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HomeMy WebLinkAboutPermit PL12-041 - 4501 BUILDING - DESIGN REVIEW4501 BUILDING 4501 S 134TH PL P L 1 2-041 L 12-046 DESIGN REVIEW - PUBLIC HEARING Brandon Miles From: Brandon Miles Sent: Thursday, May 30, 2013 2:19 PM To: waynejonesjr@gmail.com I `� Subject: 4501 Building Hi Wayne - I am following up on the conversation we just had. You had noted that you would like to increase the depth of the building by about 8 feet. This would not change the landscaping, height or finishes for the building. Based upon the fact that this does not seen to be a design modification I see no need to require a new design review application. Please note that you will need to ensure that the parking count remains the same (also that you have enough parking for the additional square footage) and that the fire access and turnaround remains the same. Let me know if you have any questions. Please retain this for your records. Regards, Brandon J. Miles, Senior Planner City of Tukwila 6300 Southcenter Blvd, Suite 100 Tukwila, WA 98188 (206) 431-3684 The City of opportunity, the community of choice. 1 City of Tukwila Jim Haggerton, Mayor • Department of Community Development Jack Pace, Director March 29, 2013 NOTICE OF DECISION TO: Bob, Fadden, Applicant Wayne Jones, Owner King County Assessor, Accounting Division 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 Proiect File Number: 12-046 Applicant: Lance Mueller and Associates on behalf of Wayne Jones Type of Permit Applied for: L12-046 Project Description: Construction of a 17,000 square foot commercial structure with associated parking on 2.35 acres within a Commercial/Light Industrial District of the City. The building will be devoted to warehouse and office use. A large parking area for construction equipment will be located in the rear of the building. Location: 4501 S. 1341h Place Associated Files: L06-086 (Design Review) E06-023 (SEPA) L07-044 (Special Permission from the Director) and L08-056 (Major Modification to an approved Design Review Application). Comprehensive Plan C/LI Designation/Zoning District: II. DECISION SEPA Determination: The City SEPA Responsible Official has: determined that the project does not create a probable significant environmental impact if specific mitigation conditions are imposed on the project and issued a Mitigated Determination of Non -Significance (MDNS) requiring compliance with those mitigation conditions, 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax 206-431-3665 Decision on Substantive Permit: The City Board of Architectural Review has determined that the application for the construction of a 17,000 Osquare light industrial building 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. The project is subject to the following conditions: 1. The site map shall be updated to show the location of bicycle parking for the site. Per figure 18-7 of Title 18 the site is required to have two bicycle parking stalls. The Director shall approve the location and design of the parking stalls. However, the Director shall not approve a design which will require the removal of any landscaping approved by the Board of Architectural Review. 2. The fence along the south property line shall be placed within the interior of the five foot landscape strip. 3. In order to maintain the north and south landscaped strip, a gate shall be added on the north fence and the south fence. 4. The chain -link fence along Macadam Road South shall be dark green. 5. Barbwire shall not be used on the chain -link fence along Macadam Road South. 6. The concrete walls for the dumpster enclosure shall be painted to match the color of the primary building. The proposed black chain -link fence with wood slats shall be replaced by green chain - link fence (same fencing material as the perimeter fence) with wood slats. 7. The roof shall utilize non -glare finishes and colors. 8. At the time of construction, tree protection fences shall be placed around the trees on the neighboring north property. The fences shall be placed one foot for every inch in height. No grading activity shall occur within these protected areas. 9. All landscaped areas shall have groundcover placement and species selection which allows for 90 percent coverage within three years. 10. All final details of the landscaping plan, including plant species and spacing, shall be approved by the City's Urban Environmentalist prior to issuance of the building permit for the project. 11. Revise the landscape plan to replace the columnar parking lot trees with trees that have a larger canopy, in order to provide more shade. The revised landscaping plan shall be reviewed by staff as part of the building permit review process. 12. Revise the landscape plan to include five evergreen trees along Macadam Road to provide better screening for the residential homes, provided there is no objection from the property owners. 13. Lighting shall be shielded to prevent any off -site glare spill -over to the adjoining properties. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 4 decision pursuant to Tukwila Municipal Code 18.104.010. One administrative appeal to the Hearing Examiner of the Board of Architectural Review Decision is permitted. No administrative appeal of a DNS or an EIS is permitted. If an MDNS was issued, any person wishing to challenge either the conditions which were imposed by the MDNS decision or the failure of the Department to impose additional conditions in the MDNS must raise such issues as part of the appeal. 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 April 19, 2013. Page 2 of 3 The requirements for such appeals are set forth in Tukwila Municipal Code18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 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 as outlined in the current fee resolution. V. APPEAL HEARINGS PROCESS The hearing regarding the appeal shall be conducted as a closed record hearing before the Hearing Examiner the based on the testimony and documentary evidence presented at the open record hearing conducted by the Board of Architectural Review. The Hearing Examiner's decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner's decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the 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 Brandon J. Miles, who may be contacted at 206-431-3684 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. Brandon J. Miles, Assistant Planner Department of Community Development City of Tukwila Page 3 of 3 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director CHAIR, THOMAS MCLEOD; VICE -CHAIR, LOUISE STRANDER; COMMISSIONERS, BROOKE ALFORD, MIKE HANSEN, SHARON MANN, CASSANDRA HUNTER AND MIGUEL MAESTAS IV. V. VI. BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING MARCH 28, 2012 - 6:30 PM TUKWILA CITY HALL COUNCIL CHAMBERS Call to Order Attendance Adoption of 02/28/13 Worksession minutes CASE NUMBER APPLICANT: REQUEST: LOCATION: Director's Report Adjourn BOARD OF ARCHITECTURAL REVIEW L12-046 Bob Fadden on behalf of Wayne Jones Public Hearing Design Review to consider the construction of a 17,000 square foot commercial structure with associated parking on 2.35 acres within a Commercial/Light Industrial District of the City of Tukwila. The building will be devoted to warehouse and office use. 4501 S. 134th Place 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax 206-431-3665 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Staff Report To the Board of Architectural Review Prepared March 8, 2013 Notification: On February 21, 2013, Notice of Application was distributed to tenants and property owners within 500 feet of the subject property. The Notice of Application was also posted on site. On March 15, 2013, a Notice of Public Hearing was disturbed to all property owners and tenants within 500 feet and the notice was published in the Seattle Times. File Number: L12-046 (Design Review) Associated Permits: L06-086 (Design Review) E06-023 (SEPA) L07-044 (Special Permission from the Director) and L08-056 (Major Modification to an approved Design Review Application). Applicant Bob Fadden on behalf of Wayne Jones Request: Construction of a 17,000 square foot commercial structure with associated parking on 2.35 acres within a Commercial/Light Industrial District of the City. The building will be devoted to warehouse and office use. A large parking area for construction equipment will be located in the rear of the building. Location: 4501 S. 134a' Place Comprehensive Plan Designation: Commercial/Light Industrial (C/LI) Zoning District: Commercial/Light Industrial (C/LI) SEPA Determination: Mitigated Determination of Non -Significance issued June 14, 2007. An addendum to the MDNS was adopted on November 7, 2008. Staff: Brandon J. Miles, Senior Planner Recommendation: Approval with conditions 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax 206-431-3665 Attachments: A. Applicant's Response to Design Review Criteria B. Revised Plans (Site Plan, Landscaping Plan, Floor Plans, and Elevations) BACKGROUND On July 3, 2007, the City issued a Notice of Decision approving the construction of a two story light industrial/office building at 4501 S. 134t' Place South. The Notice of Decision reflected the decision made by the BAR at their June 2007 meeting. The approved building was proposed to have a total square footage of 17,000 square feet. Parking for the proposed building was to be located in front of the building; a large parking area for construction equipment was proposed to be installed in the rear of the building. On September 26, 2008, the City received a request from the applicant to modify the approved design review plans. The applicant proposed to add a third story on the building. The third story will add approximately 6,000 square feet of new building space. The major modification to the project was approved by the BAR at its December 2007 Regular Meeting. TMC 18.60.070 (E) specifies that a design review approval shall expire if construction is not commenced within three years of approval. Thus, the December 2008 BAR approval for the 4501 Building expired in December of 2011. In order to proceed with the project, the applicant must submit and have approved a new design review application. ExistingDevelopment evelopment The site is largely undeveloped land. The applicant did install some of the required parking, which was approved in 2008. It appears that in the past this site had been used as a location for fill. The applicant's geotechnical report (Cornerstone Geotechnical Engineering Report, received by the City on December 11, 2006) indicated a significant amount of fill and other materials at a depth of approximately 10-12 feet. The site also contains deposits of kiln ash which is a heavy metal and is considered a toxic substance by the Washington State Department of Ecology. It appears that the kiln ash migrated onto the site from an adjacent parcel. The east portion of the property contains a very steep slope (excess of 40 percent). This slope is highly vegetated with mature trees and landscaping. Along the eastern edge of the property is a portion of Southgate Stream. The stream is in the right of way for S. 134`h Place. The site has a very odd shape. The front portion of the property is narrow, approximately 97 feet wide. The property widens towards the middle and rear of the property. Page 2 of 12 Topography The site has a mix of topography. As noted, the west portion of the property contains a steep slope in excess of 40 percent. No construction activity is proposed on this slope. After the toe of the slope the property generally has a slope of 5 percent. Near S. 134`►' Place, the slope of the property is generally from 15-17 percent with a down slope towards S. 134r►' Place South. 03.18.2013 12:21 Property slope increase from S. 134M Place. Page 3 of 12 Vegetation: As noted, the site is undeveloped. Mature landscaping is located on the steep slope on the western portion of the property. Outside of this area, the vegetation consists mainly of shrubs and blackberries. Several medium sized trees are located along S. 134`h Place S. These trees are within the buffer area for the stream. As part of the Special Permission application approved by the City in 2007, the applicant installed vegetation within the buffer of the adjacent type 2 stream. if 2 1 r ��, Ai i e•• . j.r Stream Located in Front of Property. Findings -Decision Criteria -Design Review The project is subject to the design review criteria laid out in Tukwila Municipal Code (TMC) 18.60.050 (B). In the following discussion, the TMC Design Guidelines are shown below in bold, followed by staffs comments. The applicant's response to the design criteria is included as Attachment A. 1. Relationship of Structure to Site A. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement. The applicant is proposing to construct a Light Industrial building within the C/LI district of the City. Vehicular and pedestrian access to the City will be via a private access road. The access road is on an Page 4 of 12 adjacent parcel and the applicant has obtained an easement to utilize the tract. A five foot paved pedestrian access will extend from S. 134`h Place S to the entrance of the building. The first 60 feet of the site will be utilized as an enhancement for the stream buffer located in the front of the property. The applicant has completed this enhancement and now within his required monitoring period. Stream Buffer Enhancement Area Parking for the proposed building will be located in the front of the building. Perimeter and parking landscaping will be provided in the front portion of the site. Pedestrian connections are not proposed to the surrounding properties. An eight foot tall fence will be constructed to separate the applicant's property from the two neighboring properties. The fence does not meet setbacks. A condition has been placed to address this situation. B. Parking and service areas should be located, designed, and screened to moderate the visual impact of large paved areas. The front portion of the property will be utilized for parking. The parking will be screened from S. 134`h Place by the 60 foot wetland enhancement area. A large service area is proposed in the rear of the building. The proposed use for this area is to store contractor equipment (trucks, heavy machines, etc). The building has been positioned to screen the service area from S. 134a' Place. The storage area does border Macadam Road South. Macadam Road South is at a significantly higher elevation than the applicant's project. As noted, a large downward slope extends east of Macadam Road South towards the applicant's property. This slope area contains a significant number of mature trees which will be retained as part of this project. Page 5of12 C. The height and scale of each building should be considered in relation to the site. The C/LI allows a maximum height of 45 feet. The proposed building will have a high point of approximately 32.5 feet. The building will have a street fagade of approximately 140 feet. However the visibility of the fagade is minimized by the vegetation in the 60 foot stream buffer. The surrounding buildings have a street facade ranging from 120 to 175 feet. The surrounding buildings range in height from 25 to 30 feet in height. The proposed building may appear taller than the building to the north, but that is because the finish floor elevation of the building to the north is ten feet lower that the applicant's property. 2. Relationship of Structure and Site to Adjoining Areas A. Harmony on texture, lines, and masses is encouraged The applicant's building will utilize varying elevations and color. The east elevation for the building includes varying elevations to provide vertical modulation. No vertical modulation is proposed along the west elevation or the south elevation. Minor vertical elevation is proposed along the north elevation. Windows are used on all elevations to provide horizontal modulation. A cornice is provided along the roofline of the entire building. The cornice provides more horizontal modulation for the building. The building is being developed to provide two separate suite areas. Each suite area would include its own main entrance on the east elevation. The entrances will be recessed back with the 2°a floor extending over the entry doors. This provides a small entry feature for the building. The main building material is colored concrete. CMU brick is used in the front of the building. Landscaping is provided directly adjacent to the east elevation of the building. Once mature, this landscaping will visually break up the mass of the front fagade of the building. When the Normed Building was constructed several years ago the City received complaints from the residential neighbors along Macadam Road that the glare from the building's roof was disturbing. The homes along Macadam Road look down upon the commercial/light industrial buildings in the valley. Glare from the proposed 4501 Building may not be an issue given that there is a significant amount of vegetation on the hillside that separates the proposed building from the existing homes. However, a condition has been added. B. Appropriate landscape transition to adjoining properties should be provided Upon completion, the landscaping along the north and south property lines will comply with the City's landscaping requirements. No additional perimeter landscaping will be required on the west property line because this area contains mature landscaping. TMC 18.52 requires 12.5 feet of landscaping along the front property line. Page 6 of 12 However, since the front portion of the property will contain a 60 foot enhanced stream buffer additional perimeter landscaping is not needed. C. Public buildings and structures should be consistent with the established neighborhood character. Not applicable as the applicant's building is not public. D. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. As noted, access to the site will be via a shared access drive. Access to the parking area is from two curb cuts, one located right off of the access drive and the other when the access drive makes a 90 degree turn. The access drive extends to the rear of the building to provide access to the rear storage area. Most of the parking is isolated from the main access drive. This separation reduces conflicts between users of the parking lot and through traffic on the access drive. Some conflict may exist of users of the parking stalls directly next to the access road. These users would have to back up onto the access drive in order to maneuver on the site. A fire -turn around is provided in the rear of the building. Parking and service areas have been separated from each other. E. Compatibility of on -site vehicular circulation with street circulation should be encouraged. The project will utilize an existing access drive and no new access points are proposed along S. 134th Place. 3. Landscaping and Site Treatment A. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. A significant number of trees will be retained on site after completion of this project. The trees located in the rear of the property along the steep slope will remain and provide an excellent screen for the single family homes along Macadam Road S. The applicant has proposed to retain several trees located along S. 134`h Place South, which are located within the buffer area. There are several trees located off -site directly to the north of the applicant's property. These trees are not going to be removed; however, the grading activity on the site could damage the root system of these trees. Planning staff has provided a condition to address this concern. B. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. The site will utilize differing paving materials to differentiate between the pedestrian walkway and drive paths. Additionally, the pedestrian walkway will be slightly higher than the drive path. Page 7 of 12 C. Landscaping treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. Building perimeter landscaping is provided along the front of the building. When mature this landscaping will break up the fagade of the front portion of the building. The access drive is lined with trees which provide a site entry feature. D. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigation steps should be taken. The applicant has proposed curbs around all landscaped areas to prevent damage to plantings from automobiles. E. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. Landscaped areas have been provided within the parking areas. The landscaped areas comply with the City's requirements for landscaping within parking areas. Landscaped areas will also be provided near the main entrances to the building. F. Screening of service yards, and other places that tend to be unsightly, should be accomplished by the use of walls, fencing, planting or combination. The service yard for the site will be located behind the building and thus not visible from S. 134t' Place. The topography and trees on the site will screen the service yard from Macadam Road S. The dumpster will be located along the north property line and will be enclosed with tilt up concrete walls. 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. This provision is not applicable to this project. The applicant has noted in the narrative, "Gravel will be used in areas where parking overhang will cause planting to be ineffective". However, the landscaping plans make no such indications on where these areas are. The City requires that ground cover achieve 90 percent coverage within three years of planting. 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. Page 8of12 4. Building Design A. Architectural style is not restricted; evaluation of a project should be based on quality of its design and relationship to its surroundings. The proposed building is approximately 17,000 square feet in size. The building is two stories and is being built to house two tenants. Large service doors are provided in the front and rear of the site. The materials for the building are concrete and CMU brick. However, the use of the CMU brick is very limited and will only be used as an accent in the front of the building. The building has a degree of vertical modulation on the east (front) and north (side) elevation. Windows are used to provide a small amount of horizontal modulation on all elevations. A cornice is proposed around the entire roof line. B. Buildings should be appropriate scale and in harmony with permanent neighboring developments. The surrounding buildings are light industrial in nature. The surrounding buildings have an average height of 29 feet and have street facades ranging in length between 120 and 175 feet. The applicant's proposed building will be approximately 32.5 feet tall and will have a street fagade of 140 feet. 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 the anticipated life of the structure. The proposed building will mainly be constructed with colored concrete. A small amount of CMU will be used in the front partition of the building. Windows have been placed in aluminum sash. A cornice has been placed around the top of the parapet. Exterior doors will have a metallic color. D. Colors should be harmonious, with bright or brilliant colors used for accent. The building will utilize earth tone colors. The front portion of the building will feature three colors, dark brown is used to create symmetry and two different tan colors are used to provide horizontal modulation. The other sides of the building will only feature the two tan colors. The applicant has not included colors for the proposed dumpster enclosure. E. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. The mechanical equipment will be screened by the parapet on the roof. The equipment will not be visible from S. 134t' Place, since S. 134 h Place South is at a down angle from the building. During winter Page 9 of 12 months, when the trees on the steep slopes are dormant, the mechanical equipment may be visible from Macadam Road S. F. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. The applicant has noted that lighting will be provided on the building, within the service area, and within the parking area. The applicant has proposed "designer flood lights" that will be installed on the building. The applicant has also proposed "ecolume decolume" parking lot lights. These lights will have a square fixture. G. Monotony of design in single or multiple buildings should be avoided. Variety of detail, form and siting should be used to provide visual interest. The project proposes both vertical and horizontal modulation. There is only one building proposed, so monotony of design of multiple buildings is not a concern. 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. The rear portion of the site will be utilized as contractor storage yard. The applicant has proposed to construct a chain link fence around this portion of the property. The fence ranges in size from six feet along Macadam Road South to eight feet along the north and south property lines. A gate will be provided along the access road to restrict access to the rear portion of the property. The site map (sheet Al) notes that the fence will be dark green on the north and south property line. However, no such note is provided for the portion of the fence along Macadam Road South. TMC 18.52.040 (F) requires that any fence be placed on the interior side of any required landscaping. The landscaping plan (sheet L1) shows that this requirement will be met on the north property line, but not on the south property line. The City's Parking requirements also require that bicycle parking be provided for the proposed use. No bicycle parking is shown on the site plan. B. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to the site, landscape and buildings. No street furniture will be provided with this project. Page 10 of 12 DESIGN REVIEW CONCLUSIONS Design Review Guidelines Relationship of Structure to Site: The proposed development has been designed to meet the functional requirements for this type of land use while being responsive to the special characteristics of the site. The building is proportion to the property size. The new building will meet all required setbacks. Typically, the City encourages that parking be located in the rear of a site. However, given the odd shape of this property, the uses for the front portion of the property are very limited and thus using this area for parking is appropriate. Relationship of Structure and Site to Adjoining Areas: The proposed building's form and scale is in keeping with the existing development in the area. The buildings height and form is consistent with other development in the area. Landscape and Site Treatment: The applicant will install landscaping that meets the City's landscaping requirements within the Commercial/Light Industrial Zone. The applicant will install a significant amount of perimeter landscaping and interior landscaping. All landscaped areas will have automatic irrigation and the applicant will be required to maintain the landscaping for the life of the project (TMC 8.28.180). Building Design: The proposed building is of comparable scale with buildings in the neighborhood and has been painted with colors that will make it harmonious with adjacent buildings and the hillside behind the building. The design is appropriate for the light industrial nature of the area. Miscellaneous Structure and Street Furniture: Given that the rear portion of the site will be utilized for storage it is appropriate to secure the area with fencing. However, the fence needs to comply with the requirement to place the fence on the interior side of the required landscaping. Parameters should also be placed to ensure that the fences do not hinder the ability to maintain the landscaped areas. This can be accomplished by placing gates along the fence line. The fence along Macadam Road should also be dark green. Bicycle parking is required for the proposed building, but is not shown on the site plan. Page 11 of 12 Design Review Recommendation Staff recommends approval of the 4501 Building application with the following conditions: General 1. The site map shall be updated to show the location of bicycle parking for the site. Per figure 18-7 of Title 18 the site is required to have two bicycle parking stalls. The Director shall approve the location and design of the parking stalls. However, the Director shall not approve a design which will require the removal of any landscaping approved by the Board of Architectural Review. 2. The fence along the south property line shall be placed within the interior of the five foot landscape strip. 3. In order to maintain the north and south landscaped strip, a gate shall be added on the north fence and the south fence. 4. The chain -link fence along Macadam Road South shall be dark green. 5. Barbwire shall not be used on the chain -link fence along Macadam Road South. 6. The concrete walls for the dumpster enclosure shall be painted to match the color of the primary building. The proposed black chain -link fence with wood slats shall be replaced by green chain -link fence (same fencing material as the perimeter fence) with wood slats. 7. The roof shall utilize non -glare finishes and colors. Landscaping 1. At the time of construction, tree protection fences shall be placed around the trees on the neighboring north property. The fences shall be placed one foot for every inch in height. No grading activity shall occur within these protected areas. 2. All landscaped areas shall have groundcover placement and species selection which allows for 90 percent coverage within three years. 3. All final details of the landscaping plan, including plant species and spacing, shall be approved by the City's Urban Environmentalist prior to issuance of the building permit for the project. Page 12 of 12 LANCE MUELLER & ASSOCIATES A R C H I T E C T S A 1 A Memorandum Date: 4-22-07 amended 3-19-2013 To: Brandon Miles CC: Wayne Jones From: Bob Fadden— Lance Mueller & Associates Re: 4501 Building — Project Consistency Narrative Memo Brandon, Job No. 12-108 Thanks for your memo of 4-7-07 expressing some concerns about the building design. I have reviewed them with Wayne Jones and studied them in detail and prepared updated drawings that reflect concurrence with the design guidelines of the TMC section 18.60.050A and Chapter 18.30 of the Zoning Code. The document package submitted for Design Review contains a significant amount of information in the Design Narrative attached, as to how the project as submitted complies with TMC section 18.60.050A. In addition to topographic information, a site survey showing adjoining buildings, environmental exhibits, and a discussion of the neighborhood characteristic, contains a photographic exhibit that allows everyone to become familiar with the site. Some of the comments you provided are very general and others are more project specific. The general comment will be addressed first and the specific comments second. In discussing the feedback with Wayne Jones, the owner, he points out that the surrounding properties are all developed and the buildings are "middle aged". This is very significant since it establishes what will happen in the future in terms of redevelopment and further development. This sub area of Tukwila though zoned C/LI is actually dominated by light industrial uses. The uses adjacent to this 4501 property are distribution, service, and manufacturing with undeveloped property in this area, other than the 4501 property, located well south of this site and currently occupied by single family residences. The undeveloped area is significantly encumbered by stream buffers, sloping topography, inadequate storm drainage, and an unimproved street system. Commercial activities currently do not exist in this area. Since 134th PI. S. is on a secondary street with no significant traffic flow, and the area is already developed, commercial activities most likely will not occur. The chance of the street being improved and a traffic flow brought to a level that would support commercial uses is minimal and further reduced by the open drainage ditch along the west side which is considered a stream. 130 Lakeside Ave. • Suite 250 • Seattle, WA • 98122 (206) 325-2553 9 Fax (206) 328-0554 The probability of the 4501 property being used commercially simply doesn't exist. The pan handle shape of the property, the fact that the area that will support a building over 300 feet away from the street, and the 50 foot stream buffer in the front yard prevents the building being used for a commercial use. The ownership of the surrounding properties is either institutional investors, individual business owners, or private investors. What this means is the property uses are stable and the chance of the redevelopment of properties into higher and better uses is unlikely, unless the ownership is consolidated and a large corporate user comes along it is not realistic. If that happened all existing uses would be removed and the building demolished. This is significant because any new facility should be similar to adjacent buildings as intended by TM section 18.60.050A. Care should taken to be sure that the new facility blends with its neighbors and doesn't make them appear as second class neighbors. Mr. Jones position is since the existing uses in the sub area are light industrial, the long term uses on adjoining properties are light industrial. He plans to use the building and grounds himself in a light industrial manor that it is appropriate to construct his building as a light industrial building and it should not have an appearance of a commercial building. We bring this point to your attention because many of your design comments are appropriate for a commercial building that the public can regularly access and a building that is adjacent to commercial uses. Light industrial buildings do not require this level of design treatment because they serve functions that are different than commercial building. Impersonal appearance at many areas of an industrial building is appropriate since these areas are functional in nature, not normally a pedestrian area or publicly in view. Treatment of those areas has no general benefit and is a waste of a citizen's money. The areas at that are appropriate for design treatments at light industrial building are those visible from the public street or from adjacent uses which are not similar. These areas because of other provisions of the code have buffer landscaping that screen the building fagade. Below I have cut and pasted in your comments. The changes in building design that have been made are noted and referenced by sheet number. Where changes have not been made we have stated why they are not needed. We think you will concur with us once you have the opportunity to study the materials already submitted. • Incorporate some type of modulation into the design of the building. The modulation should include: The only area that modulation and design treatment are appropriate is at the east fagade. The west face of the 4501 building is completely screened from Macadam Road by existing buffer planting and not visible from any of the adjacent buildings. The south walls of the light industrial warehouses to the north have blank unarticulated surfaces with no windows. This wall is set back from the lot line ten feet. The code required landscaping has disappeared and the city has not required it to be replaced. If 130 Lakeside Ave. 9 Suite 250 • Seattle, WA • 98122 • (206) 325-2553 • Fax (206) 328-0554 the landscaping was in place it would buffer the blank wall areas that are over 300 feet long. The warehouse to the south of this site adjacent to the storage area is elevated above the 4501 building. This building has no windows to the north and no view of the storage area. Adjacent to the buildings to the south is ten feet of mature landscaping which screens the view of the warehouse to the south. Also south of the site is an old house that serves as an office. The lower floor has no windows and no view of the storage yard in back of the 4501 building to the north. The view from the second floor windows toward the 4501 building of the building to the north is screened by landscaping. The drawing as resubmitted provides and architectural treatment on the upper part of the 4501 wall surface, surface articulation, a variation in height and a change in color. 1. Wall plane projections and recess. The original design as submitted has a recess at the office area. A section has been added to clarify this. This recess also provides protection from weather at the office entries. In addition modulation has been added at the east elevation. The central part of fagade, where the office area is located, has been brought forward by lapping the panels. 2. Texture Change. The building surface at the south has sufficient texture. It is created by the rustication (reveals) in the wall surfaces. These reveals tie into the painting patterns, the window elements, and other architectural features. 3. Material Change. The design as previously submitted used an alternate material at the entry area for design relief. The revised design at the front entry area provides a CMU wainscot at the building base as part of the building transition to the ground and as additional visual texture. The treatment is provided at the entry area where it can be enjoyed by visitors. • Roof Design 1. Variation in the roof design should be used to add interest to and reduce the scale of the building. See revised elevations shown on sheet A-3. Additional parapet height is added at the projected plane of the office area. 2. A cornice with a distinct treatment should be used around the parapet. The building already has a cornice element at the top of the wall. An additional step has been added to the feature which is illustrated the section shown on sheet A-3. Materials and colors 1. The proposed colors are generally acceptable. 2. The front and sides of the building should utilize or at least have the appearance of at least two building materials such as brick; sandstone or other native stone; and tinted, textured, or concrete masonry units. The design treatment in this setting is appropriate at the east (front fagade). This treatment is shown on the revised elevations. Treatment on the west side adjacent to the service doors and storage yard is appropriate because of the existing buffer blocks any view of this area from offsite. 130 Lakeside Ave. • Suite 250 • Seattle, WA 9 98122 • (206) 325-2553 • Fax (206) 328-0554 The north fagade of the building is not visible from the street or from the property at the north. The base landscaping adjacent to the wall provided will mature and buffer the wall in the future. Windows in the upper area of the wall have been provided where the wall might be visible above the adjacent building from a distance. The treatment wall exceeds the design standard of the neighbors wall and is appropriate based on the TMC. The south wall of the building elevations has been modified to add additional treatment in the area visible form the property to the south. This includes the addition of fenestration, surface articulation, changes in color, and vertical modulation. In addition at the lot line there is buffer landscaping to screen the building base and over 10 feet of landscaping, which includes mature trees on the neighboring property that visually buffers the 4501 building to the south. Entry The two entries to the building need to be more pronounced. Entryway design elements and variations should give the orientation and add character to the building. Suggestions include the use of canopies, overhangs, recesses/projections, arcades, peaked roof forms, arches, outdoor patios, or particular architectural details. See revised drawings and sections. The building is not a commercial building that generally accepts the public. The entries are clearly visible from the parking area directly in front of the building and as part of the overall fagade The entry area is part of the overall design and can be identified from 134TH pl. S. Each entry will be signed separately which will identify the individual user. Currently the building has only one tenant, Lakeridge Development Other Items: 1. Clarify the design and materials of the proposed trash enclosure. Chain link fence is not appropriate. Many projects are using split face CMU walls with a metal gate. The color of the enclosure should be consistent with the colors of the primary building. Please also clarify the square footage of the trash enclosure and how much space is being reserved for recycling collection space. City Code requires that equal space be provided for recycling. See revised drawing sheets A-1. 