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HomeMy WebLinkAboutPermit PL16-0031 - ROBERT ESTEP / BECU - EAST CANOPY AND PATIO SHORELINE SUBSTANTIAL DEVELOPMENTBECU EAST CANOPY & PATIO 12700 GATEWAY DR PLI 6-0050 L16-0031 SHORELINE SUBSTANTIAL DEVELO MENT PERMIT 7 \ SEP 2'3 2016 Community STATE OF WASHINGTON C,eicpment . DEPARTMENT OF ECOLOGY Northwest Regional Office • 3190 160th Ave SE • Bellevue, WA 98008-5452 • 425-649-7000 711 for Washington Relay Service • Persons with a speech disability can call 877-833-6341 September 26, 2016 Andy Reiswig BECU 12770 Gateway Drive Tukwila, WA 98168 Re: City of Tukwila Permit L16-0034 — Approved BECU — Applicant Shoreline Substantial Development Permit (SDP) #2016-NW-3482 Dear Mr. Reiswig: On September 23, 2016, we received notice that the City of Tukwila conditionally approved your application for an SDP. Your permit is to construct a 300-square-foot glass and steel shelter canopy on the east side of the existing six -story BECU headquarters building. Approximately 765 square feet of existing pavement will be removed and replaced in order to construct the canopy. Existing trees will be preserved. Other vegetation adjacent to the paved area may be damaged during construction and is proposed to be replaced with approximately 300 square feet of plantings. This work will occur within the Urban Conservancy environment designation of the Green/Duwaznish River, a shoreline of state significance. By law, local governments must review all SDPs for compliance with: • The Shoreline Management Act (Chapter 90.58 RCW). • Ecology's SDP approval criteria (Chapter 173-27-150 WAC). • The City of Tukwila Local Shoreline Master Program. Local governments, after reviewing SDPs for compliance, are required to submit them to Ecology. We have received your approved SDP. What Happens Next? Before you begin activities authorized by this permit, the law requires you wait at least 21 days from September 23, 2016, the "date of filing." This waiting period allows anyone (including you) who disagrees with any aspect of this permit to appeal the decision to the state Shorelines Hearings Board (SHB). You must wait for the conclusion of an appeal before you can begin the activities authorized by this permit. BECU September 26, 2016 Page 2 The SHB will notify you by letter if they receive an appeal. We recommend you contact the SHB before you begin permit activities to ensure no appeal has been received. You may reach them at (360) 664-9160 or http://www.eluho.wa.gov/Board/SHB. If yo want to appeal this decision, you can find appeal instructions (Chapter 461-08 WAC) at the SHB website above or on the website of the Washington State Legislature at http ://apps.leg.wa. gov/wac. Other federal, state, and local permits may be required in addition to this shoreline permit. If you have any questions about this letter, please contact David Pater, Shoreline Specialist, at (425) 649-4253. Sincerely, OLAAA-61_ Amelia Petersen, Section Assistant Shorelands and Environmental Assistance Program Cc: Jaimie Reavis, Senior Planner — City of Tukwila Robert Estep, Interior Architects — Applicant's Representative f City of Tukwil Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director September 19, 2016 NOTICE OF DECISION FOR SHORELINE SUBSTANTIAL DEVELOPMENT TO: Robert Estep, Interior Architects, Applicant BECU, Owner (Attn: Andy Reiswig) King County Assessor, Accounting Division Washington State Department of Ecology, NW Regional Office Washington State Attorney General Muckleshoot Indian Tribe This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L16-0034 Applicant: Robert Estep, Interior Architects for BECU Type of Permit Applied for: Shoreline Substantial Development Permit Project Description: Construction of a 300 square foot glass and steel shelter canopy on the east side of the existing six -story BECU headquarters building. Approximately 756 square feet of existing pavement will be removed and replaced in order to construct the canopy. Existing trees near the project area will be preserved. Other vegetation adjacent to the paved area is expected to be damaged during construction and is proposed to be replaced with approximately 300 square feet of plantings. Location: 12770 Gateway Drive (parcel #2716000075) Associated Files: D16-0174 (building permit associated with remodel work on areas of the site outside of the shoreline jurisdiction) Comprehensive Plan Designation/Zoning District: Commercial/Light Industrial (C/LI) Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov 0 L16-0034 Notice of Decision September 19, 2016 Page 2 II. DECISION SEPA Determination: The City SEPA Responsible Official has previously determined that this application does not require a SEPA threshold determination because it is categorically exempt. Decision on Substantive Permit: The City Community Development Director has determined that the application for a Shoreline Substantial Development Permit does comply with applicable City and state code requirements and has approved that application, based on the findings and conclusions contained in the staff report and subject to the following conditions: 1. The plants listed in the Riparian Restoration and Management Table of the 2004 Washington Stream Habitat Restoration Guidelines (Washington Department of Fish and Wildlife, Washington Department of Ecology, and U.S. Fish and Wildlife Service, Olympia, Washington, as amended) shall provide the basis for plant selection for the shrubs and groundcovers/grasses planted as replacement for those damaged during construction. 2. Plants shall meet the current American Standard for Nursery Stock (American Nursery and Landscape Association -ANLA). 3. Plant sizes for replacement plantings shall be as follows: shrubs shall be a minimum of 24 inches in height and groundcover/grasses shall be a minimum of 4-inch or 1-gallon container sizes. 4. Site preparation and planting details shall be provided as part of the construction permit to review for conformance with best management practices for ensuring the vegetation's long-term health and survival. The Decision on this Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code §18.104.010. Other land use applications related to this project may still be pending. This permit is granted pursuant to the Shoreline Management Act of 1971 and nothing in this permit shall excuse the applicant from compliance with any other Federal, State or local statues, ordinances or regulations applicable to this project, but not inconsistent with the Shoreline Management Act (Chapter 90.58 RCW). This permit may be rescinded pursuant to RCW 90.58.140(8) in the event the permittee fails to comply with the project as approved and any conditions thereof. CONSTRUCTION PURSUANT TO THIS PERMIT MAY NOT BEGIN AND IS NOT AUTHORIZED UNTIL TWENTY- ONE (21) DAYS FROM THE DATE OF RECEIPT WITH THE DEPARTMENT OF ECOLOGY AS DEFINED IN RCW 90.58.140(6) AND WAC 173-14-090, OR UNTIL ALL REVIEW PROCEEDINGS INITIATED WITHIN TWENTY- ONE (21) DAYS FROM THE DATE OF SUCH FILING HAVE TERMINATED; EXCEPT AS PROVIDED IN RCW 90.58.140(5)(a)(b)(c). Construction must begin within 2 years from the effective date of the permit and be substantially completed within 5 years of the effective date of the permit. The effective date of a substantial development permit shall be the date of receipt as provided in RCW 90.58.140(6). Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov L16-0034 Notice of Decision September 19, 2016 Page 3 III. YOUR APPEAL RIGHTS One administrative appeal to the Shorelines Hearings Board of the Decision is permitted„ Any person appealing to the Shorelines Hearings Board may raise certain SEPA issues as part of the appeal to the Shorelines Hearings Board. Appellants should consult the rules and procedures of the Shorelines Hearings Board for details. Pursuant to RCW 90.58.180 the decision by the City of Tukwila to issue this Shoreline Substantial Development Permit may only be appealed to the Shoreline Hearings Board. Appeals must be filed with the Shoreline Hearings Board within 21-days from the filing of this permit with the Department of Ecology as defined in RCW 90.58.140. For more detailed information on appeals, refer to RCW 90.58 and WAC 461.08.* IV. PROCEDURES AND TIME FOR APPEALING The requirements and procedures for appeals to the Shorelines Hearings Board are set forth in RCW 90.58 and WAC 461.08. V. INSPECTION OF INFORMATION ON THE APPLICATION Project materials includi ng the application, any staff reports, and other studies related to the Shoreline Substantial Development Permit are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Jaimie Reavis, who may be contacted at 206-431-3659 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. The notice board must be removed at the expiration of the appeal period unless an appeal is filed. Jack Pace, Director Department of Community Development City of Tukwila Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov `.J City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director STAFF REPORT SHORELINE SUBSTANTIAL DEVELOPMENT I. SUMMARY OF PROPOSED ACTION The proposed project is to construct a 300 square foot glass and steel shelter canopy on the east side of the existing six -story BECU headquarters building. Approximately 756 square feet of existing pavement will be removed and replaced in order to construct the canopy. Existing trees near the project area will be preserved. Other vegetation adjacent to the paved area is expected to be damaged during construction and is proposed to be replaced with approximately 300 square feet of plantings. The project site is located within the Urban Conservancy - No Levee environment designation, in which the 200-foot Shoreline Jurisdiction includes a 100-foot buffer area and a remaining 100-foot outside buffer area. Work within the 100-foot buffer area includes replacement of approximately 30 square feet of existing on -grade paving with new on -grade paving. The remaining concrete area to be replaced and construction of the canopy will occur within the outside buffer area. II. GENERAL INFORMATION Project Name: File Number: Associated Permits: Applicant: Location: Zoning: Comprehensive Plan Designation: Staff: Attachments: BECU East Canopy and Patio (PL16-0031) L16-0034 D16-0174 (work outside of shoreline jurisdiction on west side of building) Robert Estep, IA Interior Architects 12770 Gateway Drive (parcel #2716000075) Commercial/Light Industrial (C/LI) Commercial/Light Industrial (C/LI) Jaimie Reavis, Senior Planner A. No Net Loss Checklist and Applicant's Response B. Applicant's discussion of application materials and consistency with review guidelines. C. Plan Set: Site Plan (A-11.3), Hardscape & Planting Site Plan (A-11.5), Canopy `D' Plans & Sections (A-11.6), Topographic and Boundary Survey (sheets 1-4) D. Analysis of Project Consistency with TMC Chapter 18.44: (1) Shoreline Development Standards Matrix; (2) Vegetation Protection and Landscaping Matrix; (3) Shoreline Design Guidelines Matrix Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: Tukwi►aWA.gov BECU East Canopy and Patio Shoreline Substantial Development Permit September 14, 2016 Page 2 III. PROJECT DESCRIPTION This project is development of a 300 square foot glass and steel shelter canopy on the east side of the existing six -story BECU headquarters building. Approximately 756 square feet of existing pavement will be removed and replaced in order to construct the canopy. The project site is located on the east side of the existing BECU headquarters building within the Gateway Corporate Center (see Figure 1 below). The east side of the BECU headquarters building is located within the 200-foot shoreline jurisdiction. The shoreline environment designation of the shoreline jurisdiction in this area is Urban Conservancy - No Levee. The Urban Conservancy - No Levee shoreline environment is broken down into two areas: (1) the Buffer area is the first 100 feet from the Ordinary High Water Mark (OHWM) of the Green River; the Outside the Buffer area is the remaining 100 feet of the 200-foot Shoreline Jurisdiction. Work to remove and replace existing pavement and construct the canopy will mostly occur within the Outside the Buffer area, with the exception of a 30 square foot area of pavement removal and replacement which will occur within the Buffer. Existing trees and a large stand of evergreen shrubs will remain and will be protected during construction. Shrubs and grasses located within a 300 square foot area adjacent to where construction is proposed are expected to be damaged. Any damaged shrubs and grasses are proposed to be replaced with native species shrubs and grasses. Figure 1. Project Location sw BECU East Canopy and Patio Shoreline Substantial Development Permit September 14, 2016 Page 3 Figure 2. Limits of work area (rear side of BECU headquarters building looking south) GREEN RIVER TRAIL RIVER ON FAR.SIDE THESE PLANTINGS Figure 3. Work area (rear side of BECU headquarters building looking north) BECU East Canopy and Patio Shoreline Substantial Development Permit September 14, 2016 Page 4 IV. TUKWILA SHORELINE MASTER PROGRAM - BACKGROUND The City of Tukwila adopted a new Shoreline Master Program (SMP) on August 15, 2011 which was approved by the Washington State Department of Ecology (Ecology) on October 14, 2011 and became effective October 28, 2011. This project is subject to these updated regulations. A. Shoreline Environment Designation The shoreline environment designation for the site is Urban Conservancy —No Levee. The purpose of the Urban Conservancy Environment is to protect ecological functions where they exist in urban and developed settings, and restore ecological functions where they have been previously degraded, while allowing a variety of compatible uses. The final buffer widths adopted by the City and approved by the Department of Ecology for each shoreline environment attempted to balance shoreline ecological function needs, human life and property protection needs (including future levee repair/reconstruction), existing land use patterns, and state and federal agency policies. See figures 1 and 4 for project location and Shoreline Designation Map. 'Ordinary High Water Mark Aquatic Environment ® High Intensity -100' Buffer High Intensity - Outside Buffer Urban Conservancy - Levee -125' Buffer Urban Conservancy - Levee - Outside Buffer Urban Conservancy - No Levee -100' Buffer Urban Conservancy - No Levee - Outside Buffei Shoreline Residential -. Min. 50' Buffer ..y Shoreline Residential - Outside Buffer 6 iTukwila City Limits m . `Potential Annexation Area Figure 4. Shoreline Designation Map —subject parcel is within the `Urban Conservancy - No Levee' environmental designation. B. Shoreline Goals and Policies: The following section discusses the Shoreline Master Program (SMP) goals and policies as they relate to this project, excerpted from the Tukwila Comprehensive Plan. Goal 5.3 Economic Development Goal: Development along the shoreline that fosters the economic vitality of Tukwila while preserving the long-term benefits of the river. % �. BECU East Canopy and Patio Shoreline Substantial Development Permit September 14, 2016 Page 5 • Policy5.3.1 Implement Shoreline Design Guidelines to: • Encourage design that views the river as an amenity; Guide the design of multiple shoreline uses; Establish techniques for increasing multiple shoreline use; • Prioritize locations for use; • Encourage removal of invasive species with nonchemical methods and maintenance of native planted vegetation to minimize the presence of invasive species. • Policy5.3.2 Design and locate all shoreline development to minimize impacts on areas identified as important for other river uses, such as wildlife and aquatic habitat, river vegetation, public access and recreation, historical resource and flood control Staff Response: This project is an enhancement of an open space area for use by employees working at the BECU headquarters campus. The employee open space area where this project is proposed is located adjacent to the river, and is directly accessible to the Green River Trail. A stand of large shrubs which run parallel to the trail serve to separate the private open space of the BECU campus from the public space of the trail. The trail separates the project area from the Buffer area. The Buffer area between the trail and the river has been planted previously with native vegetation to enhance wildlife and aquatic habitat. Goal 5.5 Shoreline Design Quality Goal: Enhanced identity of the river as a unique community asset through high quality development and public activities that reflect Tukwila's history and sense of community pride. • Policy5.5.1: Require that shoreline development outside of the MIC: • Ensures no net loss of shoreline function; • Is designed to be consistent with Tukwila Shoreline Design Guidelines; • Reflects principles of high quality design, in such areas as site planning, architecture and landscaping; • Includes setbacks, bulk, height, density, landscape buffers and provisions for open space that enhance the shoreline environment. Staff Response: The applicant has described the project and how it will address impacts within the shoreline in response to the no net loss questions (Attachment A). The project is in compliance with the no net loss requirements, and utilizes site planning and building design to locate the new structure close to the existing building and designed with materials that preserve views of the river. Goal 5.9 Natural Environment and Habitat Use Goal: Restored, enhanced and protected natural environment resources along the river, including trees, wildlife habitat and features with value for long-term public, scientific and educational uses. • Policy5.9.1: Ensure that shoreline development results in no net loss of shoreline ecological function, minimizes impacts on wildlife and that significant vegetation, sandbars, wetlands, watercourses, and other critical areas identified as important for habitat are maintained through the proper location, design, construction, and management of all shoreline uses and activities. , BECU East Canopy and Patio Shoreline Substantial Development Permit September 14, 2016 Page 6 Staff Response: The proposed project has been designed to ensure no net loss of shoreline ecological functions through mitigation of temporary impacts. Existing significant vegetation, including trees and a large stand of shrubs will be protected during construction. Other shrubs and grasses are expected to be damaged during construction and will be replaced with new, native species shrubs and grasses. Goal 5.11 Public Health, Safety and Welfare Goal: Shoreline uses that do not endanger public health, safety and welfare or the capacity of the river to provide long-term benefits and resources to the community. • Policy5.11.1: Design, locate and manage shoreline uses, such as capital improvement projects and private development, in a manner that does not endanger public health, safety and welfare, and enhances the capacity of the river to provide long-term benefits and resources to the community. Staff Response: The new canopy is being built within an existing paved area located adjacent to the BECU headquarters building within the Outside the Buffer area of the shoreline jurisdiction. The location of the new canopy will preserve enjoyment of the shoreline within a covered area, and will not endanger the public health, safety, and welfare or the capacity of the river to provide long-term benefits and resources to the community. V. SHORELINE REGULATIONS TMC 18.44.130 B.3. Shoreline Administration states that a Shoreline Substantial Development permit shall be granted only when the development proposed is consistent with the Shoreline Master Program (SMP). The relevant SMP policies were discussed above. The portion of the parcel that falls within the 200-foot Shoreline Management Area is indicated on the plans (Attachment C—sheet A-11.3). Within the Buffer area (the first 100 feet from the OHWM), a small portion of the existing paving area will be removed and replaced with new paving. No portion of the canopy structure is proposed within the 100-foot river buffer. Additional paving area will be removed and replaced within the area between 100 and 200 feet from the OHWM, called the Outside of Buffer area. TMC 18.44.050 Permitted Uses The paving area on the east side of the BECU building is an outdoor patio used by BECU employees. This is a private open space and fits within the private promenades, footpaths or trails category of permitted uses within the Urban Conservancy Environment Buffer. The canopy structure proposed is accessory to the general commercial use of the site, which is permitted in the Outside the Buffer area according to the Shoreline Use Matrix (Figure 1 of TMC Title 18). TMC 18.44.070 Development Standards The project is consistent with the applicable shoreline development standards of the Shoreline Overlay District and the Urban Conservancy Environment. Staff analysis of project consistency with the BECU East Canopy and Patio Shoreline Substantial Development Permit September 14, 2016 Page 7 development standards of 18.44.070 is contained in the Shoreline Development Standards Matrix (Attachment D_l). TMC 18.44.080 Vegetation Protection and Landscaping The Vegetation Protection and Landscaping Matrix (Attachment D2) includes a discussion of the project with respect to all of the requirements of this section of the TMC. No work or planting is proposed between the Green River Trail and the OHWM. Existing trees will be retained and protected during construction. An inspection of tree protection measures prior to the start of any work will be included and required as part of the building permit. Existing shrubs and grasses adjacent to the project site are expected to be damaged during construction and are proposed to be replaced with native species plantings. Specific plant species, plant sizes of replacement plantings, and site preparation and planting details have not been provided with materials submitted for this permit. As a condition of approval, the following shall be required as part of the construction permit: 1. The plants listed in the Riparian Restoration and Management Table of the2004 Washington Stream Habitat Restoration Guidelines (Washington Department of Fish and Wildlife, Washington Department of Ecology, and U.S. Fish and Wildlife Service, Olympia, Washington, as amended) shall provide the basis for plant selection for the shrubs and groundcovers/grasses planted as replacement for those damaged during construction. 2. Plants shall meet the current American Standard for Nursery Stock (American Nursery and Landscape Association - ANLA). 3. Plant sizes for replacement plantings shall be as follows: shrubs shall be a minimum of 24 inches in height and groundcover/grasses shall be a minimum of 4-inch or 1-gallon container sizes. 