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Permit PL12-003 - BARGHAUSEN CONSULTING ENGINEERS - HOME2 SUITES DESIGN REVIEW AND SEPA
TUKWILA HOME2 SUITES 01][1111JUVIO1911 P L 1 2-003 Ll 2 004 E 12-002 DESIGN REVIEW & SEPA L A. A City of Tukwila Jitn Flat7gerton, Mayor Department of Community Development Jack.Pace, Director BOARD OF ARCHITECTURAL REVIEW NOTICE OF DECISION DATED MAY 1, 2012 To: Barghausen Consulting Engineers, Inc. Widewaters Dan Balmelli Edward G. Shagen, Director of Development 18215 72nd Avenue South 3257 Big Spruce Way Kent, WA 98032 Park City, UT 84098 Tukwila Hotel Ownership, LLC 5786 Widewaters Parkway PO box 2 Dewitt, NY 13214 King County Assessor, Accounting Division Union Pacific Railroad J. C. Flynn, Special Projects Industry & Public 5424 S.E. McLoughlin Blvd. Portland, Or. 97202 Washington State Department of Ecology This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. Project Information Project File Number: L12-004 Public Hearing Design Review Applicant: Dan Balmelli, Barghausen Consulting Engineers Tukwila Hotel Ownership, LLC Type of Permit Applied for: Type 4 approval for design review Project Description: Application for a 71,760 square foot, 139 room hotel building including associated parking, landscaping, and site design. Location: 300 Upland Drive; the tax parcel number is 8836500030. Associated Files: E12-002 SEPA Environmental Impact Statement eview Comprehensive Plan & Zoning Designation: Tukwila Urban Center sM Page 1 of 3 H:\A Home2 Suites\L12-004 DR NOD.doc 05/01/2012 6300 SouthcenterBoulevard, Suite #100 • Tukwila, Jfashington 98188 • Phone 206-431-3670 • Fax: 206-431-366.5 II. Decision SEPA Determination: The City SEPA Responsible Official has determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non -Significance (DNS), Decision on Substantive Permit: The City Board of Architectural Review has determined that the application for Design Review does comply with applicable City and state code requirements and has approved that application based on the findings and conclusions contained in the staff report, subject to the following conditions: Applicant shall obtain a permit from Union Pacific Railroad (UPRR) prior to starting work within their easement. The permit will need to provide approval for the site improvements within the easement area consisting of landscaping for phase I. Prior to obtaining the construction permit for phase II applicant shall provide documentation of approval by UPRR for the walking path, landscaping, and access over the railroad tracks. 2. The underlying plat includes a condition that restricts access to abutting properties along the northern thirty foot easement along Minkler Blvd. Prior to obtaining the construction permit for the access driveway to Minkler Blvd the applicant shall seek approval for an amendment to the subdivision to have the plat condition removed. Prior to the issuance of the building permit the City's Public Works Department will require the applicant to enter into a no -protest LID to defer improvements including sidewalks until the railroad spurs are removed. 4. Prior to obtaining the construction permit for Phase II, the landscape plan shall be revised to account for the displaced plants. Any displaced plants as part of Phase H shall be replaced in the same area and at the same or greater density. The walking path shall be located entirely within the property lines. 5. The green color shown on the rendering shall be the same shade of green as the green used on the Hilton Home2 sign. 6. Replace the Norway Maple with a native species. The landscape plans are to be reviewed and approved prior to issuance of the building permit by the city staff. 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 Hearing Examiner of the Board of Architectural Review Decision is permitted. No administrative appeal of a DNS 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 21 days of the issuance of this Decision, that is, by May 22, 2012. 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: sM Page 2 of 3 05/01/2012 HAA Home2 Suites\L12-004 DR NOD.doc The name of the appealing party. 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 parry's behalf. 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. Appeal fee per the current fee schedule, additional hourly charges may apply. In addition all hearing examiner costs will be passed through to the appellant. V. Appeal Hearings Process The Hearing Examiner appeal shall be conducted as a closed record hearing based on the testimony and documentary evidence presented at the open record hearing conducted by the Board of Architectural Review. The Hearing Examiner decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner 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 may be included in such an appeal. If no appeal of the Hearing Examiner 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 Stacy MacGregor, who may be contacted at 206-433-7166 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. Stacy NlacGreg Assistant Planner Department of Community Development City of Tukwila cc: PL12-003 SM Page 3 of 3 05/01/2012 HAA Home2 Suites\L12-004 DR NOD.doc HEARING DATE: FILE NUMBER: APPLICANT: OWNER: REQUEST: City of Tukwila Jim Ilaggerton, Xkyor Department of Community Development Jack Pace. Director -REVISED FIRST PAGE - STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW PREPARED APRIL 13, 2012 April 26, 2012 L12-004 - Tukwila Home2Suites Dan Balmelli, Barghausen Consulting Engineers Nick Westlund, Minkler Associates, LCC Design Review approval for a 139-room, 4-story hotel on a 2.47 acre site along with associated clearing and grading, paved parking, landscaping, and site design. LOCATION: The site is located at 300 Upland Drive. It is bound on the north by Minkler Boulevard, on the south by Upland Drive, and lies a few hundred feet to the west of Andover Park West. The tax parcel number is 8836500030. The site is currently a vacant lot. NOTIFICATION: Notice of Application and Notice of Public Hearing for this Type 4 permit was mailed to surrounding property owners, interested parties, affected agencies and posted on the site on March 7, 2012. Notice of Public Hearing was also published in the Seattle Times on April 12, 2012. ZONING/COMPREHENSIVE PLAN DESIGNATION: Tukwila Urban Center SEPA DETERMINATION DECISION: STAFF: ATTACHMENTS: A Determination of Non -Significance was issued on March 22, 2012. Approval with Conditions Stacy MacGregor A. Applicant's response to Design Review Criteria B. Colored Renderings (3 pages) C. Colored Elevations (3 pages) D. Site Plans (2 pages) 1. Phase I --Preliminary with access from Upland Drive 2. Phase II --Future with access from Minkler Blvd E. Landscape Plan (3 pages) F. Building Plans (6 pages) G. ---REVISED--- Colored Rendering (1 page) H. ---REVISED--- Colored Elevation (1 page) I. ---REVISED--- Black and White Elevation (1 page) SM Page 1 of 11 ZADCD n Clerk's\PC Laserfiche Packet\F ttachments L12-004\Staff Report L12-004 DR SR (2).docx U4/LblLU1L 6300.5outhcenterBoulevard Suite 4`100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 HEARING DATE: FILE NUMBER: APPLICANT: OWNER: REQUEST: City of Tukwila Department of Community Development STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW PREPARED APRIL 13, 2012 April 26, 2012 L12-004 - Tukwila Home2Suites Dan Balmelli, Barghausen Consulting Engineers Nick Westlund, Minkler Associates, LCC Jim Haggerton, Mayor Jack Pace, Director Design Review approval for a 139-room, 4-story hotel on a 2.47 acre site along with associated clearing and grading, paved parking, landscaping, and site design. LOCATION: The site is located at 300 Upland Drive. It is bound on the north by Minkler Boulevard, on the south by Upland Drive, and lies a few hundred feet to the west of Andover Park West. The tax parcel number is 8836500030. The site is currently a vacant lot. NOTIFICATION: Notice of Application and Notice of Public Hearing for this Type 4 permit was mailed to surrounding property owners, interested parties, affected agencies and posted on the site on March 7, 2012. Notice of Public Hearing was also published in the Seattle Times on April 12, 2012. ZONING/COMPREHENSIVE PLAN DESIGNATION: Tukwila Urban Center SEPA DETERMINATION: A Determination of Non -Significance was issued on March 22, 2012. DECISION: Approval with Conditions STAFF: Stacy MacGregor ATTACHMENTS: A. Applicant's response to Design Review Criteria B. Colored Renderings (3 pages) C. Colored Elevations (3 pages) D. Site Plans (2 pages) 1. Phase I --Preliminary with access from Upland Drive 2. Phase II --Future with access from Minkler Blvd E. Landscape Plan (3 pages) F. Building Plans (6 pages) sM Page 1 of 11 04/19/2012 ZADCD n Clerk's\PC Laserfiche PacketUttachments L12-004\Staff Report L12-004 DR SR (2).docx 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 FINDINGS VICINITY INFORMATION The proposal site is bounded on the north by Minkler Boulevard and on the south by Upland Drive. Union Pacific Railroad (UPRR) spurs line the north, east, and west sides of the parcel and create the parcel's curved shape. One and two-story concrete tilt -up buildings surround the property. Aside from the Southcenter Square project to the north-west, the surrounding development occurred in the 1970's. The uses adjacent to the site include a mix of bulk retail, office, and industrial warehouses. PROJECT INFORMATION The proposal is to develop a new 71,760 square foot, four-story, 139 room hotel building on an existing 2.75 acre vacant lot in the Tukwila Urban Center. An internal drive aisle lined with parking surrounds the building which is situated at an angle to best utilize the odd -shaped lot. The lot's shape is defined by railroad spurs and their associated thirty foot easements which line the north, east, and western boundaries of the parcel. The project is proposed in two phases due to additional approvals required for access from Minkler Boulevard. Either phase meets all applicable development standards. Phase I includes the building, landscaping and site design and creates access via two points on Upland Drive and has minimal improvements over or within the railroad easements that surround three sides of the site. Phase II improvements include crossing the railroad easements to create access to the site from Minkler Boulevard while eliminating one access point from Upland Drive and creating a walking path around the site perimeter within the railroad easements. For either phase, the applicant will need to obtain permission from the Union Pacific Railroad to work within their easement area. Additionally, for phase II, the applicant will need to go through the statutory process for subdivision SM Page 2 of 11 04/19/2012 ZADCD n Clerk's\PC Laserfiche Packet\Attachments L12-004\Staff Report L12-004 DR SR (2).docx easement area. Additionally, for phase II, the applicant will need to go through the statutory process for subdivision approval to modify the 1977 plat prior to accessing the site from Minkler Boulevard. When this plat was originally created in 1977, Tukwila City Council placed a condition on the plat restricting access to "abutting properties" on the thirty foot easement along the north side of the property. While this easement was quit claimed to the City in 1985 and used to connect Minkler Boulevard from Southcenter Parkway to Andover Park West, the plat condition was never removed from the face of the plat. Neither removing the plat condition nor obtaining a permit from UPRR are design review criteria but are required to work within the easement areas. The applicant proposed two phases to allow work to commence while securing access rights to Minkler Boulevard. This project has been reviewed with consideration given to completing only phase I or completing both phase I and phase II; phase I is independently code compliant and not dependent upon phase H. Phase II approval allows the applicant to make these improvements on the site sometime in the future without having to return to the Board of Architectural Review to modify the site design. This decision is good for three years and either phase would need to be started within this time period under this decision. PUBLIC COMMENT No public comments have been received. DESIGN REVIEW CRITERIA The project is subject to a Public Hearing Design Review under Tukwila Municipal Code (TMC) Chapter 18.28.070. The Board of Architectural Review evaluates the project under the criteria established in TMC 18.60.050 C. The design criteria explain requirements for development proposals. They are the decision criteria from which the Board will evaluate whether to approve, condition, or deny this project. The applicant's response to the design review criteria is Attachment A. Below is the staff analysis and response. 1. SITE PLANNING. a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi family development's design need not be harmoniously integrated with adjacent single-family structures if that existing single-family use is designated as "Commercial" or "High - Density Residential" in the Comprehensive Plan. However, a 'Low -Density Residential" (detached single-family) designation would require such harmonious design integration. The proposed project lies in the Tukwila Urban Center. The City's Comprehensive Plan envisions the area as a regional urban center with a desire for development as a high density, regionally oriented and a mixed use center. The proposed hotel complies with the vision for the area. The proposed site design is dictated by the unusual shape of this lot. Principal access to the parcel will be from the south off of Upland Drive so the building is oriented to face the southeast. The building is also oriented to best utilize this odd shaped lot rather than with the orientation parallel to the adjacent right of way to the north and south. Two adjacent buildings to the west are oriented along the same plane. This four-story building is 46-48 feet tall with a 55 feet tower element as its highest point; it is surrounded by one and two story warehouses and office buildings. The current code allows for building heights up to 115 feet; this building may be seen as a "transitional" building at a height midway between what has been built in this area and the maximum of what is allowed. b. Natural features, which contribute to desirable neighborhood character, shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. There are no natural features on the site. The site is essentially flat absent of vegetation aside from opportunistic weeds. sm Page 3 of 11 04/19/2012 ZADCD n Cleffs\PC Laserfiche Packet\Attachments L12-004\Staff Report L12-004 DR SR (2).docx c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. Typically, a pedestrian scale streetscape is created by locating a building at the back of sidewalk and providing visual interest along the ground floor through features such as windows allowing pedestrians to look into the building and architectural details. The north property line is approximately 20 feet from the right of way and the railroad spur prevents sidewalk development. The odd shape of the parcel and the setbacks created by the railroad spurs limit the ability to create a pedestrian scale streetscape or to facilitate pedestrian activity along Minkler Boulevard. Further, ground floor guest suites inhibit the use of significant amounts of glazing along the ground floor exterior walls. With these limitations, site improvements to meet the pedestrian streetscape requirement include the following: a) perimeter landscaping along Upland Drive and Minkler Boulevard; b) a separated sidewalk with landscaping and street trees is created along Upland Drive; c) pedestrian paths surround the building and connect with pedestrian crossings that lead to both the north and south property lines and the exterior row of parking; and d) concrete is proposed for the pedestrian crossings within the asphalt parking lot to better define and highlight the crossings. With the railroad spur between the property line and Minkler Boulevard, frontage improvements along Minkler will need to be deferred. The City's Public Works Department will require the applicant enter into a no -protest local improvement district (LID) to defer improvements including sidewalks until the railroad spurs are removed. The LID will allow the City to construct frontage improvements in the future and pass the costs to the applicant through monthly assessments. This requires a vote of affected property owners and this property owner will be agreeing vote in favor (i.e. not to protest) the creation of the LID. Regardless of when a sidewalk may be developed along Minkler Boulevard, phase II improvements will create a pedestrian path around the entire site within the railroad easements. d. Pedestrian and vehicular entries shall provide a high -quality visual focus using building siting, shapes and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. The two phase I entries along Upland Drive are lined with landscaping. The sidewalk created along Upland Drive includes a separated landscape strip with street trees. The eastern -most entrance leads directly to the front of the building. The phase II entry from Minkler Boulevard will be adjacent to the monument sign surrounded by landscaping. e. Vehicular circulation design shall minimize driveway intersections with the street. Two vehicle access points will be created. In phase I, two points will be created along Upland Drive. During phase H, the western -most access on Upland Drive will be closed and a new access point will be created from Minkler Boulevard. f. Site perimeter design (i.e., landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. Perimeter landscaping adjacent to the public right of way is required by code and helps reduce the visual impact of parking. The proposed building is located in the center of the site. The adjacent properties to the east and west are separated by a thirty foot railroad easement. Tukwila Municipal Code (18.52.020) does not require side yard landscaping but groundcover will be added to the areas of vehicle overhang along the east and west side yards within the railroad easement if permission is obtained by the railroad. Phase II will also create a walking path SM Page 4 of 11 04/19/2012 ZADCD n Clerk's\PC LaserFiche Packet\Wttachments L12-004\Staff Report L12-004 DR SR (2).docx around the site perimeter within the railroad easement. Additional site perimeter design consists of the required perimeter landscaping along the north and south, frontage improvements along the south and deferred frontage improvements along the north. g. Varying degrees of privacy for the individual residents shall be provided; increasing from the public right -of way, to common areas, to individual residences. This can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. Privacy is afforded to the hotel guests via locating the building in the center of the lot and placing parking between the building and the public streets. There are areas of shared outdoor spaces for the hotel guests, including a barbeque patio and dog lawn that are directly adjacent to the building. Keeping the common private spaces adjacent to the building defines the spaces as private for guests only. The walking trail at the site perimeter is intended for hotel guests however, the applicant has verbally agreed to allow the public to use the path along the north and west spurs. These two spurs are identified in the City's Walk and Roll plan as a mixed - use trail. h. Parking and service areas shall be located, designed and screened to interrupt and reduce the visual impact of large paved areas; The building is surrounded by surface parking with landscape islands between every ten stalls. Surface parking is evenly distributed over the site which minimizes the visual impact of the 146 parking stalls and allows for vehicular circulation around the entire building. Trash collection is located in the southwest corner of the site; the trash enclosure is clad in the same stone used on the building and screened with landscaping. The height, bulk, footprint and scale of each building shall be in harmony with its site and adjacent long-term structures. The size and bulk of this building are determined by the corporate prescriptive design standards for a Home2 Suites such as a four-story wood -frame building with beacon element. The building size is also constrained by the parking requirements for hotels in Tukwila. Additional rooms would require. additional parking but there is no room for additional surface parking on the site. The four-story hotel is surrounded by one and two story structures. This is the last remaining vacant parcel to be developed; the surrounding development occurred in the late 1970's following subdivision of this plat. The surrounding structures range from 5,000 to 67,000 square feet. At 76,000 square feet, the building's mass is larger than the buildings that immediately surround it. The height of the hotel is between forty-six and fifty-five feet. 2. BUILDING DESIGN. a. Architectural style is not restricted; evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood. This proposal is for a four story, modern style building. The building reflects the prototypical model for a Home2 Suites with some customized design elements for the City of Tukwila. While taller than the surrounding development, the massing of this building and the surrounding buildings are generally more horizontal than vertical. The building uses modern design elements including EFIS (faux stucco), stone and metal which have an industrial appearance; the surrounding construction is primarily concrete tilt -up. b. Buildings shall be of appropriate height, scale, and designlshape to be in harmony with those existing permanent neighboring developments which are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter- structures. Adjacent structures that are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the nonconforming structure's anticipated permanence. sM Page 5 of 11 04/19/2012 ZADCD n Clerk's\PC Laserfche Packet\P,ttachments L12-004\Staff Report L12-004 DR SR (2).docx The building is four stories with varying roof heights of 46, 48, and 55 feet. The comprehensive plan allows buildings up to 115 feet yet the surrounding buildings are only 1 and 2 stories high. The scale of the building is defined by its use (a hotel with king-size bedroom suites) and the available area for the required parking. As part of the brand identity, a tower or beacon element is included on all Home2 Suites. The tower is 4.5 feet higher than the top of the parapet and is capped in white, frosted, translucent glass. c. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure. The building components reflect the modern style of the building and as a result are understated. The windows are mounted flush to the walls; the portico is a simple flat roof on columns; and the building faces are fairly flat. The appearance of quality is generally reflected in the details of a building. The Home2 Suites will have charcoal gray window frames. The pool and barbeque area is integrated into a one story indoor/outdoor room wrapped with stone walls. The parapet wall is of EIFS and appears to be an integral part of the building. d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. Stone is used to clad portions of the building and is used on the support columns of the portico and pool room. The main color on the building is Siam Blue on modern -style corrugated metal panels. Rocky Gray, a dark green - gray metal is used on the tower element and used on recessed sections of three of the four sides of the building. The dark gray color is framed in off-white EIFS. The gray color is repeated again on EIFS that runs in horizontal bands delineating each floor level. The off-white EIFS is used on projecting details of the building and is used to define various rectangles that emphasize the modern design. The first floor and a vertical section of the building are clad in stone. A warm stone with shades of grays and browns called Sage is proposed. e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. In addition to three different textures (stone, stucco, and metal), the building, which is essential a rectangular box, has the materials applied asymmetrically across three of the four building faces. Aside from the south elevation which is a short side of the building, breaking the building into asymmetrical faces emphasizes the modern style of the building. The green -gray walls appear to recede and increase the illusion of depth or modulation on the building faces; the grout used in the stone work will be a similar color. 3. LANDSCAPE AND SITE TREATMENT. a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place. The site is essential flat so this criterion is not applicable. b. Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views, provide shade to moderate the effects of large paved areas, and break- up visual mass. sM Page 6 of 11 04/19/2012 ZADCD n Clerk's\PC Laserfiche PacketUttachments L12-004\Staff Report L12-004 DR SR (2).docx Part of the corporate identity for Home2 Suites is an "eco-friendly" focus. The landscaping on this site was chosen to be native or drought -tolerant to minimize irrigation needs. The landscape architect believes that plant palate and landscape design compliments the modern architectural style of the building. Required perimeter and parking lot landscaping, according to Tukwila Municipal Code (18.52.020 & 035), is approximately 9,500 square feet'. This project provides nearly 19,057 square feet of landscaping plus an additional 1,404 square feet of right of way landscaping. The northern most six feet of the required perimeter landscaping along the north frontage occurs within the railroad easement. If the railroad allows this planting, it will consist of low groundcover. If the railroad does not allow work within their easement, the applicant is requesting perimeter landscape averaging to include the landscaping created along the northwest corner of the site. In the future, if Minkler Boulevard is expanded due to track abandonment, a separated sidewalk with planting strip would be created and the perimeter landscaping would be continued from the property line to the back of sidewalk. The trash collection area is screened with an enclosure and the enclosure is screened with landscaping on the side adjacent to the street. Site lighting includes pole -mounted lighting in the parking lot landscape islands to illuminate the parking areas. c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on -site recreation areas, and to adjacent public recreation areas shall be provided. Pedestrian paths surround the building and connect the entrances to the parking areas. Further, exterior paths lead to the outdoor barbeque area and dog lawn. Crosswalks in concrete connect the building to the north and south public rights of way and to the parking areas. Walkways and groundcovers are placed in areas susceptible to vehicular overhang and pedestrian traffic. Phase I proposed landscaping will be displaced by the walking path in phase H. A landscape plan addressing the displacement and replacement was not submitted as part of the Phase H proposal. The walking path is partially located outside the property lines along the north side of the site. d. Appropriate landscape transition to adjoining properties shall be provided. The two side yards are separated from the adjacent properties by 30' wide railroad spurs and associated easements. Side yard landscaping is not required. Groundcover is shown on the landscape plan within the railroad easement. 4. MISCELLANEOUS STRUCTURES. a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale. Miscellaneous structures consist of a trash collection area, a bike rack for 5 bikes, parking lot light standards, and the outside barbeque area. A freestanding monument sign is proposed along Minkler Boulevard and wall signs are proposed on the north, south, and east sides of the building. The freestanding sign is integrated into a monument clad in the same stone used on the building. The site has approximated 650 lineal feet of street frontage shared equally between Minkler Boulevard and Upland Drive. The sign code allows one monument sign for properties with 600-799 lineal feet of frontage and allows the monument to be located anywhere on the site, subject to setbacks. The code also allows properties with multiple street frontages one monument sign per frontage provided each frontage is at least 200 lineal feet and each frontage provides direct access to the property 11 There are 485 lineal feet of north and south frontage. Perimeter landscaping in these areas is 15' deep (485' x 15'=7,275 sf of perimeter landscaping). 146 parking spaces each require 15 sf of landscaping (146 x 15 sf=2,190 sf of parking lot landscaping). 7,275 + 2,190 sf = 9,465 sf of required site landscaping. sM Page 7 of 11 04/19/2012 ZADCD n Clerk's\PC Laserflche PacketWttachments L12-004\Staff Report L12-004 DR SR (2).docx from the public street. Phase II would provide direct access from Minkler Boulevard. Wall signs are allowed on wall faces that have an exterior public entrance. The main entrance is to the east but the north and south ends of the building have entrances that are typically key -card access only. The applicant has proposed making the north and south entrances open to the public during daytime hours and, for security, allowing only key -card access during nighttime hours. The size of the wall signs was not reviewed under design review. The allowed sign size is a percentage of the wall size with larger signs requiring larger wall faces and the details of the sign will be reviewed under a separate sign permit application. b. The use of walls, fencing, planting, berms, or combinations of these shall accomplish screening of service yards and other places that tend to be unsightly. Screening shall be effective in winter and summer. The barbeque area is located adjacent to the pool within an enclosed yard and framed by a trellis. The trash collection area is located at the southwest corner of the site enclosed by a structure clad in stone and surrounded by landscaping. c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping. Mechanical equipment consists of two HVAC units and the elevator penthouse on the roof and seven HVAC units on the ground. The rooftop HVAC units are located in the middle of the building and screened from view with a screen four feet above the parapet wall. The elevator penthouse is the same height as the parapet wall. The ground -mounted HVAC units are located adjacent to the building in landscape areas. Landscaping is planned to hide these units from view. d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded and restrained in design with no off -site glare spill -over. Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building architecture. Site lighting is provided by parking lot light standards. The light fixtures are black with flat cobra -heads that mirror the modern style of the building. The applicant provided a luminaire schedule demonstrating that the light on the site will not spill over to adjacent sites. In addition to the specific criteria of the Board of Architectural Review, proposed development must show consistency with adopted plans and regulations (18.100.030 TMC.) Below are the specific policies from the adopted Comprehensive Plan that relate to the location of the proposal. COMPREHENSIVE PLAN POLICIES 1. 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". a) This significant commercial development requires design review (1.7.1). b) This development requires sidewalks (1.7.2). c) The development provides adequate parking and lighting (1.7.3). This project is being presented to the Board of Architectural Review for review. sM Page 8 of 11 04/19/2012 ZADCD n Clerk'APC Laserfiche Packet\Attachments L12-004\Staff Report L12-004 DR SR (2).docx Six foot wide separated sidewalks are provided along south frontage on the site and the sidewalks along Minkler Blvd are deferred due to the location of railroad tracks. Tukwila Municipal Code (figure 18-7) requires 146 parking stalls for a hotel building of this size. This project provides 146 stalls. A lighting plan demonstrating that there is adequate lighting onsite is included with this proposal. 2. Tukwila Urban Center (TUC) - 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:" a) This development shall 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). b) This development is designed with an appropriate scale and proportion; pedestrian -oriented features and street front 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 River and Tukwila Pond. (10.2.7) The building is at an acute angle, rather than parallel, to the street which is a deviation from typical development in the area. However, the buildings directly adjacent to the west are located at the same acute angle. It will add sidewalks to the south frontage. Internal pedestrian paths will connect the parking lot to the building via concrete walkways which will connect to the walking path installed under phase II. The site design disperses parking evenly around the building. CONCLUSIONS DESIGN REVIEW CRITERIA 1. Site Design The proposed site design meets the design review criteria. The site has remained vacant since platting in the 1970's, possibly due to the unusual shape of the parcel. The surrounding land use is predominately tilt -up construction. The proposed new construction will improve the immediate area. The height of the building is approximately half of the allowed height in the zone. While twice as tall as surrounding buildings, it may serve as a transition between future, taller construction and existing one and two story buildings. The shape of the lot defines and constrains the development on the site, yet results in an unusual but interesting and effective layout. Parking areas surround the building which minimizes the visual impact of one large parking area. A circular perimeter internal drive aisle facilitates onsite circulation. The proposed site design does not create any transition issues between adjacent properties. Access to the site is proposed through two ingress/egress driveways. Pedestrian movement onsite and along Upland Drive is well planned and the creation of a walking path around the project supports the city's Walk and Roll plan. To do work within the railroad easement areas, a permit from Union Pacific Railroad will be required and should be a condition of approval. To create access from Minkler Boulevard, the subdivision plat condition will need to be removed and should be a condition of approval for phase II. Frontage improvements, including sidewalks, along Minkler Boulevard will be deferred. The applicant will enter into an LID no -protest agreement, which should also be a condition of approval. 2. Building Design. The design meets the design review criteria. The single building is a modern design and follows the prototype for a SM Page 9 of 11 04/19/2012 ZADCD n Clerk'APC Laserfiche Packet\Attachments L12-004\Staff Report L12-004 DR SR (2).docx Hilton Home2 Suites. All four sides of the building are fully designed with wall planes broken with modulation, projections and surface treatments. The use of dark, cool colors and light, white color increases the sense of depth on the building. The front and rear of the building are both punctuated by ground level projections. The front of the building has a portico for vehicle loading/unloading supported by stone columns. Directly opposite at the rear of the building, an enclosed swimming pool and barbeque area extends off the ground floor. As part of the corporate branding, the highest point of the building is a "beacon" element, which is fifty-six foot tall. The proportions of all the building components are appropriate for the building and the adjacent structures. 3. Landscaping and Site Treatment. The proposed landscaping and site treatment meet the design review criteria. The site is level. A plant palette of drought -resistant species was chosen to be environmentally responsible. The trash collection area is screened in materials that match the main building and the exterior lighting fixtures match the metal features of the building. The walking.path proposed as part of phase II is shown partially off the property lines to the north and does not address landscaping impacted by the trail. A landscape plan showing displaced landscaping replaced onsite and the path located completely within the property lines shall be a condition of phase II development. Groundcover is shown along the east and west sides of the property within the railroad easement. This landscaping is not a code requirement but does require permission from UPRR to install within their easement. Some of the required perimeter landscaping on the north side is within the railroad easement and required by code. It also requires permission from UPRR to install within their easement. 4. Miscellaneous Structures. The light fixtures reflect the modern style architecture of the building. The rooftop mechanical equipment is located away from the edge of the roof and is screened from view by the height of the building and the proposed screen. The ground mounted HVAC units are screened with landscaping. The freestanding sign location meets code. A second freestanding sign on the site will only be allowed as part of phase II, when the site will be accessed from Minkler Boulevard. In order to qualify for building mounted signs on the north and south wall faces, the entrances on those sides will need to remain open to the public. Allowing public access at night to these doors is a safety concern. Allowing these walls signs should be conditioned upon providing daytime public access to the building. The final size of the signs will be reviewed for code compliance when a sign permit is submitted for approval. COMPREHENSIVE PLAN GUIDELINES. 1. Commercial Areas Goal 1.7 The project meets the Commercial Areas Goal. The project is going through design review. Sidewalks along Upland Drive are included as a part of the site development. Adequate lighting is proposed and the proposed parking meets code. 2. Tukwila Urban Center Goal 10.2 The project meets this goal. The building is a high -quality design. The ability to create pedestrian features is limited by the railroad easement. Locating the building at an acute angle should create a visually engaging site. The parking areas surround the building which minimizes the appearance of one large paved parking area. RECOMMENDATION Staff recommends that the BAR adopt the Findings and Conclusions of the staff report and approve the request subject to sM Page 10 of 11 04/19/2012 ZADCD n Clerk's\PC Laserfiche Packet\Attachments L12-004\Staff Report L12-004 DR SR (2).docx .6 T the following conditions. 1. Applicant shall obtain a permit from Union Pacific Railroad (UPRR) prior to starting work within their easement. The permit will need to provide approval for the site improvements within the easement area consisting of landscaping for phase I. Prior to obtaining the construction permit for phase II applicant shall provide documentation of approval by UPRR for the walking path, landscaping, and access over the railroad tracks. 2. The underlying plat includes a condition that restricts access to abutting properties along the northern thirty foot easement along Minkler Blvd. Prior to obtaining the construction permit for the access driveway to Minkler Blvd the applicant shall seek approval for an amendment to the subdivision to have the plat condition removed. 3. Prior to the issuance of the building permit the City's Public Works Department will require the applicant to enter into a no -protest LID to defer improvements including sidewalks until the railroad spurs are removed. 4. Prior to obtaining the construction permit for Phase II, the landscape plan shall be revised to account for the displaced plants. Any displaced plants as part of Phase H shall be replaced in the same area and at the same or greater density. The walking path shall be located entirely within the property lines. Conditions of approval that will be added to the future Building Permit: 1. No changes to the Design Review approved plans and conditions will be allowed without prior approval of the Planning Department, these include changes to the exterior finishes of the building, landscaping (both design and plant species), site plan, and site finishes. If you wish to make any changes you must submit a written request along with a justification for the requested change and an explanation as to why the issue was not addressed as part of the design review process. 2. All design elements on the building and the site, including landscaping must be completed prior to final occupancy. The city will not allow the design elements to be deferred; all items must be completed before final inspection. It is highly unlikely that the city will consider financial guarantee in lieu of completing the work. 3. A soils inspection will be required after amending the soil, but before any plants are installed. 4. An inspection to approve the exterior finishes (materials and colors) is required before doing any exterior finish work, to ensure that the finishes approved as part of the design review process are being used. 5. Prior to requesting a landscaping inspection the applicant shall provide an affidavit from the landscape architect, stating that the landscaping was installed per approved plans. As part of the landscaping inspection you will need to verify that the irrigation system is working properly. Informational Items 1. The proposed signs have neither been reviewed nor approved. A sign permit shall be applied for and issued for any new signs on the site including building mounted signs. The permit application shall show any existing building or wall mounted signs that are to be removed or retained. If a wall sign is proposed for either the north or south wall faces, the sign permit will require that the entrance doors along those facades shall remain open to the public during daytime hours. 2. This Design Review is subject to a 14 day appeal period. Commencing construction prior to expiration of the appeal period is at the applicant's risk. SM Page 11 of 11 04/19/2012 ZADCD n Clerk's\PC Laserfiche PacketWttachments L12-004\Staff Report L12-004 DR SR (2).docx ��,utDn can l� -,�< 0- fir= b � cj� S �f�'; Hotel, Motel and Multi -Family Design Review Criteria Please respond to how the project complies with the following criteria: 1. SITE PLANNING. a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi -family development's design need not be harmoniously integrated with adjacent single-family structures if that existing single-family use is designated as "Commercial" or "High -Density Residential" in the Comprehensive Plan. However, a "Low -Density Residential" (detached single-family) designation would require such harmonious design integration. At four stories, but only 47feet in height, the Home 2 Suites will not overwhelm the adjacent warehouse facilities in scale. The building features have been thoughtfully incorporated in order to minimize the impact of the building's scale. The modern design will blend with the adjacent industrial feel of the immediate area. b. Natural features, which contribute to desirable neighborhood character, shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. There are no significant trees, stands of trees, wetlands or significant topographic features to be preserved on this site. c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. Landscaped pedestrian walkways are provided from Upland Drive and Minkler Boulevard to both the main entry and back pool area. The landscaping has been designed to reflect the modern design of the architecture. The plant material has been selected to play off the architectural lines as well as being drought -tolerant to the Northwest area. d. Pedestrian and vehicular entries shall provide a high -quality visual focus using building siting, shapes and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. The orientation of the entry drive to the hotel visually orients the guest to the main entrance of the hotel and softened with the introduction of a landscaped parking island in the foreground aligning with the modern lines of plant material directing guests to the main lobby. e. Vehicular circulation design shall minimize driveway intersections with the street. On site circulation is efficient, requiring only two driveway access points from the street. Of� f. Site perimeter design (i.e., landscaping, structures, and horizontal width) shall be coordinated development to ensure a harmonious transition between adjacent projects. D The landscaping along Upland Drive is designed with an evergreen hedge to buffer the parking lot d undulating wave of grasses spotted by flowering perennials. Minkler Boulevard is lined with an evergreen hedge and groundcover. The sign is highlighted by evergreen base and flowering groundcover. RECEIVED "APR 1.6 20121 COMMUNITY DEVELOPMENT g. Varying degrees of privacy for the individual residents shall be provided; increasing from the public right-of- way, to common areas, to individual residences. This can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. Not applicable. h. Parking and service areas shall be located, designed and screened to interrupt and reduce the visual impact of large paved areas; In the parking areas, the maximum width of asphalt is typically 60 feet. There are no double -bay parking areas minimizing the visual impact of the paved areas. i. The height, bulk, footprint and scale of each building shall be in harmony with its site and adjacent long-term structures. The proposed project contains only one building; therefore this requirement does not apply. 2. BUILDING DESIGN. a. Architectural style is not restricted; evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood. The hotel design is refreshingly modern, with bold simple forms that modulate the scale of the facade. The surrounding buildings have simple shapes and an industrial feel. We feel the hotel design enhances the general aesthetics of the immediate surroundings. b. Buildings shall be of appropriate height, scale, and design/shape to be in harmony with those existing permanent neighboring developments which are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent structures that are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the nonconforming structure's anticipated permanence. The building will meet all requirements for height, scale and design to comply with current City of Tukwila Code and Design Standards. The building will be designed to accommodate the more current criteria of the area rather that some of the older surrounding buildings. c. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure. The architectural features including fenestrations, building "wrap" and spandrel panels of the design have been thoughtfully arranged and work together for the overall effect of cohesion. d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. Materials include a warm stone at the base that is also carried up vertically to provide a visual break in the rhythm of the guestroom fenestration. The entire building is framed with the linen -colored synthetic stucco wrap that envelopes the core or guestroom window plane. Metal panels with horizontal corrugations are used as the spandrel material between guestroom windows as a gesture to the context of the industrial buildings in the sM Page 2 of 4 04/16/2012 P.\15000s\15425\doc\incoming\Hotel Design Review Criteria_Tukwila.docx immediate surroundings. The use of a slate blue color on these panels enhances the visual interest. The panels at the center are in a darker slate green color intended to create a sense of depth. e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. The building design makes use of accents such as the main entrance being marked with a signature design element or beacon "tower" that has an internally lighted, translucent acrylic panel at the top that is intended to identify the building from a distance. The building wrap is a pronounced cantilever that provides visual relief and a shadow line. At the center of the building, and oriented about the main entrance, there is an additional change in plane of the fagade creating more relief and shadow lines while focusing attention to the main entry area of the hotel. 3. LANDSCAPE AND SITE TREATMENT. a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place. No natural topographic patterns or significant vegetation exists on site. b. Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views, provide shade to moderate the effects of large paved areas, and break up visual mass. The proposed landscape design enhances and aligns with the modern architectural lines. c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on -site recreation areas, and to adjacent public recreation areas shall be provided. The public streets are connected to the hotel by pedestrian walks with plant materials directing the guest to the main lobby. The recreational areas are all inside the building with the exception of a dog run on the north side of the building. d. Appropriate landscape transition to adjoining properties shall be provided. The adjoining properties are railroad tracks with no landscaping. 4. MISCELLANEOUS STRUCTURES. a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale. Not applicable. sM Page 3 of 4 04/16/2012 P.\15000s\15425\doc\incoming\Hotel Design Review Criteria_Tukwila.docx b. The use of walls, fencing, planting, berms, or combinations of these shall accomplish screening of service yards and other places that tend to be unsightly. Screening shall be effective in winter and summer. There is no loading dock or dedicated service yard proposed for the hotel. Deliveries are very light as the building has a limited food service program. The dumpster pad will be appropriately screened and secured with fencing. See civil drawings. c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping. Ground mounted equipment will be effectively screened by landscaping. Roof top units will be screened by architectural features integrated with the hotel design. d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded and restrained in design with no off -site glare spill -over. Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building architecture. The exterior lighting standards and fixtures will be designed to be consistent with safety, architecture of the building and the adjacent commercial area. Lighting will be shielded to prevent glare spill -over and will not be excessively bright or use any brilliant colors. SM Page 4 of 4 04/16/2012 P:\15000s\15425\doc\incoming\Hotel Design Review Criteria_Tukwila.docx CALL BEFORE YOU DIG: 1-800-424-5555 LEGAL DESCRIPTION LOT 3, UPIAND'S TUKWILA INDUSTRIAL PARK, ACCORDING TO PLAT RECORDED IN VOLUME 104 OF PLATS, PAGES 8 THROUGH 10, INCLUSIVE, IN KING COUNTY. WASHINGTON EXCEPT THAT PORTION CONVEYED TO THE CITY OF TUKWILA BY DEED RECORDED AUGUST 29. 1994, UNDER RECORDING NO. 9408290326. (LEGAL DESCRIPTION AND EASEMENTS PER TITLE REPORT SUPPLIED BY CUENT FROM FIRST AMERICAN TITLE INSURANCE COMPANY NATIONAL COMMERCIAL SERVICE, DATED SEPTEMBER 18. 