2. Please provide additional information on the storage area located in the rear of the site. Will vehicles be washed on the site. The yard behind the building is for storage of construction material and equipment. No service, repair, or vehicle washing is proposed within the storage area. If you have any questions or further concerns please feel free to contact me. 130 Lakeside Ave. • Suite 250 0 Seattle, WA • 98122 (206) 325-2553 • Fax (206) 328-0554 JOB: 4501 BUILDING. Applicant Responses: 10. Construction of a light industrial warehouse building for use as office, storage, equipment maintenance. The maintenance area will be at the south end and be about 2,500 s.f. The building will be a partial 2-story building of 17,000 s.f. gross area with a second floor of 2,999 s.f. The major part of the building will be used by the building owner for office and storage. The area behind the building will be used for equipment and material storage. These materials and equipment are used by the owner in his construction business. Part of the yard is proposed to be paved with crushed rock since tracked equipment will be parked on it occasionally. The building will be a Type VB sprinklered construction with a non structural slab on grade and tilt up concrete exterior walls. The roof system will be a Class B built over rigid insulation on a wood/steel hybrid structure. The building is currently proposed with un-separated B, S-1, and F1 uses. JOB: 4501 BUILDING Applicant Responses: B. ENVIRONMENTAL ELEMENTS Site was graded and rockeries installed under previous permit. The western part of the site is gravel covered and is overgrown with weeds and brush and slopes gently east, east of the rockery. West of the rockery it slopes up to McAdam Road. The eastern part of the site consists of finger of land (pan handle) that slopes towards 134th PI. So. Part of this area is gravel, part grass, and some is covered with Alder and Evergreens. Along the north lot line the site slopes sharply to meet grade of neighboring property. Details can be found on existing conditions drawing. Project Consistency Narrative 4501 BUILDING Relationship of Structure to Site a. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping and pedestrian movement. Response: The property to be developed is located between two streets, Macadam Road on the west and S 1341h Place on the east. Previously the site, except the west which is a steeply sloped, was graded and used as a storage area. At the east there is a drainage channel, next to S. 1341h PI. which is considered a class III stream from which development will be set back 50 feet. The proposed design utilizes natural features at the east and the west as transition to the existing street. At the west the existing mature site obscuring vegetation provides a buffer that averages 100 feet, which results in an excellent transition to the residential zoning west of Macadam Road. S. 134th PI. on the east is about 20 feet lower than the proposed building and 10 feet lower than the east end of the parking area. Adjacent to the street is a 50 foot stream buffer. Within the buffer there are existing trees which screen the upland part of the site from the street. After the buffer planting is installed, the planting will almost obscure the view of all but the upper portion of the building fagade. The combination of new and existing planting and the topographic feature of the site provide an excellent transition between the streetscape and the site. The site is accessed from S 134th Place which has no current sidewalks along either side of the street. As a result there are no pedestrian routes in the area in the public way. The development however, to insure safe access, provides a 5 ft. wide pedestrian concrete sidewalk along the edge of the private entry drive to the public way. Project Consistency Narrative 4501 BUILDING Page Two b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. Response: The proposed development locates the building in the middle of the site in the only area of the site which can be reasonably developed with, a structure. This location utilizes the existing topography and current grading to develop a facility that generally separates parking from service and storage area. The site design as designed has a 50 foot planted buffer along its eastern boundary and a natural buffer along it west boundary that obscures views from off site. Along the north border of the site is an existing industrial park and at the south side is a commercial development. The adjoining property to the north is an industrial park. Along the eastern portion of the north lot line of the park is existing landscaping and mature trees. At the western section is an existing building wall of about 30 feet in height that has no landscaping next to the wall and no windows. The neighboring property to the south has two buildings on it. The western building is a warehouse. Its north wall has no windows and roof level is about 35 feet above existing grade of the 4501 Building site. The second building to the east is a house used as an office with storage in the basement. Windows in the fagade will look to the north toward the proposed building. The building as designed and located on the site has an entry area for offices in the middle which will be visible once you enter the shared driveway. To the north of the entry, on the east fagade, screened from the street and separated from parking, is first a drive in door and then a dock height door. The dock high door is placed at the most northerly location to take advantage of the existing topography and screen from the adjoining industrial parking with landscaping. The general parking area for the building is located between the front of the building and the street. Handicap parking and convenience parking is located at the building entry. The site as currently shown provides landscaping along the perimeter .of the parking areas and landscape islands at the ends of parking rows. As such, its design moderates the visual impact of the paved area. Project Consistency Narrative 4501 BUILDING Page Three Located on the west side of the building are several service doors that open toward the service yard to the west of the building. The locations of the adjoining building, the existing topography. and landscaping makes the area to the west of the proposed building a good location for the service, storage and loading areas because it is obscured from! view from the streets and have little impact on neighboring uses. C. The height and scale of each building should be considered in relation to its site. Response: The surrounding properties are currently developed with industrial buildings. These buildings are generally tilt up concrete, some with windows, with a smooth painted finish which are about 25 to 35 feet in height. The finish floor elevations above the street vary depending on the individual lot. The finish floor building to the north of the this property, which is about 30 feet high, is about ten feet lower then the proposed 4501 building and the building directly south whose finish floor is about 2 feet higher is about 25 feet in height. The building to the east in front of the site is about 28 feet high. Both the building to the east and the buildings to the north have a street facades that range between 120 and 175 feet. The proposed building has an average height of about 29 feet and a street facing facade of 140 feet. This makes the scale and height of the purposed development have an appropriate scale to the surrounding buildings and site. 2. Relationship of Structure and Site to Adjoining Area a. Harmony in texture, line and masses is encouraged. Response: The surrounding. building facades are generally horizontal and about 30 feet in height. The building finishes are smooth painted concrete and have little architectural treatments except windows. The public facade proposed building design is harmonious with the mass, line and textures of surrounding buildings. Project Consistency Narrative 4501 BUILDING Page Four b. Appropriate landscape transition to adjoining properties should be provided. Response: The proposed development has landscape transitions at all adjoining properties where appropriate. The transitions to neighboring properties and the streets meet the design intent of code. The details of the transitions are as follows: The transitions provided at the streets are extensive and meet or exceed ordinance requirements as well. At the eastern street a 50 foot planted buffer is provided and at the western street an existing planted buffer averaging 100 feet is in place. The proposed design provides a landscape transition at the north lot line to the neighboring industrial park. This transition along the eastern part of that boundary consists of five feet of required planting that supplement the existing ,neighboring trees and additional landscaping in front of the parking. At the western part of the boundary, 5 feet of planting is provided next to the lot line north of the security fencing. Currently, north of this lot line, no code required landscaping remains against the blank building fagade. At the south lot line threedifferent conditions occur. The first one occurs at the pan handle east of the building in which the general parking area is located along the entry drive. At this location the design proposes a minimum of five feet of side yard landscaping behind the keystone wall in front of the parking area and planting south of the keystone wall between the wall land the walk. The second and third conditions occur where the two existing buildings are located on the neighboring lot to the south. The two existing buildings are located about 25 feet south of the lot line. South of the 4501 Building lot line is a landscape bed that averages 12 feet and ranges in width between 10 and 15 feet in which is planted mature trees. This area serves as a landscape transition for both properties even though it is not located on the lot. The finish floor location of the two buildings to the' south differs. The westerly building is located above a S foot rockery 25 feet south of the lot line. At the base of the rockery is 10 to 15 feet of planting. Increasing the planting area along this area would not improve the transition between properties. Project Consistency Narrative 4501 BUILDING Page Five As part of this application the Owner is requesting a landscape design modification to allow the required landscaping along this lot line to be placed in one of the other open areas of the site. He feels that the existing landscape transition at this lot line is appropriate. C. Public buildings and structures should be consistent with the established neighborhood character. Response: This is a private building and is consistent with the neighboring buildings d. Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. Response: The site design separates parking and service areas from each other. In limited areas, service vehicle circulation areas overlap parking circulation areas. At no location will a vehicle parked at a loading dock obstruct vehicle circulation areas. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. Response: Site access is provided to this property through an existing shared drive which will be improved and widened as part of this development. This access to the public street makes the circulation compatible with the existing street. All vehicle circulation for this development will occur on private property or over a private easement on adjacent property. The common access drive will be used for general ingress and egress as currently occurring. Maneuvering on the easement will occur at two parking stalls at the east, side of the building where they will back out on to the easement. This easement dead -ends about 100 feet to the south and serves parking on those adjacent sites which already use the easement for maneuvering. The development of this site doesn't disrupt the current circulation patterns and improves access and has been designed to be compatible with the existing private circulation. a Project Consistency Narrative 4501 BUILDING Page Six 3. Landscape and Site Treatment a. Where.existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. Response: The proposed design utilizes the existing vegetation, significant trees and the topography to the maximum extent feasible to screen and buffer the site and preserve wooded areas. The new plantings were provided to enhance the existing vegetation and improve the overall development. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. Response: Grades on site are designed to allow for easy movement by pedestrians and vehicles. Differing paving materials are provided at vehicle area and pedestrian pathways to designate access routes to the building entry from parking areas and the street. The boomed concrete walkways with the adjacent landscaping will provide an inviting, stable, and safe pathway from the street to the site. C. Landscape treatment should enhance architectural features, strengthen vistas -and important axis, and provide shade. Response: The landscape design as proposed allows the building entry to be viewed from the private drive and focuses your attention on the entry as you approach. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken, Response: Curbs are provided around all landscaped areas to prevent intrusion of vehicles.. Parking stall curbs or wheel stops will be provided 18 to 24 inches into the parking stall to prevent damage to planting. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. Response: The design as shown provides landscape islands within the parking area in which shrubs and trees are provided. At the service area doors, adjacent to the building where paving is provided, trees and shrubs are planted at the property perimeter to visually buffer this area. Project Consistency Narrative 4501 BUILDING Page Seven f. Screening of service yards and other places, which tend to be unsightly, should be accomplished by the use of walls, fencing, planting or combinations of these. Screening should be effective in winter and summer. Response: The storage area east of the service doors is screened from view from offsite area by a combination of existing evergreens, new evergreens, existing buildings, the new building, and site obscuring fencing. Some deciduous planting is provided within those areas for variation and will not diminish the effectiveness of the screening in the winter. g. In areas where general planting will not prosper, other materials such as fences, walls, and paving of wood, brick, stone or gravel may be used. Response: Gravel will be used in areas where parking overhang will cause planting to be ineffective. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. Response: The photometrics of all light fixtures will be selected to limit light effects to the site and provide 1 fc. (noon light) at the edge of the adjoining property. Light fixtures will be color corrected metal halide so the color will be white and the fixture efficient. Current light design for the site calls for four types of fixtures. These have been selected based on there location. Along the south edge of the parking lot two 30 foot high 250 watts shoe box pole lights are provided. These fixtures will light the parking lot and the pedestrian path to the building. At the building entry two 75 watt recessed down lights will be installed in the soffitt to light the entry alcove to make it warm and inviting. In the two landscaped islands at each end of the parking in front of the office are two 75 watt pole mounted pedestrian walkway lights that will provide lighting for the parking area and make this :area feel secure. These are located so that they will provide surface lighting at each adjacent drive in doors. Project Consistency Narrative 4601 BUILDING Page Eight At the west and south side of the building shoe box fixtures are provided, mounted on arms attached to the building to provide security lighting. The fixture on the west arm is 250 watt and the one on the south is 75 watt to minimize the effect on the adjacent property. Overall the lighting design will enhance the site and blend effectively with surrounding uses. 4. Building Design a. Architectural style is not restricted; evaluation of a. project should be based on quality of design and relationship to surroundings. Response: The purposed building design exceeds the design quality of the buildings in front of it and next to it and is of equal or better quality of other buildings in the area. See photo exhibit. b. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. Response: The proposed building is of comparable scale with buildings in the neighborhood and has been painted with colors that will make it harmonious with the adjacent buildings. C. Building components, such as windows, doors, eaves, and parapets, should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. Response: The exterior building materials have been selected for endurance and easy maintenance. The wall areas are painted concrete, windows are set in an aluminum sash, parapets are capped with colored metal flashings, and exterior doors are painted metal. Doors and window sizes have been selected based on the use of the building and are proportionate to the scale of the building. A parapet has been provided to create the vertical height needed for a balanced design. d. Colors should be harmonious, with bright or brilliant colors used only for accent. Response: The colors as selected are natural tones that are from one family of colors. These colors blend together to create a soft appearance while the accent color provides enough contrast so that signage can be placed in that area and be visible but in keeping with the color family used on the building. Project Consistency Narrative 4501 BUILDING Page Nine e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. Response: The building design provides for a parapet on the north, south and east side (front). The roof surface behind the parapet slopes to the west, which enables the north and south parapet to step and create a more interesting fagade. The height of the parapet is sufficient to block the view of any small mechanical unit which would be installed on the roof from the public street that is lower and some distance away. f. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with building design. Response: Exterior lighting has been selected and placed to compliment the building and site design and provide visual focus on the building entry area at night. 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. Response: The street facade provides visual interest through the use of glazing, recessed entries, landscaping, changes in color, and articulation of the . building surface. The design has detailing, form and balance appropriate for a warehouse building in an industrial area. 5. Miscellaneous Structures and Street Furniture a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in .harmony with -buildings and surroundings, and proportions should be to scale. Response: The building has no street frontage that can be developed because of the drainage channel and the wetland buffer. At this time no miscellaneous structures or street furniture is proposed. b. Lighting in• connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Response: No lighting is proposed at this time. Project Consistency Narrative 4501' BUILDING Page Ten 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. Response: Comprehensive Plan — The development is designated under the Comprehensive Plan as C/LI. The purpose of this plan designation is to provide area that can be used by commercial and light industrial uses that will be compatible with other similar uses. The goal of the comprehensive plan for this area is to provide employment and revitalize existing properties. The proposal to construct this facility meets the goals of the plan for four reasons. 1. The use is allowed under the under laying zoning district. 2. The project will be owner occupied and as such brings a new business into the community which provides employment. I This development will result in additional tax income for the City 4. As a result of the development of this facility, a property that is in a degraded state will be restored to state that will improve the neighborhood, and relate to the surrounding land uses. Development Regulations — The development regulations for this property are listed in Chapter 18.30 of the Zoning Code and Title 18, the critical areas ordinance (TMC 18.06.--), in Title 18, and in the Design Criteria Industrial Properties (TMC 18.60.050A). The project, as , presented, is designed to comply with those regulations, design standards, and the design intent of those regulations. WAC Regulations — The property is subject to WAC Chapter 51 and as illustrated complies with the intent of those regulations. Other Laws, Policies, and Regulations — The project has. been through the preapplication process with the City. As part of that process, the City provided the applicant with a comprehensive listing of all of the development regulations, mitigation measure that might be required, policies, and design objectives. The proposed project has been designed to comply with those regulation, policies, mitigation measure, laws, Title 18, and ordinances provided. Project Consistency Narralive.doc (LMA #08-114) 4501 Building Design Review approval for 17,000 square foot light industrial Appearance of Fairness Questions 1. Do you or your family have any interest in the subject property? 2. Do you stand to gain or lose by your decision on this matter? 3. Have you had any ex -pane communications about this application? 4. Does anyone here object to Commissioner hearing this matter? Z(o m0 flg f ti tiu y ek pof 77 5t �%� ./i3i � ✓�' %�/,�j��'�`�/� � �5 I�� !���.. rF �.,. •Y" � /fF' �i 'j'1��'_ f/� 4-',� ,,,sue �/'%S%�!Yi�' ✓ /f" rf i y .�/""y:f �Y/ G l5i'' r Lr ;�9 Y/ r 'x�// .✓jw 4 " h f,.�� �i�q�Y���YG °f!;. 1 f ✓�Fi � `"" .6 !ii//i/i ���/j"' , � � � e r "� �`,4 9� •'G` 4� fC•vr i� I r�j�y i//� �i����,�� ©Jlly/�,� 5 �I :. / / ��. __ ` �.` s ,' S Fmm Mmadam Road `.• _ ti „�, ax �,,,, �, �� � -'�` ti,� , 'i, .ate,.! ; , - OK- Ir3Ak 14 '�? r "S 36 r. C •� . AM 41 AA Ahk- i fo b. a f i From so 134� p0ace 00- A6.1 of� le ONT P. _f 7 11 �- 4501 BUILDING S. 134th STREET TUKWILA, WASHINGTON EAST ELEVATION - f F f -Y- J! �''CY•ti' '� t + 1 SOUTH ELEVATION WEST ELEVATION NORTH ELEVATION Conclusion • Staff Recommends approval of the project with the conditions specified in the staff report. .� � � � � 2� <<° \«� :«:� &� � »� /�� � «vim � � 6«»° � � � � � � � � : ��:���/may\w ����/���\�< � �_ � � � � | .. 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The yoke is internally attached to the sides of the housing with hex head mounting bolts. ARM MOUNTING A one-piece extruded aluminum arm conceals two steel tie rods and all mounting hardware. No fasteners or welds are visible. For pole installation, a reinforcing plate and wire strain relief are provided. WALL MOUNTING The luminaire is supported by a 10 gauge galvanized steel mounting plate. A die cast aluminum canopy is provided, which completely conceals the mounting assembly. ELECTRICAL All electrical components ar UL-recognized, factory inste and mounted on a unitized plate. The electrical system is fully tested prior to shipment. High power factor ballasts are rated for-20°F/-29°C starting temperatures. The lampholder is glazed porcelain with a nickel -plated screw shell. Quick disconnects are supplied on the reflector assembly. The entire ballast assembly is secured within the luminaire, above the optical system. FINISH Each luminaire receives a fade- and abrasion -resistant, electrostatically applied, thermally cured, triglycidal isocyanurate (TGIC) powdercoat finish. Optional finishes may vary. LABELS All luminaires bear UL or CUL (where applicable) Wet Location labels. DECOLUME COLOR BANDS Decolume may be specified with factory -applied color accents which nest within the reveals at the lower perimeter of the housing. Consult factory for availability of colors by size and luminaire type. - OPTICS AND PHOTOMETRICS The quality of a cutoff luminaire is measured by how well it controls and distributes light. Ecolume/Decolume features a segmented optical system consisting of two levels of highly specular facets precisely aligned to distribute light in controlled patterns. This sophisticated optical system provides high efficiencies, uniform distribution and superior brightness control, TYPE II (2H) & III (3H) These reflector systems create an asymmetric distribution pattern with wide lateral throw. Type II and Type III distributions work well in walkway and roadway applications where more light is required "street side" than "house side." I TYPE V HORIZONTAL (OH) The Type V square creates a symmetrical pattern for efficiently illuminating large areas. Good spacings are combined with excellent glare control with the horizontal lamp QH reflector. \-Z FORWARD THROW (FH) The Type IV Forward Throw reflector is suitable for applications where light is primarily required in one direction with minimal backlight. Typical installations include perimeter lighting, auto dealerships and tennis courts. VERTICAL LAMP(3V)(FV)(OV) A vertical lamp position makes this the most efficient optical system available for uniform illumination of large parking areas without pattern overlap. The two -position socket offers remarkable design flexibility. The standard lamp socket position provides superior spacings while meeting IES criteria for cutoff of high angle brightness. A lower socket position creates a system for the widest spacings available while still meeting IES semi -cutoff criteria. For more information about vertical lamp choices, please turn to pages 8-9. 6 6 5 4 3 2 2 O) o C 1 2 O 0 d C m 1 d m 2 N m 3 F` 4 5 6 3H OPTICS 5 4 3 FH OPTICS OPTICS AND PHOTOMETRICS QH OPTICS 0 1 2 3 4 5 6 0 1 2 3 4 5 6 0 1 2 3 4 5 6 Longitudinal Distance to Mounting Height Longitudinal Distance to Mounting Height Longitudinal Distance to Mounting Height Initial footcandles for 40OW HPS units mounted on 30' poles. Pole Height (Feet) Factor Lamp Factor Table Lamp Factor Curve F.C. Value 10 9.00 150HPS 0.32 8 b.00 12 6.25 250HPS 0.58 C P.50 14 4.59 400HPS 1.00 D 1.00 16 3.52 175SMH 0.30 E 0.50 18 2.78 250SMH 0.46 F 0.25 20 2.25 400SMH 0.80 G 0.10 25 1.44 H 0.05 35 0.73 1 0.025 39 0.59 Footcandle Multipliers for Other Conditions • For other mounting heights, multiply the values of footcandles shown by the pole height factor in table above. • For multiple mounts with beam patterns oriented parallel, multiply F.C. by number of heads per pole. • For combination of above, multiply factors together to produce a single multiplier. Example: Two heads on 39' pole = 2 x 0.59 =1.18 Total FC. Multiplier. • For approximate F.C. levels, the lamp factors shown at right may be multiplied by the 400w HPS value. Example: 250w HPS Type III at curve C = .58 x 2.50 =1.45 F.C. • 2H, 3V, FV optics not shown. • A complete photometrics database is available at www.sitelighting.com QV OPTICS (lamp down) MENNEN Longitudinal Distance to Mounting Height QV OPTICS (lamp up) I■■■NEN Longitudinal Distance to Mounting Height 7 ADJUSTABLE VERTICAL LAMP OPTICS (18„ & 23" HOUSING) The 3V & QV vertical optical systems add another dimension to the performance and economy of the Ecolume/Decolume luminaire. A field -adjustable lampholder has been designed into the reflector assembly. In the upper position, the reflector system offers full cutoff while providing a highly efficient distribution. In those applications where glare control is not as critical as the desire for wider spacings, the lampholder can be placed in the lower position. This assures the widest pole spacings while still maintaining IES semi -cutoff classification. pholder adjusted ip lamp position and imum glare control. Raised lamp/socket position provides cutoff for superior control of glare and light trespass. Lampholder adjusted for down lamp position which enables wider spacings, but less control of glare. Lowered lamp/socket position enables wider spacings yet still meets IES semi -cutoff specifications. Adjustability to semi -cutoff position not available with FV optics. MALLMASTER® HIGH PERFORMANCE LARGE AREA OPTICS Large areas, like retail mall space or long-term parking lots, provide both lighting challenges and cost saving opportunities. MallMaster® optics were designed with these areas in mind. One footcandle minimum criteria projects are ideally suited to these optics, especially when spacing -to -mounting -height ratios are a top priority. MallMaster® provides even illumination while allowing for economical, wide pole spacings. Using retrofit mechanisms, Ecolume/Decolume 23" luminaires, equipped with MallMaster® optics, can be mounted to existing poles, increasing light levels while decreasing job costs through utilization of existing foundations and poles. MallMaster® reflectors were designed for 1000 watt sources and are available in both IES Type III semi -cutoff (3SV) and Type V semi -cutoff (QSV) patterns. A combination of highly specular and hammertone aluminum is used in precisely engineered faceted segments to form MallMaster® high performance optics. .25 5 1 2 2 .5 Exceptionally wide spacings, thorough coverage to the pattern corners, maximum cost savings... Mal[Master° optics are engineered for value. 9 ECOLUME QUICK SHIP In response to increasingly tight delivery schedules, Emco has developed a 3-Day Quick Ship Program that makes it easy to order our most popular and versatile luminaires, poles and options. Lamps for all luminaires are in stock. When specifying, please pay particular attention to the size of luminaire, wattage and optical system desired. Refer to www.sitelighting.com for the most current information. QUICK SHIP AREA LIGHTING LUMINAIRES EC14 — Ecolume, 14" square Ship From: York, Pennsylvania • 150HPS or 175MH Dallas, Texas • Multi -Tap Ballast (120120812401277) Tied to 277V San Jose, California • Bronze Painted (BRP) • Type 3H or FH (Forward Throw) • Arm Mount, Wall Mount (no arm), Wall Mount with Arm PREFIX MOUNTING SIZE CONFIGURATION DISTRIBUTION WATTAGE VOLTAGE 0=0��Mm EC A Arm Mount 14 1 2 3 4 3H, FH 150HPS, 175MH 120, 208, W Wall Mount 240,277 WA Wall Mount w/Arm EC18 — Ecolume, 18" square Ship From: York, Pennsylvania • 250HPS, 400HPS, 250MH or 40OMH Dallas, Texas • Multi -Tap Ballast (120/208/240/277) Tied to 277V San Jose, California • Bronze Painted (BRP) • Type 3H or FH (Forward Throw) • Arm Mount, Wall Mount (no arm), Wall Mount with Arm PREFIX MOUNTING SIZE CONFIGURATION DISTRIBUTION WATTAGE VOLTAGE EC A Arm Mount 18 1 2 3 4 3H, FH 250HPS, 400HPS, 120, 208, W Wall Mount 250MH, 400MH, 240,277 WA Wall Mount w/Arm OPTIONS Add suffix to the end of the order number — © Example: m o ® ® ® EM — Options: AP Adjustable Knuckle - Pole Mount AT Adjustable Knuckle - Tenon Mount PTF2 Pale Top Fitter 2 3/8" diameter tenon for use with a 14" -18" Luminaire (2 3/8" X 4") FINISH BRP= Bronze Paint FINISH BRP= Bronze Paint 10 MODEL: SSS (Straight Square Steel) Ship From: York, Pennsylvania SIZE: 4"/ 5" Dallas, Texas GAUGE: 11 ga. San Jose, California HEIGHT: 4" -15', 20', 25'; 5" - 30' DRILLING/ HARDWARE: D1/2 (Drilled for 2 way @180° with (1) side plugged. Use for Single or 2 way @1800 Mounting). D3/4 (Drilled for 4 way @ 90° with (2) sides plugged. Use for 2 , 3 or 4 way @ 90° Mounting). SSS Poles Drilled for 14" and 18" Ecolume. Includes hand hole cover, base cover and top cap. ANCHORAGE: SSS — (4) 3/4" X 17" X 3"; TRS — (4)1" X 36" X 4" BASE COVER: Non-metallic, 2 piece POLE HEIGHT SIZE JJ t� SSS 12', 20', 4 5 25', 30' 1. SSS 30' Poles ship by the second Friday following receipt of order. GAUGE DRILLING FI%HSH 11 D1/2 Drilled for 2 way @180° BRP= Bronze Paint with (1) side plugged. Use for Single or 2 way @1800 Mounting. D3/4 Drilled for 4 way @ 90° with (2) sides plugged. Use for 2, 3 or 4 way @ 90° Mounting. QUICK SHIP ANCHOIRBOLTS Anchor Bolts are shipped in sets of (4) with double nuts, 112" X 18" X 2" Ship From: York, Pennsylvania washers and template. 5/8'' X 18" X 3'' Dallas, Texas 3/4" X 17" X 3" San Jose, California 1"X36"X4" 14" LUMINAIRE ORDERING PREFIX CONFIGURATION DISTRIBUTION WATTAGE VOLTAGE FINISH OPTIONS Ecolume 1 Horizontal Lamp 70 HPS' 120 BRP Bronze Paint HS ECA14 Single Assembly 2H Type II 100 HPS' 208 BLP Black Paint F ECW14 2 3H Type III 150 HPS' 240 WP White Paint LF ECWA14 Twin Assembly FH Type IV 100 MH' 277 NP Natural PCT Decolume Forward Throw 150 MH' 347 Aluminum Paint PCR BECA14 Twin Assembly at 90° OH Type V 175 MH' 480 OC Optional Color Paint PCB BECW14 200 MH' QUAD SpecityRALdesignation. AP DECWAI4 3 Vertical Lamp 175 PSMH' 120120812401277 eir-OC-RAL7024. AT Triple at90° 3V1-' Type III factory tied to277V SC Special Color Paint PTF2 Arm mounting on round poles 3@120 Vertical Lamp Must supply color chip. PTF3 is designed to mount to poles Triple at 120° FV1,1 Type IV PTF4 measuring 3.5'OD or larger. 4 Forward Throw 1. Vertical lamp optics are supplied standard w1high temperature resistant ACR Quad Assembly Vertical Lamp thermoplastic sag lens. POLY OV1.1 Type V 2.14'vertical lamp optics require a medium base lamp. NIA with 480V. OS Use '1' for WAWA Wall Vertical Lamp 3. Requires mogul base lamps in horizontal optics and medium OST Mounted Units. base lamps in vertical optics. NIA w/48011 C R 4. Requires mogul base lamps in horizontal optics and medium base lamps in vertical optics. 5. Vertical Lamp optics only. Medium base lamps only. M137 or M152. 6. Requires medium base lamp in all optics. _Prefix ECA14 14" Square Arm Mount Luminaire ECW14 14" Square Direct Wall Mount Luminaire ECWA14 14' Square Wall Mount w/Arm DECA14 14" Square Arm Mount Luminaire DECW14 14" Square Direct Wall Mount Luminaire DECWAI4 14" Square Wall Mount w/Arm Prior to ordering, consult submittal data sheet on www.sitelighting.com for the most current information. As pad of the continuous improvement process, EMCO reserves the right to change materials or modify the design of its product without modification. DIMENSIONS Dimensions 14" 18" A 14"/35.6cm 18"/45.7cm B T'/11.7crn 10"25.4cm C Drop Lens 7'/5.1an 4"/10.2cm D Arm Length 6"P5.2cm T22.9 E Overall wilh Yoke - 25.5 764.8cm F Arm Height 5712.7cm 5"/12.7cm EPA - Arm Mount Single, Flat Lens 1.1 g'/.10 m' 1.91t'/.18 m' Single, Sag Lens 1.2 81/.11 mt 2.11t'/.20 m' Twin, Flat Lens 2.2 81/.20 mt 3.8 81/.35 mt Twin, Sag Lens 2.3 81/.21 mt 4.2Itt/.39 mt Quad, Flat Lens 2.8 g'/.26 m' 4.8 8'/.45 m' Quad, Sag Lens 3.6 0.33 m' 5.6Itt/.52 mt EPA - Yoke Mounted Single, Flat Lens - 2.2 81/.20 mt Single, Sag Lens - 2.4 81/.22 mt Single Luminaire Weight Arm Mount Flat Glass 30lbs/13.6kgs 50lbs22.7kgs Post lop Mount Flat Glass - 55lbs24.9kgs Arm Mount Sag Glass 321bs/14.5kgs 52lbs23.6kgs Post lop Mount Sag Glass - 57lbs25.9kgs Options HS Internal House Side Shield Supplied standard for FHIFV. F Fusing LF In-Pole/in-Line Fusing Kit includes In -Line Fuses. PCT Locking Type Photocontrol Receptacle w/Photocontrol Not available with 480V PCR Locking Type Photocontrol Receptacle PCB Button Photocontrol AP Adjustable Knuckle - Pole Mount Onlyavailable with single and twin lummares @ 180'.. AT Adjustable Knuckle - Tenon Mount PTF2 Pole Top Filter 2 3/8' X 4' PTF3 Pole Top Filter 3' - 31/2' X 6" PTF4 Pole Top Filter 31/2" - 4' X 6' ACR Acrylic Sag Lens Inlieuofglass. POLY Polycarbonate Sag Lens Intieuofglass. OS Quartz Standby OST QuartzStandby- TimedDelay CR Colored Reveal Decolume Only SO* color. Contact factory for availability. 12 18" LUMINAIRE ORDERING PREFIX CONFIGURATION DISTRIBUTION WATTAGE VOLTAGE FINISH OPTIONS Ecolume 1 Horizontal Lamp 250 HPS 120 BRP Bronze Paint HS ECA18 Single Assembly 2H Type II 400 HPS 208 BLP Black Paint F ECW18 2 3H Type III 250 MH 240 WP While Paint LF ECWA18 Twin Assembly FH Type IV 400 MH 277 NP Natural PCT ECP118 2@90 Forward Throw 250 PSMH' 347 Aluminum Paint PCR ECP218 Twin Assembly at 90' OH Type V 320 PSMH' 480 OC Optional Color Paint PCB ECP318 350 PSMH QUAD SpecilyRALdesignation. Mf ECP418 3 Vertical Lamp 400 PSMH° 120/208/240/277 ex: OC-RAL7024. AP Decolume Triple at 90" 3111•2 Type III factory tied to277V SC Special Color Paint AT DECA18 3@120 Vertical Lamp Must supply color chip. PTF2 DECW18 Triple at 120' FV' Type IV PTF3 DECWAI8 4 Forward Throw 1. 18'verficallamp optics are supplied standard w/hightemperature PTF4 DECP118 Quad Assembly Vertical Lamp resistant thermoplastic sag lens. pCR DECP218 QV" Type V 2 18'3V/OV optical systems feature an upper (factoryset) sharp cutoff POLY BECP318 Use -I -forP°Post Top, Vertical Lamp socket position. For wider spacings, a lower (field adjustable) OS D EC P418 Wand WA" wall semi-cutofl socket position may be set. OST Mounted Units. 3 M136 or M153. CR Arm mounting on round poles 4. M132 or M154. is designed to mount to poles 5. M135 or M155. measuring 35' OD or larger. Prefix ECA18 18" Square Arm Mount Luminaire ECW18 18" Square Direct Wall Mount Luminaire ECWA18 18' Square Wall Mount w/Arm ECP118 18" Square, Fits SSS5 Pole ECP218 18" Square, Fits 2 3/8' OD Tenon ECP318 18" Square, Fits 3" - 3.5" OD Tenon ECP418 18" Square, Fits 4" OD Tenon DECA18 18" Square Arm Mount Luminaire DECW18 18' Square Direct Wall Mount Luminaire DECWAI8 18' Square Wall Mount w/Arm DECP118 18' Square, Fits SSS5 Pole DECP218 18' Square, Fits 2 3/8' OD Tenon DECP318 18' Square, Fits 3" - 3.5" OD Tenon DECP418 18" Square, Fits 4" OD Tenon Prior to ordering, consult submiltal data sheet on wwwsitelighting.com for the most current information. As pad of the continuous improvement process, EMCO reserves the right to change materials or modify the design of its product without modification. A 1 8 2" (s.iaN WALL MOUNT Options HS Internal House Side Shield suppliedstandardfor FH/FV F Fusing LF In-Pole/In-Line Fusing Kit includes In -Line Fuses. PCT Locking Type Photocontrol Receptacle w/Photocontrol Notavailable with 480V. PCR Locking Type Photocontrol Receptacle PCB Button Photocontrol MF Mast Arm Fitter AP Adjustable Knuckle- Pole Mount only available with single and twin luminaries @160'.. AT Adjustable Knuckle - Tenon Mount PTF2 Pole Top Filter 2 3/8' X 4' PTF3 Pole Top Filter 3" - 31/2" X 6" PTF4 Pole Top Filter 31/2' - 4" X 6" ACR Acrylic Sag Lens In lieuof glass. POLY Polycarbonate Sag Lens In lieu ofgtass. QS Ouartz Standby QST OuartzStandby— TimedDelay CR Colored Reveal Decolume Only Specify color. Contact factory for availability. DIMENSIONS e?1cn, WALL MOUNT WITH ARM 13 - 18" TALL LUMINAIRE ORDERING PREFIX CONFIGURATION DISTRIBUTION WATTAGE VOLTAGE FINISH OPTIONS DECTAI8 1 Horizontal Lamp 450 PSMH' 120 BRP Bronze Paint HS DECTWI8 Single assembly 2H Type II 750 PSMH' 208 BLP Black Paint F DECTWAI8 2 3H Type III 750 HPS 240 WP White Paint LF DECTP118 Twin Assembly FH Type IV 277 NP Natural PCT DECTP218 Forward Throw 347 Aluminum Paint PCR DECTP318 2@90 Twin Assembly at 90° OH Type V 480 OC Optional Color Paint PCB DECTP418 Vertical Lamp QUAD SpecilyRALdesignation. MF 3 3V12 Type III 12012081240277 ex:OC-RAL7024. AP Arm mounting on round poles Triple at90° Vertical Lamp factory tied to277V. SC SpeCialC0lorPaint AT is designed to mount to poles measuring 3.5' OD or target. 3@120 FV1 Type IV Must supply color chip. PTF2 Triple at 120° Forward Throw PTF3 Vertical Lamp PTF4 Quad Assembly QViz Type 1.450wVertical lamp optics are supplied standard w/hightemperature resistant QS Vertical Lamp thermoplastic sag lens .750wluminaires are supplied with and MUST use a DST Use-I-for'P"Post Top, Wand 'WA' Wall sag glass lens. 2.3V/0V optical systems feature an upper (factory set) cutoff socket position. CR Mounted Units. For wider spacings, a lower (field adjustable) semi -cutoff socket position may be set. 3. Available with vertical lamp optics only. 4. M149 only. Horizontal optics require MS7501PSIBU-HORIBW lamp. Prefix DECTAI8 18' Tall Square Arm Mount DECTWI8 18' Tall Square Direct Wall Mount DECTWAI8 18" Tall Square Wall Mount w/Arm DECTP118 18" Tall Square Post Top Mount, Fits Emco SSS5 Pole DECTP218 18' Tall Square Post Top Mount, Fits 2 3/8' Pole DECTP318 18" Tall Square Post Top Mount, Fits 3" - 31/2" O.D. Pole DECTP418 18" Tall Square Post Top Mount, Fits 4" O.D. Tenon Prior to ordering, consult submittal data sheet on wvAvs#elighfing.com lorthemost current information. As pad of the continuous improvement process, EMCO reserves the right to change materials or modify the design of its product without modification. DIMENSIONS Dimensions 18T 23" A 18745.7an 23'/58.4cm B 12730.5cm 14'/35.6cm C Drop Lens 4710.2cm 6.5716.5crn D Arm Length 9"/12.9 12'/30.5cm E overall with Yoke 25.5"164.&m 37.5/95.3an F Arm Height 5'/12.7cm 8712.2cm EPA - Arm Mount Single, Flat Lens 2.2 01/20 m' 3.6 0.33 m' Single, Sag Lens 2.3 ft2/.21 m' 3.9 0.36 m' Twin, Flat Lens 4.3 ft'/.40 m' 7.3 ft2/.68 m' Twin, Sag Lens 4.7 1111.44 m' 7.8 ft2/.72 m' Quad, Flat Lens 5.6 112/.52 m' 8.8 ft2/.82 m' Quad, Sag Lens 6.1111.57 m' 9.5 W.88 m' EPA - Yoke Mounted Single, Flat Lens 2.5 (t'/.23 m' 3.6 81/.33 m' Single, Sag Lens 2.6 ft1/24 m' 3.9 111/.36 m' Single Luminaire Weight Arm Mount Flat Glass 82lbs/d7.1 kg 90lbs/40.8kg Post top Mount flat Glass 84lbs/38.1 kg 100lbs/45.4kg Arm Mount Sag Glass 87lbs/39.5 kg 94lbs/42.6kg Post top Mount Sag Glass 89lbs/40.4 kg 104lbs/47.2kg Options HS Internal House Side Shield Supplledstandardfor FH/FV. F Fusing LF In-Pole/In-Line Fusing Kit includesln-Line Fuses. PCT Locking Type Photocontrol Receptacle w/Photocontrol Not available with 48ov. PCR Locking Type Photocontrol Receptacle PCB Button Photocontrol MF Mast Arm Fitter AP Adjustable Knuckle - Pole Mount Only available with single and twin luminaires @ 180° AT Adjustable Knuckle - Tenon Mount Only available with single luminaires PTF2 Pole Top Filter 2 3/8' X 4' PTF3 Pole Top Filter 3" - 3112" X 6" PTF4 Pole Top Filter 3112' - 4' X 6" OS Quartz Standby DST QuartzStandby- TimedDelay CR Colored Reveal Specitycolor.. Contact factory for availability. 