29, 2006 APPENDIX B Mapping References Davido Consulting Group, Inc. TIR Baku Blvd Retail Ctr.doc - �N —Stael.—.—_ J < �— d(�• esrr - a L_ :YisP ! EVANS - BLACK DRIVE I . • 4,4/412-111 —dp' - A I EVANS—BLACKDR. AKER 15 BLVD %Al/FAM I 4:./. 4,4 I C(t rrp 21.20 Acres (3) o r� ro TR. 7 SSPYJ esM, RANO SOIL SURVEY OF KING COUNTY AREA, WASHINGTON Tukwila Village 0 10 20 USDA Natural Resources Conservation Service Meters 40 Web Soil Survey 1.1 National Cooperative Soil Survey 0 30 60 120 180 Feet 240 9/27/2006 Page 1 of 3 SOIL SURVEY OF KING COUNTY AREA, WASHINGTON MAP LEGEND Soil Map Units o Cities Detailed Counties Detailed States Interstate Highways Roads — Rails water Hydrography ( J Oceans AYAVAYAY Escarpment, bedrock VAW Vnv\ Escarpment, non -bedrock ^-^-w,- Gulley mamma Levee Slope Blowout © Borrow Pit s Clay Spot • Depression, dosed ▪ Eroded Spot X Gravel Pit Gravelly Spot Gulley A. Lava Flow • Landfill +1. Marsh or Swamp O Miscellaneous Water v Rods Outcrop + Saline Spot Sandy Spot 3) Slide or Slip O Sinkhole 53' Sodic Spot • Spoil Area 0 Stony Spot USDA Natural Resources Conservation Service to Vary 3t.,iy 3�,�,1 O Perennial Water t Wet Spot Tukwila Village MAP INFORMATION Source of Map: Natural Resources Conservation Service Web Soil Survey URL: http://websoilsurvey.nres.usda.gov Coordinate System: UTM Zone 10 Soil Survey Area: King County Area, Washington Spatial Version of Data: 1 Soil Map Compilation Scale: 1:24000 Map comprised of aerial images photographed on these dates: 7/10/1990; 7/18/1990 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Web Soil Survey 1.1 National Cooperative Soil Survey 9/27/2006 Page 2 of 3 Soil Survey of King County Area, Washington Tukwila Village King County Area, Washington Map Unit Symbol Map Unit Legend Summary Map Unit Name Acres in AOI Percent of AOI USDA Natural Resources Web Soil Survey 1.1 9/27/2006 Conservation Service National Cooperative Soil Survey Page 3 of 3 SOUTH 153RD STREET APPROXIMATE SCALE IN FEET 500. 0 500 ZONE AH IEL 23) PARKWAY ZONE AH (EL 23) ZONE AH )EL 23) 160TH STREET BOULEVARD ZONE X NATIONAL FLOOD INSURANCE PROGRAM FIRM FLOOD INSURANCE RATE MAP KING COUNTY, WASHINGTON AND INCORPORATED AREAS PANEL 959 OF 1725 (SEE MAP INDEX FOR PANELS NOT PRINTED) CONTAINS• COMMUNITY SEATAC. OIY OF Wawal. CITY OF SOUTH 163RD PLACE /52ND AVENUE SOUTH Mien, SREET STRANDER BOULEVARD SLADE WAY CITY OF TUKWILA OF SEATAC CITY \SOUTH 166TH STREET SOUTH 160TH STREET 26 NUMBER PANEL SUFFIX 640310 4000 F 4x4001 4064 F MAP NUMBER 53033C0959 F MAP REVISED: MAY 16,1995 Federal Emergency Management Agency TNs 14 4n official copy of a potion of Ns sbre ratererm.140aod map 4 .00.0100 ming F -MR OnUne. IN* map Coes nd re/ect changes or amendments which may bate been msbs subsequent 401M date on the 00e block. For the latest product Indama0on about National Flood Insurance Program load mop check the FEMA Flood Map Store at www.maa.fmnAgw • WarlaMfx 82ND AVENUE SOUTH SOUTH 151ST sr 83RD PLACE SOUTH Leve ZONE AE IEL 20) 22°15'00" ZONE X SOUTH 151ST PLACE SOUTH 153RD STREET ZONE AH IEL 23) "zezAr.f., PARKWAY ZONE AH IEL 23) ZONE AH IEL 23) SOUTH CENTER BOULEVARD ZONE X 47028'07" LEGEND SPECIAL FLOOD HAZARD AREAS INUNDATED BY 100 -YEAR FLOOD ZONE A No base (kind elevations determined. ZONE AE ZONE AN Base flood desutio s dreemdned. Flom/ depths of 1 to .1 fres mustily :was prowling: bane hull ekvati0, determined. ZONE AO flood depths of 1 to .1 feet tumidly sheet flow on doping tenon average depths determined. R. areas 1 .dkrdal fan ffundlos velocities also ddermimd. ZONE A99 To be p'Oechd from 1130 -year flood Federal flood anew,. system under congas:fun) no base elevations determine& ZONE V [mutat flood with vel vy hazed heave action, no Tease mod elmstiom determined. ZONE VE Coastal had with velocity hazard flume action, base fled elevations determined. FLOODWAY AREAS IN ZONE AE OTHER FLOOD AREAS ZONE X Areas d 500 -year end: areas of 100 -year loud with average depths of les than 1 Lett ur with drainage areae k. than 1 square miler and areas protected by 4 from 100 -year flood. OTHER AREAS ZONE X Areas determined to be outside 500yem floodplain. ZONE 0 Areas in which food hazards are undetermined UNDEVELOPED COASTAL BARRIERS Idenofird Identified Otherwise 1983 1990 protected Areas Coastal barrier Duna are normally located within or adjacent to Spacial Flood Huard Areas. (EL 987) RM7X • M2 97001.30", 32022.30" Flood Boundary Roadway Boundary Zone D Boundary Boundary Dividing Spacial Flood Hazard Zones. and Boundary Dividing Area of Different Coastal Base Flood Elevations Within Special Flood Hazard Zones. Base Rood