2007 AT 7:30 AM., POLICY NO. NCS-318734-WAI. NO FURTHER RESEARCH INTO MATTERS OF RECORHAS BEEN PERFORMED BY BARGHAUSEN CONSULTING ENGINEERS, INC.) BASIS OF BEARINGS THE BASIS OF BEARINGS FOR THIS SURVEY IS NAD 83/91. WSDOT MONUMENT ID 136 WAS HELD FOR POSITION, AND A UNE BETWEEN WSDOT MONUMENT ID 136 AND WSDOT MONUMENT 1384 WAS HELD FOR ROTATION. VERTICAL DATUM (NGVD 29) THE VERTICAL DATUM FOR THIS SURVEY IS NGVD29. NOS POINT NO. N254 WAS HELD, WITH AN ELEVATION OF 28.51' NARRATIVE A FIELD TRAVERSE USING A 'IRIMBLE 56W ROBOTIC TOTAL STATION AND A TOPCON GR3 GPS WERE BOTH USED AS WELL AS A 'IDS RANGER' DATA COLLECTOR SUPPLEMENTED WITH FIELD NOTE WAS PERFORMED, ESTABLISHING THE ANGULAR, DISTANCE, AND VERTICAL RELATIONSHIPS Ak �--. BETWEEN THE MONUMENTS, PROPERTY LINES, AND TOPOGRAPHIC FEATURES AS SHOWN HEREON. THE RESULTING DATA MEETS OR EXCEEDS THE STANDARDS FOR LAND BOUNDARY SURVEYS AS SET FORTH IN WAC 332-130-090. COVER SHEET A PORTION OF THE SW 1/4 OF THE SE 1/4 OF SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON EARTHWORK QUANTITIES CUT = 2.900 C.Y. FILL - 2,800 C.Y. FFa 0 ?Ql I STRANGER BLVD 3 TRECK DR F�R LA g � s NK BLVD. UPLAND R o � a VICINITY MAP RECEIVED FEB 03 20121 DEVELOP N�JT INDEX OF SHEETS: Cl of 6 COVER SHEET C2 of 6 GRADING AND STORM A W DRAINAGE PLAN ' C3 of 6 WATER AND SANITARY SEWER PLAN C4 of 6 TEMP. EROSION AND eA SEDIMENTATION CONTROL PLAN C5 of 6 CONSTRUCTION NOTES AND DETAILS C6 of 6 WET/DETENTION VAULT PLAN AND SECTIONS U OF 3 PRELIMINARY LANDSCAPE PLANTING PLAN L2 OF 3 PRELIMINARY LANDSCAPE PLANT MATERIAL LEGEND L3 OF 3 PRELIMINARY LANDSCAPE PLANTING NOTES AND DETAILS CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR OBTAINING PERMITS FROM THE WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES FOR REMOVING AND REPLACING ALL SURVEY MONUMENTATION THAT MAY BE AFFECTED BY CONSTRUCTION ACTIVITY PURSUANT TO WAC 332-120. APPLICATIONS MUST BE COMPLETED BY A REGISTERED LAND SURVEYOR. APPLICATIONS FOR PERMITS TO REMOVE MONUMENTS MAY BE OBTAINED FROM THE WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES, OR BY CONTACTING THEIR OFFICE BY TELEPHONE AT (206) 902-1190. WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES PUBUC LAND SURVEY OFFICE 111, WASHINGTON STREET S.E. P.O. BOX 47060 OLYMPIA. WASHINGTON 95504-7060 UPON COMPLETION OF CONSTRUCTION, ALL MONUMENTS DISPLACED, REMOVED, OR DESTROYED SHALL BE REPLACED BY A REGISTERED LAND SURVEYOR, AT THE COST AND AT THE DIRECTION OF THE CONTRACTOR, PURSUANT TO THESE REGULATIONS. THE APPROPRIATE FORMS FOR REPLACEMENT OF SAID MONUMENTATION SHALL ALSO BE THE RESPONSIBILITY OF THE CONTRACTOR. Q � U a 0y oma9GGN THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION DIMENSION, AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT �Y POTHOLING THE UTIUTIE AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CAWNG UTILITY LOCATE O 1-8DO-424-5555 AND THEN POTHOLING ALL OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY E VERIFY WHETHER OR NOT CONFUCTS EXIST. LOCATIONS OF SAID UTILITIES AS SHOWN ON THESE PUNS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. z' IF CONFLICTS SHOULD OCCUR, THE CONTRACTOR SHALL CONSULT BARGHAUSEN CONSULTING ENGINEERS, INC. TO RESOLVE ALL PROBLEMS PRIOR TO PROCEEDING WITH CONSTRUCTION. tl) E PRELIMINARY GRADING AND STORM DRAINAGE PLAN N A PORTION OF THE SW 1/4 OF THE SE 1/4 OF SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON r o TEL. VAULT GTCH BASIN CATCH BAN SSMH RITRIMM=20.59 Z Z SSMM RIM=22.01 RIM-21.82 CATCH BASIN E 12 (� A(A -_-- IE 12" CNC 5=15.75 IE B" CONC=11.07 RIM=21.3T DPP S� - E'12"_PVC Y/-1573 IE 8' GONG E=5.91 IE 4" PVCC. S-1689 CATCH 2037IN Q -_--_ '&, ua..- TEg-CONCW5596---------------------------- _ 12 CNC. 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IN CASE } IE=13.94 36-CMP W) _ 5 . _ 413_$6' M N N Z II IE=14,58(21'CMP N) Oc0" '29' - Q N --------Y --- ---------- I IE=14.19(30'CMP S) ___ ____ ________________ DRNEWAY ___5 FOUND 4B K LONC cy�________________________________ BRASSIE BROKEN I +' IX. B"PVC S� -^ i i _-- DRIVEWAY ----------------------------------------- ----------- -- _-_ N OT39'ST E 23.25' Zrn�a�Io - SSRIVEWAY RECEIVED o '%' IN TOP OF STEM I SS�---_T SSMM EX. 8-PVC --�1 CATCH BASIN EX. SSM I I f N N RIM-20.40 RIM-2/95 E Yv�i UN L 12' CMP E-17.50 I12.10( 'PVC C N) a; LARGE PIPE RUNS N k 5 IE=12.10(8'PVC W/E) 0 3 210121 ; UNKNOWN IE FEBCV( COMMUNITY Q DEVELOPMENT = W d.`_ �/n NaJ E i FEB 022012 E N `0 N U WATER VALVE DRPkY/AY FOUND 4•x 4- CONClMO.•L BRASSIE BROKEN OEf', x IN TOP of STEM - - SSMN PRELIMINARY WATER AND SANITARY SEWER PLAN A PORTION OF THE SW 1/4 OF THE SE 1/4 OF SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON TEL VAULT CATCH BASTN , GTCN BASIN MN RUE-20S9 ' R01-21.60 RL RIG-2C01 SSNN IE 12• PVC N- -_--_ IE 12' CNC 5-15.75 IE B- CON E MU-21.B2 N CATCH,2 BASIN IE 4' PVC N-18.78 CATCH BASIN 1E-17-PVC-N-15a3- _ _ -___________________________ " IE 8• WNC-11,0g RW I. 12 CNC S IE -16.79 37 oPVC 6=w W 11.20-_ ---- II �:. __�g�NCW-5- ----- 1E9'-EBM�N•8.64__________________ LIGE4____-_-_-___-_____.________-__ _____ IE 16' CONC W..27 _ 1� CONC E_i17 - _ IE 12- PVC N-17.12 �4T'21 IE f2• CNL 5-17.ta SSAuI Pou-2ob1 IEM72 N-15.27 IE 12' CNC SE-Is.27 I :..... JBOX UC11T J80% .. iEl.vADLr-------------------- _ _17 ----------------------- CONIC E 6 6 PVC N 1B.92 +UCNT .. LIGHT JBOX MINKLER BLVD. '� -------- Jeox TEL >' IJpIT t�ucaIB411 - ---- - - -------------- lx:M J60% -HT r -'-- GtE 7ELLAW PAIN7 STRIPE EYIRUOED CURB It.___ �-11 ----- JBOX 3L N _ . v�r Maisons W UPLAND DRIVE N 87'55'04' W m B-PC SS— I ___--------------- I- TYPE 2-72- IE-14.19(70-CMP S) ADJUSTED TO NEW GRADE GTCN BASIN EX. SSMN RW-20.40 Rlu-21.85 IE IV CMP E.17.50 IE-12.10(8•PVC N) LARGE PIPE RUNS N @ S UNKNOWN IE IE-12AD(8'PVC W/E) yIf FNEW-4R—'I( A., Y. 1 lFN1RG0 ROW E k /EASEMENT RFC. No. 784270035 N m�ynO � II IIg^ SWITCH 15' UTIM t l EASEMENT PER PUT -450.96' L-6.75' FOUND MON. IN CASE N 01'39'57' E 23.25' - ------------------- _ _ _______SWAY _. -- — —Ex. e'wc ss — —� II UB� YEuow PAINT $TRIPE I RIGN TURN �— SSWHI II 11 6 IE 18 'CNC SE- .79' a 64 _ _____EDGE ASPHALT -RIGHT TURN SIGNAL JBOx� S IN 8T5502 324.37 HAL JeaX s, 7i N 02'04'58' SIGN& JeOx -- 6.05' R/1V GTCN BASIN_ REC.NO. 7801 RW-20.97 IE 12' CNC N-16.60 SIGNALJ80% IE lY CHC W-16.80 GTCN BIGIN IE 6- CMP NE-19.63 Pou-20.69 / IE 12. ONG NW-17.67 / 70' RAILROAD R/W EASEMENT PER PUT IeEc.ao.770722077i RC EIVED COMMUNITY DEVELOPMENT FEB 022012 0- 1'-30' 0 15 30 60 CONSTRUCTION SEQUENCE 1. PRIOR TO CONSTRUCTION, OBTAIN ALL APPLICABLE DEMOLITION AND CONSTRUCTION PERMITS. 2. SCHEDULE AND ATTEND PRE -CONSTRUCTION MEETING WITH CITY OF TUKWILA INSPECTOR, GREG VILIANUEVA (206) 433-0179. 3. FLAG ALL CLEARING AND GRADING UMrrS FOR PROJECT AS SHOWN ON THE PLANS. 4. CONSTRUCT TEMPORARY CONSTRUCTION ENTRANCE AS SHOWN ON PLANS. 5. INSTALL TEMPORARY FILTER FABRIC FENCE AS SHOWN ON PLANS. 6, INSTALL TEMPORARY CATCH BASIN INLET PROTECTION AS SHOWN ON PLANS. 7. A TIME IT APPLIES TO ANY WORK PERFORMED IN THE CITY OF TUKWILA R.O.W. CONTRACTOR TO COORDINATE WITH CITY OFFICIALAN FOR TIMING OF Y CONSTRUCTION WITHIN R.O.W. B. PROTECT ALL PROPERTIES ADJACENT TO THE PROJECT FROM SEDIMENT DEPOSITION. 9. NO RUNOFF IS TO LFAVE SITE WITHOUT TREATMENT. 10. CLEAR AND GRADE SITE AND AMEND E.S.C. FACILITIES AS REQUIRED. 11. WHEREVER CONSTRUCTION VEHICLES ACCESS ROUTE CROSSES PAVED ROADS, CARE MUST BE MAKE TO MINIMIZE THE TRANSPORT OF SEDIMENT (MUD) ONTO THE PAVED ROAD. IF SEDIMENT IS TRANSPORTED ONTO PAVED SURFACE. THE ROAD SHALL BE CLEANED THOROUGHLY AT THE END OF EACH DAY. 12. ALL DISTURBED AREAS WHICH HAVE BEEN EFFECTED BY GRADING OPERATION SHALL BE HYDROSEEDED UPON COMPLETION OF GRADING ACTIVITIES AND IN ACCORDANCE WITH GRADING AND TEMPORARY EROSION AND SEDIMENTATION CONTROL NOTES. 13. CONTINUOUS MAINTENANCE AND UPGRADE OF T.E.S.C. MEASURES, INCLUDING DUST CONTROL. SHALL BE PROVIDED AFTER FILL TEMPORARY EROSION AND SEDIMENTATION CONTROL PLAN A FOR110N OF THE SW 1/4 OF THE SE 1/4 OF SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON TEL VAULT CATCH BASIN SSMH RIM=21 CN RIM=22.01 IE 12' CNC 5�15.75 IE B' CONIC E=5.91 �17'-PtlC'HMS:IB- -lE'6"-CORCMR59&__ 1Ir}1T1,; :� 1.. a`j° �.m%IJGHT JBOX .e -CATCH BASIN RIY=22.05 IE 12' CNC N-16.26 30' RAILROAI R/W ESEME PER PUT & REC.NO.70722071 CLEARING LIMITS (TYP.) OPERATIONS ARE COMPLETED. / 14. MAINTAIN E.S.C. FACILITIES UNTIL ALL RISK OF EROSION/SEDIMENTATION DRAINAGE HAS PASSED AND PERMANENT STORM GRAINSYSTEM IS INSTALLED AND FUNCTIONAL DO NOT / CONVEY SEDIMENT -LADEN WATER INTO STORM DRAINAGE SYSTEM. TEMPORARY EROSION AND SEDIMENTATION CONTROL FACIUTIES CAN BE REMOVED ONLY UPON FINAL SITE STABILIZATION AND APPROVAL FROM / THE CITY. INSTALL TEMPORARY V-DITCH / WITH ROCK CHECK DAMS PER DETAIL SHEET C5., I I 6 N 01*49'28E 11.92' RR S T o WATER VALVE d TEL MH _T_} ____ _________ FOUND 41. 4' Cl BRASSIE BROKEN 'X' IN TOP OF S i---ESL B'P1C , -- _ - i7 ---------------- - ______ EX. 66" STOAM DRgiN -- ,g LIGHT JBQ% ;.-VAULT-______--__-INSTAL a nA UGHT PER 0 0 LIGHT JB01V Y' 1 -11 MINKLER BL�Vb` ----. � ---- _____ �. f� MONRORING WELL � s°11 N 0704'58' 6.05' PROPOSED BUILDING PADO' FF-24..9/� ' INSTALL 100' TEMPORARY ROCK _Ary°1° CONSTRUCTION ENTRANCE b, PER DETAIL SHEET C5, * ij°•O �O O� _ 25 lF 12' O.I.P. O 0.2% . 00 0(l ^ _ 0(TYJ O 0 0 ., 0-1 �y+b N 87'55'04' W INSTALL CD PROTECTIONJ PER DETAIL THIS SHEET, CATCH BASIN EX. SSMH RIM-20.40 RIM-21.85 IE 12' CMP E=17.50 IE-12.10(8"PVC N) URGE PIPE VC RUNS N & S IE-12.10(8"PW/E) UNKNOWN IE RIM=21.82 CATCH BASIN IE B" CONC=11.07 RIM=21.32 IE 1B" CONIC W=5.27 IE 12' PVC N=17.12 CATCH BASIN CONC E_5_77 IE 12 CNC 5=17.14 RIM=21.B2 INSTATE CB PBOIEC_TION ------ --I�-CNC N_17.20_-- PER DETAIL IRIS SHE€f. ,6 � � UG JBOX �TEE VAULT_________ z og r p Q J z 0 CATCH BASIN BA 0 RIM=20.59 _ IE 12" PVC N=16.54 IE 4' PVC N=18.76 CATCH BASIN IE 12' CNC. S=16.39 RIM=20.37 ^ SSMH IE 12' PVC N=1S.27 /Lv�J RIM-20.81 IE 12' CNC 5E=15.21 IE 18' CONIC E=4.13 IE 6' PVC N-18.92 W Z 41N ____ _1E78'L&YC-YL-421 0 4 :1 R 0. 7804 i \ SILT FBAFFLE 1- ENCE IE 6' CMP NE=19.63 / c21 s' / EL m 19.5 .i, /xa?1 s- OVERFLOW SPILLWY PER DETAIL SHEEP C5. EL 1 30' RAUROAD R/W EASEMENT PER PLAT & � � REC.N0.7707220771 , O'L•9p INSTALL TEMPORARY V-DITCH WITH ROCK CHECK DAMS PER DETAIL SHEET C5. CLEARING LIMITS (1YP.) --_--- oa�owaE rsw / - INSTALL TEMPORARY FILTER FABRIC FENCE _ -T x° PER DETAIL SHEET C5. aewu°Nr..o oaaws h owawwianrna -RAILROAD ROW EASEMENT REC. No. 78427DO35 UGHf s as t I fe'L �is 5 __ - Q 0 \�-- SIGNAL JB S ; 4 Z W Y---SMH flIM=20.64 IE 18'E /8" CNC SE-3.791 ICNC W-444 $ Q a cc SIGNAL JBOX * SIGNAL JBO% SIGNAL JBOX CATCH BASIN Im j$ RIM=20.97 ---- IE 12' CNC N-16.80 SIGNAL JBOX IE 12' CNC W-16.80 CATCH BASIN I RIM-20.89 IE 12" CNC NW-17.67 Y NOl£9 1. SW tlp BN°w InNR OnIa DeNa IfilDDl for lt+tlalm wMeT tauRasX 2 TM 0100 MWI Haw.6WI4n Mpll-m., re9tl.ymm (a.m„ 6ro0.I. 3 TM nabvtl ayabm mqt aMv mndtl d9q 61OD wWaf,N apavp gar maaOe4 mab,ial. 4. PMam mvlMuurrq N etto,6anw wiM SMMeN Sped6sYon fi01,N16). it RON View 180MEIIMD VIEW SWITCH 15' 1111LRY 'W1ro auk PPERDPILAT FIRE HYD "' H STORM DRAIN INLET PROTECTION WSDOT STD. PLAN 1-40,20-00 ---------------------- _ NOT TO SCALE m L `-6*"' 6' -llll MOH. IN CASE �6.75' - k' ,• \--N 01'39'57' E 23.25' ------------ e'PVC SS -- -� RECEIVED FEB 0 3 20121 COMMUNITY DEVELOPMENT Q c c g maw 0 Q goo m w U J z FIL_ . cR FABRIC FENCE INSTALLATION NOTES PRIOR TO STARTING CONSTRUCTION, CONTACT ONE -CALL (1-800-424-5555) FOR UTILITY LOCATIONS. CONTACTS PROJECT MANAGER: AL1 SADR 425-251-6222 DESIGN ENGINEER: JAKE JACOBS 425-251-6222 OWNER: GEORGE ROCKWELL 206-244-0770 GENERAL 1. LOCATIONS SHOWN FOR EXISTING UTILTTIES ARE APPROXIMATE. 2. AT LEAST 48 HOURS BEFORE STARTING PROJECT SITE WORK, NOTIFY THE UTILITIES INSPECTOR AT 206-433-0179. 3. REQUEST A PUBLIC WORKS UTILITY INSPECTION AT LEAST 24 HOURS IN ADVANCE BY CAVING 206-433-0179. 4. THE CONTRACTOR ASSUMES SOLE RESPONSIBILITY FOR WORKER SAFESAFETY, AND DAMAGE TO STRUCTURES AND IMPROVEMENTS RESULTING FROM CONSTRUCTION OPERATIONS. S. THE CONTRACTOR SHALL HAVE THE PERMIT(S) AND CONDITIONS, THE APPROVED PLANS, AND A CURRENT COPY OF CITY OF TUKWILA DEVELOPMENT GUIDELINES AND DESIGN AND CONSTRUCTION STANDARDS AVAILABLE AT THE JOB SITE. 6. ALL WORK SHALL CONFORM TO THESE APPROVED DRAWINGS. ANY CHANGES FROM THE APPROVED PLANS REQUIRE PRE -APPROVAL FROM THE OWNER, THE ENGINEER, AND THE CITY OF TUKWILA. 7. ALL METHODS AND MATERIALS SHALL MEET CITY OF TUKWILA DEVELOPMENT GUIDELINES AND DESIGN AND CONSTRUCTION STANDARDS, UNLESS OTHERWISE APPROVED BY THE PUBLIC WORKS DIRECTOR. 8. CONTRACTOR SHALL MAINTAIN A CURRENT SET OF RECORD DRAWINGS ON-SIIE. 9. CONTRACTOR SHALL PROVIDE RECORD DRAWINGS PRIOR TO PROJECT FINAL APPROVAL 10. PROVIDE TRAFFIC CONTROL AND STREET MAINTENANCE PLAN FOR PUBLIC WORKS APPROVAL BEFORE IMPLEMENTATION. 11. ALL SURVEYING FOR PUBLIC FACILITIES SHALL BE DONE UNDER THE DIRECTION OF A WASHINGTON LICENSED LAND SURVEYOR. VERTICAL DATUM SHALL BE NAVD 1988. HORIZONTAL DATUM SHALL BE WASHINGTON STATE (GRID) COORDINATES, NORTH ZONE, USING NAD 83/91 SURVEY CONTROL AND TIED TO ANY TWO CITY OF TUKWILA HORIZONTAL CONTROL MONUMENTS. FOR PROJECTS WITHIN A FLOOD CONTROL ZONE, THE PERMITTEE SHALL PROVIDE CONVERSION CALCULATIONS TO NGVD 1929. 12. REPLACE OR RELOCATE ALL SIGNS DAMAGED OR REMOVED DUE TO CONSTRUCTION. 13. RETAIN, REPLACE OR RESTORE EXISTING VEGETATION IN RIGHTS -OF -WAY, EASEMENTS, AND ACCESS TRACTS. WATER SUPPLY NOTES 1. THE CONTRACTOR SHALL INSTALL CORPORATE STOPS, WATER SERVICE N AND METERS. THE CRY OF TUKWILA WILL INSTALL THE C LINES, ETERS METERS. 2. PRESSURE TEST ALL WATER MANS AND APPURTENANCES. 3. FLUSH AND DISINFECT NEW, CLEANED, OR REPAIRED WATER MANS. 4. INSTALL RESTRAINED JOINTS AT ALL BENDS, TEES, AND OTHER DIRECTION CHANGES. 5. ALL WATER MANS SHALL HAVE A BLOW -OFF ASSEMBLY AT LOW POINT AND AN AIR VACUUM RELIEF VALVE AT HIGH POINT OF MAN. 6. INSTALL FIRE HYDRANT ASSEMBLY SO IT STANDS PLUMB AND SO THAT THE LOWEST OUTLET IS AT 18" ABOVE THE FINISHED GRADE. THE ASSEMBLY SHALL HAVE A CLEAR ZONE AROUND HYDRANT OF AT LEAST 38' AND THE PUMPER PORT SHALL FACE STREET OR FIRE ACCESS. 7. THE INSTALLER OF A FIRE UNE BACKFLOW PREVENTION DEVICE INSTALLED OUTSIDE THE BUILDING AND UNDERGROUND. SHALL HAVE A LEVEL III CERTIFICATE OF COMPETENCY OR A LEVEL U CONTRACTOR'S CERTIFICATE OF COMPETENCY. IF THE INSTALLER IS DIFFERENT FROM THE BACKFLOW PREVENTION DESIGNER, THE INSTALLER MUST STAMP, SIGN, AND DATE THE PLANS, IN ADDITION TO THE DESIGNER'S STAMP, SIGNATURE, AND DATE. B. INSTALL WATER MAINS CROSSING SEWER UNES SO THAT THE BOTTOM OF THE WATER MAIN IS AT LEAST 18 INCHES ABOVE THE TOP OF THE SEWER. LOCATE FULL SECTION OF WATER PIPE SO THAT ITS MIDPOINT IS ABOVE THE SEWER PIPE AT THE CROSSING. THIS INSTALLATION MAY REQUIRE SPECIAL STRUCTURAL SUPPORT FOR THE WATER AND SEWER PIPE. 9. INSTALL WATER SUPPLY LINES AT LEAST 10 FEET HORIZONTALLY, MEASURED EDGE TO EDGE, FROM ANY EXISTING OR PROPOSED SEWER AND AT LEAST 1B INCHES ABOVE THE TOP OF A SEWER. 1. ALL WORK PERFORMED SHALL BE PER APPROVED PLANS ANC SPECIFICATIONS ONLY. THE PERMITTEE IS REQUIRED TO MAINTAIN A SET OF APPROVED PLANS, SPECIFICATIONS, AN ASSOCIATED PERMITS ON THE JOB SITE. WORK SHALL BE PERFORMED IN ACCORDANCE WITH ALL FEDERAL, STATE, AND LOCAL LAWS. PERMITTEE SHALL APPLY FOR A REVISION FOR ANY WORK NOT ACCORDING TO THE APPROVED PLANS. 2. PERMOTEE/CONTRACTOR SHALL ARRANGE A PRECONSTRUCTION CONFERENCE WITH THE CITY'S INSPECTOR(S) PRIOR TO BEGINNING ANY WORK, 3. WORK IN ROADWAYS A ALL WORK IN ROADWAYS SHALL MEET TMC 11 AND THE FOLLOWING: B. PRIOR TO ANY ACTIVITY IN COY RIGHT-OF-WAY, THE PERMITTEE SHALL PROVIDE THE CITY A TRAFFIC CONTROL PLAN FOR REVIEW AND APPROVAL. THE TRAFFIC CONTROL PLAN SHALL INCLUDE THE LOCATION, ADDRESS AND DESCRIPTION OF TRAFFIC FLOW DURING THE WORK AND SHALL MEET MUTCD REQUIREMENTS. C. ALL WORK REQUIRING LANE CLOSURES MUST BE BY PERMIT ONLY. FROM THE THIRD THURSDAY IN NOVEMBER TO THE FOLLOWING JANUARY 2ND, THE DIRECTOR DOES NOT ALLOW LANE CLOSURES IN THE TUKWILA URBAN CENTER. D. FIRE, PEDESTRIAN, AND VEHICULAR ACCESS TO BUILDINGS SHALL BE MANIANED AT ALL TIMES, EXCEPT WHEN PERMITTEE HAS PERMISSION FROM THE BUILDING OWNER AND THE DIRECTOR TO CLOSE AN ACCESS. E. ALL ROADWAYS SHALL BE KEPT FREE OF DIRT AND DEBRIS USING STREET SWEEPERS. USE OF WATER TRUCKS FOR CLEANING ROADWAYS REQUIRES PREAPPROVAL FROM THE DIRECTOR. F. INSTALL STEEL PLATES OVER ANY TRENCH, AT ANY TIME WORK IS STOPPED AND THE TRENCH IS LEFT OPEN. WORK IN RK*IT-OFWAY 1. WHEN ACTIVITY IS UNATTENDED, INSTALL A SIGN WITH MINIMUM TWO-INCH LETTERS STATING PERMITTEE OR COMPANY NAME, AND DAY AND EVENING PHONE NUMBERS. TMC 11.08.140 2. INSTALL BARRICADES, SIGNS, WARNING LIGHTS, AND SAFETY DEVICES SUFFICIENT TO NOTIFY PUBLIC OF OBSTRUCTION OR TRAFFIC HAZARD. DEVICES MUST REMAIN UNTIL THE OBSTRUCTION IS CLEARED AND THE RIGHT-OF-WAY IS RESTORED. TMC 11.08.170A 3. MAINTAIN ACCESS TO FIRE STATIONS, FIRE HYDRANTS, FIRE ESCAPES, AND FIRE FIGHTING EQUIPMENT. TMC 11.08.160 4. MAINTAIN ACCESS TO PROPERTY ADJOINING EXCAVATION OR SITE WORK. 5. PRESERVE AND PROTECT ALL PROPERTY ADJOINING EXCAVATION OR SITE WORK. 6. RESTORE DISTURBANCE TO PRIVATE AND PUBLIC PROPERTY. TMC I1.08.220.D 7. DISTURBANCE OF SURVEY MONUMENTS AND MARKERS REQUIRES THE DIRECTOR'S PREAPPROVAL A LICENSED SURVEYOR SHALL REPLACE DISTURBAND DISTURBED MONUMENTS AMARKERS. 8. COMPLY WITH ALL STATE AND CITY LAWS AND PROCEDURES TO PROTECT PUBLIC FROM AIR, WATER AND NOISE POLLUTION. TMC 11.08.210 9. INSTALL TEMPORARY SIDEWALK OR CURB RAMP IF PERMANENT IS BLOCKED. TMC 11.08.220 10, COVER OPEN EXCAVATION WITH NON-SKID STEEL PLATES RAMPED TO ELEVATION OF CONTIGUOUS RIGHT OF WAY SURFACE, TMC 11,08.220 11. ALL STOCKPILE MATERIAL SHALL BE STORED IN A SAFE MANNER TO PROTECT THE PUBLIC. PAVEMENT RESTORATKNAI 1. COMPACT BACKRLL TO COMPACTION OF UNDISTURBED GROUND OR COMPACT BACKFILL TO MEET CITY STANDARDS. 2. RESTORE PAVEMENT TO ITS ORIGINAL CONDITION IMMEDIATELY FOLLOWING BACKFiWNG OR WHEN CONCRETE IS CURED. A EXCEPT FOR WINTER OR OTHER WEATHER CONDITIONS WHICH PREVENT PAYING. COMPLETE PAVING, RESURFACING, OR FACILITY REPLACEMENT: ON PRINCIPAL ARTERIAL, MAJOR OR COLLECTOR STREET WITHIN 3 CALENDAR DAYS. - ON OTHER STREETS WITHIN 7 CALENDAR DAYS B. FOR WORK PREVENTED DUE TO WEATHER: PROVIDE A TEMPORARY PATCH. - PROVIDE A CONSTRUCTION SCHEDULE ADDRESSING MEANS AND METHODS TO MINIMIZE TRAFFIC DISRUPTION AND TO COMPLETE WORK AS QUICKLY AS POSSIBLE STORM DRAINAGE NOTES 1. ALL METHODS AND MATERIALS SHALL MEET CITY OF TUKWILA DEVELOPMENT GUIDELINES AND DESIGN AND CONSTRUCTION STANDARDS, AND THE CURRENT KING COUNTY SURFACE WATER DESIGN MANUAL, UNLESS OTHERWISE APPROVED, 2. MARK ALL STORM DRAIN INLETS WITH 'DUMP NO WASTE" AND EITHER 'DRAINS TO STREAMS', "DRAINS TO WETLANDS OR "DRAINS TO GROUNDWATER', AS APPLICABLE 3. DRIVEWAY CULVERTS SHALL BE OF SUFFICIENT LENGTH TO PROVIDE A MINIMUM 3:1 SLOPE FROM THE EDGE OF THE DRIVEWAY TO THE BOTTOM OF THE DTCH. CULVERTS SHALL HAVE BEVELED END SECTIONS THAT MATCH THE SIDE SLOPE UTILITY NOTES 1. ALL TRENCH EXCAVATION OPERATIONS SHALL MEET OR EXCEED ALL APPLICABLE SHORING LAWS FOR TRENCHES OVER 4-FEET DEEP. ALL TRENCH SAFETY SYSTEMS SHALL MEET WISHA REQUIREMENTS. 2. POWER, CABLE, FIBER OPTICS, AND TELEPHONE UNES SHW.L BE IN A TRENCH WITH A 5MINIMUM HORIZONTAL SEPARATION FROM OTHER UNDERGROUND VIIUTIES. 3. ADJUST ALL MANHOLES, CATCH BASINS, AND VALVES IN PUBLIC RIGHTS -OF -WAY OR EASEMENTS AFTER ASPHALT PAVING. CONSTRUCTION NOTES AND DETAILS CITY OF TUKWILA SAWMY SEWER GENERAL NOTES 1. ALL WORK AND MATERIALS SHALL BE IN ACCORDANCE WITH THE "STANDARD SPECIFICATIONS FOR ROAD, BRIDGE, AND MUNICIPAL CONSTRUCTION." WASHINGTON STATE DEPARTMENT OF TRANSPORTATION AND AMER CAN PUBLIC WORKS ASSOCIATION, WASHINGTON STATE CHAPTER, 1994 EDITION. TOGETHER WITH THE LATEST EDITION OF THE CITY OF TUKWILA ENGINEERING STANDARDS. 2. AN APPROVED COPY OF THESE PLANS MUST BE ON SITE WHENEVER CONSTRUCTION IS IN PROGRESS. 3. IT SHALL BE THE SOLE RESPONSIBILITY OF THE CONTRACTOR TO OBTAIN STREET USE AND ANY OTHER RELATED PERMITS PRIOR TO ANY CONSTRUCTION ACTIVITY IN CITY RIGHT-OF-WAY. 4. PRIOR TO ANY CONSTRUCTION ACTIVITY, THE CITY OF TUKWILA ENGINEERING DEPARTMENT (433-1850) MUST BE CONTACTED FOR A PRECONSTRUCION MEETING. 5. ALL LOCATIONS OF EXISTING UTILITIES SHOWN HEREON HAVE BEEN ESTABLISHED BY FIELD SURVEY OR OBTAINED FROM AVAILABLE RECORDS AND SHOULD THEREFORE BE CONSIDERED APPROXIMATE ONLY AND NOT NECESSARILY COMPLETE. IT IS THE SOLE RESPONSIBILITY OF THE CONTRACTOR TO INDEPENDENTLY VERIFY THE ACCURACY OF ALL UTILITY LOCATIONS SHOWN, AND TO FURTHER DISCOVER AND AVOID ANY OTHER UTILITIES NOT SHOWN HEREON WHICH MAY BE AFFECTED BY THE IMPLEMENTATION OF THIS PLAN. THE CONTRACTOR SHALL CONTACT THE UTILITIES UNDERGROUND LOCATION SERVICE (1-800-422-5555) PRIOR TO CONSTRUCTION. THE OWNER OR HIS REPRESENTATIVE SHALL BE IMMEDIATELY CONTACTED IF A UTILITY CONFLICT EXISTS. 6. THE SANITARY SEWER SYSTEM SHALL BE CONSTRUCTED ACCORDING TO THE APPROVED PLANS WHICH ARE ON FILE IN THE CITY OF TUKWILA ENGINEERING DEPARTMENT. ANY DEVIATION FROM THE APPROVED PLANS WILL REQUIRE WRITTEN APPROVAL FROM THE PROPER AGENCY. 7. ALL NEW SANITARY SEWER LINES SHALL BE SEALED OFF AT THE EXISTING TRUNK CONNECTION POINT UNTIL ALL UPSTREAM CONSTRUCTION IS COMPLETED, CLEANED, TESTED, LAMPED, AND ACCEPTED BY THE 8. MANHOLES AND LIDS: A ALL TYPE I - 48-INCH MANHOLES SHALL BE CONSTRUCTED PER WSDOT/APWA STANDARD DETAIL B-23A, WITH ECCENTRIC CONES. B. ALL MANHOLES SHAM HAVE A MINIMUM DROP OF 0.10 FEET BETWEEN INVERTS. C. ALL MANHOLES NOT IN PAVED AREAS SHALL HAVE LOCKING LIDS. D. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO ADJUST ALL MANHOLE TOPS TO MATCH FINAL ASPHALT ELEVATIONS AND GROUND ELEVATIONS IN LANDSCAPED AREAS. 9. SEWER PIPE, BEDDING, AND TRENCH COMPACTION: A. ALL SEWER PIPE SHALL BE ONE OF THE FOLLOWING AS DESIGNATED: 1. P.V.C, CONFORMING TO AS.T.M. 5-3034, SDR 35. 2. DUCTILE IRON, CLASS 50, CONFORMING TO AW.WA C151. 3. PIPE MAY BE ANY OF THE ABOVE PROVIDED: A) PIPE JOINTS MUST BE OF THE SAME MATERIALS, AN B) WHERE A PIPE MATERIAL IS SPECIFICALLY SHOWN ON THE PLAN, THAT MATERIAL MUST BE USED. 4. MINIMUM PIPE COVER AT MANHOLES SHALL BE 8.0 FEET AND 5.0 FEET BETWEEN RUNS. B. PIPE BEDDING SHALL BE AP.WA TYPE 'F' WITH MATERIAL CONFORMING TO SECTION 9-30.7A(2). C. TRENCH BACKFILL SHALL BE COMPACTED TO MINIMUM 92% DRY OPTIMUM DENSITY PER AS.T.M D-1557-70 (MODIFIED PROCTOR) PRIOR TO TESTING SEWER LINES FOR ACCEPTANCE. 10. SIDE SEWER LATERALS: A SIDE SEWERS SHA1 BE 6-INCH MINIMUM DIAMETER AT 2.0% MINIMUM SLOPE. B. SIDE SEWERS SHALL BE TESTED FOR LEAKAGE AT THE SAME TIME THE MAN LINE SEWER IS TESTED. IF NOT TESTED TOGETHER, PROVIDE TEST TEES AT SEWER MAIN CONNECTIONS. C. BUILDINGS WITH GREATER THAN 10 UNIT SHALL BE SERVICED BY ONE OF THE FOLLOWING METHODS: 1. DOUBLE 6-INCH DIAMETER SERVICES CONNECTED TO TRUCK BY STANDARD TEES OR INTO MANHOLES. 2. SINGLE B-INCH DIAMETER SERVICE WITH CLEANOUT, CONNECTED TO TRUNK INTO MANHOLES ONLY. (ALTERNATE CONNECTION METHODS ARE DEPICTED ON PLANS). D. ALL LATERAL CONNECTIONS TO SEWER MAINS SHALL BE MADE WITH A WYE OR SWEEPING TEE. 11. CONSTRUCTION OF DEWATERING (GROUNDWATER) SYSTEM SHALL BE IN ACCORDANCE WITH THE A.P.WA STANDARD SPECIFICATIONS, SECTION 61-3.02, 1981 EDITION. 12. WHENEVER SEWERS MUST CROSS UNDER WATER MAIN THE SEWER SHALL BE LAD AT SUCH AN ELEVATION THAT 7HE TOP OF THE SEWER LINE IS AT LEAST 36 INCHES BELOW THE BOTTOM ON THE WATER MAN. 13. BUILDINGS SHALL NOT BE PERMITTED WITHIN 10 FEET OF THE SPRING UNE OF ANY SANITARY SEWER PIPE 14. PRIOR TO OCCUPANCY, THE DEVELOPER SHALL GRANT 10' WIDE SANITARY SEWER EASEMENTS TO THE CITY OF TUKWILA. 15. CLEANOUTS SHALL BE PROVIDED AT THE RIGHT-OF-WAY LINE FOR LATERALS ENTERING THE PUBLIC RIGHT-OF-WAY. NOTES: 1. CONTRACTORS RESPONSIBILITY FOR MAINTAINING h CLEANING THE APPROACH ON A REGULAR BASIS. 2. IF DIRECTED BY THE COUNTY ADDITIONAL QUARRY SPAILS MUST BE ADDED. 3. THE CONSTRUCTION APPROACH MUST BE LOCATED AT THE PERMANENT APPROACH LOCATION / IV GyG / Of DOGE o 0 MIN. RRA� 4'-6" QUARRY SPALLS ,AAyf,O ( JAJf. 1C m TEMPORARY CONSTRUCTION ENTRANCE NOT TO SCALE GRADING AND EROSION CONTROL NOTES 1. THE EROSION PREVENTION AND SEDIMENT CONTROL (ESC) MEASURES ON THE APPROVED PLANS ARE MINIMUM REQUIREMENTS. 2. BEFORE BEGINNING ANY CONSTRUCTION ACTIVITIES, ESTABLISH THE CLEARING LIMITS, INSTALL CONSTRUCTION ENTRANCE, AND INSTALL EROSION PREVENTION AND SEDIMENT CONTROL MEASURES. 3. BEFORE ANY GROUND DISTURBANCE OCCURS, ALL DOWNSTREAM EROSION PREVENTION AND SEDIMENT CONTROL MEASURES (ESC) MUST BE CONSTRUCTED AND IN OPERATION. INSTALL AND MAINTAIN ALL ESC MEASURES ACCORDING TO THE ESC PLAN. 4. ESC MEASURES, INCLUDING ALL PERIMETER CONTROL, SHALL REMAIN IN PLACE UNTIL FINAL SITE CONSTRUCTION IS COMPLETED AND PERMANENT STABILIZATION IS ESTABLISHED. 5. FROM MAY 1 THROUGH SEPTEMBER 30, PROVIDE TEMPORARY AND PERMANENT COVER MEASURES TO PROTECT DISTURBED AREAS THAT WILL REMAIN UNWORKED FOR SEVEN DAYS OR MORE 6. FROM OCTOBER 1 THROUGH APRIL 30. PROVIDE TEMPORARY AND PERMANENT COVER MEASURES TO PROTECT DISTURBED AREAS THAT WILL REMAIN UNWORKED FOR TWO DAYS OR MORE IN ADDITION TO COVER MEASURES. THE CONTRACTOR SHALL: A. PROTECT STOCKPILES AND STEEP CUT AND FILL SLOPES IF UNWORKED FOR MORE THAN 12 HOURS. B. STOCKPILE, ON SITE, ENOUGH COVER MATERIALS TO COVER ALL DISTURBED AREAS. C. BY OCTOBER B. SEED ALL AREAS THAT WILL REMAIN UNWORKED DURING THE WET SEASON (OCTOBER 1 THROUGH APRIL 30). MULCH ALL SEEDED AREAS. 7. FAILURE TO MAINTAIN ESC MEASURES IN ACCORDANCE WITH THE APPROVED MAINTENANCE SCHEDULE MAY RESULT IN THE WORK BEING PERFORMED AT THE DIRECTION OF THE DIRECTOR AND ASSESSED AS A LIEN AGAINST THE PROPERTY WHERE SUCH FACILITIES ARE LOCATED. B DURING THE LIFE OF THE PROJECT, THE PERMIITEE SHALL MAINTAIN IN GOOD CONDITION AND PROMPTLY REPAIR, RESTORE, OR REPLACE ALL GRADE SURFACES; WALLS, DRAINS, DAMS, STRUCTURES, VEGETATION, EROSION AND SEDIMENT CONTROL MEASURES, AND OTHER PROTECTIVE DEVICES IN ACCORDANCE WITH APPROVED PLANS. 9. THE PERMITTEE SHALL MONITOR THE DOWNSTREAM DRAINAGE FEATURES, AND SHALL, WITH THE DIRECTOR'S APPROVAL, REMOVE ALL SEDIMENT DEPOSITION RESULTING FROM PROJECT -RELATED WORK. 10. ALL WORK PERFORMED SHALL BE PER APPROVED PLANS AND SPECIFICATIONS ONLY. THE PERWIMEE IS REQUIRED TO MAINTAIN A SET OF APPROVED PLANS AND SPECIFICATIONS AND ASSOCIATED PERMITS ON THE JOB SITE. WORK SHALL BE PERFORMED IN ACCORDANCE WITH ALL FEDERAL, STATE, AND LOCAL LAWS. 11' AS THE FIRST ORDER OF BUSINESS, THE PERMITTEE SHALL INSTALL EROSION PREVENTION AND SEDIMENT CONTROL MEASURES PER THE ESC AND SHALL INSTALL THE DOWNSTREAM TEMPORARY ESC MEASURES BEFORE ANY SITE DISTURBANCE OCCURS. BEFORE THE TEMPORARY MEASURES ARE REMOVED, INSTALL AND ESTABLISH THE UPSTREAM PERMANENT ESC MEASURES. 12. THE PERMITTEE SHALL AT ALL TIMES PROTECT SENSITIVE AREAS, THEIR BUFFERS, AND ADJACENT PRIVATE PROPERTIES AND PUBLIC RIGHTS -OF -WAY OR EASEMENTS FROM DAMAGE DURING GRADING OPERATIONS. THE PERMTITEE SHALL RESTORE, TO THE STANDARDS EFFE CT ECT AT THE TIME OF THE ISSUANCE OF THE PERMIT, SENSITIVE AREAS, THEIR BUFFERS, AND PUBLIC AND PRIVATE PROPERTIES AND IMPROVEMENTS DAMAGED BY THE PERMTTTEE'S OPERATIONS. 13. PERMITTEE SHAM ARRANGE FOR AND COMPLY WITH THE FOLLOWING: A NOTIFY THE PUBLIC WORKS DEPARTMENT WITHIN 48 HOURS FOLLOWING INSTALLATION OF ESC MEASURES. B. OBTAIN PERMISSION IN WRITING FROM THE PUBUC WORKS DEPARTMENT PRIOR TO MODIFYING THE ESC PLAN. C. MAINTAIN ALL ROAD DRAINAGE SYSTEMS, STORM WATER DRAINAGE SYSTEMS, CONTROL MEASURES AND OTHER FACILITIES AS IDENTIFIED IN THE ESC PLAN. D. REPAIR ANY SILTATION OR EROSION DAMAGES TO ADJOINING PROPERTIES AND DRAINAGE FACILITIES. E. INSPECT ACCORDING TO THE APPROVED ESC INSPECTION SCHEDULE AND MAKE NEEDED REPAIRS IMMEDIATELY. 1. THE FILTER FABRIC SHALL BE PURCHASED IN A CONTINUOUS ROLL CUT TO THE LENGTH OF THE BARRIER TO AVOID USE OF JOINTS. WHEN JOINTS ARE NECESSARY, FILTER CLOTH SHALL BE SPLICED TOGETHER ONLY AT A SUPPORT POST, WITH A MINIMUM 6-INCH OVERLAP, AND BOTH ENDS SECURELY FASTENED TO THE POST. 2. THE FILTER FABRIC FENCE SHALL BE INSTALLED TO FOLLOW THE CONTOURS (WHERE FEASIBLE). THE FENCE POSTS SHALL BE SPACED A MAXIMUM OF 6 FEET APART AND DRIVEN SECURELY INTO THE GROUND (MINIMUM OF 30 INCHES). 3. A TRENCH SHALL BE EXCAVATED, ROUGHLY 8 INCHES WIDE AND 12 INCHES DEEP, UPSLOPE AND ADJACENT TO THE WOOD POST TO ALLOW THE FILTER FABRIC TO BE BURIED. 4. WHEN STANDARD STRENGTH FILTER FABRIC IS USED, A WIRE MESH SUPPORT FENCE SHALL BE FASTENED SECURELY TO THE UPSLOPE SIDE OF THE POSTS USING HEAVE DUTY WIRE STAPLES AT LEAST i INCH LONG, TIE WIRES OR HOG RINGS. THE WIRE SHALL EXTEND INTO THE TRENCH A MINIMUM OF 4 INCHES AND SHALL NOT EXTEND MORE THAN 36 INCHES ABOVE THE ORIGINAL GROUND SURFACE. 5. THE STANDARD STRENGTH FILTER FABRIC SHALL BE STAPLED OR WIRED TO THE FENCE, AND 20 INCHES OF THE FABRIC SHALL BE EXTENDED INTO THE TRENCH. THE FABRIC SHALL NOT EXTEND MORE THAN 36 INCHES ABOVE THE ORIGINAL GROUND SURFACE FILTER FABRIC SHALL NOT BE STAPLED TO EXISTING TREES. 6. WHEN EXTRA STRENGTH FILTER FABRIC AND CLOSE POST SPACING ARE USED, THE WIRE MESH SUPPORT FENCE MAY BE ELIMINATED. IN SUCH A CASE, THE FILTER FABRIC IS STAPLED OR WIRED DIRECTLY TO THE POSTS WITH ALL OTHER PROVISIONS OF STANDARD NOTE 5 APPLYING. 7. THE TRENCH SHALL BE BACKFILLED WITH 3/4-INCH MINIMUM DIAMETER WASHED GRAVEL S. FILTER FABRIC FENCES SHALL BE REMOVED WHEN THEY HAVE SERVED THEIR USEFUL PURPOSE, BUT NOT BEFORE THE UPSLOPE AREA RAS BEEN PERMANENTLY STABILIZED. 9. FILTER FABRIC FENCES SHALL BE INSPECTED IMMEDIATELY AFTER EACH RAINFALL AND AT LEAST DAILY DURING PROLONGED RAINFALL ANY REQUIRED REPAIRS SHALL BE MADE IMMEDIATELY. EQUIVALENT, IF�STAND STRENGTH FABRIC 15 FILTER FABRIC MAIERI MIN. 4'x4' TRENC BACKFILL TRENCH WITH NATIVE SOIL OR 3/4' - WASHED GRAVEL 2"x4" WOOD POSTS, STEEL POSTS, REBAR, OR EQUIVALENT CROSS SECTION OR - R 150 5% - 10X 100 3' 3' SWALE ROCK CHECK FLOWLINE DAM ^1 �I 1 1 0.5' MIN. KEY ROCK INTO SWALE 0.25' (MIN.) S�X�AT��D� 5- SUMP BEHIND ROCK CHECK DAM 1.0' MIN.- SHALL BE INSPECTED DAILY, AND CLEANED WHEN COLLECTED DEBRIS EXCEEDS 1/2 OF ITS DEPTH FLOW ^ /A 7NOTE: ROCK SHALL BE C MINUS QUARRY ROCK. KEY ROCK INTO SWALE MIN. 0.25' I=DAM X-8EC'110N ROCK CHECK DAM DETAILS NOT TO SCALE -JOINTS IN FILTER FABRIC SHALL BE SPLICED AT POSTS. USE STAPLES, WIRE RINGS, OR EQUIVALENT TO ATTATCH FABRIC TO POST 71 MIN. 4"x4' TRENCH '2'x4" WOOD POSTS. STEEL FENCE POSTS, REPAIR, OR EQUIVALENT jakALLFILTER FABRIC FENCES SHALL BE ED ALONG CONTOUR WHENEVER POSSIBLE FILTER FABRIC FENCE NOT TO SCALE TEMPORARY 'V' DITCH ' I I NOT TO SCALE LRi3:1 ry 1 1' MIN OVERFLOW If''II r 1' MIN 1' MIN _ 1 RIP RAP 3/4"-1 1/2" WASHED GRAVEL 7\--,2!-l'CKEOTEXT" F DISCHARGE TO STABILIZED NOTE: TRAP MAY BE FORMED BY BERM CONVEYANCE, OUTLET OR OR BY PARTIAL EXCAVATION LEVEL SPREADER CROSS SECTION \\\ V MIN DEPTH OVERFLOW SPILLWAY / \� 0 0 0 0 0 NATIVE SOIL OR COMPACTED BACKFILL GEOTEXRLE IN V DEPTH 2"-4" ROCK MIN 1' DEPTH 3/4"-1.5" MAINTENANCE STANDARDS WASHED GRAVEL 1. SEDIMENT SHALL BE REMOVED FROM THE TRAP WHEN IT REACHES 1 FOOT IN DEPTH 2. ANY DAMAGE TO THE TRAP EMBANKMENTS OR SLOPES SHALL BE REPAIRED OVERFLOW SPILLWAY DETAIL NOT TO SCALE R O 0 2 ^ 0 2 R 10 U-s CIO • M WET/DETENTION _VAULT. —PLAN... AND SECTIONS. .......... ..... _ ....... ...... _...._ . ... . _ ..._ ... _ _ _ ....... . ..... I e _ I _ _ _ _ .. _ _ J 4 _.,. Z . 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'.. ::: ..: SECTION Bj2 .. . :...... :.........: ....... ..:.... . .. .... ....... :...... .. .:.... .... ....... a ..:....... CALE:'1'"=10' HORIZ. ' 1=2' VERT. ....... ....... ......... .:....... .:... .....:..... ........ ......: .... : ::SECION .. _ .,z .. N r cc aL L\CADD\—BORDERS\BIRDLOGO—ml.bmp y T ,rched ParkinS Stall N0 6 ome2 Suites 4 Story -139 Rooms 0 45 Parking Spac / �'Z, CtD �® o I � GG C10 J 3 00 �I 22 O�0 es nq� Aid BOULEVARDFTT7 UT 9 ' GRAPHIC SCALE (IN FEET ) i min - zo rt. Bv�;oinq Arec t tistics . moo 00 o ::: �I��so�,�WPPE --- al;lnoozs.�ucE} Real Estate Development -6 WiOawaun Parkway m,ol .-3 R Wm, N.Y. IIiI<�WD3 Pno,r:�lvuzzaza u JI]rM 70 REVISIONS: 11 DATE DESCRIPTION 0 W > cc ILI KEY PLAN DRAWING DATA SECTION DWG NAME; SITE PLAN Owc TYPE : PRELIMINARY DATE 2011.09.22 SCALE 1��=20� —0"DRAWN BY; KLK FILE NAME: TUkW10 139R3pay PRELIMINARY LANDSCAPE PLANTING PLAN A PORTION OF THE SW 1/4 OF THE SE 1/4 OF SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. - - - - -- ►ea' --� - -- ------------ --- —. -- Lu - ------------------- -_:L- -------- - ---- w M - - KLER B ---------------- co z N 02'04'S8" E—---___ __#�---..� t--u.~_L—�r� �1--r�l�-'' - Z .J 7 6.05' �--� --�-- Q a J O ls20, Po Z 0 10 20 40 a -_._. / y�� / J C7 I / �` J W / ir ow � W� Lu / P NEW BUILDING i \ - AS / N _ a A Cz f ( fO z LL N N g oS p W W W I v - _ _ { - - ---- STATE OFREGISTER WASHINGTON xa -- --- --- ----- ===1 --------------> ____ _ _______ _ __ ___ __ _ _ ___ _ _______ � LANDSCAPE � TE . UPLAND DR E I� FEBvp�,, (� x U ' ------ _ —3 1 _ _ N H%'.iJ O4 IN II I 4 a lr TM A R M. EL E R= 50. 6 --- C 2 012 EIGA E �� 7 1 (VAUD ONLY WITH SIGNATURE) T ! EXPIRES: 12/45/12 J PRELIMINARY LANDSCAPE PLANT MATERIAL LEGEI yJ A PORTION OF THE SW 1/4 OF THE SE 1/4 OF SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON a Z a w Lu LANDSCAPE PLANT MATERIAL LEGEND 0 SIZE SIZE Q J SYMBOL BOTANICAL / COMMON NAMES CONDITION SPACING QUANTITY REMARKS SYMBOL BOTANICAL / COMMON NAMES CONDITION SPACING QUANTITY REMARKS J a } w Y D a a 6' Z D 8 Y J Z CC J Y d d D Y D Y 6' Q a - FRAGRANT � � �Wj� Y 0 a J Q Y = Q LL O Y m U ES i Z_ p LL ES Nam ES BUSHY ?CV 6 8 8 w �. o t11 � W z D cc Zw o �� ca 0Lu i1 Q 1. n3,n In �z N N W Sy S� deb 5� STATE OF 8 a CON WASHINGTON REGISTERED Lo �� LANDSCAPE A E SEIDEL R ATE No. 7O , ALiO 0 Lv ATH Si GNATJRE) N EVIRES: 12/15/12 J TREES: ACER PLATANOIDES 'EMERALD QUEEN' / 2" CAL. AS SHOWN 7 STAKE &GUY ONE GROWING SEASON; NURSER EMERALD QUEEN NORWAY MAPLE B & B GROWN FOR STREET TREE USE, BRANCHED AT PINUS WALLICHIANA / T - 8' HT. AS SHOWN 2 STAKE &GUY ONE GROWING SEASON; NURSER + HIMALAYAN WHITE PINE B & B GROWN, UN -CUT LEADER, MATCHED FORM AND HEIGHT POPULUS TREMUTA 'ERECTA' / 1" CAL. AS SHOWN 55 STAKE &GUY ONE GROWING SEASON; NURSER SWEDISH COLUMNAR ASPEN B & B GROWN, BRANCHED AT 4', MATCHED FORM AN HEIGHT PRUNUS SERRULATA 'AMANOGAWA' / 1" CAL. AS SHOWN 9 STAKE &GUY ONE GROWING SEASON; NURSER AMANOGAWA CHERRY B & B GROWN, BRANCHED AT 4', MATCHED FORM AN HEIGHT QUERCUS A. x ROBUR "CRIMSCHMIDT" / 2"' CAL. AS SHOWN 20 STAKE &GUY ONE GROWING SEASON; NURSER o CRIMSON SPIRE OAK B & B GROWN OR STREET TREE USE, BRANCHED AT STYRAX OBASSIA / 3" CAL. AS SHOWN 5 STAKE &GUY ONE GROWING SEASON; NURSER FRAGRANT SNOWBEIL B & B GROWN, MULTI TRUNK, SPECIMEN ' THUJA PLICATA 'EXCELSA' / EXCELSA WESTERN RED CEDAR 6" - 7' HT. B & B AS SHOWN 5 STAKE &GUY ONE GROWING SEASON; NURSER GROWN, UN -CUT LEADER SHRUBS: BAMBOO OLDHAMII / 8' HT. 3' O.C. 7 MATCHED HEIGHT AND VERTICAL FORM ® CLUMPING GIANT TIMBER BAMBOO BERGENIA CRASSIFOLIA / 1 GALLON 2' O.C. 38 FULL AND BUSHY ° WINTER BLOOMING BERGENIA CALAMAGROSTIS ACUTIFLORA 'KART FOERSTER' / 1 GALLON 3' O.C. 160 FULL Q KARL fOERSTER REED GRASS CROCOSMIA CROCOSMIIFLORA / 1 GALLON AS SHOWN 32 FULL � MONTBRETIA EQUISETUM HYEMALE / 1 GALLON 2' O.C. 146 MATCHED HEIGHT AND FORM HORSETAIL EUONYMUS ALATUS 'COMPACTA' / 24" - 30" 5' OC. 17 FULL AND BUSHY COMPACT WINGED EUONYMUS NOT SHOWN HYDRANGEA MACROPHYLLA 'NIKKO' / 18" - 21'" 6 FULL AND BUSHY, TO BE LOCATED BY L.A. GARDEN HYDRANGEA AT TIME OF PLANTING ® FATSIA JAPONICA / 30" - 36"' 4' O.C. 2 FULL AND BUSHY, MATCHED HEIGHT AND FROM JAPANESE ARALIA ILEX GLABRA 'COMPACTA' / 18" - 21" 4' O.C. 108 FULL AND BUSHY, MATCHED HEIGHT AND FORM ' DWARF INKBERRY KNIPHOFIA HYBRID 'BEE'S SUNSET' / 1 GALLON 3' O.C. 50 BETWEEN MOUNT VERNON LAURELS, FULL AND ® BEE'S SUNSET RED-HOT POKER ,,11��,, MAHONIA AOUIFOLIUM / 24" - 30" 5' O.C. 49 3 CANES MINIMUM, FULL AND BUSHY, SHRUBS: ® MAHONIA LOMARIIFOLIA / 24° - 30" 3' O.C. 66 3 CANES MINIMUM, FULL AND BUSHY, LANDSCAPE PLANTING NOTES AND MATERIALS SCOPE OF WORK FURNISH ALL MATERIALS, LABOR, EQUIPMENT AND RELATED ITEMS NECESSARY TO ACCOMPLISH TOPSOIL, TREATMENT AND PREPARATION OF SOIL, FINISH GRADING, PLACEMENT OF SPECIFIED MCLEAN-UP,DEBRIS REMOVAL AND 90-DAY PLANT MATERIALS FERTILIZER STAKING MULCH, MAINTENANCE. QUALIFICATIONS: LANDSCAPE CONTRACTOR TO BE SKILLED AND KNOWLEDGEABLE IN THE FIELD OF WORK AND HAVE A MINIMUM FOR FIVE (5) YEAR'S EXPERIENCE INSTALLING SIMILAR WORK, CONTRACTOR TO BE LICENSED TO PERFORM THE WORK SPECIFIED WITHIN THE PRESIDING JURISDICTION. JOB CONDITIONS: IT IS THE CONTRACTOR'S RESPONSIBILITY TO REVIEW THE SITE AND REPORT ANY DISCREPANCIES TO THE OWNER OR THE OWNER'S REPRESENTATIVES. ALL PLANT MATERIAL AND FINISH GRADES ARE SUBJECT TO APPROVAL BY THE OWNER. PROTECTION: SAVE AND PROTECT ALL EXISTING PLANTINGS SHOWN TO REMAIN. DO NOT PLANT UNTIL OTHER CONSTRUCTION OPERATIONS WHICH CONFLICT HAVE BEEN COMPLETED. IF AN IRRIGATION SYSTEM IS TO BE INSTALLED DO NOT PLANT UNTIL THE SYSTEM HAS BEEN INSTALLED, TESTED. AND APPROVED BY THE OWNER. HANDLE PLANTS WITH CARE - DO NOT DAMAGE OR BREAK ROOT SYSTEM, BARK, OR BRANCHES. REPAIR AND/OR REPLACE ITEMS DAMAGED AS A RESULT OF WORK, OR WORK NOT IN COMPLIANCE WITH PLANS AND SPECIFICATIONS, AS DIRECTED BY OWNER AT NO ADDITIONAL COST TO THE OWNER. REPAIR OF EXISTING PLANTINGS: DURING THE COURSE OF WORK, REPAIR ALL EXISTING PLANTING AREAS BY PRUNING DEAD GROWTH, RE-ESTABLISHING FINISH GRADE AND RE -MULCHING TO SPECIFIED DEPTH. REPAIR OF IRRIGATION SYSTEM: DURING THE COURSE OF WORK, REPAIR ANY DAMAGE TO THE IRRIGATION SYSTEM TO MATCH CONDITIONS PRIOR TO THE DAMAGE. GUARANTEE: GUARANTEE ALL PLANT MATERIAL FOR A PERIOD OF ONE YEAR FROM DATE OF FINAL ACCEPTANCE OF THE JOB BY OWNER. 90-DAY MAINTENANCE: CONTRACTOR TO PROVIDE OWNER WITH A SCOPE OF WORK AT TIME OF INITIAL PROJECT BID TO PROVIDE LANDSCAPE AND IRRIGATION MAINTENANCE FOR 90 DAYS FOLLOWING COMPLETION OF PROJECT (ACCEPTANCE) OF FACILITY BY OWNER. WORK TO INCLUDE MAINTENANCE AS DESCRIBED BELOW, IN PLANTING AND IRRIGATION MAINTENANCE, MATERIALS: PLANT MATERIALS: PLANT MATERIALS TO BE GRADE NO. 1, SIZED IN ACCORDANCE WITH (AAN) AMERICAN STANDARDS FOR NURSERY STOCK (ANSI Z60.1-1996). PRUNE PLANTS RECEIVED FROM THE NURSERY ONLY UPON AUTHORIZATION BY THE LANDSCAPE ARCHITECT. "8 & B" INDICATES BALLED AND SURLAPPED; "CONT." INDICATES CONTAINER; "BR" INDICATES BARE ROOT; "CAL" INDICATES CALIPER AT 6" ABOVE SOIL LINE; "GAL" INDICATES GALLON. A) SPECIFIED PLANT CANOPY SIZE OR CALIPER IS THE MINIMUM ACCEPTABLE CONTAINER OR BALL SIZE ESTABUSHES MINIMUM PLANT CONDITION TO BE PROVIDED. B) QUALITY: PLANT MATERIAL TO COMPLY WITH STATE AND FEDERAL LAWS FOR DISEASE INSPECTION, PLANTS TO BE FULLY LIVE, VIGOROUS, WELL FORMED, WITH WELL DEVELOPED FIBROUS ROOT SYSTEMS. ROOT BALLS OF PLANTS TO BE SOLID AND FIRMLY HELD TOGETHER, SECURELY CONTAINED AND PROTECTED FROM INJURY AND DESICCATION. PLANTS DETERMINED BY LANDSCAPE ARCHITECT TO HAVE BEEN DAMAGED; HAVE DEFORMITIES OF STEM, BRANCHES. OR ROOTS; LACK SYMMETRY, HAVE MULTIPLE LEADERS OR 'Y" CROTCHES LESS THAN 30 DEGREES IN TREES, OR DO NOT MEET SIZE OR ANSI STANDARDS WILL BE REJECTED. PLANT MATERIAL TO BE FROM A SINGLE NURSERY SOURCE FOR EACH SPECIFIED SPECIES/HYBRID. NURSERY SOURCES TO BE THOSE LOCATED IN THE SAME REGION AS THE JOB SITE. C) SUBSTITUTION: NO SUBSTITUTION OF PLANT MATERIAL. SPECIES OR VARIETY, WILL BE PERMITTED UNLESS WRITTEN EVIDENCE IS SUBMITTED TO THE OWNER FROM TWO QUALIFIED PLANT BROKERAGE OFFICES. SUBSTITUTIONS WHICH ARE PERMITTED TO BE IN WRITING FROM THE OWNER AND LANDSCAPE ARCHITECT. THE SPECIFIED SIZE, SPECIES AND NEAREST VARIETY, AS APPROVED, TO BE FURNISHED. SUBSTITUTIONS MAY REQUIRE SUBMITTAL TO REVISED LANDSCAPE PLAN TO CITY FOR APPROVAL. SOIL PREPARATION: TOPSOIL, AMENDMENT, AND BACKFILL, ARE GENERAL REQUIREMENTS FOR ALL LANDSCAPE AREAS, UNLESS NOTED OTHERWISE ON THE PLANS. SOIL AMENDMENTS AND FERTIUZER NOTED BELOW ARE TO BE USED FOR BID PRICE BASIS ONLY. SPECIFIC AMENDMENTS AND FERTILIZERS WILL BE MADE AFTER SOIL SAMPLES ARE LABORATORY TESTED BY THE CONTRACTOR. PROVIDE CHANGE ORDER FOR ADDITIONAL OR REDUCTION OF MATERIALS REQUIRED OR NOT REQUIRED BY THE SOILS REPORT. SOIL FERTILITY AND AGRICULTURAL SUITABILITY ANALYSIS: AFTER ROUGH GRADING AND PRIOR TO SOIL PREPARATION, CONTRACTOR TO OBTAIN TWO REPRESENTATIVE SOIL SAMPLES, FROM LOCATIONS AS DIRECTED BY THE LANDSCAPE ARCHITECT, TO NORTHERN LIGHTS ANALYTICAL & CONSULTING INC. RAVENSDALE WA, TEL. 253-653-5770 OR, EQUIVALENT TESTING LABORATORY, FOR TEST #AO5-2. SUBMIT RESULTS TO LANDSCAPE ARCHITECT FOR REVIEW. TESTS TO INCLUDE FERTILITY AND SUITABILITY ANALYSIS WITH WRITTEN RECOMMENDATIONS FOR SOIL AMENDMENT, 'FERTILIZER, CONDITIONERS, APPLICATION RATES, AND POST -CONSTRUCTION MAINTENANCE PROGRAM. TESTS TO BE CONTRACTED WITH AND PAID FOR BY THE CONTRACTOR. A) TOPSOIL: CONTRACTOR IS RESPONSIBLE FOR SUPPLYING ALL TOPSOIL AND FOR DETERMINING THE VOLUME OF TOPSOIL REQUIRED PER THE INFORMATION ON PLANS AND NOTED HERE -IN. CONTRACTOR IS RESPONSIBLE FOR ANY NECESSARY WEED CONTROL RESULITNG FROM CONTAMINATED OFF SITE SOURCES. B) TOPSOIL TO CONSIST OF WINTER MIX AS PRODUCED AND REMIXED BY PACIFIC TOPSOILS, INC. WINTER MIX TO CONSIST OF 1/3 BY VOLUME SANDY LOAM, 1/3 BY VOLUME COMPOSTED GARDEN MULCH, AND 1/3 BY VOLUME COARSE WASHED SAND OR EQUIVALENT. AT MINIMUM, TOPSOIL PRODUCTS BROUGHT ON SITE TO CONTAIN AMENDMENTS AS LISTED IN "C". C) TOPSOIL TO INCLUDE THE FOLLOWING AMENDMENTS AS NECESSARY: THE FOLLOWING AMOUNT PER 1.000 SQUARE FEET: 1. 6-CUBIC YARDS ORGANIC COMPOST. COMPOST TO BE FREE OR NON -FARM ANIMAL SOURCES. NOR TO BE FROM SOURCES CONTAINING REDWOOD OF CEDAR PRODUCTS. 2. 30-POUNDS NITROFORM (38-0-0) 3. 5-POUNDS AMMONIUM SULFATE 4. 40-POUNDS CALCIUM CARBONATE LIMESTONE 5. 40-POUNOS DOLOMITE LIMESTONE 6. 5-OUNES BORON (AS BORAX) ALL AMENDMENTS TO BE THOROUGHLY MIXED PRIOR TO INCORPORATION INTO TOPSOIL. D) PLANTING BACKFILL FOR ALL TREES, SHRUBS, AND GROUNDCOVERS: 1. 0.6-CUBIC YARDS PER VOLUME TOPSOIL 2, 0.4-CUBIC YARDS ORGANIC COMPOST. 3. 3-POUNDS NITROFORM (38-0-0) 4. 1-POUNDS AMMONIUM SULFATE 5. 2-POUNDS CALCIUM CARBONATE LIMESTONE 6. 2-POUNDS DOLOMITE LIMESTONE PRELIMINARY LANDSCAPE PLANTING NOTES AND DE) AILS A PORTION OF THE SW 1/4 OF THE SE 1/4 OF SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON F) TOPSOIL PREPARATION AND INSTALLATION: 1. VERIFY SUBGRADES TO -7 INCHES IN LANDSCAPE AREAS BELOW FINISH ELEVATION, OR AS INDICATED ON PLANS. THIS ACCOMMODATES, TOPSOIL, AMENDMENTS, AND MULCH. 2. ERADICATE ANY SURFACE VEGETATION ROOTED IN THE SUB -GRADE PRIOR TO SUB -GRADE PREPARATION. 3. THOROUGHLY SCARIFY AND RIP ALL LANDSCAPE SUB -GRADES WHICH HAVE BECOME COMPACTED TO A DEPTH OF 12 INCHES WITH MULTIPLE PASSES, 90,DEGREES TO EACH OTHER. SCARIFY AREAS INACCESSIBLE TO MECHANIZED EQUIPMENT AND AROUND EXISTING PLANTINGS NOTED TO REMAIN WITH HAND TOOLS. 4. REMOVE SOIL LUMPS, ROCK, VEGETATION AND/OR DEBRIS LARGER THAN 2 INCHES FROM ALL SUB -GRADE PRIOR TO PLACEMENT OF SPECIFIED TOPSOIL. 5, REMOVE ANY ASPHALT EXTENDING BEYOND 6 INCHES FROM CURBS INTO ADJACENT LANDSCAPE AREAS, 6. PARKING LOT PLANTER ISLANDS TO BE OVER EXCAVATED BY BACKHOE. REMOVE PAVING WASTE, GRAVEL BASE MATERIAL AND UNDERLYING SUBSOIL TO 18 INCHES BELOW TOP OF PAVING. SCARIFY AND OVER EXCAVATE PLANT PIT BOTTOM 12 INCHES TO MINIMIZE STRUCTURAL COMPACTION. G) TOPSOIL PLACEMENT: 1. PROVIDE A TOTAL FINISH COURSE OF 4 INCHES OF TOPSOIL FOR LANDSCAPE AREAS. 2. IN ALL LANDSCAPE AREAS, PLACE 2 INCHES OF TOPSOIL MIX WITH AMENDMENTS OVER THE PREPARED SUB -GRADE AND THOROUGHLY ROTOTILL WITH MULTIPLE PASSES INTO THE TOP 6 INCHES OF SUB -GRADE FOR A TOTAL DEPTH OF 8 INCHES. PLACE AN ADDITIONAL 2 INCH LIFT OF TOPSOIL, IN ALL LANDSCAPE AREAS, FOR THE FINAL TOPSOIL DEPTH OF 4 INCHES. 3. PLACE ADDITIONAL TOPSOIL AND SOIL MIX AS REQUIRED TO MEET FINISH ELEVATIONS. BARK MULCH (TOPDRESSING): ONE -HALF -INCH (1/2") SIZE, TO ONE -QUARTER (1/4"), I.E., "FINE," HEMLOCK/FIR BARK. STAKES: 2-INCH DIAMETER BY 8-FOOT MINIMUM LODGEPOLE PINE STAKES. GUY MATERIAL: 1-INCH WIDE POLYETHYLENE CHAIN LOCK TYPE TIES: OR, 3/8" DIAMETER RUBBER. NO WIRE. LAWN: COMMERCIAL SEED AS NOTED ON PLAN. HERBICIDE: HERBICIDE IS NOT RECOMMENDED FOR THE FIRST YEAR AFTER INSTALLATION. ANTI -DESICCANT: "WILT -PROOF," 48 HOURS PRIOR TO SHIPMENT TO SITE FROM JUNE 1 THROUGH SEPTEMBER. THOROUGHLY ROOT WATER PLANTS PRIOR TO DELIVERY. PLANT MATERIAL DELIVERED TO SITE TO BE KEPT CONTINUALLY MOIST THROUGH INSTALLATION. EXECUTION: FINISH GRADES: F A REMOVE A FOREIGN OBJECTS OVER 2 INCHES DIAMETER FROM TOP INE GRADE AND ftE 0 E ROCKS ANDAE SURFACE OF PREPARED LANDSCAPE AREAS. FINISH ELEVATIONS TO BE DEFINED AS 3 INCHES BELOW CURBS, WALKS AND/OR OTHER ADJACENT HARDSCAPE FOR ALL PLANTING BED AREAS AND 1-INCH BELOW CURBS, WALKS AND/OR OTHER ADJACENT HARDSCAPE FOR ALL LAWN AREAS. FINISH GRADE REFER TO GRADES PRIOR TO INSTALLATION OF MULCH OR LAWN. ALL FINISH GRADES TO BE SMOOTH EVEN GRADES, LIGHTLY COMPACTED. AS SHOWN ON THE PLAN AND DETAILED. PROVIDE POSITIVE DRAINAGE AWAY FROM BUILDINGS AND STRUCTURES. SITE CIVIL DRAWINGS IDENTIFY FINAL ELEVATIONS. TREES AND SHRUBS: ARRANGE TREES AND SHRUBS ON SITE IN PROPOSED LOCATIONS PER DRAWINGS. EXCAVATE PIT, PLANT AND STAKE OR GUY, AS CALLED OUT AND DETAILED. ALL TREES, SHRUBS, AND SUPPORTS TO STAND VERTICAL. BACKFILL SHALL BE PIT SPOILS. SETTLE BACKFILL USING WATER ONLY. NO MECHANICAL COMPACTION. GROUNDCOVERS: EXCAVATE PITS TO A MINIMUM OF 3 INCHES BELOW, AND TWICE THE ROOT BALL DIAMETER. WATER THOROUGHLY AND TAKE CARE TO ENSURE THAT ROOT CROWN IS AT PROPER GRADE, AS DETAILED. MULCH: MULCH ALL LANDSCAPE AREAS NOT COVERED BY LAWN AND/OR SEED. APPLY SUFFICIENT QUANTITY TO PROVIDE A 2-INCH DEPTH. UTILITY CLEARANCES: FIELD ADJUST PLANT LOCATIONS FOR 8-FOOT SEPARATION OF TREES/SHRUBS AND 2-FOOT SEPARATION FOR GROUNDCOVER FROM FIRE HYDRANTS AND UTILITY VAULTS. PLANTING MAINTENANCE: CONTRACTOR TO MAINTAIN PLANTINGS THROUGH COMPLETED INSTALLATION, AND UNTIL ACCEPTANCE OF LANDSCAPE INSTALLATION. PLANTING MAINTENANCE TO INCLUDE WATERING, WEEDING, CULTIVATING, TIGHTENING AND REPAIRING OF TREE GUYS, RESETTING PLANTS TO PROPER GRADES OR POSITION, RE-ESTABLISHING SETTLED GRADES; AND MOWING LAWNS WEEKLY AFTER LAWN ESTABLISHMENT. HERBICIDE IS NOT RECOMMENDED FOR ONE YEAR FOLLOWING LANDSCAPE INSTALLATION. INCLUDED IS REPLACEMENT OF DEAD PLANTS AND PLANTS SHOWING LOSS OF 40 PERCENT OR MORE OF CANOPY. IRRIGATION MAINTENANCE: THE IRRIGATION SYSTEM TO BE MAINTAINED INCLUDING ADJUSTMENTS FOR BALANCED WATER DISTRIBUTION AND PRECIPITATION. FAILED OR MALFUNCTIONING IRRIGATION EQUIPMENT SHALL BE REPLACED AND/OR CORRECTED. PLANTING AND IRRIGATION MAINTENANCE TO INCLUDE THOSE OPERATIONS NECESSARY TO THE PROPER GROWTH AND SURVIVAL OF ALL PLANT MATERIALS. CONTRACTOR TO PROVIDE THIS WORK IN ADDITION TO SPECIFIC WARRANTY/GUARANTEES. (2) LODGEPOLE STAKES; TIE AT APPROX. 1/3 TO 1/2 HEIGHT OF TREE WITH FLEXIBLE RUBBER TIE IN IN FIGURE EIGHT PATTERN. STAKES AND TREE PLUMB 3" DEEP SAUCER FOR WATER 2" DEEP MULCH LAYER �i_I11f REMOVE ALL TIES, WRAP & CONTAINERS.�H^'T,,� FREE BALL PERIMETER ROOTS FROM NURSERY f EXpl CAVATE TREE TREE PIT AT A MIN. OF 2 TIMES K DIA, OF ROOTBALL AT BALL CENTER, TAPERING PIT GRADE TO FINISH GRADE FA PIT SPOILS, NURSERY BALL WASTE BACKFILL SET BALL ON UNDISTURBED SUBGRADE. OR COMPACTED SOIL. NOTE: LIGHT FERTILIZER OVER PLANTING BED AFi�BACKFIII ONLY; NO FERTILIZER IN PLANTING PIT. WORK PERIMETER ROOTS FREE OF NURSERY BALL. BALL & PIT TO BE COURSELY SCARIFIED. EVERGREEN TREE PLANTING/STAKING DETAIL NOT TO SCALE PRUNE DAMAGED TWIGS AFTER PLANTING PLACE IN VERT. POSITION: DOUBLE LEADERS WILL BE REJECTED NOTE: KEEP ROOTBALL MOIST AND PROTECTED AT ALL TIMES. HOLD CROWN OF ROOTBALL AT OR JUST ABOVE FINISH GRADE. PROTECT TRUNK AND LIMBS FROM INJURY. BACKFILL TO BE SETTLED USING WATER ONLY - NO MECHANICAL COMPACTION. REMOVE ALL WRAP, TIES & CONTAINERS, REGARDLESS OF MATERIAL. (L2o) LODGEEPOLE STAKES, PLUMB WITH ELASTIC CHAIN- —� REMOVE AFTER ONEBCROWING SEASON FIGURE EIGHT; PROTECTIVE WRAPPING DURING SHIPMENT TO SITE AND — INSTALLATION REMOVE AT COMPLETION OF PLANTING LAWN PLANTING; PROVIDE 3'0 "NO GRASS" TREE RING AND 3" DEEP MULCH LAYER IN WELL. HOLD BACK FROM TRUNK 8" TO 10 FINISH GRADE PREPARE PLANTING B,�D PER SPECS; AT MIN., LOSSEN AND MIX SOIL TO 18 OR DEPTH OF ROOTBALL AND 2 TIMES BALL DIA. SOIL TO 18" OR DEPTH OF ROOTBALL AND 2 TIMES AABRRLLAAALLLLLAA..��DIA. AWAY EFROM PERIMETER R009CE�IL SET BALL ON UNDISTURBED BASE OR COMPACTED MOUND UNDER BALL PENETRATION TO SUBBASE (+) 24" DECIDUOUS TREE PLANTING/STAKING DETAIL NOT TO SCALE MULCH LAYER 1" MULCH AT CROWN 1/2" ABOVE GRADE 1" ABOVE GRADE — BE17 NOTE: REMOVE CONTAINER AND WORK ROOTS FREE OF SOIL. BACKFILL TO BE SETTLED USING WATER ONLY, SEE PLANT LIST FOR PLANT SPACING. 1 GALLON OOMIAffM n LAT9M ( Pl1M®!3g'gE MILQI (f IIEPO E M IJLCH ) GROUNDCOVER PLANTING DETAIL NOT TO SCALE HOLD PLANTS FROM. EDGE OF PLANTER 0 AS NOTED ON PLANT LIST SPACING AS CALLED OUT O ON PLAN/PLANT LIST BED LINE EDGE - / HOLD PLANTS FROM EDGE OF PLANTER CURB WALK / AS NOTED ON PLANT LIST NOTE: THIS SPACING APPLIES TO GROUNDCOVER AND FORMAL SHRUB ROW PLACEMENT. PLANT MATERIAL SPACING DETAIL NOT TO SCALE OVER ALL TOPSOIL DEPTH OF 3 FEET Lwmrqulw wrvulllurv) CURB BERM HEIGHT 6' MIN. _ 1-1/2" DRAIN AT LOW POINTS ' & 1 0 SPACING SOIL LINE: 3" =3 MAXIMUM IN MULCH, 1" - IN LAWN PAVING (SEE CIVIL PLANS) SUBGRADE ---. � ?::.: ..q..;:�// /// !. °.._. N REMOVE EXCESS GRAVEL / \/,� AND PAVING '� '� � ..ry COARSE TRANSITION FROM TOPSOIL 12" MAX. UP TO SUBSOIL NOTE: OVER EXCAVATE PARKING LOT PLANTERS TO LOOSEN COMPACTED SUBBASE GRADING • PARKING LOT PLANTERS DETAIL NOT TO SCALE _J W Q IL E- Qw 00 W 0 Z Z Q Q J co QO Z Z Q D 0 FINISH GRADE AT 4:1 SLOPE MAXIMUM 2" MULCH LAYER CO Q Q 2% SLOPE MINIMUM TOPSOIL N Z J CURB PER CIVIL AS SPECIFIED w Q Y DRAWINGS (WALK SIMILAR) FINISH GRADE AT 3:1 SLOPE MAXIMUM G 10:1 SLOPE MINIMUM O Q MAX.MA%. 1"LL PREPARED SUBGRADE _ /C'� CLEAR 7 O jR J Y LANTLC�GN SIDEWALK MULCH (CURB SIMILAR) Z c PLANTER SECTION DETAIL NOT TO SCALE TOPSOIL 2" MULCH LAYER FINISH GRADE 'I j LAWN -LL-Wm =III-III-� -III 1F I1=J 1=L7 -1IIJ I' 111=1 I I -I I rl! I- I SHOVEL -CUT TRANSITION LJ PLANTING BED ADJACENT TO LAWN DETAIL .NOT TO SCALE MULCH AT CURB DETAIL NOT TO SCALE 2" MULCH LAYER 1" MAX. TOP OF CURB TO TOP OF MULCH CURB STATE OF WASHINGTON REGISTE D LANDSCAP CT iHDI7 M. SEIDEL RTFlCAIE N0. 7 6 (V ONLY WITH SIGNATURE) EXPIRES: 12/15/12 U x MINKLER BOULEVARD 7 20 Spaces ----------------------- Arched Parking Stallj itBuildina Area Statistics Accessible R. Matrix ome2 Sues Iwo 4 Story - 139 Rooms M NP M tiest . oorr ,aunt Fi,eoKdnwr OO 46 Parking Sp c AREA IUR° PRW° E u.ff SF —PRo 1-3 C�, WESTR� N ST R� SUPPp • co 1E Q) "o, C�L ob c --T _E— I ZD PuBm SPACE: ----- ----- V C:011 (b 3 23 spaces PUBUC SUPPORT: �o T. T E=- ---------- --------------- ---------------------------- roFOPax GRAPHIC SCALE —1 —E 13a Z 1. IN r I i..h - 20 fL RECRFA��F=IES. I IDI A Ni F) n F-) i\ /F 'M DEVME16 Real Estate Development FW31— II REVISIONS: I I DATE I DESCRIPTION 11 G LU 4= a W DRAWING DATA SECTION DWG NAME: SITE PLAN DWG TYPE PRELIMINARY DATE 2011.09,22 SCALE 1"=20' —0" DRAWN BY: KLK nLE NAME : Tukwila 139R REVISIONS REV # I DATE I BY: � Ll , ,p. 0' "' "' "' "' "' "' "' "' o. o "' 0.0 �.0 0.0 0.0 a. 0.0 0.0 0.1 0.2 '0 .2 0.4 0.1 0.2 0.4 0.3 b.6 0.5 0.6 0.3 0.3 0.3 0.2 0.1 0.1 0.0 0.0 0.0 b.ry 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.0 0.1 0.0/ 0.1 /0'1 0.3 0.2 0.9- .4 0.5 0.8 0.6 0.7 1.1 1.2 2.4 1.5 1.9 0 2. .8 1.2 1.5 1.5 1.o 0.3 0.2 0.2 1.s 1 0 8 0.1 0.0 0.0 0.0 0.0 0.0 ��,.8 0.0 0.0 0.0 /0.0 0.0 0.0 0.0 3 0 3. .66 0 0.0 1. .0 E 9 3. _ 0.1 0.2 0.2 �r.i /0.7 1 2 / 2.7 2 5 ".6 43.5 '4 4.7 , 4.5 4.6 4.0 3.9 6.5 '.9 `4 �� 3 *0 0.0 0.0 0.o 0.0 0.0 0.0 0.0 0.0 0.�7 0.6 L � /..0 .6 2. 2.1 3.5 3.6 9.2 9.2 4.5 4.8 4.0 9.7 3.9 5.0 9.5 5.5 9.2 r. 6.1 1.9 y.6 0.2 0.0 0.0 0.0 0.0 0.0 0.1 A.2 0.� ' .2 2.7 3.2 3.4 3.3 2 8 3.8 3. 1.7 3 9 4. 3 3. 3.5 4.3 .2 3.2 / 1.8 0.8 0.3 0.1 0.0 0.1 0.1 O.2 9. / 5 2.4 3.8 4.8 2.7 2. 2 6 2.9 2.4 2.3 fr 2.7 2.5 .9 2.7/ 2.1 1.6 0.8 J / / 0.0 b.1 0.4 / 0.5 , 1. .7 2.6 3.0 2.8 .4 .0 2! 2.6 2.3 2.0 .8 1.8' 1.4 1.2 0.9 / 9.3 0.1 0.2 0.4 .2/ 3.5 3.0 3.4 3 // .2 .4 2.1 '� 1. 0.9 0.6 0.0 0.0 0.0 0.3 0'.1 0.6 0 .8 3.3 I 1 1.9 3.1 9.6 3.0 .0 - f f f 1 2.3 2.4 2 2.8 1.7 .5 1.9 /1.2 /9 0.7 0.8 0.5 0.5 / .2 / 'o.o 0.1/ 0.3/ .7 .7 4.0 3 5 3. 2.3 2.3 .1 0//3 0.5 0.4 0.3 0.1 0.2 0.3 % 1. 3.5 3.9 1. /.,}� 1. 3.1 4.8 2.5 1.5/0.6 0.2 0.2 1.2 0.1 0.2 bA 1. 2.6 3.2 3.6 8 7 .3 1.9 2.6 3.0 ]/.0 0.7 0.2 0.1 0.2 /0.5 .3 3 3.5 3. 2. 9� 2.0 3.0 2.4 1.2/0.4 0.2 0.1 / / 1. ),�1 0 0.2 0.6 �3�. 3.6 T.7 V !2 .2 1. 7 22 .4 .3 ' 7 ' .6 016 0.4 0.1 0.1 0.1 0.1 /.4 .3 .7 4.5 3.70, .8 e. a2.3 2.6 2.1 1.3 /0.4 10.2 0.1 /-'b. 0.1 0.20.5/ 2.9 3.1 3.0 2 1 .7 1 2.6 2.7 3.3 3.1 0.9 .1 0.1 0.1 N 0.2 O.p 0. 1A 2.6 3, 2.5 1,.� 1. .8 2.5 2.9 4.5 3.2 /6 0 8 0.4 0.1 0.1 0.2 I_illl / 5 2 1 2. 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II 1.2I 0.9 0.2 i a 0.1 0.3 I I 0.5 1.0 1.5 1.4 .29 2. 2.4 2.2 2. 9.0 .9 10 2. 3.1 2.2 2. 3.0 Tk1. 4 9 I co I 3.2 3. 0.1 0.3 0.1 0.1 0.2 0.1 b.l O.a 1-90. 0.9_ .b 9_ 0.2 0.0 0.1 0.0 -. ------------------------------- -b.Z b 1 .6- -b. n 7 -b,2_ n.8- -b.