14 PREFIX Ecolume ECA23 ECW23 ECWA23 ECP123 ECP223 ECP323 ECP423 Decolume DECA23 DECW23 DECWA23 BECP123 DECP223 DECP323 DECP423 Arm mounting on round poles is designed to mount to poles measuring 35' 00 or larger. 23" LUMINAIRE ORDERING CONFIGURATION DISTRIBUTION WATTAGE 1 Horizontal Lamp 400 MH' Single Assembly 2H Type II 1000 MH' 2 3H Type III 750 HIPS Twin Assembly FH Type IV Forward Throw 1000 HPS OH Type 400 PSMH' Twin Assembly at90° Vertical Lamp PSMH'b 6 000 3Vi2 Type III Vertical Lamp 1000 P M Triple at 90° FV' Type IV Forward Throw Vertical Lamp 3@120 OV12 Type V Vertical Lamp Triple a1120° 3V-RNC'2 Type III Vertical Lamp, 4 Reduced Nadir Candlepower Ouad Assembly QV-RNCz Type V Vertical Lamp, Reduced Nadir Candlepower Use 11 "for P. Post Top, RNC (Reduced Nadir Candlepower) option should be specified 'W and 'WA" Wall only In applications requiring extreme maximum to minimum Mounted Units. uniformity folios (5 to 1 or lower). Reduced luminaire efficiency Kill result in lower average foolandle levels. 3SV' Type III Vertical Lamp Mallmaster Semi -cutoff QSV' Type V Vertical Lamp Mallmaster Semi -cutoff Prefix ECA23 23" Square Arm Mount ECW23 23" Square Direct Wall Mount ECWA23 23" Square Wall Mount w/Arm ECP123 23" Square, Fits SSS5 Pole ECP223 23" Square, Fits 2 3/8" OD Tenon ECP323 23" Square, Fits 3" - 3.5" OD Tenon ECP423 23' Square, Fits 4' OD Tenon DECA23 23" Square Arm Mount DECW23 23" Square Direct Wall Mount DECWA23 23" Square Wall Mount w/Arm DECP123 23" Square, Fits SSS5 Pole DECP223 23" Square, Fits 2 3/8" OD Tenon DECP323 23" Square, Fits 3" - 3.5" OD Tenon DECP423 23" Square, Fits 4" OD Tenon Vertical Lamp — Flat Glass Lens 3VFC Type III Vertical Lamp Full -cutoff FVFC Type IV Vertical Lamp Full -cutoff QVFC Type V Vertical Lamp Full -cutoff Prior to ordering, consult submittal data sheet on www.sitelighting.com for the most current information. As pad of the continuous improvement process, EMCO reserves the right to change materials or modify the design of its product without modification. A IB 2 iS.u',N WALL MOUNT VOLTAGE FINISH OPTIONS 120 BRP Bronze Paint HS 208 BLIP Black Paint F 240 WP White Paint LF 277 NP Natural PCT 347 Aluminum Paint PCR 480 OC Optional Color Paint PCB QUAD SpecityRALdesignation . MF 12020812401277 ex:OC-RAL7024. AP factory tied to277V. SC Special Color Paint PTF3 Must supply color chip. PTF4 QS DST CR 1.23' vertical lamp optics are supplied standard with sag glass lens. 2.23' 314/0V optical systems feature an upper (factory set) cutoff socket position. For wider spacings, a lower (field adjustable) semi -cutoff socket position may be set. 3. Available with 3VFC, FVFC and OVFC optics only. 4.1000MH with 3VFC, FVFC and OVFC optics require BT-37 or E-37 tamp. All other optics use a BT56lamp. 5. M149 only. 6. Available with vertical lamp optics only. Options HS Internal House Side Shield Supplied standard forFH/Fv. F Fusing LF In-Pole/In-Line Fusing Kit includes fir -Line Fuses. PCT Locking Type Photocontrol Receptacle w/Photocontrol Not available with 480V. PCR Locking Type Photocontrol Receptacle PCB Button Photocontrol MF Mast Arm Fitter AP Adjustable Knuckle- Pole Mount Only available with single and twin luminaires @180° PTF3 Pole Top Filter 3" - 3112" X 6" PTF4 Pole Top Filter 31/2" - 4" X 6" OS Quartz Standby DST Quartz Standby — Timed Delay CR Colored Reveal (Decolume Only) Specity color. Contact factory for availability. DIMENSIONS 2.1 6.1ch WALL MOUNT WITH ARM 15 s Your Emco representative can assist you with additional information about luminaires that complement your site design. Emco V-Sconce Emco Ecoround "EMCO LIGHTING EMCO® 1611 Clovis Barker Road San Marcos, TX 78666 512/753-1000 800/227-0758 Fax: 5121753-7855 www.sitelighting.com DWDCD A Genlyte Company Printed in the USA © 2007 Emco Lighting CERTIFIED UL 79203-710907 - �� canyon likes @ Country aub FL�^�OLFF' DES'NE'D A ,1 4. L �h"rak�77v�s • TY C 4,h� '� C fl' r��4a ( `�q� TT�.;• _ f1 � �t • ... i f •y t f A r � -4 r � £ jyTf �rlY t � t�inr F� Sti Gr,y. Y ' K � P��' $ •# �F ,7 Tp t: =r G V,..,.'.c. '',iaWt.. d�rGARDC0 D E Sl G Nr\l F1 no_- "'i IN " Tit,. t kit -Wi • `a ' �`,� ,,ice,/' � ..� lie, �� 4' 4 ► J t. � V � � I Y.1 7 • is T . i r7 • f1r �1 �4 r ZG'a n r. � � • � ■s:�4 a �r.Sl. �+ I �tt� Ci:t+et:.a Ck�wrtketal :tlkmtm�lJtrpl! I�,evlt�tsa'�ai�r.I'd;�als]kv'itm7mr�It>mjii)G��J I a► lar iarle c sa od Irmrtimat ItFm1111 .felt, IIr.I�Liwitt mraJ ;arc fioBIrjbI. -F7ti, C101"p-Al J(OtitWord 'tent '.lK>5 mIl i Ur9arsrc t+; ^aailt�i �:hr� mk�rra[��; ,�i���tiaza� :�tsJ atnikkmruara► Lef I4tu}ma itho, *Q11141ft ssiallm 114a ittte,7v, �, tm►anmrn�s�, ulko►a►Cl sJitml�ika��yk��'r.�ttal t:tat��YCY�e�axr.rmril IKc�►'tlksttitmu� ".:I�.,IR� ?t!cliuxa; rrtlti ;t:1t;: mmtmiauit�c), lt,�'fiu�L•xx,Itml�fa� ls:slt:r:7���.5 jJFJrmeaer Y.it 111 iimIlT Tanrwro; ktu.°to ere itkrl a �N'0liku_Ik^ firm WaOICzmi •lariJ':Iit lQ14$1tgplei l Imtmz: Aftt '!+!4txl mod amyl iblgpI 3uowums", 1:101wil r,1►I pt l[a) i",XoA!, aural ;c]ktmIIc pedb4is :LoJ011c111 lyY9 Qw-c. x ielatmtor if itamzaU*1 IpLoaI 1I eptieftimu ') in li 4kil ;rmul tc :t(itpy jutionmrticc»t It"k.S , tm c ,AM co* itmamdka0nd CONSTRUCTION One -Piece Housing Efficient Reflector Systems The rigged, one-piece die cast Precise optical distributions frequently enable aluminum housing was specifically use of lower wattage fixtures than would have engineered to endure the most been necessary with other products. tenacious vandal or careless gardener. Heavy Duty Knuckle The knuckle is the Achilles' Heel of the common floodlight — where even a slight impact can snap or bend the assembly. Gardco`s structural, die cast aluminum knuckle withstands hard knocks and abusive treatment. M Fewer Luminaires Required High efficiency optics permit extremely wide luminaire spacings that may help reduce fixture quantities. This translates into reduced fixture and lamp costs, as well as savings in installation, maintenance and energy. 0 Straightforward Installation The Designer Floodlight is shipped from the factory with the ballast installed and pre -wired. Every luminaire is thoroughly tested to ensure proper electrical operation. Competitive Pricing Highly tooled components and state-of-the-art manufacturing processes make the price of the Designer Floodlight competitive with products of lesser quality. Vandal Resistant Closures Recessed allen head bolts complete a tight, secure, tamper -resistant package. Die Cast Door A one-piece die cast aluminum door frame secures an impact - resistant tempered glass lens. Simple Maintenance The door swings wide open for ease of maintenance — without disturbing the floodlight aiming angle. Threats to a low-level luminaire's appearance and performance are numerous and the Designer Floodlight addresses each with thoughtful design and construction features. The result is a luminaire that outperforms and outlasts other floodlights. ►l t The die cast knuckle assembly secures the luminaire to mounting inserts — stanchion, pole top adapter, twin arm bracket or wall/ceiling canopies. Wire splices are easily made in the spacious splice compartment, which is suitable for through -circuit wiring. No auxiliaryjunction box is required. Gaskets secure the wiring compartment against moisture. Textured polyester powdercoat finishes repel moisture, corrosives and ultraviolet rays. The luminaire is thoroughly sealed and gasketed at every point of entry and material transition to exclude moisture, dust, pollutants and insects. A single hex head bolt is tightened to An optional polycarbonate lens secure aiming. Incremental aiming marks protects the optical system against are provided in the casting to ease vandalism and in areas where parallel alignment of multiple fixtures. accidental impacts are frequent. Higher Light Levels The Gardco Floodlight accepts both metal halide and high pressure sodium lamps to 750W, Using these high lumen packages creates application opportunities unmatched by typical 40OW products. Uniform Light Levels Precisely faceted reflectors generate extremely uniform lighting levels nimum, depending on the K" e streaks, striations and color ng patterns which are not netric reports. Gardco's precise ig of specular reflector facets, nbination with selective use of nmer-toned material, ensures lean, unstriated patterns. Control of Unwanted Glare Nine optical systems are available, each providing sharp visual cutoff to the lamp and the lamp images at normal viewing angles. Luminaires are easily placed behind landscape or architectural elements, as well as on poles or walls above eye level. This mounting flexibility allows the shielding of lamp fitness in most any installation. it cutoff hood and internal louver )r critical brightness control. D F 7 A.P-.P-L-1,-C-AT--1-0-.N DF12 Every floodlighting project is unique — with different requirements for light levels, uniformity, color characteristics and special lighting effects. Of course, setbacks and spacings will vary with luminaire and 'lamp selected. Consult the Designer Floodlight application guide for proper specification data. Horizontal Flood The optical system of choice for providing broad even flood- lighting illumination to horizontal surfaces from setbacks of 8' to 30', or for area lighting applications where wide luminaire spacings are desired. Typical applications include 1-2 story buildings, parking lots, freight yards and security lighting. Vertical Flood This optical system achieves a taller distribution from setbacks of 8' to 35'. In addition, it provides an excellent distribution for area lighting applications where a greater forward projection is desired. Building floodlighting, monuments, tennis courts and swimming pools are common applications. Medium Flood The medium flood provides a symmetrical distribution and is designed for illuminating architecture from setbacks of 20' to 60'. These luminaires are frequently employed for illuminating churches, storefronts and historical buildings. Narrow Spot The narrow spot distribution creates an intense and symmetrical beam, providing the opportunity to highlight from considerable distances of 40' to 150'. In addition, this distribution allows for downlighting from extraordinary mounting heights of 60' to 100'. Flagpoles, towers and downlighting of atriums are common applications. Horizontal spot This wide yet highly concentrated beam is extremely versatile. It is appropriate for lighting facades or architectural details where setbacks of 20' to 80' are necessary. In addition, horizontal wall washing and grazing effects are possible with closer setbacks of 6' to 20'. When used in combination with the HFL reflector, it is possible to achieve wide area coverage with highly uniform patterns. Typical applications include floodlighting 1-2 story buildings, wall washing 4-8 story buildings and security lighting. ._.E---- R._-_I_-N__-_- PREFIX d MOUNTING DISTRIBUTION WATTAGE VOLTAGE FINISH OPTIONS DF7 ST HFL 175MH 120 BRP CH DF7 omit Mounting Code if HFL Horizontal Flood (NIA w/250w) 70HPS 120 BRP PCB ordering floodlight only. VFL vertical Flood 100HPS 208 BLP BD C Stub -up Conduit Mount HSP Horizontal Spa 150HPS 240 WI? CH J J-Box Mount NSP Narrow Spa 70MH 277 NP POLY W Wall/Ceiling FLM Fluorescent Medium 10OMH 347 VP F Canopy Mount (Fluorescent wattages only) 15OMH (N/A250M OC ESB WMB Wall Mount Bullhorn 175MH SC W90 Wall Arm Mount 250MH ST Stanchion Mound Mogulr N/A w/HFL Distribution, cu SM Surface Mount Stanchion PCB, POLY, For ESB options.) 26QF' 32TRF` 42TRF` 70CF' '(FLM optics only) MOUNTING NOTES FINISH OPTIONS C Stub -up Conduit Mount. For direct mounting to (2)1/2' or 3/4' GRC or IMC conduits. BRP Bronze Paint PCB Button Type Photocontrol No j-box required. Must use factory supplied mounting insert when setting stub -ups. BLP Black Paint (N/A w/250W or above 277V) J J-Box Mount For mounting into 1 /2" hub. Also suitable for direct surface mourn to walls or ceilings NP Natural Aluminum Paint BD` Barn boors when fed by EMT, BX, SJO, NM, etc. (For surface mount over ou det box, specify W or W90 mount). WP White Paint CH* Cutoff Hood W Wall/Ceiling Canopy Mount. For mounting over (not to) a 4' recessed outlet box. When VP Verde Green Paint `Barn Doors (BD) and Cutoff Hoods (CH) mounted on vertical surface, provides vertical aiming from straight down to 100' up from nadir. OC Optional Color Paint are supplied BRP with BRP lurninaires When mounted on a vertical surface, long axis of luminaire must be horizontal (+/•30°). Mounts Specify RAIL designation. and BLP with all other finishes. Either directly to wall or ceiling. The surface structure must be suitable to support the'luminaire. Only ex. OC-RAL7024 can be used concurrently with the suitable for use on non-combustible surfaces. SC Special Color Paint Polycarbonate Shield (POLY) WMB Wall Mount Bullhom. For mounting over (not to) a 4'recessed outlet box. Provides full axial (Must supply cola chip) POLY Polycarbonate Shield (NIA w/250W) 180' vertical and 358' rotational aiming range. Mounts direct to wall. Surface structure must be F Fusing (N/Aw/25OW or above 277V) suitable to support the luminaire. When mounted in wet locations, luminaire must be mounted ESB Extended Splice Box as shown in diagrams on opposite page. (Supplied standard w/250W. W90 Wall Arm Mount. For mounting Over (riot to) a 4' recessed outlet box. Provides full axial 180' Not available for use as additional vertical and 358' rotational aiming range. Mounts direct to wall. Surface structure must be splicing volume.) suitable to support the luminaire. When mounted in wet locations, luminaire must be mounded as shown in diagrams on opposite page. In damp or dry locations, arm assembly may be inverted. ST Stanchion MounL 18" stanchion for in -ground concrete burial mounting. SM Surface Mount Stanchion. For mounting to 18'stanchion pole assembly. ADDITIONAL MOUNTING ACCESSORIES PTA Pole top 2 3/8" tenon adapter TAB Twin arm bracket for use with ST or PTA PT2 Pole top 2 3/8" tenon adapter for twin back to back luminaire mounting. DIMENSIONS F— 6-3/4" —I 186 y 358' DF7 POLE LOADING DATA EPA ftz Single Luminaire on PTA Adapter 1.3 Twin Luminaires on PT2 Adapter 1.9 Twin Luminaires on TAB Adapter 2.8 t f 16" — i 13-3/8" 1 DF7 SPLICE COMPARTMENT WIRE CAPACITY Standard Extended 250W Units Splice Box units #12 AWG Conductors` 5 9 5 #10 AWG Conductors` 3 7 3 `Including ground i i i 16" 1 f 13-3/8" 1 t_ 7" —1 10W —175W UNITS F— 9-1/2" —i 25OW UNITS C = STUB -UP CONDUIT MOUNT W = WALUCEILING CANOPY MOUNT DF7-C W90 = WALL ARM MOUNT DF7 1"DIA 1 t 11-7/8" ST = STANCHION MOUNT 2" to 12" ° ST-18" ° ° Stanchion ° 36" J = J-BOX MOUNT F7-J WMB = WALL MOUNT BULLHORN 81 18 T 6.9' 1=4 7 �s'1 5.0' T DFYWMB L11 1 3.Sf 50' SM = SURFACE MOUNT STANCHION T 18' 112" NPT — 3/8" thick 5" Bolt Circle for 112" Bolts (by others) POLE MOUNTING WITH ACCESSORIES 2-DF7 DF7 !-Twin Arm Bracket PTA -Pole o T 6° ST-18" Stanchion Top Adapter 1 RA 4 Pole with 2-3/8° x 4" Tenon (Specify Height) TAB- - Twin Arm Bracket PTA - Pole Top Adapter U-- RA 4 Pole with 2-3/8° z 4" Tenon 14' 1 (Specify Height) DIA. 24" —I T 29-1/8' —; (2) DF7 I (2) DF7 �O it----- 11 ----- 11 -rt ----L ��---!1 PT2-Twin Pole Top Adapter — RA 4 Pole with 2-3/8' x 4' Tenon (Specify Height) Stub -Up conduit mounts without J-Box so luminaire can be mounted at grade. Stanchion mounting for heights of 2" to 12" above grade, and for in -concrete placement. Surface Mount Stanchion for wall, roof or concrete surface mounting —18" length —anchor bolt mounting. J-Box for mounting into 112" hub, and for mounting directly to walls, ceilings, trees or sides of straight square poles. The minimal profile Wall/Ceiling Canopy mount for downlighting. Wall Arm Mount or Wall Mount Bullhorn enables full vertical and horizontal aiming, and may be used for wall -washing effects. Pole Top style with smooth tapered adapter is designed for mounting to 4" round poles with a standard 2-3/8" tenon. Shown here with optional barn doors. Twin Back -to -Back pole mount is a natural choice for median -mounted luminaires downlighting adjacent parking areas. Twin Arm Bracket provides flexibility for mounting pole -top or to round stanchion. Full ectional and rotational ning, including uplight and wnlight in combination. PREFIX MOUNTING DISTRIBUTION WATTAGE VOLTAGE DF12 ST HFL 40OMH 120 DF12 Omit Mounting Code if ordering floodlight only. W walUCeiling Canopy Mauit WMB Wall Mount Bullhorn W90 Wall Arm Mount ST stanchion Mount SM Surface Mount Stanchion HFL Ha¢orxalrlood VFL vertical Flood' MFL M iumFlood HSP Horizontal Spot' NSP Nanow Spot 1. Available in 400 watt and lover ONLY. 25OMH 40OMH 75OMH 25OPSMH 320PSMH 350PSMH 40OPSMH 750PSMH 250HPS 400HPS 750HPS FINISH OPTIONS BRP CH 120 BRP PCB 208 BLP CH 240 WP POLY 277 NP f 347 VP ES8 480 OC LV SC QS MOUNTING NOTES FINISH OPTIONS W Wall/Ceiling Canopy Mount For mounting over (not to) a 4' recessed outlet box. When BRP Bronze Paint PCB Button Type Photocontrol mounted on vertical surface, provides vertical aiming from straight down to 100° up BLP Black Paint (NIA above 40OW) from nadir. When mounted on a vertical surface, long axis of hminaire must be NP Natural Aluminum Paint CH` Cutoff Hood horizontal (+/-30'). Mounts directly to wall or ceiling. The surface structure must be W' White Paint VP Verde Green Paint *Cutoff Hoods (CH) are supplied BRP suitable to support the luminaire. Only suitable for use on non-combustible ble surfaces. Optional Color Paint with BRP luminaires and BLP vrim allOC WMB Wall Mount 8ulgtom. For mounting over (riot to) a 4'recessed outlet box. Provides full Specify other finishes. Can be used concurrently axial 1 K vertical and 358' rotational aiming range. Mounts direct to wall. Surface ex OC RAL7024 with the Polycarbonate Shield (POLY) structure rim be suitable to support the luminaire. When mounted in wet locations, SC Special ColPaint a POLY Polycarbonate Shield luminaire must be mounted as shown in diagrams on opposite page. (Must supply cola chip) (NIA w Shouts be replaced W90 Wall Arm Mount For mounting over (not to) a 4' recessed outlet box. Provides full my F FusiFusi 3-44 yeang (NIA above 400W) axial 180` vertical and 358° rotational aiming range. Mourns direct to wall. Surface ESB Extended Splice Box Stricture must be suitable to support the luminaire. When mounted in wet locations, IV Internal Louvers luminaire must be mounted as shown in diagrams on opposite page. In damp or dry (MFL HSP and NSP only) locations, arm assembly may be inverted. Quartz Restrike (NIA above 400W) ST Stanchion Mount. 1ir stanchion for in -ground concrete burial mounting. SM Surface Mount Stanchion. For me riting to 18'stanchion pole assembly. Options must be ordered with the luminaire. These cannot be added later without field modification. ADDITIONAL MOUNTING ACCESSORIES DF12 POLE LOADING DATA DF12 SPLICE COMPARTMENT WIRE CAPACITY PTA Pole top 2 3/8'tenon adapter EPA ft' Standard Extended TAB Twin arm bracket (or use with ST or PTA Single Luminaire on PTA Adapter 2.6 Units Splice Box PT2 Pole top 2 3/8'tenon adapter for twin back to back Twin Luminaires on PT2 Adapter 3.7 B12 AWG Conductors` 5 9 luminaire mounting. Twin Luminaires on TAB Adapter 5.6 B10 AWG Conductors' 3 7 LIGHT CONTROL OPTIONS CUTOFF HOOD Provides sharp cutoff of source brightness r= POLYCARBONATE SHIELD For critical vandal areas. Note: Shield may discolor and require replacement every 2-3 years. *Includingground NARROW SPOT WITH INTERNAL LOUVER Louver provides control of stray light beyond specified beam. Internal mounting design eliminates accumulation of leaves and dirt and deters vandalism. ST = STANCHION MOUNT H— 21-112" —� T 19-1/2" tqP___0"to12" ° ST-18° Stanchion DF12-SP SM = SURFACE MOUNT STANCHION T 18" 112" NPT 1 — 3/8" thick 5" Bolt Circle for 112" Bolts (by others) W = WALUCEILING CANOPY MOUNT W90 = WALL ARM MOUNT DF12-W 29' RA 2-ji0 a 4 ienun (Specify Height) I 1 1-- 7' —4 DF12490 19-I1/2" T 0 1 7" DIA. 1 F-14-7/8' —4 WfM13=—WALL MOUNT BULLHORN isE i —18' t.kk 6.9 2.5• —1 5.0 6- 3.54' Q1 DF7-WMB I 3 sZ F-- .o" POLE MOUNTING WITH ACCESSORIES 47-1/2" 21-112" ----� I -Twin racket t-Pole '�N „ dapter 1 4" 1 DIA. (2) DF12 (2) DF12 PTA -Pole Top Adapter T 6' 1 RSA 4 Pole with 2-3/3" x 4" Tenon (Specify Height) DF12 43-1/2" —; T 26-1/2" // O (D �� i \\ \\ --l) 1�-- PT2-Twin pole Top Adapter RA 4 Pole with 2-3/8" x 4' Tenon (Specify Height) (2) DF12 Stanchion mounting for heights of 0" to 12" above grade for in - concrete placement. Surface Mount Stanchion for wall, roof or concrete surface mounting — 18" length — anchor bolt mount. Single fixture Post Top for transition to 4" round aluminum pole. The minimal profile Wall Canopy mount. Wall Arm Mount or Wall Arm Bullhorn Mount enables full vertical and horizontal aiming. Twin Back -to -Back pole mount is a natural choice for median - mounted luminaires downlighting adjacent parking areas or tennis courts. Twin Arm Bracket provides flexibility for mounting pole top or to ground stanchion. Full directional and rotational aiming, ding uptight and it in combination. (D aD m GENERAL Each Gardco DF Series luminaire is a floodlight for high intensity discharge lamps. Internal components are totally enclosed, rain -tight, dust -tight, and corrosion -resistant. Housing, door frame, and knuckle assembly are all die cast aluminum. A choice of nine optical systems are available. DF7 units are suitable for wall, stanchion, pole, j-box and conduit mounting. DF12 units are suitable for wall, stanchion or pole mounting. HOUSING Single piece aluminum housing is die cast in a soft barrel form. Memory retentive gasket mates with door frame to exclude moisture, dust, insects and pollutants from electrical and optical systems. DOORFRAME Single piece die cast aluminum door frame integrates to housing form. Captive stainless steel hinge pins allow access to luminaire for installation and lamping. Door frame is hinged closed and secured to housing with captive stainless steel recessed allen-head bolts. Heat and impact resistant 3/16" tempered glass lens and one-piece silicone gasket are mechanically secured to door frame with (6) galvanized steel retainers. KNUCKLE High strength die cast aluminum knuckle features an integral splice compartment. A single, captive 3/8" stainless steel allen-head bolt and a stainless steel nut securely lock knuckle aiming teeth in 50 increments. Opposite cover plate is removable for access to splices. Knuckle assembly is fully gasketed. SPEC IF I CAT I0NS OPTICAL SYSTEMS The wide, vertical and medium flood, and the horizontal spot optical systems are homogenous sheet and extruded aluminum, electrochemically brightened, anodized and sealed. The segmented reflectors are set in faceted arc tube image duplicating patterns to achieve required distributions. The narrow spot reflector is hydroformed Alzak" aluminum. ELECTRICAL Each high power factor ballast is the separate component magnetic type capable of providing reliable tamp starting to -201.. LAMPHOLDER Pulse rated mogul base lampholder is glazed porcelain with nickel plated screw shell. FINISH Each standard color luminaire receives a fade and abrasion resistant, electrostatically applied, thermally cured, textured polyester powder finish. Refer to Color Selection Guide for optional colors. Special color finishes may vary. Consult factory. LABELS All luminaires have UL or CUL (where applicable) Wet Location labels. Gardco lighting reserves the right to change materials or modify the design of its product without notification as part of the companys continuing product improvement program. WALUCEILING MOUNTING BOLT PATTERN DF7 AND DF12 4-3/4' 3-1 /4' ® t ;,ailytam - - ---------------- 71� Fascia Plates Bollards 100 Line Sconces Step & Aisle Lights 10 �11 m L I G H T I N G 2661 Alvarado Street San Leandro, CA 94577 800/227-0758 510/357-6900 in California Fax:510/357-3088 www.sitelighting.com a Gardco Copyright 2005 Genlyte Thorns Group LLC All Rights Reserved Irnemational Copyright Secured. 79103-1810705 r eit* of J uftw& Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl , HEREBY DECLARE THAT: Notice of Application Notice of Decision x Notice of Public Hearing Notice of Public Meeting Design review 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 _15 day of _March , 2013 Project Name: 4501 Building - Lakerid a Development Project Number: PL12-041 Associated File Number s : L12-046 Mailing requested by: Brando it d I'/- In Mailer's signature: W:\USERS\TERI\TEMPLATES-FORMS\AFFIDAVIT OF DISTRIBUTION.DOC City of Tukwila Notice of Public Hearing Location: 4501 S. 134th Place 4501 Building File #'s: L12-046 (DESIGN REVIEW) DESIGN REVIEW Project Site: 4501 S 134 PL Applicant: Wayne Jones Property Owner: Lakeridge Development Project Planner: Brandon Miles, 206-431-3684 Project Description: Notice is hereby given that the City of Tukwila's Board of Architectural Review will hold a public hearing at 6:30PM on Thursday, Match 28, 2013. The hearing will be located in Council Chambers at City Hall (6200 South - center Blvd) to consider the construction of a 17,000 square foot commercial structure with associated parking on 2.35 acres within a CommerciaULight Industrial District of the City of Tukwila. The building will be devoted to warehouse and office use. Comments and Appeals: Persons wishing to comment on the above application may do so by written statement or by appearing at the public hearing. Written comments can be pro- vided to: Department of Community Development: ATTN: Brandon Miles; 6300 Southcenter Blvd, Suite 100; Tukwila, WA, 98188. FOR QUESTIONS OR FOR INFORMATION ON YOUR APPEAL RIGHTS, PLEASE CONTACT BRANDON MILES AT 206-431-3684. You are receiving this notice because you are a property owner or tenant within 500ft of this project. City of Tukwila Notice of Public Hearing 4501 Building DESIGN REVIEW Project Site: 4501 S 134 PL Location: 4501 S. 134th Place File #'s: L12-046 (DESIGN REVIEW) Applicant: Wayne Jones Property Owner: Lakeridge Development Project Planner: Brandon Miles, 206-431-3684 Project Description: Notice is hereby given that the City of Tukwila's Board of Architectural Review will hold a public hearing at 6:30PM on Thursday, Match 28, 2013. The hearing will be located in Council Chambers at City Hall (6200 South - center Blvd) to consider the construction of a 17,000 square foot commercial structure with associated parking on 2.35 acres within a Commercial/Light Industrial District of the City of Tukwila. The building will be devoted to warehouse and office use. Comments and Appeals: Persons wishing to comment on the above application may do so by written statement or by appearing at the public heating. Written comments can be pro- vided to: Department of Community Development; ATTN: Brandon Miles; 6300 Southcenter Blvd, Suite 100; Tukwila, WA, 98188. FOR QUESTIONS OR FOR INFORMATION ON YOUR APPEAL RIGHTS, PLEASE CONTACT BRANDON MILES AT 206-431-3684. City of Tukwila Notice of Public Hearing 4501 Building DESIGN REVIEW Project Site: 4501 S 134 PL Location: 4501 S. 134th Place File #'s: L12-046 (DESIGN REVIEW) Applicant: Wayne Jones Property Owner: Lakeridge Development Project Planner: Brandon Miles, 206-431-3684 Project Description: Notice is hereby given that the City of Tukwila's Board of Architectural Review will hold a public hearing at 6:30PM on Thursday, March 28, 2013. The hearing will be located in Council Chambers at City Hall (6200 South - center Blvd) to consider the construction of a 17,000 square foot commercial structure with associated parking on 2.35 acres within a Commercial/Light Industrial District of the City of Tukwila. The building will be devoted to warehouse and office use. Comments and Appeals: Persons wishing to comment on the above application may do so by written statement or by appearing at the public hearing. Written comments can be pro- vided to: Department of Community Development; ATTN: Brandon Miles; 6300 Southcenter Blvd, Suite 100; Tukwila, WA, 98188. FOR QUESTIONS OR FOR INFORMATION ON YOUR APPEAL RIGHTS, PLEASE CONTACT BRANDON MILES AT 206-431-3684. You are receiving this notice because you are a property owner or tenant within 500ft of this City of Tukwila Notice of Public Hearing 4501 Building DESIGN REVIEW Project Site: 4501 S 134 PL Location: 4501 S. 134th Place File #'s: L12-046 (DESIGN REVIEW) Applicant: Wayne Jones Property Owner: Lakeridge Development Project Planner: Brandon Miles, 206431-3684 Project Description: Notice is hereby given that the City of Tukwila's Board of Architectural Review will hold a public hearing at 6:30PM on Thursday, March 28, 2013. The hearing will be located in Council Chambers at City Hall (6200 South - center Blvd) to consider the construction of a 17,000 square foot commercial structure with associated parking on 2.35 acres within a Commercial/Light Industrial District of the City of Tukwila. The building will be devoted to warehouse and office use. Comments and Appeals: Persons wishing to comment on the above application may do so by written statement or by appearing at the public hearing. Written comments can be pro- vided to: Department of Community Development; ATTN: Brandon Miles; 6300 Southcenter Blvd, Suite 100; Tukwila, WA, 98188. FOR QUESTIONS OR FOR INFORMATION ON YOUR APPEAL RIGHTS, PLEASE CONTACT BRANDON MILES AT 206-431-3684. You are receiving this notice because you are a property owner or tenant within 50011 of this You are receiving this notice because you are a property owner or tenant within 50011 of this '£IOZ `SI `qo.[ W `8uue3H o![gnd3o oo!loK [EpWo 88186 'VM `e[!minl 001 alS `'PnlEl joluaoglnoS 00£9 luamdolana(I Xl!unu[[uoO3o Iuaml[edaQ e[!A',Nn,13o Ai!O '£[OZ `SI `g3JI2W `OuueaH o![gnd3o ao!loN [e!ogjO 88186 'VM `e[[M)[ny 001 aIS `pn[g jaluaaglnoS 00£9 Iuamdo[anad AliunuauoO3o Iuawimda(I e[[M)[nljo flip BOB[ £IOZ `Sl ` -IEW `OuueaH oi[gnd3o aogoN le[oUjo 88186'VM`eliminL reoo[� 00I alS `•pn[g zaluaaglnoS 00£9 e luauido[anaQ AITUnmmoD30luamuedaQ upAgn L 30 ,�l!O £[OZ `SI "I-EW `3uueaH o![gnd3o aogorl le[ogjO 88186 'VM `e[!^»Inl 001 aIS `-pn[g aaluooglnoS 00£9 Iuamdo[anaC[ AlmnmucoO3o luotuindaa e[!""[n.L3o ,14!O FIRST NAME LAST NAME ADDRESS CITY STATE TUKWILA COMMUNITY MEMBER 13130 44TH AVE S TUKWILA WA Konrad Joanne M Poirier 13405 43RD AVE S SEATTLE WA David Cain 13405 MACADAM RD S TUKWILA WA Ion Manea 13407 48TH AVE S TUKWILA WA TUKWILA COMMUNITY MEMBER 1341143RD AVE S TUKWILA WA Eleanor Diane Orn 13415 48TH AVE S TUKWILA WA Maurice & Keisha Scott 13415 MACADAM RD S TUKWILA WA Linderman & Amalia L Roblero 13417 48TH AVE S TUKWILA WA Sovanna & Khun Samoeun V Pak 13419 48TH AVE S TUKWILA WA Cesar Munoz 1342148TH AVE S TUKWILA WA Michelle L & Mitchell Roedell 13425 43RD AVE S TUKWILA WA Antonin T Zeman 13425 MACADAM RD S TUKWILA WA Bradley R White 13429 43RD AVE S SEATTLE WA TUKWILA COMMUNITY MEMBER 13433 48TH AVE S TUKWILA WA TUKWILA COMMUNITY MEMBER 13435 43RD AVE S TUKWILA WA Carl O Lee 13435 43RD S SEATTLE WA Eddy Phommahaxay 13435 48TH AVE S TUKWILA WA Marlena Mattingly 13435 MACADAM RD S TUKWILA WA Betty Geraldine Eatmon 13443 MACADAM RD S TUKWILA WA Lisa M Hunter 13445 MACADAM RD S TUKWILA WA Antoinette L Fisher 13455 48TH AVE S TUKWILA WA Michael Anaya-Hussey 13457 MACADAM RD S TUKWILA WA TUKWILA COMMUNITY MEMBER 13463 MACADAM RD S TUKWILA WA Dale A & Judith M Shawley 13467 MACADAM RD S TUKWILA WA Michael Patrick & Smi Maloney 13507 43RD AVE S SEATTLE WA Phuong M & Cindy T Tran Pham 13512 43RD AVE S TUKWILA WA Charles E lii & Tasol Simpson 13515 MACADAM RD S TUKWILA WA TUKWILA COMMUNITY MEMBER 13517 42ND AVE S TUKWILA WA E Greg Schubert 13517 43RD AVE S SEATTLE WA Hon T Ho 13521 MACADAM RD S TUKWILA WA Jerry & Le Uyen Thi Ngu Hoang 13522 43RD AVE S TUKWILA WA Pamela S & Loyd Lee M Riess 1353143RD AVE S TUKWILA WA Lam T & Chau B Truong Hoang 13532 43RD AVE S TUKWILA WA ZIP 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98164 98168 98168 98168 98168 98168 98168 98168 Daryl Chu 13534 MACADAM RD TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 13534 MACADAM RD S TUKWILA WA 98168 Linda Nhung Nguyen 13542 43RD AVE S TUKWILA WA 98168 * AMORASIN VAN & INNISONG 13542 MACADAM RD S TUKWILA WA 98168 Juanita Fabre 13546 MACADAM RD S TUKWILA WA 98168 Mohammad I Pen 13552 MACADAM RD S TUKWILA WA 98168 Charles Curtis lii & Tammy Renee Hads Simmermon 13561 MACADAM RD S TUKWILA WA 98168 Kenneth D Rozum 14358 DAYTON AVE N SEATTLE WA 98133 * FOSTORIA PARK ASSOC LLC 15100 SE 38TH ST # 792 BELLEVUE WA 98006 * W C HALL LIVING TRUST 17522 13TH SW NORMANDY PARK WA 98166 Jacqueline Laura Doman 27013 PACIFIC HWY S DES MOINES WA 98198 (sound Transit) Cpsrta 401 S JACKSON ST SEATTLE WA 98104 Andrew T West 4246 S 137TH PL TUKWILA WA 98168 Paul J Shallow 4250 S 137TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4254 S 137TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4258 S 137TH PL TUKWILA WA 98168 Keith Alan & Laura Ann White 4262 S 137TH PL TUKWILA WA 98168 Leslie W Campbell 4417 S 136TH TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4417 S 136TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4420 S 136TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4423 S 136TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4426 S 136TH ST TUKWILA WA 98168 * HAVENBURY HOLDINGS LLC 4435 S 134TH PL SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 4439 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4443 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4445 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4449 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4451 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4453 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4455 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4457 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4459 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4461 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4465 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4471 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4475 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4477 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4479 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4481 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4485 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4487 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4489 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4491 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4493 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4495 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4497 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4500 S 133RD ST TUKWILA WA 98168 Douglas L Kirby 4503 S 136TH ST TUKWILA WA 98168 Daniel J & Teresa M Zapata 4508 S 136TH ST TUKWILA WA 98168 Zachary L & Gabriela Hudgins 4511 S 136TH ST TUKWILA WA 98168 Zachary Hudgins 4512 S 136TH ST TUKWILA WA 98168 Saeng Wang & Lio Choi & Mu Fong 4513 S 136TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4522 S 133RD ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4524 S 133RD ST TUKWILA WA 98168 Candice Richardson 4526 S 136TH ST TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4550 S 134TH PL TUKWILA WA 98168 * KEELER PROPERTIES LLC 4585 S 134TH PL TUKWILA WA 98168 * HOLADAY-PARKS INC 4600 S 134TH PL SEATTLE WA 98168 TUKWILA COMMUNITY MEMBER 4601 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4611 S 134TH PL TUKWILA WA 98168 * ARION PARTNERS LLC 46115 134TH PL STE 100 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4625 S 134TH PL TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 4650 S 134TH PL TUKWILA WA 98168 * KING COUNTY -PROPERTY SVCS 500 4TH AVE SEATTLE WA 98104 * GUILD MORTGAGE COMPANY 5898 COPLEY DR SAN DIEGO CA 92111 * TUKWILA CITY OF 6200 SOUTHCENTER BLVD TUKWILA WA 98188 James Jolly 714 GRANT AVE S RENTON WA 98057 * NORTH STREAM DEVELOPMENT 720 4TH AVE STE 102 KIRKLAND WA 98033 Abdul K Kasem PO BOX 12053 SEATTLE WA 98102 * SMITH COURT LLC PO BOX 146 RENTON WA 98057 * PACIFIC NW IRONWORKERS PO BOX 33030 PORTLAND OR 97292 * CALIFORNIA AVENUE CO PO BOX 68726 TUKWILA WA 98168 Britta Kirby PO BOX 68921 SEATTLE WA 98168 * SEATTLE SMSA LIMITED PRTN PO BOX 91211 BELLEVUE WA 98009 Ben G & Darryl J Stark PO BOX 98638 SEATTLE WA 98198 Teri Svedahl From: Brandon Miles Sent: Wednesday, March 13, 2013 3:09 PM To: Teri Svedahl Attachments: NOTICE OF PUBLIC HEARING.pub Teri - This is for Friday. Brandon SIGN IN SHEET - FOR THOSE WHO WOULD LIKE TO SPEAK PLANNING COMMISSION OR BOARD OF ARCHECTITUAL REVIEW PUBLIC HEARING March 28, 2013 PRINT NAME CLEARLY EMAIL ADDRESS PHONE MAILING ADDRESS (INCLUDING CITY & Z_IP) Project File # testif ing on 2�-325= z553 ,G�tic� u�L�E /�S�i�T�S ✓�i� ir��Ts �A6 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. PROJECT INFORMATION I Lakeridge Development has submitted a design review application to construct a 17,000 square foot commercial structure with associated parking on 2.35 acres within a Commercial/Light Industrial District of the City of Tukwila. The building will be devoted to warehouse and office use. A large parking area for construction equipment will be located in the rear of the building. There is a type II stream located near the front of the property, near S. 134"' Place. The applicant will utilize an existing access in order to reduce impacts to an adjacent stream. Permits applied for include: Building Permits, Electrical Permits and Mechanical Permits. Other known required permits include: None known at this time. Studies required with the applications include: None An environmental checklist has been submitted with the studies identified above. FILES AVAILABLE FOR PUBLIC REVIEW I The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. OPPORTUNITY FOR PUBLIC COMMENT Your written comments on the project are requested and can be mailed to Department of Community Development; 6300 Southcenter Blvd, Suite 100, Tukwila; WA 98188 and must be postmarked no later than 5:00 P.M., March 11, 2013. Comments can also be emailed to Brandon.Miles@Tukwilawa.gov. APPEALS You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at (206) 431-3670. For further information on this proposal and for details on the public meeting, contact Brandon J. Miles at (206) 431-3684 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: December 13, 2013 Notice of Completeness Issued: 28-day rule Notice of Application Issued: February 28, 2013 /\ \ SECU R F�'e v�' R iTiENCE '\ �, � (OAPN GREEN) \\N, \\ CPUSHED ROOF AC PRANG ------------------------ 1= Iw-w K 3?2 \�\ e 0� �d s7� �\\� A LEGAL DESCRIPTIONS: THE NORHV.ESTERLY 12.>5 FEET OF THE SOUMEASTERLR IA5 FEET OF LOT 15, � TCRIA GARCDN TRACTS. ACCORDING TO ME PLAT \ THERECORDED IN VOLUME 9 OF PLALS, PAC(5) 95, RECORDS OF KING COUNTY, 'x 11 IG TON; \\ .GEF1 ME NCFi STERLY VU 25 FEET A WGM OF SAID LOT �5. EXCEPT ME SOUMEASTERLI 30 FEET .N 'POM OF ME A NOFMEASERLY 2B2 12 FEET OF SAID NCFTY.WESERL' III FEET w 'MOM.. \ TAX ASSESSOR'S PARCEL NO 261320- 15 \ GENERAL NOTES PROJECT DESCRIPTION ON STE A TILT-UP512 CONCRETE PRO, GT TO G CF IA.ODO BF FOOT PRINT A SIE OF N LOPE SF PROTECT ICI NCIIAE CULL SIE DE hLON" A REWIRED HYDRANis PER CITY DROINUIC 10 BE OPERANCNAL PRICK i0 Mu- (UTILITIES X )S AND BHLI 3G 'MTH OFPIC AND DFLOOR SE SPACES. OFFICE i0 NCIAE LESS MEN .,000 BF K SECOND FLOCK_ ACESOFFI EA TO EUSBLE BUILDING MATERIALS 3EUVEREO SITE. FIRE FLOW AS REOUIRED, IYDRnIT LGCANONS SHALL BE APPROVED BY FIRE DEPARTMENT. 5 BUILDING ADDRESS AT AN PPRONED LOCATION AIM MINIMUM 1­NCH HIGH NUMBER IN CONTRASTNG COLOR. C. SPIt KL_.R SYSTEMS SHALL COMPLY AM NFFA AND BE APPROVED BY FIRE DEPARTMENT AND IBC. OUNCE( RESPONSE HEADS PER EVACUATION ASSISTANCE AREA EXCPTION, FOR E000. ENE, AND OFFIC'MPROVEVEIIS D PORTABLE FIRE FXTNGIISHERS PER .NFPA AND IBC N CONS TRLG ION SHACK PERMANENT EITNNUI FR BY OMER 0 3,GO0 BF SPAR AREA 'ARM 75' NAPMo. TRAVEL aSTANC. E TENANT MFRSW.YENR TO HAVE APPROVAL OF BUXDRG/FRE DEPARTMENT PRIOR TO CONSTRUCTOR OR OCCUPANCY AND PER SEPARATE PERMIT F NO OCCUPANCY PRIOR TO ISSUANCE AN0 ­ATEOF OCCUPANCY. G SPECAL -AND I SiFUCNPAL CUONE PCRER ALL SITE WE- DING, HIGH RENGMB H. SUSPENDED COURSE 10 BE OE-IGNEO FOR EARMOUAKE ZONE L. SUBMIT CALCS TO 'I" AND ARCHITECT FOR APPROVAL. IT I.) pONTRACTOR TO VERIFY ALL DIMENSIONS. DC NOT SCALE GRAWNGS J. ONCE APPROVED MONITORED ALARM SYSTEM TO A SUPERNSED APPROVED CENTRu STATION PRO GE APPROVED ROSE STATIONS PER ORDNANCE k A R.B. L. IUL GONCREE WOI 'I EXCESS OF DODO PSI SHALL BE NSPECED a' TESTING W. P IBIR N0 CONCRETE WHEN ME ANNOPAED SITE TEMPERATURE VILL BE BELOW 3A DEGREES DURING THE FIRST N8 HOURS OF CURING N ME [OITRACTOR SHALL CALL STRUCTURAL ENGINEER FOR FIELD MSPECTIO15 PRIOR TO COVERING ROOF DECK. 0. NMME RCHHNT OF TECTT AND LMIKEROR NO REPAIRS SIGNS MMOUTECON HIS FENEWiGR SH.Pl1 NOTIFY Sat ENONEER TO VERIF/ SOX. BEARING PRIOR TO POURING OF FOCTNGS. 