Elevation Unit; Elevation o Feet. See Map Index for Elevation Datum. Cross Section Lin, Base Flood Elevationh n Feat Where Uniform Within Zone. Sea Map Index lob Elevation Datum. Elevation Reference Mark River Mie Horizontal Coordinates Basad on North Amman Datum of 1927 INAD 271 Projection. NOTES This map is for use N administering the National Rood Insurance Program it does not necessarily Identify al areas subject to flooding, particularly from local drainage sources of small size. or Cog plaNmeglc features outside Special Flood Hazard Areca. APPROXIMATE SCALE IN FEET 500 0 500 O O IEL 887) RM7 X • M2 97007.30", 32.22.30" for Ekingan Datum. Goss Section Una Base Flood ElMtionh n Feet Where Uniform Nllten Zone. See Map Index tut E4,mtion Datum Elevation R•Isrenoa hark River Mae Horizontal Coordinates Based on North American Datum 01 1927 (NAD 27) Projection. NOTES This map is for use in administering the National Food Insurance Program; h does out neoesse,By Identify all mem subject a.boding. particularly from local drainage sources of small ate. or a0 plantmetdc features ct03i0e Special Flood Hazard Areas. Coastal Wee flood elevations appy only landward of 0.0 NOVD. end .dodo Ile effects of wave action) these elevations may also differ significantly from Ouse developed by Na Rational Weeder Service for hurricane evacuation planning. Nees of Special Flood Hazard I100 -year hood) include Zones A A5. N1. A0. A99. V, and VE. Certain arms not In Spacial Food Hazard Areas may be protected by food control structures 80004.du 01 the I100clwen ware Computed at cross MOWS sod interpolate! between cross aections. The lloadwan wens based on h ydrars0 auaidanto 3 .with regard to requirements of the (Went Emergency Management Agency. Pktodway widths el wane areas may Ds No narrow to stow to scale. Fbodnay widths me provided to the Flood b90(000e Study Report This map may boon:data epctmdmate boundaries of Cooanl Barnet Resource System Units and /or Otherwise Protected Areas asablshad under the Coastal Bander bnprevernerte Act of 1990 IPL 101-591). Corporate Frons shown are arrant ea of the date of this map. The user Noun collect mppropdat• 000000nity officials to determine if CorpCaUte Smits have changed subsequent to the issuance of this map. For cvmmurity map revision history poor to countywide mapping. see Section 8.0 of the Rood Insurance Study report. For adjoining rep panels and base map 100)03 see separately printed Map Yds. MAP REPOSITORY Refer to Repository Listing on Map Index EFFECTIVE DATE OF COUNTYWIDE FLOOD INSURANCE RATE MAP., SEPTEMBER 29.1999 EFFECTIVE DATE(S) OF REVISION(S) TO THIS PANEL: Revised May 18.1995 to update map format. To damn in. If nod Insurance le avertable. wane, an ksnance pent or WHIN Notional Flood Insurance Program at 93001 633-0320. This Is an official cop/ of • pmt)on of the .taw referenced 3ood meq b was extracted wing F#1R OnUns. Tea map dose not Meet changes or amendments which may hate been made subsequent to the date on the 80• goes For the moat progct Intormation stain Nerlonal Rood Ineunrae Program seed maps clack the FEh1A Road Map Blore et tem. rnee.fanNymy w j ZONE (EL w t ` ' tico AH 23) � � + , verve An•Ls \--..._...1 �. / m v m Z "�# `ZONE AH -` SW 21ST s ' i- ri «,64x. F l #jEE7': � T ., 5 44\ APPROXIMATE SCALE IN FEET 500 0 soo NATIONAL FLOOD INSURANCE PROGRAM FIRM FLOOD INSURANCE RATE MAP KING COUNTY, AND INCORPORATED AREAS PANEL 978 OF 1725 (SEE MAP INDEX FOS PANELS NOT PRINTED) y y [ray 3 .. , ' " � >'6 �� O 4WASHINGTON 4 BAKER x + 1m,� '",�¢` BLVD ti � 31 Culvert r r, f � ..,. . ZONE AH rZCllli%:' z' (EL 16) ASI' v , a shis`r,4_'jS 1Cr,,J'yq�, a�` � 4 :•% r x .V r ' #��V y Je ZONE AE ✓ V !!!• — COMMUNITY NUMBER PANEL SUFFIX v 47 sem., KENT. arY Of 630080 0979 f RENTON. COY OF 530008 098 F TUR VILA Qr r OF 590601 0978 F MAP NUMBER 53033C0978 F MAP REVISED MAY 16,1995 1 L''• • Federal Emergency Management Agency iTaa _ )/•,, •+ STANDER BOULEVARD RM335 ,� CHICAgO�; QOP d; INDUSTRY DRIVE ;sx /, Z er5f R M336 °' t' epee ¢ r. '-`' . y a �� �� �:'w°s';x.4 /---\ f'rtitle This is an offic al was extracted using or amendments block. For the Program flood maps copy of a portion of the above referenced flood map. It F -MIT On -Line. This map does not reflect changes which may have been made subsequent to the date on the latest product Information about National Flood Insurance check the FEMA Flood Map Store at www,msc.fema.gov TIR Baker Blvd Retail Center September 29, 2006 APPENDIX C KCRTS Modeling Printouts Davido Consulting Group, Inc. TIR. Baker Blvd Retail Ctr.doc KCRTS Program...File Directory: C:\KC_SWDM\KC_DATA\ [C] CREATE a new Time Series ST 0.00 0.00 0.00 0.00 0.14 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.61 0.00 existhr.tsf T 1.00000 T [C] CREATE a new Time Series ST 0.00 0.00 0.14 0.00 0.00 0.00 0.00 0.61 existl5.tsf T 1.00000 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 F [C] CREATE a new Time Series ST 0.00 0.00 0.13 0.00 0.00 0.00 0.00 0.62 devhr.tsf T 1.00000 T [C] CREATE a new Time Series ST 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 sitetsf.exc 0.000000 0.000000 0.000000 0.000000 0.000000 0.000000 0.000000 0.000000 0.000000 0.000000 0.000000 0.000000 0.000000 0.000000 0.000000 0.000000 0.000000 0.000000 0.000000 0.000000 0.000000 0.000000 0.000000 0.000000 0.00 0.00 0.000000 0.00 0.00 0.000000 0.13 0.00 0.000000 0.00 0.00 0.000000 0.00 0.00 0.000000 0.00 0.00 0.000000 0.00 0.00 0.000000 0.62 0.00 0.000000 devl5.tsf T 1.00000 F [T] Enter the Analysis TOOLS Module [P] Compute PEAKS and Flow Frequencies existhr.tsf existhr.pks [P] Compute PEAKS and Flow Frequencies Till Forest Till Pasture Till Grass Outwash Forest Outwash Pasture Outwash Grass Wetland Impervious Till Forest Till Pasture Till Grass Outwash Forest Outwash Pasture Outwash Grass Wetland Impervious Till Forest Till Pasture Till Grass outwash Forest Outwash Pasture Outwash Grass Wetland Impervious Till Forest Till Pasture Till Grass Outwash Forest Outwash Pasture Outwash Grass Wetland Impervious Page 1 existl5.tsf existl5.pks [P] Compute PEAKS and Flow Frequencies devhr.tsf devhr.pks [P] Compute PEAKS and Flow Frequencies devl5.tsf devl5.pks [R] RETURN to Previous Menu [X] eXit KCRTS Program sitetsf.exc Page 2 Flow Frequency Analysis Time Series File:existhr.tsf Project Location:Sea-Tac ---Annual Peak Flow Rate Rank (CFS) 0.161 6 0.137 8 0.193 3 0.155 7 0.185 4 0.171 5 0.225 2 0.318 1 Computed Peaks Flow Rates --- Time of Peak 2/09/01 2:00 1/05/02 16:00 12/08/02 18:00 8/26/04 2:00 10/28/04 16:00 1/18/06 16:00 10/26/06 0:00 1/09/08 6:00 existhr.pks Flow Frequency Analysis - - Peaks - - Rank Return Prob (CFS) Period 0.318 1 100.00 0.225 2 25.00 0.193 3 10.00 0.185 4 5.00 0.171 5 3.00 0.161 6 2.00 0.155 7 1.30 0.137 8 1.10 0.287 50.00 Page 1 0.990 0.960 0.900 0.800 0.667 0.500 0.231 0.091 0.980 Flow Frequency Analysis Time Series File:existl5.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates --- Flow Rate Rank Time of Peak (CFS). 0.291 0.203 0.580 0.234 0.316 0.334 0.399 0.790 Computed Peaks 6 8/27/01 18:00 8 9/17/02 17:45 2 12/08/02 17:15 7 8/23/04 14:30 5 10/28/04 16:00 4 10/27/05 10:45 3 10/25/06 22:45 1 1/09/08 6:30 existl5.pks Flow Frequency Analysis Rank Return Prob Period 1 100.00 0.990 2 25.00 0.960 3 10.00 0.900 4 5.00 0.800 5 3.00 0.667 6 2.00 0.500 7 1.30 0.231 8 1.10 0.091 50.00 0.980 - - Peaks (CFS) 0.790 0.580 0.399 0.334 0.316 0.291 0.234 0.203 0.720 Page 1 Flow Frequency Analysis Time Series File:devhr.tsf Project Location:Sea-Tac ---Annual Peak Flow Rate Rank (CFS) 0.162 6 0.139 8 0.195 3 0.157 7 0.187 4 0.172 5 0.228 2 0.321 1 Computed Peaks Flow Rates --- Time of Peak 2/09/01 2:00 1/05/02 16:00 12/08/02 18:00 8/26/04 2:00 10/28/04 16:00 1/18/06 16:00 10/26/06 0:00 1/09/08 6:00 devhr.pks Flow Frequency Analysis - - Rank Return Period 1 100.00 2 25.00 3 10.00 4 5.00 5 3.00 6 2.00 7 1.30 8 1.10 50.00 - - Peaks (CFS) 0.321 0.228 0.195 0.187 0.172 0.162 0.157 0.139 0.290 Prob 0.990 0.960 0.900 0.800 0.667 0.500 0.231 0.091 0.980 % Flow Frequency Analysis Time Series File:devl5.tsf Project Location:Sea-Tac ---Annual Peak Flow Rate Rank (CFS) 0.295 6 0.206 8 0.587 2 0.238 7 0.320 5 0.339 4 0.405 3 0.797 1 Computed Peaks Flow Rates --- Time of Peak 8/27/01 18:00 9/17/02 17:45 12/08/02 17:15 8/23/04 14:30 10/28/04 16:00 10/27/05 10:45 10/25/06 22:45 1/09/08 6:30 devl5.pks Flow Frequency Analysis - - Peaks - - Rank Return Prob (CFS) Period 0.797 1 100.00 0.587 2 25.00 0.405 3 10.00 0.339 4 5.00 0.320 5 3.00 0.295 6 2.00 0.238 7 1.30 0.206 8 1.10 0.727 50.00 Page 1 0.990 0.960 0.900 0.800 0.667 0.500 0.231 0.091 0.980 TIR Baker Blvd Retail Center September 29, 2006 APPENDIX D Conveyance Analysis Davido Consulting Group, Inc. TIR Baker Blvd Retail Ctr.doc • RATIONAL METHOD for Conveyance Facility Sizing (Based on 1998 King County Surface Water Design Manual Section 3.2.1) Project: Baker Blvd Retail Center Description: Rational Method for Conveyance Sizing Design Storm: 100 yr Q=CIA Where: Q = peak flow (cfs) I = peak rainfall intensity (inches/hour) C = estimated composite runoff coefficient A = drainage subbasin area (acres) Composite Runoff Coefficient Cc = (C1*A1+C2*A2...)