4. Site preparation and planting details shall be provided as part of the construction permit to review for conformance with best management practices for ensuring the vegetation's long-term health and survival. TMC 18.44.090 Environmentally Sensitive Areas within the Shoreline Jurisdiction There are no environmentally sensitive areas within the boundaries of the project site. TMC 18.44.100 Public Access to the Shoreline The Green River Trail provides public access to the shoreline to the east of the project area. However, additional public access to the shoreline is not applicable/required with the current proposal, since this project is not expected to increase the demand for public access to the shoreline and the canopy structure does not meet the 3,000 square foot threshold for being considered a significant increase in the square footage of the existing building. TMC 18.44.110 Shoreline Design Guidelines Staff analysis of project consistency with the Shoreline Design Guidelines is contained in Attachment D3. In general, the new canopy is oriented parallel to the shoreline, respecting the shape of the shoreline. Glass is used as the primary building material, maximizing views of the shoreline from within the structure while maintaining views of the shoreline from within the large BECU headquarters building. , BECU East Canopy and Patio Shoreline Substantial Development Permit September 14, 2016 Page 8 VI. COMMENTS A Notice of Application was distributed to agencies that may have an interest in the project, and to owners and occupants of properties within 500 feet the project site on July 14, 2016. The Notice of Application was also posted on the project site. There were no comments received in response to the Notice of Application. VII. SEPA The proposed canopy structure is 300 square feet, which is considered minor new construction categorically exempt from SEPA review under TMC 21.04.110, A., 3. VIII. CONCLUSIONS 1. The proposal is to remove and replace approximately 756 square feet of on -grade paving and construct a 300 square foot glass and steel canopy on the east side of the existing BECU headquarters building. This project is consistent with the economic development, shoreline design quality, natural environment and habitat use, and public health, safety and welfare goals and policies of the Shoreline Master Program and the Tukwila Comprehensive Plan. 2. The proposed canopy and paving are permitted uses within the shoreline jurisdiction, per 18.44.050. Work to remove and replace pavement within the Buffer is within private open space and fits within the private promenades, footpaths or trails category of permitted uses within the Urban Conservancy Environment Buffer. The canopy structure proposed is accessory to the general commercial use of the site, which is permitted in the Outside the Buffer area according to the Shoreline Use Matrix (TMC Title 18, Figure 1). 3. All requirements of TMC 18.44.070 have been adequately addressed, including the following: a) The development meets the underlying standards of the C/LI zoning district. b) The requirement to provide additional public access does not apply. c) Existing trees near the project site are proposed to be protected during project construction. Other vegetation in the project vicinity is expected to be damaged and is proposed to be replaced. d) The proposed 10'5" height of the canopy meets the 45' height limit of the Urban Conservancy Out of the Buffer area. Lighting for the project will be limited to the canopy area and will be directed downward by shielding. e) The Tukwila Public Works Department has determined that a Flood Control Zone Permit is not required for the project. f) The proposal demonstrates compliance with no net loss of ecological functions for the shoreline. g) The project is considered minor construction and is categorically exempt from SEPA review. h) Mitigation sequencing has been demonstrated. The proposal is located within an area that has been previously disturbed. Existing significant vegetation is proposed to be protected, and vegetation disturbed during construction is proposed to be restored. BECU East Canopy and Patio Shoreline Substantial Development Permit September 14, 2016 Page 9 4. The project meets vegetation protection and landscaping requirements, except that specific plantings, plant specifications, and site preparation and planting details have not been provided. The following conditions of approval are recommended to require these items to be addressed as part of the construction permit: a) The plants listed in the Riparian Restoration and Management Table of the 2004 Washington Stream Habitat Restoration Guidelines (Washington Department of Fish and Wildlife, Washington Department of Ecology, and U.S. Fish and Wildlife Service, Olympia, Washington, as amended) shall provide the basis for plant selection for the shrubs and groundcovers/grasses planted as replacement for those damaged during construction. b) Plants shall meet the current American Standard for Nursery Stock (American Nursery and Landscape Association - ANLA). c) Plant sizes for replacement plantings shall be as follows: shrubs shall be a minimum of 24 inches in height and groundcover/grasses shall be a minimum of 4-inch or 1-gallon container sizes. d) Site preparation and planting details shall be provided as part of the construction permit to review for conformance with best management practices for ensuring the vegetation's long- term health and survival. 5. Shoreline Design Guidelines (TMC 18.44.110) have been satisfied. 6. There were no comments received on the proposal as a result of the Notice of Application. IX. RECOMMENDATION Staff recommends approval of the Shoreline Substantial Development permit, with the following conditions: 1. The plants listed in the Riparian Restoration and Management Table of the 2004 Washington Stream Habitat Restoration Guidelines (Washington Department of Fish and Wildlife, Washington Department of Ecology, and U.S. Fish and Wildlife Service, Olympia, Washington, as amended) shall provide the basis for plant selection for the shrubs and groundcovers/grasses planted as replacement for those damaged during construction. 2. Plants shall meet the current American Standard for Nursery Stock (American Nursery and Landscape Association - ANLA). 3. Plant sizes for replacement plantings shall be as follows: shrubs shall be a minimum of 24 inches in height and groundcover/grasses shall be a minimum of 4-inch or 1-gallon container sizes. 4. Site preparation and planting details shall be provided as part of the construction permit to review for conformance with best management practices for ensuring the vegetation's long-term health and survival. 18.44.070 - Development Standards 18.44.070 These development standards apply to all substantial development except vegetation removal within the Shoreline Projec t does compl y Project does not comply N/A Notes C. High Intensity, Urban Conservancy and Aquatic Environment Development Standards. 1. Standards. a. The development standards for the applicable underlying zoning district (Title 18, Tukwila Municipal Code) shall apply. X The underlying zoning district is C/LI. The new canopy will meet the 5-foot rear yard setback requirement and is within the 45 foot height limit of the zone. b. All new development performed by public agencies, or new multi- family, commercial, or industrial development shall provide public access in accordance with the standards in the Public Access Section. X The Green River Trail is located in between the project site and the river. The Green River Trail provides public access to the shoreline. The new development proposed will not increase the land use intensity and does not meet the definition of a significant increase in square footage (a significant increase in square footage is defined as 3,000 or more square feet). c. Development or re -development of properties in areas of the shoreline armored with revetments or other hard armoring other than levees, or with non -armored river banks, must comply with the Vegetation Protection and Landscaping Section, TMC Section 18.44.080. x Existing trees near the project site are proposed to be protected during project construction. Other vegetation in the project vicinity is expected to be damaged and is proposed to be replaced. Project does comply Project does not comply N/A Notes d. Any new shoreline stabilization or repairs to existing stabilization must comply with Shoreline Stabilization Section, TMC Section 18.44.070(F). X e. Over -water structures shall be allowed only for water -dependent uses and the size limited to the minimum necessary to support the structure's intended use and shall result in no net loss to shoreline ecological function. Over -water structures must comply with the standards in the Over -water Structures Section, TMC Section 18.44.070(K). X 2. Setbacks and Site Configuration. a. The yard setback adjacent to the river is the buffer width established for the applicable shoreline environment. X b. A fishing pier, viewing platform or other outdoor feature that provides access to the shoreline is not required to meet a setback from the OHWM. X 3. Height Restrictions a. 15 feet where located within the River Buffer; X b. 45 feet between the outside landward edge of the River Buffer and 200 feet of the OHWM. X The height of the proposed canopy structure 10'5" c. Provided, no permit shall be issued for any new or expanded building or structure of more than 35 feet above average grade level on shorelines of the State that will obstruct the view of a substantial number of residences on areas adjoining such shorelines. For any building that is proposed to be greater than 35 feet in height in the shoreline jurisdiction, the development proponent must demonstrate the proposed building will not block the views of a substantial number of residences. The Director may approve a 15% increase in height if the project proponent provides additional restoration and/or enhancement of the shoreline buffer, beyond what may otherwise be required in accordance with the standards of TMC Section 18.44.080, X Project does comply Project does not comply N/A Notes "Vegetation Protection and Landscaping." If the required buffer has already been restored, the project proponent may provide a 20% wider buffer, and/or enhanced in order to obtain the 15% increase in height in accordance with TMC Section 18.44.080, "Vegetation Protection and Landscaping." 4. Lighting a. The minimum light levels in parking areas and paths between the building and street shall be one -foot candle X b. Lighting shall be designed to prevent light spillover and glare on adjacent properties and on the river channel, be directed downward so as to illuminate only the immediate area, and be shielded to eliminate direct off -site illumination. X Response from the applicant states the following: "The only proposed lighting will be mounted to the canopy posts and directed downward by shielding. The lighting will not be seen from adjacent properties. Due to the existing densely planted evergreen tree hedge, the lighting will not be visible from the river or the public access trail." c. The general grounds need not be lighted. X Only the new patio paving below the canopy will be lighted. d. The lighting is incorporated into a unified landscape and/or site plan. X D. Surface Water and Water Quality. 1. New surface water systems may not discharge directly into the river or streams tributary to the river without pre-treatment to reduce pollutants and meet State water quality standards. X Project does comply Project does not comply N/A Notes 2. Such pre-treatment may consist of biofiltration, oil/water separators, or other methods approved by the City of Tukwila Public Works Department. X 3. Shoreline development, uses and activities shall not cause any increase in surface runoff, and shall have adequate provisions for storm water detention/infiltration. X 4. Stormwater outfalls must be designed so as to cause no net loss of shoreline ecological functions or adverse impacts where functions are impaired. New stormwater outfalls or maintenance of existing outfalls must include shoreline restoration as part of the project. X 5. Shoreline development and activities shall have adequate provisions for sanitary sewer. X 6. Solid and liquid wastes and untreated effluents shall not be allowed to enter any bodies of water or to be discharged onto shorelands. X 7. The use of low impact development techniques is required, unless such techniques conflict with other provisions of the SMP or are shown to not be feasible due to site conditions. X E. Flood Hazard Reduction. 1. New structural flood hazard reduction structures shall be allowed only when it can be demonstrated by a Riverbank Analysis that: X a. They are necessary to protect existing development; X b. Non-structural measures are not feasible; and X c. Impacts to ecological functions and priority species and habitats can be successfully mitigated so as to assure no net loss. X 2. Flood hazard structures must incorporate appropriate vegetation restoration and conservation actions consistent with the standards of the Vegetation Protection and Landscaping Section. X Project does comply Project does not comply N/A Notes 3. Levees, berms and similar flood control structures, whether new or redeveloped, shall be designed to meet the minimum levee profile, except as provided in Section 18.44.070.E.10 below. X 4. Publicly -funded structural measures to reduce flood hazards shall improve public access or dedicate and provide public access unless public access improvements would cause unavoidable health or safety hazards to the public, inherent and unavoidable security problems, or significant ecological impacts that cannot be mitigated. X 5. Rehabilitation or replacement of existing flood control structures, such as levees, with a primary purpose of containing the 1% annual chance flood event, shall be allowed where it can be demonstrated by an engineering analysis that the existing structure: X a. Does not provide an appropriate level of protection for surrounding lands; or X b. Does not meet the minimum levee profile or other appropriate engineering design standards for stability (e.g., over -steepened side slopes for existing soil and/or flow conditions); and X c. Repair of the existing structure will not cause or increase significant adverse ecological impacts to the shoreline. X 6. Rehabilitated or replaced flood hazard reduction structures shall not extend the toe of slope any further waterward of the OHWM than the existing structure. X 7. New structural flood hazard reduction measures, such as levees, berms and similar flood control structures shall be placed landward of the floodway as determined by the best information available. X 8. New, redeveloped or replaced structural flood hazard reduction measures shall be placed landward of associated wetlands, and designated fish and wildlife habitat conservation areas. X 9. No commercial, industrial, office or residential development shall be located within a floodplain without a Flood Control Zone Permit issued by the City. No development shall be located within a floodway except as otherwise permitted. X Tukwila Public Works review states that no Flood Control Zone Permit is required for this project. Project does comply Project does not comply NjA Notes 10. New, redeveloped or replaced flood hazard reduction structures may deviate from the minimum levee profile only as follows. A floodwall may be substituted for all or a portion of a levee back slope only where necessary to avoid encroachment or damage to a structure legally constructed prior to the date of adoption of this subsection, and which structure has not lost its nonconforming status. The floodwall shall be designed to be the minimum necessary to provide 10 feet of clearance between the levee and the building, or the minimum necessary to preserve access needed for building functionality while meeting all engineering safety standards. A floodwall may also be used where necessary to prevent the levee from encroaching upon a railroad easement recorded prior to the date of adoption of this subsection. If a floodwall is permitted under this subsection the levee slope must be 2.5H:1V unless it is not physically possible to achieve such a slope; in that instance, the levee slope must be as close to 2.5H:1V as physically possible. X F. Shoreline Stabilization. 1. Shoreline protection shall not be considered an outright permitted use and shall be permitted only when it has been demonstrated through a riverbank analysis and report that shoreline protection is necessary for the protection of existing legally established structures and public improvements. X 2. New development and re -development shall be designed and configured on the lot to avoid the need for new shoreline stabilization. Removal of failing shoreline stabilization shall be incorporated into re -development design proposals wherever feasible. X 3. Replacement of lawfully established, existing bulkheads or revetments are subject to the following priority system: X Project does comply Project does not comply N/A Notes a. The first priority for replacement of bulkheads or revetments shall be landward of the existing bulkhead. X b. The second priority for replacement of existing bulkheads or revetments shall be to replace in place (at the bulkhead's existing location). X 4. When evaluating a proposal against the above priority system, at a minimum the following criteria shall be considered: X a. Existing topography; X b. Existing development; X c. Location of abutting bulkheads; X d. Impact to shoreline ecological functions; and, X e. Impact to river hydraulics, potential changes in geomorphology, and to other areas of the shoreline. X 5. Proponents of new or replacement hard shoreline stabilization (e.g. bulkheads or revetments) must demonstrate through a documented river bank analysis that bioengineered shoreline protection measures or bioengineering erosion control designs will not provide adequate upland protection of existing structures or would pose a threat or risk to adjacent property. The study must also demonstrate that the proposed hard shoreline stabilization will not adversely affect other infrastructure or adjacent shorelines. X 6. Where allowed, shoreline armoring shall be designed, constructed and maintained in a manner that does not result in a net loss of shoreline ecological functions, including fish habitat, and shall conform to the requirements of the 2004 Washington State Department of Fish and Wildlife (or as amended) criteria and guidelines for integrated stream bank protection (Washington State Department of Fish and Wildlife, Washington Department of Ecology and U.S. Fish and Wildlife Service, Olympia, Washington), U. S. Army Corps of Engineers and other regulatory requirements. The hard shoreline stabilization must be designed and approved by an X Project does comply Project does not comply N/A Notes engineer licensed in the State of Washington and qualified to design shoreline stabilization structures. 7. Shoreline armoring shall be designed to the minimum size, height, bulk and extent necessary to remedy the identified hazard. X 8. An applicant must demonstrate the following in order to qualify for the RCW 90.58.030(30(e)(iii)(ii) exemption from the requirement to obtain a shoreline substantial development permit for a proposed single family bulkhead and to insure that the bulkhead will be consistent with the SMP: X a. Erosion from currents or waves is imminently threatening a legally established single family detached dwelling unit or one or more appurtenant structures; and X b. The proposed bulkhead is more consistent with the City's Master Program in protecting the site and adjoining shorelines and that non- structural alternatives such as slope drainage systems, bioengineering or vegetative growth stabilization, are not feasible or will not adequately protect a legally established residence or appurtenant structure; and X c. The proposed bulkhead is located landward of the OHWM or it connects to adjacent, legally established bulkheads; and X d. The maximum height of the proposed bulkhead is no more than one foot above the elevation of extreme high water on tidal waters as determined by the National Ocean Survey published by the National Oceanic and Atmospheric Administration. X 9. Bulkheads or revetments shall be constructed of suitable materials that will serve to accomplish the desired end with maximum preservation of natural characteristics. Materials with the potential for water quality degradation shall not be used. Design and construction methods shall consider aesthetics and habitat protection. Automobile bodies, tires or other junk or waste material X Project does comply Project does not comply N/A Notes that may release undesirable chemicals or other material shall not be used for shoreline protection. 10. The builder of any bulkhead or revetment shall be financially responsible for determining the nature and the extent of probable adverse effects on fish and wildlife or on the property of others caused by his/her construction and shall propose and implement solutions approved by the City to minimize such effects. X 11. When shoreline stabilization is required at a public access site, provision for safe access to the water shall be incorporated in the design whenever possible X 12. Placement of bank protection material shall occur from the top of the bank and shall be supervised by the property owner or contractor to ensure material is not dumped directly onto the bank face. X 13. Bank protection material shall be clean and shall be of a sufficient size to prevent its being washed away by high water flows. X 14. When riprap is washed out and presents a hazard to the safety of recreational users of the river, it shall be removed by the owner of such material. X 15. Bank protection associated with bridge construction and maintenance may be permitted subject to the provisions of the SMP and shall conform to provisions of the State Hydraulics Code (RCW 77.55) and U.S. Army Corps of Engineer regulations. X G. Archaeological, Cultural and Historical Resources. 1. All land use permits for projects within the shoreline jurisdiction shall be coordinated with affected tribes. X The Notice of Application for this project was sent to the Muckleshoot and Duwamish Indian Tribes. Project does comply Project does not comply N/A Notes 2. If the City determines that a site has significant archaeological, natural scientific or historical value, a substantial development that would pose a threat to the resources of the site shall not be approved. X The Notice of Application for this project was sent to the Washington State Department of Archaeology and Historic Preservation. No comments on the project were received. The scale of the project is minor, and in an area that has already been disturbed. 