^ h I -b. 3- n.b_ j. w�L'Aeu��+ll���■ ���ll 0_0-n1 ni_01 h i 'o2-n2 n -0-1 0.1-a1 n,-01 In 1 01_n1 _01 b 1 0-1-bn In b.0 0.o b.o 0.0 o.0 o.1 0.1 0.1 0.1 0.1 o.1 0.1 0.1 0.1 o.o 0.1 b.0 o.o 0.0 0.1 0.1 0.1 0.1 o.0 a.0 a.0 0.0 0.0 o.o b.o b.o b.o b.o b.o b.o b.o b.o a.o o.o b.o b.o b.o b.o b.o b.o b.o b.o b.o b.o b.o b.o b.o b.o b.o BASED ON THE INFORMATION PROVIDED, ALL DIMENSIONS AND LUMINAIRE LOCATIONS SHOWN REPRESENT RECOMMENDED POSITIONS. THE ENGINEER AND/OR ARCHITECT MUST DETERMINE APPLICABILITY OF THE LAYOUT TO EXISTING OR FUTURE FIELD CONDITIONS. THIS LIGHTING PATTERN REPRESENTS ILLUMINATION LEVELS CALCULATED FROM LABORATORY DATA TAKEN UNDER CONTROLLED CONDITIONS UTILIZING CURRENT INDUSTRY STANDARD LAMP RATINGS IN ACCORDANCE WITH ILLUMINATING ENGINEERING SOCIETY APPROVED METHODS. ACUTAL PERFORMANCE OF ANY MANUFACTURERS LUMINAIRE MAY VARY DUE TO VARIATION IN ELECTRICAL VOLTAGE, TOLERANCE IN LAMPS AND OTHER VARIABLE FIELD CONDITIONS. Calculation Summary Label Units Avg Max Min Avg/Min Max/Min PtSpcLr PtSpcTb i OVERALL SUMMARY Fc 2.75 6.5 0.7 3.93 9.29 15 15 Luminaire Schedule *** THIS STUDY IS MODELED MESOPICALLY *** WLS8510 HOME 2 SUITES TUKWILA, WA PM: STEVE PLEASE CALL US FOR PRICING AT 1-800-633-8711 Symbol Qty Label Lumens LLF Description 3 A 10500 0.900 WLS-FVM-5-320-NW-PSMH-FG 25' POLE 2-6" BASE 10 B 40500 0.900 WLS-FVM-3-320-NW-PSMH-FG 25- POLE 2'-6" BASE w❑ Uri J O EL E3 �Fz ❑ F __ �I-J Z 0� in m�3 m03 r F- w w rIrn uJ 3 m w Lw r c� G a 0 r- Ln W 1 J N 1�A mQG Vs�t W ;E V' 0 15 30 60 ScA1-E. r-30• BOUNDARY AND TOPOGRAPHIC SURVE A PORTION OF THE SW 1/4 OF THE SE 1/4 OF SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON TEL VAULT CATCH BASH SSIH RIM-22.01 aW IE I ..60 IE 12' CNC 5-15.75 12' PN-15.1 E 8' CDNC E-5.91 21.82 IE 8' CONC-11.07 �INIE 1.32 IE 8'W.Is. IE 8' CON'C W-5.96 E 8' CONC N-8.64ds GO N- IE IS. CONC w=5.27[RW,2 E 1T' PVC N=17.12 LIGHT IE IB' CONC E-5.17E 12' CNC 5-17.14 + ,A ,4 yi jy Loa J80x TEL VAULT ` DCH7 LIGHT 7n o LHi1T ,.80� 7FL VPIIIT , If MINI LER_6L V' t ;. PAWSTR PE L_.�.=� BLE. Ox STRpE . CATCH BASM RW-22.05 E 12' CNC N-1626 W E MONITORING CNC N-17.20 v t�• ,*� yra � t � t• fqq / A A II', I^' TI Ht lAlillLA / v \ q II\Yv Vi L.1--11VV V :.,I- VV VS 11\,: I . -I \1•, `r 119,950 SQ.FT.t (2.754 ACRESLr\ *•'` j Z.10 , t / f / /V/ * RAILROAD REC.NO27003s / s 30' RAILROAD R/W EASEMENT PER PLAT k RECN0.7707220771 T RMHO TURN 51GN 1E 12' PVC N-16.54 IE 4' PVC N-18.76 CATCH BASIN E 12, CAC. 5-16.39 RI -20.37 SSMH E 12" PVC N-15.27 1414=20.81 IE 12- CNC SE- IS. 27 IE IS' CONC E-4.13 E 6' WC N-18.92 E 18' CONC W-4.21 LIGHT JBOx uulr - AGN4L JBOx •i ". SS" RIM-20.64 IE 18' CNC SE-3.79 IE 18' CNC W-4.04 -SIGNAL 'lox BASIN PoM-20.97 IE 12' CNC N-I6.80 IE 12' CNC W-16.80 6' CNP NE-19.63 rn LLYMIE (TILL) 0 JBLTION BOX (IS NDIED) ❑ CUCH BASIN (CB) O SNAW 00 W*DLE 0" 0MONIN WEIL 1>4 %AFR v&VE (0) FIRENIVUNT (IH) b Sim \A J 91C/UL J80x .s SIGNAL JBOX �sICNAL JeDx CATCH BASIN RBI-20.69 E 12' CHIC NW-17.67 'It Z O0 >w�Z cr. :5 w "_ co) X (1) F- Q 5 2 o w 3 a im U O;2:ZC9 IL O�NY �w 00 cc J >-O 3 Z ZO co N H OCCwO m 0 N } I °- LL t: F QOU 0 0 N U J w D co } O Y Z p w e,% IL ix 0 Lu a 0�ao !V ir O J w �W 0oCY0 �YLljHH � LL V LEGAL DESCRIPTION � �j "al al It.N<4y,4 I INDUSTRIAL PARK ACCORDING TO PLAT RECORDED IN E N 01'49'28' E 11.92' I I .110 t"A I I RR SWITCH f WATER VALVE --yy-- I (2)WATER VALVES * RR 'I TEL MH / TEL MH\ FNEVttD _-_- y „ DRIVEWAY ,i , N BT55'04' W 326.36 GAS I ; UPLAND DRIVE CMHB�\SIN CAi - ^ p RW- V >4 N 8T5504 �12'8� E tt12 99 40 - (PLAT) 899.5}' (MEAS) i L 6 75'. ' A...---- m'.' • 5 r T -338• ' NO 4'A {' L'ONC. MOH.. SSIE BROKEN OFF. SSMH-7 ( A IN TOP OF STEM ,i ,A I j i CATCH BASIN (yJ'9 ..I... IE 1 2 40 CU �HJ . E 1T' CUP E-17.50 URGE PIPE RUNS N e S UNKNOWN IE TUKWILA LOT 3, UPLAND S - z £ U V 4 WA �� 0 Go !u[1�ApI 7 v N m r 8 yyy T W T � p i6 Jf CISIEPA SJQ 9 �g2F, w ti E N41 LAWU vns I e�p _a I 52 FT 52 FT 43.5 FT 43.5 FT HOME I n7.,w •-^�"� �s. .- >-�- a '� at-tb w�y P 1"f (Wi f_ - to ac-._)- I ^. t`, j t{e= 'qt -i� r j �+�, r �,. . Y �t .N tYy t_.-• � {.iF t.. .r�•` h�• p�y ,•.X _1 - � � �-t�y�t. _.._'7 ♦F :F' ;s ram'%'. t� . - `---)!. .7. •..ti IL i L I 73 - .�," � �� • .. ..� +s_ `S�-P k,., J '. yjl i y%.. �- w i fit' �I � - I'� • �=� ' �a :- c. •mil , r South Elevation North Elevation RECEIVED WIDEWATERS Tukwila Home2 Suites Hotel FEB 03 2012 h Andover Park, City of Tukwila, WA oCOMMUriENT hogan campis architecture WWWWARCH.HET JE i.6, MOM 47 1*07 i r t -4 'Ell .70 'd ke 'Kil-Ut Q sUwt 0 U"bo Fm M i 52 FT 43.5 FT 43.5 FT �r I t 3� �` p' 7 ," =7 t i � a a 14 FT t :�, ...,. �•,.�._. r r.'s .... ,:. � ,; s, .. o q: ^�r'r.+; '�Y h. ,-- n r] ,. "1 , v' . ' . ', I �u � «f, ',, �'� r�2• �'� I �^ r � _�� _ .� fa-.: ��_fy'� {�f` �� '•` �-, _ ! JL-' 1 RD yi'j � F �♦ � l.L -',tY -.1� •� 4!� y - ne. Cam:'. aS'. ._ �=a �.1 .:t: 4.�.:. Cam, :.° �:. . � .�Ci -f' t: •♦�� •.! /'��. : r ="�." `l. __�: L-.' �:° L-' _:+.'i.°. `l. mot.. •y ,f,%�'�•F'. , l.F 1 .i. � � ._.�_ .R,� '!r � -R"� i�:?�' �^ ty �0-:: iLr9 .��b.,;5�•. � J.�:,.,ir ar.� i.=—: ��'�v,•'i��,-r ���0•. ;. - io ., v ...._ ..r '.e �; . ,° t u � ^ •... w _. > � , :.: k .,. ,�..... � - b .. ..4- `^Wry L.�'` � 'e"k;• . . , .:e ... i �H .. .a .+ p 1.-.'.a4� !r 4 -. v..r -„ Y�T•t ... . 5- West- Elevation • . � �. Ft"E^EI V E WIDEWA ERS Tukwila Home2 Suites Hotel FEB 0 3 2012 Andover Park, City of Tukwila, WA COneMUNiTY hogan campis architecture DEVELOPMENT WWW.HCARCH,NEr City of Tukwila Planning Commission Board of Architectural Review (BAR) Minutes Date: March 22, 2012 Time: 6:30 PM Location: City Hall Council Chambers Present: Brooke Alford, Chair; Thomas McLeod, Vice -Chair; Commissioners, Louise Strander, David Shumate, Mike Hansen, and Aaron Hundtofte Absent: Commissioner Jeri Frangello-Anderson Staff: Minnie Dhaliwal, Planning Supervisor, Jaimie Reavis, Assistant Planner, and Wynetta Bivens, Planning Commission Secretary "re Chair Alford opened the public hearing at 6:30 PM. Minutes: Adoption of the February 23, 2012 minutes: Comllssioner Shumate requested that the minutes egg" be revised to include his inquiry on whether staff notified the affected residents,surrounding the C/LI of the public hearing. Staff responded that tiiey only notified the property -owners in the C/LI, and that the standard notice was published in the newspaper. CommissionebStrander made a motion to adopt the February 23, 2012 minutes as,'revised. Commissioner Hansen seconded the motion. The motion was unanimouslviaDbro ed. CASE NUMBER: APPLICANT: REQUEST: L12-005 (Design Rev L08-079 (Preliminary Mike Overbeck Request tochange co LOCATION " I'l Six t r101401 (parc 004C Chair Alfor,.d swore in those Staff asked the Planning Con Jaimie Reavis, Assist', Pla She provided background of Preliminary Plat: to includes ut of the 7,63911 phroval of tte original preliminary -approved n r'eview to allow phased development of a 31 unit associated infrastructure and site improvements. mporary recreation space, as part of Phase I that ;final design review. 14420 34th Ave S - 14426 34th Ave S, and 3421 S 144th St - 3429 S 144!' Street 0040000087 6391100000 6391110000, 0040000083, 0040000088, 6433610240 the Appearance of Fairness questions. irtment of Community Development, gave the presentation for staff. explained the review process, and gave an overview of the project. When the Preliminary Plat was originally approved, in November 2009, it was with the condition that all utilities for the private access road, sidewalks, and the recreation area located on the West and North sides of the private access road be completed as part of the Public Works construction permit. The applicant is requesting an amendment to remove the condition in order to allow phased development of the project. The first eight townhomes would be developed in Phase I. The 23 additional townhomes would be developed in Phase II. Access isn't currently shown for lot 100, and as part of the subdivision process, legal access to all Page 1 of 3 BAR Hearing Minutes March 22, 2012 Alf lots must be established. One of the phasing criteria is that all phases must be able to stand alone without relying on future phases to meet code requirements. Phase I does not include rear yard landscaping, so in the event that Phase II does not occur Phase I would not meet the rear yard landscaping requirements. In addition, there is no room for guest parking on the site or street. Staff recommends approval of the Preliminary Plat with the original ten conditions, and the three new conditions as listed on page 17 and 18 of the March 12, 2012 Staff Report. Design Review: Major modification changes are proposed to the design of Phase I in the event that Phase II is not constructed. A six foot high wood perimeter fence would be constructed to enclose Phase I. The locations of the mailboxes were approved on the Phase II site. Therefore, a new mailbox needso.he included on the Phase I site until Phase H is constructed. Rear yard landscaping is required for PhaseF,I to meet the landscaping requirements. Additional guest parking will be a condition of the malorodtfcation approval, to be added as part of Phase I and removed when Phase H is constructed. Staff recommends approval of the Design Review with the conditions as listed on page twelve of the March 12, 2012 Commissioner Alford asked for clarification on the following; when the fence to be constructed, and when would the landscaping Qri the si She also inquired on the amount of units that a subdivision is requirec Architectural Review (BAR) to occur: The fence shall be constructed, and landscaping the BAR occurs when a subdivision has at least Commissioner Shumate whether the guest parking developing Phase I and PI The condominiums will rerrialn during Phase I deyelc of the Preliminary Plat approval; the applicant ha& iv, developed after five years the applicant can apply for new application would need to be subrnctted. conditions, aril the six new made for be determined and completed. in order for Board of to final approval of Phase I. Review before ssociated 6sian Review. be remoMIM from the project site, and d if there is a limit on the timeframe between he guest parking will be paved. From the date receive final plat approval. If Phase II is not ion. After expiration of the extension period, a Commissioner Hundtofte inquired whether, the five year timeframe for development will affect condition W.- number three regarding constructing a fence Phase II is not constructed. He asked what would be the timeframe for constructing the fence: The perimeter fence would be constructed as part of Phase I development, and a portion of it would be removed when Phase II is developed. For clarity, staff suggested amending condition number three to read: `as part of Phase I development a perimeter fence shall be constructed.' Commissioner Hansen commented that condition number three needs to be amended. He asked clarifying questions regarding the Preliminary Plat approval, the timing of Phase I and Phase II development, and suggested being mindful of the timeframe for the construction of the southern fence. The applicant's intent is to sell and develop the first eight townhomes before developing Phase II. Therefore, there would be a time lapse between developing Phase I and II. Commissioner Strander inquired on the number of available guest parking if both Phases are completed. There will be 12 parking spaces. Page 2 of 3 BAR Hearing Minutes March 22, 2012 Commissioner McLeod inquired whether the project will look incomplete if Phase II is not constructed: The recommended conditions will ensure that Phase I looks like a completed project. Commissioner Alford asked, what is driving staff s recommendations. Mike Overbeck, the applicant, stated that he does not have any issues with the required conditions. He confirmed that the fence will be constructed on the south side of the site. He explained it was always his intent to construct the project in phases, and provided explanation on why the project was delayed. He said from his perspective the only thing that is really changing is the installation of the road, the fact that the road does not continue, and the construction of the two recreation spaces in Phase II instead of Phase I. Mr. Overbeck stated he wants the Commission to know that he takes pride in the community and that it's Submitted By: Adjourned: Wynetta Bivens Planning Commission Secretary 7:40 PM 5 DESIGN )NDED NER ) FINAL PROVAL IER LONER "AS PART D THE ►THE Page 3 of 3 eit* at J uhw" Department Of Community Development .AFFIDAVIT OF DISTRIBUTION I, _Teri Svedahl HEREBY DECLARE THAT: x Notice of Application Notice of Decision x Notice of Public Hearing Notice of Public Meeting Determination of Non- Mitigated Determination of Non - Significance Si nificance Determination of Significance & Scoping Short Subdivision Agenda Notice Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Board of Adjustment Agenda Packet Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this _7th day of -March-, _2012 Project Name: Tukwila Home2 Suites Project Number: PL12-003 Associated File Number s : E12-002, L12-004 Mailing requested by: Stacy MacGre9pr Mailer's signature: A J nll�WK711e" Vq „ WL-11- W:\USERS\TERI\TEMPLATES-FORMS\AFFIDAVIT 0 f ISTRIBUTION.DOC City of Tukwila Notice of Application and Location: 300 Upland Drive, tax parcel #8836500030 Hearing for Design Review of a Applicant: Dan Balmelli of Barghausen Engineers 139-roomrextended stay hotel and Property Owner: Minkler Investments SEPA determination Project Planner: Stacy MacGregor, 206-433-7166 �x ,: g , Project Description: This application is for development of a 4, new 139-room, 4-story hotel on a 2.47 acre vacant site along y with associated clearing and grading, paved parking, landscap ing, and site design. s Tukwila has reviewed the project for probable adverse environ- mental impacts and expects to issue a determination of non - significance (DNS). The optional DNS process in WAC 197- 11-355 is being used. There will be a single integrated com- MAIoect Loci ment period for the notice of application and likely threshold v determination so this may be your only opportunity to comment YY on the environmental impacts of the project. If timely corn ments do not identify probable significant adverse impacts that x f were not considered by the anticipated determination the DNS will be issued without a second comment period. Opportunity ` for additional oral and written public comments on the " 5 r design review will be provided at a public hearing before the 2 Board of At Review on April 26 at 6:30pm. Comments and Appeals: Your written comments on the project are requested and can be delivered to DCD, 6300 Southcenter Blvd., Ste 100. Comments must be received by You are receiving this notice because you are 5:00pm on March 21, 2012. You may request a copy of any a property owner or tenant within 500ft of decision, information on hearings, and your appeal rights by this project calling 206433-7166. 0 Name Agency Address City State Zip • TRIPLE H DEVELOPMENT LLC 1006 SPRAGUE ST EDMONDS WA 98020 * TUKWILA BUSINESS MEMBER 1015 ANDOVER PARK W TUKWILA WA 98188 • TUKWILA BUSINESS MEMBER 1035 ANDOVER PARK W TUKWILA WA 98188 • TUKWILA BUSINESS MEMBER 1040 ANDOVER PARK W TUKWILA WA 98188 S A WEYMILLER * 10409 SUNRISE BEACH DR NW GIG HARBOR WA 98332 * TUKWILA BUSINESS MEMBER 1051 ANDOVER PARK W TUKWILA WA 98188 * TUKWILA BUSINESS MEMBER 1071 ANDOVER PARK W TUKWILA WA 98188 * TANAKA HOLDING LLC 1105 PORTER WAY MILTON WA 98354 Clarence W & Doris E FRIESEN * 11131 SE S7TH ST BELLEVUE WA 98006 Family Commercial Prop Lund 13913 209TH AVE NE WOODINVILLE WA 98072 * SOUTHCENTER CORPORATE SQUAR 150 CALIFORNIA ST SAN FRANCISCO CA 94111 * TUKWILA BUSINESS MEMBER 17100 SOUTHCENTER PKWY TUKWILA WA 98188 ` KOHL'S 17150 SOUTHCENTER PKWY TUKWILA WA 98188 * PETCO 17200 SOUTHCENTER PKWY #100 TUKWILA WA 98188 * NORDSTROM RACK 17200 SOUTHCENTER PKWY #110 TUKWILA WA 98188 ` TUKWILA BUSINESS MEMBER 17250 SOUTHCENTER PKWY TUKWILA WA 98188 ` TUKWILA BUSINESS MEMBER 17672 MIDLAND DR TUKWILA WA 98188 * TUKWILA BUSINESS MEMBER 17680 SOUTHCENTER PKWY TUKWILA WA 98188 * TUKWILA BUSINESS MEMBER 17686 SOUTHCENTER PKWY TUKWILA WA 98188 * TUKWILA BUSINESS MEMBER 17710 SOUTHCENTER PKWY TUKWILA WA 98188 * TUKWILA BUSINESS MEMBER 17720 SOUTHCENTER PKWY TUKWILA WA 98188 • TUKWILA BUSINESS MEMBER 17740 SOUTHCENTER PKWY TUKWILA WA 98188 * TUKWILA BUSINESS MEMBER 177465OUTHCENTER PKWY TUKWILA WA 98188 ` TUKWILA BUSINESS MEMBER 17800 SOUTHCENTER PKWY TUKWILA WA 98188 • MINKLER INVESTMENTS 273177TH AVE SE #206 MERCER ISLAND WA 98040 * MVI TUKWILA 1 LLC 3007 WEBSTER POINT RD NE SEATTLE WA 98105 ` TUKWILA BUSINESS MEMBER 301 UPLAND DR TUKWILA WA 98188 • TUKWILA BUSINESS MEMBER 305 UPLAND DR TUKWILA WA 98188 * TUKWILA BUSINESS MEMBER 317 UPLAND DR TUKWILA WA 98188 • TUKWILA BUSINESS MEMBER 321 UPLAND DR TUKWILA WA 98188 * KIR TUKWILA 050 LLC/KIMCO 3333 NEW HYDE PK RD STE 100 NEW HYDE PARK NY 11042 • TUKWILA BUSINESS MEMBER 335 UPLAND DR TUKWILA WA 98188 ` TUKWILA BUSINESS MEMBER 340 UPLAND DR # A TUKWILA WA 98188 ` TUKWILA BUSINESS MEMBER 340 UPLAND DR # B TUKWILA WA 98188 ` TUKWILA BUSINESS MEMBER 340 UPLAND DR # C TUKWILA WA 98188 • TUKWILA BUSINESS MEMBER 340 UPLAND DR # D TUKWILA WA 98188 ` TUKWILA BUSINESS MEMBER 340 UPLAND DR # E TUKWILA WA 98188 * TUKWILA BUSINESS MEMBER 340 UPLAND DR # F TUKWILA WA 98188 • TUKWILA BUSINESS MEMBER 340 UPLAND DR # G TUKWILA WA 98188 * TUKWILA BUSINESS MEMBER 340 UPLAND DR # H TUKWILA WA 98188 • TUKWILA BUSINESS MEMBER 340 UPLAND DR # I TUKWILA WA 98188 * TUKWILA BUSINESS MEMBER 340 UPLAND DR # J TUKWILA WA 98188 • TUKWILA BUSINESS MEMBER 340 UPLAND DR # K TUKWILA WA 98188 * TUKWILA BUSINESS MEMBER 349 UPLAND DR TUKWILA WA 98188 * TUKWILA BUSINESS MEMBER 350 MIDLAND DR TUKWILA WA 98188 Joseph J & Gayle M Carol ` 350 UPLAND DR TUKWILA WA 98188 * TUKWILA BUSINESS MEMBER 351 UPLAND DR TUKWILA WA 98188 * TUKWILA BUSINESS MEMBER 360 MIDLAND DR TUKWILA WA 98188 * DGI LLC 364 UPLAND DR SEATTLE WA 98188 * SAFEWORKS LLC 365 UPLAND DR TUKWILA WA 98188 * TUKWILA BUSINESS MEMBER 369 UPLAND DR TUKWILA WA 98188 * C & F PROPERTIES LLC 370 UPLAND DR TUKWILA WA 98188 * TUKWILA BUSINESS MEMBER 375 CORPORATE DR S #100 TUKWILA WA 98188 • TUKWILA BUSINESS MEMBER 375 CORPORATE DR S #201 TUKWILA WA 98188 * TUKWILA BUSINESS MEMBER 375 CORPORATE DR S #205 TUKWILA WA 98188 * TUKWILA BUSINESS MEMBER 432 MINKLER BLVD TUKWILA WA 98188 ` TUKWILA BUSINESS MEMBER 435 MINKLER BLVD TUKWILA WA 98188 ` WIG PROPERTIES LLC-SS 4811134TH PL SE BELLEVUE WA 98006 * TUKWILA BUSINESS MEMBER 575 ANDOVER PARK W #101 TUKWILA WA 98188 • TUKWILA BUSINESS MEMBER 575 ANDOVER PARK W #105 TUKWILA WA 98188 * TUKWILA BUSINESS MEMBER 575 ANDOVER PARK W #107 TUKWILA WA 98188 * AMB PROPERTY CORP 60 STATE ST STE 1200 C/O RE TAX BOSTON MA 02109 * KC HOUSING AUTHORITY 600 ANDOVER PARK W TUKWILA WA 98188 ` TUKWILA BUSINESS MEMBER 625 ANDOVER PARK W TUKWILA WA 98188 * TUKWILA BUSINESS MEMBER 635 ANDOVER PARK W TUKWILA WA 98188 * TUKWILA BUSINESS MEMBER 645 ANDOVER PARK W TUKWILA WA 98188 * TUKWILA BUSINESS MEMBER 655 ANDOVER PARK W TUKWILA WA 98188 • TUKWILA BUSINESS MEMBER 665 ANDOVER PARK W TUKWILA WA 98188 * TUKWILA BUSINESS MEMBER 700 ANDOVER PARK W TUKWILA WA 98188 * ELTZ PROPERTIES WASHINGTON C/O METZLER REALTY ADVI 700 FIFTH AVE 6175 SEATTLE WA 98104 * TUKWILA BUSINESS MEMBER 720ANDOVER PARK W TUKWILA WA 98188 * TUKWILA BUSINESS MEMBER 730 ANDOVER PARK W TUKWILA WA 98188 * TUKWILA BUSINESS MEMBER 760 ANDOVER PARK W TUKWILA WA 98188 * R2R INVESTMENTS LLC 7979 S 180TH ST KENT WA 98032 ` IPTN NORTH AMERICA INC'S IPTN BUILDING TUKWILA SEATTLE WA 98188 Rrw Enterprise " PO BOX 1201 MAPLE VALLEY WA 98038 * KOHLS PROPERTY TAX DEPT PO BOX 2148 MILWAUKEE Wl 93201 * KIRTUKWILA 050 LLC/KIMCO PO BOX 5020 NEW HYDE PARK NY 11042 " ANDOVER WEST LLC % POWELL D PO BOX 97070 KIRKLAND WA 98083 Dan Balmelli Barghauesen Consulting Engineers 18215 - 72n Ave S KENT WA 98032 KC METRO TRANSIT/SEPA OFFICIAL ENVIRONMENTAL PLANNING 201 S JACKSON ST., MS KSC-TR-0431 SEATTLE WA 98104 R City of Tukwila Department of Community Development March 1, 2012 Mr. Dan Balmelli Barghausen Consulting Engineers, Inc. 18215 72nd Ave. S Kent, WA 98032 RE: First Technical Comment Letter Tukwila Home2Suites L12-004, E12-002, PL12-003 Dear Mr. Balmelli: Jim Haggerton, Mayor Jack Pace, Director The City has completed its review of the above Public Hearing Design Review application. The application was submitted on February 3, 2012, routed to City departments for review, and deemed complete on February 29, 2012 for the purpose of meeting state -mandated time requirements. Please find below a list issues compiled by Community Development, Public Works, Fire, and Building Department staff regarding this project. In order to move forward with your application, we need a response on the following comments. Some may involve a revision of the plans and other comments may just be addressed in writing as way of an explanation. Planning Department: Contact Stacy MacGregor at (206) 433-7166 if you have any questions regarding the following comments. 1. Provide a thorough written discussion of your project and how it is consistent with the design criteria for Board of Architectural Review (BAR) in Tukwila Municipal Code (.TMC) Chapter 18.60.050 C (provided previously). This discussion will be included in the packets given to the BAR members and used to evaluate your project. a. Include Sustainability Features in your discussion. 2. Show all property lines on all plan pages. The railroad easement is on your property and your property continues to Minkler but your "property lines" often appear to be at the inside of the easement. 3. At the pre-app you discussed a walking trail. What is the status? 4. Provide a site plan for a future phase if the railroad easements are eliminated and/or access is available on Minkler. Show how parking can be met if access to Minkler Blvd is created. Including it now will prevent the need to go back through design review for future changes but will not obligate you to construct the improvements. Board of Architectural Review: Hotel, Motel and Multi -Family Design Review Criteria 1. SITE PLANNING. a. 139 rooms require 146 parking spaces. Two iterations of sheet Al were submitted, one has 145 stalls and one have 146 stalls. b. Show RR tracks on Al. 1. c. Handicap stalls need to be 20' stalls "van". SM HAA Home2 Suitesdech Comments Ldoc deep and 16' (van) and 13' (car) including a 5' loading area. Label the van Page 1 of 4 03/01/2012 6300 Southcenter Boulevard, Suite #100 0 Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 d. Consider a material change for the pedestrian crossings on the site (as opposed to just paint). Consider elevating the crossing to give pedestrians crossing hierarchy as well as to serve as a speed bump. e. Describe the role of the UP tracks/easement on the property. The City shows the northern and western tracks in out Walk and Roll plan as a multi -model trail through the urban center. Discuss what may happen to the site if the tracks are abandoned and if they remain. f. Provide details of the screening/structure for the trash collection area. Relocating this away from Minkler is strongly encouraged. g. If the Minkler access is obtained, are two points of egress onto Upland necessary? Consider eliminated one access onto Upland in the phasing plan. h. Since pets are allowed, show the outdoor pet area on the site plan. i. Show or provide details for any other exterior features such as the patio/barbeque area. 2. BUILDING DESIGN a. Provide full-size, scalable elevation drawings in addition to the colored sheets. b. Provide a floor plan of at least the ground floor layout. Label all publically accessible entrances. c. Describe the pool and if there are floors above (I am assuming but I am not certain from the elevations. d. Incorporate stonework in the columns that support the car entrance canopy to tie them to the building and to give the appearance of substance and bulk. e. The top of the "tower feature" appears to be illuminated in the drawings. Can the materials used be a darker color to minimize the appearance of a beacon (and perhaps look more like a chimney)? f. Describe the amount of modulation within the wall faces. I cannot tell how much various wall surfaces recede from each other. Increased modulation will give the building increased visual interest. 3. LANDSCAPE AND SITE TREATMENT. a. Parking lot landscaping (not including perimeter landscaping) requires 15 square feet of landscaping for each stall adjacent to public streets and ten square feet for each stall screened from a public street. All landscape islands shall be at least six feet in any direction and include at least one tree. b. On the Home2 Suites website, under Green Focused there is a statement that says: "The landscaping around every Home2 SuitesTm hotel includes indigenous -only plants, which significantly minimize water usage and irrigation needs." The plant palate shown is not all native plants. If the plant palate is modified to include only native plants, I can make a request to the Board of Architectural Review that they wave the requirement of permanent irrigation. The final decision would be up to the Board of Architectural Review. Hand - watering for the first three years until the plants are established would still be necessary and would remain a condition. c. Add the following notes to sheet L3 Plant selection requirements: 1. Plants shall meet the current American Standard for Nursery Stock and shall be healthy, vigorous and well -formed, with well -developed, fibrous root systems, free from dead branches or roots. Plants shall be free from damage caused by temperature extremes, lack of or excess moisture, insects, disease, and mechanical injury. Plants in leaf shall be well foliated and of good color. Plants shall be habituated to outdoor environmental conditions (hardened -off). 2. All landscaped areas shall be planted with a plant density to achieve 90% cover within 3 years. 3. Irrigation: All landscape areas shall be served by an automatic irrigation system. Water conservation features such as moisture sensors with automatic rain shut-off devices, automatic timers, pressure regulating devices, backflow prevention devices, separate irrigation zones for grass and planting beds, and sprinkler heads matched to site and plant conditions shall be installed. Irrigation water shall be applied with goals of avoiding runoff and overspray onto adjacent property, no -irrigated areas and impervious surfaces. An irrigation plan shall be included as part of a future building permit 4. Installation of the landscaping and screening shall be completed and a Landscaping Declaration submitted by the owner or owner's agent prior to issuance of the certificate of occupancy. If necessary due to weather conditions or construction scheduling the installation may be postponed to the next planting season if approved by the Community Development Director and stated on the building SM Page 2 of 4 03/01/2012 HAA Home2 Suites\Tech Comments Ldoc Ir permit. A performance assurance device equal to 150% of the cost of the labor and materials must be provided to the City before the deferral is approved. The property owner shall keep all planting areas free of weeds and trash and replace any unhealthy or dead plant materials for the life of the project in conformance with the intent of the approved landscape plan and TMC 8.28.180. Planting Notes: 1. Site preparation and planting of vegetation shall be in accordance with best management practices for ensuring the vegetation's long-term health and survival and shall include incorporation and tilling in of organic material to a depth of 18 inches and mulching. 2. Root balls of potted and balled and burlapped (B&B) plants must be loosened and pruned as necessary to ensure there are no encircling roots prior to planting. At least the top half of burlap and any wire straps are to be removed from B&B plants prior to planting. The plant should be completely vertical. The top of the root flare, where the roots and the trunk begins, should be about one inch from the surrounding soil. Inspections: 1. After approval by the City's Board of Architectural Review, no changes are allowed without prior approval of the Planning Department, these include no changes to the landscaping (both design and plant species. If you wish to make any changes you must submit a written request along with a justification for the requested change and an explanation as to why the issue was not addressed as part of the design review process. 2. A soils inspection is required after amending the soil, but before any plants. 3. Prior to requesting a landscaping inspection please provide a landscaping affidavit from the landscape architect, stating that the landscaping was installed per approved plans. Landscape inspection can occur any time after the plants are planted. You do not need to wait until the end of the project to schedule the landscaping inspection. As part of the landscaping inspection you will need to verify that the irrigation system is working properly. 4. Final inspection requires a signed Landscape Declaration. 4. MISCELLANEOUS STRUCTURES. 1. Signage is shown on the renderings. The sign design and location is a part of design review. Provide a detail of the signs (building mounted and freestanding signs) for review. 2. Racks for at least 3 bikes are required. Provide cut sheets and show on plans. 3. Provide cut sheets for any miscellaneous appurtenances including parking lot and building mounted light fixtures. 4. Show or describe the location and size of any rooftop mechanicals and how they will be screened from adjacent properties. How tall is the roof parapet? Are there any ground mounted mechanicals? Public Works Department: Contact Joanna Spencer at (206) 431-2440 if you have any questions regarding the following comments. 1) Prior to final SEPA approval, applicant shall pay $12,000.00 for traffic concurrency certificate. Application was submitted to PW already. 2) Since the existing water main in Upland Dr. is a dead end main, developer shall install a looped water line through the parcel and along Minkler Blvd frontage and tie into the existing water system on Andover Park West as shown on sheet C3 of 6 dated January 26, 2012. Portion of water main in Minkler Blvd beyond the parcel frontage to be constructed as part of Home2 Suites project will be credited against Public Works fees. 3) Frontal improvements along Minkler Blvd will be delayed until such time that the railroad line is removed which will allow the improvements to be constructed. Public Works would work with the Developer and pursue an agreement not protest the formation of an LID. sM Page 3 of 4 03/O1/2012 HAA Home2 Suiteffech Comments Ldoc 4) Storm drainage shall be designed per 2009 King County Surface Water Design Manual. SEPA application refers to ` 1998 manual edition, which is incorrect. 5) Domestic water service and fire service shall be tapped of the proposed 8" private water loop and not of the dead end water main in Upland Drive. Building Department: Contact Bob Benedicto at (206) 431-3670 if you have any questions regarding the following comments. 1) No exceptions taken for submitted documents; however applicant should be made aware that a separate development permit (building permit) is required for the storm water detention vault — phased approval, IBC section 107.3.3. Fire Department: Contact Don Tomaso at (206) 575-4407 if you have any questions regarding the following comments. 1. Aerial access will be required 2. Relocate the fire hydrant at the West access point to the East side of the access point. 3. Relocate the PIV assembly to Upland Drive. 4. Install the FDC at Upland Drive within 20 feet of the PIV. 5. Ensure the aerial apparatus can make the turn at the Northeast corner of the parking lot. Next Steps Your next step is to address the comments made in this letter. Once you have addressed the comments and revised the plans, first send me electronic copies for review. There are not any civil plan changes needed for design review. The BAR meets again on April 26th. In order to make this BAR meeting, I need to have an electronic version of all necessary documents with revisions by March 20`h (response to Design Review criteria, phasing plan, Al, L1-3, Floor Plan, Miscellaneous Structures and trash enclosure). I will also need multiple complete sets of plans, an electronic versions and the colors and materials board by April 3`d. When the date gets closer, we can discuss what quantity of which sheets are needed. If you have any questions, I can be reached at 206-433-7166 or by email at smacgregor@ci.tukwila.wa.us. Sincerely, Stacy MacGreg Assistant Planner cc. File (PL12-003) Email: Dan Balmelli <dbalmelli@barghausen.com> Timeline to make April 26 PC Meeting March 1 Notice of Application --COMPLETE March 7 Posted/Mailed Notice of SEPA, Application and Hearing by staff March 21 Comments Due by staff March 22 SEPA decision issued by staff March 20Electronic copies -of plans with revisions 'from applicant April 3 Colors and Materials board needed from applicant April 3 A1fCo0ies4paper,and electronic delivered -for packefs `from applicant April 9 Seattle Times Notice by staff April 13 Staff Report Due by staff sM Page 4 of 4 03/01/2012 HAA Home2 Suites\Tech Comments Ldoc Stacy MacGregor From: Dan Balmelli <dbalmelli@barghausen.com> Sent: Wednesday, February 22, 2012 9:09 AM To: Stacy MacGregor Subject: FW: Tukwila Home 2 Suites Stacy, my mistake, I thought you were copied on Eds email below. Dan Balmelli Executive Vice President (206) 396-8588 cell Barghausen Consulting Engineers, Inc. 18215 72nd Avenue South Kent, WA 98032 (425) 251-6222 - Phone (425) 251-8782 - Fax http://www.barghausen.com --------------------------------- From: Shagen, Edward[mailto:eshagenC@Widewaters.coml Sent: Thursday, February 09, 2012 1:34 PM To: Dan Balmelli Subject: Re: Tukwila Home 2 Suites I confirm Sent from my iPhone On Feb 9, 2012, at 2:32 PM, "Dan Balmelli° <dbalmelli@barghausen.com> wrote: Ed, pis send an email to Stacy confirming transfer of the contact person from you to me. Thanks Dan Balmelli Executive Vice President (206) 396-8588 cell . Barghausen Consulting Engineers, Inc. 18215 72nd Avenue South Kent, WA 98032 (425) 251-6222 - Phone (425) 251-8782 - Fax http://www.barghausen.com --------------------------------- From: Stacy MacGregor[maiIto: Stag. MacGregor@TukwilaWA.govl Sent: Thursday, February 09, 2012 1:31 PM To: Dan Balmelli Subject: RE: Tukwila Home 2 Suites I need Ed to send me an email transferring contact person from him to you! Thanks Stacy MacGregor Assistant Planner I City of Tukwila 6300 Southcenter Blvd I Tukwila, WA 98188 Tuesday, Wednesday, Thursday 8:30-3 ph: (206) 433-7166 1 fx: (206) 431-3665 Please note my new email address and the City's new welasites stacv.macgregor@TukgwilaWA.gov I www.Tut?wilaWA.gov From: Dan Balmelli jmailto:dbalmelli@barghausen.com Sent: Thursday, February 09, 2012 1:22 PM To: Stacy MacGregor Cc: Betsy Dyer Subject: Tukwila Home 2 Suites Hi Stacy, I just spoke with Ed and he is ok with changing the contact person to me. Thanks Dan Balmelli Executive Vice President (206) 396-8588 cell Barghausen Consulting Engineers, Inc. 18215 72nd Avenue South Kent, WA 98032 (425) 251-6222 - Phone (425) 251-8782 - Fax http://www.barghausen.com Design Narrative for the Proposed Home2 Suites Hotel Tukwila, Washington January 26, 2012 The proposed project is a 139 room Home 2 Suites hotel, a new extended stay hotel brand created by Hilton Hotels. The hotel design is refreshingly modern, with bold simple forms that modulate the scale of the fagade. Materials include a warm stone at the base that is also carried up vertically to provide a visual break in the rhythm of the guestroom fenestration. The main entrance is marked with a signature design element or beacon "tower" that has an internally lighted, translucent acrylic panel at the top that is intended to identify the building from a distance. The entrance is also defined by a simple portecochere, large window openings, and a background framed by a linen colored synthetic stucco. The entire building is framed with the linen -colored synthetic stucco wrap that envelopes the core or guestroom window plane. Metal panels with horizontal corrugations are used as the spandrel material between guestroom windows as a gesture to the context of the industrial buildings in the immediate surroundings. The use of a slate blue color on these panels enhances the visual interest. The panels at the center are in a darker slate green color intended to create a sense of depth. The building is a long and low 4 story structure, 45' to the highest parapet and 52' to the top of the beacon. In addition to the guestrooms and suites, the hotel will feature an indoor pool and fitness room, a 900 square foot meeting room, and a restaurant serving breakfast only. The public areas are open, clean spaces, with contemporary furnishings. The main feature of the lobby is a large communal banquet seat intended to stimulate guest interaction in a relaxed atmosphere. In the restaurant, there is also the feature of a communal dining table to again enhance the sense of community. Developed by the Widewaters Group. Stacy MacGregor From: Stacy MacGregor Sent: Wednesday, February 22, 2012 1:06 PM To: Robin Tischmak Cc: Joanna Spencer Subject: FW: Proposed Tukwila Home Suites project Dan Balmelli of Barghausen forwarded this email to me. Are you approving deferring improvements along Minkzler? When this site was reviewed under land use file LO8-027 (also with Dan of Barghausen), they were required to widen Minhier and add a 6' sidewalh directly adjacent to the UPRR tracks. Widening of Minhier is in the CIP 2012- 2017. From the staff report: "The sidewalk fronting Minkler is located directly adjacent to the street. Due to the railroad spur, there is no space for a planting strip between the street and the sidewalk; if the railroad spur is abandoned in the future, a landscape area and sidewalk could be accommodated without impacting either the site or Minkler Boulevard. Minkler Boulevard will be widened across the width of the site; this is an item identified in the City's Capital Improvements Plan." In 2008, Dave McPherson spoke to UPRR about removing the tracks and UPRR opted to keep the tracks and they recommended paving up to them —it isn't clear if this was paving for a crossing or paving of a sidewalk. This project went bankrupt prior to pursuing obtaining a permit to actually do work within the UPRR easement. If this improvement in is the CIP and we asked for it in 2008, does the City now want to defer these improvements? Joanna is working on this project so I am including her in this email in case she doesn't know the history. Stacy MacGregor Assistant Planner I City of Tukwila 6300 Southcenter Blvd I Tukwila, WA 98188 Tuesday, Wednesday, Thursday 8:30-3 ph: (206) 433-7166 1 fx: (206) 431-3665 Please none my new email address and the City's new websites stacy.macgregor@TuhwilaWA.gov I www.Tuhwi[aWA.gov From: Dan Balmelli [mailto:dbalmelli@barghausen.com] Sent: Thursday, February 16, 2012 9:34 PM To: Robin Tischmak Cc: Joanna Spencer; David McPherson; Stacy MacGregor Subject: RE: Proposed Tukwila Home Suites project Hi Robin, thanks for your response on the road improvement and water main extension options. We would like to pursue an agreement with the city to either not protest the formation of an LID or to delay the frontage road and water main extension until such time that the railroad line is removed which would allow the improvements to be constructed. We had previously discussed an agreement that would be in place for a 10 year period. Please let me know what the next step is to get this process started. Thanks for your assistance. Dan Balmelli Executive Vice President (206) 396-8588 cel Barghausen Consulting Engineers, Inc. 18215 72nd Avenue South Kent, WA 98032 (425) 251.-6222 - Phone (425) 251-8782 - Fax http://www.barghausen.com From: Robin Tischmak Lmailto:Robin.Tischmak(aTukwilaWA.govl Sent: Wednesday, February 08, 2012 3:35 PM To: Dan Balmelli Cc: Joanna Spencer; David McPherson Subject: RE: Proposed Tukwila Home Suites project Dan - Sorry, I lost track of this for a while. Minkler Frontage Improvements — Construction of frontage improvements along the south side of Minkler Blvd. is not currently feasible due to the existing Union Pacific Railroad line. Those improvements cannot be constructed until the rail line is removed. In lieu of constructing the required frontage improvements, the City would work with the Developer in accordance with Chapter 11 of the Tukwila Municipal Code. Alternative strategies are proposed in Section 11.12.030 (attached). Water Main Extension — The water main extension could be included as part of the required frontage improvements, depending on whether or not the proposed development needs (or wants) to connect to the main. The City would credit any construction costs that are determined to be above and beyond the required frontage portion of the water main against certain other charges or fees imposed by the City. (For example we couldn't credit against Fire or Parks impact fees.) I hope this information is useful in answering your questions. Feel free to e-mail or call me at 206-431-2455 if you have any further questions. From: Dan Balmelli fmailto:dbalmelli@barghausen.com1 Sent: Tuesday, January 31, 2012 9:17 PM To: Robin Tischmak Subject: FW: Proposed Tukwila Home Suites project Hi Robin, below is the email I sent on January 8th. Please review and respond. Thanks for your assistance From: Dan Balmelli Sent: Sunday, January 08, 2012 7:59 PM To: 'rtischmak@ci.tukwila.wa.us' Subject: FW: Proposed Tukwila Home Suites project Hi Robin, thanks for meeting with me recently to discuss some the development issues associated with the proposed Home Suites project located along Minkler Street. As I indicated in the meeting, I would like to summarize our discussion relative to the frontage road improvements and water main extension along Minkler street. The following is my understanding of what was agreed to at the meeting. 1. Minkler Street frontage road improvements —The city would normally require frontage road improvments along Minkler Street including an additional travel lane, curb, gutter and sidewalk improvements. Since the existing Union Pacific railroad line and ROW is located along Minkler street which prevents the construction of these improvements, the city would accept a 10 year street delay agreement in lieu of constructing the improvements with development of the project. Water main extension along Minkler Street — The city's comp water plan requires the project to construct a new 12 inch water main along the frontage of Minkler Street adjacent to the project. The water main will need to extend east beyond the project frontage to connect to an existing 12 inch water main along the east side of West Andover Street. Since extension of the water main beyond the property frontage is not an obligation of the project, the city will allow the costs associated with this portion of the watermain to be credited against either water system charges or traffic impact fees. Please review and confirm that the above information correctly summarizes our discussion regarding the above issues. I don't have Joanna and Mike's email addresses in my system so please copy them when you respond. Thanks again for your time and assistance. --------------------------------- Dan Balmelli Executive Vice President (206) 396-8588 cel Barghausen Consulting Engineers, Inc. 18215 72nd Avenue South Kent, WA 98032 (425) 251-6222 - Phone (425) 251-8782 - Fax http://www.barghausen.com Tukwila Fire Department Interoffice Memo February 15, 2012 To: Stacy MacGregor From: B/C Tomaso RE: L12-004 Hotel Project Here are the fire department concerns for this project, we did meet with Dan from Barghausen Engineers to clarify some of these concerns and Dan is working on making the corrections. 1. Aerial access will be required 2. Relocate the fire hydrant at the West access point to the East side of the access point. 3. Relocate the PIV assembly to Upland Drive. 4. Install the FDC at Upland Drive within 20 feet of the PIV. 5. Ensure the aerial apparatus can make the turn at the Northeast corner of the parking lot. Let me know if you have any question on any of these items. PUBLIC WORKS DEPARTMENT COMMENTS www.ci.tukwila.wa.us Development Guidelines and Design and Construction Standards DATE: February 22, 2012 PROJECT: Tukwila Home2 Suites 300 Upland Drive. REVIEW #: 1 PROJECT NO: PL 12-003 (E 12-002, L 12-004) PLAN REVIEWER: Contact Joanna Spencer at (206) 431-2440 if you have any questions regarding the following comments. 1) Prior to final SEPA approval, applicant shall pay $12,000.00 for traffic concurrency certificate Application was submitted to PW already. 2) Since the existing water main in Upland Dr. is a dead end main, developer shall install a looped water line through the parcel and along Minkler Blvd frontage and tie into the existing water system on Andover Park West as shown on sheet C3 of 6 dated January 26, 2012. Portion of water main in Minkler Blvd beyond the parcel frontage to be constructed as part of Home2 Suites project will be credited against Public Works fees. 3) Frontal improvements along Minkler Blvd will be delayed until such time that the railroad line is removed which will allow the improvements to be constructed. Public Works would work with the Developer and pursue an agreement not protest the formation of an LID. 4) Storm drainage shall be designed per 2009 King County Surface Water Design Manual. SEPA application refers to 1998 manual edition, which is incorrect. 5) Domestic water service and fire service shall be tapped of the proposed 8" private water loop and not of the dead end water main in Upland Drive. (W:Joanna/Comments 1 PL12-003.doc PW) Feb 02 2012 7:14PM WP-mar Investments 206-624-1795 p.3 CITY OF TUKWILA Department of Community Development 6300 Southcenter• Boulevard, Tukwila, Wft 98188 Telephone: (206) 431-3670 FAX.- (206) 431-3665 E-mail: planning@,TukwilaWA.gov AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: I . 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 300 Upland Drive 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. lJ sr�. (city), state), on r�t/{4'. .o ..._._ EXECUTED at arXC� ._. 'ty G.�»�''�_ ( � 1Vr/ryi� 1Lu%6—"�"7'/ �.ri« �6�.�,+t/..-Yftrr"•�''� (Print Name) (Address) � - Z (Phone Number) , (Signature) On this day personally appeared before me 8J61k _y,I _z° s Nkjpy{ to me known to be the individual who executed the foregoing instrument and acknowledged thathe/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 lS DAY OF t' �'. -� ' , 20�_ JAM LYNN N ARY PUBLIC in r the State of Washington STATE OF VVASMMItiM iding at �� NOTARY PUBLIC MY COMMISSION EXPIRES My Commission expires on 212- 03.23-12 HALand Use Applications in PDADesigo Revie%LPUblic Hearing-Jan2011.doe CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX.- (206) 431-3665 E-mail: p1anning_anTukwilaWA.gov DESIGN REVIEW - PUBLIC" HEARING FOR STAFF USE ONLY Permits Plus Type: P-DR Planner: ° -, C File Number: L' l —oclL` Application Complete Date: Project File Number: P L a -C�3 Application Incomplete Date: Other File Numbers: Sr 12-oZ5Z NAME OF PROJECUDEVELOPMENT: Tukwila'Home2 Suites LOCATION OF PROJECUDEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 300 Upland Drive LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 883650-0030 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: Edward G. Shagen, Widewaters Address: 3257 Big Spruce Way, Park City, UT 84098 Phone: E-mail; (435) 658-9923 eshagen@widewaters.com Signature: f� IMINX Digitally signed by Edward G Shagen 01 /24/201G �l DN: cn=Edward G Shagen, o=The Date: G G widewaters croup, ou, email=eshagen@widewaters.com, c=US Date: 2012.01.26 15:21.44-0700' H:Umd Use Applications in PDF\Design Review -Public Hearing-Jan2011.doc The specific design criteria used to evaluate each project differs based on the type of project and its location. Please discuss project consistency with the applicable set of design criteria. The applicant bears responsibility for demonstrating that the proposed development plans satisfy all of the review criteria. The three sets of Board of Architectural Review (BAR) criteria and references to illustrate implementing design guidelines are presented below. Please consult with Planning Division staff to clarify which set of criteria should be used. Selected Comprehensive Plan policies, which provide illustrative design guidance, are presented after the criteria as a courtesy. The complete Comprehensive Plan policies are provided in the Tukwila Comprehensive Land Use Plan. Written responses to all criteria are required for a complete application. CRITERIA FOR COMMERCIAL AND LIGHT INDUSTRIAL DEVELOPMENTS (TMC 18.60.050(A)). Applies to all projects requiring design review except: multifamily, hotel and motel developments and developments in the Tukwila International Boulevard corridor (see TMC 18.60.060(C)). Projects located within 200' of Green/Duwamish River must meet additional criteria in the Shoreline Substantial Development Pen -nit Application. 1. Relationship of Structure to Site a. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping and pedestrian movement. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. c. The height and scale of each building should be considered in relation to its site. 2. Relationship of Structure and Site to Adjoining Area a. Harmony in texture, line and masses is encouraged. b. Appropriate landscape transition to adjoining properties should be provided. c. Public buildings and structures should be consistent with the established neighborhood character. d. Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. 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. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. 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. 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. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. H:\Land Use Applications in PDF'Design Review -Public Hearing-Jan201 Ldoc 4. Building Design a. Architectural style is not restricted, evaluation of a project should be based on quality of design and relationship to surroundings. b. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. c. Building components, such as windows, doors, eaves, and parapets, should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. d. Colors should be harmonious, with bright or brilliant colors used only for accent. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. f. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be hannonious with building design. g. Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and fitting should be used to provide visual interest. 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. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Consistency with adopted plans and regulations (TMC 18.100.030) 6. Demonstrate the manner in which the proposal is consistent with, carries out and helps implement applicable state laws and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and objectives of the City of Tukwila. CRITERIA FOR MULTI -FAMILY, HOTEL AND MOTEL DEVELOPMENTS (TMC 18.60.050(B)): Applies to all multi-fainily, hotel and motel projects except for projects in the Tukwila International Boulevard corridor (see TMC 18.60.060(C)). 1. Site Planning a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi -family development's design need not be harmoniously integrated with adjacent single family structures if that existing single family use is designated as "Commercial" or "High Density Residential" in the Comprehensive Plan. However, a "Low Density Residential" (detached single family) designation would require such harmonious design integration. b. Natural features which contribute to desirable neighborhood character shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. d. Pedestrian and vehicular entries shall provide a high quality visual focus using building siting, shapes, and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. e. Vehicular circulation design shall minimize driveway intersections with the street. f. Site perimeter design (i.e. landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. HALand Use Applications in PDMesign Review -Public Hearing-Jan201 Ldoc g. Varying degrees of privac, r the individual residents shall be provid increasing from the public right-of- way, to common areas, to individual residences. This can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. h. Parking and service areas shall be located, designed, and screened to interrupt and reduce the visual impact of large paved areas. i. The height, bulk, footprint, and scale of each building shall be in harmony with its site and adjacent long-term structures. 2. Building Design a. Architectural style is not restricted, evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood. b. Buildings shall be of appropriate height, scale, and design/shape to be in harmony with those existing permanent neighboring developments which are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent structures which are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the non -conforming structure's anticipated permanence. c. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure. d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. 3. Landscape and Site Treatment a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place. b. Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views, provide shade to moderate the affects of large paved areas, and break up visual mass. c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on -site recreation areas, and to adjacent public recreation areas shall be provided. d. Appropriate landscape transition to adjoining properties shall be provided. 4. Miscellaneous Structures a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale. b. Screening of service yards, and other places which tend to be unsightly, shall be accomplished by the use of walls, fencing, planting, berms, or combinations of these. Screening shall be effective in winter and summer. c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping. d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded, and restrained in design with no off -site glare spill over. Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building architecture. H:\Lmd Use Applications in PDF1Design Review -Public Hearing-Jan2011.doc Consistency with adopted plans and ,ulations (TMC 18.100.030) 5. Demonstrate the manner in which the proposal is consistent with, carries out and helps implement applicable state laws and regulations and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and objectives of the City of Tukwila. CRITERIA FOR BAR REVIEW OF DEVELOPMENTS IN THE TUKWILA INTERNATIONAL BOULEVARD CORRIDOR (TMC 18.60.030 and 18.60.060(C)). Applies to all developments in the Tukwila International Boulevard Corridor. 1. Site Design a. Site Design Concept • Organize site design elements to provide an orderly and easily understood arrangement of building, landscaping, and circulation elements that support the functions of the site. b. Relationship to Street Front • Organize site design elements to create a distinct street edge, and minimize parking between structures and street. • Orient at least one building entry to a major public street. c. Street Corners • Emphasize the importance of street corners through building location, the provision of pedestrian access, special site features and/or landscape features. d. Continuity of Site with Adjacent Sites • Maintain visual and functional continuity between the proposed development and adjacent and neighboring properties through setbacks, building massing, circulation and landscaping, where appropriate. e. Shared Facilities • Incorporate opportunities for joint development of sites where there is potential for common building walls, shared driveways, landscaping, or other shared facilities. f. Site Design for Safetv • Minimize conflicts between drivers and pedestrians through the siting of structures, location of circulation elements, landscape design, and placement of signs. • Design and site structures to maximize site surveillance opportunities from buildings and public streets. • Provide adequate lighting levels in all pedestrian areas, including building entries, along walkways, parking areas, and other public areas. • Design landscaping so that long term growth will not interfere with site lighting and surveillance. • Use durable, high quality materials in site furnishings and features for ease of maintenance. g. Siting and Screening of Service Areas • Minimize the visual and aural impacts of service areas such as loading docks, trash and recycling collection points, utility maintenance areas, etc., through site design, landscaping and screening. h. Natural Features and Sensitive Areas • Preserve natural features such as existing topography, significant trees or wooded areas, wetlands and/or watercourses and incorporate them into the overall site, where appropriate. • Design and site structures on hillsides to minimize the visual and environmental impact of development in these locations. • Employ site design techniques that take advantage of and/or enhance visual focal points along the corridor, where feasible. i. Surface Stormwater Detention Facilities • Integrate water quality treatment techniques such as biofiltration swales and ponds with overall site design, where possible and appropriate. H:Uand Use Applications in PDP\Design Review -Public Hearing-Jan2011.doc j Pedestrian Circulation • Provide paved pedestrian walkways that connect all buildings and entries of buildings within a site. • Provide a paved pedestrian walkway from the public sidewalk(s) to the main entry of developments; where a development fronts two streets, access must be provided from both streets. • Provide pedestrian connections from the on -site pedestrian network to walkways on adjacent properties and to other off -site destinations, where feasible. • Support pedestrian movement between properties and from private property to public rights -of -way by providing facilities that traverse natural or man-made barriers, where appropriate. • Provide direct pedestrian walkways from businesses in commercial areas to transit stops, and/or provide additional transit amenities, where appropriate and feasible. k. Pedestrian Amenities • Incorporate pedestrian amenities in site design to increase the utility of the site and enhance the overall pedestrian environment in the corridor, where possible. 1. Vehicular Circulation • Minimize conflicts between vehicular and pedestrian traffic. • Minimize the amount of space devoted to vehicular circulation by limiting access driveways; ensuring that internal site circulation is efficient; and/or taking advantage of opportunities for shared driveways. in. Parking • Minimize the amount of space devoted to parking by taking advantage of shared parking and/or methods for reducing parking demand, where possible. 2. Building Design a. Architectural Concepts • Develop an architectural concept for structure(s) on the site that conveys a cohesive and consistent thematic or stylistic statement, and is responsive to the functional characteristics of the development. • Ensure that development on sites with more than one structure employ similar or complementary architectural styles and/or are related in scale, form, color, and use of materials and/or detailing. b. Architectural Relationships • Provide for visual and functional continuity between the proposed development and adjacent and neighboring structures when these structures demonstrate an appropriate level of architectural quality. • Reduce the apparent scale of large commercial buildings located in the Neighborhood Commercial Center district and located adjacent to residential districts. c. Building Elements, Details, and Materials • Provide distinctive building corners at street intersections through the use of special architectural elements and detailing, and pedestrian -oriented features where possible (see definition of pedestrian friendly facade). • Relate the design and scale of building elements and details to the building's overall form and massing. • Employ architectural details that are appropriate to the architectural character of the building. • Utilize durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. • Integrate the design and placement of exterior lighting with the architectural design and materials. d. Pedestrian -Oriented Features • Provide pedestrian -friendly facades (see Definitions) on the ground floor of all buildings that face public streets and entry facades that face parking areas. • Provide special treatment for large blank walls (see Definitions) that are visible from pedestrian walkways and parking areas. • Enhance building entries through the use of weather protection, landscaping, pedestrian amenities and/or distinctive architectural features. H:Umd Use Applications in PDF\Design Review -Public Hearing-Jan2011.doc Mechanical Equipment • Locate and/or screen roof -mounted mechanical equipment to minimize visibility from public streets, building approaches, and adjacent properties. • Locate and/or screen utility meters and other ground level utility equipment to minimize visibility from the street. 3. Landscape Design a. Landscape Design • Develop a landscape design concept that demonstrates a clear and appropriate aesthetic statement. • Develop a landscape design concept that reinforces site design and fulfills the functional requirements of the development, including screening and buffering. • Ensure that the landscape design reinforces and complements plantings in the public right-of-way. b. Planting Design • Select plant materials that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, maintenance needs, and growth characteristics. • Incorporate existing significant trees, wooded areas, and/or vegetation in the planting plan where they contribute to overall landscape design. 4. Signs a. Si nape Concept • Provide signage that is integrated with the architectural concept in scale, detailing, use of color, materials, and placement. b. Sig!1 Placement • Provide signage that is oriented to both pedestrians and motorists in design and placement. • Provide adequate directional signage on site and building identification numbers that are legible from the street(s). • Integrate freestanding signs with the landscaping. c. Sign Design • Consider both day- and night-time viewing in the design, placement, and lighting of signage. • Provide durable, high quality materials and finishes for signage. Consistency with Adopted Plans and Regulations (TMC 18.100.030) 5. Demonstrate the manner in which the proposal is consistent with, carries out and helps implement applicable state laws and regulations and the regulations, policies, objectives and goals of the City of Tukwila's Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and objectives of the City of Tukwila. H:U_and Use Applications in PDF\Design Review -Public Hearing-Jan201 Ldoc COMPREHENSIVE PLAN POLL _�S RELATED TO DESIGN REVIEW The Tukwila Comprehensive Plan contains policies regarding the design of certain types of development in particular zones or areas. These policies further articulate the design review criteria in TMC 18. Policies related to multifamily, hotel and motel developments, and the Tukwila International Boulevard corridor have been omitted in favor of the specific design guidelines referenced in the appropriate design criteria. Please note that more than one category of policies may apply (e.g. a motel on Interurban Avenue in the RCM zone will need to satisfy policies for: General Commercial Areas and Interurban Avenue South, and the "Multi -family Design Guidelines"). In some cases, the goal for the use or area is noted to provide a context for the design policies. A. 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". 1. The design includes consideration of features that reflect characteristics of Tukwila's history (1.2.4). 2. Fencing and landscape buffers are provided between commercial and residential uses (1.7.4)/ 3. The development provides adequate parking and lighting (1.7.3). 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). 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). B. RESIDENTIAL COMMERCIAL CENTER (RCC) ZONE Goal 7.7: "Residential Commercial Centers that bring small commercial concentrations into existing residential neighborhoods to improve existing residential areas while providing products and services to nearby residents". 1. The development achieves a pedestrian transition between buildings, streets and adjacent properties (7.7.5). 2. The development incorporates small-scale pedestrian amenities such as benches and canopies, to convey the impression of a residential center and community focal point (7.7.8). 3. The development provides appropriate structural transitions (i.e. use of similar building scale, compatible architectural styles, etc.) between residential and commercial areas (7.7.7). 4. The development employs design elements that help to blend it in with the character of the residential neighborhood (7.7.9). 5. Where there are existing residential structures on site, the commercial development should be achieved primarily through new construction, rather than the conversion of existing residential structures to commercial uses (7.7.3). 6. Through parking placement and setbacks (e.g. locating parking behind or beside buildings), the development should help to achieve compactness of building form and pedestrian orientation, helping to create a focal point in the Residential Commercial Center (7.7.4). C. TUKWILA URBAN CENTER (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:" 1. Wherever possible, the development provides an interior vehicular connection between adjacent parking areas (10.2.4). 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). 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 River and Tukwila Pond (10.2.7). H:\L.and Use Applications in PDF\Comprehensive Plan Policies Related To Design Review PH.docx 4. Parking areas should be d ned with appropriate screening, landscao and corner site/parking relationships (10.2.6). 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). 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). D. TRANSPORTATION CORRIDORS Goal 1.8: "A more attractive form of commercial development along major streets in the community, in which buildings and plantings are prominent and oriented to pedestrians, transit and automobiles". 1. The development provides through -block pedestrian connections (1.8.5). 2. Building facades provide pedestrian weather protection, see -through glass and distinctive roof lines. On minor facades adjacent to secondary streets or pedestrian paths, the development incorporates interesting and pedestrian -friendly features (1.8.7). 3. Within commercial areas, the development provides pedestrian pathways between sidewalks and building entrances, and between adjacent properties and buildings, thereby ensuring that parking lots are not barriers to pedestrians (8.1.2). 4. Parking areas include landscaped interior areas as well as perimeter landscape strips (8.1.4). 5. Mechanical equipment and trash/recycling areas are incorporated into the overall design and screened from view; roof designs conceal equipment; dumpsters are not located within front yards (8.1.5). 6. Roof lines are prominent and contribute to the distinct character of the area (8.1.12). 7. Where appropriate, the development should provide or allow for future facilities/improvements that support transit use (1.8.8). 8. Buildings, parking, and pedestrian facilities should be designed with compatible locations and configurations (e.g. locating parking in back or on the side of buildings, buildings pulled out to street) (1.8.2). E. INTERURBAN AVENUE SOUTH Goal 8.3: "A high -amenity multi -model transportation corridor with a varied mix of office, commercial, recreational, high -density residential and light industrial uses". 1. Improve public rights -of -way that connect Interurban Avenue and the river with signage, street parking, paving, and other elements that signify the riverfront (8.3.5). Note: This policy applies to right-of-way improvements to the extent that they are the developer's responsibility. 2. Preserve or commemorate the structures remaining from the turn of the century, in either their present or a nearby location, as determined in a city-wide survey and designation process (8.3.9). F. SOUTHCENTER BOULEVARD Goal 8.4: "A corridor of low-rise offices, residences, with localized commercial uses at major intersections all of which act as a buffer to the low -density residential neighborhoods to the north". l . Roof lines of buildings are sloped, to imitate local topography and residential character of the corridor (8.4.4). 2. The building design achieves an appropriate balance between maintaining hillside views and providing contour -hugging structures (8.4.3). 3. Where appropriate and feasible, the development provides additional pedestrian connections between Southcenter Boulevard and residential areas to the north (8.4.6). 4. The project design should emphasize the landscaping, residential character, and hillside traits along Southcenter Boulevard (8.4.10). H:\Land Use Applications in PDF\Design Review -Public Hearing-Jan201 Ldoc G. PUBLIC FACILITIES/UTI_ IES/STREETS Goal "Goals for the design of these improvements are scattered throughout the various subarea components of the Tukwila Comprehensive Plan and no one goal appropriately summarizes the City's position. Specific policies are presented below". 1. Public developments reflect the highest standard of design quality, to enhance neighborhood quality and set the standard for others (7.5.3). 2. Where technically feasible, the utility or agency should consolidate its facilities with others and minimize visual impacts of facilities (12.1.36). 3. Sharing of cellular communications towers, poles, antennae, trenches, easements and substation sites is encouraged (12.1.36). 4. Enclosing telephone switching facilities in buildings compatible with the surrounding area is encouraged (12.1.36). 5. Where appropriate, the public transportation project, utility or other public facility should incorporate public open spaces (1.10.7). 6. Where appropriate, the street project or development should provide or allow for future facility/improvements that support transit use (1.8.8). 7. Where appropriate, the design should provide opportunities to integrate public art into the project (8.1.13). H:\Land Use Applications in PDF1Design Review -Public Hearing-Jan201 Ldoc PrI V_14q CIVIL ENGINEERING, LAND PLANNING, SURVEYING Q%x a,. ZENG,N3®1 February 2, 2012 o o City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 RE: Proposed Tukwila Home2 Suites SEPA Application and Public Hearing Design Review 300 Upland Drive / Tax Parcel No. 883650-0030 Our Job No. 15415 On behalf of Widewaters, Barghausen Consulting Engineers, Inc. is submitting the plans and documents in initial the SEPA Application and Public Hearing Design Review process for the proposed Home2 Suites project. The 2.74-acre site is located at 300 Upland Drive, with Upland Drive bordering the site to the south and Minkler Boulevard bordering the site to the north. The proposed project will consist of the construction of a 139-room hotel along with the associated clearing and grading activities, landscaping, paved parking and drive aisles, stormwater facility, water and sanitary sewer connections, utility extensions and frontage road improvements. The following plans and documents are enclosed for review: 1. One (1) copy of the SEPA Application Checklist 2. Fife (5) copies of the ESA Screening Checklist 3. Five (5) copies of the SEPA Checklist 4. Five (5) copies of the Architectural Site Plan 5. One (1) Check in the amount of $365, payable to FastSigns for the Public Notice Board 6. Four (4) copies of the Geotechnical Report (included in the TIR) 7. One (1) copy of the Public Hearing Design Review Checklist 8. Five (5) copies of the Design Review Application 9. One (1) set of the Site Plan, Building Elevations, Preliminary Civil Plans, Survey and Preliminary Landscape Plans reduced to 11 x 17. 10. One (1) copy of the Affidavit of Ownership and Hold Harmless Permission to Enter Property form 11. One (1) copy of the Traffic, Water, Sewer and Surface Water Concurrency Notices. 12. One (1) copy of ITE (311) All Suites Hotel -Rooms, P.M. Peak Hour of Generator 13. One (1) copy of the written "Discussion of Project Consistency with Design Criteria" 14. Five (5) copies of the Survey 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX BRANCH OFFICES ♦ OLYMPIA, WA ♦ CONCORD, CA ♦ TEMECULA, CA www.barghausen.com City of Tukwila Department of Community Development -2- 15. Five (5) sets of the Preliminary Landscape Plans 16. Five (5) sets of the Preliminary Civil Engineering Design Plans 17. Four (4) copies of the Technical Information Report 18. Five (5) copies of the Dimensioned Colored Building Elevations 19. Five (5) copies of the Luminaire Plan February 2, 2012 20. One (1) Check payable to the City of Tukwila in the amount of $5,815 (Public Hearing Design Review-$3,670, SEPA Review-$1,565, Mailing Label Fee-$160, Mailing Label List-$420) We believe that the enclosed plans and documents compile a complete SEPA and Design Review application package. Please route for review at your earliest convenience and please feel free to contact me with any questions or if you need any additional information. Thank you. Sincerely, Daniel K. Balmelli, P.E. Executive Vice President DKB/bd 15425c.001.doc enc: As Noted cc: Edward Shagen, Widewaters (w/enc) Betsy Dyer, Barghausen Consulting Engineers, Inc. FRECr'�. Public Works Department �I1LA, 6300 Southcenter Boulevard Suite 100 " "' Tukwila WA 98188 O fry 201 1 206.433.0179 1 : G) ip }'� CORtVMNCY TEST NOTICE ....8 � SURFACE `WATER 1908 .. For all development except one single-family residence, 2-9 lot short plats, four-plex or smaller multi -family residence, or non-residential development that is categorically exempt from SEPA. Submit a detailed project description including location, existing facilities, and proposed facilities. PROJECT ADDRESS: � UPLA?Jb D< PARCELit: S 22450 - O0 0 Contact's Name: $c4Sy =-N w Contact Phone xZZ- Contact a -mail: 6dy�,r@ ��Y� v4Se� , Ccm Contact Address: lg215 - �72hA , -e:,.& ,,,A , x4.v k �� C) $03,Z V PASSED This test notice is valid for 90-days from signature date. Capacity of the concurrcncy facilities combined with the addition of any detention (if required) for the proposed development is equal to or better than capacity required to maintain the established level of service standard. Compliance with the City's adopted Surface Water Manual ensures concurrency and any additional items noted below. Additional items: DOES NOT PASS By: Print Name: Approved 01.20.2006 Ryan D. Larson Sr. Surface Water )3nQineer Date Public Works Department J�vw11L& yjq rerr'to 03 �� � 6300 Southcenter Boulevard Suite 100 ,•• ' " , Sy Tukwila, WA 98188 Of' ~•, i COMMUNiTY 206.433.0179 f 2 DEVELOPMENT 4S Jo �0 r. z CONCURRENCY TEST NOTICE 190f SEWER For all development except a single-family residence, 2-9 lot short plats, four-plex or smaller multi -family residence, or a non-residential development that is categorically exempt from SEPA. Submit a detailed project description including location, existing facilities, and proposed facilities. PROJECT ADDRESS:3!O ZIR,4 vO DZ PARCEL #: 893LO — z:�O -3 O Contact's Name: Contact Phone #: Contact Address: Contact e-mail: PASSED This test notice is valid for one-year from signature date. Capacity of the concurrency facilities with addition of capacity of the proposed development is equal to or better than capacity required to maintain the established level of service standard. DOES NOT PASS 1. Sewer service will require the following improvement(s) to pass the concurrency test: a) installation of feet of -inch sewer main to reach the site; and/or b) Construction of a distribution system on the site; and/or c) Other: 2. The sewer system improvement will require an amendment to the Comprehensive Sewer System Plan. By: Print Name: A,, k C4 e- � C' A( Sr. Utility Engineer /2 G //" Date C sc f ST a .vG 3 .S--�WeIft- !,v 6J/-12- 4-"�_Ia Approved 01.01.2006 RF-CIr ll y Lv�b` Public Works Department t��'9 �� t,t 6300 Southcenter Boulevard Suite 100 :•,: - ,Sy DVE�OPii9r Tukwila, WA 98188 p t ty 206.433.0179 Q= �7-1 CONCURRENCY TEST NOTICE isWATER oa For all development except one single-family residence, 2-9 lot short plats, four-plex or smaller multi -family residence, non-residential development that is categorically exempt from SEPA. Submit a detailed project description including location, exisiting failities, and proposed facilties. PROJECT ADDRESS: PARCEL #: Contact's Name: Contact Phone M Contact Address: Contact e-mail: PASSED This test notice is valid for one-year from signature date. Capacity of the concurrency facilities with addition of capacity of the proopsed development is equal to or better than capacity required do maintin the established level of service standard. DOES NOT PASS 1. Fire flow would be approximately.SIDD gpm for hour(s). 2. Water service will require the following improvemet(s) to pass the concurrency test: a) Installation of S:g;6 -± feet of 12 -inch water main to rech the site; and/or b) Construction of a distribution system on the site; and/or C) Other: l�L�o�t/ll�lCP /rt'�?no Ems^e,.Ts �[o tiG 1T?1Avzz_E"jL 3 L V0. )?66- (./ ))eEM »t,T- p,5-2 L7zloI � C t_ P �«.s 3. The water system i provement will require an amendment to the Comprehensive Water System Plan. /// By: �2�iG ` Date Print Name: Sr. Utility Engineer Approved 01.01.2006 FEB 0 3 2012 All Suites Hotel commuNj+ '3111 D v Lo ?mENT Average Vehicle Trip Ends vs- Rooms on ao Weekday, P.M. Peak Hour of Generator Number of Studies: 5 Average Number of Rooms: 216 Directional Distribution: 4.5% entering, 55% exiting Trip Generation per Room Average Rate Range of Rates Standard Deviation 0.40 0.32 - 0.47 0.63 @�J�1Li�i �'YY.yIL ate e� e=apausuau�o.. 120 110 100 -a c W _� ~ 90 U L d 8C N Q II f•- 7( 6( 51 Caution - Use Carefully - Small Sample Size 140 150 160 170 180 190 200 X = Number of Rooms X Actual Data Points Fitted Curve Equation: Not givers 210 220 L.SU L4V cJo ------ Average Rate R2 a **** Trip Generation, 7th Edition 580 Institute of Transportation Engineers E 12-002 SEPA City RTAwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Fax: 206-431-3665 Web site: htti)://www.Tukwi]aWA.�zov File Number: Applied: Issue Date: Status: DETERMINATION OF NON -SIGNIFICANCE (DNS) E12-002 02/03/2012 03/22/2012 APPROVED Applicant: TUKWILA HOME2 SUITES Lead Agency: City of Tukwila Description of Proposal: The proposal is to construct a four-story, approximately 71,760 square foot, 139-room extended stay hotel on a vacant, 2.74 acre site. The project includes 146 parking spaces, frontage improvements, and landscaping. Location of Proposal: Address: 300 UPLAND DR TUKW Parcel Number: 8836500030 Section/Township/Range: SE - 26 - 23 - 4 The City has determined that the proposal does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21c.030(2) (c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued under the option DNS process in WAC 197-11-355. There is no further comment period. Jack Pace, Responsible City of Tukwila 6300 Southcenter Blvd Tukwila, WA 98188 (206)431-3670 Date Any appeal shall be linked to a specific governmental action. The State Environmental Policy Act is not intended to create a cause of action unrelated to a specific governmental action. Appeals of environmental determinations shall be commenced within the time period to appeal the governmental action that is subject to environmental review. (RCW 43.21C.075) City of Tukwila Jim Haggerton, Mayor • Department of Community Development Jack Pace, Director NOTICE OF DECISION To: Dan Balmelli, PE Barghausen Consulting Engineers, Inc. 18215 72nd Ave S Kent, WA 98032 Nick Westlund, Minkler Associates, LCC 273177"' Avenue SE #206 Mercer Island, WA 98040 State Department of Ecology, SEPA Division Office of Attorney General Office of Archeology King County Assessor PROJECT: FILE NUMBERS: ASSOCIATED FILES: APPLICANT: REQUEST: LOCATION: Tukwila Home2Suites E12-002 L12-004, PL12-003 Dan Balmelli, PE SEPA DNS 300 Upland Drive King County Transit: SEPA Official Union Pacific RR This notice is to confirm the decision reached by Tukwila's SEPA Official to issue a Determination of Non - significance (DNS) for the above project based on the environmental checklist and the underlying permit application. Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at: Tukwila Department of Community Development 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 Monday through Friday 8:30 a.m. - 5:00 p.m. The project planner is Stacy MacGregor, who may be contacted at (206) 431-3670 for further information. The decision is appealable to the Superior Court pursuant to the Judicial Review of Land Use Decisions, Revised Code of Washington (RCW 36.70C). SM HAA Home2 Suites\E12-002 NOD.doc Page 1 of 1 03/21/2012 6300 Southcenter Boulevard, Suite #100 0 Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 City of Tukwila kwil a Jim Haggerton, Mayor • Department of Community Development Jack Pace, Director FINAL STAFF EVALUATION FOR ENVIRONMENTAL CHECKLIST File No: E12-002 I. SUMMARY OF PROPOSED ACTION The proposal is to construct a four-story, approximately 71,760 square foot, 139-room extended stay hotel on a vacant, 2.74 acre site. The project includes 146 parking spaces, frontage improvements, and landscaping. II. GENERAL INFORMATION Project Name: Tukwila Home2 Suites Applicant: Dan Balmelli, Barghausen Engineers Location: The site is located at 300 Upland Drive. It is bound on the north by Minkler Boulevard, on the south by Upland Drive, and lies a few hundred feet to the west of Andover Park West. The tax parcel number is 8836500030. Zoning and Comprehensive Plan Designation: Tukwila Urban Center (TUC) The following information was considered as part of review of this application. SEPA Checklist dated February 2, 2012. 2. ESA Screening Checklist dated January 21, 2012. 3. Architectural drawings prepared by Synthesis PC; Civil drawings and Landscaping Plans prepared by Barghausen Consulting Engineers, Inc. 4. Preliminary Technical Information Report prepared by Barghausen Consulting Engineers, Inc., dated January 30, 2012. 5. Tukwila land use files L12-004 (Design Review for Home2 Suites). NOTE: Technical reports and attachments referenced above may not be attached to all copies of this decision. Copies of exhibits, reports, attachments, or other documents may be reviewed and/or obtained by contacting sm Page 1 of 5 03/22/2012 HAA Home2 Suites\E12-002 SEPA SR.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 Stacy MacGregor, Assistant Planner, 6300 Southcenter Boulevard, Tukwila, Washington, 98188, Phone: (206) 433-7166. III. REVIEW PROCESS The proposed action is subject to State Environmental Policy Act (SEPA) review as the project does not meet the exemptions listed under WAC 197-11-800. The optional DNS process was used providing only one opportunity to comment on the project. IV. BACKGROUND/PROPOSAL The proposal is to construct a four-story, 71,760 square foot, 139 room extended -stay hotel building on an undeveloped site that is a little less than two and one-half acres in size (119,157 square feet). A total of 146 associated parking spaces, landscaping, and frontage improvements along Upland Drive are included as part of the current proposal. The project site, within the Tukwila Urban Center (TUC) zone, fronts both Minkler Boulevard and Upland Drive and is a few hundred feet (one parcel) west of Andover Park West. Union Pacific Railroad spurs and associated easements line the north, west, and east sides of the parcel. Currently, the site is a vacant, fairly level, grassy field. V. REVIEW OF THE ENVIRONMENTAL CHECKLIST The following lists the elements contained within the Environmental Checklist submitted for the proposed project. The numbers in the staff evaluation correspond to the numbers in the Environmental Checklist. If staff concurs with the applicant's response, this is so stated. If the response to a particular item in the checklist is found to be inadequate or clarification is needed, there is additional staff comment and evaluation. A. BACKGROUND: 1. Concur with checklist. 2. The applicant is Edward Shagen of Widewaters. Dan Balmelli of Barghausen Consulting Engineers signed the State Environmental Checklist as agent for Edward Shagen. 3. The checklist was prepared on December 22, 2011 and signed on February 2, 2012. 4. Concur with checklist. 5-6. The construction will follow issuance of a SEPA determination and Design Review and after obtaining all required permits from the City of Tukwila or other agencies. 7-9. Concur with checklist. SM Page 2 of 5 03/22/2012 HAA Home2 Suites\E12-002 SEPA SR.doc 10. Frontage improvements are conceptual. 11-12. Concur with checklist. B. ENVIRONMENTAL ELEMENTS: 1. Earth: a-h. - Concur with checklist. 2. Air: a-c. Concur with checklist. 3. Water: a. Concur with checklist. b. Concur with checklist. c(1). The project shall meet all King County Surface Water Design Manual drainage requirements. All impacts associated with drainage will be mitigated as part of the construction permit. c(2). Best Management Practices must be followed to ensure that no construction debris enters the storm drainage system. All impacts related to construction debris will be mitigated as part of the construction permit. d. The project shall meet all 2009 King County Surface Water Design Manual drainage requirements. All impacts associated with drainage will be mitigated as part of the construction permit. 4. Plants: a-d. Concur with checklist. 5. Animals: a-d. Concur with checklist. 6. Energy and Natural Resources: a-c. Concur with checklist. 7. Environmental Health: a(l-2). Concur with checklist. b (1). Concur with checklist. SM Page 3 of 5 03/22/2012 HAA Home2 Suites\E12-002 SEPA SR.doc b(2-3). The project must meet City of Tukwila noise ordinance requirements. Compliance with applicable local, state and federal noise regulations will mitigate any potential adverse noise impacts associated with the project. 8. Land and Shoreline Use: a-1. Concur with checklist. 9. Housing: a-c. Concur with checklist. 10. Aesthetics: a-b. Concur with checklist. C. The project is subject to design review by the Board of Architectural Review and aesthetic impacts will be mitigated as part of that review process. 11. Light and Glare: a-d. Concur with checklist. 12. Recreation: a. The Green River trail is located one-half mile to the east with access off of Minkler Boulevard. b. Concur with checklist. C. In the City's Walk and Roll plan, the Union Pacific rail spur along the north and west sides of the property are envisioned as a ped/bike path through the Urban Center. The applicant is proposing a walking path on this spur and has verbally agreed to create a public easement on this path. 13. Historic and Cultural Preservation: a-b. Concur with checklist. Applicant will comply with all local, state, and federal laws in the case that archaeological or paleontological artifacts are encountered. 14. Transportation: a. Site design and access shall be reviewed as part of the design review application process. b. The Sounder Commuter Rail Station is located off of Longacres Way and is approximately one and one half miles from the site via surface streets. C. The number of parking spaces provided shall meet the requirements of TMC Chapter 18.56 Off -Street Parking and Loading Regulations. d. Frontage improvements will be required per TMC 11.12. sM Page 4 0£ 5 03/22/2012 HAA Home2 Suites\E12-002 SEPA SR.doc e. Concur with checklist. f-g. The applicant will need to apply for a traffic concurrency certificate. The certificate will determine the amount of traffic mitigation fees required for this project. Traffic mitigation fees shall be paid prior to issuance of the building permit. 15. Public Services: a. Concur with checklist. b. The project will also be subject to fire and park impact fees. 16. Utilities: a-b. Concur with checklist. VI. COMMENTS: On March 6, 2012, notice was posted on the site and on March 7, 2012 notice was mailed to property owners and tenants within 500 feet of the project. No comments were received on this proposal. VII. CONCLUSION The proposal can be found to not have a probable significant adverse impact on the environment and pursuant to WAC 197-11-340 a Determination of Nonsignificance (DNS) is issued for this project. This DNS is based on impacts identified within the environmental checklist, attachments, and the above Final Staff Evaluation for Environmental Checklist File No. E12-002, and is supported by plans, policies, and regulations formally adopted by the City of Tukwila for the exercise of substantive authority under SEPA to approve, condition, or deny proposed actions. Prepared by: Stacy MacGregor, Assistant Planner Date: March 22, 2012 SM Page 5 of 5 03/22/2012 HAA Home2 Suites\E12-002 SEPA SR.doc CITAOF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX: (206) 431-3665 E-mail: 1p anning@TukwilaWA.gov SEPA ENVIRONMENTAL REVIEW The State Environmental PolicAct (SEPA) requires all agencies to consider the environmental impacts of a development before making decisions (43.21C RCW). The purpose of environmental review is to identify a proposal's significant adverse impacts, measures to minimize or avoid such impacts, and allow wide public review for a wide range of projects. REQUIREMENTS: SEPA review is required for any action associated with the following types of decisions: 1. Developing 10 or more dwelling units. 2. Developing agricultural structures over 10,000 s.f. 3. Developing office, school, commercial, recreational, service or storage buildings over 12,000 s.f. and 40 parking spaces (certain utility lines, personal wireless communication facilities, and normal maintenance/replacement activities are fully exempt). 4. Developing parking lots with over 40 spaces. 5. Landfills and excavations over 500 cubic yards. 6. Installation of impervious underground tanks with a capacity over 10,000 gallons. The accompanying application must be completed for any new SEPA application or request to issue an addendum to any previous SEPA determination. If a question does not apply, "Does not apply" or "NA" may be entered. Complete answers to the checklist may avoid unnecessary delays later. City staff may also be able to help about governmental designations (e.g., zoning, shoreline, and landmark status). PROCEDURES: At the time you submit your application you must have all of the items listed on the attached "Complete Application Checklist" as well as the submittal for the underlying action (building permit, subdivision etc.). You may request a waiver from items on the checklist that are not applicable to your project. Please discuss this waiver request with City staff either at a pre -application meeting or at the time of application submittal. Within 28 days of receiving your application, City staff will determine if it is complete based on the attached checklist. If not complete City staff will mail to you a letter outlining what additional information is needed. If you do not submit requested materials within 90 days from the City's request for additional information the City may cancel your application. Once the application is "complete," substantive review will begin and a "Notice of Application" must be posted/mailed to begin a public cmm oment period. After completing the environmental analysis and considering public comments, the Director will issue a determination for the project. A Determination of Non -Significance (DNS) says that the project as proposed will not have probable, significant, negative environmental impacts. A mitigated DNS will be issued if the project must be modified to mitigate its negative impacts. An Environmental Impact Statement (EIS) must be prepared if the probable negative impacts are unavoidable. H:\Land Use Applications In PDI.ISEPA Environmental Review Application-Jan201 I.Doc The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived. Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206-431-3670 (Department of Community Development) and 206-433-0179 (Department of Public Works). Check items Information Required. May be waived in unusual cases, upon approval of both Public Works and submitted Planning with APPLICATION MATERIALS: / 1. Application Checklist 1 co indicating items submitted with application 2. Completed ESA Screening Checklist, SEPA Environmental Checklist and 3. One set of all laps reduced to 8 1/2" x 11" or 11" x 17". 4. Application Fee: See Land Use Fee Schedule. 5. Underlying permit application that triggers SEPA review. PUBLIC NOTICE MATERIALS: 6. Payment of a $365 notice board fee to FastSigns Tukwila OR provide a 4' x 4' public notice board on site within 14 days of the Department determining that a complete application has been received (see 7. Pay the fee as established by the Land Use Fee Schedule for generating mailing labels; OR provide an excel spreadsheet of mailing labels for all property owners and tenants (residents and businesses) within 500 feet of the subject property. Each unit in multiple family buildings e.g. apartments, condos, trailer parks --must be included. Once your project is assigned to a planner, you will be required to provide an electronic copy of the mailing label spreadsheet in the following format: Name, Street Address, City St Zip, with each of these fields as an individual column: Name Street Address City, St, Zip Mr. Smith 1 1234 Park Ave S Tukwila WA 98188 PLEASE NOTE: Regardless of whether you pay the City to generate the mailing labels or you provide them, there is an additional fee for postage and material as listed under Public Notice Mailing Fee on the Land Use Fee Schedule. Payment of this fee is due prior to issuance of the decision and you will receive a separate bill for this fee. 8. If providing own labels, include King County Assessor's map(s) which shows the location of each property within 500 ft. of the subject lot. H:V,and Use Applications In PDFVSEPA Environmental Review Application-Jan201I.Doc Check items Information Required. May be waived in unusual cases, upon approval of both Public Works and submitted Planning with application PROJECT DESCRIPTION AND ANALYSIS: 9. Vicinity Map with site location. ' 10. Provide four (4) copies of any sensitive area studies such as wetland or geotechnical reports if needed per Tukwila's Sensitive Areas Ordinance (TMC 18.45). See the Geoteclmical Report Guidelines and Sensitive Area Special Stud Guidelines for additional information. J11. Any drawings needed to describe the proposal other than those submitted with the underlying permit. Maximum size 24" x 36". H:Uand Use Applications In PDFVSEPA Environmental Review Application-Jan201I.Doc CITY OF TUKWILA SEPA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 ENVIRONMENTAL Telephone: (206) 431-3670 FAX.- (206) 0E'tIVED REVIEW E-mail: planninX ,TukwilaWA.gov �FEB Q 3 20121 FOR STAFF USE ONLY Permits Plus TYPE: P-SEPA Planner: V— File Number: D — Application Complete Date: Project File Number: Application Incomplete Date: Other File Numbers: NAME OF PROJECUDEVELOPMENT: Tukwila Home2 Suites LOCATION OF PROJECUDEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 300 Upland Drive LIST ALL TAXLOT NUMBERS (this information may be found on your tax statement). 883650-0030 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: Edward G. Shagen, Widewaters Address: 3257 Big Spruce Way, Park City, UT 84098 Phone: (435) 658-9923 FAX: E-mail: eshagen@widewaters.com Digitally signed by Edward G Shagen DN: cn=Edward G Shagen, o=The 01 /24/2012 Signature: _ �_ ,� --- �Widewaters Group, ou, Date: email=eshagen@widewaters.com, c=US r� Date: 2012.01.26 15:21-07 -07'00' H:ULand Use Applications In PDnSEPA Environmental Review Application-Jan2011.Doc Ci," of Tukwila ESA Screening Checklist City of Tukwila Endangered Species Act Screening Checklist Date: 01 /21 /2012 Applicant Name: Widewaters Street Address: 3257 Big Spruce Way City, State, zip: Park City, UT 84098 Telephone: (435) 658-9923 DIRECTIONS: This Screening Checklist has been designed to evaluate the potential for your project to result in potential "take" of Chinook salmon, Coho salmon, or Cutthroat trout as defined by Section 9 of the Endangered Species Act. The checklist includes a series of "Yes" or "No" questions about your project, organized into four parts. Starting with Part A on Page 2, read each question carefully, mark the appropriate "Yes" or "No," and proceed to the next question as directed by the checklist. To answer these questions, you may need to refer to site plans, grading and drainage plans, critical areas studies, or other documents you have prepared for your project. The City will evaluate your responses to determine if "take" is indicated. H:\Land Use Applications in PDRSEPA Environmental Review Application-Jan201 l.doc Page 1 Cifi, of Tukwila ESA Screening Checklist Part A: Please review and answer each question carefully. Consider all phases of your project including, but not limited to, construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 1-0 Will the project require any form of grading? Grading is defined as any excavating, filling, clearing, or creation of impervious surface, or any combination thereof, which alters the existing ground surface of the earth (TMC 18.06.370). Please mark the appropriate response. NO - Continue to Question 2-0 YES - Continue to Question 1-1 (Page 3) 2-0 Will the project require any form of clearing? Clearing means the removal or causing to be removed, through either direct or indirect actions, any vegetation from a site (18.06.145). Please mark the appropriate response. NO - Continue to Question 3-0 YES - Continue to Question 2-1 (Page 4) 3-0 Will the project require work, during anytime of the project, below the ordinary high watermark of a watercourse or the Green/Duwamish or Black Rivers or in wetlands? Ordinary high water mark is the mark that is found by examining the bed and banks of a stream and ascertaining where the presence and action of waters are so common and usual as to distinctly mark the soil from that of the abutting upland, in respect to vegetation (see TMC Chapter 18.06, Page 18-15). Please mark the appropriate response. NO - Continue to Question 4-0 YES - Continue to Question 3-1 (Page 5) 4-0 Will the project result in the processing or handling, storage, or treatment of hazardous substances? This does not include the proper use of fuel stored in a vehicle's fuel tank. Hazardous substances are any liquid, solid, gas, or sludge, including any material, substance, product, commodity, or waste, regardless of quantity, that exhibits the characteristics or criteria of hazardous waste as defined by Washington Administrative Code 173-303 (TMC 18.06.385). This includes fuel or other chemicals stored on -site during construction. Please mark the appropriate response. NO - Continue to Question 5-0 YES - Continue to Question 5-0 5-0 Will the project result in the withdrawal, injection, or interception of groundwater? Examples of projects that may affect groundwater include, but are not limited to: construction of a new well, change in water withdrawals from an existing well, projects involving prolonged construction dewatering, projects installing French drains or interceptor trenches, and sewer lines. For the purpose of this analysis, projects that require a geotechnical report pursuant to the requirements of TMC 18.45.060 or would require a geotechnical report if not exempt should answer Yes. Please mark the appropriate response. NO - Continue to Question 6-0 YES - Continue to Question 6-0 6-0 Will the project involve landscaping or re -occurring outdoor maintenance that includes the regular use of fertilizers, pesticides, or herbicides? This does not include the one-time use of transplant fertilizers. Landscaping means natural vegetation such as trees, shrubs, groundcover, and other landscape materials arranged in a manner to produce an aesthetic effect appropriate for the use of the land (TMC 18.06.490). For the purpose of this analysis, this includes the establishment of new lawn or grass. Please mark the appropriate response. NO — Checklist Complete YES — Checklist Complete H:\Land Use Applications in PDFISEPA Environmental Review Application-Jan201 Ldoc Page 2 Cih, of Tukwila ESA Screening Checklist Part B: Please answer each question below for projects that include grading. Review each question carefully, considering all phases of your project including, but not limited to construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 1-1 Will the project involve the modification of a watercourse bank or bank of the Green/Duwamish or Black Rivers between the ordinary high water mark and top of bank? This includes any projects that will require grading on any slope leading to a river or stream, but will not require work below the ordinary high water mark. Work below the ordinary high water mark is covered in Part C. Please mark the appropriate response. NO - Continue to Question 1-2 YES - Continue to Question 1-2 1-2 Could the construction, operation, or maintenance of the project result in sediment transport off site or increased rates of erosion and/or sedimentation in watercourses, the Green/Duwamish rivers, or the Black River? Most projects that involve grading have the potential to result in increased erosion and/or sedimentation as a result of disturbances to the soil or earth. If your project involves grading and you have not prepared a Temporary Erosion and Sedimentation Control Plan specifically designed to retain 100 percent of the runoff (including during construction) from impervious surface or disturbed soils, answer Yes to this question. If your project is normally exempt under the Tukwila Municipal Code and would not require the preparation of a Temporary Erosion and Sedimentation Control Plan, BUT may still result in erosion or sediment transport off site or beyond the work area, answer Yes to this question. Please mark the appropriate response. NO - Continue to Question 1-3 YES - Continue to Question 1-3 1-3 Will the project result in the construction of new impervious surfaces? Impervious surfaces include those hard surfaces which prevent or restrict the entry of water into the soil in the manner that such water entered the soils under natural conditions prior to development; or a hard surface area that causes water to run off the surface in greater quantity or at an increased rate of flow from the flow presented under natural conditions prior to development. Such areas include, but are not limited to, rooftops, asphalt or concrete paving, compacted surfaces, or other surfaces that similarly affect the natural infiltration or runoff patterns existing prior to development (TMC 18.06.445). Please mark the appropriate response. NO - Continue to Question 2-0 (Page 2) YES - Continue to Question 1-4 1-4 Will your project generate stormwater from the creation of impervious surfaces that will not be infiltrated on site? For the purpose of this analysis, infiltration includes the use of a stormwater treatment and management system intended to contain all stormwater on site by allowing it to seep into pervious surface or through other means to be introduced into the ground. If your project involves the construction of impervious surface and does not include the design of a stormwater management system specifically designed to infiltrate stormwater, answer Yes to this question. Please mark the appropriate response. NO - Continue to Question 2-0 (Page 2) YES - Continue to Question 2-0 (Page 2) H:\Land Use Applications in PDF\SEPA Environmental Review Application-Jan201 Ldoc Page 3 Ci- of Tukwila ESA Screening Checklist Part C: Please review each question below for projects that include clearing. Review each question carefully, considering all phases of your project including, but not limited to construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 2-1 Will the project involve clearing within 200 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? Please mark the appropriate response. NO - Continue to Question 3-0 (Page 2) YES - Continue to Question 2-2 2-2 Will the project involve clearing of any trees within 200 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? A tree is defined by TMC 18.06.845 as any self-supporting woody plant, characterized by one main trunk, with a potential diameter -breast -height of 2 inches or more and potential minimum height of 10 feet. Please mark the appropriate response. NO - Continue to Question 2-3 YES - Continue to Question 2-3 2-3 Will the project involve clearing of any evergreen trees from within 200 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis evergreen means any tree that does not regularly lose all its leaves or needles in the fall. Please mark the appropriate response. NO - Continue to Question 2-4 YES - Continue to Question 2-4 2-4 Will the project involve clearing within 100 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? Please mark the appropriate response. NO - Continue to Question 3-0 (Page 2) YES - Continue to Question 2-5 2-5 Will the project involve clearing within 40 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? Please mark the appropriate response. NO - Continue to Question 3-0 (Page 2) YES - Continue to Question 3-0 (Page 2) H:Uand Use Applications in PDRSEPA Environmental Review Application-Jan201 Ldoc Page 4 Cih of Tukwila ESA Screening Checklist Part D: Please review each question below for projects that include work below the ordinary high water mark of watercourses or the Duwamish/Green or Black Rivers or in wetlands. Review each question carefully, considering all phases of your project including, but not limited to, construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 3-1 Will the project involve the direct alteration of the channel or bed of a watercourse, the Green/Duwamish rivers, or Black River? For the purpose of this analysis, channel means the area between the ordinary high water mark of both banks of a stream, and bed means the stream bottom substrates, typically within the normal wetted -width of a stream. This includes both temporary and permanent modifications. Please mark the appropriate response. NO - Continue to Question 3-2 YES - Continue to Question 3-2 3-2 Will the project involve any physical alteration to a watercourse or wetland connected to the Green/Duwamish River? For the purpose of this analysis, "connected to the river means" flowing into via a surface connection or culvert, or having other physical characteristics that allow for access by salmonids. This includes impacts to areas such as sloughs, side channels, remnant oxbows, ditches formed from channelized portions of natural watercourses or any area that may provide off channel rearing habitat for juvenile fish from the Duwamish River. This includes both temporary construction alterations and permanent modifications. Watercourses or wetlands draining to the Green/Duwamish River that have a hanging culvert, culvert with a flap gate, diversion, or any entirely man-made or artificial structure that precludes fish access should answer Yes to this question. Please mark the appropriate response. NO - Continue to Question 3-3 YES - Continue to Question 3-3 3-3 Will the project result in the construction of a new structure or hydraulic condition that could be a barrier to salmonid passage within the watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, a barrier means any artificial or human modified structure or hydraulic condition that inhibits the natural upstream or downstream movement of salmonids, including both juveniles and adults. Please mark the appropriate response. NO - Continue to Question 3-4 YES - Continue to Question 3-4 3-4 Will the project involve a temporary or permanent change in the cross -sectional area of a watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, the cross -sectional area is defined as a profile taken from the ordinary high water mark on the right bank to the ordinary high water mark on the left bank. Please mark the appropriate response. NO - Continue to Question 3-5 YES - Continue to Question 3-5 3-5 Will the project require the removal of debris from within the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, debris includes, but is not limited to fallen trees, logs, shrubs, rocks, piles, rip -rap, submerged metal, and broken concrete or other building materials. Projects that would require debris removal from a watercourse or the Green/Duwamish or Black Rivers as part of a maintenance activity should answer Yes to this question. Please mark the appropriate response. Continue NO - to Question 3-6 YES - Continue to Question 3-6 H:\Land Use Applications in PDF\SEPA Environmental Review Application-Jan2011.doc Page 5 Part D (continued) C; - of Tukwila ESA Screening Checklist 3-6 Will the project result in impacts to watercourses or wetlands that have a surface connection to another watercourse or the Green/Duwamish or Black Rivers but do not contain habitat conditions that support salmonid use? Such areas may include, but not be limited to hillside seeps and wetlands isolated from the watercourse or river that have a surface water connection to the watercourse or river but are not assessable, nor would be assessable to salmonids under natural conditions. Wetlands with a "functions and values" rating for baseflow/groundwater support of 9 and above (or moderate) as described in Cooke (1996) should be included. Please mark the appropriate response. NO - Continue to Question 3-7 YES - Continue to Question 3-7 3-7 Will the project include the construction of artificial waterways or wetlands connected to a watercourse containing salmonids? For the purpose of this analysis, the construction of artificial waterways or wetlands includes wetlands, channels, sloughs, or other habitat feature created to enhance wildlife use, particularly waterfowl use, or may be attractive to wildlife, particularly waterfowl. Please mark the appropriate response. NO - Continue to Question 3-8 YES - Continue to Question 3-8 3-8 Will the project include bank stabilization? For the purpose of this analysis, bank stabilization includes, but is not limited to, rip -rap, rock, log, soil, or vegetated revetments, concrete structures, or similar structures. Please mark the appropriate response. NO - Continue to Question 4-0 (Page 2) YES - Continue to Question 4-0 (Page 2) H:U.and Use Applications in PDF\SEPA Environmental Review Application-Jan201 Ldoc Page 6 r-C EIVD FEB 0 3 20121 COMMUNITY DEVELOPMENT STATE ENVIRONMENTAL CHECKLIST Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments A. BACKGROUND Name of proposed project, if applicable: Tukwila Home2 Suites 2. Name of Applicant: Edward Shagen Widewaters 3257 Big Spruce Way Park City, UT 84098 3. Date checklist prepared: December 22, 2011 4. Agency requesting checklist: City of Tukwila Proposed timing or schedule (including phasing, if applicable): Construction to start summer of 2012 or as soon as all applicable permits are issued. 6. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. There are no future activities proposed for this project. 7. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. A previous Land Use and Design Review application was processed in 2009 for a proposed office building. The following environmental documents are included for the proposed hotel project: Environmental Checklist Storm Drainage Report Geotechnical Engineering Report P:\Planning Forms\Applications\2007 ApplicationASEPAApp-12-07.doc 15425.001 [4/08] Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 8. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. There are no pending applications to our knowledge. 9. List any government approvals or permits that will be needed for your proposal. Environmental Determination by City of Tukwila Design Review Approval by City of Tukwila Building Permit by City of Tukwila Sign Permit by City of Tukwila Plumbing/Mechanical/Electrical Permits by City of Tukwila Type C Construction Permit by City of Tukwila Water Meter Permits by City of Tukwila Right -of -Way Use Permit by City of Tukwila NPDES Stormwater General Permit by Department of Ecology Right -of -Way Use Permit by UPRR 10. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. The proposed project is the construction of a ±139-room hotel on a currently undeveloped 2.74-acre parcel of land. Development will include grading activities, paved parking and drive aisles, landscaping, stormwater facility, 8-inch and 12-inch water main extension, sanitary sewer connections, frontage road improvements to include curb, gutter, sidewalk and street trees and utility improvements. The frontage road improvements are proposed to be completed at a later date under a delay agreement with the City due to the location of the existing railroad lines which conflict with the project. 11. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, the tax lot number, and section, township, and range. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably, available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The proiect is located between Minkler Boulevard and Upland Drive on the west side of Andover Park West at 300 Upland Drive. The site is a portion of the SW 1/4 of the SE 1/4 of Section 26, Township 23 North, Range 4 East. Tax Parcel No. 883650-0030. Agency Comments 15425.001 [4/08] Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 12. Does the proposal lie within an area designated on the City's Comprehensive Land Use Policy Plan Map as environmentally sensitive? Agency Comments 15425.001 [4/081 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): la , rolling, hilly, steep slopes, mountainous, other: b. What is the steepest slope on the site (approximate percent slope)? The steepest slope on site is approximately 2 percent. C. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland Accordina to the Kina Countv Area Soil Survev. the soils are classified as Urban Land (UR). d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. None are known to exist to our knowledge. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Approximately 2,900 cubic yards of cut material and 2,800 cubic yards of fill material will be used to prepare the site for construction. The source of the fill material is unknown at this time but will be from an approved source. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion could occur during construction depending on weather conditions; however, a temporary erosion and sedimentation control plan will be designed and implemented in accordance with City of Tukwila standards. Agency Comments 15425.001 [4/081 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 85 percent of the site will be covered with impervious surface upon completion of the project. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: A temporary erosion and sedimentation control plan will be designed and implemented per City of Tukwila standards to reduce and control erosion impacts from construction activities. 2. Air a. What types of emissions to the air would result from the proposal (for example, dust, automobile odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. During construction, emissions from construction equipment would be present. After completion of the project, emissions from vehicular traffic to and from the site would be present. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. None are known to exist that would affect the proposal. C. Proposed measures to reduce or control emissions or other impacts to air, if any: Construction equipment will meet state emissions standards. No other specific measures are proposed. 3. Water a. Surface: 1. Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. There are no surface water bodies on or in the immediate vicinity of the site. Agency Comments 15425.001 [4/081 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 2. Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. A 3. Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. No fill or dredge material will be placed in or removed from surface water. 4. Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities, if known. The project does not require surface water withdrawals or diversions. 5. Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. The site is located on FIRM Map Panel 53033CO959K and is not within a 100- year flood plain. 6. Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No waste materials will be discharged to surface water. Stormwater runoff will be treated in an underground detention/water quality vault prior to discharging to the existing storm drainage system in Minkler Boulevard. b. Ground: 1. Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities, if known. No groundwater will be withdrawn or water discharged to groundwater. 2. Describe waste materials that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve: 15425.001 [4/081 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: No waste materials will be discharged to the ground. All sanitary sewer effluent will be collected and conveyed via tightline pipe and discharged into the existing sanitary sewer system in Minkler Boulevard. C. Water Runoff (including storm water): 1. Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow? Will this water flow into other waters? If so, describe. Runoff will be from the building rooftop and pavement areas. All runoff will be collected and conveyed to a detention/water quality vault prior to discharging into the existing storm system in Minkler Boulevard which ultimately discharges into a regional detention facility. 2. Could waste materials enter ground or surface waters? If so, generally describe. No. All stormwater will be conveyed via storm pipe and all sewer effluent will be conveyed to the existing sanitary sewer system. d. . Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: A temporary erosion and sedimentation control plan will be implemented to control runoff during the construction phase of the project in accordance with City of Tukwila standards. A detention/water quality vault will be designed and constructed to treat and control runoff from the completed project. 4. Plants a. Check or circle types of vegetation found on the site: Deciduous tree: alder, maple, aspen, other Evergreen tree: fir, cedar, pine, other X Shrubs X Grass Pasture Crop or grain Wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other Waterplants: water lily, eel ass, milfoil, other Other types of vegetation Agency Comments 15425.001 [4/081 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments b. What kind and amount of vegetation will be removed or altered? All vegetation will be removed from the site for construction of the building and site improvements. C. List threatened or endangered species known to be on or near the site. None are known to exist to our knowledge. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: On -site landscaping will be designed and installed according to City of Tukwila standards. No other specific measures as proposed. Animals a. Circle any birds or animals which have been observed on or near the site or are known to be on or near the site: Birds I Hawk, heron, eagld, songbirdsl, other: Mammals I Deer, bear, elk, beaver, other: Fish I Bass, salmon, trout, herring, shellfish, other: Other b. List any threatened or endangered species known to be on or near the site. None are known to exist to our knowledge. C. Is the site part of a migration route? If so, explain. The site is part of the Pacific Flyway for Migratory Birds. d. Proposed measures to preserve or enhance wildlife, if any: On -site landscaping will help to reduce impacts to wildlife. No other specific measures are proposed. 15425.001 [4/081 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Durina the construction phase of the proiect. electricity. natural aas and diesel fuel will be used to operate construction equipment. Electricitv and natural aas will be used to meet the completed proiect's lighting and heating needs. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. It is not anticipated that the proposed project would affect the use of solar energy by adjacent properties. C. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The building will comply with the Washington State Energy Code. No other specific measures are proposed. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. None are anticipated. 1. Describe special emergency services that might be required. Other than normal police, fire and medical services already available in the area, no other special services are anticipated. 2. Proposed measures to reduce or control environmental health hazards, if any No specific measures are proposed. 15425.001 [4/081 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments b. Noise 1. What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Normal vehicular traffic noise exists along Minkler Boulevard and Upland Drive, and noise from occasional rail use along Minkler Boulevard exists but is not anticipated to affect the project. 2. What types and levels of noise would be created by or associated with the project on a short-term or long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. On a short-term basis, noise from construction equipment would be present generally Monday — Friday from 7 am to 6 pm. One a long-term basis, noise from vehicular traffic to and from the hotel could be present continuously with heavier traffic in early morning and early evening hours. 3. Proposed measures to reduce or control noise impacts, if any: The installation of new perimeter landscaping will help to reduce noise impacts. No other specific measures are proposed. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? This site is currently vacant. To the north, east and west are medominantiv office use buildings. To the south are office and office/warehouse use buildings. b. Has the site been used for agriculture? If so, describe. Due to the location of the site in the Green River Valley, it is possible that the site was used for agriculture in the past, but specific details are not known. C. Describe any structures on the site. There are no structures on site. 15425.001 [4/081 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments d. Will any structures be demolished? If so, what? No. e. What is the current zoning classification of the site? The current zoning classification is Tukwila Urban Center (TUC). f What is the current comprehensive plan designation of the site? The current comprehensive plan designation is Tukwila Urban Center (TUC). g. If applicable, what is the current shoreline master program designation of the site? Not applicable. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Not to our knowledge. L Approximately how many people would reside or work in the completed project? It is anticipated that approximately 10 people will work at the completed hotel project. j. Approximately how many people would the completed project displace? No persons will be displaced by this project. k. Proposed measures to avoid or reduce displacement impacts, if any. No specific measures are proposed. 15425.001 [4/081 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The proiect is compatible with the current zonina desianation and will be desianed to meet all application city standards. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing? N/A b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. N/A C. Proposed measures to reduce or control housing impacts, if any: N/A 10. Aesthetics .a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The overall height of the building will be approximately 43.5 feet with a parapet height of 52 feet. The predominant building materials will be lap siding, synthetic stucco and stone veneer. b. What views in the immediate vicinity would be altered or obstructed? Some views from adjacent properties are expected to be altered with completion of theproject but no views are anticipated to be obstructed. 15425.001 [4/081 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments C. Proposed measures to reduce or control aesthetic impacts, if any: Architectural details on the buildina and perimeter landscapina will be desianed to reduce the aesthetic impacts of the project. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Light and glare from building windows, parking lot lighting and vehicular headlights could occur during both daylight and evening hours. b. Could light or glare from the finished project be a safety hazard or interfere with views? It is not anticipated that any safety hazards would occur due to light or glare generated by the proposed project. C. What existing off -site sources of light or glare may affect your proposal? Light from adjacent street lights would be present but not anticipated to affect the protect. d. Proposed measures to reduce or control light and glare impacts, if any: Building glass will be non -glare, parkins lot lights will be shielded and on -site perimeter landscaping will reduce and control glare impacts. 12. Recreation a. What designed and informal recreational opportunities are in the immediate vicinity? The Tukwila Pond Park is located approximately 1/2-mile to the north of the project site. 15425.001 [4/081 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: b. Would the proposed project displace any existing recreational uses? If so, describe. C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: No specific measures are proposed. 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, National, State, or Local preservation registers known to be on or next to the site? If so, generally describe. None are known to our knowledge. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None are known to exist to our knowledge. C. Proposed measures to reduce or control impacts, if any: No specific measures are proposed. 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The site is served by Minkler Boulevard to the north and UDland Drive to the south. Two new access points are proposed to Upland Drive for access to the proposed hotel project. A potential future access may be proposed on Minkler Boulevard if appropriate permits and approvals are obtained from the Union Pacific Railroad Company. Agency Comments 15425.001 [4/081 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: b. Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Yes, King County Metro Route 150 serves the site with a stop on the northeast corner of Andover Park West and Minkler Boulevard, approximately 0.2 miles from the site. C. How many parking spaces would the completed project have? How many would the project eliminate? The completed project will provide 144 parking stalls. No parkinq stalls will be eliminated. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Half -street improvements including curb, gutter, sidewalk and street trees will be required along Minkler Boulevard and Upland Drive. The applicant is requesting a street delay agreement for frontage road improvements along Minkler Boulevard due to the location of the existing railroad tracks which conflict with the proposed improvements. The applicant is also requesting reimbursement for the costs associated with extension of the 12-inch water line beyond the frontage of the property to the east. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. Rail spurs are located to the east and west of the site but will not provide service to the project. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Approximately 56 new PM peak hour tips would be generated using the ITE Trip Generation Manual for calculation. Please see enclosed sheet. g. Proposed measures to reduce or control transportation impacts, if any: Half -street improvements and payment of appropriate traffic impact fees would reduce transportation impacts. Agency Comments 15425.001 [4/08] • Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. Yes, the proposed project would result in an increased need for public services. b. Proposed measures to reduce or control direct impacts on public services, if any. A new water main system, new fire hydrants, frontage road improvements and Payment of traffic impact fees will help to reduce impact to public services. 16. Utilities a. Circle utilities currently available at the site: electricit , natural gasl, Fate , kefuse servic , Isanitary sewe , septic system other b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity: Puget Sound Energy Natural Gas: Puget Sound Energv Water: City of Tukwila Sewer: City of Tukwila Telephone: CenturyLink Cable: Comcast Refuse Service: Waste Management C. SIGNATURE The above an ers are true and complete to the best my knowledge. I understand that the lead agen is re ing on them to t decisio Signature: IA&za i � Date Submitted: .2[ �- 12 O 1 Z-- Agency Comments 15425.001 [4/081 PRELIMINARY TECHNICAL INFORMATION REPORT Proposed Tukwila Home2 Suites SWC - Minkler Boulevard and Andover Park West Tukwila, Washington R E O 11VED FEB A -? 20121 CO3vv.; try DEVELOPMENT Prepared for: Widewaters 3257 Big Spruce Way Park City, UT 84098 January 30, 2012 Our Job No. 15425 �70-le JAC�e 4,1F wnsrtii;�G 27694 GIST TUNA CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX BRANCH OFFICES ♦ OLYMPIA, WA ♦ TACOMA, WA ♦ SACRAMENTO, CA ♦ TEMECULA, CA www.barghausen.com TABLE OF CONTENTS 1.0 PROJECT OVERVIEW Figure 1 — Technical Information Report (TIR) Worksheet Figure 2 — Vicinity Map Figure 3 — Drainage Basins, Subbasins, and Site Characteristics Figure 4 — Soils Map 2.0 CONDITIONS AND REQUIREMENTS SUMMARY 2.1 Analysis of the Eight Core Requirements 2.2 Analysis of the Five Special Requirements 3.0 OFF -SITE ANALYSIS 4.0 FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN A. Existing Site Hydrology B. Developed Site Hydrology C. Performance Standards D. Flow Control System E. Water Quality System 5.0 CONVEYANCE SYSTEM ANALYSIS AND DESIGN 6.0 SPECIAL REPORTS AND STUDIES 7.0 OTHER PERMITS 8.0 ESC ANALYSIS AND DESIGN 9.0 BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT 10.0 OPERATIONS AND MAINTENANCE MANUAL 12961.005.doc 1.0 PROJECT OVERVIEW The proposed Tukwila Home2 Suites is an approximate 2.78-acre site located within a portion of the Southwest quarter of the Southeast quarter of Section 26, Township 23 North, Range 4 East, Willamette Meridian, City of Tukwila, King County, Washington. More particularly the site is bound on the north by Minkler Boulevard, on the south by Upland Drive, and Andover Park West lies a few hundred feet east of the project site. The site is bound on the east and west by existing railroad tracks. Please refer to the attached Figure 2 for the exact location of the project site. The proposal for this development is to clear and grade the existing pastureland and construct parking, drive aisles, sidewalks, and a hotel building located in the central portion of the project site. All runoff from the project site will be routed to a wet/detention vault located near the southwest corner of the property, which will then drain into a large diameter pipe located on the north side of Upland Drive, which courses in an easterly direction, ultimately discharging into the P17 Pond as owned by the City of Tukwila and acts as a regional detention and water quality facility. The proposed flow control requirements for this project site are to utilize Level 1 Flow Control with Basic Water Quality as dictated by the City of Tukwila for projects in this location of the City. This is not a redevelopment project since the project site is undeveloped at this time. The entire site consists of grass pasture area. Under developed conditions, the site will consist of 80 percent impervious surfaces with the remaining 20 percent being landscape areas. 15425.002 FIGURE 1 TECHNICAL INFORMATIONN REPORT (TIR) WORKSHEET King County Department of Development and Environmental Services TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER AND PROJECT ENGINEER Project Owner Widewaters Address 3257 Big Spruce Wa} . Park Citv, UT 84098 Phone Project Engineer Ali Sadr Company Bar hausen Consulting Engineers, Inc. Address/Phone 18215 — 72nd Avenue South Kent, WA 98032 / (425) 251-6222 Part 3 TYPE OF PERMIT APPLICATION ❑ Subdivision HPA ❑ Short Subdivision ® Grading ® Commercial ❑ Other Part 5 SITE COMMUNITY AND DRAINAGE BASIN Community Tukwila Drainage Basin Green River Part 6 SITE CHARACTERISTICS Part 2 PROJECT LOCATION AND DESCRIPTION Project Name Proposed Tukwila Home2 Suites Location Township 23 North Range 4 East SE'/a Section 26 Part 4 OTHER REVIEWS AND PERMITS ❑ DFW HPA ❑ Shoreline Management ❑ COE 404 ❑ Rockery ❑ DOE Dam Safety H Structural Vaults ❑ FEMA Floodplain ❑ Other ❑ COE Wetlands ❑ River ❑ Floodplain ❑ Stream ❑ Wetlands ❑ Critical Stream Reach ❑ Seeps/Springs ❑ Depressions/Swales ❑ High Groundwater Table ❑ Lake ❑ Groundwater Recharge ❑ Steep Slopes ❑ Other 15425.002 Part 7 SOILS Soil Type Slopes Erosion Potential Erosive Velocities Urban Land ❑ Additional Sheets Attached Part 8 DEVELOPMENT LIMITATIONS REFERENCE LIMITATION/SITE CONSTRAINT ❑ Additional Sheets Attached Part 9 ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION AFTER CONSTRUCTION ® Sedimentation Facilities ® Stabilize Exposed Surface ® Stabilized Construction Entrance ® Remove and Restore Temporary ESC Facilities ® Perimeter Runoff Control ® Clean and Remove All Silt and Debris ❑ Clearing and Grading Restrictions ® Ensure Operation of Permanent Facilities ❑ Cover Practices ❑ Flag Limits of SAO and Open Space Preservation Areas ® Construction Sequence ❑ Other ❑ Other Part 10 SURFACE WATER SYSTEM ❑ Grass Lined Channel ❑ Tank ❑ Infiltration Method of Analysis ® Pipe System ® Vault ❑ Depression KCRTS ❑ Open Channel ❑ Energy Dissipater ❑ Flow Dispersal Compensation/Mitigation ❑ Dry Pond ❑ Wetland ❑ Waiver of Eliminated Site Storage ❑ Wet Pond ❑ Stream ❑ Regional Detention Level 1 Flow Control Brief Description of System Operation Catch basin Collection to off site. Facility Related Site Limitations Reference Facility Limitation to wet/detention vault to 15425.002 Part 11 STRUCTURAL ANALYSIS Part 12 EASEMENTS/TRACTS ® Cast in Place Vault ❑ Drainage Easement ❑ Retaining Wall ❑ Access Easement ❑ Rockery > 4' High ❑ Native Growth Protection Easement ❑ Structural on Steep Slope ❑ Tract ❑ Other ❑ Other Part 13 SIGNATURE OF PROFESSIONAL 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. 15425.002 FIGURE 2 VICINITY MAP rw3f341 Pt jj % �:� �,; :� : s�r,.i sA•• 1�4tN :s l r �i i , •�' .6�n � I Fri.. s 1 . i - ;. &f fi tma i4 5 Im S1 WaWA S Mill &Td .14 Wk z .4 W BC K . dry .,RIVER U1455-f*1 WA!, `�KAI U N GT -ON:, Ste' P flux RIPAIAA IN31 fonr 1 HIP W. to t4oj 57 is L2 )il f , 4 S7 IFAI fit HIN UTu Akr N �4 rr— ] w r �ii 14711 06 Is S►T 1 5 IWTH S1 24 23 1A RN tA SOMT� 'Ls ism F1 153;a ff'(4y" it, 1: ST • W fir Ilaw at- im Wal 1%,ur It i IAWAA WCAM$ PAW = S Ilt�sSl s'�� na. rt _ IukiR �i i F :7a on BLVD NTON ,07 5.1 1 .L IM111 3ITar c "fs o 26, Sr Mb At'' �jk UP Su Si S1 14 A � co LA AU %I z n C_ icinit y Ma'MC QNG1N� FJob No. 1-22961 FIGURE 3 DRAINAGE BASINS, SUBBASINS, AND SITE CHARACTERISTICS 0 N 0r4928' L IU2'- >rLfA .un m wl _ -`,•yy�am s . we . , . r10-r. - ; e� 010�co c". rr Jj> wr a US:D,Dr BOUNDARY AND TOPOGRAPHIC SURVEY A POFMON OF THE SW 1/4 OF THE SE'1/4 OF SECTION 26, TOVVNSHP 23 NORTH, RANGE 4 EAST, W.M. 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DATUM (NGVD 2-9) IJ d to' ,t Z 511E VEWti , DuW for TMS ny?.CV 1S nMoniL1DACS Pflell t4. 1t23+ Ri Ir10. IRII fLI4Airpr l- N! K riS its� ^ to © i I H NARRATIVE Lv ms: s A frib i�11uE OR'G A 'INu;F St06• R000iC' iOtAl. 3iAiGi1 AW A iGPtort -3 CPS rr1lF iDOi US® LS teQF AS A lD4 R.a1M,(r' DcfA COt1FCRLR St�f1MN1FD 11i11 naD Mas 1FA1'DNIFD. FSLriIE1WO M A1IRAAA, DK1A11GF. ND VQLIUc aCtW0lmrP'S 1brD0D04. 1'rOtifDlr UQx A'D TOPDOF,tPLIC G11RES f 7 A'`Qv r •1Ej M rFsvtiAl; Dr1A. Yf[ls O.r F�COS >M -' itb- M rM LARD 80U�Crr'r slam A4 WfDRM tN itYL 31r-130-D00, `Jv O •! a;kt ♦C N CD r cLStF+`�yo� } CD orrlaLL lcN cy �j I: PRELIMINARY GRADING AND STORM DRAINAGE PLAN N A PORTION OF THE SW 1/4 OF THE SE 1/4 OF SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON TEL VAULT CATCH BASIN Z CATCH BASIN RIM=20.59 RIM=21.fi0 SSMH SSMH IE 12' PVC N=16.54 Z RIN=2201 RIM=21.82 �Cr Af/S IE 12" CNC 5=15.75 CATCH BASIN IE 4" PVC . S=16. CATCH BASIN ----- IE 8• CONC Ee5.91 IE 8" CDNC=17.07 mP 6`Z _ PTY-PYC-N=15.i3'IEH'-CORCWc5.1&------------------------------ 12 CNC. S= _ ---- iE 1B' CONC W=S.27 IFRIE PVC N=17.12 9 RIN 20 PVC Q. B-8V 4Y�8.20__ _--_ CATCH .82 IE 12' WC N=15.27 �ry1 � 1 -1E'B'-EBN9-Ih6.64--_--_- ----UGHT ---_-- __ W $ y +U II I ---------- RIM=21.82 SSMH IE 12' CNC 5E=75. IE 163 _ OG(Q__-- -_--- 78' CONC_E=5.17 IE 12' CNC 5=17.14 RIM=20.81 Z LIGHT JBO% LIGHT JBOX-____-__-- ,fc-----_.--------------------------- -------------------------- -- ON = IE 6 PVC N 18.92 _------__- --- - - II SW -MOP"' - . .. �. r TEL VAUL'i- __- - UGIi! UGHT JBO% Ir LIGHT I IGHI,[@0% �`w~ Q ui - INLIE-_ D - - - -- - �j uc JBoz I � Q LIGHT JBO% , 1 W II /^_ _ SINGLE YELIAW PAINT STRIPE --- ~_ ....._ .. - . `: :`. . - 0 Z SG--W ___--_, _ RUD�D CURB_ PoTEM AI F NURE ET RANCE� -` - _ STRIBOX PE SS is - -___u \ RIM }' Ss - -SS RIGH SIG AL W31 90.CnC 5E=30.79' --_ D CURB ��ll-'jt---.___._.- �__-7'�1\- - oN�iJ IEIM' t 0 75 30 60 ':. MDNROftING WELL MONUMENT SIGN j - -- --- " lE'TB"TNC-t4�4, 4'i"� � 1 EDGE FSPFULTr @ c GATCN B0.51N 6' TALL 1 - 011 RIGHT TURN \%`•1---�-' -- _ \\ `P W .: Z L 8CALE� 1-30' IE 12' CNC N=76.26 N 02'04'S8' E �I IGN O �, c SIGNAL 1 6 SIGNAL J80X Z J O 1 IIN 8T55'02 3 Y 1 I / / N 02-04'58• _ SIGNAL JBOX 3 Q � co RR S RH I T 22 B RAW CATCH BASIN -LS 7 m 30' RAILROAD / / 1 2 .8 REC.NO. 7804 RIM=2097 a n. R/W FASEMEM t, B / IE 12" CNC N 16.80 SIGNAL J. � IE 12 CNC W=16.80 CATCH 0BASIN $ REC.N0.77072206" CMP NE=19.63 RIM=2.fi9 771/ s. /q "�,�. (.rbY W '' IE 12' CNC NW-17.67 2' 7 IE � X •PVC ROOF DRAIN / 7 -!..` ' 30' RAIUiOAD c EASEMENT W Q COLLECTION PIpE } F--[ PER PLAT & 0.770722D771 �- W ry1p, eb / Y 23.0 ro. / REC.N= > 6' WC.ft60F DRAIN CO O Q 011ECTION PIPE y V�ryry�'h J OLL ar / jof u e 3 m O= j � U / � � / / � 3 3 � � f r3{ � f _:' �� / 0 � � V U � O ``� V � �7 • C� (� � �7 p � Z COLLECt10N PIPE D.S ! a � / /J I,�j�""� V OS �y a _ � z 112'%40' WET/DETENTION VAULT / I �; 0 / i .21 S 4 5y MAX. W.S. EL=20.0 / - STATIC W.S. EL=14.7 BOTTOM VAULT EL=9.95 1' - EASEMENT REC. _ o o < .73,,,t` COUEC80N / 9 9'28" E 11.92' ( RR SWR WATER VALVE �i 0 TEL MH - ___ _ __---_ - FlRE 3146 ___ � --_ m ORNEWAY .. __ .36 - __ _ i P � m _ - -- -�-•- v _ RIM- W NEW Tit I T• ___ DRNEWAY W --- IDEw N 8T5 UPLAND DRIVE „ IX. SDMH PE 2-72' 4 I - 450. 9 6' Z 5'04 II 2t.t5 R LUMINAIRE ^8 9 .54 - - -- - _ - �-0'S1 29 - - FOUND MON. IN CASE _ •� P IE=74561B4(21-CMP N) T 6;R' _ 413.56' C o N Q - DRNEVIA•-- y ______________ ___ IE=14 19(30'CMP S) � C] y5g ____ w F Z FOUND 4'v 4' CONLI..MO .-+ DRNLWAY I w -.____ BRASSIE BROKEN 0 '�- "•. IX. 6"PVC SS----t3 i i ..' _ ____________________-___DRVEWAY ______-___..____..________-__-__.. __ _ __ _____ __ N 01'39'57` E 23.25' '%' IN TOP OF STEM I _-- _ __ -___ _..._________________..__ N � Z SSUH - ' ' DRIVEWAY ' -s5- Lo EX. 8"PVC SS z N Z N N ¢ CATCH BASIN EX. SSM c0 RIM=20.40 RIM=21.85 •-Yvv UN IE 12" CMP E-17.50 IE=12,10(8"PVC N) LARGE PIPE RUNS N & S IE-12.10(8'PVC W/E) UNKNOWN IE ! V� G ONY S y a�, w d►b, ass 8 o Co E Y _ T � U FIGURE 4 SOILS MAP t w i A SITE qw t Map Unit Legend King County Area, Washington (WA633) Map Unil Symbol Map Unit Name Acres In AOI Ur Urban land �248 Totals for Area of interest (AOl) I 24.8 Soils Ma Percent of AOI 100.0% 100.0% Job No. '1296i 2.0 CONDITIONS AND REQUIREMENTS SUMMARY 2.1 Analysis of the Eight Core Requirements Core Requirement No. 1: Discharge at the Natural Location. Response: The site will drain to the north into a large diameter culvert which is 42 inches in diameter coursing in an easterly direction ultimately discharging into the City of Tukwila's P17 Pond. The site drains to this pond under existing conditions without detention; therefore, this project site will discharge at the natural location. Core Requirement No. 2: Off -Site Analysis. Response: No off -site analysis is required for this project site as the City is well aware of the downstream conveyance system from this project site, and knows that it drains into the City of Tukwila's P17 Pond. Core Requirement No. 3: Flow Control. Response: As dictated by the City of Tukwila, Level 1 Flow Control is the requirement for this project site. This is the least restrictive flow control standard that still provides a level of flow control over and above older methodologies utilized in the past by King County and the City of Tukwila. Core Requirement No. 4: Conveyance System. Response: This project will provide a conveyance analysis based on the 1998 King County, Washington Surface Water Design Manual (KCSWDM) as adopted by the City of Tukwila such that an initial time of concentration of 6.3 minutes will be utilized in the Modified Rational Method, a Manning's "n" value of 0.014, and a 100-year precipitation rate, to determine a very conservative design for pipe conveyance calculations since this project site is less than 10 acres in size. Core Requirement No. 5: Temporary Erosion and Sediment Control. Response: This project will concur with all erosion and sediment control requirements of the City of Tukwila as delineated in the 1998 KCSWDM such that clearing limits will be specified, a rock construction entrance will be instituted, the construction sequence will be followed, perimeter protection in the form of silt fences will be installed, and drainage from clearing and grading areas will be routed to temporary V-ditches with rock checkdams ultimately discharging to a sediment pond prior to discharge from the project site. Core Requirement No. 6: Maintenance and Operations. Response: This project will concur with all maintenance and operations requirements of the City of Tukwila for projects of this nature. 12961.005.doc Core Requirement No. 7: Financial Guarantees and Liability Response: This will concur with all financial guarantees and liability requirements of the City of Tukwila for projects of this nature. Core Requirement No. 8: Water Quality. Response: As dictated by the City of Tukwila, this project will provide Basic Water Quality in accordance with the 1998 KCSWDM as adopted by the City of Tukwila such that, for this project site, a basic wet vault is proposed located below the live storage in a wet/detention vault sized in accordance with the Basic Water Quality Menu. 2.2 Analysis of the Five Special Requirements Special Requirement No. 1: Other Adopted Area -Specific Requirements Response: This project site is not in a critical drainage area or an area with a master drainage plan, basin plan, lake management plan, or shared facility drainage plan. Therefore, the requirements of this Special Requirement do not apply. Special Requirement No. 2: Developm.ent TVithin a Floodplain or Floodway. Response: This project does not contain, nor is it adjacent to a stream, lake, wetland, or closed depression. Therefore, no flood hazards are applicable to this project site. Special Requirement No. 3: Flood Protection Facilities. Response: The threshold of this requirement is not met; therefore, this requirement does not apply. Special Requirement No. 4: Source Control Response: Since this project is a commercial site, then the project must provide water quality source controls applicable to the proposed project in accordance with the King County Stonnwater Pollution Control Manual and King County Code Section 9.12. At a minimum, the trash enclosures will be covered and the owner of the property will be educated about the minimal use of pesticides and fertilizers. In addition, the parking lot will be swept regularly to minimize the amount of pollutants being discharged from the project site. Special Requirement No. 5: Oil Control. Response: This project site does not have high use site characteristics nor is it a redevelopment project proposing $100,000 or more of improvements to the existing high use site. Therefore, this Special Requirement does not apply. 12961.005.doc 3.0 OFF -SITE ANALYSIS An off -site analysis has not been prepared for this project site as the City is well aware of the downstream drainage course from this site, which is by a large diameter culvert and open ditch flowing in an easterly direction toward the City of Tukwila's P17 Pond located adjacent to the Green River, approximately 1 mile from the project site. The existing culvert this project site discharges to is 42-inch diameter and has been sized to include runoff from this project site. In addition, impacts to this culvert and conveyance system should be minimal since this project site is proposing flow control facilities. There is no upstream basin contributing runoff to this project site as the site is higher than the surrounding ground under developed conditions. 12961.005.doc ASSESSOR'S MAP Parcel Maps and Data SJ/7 9J7L 75 9094 Y143 1 9a8t 9123 aae9 1 9711 Tukwila 9*4 9115 9142 9ar�i ua2a 09" 8836500030I Oa3r7 SITE uata ytis � • story yr7r! 99ry d}Jrn 9727 N oJra �r y777 i 0109 has! 9trK 0110 9132 u�.wvonq iG) tl81Cr>sg arufy 9to2 ME' yaar t►ayr 9993 Parcel Number 8836500030 Address Zipcode Taxpayer ROFFE INC to information included on this reap has been compiled by King County staff from a iriety of sourm and is subject to change without notice. King County makes no presentations or warranties, express or implied, as to accuracy, completeness, felines, or rights to the use of such information. King County shall not be liable for any nerai. special, indirect, incidental, or Consequential damages including, but not limited lost revenues or lost prords resulting from the use or misuse of the information ntained on this map. Any sale of this map or information on this map is prohibited oopt by written ,permission of Kino Counter I King County J GIS_ Center I News I services I Comments I Search By visiting this and other King County web pages, you expressly agree to be bound by terms and conditions of the site. Itl"etaiis, M „ � Z ssessor's Ma h�~Q tMG�Tlb�" Job 10. 12961 SENSITIVE AREAS MAP �: 1 ", Sensitive Areas BCE ##12961 99 Highlighted Feature I— I County Boundary X Mountain Peaks CAO Shoreline Condition Medium LOW Highways Incorporated Area Streets r., Higfiway •� -� ~ any. i �1 Parcels SAO Stream C4ms1 CLa.^.2Pct�ni+�f CL-M-.2Saknonid (cunt) Dole. 4r2ZrM a 8awca; Tana a"p Legend ,A/ !CIM%3 /.,,� JJ • s 1J iod b Lakes and Large Rivers Streams iFloodway IOD Year Floodplain SAO Wetiand SAO Landslide SAO Coal Kline SAO Seismic SAO Erosion Sensitive Area Notice on Ttle Drainage Complaints Areas Susceptible to Groundwater Contamination Lam Medium Nigh CAO Basin Condition lLgh Medium LOW Shaded Relief �Qaltal, a oonspuongr! s King County FEMA MAP ¢GV4A% n � p L! se4` 4 Vw t.? )ANC [NAIN�`4 Jib No. 1296'f A. 0 LEGEND MmSPEGAC fIOOD HAZARD AREAS R.UNDATfO BY 7U0-YEAR FLOLW ZONE A .b W. Diva e4.f:sa a•aaeGN. ZONE AE e.w AT.d aMYc>de.•w.d. 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Ti. nnp .wV tWe.pea[. wAVdaatl DA.M.rG. « Cw.lx i..du Mwwv. iron. cnw May« oawNJa. fYa.aet An.. wt.Elrwa ad.. tla 4.fa1 EMK LR wreM:f M d NBO N'L M•Q141. Oa+pat. Mb h— w uR«a w «tM a.N d NY dW. EM owr !aW « .wwrwb a.me * do$A a dg.*. R -.Vat. imfn Ne .*.'tl.d wbs.y wt m M 4.rn:. d rA a.p. SecEawb ld C M.0Faee Ew+rw. Sx ; fwpOrt °�'@• w .a.➢ *M'N ✓wp ➢.l ft Mw «.➢ waY w .x+.amv M9.d ft➢P REPOSITORY Rerw to R.pa K y U.d,4 - MEP /Mee EFFECTIVE DATE OF COUMFYVADE FLOOD INSURANCE RATE MAP.' SEProa m Zpfib➢ EFFECTIVE DATE(SlOr REYISIOMSJ TO TMS PANEL: R.wN uw (6.Nd5 w wfn. owp bona. T. ft tkg. RAead L w-b w— a metre Yn¢.M1w Kw.« cadet v46an.IRoeO Nwaax. Pnp.m wpTd)p64m. APPROWAATE SCALE IN FEET 600 0 600 NAVONAL FLOOD INSURANCE PROOAAM !I FIRM 1 FLOOD INSURANCE RATE MAP HING COUNTY, WASHINGTON AND INCORPORATED AREAS ' PAREL 252 OF 1725 (SE6 MM INDEX FOR PANELS HOT PRINTED) OdlM7NIfY tN46Efl P�.It'l TWMttiOM1 Oi NXr41 wb f MAP NUMBER 53033CO959 F MAP REVISED: MAY 16,1995 Federal Emergency MEOdgelucat AMcy BASIN RECONNAISSANCE SUMMARY REPORT B RECONNAISSANCE REPORT NO. 24 LOWER GREEN RIVER BASIN JUNE 1987 Natural Resources and Parks Division and Surface Water Management Division King County, Washington King County Executive Tim Bill King County Council 1 Audrev Gruger. District i Cynthia Sullivan. District Bill Reams. District 3 Lois North. District 4 Ron Sims. District i Bruce Lain,. District 6 Paul Barden. District 7 Bob Grieve, District 8 Gary Grant, District 4 l Department of Public Works Don LaBelle, Director h� Planning and Resources Joe Nagel. Director Surface Water Management Division � Natural Resources and Parks Division Joseph J. Simmler, Division Manager Kramer. Assisrant Division Russ Cahill. Division ManagerJim Manager Bill Dave Clark. Manager, River S.- Resource Jolly. Acting Division Manager Water Derek Poon. Chief, Resources Planning Section Section Larry Gibbons, Manager. Project M Bill Eckel. Manager. Basin Planning Program Management and Design Section Contributing Staff Contributing Staff Doug Chin, Sr. Engineer Randall Parsons. Sr. Engineer Ray Heller. Project Manager• S: Team Leader Andy Levestlue, Sr. Engineer Bruce Barker, Engineer Matthew Clark. Project Manager Robert R. Fuerstenberg. Biologist & Team Leader Arnv Stonkus, Engineer Matthew J. Bruengo, Geologist Lee Benda, Geologist Ray Steiger. Engineer Pete Ringen, Engineer Derek Booth, Geologist Dyanne Sheldon. Wetlands Biologist Cindy Baker. Earth Scientist Di Johnson. Planning Support Technician Robert Radek. Planning Support Technician Randal Bays, Planning Support Technician Consulting Staff Fred Bentler. Planning Support Technician Mark Hudson. Planning Support Technician Don Spencer, Associate Geologist, Sharon Clausen, Planning Support Technician Earth David Truax. Planning Support Technician Consultants, Inc. John Bethel, Soil Scientist, Earth b Brian Vanderburg, Planning Support Technician Consultants. Inc. Caroivn M. Bverly. Technical Writer Susanna Hornig, Technical Writer Virginia Newman, Graphic Artist Marcia McNulty, Typesetter Mildred Miller. Typesetter Jaki Reed, Typesetter Lela Lira. Office Technician Marty Cox. Office Technician P:CR TABLE 01" CONTENTS I. SUMMARY 1 Ii. INTRODUCTION 1 III. FINDINGS IN LOWER GREEN RIVER BASIN A. Overview 2 B. Effects of Urbanization 4 C. Specific Problems 4 I. Erosion damage 5 2. Threat of landsliding 5 3. Sedimentation S 4. Destruction of fish habitat 5 IV. RECOMMENDATIONS G A. Prevent accelerated erosion and landsliding 6 B. Improve habitat 7 V. MAP 4 APPENDICES: APPENDIX A: Estimated Costs A- I APPENDIX B: Capital Improvement Project Ranking B-I APPENDIX C: Detailed Findings and Recommendations C-1 I. SUMMARY The Lo%%er Green River Basin is located in southern King County belt+peen th,. ,:mes oC Tuktitii!a and Auburn. The study area considered here includes the unincorporated areas of the basin, which can he roughly separated into northern and southern portions that are divided b� the Lower Green River. The two portions are distinctly different in their development patterns, with the northern area dominated by the commercial development of - South Center shopping mall, two major interstate freeways, and light industrial activities. In the southern portion, single-family residential land uses dominate. Urbanization processes in this basin are expected to continue. with impervious surfaces in some areas expanding as much as five times their present levels. As might be expected in a basin so heavily urbanized, there are numerous environmental problems. The basin contains many sensitive areas, particularly along the steep slopes of tributary vallev walls that are susceptible to elusion and landsliding. Stormflows, which have increased as the basin has been developed, have caused gullying, landsliding, and other damage along many steep slopes. These problems have also increased sedimentation downstream. Flooding has occurred in some places as both natural and artificial conveyance systems have become clogged with sediment. Worst -case examples of erosion were found at the Kent Highlands landfill, adjacent to King County s Grand View Park, where storm flows have caused erosion of the landfill material. Sediments and 1 chemicals from decomposing trash have washed into the stream system. Flooding potential was found on Tributary 0068 at two locations. Fish habitat losses$ were significant in the northern portion of the basin, with one of the worst examples located on Tributary 0036. Recommended solutions in the Lower Green River Basin include 1) preventing further erosion and landsliding by using both natural and artificial retention/detention (R/D), prohibiting certain harmful development practices (such as routing storm flows over steep slopes). and revegetating streambanks: and 2) improving habitat in the basin by preventing the further deterioration of water quality, protecting riparian corridors, and reestablishing streams and streambanks, where feasible. H. IN')iRODUMON: History and Goats of the Program In 1985 the King County Council approved funding for the Planning Division (now called the Natural Resources and Parks Division), in coordination with the Surface Water Management Division, to conduct a reconnaissance of 29 major drainage basins located in King Coun(y. The effort began with an initial investigation of three basins --Evans, Soos, and Hvlebos Creeks -- in order to determine existing and potential surface water problems and to i recommend action to mitigate and prevent these problems. These initial investigations used available data and new field observations to examine geology, hydrology, and habitat conditions in each basin. t Findings from these three basins led the King County Council to adopt Resolution 6018 in �. April 1986, calling for reconnaissance to be completed on the remaining 26 basins. The Basin Reconnaissance Program, which was subsequently established, is now an important element of surface water management. The goals of the program are to provide useful data with regard to 1) critical problems needing immediate solutions, 2) basin characteristics for use in the preparation of detailed basin management plans, and 3) capital costs associated with the early resolution of drainage problems. The reconnaissance reports are intended to provide an evaluation of present drainage conditions in the County in order to transmit information to policymakers to aid them in developing more detailed regulatory measures and specific capital improvement plans. They P:LGR 1 are not Intended to ascribe in any conclusive manner the causes of drainage or erosion problems-. instead.. they are to he used as initial surveNs from which choices for subsequent detailed engineering and other professional environmental analyses may be maJe. Due to the limited amount of time available for the field -ork in each basin, the reports must be viedved as descriptive environmental narratives rather than as final engineering conclusmns. r Recommendations contained in each report provide a description of potential mitizative measures for each particular basin; these measures might provide maximum environmental 1 protection through capital project construction or development approval conditions. The appropriate extent of such measures will be decided on a case -by -case basis by County r , officials responsible for reviewing applications for permit approvals and for choosing among competing projects for public construction. Nothing in the reports is intended to substitute for a more thorough environmental and engineering analysis possible on a site -specific basis for any proposal. M. FINDINGS IN LOWER GREEN RIVER BASIN The field investigation in the Lower Green River Basin was conducted in February 1987 by Ray Heller, resource planner; Amy Stonkus, engineer; and Lee Benda, geologist. Their findings and recommendations are presented in the following discussion. A, Overview of the Basin Geographic and land use features. The Lower Green River Basin is located in southern King County between the cities of Tukwila on the north and Auburn on the south. Parts of the cities of Tuh-wila, Kent, and Auburn Ile within the basin, which is divided into two portions. The southern portion lies east of the Green River between the cities of Kent and Auburn; the northern portion lies west of the Green River between the Kent -Des Moines Road and State Road (SR) 518. The southern portion of the basin, which includes large residential and commercial areas within the city of Auburn, was not included in the study area. The areas that were studied --the unincorporated parts of this southern portion of the basin -- are primarily contained in the Soos Creek Community Planning Area. Single-family residential land use dominates in this area, although small farms also occupy sizable acreages. The effects of future development may be dramatic, as some subcatchments are projected to expand in impervious surfaces to as much as five times their current levels. This development will be mainly single-family residential, interspersed with some multi -family units. The northern portion of the basin is dominated by the commercial areas of the South Center shopping mall, its surrounding commercial and fight -industrial land uses. three major arterials (Interstates 5 [I-5j and 405 [I4051 and Pacific Highway south), and the shopping district north of Seattle -Tacoma (Sea-Tac) International Airport. Single-family residences greatly outnumber multi -family units in this portion of the basin, which is 1 - contained in the Highline and Green River Community Planning Areas. Future growth in this northern portion will consist of commercial and multi -family land uses, including the conversion of some areas presently zoned single-family to denser zoning classifications. Dominant geologic and geomorphic features. The composition of the geologic materials in the Lower Green River valley is