/At Where: Cc = composite runoff coefficient A# = area of land cover (acres) C# = runoff coefficient for Area # At = total area (acres) Area C # Description Area (sf) (acres) C A*C 1 Onsite/New Impervious Surface 27,060 0.62 0.90 0.56 2 Onsite/New Pervious Surface 5,469 0.13 0.25 0.03 Cc = 0.79 (total C#*A#)/(total area) Totals: 0.75 0.59 Time of Concentration Travel Slope Time Seg. # Description of Flow Path Segment Length (ft) kr (ft/ft) (minutes) 1 Paved Area (sheet flow) and shallow gutter flow 115 20 0.036 0.51 Totals: 115 0.5 Unity Peak Intensity Factor ir = ar*Tc"-br where: Tc = time of concentration (minutes) ar and br = coefficients from Table 3.2.1.B Tc = 6.30 minutes (from table above or 6.3 minimum or 100 max) ar= 2.61 (from Table 3.2.1.B) br = 0.63 (from Table 3.2.1.B) ir= 0.82 Peak Rainfall Intensity Ir = Pr*ir where: Ir = peak rainfall intensity (inches/hour) Pr = total 24-hour precipitation for design retum period (inches/24 hours) ir = unit peak rainfall intensity factor Pr = ir = 3.4 precipitation (inches) 0.82 unit peak intensity factor (from above) Ir = 2.78 inches/hour Peak Runoff Rate Q = C*IPA C= Ir= A= 0.79 Cc (unitless) from above 2.78 Ir (inches/hour) from above 0.75 total area (acres) from above Q = 1.643 cfs 9/29/2006 Pipe Capacity Calculations (Manning's Equation) Full Flow (d/D = 0.90) Pipe Wetted Per. Hyd. Manning's Slope Capacity Req'd Flow Description ID (inches) Area (sf) (ft) Radius (ft) n (ft/ft) (cfs) (cfs) 8" storm drain approx. 1/4 site 8 0.3490659 2.094395102 0.16666667 0.013 0.01 1.212 0.411 Capacity OK 6" downspout collection approx. 1/4 site 6 0.1963495 1.570796327 0.125 0.013 0.01 0.563 0.411 Capacity OK Rational Method_Tukwila.xls Calculations DCG, Inc. Page 1 of 1 • TIR Baker Blvd Retail Center September 29, 2006 APPENDIX E Engineer's Estimate and Bond Quantities Davido Consulting Group, Inc. TIR Baker Blvd Retail Ctr.doc September 29, 2006 Baker Boulevard Retail Center Bond Quantities Calculations will be submitted later as an amendment to the TIR after City of Tukwila review of the plans. • object +space ltd October 3, 2006 406 Baker Boulevard Retail Center architecture + interiors + furniture + lighting RECEIVED OCT 0 3 2006 DEVELOP pr NT The former Cullen Book Bindery at 406 Baker Blvd is the new location of the Baker Boulevard Retail Center. The proposed design reuses the existing 1967 concrete tilt -up structure by taking advantage of its solid construction. The addition of three new dynamic clerestory entrances and storefronts identifies the new center as a true destination while maintaining the scale of neighboring businesses and structures. The new retail center will offer a professionally landscaped site with a pedestrian corridor from Baker Boulevard to the building's entrances. Additional pedestrian amenities include sidewalk benches, landscaped planters, bike racks and covered awnings. A new facade of rich materials including natural wood panels ( made from high density phenolic resin with a natural wood veneer face) and warm colored porcelain tiles, will transform the dull manufacturing structure into a pedestrian friendly retail center catering to high-end, service base businesses and specialty shops. 3445 california ave southwest + suite 1 + seattle + washington + 98116 206+937+5222 studio 206+937+5222 fax info@objectandsoace.com GRAPHIC SCALE 20 0 20 40 80 1 INCH =40 FT. LEGAL DESCRIPTION THAT PORTION OF TRACT 3, ANDOVER INDUSTRIAL PARK NO. 2, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 71 OF PLATS, PAGES 68 ANO 69, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF SAID TRACT 3; THENCE SOUTH 88'25'27" EAST ALONG THE SOUTHERLY LIMITS OF SAID TRACT 3, A DISTANCE OF 250.00 FEET TO THE TRUE POINT OF BEGINNING, SAID POINT BEING THE SOUTHEAST CORNER OF THE DAVIDSON PRODUCTS COMPANY SITE, AS DESCRIBED IN THAT INSTRUMENT RECORDED UNDER RECORDING NUMBER 5775047; THENCE NORTH 01'05'06" EAST A DISTANCE OF 214.00 FEET TO THE SOUTHERLY BOUNDARY OF THE KIRSCH COMPANY SITE. AS RECORDED UNDER RECORDING NUMBER 6110635; THENCE SOUTH 88'25'27" EAST A DISTANCE OF 152.01 FEET TO THE SOUTHEAST CORNER OF SAID KIRSCH COMPANY SITE; THENCE SOUTH 01'05'06" WEST A DISTANCE OF 214.00 FEET TO THE SOUTHERLY OMITS OF SAID TRACT 3; THENCE NORTH 88'25'27" WEST A DISTANCE OF 152.01' FEET TO THE TRUE POINT OF BEGINNING. BASIS OF BEARINGS PER ROS: 19990901900010 ACCEPTED THE BEARING OF BAKER BOULEVARD BASED ON FOUND MONUMENTS. GENERAL NOTES 1. THIS SURVEY WAS COMPLETED WITHOUT THE BENEFIT OF A CURRENT TITLE REPORT. EASEMENTS AND OTHER ENCUMBRANCES MAY EXIST ON THIS PROPERTY THAT ARE NOT SHOWN HEREON. 2. INSTRUMENTATION FOR THIS SURVEY WAS A 3—SECOND NIKON NPL 352 TOTAL STATION. PROCEDURES USED IN THIS SURVEY MEET OR EXCEED STANDARDS SET BY WAC 332-130-090. 