0 SOL ENGNEEN TO INSPECT AND APPROVE BUILDING PAD AND FOOTNGS PRIOR TO ROUR.G FLOOR. R. SCL ENGINEER TO NSPECT AND ARM- PAWNS AREAS PRIOR TO PANIC S CONMACTOF SMALL COORDINATE ME WORX OF ALL TRADES I AMID NTE.RIERENCE BETWEEN DINSIONS OF ME WORK. O I CONTRACTOR PROVDE ALL WORK, SERNCES. AND MATERIALS NECESSARY 10 CONSTRUCT A COYPLEE OPERATING FACUIY U- ME CONTRACTOR SHALL APPLY AND SECURE ALL OCCUPANCY, 5EWER. STORN, WATER, ELECTRICAL AID OTHER PERMITS EXCEPT BUILDING PERUIT. HE SMALL PAY AU NECESSARY FEES AND POST BONDS REWIRED. FUTURE TOLETS TO CONPLV WM WASHINGTON STATE BARRIER FREE CODE. W ALL EXPOSED ASULATCN SHALL MEET FS 25 REQUIR UENiS AND SMOKE DENSITY NO TO EXCSO 456 MEN TESTED N ACCORDANCE MR UBC STANDARD NO 8-I x ULATOM DAILY AFTER UOSTURE CONTENT U ALL UEUEERS IS wm LESS IN I - PROVIDE TESTING LAB REPORTS NERX-C ES`FNG TO F Ott AND TO ME ARCHITECT'S OFFICE (INERwR ONLY) T. ALL NA NMG SURFACE SLOPES IN DIRECTION OF TRAVEL FOR HANDICAP ACCESS O BELT 20 DR LESS EXCEPT 112 WiRERE HANDRAILS ARE USED. (EXCEPT AS NOTED) DEFERRED SUBMITTAL LIST NE.ANIC. - EY'-.ASH. STATE LICE-13 ENGNEER 2. ELECMICA.L - BY WASH. STATE USED ..HE-' 3 FIRE SPRINKLER - BY 'xASH STATE LICENSED ENGINEER 1. SMOKE GETECTOR5 AND MONITORING 5. ENGINEER STAMPED MUSS DRAwNGS 6 ROD` HATCH, METAL LAOOER AND CAGE. AREAS Of EVACUATOR ASSISTANCE - PROMDE WICK RESPONSE SPRINKLER HEADS I LIEU OF AREAS OF EVACUATOH ASSISTETY PLANANCE. TENANTS OR USER OF BLILDEIRN AND LOCAL BaLDNO DEPARTMENT PRIOR TOOC�CCUPANECY AND TG PROVIDE WITTEN LIFE TOtOWC sDUANGE OF CERTIFICATE OF OCCUPANCY iRCN Ctt. 8 EXTERTOR PRE -GAB SMP5- 9 POOF MANUFACTURER'S NAME PROCUCT NAME AND NUBfR AID EGO APPROVAL NUNBEX. T0. CONIFIIE DESIGN SUB,, TAL DOCUMENTS FOR DEFERRED SUBMITTAL ITEMS SHALL BE w9AIT1ED TO THE AflOIIECT OR ENGINEER OF RECORD. AND STALL RE'AE'N THEU MO f ARO MEN A. TO ME GENERAL CUMAC.R WRO WA'. OEUVER MEN To ME B.AONG OFH0 WIN A NOTATION PEMEAESGANDATHAT ME Y NAME BEEN FCUNO T BE Ix GENEIA1. CON ANCE WTN ME OCION OF ME BITLONG. ME D 7_ wBMIRu EMS 6P.- NOT SE IHSTALED 11% THEIR .- AND SLEI,NT. GOCUMENT5 HAYS EDEN APPROVED RY THE SLUING OFFIOAL. SPECIAL INSPECTIONS I ADDITION TO ME REGULAR IISPfCTI0n5, THE FOLLOWNG ITEMS RILL ALSU REMARE SPECIAL INSPECTION IN XOCGRDANC 'TAM SEC N7al OF THE UFORM BUL CODE. SCLS CWPUAICE PRIOR TO FO:nDATW WSPECTOR `TEL, -AL CUCRETE OVER 2 PSI RELF ..NO . GH-SIPENOTH BOLTS EPDXY DOE YnreD �' 7 f53.•F c `c "w Lw N?''" sEcvvin (OAPY. GP.EEI I PROJECT STATISTICS ZONING DISTRICT - C / LI CONSTRUCTION TYPE 38 FIRE SPRINKLER - ESFR INTERNATIONAL BUILDING CODES - 2003 OCCUPANCY - S STORAGE AND B OFFICE OVERALL OCCUPANC( B FOR NON -SEPARATED USES. SITE AREA - 101.512 5F BUILDING AREA - 14000 IF (FIRST FLOOR) 19915 IF (SECOND FLOOR) 16.996 IF (TOTAL) ALLOWABLE BASE AREA = 19,000 SF PARKING FIRST FLOOR OFFICE = 19EO 0 IOOC = 6 SECOND FLOOR = 2,993 IF 0 3 1000 = 9 WAREHOUSE DECK = 488 IF 0 I/100a = 1 28 PI STALLS REQUIRED. 28 SHOWN ' S f==,;R_ VICINITY MAP APPROX, LOCATION EXSRNG FIRE H'D X1 \ E N,,Es6 4 AT � I I oY. _ fi0 B FER �iu. �cl I i°VB FPL� di 7 4'=��:n 0 APPROX L A EXIST`NG FWEHYI _AN-\ . SITE PLAI1 0 5' 30' 60' Go �^ _ 30 SEE SHEET C6 FOR FINISHED GRADING PIECEIVED INDEX TO THE DRAWINGS DEC 13 2012, com"lUN1Ty At,I ARCHITECTURAL SITE PLAIN A1.2 SITE DETAIL DEVELDPE�tE?f7 A2.1 FLOOR PLAN CI COVER SHEET A2.2 CEILING PLANS AND SCHEDULES C2 SUITT G CONDITIONS A2.3 ROIF PLAN AND DETAILS A3.1 ELEVATIONS C3 HORIZONTAL SITE PUN G T.E.S.C. PLOD CS T�S.C. DETAILS AND NOTES C5 GRADING / PAVING PUN C7 CROSS SECTIONS CS STORM DRAINAGE PUN C9 STORM DRAIN PROFILES CIO DETAILS ANO NOTES C1t DETAILS AND NOTES 2 C12 WATER AND SANITARY SEWER PLAN C13 WATER AND SANITARY SEWER PROFILES C14 WATER AND SANITARY SEWER DETAILS L: LANDSCAPE Pam, DETAILS AND NOTES L2 IRRIGATION PLAN, DETAILS AND NOTES 1 MITIGATION PLAN AND NOTES 2 MITIGATION PUN. SCHEDULES AND DETAILS 3 MITIGATION NOTES A4.1 WALL SECTICNS A4.2 WALL SECTIONS A4.3 INTERIOR WALL SECTIONS A4.4 STAIR SECTIONS A5.1 DETAILS A5.2 DETAILS S1.1 GENERAL STRUCTURAL NOTES S12 GENERAL STRUCTURAL NOTES (CONT.) S2.I FOUNDATION AND MEZZANINE FLAN S22 ROOF FRAMING PLAN 52 3 INTERIOR PANEL ELEVATIONS 52.4 INTERIOR PANEL ELEVATIONS S3.1 TYPICAL CONCRETE DETAILS S12 CONCRETE DETAILS $33 CONCRETE DETAILS S6.I WOOD FRAMING DETAILS S6.2 WOOD FRAMING DETAILS city qgaftw" Department Of Community Development AFFIDAVIT OF DISTRIBUTION 1, Teri Svedahl HEREBY DECLARE THAT: x Notice of Application Notice of Decision 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 1 day of March—, _2013 Project Name: 4501 Building - Lakerid a Development Project Number: PL12-041 Associated File Number s : L12-046 Mailing requested by: Bx@Lnd9wMiles Mailer's signature W:\USERS\TERI\TEMPLATES-FORMS\AFFIDAVIT OF DISTRIBUTION.DOC AGENCY LABELS / Section 1 FEDERAL AGENCIES ( ) US Corps of Engineers () US Environmental Protection Agency (E.P.A.) ( ) Federal HWY Admin () US Dept of HUD ( ) Federal Transit Admin, Region 10 () National Marine Fisheries Service %) Dent of Fish & Wildlife Section 2 WASHINGTON STATE AGENCIES �) Office of Archaeology () Dept of Social & Health Services ( ') Transportation Department (WSDOT NW) () Dept of Ecology NW Regional Office, Shoreland Div. ( ) Dept of Natural Resources ******* NOD REQUIRES RETURN RECEIPT ( ) Office of the Governor )-Dept of Ecology, SEPA **Send Electronically ( ) WA State Community Development ( Office of Attorney General WA Fisheries & Wildlife, "MillCreek Office () Office of Hearing Examiner WA Fisheries & Wildlife, Larry Fisher, 1775 12" Ave NW Ste 201, Issaquah WA 98027 Section 3 KING COUNTY AGENCIES ( ) KC Boundary Review Board () Health Department ( ) Fire District # 11 () Port of Seattle ( ) Fire District # 2 () KC Dev & Enviro Services-SEPA Info Center ( ) KC Wastewater Treatment Div () KC Metro Transit Div-SEPA Official, Environmental Planning ( ) KC Dept of Parks & Recreation () KC Dept of Natural Resources KC Assessor's Office O KC Dept of Natural Resources, Andv Levesaue Section 4 SCHOOLS/LIBRARIES ( ) KC Public Library System O Westfield Mall Library ( ) Foster Library () Tukwila School District ( ) Renton Library () Highline School District ( ) Kent Library O Seattle School District ( ) Seattle Library () Renton School District Section 5 UTILITIES ( ) QWEST Communications () BP Olympic Pipeline () Seattle Public Utilities ( ) Seattle City Light () Val-Vue Sewer District () Allied Waste Services ( ) Puget Sound Energy () Water District # 20 ( ) Highline Water District () Water District # 125 ( ) Seattle Planning &Dev/Water Dept () City of Renton Public Works ( ) Comcast () Bryn Mawr-Lakeridge Sewer/Water Dist Section 6 CITY AGENCIES ( ) Tukwila City Departments () Kent Planning Dept () Public Works ( ) Fire () Renton Planning Dept () Police ( ) Finance () City of SeaTac () Planning ( ) Building () City of Burien () Parks & Rec ( ) Mayor () City of Seattle () City Clerk () Strategic Planning *Notice of all Seattle Related Projects Section 7 OTHER LOCAL AGENCIES ( ) Puget Sound Regional Council () Puget Sound Clean Air Agency ( ) SW KC Chamber of Commerce () Sound Transit/SEPA 'NMuckleshoot Indian Tribe * () Duwamish River Clean Up Coalition ( ) Cultural Resources () Washington Environmental Council Fisheries Program () People for Puget Sound () ildlife Program () Futurewise ( ) Duwamish Indian Tribe * * send notice of all applications on Green/Duwamish River Section 8 MEDIA ( ) Seattle Times () Highline Times ( ) South County Journal () City of Tukwila Website P:Admin\Admin Forms\Agency Checklist Public Notice Mailings For Permit SEPA MAILINGS Mail to: (comment period starts on date of mailing) Dept. of Ecology Environmental Review Section *Applicant *Other agencies as necessary (checked off on attached list) *Any parties of record * send only the staff report, site plan and the SEPA Determination KC Transit Division — SEPA Official would like to receive information about all projects that might affect transit demand Tribes — For any application on the Green/Duwamish River, send the checklist and a full set of plans with the Notice Of Send These Documents to DOE: SEPA Determination (from PermitsPlus) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper; SHORELINE MAILINGS: Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500 feet of subject property, comments are due 30 days after the notice of application is mailed/posted. The Notice of Application for a Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 days of the Notice of Application. If a hearing will be held on the application, the hearing notice must include the information that written comments may be submitted, or oral presentation made at the hearing. Notice is sent to Ecology's NW Regional Office Shorelands & Environmental Assistance Program. Shoreline Permit Notice of Decision: Mail to; (within 8 days of decision; 21-day appeal period begins date of filing with DOE) - Notice to DOE must be bV return receipt Peduested mail (this requirement included in SSB 5192, effective 7-22-11). Department of Ecology Shorelands Section, NW Regional Office State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). *Any parties of record * send only the staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: Permit Data Sheet Shoreline Substantial Development Permit (printed out from PermitsPlus) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) — Site plan, with mean high water mark & improvements — Cross -sections of site with structures & shoreline — Grading Plan — Vicinity map SEPA determination (3-part from Sierra) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) P:Admin\Admin Forms\Agency Checklist Teri Svedahl From: Teri Svedahl Sent: Friday, March 01, 2013 10:10 AM To: sepa (sepaunit@ecy.wa.gov) Cc: Brandon Miles Subject: Tukwila NOA Attachments: Lakeridge.pdf Attached is Notice Of Application and site plan for development in Tukwila. Project # PL12-041 4501 Building Lakeridge Development No checklist Sincerely, City of Tukwila Building and Planning Department eit* q J ufiw" Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, _Teri Svedahl HEREBY DECLARE THAT: x Notice of Application Notice of Decision -Design Review - 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 _21 st _ day of _February_, 2012 Project Name: 4501 BUILDING Project Number: PL12-041 Associated File Number s : L12-046 Mailing requested b Br don Miles Mailer's sign ture/ • - V v vv— — W:\USERS\TERI\TEMPLATES-FORMS\AFFIDAVIT OF DISTRIBUTION.DOC APPROX. LOCATION EXISTING FIRE HYDRANT I I Y SIDE YARD 111 ry.�' SERVICE SETBACKNEW` KEY T - - - - \\ --- so NEW 8' HIGH I v' -0" 1' YARD s? CHAIN LINK100' '.e[AM;•`,•�':'>•.. .: -• PS I I $\E SECURITY FENCE \ _ v (DARK GREEN) - _ _ PROR,0 BUILDI G winm axm `RETAINING 4� 12 G C C G I GRA E A 11 Se CRUSHED ROCK AC PAVING 14.01 F007,PRINT WALL i v ^Ht-ESA' TH 15R� TRANSFORMER 9'-0• .N TYP. BLIP - > 1/ 6'0 12� \ E%IS G TIbFl\ sr 150'-0• Ii:� ,yw ANT o '� �y 1 I.PL RNL n� •� �' \ \ N os _-------- -� 1 1 STRIPING I -0• FIRE TR OUNO ? f I \ v �� IS HANDICAP CUR CUT 6/L2 I CONnER , - N SIDE rAR I I I I J I + AI--�-_-- `. - HANDICAP GRAPH S 1FRC1: ° 0 \ / -ter- i• - ( _ %x �Q ^ 7 FIRE Y5'ARD SETBA Q� 1 T I / X- EASEM&T -� E - ` EXIS_Ri G PAVEMENT \\. [� L fi Is, 1 \ ti0 m"'a FIRE sue¢ d• i /i ! V I f �� `1 J� �2"ICURB RISER \ J \ IRE FlRE LANE�,,,E wa� �A��J NTue' 7 q. - -X -X -X X-= LEGAL DESCRIPTIONS: `- � NEW B'HIGP-`\ -- G1AIN LINK SECURITY FEn,E 1 (DARK GREEN) THE NORHWESTERLY 52.75 FEET OF THE SOUTHEASTERLY 145 FEET OF O/ 'rI LOT 15, FOSTRIA GARDEN TRACTS. ACCORDING TO THE PLAT THI I EREOF RECORDED IN VOLUME 9 OF PLATS, PAGE(S) 95, RECORDS \ I ✓- r,. •''r OF KING COUNTY, WASHINGTON: EXCEPT THE NORTHEASTERLY 28225 FEET IN WIDTH OF SAID LOT 15; EXCEPT THE SOUTHEASTERLY 30 FEET IN WIDTH OF THE \ \ NORTHEASTERLY 282.12 FEET OF SAID NORTHWESTERLY 127 FEET IN \ WIDTH.. TAX ASSESSOR'S PARCEL NO. 261320-0045 \ - GENERAL NOTES PROJECT DESCRI TION CONSTRUCT A TILT -UPC CRETE BUILDING OF 14.000 9.1`. FOOT PRINT ON A SITE OF 101.512 S.F. PROJECT TO INCLUDE FULL SITE DEVELOPMENT (UTILITIES AND LANDSCAPING) AND BUILDING WITH OFFICE AND WAREHOUSE A REOUIRED HYDRANTS PER CITY ORDINANCE TO BE OPERATIONAL PRIOR TO COM- SPACES. OFFICE TO INCLUDE LESS THEN 3,000 S.F. OF SECOND FLOOR. BUSTIBLE BUILDING MATERIALS DELIVERED TO SITE. FIRE FLOW AS REQUIRED. HYDRANT LOCATIONS SHALL BE APPROVED BY FIRE DEPARTMENT. B. BUILDING ADDRESS AT AN APPROVED LOCATION WITH MINIMUM 12-INCH HIGH NUMBER IN CONTRASTING COLOR. C. SPRINKLER SYSTEMS SHALL COMPLY WITH NFPA AND BE APPROVED BY FIRE DEPARTMENT AND IBC. QUICK RESPONSE HEADS PER EVACUATION ASSISTANCE AREA EXCEPTION. FOR BLDG. SHELL AND OFFICE IMPROVEMENTS D. PORTABLE FIRE EXTINGUISHERS PER NFPA AND IBC IN CONSTRUCTION SHACK. PERMANENT EXTINGUISHER BY OWNER O 3,000 S.F. MAX. AREA WITH 75' MAXIMUM TRAVEL DISTANCE. E. TENANT IMPROVEMENTS TO HAVE APPROVAL OF BUILDING/FIRE DEPARTMENT PRIOR TO CONSTRUCTION OR OCCUPANCY AND PER SEPARATE PERMIT. F. NO OCCUPANCY PRIOR TO ISSUANCE AND CERTIFICATE OF OCCUPANCY. G. SPECIAL TEST LABORATORY INSPECTION REQUIRED FOR ALL SITE WELDING. HIGH STRENGTH BOLTING AND ALL STRUCTURAL CONCRETE. H. SUSPENDED CEILINGS TO BE DESIGNED FOR EARTHQUAKE ZONE III, SUBMIT CALCS TO CITY AND ARCHITECT FOR APPROVAL. (T.I.) I. CONTRACTOR TO VERIFY ALL DIMENSIONS. DO NOT SCALE DRAWINGS. J. PROVIDE APPROVED MONITORED ALARM SYSTEM TO A SUPERVISED APPROVED CENTRAL STATION. K. PROVIDE APPROVED HOSE STATIONS PER ORDINANCE & W.S.R.B. L ALL CONCRETE WORK IN EXCESS OF 2000 PSI SHALL BE INSPECTED BY TESTING LAB. M. POUR NO CONCRETE WHEN THE ANTICIPATED SITE TEMPERATURE WLL BE BELOW 34 DEGREES DURING THE FIRST 48 HOURS OF CURING. N. THE CONTRACTOR SHALL CALL STRUCTURAL ENGINEER FOR FIELD INSPECTIONS PRIOR TO COVERING ROOF DECK. 0. IN THE EVENT OF FIELD ERROR OR OMISSIONS THE CONTRACTOR SHALL NOTIFY THE ARCHITECT AND MAKE NO REPAIRS WITHOUT HIS REVIEW. P. SOIL ENGINEER TO VERIFY SON, BEARING PRIOR TO POURING OF FOOTINGS. Q. SOIL ENGINEER TO INSPECT AND APPROVE BUILDING PAD AND FOOTINGS PRIOR TO POURING FLOOR. R. SOIL ENGINEER TO INSPECT AND APPROVE PAVING AREAS PRIOR TO PAVING. S. CONTRACTOR SHALL COORDINATE THE WORK OF ALL TRADES TO AVOID INTERFERENCE BETWEEN DIVISIONS OF THE WORK. T. CONTRACTOR TO PROVIDE ALL WORK, SERVICES, AND MATERIALS NECESSARY TO CONSTRUCT A COMPLETE OPERATING FACILITY. U. THE CONTRACTOR SHALL APPLY AND SECURE ALL OCCUPANCY, SEWER, STORM, WATER, ELECTRICAL AND OTHER PERMITS EXCEPT BUILDING PERMIT. HE SHALL PAY ALL NECESSARY FEES AND POST BONDS REWIRED. V. FUTURE TOILETS TO COMPLY WITH WASHINGTON STATE BARRIER FREE CODE. W. ALL EXPOSED INSULATION SHALL MEET F.S. 25 REOUIREMENTS AND SMOKE DENSITY NOT TO EXCEED 450 WHEN TESTED W ACCORDANCE WITH UBC STANDARD NO. 8-1 X INSTALL ALL INSULATION ONLY AFTER MOISTURE CONTENT ON ALL MEMBERS IS LESS THAN 15% PROVIDE TESTING LAB REPORTS VERIFYING TESTING TO THE CITY AND TO THE ARCHITECT'S OFFICE. (INTERIOR ONLY) Y. ALL WALKING SURFACE SLOPES IN DIRECTION OF TRAVEL FOR HANDICAP ACCESS TO BE 1:20 OR LESS EXCEPT 1:12 WHERE HANDRAILS ARE USED. (EXCEPT AS NOTED) DEFERRED SUBMITTAL LIST 1. MECHANICAL - BY WASH. STATE LICENSED ENGINEER 2. ELECTRICAL - BY WASH. STATE LICENSED ENGINEER 3. FIRE SPRINKLER - BY WASH. STATE UCENSED ENGINEER 4. SMOKE DETECTORS AND MONITORING 5. ENGINEER STAMPED TRUSS DRAWINGS 6. ROOF HATCH, METAL LADDER AND CAGE. 7. AREAS OF EVACUATION ASSISTANCE - PROVIDE OUICK RESPONSE SPRINKLER HEADS IN LIEU OF AREAS OF EVACUATION ASSISTANCE. TENANTS OR USER OF BUILDING TO PROVIDE WRITTEN LIFE SAFETY PLAN ACCEPTABLE TO BUILDING OWNER AND LOCAL BUILDING DEPARTMENT PRIOR TO OCCUPANCY AND ISSUANCE OF CERTIFICATE OF OCCUPANCY FROM CITY. 8. EXTERIOR PRE-FAB STEPS. S. ROOF MANUFACTURER'S NAME. PRODUCT NAME AND NUMBER AND ICSO APPROVAL NUMBER. 10. CONCRETE DESIGN MIX SUBMITTAL DOCUMENTS FOR DEFERRED SUBMITTAL ITEMS SHALL BE SUBMITTED TO THE ARCHITECT OR ENGINEER OF RECORD, WHO SHALL REVIEW THEM AND FORWARD THEM BACK TO THE GENERAL CONTRACTOR WHO WILL DELIVER THEM TO THE BUILDING OFFICIAL WITH A NOTATION INDICATING THAT THE DEFERRED SUBMITTAL DOCUMENTS HAVE BEEN REVIEWED AND THAT THEY HAVE BEEN FOUND TO BE IN GENERAL CONFORMANCE WITH THE DESIGN OF THE BUILDING. THE DEFERRED SUBMITTAL ITEMS SHALL NOT BE INSTALLED UNTIL THEIR DESIGN AND SUBMITTAL DOCUMENTS HAVE BEEN APPROVED BY THE BUILDING OFFICIAL, SPECIAL INSPECTIONS IN ADDITION TO THE REGULAR INSPECTIONS. THE FOLLOWING ITEMS WILL ALSO REOLARE SPECIAL INSPECTION IN ACCORDANCE WIN SEC. 1701 OF THE UNIFORM BUILDING CODE SOILS COMPLIANCE PRIOR TO FOUNDATION INSPECTION STRUCTURAL CONCRETE OVER 25M PS FIELD WELDING HIGH -STRENGTH BOLTS EPDXY C PROJECT STATISTICS ZONING DISTRICT - C / L1 CONSTRUCTION TYPE 3B FIRE SPRINKLER - ESFR INTERNATIONAL BUILDING CODES - 2003 OCCUPANCY - S STORAGE AND B OFFICE OVERALL OCCUPANCY 8 FOR NON -SEPARATED USES. SITE AREA - 101,512 SF BUILDING AREA - 14,000 SF (FIRST FLOOR) 2,996 SF (SECOND FLOOR) 16.996 SF (TOTAL) ALLOWABLE BASE AREA = 19,000 SF PARKING FIRST FLOOR OFFICE = 1980 0 3/1000 = 6 SECOND FLOOR = 2,993 SF ®3 1000 = 9 WAREHOUSE DECK = 468 SF 0 1/1000 = 1 28 PARKING STALLS REQUIRED, 28 SHOWN SITE�;z, VICINITY MAP APPROX. LOCATION EXISTING FIRE HYDRANT \ SITE PLAN \ 0 15' 30' 60' 90' tl V V {n^_ Fri a !$,� SEE SHEET C6 FOR FINISHED GRADING INDEX TO THE DRAWINGS DEC-13 20121 COMMUNITY A1.1 ARCHITECTURAL SITE PLAN A1.2 SITE DETAIL DEVELOPhIEWT Cl COVER SHEET C2 EXISTING CONDITIONS C3 HOR12ONTAL SITE PLAN C4 T.E.S.C. PLAN C5 T.E.S.C. DETAILS AND NOTES C6 GRADING / PAVING PLAN C7 CROSS SECTIONS C8 STORM DRAINAGE PLAN C9 STORM DRAIN PROFILES CIO DETAILS AND NOTES C11 DETAILS AND NOTES 2 C12 WATER AND SANITARY SEWER PLAN C13 WATER AND SANITARY SEWER PROFILES C14 WATER AND SANITARY SEWER DETAILS Li LANDSCAPE PLAN, 4)ETAILS AND NOTES L2 IRRIGATION PLAN, DETAILS AND NOTES 1 MITIGATION PLAN AND NOTES 2 MITIGATION PLAN, SCHEDULES AND DETAILS 3 MITIGATION NOTES A2.1 FLOOR PLAN A2.2 CEILING PLANS AND SCHEDULES A2.3 ROOF PLAN AND DETAILS A3.1 ELEVATIONS A4.1 WALL SECTIONS A4.2 WALL SECTIONS A4.3 INTERIOR WALL SECTIONS A4.4 STAIR SECTIONS A5.1 DETAILS A5.2 DETAILS S1.1 GENERAL STRUCTURAL NOTES SI.2 GENERAL STRUCTURAL NOTES (CONT.) S2.1 FOUNDATION AND ME22ANINE PLAN S2.2 ROOF FRAMING PLAN S2.3 INTERIOR PANEL ELEVATIONS S2.4 INTERIOR PANEL ELEVATIONS S3.1 TYPICAL CONCRETE DETAILS S3.2 CONCRETE DETAILS S3.3 CONCRETE DETAILS S6.1 WOOD FRAMING DETAILS S6.2 WOOD FRAMING DETAILS a 0 3 5 m !h � c 'O g G 5F z Q o bi � M� U W � Q __J O t (n N N N) ,0 0 � ` N LU H• - N Q N O � W Q w 3 Q m W r U Q ¢ w w w N J J t w W :3 - O f = V1 W w u 4Y 0 z a Z Q M Q J < J � sheet A1.1 (n The warehouse to the south of this site adjacent to the storage area is elevated above the 4501 building and the storage area and has no windows to the north. Adjacent to the buildings to the south is 10 feet of mature landscaping which screened the view of the warehouse to the south. Also south of the site is a old house that serves as an office. The lower floor has no windows and no view of the storage yard in back of the 4501 building to the north. The view from the second floor windows toward the 4501 building of the building to the north is screened by landscaping. The drawing as resubmitted provides and architectural treatment on the upper part of the 4501 wall surface, surface articulation, a variation in height and a change in color. 1. Wall plane projections and recess. The original design as submitted has a recess at the office area. A section has been added to clarify this. This recess also provides protection from weather a the office entries. In addition modulation has been added at the east elevation. The central part of fagade, where the office area is located, has been brought forward. 2. Texture Change This building surface as south has sufficient texture created by the rustications (reveals) in the wall surfaces. These reveals tie into the painting patterns, the window elements, and other architectural features. 3. Material Change The design as previously submitted used an alternate material at the entry area for design relief. The revised design at the front entry area provides a CMU wainscot at the building base as part of the building transition to the ground and as additional visual texture. The treatment is provided at the entry area where it can be enjoyed by visitors. • Roof Design 1. Variation in the roof design should be used to add interest to and reduce the scale of the building. See revised elevations shown on sheet A-_. Additional parapet height is added at the projected plane of the office area. 2. A cornice with a distinct treatment should be used around the parapet. The building already has a cornice elements at the top of the wall. An additional step has been added to the feature which is illustrated the section shown on sheet A--. Materials and colors 1. The proposed colors are generally acceptable. 2. The front and sides of the building should utilize or at least have the appearance of at least two building materials such as brick; sandstone or other native stone; and tinted, textured, or concrete masonry units. Design treatment in this setting is appropriate at the east (front fagade). This treatment is shown on the revised elevations. Treatment on the west side adjacent to the service doors and storage yard is not appropriate and no view of this area is possible from offsite. The north fagade of the building is not visible from the street or from the property at the north. The base landscaping adjacent to the wall provided will mature and buffer the wall in the future. The treatment wall exceeds the design standard of the neighbors wall and is appropriate based on the TMC. 130 Lakeside Ave. • Suite 250 0 Seattle, WA • 98122 9 (206) 325-2553 9 Fax (206) 328-0554 the street, and the 50 foot stream buffer in the front yard prevents the building being used for a commercial use. The ownership of the surrounding properties is either institutional investors, individual business owners, or private investors. What this means is the property uses are stable and the chance of the redevelopment of properties into higher and better uses is unlikely unless the ownership is consolidated and a large corporate user come along is not realistic. If that happened all existing use would be removed. This is significant because any new facility should be similar to adjacent buildings as intended by TMC. Care should taken to be sure that the new facility blends with its neighbors and doesn't make them appear as a second class neighbors. Mr. Jones position is since the existing uses in the sub area are light industrial, the long term uses on adjoining properties are light industrial and he plans to use the building and grounds himself in a light industrial manor that it is appropriate to construct his building as a light industrial building and it should not have an appearance of a commercial building. We bring this point to your attention because many of you design comments are appropriate for a commercial building that the public regularly access and building that are adjacent to commercial uses. Light industrial building do not require this level of design treatment because they serve functions that are different than commercial building. Impersonal appearance at many areas of an industrial building is appropriate since these area are functional in nature, not normally pedestrian area or publicly in view. Treatment of those area has no general benefit and is a waste of a citizen's money. The areas at a that are appropriate for design treatments at light industrial building are those visible from the public street or from adjacent uses which are not similar. Below I have cut and pasted in your comments. The changes in building design that have been made are noted and referenced by sheet number. Where changes have not been made we have stated why they are not needed. We think you will concur with us once you have the opportunity to study the materials already submitted. • Incorporate some type of modulation into the design of the building. The modulation should include: The only area that modulation and design treatment are appropriate is at the east fagade. The west faced of the 4501 building is completely screened form Macadam Road by existing buffer planting and not visible from any of the adjacent buildings. The south wall of the light industrial warehouses to the north are have blank unarticulated surface with no windows. This wall is set back from the lot line ten feet. The code required landscaping has disappeared and the city has not required it to be replaced. If the landscaping was in place it would buffer the blank wall areas that re over --- feet long. 130 Lakeside Ave. 9 Suite 250 0 Seattle, WA 9 98122 . (206) 325-2553 • Fax (206) 328-0554 LANCE MUELLER & ASSOCIATES A R C H I T E C T S A I A Memorandum Date: 4-22-07 To: Brandon Miles CC: Wayne Jones DEC 13 20121 , MUNiff From: Bob Fadden— Lance Mueller & Associates Job No. Re: 4501 Building ?A 0de�,P j Brandon, Thanks for your memo of 4-7-07 expressing some concerns about the building design. I have reviewed them with Wayne Jones and studied them in detail and prepared updated drawing that reflect concurrence with the design guideline of the TMC section---. The document package submitted for Design Review contains a significant amount of information about the site, its surroundings, details of the site and building design, and a detailed discussion how the project as submitted complies with TMC section ----- In addition to topographic information, environmental exhibits, and a discussion of the neighborhood characteristic it contains a photographic exhibit that allows everyone to become familiar with the site. Some of the comments you provided are very general and others are more project specific. The general comment will be address first and the specific comments second. In discussing the feedback with Wayne Jones, the owner, he points out that the surrounding properties are all developed and the buildings are "middle aged". This is a very significant since it establishes what will happen in the future in terms of redevelopment and further development. This sub area of Tukwila though zoned C/LI but is actually dominated by light industrial uses. The uses adjacent to this 4501 property are distribution, service and manufacturing with undeveloped property in this area, other than the 4501 property, located well south of this site and currently occupied by single family residences. Commercial activities do not exist in this area and since 34th pl. S. is on a secondary street with no significant traffic flow. The chance of the street being improved and a traffic flow brought to a level that would support commercial uses is minimal and further reduced by the open drainage ditch along the west side which is now considered a stream. The probability of the 4501 property being used commercially simply doesn't exist. The pan handle shape of the property, the fact that the area that will support a building is --- feet away from 130 Lakeside Ave. • Suite 250 • Seattle, WA 9 98122 • (206) 325-2553 • Fax (206) 328-0554 TO: FROM DATE: RE: City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Public Works Development Review Staff Fire Department Development Review Staff�z/ Building Division Development Review Staff Brandon Miles, Senior Planner February 6, 2013 PL12-041 Several years ago the City approved the construction of the 4501 Building at 4501 S. 134th Place. The application has since expired and the applicant has decided to submit a new application. The application is subject to all current development and construction regulations, there is no vesting. Please review and provide any comments which would 1) alter the proposed site design, 2) are major issues that need to be addressed early in the construction process and/or 3) are issued that impact the building design. Comments are due on February 21, 2012. Thanks, MP C-7 2) o-, i� � .>) +) �'�-c� I2� I P , q ow I' l h Cow c&- E 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax 206-431-3665 City of Tukwila Jim Haggerton, Mayor • Department of Community Development Jack Pace, Director NOTICE OF INCOMPLETE APPLICATION December 21, 2012 Mr. Bob Fadden Lance Mueller and Associates 130 Lakeside Ave, Suite 250 Seattle, WA 98122 Re: Notice of incomplete application; Design Review Application L12-046 Dear Mr. Fadden: The Department of Community Development received your Administrative Design review application on December 13, 2012. The application is for the construction of new commercial building at 4501 S. 1341h PL. Based on a review of your application for submittal requirements for Design Review, your application is deemed incomplete as of December 12, 2012 The following item(s) are required before the application can be deemed complete: 1. Please provide the total number of specified plans. The application material only include one set, please provide four more copies. 2. With the plans provided above, please provide dimensioned and scalable building elevations with keyed colors and materials. 3. Color and materials board accurately representing the proposed project. 4. Luminaire plan including location and type of street and site lighting. Include proposed fixture cut sheets, site light levels, and measures to shield properties from glare. TMC 18.104.070 (E) requires the Department to cancel an incomplete application if the applicant fails to submit the additional information within 90 days following notification from the Department that the application is incomplete. If you have any questions, y �ou,can contact me at (206) 431-3684 or by email at Brandon.Miles@Tukwilawa.gov. S Brafidon J. Mil( Senior Planner cc. File L12-046 6300 Southcenter Boulevard, Suite #100 - Tukwila, Washington 98188 - Phone 206-431-3670 - Fax 206-431-3665 w _ City of Tukwila Jim Haggerton, Mayor • • Department of Community Development Jack Pace, Director TO: Public Works Development Review Staff Fire Department Development Review Staff Building Division Development Review Staff ��/ FROM: Brandon Miles, Senior Planner DATE: February 6, 2013 RE: PL12-041 Several years ago the City approved the construction of the 4501 Building at 4501 S. 134th Place. The application has since expired and the applicant has decided to submit a new application. The application is subject to all current development and construction regulations, there is no vesting. Please review and provide any comments which would 1) alter the proposed site design, 2) are major issues that need to be addressed early in the construction process and/or 3) are issued that impact the building design. Comments are due on February 21, 2012. Thanks, 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax 206-431-3665 TO: FROM DATE: RE: City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Public Works Development Review Staff Fire Department Development Review Staff Building Division Development Review Staff Brandon Miles, Senior Planner February 6, 2013 PL12-041 RECEIVEn FEB 061Q13 TUKVWit1; PUBLIC WORKS Several years ago the City approved the construction of the 4501 Building at 4501 S. 134th Place. The application has since expired and the applicant has decided to submit a new application. The application is subject to all current development and construction regulations, there is no vesting. Please review and provide any comments which would 1) alter the proposed site design, 2) are major issues that need to be addressed early in the construction process and/or 3) are issued that impact the building design. Comments are due on February 21, 2012. 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O O .n•. bQ O F .n+ CD �• � 7 7 7 O (OD 0 or 7 .a 'w0 rJ 'CJ `� .w=•. •• y O H C £ W°y �, , w o'er 7 O ry ... w q w 'O H `r w 'Lf w CD w CD w-. '�. O G N O F 6 c� < C o to O (i ^ 0 p rD w O Y7E QfODd CA�caD .0�S0 �Om7�5q qq _O ym�OaA^^ci ° iA�F-c."Cm -nFw 0?q Mo.- 0 -O (Jw O N N D Q CD a 7 0 7 w Y wt 0OW2 O w= 4. aD — z rodti 00cn0 o wt.w*,ftio 0 r CD 0 CDtA C77 oo.<<� p• 7 fA w w (D L:. d• r F 7 N w f�D F 3 n "•C����',, OQ o 'tl O ° CD07n a7Q r W CD o w �+ �. O CAD w CN M o a o o.'a C7 a o o o o° a w' N n g•o� Cad o< S.� w g cr w a. �e $ The south wall of the building elevations has been modified to add additional treatment in the area visible form the property to the south. This includes the addition of fenestration, surface articulation, changes in color, and vertical modulation. In addition at the lot line there is buffer landscaping to screen the building base and 10 feet of nature landscaping on the neighboring property that visually buffers the $501 building o the south Entry The two entries to the building need to be more pronounced. Entryway design elements and variations should give the orientation and add character to the building. Suggestions include the use of canopies, overhangs, recesses/projections, arcades, peaked roof forms, arches, outdoor patios, or particular architectural details. See revised drawings and sections. The building is not a commercial building that generally accepts the public. The entries are clearly visible from the parking area directly in front of the building and as part of the overall fagade The entry area is part of the overall design and can be identified from 134TH pl. S. Other Items: 1. Clarify the design and materials of the proposed trash enclosure. Chain link fence is not appropriate. Many projects are using split face CMU walls with a metal gate. The color of the enclosure should be consistent with the colors of the primary building. Please also clarify the square footage of the trash enclosure and how much space is being reserved for recycling collection space. City Code requires that equal space be provided for recycling. See revised drawing sheets A 2. Please provide additional information on the storage area located in the rear of the site. Will vehicles be washed on the site. The yard behind the building is for storage of construction material and equipment. No service, repair, or vehicle washing is proposed within the storage area. 130 Lakeside Ave. • Suite 250 9 Seattle, WA 9 98122 (206) 325-2553 • Fax (206) 328-0554 JOB: 4501 BUILDING Applicant Responses: 10. Construction of a light industrial warehouse building for use as office, storage, equipment maintenance. The maintenance area will be at the south end and be about 2,500 s.f. The building will be a partial 2-story building of 17,000 s.f. gross area with a second floor of 2,999 s.f. The major part of the building will be used by the building owner for office and storage. The area behind the building will be used for equipment and material storage. These materials and equipment are used by the owner in his construction business. Part of the yard is proposed to be paved with crushed rock since tracked equipment will be parked on it occasionally. The building will be a Type VB sprinklered construction with a non structural slab on grade and tilt up concrete exterior walls. The roof system will be a Class B built over rigid insulation on a wood/steel hybrid structure. The building is currently proposed with un-separated B, S-1, and F1 uses. JOB: 4501 BUILDING Applicant Responses: B. ENVIRONMENTAL ELEMENTS Site was graded and rockeries installed under previous permit. The western part of the site is gravel covered and is overgrown with weeds and brush and slopes gently east, east of the rockery. West of the rockery it slopes up to McAdam Road. The eastern part of the site consists of finger of land (pan handle) that slopes towards 134th PI. So. Part of this area is gravel, part grass, and some is covered with Alder and Evergreens. Along the north lot line the site slopes sharply to meet grade of neighboring property. Details can be found on existing conditions drawing. 130 Lakeside Ave. • Suite 250 • Seattle, WA • 98122 o (206) 325-2553 • Fax (206) 328-0554 Project Consistency Narrative 4501 BUILDING Relationship of Structure to Site a. The site should be planned to the streetscape and to prc pedestrian movement. Response: accomplish a desirable transition with iide for adequate landscaping and The property to be developed is located between two streets, Macadam Road on the west and S 134th Place on the east. Previously the site, except the west which is a steeply sloped, was graded and used as a storage area. At the east there is a drainage channel, next to S. 1341h PI. which is considered a class III stream from which development will be set back 50 feet. The proposed design utilizes natural features at the east and the west as transition to the existing street. At the west the existing mature site obscuring vegetation provides a buffer that averages 100 feet, which results in an excellent transition to the residential zoning west of Macadam Road. S. 134th PI. on the east is about 20 feet lower than the proposed building and 10 feet lower than the east end of the parking area. Adjacent to the street is a 50 foot stream buffer. Within the buffer there are existing trees which screen the upland part of the site from the street. After the buffer planting is installed, the planting will almost obscure the view of all but the upper portion of the building fagade. The combination of new and existing planting and the topographic feature of the site provide an excellent transition between the streetscape and the site. The site is accessed from S 1341h Place which has no current sidewalks along either side of the street. As a result there are no pedestrian routes in the area in the public way. The development however, to insure safe access, provides a 5 ft. wide pedestrian concrete sidewalk along the edge of the private entry drive to the public way. Project Consistency Narrative 4501 BUILDING Page Two b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. Response: The proposed development locates the building in the middle of the site in the only area of the site which can be reasonably developed with a structure. This location utilizes the existing topography and current grading to develop a facility that generally separates parking from service and storage area. The site design as designed has a 50 foot planted buffer along its eastern boundary and a natural buffer along it west boundary that obscures views from off site. Along the north border of the site is an existing industrial park and at the south side is a commercial development. The adjoining property to the north is an industrial park. Along the eastern portion of the north lot line of the park is existing landscaping and mature trees. At the western section is an existing building wall of about 30 feet in height that has no landscaping next to the wall and no windows. The neighboring property to the south has two buildings on it. The western building is a warehouse. Its north wall has no windows and roof level is about 35 feet above existing grade of the 4501 Building site. The second building to the east is a house used as an office with storage in the basement. Windows in the fagade will look to the north toward the proposed building. The building as designed and located on the site has an entry area for offices in the middle which will be visible once you enter the shared driveway. To the north of the entry, on the east fagade, screened from the street and separated from parking, is first a drive in door and then a dock height door. The dock high door is placed at the most northerly location to take advantage of the existing topography and screen from the adjoining industrial parking with landscaping. The general parking area for the building is located between the front of the building and the street. Handicap parking and convenience parking is located at the building entry. The site as currently shown provides landscaping along the perimeter of the parking areas and landscape islands at the ends of parking rows. As such, its design moderates the visual impact of the paved area. Project Consistency Narrative 4501 BUILDING Page Three Located on the west side of the building are several service doors that open toward the service yard to the west of the building. The locations of the adjoining building, the existing topography and landscaping makes the area to the west of the proposed building a good location for the service, storage and loading areas because it is obscured from view from the streets and have little impact on neighboring uses. C. The height and scale of each building should be considered in relation to its site. Response: The surrounding properties are currently developed with industrial buildings. These buildings are generally tilt up concrete, some with windows, with a smooth painted finish which are about 25 to 35 feet in height. The finish floor elevations above the street vary depending on the individual lot. The finish floor building to the north of the this property, which is about 30 feet high, is about ten feet lower then the proposed 4501 building and the building directly south whose finish floor is about 2 feet higher is about 25 feet in height. The building to the east in front of the site is about 28 feet high. Both the building to the east and the buildings to the north have a street facades that range between 120 and 175 feet. The proposed building has an average height of about 29 feet and a street facing facade of 140 feet. This makes the scale and height of the purposed development have an appropriate scale to the surrounding buildings and site. 2. Relationship of Structure and Site to Adjoining Area a. Harmony in texture, line and masses is encouraged. Response: The surrounding building facades are generally horizontal and about 30 feet in height. The building finishes are smooth painted concrete and have little architectural treatments except windows. The public facade proposed building design is harmonious with the mass, line and textures of surrounding buildings. Project Consistency Narrative 4501 BUILDING Page Four b. Appropriate landscape transition to adjoining properties should be provided. Response: The proposed development has landscape transitions at all adjoining properties where appropriate. The transitions to neighboring properties and the streets meet the design intent of code. The details of the transitions are as follows: The transitions provided at the streets are extensive and meet or exceed ordinance requirements as well. At the eastern street a 50 foot planted buffer is provided and at the western street an existing planted buffer averaging 100 feet is in place. The proposed design provides a landscape transition at the north lot line to the neighboring industrial park. This transition along the eastern part of that boundary consists of five feet of required planting that supplement the existing ;neighboring trees and additional landscaping in front of the parking. At the western part of the boundary, 5 feet of planting is provided next to the lot line north of the security fencing. Currently, north of this lot line, no code required landscaping remains against the blank building fagade. At the south lot line three different conditions occur. The first one occurs at the pan handle east of the building in which the general parking area is located along the entry drive. At this location the design proposes a minimum of five feet of side yard landscaping behind the keystone wall in front of the parking area and planting south of the keystone wall between the wall land the walk. The second and third conditions occur where the two existing buildings are located on the neighboring lot to the south. The two existing buildings are located about 25 feet south of the lot line. South of the 4501 Building lot line is a landscape bed that averages 12 feet and ranges in width between 10 and 15 feet in which is planted mature trees. This area serves as a landscape transition for both properties even though it is not located on the lot. The finish floor location of the two buildings to the south differs. The westerly building is located above a 8 foot rockery 25 feet south of the lot line. At the base of the rockery is 10 to 15 feet of planting. Increasing the planting area along this area would not improve the transition between properties. Project Consistency Narrative 4501 BUILDING Page Five As part of this application the Owner is requesting a landscape design modification to allow the required landscaping along this lot line to be placed in one of the other open areas of the site. He feels that the existing landscape transition at this lot line is appropriate. C. Public buildings and structures should be consistent with the established neighborhood character. Response: This is a private building and is consistent with the neighboring buildings d. Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. Response: The site design separates parking and service areas from each other. In limited areas, service vehicle circulation areas overlap parking circulation areas. At no location will a vehicle parked at a loading dock obstruct vehicle circulation areas. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. Response: Site access is provided to this property through an existing shared drive which will be improved and widened as part of this development. This access to the public street makes the circulation compatible with the existing street. All vehicle circulation for this development will occur on private property or over a private easement on adjacent property. The common access drive will be used for general ingress and egress as currently occurring. Maneuvering on the easement will occur at two parking stalls at the east. side of the building where they will back out on to the easement. This easement dead -ends about 100 feet to the south and serves parking on those adjacent sites which already use the easement for maneuvering. The development of this site doesn't disrupt the current circulation patterns and improves access and has been designed to be compatible with the existing private circulation. Project Consistency Narrative 4501 BUILDING Page Six 3. Landscape and Site Treatment a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. Response: The proposed design utilizes the existing vegetation, significant trees and the topography to the maximum extent feasible to screen and buffer the site and preserve wooded areas. The new plantings were provided to enhance the existing vegetation and improve the overall development. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. Response: Grades on site are designed to allow for easy movement by pedestrians and vehicles. Differing paving materials are provided at vehicle area and pedestrian pathways to designate access routes to the building entry from parking areas and the street. The boomed concrete walkways with the adjacent landscaping will provide an inviting, stable, and safe pathway from the street to the site. C. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. Response: The landscape design as proposed allows the building entry to be viewed from the private drive and focuses your attention on the entry as you approach. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken, Response: Curbs are provided around all landscaped areas to prevent intrusion of vehicles. Parking stall curbs or wheel stops will be provided 18 to 24 inches into the parking stall to prevent damage to planting. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. Response: The design as shown provides landscape islands within the parking area in which shrubs and trees are provided. At the service area doors, adjacent to the building where paving is provided, trees and shrubs are planted at the property perimeter to visually buffer this area. Project Consistency Narrative 4501 BUILDING Page Seven f. Screening of service yards and other places, which tend to be unsightly, should be accomplished by the use of walls, fencing, planting or combinations of these. Screening should be effective in winter and summer. Response: The storage area east of the service doors is screened from view from offsite area by a combination of existing evergreens, new evergreens, existing buildings, the new building, and site obscuring fencing. Some deciduous planting is provided within those areas for variation and will not diminish the effectiveness of the screening in the winter. g. In areas where general planting will not prosper, other materials such as fences, walls, and paving of wood, brick, stone or gravel may be used. Response: Gravel will be used in areas where parking overhang will cause planting to be ineffective. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. Response: The photometrics of all light fixtures will be selected to limit light effects to the site and provide 1 fc. (noon light) at the edge of the adjoining property. Light fixtures will be color corrected metal halide so the color will be white and the fixture efficient. Current light design for the site calls for four types of fixtures. These have been selected based on there location. Along the south edge of the parking lot two 30 foot high 250 watts shoe box pole lights are provided. These fixtures will light the parking lot and the pedestrian path to the building. At the building entry two 75 watt recessed down lights will be installed in the soffitt to light the entry alcove to make it warm and inviting. In the two landscaped islands at each end of the parking in front of the office are two 75 watt pole mounted pedestrian walkway lights that will provide lighting for the parking area and make this area feel secure. These are located so that they will provide surface lighting at each adjacent drive in doors. Project Consistency Narrative 4501 BUILDING Page Eight At the west and south side of the building shoe box fixtures are provided, mounted on arms attached to the building to provide security lighting. The fixture on the west arm is 250 watt and the one on the south is 75 watt to minimize the effect on the adjacent property. Overall the lighting design will enhance the site and blend effectively with surrounding uses. 4. Building Design a. Architectural style is not restricted; evaluation of a project should be based on quality of design and relationship to surroundings. Response: The purposed building design exceeds the design quality of the buildings in front of it and next to it and is of equal or better quality of other buildings in the area. See photo exhibit. b. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. Response: The proposed building is of comparable scale with buildings in the neighborhood and has been painted with colors that will make it harmonious with the adjacent buildings. C. Building components, such as windows, doors, eaves, and parapets, should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. Response: The exterior building materials have been selected for endurance and easy maintenance. The wall areas are painted concrete, windows are set in an aluminum sash, parapets are capped with colored metal flashings, and exterior doors are painted metal. Doors and window sizes have been selected based on the use of the building and are proportionate to the scale of the building. A parapet has been provided to create the vertical height needed for a balanced design. d. Colors should be harmonious, with bright or brilliant colors used only for accent. Response: The colors as selected are natural tones that are from one family of colors. These colors blend together to create a soft appearance while the accent color provides enough contrast so that signage can be placed in that area, and be visible but in keeping with the color family used on the building. Project Consistency Narrative 4501 BUILDING Page Nine e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. Response: The building design provides for a parapet on the north, south and east side (front). The roof surface behind the parapet slopes to the west, which enables the north and south parapet to step and create a more interesting fapade. The height of the parapet is sufficient to block the view of any small mechanical unit which would be installed on the roof from the public street that is lower and some distance away. f. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with building design. Response: Exterior lighting has been selected and placed to compliment the building and site design and provide visual focus on the building entry area at night. 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. Response: The street facade provides visual interest through the use of glazing, recessed entries, landscaping, changes in color, and articulation of the building surface. The design has detailing, form and balance appropriate for a warehouse building in an industrial area. 5. Miscellaneous Structures and Street Furniture a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. Response: The building has no street frontage that can be developed because of the drainage channel and the wetland buffer. At this time no miscellaneous structures or street furniture is proposed. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Response: No lighting is proposed at this time. Project Consistency Narrative 4501 BUILDING Page Ten 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. Response: Comprehensive Plan — The development is designated under the Comprehensive Plan as C/LI. The purpose of this plan designation is to provide area that can be used by commercial and light industrial uses that will be compatible with other similar uses. The goal of the comprehensive plan for this area is to provide employment and revitalize existing properties. The proposal to construct this facility meets the goals of the plan for four reasons. 1. The use is allowed under the under laying zoning district. 2. The project will be owner occupied and as such brings a new business into the community which provides employment. 3. This development will result in additional tax income for the City 4. As a result of the development of this facility, a property that is in a degraded state will be restored to state that will improve the neighborhood, and relate to the surrounding land uses. Development Regulations — The development regulations for this property are listed in Chapter 18.30 of the Zoning Code and Title 18, the critical areas ordinance (TMC 18.06.--), in Title 18, and in the Design Criteria Industrial Properties (TMC 18.60.050A). The project, as presented, is designed to comply with those regulations, design standards, and the design intent of those regulations. WAC Regulations — The property is subject to WAC Chapter 51 and as illustrated complies with the intent of those regulations. Other Laws, Policies, and Regulations — The project has been through the preapplication process with the City. As part of that process, the City provided the applicant with a comprehensive listing of all of the development regulations, mitigation measure that might be required, policies, and design objectives. The proposed project has been designed to comply with those regulation, policies, mitigation measure, laws, Title 18, and ordinances provided. Project Consistency Narrative.doc (LMA #06-114) x r 1� t� H '`". +rr•y. r" ^•des x„ rs" r` �� �,Ft"�'' b .x .•� y- t*. i, h i #±fax" ,- 4 ` " I It :_i� TS Ott -,v ;* V-11 I r { ytJ , y��• s r J ,� ` r •1�1. 'v i f )1- ,fin .• ^:+' ra. ,. S ,��j , r 4 ./ , ,c • 1 ;.. • 9 _ �S� dai� ��' . t �i,�,,jy s.y�-'cr�' A� � _ .+ �� � •�.t+-•+.ti' .•-i.:. �'..� " .� it:rtti�"`�A��t6��41� )+.��' r3 �1,�� ,+�. ''��% ? •A.. � rrr, :�\ i?W• r ...n0'„i, ► �< hl .'� _.�� t'♦ • ' y� ,�t 9, �tp `A� .��i^f• K^ !K''i�lL;. �• �f�^"�!}%'}Zr._ i 0.S. 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M 4M •`� i> ,ham-•-.�;`�v. ��• . � 't,•�`tr #�x�i•,�Sk�� °��;'�,�'.^��•\� ,� v �" %!,�'� yl ,•tom �> �• •+ ° fie•. � _ 4` J. S. cones aznd Associates, lrnc. Type 2 Watercourse Buffer Enhancement Plan DEC 1 13 20121 COMMUNITY DEVELMMUT of the Lakeridge Development — 4501 Building Prepared for: Lakeridge Development P.O. Box 146 Renton, Washington 95057 425-228-9750 Dated: October 3, 2006 Prepared by: Jeffery S. Jones, Certified Professional Wetland Scientist Lance Erickson, Environmental Designer 402 EAST MAIN STREET, SUITE 110 AUBURN, WASHINGTON 98002 253-804-2645 / FAX 253-333-8584 Executive Summary The applicant proposes to develop the subject property for commercial use. A Type 2 watercourse is present along the eastern property line in the road side ditch for South 1341h Place. Type 2 watercourses are required to have a 100-foot buffer in the City of Tukwila. The applicant proposes to reduce the buffer by 50% and enhance the remaining buffer area. The enhancement area will be planted with plant materials native to the Puget Sound lowlands. Plant locations are shown on sheet 2 of 3 of the attached planting plan. Baseline Information The property is located at 4501 South 1341h Place, in Tukwila, Washington. The tax parcel number is 261320-0045. The property is located in the northeast quarter of Section 15, Township 23, Range 04 East of the Willamette Meridian. A Type 2 watercourse is contained within the roadside ditch for South 1341h Place, which parallels the eastern property line. The watercourse continues north to a flow control structure located approximately 400 feet downstream (see Figure 1.0). From the flow control structure, the watercourse enters the City of Tukwila storm drainage system eventually flowing to the Duwamish River approximately half a mile to the northeast. Type 2 watercourses are defined by section 18.45.100.A.2 of the Tukwila Municipal Code (TMC) as "those watercourses that have perennial (year-round) or intermittent flows that support salmonid fish use" (Tukwila, 2006). During the site review for mitigation planning, fry and a crayfish were present within the watercourse. The fish species were not identified. The watercourse has a silt bottom with grasses and watercress dominated plant community. Three pieces of woody debris are present in the watercourse channel (see attached plans). Polutants, such as garbage debris and oil sheens are present. Two culverts are present on the south end which contribute to the watercourse and one is present on the north end through which water leaves the on -site portion of the watercourse. The average depth of the on -site watercourse is 10 inches. Figure 1.0 Flow control structure located 400 feet downstream from the subject property. October 2006 2 J. S. Jones and Associates, Inc. No evidence of sensitive areas are present west of the Type 2 watercourse. The remainder of the property is dominated by grasses, weeds, thistle and Himalayan blackberry. From the watercourse the property slopes up to the west approximately 5%. The property levels out near the mid -point and slopes steeply up to Macadam Road along the western property line. The property is topographically higher than surrounding parcels, sloping down to the north and south. Environmental Goals and Objectives The goal of mitigation is to enhance the buffer area to provide greater native plant diversity, water quality and wildlife habitat. Objectives to reach the stated goal are as follows: 1. Remove invasive plant material from watercourse buffer. 2. Install native trees, shrubs and groundcovers in the mitigation area. 3. Fence the enhanced buffer with a split rail fence to limit human intrusion while allowing wildlife to pass through. 4. Install stream buffer signs along the edge of the enhanced buffer to inform the general public as to the importance of maintaining the watercourse buffer. 5. Perform twice yearly maintenance to remove invasive plant materials, repair and replace fencing and signs, install supplemental plantings, and remove garbage/debris from the enhancement area. 6. Perform yearly monitoring of the enhanced buffer to quantitatively and qualitatively evaluate the performance and progress of the enhanced buffer. Buffer Reduction and Mitigation The area of the existing 100-foot buffer is 9,515 square feet. The applicant proposes a 50% reduction for enhancement. The remaining buffer area to be enhanced is 4,350 square feet. Section 18.45.10.F.1.13 of the TMC, allows for reduction of a watercourse buffer by up to 50% if there is no significant vegetation present and an enhancement plan is provided. There are 9 trees present in and adjacent to the existing buffer. The majority of these trees were planted as ornamentals for landscaping purposes. The remaining buffer area is dominated by grasses, weeds, Himalayan blackberry and thistle (see Figure 2.0). The applicant proposes to remove the grasses, weeds and invasive vegetation and replant the area with native trees, shrubs, and groundcovers. Native plant species will increase plant diversity, wildlife habitat and prevent the further establishment of invasive species. The existing trees will remain in the buffer area. No impacts to the Type 2 watercourse are proposed. Figure 2.0 Invasive plant material and existing landscape trees in the mitigation area. October 2006 3 Plant quantities were calculated on a 12'x12' spacing for trees and 6'x6'spacing for shrubs. The existing tree canopy was taken into account when determining tree quantities. 34 trees and 120 shrubs are proposed for installation within the enhancement area. The enhanced buffer will be fenced with split rail fencing. Stream buffer signs will be posted at the mid -point of the north, west, and east sections of the split rail fence. Details for split rail fencing and stream buffer signs are shown on sheet 2 of 3 of the attached planting plans. Performance Standards The plant survival and cover standards established to measure the success of the enhancement area are as follows: Strata Year 1 Year 3 Year 5 Shrub andSapling Tree Cover* >10% >25% >50% Shrub and Sapling Tree Survival 100% >85% >80% Herbaceous Cover* >60% >80% >90% Herbaceous Survival 100% >85% >80% Non-native Invasive Cover <10% <10% <10% *Includes beneficial native plants in that category that are naturally recruiting volunteers. A minimum of 3 native trees, 4 native shrubs, and 1 native groundcover will be established and thriving by the end of Year 5. Monitoring Program The applicant's environmental consultant will perform a five-year monitoring program. A monitoring report will be submitted to the City of Tukwila by December 3Is' of each year beginning the first fall after enhancement installation. Sample points or transects will be established for vegetation monitoring. Photo -points will be established from which photos will be taken throughout the monitoring period. Linear transects are the preferred method for vegetation monitoring for this site. No less than one (1) 50 foot transect will be established in the enhancement area. Permanent transect location(s) must be identified on the approved enhancement plans in the first monitoring report (they may be drawn on approved enhancement plans by hand). Plots located at the end of each transect shall detail herb, shrub, and tree aerial cover at radii of lm, 5m, and IOm respectively, using the Braun-Blanquet releve method or other acceptable field method. Monitoring of vegetation transects shall occur annually between August 1 and September 30, prior to leaf drop, unless otherwise specified. As applicable, the monitoring reports must include description/data for: • Project reference number • Site plan and location map • Historic description of the project, including date of installation, current year of monitoring, restatement of enhancement goals, and performance standards • Plant survival, vigor, and aerial coverage from every plant community and an explanation of monitoring methodology in the context of assessing performance standards • Hydrologic data from wells, hand -ball test, and visual observations, and an explanation of monitoring methodology • Buffer conditions, e.g. surrounding land use, use by humans, wild and domestic creatures • Observed wildlife, including amphibians, avians and others October 2006 4 J. S. Jones and Associates, Inc. • Assessment of nuisance/exotic biota and recommendations for management • Receipts for off -site disposal of any dumping, weeds or invasive plants • Receipts for structural repairs or replacement • Color photographs taken from permanent photo -points as shown on enhancement plan • Summary of maintenance and contingency measures proposed for next season and completed last season Maintenance Plan In order to achieve performance standards, the applicant shall have the restoration area maintained for the duration of the monitoring period. Maintenance activities will be conducted a minimum of twice per year (April and September). Maintenance will include watering, weeding around base of installed plants, pruning, replacement, restaking, and removal of all classes of noxious weeds. The applicant shall replace any plants that are failing, weak, defective in growth, or dead during the growing season. Replacement plants shall meet the same standards for size and type as those specified for original installation unless otherwise specified by the consulting biologist. Chemical controls shall not be used unless written permission is obtained from City of Tukwila. All invasive material and debris is to be disposed of off -site in a legal manner. Contingency Plan Should any monitoring report reveal the enhancement has failed in whole or in part, and should that failure be beyond the scope of routine maintenance, a contingency plan will be submitted. Once approved, it may be installed, and will replace the approved enhancement plan. If failure is substantial, the City of Tukwila may extend the monitoring period for the enhancement. Performance Bonds At the time of permitting, the Permittee must provide an enhancement bond or assignment of funds per City of Tukwila procedures. The following is a Bond Quantity Worksheet for construction, installation, maintenance and monitoring of the proposed mitigation. October 2006 S J. S. Jones and Associates, Inc. Bond Quantity Worksheet Project Name: Lakeridge 4501 Building Date: 10/3/06 Prepared by: J. S. Jones and Associates, Inc. Tax Parcel Number: 261320-0045 Project Description: Enhancement for Buffer Reduction Location: 4501 South 134th Street, Tukwila Applicant: Lakeridge Development Phone: 425-228-9750 PLANT MATERIALS* Type I Unit Price I Unit Quantity Descri Lion Cost PLANTS: Potted, 4' diameter, medium $5.00 Each 100 $ 500.00 PLANTS: Container, 1 gallon, medium soil $11.50 Each 160 $ 1,840.00 PLANTS: Container, 2 gallon, medium soil $20.00 Each 10 $ 200.00 PLANTS: Container, 5 gallon, medium soil $36.00 Each 34 $ 1,224.00 PLANTS: Seeding, by hand $0.50 SY 161 $ 80.50 • All costs include installation TOTAL $ 3,844.50 INSTALLATION COSTS( LABOR, EQUIPMENT, & OVERHEAD) Type I Unit Price I unill I Cost Labor, general (landscaping) $40.001 HRI 24 $ 960.00 Irrigation - temporary 1 $3,000.001 Acrel 0.51 1,500.00 TOTAL $ 2,460.00 EROSION CONTROL ITEMS I Unit Cost I will Cost Fence, sift $1.601 LF1 210 $ 336.00 TOTAL Is 336.00 GENERAL ITEMS ITEMS I Unit Cost Unit I Cost Fencing, split mil, Thigh (2-rail) $10.54 LF 196 $ 2,065.84 Signs, sensitive area boundary (inc. backing, post, install) $28.50 Each 3 $ 85.50 Mulch, by hand, wood chips, 2' deep $18.00 CY 5 $ 90.00 Topsoil, delivered and spread $35.73 CY 1 $ 35.73 TOTAL $ 2,277.07 OTHER (Construction Cost Subtotal) $ 8,917.57 ITEMS Percentage of Construction Cost Unit Cost Mobilization 10% $ 891.76 Contingency 30% $ 2,675.27 TOTAL $ 3,567.03 NOTE: Projects with multiple permit requirements may be required to have longer MAINTENANCE AND MONITORING monitoring and maintenance terms. This will be evaluated on a case -by -case basis for development applications. Monitoring and maintance ranges may be assessed anywhere from Maintenance, annual Larger than 1,000 sq. ft. but less than 5,000 sq.ft. of buffer miliciation $ 180.00 EACH 5 (4hr @$45/hr) $ 900.00 Monitoring, annual Larger than 1,000 sq.fL but less than 5,000 -buffer mitigation on $ 720.00 EACH 5 (8 firs @ 90/hr) $ 3,600.00 Maintenance and Monitoring Inspection, annual $362.25 EACH 41(2.5 hrs @ $144.90/hr) $ 1,449.00 Maintenance and Monitoring Inspection, final $579.6, EACH 1 (4 hrs @ $144.90/hr) $ 579.60 TOTAL $ 6,528.60 Total $19,013.20 October 2006 J. S. Jones and Associates, Inc. J. S. Jones and A,ssociafes, Inc. April 5, 2007 Mr. Brandon Miles Assistant Planner City of Tukwila Department of Community Development 6300 Southcenter Blvd., Suite 100 Tukwila, Washington 98188 RE: 4501 Building, Written Analysis of Avoidance Dear Mr. Miles: This document presents a mitigation sequencing analysis for Type 2 watercourse buffer impacts. Avoidance and minimization guidelines are provided in the Guidance on Wetland Mitigation in Washington State: Part 2 —Guidelines for Developing Wetland Mitigation Plans and Proposals (DOE, 2004). The property is 2.35 acres in size and is triangular in shape (see Figure 1). It is bordered on the north and south by parcels with commercial buildings, to the east by South 134th Place and to the west by Macadam Road South. The site is within the drainage basin of Duwamish River in the Duwamish-Green River watershed and WRIA-9 (Duwamish- Green). The dominant plant species in the buffer include Himalayan blackberry, unidentified grasses, thistle, spruce (Picea sp. ), and willow (Salix sp. ). From south 134th Place to the east, the property slopes up to the west approximately 5%. The property is 0- 15% and slopes steeply up to Macadam Road South along the western property line above several large existing rockeries. Level one hazardous materials investigation identified kiln dust was placed on this site and later fill activity has raised the existing grade 11 to 12 feet. The roadside ditch is a Type 2 watercourse along South 1341h Place. The watercourse has a silt bottom with grasses and watercress with woody debris along the east property line. There are garbage debris and oil sheen present in the watercourse. The watercourse flows north to a flow control structure located approximately 400 feet downstream. From the flow control structure, the watercourse enters the City of Tukwila storm drainage system eventually drains to the Duwamish River approximately half a mile to the northeast. Type 2 watercourses are defined by section 18.45.100.A.2 of the Tukwila Municipal Code (TMC) as "those watercourses that have perennial (year-round) or intermittent flows that support salmonid fish use" (Tukwila, 2006). During the site evaluation for mitigation planning, fry and a crayfish were present within the watercourse, however, the fish species were not identified. 4 0 2 E MAIN STREET AUBURN, WASHINGTON 98002 253-804-2645/FAX 253-333-8584 r � _ � ._ _..i �i-1 v,� �,iar ,'.' r ;,�� x� s1a•.': I �,r3': � ,�r..j� . L i �t fr Figure 1. Aerial View of Project Site The total avoidance option would require a 100-foot buffer for the Type 2 watercourse. Under this option, the existing watercourse buffer, which is approximately 9,515 square feet, will not be cleared and no vegetation will be removed or replaced. The buffer will remain degraded and will further lose its functions and value because of the encroachment of invasive species. Most of the buffer is dominated by invasive species of Himalayan blackberry (Rubus armeniacus), reed canarygrass (Phalaris arundinacea), thistle (Cirsium sp.) and weeds (see Figure 2). The present vegetative structure and species composition of the buffer is not optimized to perform water quality, hydrologic, and habitat functions efficiently. Avoiding all buffer impacts would result in the project being unable to comply with other development standards. Site limitations required by city standards are a fire truck turnaround, parking, traffic, and a retention/detention facility. The proposal includes a 65-foot hammerhead fire truck turnaround behind the building. The total length of the turnaround is 130 feet. The remaining area behind the building will be used for outdoor material storage. The parking standards are two spaces per every 1,000 square feet of floor area. The proposed building is 14,000 square feet, therefore 28 parking spaces are required. The warehouse is designed for 60-foot long truck deliveries. The maneuvering requirements are 100 feet to turn, straighten and back to the service dock. Truck exiting also requires that trucks pull straight out from the service dock and turn onto the access easement. April 2007 2 J. S. Jones and Associates, Inc. i The proposed stormwater retention/detention is a vault. The vault must be lower in elevation that impervious surfaces. The vault location is also outside of the kiln dust area, to avoid disturbance of contaminated materials which are to be capped by the parking surface. Figure 2. Existing Vegetation of the Watercourse Buffer (From east looking north). To meet the site design requirements, the applicant has proposed that the 100-foot watercourse buffer be reduced to 50 feet. The buffer reduction will be mitigated with a buffer enhancement plan that will be implemented once approved (see attached buffer enhancement plan). The enhancement plan will involve removal of invasive species and establishment of native plants to improve species diversity, wildlife habitat, and prevent establishment of invasive species. As a result, the species composition and vegetation structure will be significantly improved and its functions and values enhanced. The stream will be protected from water contamination by not disturbing the kiln dust area and capping the contamination. The reduced buffer option with vegetation enhancement will meet project needs and city requirements. There is no direct impact or indirect impacts to the stream. A buffer reduction offers the opportunity to enhance and improve the remaining buffer area, resulting in a higher functions and values of the buffer for water quality, habitat and hydrology. The reduced buffer option will restore and improve the functions and values April 2007 'I J. S Jones and Associates, Inc. of the buffers and protect the stream. Leaving the site in its present condition will result in further degradation of its functions and value, rendering it inefficient in protecting the Type 2 watercourse. This avoidance and minimization analysis is in accordance with the Clean Water Act Section 404 (b) (1) guidelines (40 CFR 230) and the Guidance on Wetland Mitigation in Washington State: Part I — Laws, Rules, and Regulations for Developing Wetland Mitigation Plans and Proposals (DOE, 2004), the objective of which is to "maintain and restore the chemical, physical, and biological integrity of the waters of the United States" (DOE, 1997). Sincerely, Jeffery S. Jones SWS, Professional Wetland Scientist cc: Wayne Jones, Lakeridge Development Apri12007 4 J. S. Jones and Associates, Inc. SUBDIVISION GUARANTEE Guarantee No.: G-6329-000003229 Fee: $300.00 Order No.: 01148-12427 Dated: October 17, 2012 Issued by tew Sart tle guaranty company Stewart Title Guaranty Company (the "Company"), guarantees the County of King and any City within which said subdivision is located in a sum not exceeding $1,000.00 that, according to those public records which, under the recording laws, impart constructive notice of matters affecting the title to the land included within the exterior boundary shown on the map of the subdivision, the only parties having any record title interest in said land whose signatures are necessary, on the certificates consenting to the recordation of said map and offering for dedication any streets, roads, avenues and other easements offered for dedication by said map as referred to in the guarantee. Signed under seal for the Company, but this Guarantee is to be valid only when it bears an authorized countersignature. Countersigned: 4-&=D Authorized Countersignature Stewart Title Company 18000 International Blvd, Suite 401 SeaTac, WA 98188 Agent ID: 470047 Guarantee Serial No. F-s eY rt title guaranty company G-6329-000003229 M J Senior Chairman of t e Board s *Chairman of the Board OVA In writing this company please address it at P.O. Box 2029, Houston, Texas 77252, and refer to the printed Serial Number "ICED DECI 1-8 "20121 WA Subdivision Guarantee SUBDIVISION GUARANTEE Order Number: 01148-12427 Effective Date: October 17, 2012 at Prepared by: Stewart Title Company 18000 International Blvd, Suite 401 SeaTac, WA 98188 Guarantee No.: G-6329-000003229 Premium: $300.00 Sales Tax: $28.50 Total: OWNERS: 4501, LLC, a Washington limited liability company LEGAL DESCRIPTION: SEE EXHIBIT A ATTACHED HERETO SUBJECT TO: General taxes: First half delinquent May 1; Second half delinquent November 1: Year: 2012 Amount Billed: $21,900.00 Amount Paid: $10,950.25 Amount Due: $10,950.25, plus interest and penalty if delinquent Tax Account No.: 261320-0045-08 Levy Code: 2400 Land: $1,601,300.00 Improvements: $25,000.00 Note: King County Treasurer, 500 4th Avenue, 6th Floor Admin. Bldg., Seattle, WA 98104 (206) 296-7300 Web Address: http://webapp.metroke.gov/ketaxinfo/. 2. Liability for sewer treatment capacity charges that may be assessed but not disclosed in the public records. Please contact the King County Capacity Charge Department for further information at 206-296-1450. 3. Any unrecorded leaseholds, right of vendors and holders of security interest on personal property installed upon said property, and right of tenants to remove trade fixtures at the expiration of the term. 4. Easement and the terms and conditions thereof Purpose: ingress and egress Affects: Southerly portion Recorded: June 2, 1965 Recording No.: 5885560 WA Subdivision Guarantee 5. Easement and the terms and conditions thereof: Grantee: City of Seattle and Pacific Northwest Bell Telephone Company Purpose: transmission and/or distribution facilities and communication Affects: refer to said instrument Recorded: September 12, 1986 Recording No.: 8609121461 Said instrument is a re-recording of instrument recorded under Recording No. 8101300412. 6. Easement and the terms and conditions thereof: Purpose: ingress and egress Affects: refer to said instrument Recorded: October 10, 1997 Recording No.: 9710100221 7. Developers agreement and the terms and conditions thereof: Recorded: August 15, 1974 Recording No.: 7408150421 Regarding: sanitary sewer, water and storm drains 8. Settlement agreement and the terms and conditions thereof: By and Between: Gerald M. McLees and Donna R. McLees and Fostoria Park Associates and Poe Construction, Inc. Recorded: October 1, 1982 Recording No.: 8210010841 9. Possible rights of parties in possession to a portion of the Northwesterly 2.70 feet of property herein described shown by monumentation line on survey recorded under King County recording No. 7808119004. 