dominated by glacial sediments. The glacial sediments include an extensive till laver that is located at the top of the vallev scarp. Deposits of recessional outwash sand and other glacio-fluvial sands are locally P:LGR interspersed on top of the till deposits and along the edges of the valley. The t<�llct bottom is made up of more recent alluvial sand and silt deposited by the Green and White Rivers before diversion of the White into the Puvallup River in 10()o. The wide floodplain through which the Green River used to meander (before it teas diked) is composed of deep floodplain, channel. and lacustrine sediments up to 100 feet thick. There are a few outcrops of sedimentary and volcanic rocks of the Puget Group in the basin. The morpholo�r of the Lower Green River basin is dominated by the valley that was formed by the Green and White Rivers prior to the most recent glacial advances. The east and west valley walls were cut by numerous minor tributaries originating in the uplands above the vallev escarpment. These tributaries formed steep -sided valievs and alluvial -debris fans at the mouths of the basins. Along the tributaries, landslides and slumps play an active role in maintaining the steep, hummocky valley walls. Historicaliv. the Green and White Rivets meandered through the extensive floodplain located between the valley wails. The White River was diverted south to the Puyallup River, the Green has been straightened, diked, and cleaned of organic and inorganic debris, i such as trees and boulders. This essentially isolates the river from its natural floodplain and reduces its present rote as a geomorphic agent along the valley floor and walls. The upland areas of the basin have a general morphology indicative of glacial abrasion, deposition, and more recent fluvial erosion caused by minor tributaries. Hydrologic and hydraulic features. The Lower Green River Basin is composed of numerous smaller subbasins which are significantly different from each other in their drainage characteristics. The subbasins are mostly urbanized in the northern and rural in the southern portions of the basin where flows enter the Green River via relatively natural stream channels. AIterations in natural stream corridors occur at or near either the Lower Green River itself I-5 or at culvert crossings. Whereas most subbasins studied exhibited serious effects from urbanization, many were in relatively good condition and/or might be potential sites for stream restoration projects. A number of wetlands in the southern section of the basinand a few small takes scattered throughout the basin help to mitigate some of the effects of peak flows and excess volumes generated from urbanization. Tributaries flowing from the northern side of the basin into the Lower Green River are highly urbanized drainages which are in need of R/D facilities to reduce the present and anticipated runoff associated with expanses of impervious areas. The rural southern drainages are slated for the greatest increases in impervious surface due to proposed developments, and are in need of regional R/D/ facilities. Habitat characteristics. The habitat conditions in the streams of the Lower Green River Basin vary considerably. In the northern portion of the basin habitat has been almost completely destroyed; in the southern portion, there are reaches which have been t damaged but might be restored to use by fish and other wildlife. At present, there are no tributaries in this basin which support anadromous fish. Commercial development in the northern portion of the basin has severely altered streams and riparian corridors. The clearing and filling of land, construction of buildings, and roadways and piping and diking of streams have eliminated spawning gravel, and other natural features necessary for fish use. In addition. the extensive acres of impervious surfaces associated with intense commercial development have greatly increased the volumes and rates of storm runoff, thereby eroding and destroving those P:LGR 3 few remaining natural reaches downstream in the northern portion. Complicating these conditions even further are the flap gates placed along the main stern of the Green River at most points where tributaries enter; these structures would effecti%elF prevent any fish from entering the streams. The southern portion of the basin experiences many of the same habitat problems as file northern portion, however to a lesser extent. This problems could worsen as residential development expands these next few years. Without specific efforts to protect the environment, habitat will be lost in the southern portion of the Lower Green River Basin, as it has been in the northern portion. B. Effects of Urbanization in the Basin As in many other rapidly growing basins in the County, the Lower Green River Basin suffers from increased rates and volumes of runoff generated by the impervious surfaces of roofs, roads, and parking lots. When this runoff flows into natural channels, it causes erosion, scour, and downstream sedimentation. Sedimentation fills spawning gravels and pools, eliminates fish habitat; limits channel capacity; and creates the conditions for bank overtopping and flooding. Surface water originating on pavement incorporates greases, oils and other toxic hydrocarbons associated with urban areas. The stormwater that enters drainage ditches flows at an even faster rate than in natural channels, thereby magnifying the damage it can cause. The damages caused by increased runoff in urban areas such as the Lower Green River Basin might be less severe if wetlands, floodplains, and other natural features had been left intact to attenuate and filter the flows. These elements for the most part have disappeared with development. While development has been accompanied by the installation of artificial conveyance and R/D systems, these have often been undersized. poorly designed and installed, or otherwise inadequate to handle the cumulative effects of runoff from new development. For example, the lower portions of Tributaries 0061, 0068, and 0069 were found to contain particularly serious damage in the form of erosion, scour, sedimentation and the elimination of vegetation from streambanks and corridors. Flooding in these tributaries seems to have increased, in part, from the use of undersized drainage pipes. This problem is repeated along the lower reaches of Tributaries 0036A, 0036B, 0036C, and 0038, where flows have have been piped on their approach to 1-5'or the Lower Green River. Several extreme cases of erosion -incised channels, and landslides -- in part resulting from flows diverted from their natural drainage course and passing through King Countv Grandview Park -- were noted on the Kent Highlands landfill area. The destruction of pre-existing tightlined conveyance systems has caused surface water at this location to flow unchecked over the unconsolidated former gravel pit slopes and natural hillslopes. Erosion in this case will also cause water quality deterioration, as toxicants from deteriorating garbage and sediments eventually enter the Lower Green River. G Specific Problems Identified Problems -- both existing and anticipated -- in the Lower Green River Vallev are clearly development -related. Earlier descriptions of the basin and the effects of urbanization pointed out these problems in a general way. Specific details of the most serious problems identified during reconnaissance are provided below. I. Erosion is damaging both public and private property in the Lower Green River Basin. The majority of the erosion problems in the basin are P:LGR 4 associated with the steep slopes within the small tributary valleys and along the major valley walls. a. Gully erosion is occurring adjacent to King County's Grand%irA Park. where the routing of concentrated storm flows over the steep hillslopes could cause even more serious mass -wasting. Such intense guflyin, is also occurrin, in the glacio-fluvial sand adjacent to the Kent Highlands landfill, a situation requiring immediate solution. b- Channel and bank erosion from high peak flows is occuring along many tributaries, particularly those with narrow, relatively steep sides. On Tributary 0016 (RM. 10) and "tributary 0069 (RM. 50) there are examples of this type of erosion. 2. LAndsliding is both a present and future threat on steep valley walls. The removal of vegetation, as well as the routing of stormwater along steep slopes (see also La. above), may result in landslides. Many of the valley walls show evidence of historic landslide activity, such as scarps, tilled blocks, chaotic terrain, and tilted trees. A portion of land along the valley wall in the landslide terrain has been put up for sale at S 312th St. and 104th Ave. SE. This area should be assessed for its stability prior to development and all regulatory safeguards (statutory and other regulations) should be used to prevent landsliding. 3. Sedimentation accompanies the kind of erosion processes discussed above. For instance sediment is filling the stream channel on Tributary 0063 at river miles .30 and .60. This is reducing channel capacity (increasing the possibility of flooding at these locations), as well as degrading fish habitat and water quality. Severe sedimentation in the lower portion of Tributary 0069, where a sediment fan presents a potential barrier to fish. 4. Fish habitat has been destroyed by urbanization throughout the basin, particularly in the northern portion. a. The elimination of habitat features from streambeds and riparian corridors has made most of the basin's tributaries unusable for fish. As discussed in III.A. above, stream channels have been severely altered in the Lower Green River Basin. As a result, large organic debris, pools. gravels, and other elements of godd instream habitat have disappeared. One aof the worst cases was found on Tributary 0036, along the north side of SR 518 near 42nd Avenue S. b- Boor water quality is caused by three separate problems in this basin. First, streams are contaminated by the domestic garbage dumped directly into streambeds and ravines. Second, streams are being adversely affected by the accelerated erosion in the Kent Highlands landfill. Sediment from the landfill is being carried downstream, polluting water and eroding banks along the way. The latter is expected to continue and worsen, if not addressed. Third, greases, oils, and toxic hydro -carbons from highways, parking lots, and commercial areas around South Center are degrading water quality. IV. RECOIOvIENDATIONS The solutions proposed for this basin focus on eliminating damage to the natural drainage system, restoring natural drainage conditions where possible, and preventing further damage P:LGR 5 throughout the basin as the urbanization process continues. In most cases these solutions will require the cooperation of local government and other interested agencies. At the present t.r:c such arrangements already exist among the King County Surface ltiater Manatrryer„ Division: the cities of Tukwila. Kent, and Auburn; and the Washu,gton State Department of Transportation. The purpose of these arrangements is to identify and propose solutions to hydraulic and habitat problems in the basin and to develop cost -sharing agreements where capital improvements are required. These efforts should continue, and similar joint work should be undertaken among other interested agencies, as appropriate. A. Prevent further accelerated erosion and landsliding in the Lower Green River Basin, where possible. Erosion is the source of many other problems discussed in this and other basins reports. By reducing erosion and landslide problems, sedimentation will also be minimized in the both natural and artificial conveyance systems. When sedimentation is reduced flooding problems will be reduced throughout the basin. The steps toward erosion control are listed below. 2. Preserve wetlands for their R/D values, and for the valuable roles they play in enhancing water quality (through filtration) and providing fish and wildlife habitat. Natural R/D facilities, such as wetlands help to attenuate storm flows and prevent accelerated erosion in downstream areas susceptible to erosion damage. The southern portion of the basin contains several wetlands that serve as natural R/D areas. 2. Promote infiltration of excess surface water in upland areas where geologic analysis indicates it will not cause landsliding and other similar problems. Groundwater contaimination should also be considered in this analysis. 3. Preserve vegetation along steep slopes by establishing native growth protection easements, and appropriate building setbacks, and prohibiting vegetation removal. Protected vegetation should include trees as well as shrubs and groundcover. 4. Prohibit the concentration of sormflows over steep slopes. Require that stormflows be attenuated from above with adequate R/D, tightlined or diverted to stable channels. The drainage and erosion problem adjacent to King County's Grandview Park should receive immediate attention to alleviate the severe gully erosion that is presently occurring. 5. Prohibit construction along steep slopes identified as landslide hazard areas in the King County Sensitive Areas Map Folio (SAMF), In addition, strengthen the criteria used by Building and Land Development to review development proposals in landslide hazard areas below valley walls. More restrictive criteria will minimize the potential for property damage for property damage caused by erosion and landsliding in the basin. 6. Prevent instream and bank erosion caused by livestock by limiting their access to stream channels. This will preserve streambank vegetation and eliminate the trampling of banks (a direct source of sedimentation). This is particularly important along the Green River, where livestock are presently causing damage. P:LGR 6 7. Construct or upgrade R/D facilities to assure adequacy to contain both current and anticipated stormwater flows. a. Tributary channels currently experiencing channel and bank erasion (e.g.. 0061 and 0069) should be analyzed immediately for their R/D needs. Future developments should be reviewed using criteria that require R, D provisions to maintain stormwater runoff at the level necessary to prevent adverse impacts such as erosion. b. Upgrade the existing earthern berm and R/D pond on Tributary 0036D at collection point 7 (47th Avenue S and S 173rd) and add energy dissipators for outflow from the pond. This will improve the overall function of the facility. S. Replace undersized conveyance pipes, where necessary. Analyze the adequacy of pipes at key locations in all areas where development has occurred or is planned. Review natural capacities as part of this assessment for stormwater conveyance. B. Improve habitat in the Lower Green River Basin stream system where practicable. I. Prevent the deterioration of water quality from the toxicants of Woad and parking lot runoff, from domestic trash (including erosion at the Kent Highlands landfill), and from sedimentation. a. Construct an R/D facility on Tributary 0069 adjacent to Wetland 3226 to provide 3 acre-feet of storage. The facility will intercept drainage from roadside ditches on Southeast 312th Street and cleanse it by means of an oil/water separator. b. Increase enforecment of regulations against the dumping of domestic garbage into ravines and stream channels. Garbage not only degrades water quality as it deteriorates, but it creates fish blockages in tributaries (e.g.. Trib. 0069 at RM .65). C. See A.4. above, regarding the attenuation of stormflows near Kent Highlands landfill and Grandview Park. Preventing severe erosion at these locations will also decrease the washing of chemicals and sediments from the landfill (adjacent to the Grandview Park) into the stream system. 2. Protect against further destruction to channels and riparian corridors in order to preserve the essential features of fish habitat. a. See A.2., 3. and 6. above for recommendations related to the protection of these resources. b. Establish stream -corridor guidelines to prohibit clearing, filling and building within riparian corridors. All streams in the basin would benefit from these guidelines. 3. Reestablish stream and streamside habitat in the northern portion of the basin where these elements have already been severely altered. These restoration efforts should occur during development (or redevelopment) of a site. Opportunities for restoration presently exist on Tributaries 0036A, 0036B, 0036D, and 0038. P:LGR 7 0' TA 4" + DIEN r . .......... ti N 2-05 J-11 'P i_ M Ag..... Is. t k . . . . . . . . . . . EXfT 2..z Ii I o I 2 .A. � ... .... .. .. A P P Ririe;? t;QrsaL kI IT R I I RiO T 9 -r I fl".. It 1J L Z) .......... 5 M, ST S S'.' --g .37 zi . . . . . . . . . . . . . . . . . . .......... N Ns ' 14• T— LOWER GREEN RIVER BASIN (North Section) Basin Boundary Subcatchment Boundary Collection Point Stream 0038 Tributary Number J *3205 Proposed Project ST T ffx S Au IV w 0 ST Nk' July, 1987 4fS.A-. ST z; 25-S $T ... .............. .. .. SR: sT SE ho ST \ Vt Js J % LOWER GREEN RIVER BASIN (South Section) Basin Boundary lv Subcatchment Boundary .... .. ....... Collection Point 7T Stream oo61 E '161, wig'-:.— _._. S7 28; 0061 Tributary Number . ..... 03201 Proposed Project 3204 —T -d 0068 006 1 Vic,3! z-vA L wL H-11 -S f -_4 7 cva. ;e July, 1987 ST. 2 Th no69 k! 2011 1Y V ASE 5T ... n ........ u_4T 7. -7 . ...... vt wri J ar 7*:! J� ,..'!. �,., i4Al 000 .......... 5 _F7 -J� F A -55 T SE SE IT V) v v L`. z u u 0Z ..� Q C L Z.; v C. v 3 a� L. E-• U O c C = C c C 7 C C C C C t _ O L T �•_ � C � � •C C O _ L! c p J VJ c � v c:. O s. p o 3 ... L1. U C C O- L c o —•�. c. c � = � on t G p, O C a: p Q" r cya 4tj O u � � c eQ _ Q d N a m ocj U _ J = rti 0 � 0 'O V r- co w O OL 0 IT IT d V Z G Z Kell c M ra APPENDIX B CAPITAL IMPROVEMENT PROJECT RANKING LOWER GREEN RIVER BASIN A total of three sites had been proposed for Surface Water Management (SWM) projel is prior to the field reconnaissance of the Lower Green River Basin. One project remains proposed as iden- tified. one project has been chanced to an RiD facility. one R/ D facility has been added, and one proposed RfD facility has been eliminated by the consensus of the field team because it is located in the wetland serving as the city of Kent's water suppiv. The previous SWM project list for the Lower Green River Basin had an estimated cost of S700.000, compared to a revised figure of 5344,000 for the remaining three projects. The revised costs are a result of lower estimates for right-of-way acquisitions. These projects are listed in the table below, which summarizes the scores and costs of the proposed projects in the basin. These projects were rated according to criteria set forth by the SWM Program Citizen Advisory Committee. The first rating question, ELEMENT 1: "GO/NO GO," could be answered affirmatively for the projects below. These projects can now be considered for merging into the "five" CIP list. Any projects scoring more than 100 points should be considered for incorporation into the six -year CIP plans. Proiect No. Score Rank No. Cost 3301 * 103 1 S 99,000 3305 * 73 ? 85.000 3304 60 3 160.000 TOTAL 5344,000 " Indicates project was identified by Surface Water Management prior to reconnaissance. P:CLGAPB/mlm i C J i J O > C c GD x L J Q v Q— Q C �. 7 C- Q J O � o, O v O � 3 >, o �. v � .c o � r 7 o 72 O ,c .- = O o to S. .0 ., C. > ,, 3 � Gn v,• � c c w r 7 -- J v f ea Gil';/: tIJ to C J_te Y. O :3 .a O C- C c_ C O �C Ca» o O O p o O 0 r « ° O v v r W CD !G � v = C, J O t`l M. _ _ M a t4 M V J J .f O = J L O .: � c C � O 7 C J c L. :n :T j L C Tj t � > O tz cu ci EJ O Oa I- G = C. 3., v " M .0 C > O g O 'O GJ O L to ;C�.L , _ .�f>. rOp C C Cz L O Q 3 O L r'' y C O r y J a i No � 3 u o O n C C , tL 'Cy., V CL O (� T C. L. J L c .' 0 = VV 3 r' J _E C Y 7 J C= V r L;,) LO 7~J.. '3 i3„ Lam^, U f. M. O E. O 7j v u v; O O M G LL. p O O p v O ^ :J J C O _ rt ^O V O O v O � Q V� v r- •� � L V � f G C + �if.•i •� ` f '7 C C C— u �, y —^ 7 J J 7ci L� S v J J v`. J Q J .... _ O v E_ to o c •v � y� Q c •r: � y a �.. O c o c Q O ptj _ J Z C v v� Q O y ca _ Q O c J c _ c a. v > >. y J to J ba 'J > cam—.. G. C "•) ^rJ., y O C C 0cr — }' J L V V J Q :J .Q. tQ.. tL O _ J C v � C � N O r •� v ` _ a C 4rIl E L \ :T 75 .j C_ _ C _�_ C L O T 0 o f 3 c o>75 v= c _ " CL j Y 0 U C :.1_ r,..._ c U tD tD r 1. to '+ C O 0 tb Z a. V il! it r — 7 :J :J ., L NT C ell ... r; O p p O O L � O J C V- rJ oc El1 P F v rz :J � � J � L •J f � � "-• J J G �- tr J O C O v✓ .i z C= C J o s r. < .. G �. c c �. .� G ✓i T O EL Z c. O p G 1 aC cn G C U O C Cam! Ecz ri C _ c p :J c C ✓: ;J r L � c O O CA 0 lu tr 0 'n :7 CLi O = _ 00 c tj r �=Ln O> 7 ✓• N O LZ. Q'th C C C. ; G L C :J ' L V J O O r O U O _c L cr ;< p s� C_ v O .i p 9 tL.. ... f /J r- '•` •J! 1� p 'J J O �+ L L :J U � C ^p r J C CNI ^ �I (11 E r C J E i .O .G Q L `O q- 3 c 0 O0 C O 3 v r O 'E > i. �'•� c C, s� f J 'J L� U c 3 C C z lFZJ rl 1 O R C to C , t... � •ry V% .0 O C L D ... r C J > 3 b s 2 to T 40, i v ti^ 3 w c v > v 03 3 ntr V., 0 O } cr v) _C CL u i c i ell el c 7 CL Y tUJ) Zr 'J C C CA O 44 C�i G= CIJy > —orram:�nen> 22 �.J C v^ v 4.0 FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN A. Existing Site Hydrology The total site area to be developed is approximately 2.78 acres, which consists of till pastureland soil and land cover at this time. The project site is fairly level in nature and will remain that way after being developed. The site drains under existing conditions to the north into the right-of-way of Minkler Boulevard where it is collected in a catch basin collection system and routed into a 66-inch diameter storm drain on the north side of Minkler Boulevard coursing in an easterly direction. The site is fairly irregular in shape since both the east and west property lines of the site are large diameter curves; however, the north and south property lines are straight as the site is bound on the north by Minkler Boulevard and on the south by Upland Drive. B. Developed Site Hydrology Under developed conditions, the site will utilize Level 1 Flow Control as adopted by the City of Tukwila, delineated further in the 1998 KCSWDM utilizing KCRTS methodology. Under developed conditions, the site is assumed to be 80 percent impervious totaling 2.22 acres with 0.56 acre of landscape area, considered to be till grass. The proposed location for the detention and water quality vault will , be in the southwest corner of the project site ultimately discharging to the conveyance system located on the north side of Upland Drive. C. Performance Standards The area -specific flow control standard, as determined from the City of Tukwila's requirements, is to utilize Level 1 Flow Control as delineated in the 1998 KCSWDM. The conveyance system capacity standard is to utilize the Modified Rational Method as delineated further in the previously mentioned manual. The Water Quality Treatment Menu followed for this project site was the Basic Water Quality Manu as dictated by the City of Tukwila. Additional water quality is being applied to runoff from this project site in the City of Tukwila's P17 Pond located east of the project site, which has its own dead storage for settling out sediments and, since it is a pond, it does provide some aerobic treatment capacity as well. Runoff should be fairly clean prior to being discharged in the ultimate downstream drainage course of the site which is the Green River. D. Flow Control System Please refer to the illustrative sketch on the following pages of this report for the flow control system utilized for this project site. E. Water Quality System Please refer to the illustrative sketch on the following pages of this report that delineates the water quality and detention feature proposed for this development, which is a wet/detention vault located in the southwest corner of the project site. 12961.005.doc 1. DETENTION SIZING CRITERIA DETENTION SIZING CRITERIA Total Site Area = 2.78 ac. Pre -Developed 2.78 ac. till pasture Developed 80 percent impervious = 2.22 ac. 20 percent till grass = 0.56 ac. Total 2.78 ac. 12961.005.doc N*� 1 t qo/ KCRTS Command One ar ------------- lo- CREATE a new Time Series - Production of RunoffTime Series Project Location Sea-Tac Computing Series 12961pre.tsf Regional Scale Factor': 1.00 Data Type Reduced Creating Hourly Time Series File Loading Time Series File:C:\KC_SWDM\KC_DATA\STTP60R.rnf Till Pasture 2.78 acres -------------- Total Area 2.78 acres Peak Discharge: 0.336 CFS at 6:00 on Jan 9 in Year 8 Storing Time Series File:12961pre.tsf Time Series Computed KCRTSCommand - Enter the Analysis TOOLS Module ------------------------------- Analysis Tools Command ---------------------- Compute PEAKS and Flow Frequencies ---------------------------------- Loading Stage/Discharge curve:12961pre.tsf Flow Frequency Analysis -------------------------------------------------------- Time Series File:12961pre.tsf Project Location:Sea-Tac Frequencies & Peaks saved to File:12961pre.pks Analysis Tools Command ---------------------- RETURN to Previous Menu ----------------------- KCRTS-Command CREATE a new Time Series ------------------------ Production of Runoff Time Series Project Location : Sea-Tac Computing Series 12961dev.tsf Regional Scale Factor 1.00 Data Type : Reduced Creating Hourly Time Series File Loading Time Series File:C:\KC_SWDM\KC_DATA\STTG60R.rnf Till Grass 0.56 acres Loading Time Series File:C:\KC_SWDMNKC_DATANSTEI60R.rnf Impervious 2.22 acres A -------------- _ Total Area 2.78 acres Peak Discharge: 1.17 CPS at 6:00 on Jan 9 in Year 8 Storing Time Series File:12961dev.tsf Time Series Computed KCRTS Command ------------- Enter the Analysis TOOLS Module ------------------------------- Analysis Tools Command ---------------------- Compute PEAKS and Flow Freq uencies ---------------------------------- Loading Stage/Discharge curve:12961dev.tsf Flow Frequency Analysis -------------------------------------------------------- Time Series File:12961dev.tsf Project Location:Sea-Tac Frequencies & Peaks saved to File:12961dev.pks Analysis Tools Command ---------------------- RETURN to Previous Menu ----------------------- KCRTS Command ------------- ' Size a Retention/Detention FACILITY ----------------------------------- Edit Facility ------------- Loading Time Series File:12961dev.tsf Time Series Found in Memory:12961dev.tsf Saving Retention/Detention Facility File:12961convey.rdf Starting Documentation File:C:\kc_swdm\kc_data\example\kcbw\12961convey.doc Time Series Found in Memory:12961dev.tsf Edit Complete Retention/Detention Facility Design Saving Retention/Detention Facility File:12961convey.rdf Starting Documentation File:C:\kc_swdm\kc_data\example\kcbw\12961convey.doc Time Series Found in Memory:12961dev.tsf Retention/Detention Facility Design ----------------------------------- Route Time Series through Facility ---------------------------------- Time Series Found in Memory:12961dev.tsf Reservoir Routing jR/D Facility] Inflow/Outflow Analysis Flow Frequency Analysis Time Series File:12961rdout.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates --- Flow Rate Rank Time of Peak (CFS) 0.367 2 2/09/01 16:00 0.081 7 12/28/01 17:00 0.151 5 2/28/03 7:00 0.075 8 8/26/04 6:00 0.099 6 1/05/05 15:00 0.163 4 1/18/06 22:00 0.176 3 11/24/06 7:00 0.859 1 1/09/08 9:00 Computed Peaks -----Flow Frequency Analysis------- - - Peaks - - Rank Return Prob (CFS) (ft). Period 0.859 5.46 1 100.00 0.990 0.367 5.36 2 25.00 0.960 0.176 5.18 3 10.00 0.900 0.163 4.75 4 5.00 0.800 0.151 4.36 5 3.00 0.667 0.099 3.33 6 2.00 0.500 0.081 2.21 7 1.30 0.231 0.075 1.94 8 1.10 0.091 0.695 5.44 50.00 0.980 Flow Frequency Analysis Time Series File:12961pre.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates --- Flow Rate Rank Time of Peak (CFS) 0.196 2 2/09/01 18:00 0.073 7 1/05/02 16:00 0.179 3 2/28/03 3:00 0.019 8 3/24/04 19:00 0.100 6 1/05/05 8:00 0.167 4 1/18/06 16:00 0.161 5 11/24/06 4:00 0.336 1 1/09/08 6:00 Computed Peaks -----Flow Frequency Analysis------- - - Peaks - - Rank Return Prob (CFS) Period 0.336 1 100.00 0.990 0.196 2 25.00 0.960 0.179 3 10.00 0.900 0.167 4 5.00 0.800 0.161 5 3.00 0.667 0.100 6 2.00 0.500 0.073 7 1.30 0.231 0.019 8 1.10 0.091 0.289 50.00 0.980 B n Flow Frequency Analysis Time Series File: 12961dev. tsf Project Location:Sea-Tac ---Annual Peak Flow Rates --- Flow Rate Rank Time of Peak (CFS) 0.588 6 2/09/01 2:00 0.500 8 1/05/02 16:00 0.705 3 12/08/02 18:00 0.564 7 8/26/04 2:00 0.673 4 10/28/04 16:00 0.627 5 1/18/06 16:00 0.820 2 10/26/06 0:00 1.17 1 1/09/08 6:00 Computed Peaks -----Flow Frequency Analysis------- - - Peaks - - Rank Return Prob (CFS) Period 1.17 1 100.00 0.990 0.820 2 25.00 0.960 0.705 3 10.00 0.900 0.673 4 5.00 0.800 0.627 5 3.00 0.667 0.588 6 2.00 0.500 0.564 7 1.30 0.231 0.500 8 1.10 0.091 1.05 50.00 0.980 Retention/Detention Facility Type of Facility: Detention Vault Facility Length: 112.00 ft Facility Width: 40.00 ft Facility Area: 4480. sq. ft Effective Storage Depth: 5.30 ft Stage 0 Elevation: 14.70 ft Storage Volume: 23744. cu. ft Riser Head: 5.30 ft Riser Diameter: 12.00 inches Number of orifices: 2 Full Head Pipe Orifice # Height Diameter Discharge Diameter (ft) (in) (CFS) (in) 1 0.00 1.41 0.125 2 3.50 1.22 0.054 4.0 Top Notch Weir: None Outflow Rating Curve: None Stage Elevation Storage Discharge Percolation (ft) (ft) (cu. ft) (ac-ft) (cfs) (cfs) 0.00 14.70 0. 0.000 0.000 0.00 0.01 14.71 45. 0.001 0.007 0.00 0.03 14.73 134. 0.003 0.009 0.00 0.04 14.74 179. 0.004 0.011 0.00 0.06 14.76 269. 0.006 0.013 0.00 0.07 14.77 314. 0.007 0.015 0.00 0.09 14.79 403. 0.009 0.016 0.00 0.10 14.80 448. 0.010 0.017 0.00 0.12 14.82 538. 0.012 0.019 0.00 0.22 14.92 986. 0.023 0.025 0.00 0.32 15.02 1434. 0.033 0.031 0.00 0.42 15.12 1882. 0.043 0.035 0.00 0.52 15.22 2330. 0.053 0.039 0.00 0.62 15.32 2778. 0.064 0.043 0.00 0.72 15.42 3226. 0.074 0.046 0.00 0.82 15.52 3674. 0.084 0.049 0.00 0.92 15.62 4122. 0.095 0.052 0.00 1.02 15.72 4570. 0.105 0.055 0.00 1.12 15.82 5018. 0.115 0.057 0.00 1.22 15.92 5466. 0.125 0.060 0.00 1.32 16.02 5914. 0.136 0.062 0.00 1.42 16.12 6362. 0.146 0.065 0.00 1.52 16.22 6810. 0.156 0.067 0.00 1.62 16.32 7258. 0.167 0.069 0.00 1.72 16.42 7706. 0.177 0.071 0.00 1.82 16.52 8154. 0.187 0.073 0.00 1.92 16.62 8602. 0.197 0.075 0.00 2.02 16.72 9050. 0.208 0.077 0.00 2.12 16.82 9498. 0.218 0.079 0.00 2.22 16.92 9946. 0.228 0.081 0.00 2.32 17.02 10394. 0.239 0.083 0.00 2.42 17.12 10842. 0.249 0.084 0.00 2.52 17.22 11290. 0.259 0.086 0.00 2.62 17.32 11738. 0.269 0.088 0.00 2.72 17.42 12186. 0.280 0.089 0.00 2.82 17.52 12634. 0.290 0.091 0.00 2.92 17.62 13082. 0.300 0.093 0.00 3.02 17.72 13530. 0.311 0.094 0.00 3.12 17.82 13978. 0.321 0.096 0.00 3.22 17.92 14426. 0.331 0.097 0.00 3.32 18.02 14874. 0.341 0.099 0.00 3.42 18.12 15322. 0.352 0.100 0.00 3.50 18.20 15680. 0.360 0.102 0.00 3.51 18.21 15725. 0.361 0.102 0.00 3.53 18.23 15814. 0.363 0.103 0.00 3.54 18.24 15859. 0.364 0.105 0.00 3.55 18.25 15904. 0.365 0.107 0.00 3.56 18.26 15949. 0.366 0.110 0.00 3.58 18.28 16038. 0.368 0.114 0.00 3.59 18.29 16083. 0.369 0.115 0.00 3.60 18.30 16128. 0.370 0.116 0.00 3.61 18.31 16173. 0.371 0.117 0.00 3.71 18.41 16621. 0.382 0.123 0.00 3.81 18.51 17069. 0.392 0.129 0.00 3.91 18.61 17517. 0.402 0.133 0.00 4.01 18.71 17965. 0.412 0.138 0.00 4.11 18.81 18413. 0.423 0.142 0.00 4.21 18.91 .18861. 0.433 0.146 0.00 4.31 19.01 19309. 0.443 0.149 0.00 4.41 19.11 19757. 0.454 0.153 0.00 4.51 19.21 20205. 0.464 0.156 0.00 4.61 19.31 20653. 0.474 0.159 0.00 4.71 19.41 21101. 0.484 0.162 0.00 4.81 19.51 21549. 0.495 0.165 0.00 4.91 19.61 21997. 0.505 0.168 0.00 5.01 19.71 22445. 0.515 0.171 0.00 5.11 19.81 22893. 0.526 0.174 0.00 5.21 19.91 23341. 0.536 0.177 0.00 5.30 20.00 23744. 0.545 0.179 0.00 5.40 20.10 24192. 0.555 0.490 0.00 5.50 20.20 24640. 0.566 1.060 0.00 5.60 20.30 25088. 0.576 1.790 0.00 5.70 20.40 25536. 0.586 2.580 0.00 5.80 20.50 25984. 0.597 2.870 0.00 5.90 20.60 26432. 0.607 3.120 0.00 6.00 20.70 26880. 0.617 3.360 0.00 6.10 20.80 27328. 0.627 3.580 0.00 6.20 20.90 27776. 0.638 3.790 0.00 6.30 21.00 28224. 0.648 3.990 0.00 6.40 21.10 28672. 0.658 4.170 0.00 6.50 21.20 29120. 0.669 4.350 0.00 6.60 21.30 29568. 0.679 4.520 0.00 6.70 21.40 30016. 0.689 4.690 0.00 6.80 21.50 30464. 0.699 4.850 0.00 6.90 21.60 30912. 0.710 5.000 0.00 7.00 21.70 31360. 0.720 5.150 0.00 7.10 21.80 31808. 0.730 5.300 0.00 7.20 21.90 32256. 0.740 5.440 0.00 7.30 22.00 32704. 0.751 5.570 0.00 Hyd Inflow Outflow Peak Storage Target Calc Stage Elev (Cu-Ft) (Ac-Ft) 1 1.17 ******* 0.86 5.46 20.16 24483. 0.562 2 0.59 ******* 0.37 5.36 20.06 24014. 0.551 3 0.60 0.18 0.18 5.18 19.88 23206. 0.533 4 0.63 ******* 0.16 4.75 19.45 21287. 0.489 5 0.70 ******* 0.15 4.36 19.06 19520. 0.448 6 0.38 0.10 0.10 3.33 18..03 14911. 0.342 7 0.50 ******* 0.08 2.21 16.91 9915. 0.228 8 0.56 ******* 0.08 1.94 16.64 8670. 0.199 ---------------------------------- Route Time Series through Facility Inflow Time Series File:12961dev.tsf Outflow Time Series File:12961rdout Inflow/Outflow Analysis Peak Inflow Discharge: Peak Outflow Discharge: Peak Reservoir Stage: Peak Reservoir Elev: Peak Reservoir Storage: 1.17 CFS at 0.859 CFS at 5.46 Ft 20.16 Ft 24483. Cu-Ft 0.562 Ac-Ft Flow Frequency Analysis Time Series File:12961rdout.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates --- Flow Rate Rank Time of Peak (CFS) 0.367 2 2/09/01 16:00 0.081 7 12/28/01 17:00 0.151 5 2/28/03 7:00 0.075 8 8/26/04 6:00 0.099 6 1/05/05 15:00 0.163 4 1/18/06 22:00 0.176 3 11/24/06 7:00 0.859 1 1/09/08 9:00 Computed Peaks 6:00 on Jan 9 in Year 8 9:00 on Jan 9 in Year 8 -----Flow Frequency Analysis------- - - Peaks - - Rank Return Prob (CFS) (ft) Period 0.859 5.46 1 100.00 0.990 0.367 5.36 2 25.00 0.960 0.176 5.18 3 10.00 0.900 0.163 4.75 4 5.00 0.800 0.151 4.36 5 3.00 0.667 0.099 3.33 6 2.00 0.500 0.081 2.21 7 1.30 0.231 0.075 1.94 8 1.10 0.091 0.695 5.44 50.00 0.980 GRADING PLAN PRELIMINARY GRADING AND STORM DRAINAGE PLAN N A PORTION OF THE SW 1/4 OF THE SE 1/4 OF SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON p CATCH BAST Z Z RIM-21.60 TEL VAULT CATCH BABY 1 SSMH ssux _ Q E 1z PVC N-16s4 RIM-22.01 RM-21.62 G A(J E 12' CNC 5-15.75 F 6• CONIC E-5.91 _ IE PVC mPP S�Z T2'7[C-N-t5.93•-E�.-�c________________________ _--__-____-_- _-_____ F 12 CAC. S 6' CONC.11.07 R111-�YI.IW E 4 ' N -e16 ]9 PoM.20.37 16CL ' CONC W.5.27 F 12' PLC N-17.12 -2 5511i1 ----- ' aav-u.2o__ - _ _ Y 9•-EONEN-464 - - 7ry-t 11Ci(f JBOX - _ _ _ W it y L II LIGHT JBO% __- _ _________ ________ CNC 5-17_t! RW-21� N_1720____- -_ _ 18 CONC6-001CW-4.13 6 PC N 16.92 Q �* _ ♦R Lu . - ....... 9 TEL V -- ----------- -- • .. .. ., _ 7 jl 11CINf --- ---- UGItf V3 Q V i VATAr 1JGItT 12'uaa LNkli JBOX J90% A1�Lf ______________.__•_____ •' •. :.. 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F.F. 24.0'�\ / Y • PVC ROOF DRAIN N COLLECTION PIPE D.S. • - f; D.S. 1 WEf VAULT /•/ n � � / l c��` 1 2%40 �DEIFN00N YAX. W.S. EL-20.0 STATIC W.S. EL.14.7 ' 23.3 BOTTOM VAULT EL-9.95 - 3. -lot ' PVC 4'iFtY ! FASD1ENf RE !C ROOF DRAIN- _-- j i�J I No. 764270035 .. COLL.E000N m PIPE 0 12' SO 1 0 23. N 01'49'28' E 11.92' 425 WATER VALVE TEL YN---.i---- N_E` ---.. - - 1 T _ _ -- F T 26_ :36 _�______------ ________ _ _ _ __________ _ _ ___------ NEW _ ____- ___ � � ���I••� - ' __ _. __.. fag I--- -_-. T................... N _ - a , _____________________________________ a PAW �"- 9 ELL SOMA TYPE 2-72' '� � __ __ ___ __ ORMMAY Q 3? b �FOURO N 8T55'04' WZ U16t1192E 14. MO 51 19 _-Tuu LION. w CASE:.------------'-----'4 36•CMP M) E-14.58(21'CMP N) �- E- ID(30CMP s) N CO t0 OO--` 1a8.754'[ 4' ___-____ T i,� _ .56 "` '-" N 01'39'ST E 23.25• r c5 Y IN TOP OF SRM ��---------- _ 3 BRASSE BROIFN IX. 8-PVC o __ � � .S a Y ________________ ______ ____ _ M7 � .. 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VIP J % Q I C 2 b V J b 5 8 4 CON WATER QUALITY CALCULATIONS SIZE THE BASIC WET VAULT Vb = 3 [0.9 A; + 0.25 Ate] 0.039 Vb = 3 [(0.9)(2.22) + (0.25)(0.56)](0.039)(43,560) Vb = 10,896 cu. ft. 12961.005.doc 5.0 CONVEYANCE SYSTEM ANALYSIS AND DESIGN The conveyance system for this project site is sized based on the 1998 KCSWDM such that, since this site is less than 10 acres in size, the Modified Rational Method is the required means of providing conveyance capacities for the on -site conveyance system. A 100-year precipitation rate of 3.95 inches with an initial time of concentration of 6.3 minutes, and a Manning's "n" value of 0.014 were all utilized to create a very conservative pipe conveyance design, and all pipes conveyed the flows draining to them without surcharging or overtopping any manholes during the 100-year storm event. Please refer to the pipe sizing calculations and pipe sizing basin map on the following pages of this report. 12961.005.doc PIPE CONVEYANCE CALCULATIONS PIPE CONVEYANCE BASIN MAP GEOTECHNICAL REPORT Minkler Professional Building Minkler Boulevard and Andover Park West Tukwila, Washington Project No. T-6176 Terra Associates, Inc. Prepared far: The Andover Company, Inc. Seattle, Washington January 11, 2000 TERRA ASSOCIATES, Inc. Consultants in Geolechnical Engineering, Geology and Environmental Earth Sciences January 11, 2008 Project No. T-6176 Mr. George Rockwell The Andover Company, Inc. 415 Baker Boulevard, Suite 200 Seattle, Washington 98188 Subject: Geotechnical Report Minkler Professional Building Minkler. Boulevard and Andover Park West Tukwila, Washington Dear Mr. Rockwell: As requested, we have conducted a geotechnical engineering study for the subject project. The attached report presents our findings and recommendations for the geotechnical aspects of project design and construction. Our field exploration indicates soil conditions consisted of four inches of organic material overlying seven to nine feet of fill material overlying alluvial silts and sands. The fill material appears to be in good condition, there is no documentation of the compaction or placement of the fill. The CPT test indicates the fill is dense to very dense. Our recent cone penetration testing revealed that under the dense fill material there are loose and soft interbedded layers of alluvial sands, silts, and clays to depths ranging from 14 to 20 feet. The upper alluvium is composed predominantly of loose to medium dense silt/silty clay/clay/clayey silt and is approximately 5 to 11 feet thick. Underlying this upper alluvial, the CPT data indicates medium dense to dense silty sand and sand. This sand alluvium is predominant to the termination depths of the CPTs, 40 feet. The formation is indicated to be in a dense field condition with a few softer interbedded layers of sandy silt. In our opinion, support of structures using standard spread footing foundations will be feasible. However, to avoid unacceptable building settlements, we recommend the building pad be surcharged to consolidate the compressible soils prior to construction or placed on piles. 12525 Willows Road, Suite 101, Kirkland, Washington 98034 Phone (425) 821-7777 • Fax (425) 821-4334 + terra@terra-associates.com Mr. George Rockwell January 11, 2008 We trust the information presented in this report is sufficient for your current needs. If you have any questions or require additional information, please call. Sincerely yours, TERRA ASSOCIATES, INC. Carolyn Schepper, E.I.T. Staff Engineer Theodore J. Schepper, P.E. President Encl: Mr. Randy Brown, Synthesis Mr. Joe ShutIer, Shutler Consulting Engineers Mr. Dan Balmelli, Barghausen Consulting Engineers Project No. T-6176 Page No. ii January 11, 2008 Project No. T-6176 TABLE OF CONTENTS Page No. 1.0 Project Description..........................................................................................................1 2.0 Scope of Work.................................................................................................................1 3.0 Site Conditions.......:.........................................................................................................2 3.1 Surface.................................................................:.............................................. 2 3.2 Subsurface...........................................................................................................2 3.3 Groundwater.......................................................................................................2 4.0 Geologic Hazards.............................................................................................................3 4.1 Erosion................................................................................................................ 3 4.2 Seismic................................................................................................................3 5.0 Discussion and Recommendations..................................................................................4 5.1 General................................................................................................................4 5.2 Site Preparation and Grading..............................................................................4 5.3 Excavations......................................................................................................... 5 5.4 Surcharge............................................................................................................6 5.5 Foundations.........................................................................................................7 5.6 Slabs-on-Grade....................................................................................................9 5.7 Drainage..............................................................................................................9 5.8 Utilities.............................................................................................................10 5.9 Pavements...............................................................:.........................................10 6.0 Additional Services........................................................................................................11 7.0 Limitations.....................................................................................................................11 Figures VicinityMap.......................................................................................................................Figure 1 ExplorationLocation Plan.................................................................................................. Figure 2 Typical Settlement Marker Detail...................................................................................... Figure 3 Appendix Field Exploration and Laboratory Testing...................................................................... Appendix A Page No. 12 Geofechnical (Report Minkler Professional Building Minkler Boulevard and Andover Dark West Tukwila, Washington 1.0 PROJECT DESCRIPTION The project consists of developing the 2.47-acre parcel with a two-story office building, associated paved access, parking, and utility improvements. Based on a preliminary site plan prepared by Synthesis PC, dated November 16, 2007, one, approximately 40,500 square -foot, two-story building will be constructed. The building will be constructed using precast concrete perimeter wall panels with interior isolated columns supporting the second floor and roof framing. We expect structural loading will be light to moderate with isolated columns carrying loads of 100 to 200 kips, and bearing walls carrying 4 to 6 kips per foot. We also expect that the main floor level will be constructed at grade at an elevation at or near existing site grades. Access to the site will be from Minkler Boulevard and from Upland Drive. We understand that development stormwater will be discharged to the existing city regional facility. The recommendations in the following sections of this report are based on our understanding of the design features outlined above. We should review design drawings as they become available to verify that our recommendations have been properly interpreted and to supplement them, if required. 2.0 ,SCOPE OF WORK On December 14, 2007, we excavated 5 test pits to depths of 7 to 9.5 feet below existing surface grades. On December 27, 2007, this shallow information was supplemented by advancing 3 cone penetration tests (CPTs) to depths of 40 feet below existing surface grades and one cone penetration test to a depth of 14 feet below existing surface grade. Using the information obtained from our subsurface exploration, we performed analyses to develop geotechnical recommendations for project design and construction. Specifically, this report addresses the following: 8 Soil and groundwater conditions b Seismic 0 Site preparation and grading ® Preload/surcharge e Excavations e Foundation support alternatives Slab -on -grade support Drainage Utilities Pavements January 11, 2008 Project No. T-6176 It should be noted that recommendations outlined in this report regarding drainage are associated with soil strength, design earth pressures, erosion, and stability. Design and performance issues with respect to moisture as it relates to the structure environment (i.e., humidity, mildew, mold) is beyond Terra Associates' purview. A building envelope specialist or contactor should be consulted to address these issues, as needed. 3.0 SITE CONDITIONS 3.1 Surface The site is a vacant 2.74-acre parcel located between Minkler Boulevard and Upland Drive one parcel west of Andover Park West in Tukwila, Washington. The approximate location of the site is shown on Figure 1. The project site is rectangular in shape with the north end of the site coming to a point at the northeast corner of the site. The site is bordered by railroads on three sides with Minkler Boulevard to the north, an industrial building to the west, Upland Drive to the south, and an office building to the east. The site is an open field that is generally flat. There is some garbage and concrete debris throughout the site. There are existing gas and water utilities that run on the south end of the property approximately ten feet north of Upland Drive. 3.2 Subsurface In general, soil conditions we observed at the test pits consisted of four inches of organic material overlying seven to nine feet of silty sand with gravel fill overlying alluvial silts and sands. Based on observations in the test pits and CPT data, the fill material appears to be well compacted. CPT data indicates that under the dense fill material there are loose and soft interbedded layers of alluvial sands, silts, and clays to depths ranging from 14 to 20 feet. The upper alluvium is composed predominantly of soft to medium stiff silUclayey silt and is approximately 5 to 11 feet thick. Underlying this upper alluvium, medium dense to dense silty sand and sand layers are indicated to the termination depths of the CPTs, 40 feet. The Geological Map of the Des Moines 7.5' Quadrangle, King County, Washington, by D.B. Booth and H.H. Waldron (2004) maps the site as Alluvium (Qal). This mapped description is consistent with the native soil we observed below the fill material in the CPT Logs. The preceding discussion is intended to be a brief review of the soil conditions observed at the site. More detailed descriptions are presented on the Test Pit and CPT Logs attached in Appendix A. 3.3 Groundwater We did not observe any groundwater in the test pits. A pore water dissipation test was performed during the CPT testing. Results of this testing indicated the groundwater was approximately 10 to 11 feet below existing grades at the time of our site exploration. Fluctuations in the groundwater table will occur in response to seasonal changes. Given the time of year our field work was completed and the rainfall experienced in the region, the groundwater elevation indicated at the time of our work likely represents the near seasonal high level. Page No. 2 January 11, 2008 Project No. T-6176 4.0 GEOLOGIC HAZARDS 4.1 Erosion The Tukwila Municipal Code Chapter 18.45.120 defines erosion hazard areas as areas that are Potential Geologic Instability Designation of Class 2, 3, or 4. By definition, this site is Class 1 and; therefore, there is no erosion hazard. Regardless, it will be necessary to have appropriate Temporary Erosion and Sedimentation Control (TESC) elements in place before on -site grading activities begin. 4.2 Seismic The Tukwila Municipal Code defines seismic hazard areas as areas that are considered seismic hazards by the Washington State Building Code which in turn references the International Building Code (IBC). Based on Chapter 16 of the IBC, the site is only a hazardous area if the soils liquefy. Liquefaction is a phenomenon where there is a reduction or complete loss of soil strength due to an increase in water pressure induced by vibrations. Liquefaction mainly affects geologically recent deposits of fine-grained sands that are below the groundwater table. Soils of this nature derive their strength from intergranular friction. The generated water pressure or pore pressure essentially separates the soil grains and eliminates this intergranular friction; thus, eliminating the soiI's strength. As described earlier, the soils indicated at the,site by the CPT data consist of highly variable interbedded layers of fine grained sediments (silts and clays) and cohesionless layers composed of silty sand, sandy silt, and sand. The consistency of the fine grained sediments indicate that they would exhibit sufficient undrained strength to offset shear stresses imposed during an earthquake and would resist the liquefaction phenomenon. The indicated relative density of the coarser alluvial sediments also indicates that these layers have likely liquefied during past seismic events, thus increasing their relative density and making them more resistant to liquefaction during future events. We completed a liquefaction analysis using procedures outlined by Seed and Idriss. The analysis was completed using a ground acceleration of .2g. The results of the analysis indicate that the alluvial soils with NG0 values of 20 and less could liquefy under this acceleration. Most of the layers that the analysis indicates could liquefy are fine grained sediments. As noted earlier, these soils would not be subject to liquefaction because of the cohesive component of their shear strength. The remaining layers consist of sandy silt and silty sand. The impact to the site should these layers liquefy will be in the form of surface subsidence or settlement. The settlement that would occur would result in cosmetic cracks in the building and would not be likely to cause structural damage, in our opinion. Estimated total potential settlement from our analysis is in the range of one to two inches. Given the variability of the soils, all of this settlement could be differential in nature. In our opinion, the soil liquefaction hazard at the site and the associated risk to building performance is low. Page No. 3 January 11, 2008 Project No. T-6176 5.0 DISCUSSION AND RECOMMENDATIONS 5.1 General The results of our study indicate the upper fill soils are well compact and would be suitable for supporting the structure on conventional spread footing foundations. However, unless niitigated, the soft, fine grained native soil layers observed below the compact fill will consolidate under static dead loads imposed by the structure. Analysis indicates settlement approaching 2 inches with differential movement of 1 to 1 '/2 inches is possible. To mitigate this potential settlement, we recommend surcharging the building location. As an alternative to surcharging the building site and supporting the structure on spread footings, the building can be supported on augercast piles transferring building loads to competent soils below the compressible stratum. The soils observed at the site contain a significant amount of fines and will be difficult to compact as structural fill when too wet. The ability to use native soil fi-om site excavations as structural fill will depend on its moisture content and the prevailing weather conditions at the time of construction. If grading activities will take place during winter, the owner should be prepared to import clean granular material for use as structural fill and backfill. Alternatively, stabilizing the moisture in the native soil with cement kiln dust (CI(D), cement, or lime can be considered. Detailed recommendations regarding these issues and other geotechnical design considerations are provided in the following sections. These recommendations should be incorporated into the final design drawings and construction specifications. 