3. Permits issued in areas documented to contain archaeological resources require a site inspection or evaluation by a professional archaeologist in coordination with affected Indian tribes. The City may require that development be postponed in such areas to allow investigation of public acquisition potential, retrieval and preservation of significant artifacts and/or development of a mitigation plan. Areas of known or suspected archaeological middens shall not be disturbed and shall be fenced and identified during construction projects on the site. X 4. Developers and property owners shall immediately stop work and notify the City of Tukwila, the Washington Department of Archaeology and Historic Preservation and affected Indian tribes if archaeological resources are uncovered during excavation. X This applies to all projects in the City of Tukwila. Deep excavations are not planned as part of this project; it is not expected that archaeological resources will be uncovered as part of this proposal. 5. In the event that unforeseen factors constituting an emergency, as defined in RCW 90.58.030, necessitate rapid action to retrieve or preserve artifacts or data identified above, the project may be exempted from any shoreline permit requirements. The City shall notify the Washington State Department of Ecology, the State Attorney General's Office and the State Department of Archaeology and Historic Preservation Office of such an exemption in a timely manner. X 6. Archaeological excavations may be permitted subject to the provision of this chapter. X Project does comply Project does not comply N/A Notes 7. On sites where historical or archaeological resources have been identified and will be preserved in situ, public access to such areas shall be designed and managed so as to give maximum protection to the resource and surrounding environment. X 8. Interpretive signs of historical and archaeological features shall be provided subject to the requirements of the Public Access Section when such signage does not compromise the protection of these features from tampering, damage and/or destruction. X H. Environmental Impact Mitigation. X A no net loss worksheet has been prepared by the applicant for this project demonstrating conformance with this requirement. 1. All shoreline development and uses shall occur in a manner that results in no net loss of shoreline ecological functions through the careful location and deign of all allowed development and uses. In cases where impacts to shoreline ecological functions from allowed development and uses are unavoidable, those impacts shall be mitigated according to the provisions of this section; in that event, the "no net loss" standard is met. 2. To the extent Washington's State Environmental Policy Act of 1971 (SEPA), chapter43.21C RCW, is applicable, the analysis of environmental impacts from proposed shoreline uses or developments shall be conducted consistent with the rules implementing SEPA (TMC Chapter 21.04 and WAC 197-11). X This project is categorically exempt from SEPA review. 3. For all development, mitigation sequencing shall be applied in the following order of priority: X This project is occurring completely within an area that has been previously disturbed. Existing significant vegetation is proposed to be protected, and vegetation disturbed during construction is proposed to be restored. a. Avoiding the impact altogether by not taking a certain action or parts of an action. X Project does comply Project does not comply NjA Notes b. Minimizing impacts by limiting the degree or magnitude of the action and its implementation by using appropriate technology or by taking affirmative steps to avoid or reduce impacts. X Tree protection measures are proposed for the existing Fir trees to the north of the project area. c. Rectifying the impact by repairing, rehabilitating, or restoring the affected environment. X d. Reducing or eliminating the impact over time by preservation and maintenance operations. X All proposed work is occurring within a previously disturbed area; no additional area will be subject to maintenance. e. Compensating for the impact by replacing, enhancing, or providing substitute resources or environments. X Damaged landscaping, including shrubs and groundcover, are proposed to be replaced. f. Monitoring the impact and the compensation projects and taking appropriate corrective measures. X Replacement vegetation is proposed for vegetation expected to be damaged during construction. 4. In determining appropriate mitigation measures applicable to shoreline development, lower priority measures shall be applied only where higher priority measures are determined by the City to be infeasible or inapplicable. X 5. When mitigation measures are appropriate pursuant to the priority of mitigation sequencing above, preferential consideration shall be given to measures that replace the impacted functions directly and in the immediate vicinity of the impact. However, if mitigation in the immediate vicinity is not scientifically feasible due to problems with hydrology, soils, waves or other factors, then off -site mitigation within the Shoreline Jurisdiction may be allowed if consistent with the Shoreline Restoration Plan. Mitigation for projects in the Transition Zone must take place in the Transition Zone. In the event a site is not available in the Transition Zone to carry out required mitigation, the project proponent may contribute funds equivalent to the value of the required mitigation to an existing or future restoration project X Mitigation, in the form of replacement plantings for shrubs and groundcover damaged during construction, is proposed to occur in the same location. Project does comply Project does not comply N/A Notes identified in the CIP to be carried out by a public agency in the Transition Zone. I. Off Street Parking and Loading Requirements. 1. Any parking, loading, or storage facilities located between the river and any building must incorporate additional landscaping in accordance with the Vegetation Protection and Landscaping Section, or berming or other site planning or design techniques to reduce visual and/or environmental impacts from the parking areas utilizing the following screening techniques: X There are no changes to parking, loading, or storage facilities proposed with this application. a. A solid evergreen screen of trees and shrubs a minimum of six feet high; or X b. Decorative fence a maximum of six feet high with landscaping. Chain link fence, where allowed, shall be vinyl coated and landscaped with native trailing vine or an approved non-native vine other than ivy, except where a security or safety hazard may exist; or X c. Earth berms at a minimum of four feet high, planted with native plants in accordance with the Vegetation Protection and Landscaping Section. X 2. Where a parking area is located in the shoreline jurisdiction and adjacent to a public access feature, the parking area shall be screened by a vegetative screen or a built structure that runs the entire length of the parking area adjacent to the amenity. The landscape screening shall comply with the Vegetation Protection and Landscaping Section. X Project does comply Project does not comply N/A Notes 3. Where public access to or along the shoreline exists or is proposed, parking areas shall provide pedestrian access from the parking area to the shoreline. X 4. Parking facilities, loading areas and paved areas shall incorporate low impact development techniques wherever feasible, adequate storm water retention areas, oil/water separators and biofiltration swales, or other treatment techniques and shall comply with the standards and practices formally adopted by the City of Tukwila Public Works Department. X J. Land Altering Activities. J.1. Clearing, Grading and Landfill. a. Land altering shall be permitted only where it meets the following criteria: (1) The work is the minimum necessary to accomplish an allowed shoreline use; X (2) Impacts to the natural environment are minimized and mitigated; X (3) Water quality, river flows and/or fish habitat are not adversely affected; X (4) Public access and river navigation are not diminished; X (5) The project complies with all federal and state requirements; X (6) The project complies with the vegetation protection criteria of the Vegetation Protection and Landscaping Section; X (7) The project will achieve no net loss of shoreline ecological functions or processes. In cases where impacts to shoreline X Project does comply Project does not comply N/A Notes ecological functions from an otherwise allowed land altering project are unavoidable, those impacts shall be mitigated according to the provisions of this section. In that event, the "no net loss" standard is met; and (8) Documentation is provided to demonstrate that the fill comes from a clean source. X There is no fill proposed as part of the proposal. b. Clearing, grading and landfill activities, where allowed, shall include erosion control mechanisms, and any reasonable restriction on equipment, methods or timing necessary to minimize the introduction of suspended solids or leaching of contaminants into the river, or the disturbance of wildlife or fish habitats in accordance with the standards in TMC Chapter 16.54, "Grading." X Clearing and grading is not proposed as part of the proposal. Erosion control will be required as part of the construction permit. The Green River Trail and a row of tall evergreen shrubs are located in between the project area and the Green River. The construction limits, as shown on sheet 1-11.5, are at least 15 feet from the row of shrubs and the Green River Trail which separate the BECU campus from the river. J.2. Dredging. a. Dredging activities must comply with all federal and state regulations. Maintenance dredging of established navigation channels and basins must be restricted to maintaining previously dredged and/or existing authorized location, depth, and width. X b. Where allowed, dredging operations must be designed and scheduled so as to ensure no net loss to shoreline ecological functions or processes. In cases where impacts to shoreline ecological functions from allowed dredging are unavoidable, those impacts shall be mitigated according to the provisions of this section; in that event, the "no net loss" standard is met. X Project does comply Project does not comply NjA Notes K. Marinas, Boat Yards, Dry Docks, Boat Launches, Piers, Docks and Other Over -water Structures. K.1. General Requirements. a. Prior to issuance of a Shoreline Substantial Development Permit for construction of piers, docks, wharves or other over -water structures, the applicant shall present approvals from State or Federal agencies, as applicable. X b. Structures must be designed by a qualified engineer and must demonstrate the project will result in no net loss of shoreline ecological function and will be stable against the forces of flowing water, wave action and the wakes of passing vessels. X c. In -water structures shall be designed and located to minimize shading of native aquatic vegetation and fish passage areas. Removal of shoreline, riparian and aquatic vegetation shall be limited to the minimum extent necessary to construct the project. All areas disturbed by construction shall be replanted with native vegetation as part of the project. X d. New or replacement in -water structures shall be designed and located such that natural hydraulic and geologic processes, such as erosion, wave action or floods will not necessitate the following: X (1) reinforcement of the shoreline or stream bank with new bulkheads or similar artificial structures to protect the in- water structure; or X (2) dredging. X e. No structures are allowed on top of over -water structures except for properties located north of the Turning Basin. X f. Pilings or other associated structures in direct contact with water shall not be treated with preservatives unless the applicant can demonstrate that no feasible alternative to protect the materials X Project does comply Project does not comply N/A Notes exists and that non -wood alternatives are not economically feasible. In that case, only compounds approved for marine use may be used and must be applied by the manufacturer per current best management practices of the Western Wood Preservers Institute. The applicant must present verification that the best management practices were followed. The preservatives must also be approved by the Washington Department of Fish and Wildlife. g. All over -water structures shall be constructed and maintained in a safe and sound condition. Abandoned or unsafe over -water structures shall be removed or repaired promptly by the owner. Accumulated debris shall be regularly removed and disposed of properly so as not to jeopardize the integrity of the structure. Replacement of in -water structures shall include proper removal of abandoned or other man- made structures and debris. X h. Boat owners who store motorized boats on -site are encouraged to use best management practices to avoid fuel and other fluid spills. X K.2. Marinas, Boat Yards and Dry Docks. a. All uses under this category shall be designed to achieve no net loss of shoreline ecological functions. In cases where impacts to shoreline ecological functions from uses allowed under this category are unavoidable, those impacts shall be mitigated according to the provisions of this chapter; in that event, the "no net loss" standard is met. X b. Commercial/industrial marinas and dry docks shall be located no further upriver than Turning Basin #3. X c. Marinas shall be located, designed, constructed and operated to avoid or minimize adverse impacts on fish, wildlife, water quality, native shoreline vegetation, navigation, public access, existing in - water recreational activities and adjacent water uses. X Project does comply Project does not comply N/A Notes d. Marinas shall submit a fuel spill prevention and contingency plan to the City for approval. Haul -out and boat maintenance facilities must meet the City's stormwater management requirements and not allow the release of chemicals, petroleum or suspended solids to the river. X e. Marinas, boat yards and dry docks must be located a minimum of 100 feet from fish and wildlife habitat areas (see "Sensitive Areas in the Shoreline" Map 5). X f. New marinas, launch ramps and accessory uses must be located where water depths are adequate to avoid the need for dredging. K.3. Boat Launches and Boat Lifts. a. Boat launch ramps and vehicle access to the ramps shall be designed to not cause erosion; the use of pervious paving materials, such as grasscrete, are encouraged X b. Boat launch ramps shall be designed to minimize areas of landfill or the need for shoreline protective structures. X c. Access to the boat ramp and parking for the ramp shall be located a sufficient distance from any frontage road to provide safe maneuvering of boats and trailers. X d. Launching rails shall be adequately anchored to the ground. X e. Launch ramps and boat lifts shall extend waterward past the OHWM only as far as necessary to achieve their purpose. X f. Boat lifts and canopies must meet the standards of the U.S. Army Corps of Engineers Regional General Permit Number 1 for Watercraft Lifts in Fresh and Marine/Estuarine Waters within the State of Washington. X K.4. Over -water Structures. Project does comply Project does not comply N/A Notes Where allowed, over -water structures such as piers, wharves and docks shall meet the following standards: X a. The size of new over -water structures shall be limited to the minimum necessary to support the structure's intended use and to provide stability in the case of floating docks. Structures must be compatible with any existing channel control or flood management structures. X b. Over -water structures shall not extend waterward of the OHWM any more than necessary to permit launching of watercraft, while also ensuring that watercraft do not rest on tidal substrate at any time. X c. Adverse impacts of over -water structures on water quality, river flows, fish habitat, shoreline vegetation, and public access shall be minimized and mitigated. Mitigation measures may include joint use of existing structures, open decking or piers, replacement of non- native vegetation, installation of in -water habitat features or restoration of shallow water habitat. X d. Any proposals for in -water or over -water structures shall provide a pre -construction habitat evaluation, including an evaluation of salmonid and bull trout habitat and shoreline ecological functions, and demonstrate how the project achieves no net loss of shoreline ecological functions. e. Over -water structures shall obtain all necessary state and federal permits prior to construction or repair. X f. All over -water structures must be designed by a qualified engineer to ensure they are adequately anchored to the bank in a manner so as not to cause future downstream hazards or significant modifications to the river geomorphology and are able to withstand high flows. X g. Over -water structures shall not obstruct normal public use of the river for navigation or recreational purposes. X h. Shading impacts to fish shall be minimized by using grating on at least 30% of the surface area of the over -water structure on X Project does comply Project does not comply N/ia Notes residential areas and at least 50% of the over -water structure on all other properties. The use of skirting is not permitted. i. If floats are used, the flotation shall be fully enclosed and contained in a shell (such as polystyrene) that prevents breakup or loss of the flotation material into the water, damage from ultraviolet radiation, and damage from rubbing against pilings or waterborne debris. X j. Floats may not rest on the tidal substrate at any time and stoppers on the piling anchoring the floats must be installed to ensure at least 1 foot of clearance above the substrate. Anchor lines may not rest on the substrate at any time. X k. The number of pilings to support over -water structures, including floats, shall be limited to the minimum necessary. Pilings shall conform to the pilings standards contained in the US Army Corps of Engineers Regional General Permit No. 6. X 1. No over -water structure shall be located closer than five feet from the side property line extended, except that such structures may abut property lines for the common use of adjacent property owners when mutually agreed upon by the property owners in an easement recorded with King County. A copy of this agreement shall be submitted to the Department of Community Development and accompany an application for a development permit and/or Shoreline Permit. X K.5. Live-Aboards. New over -water residences are prohibited. Live-aboards may be allowed provided that: X a .They are for single-family use only. X b. They are located in a marina that provides shower and toilet facilities on land and there are no sewage discharges to the water. X Project does comply Project does not comply N/A Notes c. Live-aboards do not exceed 10 percent of the total slips in the marina. X d. They are owner -occupied vessels. X e. There are on -shore support services in proximity to the live- aboards. X L.Signs in Shoreline Jurisdiction. X There is no signage proposed as part of this project. L.1. Signage within the shoreline buffer is limited to the following: a. Interpretative signs. X b. Signs for water -related uses. X c. Signs installed by a government agency for public safety along any public trail or at any public park. X d. Signs installed within the rights of way of any public right-of-way or bridge within the shoreline buffer. All signs shall meet the requirements of the Manual on Uniform Traffic Control Devices for Streets and Highways, current edition, published by the U.S. Department of Transportation. X e. Signs installed on utilities and wireless communication facilities denoting danger or other safety information, including emergency contact information X L.2. Billboards and other off -premise signs are strictly forbidden in the shoreline buffer. X 18.44.080 Vegetation Protection and Landscaping Project does comply Project does not comply N/A Notes B. Tree Protection, Retention and Replacement. 1. As many significant trees and as much native vegetation as possible are to be retained on a site proposed for development or re- development, taking into account the condition and age of the trees. As part of design review, the Director of Community Development or the Board of Architectural Review may require alterations in the arrangement of buildings, parking or other elements of proposed development in order to retain significant non-invasive trees, particularly those that provide shading to the river. Trees located on properties not undergoing development or re -development may not be removed except those that interfere with access and passage on public trails or that present an imminent hazard to existing structures or the public. If the hazard is not readily apparent, the City may require an evaluation by an International Society of Arborists (ISA)- certified arborist. X All existing trees within the shoreline jurisdiction are proposed to be protected as part of this project. Some existing shrubs and grass are expected to be damaged during construction, and are proposed to be replaced with native species vegetation. 