10. Easement agreement and the terms and conditions thereof: By and Between: 4501, LLC, Arion Partners, LLC and Keeler Properties, LLC Recorded: September 11, 2006 Recording No.: 20060911001806 11. Sensitive area covenant and hold harmless agreement and the terms and conditions thereof: Recorded: January 18, 2008 Recording No.: 20080118001137 12. Frontage improvement proportionate fair share agreement and the terms and conditions thereof: Recorded: March 5, 2008 Recording No.: 20080305001759 tc WA Subdivision Guarantee SUBDIVISION GUARANTEE Order Number: 01148-12427 Guarantee No.: G-6329-000003229 This Guarantee and the legal description given herein are based upon information supplied by the applicant as to the location and identification of the premises in question, and no liability is assumed for any discrepancies resulting therefrom. This report does not represent either a commitment to insure title, an examination of or opinion as to the sufficiency or effect of the matters shown, or opinion as to the marketability of title to the land. WA Subdivision Guarantee EXHIBIT "A" LEGAL DESCRIPTION The Northwesterly 52.75 feet of the Southeasterly 145 feet of Lot 15, Fostoria Garden Tracts, according to the plat thereof recorded in Volume 9 of Plats, Page 95, records of King County, Washington; Except the Northeasterly 282.12 feet thereof; Together with the Northwesterly 127.25 feet in width of said Lot 15; Except the Southeasterly 30 feet in width of the Northeasterly 282.12 feet of said Northwesterly 127.25 feet in width. ¢t� Stewart �� r�7� _title ORDER NO: 01148-12427 This sketch is provided without charge for information. It is not intended to show all matters related to the property including, but not limited to area, dimensions, encroachments or locations or boundaries. It's not a part of, nor does it modify, the commitment or policy to which it is attached. The company assumes NO LIABILITY for any matter related to this sketch. Reference should be made to an accurate survey for further information. serAwe, F-CMVE; DEC' 13 2012' COMIMUNtTY DEVELOPMENT 8P6{o�e se¢aa� 96891 MM BrancA :,C�TK,User :8714 C 01148-12427 Title Officer: Comment: Station Id :GXOR ,s 20060424000274.001 WHEN RECORDED RETURN TO: Name: 4501, LLC Address: c/o EPC Exchange Corporation Bellevue, WA 98005 000?4 Escrow Number: U5ZU71U6! ZUb1ZZ344 STEW, T `i jTI Filed for Record at Request of: STEWART TITLE r7t STATUTORY WARRANTY DEED The Grantors, CITY OF TUKWILA, A MUNICIPAL CORPORATION for and in consideration of Ten Dollars and other good and valuable consideration in hand paid, and as part of an I.R.C. 1031 TAX -DEFERRED EXCHANGE conveys, and warrants to 4501, LLC, A WASHINGTON LIMITED LIABILITY COMPANY the following described real estate, situated in the County of KING, State of Washington: THE NORTHWESTERLY 62.76 FEET OF THE SOUTHEASTERLY 145 FEET OF LOT 15, FOSTORIA GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 9 OF PLATS, PAGE(S) 95, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THE NORTHEASTERLY 282.12 FEET THEREOF; TOGETHER WITH THE NORTHWESTERLY 127.25 FEET IN WIDTH OF SAID LOT 15; EXCEPT THE SOUTHEASTERLY 30 FEET IN WIDTH OF THE NORTHEASTERLY 282.12 FEET OF SAID NORTHWESTERLY 127.25 FEET IN WIDTH. Assessor's Property Tax Parcel/Account Number: 261320-0045-08 E:2201520 04/24/2006 10:24 KING COUNTY, WA TAX 113355.00 SALE $50:000.00 gee.. CECI Cp[al MUNWI DEVEL.0P'4 01T PAGE001 OF 001 K1NG,WA Page 1 of 3 Printed on 10/22/2012 4:24:38 PM Document: DED WAR 2006.0424000274 Branc'i :STK,User :8714 C' 01148-12427 Title Officer: Comment: Station Id :GXOR A. 20060424000274.002 SUBJECT TO: Easements, restrictions, reservations, covenants and conditions, of record, including, but not limited to those items disclosed on the attached Rider Marked Exhibit "A"_ C)ated: April 11, 2006 CITY OF TUKWILA Accepted and approved as to form and content: by Steven M. Mullet 4501. LLC Mayor by: EPC Exchange Corporation its sole member by: STATE OF Washington } )Ss. COUNTY OF King } I certify that I know or have satisfactory evidence that Steven M. Mullet is 6-person who appeared before me, and said person acknowledged that he signed instrument, on oath stated that he is authorized to execute the instrument and acknowledged it as the Mayor of the CITY OF TUKWILA to be the free and voluntary act of suc4T,- arty for the uses and purposes mentioned in this instrument. E)ated: April _ , 2006. Name: Notary Public in and for the State of Washington My appointment expires: KING,WA Page 2 of 3 Printed on 10/22/2012 4:24:38 PM Document: DED WAR 2006.0424000274 Branch :STK,User :8714 C 01148-12427 Title Officer: Comment: l Station Id :GXOR 20060424000274.003 SUBJECT TO: Easements, restrictions, reservations, covenants and conditions, of record, including, but n1 ot limited to those items disclosed on the attached Rider Marked Exhibit "A'. Dated: April , 2006 CITY OF TUKWILA Accepted and approved as to form and by: content: -'N�v��,,,QQA� Steven M. Mullet 4501, LLC Mayor by: EPC Exchange Corporation its sole member by: Jessica Kelley Assistant Secretary/Exchange Coordinator William Wayne Jones Debra Ferguson Jones STATE OF Washington } j ss. COUNTY OF King ) I certify that I know or have satisfactory evidence that Steven M. Mullet is the person who appeared before me, and said person acknowledged that he signed this instrument, on oath stated that he is authorized to execute the instrument and acknowledged it as the Mayor of the CITY OF TUKWILA to be the free and voluntary act of such party for the uses and purposes mentioned in this instrument. Tfi1S�c��� Dated: April T%cZ jf �g1Cld Erpiy >= rpI ARC r V 1-1 tit., O� vk' P—S ,' ary Public in and for the St to of/Washington appointment expires: jg /O KNG,WA Page 3 of 3 Printed on 10/22/2012 4:24:38 PM Document: DED WAR 2006.0424000274 Branch :STK,User :8714 C 01148-12427 Title Officer: Comment: Station Id :GXOR WHEN RE,CORDFD, R>rTURN TO: City Clerk City of'rukwila 6200 Southcentcr Boulevard Tukwila, WA 98188 Grantor: 4501, LLC 20080118001137 KING COUNTY, A 20080118001137.001 Grantee: The City of Tukwila Legal Description (Abbreviated): A Portion of the N13'/a, Sec. 15, T. 23 N., R. 4 E., WfA. Full Legal Description is found on Exhibit `A' of this document. Assessor's Tax Parcel ID Numbers: 261320-0045 SENSITIVE AREA COVENANT AND HOLD HARMLESS AGREEMENT This covenant and hold harmless agreement is entered into between 4501, LLC, a Washington State limited liability company ("Grantor), and the City of Tukwila, a Washington municipal corporation ("Grantee"). RECITALS; WHEREAS, Grantor owns and has applied fo:r necessary permits to develop certain real property (the "Property") legally described in Exhibit `A', which is attached and incorporated by reference. WHEREAS, a portion of the Property contains sensitive areas and the Property is adjacent to sensitive areas of potential geologic instability (potential slide areas). WHEREAS, as a condition of the issuance of short subdivision approval, land use permits, and/or construction permits for the Property, the Grantee required the Grantor to execute and record this "Sensitive Area Covenant and Hold Harmless Agreement" to hold the City of Tukwila harmless from all loss incurred as a result of any landslide or seismic activity, or soil disturbance, page t of 5 c „4,,,wwT`f i� KING,WA Page 1 of 5 Printed on 10/22/2012 4:26:37 PM Document: COV 2008.0118001137 Branch :STK,User :8714 C 01148-12427 Title Officer: Comment: Station Id :GXOR 20080118001137.002 WHEREAS, Grantor assumed this obligation in order to obtain said Public Works approval under Public Works permit no, PW07-082, and/or construction permits for the Property. WHEREAS, Grantor has performed geological reports and evaluations, prepared by Cornerstone Geotechnical, Inc., dated July 13, 2006. WHEREAS, the parties agree that this agreement constitutes an anus length, bargained - for agreement, which includes a waiver of liability that runs with the land for risks created by the proposed use of property because of the shape, composition, location or other characteristic unique to the Property sought to be developed. NOW, THEREFORE, the parties agree as follows: AGREEMENT 1. In consideration of Grantee issuing development permits, which constitutes good and valuable consideration, the receipt of which and the sufficiency of which the Grantor hereby acknowledges, the Grantor shall defend, indemnify, and hold the Grantee, its officers, officials, any and all claims, injuries, damages, losses, or employees, agents, and assigns harmless from suits, whether brought by grantor or third parties, including all legal costs and reasonable attorney fees, arising out of or in connection with any injuries or damages to persons or property caused in whole or in part by any landslide or seismic activity or soil disturbance on the Property, legally described in Exhibit `A', which is attached and incorporated by reference. 2. Grantor on its own behalf and on behalf of its heirs, successors and assigns hereby waives any right to assert any claim against the Grantee, its officers, officials, employees, agents, and assigns for any loss, or damage to people or property either on or off the site resulting from any landslide or seismic activity or soil disturbance oil said Property by reason of or arising out of the issuance of the permit(s) by the City for development on said Property except only for such losses that may directly result from the sole negligence of the City. 3. Grantor will inform its successors and assigns of said Property that the Property is in an area of potential geologic instability (potential slide area), of the risks associated with development thereon, of any conditions or prohibitions on development imposed by the City of Tukwila, and of any features in this design which will require maintenance or modification to address anticipated soils changes. 4. Grantee's inspection or acceptance of any of the Grantor's construction or other work either during construction or when completed shall not be grounds to avoid any of these covenants of indemnification. Page 2 of 5 KING,WA Page 2 of 5 Printed on 10/22/2012 4:26:37 PM Document: COV 2008.0118001137 Branch :STK,User :8714 O: )1148-12427 Title Officer: Comment: I Station Id :GXOR 20080118001137.003 5. This covenant and hold harmless agreement shall be a covenant cunning with the land and the rights and obligations contained herein shall run with and burden the Proper(y, including each parcel comprising the Property and shall inure to the benefit of and be binding upon the Grantor and Grantee, their successors and assigns. IN WITNESS WHEREOF, said individuals have qauscd this instrument to be executed this 1- day of % e.c.. 924Granto op ty O ner M f AIA49 - STATE OF WASHINGTON ) )ss. COUNTY OF KING ) I certify I have know or have satisfactory evidence that is the person who appeared before me, and said person acknowledged that he signed this instrument on oath stated that he was authorized to execute the instrument and acknowledge as the .�/ of — j C_. a limited liability company, to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. Dated 1 z ' ..?, —t7 7 °`y��I lfbil�i•`�`` M CO • NOTARY'` �cn Pueuc 2z= ,�0�9J�oNo..'�'�`: .s�4,F WASNN�°°. LLS Gl,�_ i'Y� • � �� Notary Public in and for the State of Washington residing at )&_ V1 -in n My appointment expires 10 Page 3 of 5 K1NG,WA Page 3 of 5 Printed on 10/22/2012 4:26:37 PM Document: COV 2008.0118001137 Branch :STK,User :8714 0 01148-12427 Title Officer: Comment: Station Id :GXOR DATED this day of 12007, GRANTEE: CITY OF TUKWILA r + r \ Mayor Attest/Authenticated: f !, 'c. Cit lerk STATE OF WASHINGTON Approved As To Form by City Attorney 20080118001137.004 ) ss. County of King ) On this _day of ✓I k ,, 204: before me, the undersigned, a Notary Public in and for the State of Wasbingto , duly commissioned and sworn, personally appeared- 1 known to me to be the Mayor, of CITY OF TUKWILA, the municipal corporation that executed the foregoing instrument, and acknowledged it to be the free and voluntary act of said municipal corporation, for the uses and purposes mentioned in this instrument, and on oath stated that he was authorized to execute said instrument. WITNESS my hand and official seaht*d�ft,Qixed the day and year above written. All yCit Q:4 �.i,Gr p nt a t N� ARY PUBLIC in and for the 4'.3,V-'4 10 State Qf Wash�gton residinn-gs at Page 4 of 5 KING,WA Page 4 of 5 Printed on 10/22/2012 4:26:37 PM Document: COV 2008.0118001137 Branch :STK,User :8714 Or )1148-12427 Title Officer: Comment: Station Id :GXOR 20080118001137.005 EXHIBIT `A' LEGAL DESCRIPTION OF PROPERTY THE NORTHWESTERLY 52.75 FEET OF THE SOUTHEASTERLY 145 FEET OF LOT 15, FOSTORIA GARDEN TRACTS, ACCORDING TO THE PLAT" THEREOF RECORDED LN VOLUME 9 OF PLATS, PAGE(S) 95, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT TIIE NORTHEASTERLY 282.25 FEET IN WIDTH OF SAID LOT 15; EXCEPT THE SOUTHEASTERLY 30 FEET IN WIDTH OF THE NORTHEASTERLY 282.12 FEET OF SAID NORTHWESTERLY 127 FEET IN WIDTH. Page 5 of 5 KING,WA Page 5 of 5 Printed on 10/22/2012 4:26:37 PM Document: COV 2008.0118001137 Byanch :STK,User :8714 C 01148-12427 Title Officer: Comment: Station Id :GXOR 20060911001806.001 Return Address: None Lakeridge Development Address P.O. Box 146 City, State, Zip Renton, RYA 98057 Attention Wayne Jones f 11 200609110018@6 COMI40NWEALTH L EAS 38.00 PAGii001 OF @07 09/11/2008 14:17 KING COUNTY, WA CoRfmonweai#h Document ',tale (s) (or transactions contained therein): COMMONWEALTH LAMA TITLE 1. Easement Agreement'` (- 2. 3. 4. Reference Number (s) of Documents assigned or released: (on page _ of document (s) Grantor (s) (Last name first, then lust name and initials) 1. 4501. LLC 2. Arion Partners, LLC 3. Keeler Properties, LLC 4. 5. Granw. (s) (Lastname first then first name and initials) 1. 4501. LLC Said doetmnent(s) were filed for record by 2. Arion Partners, LLC Commonwealth Land Title 8S accommodation 3. Keeler Properties, LLC only. It has not been examined as to proper 4• execution or as to its effect Upon title. 5. Legal description (abbreviated: i.e. lot, block, plat or section, township, range) FM of Lot 15, Fostoria Garden Tracts Additional legal is on page _5_ of document. Assessor's Property Tax ParceUAccount:2613200045, 2613200042, 2613200055 'flue Auditor/Recorder will rely on the information provided on the form. The staff mitt not read the document to verify accuracy or completeness ofthe indexing informationproyidedherein. DEC' 13 2012 CorAMUNiTY pEiIGLOPwlE-NT KING,WA Page 1 of 7 Printed on 10/22/2012 4:26:36 PM Document: EAS 2006.0911001806 Branch :STK,User :8714 C 01148-12427 Title Officer: Comment: Station Id :GXOR EASEMENT AGREEMENT 20060911001806.002 This Easement Agreement ("Agreement") is made this 8th day of August, 2006, by 4501 LLC, (4501) a Washington Limited Liability Company and ARION PARTNERS, LLC, (Arion) a Washington Limited Liability Company, and Keeler Properties, LLC (Keeler) a Washington Limited Liability Company. RECITALS A. 4501 is the owner of a parcel of real property designated as Parcel 1 in the attached Exhibit "A", King County Tax Parcel No. 2613200045. B. Arion is the owner of a parcel of real property designated as Parcel 2 in the attached Exhibit "A" King County Tax Parcel No. 2613200042. C. Keeler is the owner of Parcel 3 in the attached Exhibit "A" King County Tax Parcel No. 2613200055 D. Parcel 1 and Parcel 2 and Parcel 3 shall. be collectively referred to herein as the "The Properties". E. The parties intend to restrict the Properties herein regarding various easement areas to preserve the value of the properties for the benefit of its future owners. EASEMENT 1. Arion hereby grants a nonexclusive access easement for ingress and egress and utilities on Parcel 2 in favor of Parcel 1 and Parcel 3 as shown and further described as "Easement Area" in the attached Exhibits "B" and "C", including access for installation, repair., replacement, and maintenance of asphalt, underground utilities and other improvements in the Easement Area. No structures or physical barriers may be placed within the Easement Area. The owner of Parcel 1 shall perform all of the installation, repair, and replacement. work regarding the asphalt and other improvements including drainage ("Work") done in the Easement Area, including all restoration_ work to Parcel 2 necessitated by the Work. The owner of Parcel 1 shall be solely responsible for all of the cost of the Work. Prior to commencement of the Work, the plans and specifications for the Work must be approved in writing by the owners of Parcels 1, '2 and 3. 2. The owner of Parcel 1 shall construct the driveway improvements within the easement area to commercial standards and for one year from the installation of the improvements within the easement area Parcel 1 shall be responsible for the maintenance and repair of said improvements. Thereafter the Properties shall share equally in the maintenance and repair of the improvements in the easement area, with the exception that if one of the Properties is not serviced by an underground utility then that property shall not share in maintenance of that utility and with the exception that if the improvements are damaged by negligence or improper use by one of the Properties then the cost of repair shall be it's sole responsibility. The owner of Parcel 1 will be responsible for performing all maintenance and repair in the easement area and will be reimbursed their pro rata share of the cost by the owners of Parcels 2 and 3_ The owner of Parcel 1 will not perform any maintenance and repairs to the Page 1 of 6 KING,WA Page 2 of 7 Printed on 10/22/2012 4:26:36 PM Document: EAS 2006.0911001806 BFanch :STK,User :8714 C 01148-12427 Title Officer: Comment: Station Id :GXOR .0 20060911001806.003 easement area that will exceed $1,000.00 in cost without the prior approval of the owners of p.ircels 2 and 3. 3. The owners of Parcels 1 and 3 shall each reimburse the owner of Parcel 2 a 5.75% share of the annual property taxes (excluding buildings and improvements) for Parcel 2. 4. This Agreement shall be binding upon, and inure to the benefit of, the respective heirs, personal representatives, transferees, devisees, successors, and assigns of the parties hereto. 5. The parties shall comply with all statutes, ordinances, rules and regulations of the United States; the State of Washington, and all political subdivisions of any thereof with jurisdiction over the Easement Area. 6. Each and all of the covenants, conditions, easements and restrictions set forth in this Agreement shall run with the land comprising the Properties and every portion thereof, and shall apply to and bind the owners and their respective successors -in -interest, for the benefit of the Properties and any owner thereof. Each and all of the covenants, conditions, easements and restrictions set forth in this Agreement shall be enforceable as equitable servitudes and constitute covenants running with the Properties pursuant to applicable law. 7. In the event of any party's breach or other non-compliance with any provision of this Agreement, the other party shall have every remedy available under applicable Washington and Federal law, including without limitation recovery of court costs, consultants' fees, engineers' fees, attorneys' fees, and compelling compliance with this Agreement. 6. All notices pursuant to this Agreement shall be in writing. Notice to any owner shall be considered delivered and effective upon personal delivery, or three days after deposit in the U.S. Mail, certified or registered, return -receipt requested, addressed to the address of such owner as such address may be established by such owner from time to time by notice to the other owner, or if none, to the address of record on the County Assessor's tax records. July 12th�006. 4501 C,(a WaOI ngt n Limited Liability company) by : Alm Way J �IIs Jr Manager ARION PARTNERS, LLC (a Washington limited liability company By: R, Mitchell its Partner Keeler Properties, LLC (a Washington Limited Liability Company) By: D�eeler its Partner KING,WA Document: EAS 2006.0911001806 Page 2 of 6 i Page 3 of 7 Printed on 10/22/2012 4:26:36 PM Branch :STK,User :8714 C 01148-12427 Title Officer: Comment: Station Id :GXOR ACKNOWLEDGMENTS: 20060911001806.004 STATE OF WA.SITYNGTON ) )as. REPRESENTATIVE ACKNOWLEDGMENT COUNTY OF KING ) I certifv that I know or have satisfactory evidence that William Wayne Jones Jr. is the person who appeared before me, and said person acknowledges that he signed this instrument and an oath stated that he was authorized to execute the instrument on behalf of 45'01, LLC and acknowledged it to be his free and vol tary act for the uses and purposes mentioned in this instrument. (} 1 r(�Jt DATED: l� U V.a �t�'� Irr .•�jU�C C�✓ Ii Print Name: 3U_. 1�{u�_ NOTARY PUBLIC for the State of y' OTa' Q Washir}gton, residing at ►6 RY A=; A(J$� C , My appoiiiiment expires: FJ o A' op STATE OF WASHINGTOrrwAC�`,',`��� rrr� )as REPRESENTATIVE ACKNOWLEDGMENT COUNTY OF KING ) I certify that I know or have satisfactory evidence that David Keeler is the person who appeared before me, and said person acknowledges that he signed this instrument and on oath stated that he was authorized to execute the instrument on behalf of Keeler properties, LLC and acknowledged it to be his free and voluntary act for the uses and purposes mentioned in this instrument. DATED: QDN int Name �z'� 1AP OVARY PUBLIC for the State of �=�=�a6hington, residing at �; _ y appointment expires rr�i��OPWI` STATE OF WASHINGTON ) as. REPRESENTATIVE ACKNOWLEDGEMENT COUNTY OF KING ) I certify that I know or have satisfactory evidence that David R. t4itehell is the person who appeared before me, and said person acknowledges that he signed this instrument and on oath stated that he was authorized to execute the instrument on behalf of Arion Partners, LLC and acknowledged it to be his free and voluntary ct for the uses and purpos menti ned i this.instrument i DATED: Yp `r Print Name: "SON' �r �:. iNOTARY PUBL C for the State of �Iashington, residing at C.i e_'at .my appoi tment expires: rr, ?•�D-% •� tit FWA 0 Page 3 of 6 KING,WA Page 4 of 7 Printed on 10/22/2012 4:26:36 PM Document: EAS 2006.0911001806 Branch :STK,User :8714 0 01148-12427 Title Officer: Comment: EXHIBIT "A" DESCRIPTION OF PROPERTIES Parcel 1• King County Tax Parcel No. 2613200045 Station Id :GXOR 20060911001806.006 The Northwesterly 52.75 feet of the Southeasterly 145 feet of Lot 15, Fostoria Garden Tracts, according to the Plat thereof recorded in Volume 9 of Plats, Page 95, in King County, Washington. Except the Northeasterly 282.12 feet thereof: Together with the Northwesterly 127.25 feet in width of said Lot 15: Except the Southeasterly 30 feet in width of the Northeasterly 282.12 feet of said Northwesterly 127.25 feet in width. Parcel 2• King County Tax Parcel No. 2613200042 Portion of Lots 14 and 15 Fostoria Garden Tracts, according to the Plat thereof recorded in Volume 9 of Plats, Page 95, in King County. Washington. Beginning at the Northeasterly Corner of Tract 15, Fostoria Garden Tracts, Thence South 48°15'03" East 90.94 feet; Thence South 41'44157" West 272.12 feet; Thence North 48015,03" .West 183.19 feet; Thence South 41144157" West 10 feet; Thence North 48,15103" West 82.75 feet; Thence North 41*44.571 East 282.12 feet; Thence South 48'15'03" East 30 feet; Thence South 41'44'57" West 119 feet; Thence South 48°15.03"-00 East 130 feet; Thence North 41*44157" East 119 feet; Thence South 48*15.03" East 15 feet to the point of beginning. Parcel 3: King County Tax Parcel No. 2613200055 Parcel A: Southeasterly 92.25 feet in width of Lot 15; except the Northeasterly 272.12 feet in width thereof,.of Fostoria Garden Tracts, according to the Plat thereof recorded in Volume 9 of Plats, Page 95, in King County, Washington. Parcel B: That portion of Tract 14 of Fostoria Garden Tracts, according to the Plat thereof recorded in Volume 9 of Plats, Page. 95, in King County, Washington, described as follows. Beginning at the most Northerly corner of said Tract 14; Thence Southwesterly along Northwesterly boundary of said Tract 14, a distance of 494.52 feet to the southwest corner of said Tract which point is also the North line of 135"' Street (also known as Foster Street); Thence southeasterly along said margin of county road, 95.38 feet; Thence Northeasterly along the line parallel with said Northwesterly boundary of said Tract, 472.12 feet to the Northeasterly boundary of said Tract; Thence Northwesterly along said Northeasterly boundary, 90.24 feet to the point of beginning; Except therefrom the Northeast 272.12 feet thereof; and except that portion thereof lying within South 135th Street; (also known as MacAdam Street). Page 4 of 6 KING,WA Page 5 of 7 Printed on 10/22/2012 4:26:36 PM Document: EAS 2006.0911001806 Branch :STK,User :8714 C 01148-12427 Title Officer: Comment: Station Id :GXOR South 1 34th Street KING, WA Document: EAS 2006.0911001806 EXHIBIT B Page 5 of 6 Page 6 of 7 20060911001806.006 Printed on 10/22/2012 4:26:36 PM Branch :STK,User :8714 O 01148-12427 Title Officer: Comment: Station Id :GXOR 20060911001806.007 EXHIBIT "C" nESCRIPTIOU OF EASEMENT AREA portion of Lot 15 Fostoria Garden Tracts, according to the Plat thereof recorded in Volume 9 of Plats, Page 95, in King County, Washington. Beginning at the Northeasterly Corner of Tract 15, Fostoria Garden Tracts, Thence North 48115'03" West 175 feet along the Southerly margin of South 134te Street to the true point of beginning; Thence South 41144157" West 282.12 feet! Thence South 48'15'03" East 82.75 feet; -Thence North 41°44'57" East 30 feet; Thence North 48`15'03" West 52.75 feet; Thence North 41°44'57" Nast 252.12 feet to the Southerly margin of South 134t° Street; Thence North 48°15103" West 30 feet along the Southerly margin of South 134t' street to the point of beginning. Page 6 of 6 XING,WA Page 7 of 7 Printed on 10/22/2012 4:26:36 PM Document: EAS 2006.0911001806 Branch :STK,User :8714 O 01148-12427 Title Officer: Comment: Station Id :GXOR Return Address: City of Tukwila 6200 Southcenter Blvd Tukwila, WA 98188 Attn: City Clerk 20080305001759 CITY OF TUKUIL AG 44.00 DOCUMENT RECORDING COVER SHEET p._ Lay 20080305001759.001 Document Title: Frontage Improvement Proportionate Fair Sliare Agreement Parties: City of Tukwila, WA 6200 Southcenter Boulevard Tukwila, WA 98188 Other: 4501, LLC Company Name (if business) P.O. Box 146 Address Renton WA 98057 City State Zip Legal Description: A Portion of the NE'/: , Sec. 15, T.23N., RAE., W.Mi ., THE NORTHWESTERLY 52.75 FEET OF THE SOUTHEASTERLY 145 FEET OF LOT 15, FOSTORIA GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOL>;JME 9 OF PLATS, PAGE(S) 95, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THE NORTHEASTERLY 282.25 FEET IN WIDTH OF SAID LOT 15; F,XCEPT THE SOUTHEASTERLY 30 FEET IN WIDTH OF THE NORTHEASTERLY 282.12 FEET OF SAID NORTHWESTERLY 127 FEET IN '%NrIDTH. Assessor's Property Tax Parcel/Account Number: 261320-0045 KING,WA Page 1 of 3 Printed on 10/22/2012 4:26:37 PM Document: AGR 2008.0305001759 Branch :STK,User :8714 O: )1148-12427 Title Officer: Comment: Station Id :GXOR 20080305001759.002 Frontage Improvement Proportionate Fair Share Agreement The proposed development at: Address: 4501 South 134th Place, Tukwila Parcel No.: 261320-0045 TMC 11.12 requires the construction of frontage improvements for new or remodeling construction. The proposed development property is obligated to participate in funding future frontage improvements, and the owner waives the right to protest LID. or U.L.I.D, formation. The owner will pay a proportionate fair share based on unit construction costs for the frontage improvements, if the City proceeds with construction. This agreement shall be binding upon the parties, their respective heirs, legal representatives, assignees, transferees and successors, and runs with the land. The City Clerk shall record this agreement with the King County Auditor as required by RCW Chapter 35.91. The City will pay the cost of said recording. So that the Owner can remove encumbrance from the property caused by this requirement, the Owner can pay the City the Owner's pro -rate share for projected costs. These costs will be made available to the owner upon written request to the Public Works Director. 1211?. 09 Own r (W41 ►L Date 4i.Srin-A 4E� Owner (print name) /Boo S 'i-f'h CC Street Address PubWorks/forms/prop. fair share - street Form Approved 2002 ¢7.5 - ZU -- -7 75 o Phone Asti,1Nf7 9Sa55' 39�� City, State, Zip KING,WA Page 2 of 3 Printed on 10/22/2012 4:26:37 PM Document: AGR 2008.0305001759 Branch :STK,User :8714 Or 1148-12427 Title Officer: Comment: Station Id :GXOR 1. . , 20080305001759.003 Street Frontage Improvement Proportionate Fair Share Agreement Page 2 pW 07 - 082 Address: 4601 South 134th Place, Tukwila Parcel No.: 261320-0045 Owner: WAA. W1AYiJf .SbMGS JA PWOJAGM far LLO STATE OF WAS HINGTON ) ss County of King ) On this day personally appeared before me W m l t)1&1,1 iie -�Sv PL"'r'-J ✓ , to be known to be the individual(s) described in and who executed the within and foregoing instrument, and acknowledged that he/she/they signed the same as his/her/their free and voluntary act and deed, for the uses and purposes therein mentioned. Given under my hand and official seal this I- day of 2007. $P H �Mr���O'� C ' yi95ioN = V) a NOTgBV 4P' _ y pUsi ro t Z ' If WASN��,.�. �, $ n n W`� CITY OF TUKWILA: 7x Tr?cst c�� Pu fic Woks Director J?i//C • / �lL/ Signature Print Name NOTARY PUBLIC IN AND FOR THE STATE OF WASHINGTON, RESIDING AT My commission expires )D-9--/o l2 2 Lca Dat KING,WA Page 3 of 3 Printed on 10/22/2012 4:26:37 PM Document: AGR 2008.0305001759 r- DEC' 13 2012) COMMUNITY DEVELOPMENT RE 97 rl A a R IR IL irm NEMB= bix 4% sawl, wwmvftwlk_ makr Jim bt ............. Wit put& by tka .9 . K faff Vsbdcht to . .......... L glila .......... . . . . . . . . . . . . . . - . . . . . . . . . _10--m fiat t= aft go atx*k Gem Ut bad Eris met Norm mad at imp t3m and. PC-t:i— of mt Y-S a..& by the Tt is alsttmetir aqxvAa &me moomwcotgoa. =3MW;X SUAWaY ShVWA La MA Lm WEY-wa-Alm smn, L U"96-117-4im ft-la ON z L - theeemmmmw&gS=Umsd Jim not am j..: .,the�aq•• �.. gZanbn- . -z- THIS 00CUMENT IS BEING RERECORDED TO COHRECT THr, LEGAL DF.SCRLRT,_QIt—�� EASEMENT (Underground and Surface Rights) THIS INDENTURE, made this 7th day of November 19 60, between W.IRREN L. NEUROTM and ROSE MARIE NEUROTH, husband and wife; GERALD 1J. NcLEES and DONNA R. McLSES, husband and wife; BURT C. LU+:AS and iwti N i. LUCAS, husband and wife; FRANK PUPO and •'JANICE PUPO, husband and wife; and FOSTORIA PARR. ASSOCIATES, a general partnership, insofar as each has rights or title or any hereinafter acquired rights or title, hereinafter called the Grantors; CITIZENS, FEDERAL SAVINGS AND LOAN ASSOCIATION, hereinafter called the Mortgagee;* and the CITY OF SEATTLE, a municipal corporation, and PACIFIC NOBTMWEST BELL TELEPHONE COMPANY, a Washington corporation, hereinafter Called the Grantees; WITNESSETHt That the Grantors, for and in consideration of the sum of One Dollar ($1.00) and other valuable considerations, receipt of which in hereby acknowledged, hereby convey and grant to the Grantees, their successors and assigns, the right, privilege and authority to install, construct, erect, alter, repair, energise, operate and maintain electric underground transmission and distribution facilities, lncluding communication wires, at depths not exceeding 21 feet, which consist of vaults, manholes, handholes, ducts, conduits, cables, wires and other necessary or convenient appurtenances; ALSO the right, privilege and authority to the Grantees, their euccesaors and assigns, to install, construct, erect, alter, repair, energizes operate and maintain at the ground level electric transformer .units uand electric junction cabinets and/or containers, together with such app necessary to make said underground and surface tnstalletione an integrated electric and communication system, all such electric and communication system to be located upon, t^.der, over and across the following described lands and premises situated in the County of King, State of Washington, to wit: e w �r That portion of Tracts 16 and 17, Fostoria Garden l.EC (k� Tracts, as recorded in V01=0 9 of Plata, pogo 95, SY /` records of Ring County, Washington, lying 5 feet on f Hy���i Al'•�_ - either side of and adjoining the following described -- center line: Beginning at the most 0a��ta Ly - rner Of 'said Tract 16; thence North 49•111 03" t g along the northeasterly line of said Tract 16, 3.00 feat to the True Point of Beginning of said canter line; thence South 41.44,57" West 290,00 feet► thence North 41°44'57" .--East 30.00 feet; thence North'48"30'00" West 110.97 ., -`'feet; thence North 73*15100" West 87.20 feet to a point hereinafter referred to as.Point "A"; thence con7 suing North 73*15100" West 55.86 fast; thence South 52 3010 �FtMWest 52.98 feat; thence North37°30'00" West110.00 f erto the terminus of said center line.JdHALSO, that portion of said Treat 16,-lying 5 feetonC••either aide of and adjoining the following describedt•t.,._ center line: Beginning at the hereinbefore described' Point "A"; thence North 27°54'48" Bast 7.00 feet; theca South 27*54148" West 369.44 feet; thence South 9°44142" East'83.06 feet to'the terminus of said center line. (Also known as a portion of Lots 13 2, and 3, City of Tukwila Short Plat No. MF-79-26-58, as recorded under King County Recording No. 8004240503.) ALSO, the northwesterly 5 feet of the northeasterly 290 feet of Tract 15, Footdris Garden Tracts, Together with the right at all times to the Grantees, their successors and assigns, of ingress to and egress from said lands across adjacent lands of the Grantors for the purpose of installing, constructing, altering, repairing, energizing, operating and maintaining said electric and communication system, and the right at any time to remove all or any part of said electric and communication system from said land. The Grantors, their heire, executots, administrators, successors and assigns, hereby Covenant and agree that no structure will be erected or permitted within the above described easement area without prior written O :'i•t•iF -J - i;'b�lHd9$ 1 of 4/ Seattletarid/or�P$ciil;c;Northweat Bell Telephone Company are to 6e xeepaaaible;;.as proviAed'by;'.<laW;pfor any damage to the Grantors through their. negligence maintenance and operation of said electric and comet icptionjtsyA6"Across, over, upon and under the property of said Grantors.- privileges and authority hereby granted shall ssor continue The rights, title, end be in force until;,eueh:yime"ae the Grantees, their successors or assigns, shall permanently_re'oove:OIL said electric and is and dicommun communication from said lands or aha11,2paYSuanently abandon saCivilecesiand authority shall system, at which Cime'slieucghta, title, p B i terminate. r 7 ti;; Any mortgage onth0�1:. d`preidisea held by the Mortgages above named ito eo ,p hereby •subordinitet?lto&r exteessary, nt, but•only to the extent nee d subordinate the lion oY said'mortgage'to the easement herein granted to the NGrantees. (T IN WITNESS WHEREOF, this instrument hss bean executed the day and year first. above written. , 4. CITIZENS FEDERAL AND 14AN ASSOCIATION^.: ' Tit e M. TStlb IR�f flea/.x//x/fan +.. ,..•�••� . � ROSE NAR............ 1E 2or4 - (FOR INDIVIDUAL ACKNOWLEDGMENT) STATE OF WASHING70M ) sa. COUNTY OF' king ) I, the undersigned, a Notary.PUblic, do hereby certify that an this 28day of rVnyrbte L& B& , personally appeared before me, WARREN L. NEUROTH and ROSE MARIE NEUROTN, his wife., to me known to be the individuals described in and who executed the within Instrument, and acknowledged that they. signed the same as their free and voluntary act�pd --; deed for the uses and purposes therein mentioned. •?ate"""""••, Given under my hand and official seal the day and year in this 10�•%' certificate above written. '�ea� l��d n�iM1• Notary Public for the to of We hig �10't\r • \ , j residing at Krn+ (FOR INDIVIDUAL ACKNOWLEDGMENT) STATE OF WASHINGTON ) as. COUNTY OF Y.in!• ) I,•~the'underaigned, a Notary Public, do hereby certify that an this _ day of Novembnr 19BO personally appeared bef-ore me GERALD M. McLEES and DONNA R. McLEES, his wife, to me known G,7'� , the individuals described in and who executed the within instrument,,.,avd +i.,,,, '�:'•, acknowledged; that they signed the same as their free and voluntary' S"aa'•,,t ..... deed for the vase and purposes therein mentioned. ?O: Givno,vader my band and official seal the day and year 'cN-'4 certificate above written. Notary Publi in an or" the St of, Wa ing residing at v „+ _ • i (FOR CORPORATE ACKNOWLEDGMENT) STATE OF WASHINGTON ) ea. COUNTY OF King ) -• On this //.1 .dpy of-7ii•�rrcW�( 19 be iR °1 personally appeared_/Z C .: ! s ] -y;Cg •ti D me known to be the ty. C Preside , and to me known to be the a I➢ ~r of CLTLEENS PEDERAL SAVINGS AND LOAN ASSOCIATION, the corporat ',iga ` '. os� y , 1,�• executed the within and foregOtng instrument, and each acknowledgg77l,dofi, 0A 14P... • ; said instrument to be the free and voluntary act and deed of Qatd'�•'•.,• ay(sSs�'' corporation for the uses and purposes therein mentioned, and eaeh•,,d�•8xah ';''i '.• f stated that they were authorized to execute said instrument. i IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official - seal the day and year above written) Notary Public in sndApr the State of Whsb1 9too, residing at ,Z _ 3 of• 4 .. . a — — ,c • (FOR INDIVIDUAL ACKNOWLEDGMENT) STATE OF WASItINGTON ea.. . for the Stato/of We shtng ton, ( ���L,�AS�`\ at , .LY Oct -IGCL L' residing (FOR INDIVIDUAL ACKNOWLEDONENT) N ) signed, a Nojr,a°rp Public, do liarej�y certify that on this E /�d[viwirlC 19((l, Personally appeared ]PO'and JANICE pUPO, his wife, to me known to be the Lbed•in and who executed the within instrument, and they signed the same as their free and voluntary act and and purposes therein mention my hand and offIC a t day and year in thie written. d-/ Notary u' is and for the State of Waehinaton, residing at 4.i.r...•t�•GL[ee. L "•'"� (FOR PARTNERSHIP ACKNOWLEDGMENT) - STATE OF WASHINGTON ) ea. COUNTY OF ) • �• j 19 �fv, before ma on this O day of _,(:� ��C•u•i�• personally appeared ROBERT E. STORSETH, JON C. PETERSON, and TIiONAS W. , CORDON, to me known to be the general partners of FOSTORIA PARR ASSOCIATES, the partnership that executed the within and foregoing instrument, he acknowledged that said instrument to be the free and voluntary act and dead of said partnership for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said instrument. IN WITNESS WREREOP, I have hereunto set my hand and affixod AV. or Yqua, �, seal the day' and year above written. •X�•��•• •�ii'.. -i3 y; �g—b •:rti •Notary PuTf. In an for the State } ,!M>ra19�7a I s • residing at !L-i•L- tc' r f_ ' - �" ---" �' t� t!.._ ti.� qt 4of4 10 43 00 .2 4� 0 DEVELOPERS' AGREEMENT TIII� AGRE-EMENT, Made and ent-eied.into this dby the CItY OF TUKWILA and the developers, j. DAVID jrL;sr_Nater , ELLING HALVORSON, and.:,r.PJUTK LUDELL, owners of the following FQ described property- 0 Tracts 15, :16 and 17 and the North 272.14 feet of the West:_'9 0.94 feet of Tract 14 Of Fostoria Garden Tract . s as recorded in Vol..9, p. 95, �-.­ Nt Records of �.idls, Ring' ,* 'H I . County, less rOads'j-7,Za;tuated in King County, State of• washing on, Tel I T 14 E IT NHEREAS, Deve�1p `0`1' ers Wish to develop a warehouse marketing center on. the �0-ve'.-described property and in order AiIfPic 71.. .p to do so it is necessar i y;-, -rovsion be made for water and sewage services and for:-s't'0­r'm 'drainage, NOW,- Timiihrom,�,,Th - - ----- 04.V. e Developers and the City of ,wila agree as follOwS!1.,.W';1. 0 eir expense will install facili ties for sanitary sewe and storm draind, all of which shall meet the efigiiie standards of the City' of Tukwila. 9, W f. 4. Coop. 2. Develop.ePjill. agree to include their prop- erty within a Local Impto an't District to be' formed for the purpose of services for the prop- erty above described- an&Tdi:suriounding 0 -property. 3, dw s,., sanxtary sewers will Hake use• of a holding ta'fik-."P­ . 4p . system is .%py ji- 6d approved by the- 11 ng County Health-tre"i par. rverft . 4. . Dove lop.iipiir:�ju-4h �all receive T the approval of the Hashington Rating BureaU,t,'regardihg the adequacy of existing water lines for fire Preyehtibn requirements and will hold the City Of Tukwila harm'liks from *,.Iny loss because of inade- quate water service f0r-lli6 protection. 5. The City -.-o-f Tukwila will issue necessary building permits to enable Developers to begin construction in-miedia tely. 6. Issuance. "07 f.building permits for second phase construction shall be contingent upon Developers fulfilling the terns of this agreen*p':A*';-,_ ..... .... CITY OF TUXWILA Developers C posting, publishing all notices; g, taxes anti administrative costs. h,- acquisition of rights of way; i', financing- 34 j, all --ther expenses incidental thereto as required or'.provided U he 1 aw of t >.\ h to 'sta of i„ �i�ashin�Ftori"�:�or-=d` rcifnancr3s: _ _ .•.5. 4 t•, :of;4'r; . : or+l.:r ...s..- . , x A J N .. ,._ ..... _ ._..a A..,.�._ �. 0-..'2':333i'.:Ls`+s'e.,a . W 0 NAME ADDRESS LEGAL DESCRIPTION 3 ocE%" ..i;.: Rea... •lS. i ,f.., _ •,Hrf,. I> � , •.v< - �: - .::fix • `.'.: -.. ,: cf i ,,`�., s+r' r;�}. 'Li•. to 'rf:i.-..;�;w ..:T;��`l, :;aat''^:.;;;,;,.�c?;+• .Xe*;':.i;'a: ��.+, v"•Y..•v' t�� :rn 9:. y.aV'Yi' •+:n'':.A1:, ,,,r ' "Y_ e.+'n,_ :..{Yiy`• : '•�._r'#c`, :!!v.w. • _ ..'Y . ..•ALP_ I:, .: � it„� :L-(. n: h. .. ,+SYY ;:�e }� �l; r, •lr:S' �rl ..i1ji''i.`M+}s. g�'-,Fi,'iY:','). J, ii.,. ;a ?.: .�,i = c4 di°':.�., Sys- :. 7'�: H,,e• 1 , - •-,t:%xt:. •., '• ,C'f5(3; �:, '�i•<'.' L•;+'e, s. `':='�::J'.� �,�ur��. 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Lj e r� sy;4-AV.yn�j„� r%�sy��ii yr ,�Na•{'� �V3� ..'t••.Ci:': :i 4 Ri.F" i ii 4 T K W �"' x Ai-.�Y l ,f .LY k fr,.,r ✓ nlCe '3.�a F ♦ !' {iA, a �'- !} 4M, f'1� ''� ��� r��{'tY�3�S'�S,jt�•.r �,�n.� r�.� •.:.ek ,% �;;.: r x- 7 ur�hr-~�',�kr Yat`wv �.t, cz ��,,,._. �+?�,' ti�• a - •• - � .n;.N i ,.,r,', ?fi i "&;•.`•p a :z ; }.�2t Y{n 2. ar F ' k'� �F - +Vr,:+. ,,,x ;a' 7rn :.Lu$,�S:�L''C,•*,/�yR�y ,� _y +ti�'� 1>-. t�- ,#-` • r:,,::�.- _ s. �e 2s"Sd'{fi�5:am;,;�t.;r.; �9�`.,'`��"}'.l' '�i .: •a :_�r. f`��+ � o'Tlv"''�thrt4� �3it' t`r,�, �P ':_ ,�i< as >>n•'rrx?; a zx ,.,�• s `Si •a.�L�st �v r� i r • a 4 r {� i �' �t•.•:' r�-J �, � lr��r4 ,i„�'f�C ..4 .. ><. � t y�..; ' t s . t � !<, ` r -7' E ^� tr er ' -� zt gs��*�<-•r• y. Y',lF'FaW`�'��� �0 •Ntvar�.s.� •y an v 1j x " • VF :. - ! xr "t'4 , ,Liz �� ...REQUEST OF . kl- — AM 9 27 lv RECOrIDS Il. Etli' r o ° KING' CCU JI �. '. :'Q:rS �:' `c' �',ti:F!i: - .:_�•aiti_,. :!'.'���.�+fir `I�� "' "` ":` = : ±" t Re nest of 0t Name.:..-{ y"..4... -... . _.._........__. y- 5. `RErp :�. ,7 h:40641 xi3.pO �•RciY�t.- '�L SETTLEMENT AGREEMENT October 1982 This Settlement Agreement ("Agreement") Is entered Into as of the above date between GERALD M. MCLEES and DONNA R. MCLEES ("hlcLees"), FOSTORIA PARK ASSOCIATES, a Washington general partnershlp.('1A5soclates1l), and POE CONSTRUCTION, INC., a Washington corporation ("Poe"). RECITALS A. McLees'commenced a lawsuit against Associates and Poe under.King County Cause No. 81-2-03408-0•("Action") to establish the .location of tha boundary IIne between property owned by Mc Lees, which Is legally described in attached -Exhibit A ("Mc Lees' Property") and pro- perty owned by Associates, which Is legally described in attached Exhibit B ("Associates' Property"), and to recover damages from Poe and Associates caused by -the removal of the lateral support front McLoes' Property and the cost of removing debris and unsuitable material deposited by I?om and Associates on Mc Lees' Property. Poe answered Mc Lees' Complaint and crosscialmed.against Associates for Indemnity. Associates answered McLees' Complaint and counterclalmed against Mc Lees for trespass and damages fram earth falling from Mcless' Property onto As Property. 13. Mc Lees, Associates, and Poe wish to settle all of the claims, counterclaims, and crossclalms asserted in the Action on the FILED for Record at Request' off.',_ Name. f......_.._..... .............✓_.__........... .. Address... terms and conditions set forth in this Agreement. AGREEMENTS I The common boundary I Ine between McLees Property and Associates' Property is the boundary line as set forth In the *survey performed by . VcLeetl Property or t,he..construct.on of d retaining wall along the line .1 between McLees' property and Associates' Property, common boundary Associates shall hold McLees harmless from any damage to Associates' -2- and caused during such grading or construction which grading or construction hall be completed within a reasonable time fallowing commencement of said ark, provided, however, that upon completion of any grading or con- ttruction by Mc Lees, Mc Lees shall leave Associates' land In as good or letter condition as, It was In prior to commencement of the grading or ;onstructlon. 