3. THE INFORMATION ON THIS MAP REPRESENTS THE RESULTS OF A SURVEY MADE IN AUGUST 2006 AND CAN ONLY 8E CONSIDERED AS INDICATING THE GENERAL CONDITIONS EXISTING AT THAT TIME. 4. ALL MONUMENTS WERE LOCATED DURING THIS SURVEY UNLESS OTHERWISE NOTED. RECORDER'S CERTIFICATE FILED FOR RECORD THIS DAY OF 2006 AT M IN BOOK OF SURVEYS PAGE AT THE REQUEST OF GEODATUM, INC. MANAGER SUPT. OF RECORDS z 0 Zo sit A m 30.00 J FOUND fMONUMENT INCASE CHAIN UNK FENCE OUT 3.5' W. CHAIN UNK FENCE OUT 4.5' 0 651 07)7 CHAIN UNK FENCE OUT 5.1' CHAIN UNK FENCE OUT 4.9' SURVEYOR'S CERTIFICATE THIS MAP CORRECTLY REPRESENTS A SURVEY MAGE BY ME OR UNDER MY DIRECTION IN CONFORMANCE WITH THE REQUIREMENTS OF THE SURVEY RECORDING ACT AT THE REQUEST OF OBJECTS + SPACE LTD. IN AUGUST, 2006 CERTIFICATE NO.: 38984 SET 2" BRASS DISK IN CONCRETE RECORDING NO. VOL/PAGE EVANS BLACK DRIVE N8825'20"W 1087.07 SET 5/8" X 24 - STEEL ROD W/2" ALUMINUM CAP CHAIN UNK FENCE S8825'27'E CHAIN UNK FENCE OUT 0.5' OUT 1.4' 152.01' p22 N8825'27W 152.01' BAKER BOULEVARD N8825'27'W 1088.96' (OASIS OF BEARINGS) SET 5/8" X 24" STEEL ROD W/2" ALUMINUM CAP WOOD FENCE IN 0.4' WOOD FENCE OUT 0.1' 0�$ 0222,0 SET 2 BRASS DISK IN CONCRETE t— 205.24' FOUND MONUMENT IN CASE 30.00' FOUND MONUMENT IN CASE RECEIVE D OCT 0 3 2o)6 COMMUNITY DEVELOMIENI PROJECT#: SHEET: 1 06435 OF: 1 1 NE 1/4, NE 1/4, SEC 26, TWN 23N, RGE 4E, W.M. RECORD OF SURVEY FOR N" `o' "om GeoDatu m OBJECTS + SPACE LTD. 406 BAKER BOULEVARD TUKWILA, WA 98188 02006, GEODATUM, INC., ALL RIGHTS RESERVED SURVEY—CIVIL—STRUCTURAL 1505 NW Mall Street Issaquah, WA 98027 (425) 837-8083 N tp V GRAPHIC � ALE s=r 1 INCH -20 FT. PROJECT INFORMATION ENCNEER/SU0001OR: PROPERTY OWNER: ARCHITECT: TAX PARCEL NUMBER: PROJECT ADDRESS: ZONING: GEODATUM, INC 1505 NW MALL 5T. ISSAQUAH. WA 08027 PHONE: 425 837 8083 CELL 206-218-4707 FAX 425 837 0583 OBJECT i SPACE LTD. 406 BALER BOULEVARD TUKWILA, WA 98188 7000 BERTELOIT, AIA 3445 CALIFORNIA AVENUE SW STUDIO 1 SEATTLE, WA 98116 022310-0037 406 BALER BOULEVARD TUKWILA, WA 98188 TUC PARCEL ACREAGE 3A5 5104,2.529 SF. 0,75 ACRES 8) LEGAL DESCRIPTION THAT PORTION OF TRACT 3, *ROOTER INDUSTRIAL PARK N0. 2. ACCORDING TO THE PLAT THEREOF. RECORDED IN VOLUME 71 OF PLATS. RAGES 68 AND 89, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: 800108ING AT THE SOUTHWEST CORNER OF SAID TRACT 3; THENCE SOUTH 8825'2? EAST ALONG THE SOUTHERLY UNITS OF SAID TRACT 3, A DISTANCE OF 250.00 FEET TO THE TRUE POINT OF BEGINNING, SAID POINT BEING THE SOUTHEAST CORNER OF THE DAVIDSON PRODUCTS COMPANY SITE, AS DESCRIBED IN THAT INSTRUMENT RECORDED UNDER RECORDING NUMBER 5775047: THENCE NORTH 0105'08' EAST A DISTANCE OF 214.00 FEET TO 1HE SOUTHERLY BOUNDARY OF TIE KIRSCH COMPANY SITE, AS RECORDED UNDER RECORDING NUMBER 6110635; THENCE SOUTH 8825'2? EAST A DISTANCE OF 152.01 FEET TO THE SOUTHEAST CORNER OF SAID KIRSCH COMPANY SITE; THENCE SOUTH 0105'06' WEST A DISTANCE OF 214.00 FEET TO THE SOUTHERLY UMITS OF SAID TRACT 3; THENCE NORTH 8815'27- WEST A DISTANCE OF 152.01' FEET TO THE TRUE POINT OF BEGINNING. BASIS OF BEARINGS PER 6001 19990901800010 ACCEPTED THE BEARING OF BAKER BOULEVARD BASED ON FOUND MONUMENTS. GENERAL NOTES 1. THIS SURVEY WAS COMPLETED WITHOUT BENEFIT OF A CURRENT 1111.0 REPORT. EASEMENTS AND OTHER ENCUMBRANCES NAY EXIST ON THIS PROPERTY THAT ARE NOT SHOWN HEREON. 2. INSTRUMENTATION FOR THIS SURVEY WAS A 3 -SECOND NIKON NPL 352 TOTAL STATION, PROCEDURES USED M THIS SURVEY MEET OR EXCEED STANDARDS SET BY WAC 332-130-090. 3. ME INFORMATION ON 11115 MAP REPRESENTS THE RESULTS OF A SURVEY MADE IN AUGUST 2006 AND CAN ONLY BE CONSIDERED AS INDICATING THE GENERAL CONDITIONS EXISTING AT THAT TINE. 4. UTIUTIES SHOWN ON THIS SURVEY ARE BASED UPON ABOVE GROUND OBSERVATIONS AND A5 -BUILT PLANS WHERE AVAILABLE. ACTUAL LOCA5ONS OF UNDERGROUND UTIUTIES MAY VARY AND UTILITIES NOT SHOWN ON THIS SURVEY MAY EXIST ON THIS SITE 5. ALL MONUMENTS WERE LOCATED DURING THIS 9.101,EY UNLESS OTHERWISE NOTED, VERTICAL DATUM & CONTOUR INTERVAL ELEVATIONS SHOWN ON THIS DRAWING WERE DERIVED FROM ELEVATION DATA PRONDED BY THE CTY OF SEATTLE ON CENTER0NE CHRISTIAN ROAD AT PC CURVE 70 NW ABOUT 425 FEET NORTH OF BAKER BOULEVARD 2' BRASS DHSS DISK IN CONCRETE 0.68 PEET BELOW RIM IN CASE. 2.0' CONTOUR INTERVAL - TME EXPECTED VERTICAL 800)9801 15 EQUAL TO 1/2 THE CONTOUR INTERVAL OR PLUS / MINUS 1.0' FOR 1141S PROJECT. 