2. To protect the ecological functions that trees and native vegetation provide to the shoreline, removal of any significant tree or native vegetation in the Shoreline Jurisdiction requires a Shoreline Tree Removal and Vegetation Clearing Permit and is generally only allowed on sites undergoing development or re -development. Only trees that interfere with access and passage on public trails or trees that present an imminent hazard to existing structures or the public may be removed from sites without an issued building permit or Federal approval. Factors that will be considered in approving tree removal include, but are not limited to: tree condition and health, age, risks to structures, and potential for root or canopy interference with utilities. X 3. Prior to any tree removal or site clearing, a Type 2 Shoreline Tree Removal and Vegetation Clearing Permit application must be X Sheet A-11.5 shows existing trees to be protected during construction, and Project does comply Project does not comply NjA Notes submitted to the Department of Community Development (DCD) containing the following information: a. A vegetation survey on a site plan that shows the diameter, species and location of all significant trees and all existing native vegetation. _ areas where shrubs and grasses are located adjacent to the construction limits. No tree removal or site clearing is proposed. Some shrubs and grasses are expected to be damaged during construction and are proposed to be replaced with native species plantings. b. A site plan that shows trees and native vegetation to be retained and trees to be removed and provides a table showing the number of significant trees to be removed and the number of replacement trees required. X No trees will be removed with this project. c. Tree protection zones and other measures to protect any trees or native vegetation that are to be retained for sites undergoing development or re -development. X Sheet A-11.5 shows existing trees to be protected and the proposed location of the tree protection barrier. The location of existing shrubs are also shown on this sheet, located on both sides of the 19' wide grass fire lane. d. Location of the OHWM, river buffer, Shoreline Jurisdiction boundary and any sensitive areas with their buffers. X e. A landscape plan that shows diameter, species name, spacing and planting location for any required replacement trees and other proposed vegetation. X Shrubs and grass disturbed with this project will be replaced with native species plantings. f. An arborist evaluation justifying the removal of hazardous trees if required by DCD. X g. An application fee per the current Land Use Permit Fee resolution. X 4. Where permitted, significant trees that are removed from the shoreline shall be replaced pursuant to the tree replacement requirements shown below, up to a density of 100 trees per acre (including existing trees). The Director or Planning Commission may require additional trees or shrubs to be installed to mitigate any potential impact from the loss of this vegetation as a result of new development. (See Tree Replacement Requirement Table) X Project does comply Project does not comply N/A Notes 5. The property owner is required to ensure the viability and long-term health of trees planted for replacement through proper care and maintenance for the life of the project. Replaced trees that do not survive must be replanted in the next appropriate season for planting. X 6. If all required replacement trees cannot be reasonably accommodated on the site, off -site tree replacement within the shoreline jurisdiction may be allowed at a site approved by the City. Priority for off -site tree planting will be at locations within the Transition Zone. If no suitable off -site location is available, the applicant shall pay into a tree replacement fund. The fee shall be based on the value of the replacement trees and their delivery, labor for site preparation and plant installation, soil amendments, mulch, and staking supplies. X 7. When a tree suitable for use as LWD is permitted to be removed from the shoreline buffer, the tree trunk and root ball (where possible) will be saved for use in a restoration project elsewhere in the shoreline jurisdiction. The applicant will be responsible for the cost of moving the removed tree(s) to a location designated by the City. If no restoration project or storage location is available at the time, the Director may waive this requirement. Trees removed in the shoreline jurisdiction outside the buffer shall be placed as LWD in the buffer (not on the bank), if feasible. Priority for LWD placement projects will be in the Transition Zone. X 8. Dead or dying trees located within the buffer or undeveloped upland portion of the Shoreline Jurisdiction shall be left in place as wildlife snags, unless they present a hazard to structures, facilities or the public. X 9. Topping of trees is prohibited unless absolutely necessary to protect overhead utility lines. Topping of trees will be regulated as removal and tree replacement will be required. X 10. For new development or re -development where trees are proposed for retention, tree protection zones shall be indicated on site plans and shall be established in the field prior to X An inspection of tree protection measures prior to the start of Project does comply Project does not comply N/A Notes commencement of any construction or site clearing activity. A minimum 4 feet high construction barrier shall be installed around significant trees and stands of native trees or vegetation to be retained. Minimum distances from the trunk for the construction barriers shall be based on the approximate age of the tree (height and canopy) as follows: construction will be included as part of the building permit. a. Young trees (have reached less than 20% of life expectancy): 0.75 feet per inch of trunk diameter. X b. Mature trees (have reached 20-80% of life expectancy): 1 foot per inch of trunk diameter. X c. Over mature trees (have reached greater than 80% of life expectancy): 1.5 feet per inch of trunk diameter X C. Landscaping. This section presents landscaping standards for the Shoreline Jurisdiction and is divided into a general section and separate sections for the River Buffer and for the remaining part of the Shoreline Jurisdiction for each environment designation 1. General Requirements. For any new development or redevelopment in the Shoreline Jurisdiction, except single family residential development of 4 or fewer lots, invasive vegetation must be removed and native vegetation planted and maintained in the River Buffer, including the river bank. X This project is located on the landward side of the existing Green River Trail, where grass and non-native shrubs were installed as part of the landscaping design when the BECU site was developed in 1989. Invasive vegetation is not located within the project area. Invasive vegetation located between the Green River Trail and the OHWM a. The landscaping requirements of this subsection apply for any new development or redevelopment in the Shoreline Jurisdiction, except: single family residential development of 4 or fewer lots. The extent of landscaping required will depend on the size of the proposed project. New development or full redevelopment of a site will require landscaping of the entire site. For smaller projects, the Director will X The scale of this project is very small, and all work is taking place within an area that has already been developed. All trees on the site are proposed to be retained as part of this project. Tree retention and replacement of any Project does comply Project does not comply N/A Notes review the intent of this section and the scope of the project to determine a reasonable amount of landscaping to be carried out. Trees and other vegetation shading the river shall be retained or replanted when riprap is placed per the approved tree permit, if required. damaged landscaping as proposed is appropriate given there will be no new development area within the shoreline jurisdiction. b. Invasive vegetation must be removed as part of site preparation and native vegetation planted, including the river bank. X Invasive vegetation along the river bank has been removed in the area adjacent to this project as part of the Duwamish Challenge BECU has been doing over the previous several years. c. On properties located behind publicly maintained levees, an applicant is not required to remove invasive vegetation or plant native vegetation within the buffer. X d. Removal of invasive species shall be done by hand or with hand-held power tools. Where not feasible and mechanized equipment is needed, the applicant must obtain a Shoreline Tree Removal and Vegetation Clearing Permit and show how the slope stability of the bank will be maintained and a plan must be submitted indicating how the work will be done and what erosion control and tree protection features will be utilized. Federal and State permits may be required for vegetation removal with mechanized equipment. X e. Trees and other vegetation shading the river shall be retained or replanted when riprap is placed, as specified in the approved tree permit if a permit is required. X f. Removal of invasive vegetation may be phased over several years prior to planting, if such phasing is provided for by a plan approved by the Director to allow for alternative approaches, such as sheet mulching and goat grazing. The method selected shall not destabilize the bank or cause erosion. X g. A combination of native trees, shrubs and groundcovers (including grasses, sedges, rushes and vines) shall be planted. The plants listed in the Riparian Restoration and Management Table of the 2004 As a condition of approval, replacement plantings for those damaged during construction shall be selected from the Riparian Restoration and Management Table of the 2004 Washington Stream Habitat Restoration Guidelines (Washington Department of Fish and Wildlife, Washington Department of Ecology, Project does comply Project does not comply N/A Notes and U.S. Fish and Wildlife Service, Olympia, Washington, as amended) shall provide the basis for plant selection. Site conditions, such as topography, exposure, and hydrology shall be taken into account for plant selection. Other species may be approved if there is adequate justification. Washington Stream Habitat Restoriation Guidelines. h. Non-native trees may be used as street trees in cases where conditions are not appropriate for native trees (for example where there are space or height limitations or conflicts with utilities). X i. Plants shall meet the current American Standard for Nursery Stock (American Nursery and Landscape Association - ANLA). X j. Plant sizes in the non -buffer areas of all Shoreline Environments shall meet the following minimum size standards: Deciduous trees: 2-inch caliper. Conifers: 6-8 foot height. Shrubs: 24-inch height. Ground cover/grasses: 4-inch or 1 gallon container. X Replacement plantings for those that will be damaged during construction have not been specified, and shall meet these requirements as a condition of approval. k. Smaller plant sizes (generally one gallon, bareroot, plugs, or stakes, depending on plant species) are preferred for buffer plantings. Willow stakes must be at least 1/2-inch in diameter. X Plants within the buffer area in proximity to the project site are limited to grasses. 1. Site preparation and planting of vegetation shall be in accordance with best management practices for ensuring the vegetation's long- term health and survival. X The project plans do not include planting details and specifications. As a condition of approval, the permit will be conditioned for conformance with this requirement. m. Plants may be selected and placed to allow for public and private view corridors and/or access to the water's edge. X n. Native vegetation in the shoreline installed in accordance with the preceding standards shall be maintained by the property owner to promote healthy growth and prevent establishment of invasive species. Invasive plants (such as blackberry, ivy, knotweed, bindweed) shall be removed on a regular basis, according to the approved maintenance plan. X o. Areas disturbed by removal of invasive plants shall be replanted with native vegetation where necessary to maintain the density shown X Project does comply Project does not comply N/A Notes in TMC Section 18.44.080.B.4. and must be replanted in a timely manner, except where a long term removal and re -vegetation plan, as approved by the City, is being implemented. p. The following standards apply to utilities and loading docks located in the shoreline jurisdiction. (1) Utilities such as pumps, pipes, etc. shall be suitably screened with native vegetation; X (2) Utility easements shall be landscaped with native groundcover, grasses or other low -growing plants as appropriate to the shoreline environment and site conditions; X (3) Allowed loading docks and service areas located waterward of the development shall have landscaping that provides extensive visual separation from the river. X 2. River Buffer Landscaping Requirements in all Shoreline Environments. The River Buffer in all shoreline environments shall function, in part, as a vegetation management area to filter sediment, capture contaminants in surface water run-off, reduce the velocity of water run-off, and provide fish and wildlife habitat. X Sheet A-11.5 shows the location of existing trees and shrubs in relation to the construction limits and the shoreline jurisdiction. a. A planting plan prepared by a licensed landscape architect or an approved biologist shall be submitted to the City for approval that shows plant species, size, number and spacing. The requirement for a landscape architect or biologist may be waived by the Director for single family property owners (when planting is being required as mitigation for construction of overwater structures or shoreline stabilization), if the property owner accepts technical assistance from City staff. b. Plants shall be installed from the OHWM to the upland edge of the River Buffer unless site conditions would make planting unsafe. X This project involves work within an area of the River Buffer that is approximately 30 square feet. Grasses within this area disturbed during construction are proposed to be replanted. No work is proposed on the Project does comply Project does not comply N/A Notes east side of the Green River Trail, and planting in this area is not proposed. The area between the OHWM and the Green River Trail has been planted with native vegetation as part of a larger effort by BECU and volunteers. east side of the Green River Trail, and planting in this area is not proposed. The area between the OHWM and the Green River Trail has been planted with native vegetation as part of a larger effort by BECU and volunteers. c. Plantings close to and on the bank shall include native willows, red osier dogwood and other native vegetation that will extend out over the water, to provide shade and habitat functions when mature. Species selected must be able to withstand seasonal water level fluctuations. X d. Minimum plant spacing in the buffer shall follow the River Buffer Vegetation Planting Densities Table shown in TMC Section 18.44.080.C.2. Existing non-invasive plants may be included in the density calculations. X f. In the event that a development project allows for setback and benching of the shoreline along an existing levee or revetment, the newly created mid -slope bench area shall be planted and maintained with a variety of native vegetation appropriate for site conditions. (See River Buffer Vegetation Planting Densities Table) X 3. Landscaping Requirements for the Urban Conservancy and High Intensity Environments — Outside of the River Buffer. For the portions of property within the Shoreline Jurisdiction landward of the River Buffer the landscape requirements in the General section of this chapter and the requirements for the underlying zoning as established in TMC Chapter 18.52 shall apply except as indicated below. X a. Parking Lot Landscape Perimeters: One native tree for each 20 lineal feet of required perimeter landscaping, one shrub for each 4 lineal feet of required perimeter landscaping, and native groundcovers to cover 90% of the landscape area within 3 years, planted at a minimum spacing of 12 inches on -center. X There are no changes to the parking lot with the current proposal. Project does comply Project does not comply N/A Notes b. Interior Parking Lot Landscaping: Every 300 square feet of paved surface requires 10 square feet of interior landscaping within landscape islands separated by no more than 150 feet between islands. X c. Landscaping shall be provided at yards not adjacent to the river, with the same width as required in the underlying zoning district. This standard may be reduced as follows: X Landscaping for this site was included during its original development. There are no changes to the required landscaping proposed with this project. (1) Where development provides a public access corridor between off - site public area(s) and public shoreline areas, side yard landscaping may be reduced by 25 percent to no less than 3 feet; or X (2) Where development provides additional public access area(s) (as allowed by the High Intensity and Urban Conservancy Environment Development Standards) equal in area to at least 2.5% of total building area, front yard landscaping may be reduced by 25 percent. X D. Vegetation Management in the Shoreline Jurisdiction. The requirements of this section apply to all existing and new development within the shoreline jurisdiction. 1. Trees and shrubs may only be pruned for safety, to maintain views or access corridors and trails by pruning up or on the sides of trees, to maintain clearance for utility lines, and/or for improving shoreline ecological function. This type of pruning is exempt from any permit requirements. Topping of trees is prohibited except where absolutely necessary to avoid interference with existing utilities. X 2. Plant debris from removal of invasive plants or pruning shall be removed from the site and disposed of properly. X 3. Use of pesticides. X Use of pesticides is not proposed with this project. a. Pesticides (including herbicides, insecticides, and fungicides) shall not be used in the shoreline jurisdiction except where: X Project does comply Project does not comply N/A Notes (1) Alternatives such as manual removal, biological control, and cultural control are not feasible given the size of the infestation, site characteristics, or the characteristics of the invasive plant species; X (2) The use of pesticides has been approved through a comprehensive vegetation or pest management and monitoring plan; X (3) The pesticide is applied in accordance with state regulations; ._., X (4) The proposed herbicide is approved for aquatic use by the U.S. Environmental Protection Agency; and X (5) The use of pesticides in the shoreline jurisdiction is approved in writing by the City and the applicant presents a copy of the Aquatic Pesticide Permit issued by the Department of Ecology or Washington Department of Agriculture. X b. Self-contained rodent bait boxes designed to prevent access by other animals are allowed. X c. Sports fields, parks, golf courses and other outdoor recreational uses that involve maintenance of extensive areas of turf shall provide and implement an integrated turf management program or integrated pest management plan designed to ensure that water quality in the river is not adversely impacted. X This project involves an outdoor recreation area where there are areas of turf. However, the scale of the project is not large enough to require an integrated turf management program or integrated pest management plan be developed and/or implemented. 18.44.110 Shoreline Design Guidelines A. The following standards apply to development, uses and activities in the Urban Conservancy and High Intensity Environments and non- residential development in the Shoreline Residential Environment. Project does comply Project does not comply N/A Notes 1. Relationship of Structure to Site. Development within the shoreline jurisdiction shall demonstrate compliance with the following: X The canopy structure is an accessory structure to the existing BECU headquarters building. Both the larger headquarters building and the new canopy are oriented parallel to the shoreline. a. Respect and reflect the shape of the shoreline; b. Orient building elements to site such that public river access, both visual and physical is enhanced; X The new canopy structure is made of glass, maximizing visual access to the river. c. Orient buildings to allow for casual observation of pedestrian and trail activity from interior spaces; X The new canopy structure is oriented parallel to the trail and is made of glass, allowing for casual observation of trail activity. d. Site and orient buildings to provide maximum views from building interiors toward the river and the shoreline; X The new canopy provides views of the shoreline from within the canopy while preserving views of the shoreline from within the larger BECU headquarters building. e. Orient public use areas and private amenities to the river; X The new canopy is on the east side of the building, oriented to the river. f. Clearly allocate spaces, accommodating parking, vehicular circulation and buildings to preserve existing stands of vegetation or trees so that natural areas can be set aside, improved, or integrated into site organization and planning; X This project has been designed to preserve existing trees on the north side of the canopy and a large stand Project does comply Project does not comply N/A Notes of shrubs which separate the BECU campus from the Green River Trail. of shrubs which separate the BECU campus from the Green River Trail. g. Clearly define and separate public from non-public spaces with the use of paving, signage, and landscaping. X A large stand of existing shrubs serve to define and separate the public space of the Green River Trail from the BECU site. The patio paving also is different from the trail paving, helping to differentiate public and private spaces. 2. Building Design. Development within the shoreline jurisdiction shall demonstrate compliance with the following: a. To prevent building mass and shape from overwhelming the desired human scale along the river, development shall avoid blank walls on the public and river sides of buildings. X This building is very small and accessory to the larger BECU building. b. Buildings should be designed to follow the curve of the river and respond to changes in topography; buildings must not "turn their back" to the river. X The building is parallel to the river and the glass employed as the primary building material represents a high level of design for an accessory structure will allow people within the structure to maintain visual access to the river. c. Design common areas in buildings to take advantage of shoreline views and access; incorporate outdoor seating areas that are compatible with shoreline access. X The project area is part of a larger employee common area which takes advantage of access to and views of the river. d. Consider the height and scale of each building in relation to the site. X The height and scale of the building is very minor and appropriate for the recreation area/employee break area in which it is located on the BECU headquarters site. e. Extend site features such as plazas that allow pedestrian access and enjoyment of the river to the landward side of the buffer's edge. X Project does comply Project does not comply N/A Notes f. Locate lunchrooms and other common areas to open out onto the water -ward side of the site to maximize enjoyment of the river. X g. Design structures to take advantage of the river frontage location by incorporating features such as: (1) plazas and landscaped open space that connect with a shoreline trail system; X (2) windows that offer views of the river; or X (3) pedestrian entrances that face the river. X h. View obscuring fencing is permitted only when necessary for documentable use requirements and must be designed with landscaping per the Vegetation Protection and Landscaping Section. Other fencing, when allowed, must be designed to complement the proposed and/or existing development materials and design; and X There is no fencing proposed with this project. i. Where there are public trails, locate any fencing between the site and the landward side of the shoreline trail. X �. There is no fencing encing proposed with this project. 