5. successors. The benefits and obligations of the ,parties to this Agreement shall Inure to the benefit of and be binding upon their hetrs, representatives, successors, assigns and agents. MC LEE ASSOCIATES Fostoria Park ssocl2�kv� ts s � RALO R. MCLEES POE Poe C stru ti•on, Inc. 6y DONNA R. M �LEE-� -3- EXHIBIT A Parcel "A" -- The southeasterly 92.25 feet in width of Tract 15, exce?t the northeasterly 272.13 feet in width thereof, of Fostoria Garden Tracts, according to the Plat recorded in Volume 9 of Plats, page 95, in King County, Washington. Parcel "B" - The northwesterly 52.75 feet of the south- easterly 145 feet of Tract 15, except the northeasterly 282.12 feet therefrom, of Fostoria Garden Tracts, -according o to the Plat.reeorded in Volume 9 of Plats, page 95, in King a'. .County, Washington. Parcel Ile" - The northwesterly 127.25 feet in width of Tract 15, except the southeasterly 30 feet in width of the northeasterly 282.12 feet thereof, of Fostoria Garden Tracts, according to the'Plat recorded in Volume 9 of Plats, page 95, in King County, Washington. DEC) I ' 2B12 All of Lot 17; and that portion of Lot 16, Fostoria Garde,i Tracts, according to the plat recorded in VOIU;ne 9 Of Plats, page 95, in King County, Washington, described as follows: Beginning at the southwest corner of said Lot 16 and running thence South 471 .12' East 175.31 feet; thence South 670 43' East 20 feet; thence North 300 East 378 feet; thence North 5° 58' West 174.4 feet to the West boundary of the said Lot 16; thence South 400 17' West along said West boundary of said Lot 16, a distance of 491.6 feet to the place of beginning; EXCEPT portion of Lot 17 conveyed to King County for r1 road purposes by deed recorded under. Auditor's File No. 1006280; and EXCEPT that portion conveyed to the State of C7 Washington for primary state highway No. 1 by deed recorded o March 18,•1964, under Auditor's File No. 5712570. AND EXCEPT Beginning at the N.E. corner of Tract 17, Fostoria Garden Tracts as recorded in•Volume 9-of Plats, page 95, in King County, Washington; thence South 40° 17' West, 280 feet along the easterly boundary of said tract to the true point Of beginning; thence continuing South 400 17' West 250 feet; thence North 491 43' West approximate-ly 272 feet to the northwesterly boundary of said Tract 17; thence North 40° 17' East 250 feet along said northwesterly boundary to a point hereafter described as Point 'A'; thence South 490 43' E.st approximately 272 feet to the true point of beginning, together, with an easement for roadway and utility purposes over and under the following described portion of said Tract 17. . Beginning at Point '.A', thence South 49" 43', East 30• feet; thence North 400 17` East approximately 165 feet to the southerly right-of-way margin of South 133rd Street; thence westerly along said right-of-way to the northwesterly line of said Tract 17. Thence South 400 17West to Point 'A' and the point of beginning. Subject to an easement for roadway and utility purposes over that portion described as follows: Beginning at Point 'A';thence South 490 43' East 30 feet; thence south 400 17' West 250 feet; thence North 490 43' West 30 feet; thence North 400 17' East 250 feet to Point 'A' and the point of beginning, ALSO, Beginning at the most southerly line of Tract 16; thence North 40.° 17' East along southeasterly line of said Tract 16, a distance of 297.73 feet; thence North 40' 43' West parallel to the northeasterly line of said Tract 16, a distance of 137.29 feet; thence South 30° 00' East 327.77 feet; thence south 67° 43' East 82.11 feet to the point of beginning and Beginning at the most southerly line of Tract 16; thence North 40° 17" East along, southeasterly line 297.73 feet to the point of beginning; thence North 49° 43' West 137.29 feet; thence North 30, East 50.23 feet; thence North 5, 58, West 174.4 feet to westerly boundary of said Tract 16; thence south 40° 17' East along said westerly boundary 359.99 feet more or less to the most northerly corner of Tract 16; thence South 491 43' East along northeasterly boundary of said Tract 272.25 _feet to southeasterly boundary ofTrac-c 16; thence South 40° 17' 19est 530 feet to the point o` beginning. 4 IN THE SUPERIOR COURT OF WASHINGTON FOR KING COUNTY 5 GERALD M. and DONNA R. MCLEES, 6' Plaintiffs, NO. 81-2-03408-0 .7 V. STIPULATED JUDGMENT 8 FO$TORIA PARK ASSOCIATES, a Wa0lngton 0 - general partnership, and POE V9 CONSTRICTION, INC., a Washington corporation, Defendants. 12 The parties, as evidenced by their signatures and the signatures of their 13 attorneys of record below approving entry of this Stipulated Judgment, heriby 14,• st6te and agree that al I claims, counterclaims• and crossclaims alleged In. this Cause have been fully settled and resolved, and that Judgment should b4i'entered on the terms set forth herein, asio the Court, having been duly advised of'the 17 agreement and settlement and otherwise deeming Itself duly advised In the 18 premises, now, therefore, IT IS ORDERED, ADJUDGED AND DECREED: '20 1. The common boundary between the real property owned by Gera6 k *. 21 Mc Lees and Donna R. Mc Lees ("Mc Lees") legally described as: 22 Parcel ItAll - The southeasterly 92.25 fee In width of tract 15, except the northeasterly 272.13 feet in width thereof, 0 Fostoria Garden Tracts according to the Plat recorded 2a 24 25 26 STIPULATED JUDGMENT MONYGOminy. PVRDUE, BLANKINSHIP 1, AUSTIN 0.10. 8U.I.01.0 0 9 O R-4 0 1 f. 5 4 5 6 .7 8 9 10 11 12 13 id 15 16 17 18 19 20 21 22 23 24 25 26 in Volume 9 of Plats, page 95, in King County, Washington. Parce: 11811 - The northwesterly 52.75 feet of the south- easterly 145 feet of Tract 15, except for the northeasterly 282.12 feet therefran, of Fostoria Garden Tracts, accurdIng to the Plat recorded in Volume 9-of Plats, page 95, In King County, Washington. Parce! "C" - The northwesterly 127.25 feet In width of Tract 15, except the southeasterly 30 feet In width of the northeasterly 282.12 feet thereof, of Fostorla•Gnrden Tracts, according to the Plat recorded In Volume 9 of plats, page 95, In King County, Washington. . (the 11McLee5 Property") and the real property owned by Fostoria Park Associates ("Associates").and legally described as: Ail of Lot 17; and that portion of Lot 16, Fostoria Garden Tracts, according to the plat recorded 1n Volume 9 of Plats, page 95, in King County, Washington, described as follows: Beginning at the southwest corner of said Lot 16 and running thence South 470121 East 175.31 foot; thence South 67R431 East 20 feet; thence North 30° East 378 feet; thence North 5. 58' West 174.4 feet to tho West boundary of the said Lot 16; thence South 40' 17, West along Bald West-boun8ary of said Lot 16, a distance of 491.6 feet to . the place of beginning; -EXCEPT portion of Lot 17 conveyed to King County for road purposes by deed recorded under Auditor's File No. 1006280; and EXCEPT that portion conveyed to the State of Washington for primary state highway W . 1 by deed recorded March 18, 1964, under Auditorts File No. 57i2570. AND EXCEPT Beginning 'at,the N.E. corner of Tract 17, Fostoria Garden Tracts as recorded In Volume 9 of Plats, page 95, In King County,.Washington; thence South.40* 131 West, 280 feet along the easterly boundary of said tract to the tru& point of beginning; thence continuing South 40' 171 West' 250 feet; thence North 490 43' West approximately 272 feet STIPULATED JUDGMENT -2- MONTaoMER`/. PURDUE. RLAHK.U+ - i wUATIN Ar*aoNcrc Ar t 1 a 16 Na RrpN .ult OivO S[wn L[, wAR n�naT 0. 9 0. a�x•rvfp 51 O d 2 3 4 5 6 '7 S 9 10 Li 12 13 14 15 16 17 1s 19 21. 21 22 23 24 25 26 to the northwesterly boundary of said Tract 17; thence North 40' 171 East 250 feet along said northwesterly boundary to a point hereafter described as Point W ; thence South 49' 431 East approximately 272 feet to the true point of beginning, together, with an easement for roadway and utility purposes over and under.the following described portion of said Tract 17. Beglnning at Point 1AI; thence South 49' 431 East 30 feet; thence North 40' 171 East approximately 165 feet to the southerly right-of-way to the northwesterly Iine of said Tract 17. Thence South 40' 171 West to Point 'At and the point of beg Hning. Subject to ah-easement for roadway and -utility purposes over that portion described as follows: Beginning at Point 1A1; thence South 49' 431 East 30 feet; thence South 40° 171 West 250 feet; thence North 49' 431 West 30 feet; thence North 40' 171 East 250 feet to Point W and the point of beginning, ALSO, 63ginning at the most southerly Iine of Tract 16; thence North 40' 171 East along southeasterly Iine of said Tract 16, a distance of 297.73 feet; thence North 40' 431 West parallel to the northeasterly Iine of said Tract 16, a feet; distance of 137.29 thenco South 30' 001 East 327.77 feet; thence South 67' 431 East 82.11 feet to the point of beginning and Beginning at the most southerly Iine of Tract 16; thence North 40` 171 'East along southeasterly Iine 297.73 feet to the•polnt of beginning; thence North 49' 431 West 137.29 feet; thence North 30' East 50:23,feet; thence North 5' 581 West 174.4.feet to westerly boundary•of said Tract 16; thence South 40. 1-71 East along said westerly boundary 359,.99,feat more or - less to the most northerly corner of Tract '16; thence South 49' 431 East along northeasterly •boundary of said Tract 272.25 feet to southeasterly boundary of Tract 16; thence South 40' 171 West 530 feet to the point of beginning. (the "Associates Property") is the boundary Iine as set for'h In the survey performed by :.und & Associates bearing Icing County Recording No. 7808119004, STIPULATED JUDGMENT -3- MDWOOMERY• PURDUC. PLANKSMSMIP A AU911N .(T DPNLYp ..1 IA. a{ nD9+0N a uD�ND enn�c, w oo1D. .o Yr1D.D w • 1 2 a 4 5 6 7 S .g io 11 12 13 14 ` 15' 16 17 1S 19 2fl 21 22 23 24 25 2E and title to the I'AcLees' Property and the Associates' Property is quieted in accordance therewith. 2. Mc Lees is authorized and entitled -to enter the Associates' Property for the purpose of performing any and all grading, cut s_or other work necessary to lower the ,grade of the Mc Lees' Property or to the construction of a retaining W611 along the common boundary IIns between the McLsesT Property and the Associates' Property. McLess shall have no liability to Associates, for any '_land caused during such grading or construction, damage to the Assoctates which grading or construction shall be completed -within a reasonable.time following commencement of said work, if Mc Lees leaves the Associates' land In as good or better condition as lt'was In prior to commencement of the grading or construction 3. Ail claims, counterclaims, and crossclaims for money damages asserted In this action are dismissed with prejudice and without costs. DONE IN OPEN COURT this day'of October, 1982+ �UpOE/Court CommIssIoner presented By: 01 MICHAEL E. GOSSLER of Mbnt�- go" Purdue, Blankinship S Austin Attorneys for plalntlffs STIPULATED JUDGMENT _4_ MGNTGOKKAY. AUDIO UC, BLANRINS"4F' A wU6TIN I+If MDetDN f �LDIMD �[atYLC. .r �fM�MOTOM +elv+ ♦pa tD+D . _ 1-1-9, 1 Copy Received, Notice of Presentation Waived and Approved For Entry By: '..20 • 21 22 23 24 25 26 STIPULATED JUDGMENT MONTGOMERT, PNROLE. BLANKINSHIP A ALSTIN w— T — H1 woo 0" ButIOINY scw+T�c. w.awiwaTnw •�Ie. �4p�•Tovo �,' ... L RECEWID THIS J)Ay 4r 15 3 zs Pe t97 Easement Agreement 9 7.17. �L (Ingress and Egress) r{ This Agreement, between the CITY OF TUKIVILA, a municipal corporation, hereinafter N referred to as the CITY, and Gerald M. McLees, hereinafter referred to as the GRANTEE, C WITNESSETH: That the CITY for and in consideration of one & not 100 Dollars (S 1.00) and other valuable considerations, receipt of which is hereby acknowledged, hereby conveys and grants to the GRANTEE, its successors and assigns, an ingress and egress easement for 4� access to property located at 4501 South 134th Place (King County Tax Lot Number 261320-0055) over and across the following described property: A strip of land 40 feet in width over and across a portion of property identified as 8 King County Tax Lot Number 261320-0045, and belonging to the CITY, all situated in the northeast quarter of Section 15, Township 23 North, Range 4 East, described as follows: Beginning at the northeasterly comer of Tract 15 within Fostoria Garden Tracks, as recorded in King County Plats, thence south 40 degrees 17 minutes 00 seconds west 272.12 feet; thence north 49 degrees 43 minutes 00 seconds west 92,25 feet; thence south 40 degrees 1.7 minutes 00 seconds west to the True Point Se Of Beginning; thence northwesterly on a line north 49.degrees 43 minutes 00 seconds west, a distance of 82.75 feet; thence Southwesterly on aline south 40 degrees 17 minutes 00 seconds east, a distance of 40 feet, thence southeasterly on a line north 49 degrees 43 minutes 00 seconds west, it distance of 82.75 feet; thence northeasterly on a line 40 degrees 17 minutes 00 seconds a distance of40 g feet to the True Point Of Beginning. All as shown on the drawing attached and labeled "Exhibit A"• EXCISE TAX NOT pEO uMED tn` tarp C�• p,,,ds ayisian rr# N N 8 V4 Subject to the following terms and conditions: I. The Grantee shall construct and maintain asphalt surface paving for that portion of the easement area used for vehiculat access to the Grantee's property. Such surfacing shall be of appropriate design and specification for vehicles utilizing Grantee's property. 2. The Grantee shall at no time interfere with the City's access to and over said easement area. No building of structure shall be placed on the easement area. 4. The Grantee agrees that neither it, nor its contractors or agents, will store, damp, or bury any hazardous substances, flammable materials, or inoperable vehicles on the casement arts, and further agrees to observe all eavirownemal laws and regulations of the State of Washington and the City of Tukwila, or any other governmental subdivision having regulatory authority aver such activities on the premises. 5. The Grantee agrees to protect and save hamiless the City of Tukwila from all claims, actions or damages or every kind and description which may accrue from or be suffered by reason of the Grantee's use of the above described easement, or the performance of any work in connection with such use. 6. In the event the easement herein granted be abandoned by the Grantee, its successor and assign, this easement shall terminate and revert to the City, its successor or assign. IN WITNESSEPH WHEREOF, The City of Tukwila has caused time proenp to be ex ed by the Mayor of Tukwila thercunto duly authorized on this._day of (��qti S.iy 1997. CITY OF TUKWILA Grantee: a municipal corporation By: Jo W. Rents M or, City of Tukwila By:,,r7i Gemld*f. MrLpis STATE OF WASH NGTON) County of King ) as. On this i `"day of 1997, before me the undersigned, a Notary public in and for the State of WasIhingtion, duly commissioned and sworn, personalty appeared TOhn W. Rants, to be known to be the Mayor of CI'i'Y OF . TLICWILA, the municipal corporation that executed the foregoing.Fasement and acknowledged the said Easemant to he the free and voluntary act and deed of said municipal mrporatim for the uses and purposes therein mentioned, and on oath stated � that he is authorized to execute the said Basement. WiTNEM my hand and official seal hereto affixed the day and year first above written. _ e � ' '• �7F#1*' '� � NOTAR ] iC in and r the State of Washingtory residing at '�f 1i1►`w� Commission tixpires: STATE OF WASHINGTON) County of king ) as. r1 this rr� _ day of _.,1997, before me the undersigned, a Notary Public in and for the State of Washington, duly commissioned and swam, personallyappearedg-AuZLs to be known to be the individual described in and who executed the foregoing Easement and acknowledged to me that he signed and sealed the said Easement as his free and voluntary act and deed for the uses and purposed therein mentioned. WITNESS my hand and official seal hereto affixed the day and year first above written. p7 i yt�4 ; NCiARY PUBLIC in and for the State f Washington, residing at o� �,.p.l... Name as Commissioned: -,Fe Commission Expires: s- If at•MASN�P .{ M• I O—WI �il Ida AM,.W 1114-ris CV10L SP26 Uri 12 �, - yob ax NO �A V M 0 10 it H m L'i w cc N2-. 'j � � 9 ;E < Cl- 01 CL 3 cy CITY OF TUI(WILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX.• (206) 431-3665 E-mail. planning(anTulcivilaWA.gov DESIGN REVIEW - PUBLIC HEADING Planner: File Number: a U Application Complete Date: Project File Number: (_l Application Incomplete Date: Other File Numbers: ­_-�>R p::� I n — n 1 tl � V NAME OF PROJECT/DEVELOPMENT: LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. LISTALL TAXLOTNUMBERS (this information may be found on your tax statement). TL/2IA.•/jirALr 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: Addre,, Phone: E-mail Signati HALend Use Applications in PDRDesign Review -Public Hearing-Jan20I Ldoc CITY OF TUKr'VILA Department of Community Development 6300 Southcenter Boulevord, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX.- (206) 431-3665 E-mail: lanningfa�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: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, en inee s contractors ractors or other representatives the right to enter upon Owner's real property, located at d ?j A�ace for the purpose of application review, for the limited time necessary to e omlete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at Qr--A l 0 /— (city), ks20 1 Z 1ltutttll��ii�,i � � c-DJ. Puo��C' 'O2 OFtwtN(5"N On this day personally appeared before me W)f� �[,Q�(_ o me known to be the individual who executed the foregoing instrument and acknowledged that h /she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS RV DAY OF We, 20� /71eeN,&Ae-., rr 3 F--(-I , 17F-- NOTARY PUBLI in and for the State of Washington residing at Q ©EGA D 3 2012) My Commission expires on /o — / -14 C07"E:uMirt @EEVZ1OP �M�dT HA and Use Applications hi PDRDesign Review -Public Hearing-1v,201 Ldoc LEGAL DESCRIPTIONS: THE NORHWESTERLY 52.75 FEET OF THE SOUTHEASTERLY 145 FEET OF LOT 15, FOSTORIA GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 9 OF PLATS, PAGE(S) 95, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THE NORTHEASTERLY 282.25 FEET IN WIDTH OF SAID LOT 15; EXCEPT THE SOUTHEASTERLY 30 FEET IN WIDTH OF THE NORTHEASTERLY 282.12 FEET OF SAID NORTHWESTERLY 127 FEET IN WIDTH.. TAX ASSESSOR'S PARCEL NO. 261320-0045 uj cl-4 ce.� Z LL : w w �o a F , City of Tukwila 6300 Southcenter Blvd. ,...�.r-. Suite 100 Tukwila, Wa 98188 DEC 13 20121 COMMUNITY DEVELOPkF24T Attn: Brandon Miles Re: 4501 Public works permit PW07-082 and vault permit D07-36 The water main and fire hydrant improvements were installed per the approved plans and inspected by City forces. The mainline valve for the FDC is in but the connection will not be made until the building is under construction. The storm drainage system, including the detention vault, was installed per the approved plans and inspected by City forces. The special inspection reports for the vault are attached.. The stream buffer mitigation was installed per the approved plans and accepted by the City to begin it's monitoring period. The site grading and paving are complete from the front of the building to South 1341h PL. The site grading to the back of the building is substantially complete and the drainage is in. It was not paved in order to leave a work area for building construction. The landscaping is not installed. There is an existing 8" sanitary sewer main that extends from S 1341h PI to a manhole just in front of the proposed building. Sincerely Wayne Jones ddKrazan & ASSOCIATES, INC. GEOTECHNICAL ENGINEERING •ENVIRONMENTAL ENGINEERING CONSTRUCTION TESTING & INSPECTION May 5, 2008 Mr. Wayne Jones Lakeridge Development PO Box 146 Renton, WA 98057 RE: Special Inspection 4501 Detention Vault Project Tukwila, WA Dear Mr. Jones, KA No. 066-08088 Pennit No. D07-366 In accordance with your request and authorization, our finn performed special inspections for the above - referenced project. The inspections were performed by our inspectors from April 29 through April 30, 2008. Copies of our inspector's field reports are attached. Unless otherwise indicated, the structural activities noted on the attached daily field reports were in accordance with the approved project plans and specifications. A guarantee that the contractor has necessarily constructed the structure in full accord with the plans and specifications is neither intended nor implied. If you have any questions, or if we can be of further assistance, please do not hesitate to contact our office at (253) 939-2500. Respectfully submitted, KRAZAN & ASSOCIATES, INC Kathryn E. Gordon Project Manager Puyallup Division CC: City of Tukwila Offices Serving The Western United States 922 Valley Avenue NW Suite 101 • Puyallup, Washington 93371 0 (253) 939-2500 < f ax: (253) 939-2556 en nm lie�1('azan FIELD SrASSOCIATES,INC. REPORT NO.: 08088-uFR-042898-JP-I GEOTECHNICAL ENGINEERING ENVIRONMENTAL ENGINEERING CONSTRUCTION TESTING AND INSPECTION DATE: 4-2q-08 CONTRACTOR: LAKERIDGE DEVELOPMENT PROJECT M s00666-08088 PERMIT NO: D 07-366 PROJECT: 1___M b'T l -� o) "l' a&t'TNSPECTOR: JOANTHAN PINK LOCATION: 4501 SOUTH 134TIl PLACE JURISDICTION: CITY OF TUKWILA KRAZAN PROJECT MANAGER: KEG WEATHER: PARTLY CLOUDY TEMP: 46F TO 55F SPECIAL INSPECTION OF REINFOREMENT STEEL FOR CONCERTE FOOTINGS. On site as requested b the contractor for special inspection of reinforcement steel of concrete footings. Reviewed the approved plans with the contractor. Viewed sheets 51, S2, S5, and S6. Contractor was reaciy for reinforcement steel Ins ecuUI l Ut tl l� tUUw 1 . — 1 — I —„—„ -••• Reinforcement steel was inspected and found to be in place as shown on the approved drawings. The --t har siip har gradp. lao sollce. and cover was used. Contractor hopes to place concrete tomorrow Ef quipment/Asset , mber(s): To the best of my knowledge, the above WAS / WAS NOT ❑ performed in accordance with the appros, specificallons, and egu alo requiremei tli SuperintendenVRepreseniative: Technician: I JONATHAN PINK Offices Serving the YVestern United States I U Farm I501 r.2 Eft'eelive Dale: 12-20-07 The information provided on this report is prepared for the exclusive use ol'the client. This report may not be reproduced in any I'onnm without the written permissi-n ofthe client and Knaan & Associates. FIELD QK'azan &ASSOCI ATE., INC. REPORT NO.: 80831�)GRO43008-gn GEOTECHNICAL ENGINEERING • ENVIRONMENTAL ENGINEERING CONSTRUCTION TESTING AND INSPECTION DATE: 4-30-08 CONTRACTOR: Lakeridge Development PROJECT #: 066-08088 PERMIT NO: D 07-366 PROJECT: 4501 Detention Vault INSPECTOR: G. Naill LOCATION: 4501 S. 134" PI. JURISDICTION: City of Takwlla KRAZAN PROJECT MANAGER: K.E.G. WEATHER: Partly Cloudy TEMP: 45 F Reinforced Concrete Placement _Arrived on site as requested by the contractor to perform reinforced concrete placement inspection in conformance to project plans and specs. I) Met with the contractor to verify inspection and review plans and specs and previous reports. 2) Review of reports revealed that the reinforcing steel has been previously inspected and accepted as in conformance to plans and specs on 4-28-08 report # 8088042808-jp-1. 3) Monitored placement of 94 cubic yards of Miles concrete mix ID# 0155A. Concrete was placed by boom pump and mechanically consolidated by high frequency vibration. 4) Verified clearances have been maintained before and during placement of concrete. 5) Sampled concrete at 14 cubic yards of 94 cubic yards placed and cast 1 set of (4) 4x8 test cylinders for compressive testing. Reference report 8088CR043008-gn for test data. Equipment/Asset Number(s): To the best of my knowledge, the above WAS Z f WAS NOT ❑ performed in accordance with the approved plans, specifications, and regulatory reclulremoi(g1 Superintendent/Representative: Technician George Naill _ Offices Serving the Western United States Foml 1101 r.2 Effective Date; 12-20-07 Th, lnfnmrmion provided on this repmI is prepared far the ercclusive use of the client. This report may not be reproduced in any Inmmt •withnnl the •sa;uen permission ofthe client and Krazan & Associates. =Q--- & ASSOCIATES, INC. GEOTECHNICAL ENGINEERING • ENVIRONMENTAL ENGINEERING CONSTRUCTION TESTING & INSPECTION May 13, 2008 KA No. 066-08088 Permit No. D07-366 Mr. Wayne Jones Lakeridge Development PO Box 146 Renton, WA 98057 RE: In Process Inspection Report 4501 Detention Vault Project Tukwila, WA Dear Mr. Jones, Enclosed are copies of the compressive strength test results regarding the above referenced project. If you have any questions, or if we can be of further assistance, please do not hesitate to contact our office at (253) 939-2500. Respectfully submitted, KRAZAN & ASSOCIATES, INC Kathryn E. Gordon Project Manager Puyallup Division CC: City of Tukwila Offices Serving The Western United States 922 Valley A-1-NW Suite 101 • Puynllup, Washington 95371 > (253) 939-2500 • Fas: (253) 939-2556 09088 -A —plmm t%raZan & Associates, Inc. %eZ valley Avenue NW, SUlte 1g1, NUyailup, WA, 8tS311, (Zbs) 839-ZUUU Project No. 066-08088 Cyl. Code 80554 Pour Date 4/30/2008 Report No. 8088CR043003-gn weather Partly Cloudy Jurisdiction City of Tukwila Permit No. D07-366 Project 4501 Detention Vault Project Engineer Location 4501 S. 134th Place Tukwila Architect Client Lakeridge Development contractor Lakeridge Development Field Data CYLINDER REPORT Concrete X Other Supplier Mlles Plant No. 201 Site Mix Mix Air Unit Slump Temp. Temp. Wt. Time Truck# Ticket# % Air (in.) (F) (F) (pcf) 8:40am 92 205064 4 65 45 Placement Area Location SOG with thickened footings. Remarks Concrete placed by boom pump and mechanically consolidated by H-F vib. Sampled at 14 cubic yards. Please refer to field report #8088DFR043008-gn Inspector George Naill Reported Balch Data Design Actual Weights Weights Mix No. 0155A 0155A Cam. lbs. 517 516 F. Ash lbs. C. agg. lbs. 1 1860 1868 C. agg. lbs. 2 C. agg. lbs. 3 Sand lbs. 1370 1440 Water lbs. 254 239 Air Ent. (oz) 4.5oz 4.5oz Other toz) Other(oz) Other(oz) Other(oz) Water Added on Job (gals.) 0 Field Test Methods ASTM C143 ASTM C138 ASTM C1064 ASTM C173 ASTM C31 ASTM C172 OTHER ASTM C231 Laboratory Data Design Strength 3,000 @ 28 days Date Specimens Rec'd. Cyl. Test Field Max. Comp. Tested Break Laboratory Code Date Cure Age Dim. Area C.F. Load Str. (psi) Set # By Type Test Methods 80554-1 5/7/2008 7 4.009 12.62 48210 3,820 1 MT X ASTM C39 80554-2 5/28/2008 28 1 ASTM C109 80554-3 5/28/2008 28 1 ASTM C617 80554-4 H 1 X ASTM C1231 80554-5 ASTM C780 80554-6 Other 80554-7 80554-7 Test Results Remarks Conforming Results Reviewed By ?up Date Reviewed Non -Conforming Codes for Break Types: 1: Cone 2: Cone & Split 3: Cone & Shear 4: Shear 5: Columnar (Split) Measurement Uncertainties: ASTM C-39+/-8% erce�.ome snaw n,.mm�.�w.w=wwa�ui. �cm i.wanym ra ino..n��u:e onm mw, me rewn�..y�m�opmucm Y,. & ASSOCIATES, INC. GEOTECHNICAL ENGINEERING • ENVIRONMENTAL ENGINEERING CONSTRUCTION TESTING &INSPECTION June 20,2008 Mr. Wayne Jones Lakeridge Development PO Box 146 Renton, WA 98057 RE: In Process Inspection Report 4501 Detention Vault Project Tukwila, WA Dear Mr. Jones, KA No. 066-08088 Permit No. D07-366 Enclosed are copies of the compressive strength test results regarding the above referenced project. If you have any questions, or if we can be of further assistance, please do not hesitate to contact our office at (253) 939-2500. Respectfully submitted, KRAZAN & ASSOCIATES, INC Kathryn E. Gordon Project Manager Puyallup Division CC: City of Tukwila Offices Serving The Western United States 922 Valley Avenue NW Suite 101 • Puyallup, Washington 98371 • (253) 939-2500 • Fax: (253) 939-2556 ON98 Break T—plale Carr «naauuraaoo, I.— acc varrey Nverlue rv, v, oulle lu I, ruyanup, vv H, yOay r, k/aa) lay-couu Project No. 066-08088 Cyl. Code 80667 Pour Date 5/19/2008 Report No. 21259 Weather Sunny Jurisdiction City of Tukwila Permit No. D07-366 Project 4501 Detention Vault Project Engineer Location 4501 S. 134th Place Tukwila Architect client Lakeridge Development contractor Lakeridge Development Concrete X Other Supplier Mlles Time Truck# Ticket# 8:45am M019 206161 Placement Area Location Detention vault walls Plant No. 201 Site Mix Mix Air Unit Slump Temp. Temp. Wt. Air (in.) (F) (F) (pc0 4.8 4 77 75 Reported Batch Data Design Actual Weights Weights Mix No. 0155A 0155A Cem.lbs. 617 517 F. Ash lbs. C. agg. lbs. 1 1860 1861 C. agg. lbs. 2 C. agg. lbs, 3 Sand lbs. 1370 1418 Water lbs. 254 189 Air Ent. (oz) 4.8 4.8 Admixture 4.7oz 4.6 Other(oz) Other(oz) Other(oz) Water Added on Job(gals.) 10 Field Test Methods X ASTM C143 ASTM C138 X ASTM C1064 ASTM C173 X ASTM C31 ASTM C172 OTHER ASTM C231 Laboratory Data Design Strength 3,000 @ 28 days Date Specimens Rec'd. Cyl. Test Field Max. Comp. Tested Break Laboratory Code Date Cure Age Dim. Area C.F. Load Str. (psi) Set # By Type Test Methods 80667-1 5/27/2008 7 4.011 12.64 45960 3,640 TN X ASTM C39 80667-2 6/17/2008 28 4.012 12.64 55875 4,420 MT ASTM C109 80667-3 6/17/2008 28 4.012 12.64 61320 4,850 MT ASTM C617 80667-4 H X ASTM C1231 80667-5 ASTM C780 80667-6 Other 80667-7 80667-7 Test Results Remarks X Conforming Results Reviewed ByT Date Reviewed Non -Conforming Codes for Break Types: 1: Cone 2: Cone & Split 3: Cone & Shear 4: Shear 5: Columnar (Split) Measurement Uncertainties: ASTMC-39+/-8% Polm OJ101 fteNabni ERWNo sale W12w Tho �Wilnelbn pmveM enlhLL ropoe la preparaE for Na aclusNe iue ollhe aeM. Thblepoft meyrcl ha repoEuceENeny to I<-azan &ASSOCIATES, INC. GEOTECHNICAL ENGINEERING . ENVIRONMENTAL ENGINEERING CONSTRUCTION TESTING & INSPECTION July 21, 2008 Mr. Wayne Jones Lakeridge Development PO Box 146 Renton, WA 98057 RE: In Process Inspection Report 4501 Detention Vault Project Tukwila, WA Dear Mr. Jones, KA No. 066-08088 Permit No. D07-366 Enclosed are copies of the compressive strength test results regarding the above referenced project. If you have any questions, or if we can be of further assistance, please do not hesitate to contact our office at (253) 939-2500. Respectfully submitted, Ifl2AZAN & ASSOCIATES, INC JY�607t04� Kathryn E. Gordon Project Manager Puyallup Division CC: City of Tukwila Offices Serving The Western United States 922 Valley Avenue NW Suite 101 . Puyallup, Washington 98371 . (253) 939-2500. F&c: (253) 939-2556 U088 arcek T-pl- r away .. ruyauup, v.., aoo] i, 1<vu) aoa-couu Project No. 066-08088 Cyl. Code 81015 Pour Date 7/8/2008 Report No. 8088CR070808-bt1 Weather Clear Jurisdiction City of Tukwila Permit No. D07-366 Project 4501 Detention Vault Project Engineer Location 4501 S. 134th Place Tukwila Architect client Lakeridge Development contractor Lakeridge Development Field Data CYLINDER REPORT Concrete X Other Supplier Mlles Plant No. 201 Site Mix Mix Air Unit Slump Temp. Temp. wt. Time Truck# Ticket # % Air (in.) (F) (F) (pcf) 8:40am 134 208993 6 69 55 Placement Area Location Concrete was placed around the outside perimeter of vault. Remarks Placed by pump truck and conslidated w HF vibrator. Please refer to field report #8088DFR070808bt. Inspector Benjamin I hompson Reported Batch Data Design Actual Weights Weights Mix No. 0160A Cem.lbs. 564 562 F. Ash lbs. C. agg. tbs. 1 1860 1880 C. agg. tbs. 2 C. agg. lbs. 3 Sand lbs. 1270 1309 Water lbs. 362 1343 Air Ent. (oz) MBAE90 3.85oz 3.9oz Other(oz) Other(oz) Other(oz) Water Added on Job(gals.) Field Test Methods ASTM C143 ASTM C138 ASTM C1064 ASTM C173 ASTM C31 ASTM C172 OTHER ASTM C231 Laboratory Data Design Strength 4,000 @ 28 days Date Specimens Rec'd. Cyl. Test Field Max. Comp. Tested Break Laboratory Code Date Cure Age Dim. Area C.F. Load Str. (psi) Set # By Type Test Methods 81015-1 7/15/2008 7 4.015 12.66 49895 3.940 1 MT 4 X ASTM C39 81015-2 8/5/2008 28 1 ASTM C109 81015-3 8/5/2008 28 1 ASTM C617 81015-4 H 1 X ASTM C1231 81015-5 ASTM C780 81015-6 Other 81015-7 81015-7 Test Results Remarks Conforming Results Reviewed By K6& Date Reviewed Non -Conforming Codes for Break Types: 1: Cone 2: Cone & Split 3: Cone & Shear 4: Shear 5: Columnar (Split) Measurement Uncertainties: ASTM C-39+/-8% Fo m 00101 ReWbn] EMMNe eels W1201 ru.InkrmellanpmMeQen lOV npeRbpnpereE la lFo utdueNe oseo111w fdoN. TlJe npwl meY mt Oe rapoEvadln ury larval wtlMNllwwetl�en permiubn olUw AvN aM l4exen6Paarb o" vauay .+vmrun rvvr, Dunn ry r, ruym, up, rv., aom r, to l aua-aoou Proj9ct No. 066-08088 Cyl. Code 81013 Pour Date 7/8/2008 Report No. 8088CR00808-M2 Weather Clear Jurisdiction City of Tukwila Permit No. D07-366 Project 4501 Detention Vault Project Engineer Location 4501 S. 134th Place Tukwila Architect Client Lakeridge Development Contractor Lakeridge Development Field Data CYLINDER REPORT I Concrete X Other wDlier Miles Time Truck# Ticket # 9:16am 19 126928 Location Seam of panels Plant No. 203 Site Mix Mix Air Unit Slump Temp. Temp. WL Air (In.) (F) (F) (pcf) 8 76 55 Reported Batch Data Design Actual Weights Weights Mix No. 10650 Cam. lbs. 940 937 F. Ash lbs. C. agg. lbs. 1 C. agg. tbs. 2 C. agg. lbs. 3 sand lbs. 2660 2708 Water lbs. 413 408 Air Ent. (oz) MB100XR 47oz 46.6oz Other (oz) Other (oz) Other(oz) Water Added on Job (gals.) 25 Field Test Methods Remarks Placed by pump truck, consolidated by HF vibrator. Please ASTM C143 ASTM C138 refer to field report 48088DFR070808bt. ASTM C1064 ASTM C173 ASTM C31 ASTM C172 OTHER ASTM C231 Inspector Benjamin Thompson Laboratory Data Design Strength 4,000 @ 28 days Date Specimens Rec'd. Cyl. Test Field Max. Comp. Tested Break Laboratory Code Date Cure Age Dim. Area C.F. Load Sir. (psi) Set # By Type Test Methods ASTM C39 81013-1 7/15/2008 7 2.004 3.15 9380 2,980 1 MT 81013-2 8/5/2008 28 1 ASTM C109 81013-3 8/5/2008 28 1 ASTM C617 81013-4 H ) 1 X ASTM C1231 81013-5 ASTM C780 81013-6 X ASTM C1019 81013-7 81013-7 Test Results Remarks Conforming Results Reviewed By nC/((II Date Reviewed ll� Non -Conforming Codes for Break Types:1: Cone 2: Cone & Split 3: Cone & Shear 4: Shear 5: Columnar (Split) Measurement Uncertainties: ASTM C-39 +/- 8% Fam, O]ln1 Eff- Effodlreeats frt}/Qr rn. mmm�.ne.a�+vw..in�.,.wnvaeFvr m.u. «e..N..e.erm. m.m. rnanwnm.rrotmnw.nu�amdn m�.i.eiwn v,. wxwn w.n�orm. r,.m. FIELD REPORT Cornerstone Project: Geoteehnieal Inc. owner: 17625130th Avenue NE C102 Location: Woodinville, WA 98072 Weather: Purpose of Phone:425-844-1977 Visit: Fax: 425.844-1987 Commercial Bulding Lakeridge Development Tukwila Sunny/Cool Subgrade evaluation for detention vault Pile No.: 2113.1 Date: 2008-04-09 Report No: I Page: 1 of 1 By: CPC I met Wayne Jones on site to evaluate the subgrade of the detention vault located in the northeastern portion of the site. At the time of my visit, the vault excavation was approximately one-third to one-half completed. The soils overlying the vault were observed in the sides of the excavation. We observed fill overlying peat overlying soft to medium stiff silts and organic silts. The silts appeared to be native valley alluvium deposits. Some ground water seepage was occurring. This was being routed around the periphery of the excavation to a sump located about midway along the northeast side of the excavation. The bottom of the excavation was probed using a half inch diameter steel probe rod. The soils were easily probed at first but meeting refusal at about 1 to 2 feet deep. This refusal was more friction than hard end bearing. The underlying native soils have had an overburden weight in excess of the weight of the vault removed. Therefore, there will be a total net negative total weight on the soft soils after the vault is completed. This means that the underlying soft soils have been consolidated under more weight than what the vault will weigh. This should reduce post construction settlements, There will be some new higher loads due to the fact that the foundations will carry load from the vault roof and overlying fill to more concentrated areas. Therefore, some settlement of the underlying soils may occur, I discussed this with Wayne and he indicated that there are large interior foundations that will take much of this load which will spread the overall loading out. We also discussed that the walls of the vault will act as a beam and ]yelp transfer settlement around to reduce differential settlement. Another concern is the disturbance of the underlying soils due to construction traffic. The result is that we recommended at least 2 feet of overexcavation under the foundations to spread the load out and reduce differential settlement. This will also protect the subgrade from disturbance, in our opinion the subgrade prepared as described should provide the support of the vault. The backfill is expected to consist of crushed concrete or similar product. Wayne called me a few days later and informed me that the southeastern portion of the excavation encountered dense hard material. He stated that they overexcavated this area 1 foot only to provide protection against disturbance, This in our opinion should bo sufficient. Attachment: Signed:' Distribution: IW...� mo 4 ry.r•+s W.w TYPE - A SITE FIXTURE 30 OPTICAL HEIGHT mn+m ever anti or°�i avay..�n� a.s rio �v rs u.ne mnm ar+ r anon us �wrwr is 4 �r.�+4 w.w TYPE - B SITE FIXIURF 25' OPTICAL HEIGHT -A41 °44' 57"E °— TYPE - C SITE FIXTURE W OPTICAL HEIGHT ..... .................- 1 ti FlXTUR i F — — — — — 0.5 FC / IrE CE / i 5C. 253.45' �..�rwr (tA 4 ryYrd NFw owroysw m°�iom vans ors.o snm °rr ru* uv ins I J .w ... �.. ,...e TYPE - D SITE FIXTURE 20 OPTICAL HEIGHT SITE LIGHTING PLAN 0 VI LGI V' � IN M N rn N N N M �0 0 N Ol < W f Q - N N < ^O O O 07 III O 3 W rA ~ t- U Q Z ¢ W J W W N Q CL Z w W W r, YQ Q Z O < o M J sheet SL- I N 140'-O" 52'-0- ////''��---�-���� VENTABLE wwwwS •I BED RM BED RM 215 214 212 CLOSET it 217 F a 212 WASHER to zt0 U DRYER 211 10° BATH h 209 I io O DINE _ 208 ® - KITCHEN DN 1 N 2m o ° 1 COAT 206 2os MEN 205 WOMEN 26'-0" 2a 204 26'-0' OFFICE / CONFERENCE 203 DECK ® O 202 _ ON I O OFFICE 202 " OFFICE 201 2wA 20'-0" 5'-O" N �1 rcn ItyoZ 9.1 evn c3pino9b 140'-0" 44'-0' S2'-0• 44'-0" 5-0' 20'-O' 12'-6' 9'-6' 16'-0' 10'-6' Y_6. 16'-0' 14'-0' 3,T.-0• 30-0' 15 0' 25'-0 25-0' -0' 20'-0' M38 PJ 8 I PJ i I I 115D o o � J ,0,E Pi Pi � V i I I I I I STAIR #2 O 117 _--_-_- ---- 1 Pi I - I - PJ o ? o TYP. HIGH I p m � N BAY WINDOW I I I 26'_0" ne WAREHOUSE 175 i WAREHOUSE Pi ® I I I 101 t5"(ri I PJ g TOUET MEN WOMEN c 109 108 c 1 8 I ,pp 8 - _ tO7 g® TYP. HIGH By WINDOW o I RI 1o'-r K c OFFICE OFFICE 'oo PJ ST R 114 110 110 104 °i 1a M PJ OFFICE OFFICE OFFICE OFFICE OFFICE113 •i 105 ® 111 103 05 ID 103 1 _ -mc OFFI CE OFFICE-- - 112 102 •j 0 0 113A 1,.E - B n - ------------------- I `s 10 8 ,OK 1 2 5'-0' 5'-0" 5'-0- , 2'[6 - 5' 0' 20'-0" 5' 20'-0" 5' D. 30 -0. 2r-6' 27'-6' '_p• 5'-0' 20'-0" 12'-B• 7_4• 25_0. 25'-0. 6'-6' 6,-0• 12,-0• 4'_0• 9_0' 5-6. OFFICE ROOM NAME SECOND FLOOR PLAN OO 113 ROOM NUMBER QD OCCUPANT LOAD - 24 ® OCCUPANT LOAD NORTH 12 FIRST FLOOR PLAN OCCUPANT LOAD - 40 D D J /:.1 SCUPPQt DETAIL SECTION Nrs NOTCH CONCRETE PANELS TOP OF COPING AT SCUPPERS TO REMAIN CONSTANT ELEVATION OPEN SLOPING OF ROOF BEYOND COPING SCUPPER 6* DI. PVC DOWNSPOUT Z SCUPPEJR DETAIL ELEVATION NTS RED SAF PRE -PRIMED HATCH (PANT BUILT-UP RoonNG EXTEND UP CURT AND UNDER HATCH COUNTER FLASHING 5/8- G.W.& EA. SIDE ON METAL STUDS (PROVIDE SOLID BUNG. 0 LADDER ANCHOR POINTS ROOF HATCH T N. T. S. BUILT-N COUNTER - FLASHING mawo,anvo Atw wwm flm 8.T IMI M333Et ROOF PLAN DOUBLEDONE FIBER(i.ASS IQ p TRANSLUCENT SXItlftlT NORTH EXTEND ROOF FG UP CURB AND UNDER COUNTER FLASHING TO PROVERD CANT To PROVIDE L£ p DRAINAGE ARWND AROUND , V CURB INSULATED CURB 00 FRAMING PER STRUCTURAL 13 �O� CRUSHED ROCK ?�\ 44115. 18 \ VICINITY MAP SITE PLAN 0 15' 30' 60' 90' T._30. M..npw a am 9.1 W4 natia0au APPROX. LOCATION -. EXISTING nPE HYDRANT . . 6 .. 4d 8 9 10 0 0 0 c c v 8 C c ; o U � o 0 C V U Z V WEI G� 0 Z 0 J Q m �7 w Z U oQ :�Q m�� O Y d Cn M N N N n N M to 0 N co < ul F - N N < N U m CD w 3 N • -j Z � r O ¢ n w CL w m N Ow J m 3 _ O i x n w W n CL U J Z� Z a M �O \.