30.00' FOUND '-MONUMENT / IN CASE ti NE 1/4, NE 1/4, SEC 26, TWN 23N, RGE 4E, W.M. SET 5/8' X 24' CHAIN UNK FENCE -STEL RCD W/2' OUT 3.5' W. 1 \ / ALUMINUM CAP bI CHAIN LINK FENCE OUT 4.5' Sti CHAIN UNK FENCE OUT 5.1' - CHAIN UNK FENCE OUT 4.9'", LANDSCAPING PVC PIPES SET 2' BRASS DISK __, IN CONCRETE 18.7' 40 b EVANS BLACK DRIVE _ N81325'20'W 1087.07' BUILDING 7/1 / 'I ///".. • IN UNK FENCE IN 0.3' CHAIN UNK FENCE OUT + 4' - CHNN UN1FFN 5 558'25'271 15207' `,, X , t '1 BUILDING /- FT -33.56 .CONCIRE1E. FF -33 5e GAS METER - / -PLANTER EXTRUDED CURB PLAN1ER it ASPHALT 3 CATCH BASIN RIM -29.66 FULL OF DEBRS CONC13E1E WALL 15.41' SET 5/0' X 24' STEEL ROD W/2' ALUMINUM CAP 15.5' EXTRUDED CURB - WATER VALVE -T LANDSCAPING ,- WAS, METER PVC WATER VALVE 55 -BACK OF CURB 30 LANDSCAPING PBC PIPES SET 2' BRASS OISX [-IN CONCRETE 5 5 POWER VAULT PAD MOUNTED TRANSFORMER D FENCE IN 0.4' w00° FENCE OUT 0.1' °�5 s°"0 CRETE N882Y2?W 252.01'.0-, - \WIPER NANNOL.0 RIM -29.32 `_INV 6-1312 INV E-1312 INV 5-13.12 INV W-1312 BOLLARD X 2= -FIRE HYDRANT _ SS -FLOW UNE IS '2B.........._ SSI I 1.- _205.24' 55 BAKER BOULEVARD Narzr(BAs$ w foam' ASPHALT -I00517ON CONTROL VALVES X 4 SS BACK OF CURB FLOW UNE WATER METER-' • CONCRETE WATER VAULT SS VICINITY MAP NTS 30.00' 55 SEWER MANHOLE RIM -28.18 INV H-14.98 INV E-14.08 INV 5-14.06 INV W-14.08 FOUND MONUMENT-. IN CAg c t TOPOGRAPHIC SURVEY OBJECT + SPACE LTD. EC EIVED CT 0 3 2006 COMMUNITY EVELOPMENT DRAFTER: JPS DESIGNER: PROD. ENCR./SURV.. TNW DATE: 08-31-08 PROJECT NO.: 06435 SHEET 1 OF 1 ZONING CODE SUMMARY CODE; ILRWOA MUNICIPAL CORE TILE 18 ZONE TUC( UKWIA URBAN CENTER) HEIGHT 115 MAX SETBACKS FRONT 15 SDE 15 RENO 10 LANDSCAPE REOURE/ENTS FRONT 15 SIDES NONE REAR NONE 1856 OFFSTREET PARKING PARKING CALCS: REQUIRED RETAL 4 STALLS PER 1000 SF BUR RETAIL 2.5 PER 1000 SF OFRCE 3 STALLS PER 1000 SF 2053 SF OFFICE 1007=82 8158 SF RETAIL! COI 22.8 TOTAL COMPACT MAILS: NC STALLS: 39 30% MU •10 2 PROPOSED 35 10 2 PROJECT INFORMATION PROJECT DIRECTORY PROJECT ADDRESS: DESCRIPTOR ASSESSORS PARCEL NUMBER LEGAL OESCRIPT 352 406 BAKER BLVD, THAW ILA WA 06160 CANER CHANGE OF USE FROM MANUFACTURING FAWN TO RETAL CENTER 027310003708 THAT PORTION OF TRACT S ANDOVER 'NOI1SINIAL PARI NO.2, ACCORDING TO TIE PUT THEREOF. RECORDED IN VOLUME 71 OF PLATS PAGES NAND 6S IN KING COUNTY. WASHINGTON. DESCRIBED AS FOLLOWS: BEMIRING ATTHE SOUTNIESTCORNER OFSND TRACT 3; THENCE SOUTH 866759' EAST ALONG THE SOUTHERLY UMITs a SAD TRACT 3, A DISTANCE OF 250.53 FEET TOTE TRUE PONT OF BEGINNING, SAID PONT BEING THE SOUTHEAST CORNER OF 1-.E DAVIDSON PRODUCTS COMPANYSITE, AS DESCRIBED IN THAT NSIRJME T ,B33ORDFD UNDER REOOAOWO NUMBER 5775047; THEME NORTH 01'051)5 EAST A DISTANCE OF 21400 FEET TO THE SOUTHERLY BOUNDARY OF 11E HBLSCH 031.6W4Y STTE, AS RECORDED UNEIER RECORDING MAGER 011063N THENCE SOUTH 862527. EAST DISTANCE OF 15201 FEET TO THE SOUTHEAST WINNER OF SAID URSCH COURANT SITE; THENCE SOUTH 01'0505 WEST A DISTANCE OF 21400 FEET TO THE SOUTHERLY ITS OF SAID TRACT 3, THENCE NORTH 662srr WEST A DISTANCE OF 152.1' FEET TOTE TRUE POW OF BEGONING. MARK MCDONND VILLAGE PARTNERS SOUTHCENIFR, LLC 1420HMI AVEt2200 SEATTLE, WA 96101 Pit (208)701.3!45 ARCHITECT: OBJECT • SPACE LTD 3445 CALFCRNIA AVE SW STUDIO 1 SEATRE, WA 98118 CONTACT: TODD BERTELLOTTI PRC (200)037.6712 FAX 937.698 • • i+ OWE •: 1 SITE; saattttngr _JR. .1 ,P Jo Tukwds • `— -" I j � Pond `�✓<� it S • ° VICINITY PLAN SCALE NTS Tema of Use (Di ENGINEER ERRS DAVID°, PE. °AVMCONSULTPIO GROUP, PC 1509 BOTIELL WAY NE, SUITE 600 LAKE WREST PAM WA 116155 PR (206)5750024 FAG: G06)5234012 SURVEYOR GEOOATUM, INC 1505 NW MALL ST. BSAAUAHL WA 139227 Rt (425) 83741083 FAX: (475) 837-050.1 DRAWING INDEX 61NYEY CAR COI CO2 803 CD4 Cas CO3 CO7 BOA/DART SURVEY TOPOORAPIOC SURVEY COVER SHEET SITE i ESC FUN ORAONO PLAN ORAOULGE PUN UTWTY PUH PROFILES & OETMS DETAILS ARCHITECTURAL 5-1 PROJECT INFORMATION, SITE PW{ VICINITY PLAN 5,2 DDERIOR ELEVATIONS LANDSCAPE L-1 1-2 L3 W COVER SHEET, SINE PIAN LANDSCAPE PIAN OETRL& IRRIGATION PLAN LCAD5501=37 —7>/ S88'25'27"0 152.01' � RETAIL CENTER (EXISTING :BUILDING FOOTPRINT) z SITE LIGHTING 2 BRE RAC S �— ESST SIDEWALK 60EWAIJ(FASEMENT \ / ENCH, TYP PROPOSED CURB CUT• °SITE PLAN SCALE: 1/16" - N88'25'27"W EXIST FRE HYDRANT TO REAM EOST CURB AND CURBCUT TO BE DEMOLISHED N SBEWNR EASEMENT GRAPHIC SCALE (1111 ,10 213 object + space ltd . ...1s. • I.,,A... y4.a 3445 CALIFORNIA AVENUE SOUTHWEST STUDIO SEATTLE WASHINGTON 86116 .O do 208 937 6222 Ms 206 937 5226 Infogobfectendspace.oan BAKER BOULEVARD RETAIL CENTER TUKWILA, WA DESIGN REVIEW CORRECTIONS BAR SUBMITTAL 10.2.08 12.11.08 1.17.07 PROJECT INFORMATION SITE PLAN, VICINITY PLAN sale: VARIES A-1 13 a Awn) la3/o--/ FINISH SCHEDULE TAD MATERIAL LDCATgN Ft PORCELAN TILE Q.A G STGIEFRONT WALLS F2 PORCEIAN ACCENT TILE