3. Design of Public Access. Development within the shoreline jurisdiction shall demonstrate compliance with the following: a. Public access shall be barrier free, where feasible, and designed consistent with the Americans with Disabilities Act. X Public access is not required as part of this project due to the small scope of the proposal. The new canopy is less than 1,000 square feet, and does not meet the 3,000 square foot threshold to be considered a significant addition of square footage to the existing building, per 18.44.100, A, 1., a. b. Public access landscape design shall use native vegetation, in accordance with the standards in the Vegetation Protection and Landscaping Section. Additional landscape features may be required X Project does comply Project does not comply N/A Notes where desirable to provide public/private space separation and screening of utility, service and parking areas. c. Furniture used in public access areas shall be appropriate for the proposed level of development, and the character of the surrounding area. For example, large urban projects should provide formal benches; for smaller projects in less -developed areas, simpler, less formal benches or suitable alternatives are appropriate. X d. Materials used in public access furniture, structures or sites shall be: X (1) Durable and capable of withstanding exposure to the elements; X (2) Environmentally friendly and take advantage of technology in building materials, lighting, paved surfaces, porous pavement, etc, wherever practical; and X (3) Consistent with the character of the shoreline and the anticipated use. X e. Public -Private Separation. X (1) Public access facilities shall look and feel welcoming to the public, and not appear as an intrusion into private property. X (2) Natural elements such as logs, grass, shrubs, and elevation separations are encouraged as means to define the separation between public and private space. X city, of J cd wita Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl , HEREBY DECLARE THAT: Notice of Application )4 Notice of Decision Notice of Public Hearing Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit X, Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this _22 day of September 2016 Project Name: Project Number: Associated File Number (s): Mailing requested by: Jaimie Reavis �,---------- Mailer's signature: %ems 0o kid /7) W:\USERS\TERI\TEMPLATES-FORMSWFFIDAVIT OF DISTRIBUTION.DOC Shoreline Management Act Permit Data Sheet and Transmittal Letter From: (local government) City of Tukwila Transmittal Date: 9/19/2016 Type of Permit: (Indicate all that apply) ❑ Substantial Development ❑ Conditional Use ❑ Variance ❑ Revision ❑ Other Applicant Information: Name: BECU Address: 12770 Gateway Drive, Tukwila, WA 98168 Phone(s): Is the applicant the property owner? ® Yes ❑ No Local permit no. L16-0034 State permit no. To: (appropriate Ecology office) David Pater Receipt Date: (provided by Ecology) Local Government Decision: ❑ Approval ® Conditional Approval ❑ Denial Applicant's Representative: (If primary contact) Name: Robert Estep, Interior Architects Address: 1001 4th Ave, Suite 3600 Phone(s): 206-438-0396 Location of the Property: (Section, township, and range to the nearest IA, 1/4 section or latitude and longitude, and a street address where available.) Water Body Name: Green/Duwamish River Shoreline of State Significance: ® Yes ❑ No Environment Designation: Urban Conservancy - No Levee Project Description: (Summary of the intended use or project purpose) To construct a 300 square foot glass and steel shelter canopy on the east side of the existing six -story BECU headquarters building. Approximately 756 square feet of existing pavement will be removed and replaced in order to construct the canopy. Existing trees near the project area will be preserved. Other vegetation adjacent to the paved area is expected to be damaged during construction and is proposed to be replaced with approximately 300 square feet of plantings. Notice of Application Date: 7/14/2016 Final Decision Date: 9/19/2016 By: (Local government primary contact on this application) Jaimie Reavis, Senior Planner Phone: 206-431-3659 ell* of Jaua& Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl , HEREBY DECLARE THAT: x Notice of Application Shoreline Substantial Developement Permit Notice of Decision Notice of Public Hearing Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this 14th_ day of _July 2016 Project Name: BECU East Canopy and Patio Project Number: PL16-0031 Associated File Number (s): L16-0034 Mailing requested by: Jaimie reavis Mailer's signature: ale i �uee%alil W:\USERS\TERI\TEMPLATES-FORMS\AFFIDAVIT OF DISTRIBUTION. i " fti City of Tukwila Notice Of Application — Shoreline Substantial Development Permit Project # PL16-0031 BECU East Canopy and Patio Project Planner: Jaimie Reavis, 206.431.3659, Jaimie.Reavis@TukwilaWa.gov PROJECT LOCATION File# L16-0034 Location: 12770 Gateway Drive (parcel #2716000075) Applicant: Robert Estep, Interior Architects Project Description: Request for Shoreline Sub- stantial Development Permit review to construct a 300 -square foot glass and steel shelter canopy on the east side of the BECU Tukwila Financial Center. The project includes removal and replacement of approximately 756 square feet of existing paving with new concrete paving on which the new shelter will be located. Three existing evergreen trees will be preserved with the pro- ject. Approximately 300 square feet of plantings are proposed to replace other vegetation expected to be damaged during construction. Your written comments on the project are requested and can be delivered to DCD, 6300 Southcenter Blvd, Ste 100, Tukwila WA 98188. Comments must be received by 5:oop.m. on August 15;, 2016. You may request a copy of any decision, com- ment on the project, and learn your appeal rights by calling the project planner listed above, or by visiting our offices Monday through Friday, 8:00am to 5:00 pm at DCD 6300 Southcenter Blvd, Ste 100. City of Tukwila Notice Of Application — Shoreline Substantial Development Permit Project # PL16-0031 BECU East Canopy and Patio Project Planner: Jaimie Reavis, 206.431.3659, Jaimie.Reavis@TukwilaWa.gov PROJECT LOCATION File# L16-0034 Location: 12770 Gateway Drive (parcel #2716000075) Applicant: Robert Estep, Interior Architects Project Description: Request for Shoreline Sub- stantial Development Permit review to construct a 300 -square foot glass and steel shelter canopy on the east side of the BECU Tukwila Financial Center. The project includes removal and replacement of approximately 756 square feet of existing paving with new concrete paving on which the new shelter will be located. Three existing evergreen trees will be preserved with the pro- ject. Approximately 300 square feet of plantings are proposed to replace other vegetation expected to be damaged during construction. Your written comments on the project are requested and can be delivered to DCD, 6300 Southcenter Blvd, Ste 100, Tukwila WA 98188. Comments must be received by 5:oop.m. on August 15, 2016. You may request a copy of any decision, com- ment on the project, and learn your appeal rights by calling the project planner listed above, or by visiting our offices Monday through Friday, 8:00am to 5:00 pm at DCD 6300 Southcenter Blvd, Ste 100. Teri Svedahl From: Teri Svedahl Sent: Thursday, July 14, 2016 9:43 AM To: 'richard wieser'; 'tukwilahistsociety@tukwilahistory.org' Subject: Shoreline permit Attachments: BECU_Canopy.pdf Attached is the Notice of Application for BECU Shoreline development permit. If you have any questions, please contact Jaimie Reavis at jaimic.Reavis alTukwilaWA.g v Thanks you , Teri Land Use and Sign application intake hours are: M — F, 8:30 — 12:00 & 1:00-4:00 Teri Svedahl /Administrative Support Technician City of Tukwila I Planning Department 6300 Southcenter Boulevard - Ste 100 I Tukwila WA 98188 Teri. Svedahl1a Tukwila WA.gov eswansry The City of opportunity, the community of choice. ** NOTICE OF PUBLIC DISCLOSURE: This e-mail account is public domain. Any correspondence from or to this e-mail account is a public record. Accordingly, this e-mail, in whole or in part, may be subject to disclosure pursuant to RCW 42.56, regardless of any claim of confidentiality or privilege asserted by an external party.** 1 AGENCY KC PARKS & RECREATION KC ASSESSOR'S OFFICE WATERSHED COORDINATION SERVICES KC HEALTH DEPT KC DEV & ENVIRON SERVICES KC DEPARTMENT OF NAT'L RESOURCES FOSTER LIBRARY WASTE MANAGEMENT KC CHAMBER OF COMMERCE MUCKLESHOOT Cultural Resources Program MUCKLESHOOT Fisheries Program MUCKLESHOOT Wildlife Program DUWAMISH INDIAN TRIBE PUGET SOUND CLEAN AIR AGENCY DUWAMISH RIVER CLEAN UP COALITION WA ENVIRONMENTAL COUNCIL PEOPLE FOR PUGET SOUND FUTUREWISE TUKWILA HISTORICAL SOCIETY DIV ACCOUNTING DIVISION WRIA 9 PERMITS SEPA INFO CENTER SEATTLE S0. CONVENTION & VISITORS Laura Murphy Karen Walter Mike Middleton SEPA REVIEW ADDRESS 2015 JACKSON ST., STE 700 500 4th AVE, RM# 709A 201 SOUTH JACKSON ST., STE 600 401 FIFTH AVE, STE 1100 35030 SE Douglas Street, Ste 210 201S JACKSON ST., STE 600 4060 S 144th STREET 8111-1st AVE S 14220 Interurban Ave S # 134 39015 172nd AVE SE 39015 172nd AVE SE 39015 172nd AVE SE 4705 W MARGINAL WAY SW 1904 3rd AVENUE, STE 105 210 S Hudson Street, Ste 332 1402 THIRD AVE, STE# 1400 1402 - 3rd Ave, Ste 1400 816 SECOND AVENUE, STE 200 CITY ST ZIP SEATTLE WA 98104 SEATTLE WA 98104 SEATTLE WA 98104 SEATTLE WA 98104 SNOQUALI, WA 98065 SEATTLE WA 98104 TUKWILA WA 98168 SEATTLE WA 98108 Tukwila WA 98168 AUBURN WA 98092 AUBURN WA 98092 AUBURN WA 98092 SEATTLE WA 98106 SEATTLE WA 98101 SEATTLE WA 98134 SEATTLE WA 98101 SEATTLE WA 98101 SEATTLE WA 98104 WOULD LIKE TO RECEIVE ALL NOTICES - SEND ALL NOTICES BY EMAIL TO BOTH EMAIL ADDRESSES (main and Richard tukwilahistsociety@tukwilahistory.org Louise Jones -Brown rcwieser@comcast.net Richard McLeland-Wieser t \ 7 1 FIRST NAME TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA Sinh & Huynh Lan TUKWILA James A Jr James A TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA * TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA OM N ICARE TUKWILA TUKWILA ITT TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA WASHINGTON STATE TUKWILA TUKWILA LAST NAME MERRILL LYNCH TRUST COMPANY COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER Nguyen COMMUNITY MEMBER Codiga Codiga COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER IVR EXPERTS LLC COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER LABOR & INDUSTRIES COMMUNITY MEMBER COMMUNITY MEMBER ADDRESS 1215 4TH AVE # 2600 12250 49TH AVE S 12256 49TH AVE S 12404 50TH PL S 12410 50TH PL S 12501 50TH PL S 12507 50TH PL S 12517 51ST PL S 12522 50TH PL S 12523 50TH PL S 12529 50TH AVE S 12529 50TH PL S 12533 51ST PL S 12542 50TH PL S 12546 50TH PL S 12556 50TH PL S 12562 50TH PL S 126 SW 148TH ST 12600 INTERURBAN AVE S #120 12600 INTERURBAN AVE S #100 12600 INTERURBAN AVE S #160 12602 INTERURBAN AVE S 12604 INTERURBAN AVE S 12606 INTERURBAN AVE S 12608 INTERURBAN AVE S 12610 INTERURBAN AVE S 12614 INTERURBAN AVE S 12618 INTERURBAN AVE S 12620 B INTERURBAN AVE S 12620 INTERURBAN AVE S 12622 A INTERURBAN AVE S 12624 INTERURBAN AVE S 12626 INTERURBAN AVE S 12628 INTERURBAN AVE S 12671 GATEWAY DR 12674 GATEWAY DR 12689 GATEWAY DR 12699 GATEWAY DR 12720 GATEWAY DR 12720 GATEWAY DR #102 12720 GATEWAY DR 12720 GATEWAY DR #110 12720 GATEWAY DR #204 12770 GATEWAY DR #209 12779 GATEWAY DR 12787 GATEWAY DR 12806 GATEWAY DR 12828 GATEWAY DR 12855 48TH AVE S CITY ST ZIP SEATTLE WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA SEATTLE WA SEATTLE WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA SEATTLE WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA 98161 98168 98168 98168 98168 98168 98168 98178 98168 98178 98178 98168 98168 98168 98168 98168 98168 98166 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 98168 98168 98168 98168 98168 98168 r /' FIRST NAME LAST NAME TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER MUZAK TUKWILA COMMUNITY MEMBER * DEM L LC Da-Loc B Hoang Donald L & Teresa L Glidden Jian Xiong & Ming Feng Zh Xue * GATEWAY BLDG 10 LLC * REEVE RESOURCES LLC * C & P RENTALS LLC Hugh Hogan Hulman TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER * KING COUNTY -PROPERTY SVCS TUKWILA COMMUNITY MEMBER Usly Prologis Anthony C & Su Haram Campbell Thuan Viet Nguyen * GATEWAY OLYMPIA INC * DEBONAIR PROPERTY LLC Employees Credit Uni Boeing ADDRESS 13035 GATEWAY DR #149 13035 GATEWAY DR #131 13035 GATEWAY DR #125 13035 GATEWAY DR #119 13075 GATEWAY DR #100 13075 GATEWAY DR 13123 48TH AVE S 14807 BELTERRAZA DR 17659 SE 192ND DR 2827 S RAYMOND ST 2829 RUCKER AVE STE 100 2844 SAINT DIZIER DR 29313 233RD AVE SE 35646 14TH SW 4720 S 125TH ST 4801 S 124TH ST 4811 S 124TH ST 4815 :5 124TH ST 4816 S 124TH ST 4821 S 124TH ST 4915 S 124TH ST 4916 S 124TH ST 4919 S 124TH ST 4925 5 125TH ST 500 4TH AVE # 830 5005 S 124TH ST 60 STATE ST # 2200 6036 S REDWING ST 7637 S 114TH ST PO BOX 4900 # 207 PO BOX 59572 PO BOX 97050 CITY ST TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA SEATTLE WA HOUSTON TX RENTON WA SEATTLE WA EVERETT WA HENDERSON NV BLACK DIAMOND WA FEDERAL WAY WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA SEATTLE WA TUKWILA WA BOSTON MA SEATTLE WA SEATTLE WA SCOTTSDALE AZ RENTON WA SEATTLE WA ZIP 98168 98168 98168 98168 98168 98168 98168 77083 98058 98108 98201 89044 98010 98023 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98104 98168 2109 98118 98178 85261 98058 98124 SENDER: COMPLETE THIS SECTION • vj COMPLETE THIS SECTION ON DELIVERY • Complete items 1, 2, and 3. Also complete item 4 if Restricted Delivery is desired. • Print your name and address on the reverse so that we can return the card to you. • Attach this card to the back of the mailpiece, or on the front if space permits. 1. Article Addressed to: Department of Ecology NW Regional Office 3190 -160th Ave. SE Bellevue, WA 98008 �-t -Oc 4 2. Article Number (Transfer from service label) A. Signatur X B. Received by (Printed Name) ❑ Agent ❑ Addressee C. Date of Delivery q- 23 , s D. Is delivery address different from item 1? 0 Yes If YES, enter delivery address below: 0 No 3. Service Type Certified Mail ❑ Registered ❑ Insured Mail ❑ Express Mail kReturn Receipt for Merchandise ❑ C.O.D. 4. Restricted Delivery? (Extra Fee) 0 Yes 7002 2410 0005 7502 2456 PS Form 3811, February 2004 2410 0005 •1.,, Domestic Retum Receipt 102595-02-M-154C Vie : it.] Ce't"i^e F� Ft' R' :cc .. d D_ v,:ry (Er dor.a7r rt R::q..J red) 'ot<a Pa te1 I.t4 ..H•: r, Pc_•trn 4 Department of Ecology NW Regional Office 3190 - 160th Ave. SE Bellevue, WA 98008 1 r City of Tie wil Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director NOTICE OF COMPLETE APPLICATION June 30, 2016 Robert Estep Interior Architects 1001 4th Ave., Suite 3600 Seattle, WA 98154 Subject: BECU East Canopy and Patio Project - Shoreline Substantial Development Permit L16-0034 (Shoreline Permit) PL16-0031(Project File) Dear Mr. Estep: Your application for a Shoreline Substantial Development for the property located at 12770 Gateway Drive (parcel # 2716000075) is considered complete on June 30, 2016 for the purposes of meeting state mandated time requirements. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. Please arrange to have the public notice board for this project manufactured and installed on site within the next 14 days. The City of Tukwila will coordinate the public notice mailing with installation of the public notice board. Once the public notice board is installed, the public comment period for this project will be 30 days. This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. Please feel free to contact me with any questions at (206) 431-3659. Sincerely, --P-w/frfr'7 Jaimie Reavis Senior Planner Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov r\ 0400 TO: City of Tukwila Department of Community Development File Number IL16-0034 (PL16-0031) LAND USE PERMIT ROUTING FORM Building Planning ;t Public Works Fire Dept. Police Dep Project: BECU East Canopy and Patio Address: 12770 Gateway Drive Date transmitted: June 28, 2016 Response requested by: July 13, 2016 Staff coordinator: Jaimie Reavis Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60-day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculatuons of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) CC)-^"NfS Plan check date: 71th Comments � �,+ ���� prepared by:: Update date: 7 1 0400 TO: *, City of Tukwila Department of Community Development RECEIVED JUN282016 TUKWILA PUBLIC WORKS File Number L16-0034 (PL16-0031) LAND USE PERMIT ROUTING FORM Building Planning Fire Dept. Police Dept. Parks/Rec Project: BECU East Canopy and Patio Address: 12770 Gateway Drive Date transmitted: June 28, 2016 Response requested by: July 13, 2016 Staff coordinator: Jaimie Reavis Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60-day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) -Ter au 1.(2,r,k)k P&U GJati _noel 20va c ? / f oyLlist, �GJms. Plan check date: Comments prepared by: Update date: C/2/poja i 0400 TO: *, City of Tukwila Department of Community Development File Number L16-0034 (PL16-0031) LAND USE PERMIT ROUTING FORM Building Planning f. Public Works Police Dept. 1❑1 Parks/Rec Project: Address: BECU East Canopy and Patio 12770 Gateway Drive Date transmitted: June 28, 2016 Staff coordinator: Jaimie Reavis Response requested by: July 13, 2016 Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than miniimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60-day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) i b N Av 7t . Plan check date: Zl' Comment prepared A5 Update date: r 0400 TO: City of Tukwila Department of Community Development File Number L16-0034 (PL16-0031) LAND USE PERMIT ROUTING FORM uilding tS Planning vS Public Works 0.4 Fire Dept. Police Dept. Parks/Rec Project: BECU East Canopy and Patio Address: 12770 Gateway Drive Date transmitted: June 28, 2016 Response requested by: July 13, 2016 Staff coordinator: Jaimie Reavis Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60-day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) Plan check date: / Comments Update date: 7�� �/ (o prepared by: • N l i R r C k R c HIE ATLANTA BOSTON CHARLOTTE CHICAGO DALLAS DENVER HOUSTON LONDON LOS ANGELES MIAMI NEW YORK ORANGE COUNTY PORTLAND RALEIGH SAN FRANCISCO SEATTLE SILICON VALLEY TORONTO WASHINGTON, DC 1001 FOURTH AVENUE SUITE 3600 SEATTLE, WA 98154 206.264.9195 206.264.1525 FAX www.interiororchitects.com IA INTERIOR ARCHITECTS GLOBAL ALLIANCE June 20, 2016 City of Tukwila Department of Community Development 6300 Southcenter Blvd Tukwila, WA 98188 Re: BECU Exterior Renovation 12770 Gateway Drive Shoreline Substantial Development Permit Discussion of application materials. Item A. Public Notice Materials: Applicant will provide the fee for the City to generate the mailing labels. Item B. Project Description/Analysis: Consistency with Review Guidelines Project site is designated as an Urban Conservancy Environment. Project location is at the east exterior side of the existing six story BECU headquarters building. The site is within the 200 foot Shoreline Jurisdiction zone: A small porhon of the work area, approximately 30 SF, lies within the 100 foot Shoreline Buffer zone. Work within the Buffer is limited to replacement of existing on -grade paving with new on -grade paving. An additional 2,750 SF of paving, mostly within the Buffer, will remain as - is. Existing conditions include combination concrete and brick paving, grass, grass planted into a geo-grid that serves as a fire lane, and non-native planted areas. There is a dense planted line of tall evergreens situated between the project site and the Green River Trail that creates a visual barrier between the public access trail and the project site. The proposed scope of the work includes removing approximately 756 SF of existing paving, to be replaced with an equal amount of new concrete paving, and approximately 300 SF of replacement plantings. The new planting will primarily be due to existing planting that will be damaged during the course of construction. Three existing 6" BHD evergreens adjacent to the project site will be retained and protected during construction. A 300 SF glass and steel shelter canopy will be constructed over the new paved area. Permitted Uses: The use of this outdoor patio is accessory to the Commercial/Business use of the adjacent building, permitted in the non -Buffer area per the Shoreline Use Matrix Figure 18-1. Work in the Buffer consists of replacing a small amount of existing on - grade paving (refer to drawing A-1 1.5), which was permitted and installed under a prior version of the Zoning Code, with new paving. The proposed paving in the Buffer would most closely be described as a "private promenade" allowed as a permitted use under TMC 18.44.050.B.1.d. No views of the shoreline from adjacent properties will be affected in any way by the proposed work. Interior Architects, Inc., a California corporaton in AK, AL, AZ, CA, DE, HI, IN, KS, KY, MA, MN, MO, NE, NH, NM, OK, SC, SD, TN, TX, UT, VA, Vf, WA, WI, WV, WY / Interior Architects, P.C., a New York professional services corporation in AR, DC, GA, ID, IA, ME, MD, MS, MT, ND, NV, NY, NC, OH, OR, PA / Interior Architects, P.C. dba Interiw Architects, professional corporation in RI / Interior Architects New Jersey PC, a New Jersey professional corporation in NJ and CT / Interior Architects, P.C. dba IA Interior Architects in IL / Interior Architects, P.C., license #AA26001062 in FL / Interior Architects, P.C. dba Interior Architects, a professional corporation in LA / Interior Architects, Inc., a Colorado corporation in CO, MI / IA Interior Architects Inc., "Holder of Certificate cf Practice, Architectural Institute of British Columbia, Albeao Association of Architects and Ontario Association of Architects" in British Columbia, Alberta, and Ontario, Canada . c h • 1. ARC 4 BECUrior Renovation 12770 Gateway Drive June 20, 2016 Page 2of 3 Development Standards (TMC 18.44.070.C): (1.b) Public access is provided by way of the existing Green River Trail. The proposed work does not affect the public access trail in any way. (1.c) Landscaping will be addressed below. (1.d) No shoreline stabilization work in this proposal. (1.e) No over -water structures in this proposal. (2.a) With the exception of the small amount of replacement paving as described above, the proposed work conforms to the river setback requirements. (3.a) Within the River Buffer all work is at -grade paving. (3.b) The height of the proposed canopy structure is 1 0'-5" (3.c) Not applicable. There are no residences in the area. (4.a) Not applicable to this project. (4.b) The only proposed lighting will be mounted to the canopy posts and directed downward by shielding. The lighting will not be seen from adjacent properties. Due to the existing densely planted evergreen tree hedge, the lighting will not be visible from the river or the public access trail. (4.c) Only the new patio paving below the canopy will be lighted. (4.d) The lighting is incorporated into the canopy structure. Vegetation and Landscaping: With the possible exception of an unidentified variety of.Viburnum there is no native vegetation in the work area. It was all replaced when the building was built in 1989, or more recently. All existing trees in the 200' shoreline jurisdiction near the work limits will be preserved and protected during construction. Some collateral damage of existing vegetation at the margins of the work limits due to construction activity is expected and will be replanted with appropriate native shrubs, groundcovers and/or grasses. Any re -vegetation needed in the Buffer will be minimal and falls within the established fire lane path. Within the fire lane path we propose repairing damaged vegetation with in -kind grass planted in the geogrid matrix. Public Access: Public access is currently provided by the Green River Trail. The proposed work does not affect the Green River Trail at all. Sensitive Areas The proposal does not include sensitive areas. River Bank The proposal does not include any alteration to the river bank. Item D. Cross -Sections For Shoreline Projects: Interior Architects, Inc., o California corporation in AK, AL, AZ, CA, DE, HI, IN, KS, KY, MA, MN, MO, NE, NH, NM, OK, SC, SD, TN, TX, UT, VA, VL, WA, WI, WV, WY / Interior Architects, P.C., a New York professional services corporation in AR, DC, GA, ID, IA, ME, MD, MS, MT, ND, NV, NY, NC, OH, OR, PA / Interior Architects, P.C. dba Interior Architects, professional corporation in RI / Interior Architects New Jersey PC, a New Jersey professional corporation in NJ and CT / Interior Architects, P.C. dbo IA Interior Architects in IL / Interior Architects, P.C., license #AA26001062 in FL / Interior Architects, P.C. dha Interior Architects, o professional corporation in IA / Interior Architects, Inc.,, Colorado corporation in CO, MI / IA Interior Architects Inc., "Holder of Certificate of Practice, Architectural Institute of British Columbia, Alberto Association of Architects and Ontario Association of Architects" in British Columbia, Alberta, and Ontario, Canada If n (:r I i ' F { BECUIrior Renovation 12770 Gateway Drive June 20, 2016 Page 3of 3 Waiver from this requirement is requested for the following reasons: 1. The proposed project is very small and limited in scope. 