5.2 Site Preparation and Grading To prepare the site for construction, all vegetation and organic surface soils should be stripped and removed from the site. Based on conditions observed in the test pits, required surface stripping depths will vary from four to six inches. Organic topsoil will not be suitable for use as structural fill, but may be used for limited depths in nonstructural areas or for landscaping purposes. Once clearing and stripping operations are complete, cut and fill operations can be initiated to establish desired building grades. Prior to placing fill, all exposed surfaces should 'be proofrolled to determine if any isolated soft and yielding areas are present. If excessively yielding areas are observed, and they cannot be stabilized in place by compaction, the affected soils should be excavated and removed to firm bearing and grade restored with new structural fill. If the depth of excavation to remove unstable soils is excessive, the use of geotextile fabrics, such as Mirafi 500X, or an equivalent fabric, can be used in conjunction with clean granular structural fill. Our experience has shown that, in general, a minimum of 18 inches of a clean, granular structural fill place and compacted over the geotextile fabric should establish a stable bearing surface. A representative of Terra Associates should observe all bearing surfaces to verify that soil conditions are as expected and are suitable for support of building foundations, floor slabs, and site pavements. Page No. 4 January 11, 2008 Project No. T-6176 Our study indicates that the native soils contain a sufficient percentage of fines (silt and clay size particles) that will make them difficult to compact as structural fill if they are too wet or too dry. Accordingly, the ability to use these native soils from site excavations as structural fill will depend on their moisture content and the prevailing weather conditions when site grading activities take place. Native soils that are too wet to properly compact could be dried by aeration during dry weather conditions or mixed with an additive such as cement, cement kiln dust (CKD), or lime to stabilize the soil and facilitate compaction. If an additive is used, additional Best Management Practices (BMPs) to mitigate increases to the soils pH will need to be incorporated into the Temporary Erosion and Sedimentation Control (TESL) and Stormwater Pollution and Prevention Program (SWPPP) for the project. If grading activities are planned during the wet winter months, or if they are initiated during the summer and extend into fall and winter, the contractor should be prepared to import wet weather structural fill. For this purpose, we recomtnend importing a granular soil that meets the following grading requirements: U.S. Sieve Size Percent Passing 6 inches 100 No. 4 75 maximum No. 200 5 maximum* *Based on the 3/4-inch fraction. Prior to use, Terra Associates, Inc. should examine and test all materials imported to the site for use as structural fill. Structural fill should be placed in uniform loose layers not exceeding 12 inches and compacted to a minimum of 95 percent of the soil's maximum dry density, as determined by American Society for Testing and Materials (ASTM) Test Designation D-698 (Standard Proctor). The moisture content of the soil at the time of compaction should be within two percent of its optimum, as determined by this ASTM standard. In nonstructural areas, the degree of compaction can be reduced to 90 percent. 5.3 Excavations All excavations at the site associated with confined spaces, such as utility trenches and lower building levels, must be completed in accordance with local, state, or federal requirements. Based on current Washington State Safety and Health Administration (WSHA) regulations, soils found on the project site would be classified as Group C soils. For properly dewatered excavations more than 4 feet, but less than 20 feet in depth the side slopes should be laid back at a minimum slope inclination of 1.5:1 (Horizontal: Vertical). If there is insufficient room to complete the excavations in this manner, or if excavations greater than 20 feet in depth are planned, temporary shoring to support the excavations will be required. Properly designed and installed shoring trench boxes can be used to support utility trench excavations where required. Page No. 5 January 11, 2008 Project No. T-6176 Groundwater should be anticipated within excavations extending below depths of ten feet from current surface grades. Based on our study, the volume of water and rate of flow into the excavation may be significant and dewatering of the excavations will be necessary. Shallow excavations that do not extend more than one to two feet below the groundwater table can likely be dewatered by conventional sump -pumping procedures along with a system of collection trenches. Deeper excavation will require dewatering by well points or isolated deep -pump wells. The utility subcontractor should be prepared to implement excavation dewatering by well point or deep - pump wells, as needed. This will be an especially critical consideration for any deep excavations. This information is provided solely for the benefit of the owner and other design consultants, and should not be construed to imply that Terra Associates, Inc. assumes responsibility for job site safety. It is understood that job site safety is the sole responsibility of the project contractor. 5.4 Surchar For building support using conventional spread footing foundations, if the estimated potential settlement from consolidation is not acceptable, we recommend surcharging the building site. For this procedure, we recommend placing a minimum of four feet of fill in the building area above the slab -on -grade subgrade elevation and delaying building construction until settlement under this fill load has occurred. The surcharge fill should extend a minimum of two feet beyond the outside edge of the perimeter building footings. The soil used for the surcharge does not need to meet any specific requirements other than having a minimum unit weight when placed of 120 pounds per cubic foot (pcf). It would be advisable to use a good quality fill source for the surcharge if structural fill is required in other areas of the site. Total settlement under the surcharge fill is estimated in the range of two to three inches. These sett.Iements are expected to occur in about three to five weeks following full application of (lie surcharge fill. To verify the amount of settlement and the time rate of movement, the preload/surcharge program should be monitored by installing settlement markers. The settlement markers should be installed on the existing grade prior to placing any building fills. Once installed, elevations of both the fill height and marker should be taken daily until the full height of the preload is in place. Once fully preloaded, readings should continue weekly until the anticipated settlements have occurred. A typical settlement marker detail is provided as Figure 3. It is critical that the grading contractor recognize the importance of the settlement marker installations. All efforts must be made to protect the markers from damage during fill placement. It is difficult, if not impossible, to evaluate the progress of the preload program if the markers are damaged or destroyed by construction equipment. As a result, it may be necessary to install new markers and extend the surcharging time period in order to ensure that settlements have ceased and building construction can begin. Following the successful completion of the preload program, with foundations designed as recommended in Section 5.5 of this report, estimated maximum total and differential post -construction settlements are less than one-half inch. Page No. 6 January 11, 2008 Project No. T-6176 5.5 Foundations Spread P ootings Following successful completion of the surcharge program the office building may be supported on conventional spread footing foundations bearing on the existing fill material. Foundation subgrade should be prepared as recommended in Section 5.2 of this report. Perimeter foundations exposed to the weather should bear at a minimum depth of 1.5 feet below final exterior grades for frost protection. Interior foundations can be constructed at any convenient depth below the floor slab. Foundations supported on structural fill or preloaded native material can be dimensioned for a net allowable bearing capacity of 3,000 pounds per square foot (psf). For short-term loads, such as wind and seismic, a one- third increase in this allowable capacity can be used. With structural loading as anticipated and these bearing stresses applied, estimated total foundation settlement of one -inch is expected. For designing foundations to resist lateral loads, a base friction coefficient of 0.35 can be used. Passive earth pressures acting on the side of the footing can also be considered. We recommend calculating this lateral resistance using an equivalent fluid weight of 300 pounds per cubic foot (pef). We recommend not including the upper 12 inches of soil in this computation because it can be affected by weather or disturbed by future grading activity. This value assumes the foundation will be constructed neat against competent native soil or backfilled with structural fill as described in Section 5.2 of this report. The values recommended include a safety factor of 1.5. Augercast Piles As an alternative to surcharging the building site and supporting the building on conventional spread footings, augercast piles advanced through the compressible native soils can be used to support the structure. Augercast piles are constructed by advancing a hollow -stem auger into the ground to a predetermined tip elevation. When the bearing depth is achieved, grout is injected under pressure through the stem of the auger, which is then slowly extracted from the ground. Reinforcing steel, as required, is then set into the completed grout column. We recommend advancing augercast piles to a maximum tip elevation equal to 35 feet below current site grades. With piles advanced to this depth, the following allowable axial pile capacities for varying pile diameters can be used in design: Maximum Pile Capacities Allowable Axial Capacity (toils) Pile Diameter 18-inch 24-inch Compression Uplift Compression Uplift 40 30 60 40 These allowable capacities are provided with a safety factor of 3.0. Full single -pile capacities can be used, provided the center -to -center pile spacing is at least three pile diameters. Page No. 7 January 11, 2008 Project No. T-6176 Following the successful installation of the augercast piles, estimated pile settlement is less than one-half inch exclusive of pile compression. Lateral Pile Capacity Analysis Lateral pile load capacity analyses were performed for a single pile. The analysis was based on subgrade modulus theory and assumes that the pile will act as a beam under the imposed loading. For the analyses, we used the computer program GEOPRO 3.0 — Laterally Loaded Pile. The design lateral load available will be dependent on the allowable lateral deflection than can be tolerated. The following table provides single pile lateral capacities for deflections of one-half and one -inch at the top of the pile for freehead conditions for both 18- and 24-inch piles: Lateral Pile Capacity Pile Head Deflection (inches) Lateral Pile Capacity (tons) Pile Diameter 18 inches 24 inches 0.50 15 30 1.00 25 50 The maximum moment in the piles or point of zero shear occurs at depths of about 7 feet and 9 feet for the 18- inch and 24-inch diameters, respectively. bi addition to the lateral pile capacities, additional lateral resistance will be provided by passive earth pressure acting adjacent to the buried portions of the pile caps and grade beams. Passive resistance equivalent to a fluid weighing 350 pef can be used to calculate this lateral resistance. Construction Considerations The auger should be extracted slowly and uniformly below a sufficient and consistent head of grout. If the auger is extracted too quickly, the pile may neck down and soil may collapse into the pile, reducing its structural integrity. At a point along the injection line, the piling contractor should use a pressure gauge to monitor the grout pressure during construction. The pressure used to inject the grout and construct the pile column will compress the soils immediately adjacent the pile. As a result, the amount of grout needed to form the pile will be greater than the computed grout volume. There will also be excess grout used to construct the piles because of the head of grout in the hollow stem auger that is required to construct the pile. Minimum grout takes should typically exceed the theoretical grout volume by 10 to 15 percent. Accounting for compression of the soils, maximum grout takes of 1.5 to 1.8 times the theoretical volumes should be expected. The contractor must take this into consideration in estimating grout volumes. The grout pump should be calibrated with a stroke counter to allow for monitoring and verifying the amount of grout used to construct the pile. Page No. 8 January 11, 2008 Project No. T-6176 The pile installation sequence should be such that piles are constructed at a minimum spacing of five diameters. Once the grout has achieved its initial set, usually in 24 hours, installation between these locations can be completed. 5.6 Slabs -on -Grade Slabs -on -grade may be supported on subgrade prepared as recommended in Section 5.2 of this report. Immediately below the floor slab, we recommend placing a four -inch thick capillary break layer composed of clean, coarse sand or fine gravel that has less than five percent passing the No. 200 sieve. This material will reduce the potential for upward capillary movement of water through the underlying soil and subsequent wetting of the floor slab. The capillary break layer will not prevent moisture intrusion through the slab caused by water vapor transmission. Where moisture by vapor transmission is undesirable, such as covered floor areas, a common practice is to place a durable plastic membrane on the capillary break layer and then cover the membrane with a layer of clean sand or fine gravel to protect it from damage during construction, and aid in uniform curing of the concrete slab. It should be noted that if the sand or gravel layer overlying the membrane is saturated prior to pouring the slab, it will be ineffective in assisting uniform curing of the slab, and can actually serve as a water supply for moisture transmission through the slab and affecting floor coverings. Therefore, in our opinion, covering the membrane with a layer of sand or gravel should be avoided if floor slab construction occurs during the wet winter months and the layer cannot be effectively drained. We recommend floor designers and contractors refer to the 2003 American Concrete Institute (ACI) Manual of Concrete Practice, Part 2, 302.1R-96, for further information regarding vapor barrier installation below slab -on -grade floors. 5.7 Drainage Sut face Final exterior grades should promote free and positive drainage away from the site at all times. Water must not be allowed to pond or collect adjacent to foundations or within the immediate building areas. We recommend providing a gradient of at least three percent for a minimum distance of ten feet from the building perimeters. If this gradient cannot be provided, surface water should be collected adjacent to the structures and disposed to appropriate storm facilities. Substttface We recommend installing perimeter foundation drains adjacent to shallow foundations. The drains can be laid to grade at an invert elevation equivalent to the bottom of footing grade. The drains can consist of four -inch diameter perforated PVC pipe that is enveloped in washed pea gravel -sized drainage aggregate. The aggregate should extend six inches above and to the sides of the pipe. Roof and foundation drains should be tightlined separately to the storm drains. All drains should be provided with cleanouts at easily accessible locations. Page No. 9 January 11, 2008 Project No. T-6176 5.8 Utilities Utility pipes should be bedded and backfilled in accordance with American Public Works Association (APWA), or City of Tukwila specifications. As a minimum, trench backfill should be placed and compacted as structural fill, as described in Section 5.2 of this report. Most native soils excavated on the site should be suitable for use as backfill material during dry weather conditions. However, if utility construction takes place during the wet winter months, it will likely be necessary to import suitable wet weather fill for utility trench backfilling. The utility contractor should also be prepared for encountering unstable soft alluvial soils below the pipe invert elevations. If not removed from below the pipe and replaced with crushed rock or additional bedding material, pipe deflections may occur as a result of the soil yielding and compressing in response to loading imposed during trench backfilling. The need to overexcavate and stabilize the pipe foundation before backfilling should be evaluated by observation and testing during construction. 5.9 Pavements Existing granular fill soils should be suitable as a subgrade soil for support of pavements. Pavement subgrades should be prepared as structural fill as described in Section 5.2 of this report. Regardless of the degree of relative compaction achieved, the subgrade must be firm and relatively unyielding before paving. The subgrade should be proofrolled with heavy construction equipment to verify this condition. We anticipate traffic in the parking areas will mainly consist of light passenger and commercial vehicles with only occasional heavy traffic in the form of buses, delivery, and refuse removal vehicles. Based on this information, with a stable subgrade prepared as recornrnended, we recommend the following pavement sections: 8 Two inches of hot mix asphalt (HMA) over six inches of crushed rock base (CRB) ® Two inches of HMA over three inches of asphalt -treated base (ATB) For travel lanes that will be subjected to more frequent heavy vehicle traffic, we recommend increasing the thickness of the AC surfacing to three inches. The paving materials used should conform to the Washington State Department of Transportation (WSDOT) specifications for 1/2 inch class HMA, ATB, and CRB. Long-term pavement performance will depend on surface drainage. A poorly -drained pavement section will be subject to premature failure as a result of surface water infiltrating the subgrade soils and reducing their supporting capability. For optimum performance, we recommend surface drainage gradients of at least two percent. Some degree of longitudinal and transverse cracking of the pavement surface should be expected over time. Regular maintenance should be planned to seal cracks as they occur. Page No. 10 January 11, 2008 Project No. T-6176 6.0 ADDITIONAL SERVICES Terra Associates, Inc. should review the final design drawings and specifications in order to verify that earthwork and foundation recommendations have been properly interpreted and implemented in project design. We should also provide geotechnical services during construction to observe compliance with our design concepts, specifications, and recommendations. This will allow for design changes if subsurface conditions differ from those anticipated prior to the start of construction. 7.0 LIMITATIONS We prepared this report in accordance with generally accepted geotechnical engineering practices. No other warranty, expressed or implied, is made. This report is the copyrighted property of Terra Associates, hic. and is intended for specific application to the Minkler Professional Building project. This report is for the exclusive use of The Andover Company, Inc. and their authorized representatives. The analyses and recommendations presented in this report are based on data obtained from the test pits excavated on the site. Variations in soil conditions can occur, the nature and extent of which may not become evident until construction. If variations appear evident, Terra Associates, Inc. should be requested to reevaluate the recommendations in this report prior to proceeding with construction. 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F ";•.: ..5 51 I1D21Rt ; - - -- - - &REENDELr _ _ _ � 7.1 �84T,11 -Is iNiu+I� `i•' S }� � _1 G,l �' i) L/Y �� � •r! tom! i I � 5 J 1B2NU sT y TQD 'F I 5 184TI1- ST I� _ST;�.:, PAR miso a%DLVD�of^ N n =i jlr '� ; ; , TYEE Jltictl ts. a `S ' LSQ!, �I R ?IGJ its, ST ���d/' S IBGTI! ST I L Ini �! m hull- IIt PLt*"- RL,� p• -z i ��i GrtEEA'- C : v ST I l.. _, 4q, IIy i -�_.� Z -5 180TI1 5T: i I S 18NTH $T •.�6�tiiµ'Isral PARK tam S, ',� •t _ 19DTII 51 li ] 1.) ,. t \;,. _$ _ 1. "aim ss! �ss'I y_ - % .. ~r l,` j T%.�It/ 4 `.: 7 /n K+ : T ! "i ?' yalrl �~=lsiai si }� -- j� c, •. _ 7 I: I I 19211D 5TI i I KI 15193AD l'J7/J /% .. I-- :-.._I '� �-- — ._I. -�°1_- 1 - �`" c t33uni! t REFERENCE: THOMAS GUIDE CD-ROM, KING/PIERCE/SNOHOMISH COUNTIES, 2004 NOT TO SCALE Terra VICINITY MAP MINKLER PROFESSIONAL BUILDING Associates, Inc. TUKWILA, WASHINGTON Consultants in Geotechnical Engineering Geology and Pro No.T-6176 Date JAN 2008 Figure 1 Environmental Earth Sciences 1• 9 I• illll.l l-i 1. I ., I. � %�' r sue/ ' �,�• T-1 i C� J j I �- I� E P-5 a so too 1 !C PcF-4 L i ., N TP-2 NOTE: THIS SITE PLAN IS SCHEMATIC. ALL LOCATIONS AND DIMENSIONS ARE APPROXIMATE. IT IS INTENDED FOR REFERENCE ONLY AND SHOULD NOT BE USED FOR DESIGN OR CONSTRUCTION PURPOSES. REFERENCE: SITE PLAN PROVIDED BY CLIENT APPROXIMATE SCALE IN FEET LEGEND: APPROXIMATE TEST PIT LOCATION ® APPROXIMATE CODE PENETRATION TEST LOCATION STEEL ROD PROTECTIVE SLEEVE NOT TO SCALE NOTES: 1. BASE CONSISTS OF 3/4" THICK, 2'x2' PLYWOOD WITH CENTER DRILLED 5/8" DIAMETER HOLE. 2. BEDDING MATERIAL, IF REQUIRED, SHOULD CONSIST OF CLEAN COARSE SAND. 3. MARKER ROD IS 1/2" DIAMETER STEEL ROD THREADED AT BOTH ENDS. 4. MARKER ROD IS ATTACHED TO BASE BY NUT AND WASHER ON EACH SIDE OF BASE. 5. PROTECTIVE SLEEVE SURROUNDING MARKER ROD SHOULD CONSIST OF 2" DIAMETER PLASTIC TUBING. SLEEVE IS NOT ATTACHED TO ROD OR BASE. 6. ADDITIONAL SECTIONS OF STEEL ROD CAN BE CONNECTED WITH THREADED COUPLINGS. 7. ADDITIONAL SECTIONS OF PLASTIC PROTECTIVE SLEEVE CAN BE CONNECTED WITH PRESS -FIT PLASTIC COUPLINGS. 8. STEEL MARKER ROD SHOULD EXTEND AT LEAST 6" ABOVE TOP OF PLASTIC PROTECTIVE SLEEVE. 9. PLASTIC PROTECTIVE SLEEVE SHOULD EXTEND AT LEAST 1" ABOVE TOP OF FILL SURFACE. Terra TYPICAL SETTLEMENT MARKER DETAIL MINKLER PROFESSIONAL BUILDING goAssociates, Inc. TUKWILA, WASHINGTON Consultants in Geotechnical Engineering Geology and Pro No. T-6176 Date JAN 2008 Figure Environmental Earth Sciences 1• 3 APPENDIX A FIELD EXPLORATION AND LABORATORY'' TESTING Minkler Professional Building Tukwila, Washington On December 14, 2007, we completed our site exploration by observing soil conditions at 5 test pits. The test pits were excavated using a trackhoe to a maximum depth of 9.5 feet below existing site grades. On December 27, 2007, we performed additional site exploration by performing 4 cone penetration tests. The test pit and cone penetration test locations are shown on Figure 2. The test pit locations were approximately determined by measurements from existing site features. The Test Pit Logs are presented on Figures A-2 through A-6. The cone penetration graphs are presented on Figures A-9 through A-12. A geotechnical engineer from our office conducted the field exploration. Our representative classified the soil conditions encountered, maintained a log of each test pit, obtained representative soil samples, and recorded water levels observed during excavation. All soil samples were visually classified in accordance with the Unified Soil Classification System (USCS) described on Figure A-l. Representative soil samples obtained from the test pits were placed in closed containers and taken to our laboratory for further examination and testing. The moisture content of each sample was measured and is reported on the Test Pit Logs. Grain size analyses were performed on selected samples. The results are shown on Figures A.-7 and A-8. Project No. T-6176 MAJOR DIVISIONS LETTER SYMBOL TYPICAL DESCRIPTION Clean GW Well -graded gravels, gravel -sand mixtures, little or no GRAVELS Gravels fines. _j J 0 °� ( less than GP Poorly graded gravels, gravel sand mixtures, little or O D5 N More than 5% fines) no fines. U) �'V5 50% of coarse fraction is GM _ Silty gravels, gravel -sand -silt mixtures, non -plastic 0 W larger than No. Gravels with fines fines. 7— Eco 4 sieve GC Clayey gravels, gravel -sand -clay mixtures, plastic fines. rr o N Clean SW Well -graded sands, gravelly sands, little or no fines. LO d SANDS Sands SP Poorly -graded sands or gravelly sands, little or no U) cd Z (less than c c More than 5% fines) fines. < (D 50% of coarse OU Sands SM Silty sands, sand silt mixtures, non -plastic fines. smalltefraci� than _ SC Clayey sands, sand -clay mixtures, plastic fines. No. 4 sieve with fines ML Inorganic silts, rock flour, clayey silts with slight J .2 o SILTS AND CLAYS plasticity. _ CL Inorganic clays of low to medium plasticity, (lean clay). �o Oc N E o a) Liquid limit is less than 50% OL Organic silts and organic clays of low plasticity. Wo •� o c z Q uo cis a) c (D MH Inorganic silts, elastic. SILTS AND CLAYS — -- — W CH Inorganic clays of high plasticity, fat clays. Z_ 0 Liquid limit is greater than 50% — [z OH Organic clays of high plasticity. HIGHLY ORGANIC SOILS PT Peat. DEFINITION OF TERMS AND SYMBOLS cn rn Density Standard Penetration Resistance in Blows/Foot „ 2 OUTSIDE DIAMETER SPLIT T J z0 Very loose 0-4 SPOON SAMPLER 2.4" INSIDE DIAMETER RING SAMPLER Fn Loose 4-10 OR SHELBY TUBE SAMPLER z Medium dense 10-30 r Dense 30-50 WATER LEVEL (DATE) U Very dense >50 Tr TORVANE READINGS, tsf Pp PENETROMETER READING, tsf Standard Penetration w Consistency Resistance in Blows/Foot DD DRY DENSITY, pounds per cubic foot > Very soft 0-2 LL LIQUID LIMIT, percent w Soft 2-4 M 0 Medium stiff - 4-8 PI PLASTIC INDEX U Stiff Very stiff 8-16 16- 6 N STANDARD PENETRATION, blows per foot Hard >32 Terra UNIFIED SOIL CLASSIFICATION SYSTEM Associates, Inc. MINKLER PROFESSIONAL BUILDING TUKWILA, WASHINGTON Consultants In Geotechnical Engineering Proj. No. T-6176 Date JAN 2008 Figure A-1 Geology and Environmental Earth Sciences LOG OF TEST PIT NO. i FIGUREA-2 PROJECT NAME: _Minkler Professional Building PROD. NO: T-617Q LOGGED BY: CS LOCATION: _Tukwila, Washington SURFACE CONDS: Grass, Brush APPROX. ELEV: _N/A DATE LOGGED: December 14, 2007 DEPTH TO GROUNDWATER: WA_ DEPTH TO CAVING: N/A W V) O t Z x DESCRIPTION CONSISTENCY/ RELATIVE DENSITYul o Lu a REMARKS X u) U O a (6 inches GRAVEL, ROOTS) FILL: gray brown silty sand, fine grained, mottling, wet. Medium Dense ------------------------------------------------ Dense 22.6 FILL: brown silty sand, fine to coarse grained, moist, 17.9 some gravel. Very Dense 5 ---------------------------------- ----------- 16.9 FILL: gray silty sand, fine to coarse grained, cemented, moist, some gravel. Very Dense — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — Brown elastic SILT, moist. (MH) ----------- Hard Test pit terminated at approximately 9.5 feet. 10 No groundwater seepage observed. No caving was observed. 15 Terra NOTE: This subsurface information pertains only to this test pit location and should w> Associates, Inc. not be interpreted as being indicative of other locations at the site. Consultants in Geotechnical Engineering Geology and Environmental Earth Sciences LOG OF TEST PIT NO.2 FIGUREA-3 PROJECT NAME: Minkler Professional Building PROJ. NO: T-6173 LOGGED BY: CS LOCATION:. Tukwila, Washington SURFACE CONDS: Grass, Brush APPROX. ELEV:.N/A DATE LOGGED: -December 14. 2007 DEPTH TO GROUNDWATER: N/A DEPTH TO CAVING: N/A o t z z w -r a. DESCRIPTION CONSISTENCY! RELATIVE DENSITY o a REMARKS n~ O Y fp CJ O a (3 inches ORGANICS) 27.9 FILL: gray brown silty sand, fine grained, mottling, wet. Medium Dense — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — ----------- Dense 19.2 FILL: brown silty sand, fine to coarse grained, some cementation, moist, some gravel. ---------------------------------- Very Dense ----------- 5 13.6 FILL: gray silty sand, fine to coarse grained, moist, some gravel. Very Dense Test pit terminated at approximately 7 feet. No groundwater seepage observed. No caving was observed. 10 15 <, -..; Terra NOTE: This subsurface information pertains only to this test pit location and should ':- Associates, Inc.not be interpreted as being indicative of other locations at the site. Consultants in Geotechnical Engineering Geology and Environmental Earth Sciences LOG OF TEST PIS" NO. 3 FIGURE A-4 PROJECT NAME: Minkler Professional Building PROJ. NO: T-6176 LOGGED BY: CS LOCATION: _ Tukwila. Washington SURFACE CONDS: Grass. Brush APPROX. ELEV: N/A DATE LOGGED: _December 14, 2007 DEPTH TO GROUNDWATER: N/A DEPTH TO CAVING:. N/A o z CONSISTENCY/ Z DESCRIPTION a a a. RELATIVE DENSITY Y REMARKS O O U O a (3 inches ORGANICS) FILL: gray brown silty sand, fine grained, mottling, wet. Medium Dense ---------------------------------- ----------- 23.1 Dense FILL: brown silty sand, fine to coarse grained, moist, some gravel. 19.7 Very Dense --------------------------------------------- FILL: gray silty sand, fine to coarse grained, moist, some 19.0 5 gravel. Very Dense Test pit terminated at approximately 7.5 feet. Slight groundwater seepage from surface water. No caving was observed. 10 15 Terra NOTE: This subsurface information pertains only to this test pit location and should Associates, Inc. not be interpreted as being indicative of other locations at the site. Consultants in Geotechnical Engineering Geology and Environmental Earth Sciences LOG OF VEST PIT NO. 4 FIGURE A-5 PROJECT NAME: Mankler Professional Building PROD. NO: T-6176 LOGGED BY: CS LOCATION: Tukwila, Washington SURFACE CONDS: Grass. Brush APPROX. ELEV: N/A DATE LOGGED: December 14. 2007 DEPTH TO GROUNDWATER: N/A DEPTH TO CAVING: N/A LL O Z _ -j (L DESCRIPTION CONSISTENCY/ RELATIVE DENSITY o a REMARKS a X U u! U 0 a (3 inches ORGANICS) Medium Dense FILL: gray brown silty sand, fine grained, mottling, wet. ----------- 20.0 Dense FILL: brown silty sand, fine to coarse grained, moist, some gravel. 18.7 `Thin layer of red sand, fine grained. Very Dense 5 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ----------- FILL: gray silty sand, fine to coarse grained, moist, some gravel. Very Dense 21.0 Test pit terminated at approximately 8 feet. No groundwater seepage observed. No caving was observed. 10 15 ;=Y: Terra NOTE: This subsurface information pertains only to this test pit location and should Associates, Inc. not be interpreted as being indicative of other locations at the site. Consultants in Geotechnical Engineering Geology and Environmental Earth Sciences LOG OF TEST PIT NO. 5 FIGUREA-6 PROJECT NAME: Minkler Professional Buildingt PROJ. NO: T-6176 LOGGED BY: CS LOCATION: Tukwila. Washington SURFACE CONDS: Grass, Brush APPROX. ELEV: N/A DATE LOGGED: December 14. 2007 DEPTH TO GROUNDWATER: N/A DEPTH TO CAVING: N/A LL 0 z w (L DESCRIPTION CONSISTENCY/ RELATIVE DENSITY z a REMARKS Lu N w U O 0. (3 inches ORGANICS) Medium Dense FILL: gray brown silty sand, fine grained, mottling, wet. ----------- 23.1 Dense FILL: brown silty sand, fine to coarse grained, moist, some gravel. 17.5 Very Dense - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 4-inch layer red sand with silt, fine grained, moist. - - - - - - - - - - - 5 19.9 FILL: gray silty sand, fine to coarse grained, moist, some gravel. Very Dense ---------------------------------- — — — — — — — — — — — LL=53 Brown elastic SILT, moist. (MH) Hard PL=45 51.3 PI=8 10 Test pit terminated at approximately 9.5 feet. Slight groundwater seepage from surface water. No caving was observed. 15 Terra NOTE: This subsurface information pertains only to this test pit location and should Associates, Inc. not be interpreted as being indicative of other locations at the site. Consultants in Geotechnical Engineering Geology and Environmental Earth Sciences Terra Associates, Inc. Operator: Nowak CPT Dale/Time: 12/27/2007 9:22:14 AAA Sounding: CPT-1 Location: Minkler Professional Building Cone Used: DSA0902 Job Number: T-6176 Tip Resistance Friction Ratio Qc TSF Fs/Qc (%) 0 0 250 0 12 -10 I FT-1-I Pore Pressure Soil Behavior Type" Pw PSI Zone: UBC-1983 50 0 • TFITF 12 0 SPT N• 60% Hammer 50 1 1 7 1 1 1 1 I 1 I i 1 i I li IIIIII 111 II1111111 1 I I f 1 I 11 1 , 1 1 1 1 1 1 1 1 1 I 1 1 I I 1 I 1 I 1 I I 1 1• 1 1 1 1 t i l l, 1 1 1 1 1 1 1 1 1 1 I 1 1 I. I I I I 1 1 1 I 1 1 1 1 1 1 11 1 I I i l l l l l l r 1 1 1 I 1 1 I 1 1 f I 1 I 1 r i 1 I I 1 1 1 (I 1 1 1 1 1 1 1 1 1 1 1 I 1 I 1 1 1 I t 1 1 1 1 1 1 1 1 1 1 1 1 1 1 `1 1 I 1 I �f 1 1 1 1 I I 1 1 I11111 1 1 1 1 11 11 1 f 1 1 I 1 I 1 i 1 I 1 1 r t 1 1 1 1 1 11 1 1 1 1 1{ I I I I 10 1 1 1 V 1 I 1 1 1 1 1 1 1 I 1 1 1 1 I l t l 1 1 1 1 1 1 1 1 1 1 I 1 1 1 r I 1 1 t 1 1 1 1 1 I 1 1 1 1 I I I I I I I I I I 1 I I i 11 1 1 1 t I I I 1 -{ 11 1 11 1 11 1 1 1 1 1( 1 I 1 I I 1 I 1 1 1 II 7 1 1 I I l l l i l l I l l l i l l l l _i_-I_y_r I 1 1 I 1 1 • i 1 1 1 I p l I 1 I I I I 1 I 1 +1--! 11 1 11 1 I l l l l l l t l 1 1 1 I 1 I 1 I 1 1�1 I 1 1 I I 1 1 1 1 1 1 1 1 1 11 1 I 1 1 1 1 I 1 1 1 1 r I I I 1 1 1 I I I I i l l l l l l l 20 I 1 1 I I 1 Iy. 1 f I I I i ___ _,- - Depth _ -. , 1 - , - - ; - - - I -1- -1 - 1 - ; I 1 1 1 I f 1 1 1 1 1 1 (R) I 1 1 1 11 1 1 1 I I I 1 1 1 1 1 1 1 I l, l l l l i l 1 I I I it 1 1 1 1 1 1 1 I I I l i l E t 1 1 I I t I 1 I I I, I I 1 1 1 1 11 Ivl 1 I 1 I I 25 — _ J _ _ _ _ I_ _ _ _ 1 _ _ _ J _ _ _ l _ I _ J _ _ 1 L I_ J _ J - 1 J 1 A. 1 J / -1- 1 I 1 I 1 I 1 I 1 1 1 1 1 1 1 1 1 1 {1 1 1 1 11 1 11 51 -j I f l l l f l l l I I i I 1 '1 1 I I 1 I t I I 1 1 1 1 1 1 1 1 1 1 1 1 1 I I 1 1 1 1 I I I 1 1 f 1 11 1 1 1 1 1 1 1 1 1 1 i l l 1 1 1 I 1 I 1 I 1 1 1 I ! 11 1 1 1 1 11 1 I t l l I I I 1 1 1 1 I 1 1 1 11 1 1 1 i l l{ I f l l l 1 1 1 I kl I I 1 I I C I I 1 I till I 111 1 1 1 1 1 1 till 1 1'1 1 I 1 V 1 I 1 1 1 11'nl 1 1 a IIIIII I••I I I i l, l l r 1 I 1 l I i 30---1----I----r----r--- r-r�-I-r -r-1-�-r• ti•r/�r �iy-in-l-rr 1 1 I 1 t I 1 1 1 1 I 1 r 1 1 1 1 1 1 1 1 1 1 1 1( 1 1 1 r 1 I I 11 !, 1 r 1 Ifl 1 1 11I l r I I,I l l l t l l 35 it I I I I 1 1 1 1 1 1 1 1 1 1 I r l I I 1 1 I I 1 1 l i l l l 1 1 1 I .I 11 1 1 I i 1 1 I �� 1 1 1 1 i 40 1 rf 1 1 1 �' �• 1.1 t i l l �. 11 1 I F f I I I I Maximum Depth = 40.19 feet Depth Increment = 0.164 feet 1 sensitive fine grained L 4 silly clay to clay 87 silty sand to sandy sill 10 gravelly sand to sand C . 2 organic material [ ; 5 clayey sill to silly clay C 8 sand to silly sand t 11 very stiff fine grained (') 3 Gay 6 sandy sill to clayey sill 9 sand W 12 sand to clayey sand (') In Situ Engineering Sofl Witivior type and SPT based on dale from UBC-1983 Terra Associates, Inc. 10 15 Depth 20 (ft) 25 30 35 40 Operator: Nowak CPT Datef ime: 12/27/200711:17:56 AM Sounding: CPT-2 Location: Minkler Professional Building Cone Used: DSA0902 Job Number: T-6176 Tip Resistance Friction Ratio Pore Pressure Soil Behavior Type' SPT N' Qc TSF 1=s1Qc (%) Pw PSI Zone: UBC-1983 60% Hammer 250 0 6 -10 50 0 12 0 50 I 1 I I 1 I I I ! I 1 I 1 1 1 1 1 t 1 I f 1 I 1 I 1 1 1 I I 1 1 f I I I I I 1 I 1 I 1 1 I 1 ( 1 1 1 t f 1 I 1 1 I 1 1 1 1 1 I 1 1 I 1 1 I I 1 I 1 I 1 1 --r----L---L___r___ 1 1 I I 1 1 t I I I I I 1 I I I I 1 I 1 1 1 1 1 1 I 1 I 1 I r 1 I I I 1 I I 1 I I 1 I 1 I I 1 I 1 1 1 I 1 1 1 1 1 7 ( 1 It I 1 I) I 1 I I r I It 1 i 1 1 1 1 1 I I I I 1 1 I I I 1 I I 1 1 t 1 1 1 1 I I 1 t 1 1 1 i 1 I 1 1 1 1 I 1 1 1 1 1 A I 1 1 ! 1 1 1 1 I I 1 1 1 I 1 1 1 1 I 1 1 1 I I 1 1 1 1 I 1 1 1 I I 1 I f I I 1 I 1 I 1 1 t 1 1 1 I 1 I 1 1 I 1 1 I 1 1 �_ ---1__-- _ _ - 1 1 1 I I I 1 1 1 I I 1 + I I A i 1 1 1 1 1 1 I 1 1 i 1 1 1 I 1 1 f 1 1 I 1 1 1 I I 1 1 sensitive fine grained C.2 organic material Et 3 clay •I M1 I I 1 I t 1 I I I I I t i 1 1 1 1 1 1 1 1.1 1 1 1( 11 1 1 1 11111 II1111111r1 I I f 1 1 • 1 1 1 1 1 � I I I I 1 1 1 1 1 1 1 1 1 1 1 I. f 1 1 1 1 1 1 1 11 1 I I I I t l l i l l l I I I I 1 1 1 I 1 1 i l l l l l 1 1 1 I I I I I 11! i 1 i"', �;t III 111 I l l s i•1 1 1 1 11 1 let 1 1 1 1 1 I1111111 1'lrllll ll I 1 1 1- 1" ++I I 1 I 1 1 1 11 1 1 1 1 1 1•I I I 1 1 1 1 JJJ L I +J JJJJ_I_L 1, 1 I t I 1 1 I I i 11 1 1 1 1 1 1 1 1 1 1 1 1 11 1 I f It 1 1 1 1 tlll l I I I I I I l l l 1 Jf 1 I 1 II 1 1 1 I f l l l l l l l 11 I I 1 1 1 1 1 1 1 1I 1 1 1 1 I I 1 I1111111 111 {1111f 1 1 1 I 1 1 1 1 1 1 1 1 1! I I t l l l! 1 1 1 1 1 1 1 I 1 1 I 1 1 I t l l l l I I I P 1 1 1 1 1 1 1 1 1 1 I I �1 1 1 1 1 1 1 1 1 I I Irl 1 1 1 1 1 1 1 I_y_1_i_ i 1 f f 1 .1 I I I I 11111 i l l l l l 1 1 1 ,/ f I I 1 '1 1 I 1 I 11 111 Its 11 1 1 I I I 1 1 I 1 I �I I I 1 I 1 1 11 1 1 I .1 11 1 1 1 1 I I' 1 1 1 II I 1 I 1 I I I 1 1 11( 1 1 1 1 1 1 1'111 I 1 1 i I I 1 11 1 1 1 1 1.1 1 1 1 1 1 I 11 i 1 1 � I 1 I I 1 11 1 1 1 1�1 11 1 I I 1 1 1 1 1 I 1 I , 1 I I 1 1 1 1 let 1 1 11 1 I I 1 I 1 ( I I I I 1 1 1 1 11 1 •11 I l r l l 1 I I 1 1 I� I I I 1 1 1 I I 11 1 1 1 1 1 1 1 •1 .� 1- I� i I" I I I 1 a �I J I i Il 1 ! I f t i l l 11 1 1 11 1 11 1 1 1 1 11 1 1 ll 11 1 1' 1 fry 1 1 i lit 1 1 1 1111 Itllilfllll I I 1 I 1 f f 1 1 1 I I I I I I Ir 11 1 1 1 1 1 1 I 1 1 ( 1 I I r I t l l 1 1 1 4 1 1 1 1 1 1 1 ,1 1 I 1 I 1 I 1 I I I I 11 f11 1 1 1 1 1 1, I l l t I l 1 1 i -11I I I I (tl I I I 11 J-J_L JAL I1 111 _1If1ilI1llf111l1 ^t1t rI 1I 1I II '• 1 1111 IIf III II II III 1 1 1 1 1,I 1i 11l1 1111111 tt� 1I1 II 1-Jttl11l11lllII1il11I1I 1l1 1II 1l11I 1t1I1 I11I 111II fI1t 111111 1I II 111I1II 1I iiI 111 i1III 1I1iI I __�1f1 r' �i1111ti11I11111I1 1I•111111111111III111 11 •''117i(�(( ( , '. 44i1- -)�` -. '111I11II1I1t11I -.911111I1I111III111 ' -1f1II11Ii11iI11I1 -1-1-i —111(II111t111I1I - 1�1ll,IJ1ll1IIlI1II1l1111I1 -._f1l1llIi11lIt1II1!I ",1i1ti11ll1I11l!Il111 9lJtlll!1i1I11l11l1/1111I -- �, t�11IIII1lIf111IIIIII 11lll111I111l11Il 111fI1IrII1I111I11I � �'+.•II1IIIi1lII!!fI .. [[•�. 1I1I11111II1I1111I1 e7tJll1III1lll1I1I1I1 1f{ItIlr1I 1tlIi(l1111II11 1L1t11111I1I11111If1IIII ''I1!11i(r + 1111I1III11iII1I1III1 1I111111!111III 11t1())1I .,,1�tI(1 I J 1 I 1 1 i 1 I-1-I -I1I1111I111II1I11I111 -1I1lIlI1117f1111I1I1 -1l11I1IlI111I111II1 -- -• �r 11 1 1 I 1 I•(`1'11 f 1 I I 1 1 1 1 1 I I I I f l t l l 1 1 1 I 1 1 I 1 1 1 1 1 1 - 1 1 1 1 1 1 1 III 1 1 I 1 1 I 1 ( 1 1 I 1 I I 1 1 1 I t 1t(t 1 1 t 1 I 1 1 1 h 1 I 1 1 1 1 I I I I I,i 11 1 i 1 1 1 1 f 1; I 1 I '1(Ir1A:e) 1.1.1-1 1 1 I I I 1 1 �Il 11 1 Maximum Depth = 40.19 feel 04 silly clay to clay Q 5 clayey sill to silly clay ® 6 sandy silt to clayey sill Depth Increment = 0.164 feet 7 silly sand to sandy sill C 8 sand to silly sand G 9 sand in Situ Engineering ❑ 10 gravelly sand to sand 0 11 very stiff fine grained (�) ■ 12 sand to clayey sand (') 'oil behavior type and SPT based on data from UBG99e3 Terra Associates, Inc. Operator: llovral; Sounding: CPT-3 Cone Used: DSA0902 CPT Date/Time: 12127/2007 12:30:43 PIA Location: Minkler Professional Building Job (dumber: T-6176 Tip Resistance Friction Ratio fare Pressure Soil Behavior Type' SPT 14' Qc TSF Fs]QC (%) Pvr PSI Zone: UBC-1983 60% Hammer 0 250 0 12 -10 50 0 12 0 50 Q I -TT t 1 1 r l l l I I I 1 1 I 1 I 1 1 I ! ! 1 1 1 I 1 1 I I 1 A f 1- 1 1 11 1 1 1 1 1 1 1 1 1 1 1 1 1 I A 11 1 1 1 1 1 1 1 I I t 1 P i t / 1 1/ i 1 I 1 1 1 1 1 I I f I I ,�1' l i '! 11 1 1 1 1 I ! 1 1 1 1 1 1 I I I I ! t i I f i , 1 I � 1 1 I 1 I 1` 11 f 1 1 1 1 1 I I14 1 1 1 1 1 I, 1 I 1 i 1 1 I 1 1• 1 1 1 I I I I I 1 1 I A I t l l l 11 1 1 1 I 1 1 t 1 1 I 1 •1 I 1 I I L" i_J 1 1 A 1 1 1! 1 4 11 1 1 1 1 1 1 1 I 11- I I 1 1 i I I 1-1 1 1 1 1 1 1 1 1 1 11 1 1 1 1 1 1 1 1 A 1 I i I f 1 I 1•1 1 I 1 r'T'1 1 1 I i 1 1 1 1 1 1 1 1 I 1 1 I I I 1 1 1 i .1 1 1 I �1 1 1 1 1 -11 1 111 1 1 I.1 I I! 11 1 1 10 1 1 I f _ J____ 1_ ___ 1___ J___ 1 1 1 1 I 11 I i I I Y 1 1 1 I I I I�J J J J J 1 L I I 1 1 1 1 1 1 1 J J • 1 1 I 1 1 t 1 1 I 'I 1 1 I �1 1 1 I 1 ! 1 1 1 1 1( I ,'I I t l l l l l t I 1 I I II I I I 1 11 1 i l l l 1. 1 1 1 1 1 I i l • 1 t ! i I I 1 I 1 I I I 1 1 1 1 1( 7 I :1 1 1 1 1 1 1, i - - - -1- - - - 1 - - _ 1 - ` - — 1' -1- ! 20 __�__•, 7____r__ 1 1 1 1_1_I �,1 1 1 1 1 I/litlt�llll Depth -, 7I 11/111111 1 1 1 1 1 i A 1 I i 1 I 1 I 1 1 I 1 11 1 I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 .,1 1 1 1 1 1•, I 1 1 I j I 1 J l 1 1 1 1 1 !� !! 1 25 _ - - J - _ _ _ L _ _ _ 1 _ _ _ J _ _ _ _ L -1- J _ J _ 1 i` J _ J - J _ 1 1 1 1 J J ,1 1 L f l l l l l I t l 1 J J J J _ 1 _ I_ 1 1 1 1 1 I I I 1 1 , ! 1 1 1 1 i l l 1• � 11 1 1 1, 1 I 1 1 1 •1 ! 1 1 I '1� 1 f 1 I I I 1 r 1 1 I ! 11 1 I I i f l l I t l 1 1 1 I I i 1 1 I 1 1 •. 1 t I 1 1 1 1 1 1 1 1 1 ,1 1 1 1 1 30 t 1 1 --�----r---r--- ,--- �.-. 1 t r-I--7-1-1 r-r l-y-7 1vr1 —r»7 A 7-t-1- 1 Y I I I I I ! 1 ! ( I I I I I I I t l l 1 1 1 1 1 1 •1 1 1 I I I 1 1 1 t 1 1 1 1 1 1 C4 1 1 1 1 1 1 1 1 I I 1 1 1-' 1 1 35 - - ;_ t 1 1 1 1 1 1 1 1!! - _ _ - _ _ a i _ _ ' _ _ _ ' _ _ ; _ _ ; _ _ _ 1 1 1 1 ll I 1 t 11A1`I r�l li 1 1 I I I I I 1 I !111 1 I' J t ( i 1 1 I 1 I 1 1 1 I 1 1 1 " 1 1 1 1 1 ILIA 1 1 I l A 1 I �•; ;�. t! I! I I I! 1 I' l i l t +,► t l ( t l •f`�t 1 1 1 1 1 1 1 1 1 1 1 1 I 1 Itt l 11 I I f i t fi I l r i"44+rit I t 1 I I 1 1 1 1 Ili I A I 1 i 1 i i Aj`f: ,. 1 1 1 t ! I 1. 1 1 t 1• 1'1'f ! 1 1 1 7 1 1 1 1' 1"I I A 40 Maximum Depth=40.03 feet Depth Increment = 0.164 feet 1 sensitive Tine grained L 4 silty clay to clay M 7 silly sand to sandy sill E 10 gravelly sand to sand 2 organic material L 5 clayey sill to silly clay [ 8 sand to silty sand N 11 very stiff Tine grained (1) 3 clay ® 6 sandy silt to clayey sill i 9 sand N 12 sand to clayey sand (') In Situ Engineering Soil behavior type and SPT based on data from UBC-1983 Terra Associates, Inc. Pressure (psi) Operator Nowak Sounding: CPT-1 Cone Used: DSA0902 CPT Dateffime: 12/27/2007 9:22:14 AM Location: Minkler Professional Building Job Number: T-6176 1 1 I F 11 1 1 1 1 I I I I I t l l 1 1 I 1 1 1 1 1 1 I 1 1 11 1 1 1 I I l l l l l 1 I 1 I I I f l l I I I 1 1 1 1 1 1 1 I 1 I I t 1 1 I 1 I i l l l I t I I I I �I 1 1 •, I I I I I t l l l I 1 1 t I t -------_111 -_JI .1 JJ1____Lt-_L_J_1_I_L LLL -__ - J--_1__L_L J J. I 11 1 llift i 1 1 1 t'l 111 tl I{ F I Ittl i I I 111 1 1 1 tlllll 11 1 1'I 1111 11 I 1111111 11 1 I11 I I I I l l l i t 1 1 1 1,' 1 1 1 1 1 11 I 1 I 11 1 1 1 t 1 I I I I _I -LL LL__ _ _- J_I_ 1 1 1 1 t l l l l i I I! I 11 1 1 t 1 I 1 I 11 1 1 1 1 i I I 1 1 1 1 I I I f l l l I 1 1 I 1 1 1 1 1 1 1 I 1 1 1 1 1 1 I I I I 1 1 I I 1 1 1 1 1 1 1 I l i t 1 I l l l t 1 t l I I I I I 1 1 1 I 1 1 1 1 _----I--^1�-4-+'-t-i-i_t_I-'---'F-- I_-1-(-y_I1't'---"-I_-_'':Y-'f-'1-{'ht•(•1'-`-_--1---I--I--F-1-t- 1 1 I l l l l l I I 11 1 t 1 I 1 I I I 1 I I I I I 1 1 I t 1 1 -1 1 1"-T-T't-1-1-1.1_____T.I.,_f_"'1-Tl'1-tT-"'___r_.-T'f:l T. "7'1"1'f"ri ____1___- _i _r.j 1 1 1 1 1 1 1 1 1 •'1 f i 1 t l l i t 1 1 �1 I I I t l l I 1 f 1 1 1 I I I I 11 1 1 1 I I 1 I 11 1 1 { t 1 1. i 11 1 1 1 1 1 I I t i I I t,l_I,,1_ -._-- _.._. 1 _- �_ 1 1 1 1 1 11 _ 1 i I� 1 1 1 1 1 1 1 ! t 1 1 1 1 __ __ _____ 1 1 1 1 1 1 _ _ ____.. .. r....._.., ._ I 1 1 1 1 1 1 1 l 1 1 I l f l l 1 I i I 1 1 1 1 1 i 1 I k 11 1 1 t I 1 i I I I I L J 1-11_____ L__ L_ J_ 1 LLL LLL__- f 1 I 1 1 1 1 1 1 I 1 1 I I l t l l I I t 1 1 •.1 1 1 1 I 1 1 1 I I I i -1-4 i - - - - - I_ _ _ {. _ y _ .{ -1- I i ,. 1-1_ _ _ _ _ - 1 I 1 1 t l l l l 1 1 I I 1 1 1 1 1 I I I i l 01 1 1 1 I 1 t 1 t t l l l I t I t f I l l t I I I 1 1 f `ll 1 1 1 1 I I I I I I f I 1 t 1 1 1 1 1 I 1 I 11 1 1 1 1 1 f I 11 1 11 I 1 1 1 I 1 1 1 I 1 I I i l l l l I I I I l l l l l 1 1 1 I I I 11'.I 1 I I I 1 1 1 r 1 -I- I_ I -I - " - - - T - - '1 - _, I' -1- r i -1 n i - - - - - r- - T - -1 r r r r _ - - - ', - _ _ I _ _ T - r l 1 1 1 I i, l l l i t 1 1 i l l l t 1 1 I 1 1 1 1 1 11 1 I 1 1 1 1 1 1 I 1 I I I I f l I I I 1 11 1 1 1 1 1 I 11 1 1 1 1 1 I t I 1 1 1 1 1 I I I I I I I 1 1 I I l l l t l 1 1 1 I f l l t l 1 I I 1 I I 1 ----t---,--7-,- 1 1 I-1-1-1�-----T--i'_i `I-i iilT-_-....,___P-i"'T`,-rril"--�- �---i - i- Fl -t-i t, I I 1 1 I f l l l t I 1 1 11 1 1 1 I I I 1 11 1 1 1 �•. I I 1 1 I I I I i ! 1 I i l i f I 1 1 t 1 1 1 1 1 1 1 1 I I I I i l 1 �• 1 1 1 1 1 1 1 I I I 11 1 t l 1 I 1 I I l i t l I I 1 i l l 1 1 1 L_,A_LJ_I_i_tJ_____1__J__rt_LJJJ1_____L__L_J_1_I_LL LL-___J__-i_._L_L1JJ- 1 I 111 1 1 I t I I 1 1 1 t 1 I 1 1 1 1 1 I I 1 1 1 1 1 1 1 t I I 1 1 1 1 1 I 1 I 1 1 1 1 1 1 1 1 1 f 1 1 1 I 1 I 1 t l l l l 1 1 1 1 1 1 1 1 1 1 1 i I I 11 1 1 1 t I I 11 1 I t 1 I t i l l l i I 1 1 1 1 1 1 1 I 1 t 1 11 1 1 1 1 1 I 1 I, I I 1 1 I t t 1 11 1 1 I 1 I 1 1 11 I 1 1 I I I i i l t t 1 1 I 1 1 10 100 Time: (seconds) Maximum Pressure=11.793 psi 1000 Selected Depth(s) (feet) 10000 15.256 In Situ Engineering 7.0 OTHER PERMITS Other permits for this project site include: • NPDES Permit • Clear and Grade Permit • Site Development Permit • Water Line Extension Permit • Sanitaiy Sewer Connection Permit • Building Pen -nit 12961.005.doe 8.0 ESC ANALYSIS AND DESIGN This project will provide erosion control facilities sized in accordance with the 1998 KCSWDM such that clearing limits will be specified, cover measures will be instituted should the project be constructed during the wetter winter months, perimeter protection will be provided along the downstream perimeter of the project site in the form of silt fences, and traffic area stabilization will be maintained by sweeping roads regularly should sediment be tracked off site. Sediment retention facilities will be provided on this site in the form of a sediment trap since the project site is Iess than 3 acres in size and will be sized in accordance with the 1998 KCSWDM. Please refer to the following pages of this report for the sediment trap sizing calculations, including the basin summary. 12961.005.doc I `f ce? r- °.�.� Appended on: 09:59:10 Monday, December 08, 2008 12961ese Event Summary � t ._ -41 " , ]Event IlPeak Q (cfs)' Peak T (hrs) Hyd Vol (aeft)' Area (ac) Methodi Raintype 6 month1 0.2750 8.00 1 0.1310 2.7800 SBUH TYPE1 A �2 year 0.6504 8.00 0.2696 F2,7800 SBUH TYPElA 10 year 1 1.1684 1 8.00 -O-4583 2.7800 F§BUH TYPE1 A 25 year 1.4648 8.00 0.5668 2.7800 SBUH TYPElA 100 year F 1.7934 F 8.00 0.6879 2.7800 SBUH TYPElA Record Id: 12961ese Design Method F SBUH IRainfall type F TYPEI A Hyd Into 10.00 min Peaking Factor 1 484.00 Abstraction Coeff 0.20 Pervious Area F 2.78 ac JDCIA 0.00 ac Pervious CN F 91.00 DC CN 1 0.00 Pervious TC 15.00 min DC TC F 0. 00 min Pervious CN Cale Description SubArea ( Sub cn Newly graded area 1 2.78 ac F 91.00 Pervious Composited CN (AMC 2) 91.00 Pervious TC Calc Type Description I Length Slope Coeff Misc TT Fixed I F 115.00 min F_ Pervious TC F 15.00 mils Licensed to: Barghausen Engineers P-4, v' I '- C' J 55 P% r-J'-^ c c A-- c e, Ivro (-,70 YO 0, 6-50 q-) 9,25 5 r.�'d �' G �$•< arc v�; 7 `'�' 9.0 BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT This section is not a requirement of the City of Tukwila. 3 2961.005.doe APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES NO.3 - CLOSED DETENTION SYSTEMS (PIPES/TANKS) -- Maintenance Defect Conditions When Maintenance is Needed Results Expected When Component Maintenance is Performed Storage Area Vents free of debris and Plugged Air Vents One-half of the cross section of a vent is blocked at any point with debris and sediment sediment Debris and Accumulated sediment depth exceeds 10% of the All sediment and debris Sediment diameter of the storage area for Y2 length of storage removed from storage area. vault or any point depth exceeds 15% of diameter. Example: 72-inch storage tank would require cleaning when sediment reaches depth of 7 inches for more than YP length of tank. Joints Between Any crack allowing material to be transported into All joint between tank /pipe Tank/Pipe Section facility sections are sealed Tank Pipe Bent Any part of tank/pipe is bent out of shape more than Tank/ pipe repaired or replaced Out of Shape 10% of its design shape to design. Manhole Cover Not in Place Cover is missing or only partially in place. Any open Manhole is closed. manhole requires maintenance. Locking Mechanism cannot be opened by one maintenance Mechanism opens with proper Mechanism Not person with proper tools. Bolts into frame have less tools. Working than Ys inch of thread (may not apply to self-locking lids.) Cover Difficult to One maintenance person cannot remove lid after Cover can be removed and Remove applying 80lbs of lift. Intent is to keep cover from reinstalled by one maintenance sealing off access to maintenance. person. Ladder Rungs King County Safety Office and/or maintenance person Ladder meets design standards Unsafe judges that ladder is unsafe due to missing rungs, allows maintenance person safe misalignment, rust, or cracks. access. Catch Basins See "Catch Basins" Standards No. 5 See "Catch Basins" Standards No. 5 1998 Surface Water Design Manual 9/1198 A-3 APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES NO.4 - CONTROL STRUCTURE/FLOW RESTRICTOR Maintenance Defect Condition When Maintenance is Needed Results Expected When Component Maintenance is Performed General Trash and Debris All trash and debris removed. Distance between debris build-up and bottom of (Includes Sediment) orifice plate is less than 1-1/2 feet. Structural Damage Structure is not securely attached to manhole wall Structure securely attached to and outlet pipe structure should support at least wall and outlet pipe. 1,000 Ibs of up or down pressure. Structure is not in upright position (allow up to Structure in correct position. 10% from plumb). Connections to outlet pipe are not watertight and Connections to outlet pipe are show signs of rust. water tight; structure repaired or replaced and works as designed. Any holes —other than designed holes —in the Structure has no holes other structure. than designed holes. Cleanout Gate Damaged or Missing Cleanout gate is not watertight or is missing. Gate is watertight and works as designed. Gate cannot be moved up and down by one Gate moves up and down easily maintenance person. and is watertight. Chain leading to gate is missing or damaged. Chain is in place and works as designed. Gate is rusted over50% of its surface area. Gate is repaired or replaced to meet design standards.. Orifice Plate Damaged or Missing Control device is not working properly due to Plate is in place and works as missing, out of place, or bent orifice plate. designed. Obstructions Any trash, debris, sediment, or vegetation Plate is free of all obstructions blocking the plate. and works as designed. Overflow Pipe Obstructions Any trash or debris blocking (or having the Pipe is free of all obstructions potential of blocking) the overflow pipe. and works as designed. Manhole See "Closed Detention Systems" Standards No. 3 See "Closed Detention Systems' Standards No. 3 Catch Basin See "Catch Basins" Standards No. 5 See'Catch Basins" Standards No. 5 9/1/98 1998 Surface Water Design Manual A-4 APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES NO.5 - CATCH BASINS I Maintenance Defect Conditions When Maintenance is Needed Results Expected When Component Maintenance is performed General Trash & Debris Trash or debris of more than 1/2 cubic foot which is No Trash or debris located (Includes Sediment) located immediately in front of the catch basin immediately in front of catch opening or is blocking capacity of the basin by basin opening. more than 10% Trash or debris (in the basin) that exceeds 1/3 the No trash or debris in the catch depth from the bottom of basin to invert the lowest basin. pipe into or out of the basin. Trash or debris in any inlet or outlet pipe blocking more than 1/3 of its height Dead animals or vegetation that could generate odors that could cause complaints or dangerous gases (e.g., methane). Inlet and outlet pipes free of trash or debris. No dead animals or vegetation present within the catch basin. Deposits of garbage exceeding 1 cubic foot in No condition present which volume would attract or support the breeding of insects or rodents. Structure Damage to Comer of frame extends more than 3/4 inch past Frame is even with curb. Frame and/or Top Slab curb face into the street (If applicable). i Tap slab has holes larger than 2 square inches or Top slab is free of holes and:-, cracks wider than 1/4 inch (intent is to make sure cracks. all material is running into basin). Frame not sitting flush on top slab, i.e., separation Frame is sitting flush on top of more than 3/4 inch of the frame from the top slab. slab. Cracks in Basin Walls/ Cracks wider than 1/2 inch and longer than 3 feet, Basin replaced or repaired to Bottom any evidence of soil particles entering catch basin design standards. through cracks, or maintenance person judges that structure is unsound. Cracks wider than 1/2 inch and longer than 1 foot No cracks more than 1/4 inch at the joint of any inlet/ outlet pipe or any evidence wide at the joint of inlet/outlet of soil particles entering catch basin through pipe. cracks. Sediment/ Basin has settled more than 1 inch or has rotated Basin replaced or repaired to Misalignment more than 2 inches out of alignment. design standards. 