GAMING STOREFRONT WALLS F3 NIOHOETSIIYC0i60STE CLADDING TOWERWALLS, SITESONAOE, SOFFIT FI METAL SONG SIGNAGE WALLS F5 PANT CONCRETE YAWS —_--_ R ANOD®AUOWSY STOREFRONT SYSTEM F7 PANTED STEM CANOPY, SIGNAGE RUNS Fe STANDING SEAM IETM ROOF ROOF Sa SIGNAGE SIGNAGE�� SIGNAGE SIGNAGE SIGNAGE PLANTED STEEL POSTS (TT) HIGH DENSITY COMPOSITE GAMING (W000 GRAN) SIGNS (F3) CONCRETE SASE 8TANONG SEAN METAL ROOF, TYP (FS) GALVANDEDSTEa r—PANTED STEEL COPING, TYP R7) STRUCIIAE,TSP PANTED CONCRETE (F5) METAL SONG. TIP (F4) 1 NVODOD ALUMINUM STOREFRONT, TYP(F6) HIGH 0ENSITYCCMPOSTTE OLA00010. TYP (F7) WEST ELEVATION SCALE: 1/16"=1'-0" /-- STANDING SEAN METAL ROOF, TYP (F6) / METAL SONG, TYP (F4) PALMED STEEL COPING, TP (F7) PANTED CONCRETE (FS) / ONORTH ELEVATION SCALE 1/16"=1'-0" i O EAST ELEVATION SCALE: 1/16'=1'-0" PANTED STEEL COPINO, TYP (F7) PMdTEDCONCREIE (F5) GALVNIQED STEEL STRUCTURE TYP /�Air nGNDoasnroceaosne 12.171 -NIA00NG.TYP(FL) METAL SEGO, TYP(F4) .� — 111111111111111 FORMAN TUE GAMING. TYP (Fl. F2) MEIMIT PANTED STEEL COMM, TYP (F7) NRID®NNCNUA STOREFRONT, TYP(f6) WOOD GRAN PANTED MEL SOFFIT, TP (F3) CANOPY. TYP (F7) 5 2 1 SOUTH ELEVATION SCALE: 1/16"=1'-0" object + space ltd 3445 CALIFORNIA AVENUE SOUTHWEST STUDIO 1 SEATTLE WASHINGTON 98116 ads 206 B37 5212 Fu 206 037 5226 trdolata0lsmrdepeu mm BAKER BOULEVARD RETAIL CENTER TUKWILA, WA DESIGN REVIEW 10206 CORRECTIONS 12.11 05 BAR SUBMITTAL 1.17.07 EXTERIOR ELEVATIONS make 1f4 = 1'-0' A-2 12-A 2 �U ✓�� I 0-61 0'7 NEI/4 OF NE1/4 OF SEC. 26, TWP. 23 N, RGE. 4 E., W.M. KING COUNTY, WASHINGTON GENERAL NOTES THE GENERAL CONTRACTOR IS TO PROVIDE SUBGRADES 4" BELOW HARD SURFACES PLUS/MINUS .1 FOOT. ALL ROUGH GRADING SHALL BE POSITIVE, DRAINING AWAY FROM ALL STRUCTURES. ALL STONES LARGER THAN 1.5' DIAMETER SHALL BE REMOVED FROM THE GROWING MEDIUM. TOPSOIL SHALL BE PLACED AT A MINIMUM DEPTH OF 4" IN ALL LAWN AND BED AREAS. TOPSOIL SHALL BE TILLED INTO THE EXISTING SUBGRADE TO ELIMINATE SOIL INTERFACE PROBLEMS. TOPSOIL SHALL BE RED -E'S WINTER MIX OR APPROVED EQUAL. ALL BED AREAS TO RECEIVE 2" OF FINE GROUND FIR OR HEMLOCK BARK, COMPOSITION MULCHES ARE NOT AN ACCEPTABLE ALTERNATIVE. TREES AND SHRUBS ARE TO BE PLANTED AT A DEPTH 3/4" HIGHER THAN THE LEVEL THAT THEY WERE GROWN IN THE NURSERY. BARK MULCH IS NOT TO BE PLACED ABOVE THE ROOT CROWN. ALL PLANTS SHALL AT LEAST CONFORM TO THE MINIMUM STANDARD ESTABLISHED BY THE AMERICAN ASSOCIATION OF NURSERYMEN. LAWN AREAS ARE TO BE HYDROSEEDED WITH VAN DEN AKKER'S EMERALD VELVET MIX PER MANUFACTURER'S SPECIFICATIONS, OR APPROVED EQUAL. REMOVE ALL STONES LARGER THAN 1• FROM LAWN AREAS. SUBSTITUTIONS ARE STRONGLY DISCOURAGED. IF PLANT AVAILABILITY IS A PROBLEM, CONT/CT THE LANDSCAPE ARCHITECT FOR SOURCES OR ACCEPTABLE ALTERNATIVES. IF THE SITE WORK IS DIFFLNENT THAN SHOWN ON THE LANDSCAPE PLAN, OR POOR SOILS AND DEBRIS ARE DISCOVERED, REQUIRING CHANGES TO THE LANDSCAPE PLAN, CONTACT THE LANDSCAPE ARCHITECT FOR INSTRUCTION. THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING THE LANDSCAPE DURING INSTALLATION, UNTIL FINAL ACCEPTANCE BY THE OWNER'S REPRESENTATIVE. THE LANDSCAPE CONTRACTOR SHALL WARRANTY ALL MATERIALS AND WORKMANSHIP FOR A PERIOD OF ONE YEAR, FROM THE TIME OF FINAL ACCEPTANCE. DURING THE WARRANTY PERIOD, THE LANDSCAPE CONTRACTOR WILL NOT BE RESPONSIBLE FOR PLANT DEATH CAUSED BY UNUSUAL CLIMATIC CONDITIONS, VANDALISM, THEFT, FIRE, OR POOR MAINTENANCE PRACTICES. THE LANDSCAPE ARCHITECT SHALL HAVE SOLE AUTHORITY TO DETERMINE THE CAUSE OF DEATH. LANDSCAPE PLANTING SCHEDULE TREES SYMBOL QY BOTANICAL ICOSMONNAME SEE CONDITION 0 + 5 Acer circinatum / VINE MAPLE 6-8' MIN. HT. B&B, 30' O.C. BRANCHED O 6' HT. 4 Crotaegus phoenopyrum / WASHINGTON THORN 2' CAL. 8&B, JO' O.C. BRANCHED O 6' HT. 0111,41 +kyr lb. ® 0.17:..41, ..)k-` 8 Liriodendron tulipilera 'Fostigiotum' / COLUMNAR TULIP TREE 2" CAL, B&B, JO' O.C. BRANCHED O 6' HT. 4 Pyrus calleryeno 'Chanticleer' / FLOWERING PEAR 2" CAL B&B, 30' 0.C. BRANCHED 0 6' HT. 5 Chomoecyparis obtuso 'Crocilis' / SLENDER HINOKI CYPRESS 4-5' MIN HT. B&B, 3' O.C. 4 Picea omorika / SERBIAN SPRUCE 6' MIN HT. B&B, 10' 0.C. 7 Thuja plicota 'Hogan' / HOGAN CEDAR 6' MIN. NT. B&B, 10' O.C. 5 EXISTING TREE TO REMAIN CON. GRWN. 3' 0.C. 17 HRUBS SYMBOL QIY BOTAMCALICOMMONNAME SIZE CONDmON El 0 O e ED 0 2 CI © e m 4) 29 Arbutus undo 'Compacta' / COMPACT STRAWBERRY TREE 24" MIN. HT. CON. GRWN, 4' O.C. 12 Cistus corbariensis / WHITE ROCKROSE 18" MIN. HT. CON. GRWN, 4' 0.C. 11 Cotinus x 'Grace' / GRACE SMOKE TREE 3-4' MIN. HT. CON. GRWN, 5' O.C. 28 Escolionia lrodesii / FRADE'S ESCALLONLA 24' MIN. HT CON. GRWN. 4' 0.C. 9 Hamamelis mollis / CHINESE