2. Site contours and existing finished grade elevations are not being altered. 3. The project does not include any alteration to the river bank or top of bank elevation or top of bank location. 4. Impervious surface area is not being increased and storm water drainage patterns are not being altered. Item E. Landscape Plan: The only landscape planting anticipated is the repair/restoration of the limited amount of collateral damage of existing vegetation at the margins of the work limits due to construction activity. Existing plantings damaged during construction will be replanted with appropriate native shrubs, groundcovers and/or grasses. Any re - vegetation needed in the Buffer will be minimal and falls within the established fire lane path. Within the fire lane path we propose repairing damaged vegetation with in -kind grass planted in the geogrid matrix. Existing trees over 4" caliper are shown in the drawings. All existing trees within the 200' jurisdiction will be retained and protected during construction. Item F. Civil Plans: Waiver from this requirement is requested for the following reasons: 1. The existing topography of the work area will not be altered. 2. The proposed project does not include any areas of clearing, grading or filling. 3. There is no utility work included in this project. 4. No additional impervious surface area is being proposed. 5. The project work area is outside of the 100 year flood plane boundary as shown on the FEMA map included with this application_ Other Items: Design Review. Project construction value is less than 10% of the existing building assessed value, therefore Design review is not required. Sincerely, Robert Estep Project Architect RE Interior Architects, Inc., o California corporation in AK, AL, AZ, CA, DE, HI, IN, KS, KY, MA, MN, MO, NE, NH, NM, OK, SC, SD, TN, TX, UT, VA, VT, WA, WI, WV, WY / Interior Architects, P.C., a New York professional services corporation in AR, DC, GA, ID, IA, ME, MD, MS, MT, ND, NV, NY, NC, OH, OR, PA / Interior Architects, P.C. dba Interior Architects, professional corporation in RI / Interior Architects New Jersey PC, o New Jersey professional corporotion in NJ and CT / Interior Architects, P.C. dba IA Interior Architects in IL / Interior Architects, P.C., license #AA26001062 in FL / Interior Architects, P.C. dba Interior Architects, a professional corporation in L4 / Interior Architects, Inc., a Colorado corporation in CO, MI / IA Interior Architects Inc., "Holder of Certificate of Practice, Architectural Institute of British Columbia, Alberta Association of Architects and Ontario Association of Architects" in British Columbia, Alberta, and Ontario, Canada On a separate sheet of paper, please respond to the following questions to evaluate your project's impacts and assist in analyzing whether there will be a net loss to shoreline ecological functions requiring mitigation: 1. Describe the existing condition of the shoreline area and riverbank. For example, what plants and how much vegetation currently exist within the 200 foot shoreline jurisdiction; what is the condition of the shoreline (how steep are the banks, is there any erosion or slope failure, what are the soils like); is there "hard armoring" on the riverbank (for example, concrete or wooden bulkheads, metal sheet piling, rip -rap [rocks or concrete/asphalt blocks]), is there paving or are there any structures within the 200 ft. shoreline jurisdiction; are there any docks, piers, decks or other structures near or over the water; are there any above -ground or below ground utilities; etc.? 2. How will your project change the existing condition of the shoreline described above? 3. Please respond to the questions in the following chart - A No Net Loss analysis (prepared by a qualified biologist) must be prepared if the response to any of the questions in the chart below is "yes": WILL THE PROJECT: NO YES a. Alter/remove vegetation in the shoreline jurisdiction? e b. Alter the river bank (i.e. re -slope bank, add armoring etc.)? n c. Add fill in the shoreline jurisdiction? n d. Discharge new stormwater to the river? 1 e. Store or use hazardous materials in the shoreline jurisdiction? U n £ Construct an in- or over -water structure? n n g. Increase impervious surface in the shoreline jurisdiction? n 4. The way to achieve no net loss of ecological functionis to mitigate the loss through one or a combination of the mitigation sequencing steps identified below. If preparing a No Net Loss analysis, please discuss how your project addresses the following mitigation sequencing steps (TMC 18.44.070 H.3.): a. Avoiding the impact altogether by not taking a certain action or parts of an action; b. Minimizing impacts by limiting the degree or magnitude of the action and its implementation by using appropriate technology or by taking affirmative steps to avoid or reduce impacts; c. Rectifying the impact by repairing, rehabilitating, or restoring the affected environment; d. Reducing or eliminating the impact over time by preservation and maintenance operations; e. Compensating for the impact by replacing, enhancing, or providing substitute resources or environments; and f. Monitoring the impact and the compensation projects and taking appropriate corrective measures. CPL Page 10 of 10 \\citystore\City Common\Teri - DCD\Kirby\2016 Applications\Shoreline Sub Dev March 2016.docx 'CE VED JUN 212016 Community i N 1 r i i. F-,kCt-.1FC'S ATLANTA BOSTON CHARLOTTE CHICAGO DALLAS DENVER HOUSTON LONDON LOS ANGELES MIAMI NEW YORK ORANGE COUNTY PORTLAND RALEIGH SAN FRANCISCO SEATTLE SILICON VALLEY TORONTO WASHINGTON, DC 1001 FOURTH AVENUE SUITE 3600 SEATTLE, WA 98154 206.264.9195 206.264.1525 FAX www.interiorarchitects.com IA INTERIOR ARCHITECTS GLOBAL ALLIANCE June 20, 2016 City of Tukwila Department of Community Development 6300 Southcenter Blvd Tukwila, WA 98188 Re: BECU Exterior Renovation 12770 Gateway Drive Shoreline Substantial Development Permit Item B. Protect Description/Analysis: No Net Loss Checklist 1. Project site is designated as an Urban Conservancy Environment. Project location is at the east exterior side of the existing six story BECU headquarters building constructed in 1989. The site is within the 200 foot Shoreline Jurisdiction zone. A small portion of the work area, approximately 30 SF, lies within the 100 foot Shoreline Buffer zone. Work within the Buffer is limited to replacement of existing on -grade paving with new on -grade paving. An additional 2,750 SF of paving, mostly within the Buffer, will remain as -is. Existing conditions include combination concrete and brick paving, grass, grass planted into a geo-grid that serves as a fire lane, and non-native planted areas. There is no native vegetation existing in the work area. There is a dense planted line of tall evergreens situated between the project site and the Green River Trail that creates a visual barrier between the public access trail and the project site. The existing river bank rises approximately 12 feet from OHWM up to the top of slope, at an inclination of 26.6%. There is no hard armoring or rip -rap on the river bank. Existing paving, planting and structures within the 200' shoreline jurisdiction are indicated on the accompanying survey drawings. There are no over -water structures within the limits of the site. 2. The proposed project is very limited in area and scope_ The work limits are located almost entirely beyond the 100' Buffer. The proposed project will not change the existing conditions of the shoreline as described above other than to add a canopy structure over a new paved area that is replacing an existing paved area. 3a. Alteration of existing vegetation in the shoreline jurisdiction will be very minimal. With the possible exception of an unidentified variety of Viburnum there is no native vegetation in the work area. It was all replaced when the building was built in 1989, or more recently. All existing trees in the 200' shoreline jurisdiction near the work limits will be preserved and protected during construction. Some collateral damage of existing vegetation at the margins of the work limits due to construction activity is expected and will be replanted with appropriate native shrubs, groundcovers and/or grasses. Any re -vegetation needed in the Buffer will be minimal and falls within the established fire lane path. Within the fire lane path we propose repairing damaged vegetation with in -kind grass planted in the geogrid matrix. Interior Architects, Inc., a California corporation in AK, AL, AZ, CA, DE, HI, IN, KS, KY, MA, MN, MO, NE, NH, NM, OK, SC, SD, TN, TX, UT, VA, VT, WA, WI, WV, WY / Intebor Architects, P.C., a New York professional services corporation in AR, DC, GA, ID, IA, ME, MD, MS, MT, ND, NV, NY, NC, OH, OR, PA / Interior Architects, P.C. dba Interior Architects, professional corporation in RI / Interior Architects New Jersey PC, a New Jersey professional corporation in NJ and CT / Interior Architects, P.C. dba IA Interior Architects in IL / Interior Architects, P.C., license #AA26001062 in FL / Interior Architects, P.C. dba Interior Architects, a professional corporation in 0, / Interior Architects, Inc., a Colorado corporation in CO, MI / IA Interior Architects Inc., "Holder of Certificate of Practice, Architectural Institute of British Columbia, Alberta Association of Architects and Ontario Association of Architects" in British Columbia, Alberta, and Ontario, Canada .!LATER C) AcCtiliEC BECUCrior Renovation 12770 Gateway Drive June 20, 2016 Page 2of 2 3b. The existing river bank will not be altered in any way. 3c. No fill will be added to the shoreline jurisdiction. 3d. The project will not discharge new stormwater to the river. 3e. The project will not store or use hazardous materials in the shoreline jurisdiction. 3f. The project does not include any over -water structure. 3g. Impervious surface area will not be increased. 4. Mitigation steps to be taken include minimizing the impacts by limiting the extent of vegetation altered or affected by construction. Any vegetation altered or damaged by the construction will be rectified by repairing or restoring the affected area. Native plant varieties will be used to restore damaged vegetated areas. Vegetated area will not be reduced. Based on the very limited scope of the proposed project, and the repair and mitigation steps to be taken, the existing conditions of the shoreline ecological functions should not deteriorate due to the proposed project. Sincerely, Robert Estep Project Architect RE Interior Architects, Inc., a California corporation in AK, AL, AZ, CA, DE, HI, IN, KS, KY, MA, MN, MO, NE, NH, NM, OK, SC, SD, TN, TX, UT, VA, VT, WA, WI, WV, WY / Interior Ashitects, P.C., o New York professional services corporation in AR, DC, GA, ID, IA, ME, MD, MS, MT, ND, NV, NY, NC, OH, OR, PA / Interior Architects, P.C. dba Interior Architects, professional corporation in RI / Interior Architects New Jersey PC, a New Jersey professional corporation in NJ and CT / Interior Architects, P.C. dba IA Interior Architects in IL / Interior Architects, P.C., license #AA26001062 in FL / Interior Architects, P.C. dba Interior Architects, a professional corporation in LA/ Interior Architects, Inc., a Colorado corporation in CO, MI / I.A Interior Architects Inc., "Holder of Certificate of Practice, Architectural Institute of British Columbia, Alberta Association of Architects and Ontario Association of Architects" in British Columbia, Alberta, and Ontario, Canada CITY OF TUKWILA RECE%V E Department of Community Development120,�6 6300 Southcenter Boulevard, Tukwila, WA.1 Telephone: (206) 431-3670 Community Development SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT APPLICATION FOR STAFF USE ONLY Permits Plus Type: P-SHORE Planner: mod kw p..ex,t,l4 S File Number: L / ,7 . ()6.3 Application Complete (Date: 60,imbi,,) / Project File Number: pi._ JAI .Z 3 Application Incomplete (Date: ) Other File Numbers:Di to —6/ 7-4 NAME OF PROJECT/DEVELOPMENT: BECU East Canopy and Patio BRIEF DESCRIPTION OF PROJECT: Replace existing exterior patio with new patio and canopy PROJECT VALUE: $92,000.00 THIS APPLICATION REQUIRES PUBLIC NOTICE. PLEASE REFER TO SECTION 'A' — PUBLIC NOTICE MATERIALS LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 12770 Gateway Drive, Tukwila, WA 90168 LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement or NWMaps.net). 2716000075b4 PROJECT VALUE (PLEASE ATTACH DOCUMENTATION): $92,000.00 Ui r�.S IVfb?'rGc St 41eo DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. Name: Robert Estep, Interior Architects Address: 1001 4th Avenue, Suite 3600 Phone: (206) 438-0396 FAX: E-mail: r.estep@interiorarchitects.com Signature: Ael-at-r Date: 21 June 2016 CPL Y Page 6 of 10 \\citystore\City Common\Teri - DCD\Kirby\2016 Applications\Shoreline Sub Dev March 2016.docx 4$ 5 1%C.40-.15 COMPLE I APPLICATION C CKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived. Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials, once deemed complete, allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206-431-3670 (Department of Community Development) and 206-433-0179 (Department of Public Works). Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning. APPLICATION MATERIALS: ✓ 1. Application Checklist (1 copy) indicating items submitted with application. 2. Completed Application Form (page 7) and notarized Hold Harmless Agreement (page 9) (5 copies). ✓ ✓ 3. Application Fee: See Land Use Fee Schedule for Standard App fee. ✓ 4. Project Value Documentation. ✓ 5. Public Notice Materials and fee. See item A (page 4) for details. 6. Project Description/Analysis (5 copies) and other environmental reports (2copies). See item B (page 4) for details. ✓ 7. Drawings (5 copies) Additional copies may be required upon determination that the application is complete: a). Site Plan See item C (page 4) for details. ✓ b). Site Cross Sections along the shoreline . See item D (page 5) for details. c). Landscape Plans. See item E (page 5) for details. d). Civil Plans. See item F (page 5) for details. e). Other plans to help explain the project such as elevations, lighting plan, signage etc. See item G (page 6) for details. ✓ ✓ 8. One set of all plans reduced to 8 1/2" by 11" or 11" by 17". ✓ 9. An electronic copy of all project application materials. 10. Other land use applications, as applicable: SEPA Environmental Checklist, Design Review Application (see TMC 18.44.110 for review criteria), Special Permission, Director, for buffer reduction requests. A. PUBLIC NOTICE MATERIALS: 1. Payment of notice board fee (see Land Use Fee schedule) to Fast Signs Tukwila or Provide a 4' x 4' public notice board on site within 14 days of the Department determining that a complete application has been received (see Public Notice Sign Specifications Handout). \ \ dtystore\ City Common\ Teri - DCD\ Kirby\ 2016Applications\ Sioreline&ib Dev March 2016.docx Check items submitted with application 1 . Information Ret, red. , , May be waived in unusual cases, upon approval of both Public Works and Planning. 2. Pay the fee as established by the Land Use Fee Schedule for generating mailing labels; Or provide an excel spreadsheet of mailing labels for all property owners and tenants (residents and businesses) within 500 feet of the subject property. Each unit in multiple family buildings e.g. apartments, condos, trailer parks —must be included. Once your project is assigned to a planner, you will be required to provide an electronic copy of the mailing label spreadsheet in the following format: Name, Street Address, City St Zip, with each of these fields as an individual column: 1 Name Street Address City, St, Zip Mr. Smith 1234 Park Ave S Tukwila WA 98188 PLEASE NOTE: Regardless of whether you pay the City to generate the mailing labels or you provide them, there is an additional fee for postage and material as listed under Public Notice Mailing Fee on the Land Use Fee Schedule. You will receive a separate bill for this fee and payment is due prior to issuance of the decision. 3. If providing your own labels, indude King County Assessor's map(s) which highlights each property within 500 feet of the project, and are included on the mailin • list. B. PROJECT DESCRIPTION/ANALYSIS AND OTHER ENVIRONMENTAL REPORTS: It 1. Vicinity Map with site location - does not have to be to scale. 2. Provide: a) a written discussion of project consistency with the Review Guidelines(see page 11), or a reference on plan sheets illustrating compliance with the Review Guidelines; and b) a response to the No Net Loss Checklist (see pages 13-14). Chedc with a planner if you are unsure what criteria apply to your project. ✓ 3. Provide two copies of sensitive area studies if needed per TMC 18.44.090 D (Environmentally Sensitive Areas within the shoreline jurisdiction section of the SMP). 4. Provide an analysis of river bank stability if alteration of the riverbank is proposed. See TMC 18.06.696 for the definition of a riverbank analysis and report. 5. Provide two copies of any other studies prepared for the project (Biological Assessment etc.). C. SHORELINE SITE PLAN: 1. The site plan must indude a graphic scale, north arrow and project name. Maximum size 24" x 36". 1 2. Identify existing top of bank, landward and riverward toe of levee (or toe of bank if no levee), ordinary high water mark and base flood elevation (i.e., the 100 year flood). 1 3. For work riverward of the OHWM: Distance work extends into the river and distance to Federal projects and navigation channels. 4. Identify the location of the shoreline buffer (measured from the Ordinary High Water Mark) applicable to the shoreline environment in which the project is located: • Shoreline Residential Buffer - show where the top of the river bank would be at a 2.5:1 slope from OHWM and add twenty feet. If there is not enough room on the parcel for this buffer, the minimum buffer width is 50 ft.; • Urban Conservancy Buffer —100 ft. non -levee area; 125 ft. in leveed area; • High Intensity Buffer -100 ft. • The Aquatic Environment indudes the area waterward of the OHWM and does not have an ✓ \ \ atystore\ City Common\ Teri - DCD\ Kirby\ 2016Applications\ Siorelineaib Dev Mardi 2016.docx Check items submitted with application f l Information Rey, red. May be waived in unusual cases, upon approval of both Public Works and Planning. u identified buffer. Q5. Show any levee/riverbank maintenance easements. 6. Construction limit lines and areas of clearing/grading/filling. See TMC 18.44.070 J for land altering regulations. Removal of any significant trees or native vegetation in the shoreline jurisdiction requires a Shoreline Tree Removal and Vegetation Clearing Permit. ✓ 1 7. Show public access and/or trails per TMC 18.44.100. 8. Show building footprint, parking lots, driveways, loading and service areas. See TMC 18.44.070 I for parking regulations. 1 9. Identify any sensitive areas and their buffers, as applicable. D. CROSS -SECTIONS FOR SHORELINE PROJECTS SHORELINE CROSS SECTIONS at maximum 75' intervals along the shoreline showing: 1. Existing and proposed elevations and improvements; 2. Limits of the applicable shoreline buffer and 200 foot shoreline jurisdiction, as measured from the OHWM; 3. The top of bank elevation, landward catch point toe of levee, riverbank toe, ordinary high water mark and base flood elevation (i.e., the 100 year flood as determined by the Federal Emergency Management Administration - FEMA), and levee/ riverbank maintenance easement and the location of the top of bank at a 2.5:1 slope. E. LANDSCAPE :PLAN: 1. Landscape planting plan by a Washington State licensed landscape architect or an approved biologist. Plans must indude the type, quantity, spacing and location of all plantings, soil preparation and amendment, irrigation, weed management, mulching and maintenance plan. Invasive vegetation must be removed and native vegetation planted. Maximum size 24" x 36". See TMC 18.44.080 for requirements. 2. Show all existing trees over 4" in caliper, indicating those to be retained, those to be removed and any tree protection measures required. Any trees removed over 4" in caliper are subject to the replacement requirements of TMC 18.44.080 B.4. ✓ 3. Provide notes on landscaping sheets that address consistency of landscaping with requirements of TMC 18.44. ✓ F. CIVIL PLANS: 1. One set of all civil plans and analyses shall be stamped, signed and dated by a licensed professional engineer. Include a graphic scale and north arrow. Maximum size 24" x 36". 2. Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations to NGVD 1929, if in a flood zone or flood- • rone area. Contact Public Works for further information. 1 3. Existing (dashed) and proposed (solid) topography at 2' intervals. 4. Construction limit lines, areas of dearing/grading/filling induding volume and type of expected cut and fill. ✓ 5. Existing and proposed utility easements and improvements. 6. If additional impervious surface is proposed, provide a storm drainage design at least 90% complete, which meets the King County Surface Water Design Manual (KCSWDM). For guidance on preparation of the Technical Information Report contact the Public Works Dept. or go to: http://tukwilawa.gov/wp-content/uploads/PW-Surface-Water-Comprehensive-Plan.pdf. See also TMC 18.44.070 D for additional surface water regulations. \ \ dtystore\ City Common\ Teri - DCD\ Kirby\ 2016Applications\ S,oreline Sub Dev March 2016.docx Check items submitted with application Information Re. red. May be waived in unusual cases, upon approval of both Public Works and Planning. 