1998 Surface Water Design Manual 9/1/98 A-5 APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES NO.5 - CATCH BASINS (CONTINUED) t Maintenance Defect Conditions When Maintenance is Needed Results Expected When Component Maintenance is performed Fire Hazard Presence of chemicals such as natural gas, oil and No flammable chemicals gasoline. present. Vegetation Vegetation growing across and blocking more than No vegetation blocking opening 10% of the basin opening. to basin. Vegetation growing in inlet/outlet pipe joints that is No vegetation or root growth more than six inches tall and less than six inches present. apart. Pollution Nonflammable chemicals of more than 1/2 cubic foot No pollution present other than per three feet of basin length. surface film. } Catch Basin Cover Cover Not in Place' Cover is missing or only partially in place. Any open Catch basin cover is closed catch basin requires maintenance. Locking Mechanism Mechanism cannot be opened by on maintenance Mechanism opens with proper Not Working person with proper tools. Bolts into frame have less tools. than 1/2 inch -of thread.. Cover Difficult to One maintenance person cannot remove lid after Cover can be removed by one Remove applying 80 lbs. of lift; intent is keep cover from maintenance person. sealing off access to maintenance. Ladder Ladder Rungs Ladder is unsafe due to missing rungs, misalignment, Ladder meets design standards i Unsafe rust, cracks, or sharp edges. and allows maintenance person Metal Grates Grate with opening wider than 718 inch. safe access. Grate opening meets design (If Applicable) standards. 1 Trash and Debris Trash and debris that is blocking more than 20% of Grate free of trash and debris. grate surface. Damaged or Grate missing or broken member(s) of the grate. Grate is in place and meets Missing. design standards. NO.6 DEBRIS BARRIERS (E.G., TRASH RACKS) Maintenance Defect Condition When Maintenance is Needed Results Expected When Components Maintenance is Performed. General Trash and Debris Trash or debris that is plugging more than 20% of Barrier clear to receive capacity the openings in the barrier. flow. Metal Damaged/ Missing Bars. Bars are bent out of shape more than 3 inches. Bars are missing or entire barrier missing. Bars are loose and rust is causing 50% deterioration to any part of barrier. Bars in place with no bends more than 3/4 inch. Bars in place according to design. Repair or replace barrier to design standards. 9/1/98 A•6 1998 Surface Water Design Manual APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES NO. 10 - CONVEYANCE SYSTEMS (PIPES & DITCHES) - Maintenance Defect Conditions When Maintenance is Needed Results Expected When Component Maintenance is Performed Pipes Sediment & Debris Accumulated sediment that exceeds 20% of the Pipe cleaned of all sediment diameter of the pipe. and debris. Vegetation Vegetation that reduces free movement of water All vegetation removed so water through pipes. flows freely through pipes. f Damaged Protective coating is damaged; rust is causing Pipe repaired or replaced. more than 50% deterioration to any part of pipe. Any dent that decreases the cross section area of Pipe repaired or replaced. pipe by more than 20%. Open Ditches Trash & Debris Trash and debris exceeds 1 cubic foot per 1,000 Trash and debris cleared from square feet of ditch and slopes. ditches. l Sediment Accumulated sediment that exceeds 20 % of the Ditch cleaned/ flushed of all design depth. sediment and debris so that it matches design. Vegetation Vegetation that reduces free movement of water Water flows freely through through ditches. ditches. Erosion Damage to See "Ponds" Standard No. 1 See "Ponds" Standard No. 1 Slopes Rock Lining Out of Maintenance person can see native soil beneath Replace rocks to design Place or Missing (if the rock lining. standards. Applicable). Catch Basins See "Catch Basins: Standard No. 5 See "Catch Basins". Standard No. 5 Debris Barriers See "Debris Barriers" Standard No.6 See "Debris Barriers" Standard (e.g., Trash Rack) No. 6 NO.11 - GROUNDS (LANDSCAPING) Maintenance Defect Conditions When Maintenance is Needed Results Expected When Component Maintenance is Performed General Weeds Weeds growing in more than 20% of the landscaped Weeds present in less than 5% (Nonpoisonous) area (trees and shrubs only). of the Landscaped area. Safety Hazard Any presence of poison ivy or other poisonous No poisonous vegetation vegetation, present in landscaped area. Trash or Litter Paper, cans, bottles, totaling more than 1 cubic foot Area clear of litter. within a landscaped area (trees and shrubs only) of i 1,000 square feet. Trees and Shrubs Damaged Limbs or parts of trees or shrubs that are split or Trees and shrubs with less than broken which affect more than 25% of the total 5% of total foliage with split or foliage of the tree or shrub. broken limbs. Trees or shrubs that have been blown down or Tree or shrub in place free of knocked over. injury. Trees or shrubs which are not adequately supported Tree or shrub in place and or are leaning over, causing exposure of the roots. adequately supported; remove any dead or diseased trees. 1998 Surface Water Design Manual 9/1/98 A-9 APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES NO.13 - WATER QUALITY FACILITIES .(CONTINUED D) Wetvaults Maintenance Defect Condition When Maintenance is Needed Results Expected When Component Maintenance is Performed Wetvault Trash/ Debris Trash and debris accumulated in vault, pipe or Trash and debris removed from Accumulation inlet/ outlet, (includes floatables and non- vault. floatabies). Sediment Accumulation Sediment accumulation in vault bottom that Removal of sediment from vault. in Vault exceeds the depth of the sediment zone plus 6- inches. Damaged Pipes Inlet/ outlet piping damaged or broken and in Pipe repaired and/ or replaced. need of repair. i Access Cover Cover cannot be opened or removed, especially Pipe repaired or replaced to Damaged/ Not Working by one person. proper working specifications. Vault Structure Vault: Cracks wider than 1/2-inch and any No cracks wider than 1/4-inch at Damaged evidence of soil particles entering the structure the joint of the inlet/ outlet pipe. through the cracks, or maintenance/ inspection Vault is determined to be personnel determines that the vault is not structurally sound. structurally sound. Baffles Baffles corroding, cracking, warping and/ or Repair or replace baffles to showing signs of failure as determined by specifications. maintenance/ inspection staff. Access Ladder Damage Ladder is corroded or deteriorated, not functioning Ladder replaced or repaired to properly, missing rungs, has cracks and/ or specifications, and is safe to I misaligned. use as determined by inspection personnel. 1998 Surface Water Design Manual A-13 9/1/99 - vw_ UPLANDS TUKWILA INDUSTRIAL PARK - SW 1/4 SE 1/4 SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE E�IDIAN''' CITY OF TUKWILA, KING COUNTY, WASHINGTb.N CURVE DATA _6 Q 1C 1: -4: 1: LC I ---------- ---------- j 30-3432'j 35'4 0*51'29�' I Z-54,9" _7*lil_'17��,. -�Wid SO 21�_ tn_95. - 7 . : :�_ 5' _j "'P.6 j5 CE , i, - I L R 31� j5g�2E�' _3�9 26 359.2%� 5000 - - - - - 450.2-C :3�_9_:EC -,' _�l E.-- Zi i - ��e 4� L L J - - - - - - - - - - - - - - - 473 1, _j j- j 5 9E� 80,92 L 4 74: _/ 1 40,53: , 191.7 1' 7 S7 70.7 J 2 � : 10 Od.�*' 29 3i.Fl -4 �0_5 I' - -18 Z5 - TC; ._ � 11' - V -, - 1:3"E 1.5- 1 4_4 EI-6, 10.7i _% : 80 _j '�7� C . K j j L� 775 4, -i - i j _j _ s5._74_ _j 2N_ 7 4 _1 7 L�li. '4� 4. DENOTES MONUMENT r� Lo' 1141.1�1 7', 70�OF �9;4047 54- O� - I - - - - _�5*0�5q� -5 (�03 C�0` _j 00 j��S.P`J, j j(j j R L �1ESL? i 359�27 21 f5.0 00-, to. qd '-9C� ` 2�'_ '0 '0 16. 32 L �C _j 2L2 2�_ .5 -J 4 �z -4 9' 391 6 438,57'3.: 0 66 . 377 L4 4 j IL 3L 2.26 6. 'Oh L - - - NW C., of SW 1/4 SE 1/4 Sec. 26 Z� Fm Qy'A P/w EASEMENT B7.55 02"W 1. ror. of SWA N llrSS'02"�' --w'. 32 7' to J,7 �l 21. SE 1/4 See. 26 3d�Al, ENT 4 IS 14 1 5 rl �'U RM EASEMENT I Ed -M ?-E R7, LINO 7So 8 'k� r49 . 28 .. E Id R - — SE17*55'02'E 253.16 A, & VP .1 /4 or, stp. 26 nl, N ILQ car. S 35,' 14 2 Ad I �5E� S:DE �l CENT ER 3 UPLAND -DRIVE N zvw� 4 7. 7t A lo, ILR A EE.E.T (15 E S 6 7 I. o. %C A<CILROAD EASEME11 ME OF UNTER Lll 9 24 10 307. 46' 1 A, I56.00 A-1 Z rj �02'j- tS87-55'02'F� 412.29 S87-55'02"E 220 �A / 9. OTE: 12' % 6�1 It HORIZONTAL OAT UM K.C. A. S, . , i VERTICAL U. S.C. ej G.S. 12 SHEET "ONE OF"F.H-REE .'$E.R EASEMENT AS -- TY. AUDI— ME Mo. 17 ..22,432 SE Cor. of SW 1/4 SE 1/4 S. 26 UPLANDS TUKWILA INDUSTRIAL SW 1/4 SE 1/4 SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE'IDAN CITY OF TUKWILA, KING COUNTY, DESCRIPTION This plat of UPLANDS TUKWILA INDUSTRIAL PARK is located In 1he.SouthWisl. Ou.rrer of the Soull1mi Quarter ( SW 1/4 BE 1/4) of Section 26, Township 23 Norljt', Rape 4 Ego of ,he Willamette Merid'wn, Chy of Tukwila, Kind County, Slate of Washington.'said plat hall Isarticulmly described as follows+ C—nianeitp at the ..In quarter c r eof said Se cli., 26 thence along the south line of sa aSection 26, S 87.49 D8" E, a pietance:gf 140.16 feet; tnence N I°12 25"E, a distvnce of 137.07 feet to the TRUE POIN TsOF BEGINNING;'.•, said point being the southwest corner of net certain parcel of land heretofore conveyed_by Uri- _ Pacific Railroad Company to Union Pacific Land Resources Corporation by:.0uitcloim Deed doled April I, 1971, LLPL.RC. Audit No, 494, King County Auditor's File NumbBr 7206160509';•, thence along the south line of sold deeded parcel, 5 67° 55' 02dE , a diatance'gr, 258,76 feel to the beginning of a non -tangent curve to the right nosing a radiaf�I;,wringal , and a dicta tics of 35.00 feet; thence easterly along said curve to the right, throgiK�. central 'aAglp al 12Q°22'22% rt distance of 78. 42 feet to the beginning of a re se Curve to the teft;%bpvinq d(pdive of 20.00 reef; thence easterly along said curve to the left, Rlraugh a tenfrq I, angle of 33°pe 5ci;%fit ;;'.:::'•' are distance of 12.25 feel; ' thence tangent !o Ins last desaibetl cu 5'87°5302''E, a dleaygce at ll]�96 feel; tnence N I° A9 28' E, a asrance of I56.00 }set ; thence S4°43'06'E, a distance of 157.11 feet;. chance S 87°5502'E, . distance of 642.17 feet 'a the beginning al ,b tangent;curve to the left, having a radius of 40.00 fee; ''1^ ..i thence no along said c rve to the left, ib!ough a cenlrol' angle of 90°I7'29 an are distance of 63.04 feet to a Mint an the we;f. line. of AtMbr<r Park west, 60.0,(eet wide as now established thence along said west line, N.1 '-4] 29'E, a disldnry of t'P-Q.?9 feef,�•:' thence N BB°0400"W, a disrallm of 307.46 feer to'Iha Ixgiii Ana of b ron-tangent curve tothe left having a radial bearing of.565°5i33"W, and a diafance of 359.26 feet; thence northwsslerly along said; curve, tjfimlq q central chi 0 6°27'49', an arc distance of 40.53 feel to the beginning; of a c 4'.to the right'tovirg a radius of 359,26 fee'; _ thence northerly along sad curve to the lent, through 'q central gngle of 32-ldl2', an arc distance of 201 . 71 feet ; .:' } hence N Is 3957"E, . distanI of {I 1. 62 feet; them S 8l°55'04'E, a distanro of; 333.65 leet.lti:ti�e beginnirtg of a tangent curve m the right having a radius of 50.00 feet; ence thmutheasterly. abng sd,d, verve to the r;gIT,'through a ridrral angle of 89°4233', an,, distance o1 78. 29 leer 1... point an Said west Tine ;M Andover Park West; thence along said west line, N I° 4.729'E, a aislence:61 5C6. 33 feet, more or less, to a point on the =In line of mid SouMwest Ou.ryer of the Southeast Oucrler I SW 1/4 SE 1/4t of said Section 26, acid pWlt also being the Mrtheaif.aner of said parcel of land cmveyea to C.; thence a long •,said,Rorth Fin., N8'A, 93 02'W,e'eistanca of IISS. 73 feet t. the narfhwest ca char r al mid cbrMWp weft l n ' thence al..4 the t Oho f sad mnveyel ,Boreal„S l°12 25' W. a distance of iiet70 feet, male ar less, to the TRUE POINT'oF• BEGINNING. Corrain'ryig; an a ea a1:¢6.01 acres, or lees. COPPTF.bl_' RIS '•,CERTIFICATE COUNTY COMPTROLLER I hereby certitq that all pMostly to.; are paid, then a m delinpuplti i}c;ali• eseeasments certified to this Etlids far callepfjon an8 that all special asses menlssresN�Rl It Jh,i \r of tics Mr col teal an an any of et}e property IierMin' ce Mainea;dedi-ed as strsecs,oetu other ,smc —,are Mid in f,ri}° oared this ;VC&'`yy OFFICE OF THE CCMPTROLLSR King County Camproife(., Ilego7 King County Occipital let -xajined and approved Mis-.4Yycay a}, A G. DEPARMMENT OF ASSESSMEN?f'S.. ' �1(tig'.CounlY Aasnsbe; Ow; M K.iM County Assessor '':77082ft789:y.. RKORDNG CERTIFICATE Fllea foriepardQl,yMe ;quest o6 the City of Tukwila this 29 day of AUGUST .. 191Z,at•'aT3 minute cost 222???�OR M.,ond Jecorded In volume /04 of Plats, an page 8i010, rec.tda, of Kind C,,.Y` C INT.w G.''•€LSOArT':. MaMger Superintendent of Re ... a '' EASEIvf'ENT RESTRICTIONS ;''ip, Pedestrian Eosn,!nent subject to.olt prior outstanding rights, easements, resrrte- tlons anal •candi}legs of record, d2d in partleuldi o perpetual easement grantee tee Oregon- •• Washington Rollrcca.ana Navlpotlon Company': Cy Oeea dated July 2C, 197: regarded ire King Caimty Washln�Y4a, Audito7 Fiie'..77-�7220771. _ Svglect to the p'arQmauht use bf Ilia prom,ty for Railroad and s ausrrtal purpose; Me, •;•': ': •., utility ea enfs'ih Jid—d on the face of the plot ... to be used far the benefit of said pilot for.:•'' and pygrcund wbhe':t.,!ify and drain.,. purposes and incidental purposes fherero. Said e.eem etlh - anibeerdgred won at uittlj,lure date for.Mclntenanee wmp s. and rat the own ... s of s rvint o!Vw pophlks with uNldiei` Easemene t a and imica .ments thereon which are damaged In gne CA urse of servidiaq a maintaSnlnp ,Vlilitleeshell be restored by the ovmer or ins ut, lily.7. - RESTRICTIONS "•'•Ng•loi'•on p.rri n of a Ibf in this bid, shall) be avid ed ane sold ar re mid ol'CwPersnip changeda tmdtfarreE �ihe?by, tn! vw ershi p of any portion of this plat shall ale less fnan'.1)t.e am. rtgared for ins us. AiaGid in which located. •• .: Building ";Permits shall at be authorized far My pwti= of lets 8, 9, 10 'de.11 pier ro 'aplisf.clary Irrproromem of the roadway odjacent the south line oe'this plot. Sdct, itrar— mt Nay be bonded or olnarwise s cured in any manner acceptdCh to the Ciq�; Cdunci(; CW;'ehall be in:- n amount eaual to a50% of In. estimated cod ol'imh smie- factor, ITyfoveman,. SHEET':: TWO OF. THREE UPLANDS TUKWILA INDUSTRIAL P ARk"%.% SW 1/4 SE 1/4 SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILL'Am ETTE ."MERIDIAN. CITY OF TUKWILA, KING COUNTY, WASH INGTON".�'-, APPROVALS Approved by the Tukwila City Council this day of 1/9 77 �?"' �Om' City MqXor, City of T,kvnlag�� Approved by the Tukwila Planning Commission, Planning Director Examined and QPVMW this AL day of .7 Dsparlment of Public Worse Direct. City Treasurer Certificate I hereby certify that there ore an cejtiqueat special all Peckst me Ms on any of Me property heroin .-Mi ' d ' �d dedicated as West., ..to, otAy or, paid in full. This Z 3 day of Oeparlmtnt of Finance ZI; Treasurer, CifiKof Tiik,silo LAND SURVEYOR'S`''C ' E '. RTIFICA . TE I UPIL is I hereby certify In. flnis� at . A PARK bound upon an actual survey area subdivision East. That the murxa mdkdiV,,cn ==zIrlimily Jaime,; —eahx%�— been W cand he of and Isbac r— , it It ti ground; .. constynclian is completed, sad Inat I love NI ly con,pheal rah the Wmision of tId alollici]i; ordmorI .:VICINITY, ICINIT, C A LE: lap'., 4 4 SHEET DtDICAb-ON Know .11 — by these pr.xe.fj-�inbl .., fire oiijlcajgnsd, aj40. , I. fee vmDk or It. land hereby Platted, hereby declares this Plot, dria,d1djcatft fio'lkj.— of fiSq.,public fiorxv,c�oll lI snow, la-rilar, and the use tKlieaf for all aubl,o,rposng 41?1 —sishin, vt1h the use III for public street Do sea; also theyigh( to as' all lR[eamry Dopes fP Ma Is, ,ad fills upon the lot, old bbacicl hZ als at —soinvbie Wcdiiiyqftbe Streets shorn h—orexcech ng and reserving uAk.the undersigned it, and inaligri, Me right to a sutra c maintain, as. * , rece. .4 "" �-1,5 '-%M .,an and a ... m said 1�6* as not he If '_ e street facilities ' in such 'ne" set our h nt located thereon. In xrtn... .,,of seats. UNION PACIFIC LANO':RESOURCES CORPORATION Secretary ACKNO'#LED6EMENT STATE OF NEBRASKA I COUNTY OF OOUGLAS I as Thu is to csstff that on In do, di T y A. 0 1977 ,before me the undereigikQ,ahloary Public personally Appeared J.WG.df.y, President, and T.T.tc!Imtclt Secretary, 11I Union Pacific Land Resources Corporation, to W knowNI 0 be ?P—Iion the, —ced Meinfilin dedication, aM .,k.vl,dg,d ti4 said insfr, �- 7rt to be' th,%.freq b!ld' voluntary act and canal of mid corporation for the uses end purnoses t ad that finey — —hianned to .e.,te the and Ifftqt. affixed is the corporate seat of said an roara ion. Witness any hand OW idfi .?ial enrof tta day anI first above —tter. Wary Publicm�dtfo N.b,..k.,axIidi .7 6F. THREE ,47 WIDEWATERS Tukwila Home2 Am C46"EFEMIK" limbo., 'A 7 tMi IV 0 777 -:)-I WIDE)WATERS Tukwila Home2 Suites Hotel hc Andover Park, City of Tukwila, WA hogan campis architecture WWWMARCKNET r t { I - 1 I i !SUITES HI�TpI I ` + 1 VeI ! f i t Age k La -. .4l .. .. :-. ,., .. �. .... .... :..,.' .:� ... .,_ .,. .. :.' r.r .a• r��: �� i ,t. ..1� t, ;Y •.. �. ,�'.'� .. v .LkP'q.. � r S ....'�,F �c :. �.. ..,..;t ,.: �. q, 9��bti,' ,.,�... -� 1. ., ., d'3'�2, i- .l .i•� - yr tr-`, J•'�. `,(, A ', Io� y. WIDE A ERS Tukwila Home2 Suites Hotel Andover Park, City of Tukwila, WA hc hogan campis architecture WWW WARCKNET — — 1 s. A ' �/ _ �..1.•: '� �. � ,,/• .s� "7 '1L ,�+,(� : i � r .� s '1t_i �; !. � �- � �• , s !� . � ( 1 � -. ti 4 i, �� -'fir ..fs gip. ��c Q . � �j �.� "',� `� � ��.�i.. .,.. ��-• � s� lk ;�.- . • � ,, � •R ,e• , �1 7' � ,.+{'�• � �`♦ �F .s y�Ar�' I' i � p! .., �; r,,,�*,r- � ri, �i •, _ , x -. j( i- tM- �I+a.. .r}` ► +w s �� a'+ :s. :. .a,. r. ..\i. j. t!"/• �r,��r s a. }14 ti'. i•a+.'� �'r •J. 'r-v-�` 7.7 a, � v ♦ � � : �'� C �w, . y ,.+♦. ` ii • "�� • � "a l w 9 .� i = �� ♦ � iC , � i '�% % y ♦ �, W'�: .i :'1 1 w' i • 1 � 1. �trr /`+'�._�'�" �'.� /i��•�►i.s .aJ .S «. - �... - '1w- r : },. _�. ' _ ... _ryMi .-tea •i .•.'� ... il�t• .. x air _s�_.. _ l�:s . :e�' �- _ . �(► . _ . _ R'� ii!^�". _'j'° /. �, i�►'u _ '�.aYfc 1 �1 r ' ip t} ,� 'T'� r �''►.►e i�,.n •� ` '�. •`I r _ ` . "� i4 . Y«�i _ylh f.• ;•' �� (�' � , �_ " +�. :`+^ �.��t .`1 d�! �. �f \�.i�L � '• w ia, � •� � 1�s ; 1 ` .`��. '"#, '•Ail4 .r 1 '�' w' - .�- ` — - . f � • _ A � ,• r tl ♦ • _ tc', _ _ .. t �_'" � _ t , .� • ,.�1 ••' ., l� _ WID A ERS Tukwila Home2 Suites Hotel Andover Park, City of Tukwila, WA March 15, 2012 hogan campis hc architecture WWW.HCARCH.NEr t N G�ACi P S W' E os p S 0 15 + 30 60 80AL@ 'r-W I I 11 N 01'49'28' E 11.92' WATER VALVE ` Re y/� __ _ TEL MHJ Fl _NEW _ EIJiP ___________________ _ _ WNW FOUND 4•x 4' CON ORNflI'AY BR4551E BROKEN }' - IX. STEM 'X' IN TOP OF SEEM J SSIAH I ----- - arcH atisTw RINt°z1sD IE 72' O!C 5�15.75 II i u II YN',v CATCH IBN=2205 IE 12' CNC N=1626 PRELIMINARY SITE PLAN A PORTION OF THE SW 1/4 OF THE SE 1/4 OF SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON VAULT CATCH BASIN IN RIN-20.59 -22.01 SSL6i IE 12' PVC N=16.54 PoM=21.82 CATCH BASW IE 4' PVC N=18.76 I' CONC E=5.97 IE 8- CONC=11.07 PoM=21.32 IE 12' CNC. S-16.39 PCTUONCW--5:96------ ------- IE le' CONC W=5.27 IE 12' P✓C N=17.12 CATCH -IN ___________________________________-_ ___ -EBN6-N=6.fit_________________ _ CNC S=1 HL______________ - __ LIGHT J80% /y-UGUGIR JBO% �T�L �UGHT___________ 17, 2•-GML_7.1_-- Z- N=17=---___--_____-___ _If "i•' y... .. ..: -UGHf JBO%UCH TEL VAT7Li___-__-___ _ IE Ili CONC E=5 IE i 4 _ _ _ 28 DROP I UG JBO% UGM ----- ' .. _ ... f UCHT JBOX _ 0. N 0704'58' N 9EWUILDING F.F. 24.0' ___ _______ W-"32636 iu ____ _________________ ____ __ ' NEW UPLAND DRIVE 11 NEW II EX. SOMH TYPE 2-72' 'O s10Ew N 875V134o W II RIM=21.15 ENT R _ _ 9 _ IE=13.9 36'CMP Wj - ` I IE-14S8(21'CMP N) ' II IE=14.19(30-CMP S) _-_ ._ --� DRNEWAY ______. s CATCH BASIN Ot. SSMH- RIM=20.40 RIM=21.85 IE 12' CMP E-17.50 IE-12.10(8'WC N LARGE PIPE RUNS N a S IE=12.1D(B'P✓C W/E UNKNOWN IE TO MINKER B' MONITORING WELL \ MONUMENT SIGN B'x5'x6' TALL u SS SS SS TURN I.B� I Iv l/ CONCRETE O31 U� CROSSWALK 24' IE 6' CMP NE=19.63 rcl / / 7 / 30' RARROAD PEAR PLAT & EASEMENT REC.NO.7707220771 h�M�n1. b1 -- - RR SWITCH 15' UIILIIY PEEROPENT FlRE HYD. i1______ .T � •_ ______�__ ___••�.- DRIVEW_AY �R-45O.96' L=6.75' FOUND MON. IN CASE �� sa• _ 413.56' 51 _.......N 01'39'57'_E_-23.25'-_-'----_ }BAP�� ---- DPoYEWAY gPy_ 1 9 iQeP EX. B'PVC SS ----� a�,_hilacWrel WE DATA RON .37 =20.37 72' PVC N=15.27 .81 12' CNC SE=1527 CONC E=4.13 6' PVC N=1fl.92 -SIGNAL JBDK CATCH BASIN RIM=20.97 IE 12' CNC N-16.80 IE 12' CNC W-16.00 W _ 166 SIGNAL JBO% SSMH V� RIM-20.64' Q \\ i 0- IE 16' CNC SE-339i \ - IE 18- CNC W-4.D4 SIGNAL JBOX <� Q SIGNAL JBO% 11\- SIGNAL J. CATCH BASIN RIM-20.69 IE 12' CNC NW=17.67 SITE AREA=119,950 SF SITE ZONING=TUKWILA URBAN CENTER (TUC) PARKING REQUIRED =146 STALLS PARKNG PROVDED =146 STALLS SQUARE FOOTAGE K1NG STUD10 _.. .. .... .. .. .. Level ONE 2032T ._ems ....-�_- 19 Level TWO 18,673 35 Level THREE 19,673 35 Level FOUR 16,673 35 TOTALS 1 70,340 he cl) jr ' W 3 co w = Q Sg�o Y in W U z b 6�ON 3�ti ..'f CIS Q SS B Q o v � Z 0 uj :3 Z� w N W gZK Q R aONm Z TUKWILA HOME 2 SUITES Z �' tO Do I ^ ¢ 7UNWIl^J A. WAaNGTON ROOM MIX R PROGRAM SUMMARY \ U• 3 to hn 3 z Hogan Campis Architecture 3r2612012 t GUESTROOM TYPEKING SUITESTUDIO SUITE TOTALS J - i �rr ©Ot7iII7i1 l[mll` `y U E i 0 15 MR SCAJ-E_ kk PRELIMINARY SITE PLAN -FUTURE PHASE A PORTION OF THE SW 1/4 OF THE SE 1/4 OF SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON -------------- ------------------ JTER (TUC) GUESTROOM TYPE qNG STUDIO IONG SUITE ADA STUDIO ADA SUITE SOUARE FOOTAGE TOTALS Level ONE 20 321 19 2 1 0 22 L—I TWO 19673 35 2 1 1 39 Le..I THREE 1 673 35 2 1 1 3fl Lev"I FOUR 1 673 35 2 1 1 39 TOTALS 70,340 124 8 4 3 139 PRELIMINARY LANDSCAPE PLANTING PLAN A PORTION OF THE SW 1/4 OF THE SE 1/4 OF SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY. ..............._......__._......... _.._..........-.._........: �,._ 7 a.� 1'-20' 1 i 6 S.F. Q0 10 20 40 _A m. , ,r, � 85 S.F f r4 -_ r 643S�.F. t 1,655 S F ' / , �,•�.' 5' [)c}G RUN J/ DENOTES SQUARE / ? r FOOTAGE OF ' J NEW BUILDING PARKING LOT LANDSCAPE AREA 11-1 SP i iF S.F. 57 S.F. 90 S.F. 581 S.F. 1.190 S.F. _. . S.F. , . .._M.... x 165 S.F. 307 S.F. f # 1 N LAND DRIVE, �� I i f .....», f t: { a 31KE S.F. „ ...__.,.......... ...._...... <z __............__....... s t �- `'`.: .. :..,.. ._..-.�,.:.- STATE OF ND CT � _ -------- _ .. .. SREGISTERED REDI � LANDSCAPE TE AR SEIDEL TE N0. 708 6 75' (VA WITH SIN RI) PAM 12/15/12 w IL a U G J z a. Q J � } z a ~ z a 5 J a J W a 3 c waY 0 a goo m� It U J Y z 2 0 o i i � > x s o n z Oti N 3 a a t< Q O C'4 � O z0]Nh ? tD !b o N Q Z N iZ N3NN z -0Yol �v N 4'Jp„ sd� o Jy� Z w a b8 o co i t. r PRELIMINARY LANDSCAPE PLANT MATERIAL LEGEN' A PORTION OF THE SW 1/4 OF THE SE 1/4 OF SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON LANDSCAPE PLANT MATERIAL LEGEND SIZE SIZE cVAlGnI RnTANIrAI / rOMMON NAMFC CONDITION SPACING QUANTITY REMARKS SYMBOL BOTANICAL / COMMON NAMES CONDITION SPACING QUANTITY REMARKS TREES: ACER PLATANOIDES 'EMERALD QUEEN' / 2" CAL. AS SHOWN 9 STAKE & GUY ONE GROWING SEASON; NURSERY EMERALD QUEEN NORWAY MAPLE B & B GROWN FOR STREET TREE USE, BRANCHED AT 6' PINUS WALLICHIANA / 7' - 8' HT. AS SHOWN 2 STAKE & GUY ONE GROWING SEASON; NURSERY + HIMALAYAN WHITE PINE B & B GROWN, UN -CUT LEADER, MATCHED FORM AND HEIGHT �+ PINUS WALLICHIANA / 5' - 6' HT. AS SHOWN 4 STAKE & GUY ONE GROWING SEASON; NURSERY HIMALAYAN WHITE PINE B & B UN -CUT LEADER, MATCHED FORM AND HEIGHT, POPULUS TREMULA 'ERECTA' / ASPEN 1" CAL. B & B AS SHOWN 56 STAKE & GUY ONE GROWING SEASON; NURSERY GROWN, BRANCHED AT 4', MATCHED FORM AND SWEDISH COLUMNAR HEIGHT, REMOVE BRANCHES FOR BUILDING SIDE OF TREE PRUNUS SERRULATA 'AMANOGAWA' / 1" CAL. AS SHOWN 8 STAKE & GUY ONE GROWING SEASON; NURSERY AMANOGAWA CHERRY B & B GROWN, BRANCHED AT 4% MATCHED FORM AND HEIGHT, REMOVE BRANCHES FROM BUILDING SIDE l OF TREE QUERCUS A. x ROBUR 'CRIMSCHMIDT' / 2" CAL. AS SHOWN 21 STAKE & GUY ONE GROWING SEASON; NURSERY o CRIMSON SPIRE OAK B & B GROWN OR STREET TREE USE, BRANCHED AT 6' STYRAX OBASSIA / 3" CAL. AS SHOWN 5 STAKE & GUY ONE GROWING SEASON; NURSERY FRAGRANT SNOWBELL B & B GROWN, MULTI TRUNK, SPECIMEN THUJA PLICATA 'EXCELSA' / EXCELSA WESTERN RED CEDAR 6' - 7' HT. B & B AS SHOWN 5 STAKE & GUY ONE GROWING SEASON; NURSERY GROWN, UN -CUT LEADER SHRUBS: BAMBOO OLDHAMII / 8' HT. 3, O.C. 7 MATCHED HEIGHT AND VERTICAL FORM ® CLUMPING GIANT TIMBER BAMBOO BERGENIA CRASSIFOLIA / 1 GALLON 2' O.C. 32 FULL AND BUSHY o WINTER BLOOMING BERGENIA CALAMAGROSTIS ACUTIFLORA 'KARL FOERSTER' / 1 GALLON 3' O.C. 275 FULL B KARL FOERSTER REED GRASS CROCOSMIA CROCOSMIIFLORA / 1 GALLON AS SHOWN 80 FULL MONTBRETIA EQUISETUM HYEMALE / 1 GALLON 2' O.C. 150 MATCHED HEIGHT AND FORM HORSETAIL EUONYMUS ALATUS 'COMPACTA' / 24" - 30" 5' OC. 16 FULL AND BUSHY COMPACT WINGED EUONYMUS NOT SHOWN HYDRANGEA MACROPHYLLA 'NIKKO' / 18" - 21" 6 FULL AND BUSHY, TO BE LOCATED BY L.A. GARDEN HYDRANGEA AT TIME OF PLANTING ® FATSIA JAPONICA / 30" - 36" 4' O.C. 2 FULL AND BUSHY, MATCHED HEIGHT AND FROM JAPANESE ARALIA ILEX GLABRA 'COMPACTA' / 18" - 21" 4' O.C. 102 FULL AND BUSHY, MATCHED HEIGHT AND FORM DWARF INKBERRY KNIPHOFIA HYBRID 'BEE'S SUNSET' / 1 GALLON 3' O.C. 42 BETWEEN MOUNT VERNON LAURELS, FULL AND BUSHY e BEE'S SUNSET RED-HOT POKER y� MAHONIA AQUIFOLIUM / 24" - 30" 5' O.C. 46 3 CANES MINIMUM, FULL AND BUSHY, MATCHED V1/ OREGON GRAPE HEIGHT AND FORM SHRUBS: Q MAHONIA LOMARIIFOUA / 24" - 30" 3' O.C. 91 3 CANES MINIMUM, FULL AND BUSHY, MATCHED NO COMMON NAME HEIGHT AND FORM ® NANDINA DOMESTICA 'ROYAL PRINCESS' / 24" - 30" 3' O.C. 24 MINIMUM, FULLBUSHY, MATCHED ROYAL PRINCESS HEAVENLY BAMBOO FORM NANDINA DOMESTICA 'WOOD DWARF' / 1 GALLON 2' O.C. 40 FULL AND BUSHY ® WOOD DWARF HEAVENLY BAMBOO OPHIOPOGON GIGANTEA / 1 GALLON 2' O.C. 52 FULL AND BUSHY o GIANT LILY TURF POLYSTICHUM MUNITUM / 1 GALLON 2' O.C. 35 FULL AND BUSHY WESTERN SWORD FERN PRUNUS LAUROCERASUS 'MOUNT VERNON / 18" - 21" 3' O.C. 99 FULL AND BUSHY, MATCHED HEIGHT AND FORM O MOUNT VERNON LAUREL RHODODENDRON 'CHRISTMAS CHEER' / 18" - 21" 3' O.C. 22 FULL AND BUSHY, MATCHED HEIGHT AND FORM NO COMMON NAME RHODODENDRON 'HALLELUJAH' / 24" - 30" 4' O.C. 86 FULL AND BUSHY, MATCHED HEIGHT AND FORM 0 NO COMMON NAME RUDBECKIA FULGIDA / 1 GALLON 2' O.C. 73 FULL AND BUSHY BLACK-EYEED SUSAN VIBURNUM DAVIDII / 18" - 21" 4' O.C. 23 FULL AND BUSHY, MATCHED HEIGHT AND FORM DAVID'S VIBURNUM GROUNDCOVERS: ARCTOSTAPHYLOS UVA-URSI / 4" POT 12" O.C. AS REQ'D HOLD 12" FROM BORDERS, SHRUBS, AND TREES KINNIKINNICK ASARUM CAUDATUM / 2" POT 8" O.C. AS REQ'D HOLD 8" FROM BORDERS WILD GINGER COTONEASTER DAMMERI 'LOWFAST' / 1 GALLON 36" O.C. AS REQ'D HOLD 12" FROM BORDERS, SHRUBS, AND TREES LOWFAST BEARBERRY COTONEASTER FRAGRARIA CHILOENSIS / 4" POT 12" O.C. AS REQ'D HOLD 12" FROM BORDERS, SHRUBS, AND TREES BEACH STRAWBERRY IBERIS SEMPERVIRENS / 4" POT 12" O.C. AS REQ'D HOLD 12" FROM BORDERS EVERGREEN CANDYTUFT LS LEPTINELLA SQUALIDA / 2" POT 24" O.C. AS REQ'D HOLD 12" FROM BORDERS NEW ZEALAND BRASS BUTTONS LIRIOPE SPICATA / 2" POT 8" O.C. AS REQ'D HOLD 8" FROM BORDERS CREEPING LILY TURF SARCOCOCCA HOOKERANA HUMILIS / 4" POT 12" O.C. AS REQ'D HOLD 12" FROM BORDERS, SHRUBS, AND TREES LOW GROWING SWEET BOX _ETIME97—M THYMUS PSEUDOLANUGINOSUS / 2" POT 24" O.C. AS REQ'D HOLD 12" FROM BORDERS WOOLLY TYME LAWN SOD COVER LOCAL COMMERCIAL SOD MIX LAWN/PLANTER EDGE SHOVEL -CUT TRANSITION we IL a w r� s�903w J a a ��w J w a a ggg Z LU �7d i J w1 wia a a S �I 9 C i I � i I SpQb 2 II c� 5 0 - � N a� w Q O N OJ 2¢ C'4 Z N N E V Jy s6d W V` WSJ STATE OF 8 q Ga E- WASHINGTON REGISTERED LANDSCAPE ARCHTEC N E N co (VNIID OREAZURE) E%PIRES.S /15/1I J n IT LANDSCAPE PLANTING NOTES AND MATERIALS 80OPE OF WORK FURNISH ALL MATERIALS, LABOR, EQUIPMENT AND RELATED ITEMS NECESSARY TO ACCOMPLISH TOPSOIL, TREATMENT AND PREPARATION OF SOIL, FINISH GRADING, PLACEMENT OF SPECIFIED PLANT MATERIALS, FERTILIZER, STAKING, MULCH, CLEAN-UP, DEBRIS REMOVAL, AND 90-DAY MAINTENANCE. QUALIFICATIONS: LANDSCAPE CONTRACTOR TO BE SKILLED AND KNOWLEDGEABLE IN THE FIELD OF WORK AND HAVE A MINIMUM FOR FIVE (5) YEAR'S EXPERIENCE INSTALUNG SIMILAR WORK. CONTRACTOR TO BE LICENSED TO PERFORM THE WORK SPECIFIED WITHIN THE PRESIDING JURISDICTION. JOB CONDITIONS: IT IS THE CONTRACTOR'S RESPONSIBIUTY TO REVIEW THE SITE AND REPORT ANY DISCREPANCIES TO THE OWNER OR THE OWNER'S REPRESENTATIVES. ALL PLANT MATERIAL AND FINISH GRADES ARE SUBJECT TO APPROVAL BY THE OWNER. PROTECTION: SAVE AND PROTECT ALL EXISTING PLANTINGS SHOWN TO REMAIN. DO NOT PLANT UNTIL OTHER CONSTRUCTION OPERATIONS WHICH CONFLICT HAVE BEEN COMPLETED. IF AN IRRIGATION SYSTEM IS TO BE INSTALLED DO NOT PLANT UNTIL THE SYSTEM HAS BEEN INSTALLED, TESTED, AND APPROVED BY THE OWNER. HANDLE PLANTS WITH CARE - DO NOT DAMAGE OR BREAK ROOT SYSTEM, BARK, OR BRANCHES. REPAIR AND/OR REPLACE ITEMS DAMAGED AS A RESULT OF WORK. OR WORK NOT IN COMPLIANCE WITH PLANS AND SPECIFICATIONS, AS DIRECTED BY OWNER AT NO ADDITIONAL COST TO THE OWNER. REPAIR OF EXISTING PLANTINGS: DURING THE COURSE OF WORK, REPAIR ALL EXISTING PLANTING AREAS BY PRUNING DEAD GROWTH, RE-ESTABLISHING FINISH GRADE AND RE -MULCHING TO SPECIFIED DEPTH. REPAIR OF IRRIGATION SYSTEM: DURING THE COURSE OF WORK, REPAIR ANY DAMAGE TO THE IRRIGATION SYSTEM TO MATCH CONDITIONS PRIOR TO THE DAMAGE. GUARANTEE: GUARANTEE ALL PLANT MATERIAL FOR A PERIOD OF ONE YEAR FROM DATE OF FINAL ACCEPTANCE OF THE JOB BY OWNER. 90-DAY MAINTENANCE: CONTRACTOR TO PROVIDE OWNER WITH A SCOPE OF WORK AT TIME OF INITIAL PROJECT BID TO PROVIDE LANDSCAPE AND IRRIGATION MAINTENANCE FOR 90 DAYS FOLLOWING COMPLETION OF PROJECT (ACCEPTANCE) OF FACILITY BY OWNER. WORK TO INCLUDE MAINTENANCE AS DESCRIBED BELOW, IN PLANTING AND IRRIGATION MAINTENANCE. MATERIALS: PLANT MATERIALS: PLANT MATERIALS TO BE GRADE NO. 1, SIZED IN ACCORDANCE WITH (AAN) AMERICAN STANDARDS FOR NURSERY STOCK (ANSI Z60.1-1996). PRUNE PLANTS RECEIVED FROM THE NURSERY ONLY UPON AUTHORIZATION BY THE LANDSCAPE ARCHITECT. "B & B" INDICATES BALLED AND BURLAPPED; "CONT." INDICATES CONTAINER; "BR" INDICATES BARE ROOT; "CAL" INDICATES CALIPER AT 6" ABOVE SOIL LINE; "GAL" INDICATES GALLON. A) SPECIFIED PLANT CANOPY SIZE OR CALIPER IS THE MINIMUM ACCEPTABLE CONTAINER OR BALL SIZE ESTABLISHES MINIMUM PLANT CONDITION TO BE PROVIDED. B) QUALITY: PLANT MATERIAL TO COMPLY WITH STATE AND FEDERAL LAWS FOR DISEASE VIGOROUS. WELL FORMED WITH WELL INSPECTION, PLANTS TO DEVELOPED FIBROUS ROOTT FULLY LIVE, GO SYSTEMS. ROOT BALLS OF PLANTS TO BE SOLID T AND FIRMLY HELD TOGETHER, SECURELY CONTAINED AND PROTECTED FROM INJURY AND DESICCATION. PLANTS DETERMINED BY LANDSCAPE ARCHITECT TO HAVE BEEN DAMAGED; HAVE DEFORMITIES OF STEM, BRANCHES, OR ROOTS; LACK SYMMETRY, HAVE MULTIPLE LEADERS OR Y' CROTCHES LESS THAN 30 DEGREES IN TREES, OR DO NOT MEET SIZE OR ANSI STANDARDS WILL BE REJECTED. PLANT MATERIAL TO BE FROM A SINGLE NURSERY SOURCE FOR EACH SPECIFIED SPECIES/HYBRID. NURSERY SOURCES TO BE THOSE LOCATED IN THE SAME REGION AS THE JOB SITE. C) SUBSTITUTION: NO SUBSTITUTION OF PLANT MATERIAL, SPECIES OR VARIETY, WILL BE PERMITTED UNLESS WRITTEN EVIDENCE IS SUBMITTED TO THE OWNER FROM TWO QUALIFIED PLANT BROKERAGE OFFICES. SUBSTITUTIONS WHICH ARE PERMITTED TO BE IN WRITING FROM THE OWNER AND LANDSCAPE ARCHITECT. THE SPECIFIED SIZE. SPECIES AND VA NEAREST RIETY, AS APPROVED, TO BE FURNISHED. SUBSTITUTIONS MAY REQUIRE SUBMITTAL TO REVISED LANDSCAPE PLAN TO CITY FOR APPROVAL. SOIL PREPARATION: TOPSOIL, AMENDMENT, AND BACKFILL, ARE GENERAL REQUIREMENTS FOR ALL LANDSCAPE AREAS, UNLESS NOTED OTHERWISE ON THE PLANS. SOIL AMENDMENTS AND FERTILIZER NOTED BELOW ARE TO BE USED FOR BID PRICE BASIS ONLY. SPECIFIC AMENDMENTS AND FERTILIZERS WILL BE MADE AFTER SOIL SAMPLES ARE LABORATORY TESTED BY THE CONTRACTOR. PROVIDE CHANGE ORDER FOR ADDITIONAL OR REDUCTION OF MATERIALS REQUIRED OR NOT REQUIRED BY THE SOILS REPORT. SOIL FERTILITY AND AGRICULTURAL SUITABILITY ANALYSIS: AFTER ROUGH GRADING AND PRIOR TO SOIL PREPARATION, CONTRACTOR TO OBTAIN TWO REPRESENTATIVE SOIL SAMPLES, FROM LOCATIONS AS DIRECTED BY THE LANDSCAPE ARCHITECT, TO NORTHERN LIGHTS ANALYTICAL & CONSULTING INC. RAVENSDALE WA, TEL. 253-653-5770 OR, EQUIVALENT TESTING LABORATORY, FOR TEST #AO5-2. SUBMIT RESULTS TO LANDSCAPE ARCHITECT FOR REVIEW. TESTS TO INCLUDE FERTILITY AND SUITABILITY ANALYSIS WITH WRITTEN RECOMMENDATIONS FOR SOIL AMENDMENT, FERTILIZER, CONDITIONERS, APPLICATION RATES, AND POST -CONSTRUCTION MAINTENANCE PROGRAM. TESTS TO BE CONTRACTED WITH AND PAID FOR BY THE CONTRACTOR. A) TOPSOIL: CONTRACTOR IS RESPONSIBLE FOR SUPPLYING ALL TOPSOIL AND FOR DETERMINING THE VOLUME OF TOPSOIL REQUIRED PER THE INFORMATION ON PLANS AND NOTED HERE -IN. CONTRACTOR IS RESPONSIBLE FOR ANY NECESSARY WEED CONTROL RESUATNG FROM CONTAMINATED OFF SITE SOURCES. B) TOPSOIL TO CONSIST OF WINTER MIX AS PRODUCED AND REMIXED BY PACIFIC TOPSOILS, INC. WINTER MIX TO CONSIST OF 1/3 BY VOLUME SANDY LOAM, 1/3 BY VOLUME COMPOSTED GARDEN MULCH, AND 1/3 BY VOLUME COARSE WASHED SAND OR EQUIVALENT. AT MINIMUM, TOPSOIL PRODUCTS BROUGHT ON SITE TO CONTAIN AMENDMENTS AS LISTED IN "C". C) TOPSOIL TO INCLUDE THE FOLLOWING AMENDMENTS AS NECESSARY: THE FOLLOWING AMOUNT PER 1,000 SQUARE FEET: 1. 6-CUBIC YARDS ORGANIC COMPOST. COMPOST TO BE FREE OR NON -FARM ANIMAL SOURCES, NOR TO BE FROM SOURCES CONTAINING REDWOOD OF CEDAR PRODUCTS. 2. 30-POUNDS NITROFORM (38-0-0) 3. 5-POUNDS AMMONIUM SULFATE C 40-POUNDS CALCIUM CARBONATE LIMESTONE 5. 40-POUNDS DOLOMITE LIMESTONE 6. S-OUNES BORON (AS BORAX) ALL AMENDMENTS TO BE THOROUGHLY MIXED PRIOR TO INCORPORATION INTO TOPSOIL. D) PLANTING BACKFILL FOR ALL TREES, SHRUBS, AND GROUNDCOVERS: 1. 0.6-CUBIC YARDS PER VOLUME TOPSOIL 2. 0.4-CUBIC YARDS ORGANIC COMPOST. 3. 3-POUNDS NITROFORM (38-0-0) 4. 1-POUNDS AMMONIUM SULFATE 5. 2-POUNDS CALCIUM CARBONATE UMESTONE 6. 2-POUNDS DOLOMITE LIMESTONE F TOPSOIL PREPARATION AND INSTALLATION: 1. VERIFY SUBGRAOES TO -7 INCHES IN LANDSCAPE AREAS -18/24 INCHES IN PARKING LOT ISLANDS BELOW FINISH ELEVATION, OR AS INDICATED ON PLANS. THIS ACCOMMODATES, TOPSOIL, AMENDMENTS, AND MULCH. 2. ERADICATE ANY SURFACE VEGETATION ROOTED IN THE SUB -GRADE PRIOR TO SUB -GRADE PREPARATION. 3. THOROUGHLY SCARIFY AND RIP ALL LANDSCAPE SUB -GRADES WHICH HAVE BECOME COMPACTED TO A DEPTH OF 12 INCHES WITH MULTIPLE PASSES, 90 DEGREES TO EACH OTHER. SCARIFY AREAS INACCESSIBLE TO MECHANIZED EQUIPMENT AND AROUND EXISTING PLANTINGS NOTED TO REMAIN WITH HAND TOOLS. 4. REMOVE SOIL LUMPS, ROCK, VEGETATION AND/OR DEBRIS LARGER THAN 2 INCHES FROM ALL SUB -GRADE PRIOR TO PLACEMENT OF SPECIFIED TOPSOIL. 5. REMOVE ANY ASPHALT EXTENDING BEYOND 6 INCHES FROM CURBS INTO ADJACENT LANDSCAPE AREAS. 6. PARKING LOT PLANTER ISLANDS TO BE OVER EXCAVATED BY BACKHOE. REMOVE PAVING WASTE, GRAVEL BASE MATERIAL AND UNDERLYING SUBSOIL TO 18 INCHES BEEOW TOP OF PAVING, SCARIFY AND OVER EXCAVATE PLANT PIT BOTTOM 12 INCHE§ TO MINIMIZE 5TRPPTURAL CQMPACTIO_N: . _ 3ELIMINARY LANDSCAPE PLANTING NOTES AND DET_ -_S A PORTION OF THE SW 1/4 OF THE SE 1/4 OF SECTION 26, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON G) TOPSOIL PLACEMENT: 1. PROVIDE A TOTAL FINISH COURSE OF 4 INCHES OF TOPSOIL FOR LANDSCAPE AREAS AND 18 TO 24 INCHES IN PARKING LOT ISLANDS. 2, IN ALL LANDSCAPE AREAS, PLACE 2 INCHES (6 INCHES IN PARKING LOT ISLANDS) OF TOPSOIL MIX WITH AMENDMENTS OVER THE PREPARED SUB -GRADE AND THOROUGHLY ROTOTILL WITH MULTIPLE PASSES INTO THE TOP 6 INCHES OF SUB -GRADE FOR A TOTAL DEPTH OF 8 INCHES IN LANDSCAPE AREAS (12 INCHES IN PARKING LOT ISLANDS). PLACE AN ADDITIONAL 2 INCH LIFT OF TOPSOIL IN ALL LANDSCAPE AREAS AND MINIMUM 12 INCH UFT IN ALL PARKING LOT ISLANDS, FOR THE FINAL TOPSOIL DEPTH OF 4 INCHES IN LANDSCAPE AREAS AND 18/24 INCHES IN PARKING LOT ISLANDS. 3. PLACE ADDITIONAL TOPSOIL AND SOIL MIX AS REQUIRED TO MEET FINISH ELEVATIONS. BARK MULCH (TOPDRESSING): ONE -HALF -INCH (1/2") SIZE. TO ONE -QUARTER (1/4"), I.E.. "FINE," HEMLOCK/FIR BARK. STAKES: 2-INCH DIAMETER BY 8-FOOT MINIMUM LOOGEPOLE PINE STAKES. GUY MATERIAL: 1-INCH WIDE POLYETHYLENE CHAIN LOCK TYPE TIES; OR, 3/8" DIAMETER RUBBER. NO WIRE. LAWN: COMMERCIAL SEED AS NOTED ON PLAN. HERBICIDE: HERBICIDE IS NOT RECOMMENDED FOR THE FIRST YEAR AFTER INSTALLATION. ANTI -DESICCANT: 'WILT -PROOF," 48 HOURS PRIOR TO SHIPMENT TO SITE FROM JUNE 1 THROUGH SEPTEMBER. THOROUGHLY ROOT WATER PLANTS PRIOR TO DELIVERY, PLANT MATERIAL DELIVERED TO SITE TO BE KEPT CONTINUALLY MOIST THROUGH INSTALLATION. EXECUTION: FINISH GRADES: FINE GRADE AND REMOVE ROCKS AND FOREIGN OBJECTS OVER 2 INCHES DIAMETER FROM TOP SURFACE OF PREPARED LANDSCAPE AREAS. FINISH ELEVATIONS TO BE DEFINED AS 3 INCHES BELOW CURBS, WALKS AND/OR OTHER ADJACENT HARDSCAPE FOR ALL PLANTING BED AREAS AND 1-INCH BELOW CURBS, WALKS AND/OR OTHER ADJACENT HARDSCAPE FOR ALL LAWN AREAS. FINISH GRADE REFER TO GRADES PRIOR TO INSTALLATION OF MULCH OR LAWN. ALL FINISH GRADES TO BE SMOOTH EVEN GRADES, LIGHTLY COMPACTED, AS SHOWN ON THE PLAN AND DETAILED. PROVIDE POSITIVE DRAINAGE AWAY FROM BUILDINGS AND STRUCTURES. SITE CIVIL DRAWINGS IDENTIFY FINAL ELEVATIONS. TREES AND SHRUBS: ARRANGE TREES AND SHRUBS ON SITE IN PROPOSED LOCATIONS PER DRAWINGS. EXCAVATE PIT, PLANT AND STAKE OR GUY, AS CALLED OUT AND DETAILED. ALL TREES. SHRUBS. AND SUPPORTS TO STAND VERTICAL. BACKFILL SHALL BE PIT SPOILS. SETTLE BACKFILL USING WATER ONLY. NO MECHANICAL COMPACTION. GROUNDCOVERS: EXCAVATE PITS TO A MINIMUM OF 3 INCHES BELOW, AND TWICE THE ROOT BALL DIAMETER. WATER THOROUGHLY AND TAKE CARE TO ENSURE THAT ROOT CROWN IS AT PROPER GRADE, AS DETAILED. MULCH: MULCH ALL LANDSCAPE AREAS NOT COVERED BY LAWN AND/OR SEED. APPLY SUFFICIENT QUANTITY T0 PROVIDE A 2-INCH DEPTH. 0 DE UTILITY CLEARANCES: FIELD ADJUST PLANT LOCATIONS FOR 8-FOOT SEPARATION OF TREES/SHRUBS AND 2-FOOT SEPARATION FOR GROUNDCOVER FROM FIRE HYDRANTS AND UTILITY VAULTS. PLANTING MAINTENANCE: CONTRACTOR TO MAINTAIN PLANTINGS THROUGH COMPLETED INSTALLATION, AND UNTIL ACCEPTANCE OF LANDSCAPE INSTALLATION. PLANTING MAINTENANCE TO INCLUDE WATERING, WEEDING, CULTIVATING. TIGHTENING AND REPAIRING OF TREE GUYS, RESETTING PLANTS TO PROPER GRADES OR POSITION, RE-ESTABLISHING SETTLED GRADES: AND MOWING LAWNS WEEKLY AFTER LAWN ESTABLISHMENT. HERBICIDE IS NOT RECOMMENDED FOR ONE YEAR FOLLOWING LANDSCAPE INSTALLATION. INCLUDED IS REPLACEMENT OF DEAD PLANTS AND PLANTS SHOWING LOSS OF 40 PERCENT OR MORE OF CANOPY. IRRIGATION MAINTENANCE: THE IRRIGATION SYSTEM TO BE MAINTAINED INCLUDING ADJUSTMENTS FOR BALANCED WATER DISTRIBUTION AND PRECIPITATION. FAILED OR MALFUNCTIONING IRRIGATION EQUIPMENT SHALL BE REPLACED AND/OR CORRECTED. PLANTING AND IRRIGATION MAINTENANCE TO INCLUDE THOSE OPERATIONS NECESSARY 70 THE PROPER GROWTH AND SURVIVAL OF ALL PLANT MATERIALS. CONTRACTOR TO PROVIDE THIS WORK IN ADDITION TO SPECIFIC WARRANTY/GUARANTEES. PLANT SELECTION REQUIREMENTS: 1. PLANTS SHALL MEET THE CURRENT AMERICAN STANDARD FOR NURSERY STOCK AND SHALL BE HEALTHY, VIGOROUS AND WELL -FORMED, WITH WELL -DEVELOPED, FIBROUS ROOT SYSTEMS, FREE FROM DEAD BRANCHES OR ROOTS. PLANTS SHALL BE FREE FROM DAMAGE CAUSED BY TEMPERATURE EXTREMES, LACK OF OR EXCESS MOISTURE, INSECTS, DISEASE, AND MECHANICAL INJURY, PLANTS IN LEAF SHALL BE WELL FOLIATED AND OF GOOD COLOR. PLANTS SHALL BE HABITUATED TO OUTDOOR ENVIRONMENTAL CONDITIONS (HARDENED -OFF). 2. ALL LANDSCAPE AREAS SHALL BE PLANTED WITH A PLANT DENSITY TO ACHIEVE 90% COVER WITHIN 3 YEARS. 3. IRRIGATION: ALL LANDSCAPE AREAS SHALL BE SERVED BY AN AUTOMATIC IRRIGATION SYSTEM. WATER CONSERVATION FEATURES SUCH AS MOISTURE SENSORS WITH AUTOMATIC RAIN SHUT-OFF DEVICES, AUTOMATIC TIMERS, PRESSURE REGULATING DEVICES, BACKFLOW PREVENTION DEVICES, SEPARATE IRRIGATION ZONES FOR GRASS AND PLANTING BEDS, AND SPRINKLER HEADS MATCHED TO SITE AND PLANT CONDITIONS SHALL BE INSTALLED. IRRIGATION WATER SHALL BE APPLIED WITH GOALS OF AVOIDING RUNOFF AND OVERSPRAY ONTO ADJACENT PROPERTY, NO -IRRIGATED AREAS AND IMPERVIOUS SURFACES. AN IRRIGATION PLAN SHALL BE INCLUDED AS PART OF A FUTURE BUILDING PERMIT. 4. INSTALLATION OF THE LANDSCAPING AND SCREENING SHALL BE COMPLETED AND A LANDSCAPE DECLARATION SUBMITTED BY THE OWNER OF OWNER'S AGENT PRIOR TO ISSUANCE OF THE CERTIFICATE OF OCCUPANCY TO THE NEXT PLANTING SEASON IF APPROVED BY THE COMMUNITY DEVELOPMENT DIRECTOR AND STATED ON THE BUILDING PERMIT. A PERFORMANCE ASSURANCE DEVICE EQUAL TO 150% OF THE COST OF THE LABOR AND MATERIALS MUST BE PROVIDED TO THE CITY BEFORE THE DEFERRAL IS APPROVED. THE PROPERTY OWNER SHALL KEEP ALL PLANTING AREAS FREE OF WEEDS AND TRASH AND REPLACE ANY UNHEALTHY OR DEAD PLANT MATERIALS FOR THE LIFE OF THE PROJECT IN CONFORMANCE WITH THE INTENT OF THE APPROVED LANDSCAPE PLAN AND TMC 8.28.180. PLANTING NOTES: 1. SITE PREPARATION AND PLANTING OF VEGETATION SHALL BE IN ACCORDANCE WITH BEST VEGETATION'S MANAGEMENT PRACTICES FOR ENSURING THE LONG-TERM HEALTH AND SURVIVAL AND SHALL INCLUDE INCORPORATION AND TILLING IN OF ORGANIC MATERIAL TO A DEPTH OF 18 INCHES AND MULCHING. 2. ROOT BALLS OF POTTED AND BALLED AND BURLAPPED (B&B) PLANTS MUST BE LOOSENED AND PRUNED AS NECESSARY TO ENSURE THERE ARE NO ENCIRCLING ROOTS PRIOR TO PLANTING. AT LEAST THE TOP HALF OF BURLAP AND ANY WIRE STRAPS ARE TO BE REMOVED FROM B&B PLANTS PRIOR TO PLANTING. THE PLANT SHOULD BE COMPLETELY VERTICAL. THE TOP OF THE ROOT FLARE, WHERE THE ROOTS AND THE TRUNK BEGINS, SHOULD BE ABOUT ONE INCH FROM THE SURROUNDING SOIL. INSPECTIONS: 1. AFTER APPROVAL BY THE CITY'S BOARD OF ARCHITECTURAL REVIEW, NO CHANGES ARE ALLOWED H WITHOUT PRIOR APPROVAL OF THE PLANNING DEPARTMENT THESE INCLUDE NO CHANGES TO THE LANDSCAPING (BOTH DESIGN AND PLANT SPECIES). IF YOU WISH TO MAKE ANY CHANGES YOU MUSH SUBMIT A WRITTEN REQUEST ALONG WITH A JUSTIFICATION FOR THE REQUESTED CHANGE AND AN EXPLANATION AS TO WHY THE ISSUE WAS NOT ADDRESSED AS PART OF THE DESIGN REVIEW PROCESS. 2. A SOILS INSPECTION IS REQUIRED AFTER AMENDING THE SOIL, BUT BEFORE ANY PLANTS. 3. PRIOR TO REQUESTING A LANDSCAPING INSPECTION PLEASE PROVIDE A LANDSCAPING AFFIDAVIT FROM THE LANDSCAPE ARCHITECT, STATING THAT THE LANDSCAPING WAS INSTALLED PER APPROVED PLANS. LANDSCAPE INSPECTION CAN OCCUR ANY TIME AFTER THE PLANTS ARE PLANTED. YOU DO NOT NEED TO WAIT UNTIL THE END OF THE PROJECT TO SCHEDULE THE LANDSCAPING INSPECTION. AS PART OF THE LANDSCAPING INSPECTION YOU WILL NEED TO VERIFY THAT THE IRRIGATION SYSTEM IS WORKING PROPERLY. 4. FINAL INSPECTION REQUIRES A SIGNED LANDSCAPE DECLARATION. (2) LOOGEPOLE STAKES; TIE AT APPROX. 1/3 TO 1/2 HEIGHT OF TREE WITH FLEXIBLE RUBBER TIE IN FIGURE EIGHT PATTERN. STAKES AND TREE PLUMB 3" DEEP SAUCER FOR WATER- 2" DEEP MULCH LAYER .� 11171 REMOVE ALL TIES, WRAP & CONTAINERS.y�1W FREE PERIMETER ROOTS FROM NURSERY BALL F EXCAVATE TREE PIT AT A MIN. OF 2 TIMES A DIA OF ROOTBALL AT BALL CENTER, TAPERING PIT GRADE TO FINISH GRADE PIT SPOILS, NURSERY BALL WASTE BACKFILL SET BALL ON UNDISTURBED SUBGRADE, OR COMPACTED SOIL. NOTE: UGHT FERTILIZER OVER PLANTING BED AFTER BACKFILL ONLY; NO FERTILIZER IN PLANTING PIT. WORK PERIMETER ROOTS FREE OF NURSERY BALL. BALL & PIT TO BE COURSELY SCARIFIED. EVERGREEN TREE PLANTING/STAKING DETAIL NOT TO SCALE PRUNE DAMAGED TWIGS AFTER PLANTING PLACE IN VERT. POSITION: DOUBLE LEADERS WILL BE REJECTED NOTE: KEEP ROOTBALL MOIST AND PROTECTED AT ALL TIMES. HOLD CROWN OF ROOTBALL AT OR JUST ABOVE FINISH GRADE. PROTECT TRUNK AND LIMBS FROM INJURY. BACKFILL TO Be SETTLED USING WATER ONLY - NO MECHANICAL COMPACTION. REMOVE ALL WRAP, TIES & CONTAINERS, REGARDLESS OF MATERIAL. (22) KLOTDyGEEEPOpoLRpE RSTgAKEEESSR, GPULLUMBT�EWIITHN ELASTIC CHAIN- -� REMOVE PAFfER ONE BGROWING SEASON FIGURE EIGHT; PROTECTIVE WRAPPING DURING SHIPMENT TO SITE AND INSTALLATION REMOVE AT COMPLETION OF PLANTING LAWN PLANTING; PROVIDE 3'0 "NO GRASS" TREE RING AND - 3" DEEP LAULCH LAYER IN WELL. HOLD BACK FROM TRUNK % TO 10 FINISH GRADE - PREPARE PLANTING BED PER SPECS; AT MIN., LOOSEN AND MIX SOIL TO 18" OR DEPTH OF ROOTBALL AND 2 TIMES BALL DIA. SOIL TO 18' OR DEPTH OF ROOTBALL AND 2 TIMES BALL DIA, REMOVE ALL WRAP TIES AND RE CONTAINERS AWAY FROM PERIMETER ROOTS aIL SET BALL ON UNDISTURBED BASE OR COMPACTED MOUND UNDER BALL PENETRATION 70 SUBBASE (+) 24" DECIDUOUS TREE PLANTING/STAKING DETAIL NOT TO SCALE 2" MULCH LAYER FEATHER EXCESS _ SOIL UNDER MULCH i" MULCH AT CROWN 1/2" ABOVE GRADE 1" ABOVE GRADE- / ` PREPAR P ANTIN NOTE: 1 REMOVE CONTAINER AND WORK~ ROOTS FREE OF SOIL. BACKFILL TO BE SETTLED USING WATER ONLY. SEE PLANT LIST FOR PLANT SPACING. ( R.ANTED BE FORT IAi) ( PLANTED BEFORE MILCH GROUNDCOVER PLANTING DETAIL NOT TO SCALE HOLD PLANTS FROM EDGE OF PLANTER O i c� AS NOTED ON PLANT LIST 17, . �F'• SPACING AS CALLED OUT o ON PLAN/PLANT LIST BED LINE EDGE HOLD PLANTS FROM CURB ALK /W' EDGE OF PLANTER f AS NOTED ON PLANT LIST NOTE: THIS SPACING APPLIES TO GROUNDCOVER AND FORMAL SHRUB ROW PLACEMENT. PLANT MATERIAL SPACING DETAIL NOT TO SCALE TOPSOIL SETTLED OVER ALL TOPSOIL DEPTH OF 3 FEET (COMPACTED CONDITION) CURB BERM HEIGHT 6" MIN.-_ / 1-1/2" DRAIN AT LOW POINTS & 10' SPACING SOIL UNE: 3" -- MAXIMUM IN MULCH, 1" N LAWN - PAVING (SEE _ CIVIL PLANS) SUBGRADE ;`t..; ,. ...,. -.:-...gib-�• REMOVE EXCESS GRAVEL AND PAVING wry\ ^ '� COARSE TRANSITION FROM TOPSOIL TO SUBSOIL NOTE: OVER EXCAVATE PARKING LOT PLANTERS TO LOOSEN COMPACTED SUBBASE GRADING • PARKING LOT PLANTERS DETAIL NOT TO SCALE FINISH GRADE AT 2" MULCH LAYER 4A SLOPE MAXIMUM 2R SLOPE MINIMUM TOPSOIL AS SPECIFIED CURB PER CIVIL DRAWINGS (WALK FINISH GRADE AT SIMILAR) 3:1 SLOPE MAXIMUM 10:1 SLOPE MINIMUM PREPARED SUBGRADE 1" MAX. 1" MAX. CLEAR SIDEWALK LAMLC N MULCH GID4tl (CURB SIMILAR) PLANTER SECTION DETAIL NOT TO SCALE TOPSOIL 2" MULCH LAYER FINISH GRADE LAWN F-� SHOVEL -CUT TRANSITION 0 PLANTING BED ADJACENT TO LAWN DETAIL NOT TO SCALE MULCH AT CURB DETAIL NOT TO SCALE TECH LAYER 00 5 X. TOP OF CURB, )P TO MULCH STATE OF WASHINGTON REGISTERED LANDSCAPE ARC}, 12/)5/12 J W Q a F- Q w U G 0 Z Z Z Q Q J CO) Lu QO Z Z Z wH w ""L aQ J a Y a n. D 3 co w � � F- he Q P_ nO In Y a U c_Z S U A n � 0 u) Z U z _ n � a ¢ONE ZK z (D 000 N N Q I I 3 1n ut z r, z c N N � ! L� E �Yvv UN TOP 6a A G5'J• NORTH ELEVATION SCALE: 1/8" = V-0" cxu¢Wimin6cocaaG TOP OF PAR4PEf Y iOIiRN FLWR A ,utrm FLaop EE�.awo ricop h_ SOUTH ELEVATION SCALE: 1/8" = 1'-0" TOPOFI>=EP A SIFII WIE FOSf FARI&IUE MAGONxLBR401N0611ENOR 610E W EA WTE MAIONING 4UNUFACIU6Ep '0� b'-0° 3'-0" R'-m• B• 6TplENR,FDi 1'-0' b'-0• I'-0' LOG4BLE HfSP `� WFSTEPoVR®CEBYt OP EOUK 6W,TIMANUALLTOP '. . OVEflHEAD W WGE OOO6 To i0 AW4'ANYSIGN 6WRNlb WGPFE 6Eltl1 xY-0'LONG ., "� EXIEApP 6'IW GE6PKF � ,i O -, r :._ L ® f° RMRIIlW151CNM£ �'�.. STORAGE & TRASH ENCLOSURE ELEVATION � GN<,1G_ OOkN6F0Ui 6G4E 4'L' d' - �� d o1T, a M4ICXINGMMIUFKT)fiEG CHMOOP100LORCOPWG v " " SfgIEVENEFA a p _ ,a4-xrz4' fiEYIDO011C.� C 9 I'-b• MAILI@IGYAMIFOLRHi® b'IONELBhat __-----____�_ J - � STORAGE & TRASH ENCLOSURE ELEVATION STORAGE & TRASH ENCLOSURE PLAN SITE SIGNAGE ELEVATION • swwE:+w'•ra' scus; ix'•ra - 6cuE: ur•ro• 0001 Tukwila Home2 Suites Hotel Develo ment bmh Tukwila, Washington p h����PSC THE WIDEWATERS GROUP Much 15, 2012 3 LOOP - 6 BIKE BB' LONG FIfY 1/Y 36. GRADE tY' t/T'HOLE r-OR B3KEBARff RS=`RED 1REBAROYonfERS) de' HOLE B'eASErt/OE FORAN610R e0LTB (%rrnaaa er km b) SURFACE MOUNTING EMBED MOUITMr Bike Rack, Model BR-1.5 61EELG nMn EAOI6HN: DROPRW�r OD%IEIERXSdIAVG I11 �\ `r '' m��E%nNOtt MIN mOEfiIFE6EN0 STORAGE & TRASH ENCLOSURE ELEVATION scuem••rd SPECIFICAMNS MATERIAL The 69-15. bike rack shall be fabricated with 2" sch. 40 steel pipe (2.375" OD), .154 wall. Pipe shall conform to A5TM A53. Bends shall be produced by mandril style rotary drawn bending procedure. PROTECTIVE COATING5 Powder Coating: Following fabrication bike racks Shall be cleaned and treated with an Iron phosphate process prior to the coating application. This process shall Include a non- chromatcd alkaline cleaner, and an Iron phosphate treatmentfollowed with an acidic sealer for murAmuln adhesion. The protective coatings shall be either polyester or polyester TGIC powder. Following application the parts shall be baked ut1Ul properly cured. The coating shall be a minimum of 4 mile thick on all surfaces. Options for finish: Corrosion resistant undercoat, strongly recommended Nate: Unless otherwise apseled, bike racks shall be powder coated a standard Fairweather color. Options Mounting: Em' ed, surface mount Cast aluminum base cover Hot DIP Galvanizing, Instead of powder coat7nei Following fabrication, the bike rack shall be hot dip surNan'rzeel to standard ASTM A123, 3 to 4 mils thick Please Notes: For permanent embed. depth and diameter of installation hole may vary with son conditions. Consult project engineer for correct dimensions. FairWeather Site Furnishings 360-895.2626 or Toll race 800-323-1799 Pon Orrhud, Washington S—O' 6'-0' S—D' IT—o' 0 0 ii`llll bd -6SFA u q_-----_-__ 0.LE0D0Cflp1D�N"uu 4 . 12'-0' 24'-8' Series Size 1 LE LED AreaLuminalre osll�slls�rs"tg xs�.... Introduction Tha modem stytng of tie PSadec rs sLikeig •. yet—bume-meting a hold•pr —ive sxammam wan as abknda uamlaalywirh kc Specifi®tlans emtranenent anA: ioi.�n O TheD.Sedea daiR." benafinofthe f—h, Y/ LEDtechnologyinroa high padomunce.high effimc76 blgJffe km'awiie. 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HOME STORAGE & TRASH ENCLOSURE ELEVATION nSTORAGE & TRASH ENCLOSURE PLAN SITE SIGNAGE ELEVATION - sr., a. w••rd scetE:1A•. rd acue+m•rd T t00 �1 Tukwila Home2 Suites Hotel Development Marchb=eTukwila, Washington hogancampis WM"aCaw'aNET THE WIDEWATERS GROUP March 15.2012 "IYI Now —...Nam llap� �Pm �119 I"- RI I mail i sillull 0 R71 ri a-M- l' PONE 51-0 M it.;,. z =W�n ® I11 � o� o Cr n LJ !� I 1lJ O O ® FIO 4 r - -4ak� F1wd FM0 �nu I NDIO 5NDI0 5111DI0 5T1133 5NDI0 5NDI0 5NDI0 V 1 lil 69 w 131 �' 13-3 135 13l 139 1 I o 1:3w) - I ------------ - �TTT�---- TT III III I I I I I Ir----11 III 111I I I I I Ir___-�1 III III1 1 1 1 I IL---- I1 III III I I I I IL____JI 111 III 111 111 111 111 III III I I I I I I I I I I I I I I 4 DENOTES PUBLIC ACCESS POINT LOBBY LEVEL PLAN SCALE 1/8" = 1'-0" 0 r MARCH 15, 2012 Tukwila Home2 suites Hotel Development marccture hogan campis Tukwila, Washington THE WIDEWATERS GROUP March ,5. 2012 ----------------- ---- ---------Lj ---------------------------- --------------------------------------------------� \ V PPG 17 L E ri 6NIO 0 -pi 67 _ 6lO -• LI 6% .I ]16 4 6D1p 21B - ��u23 �' \ 6DI0 12] _ -6NIO 1 _ 42Z4 KI, 26 - NDIOW. 228 '� 23 �G'T3INyZ0- 136O 6K2liT3IEb I Li LJ //'� L__ J I ELECT 243 �f—fI1 LJ F F6TR® I I C>tE6T , I�F I _ _• ' L _ - K3W1lG - �, M I _ i2 - j�K-3IjNIJG � -� LrK�]3R1Y� BU 3 bTmIJL;�N1OG-I 6TUDb �6N,�LDJI��NI0Gj :�:...I-:I+r�.-k•.:.��V O �� �,.`/ TII^UKD3RII BIIOG A��Ilp16l 6TDI0 . UZLS �jl uI� II 21 231 4r, YUI 2A'3 IV�IY I 2 �V�) IC2I 2L9r� IIV�Y YIV�Y �233 Y_ F° sDIO 3 UV � � ---- fi 1 ' I L----------------------------------- o —� -----------------------------------------em--- a „ TYPICAL LEVEL PLAN 5 SCALE 1/8" = 1'-0" ,�i MARCH 15, 2012 Tukwila Home2 Suites Hotel Development kcTukwila, Washington hegen campis a THE WIDEWATERS GROUP mnh 15, 2612 FOOL PARAPET TTFiCAL PARAPET TY"CAL PARAPET TIM-L PARAPET L 4""t w n—N gj Ca A*6 tf.', 71.�, 2 -5, x 'i X� 1 4 z"' �ni A, g- 'M1 71 41 Vq 'R i�, It" J7, 1� # A" Mr. *w 31 t 4 -,t Elk J �z A & Ksv 6x, TYP&CAL PARAPET K. N . . . . . . . . . . . 1, _4i MrS 0 r -?r, v- - mw-i A Fr Uye , 2 , $�� 4!� -0- IN' z_T c V I -A N g I t*6 "iS" ZZ q X_� ar r `22, _2 Aai �4,1 I _w, �'�-�,,, X�01 r -an 'W lhl'mo NV - Vq Zl h_- F" �.7 i.�, 4�,It� 4 7",ti At A V, Ll dVf TOP a+KEEP ENTRY GLVLPY ROOF PLAN SCALE 1/8" = 1r-0" 'tool MARCH 15, 2012 $ �` Tukwila Home2 Suites Hotel Development Tukwila, Washington hogancmpis mamhne=re THE WIDEWATERS GROUP M.U15,M12 low r `, _ 4 0 TV, A W[DMATERS I BY MIL1UN i gU11Es . ........ Tukwila Home2 Suites Hotel Andover Park, City of Tukwila, WA o�® hogan campis architecture Attachment G y� � r �..,rw � 1� I 4 � •K ��i. I y� `-�` i■rYr:�rgy�NrZ��1�rL« �`� rW.,�1' tia '.YIN rii ',�1 �-1�W d/ . 1 L ._A f,r..3 \��icY-a�i.-�.:JrIQ�F...r•� �r. i e. • ry 1:.. „.. Via. .< .a�ep — .--sib.. -- -sir-. •,} • i.R ?f. a h Y. 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