WITCH HAZEL 3-4' MIN. HT. CON. GRWN. 5' O.C. Lonicero plicota 'Moss Green' / MOSS GREEN HONEYSUCKLE 18" MIN. HT. CON. GRWN. 3' O.C. 6 Nondino domestic° 'Fire Power' / FIRE POWER HEAVENLY BAMBOO 21' MIN. HT. CON. GRWN. 3' 0.C. 21 Potentilla japonica 'Kathem Dykes' / CINQUEFOIL 18" MIN. HT. CON. GRWN. 3' 0.C. 17 Prunus lourocerosus 'Otto Luyken' / OTTO LUYKEN LAUREL 21" MIN. HT. CON. GRWN. 4' 0.C. 8 Spiroea japonica 'Little Princess' / LITTLE PRINCESS SPIRAEA 18' MIN. HT. CON. GRWN. 3' O.C. 14 Viburnum plicatum 'Mariesii' / DOUBLEFILE VIBURNUM 24' MIN. HT. CON. GRWN. 5' O.C. GROUNDCOVER SYMBOL Q77 BOTANICALICOMMONNAME SIZE CONDITION 240 Arctostaphylos uvo-ursi / KINNICKINNICK 4" POTS CON. GRWN, 18' O.0 ,% /:' j 524 Goultherio procumbens / WINTERGREEN I GAL. CON. GRWN, 24' O.0 /e.-/ 4,1 475 Nnco minor / PERIWINKLE 4" POTS CON. GRWN, 18' O.0 0 TRASH RECEPTICLE OTL2�10 0 EXISTING BUILDING 00 %///// % ,///// //////.:..: / '/,' //////,,%/2 %//// SET 5/8' x 24' STEEL 000 0/2' ALUMINUM LAP Lommo Tem 824' e tis fif ]$TLA 88825'2r1 152.01' TRNA51 RELYQ9tl A06F —1>.<1 @ Wwx �.—a9r //i///.:' % ////% • A PORTION OF SEC. 26, TWP. 24N, RGE. 7E., W.M. KING COUNTY, WASHINGTON 00-'0 00.56 O510 �� LOADING 10'X30' PROPOSED TYPE 11 LANDSCAPING 2,161 SF 00-5q PROPOSED TYPE 1 LANDSCAPING 722 SF 8 PROPOSED CURB CUT EXISTING FIRE HYDRANT TO REMAIN BAKER BOULEVARD OOlph 61)--5N°- PROPOSED 10 PROPOSED TYPE 11 LANDSCAPING 1,077 SF EXISTING TREES TO REMAIN APPLY TREE SAVING MEASURES T DRIP LINE SITE LIGHTING 2 BIKE RACKS 0013 00--5101 PROPOSED LANDSCAPING AREA 76 SF PROPOSED TYPE I LANDSCAPING AREA 672 SF SIDEWALK 25 EASEMENT GRAPHIC SCALE 10 20 40 (IN FEET ) 1 -20' THE JAY GROURE. LAND USB CONSULTANTS P 2606586159 F 368657.7252 1927 574 5176F7 EDR7SHVE WI 96270 WOWAITCROI.HLEIM1 State of Washington registered Lapdscope Architect Pau certifica 'o. 566 i BAKER BOULEVARD RETAIL CENTER APPIJCANTICONTACT NW CAPITAL CORP,/INR7 MCDONALD 1420 504 AYE. STE 2210 SAME WA 96701 CITY OF TUKWILA PW O4C AND DEVELOPMENT SEANCES APPROVED FOR CONSTRUCTION BY IL7W PERM! NO. 9161: 1.- 20 TSO £69 497E D-20-06CK DRAWN 6? LC 76ONANE S‘2006\Landacape 06-0553euOREIL.w.-PLANS\563-LP REVISIONS REvI OESCRINION 6Y DATE SIDEWALK CHANCES 01 8-27-06 5REPUN DOMES 100 1-16-07 LANDSCAPE PLAN SHEET L-2 OF 3 PEN/ IS A- 2 A -CP --u ` 47)7 NOW: DRIVE ELMS UNTIL FIRM IN GROUND 10 SUPPORT 11LIOi. OTREE STAKING 3 SCALE. NR MULL OOUIDSO RS AS SWIM DISTAL 77R411II7IS PER Mw6FACnmRS RESCUE/MAXIS A PORTION OF SEC. 26, TWP. 24N, RGE. 7E., W.M. KING COUNTY, WASHINGTON i 0 3 GROUNDCOVER PLANTING ELLE: NTS OTREE GUYING 3 SCALE NIS f10 GAUGE WIRE W/ Will. HOSE GUY AT 3 POINTS PER TREE EQUAL SPACED FLAG IME.S FINISH GRADE OF MULCH TREE GUY STAKE AS SPECIFIED NOTE IN LAWNERE AREAS, PROVIDE 3' DU MUL01 CIRCLE. SURFACE FLANGE MOUNT FIN ASTM A53 SCH. 40 GALVANIZED STEEL PIPE TO SPACES ANCHOR MOUNT CONCRETE FOOTING M 5 SPACES, LENGTH=1.4-1.7m (55-68") nUnr 7 SPACES, LENGTH=2.16-2.49 m (85-98") 98") nnnl 9 SPACES. LENGTH=2.67-3.25 m (105-128") ) nL nlnn 11 SPACES, LENGTH =3.18-4.17 m (125-164") O3 BIKE RACK SCALE: NLS INSTALL 1' ABOVE CONTAINER DEPTH PLACE 2' LAYER OF SPECIFIED MULCH OVER PLANTING BED. BACKFILL PLANTIN P WITH sPEEW° MIX OF NATIVE AND IMPORTED SOL MOUND CENTER OF PLANTING PIT COMPACT TO SUBGRADE DENSITY. 1.5 D REMOVE UN TED BURLAP FR011 TIP 1 OF R001BALL REMOVE TED BURLAP OR VIRE BASKETS COMPLETELY. CONTAINER PLANTS -SCORE R00 ILLS IN 3 PLACES TO 1/2 DEPTH. TOP DRESSING FERTIUZER. SEE SPECIFICATION PROVIDE WATER SAUCER. FINISH GRADE OF SOIL T TABS. QUANTITY ACCORDING TO MANUFACTURER'S SPECIFICATIONS. N0TE DETAIL APPUES TO TREES, SHRUBS AND GROUNDCOVER PLANTINGS. C)333 SHRUB PLANTING SCALE. NTS 26 1/2" 3" CONCRETE ANCHOR BOLT 0 BENCH 3 SCALE NTS SIDE VIEW THE JAY G ROU RNA. LAND USN cONSULTMfl r 260.658.8159 r 260.657.7252 1927 575 STREET M5M1ARIE 59 96270 6111Y.M7CRa.RUG0711 State of Washington registered Landscape Architect Pau certlfica 'o. 566 BAKER BOULEVARD RETAIL CENTER APPLICAMYCONTACT 5W CAPITAL CCRR/MARA MCDONAID 1420 5771 AVE STE 2200 SEATTLE WA 9810] CITY OF TUKWILA FLM90M6 Arm LE6IIOPMIX7 WHIMS APPROVED FOR CONSTRUCTION 97 R/W P ROT Ma SLE NIS Ls JOB/ O6-osaz MOH 177 D-20-06GK TAC 77EwuE 0\2006\ O6-0587RAKER Bt.w.IW9\56.7-LP REVISIONS R01L/ DESCRIPTION it DATE smEWAL K CHANGES Cr 9-27-06 SLrmAN 57457003 1-10-07 DETAILS L-3 OF 3 HA(2_ i-&( 1 /c9 /(77 4V' '4;1 LA.5 C � 406 Baker Blvd Copyright CO2UUti All Fights Reserved. I he intormation contained Herein is the proprietary property of the r..nntrihntnr ,mdPr liranse and may not hP apprrrvard axr:Ppt fie Iinen +rl by Digital Map PrnriuriP P 190ft CityGIS 6.0