7. Show the 100 yr. flood plain boundary and elevation as shown on FEMA maps which are available at the Tukwila Public Works De . artment counter. ✓ 8. Show all site improvements induding footprints of all existing and proposed buildings, paved areas and an shoreline stabilization structures . ro • osed in the shoreline. See TMC 18.44.070 E. 1 ✓ 9. Show fences, rockeries and retaining walls. 10. Show docks and other overwater structures. See TMC 18.44.070 K. G. OTHER PLANS: 1. If new construction is proposed, provide dimensioned and scalable building elevations with keyed colors and materials. Show mechanical equipment and/or any proposed screening. ✓ 2. If site lighting changes are proposed, provide a luminaire plan induding location and type of street and site lighting. Include proposed fixture cut sheets, site light levels (foot-candles), and what measures will be used to shield adjacent properties and the river from glare. ✓ 3. All existing and proposed signa • e with sigr11.1.e_sIgns and locations. See TMC 18.44.070 L. 4. Any other drawings or materials needed to explain your proposal. \ \ dtystore\ City Common\ Teri - DCD\ Kirby\ 2016Applications\ Sioreline gab Dev March 2016.docx 1 CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMLSSION TO ENTER PROPERTY RECEIVED JUN 212016 Community Development STATE OF WASHINGTON COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. 1 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 eers, contractors or other r resentatives the net to enter upon Owner's real property, located at 1.-1 1 t� . •e '[ . �. 1IIJ q ' ' to for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. 1 EXECUTED at -VJA,G"- (city), WA (state), onJLkL' t- t1 20 1(1 Ao{ R(tAit (Print Name) L 2 —n.o 61` .,.At -/rive ~C` /po ut VOA °l art Le, (Address) 'loc. -St u-511$ ss (Signature) On this day personally appeared before me #144 (S U.J u to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS M DAY OF ( 1v . , 20 NOTARY PUBLIC in and for the State of Washington residing at 1 t/�N IAA) My Commission expires on 10 1 Q • lie ,.aaVEaruttttutrrtr • `� t f �SSIONrtrrrrr g -o*. OTA.p Arli % • ?a?, 2, Catil &au° `� 4‘ r4rr' 16-16 !t O ' tttttoNN frttuI rWASHI 4G.�`��� CPL Page 7 of 10 1lcitystore\City Common\Tai - DCDUCirby12016 Applicalions\Shorcline Sub Dcv March 2016.docx Sw1NI:.RTi)N 0 l' 1 t I1 H June 9, 2016 BECU PO Box 97050 Seattle, WA, 98124 Attn: John Olson EC @V ED iUW 212016 Comm meet Develop Subject: Swinerton Builders Job 15291000 - BECU Headquarters PCI No. 0172-00 The contract adjustment required as a result of: For scope of work for Rear Exterior Modification work as per 4-25-16 issued documents Swinerton Builders PCI No. 0172-00 Total: 83,361.00 Washington State Sales Tax 9.50%: 7,919.30 TOTAL AMOUNT OF THIS CHANGE ORDER REQUEST: 91,280.30 The incorporation of this revision in to the contractual scope of work may have an impact on our schedule, which is yet to be finalized. Once determined, the job schedule will be adjusted accordingly to show the effect of this revision on the final project completion date. The terms (cost and schedule impact) of this change order request are subject to review and a requote if not accepted within days of its issuance. Washington State Sales Tax is not included in Swinerton Builder's contract value. X We HAVE NOT proceeded with this revised work. Please issue a formal change order. If you have any questions or comments pertaining to this matter, please contact the undersigned. Sincerely, Quotation accepted by: Swinerton Builders BECU Steve Goff Project Manager Date: Enclosures: By: Date: PCI No. 0172- Rear Exterior Package Budget Cost Sheet 00 Job 15291000 - BECU Headquarters Cost Sheet PCI No. 0172-00 - For scope of work for Rear Exterior Modification work as per 4-25-16 issued documents Phase Category Description Subcontractor Quote 030010 71140 Structural Excavation/Foundation/Backf hl/Utilities 30,000.00 050010 71140 Structural Steel 17,100.00 088000 71140 Exterior Canopy System 22,500.00 260010 71140 Electrical 10,099.00 Subtotal 79,699.00 007420 71160 PLPD 0.97% 773.00 008300 71160 B&O 0.72% 579.00 008300 71160 Fee 2.85% 2,310.00 Markup Subtotal 3,662.00 PCI Total 83,361.00 Washington State Sales Tax 9.50%: 7,919.30 TOTAL AMOUNT OF THIS CHANGE ORDER REQUEST: 91,280.30. 1✓ 18-29W LED EEVED JUN 212016 Community Development CATALOG NUMBER LOGIC Example: Series DE LED DE - LED DE - Denali Series'' Floodlight Source LEO f � DENALI SERIES' FLOODLIGHT PROJECT: r8 EC v Tux -tor -Li? TYPE: CATALOG NUMBER: SOURCE: NOTES: E--05 � f-1 x31 - FL 'X' Module with Cold Phosphor Technology LED Type x30 • 16WLED/2.71(. x31 18WLED/3K -- x32 - 18WLEDr4K Optics Finish ?zr C9 1 11 - SAP - 12 - 11 - I,I x33 - 29WLED1 2.7K x34 - 29WLED13K x3S - 29WLED/4K SP - Spot (20') FL Flood (401 WFL - Wide Flood (601 Aluminum Finish Powder Cost Cola Bronze Black White (Gloss) Aluminum Verde Satin J Wrinkle BZP BZW 1LP 8LW WHP WNW SAP - — I VER Lens T(x 9 Shieldin Cap Style A • 45' 5jeCie4, ABP Antique Brass Powder Premium Finish Configure Driver Housing Separately Driver Housing Required INTEGRAL DRIVER HOUSINGS: HP2 - HP2 Housing PM2 • Universal Power Module 2 PM2D - Universal Power Module 2 Dual 1 PC - Power Canopy 1 PPII - Power Pipe II TMB - Pole Mount or Tenon Mount REMOTE DRIVER HOUSINGS: HP2RM • HP2 Remote Housing PM2RM • Universal Power Module 2 Remote PM2ORM - Universal Power Module 2 Dual Remote RM - Remote Wall Mount ORM - Dual Remote Wall Mount CMG Cascade Mountain Granite RMG Rocky Mountain Granite AMG Aleutian Mountain Granite CRI Cracked ke SOS Sonoran Desert Sandstone AQW Antique White CRM Cream $CM Black Chrome BGE Beige BPP Brown Patina Powder CAP Clear Anodized Powder HUG Hunter Green MOS Mojave Desert Sandstone N8P Natural Brass Powder OCP Old Copper - Clear (Standard) 10 - Spread Lens' T 12 - Soft Focus Lens' SMG Sierra Mountain Granite TXF Textured Forest WCP Weathered Copper WBt Weathered Iron Also eveiMbk in RAL Finishes Ste wbmrrrer SUB.1439 d0 6 - 90' D - 45' less Weep Hole (Inters Use Only) 13 • Rectilinear Lens' E - 90• less Weep Hole (Intereer Use Only) LM79 DATA BK No. Lumens (Source) x30 1300 CCT (Typ•) 2700K CRI (Ra. Typ.) >80 Color Consistency ±40K Input Watts (Typ.) 18 x31 1300 3000K > 80 ± SOK 18 x32 1300 4000K >BO ± 70K 18 x33 2000 2700K >80 ± 40K 29 x34 x35 2000 2000 3000K 4000K >60 >80 ±50K ± 70K 29 29 B—K LIGHTING L70 DATA OPTICAL DATA Minimum Rated Life (hrs.) 70% of Initial lumens (L70) Beam Type Angle 50,000 Spot 50,000 50,000 50.000 50.000 50.000 20' Flood 40 Wide Flood 60' 40429 Brickyard Drive • Madera, CA 93636 • USA 559.438.5800 • FAX 559.438.5900 www,bklightilng.com • info@bk(ight(ng.com SUBMITTAL DATE 12-16-14 DRAWING NUMBER SUB001113 THIS DOCUMENT CONTAINS PROPRIETARY INFORMATION Of ea LIGHTING. INC. 411D ITS RECEIPT 0A POSSESSION DOES NOT CONVEY ANY RIGHTS TO REPRODUCE, DISCLOSE ITS CONTENTS. 0R TO MANUFACTURE, USE OR SELL ANYTHING IT MAY DESCRIBE REPRODUCTION,oISCLOSURE OR USE WITHOUT SPECIFIC WRITTEN AUTHORIZATION OF BA LIGHTING INC IS STRICTLY FORBIDDEN / \ 18-29W LED "A/D" CAP Accessories (Configwesepormey) Mounting: Power Pipe Canopies Power Canopy- Power Pipe" tot roma a DENALI SERIESTM FLOODLIGHT PROJECT: TYPE "6/E" CAP PM2DEPM2 HP2 TAB "Cr CAP 7„ (178mm) 211/16" (68mm) T- 3" Dia. (76mm) 360HD' Patented 360HD^' Mounting System MI dunensrom truncated on this subroma! are nominal. Contort Technical Sates ayou require more stringent specifications. Drivers (Configure separately) Drivers: HP2RM PM2ORM& PM211M RM & DRM SPECIFICATIONS OreenSource Initiative" Metal and packaging components are made from recycled materials. Manufactured using renewable solar energy produced on she. Returnable to manufacturer at end oflife toensure crade- to-cradle handling. Padaging contains no chlorofluorocarbons ICFC's). Use of this product rnay qualify for GreenSource efficacy and recycing rebatelsl. Consult www.bidightlng.coni greensowcefor program requbements. Materials Furnished in Copper -Free Aluminum (Type 606I-T6). Body Fully machined from solid billet. Unibody design provides enclosed, water -proof wiseway and Integral heat sink for maximum component life. Integral knuckle for maximum mechanicat strength. high temperature, silicone'0'Ring provides water -tight seat Knuckle Patented 360H0" Mounting System featwes a mechanical taper -lack which allows a full 180' vertical adjustment without the use of serrated teeth, whkh Inherently limit aiming. High temperature, s'Bcone '0' Ring provides water -tight seal and compressive resistance to maintain fixture position. Design withstands 73 Ib. static toad prior to movement to ensure decades of optical alignment. 'h' pipe thread for mounting. Biaxial source control additionally provides 360' )torizomai rotation in addition to vcrdcal adjustment. 'Aim•And.Lock Technology allows precision adjustment without the redundant tightening and loosening of knuckle screw. Cap Fully machined. Accommodates 121 lens or louver media. Choose from 45' cutoff CA' or'01, i' deep bezel tvnb 90• cutoff CB' or'E1 or flush lens re) op styles. 'A' and V caps include weep -hole for water and debris drainage. 'D' and caps exdude weep -hole and are for interior use only. Lens Shock resistant, tempered, glass lens is factory adhered to fixture cap and provides hermetkaly sealed optical compartment BKSSL• Integrated solid state system with X technology is scalable for field upgrade. Modular design with electrical qukk disconnects permk field maintenance LM.80 certified. Minimum 50,000 hour rated life at 70%of initial lumens (1701. EASSL technology provides tong life, significant energy reduction and exceptional thermal management Color Management Corrected cold phosphor technologydelivers near -perfect natural white tight Long term phosphor maintenance over product life. Exact cola point conformity exceeds ANSI C78377 standard. Provides uniform beam with nocolorvadatlonoverangle. Module exceeds 80 Ckl (Mu80, R9>16). Remote Driver For use with remote LED driver, See remote driver submittal to determine remote distance and wiring requirements prior to detailing field installation of any remote wlrl g. Optics Interchangeable OPi1KIT"' modules permit field changes to optical distribution. Wiring Teflon' coated, 18AWG, 600V, 250' C rated and certified to UL 1659 standard. Hardware Tamper -resistant stainless steel hardware. 36ORD' hardware is additionalr black oxide treated for additional corrosion resistance. Finish Stas0uard',our exclusive Rolls compliant,15 stagechromatefree process deans and conversion coats aluminum components prior to applkation of Class 'A' TGK polyester powder coating. Warranty 5 year Entited warranty. Certification and Listing Ill tested to ESNA 1479. Lighting Facts Regisuation per USOOE (www.fightl igfactscon). Ell. Listed to ANSVUL Standards 1598, 8750 and Certified to CAN/CSA Standard C222 No. 250. Rolls compliant Suitable for indoor or outdoor use. Suitable for use n wet locations. Adridonaly suitable for installation within 4' of the ground. IP66 Rated. Made in USA. RoHS Ug)itmg 7rrien a a raga rserr9 oedemertd DuPoa Captvonon. Whew Stot a a ferreted trademark of the Untied Slates fmxenmentot Preteci anAgertey 40429 Brickyard Drive • Madera, CA 93636 • USA www 559.438.5800.5900 ic ip ting.com Ffo@bkAX ghtutg cons SUBMITTAL DATE 12-16-14 DRAWING NUMBER SUB00I 113 _ B-K LIGHTING .I atenl Nr.6,161, Constant Current Driver Specify Fixture Separately CATALOG NUMBER LOGIC Example Series PC - Power Canopy" System (Specify Howe Si mete yl PC 1a ?Ow4E or MT PC - D18INC - MT Driver Type For use with Incandescent Dimmer.120V only for Dimming: 01 BINC • 18W Dimming Driver D291NC - 29W Dimming Driver Input Voltage MT - 120.277 VAC Input POWER CANOPYTM SYSTEM PROJECT: TYPE CATALOG NUMBER: LAMPIS): NOTES: DRIVER ELECTRICAL DATA TYPE DI8INC AC INPUT Frequency RANGE Hz 120-277 50/60 POWER DIMMING FACTOR AT THD FULL LOAD OPER. AMBIENT TEMPERATURE DIMMER TYPE DIMMER RANGE YES >0.94 55% 30' C — 50•C Incandescent 10.100% D291NC 120-277 50/60 YES >0.94 55% -30' C — 50'C Incandescent 10.100E B R, 1C L I G H T I NI G 40429 Brickyard Drive • Madera, CA 93636 • USA SUBMITTAL DATE DRAWING NUMBER 559.438.5800 • FAX 559.438.5900 wwwt SUR001186 .bklighting.com • into@bklight;ngcom 12-16-14 1146 DOCUMENT CONTAWS PROPRIETARY INFORMATION OF 5 K MUTING. PLC. AND ITS RECEIPT OR POSSESSION DOES NOT CONVEY ANY RIGHTS TO REPRODUCE, DISCLOSE R5 CONTENTS, OR TO MANUFACTURE, USE OA SELL ANYTHING IT MAY DESCRIBE REPRODUCTION, DISCLOSURE 0R USE WITHOUT SPECUTC WRIRHN AUFN0RIZAT1ON OF $ K UGN1ING, INC 6 STRICTLY cow DOEN. / ~l ( 1 ,` ` 1 ABBREVIATIONS CONTRACT DOCUMENT NOTES VICINITY MAP SITE LOCATION AND JAN. JANITOR 1. •,,, , . III' n r1A i DI• 1 • I ri.,n.I10...:1 AI„IH - nRK 20.E 1 8 L ANGLE JT. JOINT 0 AT CI. CENTERLINE CT. KITCHEN DM. 2NAEIER LIB. LABORATORY PEW. PERPENDICULAR LAM. LAMINATE C CHANNEL LAV. LAVATORY # POUND O NUMBER LIB. LOCKER LT. LIGHT AO ACOUSTICAL GEEING TIE A0. AEA DRAIN MAX MAAMUM ADJ. ADJUSTABLE N.C. NEDIOECA"INET A.F.F. ABOVEFN5H R°0" MECH. MECHANICAL NEB. MEMBRANE THE CONDUCTOR SHALL CNFFIILLYSCION AND COMMIE THE CONTRACTDOWAENIS WTH EACH OTHER ANDWIIH AS -BUILT DRAWINGS FROMMMTIE OWNER ND SHALL AT ONCE REPORT TO THE ARCHITECT ERRORS, INCDNSISIENCES, OROMSSIONS. LIE CONTRACTOR SHALL TALE FELD MEASUREMENTS NDYERFY FIELD CONDITIONS. PECOPMUCTWSHNLSUPEMSE AND DETECT 'ME WORK ME CONTRACTOR IS SOLELY RESPONSIBLE FOR AND HAS CONTROL OVER CONSTRUCTION MEMOS,METHODS. 1E0NQUES. SEQUENCES, AND PROCEDURES. MD FORCOODNATING ALL PONTIONSOFIHE WORK 5 ME NIFM OF LSE[DNI000T DOCUMENTS ISTO ALLOW FOR THE PERFORMANCE OF THE WORK EVERY REM NECESSVLLYIEQUIRED MAY NOT SPECFCNLY MEOWEDORSHOWN. UNLESS DP RESAY STATED. ALL SYSIFMS AND FOMENT SHALL BE COMPLETED AM APP"ORN1F1Y °PERIEEE FURNISH MD ALL 20ECFEDNONYROPRATE ITEMS, ND ALL REDEKEAJ, COORDINATE ALL WORK WITH BEING OWERR SO AS NOT TO DEEM OR CAUSE DAIMDE TOANT TENANT NLIE BUILDING. AVOID CONFIJCT AND NIFAFEENCE WITH NORMAL GUIDING__ OPERATIONS BY COMPLYING INTH WE BUILDINGS REGULATIONS REGNIONGSCFEWIf(G ND USE OFELEVATORS AND LOADING DOCKS FORDELIVE"ES, HANDLING OF MAMMAEUDENT, AND DEBRIS. 71.000RDINATION WHEY N ME HELD THAT NO CONFUCTS MST MCP WOULD PROHIBIT THE LOCATION OF AM AND ALL MECHM1CAL,TELEPHONE, ELECTRICAL UBHTNS PLIU(NG, AND SPENCEREOUPMEM (TO INCLUDE ALL H-0URED PPNG, DUCTWORK AND CONDOM, AND THAT ALL REWIRED DFNUN05 FOR NSTALLATKN AND MAINTENANCE OF ABOVE EQUIPMENT ARE PROVIDED. 22. 00511CRON OF MINGW'I�$ . _- be/ / -_ -a+' �,h/;, «• -."�: 4.``\ I - I0CA10N ic. 9/j R; -_ r o`�T '" •. ` ( I. i . - • L ,. - 2 R T • _ .. • .. A.I . " , ^- .• - -. . 6R. A5AGGREGATE AL OJJJMNUM MIL METAL A ICI APPROXNAT6 MR. MAMFACTUPHi ARCH. ARCHIIECD1Rk MN. MAMOLE ASB. ASBESTOS MN. ORISON AWE. ASPHALT MR MINOR MSC. MSCELNEOUS ACCESSORY, MC(DER MD.S NOT SPE0ED BUT FEUDED FOR A COMPLETE AND FROPED ASSEMBLY. 5 D!$DIDEYABB NONLOMFUME0 ECINEM9BOAAIl90 OR MAURMI BE REJECTED DESRIE THEAHONEC60 FAILURE TO DISCOVER O PONE UT°RECT50R 061L2ENCIES DURING L1ASMUCIION.DEFECTIVE PROVIDE PROTECTION TO ALL ga gams HASHES NALL SPACES WITHIN OR ADJACENT TO THE SCOPE O WORK AND THE TENNIS SPACE. THE CONTRACTOR SHALL PATCH, PERISH, MOMPER AM DAMAGE CAUSED BY HIM UIHIS SIBCU0MCIORS. IMTC" 0775DN6 ADJACEIE RICH, OR AS NOTED WREN. 23.E7051NG°6TC1S .•.` I / " - . -' CO. BOARD M.O. NASONRYOFENN6 BINM. &RUINOUS MID. MOUNTED BM. BUILDING ML. MULLION BU( BOCK OM. DIAL N.I.C. NOT IN CONTRACT Bm. BUDGING BEAM N. NOT R0. BOTTOM OF NO.a E NUMBER B(R WORN REYFAID DULLED MELEE REQUIRED BY GUARANTEES SHALL OREWLED BYWOM( COMFORTING TOME DIEM OF THE CONTRACT. NO PAYMENT, EITHER PMIIAL OR FINAL, SHALL BE CONSIILIFDMANACCEPTAN000EFECINE WORK ORIM'Ii001 MATERWS, A. m®INEPA PATCH ANOREPAX ALL SPRAY FIREPROOFING DAMAGE NCUNED WRN60EMWTION AND/OR CONSTRUCTION. FNESAFE AS REQUITED PER APPLICABLE CODE ALL NEW PENETRATIONS AT EXISTING ANDNEW UL RATED MSWMBIES. CORRECT ANY DEFECTS FOUND IN 02S0N6 BALDN6 CONSTRUCTION WHICH AFFECTS THE SCOPE OF WORK THIS INCLUDES BMIS NOT UMITEDTO&EVEN SURFACES AND FINISHES AT GYPSUM BONITO UL FIRE MT®ASSEMBUFS OR D4AAGFD RREPROOFNG. PATCH AND REPAIR SURFACES TO MATCH ADJACENT, AOMIIIO SURFACES MATERIALS MO FINISHES. M. EEILLLOLOSY TYPCAL•MOW.• MEANS DENTICAL FOR ALL SIMILAR COMMONS.U.OA DHARAD,TAISTIGSTDTHE COMMON NOTED. WREN ,r. ��.../ •T'•� -_ "� �• P At N ,.w" �' �o O 1 P• _ Cs ram ; 111 t V . - - . - A IN. , BECU - TUKWILA FINANCIAL CENTER �T. . BULLET RESISTANT NORM. NORM/ B.T.B. BACK TO BACK N.T.S. NOT TO SCALE CAB. CARPET OA OVERALL CEM. 1E BARN 0.C. ON CENTER 5 ASHaLBMMLOS CDIIRALEC MULL PRUNE ASAUET DEUWN0S BASE) ON THE AR091ECI5 RECORDDIUWNGS AND D M/B1TE ELECTRONICALLY TO THE OWNER AT THE CONCUSSION OF THE PP80100T. 6. eWrRMRBSRESPONSBLRY DIMENSIONS AND RENTATAlbpN LA„ YRIFY OR MR' HEMS TO A51111TNNAFD CDMTW APPLICATION WON ARCHITECT. 25.0BICRBE 26.��mELS i a Ica .. R •, ./ 12770 GATEWAY DR. GEA CERAMIC on. OLISOEDIAMETER (DIMJ M. CAST IRON OFF. OPICE RIS MENDED MATIIECUIM0121PROVIDE ACONFUTE JOB NC0MPUNCEWITHTHE DESIGN NTWOT AND AM OMISSIONS N TIESE NOTES OR N THE WRNE OF WORK SHALL NOT BE FIECA""ENS,ASSHOWNCDRAWN65,ARESUPPLEDBYOTHES.000RDINATEFILE517E(5) WPJNITURE INSTALLER FOR REQUIRED CLEARANCES. ITH N TUKWILA, WA 98168 . CL CENTER LNE OPNG. OPENING CL6. CRUNG DPP. 0PP05pE CONSTRUED ASFELEVN6DE CONTRALTO OF SUCH FESPONSBMES IMPLIED BY SCOPE OF WORK DICEPT FOR MIASSPECFIGLLY NOTED OR DETAILED. 77.ILFALOB0 PROVDE STRICT CONTROL OF JOB CLFAMNG AND PREVENT DUST AND DEBRIS FROM MIGRATING 12770 6A7EWAY0 TUMMVA WA NM CLO. CLOSET CIR. DEAR P. PANT CCU CONCRETE MASONRY ULM PRCST. PRECAST COLUMN PL. PLATE 7. WENEOM0 LEFERK SHOULD PM PORTION OF THE CONTRACT DOCUMENTS PROVE TO BE, FOR WHATEVER REASONS, UNENFORCEABLE. SUCH IINENFORCB0ILDY SHALL NOT WEND TO THE REMAINDER OF THE FROM CONSTRUCTION AREA 28. 4D.M(PNT SPACES SYMBOLS PROJECT INFORMATION COL CONC. CONCRETE P.UE. RASIIC LAMINATE CONSTR. CONSTRUCTOR PLAS. PLASTER CONT. CONINUDUS RriD. PLYWOOD CORR CgBDOR PR PAIR CUSK UUMDISUM PT. PONT MR. COMER P.TD. PAPER TOWEL DEFENSES O CERAMIC TILE P.TDA1 CDNMIATBN PAPER TOWEL DISPENSER CM DRIER AID RECEPTACLE 0L. DOUBLE O.T. WHINY ALE DEPT. DEPARTMENT GRIMACE NOR SHALL ITVOID ANY OTHER PROMBONS OF THE CONTRACT. 8. UM THROUGHOUT ME DURATION OF THE PROJECT, THE CONTRACTOR SHALLREFRAN FROM ACTIONS THAT COULD LEND TO ME RUNG OF CLANS OF WE BYSUBCWTBLTORS, 510PIF860F MATERIALS, LABOR SFONCE EOUPAERT. OR ANY OTHER NONBUAL OR COMPANY SO MILE) UNDER GOVRNN6 LAWS ANC REGULATIONS, UNLESS REASONABLE AND JUS0IABLE CAUSE 08100 SEWN. APPROVE. FOR PAYMENT SHALL O CONINGEMUPON THE CONTRACTORS °RIMINGAJD FURNISHING TO THE ARCHITECT SIGNED EFL FMSFS FROM SUM NDIVDUAL50R COMPANIES. 9. 01DNIDON DEIHE WOK CURUC1W SHALL BE RESPONSIBLE FOR SCHEDULING OF ACCESS INTO ADJACENT TENANT SPACES NCUDN6 CONCEALED CONDITIONS, NTH THE BUILDING MANAGEMENT M REWIRED FOR PRICING PIC OPECU7W OF THE WORK 29. DISDKIZEDDIBLES CONTRACTOR SHALL THOROUGHLY UWE THE PREPARES MO SHALL BASE HIS BE WIRE DUMB COMMONS MOWIHSTAON6 AM9i0NATCN SHOWN OR NOT NOCAIED ON ME CONTACT DOCUMENTS. %NEFF FELD COCOONS WIFIRMIT, PROWDEND IDENTIFY WIC SM ALLOWANCE FOR WOK REQUIRED BUT NOT OEM BASED ONION M NM/ELAAVABABLE PRIOR TO BD. KEYNOTE MILAN GRID LIE 1Q PROJECT ADDRESS: PROJECT DESCRIPTOR: TYPE 0fANSIRICIION: BOURG OCCUPANCY 12770 GATEWAY DR MOLL WA MIN DIEM CANOPY REEL/CBJENT,LNDSWPNG N0 BILE FUWRUE NCLWNG DEMOLITION N0 MUFIGIBNS TO E70STNG BIDING FMflOPE. LANDSCAPE NEA-90fiW D.F. UIM0N6 FOUNTAIN RISER OR RELOCATE MT. DETAIL RAD. RADIUS DIA DIAMETER R.O. ROOF DOWN DIM. DIMENSION REF. REFERENCE ESP. DISPENSER REFIT. REFRIGERATOR DOWN MN REGISTER ME CON0RACTO IS RESPONSIBLE FM RENEW MD V 20C211ON OF LXNTRACf DOCUMENTS, RELD CONDMONS, AND DIMENSIONS F0 ACCURACY AND CONF8MN6 THAT WORK IS BUILDABLE AS SHOWN BEFORE PR00EDIN6 WITH CONSTRUCTION. FTHERE ARE MY QUESTIONS REARING THESE OR OTHER COORDINATION ISSUES, INCLUDING CONCEALED CONDITIONS, THE CONTRACTOR SHALL SUBMIT THEM IN WRTRNG TO THEARCHTECT AND IS RESPONSIBLE FOR OBTAINING A WRITTEN CLARIFICATION FROM THE ARCHITECT BEFOEPRBEEDNG WITH WORK IN QUESTION, OR RELATED 30. DONIRACT DOCIR0NIS All CONTRACT DOCUMENTS ARE COMPLEMENTARY AND WHAT IS CALLED FOR BY AMDULL BE AS BINDING AS F CUIED FOR BY ALL ALL WORK SHOWN OR REFERRED TO ON ANY CONTRACT DOCUMENT SHALL BE FRONDED AS THOUGH THEY ARE ON ALL RELATED DOCUMENTS. 31. IMPLICATION OF D01M0(15 RENEW CLOUD PROJECT MEN TOTAL BONDING AREA SEISMIC DESIGN ZONE: REAR ENTRANCE REAR CANOPY D COALED AREA- 381 SF 148597 SF C pij c0 -`'1 �,C ON. D.O. DOOR OPENING RENF. PERFORCE) OR DOOR REED. RE011RI:D DWA DRAWER RESL RESIUEM RM. ROOM DUDE( 10. WORKSHM COMPLY WIN APPLICABLE COIFS MIME WORK N ACCORDANCE WITH ANY MO MI APPIICMLE LOCAL, STATE.k0 FEDERAL CODES, ALL DRAWINGS AND WARIFN MATERIAL HEREIN CONSTITUTE THE OPoGINAL NICE UNPOWSHED WORK OF OEAROIITECOOWNER AND THESAME MAY NOT O DUPLICATED, USED, O DISCLOSED WT1HWTTHE 'MITTEN CONSENT OF THE MODECT/ONHER. Mee 10 ROOM REFERENCE BJLONG UR SAFETY INFO: (v ti c (' IFl� '-,•t c C DS DOWNSPOUT D.S.P. DRY STANDPIPE R0. ROUGH OPENING DWG. DAANGS RYE. REDWOOD RWL RAIN WATER LEADER MANUFACTURERS RECOMMENOAIIONS AD TRADE AND REFERMEDMNDNDS,NOUONG HUE NOT LE0E0 TO BC, NEC MO NEPAMTESTA011008LE ENFORCED EDI110N5 REFERENCED). 32. VIM R010010F REFER TO SIESTA-10.11 F000ETALS NOT CROSS REFERENCED FOR&LEE CWIX1DNS OF PFNE7RATXN THROUGH RE RATED ASSEMBLES ND MDIl511Gl DAEMONS. (�-^ ® DETAIL OR ENLARGED ADOMONALREOU8EME(S 1. ALL INTD90 MHO SHALL COMPLY WIN THE REFERENCED CODE 0EDIBAflNS FOR RAMMABLIIYkD SNOW DEVELOPED RATINGS AS WEE AS TOIOCRY. ^' p Lill MK /// y )- ( 1M > E DIETINSIING (El DOSING S SOUTH EJ. WI S.C. SOUDCOR ATTENUATION BLANKETS DO NOT AND DONATIONS. DRAWN6$DETAILS SHALL GOVERN. DETAILS SHALLGOVERNWRITTEOVER N SCALED OVER SMALL SCALE DECALS. WRIREN SEVARWS. URGE SSHALL ALf°NOVER ALL SFE101CA0ONSSHALL60VEANOVE0ALL ATULflRBYEWWOMOOSTICAL ICECATIDIS,MAIMNNINTEGIITY0E705TIN6 ASSEMBLY WHEN AT ULRRERATEEASTEIG MD ACOUSTICAL IM0kTEDBYNEWWORK IMPACTED I I I PAN `--� SECTOR REFERENCE R-'Y 0 _ I �\ 0Q rCGa36Ew, ••••I 0J. WPANSIONJOLNT S.C. SOLDCOM EL ELEVATION S.CD SEAT COVER DISPENSERir ELEC. ELECTRICAL SCHED. SCHEDULE ELVI. ELEVATOR S.O. SOAP DISPENSER 12.0 AWflCATI0N5 0ARFY ALL DISOEPANCFS RELATIVE TO CONSRDCIION DOCOMENES SPEORCATIONS, AND FIELD COMMONS P00 TO S1BMR11NG BIDS AND COMMENCING WORK 34. SH00RAENGS MD SUBMITTALS IT ISTHE RESPON0BLW OfTHE GENERAL CORRECTOR TO RENEW ALL SUCKERS AND SHOP DRAWINGS FOR APPROPRIATENESS AND COMRIMCEWU0 THE CONTRACT DOCUMENTS PRIOR TO ® 6'-7' DIMBNBW TY EDER. EMERGENCY SECT. SECTION ENO. ENCLOSURE SH. SHELF EP. 8100I0CAL PANEL SHR. SHOWER 13 .E IRSI1111IITNS 'MBE SEEING SHOP CRANKS TORE ARCHITECT OR ENGINEER FOR RENEW. A STAMP OR STATEMENT YIN6 THE COCTOR HAS REVIEWED THE SHOP DRAWINGS, NCLUDN6 THE DAZE REVIEWED, TESIFCOMPACTOR MST ST PACE OF EACH SUBMITTAL 1 t DETAIL SECRET REFERENCE DEFERRED SEPERA7ERRMp: ELECTRICAL PERMIT CIVL EQ. EQUAL 5M. SHEET RW. EQUPMENT SIM. SINSµ WATER RICO. SMRANY RAPTOR DEFENSE THERE SHALL BE NO SUBSIINIIW OFMATERALSWHERE A MANUFACTURER IS SPECIFIED. THE TERM IN EQUAL. IS USED, ME ARCHITECT ALONE SHALL DETERMINE EQUALITY BAWD UPON !FORMATION BUMMED BYIHE CONTRACTOR, N181DNG ME ARCHITECTS SUBSTINTIW FORM MUST BE AFAR® 35.5EFTSDVE WORK- ATEXLSTNG CONSINCTIONTO REAM NW EW.O ELECTRIC COOLER EAST. ECSTIN6 SRA SAMMY NAPKIN RECEPTACLE DPO. EID0SED SET. SFAµ OP. EXPMBON SO.B. SYMBOL ON BADDRUID M. EXTERIOR SPEC. SPECIFICATION 85 SQUARE FA FIEALARM S.S STARLESS SIFEL CLEARLY RENTED M A'RE011EST FOR SUBSIITIIDN. CONTRACTOR SHALL ALSO UST CREDRTO ME T FOR USE OF SUBSRMDN. WENT 14. OBBIATEL01511231,EDIN THE CONTRACTOR BALL BE IESPONSBLE F0 TIE DISTRIBUTION OF DRACHM TO ALL TRADES WOEATIE1R 2Ne52CT1ON. CORRECT ANY DEFECTS FOUND IICONSTRUCITON RELATING TO NIEP0 NOSHES N AREAS AFFECTED BY THIS SCOPE OF WORK THIS NODDIES BUT NOT LIMITED TO WAIL BASE -CEN66PoD AND ACOUSTICAL MUM TIE-OODIL51RAMESHAIDWARE- ELOORNG SUBSTRATES -GENERAL CONTRACTOR TO NSPEGT SITE COMMONS PRIOR TO CHEWING BD MOMENTS. 