�72 �\ \ 00 LEGAL DESCRIPTIONS: THE NORHWESTERLY 52.75 FEET OF THE SOUTHEASTERLY 145 FEET OF LOT 15. FOSTORIA GARDEN TRACTS, ACCORDING TO THE PLAT THERECF RECORDED IN VOLUME 9 OF PLATS, PAGE(S) 95. RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THE NORTHEASTERLY 2EM25 FEET IN WIDTH OF SAID LOT 15. EXCEPT THE SOUTHEASTERLY 30 FEET IN WIDTH OF THE NORTHEASTERLY 28112 FEET OF SAID NORTHWESTERLY 127 FEET IN WIDTH.. TAX ASSESSOR'S PARCEL NO 261320-0045 GENERAL NOTES � WOE GATE sZ FOR ACCESS s� TYP. 2 LOCATIONS Ss S6 CRUSHED ROCK ss s2 65'-0. ss \ s I'n O 0 BK � Qti O �i A REWIRED HYDRANTS PER CITY ORDINANCE TO BE OPERATIONAL PRIOR TO COM- BUSTIBLE BUILDING MATERIALS DELIVERED TO SITE FIRE FLOW AS REQUIRED. HYDRANT LOCATIONS SHALL BE APPROVED BY FIRE DEPARTMENT. B. BUILDING ADDRESS AT AN APPROVED LOCATION WITH MINIMUM 12-INCH HIGH NUMBER IN CONTRASTING COLOR. C SPRINKLER SYSTEMS SHALL COMPLY WITH NFPA AND BE APPROVED BY FIRE DEPARTMENT AND IBC. QUICK RESPONSE HEADS PER EVACUATION ASSISTANCE AREA EXCEPTION. FOR BLDG SHELL AND OFFICE IMPROVEMENTS D. PORTABLE FIRE EXTINGUISHERS PER NFPA AND IBC IN CCNSTRUCTON SHACK PERMANENT EXTINGUISHER BY OWNER 0 3.000 SF. MAX AREA WITH 75' MAXIMUM TRAVEL DISTANCE. E. TENANT IMPROVEMENTS TO HAVE APPROVAL OF BUILDING/FIRE DEPARTMENT PRIOR TO CONSTRUCTION OR OCCUPANCY AND PER SEPARATE PERMIT. F. NO OCCUPANCY PRIOR TO ISSUANCE AND CERTIFICATE OF OCCUPANCY. G SPECIAL TEST LABORATORY INSPECTION REQUIRED FOR ALL SITE WELDING, HIGH STRENGTH BOLTING AND ALL STRUCTURAL CONCRETE H. SUSPENDED CEILINGS TO BE DESIGNED FOR EARTHQUAKE ZONE III, SUBMIT CALCS TO CITY AND ARCHITECT FOR APPROVAL (T.L) L CONTRACTOR TO VERIFY ALL DIMENSIONS DO NOT SCALE DRAWINGS ,L PROVIDE APPROVED MONITORED ALARM SYSTEM TO A SUPERVISED APPROVED CENTRAL STATION. K PROVIDE APPROVED HOSE STATIONS PER ORDINANCE g WSAB. L ALL CONCRETE WORK IN EXCESS OF 2000 PS SHALL BE INSPECTED BY TESTING M. POUR NO CONCRETE WHEN THE ANTICIPATED SITE TEMPERATURE WILL BE BELOW 34 DEGREES DURING THE FIRST 48 HOURS OF CURING N. THE CONTRACTOR SHALL CALL STRUCTURAL ENGINEER FOR FIELD INSPECTIONS PRIOR TO COVERING ROOF DECK. 0. IN THE EVENT OF FIELD ERROR OR OMISSICNS THE CONTRACTOR SHALL NOTIFY THE ARCHITECT AND MAKE NO REPAIRS WITHOUT HIS REVIEW. P. SOIL ENGINEER TO VERIFY SOIL BEARING PRIOR TO POURING OF FOOTINGS Q. SOIL ENGINEER TO INSPECT AND APPROVE BUILDING PAD AND FOOTINGS PRIOR TO POURING FLOCK R SOIL ENGINEER TO INSPECT AND APPROVE PAVING AREAS PRIOR TO PAVING S. CONTRACTOR SHALL COORDINATE THE WORK OF ALL TRADES TO AVOID INTERFERENCE BETWEEN DIVISIONS OF THE WORK T. CONTRACTOR TO PROVIDE ALL WORK SERVICES, AND MATERIALS NECESSARY TO CONSTRUCT A COMPLETE OPERATING FACILITY. U. THE CONTRACTOR SHALL APPLY AND SECURE ALL OCCUPANCY, SEWER, STORM, WATER, ELECTRICAL AND OTHER PERMITS EXCEPT BUILDING PERMIT. HE SHALL PAY ALL NECESSARY FEES AND POST BONDS REQUIRED. V. FUTURE TOILETS TO COMPLY NTH WASHINGTON STATE BARRIER FREE CODE W. ALL EXPOSED INSULATION SHALL MEET F.S. 25 REQUIREMENTS AND BLOKE DENSITY NOT TO EXCEED 450 WHEN TESTED N ACCORDANCE WITH UBC STANDARD NO. 8-1 K INSTALL ALL INSULATION ONLY AFTER MOISTURE CONTENT ON ALL MEMBERS IS LESS THAN 15X PROVIDE TESTING LAB REPORTS VERIFYING TESTING TO THE CITY AND TO THE ARCHITECTS OFFICE (INTERIOR ONLY) Y. ALL WALKING SURFACE SLOPES IN DIRECTION OF TRAVEL FOR HANDICAP ACCESS TO BE 1:20 OR LESS EXCEPT 1:12 WHERE HANDRAILS ARE USED. (EXCEPT AS NOTED) CIA 1o,A AP NEW 8' HIGH CHAIN LINK SECURITY FENCE (DARK GREEN) -AC PAVING 150"-0' ----65-0---- FIRE TRUCK TURN -A -ROUND o µ. -_ FlP.E FIRE LANE HYDRANT PROJECT DESCRIPTION CONSTRUCT A TILT -UP CONCRETE BUILDING OF 14,OD0 S.F. FOOT PRINT ON A SITE OF 101,512 SF. PROJECT TO INCLUDE FULL SITE DEVELOPMENT (UTILITIES AND LANDSCAPING). AND BUILDING WTH A 4,666 SF MEZZANINE / SECOND FLOOR. BUILDING SHELL ONLY WTH TENANT IMPROVEMENT AS SEPARATE PERMIT. DEFERRED SUBMITTAL LIST 1. MECHANICAL - BY WASH. STATE LICENSED ENGINEER ROOF TOP EQUIPMENT TO BE SCREENED FROM VIEW. COORDINATE NTH ARCHITECT BEFORE PERMIT SUBMITTAL 2. Er'CTRIC,AL - BY WASH. STATE LICENSED ENGINEER 3 FIRE SPRINKLER - BY WASH. STATE LICENSED ENGINEER 4. SMOKE DETECTORS AND MONITORING 5. ENGINEER STAMPED TRUSS DRAWNGS 6. ROOF HATCH, METAL LADDER AND CAGE 7. AREAS OF EVACUATION ASSISTANCE - PROVIDE WICK RESPONSE SPRINKLER HEADS IN UEU OF AREAS OF EVACUATION ASSISTANCE TENANTS OR USER OF BUILDING TO PROVIDE WRITTEN LIFE SAFETY PLAN ACCEPTABLE TO BUILDING OWNER AND LOCAL BUILDING DEPARTMENT PRICK TO OCCUPANCY AND ISSUANCE OF CERTIFICATE OF OCCUPANCY FROM CITY. 8, EXTERIOR PRE -FAIL STEPS 9. ROOF MANUFACTURERS NAME, PRODUCT NAME AND NUMBER AND IC80 APPROVAL NUMBER - 10. CONCRETE DESIGN MILL SUBMITTAL DOCUMENTS FOR DEFERRED SUBMITTAL ITEMS SHALL BE SUBMITTED TO THE ARCHITECT OR ENGINEER OF RECORD, WHO SHALL REVIEW THEN AND FORWARD THEN BACK TO THE GENERAL CONTRACTOR WHO WILL DELIVER THEM TO THE BUILDING OFFICIAL NTH A NOTATICN INDICATING THAT THE DEFERRED SUBMITTAL DOCUMENTS RAVE BEEN REVIEWED AND THAT THEY HAVE BEEN FOUND TO BE IN GENERAL CONFORMANCE NTH THE DESIGN OF THE BUILDING THE DEFERRED SUBMITTAL ITEMS SHALL NOT BE INSTALLED UNTIL THEIR DESIGN AND SUBMITTAL DOCUMENTS HAVE BEEN APPROVED BY THE BUILDING OFFICIAL SPECIAL INSPECTIONS IN ADDITICN TO THE REGULAR INSPECTIONS, THE FOLLOWING ITEMS WILL AIM REWIRE SPECIAL INSPECTION IN ACCORDANCE NTH SEC 1701 OF THE UNIFORM BUILDING CODE SCILS COMPLIANCE PRIOR TO FOUNDATION INSPECTION STRUCTURAL CONCRETE OVER 25M PS FIELD WELDING HIGH -STRENGTH BOLTS EPDXY 1 j �6 •� APPROX. LOCATION EXISTING FIRE HYDRANT€€i 5' SIDEYARD SERVICEACK -. k �� i N 4/ 1.2 0 I a GPI 00 BU1 ZING mA0 C m p ` RETAINING C C L I GRADE A SL U0L� ,• ESA TH�H 15% 1SF F RI q }� WALL c T: \ 9'-0' ' TRANSFORMER 9'-0. 'N / " TYP.z ' m 3• 60' 8�„ -� 1 NEW ANT 'i c AC PAVING p • i 5 � m1C w>< � ^> 51DE YAR ji_O C%A � OR ' � N191 PER 1/AL. - •I !. r t€ I _....�--•--.� � 'r�l} P-¢ , _ s � of �� �a � � � � .�' � t F ��.(W��"� I �� fi " � _. - 1 }III 4AWQ A. ill GE G SW= YARD ± a 7 <.'. y` a� ,. • vs v @ t, PROJECT STATISTICS ZONING DI_`TRICT - C / L1 CONSTRUCPON TYPE 3B FIRE SPRINKLER - YES INTERNATIONAL BUILDING CODES - 2006 OCCUPANCY - S1 STORAGE AND B OFFICE OVERALL OCrUPANCY D FOR NON -SEPARATED USES. SITE AREA - 101,512 SF BUILDING AREA - 14,ODO SF (FIRST FLOOR) 4,666 SF (SECOND FLOOR) 18,666 SF (TOTAL) ALLOWABLE: BASE AREA = 19,000 SF PARKING (SPECULATIVE) SECOND FLOOR = 4,666 SF ® 3/1000 = 14 WAREHOUSE DECK = 14,000 SF ® 1/1000 = 14 28 PARKING STALLS REQUIRED, 28 SHOWN S SITE �:l i o T E, JOE 4. � t _ VICINITY MAP s 7p A SITE D 15' 30' 60' LIGHT FIXTURE SCHEDULE 12 FOOT POLE LIGHTS TO BE 'KIM BAR ARCHETYPE' COLOR TO BE BRONZE, WATTAGE AS SHOWN ON PLAN SEE SHEET C6 FOR FINISHED GRADING WALL PACK TO BE 'WP100 LUMUX' COLOR TO BE BRONZE, WATTAGE AS SHOWN ON PLAN INDEX TO THE DRAWINGS A1,1 ARCHITECTURAL SITE PLAN Cl COVER SHEET C2 EXISTING CONDITIONS C3 HORIZONTAL SITE PLAN C4 LE.S.C. PLAN C5 T.E.S.C. DETAILS AND NOTES CB GRADING / PAVING PLAN C7 CROSS SECTIONS C8 STORM DRAINAGE PLAN C9 STORM DRAIN PROFILES CID DETAILS AND NOTES C11 DETAILS AND NOTES 2 C12 WATER AND SANITARY SEWER PLAN C13 WATER AND SANITARY SEWER PROFILES C14 WATER AND SANITARY SEWER DETAILS L1 LANDSCAPE PLAN, DETAILS AND NOTES L2 IRRIGATION PLAN, DETAILS AND NOTES 1 MITIGATION PLAN AND NOTES 2 MITIGATION PLAN, SCHEDULES AND DETAILS 3 MrTIGATON NOTES A1.2 SITE DETAIL A2.1 FLOOR PLAN A2.2 ROOF PLAN AND DETAILS A3,1 ELEVATIONS A4.1 WALL SECTIONS A4.2 WALL SECTIONS A4.3 INTERIOR WALL SECTIONS A4.4 STAIR SECTIONS A5.1 DETAILS A5.2 DETAILS S1.1 GENERAL STRUCTURAL NOTES S1.2 GENERAL STRUCTURAL NOTES (CONT.) S2.1 FOUNDATION AND MEZZANINE PLAN S2.2 ROOF FRAMING PLAN S2.3 INTERIOR PANEL ELEVATIONS S2.4 INTERIOR PANEL ELEVATIONS S3.1 TYPICAL CONCRETE DETAILS S3.2 CONCRETE DETAILS S3.3 CONCRETE DETAILS S6.1 WOOD FRAMING DETAILS S6.2 WOOD FRAMING DETAILS 4501 BUILDING S. 134th STREET TUKWILA, WASHINGTON LAACS YY.LL.A . ASSOCIATSO ,30 lA.[SiDCT SCATIL[.,wA 95132 w 303 329 3433 SHEET A3.1 — 3-19-13 EAST ELEVATION a. SOUTH ELEVATION C how r I VNJ v —. -- --: Vol A r. co ;3:�- ..f. i` � Y� r %I ''��. ;✓' ,� ��! <f /l' ., `F / k,., rr .� � �� `�i I .�a t ' I b—rr t NORTH ELEVATION DOOR - PAINT FRAME - PAINT FRAMES SOUTH ELEVATION NORTH ELEVATION 0 0 c 0 z Q o � �w �C) ma �Q CD Ln d- cn �— M N. N . N N M 10 O N W r - N < N U O1 O , fD < m 3 a m W r N F U < Q W W W W J J r ' W W - O 2 N W UU QY Q Z ¢ O < M J < sheet A3 I s NORTH 0 15 30 60 90 SCALE: I" = 30' VICINITY MAP NOT TO SCALE APPLICANT: LAKERIDGE DEVELOPMENT ATTN: WAYNE JONES P.O. BOX 146 RENTON, WASHINGTON 98057 425-228-9750 CIVIL ENGINEER: DMP, INC. ATTN: MEL DALEY, P.E. 726 AUBURN WAY NORTH AUBURN, WASHINGTON 98002 253-333-2200 ENVIRONMENTAL CONSULTANT' J. S. JONES AND ASSOCIATES, INC. ATTN: JEFFERY S. JONES. PWS 402 EAST MAIN STREET, SUITE 110 AUBURN, WASHINGTON 98002 253-804-2645 LEGAL DESCRIPTION: 15 FOSTORIA GARDEN TRACTS BEGINNING NORTHEASTERLY CORNER OF TRACT 15 THENCE SOUTH 40'17'-00" WEST 272.12 FEET THENCE NORTH 49•-03'00" WEST 92.25 FEET THENCE SOUTH 40'-17'-00" WEST 10 FEET TO THE TRUE POINT OF BEGINNING THENCE CONTINUING SOUTH 40'-17'-00" WEST TO THE NORTHERLY MARGIN OF SOUTH 135TH STREET THENCE SOUTHWESTERLY ALONG SAID NORTHERLY MARGIN TO THE WEST MARGIN OF TRACT 15 THENCE NORTHEASTERLY ALONG SAID WEST MARGIN TO NORTHWEST CORNER OF TRACT 15 THENCE SOUTH 49-43'-00" EAST TO A POINT 175 FEET FROM NORTHEAST CORNER OF TRACT 15 THENCE SOUTH 40'-17'-00" EAST 282.12 FEET THENCE SOUTH 49°43'-00" EAST 82.75 FEET TO TRUE POINT OF BEGINNING. 4501 BUILDING - MITIGATION PLAN NE 1/4 OF SEC. 15, TWP. 23 N, RGE. 4 E, W.M. TAX PARCEL ID NO.: 261320-0045 EXISTING TREES Iro REMA1ro REGRADED ENAHNCEMENT AREA TO i5q GRADE 1SEE CI"IL ENGNEER1rvD PORE FOR DRADIRD, CONSTRUCTION NOTES: 1. SILT FENCE MUST BE INSTALLED PRIOR TO ANY MITIGATION ACTIVITIES TAKING PLACE 2. CLEARING OF INVASIVE VEGETATION SHALL ONLY OCCUR DURING PERIODS OF NO PERCIPITATION 3. REGRADING OF THE ENHANCEMENT AREA SHALL ONLY OCCUR DURING PERIODS OF NO PERCIPITATION 4. SILT FENCE WILL BE INSPECTED REGULARALY TO AVOID SEDIMENTATION OF STREAM CHANNEL 5. ALL AREAS CLEARED OF VEGETATION SHALL BE MULCHED TO MINIMIZE POTENTIAL EROSION 6. IF IT IS DETERMINED THAT EROSION CONTROL MEASURES HAVE FAILED, ALL MITIGATION ACTIVITIES MUST STOP UNTIL EROSION SITUTATION HAS BE RECTIFIED FIND 5/8" REBAR AND CAP "BR & H LS 22336" KEY: ® STREAM — — — — — — STREAM BUFFER — - — - — • — • — REDUCED STREAM BUFFER FOR ENHANCEMENT ENHANCEMENTAREA --ter—O SPLIT RAIL FENCE X— SILT FENCE IIJ I II111� e 5 ��OG o yy h Y L 444g QPS SPLIT RAIL FENCE U5 OEiAIL SHEET2OFJ) FN Tl� 16" BLUE ,PRUCE IIIIII 6-6" THUNDERCLOUD V PLUM TREES 25"t 0.1 �O 0 / EXISTING WOODY DEBRIS IN STREAM CHANNEL ON -SITE STREAM CHANNEL ENHANCEMENTAREA \ ENHANC EEEEn - 50-FOOT STREAM BUFFER (REDUCED FOR ER1wRCEIACNa 100-FOOT STREAM BUFFER D0. REDUIRED DY CODE) 1 4/19/07 LRE REVISED SITE PIN NO. DATE BY REVISION O `r'r30 �V) V U a 3 �i �i i � m O y V1 W w a SURVEY BY: DALEY-MoriROW-POBLElE, NO. 728 AU81R4 WAY NORTH PHONE (25}S�}} 21200D(FA%)jj3�2208 W H J W Q p iNO47.cc)W PLAN U J I 2o V) 7, U r 1� NORTH 0 5 10 20 30 SCALE: 1 ° = 101 PLANTING AND STAKING DETAIL OSTRANCEA SECURE TO TREE WITH M'O NU 40 b IO FARA iO PREVALILING 3•FI HEMLOCK/FIR STAKE DERTIVOE N 0 TREEWI SHu URSERTMANOS TApE !—\ _ • - / / TO RR 111ING WIELDPAPALLEL SB NTREAM\SkN\\\ \ \ -1 --- \42 \ 4501 BUILDING - MITIGATION PLAN NE 1/4 OF SEC. 15, TWP. 23 N, RGE. 4 E, W.M. TAX PARCEL ID NO.: 261320-0045 SPLIT RAIL FENCE DETAIL SILT FENCE DETAIL BUFFER GRASS SEEDING GRASS NAME SCIENTIFIC NAME PERCENTAGE BLUE WILDRYE ELYMUS GLAUCUS 60% MEADOW BARLEY HORDEUM BRACHYANTHERUM 30% TUFTED HAIRGRASS DESCHAMPSIA CAESPITOSA 10% APPLICATION RATE: 40 LBS PER ACRE TOTAL WETLAND AREA TO BE SEEDED: 0.1 ACRES ' TOTAL AMOUNT OF SEED NEEDED: 4 LEIS BROADCAST SEED APPLICATION BY HAND EXISTING WOODY DEBRIS IN STREAM CHANNEL STREAM SIGN DETAIL INSTALLniI­SIGN GNTNL No O THE STRFAAq SIGN SHALL bE POsl' AT1HB ENSI FOR BUFFER. SETBACK AREA OR SET BA TRACT AND THE BUILDING SETBACK AREA O ONE SIGN SKALL BE POSTEO PER LO EAR w ON.DR IE.—T HEOLOGESTPOI5 E iTHE AND OPOSEDDEVELOPMENT. SIGNS ALSO BE ATTACKED TOFENCES. a. be made to in from t of Dec) Date: PLANT SCHEDULE SYMBOL COMMON NAME SCIENTIFIC NAME Ott. SIZE BIG -LEAF MAPLE ACE. MACROPHYLLUM 10 4-6 FT i' RED ALDER ALNUS RUBRA 7 4-6 FT DOUGLAS FIR PSEUTOSUGA MENZIESII 10 4-6 FT WESTERN RED CEDAR THUJA PLICATA 7 4-6 FT VINE MAPLE ACER CIRCINATUM 10 3-4 FT OS OCEAN.PRAY HOLODISCUS DISCOLOR 25 1 GAL Ip OSOBERRY OEMLERIA CERASIFORMIS 25 1GAL SB SAIM.N.ERRY RUBUS SPECTABILIS 30 1 GAL SN SNOWBERRY SYMPHORICARPOS ALBUS 30 1GAL • WESTERN SWORD FERN POLYSTICHUM MUNITUM 50 1 GAL ■ KINNIKINNIK ARCHTOSTAPHYLOS UVA-URSI 10D 41NCH CUP - ON -SITE STREAM CHANNEL 76` SB SB S SN 0 \S SB N 1P —\ / IP IF, ` �•��' EXISTING CULVER • AN I• IP SN -. SB *�-- SN SN OS SB,S KEVi ■ 3OS OS IP ■0 O OS ,.` ® STREAM — — — — — — STREAM BUFFER P SB B ■ V Ip ' — • — • — • — • — REDUCED STREAM BUFFER FOR ENHANCEMENT IP --o .��+'� STREAM SIGN SB SB SB ■ • �� : / • �. o o SPLIT RAIL FENCE * SILT FENCE �������•1T�2�,*_ �r �- �t.A.ti" 4f EXISTINGVEGETATION i 4/19/07 LRE REVISEDSITE PLAN NO. DATE BY REVISION 01, LLI Q pp W c,.) LLI U JI 2 o U) � U) N 1.0 Executive Summary 1.1 Project Description: The applicant proposes to construct an office, warehouse, equipment maintenance, outside storage and a water remention vault on the subject property. The applicant proposes to reduce The required 100-foot buffer to 50 feet and enhance the remaining buffer area. 1.2 Baseline Information: The properly is 2.35 acres with a Type 2 watercourse located along the eastern edge of the property. The watercourse is within the roadside ditch for South 134th Street. During the site visit fry and a crayfish were observed in the watercourse. The on -site watercourse rates as a Type 2 watercourse. The City of Tukwila Municipal Code requires a 100-Coot buffer for Type 2 watercourses. 1.3 Buffer Reduction and Nlitigatfon: Section 18.45. 100.F. Lb ofthe City of Tukwila Municipal Code, allows reduction of a watercourse buffer if Iltere is no significant vegetation present and an enhancement plan is provided. There are 9 trees present in the existing buffer. The majority ofthese trees were planted as ornamentals for landscape purposes. The remaining buffer area is dominated by grasses, weeds, Himalayan blackberry and thistle. The applicant proposes to remove the grasses, weeds and invasive vegetation and replant the area with native trees, shrubs and groutufm ers. Native plant species will increase plant dh ersil wildlife habitat and prevent the establishment of invasive species. The Y• P P existing trees will remain in the buffer area. No impacts to the Type 2 watercourse are proposed. 2.0 Project Location The property is located at 4501 South 1341h Place in Tukwila Washington. P P Y B 3.0 Responsible Parties Applicant Lakeridg a Development P Attn: Wayne Jones P.O. Box 146 Renton Washington 98057 425-228-98057 Environmental Consultant Jeffery S. Jones Ceritified Professional Wetland Scientist J. S. Jones and Associates Inc. 35316 28th Avenue South Federal Way, Washington 98003 253 874-9598 4.0 Standards All work and materials shall conforn to City of Tukwila standards and specifications, and to the specifications and details shown on these plans. 5.0 City of Tukwila Contact Certain actions within this mitigation/restoration plan require inspection or approval by City of Tukwila staff. Requests for inspection/approval shall be coordinated through Sandra Whiting, Urban Environmentalist. 6.0 Contractor Information When it is available, contact information shall be provided to the City of Tukwila that includes names, addresses and phone numbers of personsffimts that will be responsible for grading the mitigation/restoration area, installing required plants, and performing required maintenance and monitoring. 7.0 Contractor's Qualifications Contractor/Landscape Installer must be experienced in mitigation and restoration work. The Pennittee shall provide that there is one person on the site at all times during work and installation who is thoroughly familiar wish the type of materials being installed and the best methods for their installation, and who hall direct all work beingperformed under theses specifications. This person s P P shall be experienced in installing native plant materials for welland mitigation or restoration projects, unless otherwise allowed by the Landscape Designer, Wetland Biologist and/or City of Tukwila staff. 8.0 Site Conditions The Permittee, Landscape Designer and/or Wetland Biologist shall immediately notify the City of Tukwila of any discrepancies between these plans and the site conditions. The locations of plants shown may be modified in the field by the Landscape Designer, Welland Biologist and/or City of Tukwila staff based on field conditions at the time oeplanting. Changes should be documented and as -built drawings submitted to the City of Tukwila upon request for formal construction approval. 9.0 Plants 9.1 Origin: Plant materials shall be Northwest native plants, nursery grown in the Puget Sound region of Washington. Dug plants may only he used upon approval of City of Tukwila staff. 9.2 Handling: Plants shall be handled so as to avoid all damage, including breaking, bruising, root damage, sunburn, drying, freezing or other injury. Plants must be covered during Transport. Plants shall not be bound with wire or rope in a manner that could damage branches. Protect plant roots with shade and wet soil in the time period between deliveryand installation. Do not lift container stock by trunks, stems, or tops. Do not remove from containers until ready to plant Water all plants as necessary to keep moisture levels appropriate to the species horticultural requirements. Plants shall not be allowed to dry out. All plants shall be watered thoroughly immediately upon installation. Soak all containerized plants thoroughly prior to installation. Bare root plants are subject to the following special requirements, and shall not be used unless planted between November I and March 1, and only with the permission of the Landscape Designer and City of Tukwila staff. Bare root plants must have enough fibrous root to insure plant survival. Roots must be covered at all times with mud and/or wet straw, moss, or other suitable packing material until time of installation. Plants whose roots have dried out from exposure will not be accepted at installation inspection. 4501 BUILDING - MITIGATION PLAN NE 1/4 OF SEC. 15, TWP. 23 N, RGE. 4 E, W.M. TAX PARCEL ID NO.: 261320-0045 9.3 Storage: Plants stored by the Permitter, for longer than one month prior to planting shall be planted in nursery rows, and treated in a manner suitable to that species horticultural requirements. Plants must be reinspected by the Wetland Biologist and/or Landscape Designer prior to installation. 9.4 Damaged Plants: Damaged, dried out, or otherwise mishandled plants will be rejected at installation inspection. All rejected plants shall be immediately removed from the site. 9.5 Plant Names: Plant names shall comply with those generally accepted in the native plant nursery trade. Any questions regarding plant species or variety shall be referred to the Landscape Designer, Welland Biologist or City of Tukwila staff. All plant materials shall be true to species and variety. 9.6 Plant Substitutions: Plant substitutions are not permitted without the permission of the Landscape Designer, Wetland Biologist and/or City of Tukwila staff. Snipe species substitutions of larger size do not require special permission. However, small plants often experience less transplant shock and adapt more quickly to site conditions, resulting in a higher success rate. As such, smaller plants will be approved as substitutions based on certain site -specific conditions (trees not less than I gallon size however). 9.7 Quality and Condition: Plants shall be normal in pattern ofgrowth, health well -branched vi orous with well -developed roots stems and free of r. g P r pests and diseases. Damaged, diseased pest -infested, scraped, bruised P g .P P > dried -out, burned, broken, or defective plants will be rejected. Plants with pruning wounds over I" in diameter will be rejected. 9.8 Roots: All plants shall be balled and burlapped or containerized, unless ex licit authorized b the Landscape Designer and/or Welland Biologist. P Y Y P b 8 Rootbound plants or B&B plants with damaged, cracked or loose rootballs P P g > (major damage) will be rejected. Immediately before installation, plants with minor root damage some broken and/or twisted must be root -pruned. Matted ( P or circling roots of containerized plantings must be pruned or straightened and the sides of the root ball must be roughened from to to bottom to a depth of 8 P P .approximately half and inch in two to four laces. Bare root plantings of wood PI Y P P g Y material is allowed onlywith permission from the Landscape Designer, Wetland P P g Biologist, and/or City of Tukwila staff. 9.9 Sizes: Plant sizes shall be the size indicated in the Larger plant schedule. Lar P 8 stock may be acceptable provided that it has not been cut back to sizes specified, Y P P P > and that the root ball is proportionate to the size of the plant. Smaller stock may P P P Y be acceptable, and under some circumstances perferable, based on site -specific conditions. Measurements caliper, branching and balling and burls in shall P 6 8 PP 8 conform to the American Standard of Nursery Stock by the American Assoiciation of Nurserymen (latest edition). 9.10 Form: Evergreen trees, if used, shall have single trunks and symmetrical, well -developed fort. Deciduous trees shall be single trunked unless specified P g P as multi -stem in the plant schedule. Shrubs shall have multiple stems and be P P • well -branched. 9.11 Planting: Planting shall be done in accordance with illustrated details in the mitigation/restoration plan set and accepted industry standards. 9.12 Timing of Planting: Unless otherwise approved by Citv of Tukwila staff, all planting shall occur between September 1 and March 31. Overall the earlier P g P plants go into the ground in the fall, the more time they have to adapt to the site and extend their root systems before the water demands of spring and summer. 9.13 Weeding: Existing and exotic vegetation in the mitigation and buffer areas will be hand weeded from around all newly installed plants at the time of installation and on routine basis through monitoring period. No chemical control of vegetation on any portion of the site is allowed without the written permission of City of Tukwila staff. 9.14 Soil Amendments: Unless otherwise specified and approved the City of Tukwila, organic matter (Cedar Grove Pure Compost or approved equal) will be incorporated into the planting pits. 9.15 Mulch: The soil surface surrounding all planting pit areas shall receive no less than 2" of medium bark mulch after planting. 9.16 Site Conditions: Contractor shall immediately notify the Landscape Designer and/or Wetland Biologist of drains a or soil conditions like) to be tat g g Y deteimmental to the growth or survival of plants. Planting operations shall not be conducted under the following conditions: freezing weather, when The ground is frozen, excessively +wet weather, excessively windy weather, or in excessive heat. 9.17 Plant Locations: Locations shall be as depicted in the approved plan set, The Landscape Designer and/or Wetland Biologist may change the locations of plantings shown on plans based on field conditions. 9.18 Planting in Pits: Planting pits shall be circular or square with vertical sides, and shall be 3" deeper and G' larger in diameter than the root ball of the plant. Break up the sides of the pit in compacted soils. Set plants upright in pits, as illustrated in planting detail. Burlap shall be remot ed from the planting pit. Backfrll shall be worked back into holes such that air pockets are removed without adversely compacting down soils. 9.19 Fertilizer: Slow release fertilizer may be used. Fertilizers shall be applied only at the base of plantings underneath the required covering of mulch (that does not make contact with stems of the plants). No fertilizers will be placed in planting holes. 9.20 Water: Plants shall be watered upon completion of backtilling. for spring plantings (if approved), a rim of earth shall be mounded around the base of the tree or shrub no closer than the drip line, or no less than 30" in diameter, except on steep slopes or in hollows, as illustrated in planting detail. Plants shall be watered a second time within 24-48 hours after installation. The earthen rim/dam should be leveled prior to The second growing season. 9.21 Staking: Most shrubs and many trees do not require any staking. If the plant can stand alone without staking in a moderate wind, do not use a slake. If the plant needs support, then strapping or webbing should be used as low as possible on the Inmk to loosely brace the tree with live stakes (see Planting Detail). Do not brace the tree tightly or too high on the trunk. If the tree is unable to sway, it will further lose the ability to support itself. As soon as supporting the plant becomes unnecessary, remove the stakes. All stakes must be removed within two (2) years of installation 9.22 Intermediate Inspections: All plants shall be inspected and approved by the Landscape Designer and/or Wetland Biologist prior to installation. Condition of roots of a random sample of plants will be inspected, as well as all aboveground growth on all plants. Roots of any bare root plants, if permitted for use, will be inspected. Plant material may be approved at the source, at the discretion of the Landscape Designer and/or Wetland Biologist, but all material must be re -inspected and approved on the site prior to installation. Plant locations shall also be inspected and approved prior to planting. 10.0 Grass Seeding Seeding is required as described in approved plans. 10.1 Timing: Seeding shall not take place until mulch has been applied. Contractor shall insure that areas to receive seed are clean of debris and that final grades are correct. Seeding shall be perforated after other Plant installation is complete. Seeding is the final step of the intiel installation; site shall be closed to all vehicles and foot traffic shall be minimized after seeding is complete. Seeding shall not take lace when the round is frozen or in wind P g P g Y weather. Seeds shall be hand broadcast or by mechanical hand powered spreader, with as even distribution as feasiable. Areas within 6"-12" of stems of installed plants shall not be seeded. 10.2 eed t\ ix: e specified native mix at rate ecific All seed materials S 1 Us p specified. A s shall be free of weed seeds or other foreign matter detrimental to plant growth. 8 P b NOTE: Seed mix should be ordered as early as possible to insure and adequate P 9 supply of specified native seed. 11.0 01aintcnance Maintenance shall be required twice earl in accordance with City of Tukwila q yearly Y guidelines and approved plans. 11.1 Survival: The Permitter, shall be responsible for the health of 100" o of all newt installed plants for one rowin season alley installation has been Y P g g accepted b City of Tukwila staff see Performance Standards). A growing P Y Y ( ) 6 8 season for these purposes is defined as occurring from spring to spring (March 15 to March 15, following year). For fall installation (ollen required), the growing season will begin the following spring. The Pennittee shall replace an S 8 B BP Y plants that are failing, weak defective in a manner ofgrowth, or dead during this P g� g g growing season as directed b the Landscape Designer, Wetland Biologist, 8 8 Y P gn g, and/or City of Tukwila staff. 11.2 Installation Timing for Replacement Plants: Replacement plants shall be installed between September 1 and March 31, unless otherwise determined by the Landscape Designer, Wetland Biologist, and/or City of Tukwila staff. 11.3 Duration and Extent: In order to achieve performance standards, the Pennittee shall have the mitigation/restoration area maintained for the duration of the monitoringperiod, 5 ears. Maintenance will include watering, P _Y S, weedingaround base of installed plants, pruning, replacement, restakin P > P g� P 8• removal of all classes of noxious tweeds (see Washington State Noxious Weeds List, WAC 16-750-005) as well as Himalayan blackberry, and any other measures needed to insure plant survival. All maintenance slmll be directed b P Y the Landscape Designer and/or Wetland Biologist. 11.4 Standards for Replacement Plants: Replacement plants shall meet the same standards for size and type as those specified for original installation unless otherwise directed by the Landscape Designer, Wetland Biologist, and/or City of Tukwila stall'. Replacement plants shall be inspected as described above for the original installation. 11.5 Replanting: Plants that have settled in their planting pill too deep, too shallow-, loose, or crooked shall be replanted as directed by the Landscape Designer, Wetland Biologist, and/or City of Tukwila staff. 11.6 Herbicides/Pesticides: Chemical controls shall not be used in the mitigation/restoration area, sensitive areas or their buffers. However, limited use of herbicides may be approve depending on site specific conditions, only if approved by City Ci of Tukwila staff. 11.7 Irrigation/Watering: Water shall be provided during the dry season (July 1-October 15) for the first two years after installation to ensure plant survival and establishment. Water should be provided b a temporary above round P Y i rY g irrigation system. Water should be applied at a rile of l" of water two limes a week for year 1 and 1" of water one time a week during year 2. 11.8 General: The Pemtittee shall include in general maintenance activities the replacement of any vandalized or damaged signs, habitat features, fences or other slnmtural component ofthe mitigation site. 12.0 Performance Standards - Plant Cover and Survival Plant survival and cover standards are established to measure mitigation success as follows: Performance Standards Year 1 Year 3 Year 5 Shmb and Sapling Tree Cofer* >10"% >25% >50% Shrub and Sapling Tree Survival 100% >85% >80"% Herbaceous Cover* >60% >80% >90"/0 Herbaceous Survival 100% >95% >80% *Includes beneficial native plants in that category that are naturally recruiting volunteers No more than 10% invasive cover during any monitoring event A minimum of 3 native trees, 4 native shrubs and l native groundcover will be established and thriving by the end of Year 5. 13.0 Monitoring Monitoring shall be conducted annually for 5 years in accordance with the approved mitigation/restoration monitoring plan. 13.1 Vegetation Monitoring: Sample points or transects will be established for vegetation monitoring, and pbolo-points established from which photos will be taken throughout the monitoring period. Linear transects are the preferred method for vegetation monitoring for this site. No less than one (1) 50-foot transect per 5,000 square feet of area will be established in the mitigation/restoration area. Permanent transect location(s) must be identified on mitigation/restoration site plans in the first monitoring report (they may be drown on approved ntitigalion/restomlion plans by hand). Plots located al the end of each transect shall detail herb, shrub, and tree aerial cover at radii of ]in, 5m, and 10m respectively, using the Braun-Blanquet releve method or other acceptable field method. Monitoring of vegetation transects shall occur annually between August 1 and September 30 (prior to leaf drop), unless otherwise specified. 15.2 Photopoints: No less than one (1) permanent photo point per 10,000 square feet of mitigation/restormion area will be established within the mitigation/restoration area. Photographs will be taken from these points to visually record the condition of the mitigation/restoration area. Pholos shall be taken annually between August I and September 30 (prior to leaf drop), unless otherwise specified. 15.3 Reports: Monitioring reports shall be submitted by December 31 of each year during the monitoring period. As applicable, monitoring reports must include description/dal. for: I. Site plan and location map ii. Historic description of project, including dale of installation, current year of monitoring, restatement of mitigation/restoration goals, and performance standards iii. Plant survival vigor, and aerial coverage from eve plant community g > g every Y (transect data), and explanation of monitoring methodology in the context of assessing performance standards iv. Site hydrology, including extent of inundation, saturation, depth to groundwater, function of any hydrologic structures, piezomeler of staff gunge if available, inputs, uts outlets etc. v. Slope condition site stability, an structures or special features P ty• Y -i. Buffer conditions e.. surrounding land use use buy humans wild and a 8 g � Y > domestic creatures vii. Observed wildlife am including P hibians avians and others viii. Assessment of nuisance/exotic biota and recommendations for mmnag enuad is. Soils includingtexture Munsell color, rowin and oxidized rhizosh eres' g P x. Receipts for off -site disposal of any dumping, weeds, or invasive plants xi. Receipts for any structural repair or replacement xii. 4"x6" colorphotograph taken from permanent boto- oints as shown on P P P Monitoring/Restoration plan. xiii. Summary of maintenance and contingency measures proposed for next season and completed for past season 15.4 Deficiences: Any deficiency discovered during any monitoring or inspection visit must be corrected within 60 days of approval by the City of Tukwila. 15.5 Contingency Plan: Should any monitoring report reveal the mitigation has failed in whole or in part, and should that failure be beyond the scope of routine maintenance a Contingency Plan will be submitted. The Contingency • 8 Y g Plan may range in complexity from a list of plants substituted, to cross -sections of proposed engineered structures. Once approved, it may be installed, and will replace the approved mitigation/restoration plan. If the failure is substantial, the City of Tukwila may extend the monitoring period for that mitigation. 16.0 Bond Prior to beginning any work, the Permitlee must provide a mitigation/restoration bond or assignment of funds per City of Tukwila procedures. A bond quantity worksheet has been completed based on all elements of the mitigation/restoration plan. The total cost, plus contingency fees has been determined to be $ 19,013.20 , which will be the amount of the niligation/restoration bond the Pennittee is required to provide. Note that the approved bond will include required start date for mitigation construction. Bonds are eligible for reduction to maintenance status upon successful installation inspection, providing that it also meets performance standards established in the mitigation plan. 1 4/19/07 LRE REVISED SITE PLAN NO. DATE BY REVISION U W a Z J 0 N q c F u C) O N Z M J N n. Z p O Z C7 H W � U XIL F toS m ❑ to m 'm ❑ ar L W R H O J❑ U -°i Q O W J Q Q (1) W c>7 U O 2 0 fn Z (n co ti e N Na L0 O N t O VERTICAL DATUM: NAVE '88 (ASSUMED) DW 77/M BENCHMARK INVERT OF SANITARY SEWER MANHOLE 22.6' N.E. h 28.25' N.W. OF THE N.W. CORNER OF SUBJECT PROPERTY. BASED ON CITY OF 'N." SANITARY SEWER ASBUILT LID No.ET 24 SHE2 OF 5 Ex. CB -Type I Rim=38.40 I.E.=35.40 (SW) LE.-35.50 (SE) I.E.=35.20 (NE) � j— 19L CE '-5 b % ✓/ /// /~\ 11N 62 68�% / `1 _- _✓__- = Shy / / `0, � / / / / 11.67' 10, Ex. SSMH Rim=15.60 I.E.=3.12 (SE) TEMPORARY BENCH I.E.=3.18 (SW) LE. 39 (Nt \\ - LE.=3.39 (N 5' COMMUNICATIONS EASEMENT (REC. No. 8609151461) -\ \ 36` CMP IE=10.30 Ex' SS . C.O. Rim=15.52 . r Ex. SS C.O. 1 Rim=15.72 Him 4,qv ryO .19 Ex. Curb E. 12" Culvert I.E.=10.83 Ex. SSMH R1m=15.84 I.E.=3.71 (SE) I.E.=3.52 (NW) Ex. 12" Outlet I.E.=1228 Ex. CB -Type I Rim=1623 I.E.=12.98 (SW) Ex. SS C.O. I.E.-12.98 (N) Rim=15.6 Ex CB -Type I W/Solid Lid I.E.=13.18 (SE) Rim=17.34 I.E.=14.09(NW) ` " DI I.E.=14.19(S)6" 29.OLF 8 ® 3.14% / O >a' Ex. SS C.O. Rim=30.11 / 30' ACCESS k MAN VERIIwEASEMENT / �\ </ J \ (REC. No. 2D0609110 1806) 1 � / 21.7E "CMP / Ex. CB -Type I /x \ ® 7.65. Rim=27.15 / l -SS k EGRESS EASEMENT \ I.E.=2425 (SW) (REC. No. 9710100 1) \\' // 4 LE.=2425 (NE) / BLUE I.E.=24.35 (SE)/c'` SPRUCE \\ / / Ex. CB- II-48"0 Rim=4 .2 LE.=35.77(SE�, / Z O o SCALE: 1`=40' LEGMD c^ FOUND MON IN CASE EX SANITARY SEWER MANHOLE O EX CATCH BASIN EX. STORM DRAIN MANHOLE o IX MAILBOX Q EX. UTIUTY POLE E— IX GUY ANCHOR © IX POWER VAULT EX- POWER CABINET EX TELEPHONE RISER r IX STREET SIGN );J IX FIE HYDRANT IS IX WATER M_RER N'. IX WATER VALVE IX WIRE PENCE EX. WOOD FEN / FENCE I.E.=10.60 (NW) DRAW AE \ ARY SEWER PIPE moo— OL \ 8 \ tpGo Ex. SSMH Rim=17.81 I.E.=5.01 (SE) I.E.=4.95 (SW) LE.=4.62 (NW) LE.=4.81 (NE) a Ex. SSMH Rim=18.93 I.E.=11.11 (SE) I E =10 93 (SW) PLUM THUNDERCLOUD LE�35.77(NW) // LEGAL DESCRIPTIONS: � PLUM TREES 25'i O.C/ \ � THE NORHWESTERLY 52.75 FEET OF THE SOUTHER FEET OF LOT F A GARDEN TRACTS, ACCjWR7 TO EOF RECORDED IN VOLUME 9 OF PLATS. THE PLAT THEREOF RECORDED PAGE(S) 95, RECORDS OF KING COUNTY, WASHIHINGTON; / Ex. CB-Tyy/l 2. EXCEPT THE NORTHEASTERLY 2825 FEET IN WIDTH OF SAID WILLOW Rim=39.56 I.E.=37%Ll (SW) / LOT 15; 7G,a EXCEPT THE SOUTHEASTERLY 30 FEET IN WIDTH OF THE I.E.= 7.06 (NE) _ NORTHEASTERLY 282.12 FEET OF SAID NORTHWESTERLY 127 FEET IN WIDTH.. TAX PARCEL' A / / 361320-0045 EX. INGRESS EGRESS EASEMENT \ REC. No. 58855 \ \ 'call NOTE: before you EXISTING URIJTY LDCAMONS SHOWN HEREON. ARE APPROXIMATE ONLY. Dj g' IT SHALL BE THE CONTRACTDR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORIZDNTAL LOCATION OF ALL EXISTING UNDER- 1-800-424-5555 GRWND UnUTIES PPoDR TO COMMENCING CONSTRUCTION. NO THAT ALL ORESPWN9TIBNm V 5 .UNDERGROUND SERVICE (USA) HEREON. THE ENGINEER ASSUMES NE FOR JRO NOT SHOWN OR URUTIES NOT SHOWN IN THEIR PROPER LOCATION. AVOID CUTTING UNDERGROUND UTILITY LINES ITS COSTLY CALL BEFORE YOUDIG 1-BOO-424-5555. DALEY-MORROW-POBLETF- NO. 726 AUBURN WAY NORTH WASO.4 B/�. AUBURN, WASHINGTON 98002 PHONE: (253)333-2200 (FAX)333-2206 oW ® ENGINEERING - SURVEYING D s1Ea �� L EAG LAND PLANNING LAKERIDCE DEVELOPMENT, INC. P.O. BOX 146, RENTON, WA. 98055 ' PHONE No. (425) 228-9750 4501 BUILDING EXISTM CONDIT I Keep mulch 2-3" away from crown . Plantin pit min. twice aY�B of root,, Prune diseased and broken branches 'Chainlock' or equal 'tree tie material (l" width); nail or staple tree tie to hold vertically, loop each tie around half tree loosely to _provide I' slack For trunk growth 2x2 wooden stakes securely driven into ground. Stain brown. Water basin with 2" mulch lazedplanting pit aceAll twine and wire areW��Pu� I/2 la ed 1, an native Boil, to be removedandwater thoroughly, fern laze at least 2/3 of burlap removed. TREE PLANTING DETAIL No Scale SLOG NOTES I. 5ubgradez, including berms, to within 1/10th foot provided by General Contractor unless otherwise noted. �� 2. Subgrade shall be scarified or rototilled if conditions require. 3. For container crown plants root ball is to be loosened and any circling roats pruned prior to planting. 4. 4" depth 3-way topsoil or equal in all planting areas. 5. Soils art be blaasened at least IS" in depth and 4r omit rateriaY such as compost, idled Into the entire plantlnro 6. N backfillinq oP ndividual Iantin pits with amended soils is a flowed. Instead, [{fie entireantan� 91te must be prepared and receive soil amendments prior to planting. 6. 2" depth fine grade bark mulch in all planting beds. 'I. All plant material shall be healthy, full and conform to ANLA American standard for nursery stock latest edition, including: a. For BIB plants, trunks must be in the center of the root ball b. Minimum root ball diameters and depths for trees and shrubs shall be as specified In ANSI Z60.1-2004 For each species. c. Height and spread shell be as specified an ANSI Z60.1-2004 for each type of plant species. d. Root flare must be visible on BIB plants. e. No J roots, no circling. F. No root in rootball greater than 1/10 of tree trunk diameter. g. All container grown plants shall be healthyyy, vigorous, well rooted, and established in the container in which they are growing. A cantoy finer plant plant °, II ha v@ a well esleb lshed root slis fed cYhaq the saves x ss a ro liter to maintain a g root ball, but shaII not have excessive root growth encircling the inside of the ccrta inter. 8. Plant material or size or kind not available ma be substituted only with approval of Landscape Architect or Owner. , e. Landscape Architect must approve plants For quality prior to installation. I0. All mass plantings shall have triangular spacing. 11. All tree pits shall be inspected to insure proper drainage. 12. Positive drainage shall be maintained. Mound planting areas Minimum 8". B. 5 ubs nd trees minimum 42' from curb For car overhang .=b wde1stops noted. 14. LaricIpa Contractor shall maintain site until final inspection and acceptance by Owner. 2" mulch 7 La— �- Planting LAWN PLANTING BED DETAIL rune diseased and broken branches Keep mulch 2-3" away From crown Pater basin with mulch - omp acted t soil water thoroug�i4, fertilizeas recgd All twine and wire are qq tt. Plant,, al f In, ball to be removed and at least 2/3 or burlap removed. SHRUB PLANTING DETAIL CRUSHED ROCK BLDG AC PAVIW. PLANT LIST m Y BOL QTY• BOTANICAL / COMMON CONDITION a v 5 Acer Rubrum 'October Glory' / October Glory Red Maple 2" Cal. B46 6 Prunus sargentii 'Columnaris/ Columnar Sargents Cherry 2" Cal. E54E5 u g Prunus cerasifera ' Krauter Vesuvius ' / Krauter Vesuvius Plum 2" cal. S4B - c 0 + 11 Carpinus bertulus Pastigiata' / Columnar Hornbeam 2" Cal. 545 m 2 Acer Palmatum 5ango Kaku' / Sango Kaku Japanese Maple 6'-1' B415 ® 9 Cupressocyparis leylandii/ leyland Cypress 7' minimum E4B 41 Osmanthus delavay / Delavay Osmanthus 5 gallon c ® 50 Cystic Sunset' / Sunset Rockrose 5 gallon 0 121 Mahonia aquifolium / Oregon Grape 5 gallon, 18" minimum o c Y Plantingg bed with _ c ; u m 2' mulch .fyual.: _'8.1 ® 12 Viburnum Davidii 2 gallon o ° r o ® 8 Thuja O. ' Emerald Green ' / Emerald Green Arborvitae 6' min.546 112 spacing i i 0 58 Prunus L. Otto Luyken / Otto Luyken Laurel 21' min. distance • 43 Nandina Domestica Harbor Dwarf' / Harbor Dwarf Heavenly Bamboo 2 gallon GROUND COVER SPACING DETAIL o 51 Nandina Domestica 'Harbor Dwarf' / Harbor Dwarf Heavenly Bamboo 2 gallon Nye- Triangular pacing ® Arctostaphylos uva-urei / kinnickinnik 4" pots 12" O.G. Vinca minor / periwinkle 4" pots 12" O.G. Sodded Lawn Confirm all plant Quantities z 0 EXISTMC= TREES TO REMAM, TYP. \/� POWER SERVIG vtBOO ? YARD LANDY i LU 0 -q j NEW KEYSTONE DUMPSTER C -CJ � WALL, TYP. LOCATION C C C C TRANSFORMER 25' FRONT YARD / Lr ^ I 4 SETBACK i _ aC vTM„� NEW FIRE I HYDRANT 5' SIDE YARD SETBACK PUMPER Q CONNECTI _ 50' BUFFER - EASEMENT STORM a SEEBUFFER MIT_ _ _ _ _ _ PLANTING PLAN I r wzw ci CITIES ARE MST u�v><w+r • I i F D LOCATE BE �O AL DIGG j* TIN�+ i n • 'ISTING PLANTER 1 V i ON z P�Q W W ^ ,��8 • W u LANDeGA LAN A W N F 0 SCALE: I" = 30' I LJ u rW� W W W 3 NORTH 0 15 30 60 E- a Q N Uti O tiro Q Z J oY m as Sheet L