36. C211RAST MLEZE06ODIRATDN CARMILLY STUDY Mt COMPARE ALL CONTRACT DOCUMENTS WIN EACH } # U@SU"CENTDYNE I ALIGN F8. FLAT BAR SSK SERVICE SDK F.O. FLOW OWN STA STATION RN. EMANATION STD. STANDARD 15.E DO NOT PROCEDW11H ANY WONREWIRNGMDHONAL COMPENSATION BENCH/ME CONTRACT ME CONTRACTOR SHALL OTHER FOR ANYOSCAEPAN0ES BETWEEN ARCHITECTURAL AND ENG1FIIN6 DDCUM:NTS. ME CONTRACTOR TO NOTFY ARCHITECT. NWRIIINO O ANYDISCREPANCES FOR APPROVAL PRIOR TO I I 1 AL16N Delta !LWONr. Lleaaplan Date FA FNEEXDN605HER STL STEEL MAC. MITE EXEN605HER CABINET 5101. STORAGE F.H.C. MITE HOSE CABINET STR.. SIRUCIUIUL FL FLOOR SYM. SYMMETRICAL RASH. FLASHING FLUOR FLUORESCENT T. TREAD F.O. FACE OF TB. TOWEL BAR F.D.C. FACE OF CONCRETE TBD TO BEOETERONFD F.DE. FACE OF FINISH T.C. TOP OF CURB F.O.S. FACE OF smog TEL TELEPHONE KKR FEE PROTECTION RISER TEA TERRAllO ME. REPROOF TAG. TONGUE AND GROOVE AMOUNT WITHOUT WRITTEN AUTHORIZATION FROM ME OWHWL FALURE T00BTAN ALMUROATIU SHALL INVALIDATE ANY CLAIM FORIXTRA COMPENSATION. DEMO FM FALL NSTNLE0011.UMANG, MECHANICAL MD ELECTRICAL EQUIPMENT SHALL OPERATEDUEAYAD FREE OF VIBRATION. 17.Ly5CLLLISE UPON COMPLETION OF DE WON BY THE CONTRACTOR TIE CONTRACTOR SHAM NOTFYTIE ARCHITECT N HMG OF SUCH COMPLE110N. TM ARCHEDSHAL ATTENDTM ( PUNCH UST EA THROUGH CONGDON) BY THE GENERAL CONTRACTOR DE GEPERk CONTRACTOR DILL PHPNE AND DISTRIBUTE A LIST OF TM TO BE HASHED OR COMPLETED PROP TO THE EAU( THROUGH. THE MERE CONIRACTO SNAIL TAKE MITES ANDREPARE A LET O FINAL PUNCH MIMS TO O START OF CONSTRUCTION N MAT AREA 37. U SL IT SHALL BE THE RESPONS_ _ RACTR TO NOTIFY THE MGHITECT OF ANY HEREINEITHER NPAffNT OOBVIWS OF TIEC0M 0MESTN( 001 00 WORKW TRR REM, ORUCrs BEAR THE RESPONSE:BUTTOF COINECIN65UCH WORK AS ERECTED BY ME ARCHITECT. THE WORK TO BE DONE UDBRMIS CONTRACT SHALL BE EXECUTED IN A WOMO MUK1 MANNER TOILE SATISFACTION O THE AR0DECE. FTIEBE DUMMIES O JOB CONDITIONS MAZE IT FAP°SSBLETO PRODUCE HST CLASS WORK OR TO WARRANTY THE WORIK O RR5 PERFORMANCE, OR SHOULD DISCREPMDFS APPEAR M LNG THE COMPACT DOCUMENTS. REQUEST NR3WRIAMON, CORRECTION C 0ARIF1CAIDN FROM THE magma PRIOR TO BE60NN6 CONSTRUCTION. F THE CONIRACTOFALSTOMME SUCH REQUEST. WON MUST BEPBEOMED N A SATISFACTORY WIRER MD NO REQUEST FOR HOED COST O BRENTON O TIME HEM 4 ® 2 ELEVATION . DATUM 3 IA INTERIOR ARCHITECTS RR REPETNDAMTREATED MK MILK F.S, RILLSZ T.O.0 TOP NFCONLTETE COMPLETED OR CORRECTED AS A RESULT OF NIS CAM TROUGH. MIS PROW USTS TO BE PROMPTLY ESIRIBUTE3 RIME GENERA/ CONTRACTOR TO THE TENANT, OMER MD ARCHITECT. CONSIDERED. SHOULD CHEW 000IR N OR BENEFIT MAWS AND 5PE0FICATIONS, C000001ORSOM/AE)TOHAVE ESTIMATE) ON THE MORE D0ENSMEWAY OFBONG WOE UNLESS HE SHALL HAVE MINED FOR MC MIMED WRITTEN DECISION BEFORE SUBAESSION O BD SHEET INDEX S E A T T L E FT. FOOT OR FEET T.D.P. TOP O PAVEMENT F.M. FIFE TREATED TPD. TOILET PAPER DISPENSER 18. UMW EMERY RESPECT,U.O.N. AS TO WHIRL MPHOD OR MATERIALS WILL BENE0LRD. RR. FOOTING TV 1ELEVIEON RUR FURRING 1.W. TOP CIF WALL FBI FURMSH AND INSTALL TT. TYPICAL ALL MAMA SSH0L RE NEW AMUSED, AND OF ME HIGHEST OMEN IN MANUFACTURED MATERIALS AND EQUIPMENT SHALL BE INSTALLED AS PER MANUFACTURERS RECOMMENDATIONS AND INSTINCRONS, U.ON. CODE REFERENCES ARCHITECTURAL 1001 4TH AVENUE,3600 RR FUME UM. UMNISHED GA GAME U.O.N. UNLESS OTHERWISE NOTED GALV. GEMMED UR URINAL G.B. GRAB BAR 6.C. &DERE/CONTRACTO V.OT. VINYL COPOSRON TLE 6L GLASS/GLAZING WIRT. VE111MAL VEST. VESTIBULE 19.Li0ITWNO ME CONTRACTOR MDSUBCONTRACTORS SHALL PURCHASE MDAMMMANCFIRCA1IOSOF INSURANCE WIRE RESPECT TO WORKERS COMPENSATION, MUG LIABLEIY, AND PROPERTY DAMAGE FOR LEE L01T5 AS 00USED BY LAW, N ADDITION TO THE IDES OF THE OWNERS CONDUCT, EIOEVER060001 L THE CDARACTOi SIVLL BE RESPONSBIE FOR NTMINQMNNTNWG,AD SUPERVISING AU. SAFETY PREOMNONS N COMMON WRH 11E WORK • 2012 NTERNAINNALBLLDNGCODE (MN STATEWIDE AMENDMENTS) • 2014 NATIONAL ELECTRICAL CODE NEPA 70) • 2012 NTEANgC"ALIEDUNCAL COW(MN STAIEIVDE AMFNDIAEN1S) 2012 UNWORN RUM% COW MCP STAIEWDE MOMENTS) AN-11.0 PROJECT !FOLVMTION-EAST A-11.2 DIEING SITE PHOTOS A-116 SITE RAN -EAST M11S HAAOSCAPE&PIANTNG SITE PLW-FAST A.11,5 C.WOPY4-PIANS81001SECTIONS SEATTLE, WASHINGTON 98154 TEL206-264-9195 FAX206-624-1525 61D. MOLD BR D GRADE VLF."°�"`$D Gyp. GYPSUM WEEKLY STATUS REPORTS°° 2012 ECG UIFAlA710NAL RIDGY CODE) /WAANSTON STALE DEH6YCOOE SITE SURVEY _ o 6, , 0 1 ITE N w woaaOMEDMT0JT0EW^^e,ma 6W8 GYPSUM WALL BOND W. NEST HA HOSE BD W/ WITH H.O HOLLOW CAR W.C. WATER CLOSET HOW HARDWOOD M0. W000 HIE. HARDWARE W/0 VOMIT HOAR. HARDWARE WP. WATERPROOF WSGT. WAN500T PE 6C IS TO PROVIDE ANEEIEY STATUS REPDIff NBCA11NG ESTIMATED PERCENTAGE OF COMPLETION FOR EACH TRADE NWISIVE O DIGITAL PICTOGRAMS AS SUPPORTING FFORMARON REPORT ANDEAGES NE TO BE GENE ELECTRONICALLY TO DE LA PROJECT CONTACT OF TIE SALIENT AREAS &TORWORK THE RUMBLER MD LOUA1ON50 PHOTOS TO B PRE-OEIBENE°BYTHE IA PROJECT CONTACT. • 2012 NID1UTIONAL HE CODE MIN STATEWIDE AMENDMENTS) • ALL LOCAL CODES AD STATEWIDE AMESOMENIS ION TOPOGRAPHIC AND BOIIDMYSIIRYEY 204 TOPOGRAPHIC AND BWIOMNSURVEY 3OF4 TOPOGRAPHIC APO BOUNDARY SURVEY 404 TOPOGRAPHIC AND BOUNDARY SURVEY FEMA Em u•® A.Ce H.M. HOLLOW METAL N0 HORIZONTAL '" WEIGHTHAZARDOUS MATERIALS NOTES PROJECT DIRECTORY 10F1 101YEAR ROOD ZONE NM Dram AWNr perk DINMw awwANprwal: HT. HEIGHT X0F HEIGHT • O0111A0N0WIEDGESTHAT NIEMEL ARCHITECTS SHALL HAVE NDHSPOMSBLTIYFOR RE DISCOVERY, REMOVAL FEMME IWOLN6. DISPOSAL OF. 0 EIPOSUE 0 PESONSTO CLIENT BECU -DA VILAFNANCUL CENTER Job Na 21BEW802.000 5Wa NIS. LD. NSIOEDIAAEI60(MLA NSUL INSULATION Frt. INTERIOR HA2ARDW5505TµCF5,MATBE1S, MD WASTES N RJR' FOE AT THEPNOECT SITE, NDUONS BUT NOT HAM RP ASBESTOS,M8Sf05 PRODUCTS. PCB MOLD. O OTHER MMC 5US101(08S. • THE OWNER AUOJOWIEDGES THAT IT ACCEPTS RSPOND:BUN FOR WRNS THE APPROBATE FEDERAL, STATE AND LOCAL 60VERM16 AGENCIES FOR AM 0EMWCON, CONSTRUCTION, OR REPAIR WORK • MY QUESTIONS THAT ABASE RELATED TOASBESTOS SHALL BEREFERRED TTHE OWNER FOR RESOLUTION. INTERIOR ARCHRECI5 SHALL NOT BE REWIRED TO DO ANY WORK NO RENDER MY ORIONSREAM TOASBESTOS. 12770 GATEWAY DANE 11NVNA WA981M CLIENT REPRESENTATIVE JOIN DSO, SENOR PROECTHAHIGE3 OAC SERMCES, NC. 701 OEDED AVE NORTH. SUITE 301 SEATTLE, WA88109 111206-37E2963 ARCHITECT OF RECORD PROJECT TIN: INFORMATION - EAST 3 - • ME OWNER SHALL MEAN AN"DEPENDFM CONSULTANT WHO IS TRUED MDDPLMENCED N 106IECATI0 MD SURVEY 0 EXISTING 51IE5 P80 TO START OF °MOUTION CONSTRUCTION. • ALL CONTRACTORS Nil SIBCDIIPMTORSSIWL HPORIMEPRESEN00NNY MATERW.O ASSEMBLY SUSPECTED TO COWAN ASBESTOS UPON DISCOVERY. TIE WON MULL O CAEE° IA INTE00M0DECE5 1001 FOURTH AVE. SURE 36001 SEATTLE, WA WISP TAIN B. HILLER, MAA CON: NANCY EYWO°O, PROJECT MANAGER N*8EY H Shot N-� 1 • 0 F § OUT PER THE C05ULTANTSPECOMMENIAIBNS A ESTEP, ROECTAND9IECT WORK AREA OM OM MD OM LIM TS OF WORK oia GREEN RIVER TRAIL AN RIVER ON FAR SIDE 0 THESE PLANTINGS FXISIINGPAVING TO REMAIN BECU - TUKWILA FINANCIAL CENTER 12770 GATEWAY DR. TUKWILA, WA 98168 CO Na) it1 cq E O Z 0 > = Ua)) Y_. belle Issue Jr. bascnpOon bate IAINTERIOR ARCHITECTS S E A T T L E 1001 4TH AVENUE, SUITE 3600 SEATTLE, WASHINGTON 98154 TEL 206-264-9195 FAX 206-624-1525 OEM INTERIOR ARCNiTEOTO NG, "m�tlpe O"" MO UNIRAUSPEO WORK6 RV RIVONTEOT. MO OE OWE URI NOT RE ELOLIOATECt MOO OR 011403E0 WHOM' 'NE WFOIEN MOM, OF TM APC.TECT Dram: Author Cheek Checker Owner ARM* Job Na: 21BECC.0002.000 Dula'. EXISTING SITE r. PHOTOS ,a&A-11.2 r \_ / � 1 l OSITE PLAN EAST OVERALL 1' = 30'-0" SITE SCHEDULE SITE LEGEND HARDSCAPE SOFFSCAPE AREA NOT IN CONTRACT C \ SHEET NOTES 1. LAYOUT AND VEF Y ALL DIMENSIONS PRIOR TO STAR OF WOK ORRIS DISDEPANCES TO THE ARCHITECTS ATTENTION. 2. SET GRADES N A S6WGHTLNE MTW/D ELEVATIONS SHOO UNLESS OTHEAW1g NOTED OR SHOO. 3. SAWCUT COSTING RENFDRCED CORD'EFE WALKWAYS AS REOUEED FOR NEW WOWC DOWEL AND EPDXY REGIA AT FACE OF SAWCUT WHERE ROOSTING WORMS TO REMNN. SEE SIMICIURAL EXAMS. ALL CONCRETE SHALL BE POND)AD CEMENT CONCRETE WTTH ULTIMATE 28 DAY MINIMUM COMPRESSNE STRENGTH DF 3.009 PSI UNLESS NOTED OTHERWISE N OWNERS GEO-7ECHNCAL REPORT. A. COMPLY WITH LOCAL NOISE LEVELS IDUrNG NORMAL 9US*ESS MOMS AND OBTAIN PERMISSION FROM OWNER AND Aril FOR ARMOURS CONSTRUCTION ACTIVITY WHEN APPLICABLE. 5. THE CONRACTOS IS SOLELYfESPOISDIE FOR UI8RYTRENCH FYLAVATION SHORING, BRACING ORTEMPOWR SUPPORT TO PRDOST MOVEMENT. SETTLEMENT OR COLLAPSE OF FEW AND EOSINS WORN 6. AT THE CONCLUSION OF EACH WUK DAY, LEAVE STYE CLEAN,IEAT MO ORDERLY WITH MATERIALS AROEOIPMENT LOCATED TO AVOID SAFETY MGM. COORACTOR HAS SOLE FESPOISBAIIYFCGJORSRE SAFETY. 7. CONTRACTOR SXAL NOT WILLFULLY PROCEED WTSI COlSINICRON AS DESIGNED WHEN R IS WOOS THAT INEDWN CONCEALED OBSTRUCTIONS AD, OR WOE DIFFERENCES MGT THAT MAY NOT HAVE BEEN KNOWN DUNG THE DESIGN PHASE OF WOK 8. NOOHANGE N PI84E OR SENT163F WILL 6E ALLOWED FOR ACTUAL OR SLIMED OSOIEPAICY&l1WiN EXISTING GRADE AND THOSE SHOWNHEIEN ATERTKE CONIAACTOR HAS ACCEPI®E5STN6 GRADES AND MOVED OMOTNE SIZE 9. SEE OWNERS GEOTECINTIL REPORT FOR SIl6GRAOE AND COMPACTION EMIEIEA UNDER PAVEMENT. 10. CONCRETE WALKS SHALL RECEIVE EXPANSION JOINTS AT 151-0' O.C. MAX AND CONTROL FONTS AT5'-0' O.C. MAX BETWEEN EXPANSION JOINTS. UNLESS NOTED OTHERWISE. 11. ALL PARKING STALL STRIPPING SHALL EE PER LOCAL JURISDICTION STANDARDS. 12. AL DIMENSIONS ON SITE PLAN ARE TORE FACE OF WALL FINISH. FACE OF CONCRETE CURE. CENTERLINE M STRUG1UU1 STEEL, PROPFATY LANE OR CENTERLINE OE PROLONG STALL, UNLESS N07®OTHERWISE 13. PROTECT (E) TREES MO PLANTINGS TO REALMN. KEY NOTES BECU - TUKWILA FINANCIAL CENTER 12770 GATEWAY DR. TUKWILA, WA 98168 !!. EgVE Delta Issue Nr. Descepeon Dee IA INTERIOR ARCHITECTS S E I T I L E 1001 4TH AVENUE, SUITE 3600 SEATTLE, WASHINGTON 98154 TEL 206-264-9195 FAX 206-624-1525 0:0111 INTERIOR ARCHITECT /3, INC CONAMT TE mow,UNRJELIS.0 WORN OF 1TE melee, me THE EA. WY NOT . OREM.. ORoea..aem TIE W,� 1. CCIMENT M Drawn AlUr Shady Chaos Omer ',prowl: Jo0N0: 216ECU.0002.005 Scale. As YlraMb4 SITE PLAN - EAST 5 A-11.3 \ / HARDSCAPE & PLANTING SITE PLAN - OEAST 1' = 10'-0' i 1 \ i EXISTING 19' WIDE GRASS FIRE LAN REE PROTECTION BARRIER ROTECT DURING CONSTRUCTION - RH MIN 4' HIGH CONSTRUCTION BARRIER. CONSTRUCTION OMIT,. OUNDAR REMOVE EXISTING PAVING (756 SF) LIGHTING SCHEDULE PAVING SCHEDULE a STING SHflUB . �� �f ?��� ` _ •04/ 0,�//��:7:::::A.741 o Op e a��/, '/STING 19' WIDE GRASS FIRE LAN ._i= egezo it ... iiiii,, ,r iiiii.. Rini,, Rini, f, g, zr .7,. L•.. ! �:r: _ .: AvvER / orb ''STING PAVING TO REMAIN / �' / ► /e' / /. SHEET NOTES KEY NOTES �jA CONCRETE 1 CONCRETE2 CONCRETE3 CONCRETE4 SOFTSCAPE AREA NOT IN CONTRACT EXISTING TO REMAIN 1. LAY JTAND VERIFY ALL MANSIONS PRICE TO START OF WOK BANG DSCREPANCESTOTHE ARCHITECTS ATTEN110N. 2. SET GRADES N A STRNGHTUNE BETVSEEN ELEVATIONS SHOWN MESS 0THETNAS2 NOTED ON SHOWN. 3. SAWCUT COSTING REINFORCED CONCRETE WALKWAYS AS REMISED FOR NEW WORK DOWEL AND EPDXYAEBAR AT FACE OFSAWCUTWHERE DOSING WORMS TO TBM AN. SEE STRUCTURAL DRAWINGS. ALL CONCRETE SHALL BE PORTING) CEMENT CONCRETE MI ULTIMATE 28 DAYMNMIN CO.PRESSVE SRENGTH OF 3.000 PSI UNLESS NOTED 01R811TSL N OWNERS 6E0.TECNCAL PORT. 4. COMPLY WTIH LOCAL NOISE LEVELS OUc.'G NCNLL BU7HE3S HORS MD OBTAIN PERAESSDAI FROM OWNER AND Nil FOR /MAMM A.S CONSTRUCTION ACTMIY WREN APPLICABLE. 5. THE CONTRACTOR LR SDBY RESPONSIBLE FOR MMTRENCI FXCAVAION SHORING, BRACING ORTEMPOIURY SUPPORT TO PREVENT MOVEMENT. SETRB.EIITON C011TSE O NEW AND COSTING WORK 5. AT THE CONCLUSION OF EACH WON( DAY LEAVE STTE CEM. MAT AND ORDERLY vim MATERILLS AND EQUIPMENT LOCATED TO AVOID SAFETY CONCERNS. CONTRACTOR HAS SOLE RESPONSOMY FOR JOB.SIIE SAFETY. 7. CONTRACTOR SHALL NOT WILLFULLY PROCEED WITH CONSTRUCTION ASOE9OED WHINIT O OBMOUS THAT ONIOOWICONCENID OBSTRUCTIONS AID. DR GRADE DIFFERENCES MST MAT MAY NOT HAVE BEEN *TOWN DURMG THE DESIGN PHASE O THE WORK 8. NO CHANGE IN PRICE ON SCHEDULE WILL BE ALLOWED FORACIWL OR CLAMED DISCREPANCY BETWEEN DOSING GRADE AND THOSE 9DVN HEREIN AFTER THE CONTRACTOR HAS ACCEPTED COSTING GRADES AM) MOVED ONTO THE STTE. 9. SEE OW EFTS 6EOTEDSNICAL REPORT FOR SIOGR W E AND COMPACTION CRITERIA UNDER PAVEMENT. 10. CONCRETE WADS SHALLAECEM: E1PNL510N JOINTS AT 15,12 0.C. MAX MID CONTROL JOINTS AT 8-0 O.C. MAX BETWEEN MANSION CMS, UMESS NOTED OTHERWISE. 11. ALL PMONS STALL STRIPPING SHALL BE PER LOCAL JURISDICTION STAN /A DS 12. ALL DMETNSIONS ON S TE PLAN ME TD BE FACE OF WALL FLASH. FACE O CONCRETE CUD, CENTERLINE O STRUCTURAL STEEL, PROPERTY UNE Di CENTERLINE OF PARING STALL, UNLESS NOTED D1IEN4ASE 13. PROTECT (E)TiEES AND PINNTN6S ID FIBAUN. ANY NEW. TEPIAOD, RESTOED OR FOAMED PLANTINGS SHALL COMPLY WITH THE IEOUIAEMENTS OHK*MA MUNICIPAL CODE 15.44. BECU - TUKWILA FINANCIAL CENTER 12770 GATEWAY DR. TUKWILA, WA 98168 DOB. Issue Nr. D7OIp9Ien Date IA INTERIOR ARCHITECTS S E A T T L E 1001 4TH AVENUE, SUITE 3600 SEATTLE, WASHINGTON 98154 TEL 206-264-9195 FAX 206-624-1525 OT PE aA ex 111110.09. OF OF Mahn: Author CIMak Checker Owner Approval: Job Nu 21BED1.0002.000 Sole Aaaai0Abe HARDSCAPE & PLANTING SITE PLAN Be - EAST A-11.5 f 2B'-P 17-0' 17-0 n n l.J L__J ._ J J II E6 .t__— r—-1 r-1 r LJ u 1r 1r 1r Li u LJ tr_j 1 r" u 1 n n n 1 r 1 J LJ L _i L_..J I u u u OCANOPY'D' - ENLARGED ROOF PLAN 1/4" = 1.-0" 2 CANOPY'D' - ENLARGED FRAMING PLAN 1/4" = 1'-0• I —NEW GLAZED CANOPY STRUCTUREN DOSING BUILDING WALL ®CANOPY'D' - EAST WEST SECTION 1 /2' = 1'-0• IGHT FIXTURE E-05 (4 PLACES) O9 CANOPY - NORTH SOUTH SECTION 1 /2" = 1'-0" BECU - TUKWILA FINANCIAL CENTER 12770 GATEWAY DR. TUKWILA, WA 98168 CI C E a>® W9 az E o 0 = o = U0 Delta knee Nr. Deecrlplion Date IA INTERIOR ARCHITECTS S E A T T L E 1001 4TH AVENUE, SUITE 3600 SEATTLE, WASHINGTON 98154 TEL 206-264-9195 FAX 206-624-1525 NO lIaPLEILREE0 WOW CF T. A.M., AND RE W.le 1.1.4.1 NOT Drawr. Author clock Clwtlwr Owner Appeal: Job No:218EDD.0002.000 SUN: As Indicated CANOPY 'D' - PLANS & TRN: SECTIONS A-11.6 BASIS OF BtARINGS ACCEPTED THE BEARING OF N 48'13'44" W FOR THE CENTERLINE OF GATEWAY DR S, BASED ON FOUND MONUMENTS IN CASE, PER REFERENCE NO. 1. TOPOGRAPHIC & BOUNDARY SURVEY REFERENCES LEGAL DESCRIPTION 1. CITY OF TUKWILA SHORT PLAT NO. 89-1-SS, REC. NO. 8904120877. 2. CITY OF TUKWILA SHORT PLAT NO. 85-32-SS, REC. NO. 8611179001. 3. PLATE OF GATEWAY CORPORATE CENTER, REC. N0. 8901230879. VERTICAL DATUM NAVD88 PER CPS OBSERVATIONS (CONVERSION RATE OF -3.52' FROM NAVD88 TO NGVD29, PER VERTCON, AN ONLINE CONVERSION PROGRAM PROVIDED BY NGS.) SURVEYORS NOTES 1. THE TOPOGRAPHIC SURVEY SHOWN HEREON WAS PERFORMED IN APRIL OF 2016. THE FIELD DATA WAS COLLECTED AND RECORDED ON MAGNETIC MEDIA THROUGH AN ELECTRONIC THEODOLITE. THE DATA FILE IS ARCHIVED ON DISC OR CD. WRITTEN FIELD NOTES MAY NOT E/IST. CONTOURS ARE SHOWN FOR CONVENIENCE ONLY. DESIGN SHOULD RELY ON SPOT ELEVATIONS. 2. BURIED UTILITIES SHOWN BASED ON RECORDS FURNISHED BY OTHERS AND VERIFIED WHERE POSSIBLE IN THE FIELD. GEODIMENSIONS ASSUMES NO UABIUTY FOR THE ACCURACY OF THOSE RECORDS OR ACCEPT RESPONSIBILITY FOR UNDERGROUND UNES WHICH ARE NOT MADE PUBLIC RECORD. FOR THE FINAL LOCATION OF E/IS11NG UTUTES IN AREAS CRITICAL TO DESIGN CONTACT THE UTIUTY OWNER/AGENCY. AS ALWAYS, CALL 1-800-424-5555 BEFORE CONSTRUCTION. 3. SUBJECT PROPERTY TAX PARCEL N0. 271600-0075 4. TOTAL SUBJECT PROPERTY AREA PER THIS SURVEY 15 370278± S.F. (8.50t ACRES) 5. THIS SURVEY WAS PERFORMED WITHOUT THE BENEFIT OF A TITLE REPORT. EASEMENTS AND OTHER ENCUMBRANCES MAY EXIST THAT ARE NOT SHOWN HEREON. 6. INSTRUMENTATION FOR THIS SURVEY WAS A TRIMBLE ELECTRONIC DISTANCE MEASURING UNIT. PROCEDURES USED IN THIS SURVEY WERE DIRECT AND REVERSE ANGLES, NO CORRECTION NECESSARY. MEETS STATE STANDARDS SET BY WAC 332-130-090. ALL THAT CERTAIN REAL PROPERTY SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON, BEING A PORTION OF LOT 7 AS SHOWN ON THE PLAT OF GATEWAY CORPORATE CENTER, RECORDED IN VOLUME 144 OF PLATS, PAGES 23, 24 AND 25, UNDER RECORDING NO. 8901230879, RECORDS OF KING COUNTY, WASHINGTON, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE MOST EASTERLY CORNER OF SAID LOT 7; THENCE FROM SAID POINT OF BEGINNING, ALONG THE BOUNDARY UNE OF SAID LOT 7, SOUTH 41'46'16" WEST 424.58 FEET; THENCE FROM A TANGENT THAT BEARS NORTH 28'15'14"EAST, ALONG THE ARC OF A CURVE TO THE LEFT HAVING A RADIUS OF 180.50 FEET AND CENTRAL ANGLE OF 76'28'58", AN ARC LENGTH OF 240.94 FEET; THENCE TANGENT TO THE PRECEDING CURVE NORTH 48'13'44'11E5T 250.43 FEET. THENCE TANGENT TO THE PRECEDING COURSE ALONG THE ARC OF A CURVE TO THE LEFT HAVING A RADIUS OF 180.50 FEET AND A CENTRAL ANGLE OF 46'18'05", AN ARC LENGTH OF 145.86 FEET; THENCE LEAVING THE BOUNDARY UNE OF SAID LOT 7, NORTH 04'31.49"WEST 41.60 FEET; THENCE NORTH 41'46'16. EAST 362.06 FEET; THENCE NORTH 48'13'44" WEST 31.00 FEET; THENCE NORTH 16'58'14"EAST 333.84 FEET TO THE BANK OF THE DUWAMISH RIVER, AT THE MEAN HIGH WATER UNE AS SHOWN ON SAID PLAT; THENCE ALONG SAID BANK OF THE DUWAMISH RIVER. EASTERLY AND SOUTHERLY TO THE POINT OF BEGINNING. CONTAINS 350,666 SOUARE FEET (8.05 ACRES) OF LAND MORE OR LESS. SITUATE IN THE COUNTY OF KING. STATE OF WASHINGTON. LEGEND LI I I AREA DRAIN ASPHALT SURFACE BRICK SURFACE BDL 0 BOLLARD BUILDING - Q- CENTERLINE ROW CO. CLEANOUT CONCRETE PIPE CONCRETE SURFACE CONCRETE WALL PMV• ELECTRICAL VENT '}V{` FIRE DEPT CONNECTION v FIRE HYDRANT LUM) LUMINNRE REC PIVO 0 MONUMENT IN CASE (FOUND) WATER VAULT RECORDING BOX POST INDICATOR VALVE POWER MANHOLE POWER MANHOLE PM HH ❑ I PV 1 POWER HAND HOLE POWER VAULT • REBAR & CAP (SET, LSE 46876) OUR ROCKERY -SS SEWER UNE (2) SEWER MAINTENANCE Q p0 SDJ SIZE TYPEI VITA ^\ CD 0 STORM DRAIN MAINTENANCE CATCH BASIN T-I SIGN (AS NOTED) STORM DRAIN UNE TREE (AS NOTED) WATER METER WATER VALVE YARD UGH BRASS CSC (FOUND) REBAR/CAP (FOUND AS NOTES) TACK/NAIL (A5 NOTED) OHYM ORDINARY HIGH WATER MARK VICINITY MAP N T S SITE • FOUND CONCRETE MONUMENT WITH BRASS OSK WIX, DOWN N r•� .04 es of FOUND CONCRETE MONUMENT WITH BRASS OI9C\ 001111 a6' N CASE SHEET 3 L-1BB. 4'�j 8. 71 SOJQJ, • 0 FWND CONCRETE MONUMENT •TH BRA55 CASE DOWN 0.7' INCASEtN• QO L- FOUND CONCRETE M0111YFNT 101H BRASS DISK,_- DOMN 0.6' IN CASE 0 •.a oow (0 T ,41 0 W SHEET 4 0 --N 4813'44" W 31.00' N 0411'49. W 41.60' R-180.50' L-145.86' 6-46' 18'05. N 41' 6'16" E aria • co SHEET 2 R-180.50' L-240.95' A-76'28'58' %IV CONTROL MAP SCALE: 1' = 100' w 0 LL CC CO N y ], C cu E E o a5 0 > UQ TOPOGRAPHIC & BOUNDARY SURVEY • C C 00 0) 0) 01 C C Q (00 • v `v v t 3 ° 3 °/ a ✓ a m N O CO .-1 00 7 4O . 7 00 In 1.11 00) N L. to v C CO RO .0 f 0- co 0 ti JOB NUMBER: 150833 DATE: 04)213/16 DRAFTED BY IDV•RSN CHECKED BY: MAB SCALE: 1, 100' REVISION HISTORY 89/16 AD07L TOPS SHEET NUMBER 1 OF 4 8 T-1 , RIN=18 12' CPEPEP PIPE(NW)-15.8 co co m y w 1 8 SEE SHEET 4 3' PVC PIPE(NW) 18.8 SET PK NA L /WASTER LS/ 46878 Cam': il_Ter ra ne 10801 Main Street, Suite 102, Bellevue, WA 98004 phone 425.458.4488 support©terrane.net www.terrane.net 1 FIRE LANE/NO PARKING/ TOW AWAY ZONE FIRE LANE/NO PARKING/ OW AWAY ZONE RE LANE/NO PARKING/ TOW AWAY ZONE ITV JUN 212018 Community Development TOPOGRAPHIC & BOUNDARY SURVEY SE 1/4 OF SE 1/4 SEC 10, TWP. 23N., RGE 04E., W.M. PARCEL NO. 271800-0075 BECU TUKWILA 12770 GATEWAY DR S TUKWILA, WA 98168 ammoir 213AI2i HSIwVMna C C C I r 0 - u 0 - u 0 90 co 0 c z 0 cn C m z • FOUND REDAR/CAP, ILLEGIBLE. 0.05' EAST OF PROPERTY COINER er,T FOUND TACK N LEAD, 0.02' NORTN K 0.07. EAST OF PROPERTY CORNER >46- (2) 1 FOUND CONCRETE-—"-- artr DISK DOwN D6'N CA CB T-1 RIN=18.27 12. CPEP PIPE(SE)-15.1 CPEP PIPE(N)-14.0 RECENEO JUN 212016 Community Development CB T RIY-1:,59 12' CPEP PIPE(SE 14.6 SEE SHEET 4 c� s ‘4 4 ASS DISK. DOM ON PI YOTR111ENT 0 0 2 0 23 W 0 C Z 0 m O 8 A iI r-Te r ra ne 10801 Main Street, Suite 102, Bellevue, WA 98004 phone 425.458.4488 support@terrane.net www.terrane.net TOPOGRAPHIC & BOUNDARY SURVEY SE 1/4 OF SE 1/4 SEC 10, TWP. 23N., RGE O/E., W.M. PARCEL NO. 271600.0075 BECU TUKWILA 12770 GATEWAY DR S TUKWILLA, WA 98168 n. .: CB 7.4'. •. ROA..)9.15 12CPEP PIPE(SE 12.5 12 CPEP PIPE(S)-1 . 12 CPEP PIPE(W).12. SD ---- CB 7-1 R11.0.20.05 6' PVC PIPE(E)-18.7 4" PVC PIPE(NW).18.8 3' PVC PIPE(N,18,8 L-9 MI Terrane 10801 Main Street, Suite 102, Bellevue, WA 98004 phone 425.458.4488 support@terrane.net www.terrane.net H 0 - 0 0 - 0 23 03 0 0 cn BUILDING FOO7PRIN- AREA.1183 ADDRESS /2126 NE 1681H ST,SHOREUNE, WA 98155, USA SEE SHEET 2 TOPOGRAPHIC & BOUNDARY SURVEY SE 1/4 OF SE 1/4 SEC 10, TWP. 23N., RGE 04E., W.M. PARCEL NO. 271600.0075 BECU TUKWILA 12770 GATEWAY DR S TUKWILLA, WA 98168 RrECERI"LED Comrnurity m aPcVWCIp11.1Qilt c A v --` r � r LEGEND NEIiRn11000 N IRTxHAZARD AREAS INUNDATED ELE ON REFERENCE MARKS .MI43eE'la'°MDVD 1.R ., I DESCRIPTION OF LOCATION .a. of wet. anchor bozo et north on4 of PROJECT LOCATION MK Pt SON ET ZONE At SOUTH 1 DIREST SOUTH STREET 130TH ZONE X CITY OF TUKWILA 530091 NOTE: ASAP AREA SHOWN ON THIS PANEL IS LOCATED WITHIN TOWNSHIP 23 NORTH, RANGE 4 EAST, ze'o12 J a2•lE,z" CITY OF SEATTI.E 530089 s1REET RM324 ZONE All IEL 1E, SOUTH ISO1H !DNS PA o CITY OF SEATTLE KING COUNTY ZONE X souTN rns STREET Vt 5 1.STRSM 1n1 STN.E• SOUTH nern PLACE SOlfr0 :ERE ZONE THEtt HEM KING COUNTY UNINCORPORATED AREAS 530071 BLACK RIVER A, A i ZO EA 4]•zero].. 02015.00.. 4 F. 3 ZONE A99 ZONE V ZONE VE ROODWAY AREAS IN ZONE At OIHER EL000 AREAS Oe ayp t. OTHERZONE AREAS amat 1 o a w.R en ZONE D UNDEVELOPED COASTAL BARRIERS I Ortamarro 1.13 NW embrote4 mat Fox Down] on, forodmo Goon., bm Boon. ScurrEart Cott,. Spocul Dana Com, Base Roca Denetans Spam fmD HEM. Dam Fkroa Denman Mu, ---'-»513------,, Men me. Base Flood E1.atnn it Fed IEL 8]I Son RM]x o•..K. s lor Dwelt. Datum mart 9]°0]'30". 32•22'30.' ue of at] 1NAD xn NOTES for imam, ioNoE ::tee 10 .lxo-lP: wna. e... x eanim.w. N.D... x..a. spas. rwe'°x Huard Mat N Gime moos Z.Stfen5alE 50eM rood Home Minn me. w Proterod De ox onNote.. Doane.d nxaEa were =Op/. room warms and Emmen Non nri.�'< a, regYgard ea.eemena el 1w Emergency wD.nwl Nava on to Nolo. of ON 10ENEt'' Corporate 1 a one or Dm nun TM um Erma ..,re ENon ed ,Dw.ow. m Dr .dew... of D. mop foe _conxjaro zp roma, tosiorv,rxA .«.n.«e map. me fw agomm map woo and lime ram souse m aMEEW Wed MAP REPOSITORY Role, to RODONtery Listing on Map tlex EFFECTIVE DATE OF COUNTYWIDE FLOOD INSURANCE HATE MAP SEPTESDEN DIMES EFFECTIVE OATHS OF REVISIONISI TO THIS PANEL: RMax Has x 1816 H ,pwu map iNo. APPROXIMATE SCALE IN FEET 111 NATIONAL FLOOD INSURANCE PROGRAM FIRM FLOOD INSURANCE RATE MAP KING COUNTY, WASHINGTON AND INCORPORATED AREAS PANEL 995T OF 11MOSS 025tSTE PANELS 1tOT PRINTED, G500 COAHAMT DANT NLMEER P6L4E._ 3000 MAP NUMBER 53033C0957 F MAP REVISED: MAY 16,1995 Federal Emergency Management Agency