14-106382 (2)CITY OF
.. Federal Way
IvIn Ed Hale
4-G Development
2153 Oak Hill Drive
Escondido, CA 92027
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www cityoffederalway, com
Re: File #14-106382-00-AD; SITE PLAN MODIFICATION APPROVAL
Celebration Center — Building Pad C, 32057 Pacific Hwy South, Federal Way
Dear Mr. Hale:
January 20, 2015
FILE
The city's Department of Community Development is in receipt of your request to modify the approved
Celebration Center, Building Pad C site plan. The project was granted Process III approval on June 4, 2012.
According to the December 15, 2014, submittal of a revised site plan, exterior elevations, grading & utility
plan, and landscaping plan, minor modifications to the site and building are requested. The proposal is to
revise the building location and increase its size from 3,443 to 3,956 square feet, and as a result, modify the
parking area and internal site access for Building C to accommodate tenant preferences.
The request for site plan modification is hereby approved as conditioned. There are no changes to exterior site
access points, easements, or impacts to the environment with the requested site plan modifications. Pursuant to
Federal Way Revised Code (FWRC) 19.15.090(3), the modification request is consistent with city codes.
Condition of Approval:
1. The paint striped area near the entrance to the drive-thru shall be delineated by a separate
paved route using a variation in paved texture and color. Approved methods of delineation
include: stone, brick, or granite pavers; exposed aggregate; or stamped and colored concrete.
Paint striping on asphalt as a method of delineation is not approved.
This modification approval does not waive compliance with future City of Federal Way codes, policies, and
standards relating to this development. This approval does not constitute approval of a building pernnit. If
you have any questions regarding this letter, please contact Senior Planner Stacey Welsh at 253-835-2634, or
stacey.welsh@cityoffederal«%ay.com. I _
Sincerely,
Isaac Conlen
Planning Manager for
Interim Director Larry Frazier, AICP
cnc: l7indings for Project Approval
Approved Revised Pad C Site Plan and Elevations
Lakehaven Utilities handouts
Isaac Conlen, Planning 'Manager
Stacey Welsh, Senior Planner
Scott Sproul, Assistant Building Official
Kevin Peterson, Fnoncering flans Reviewer
Lisa La;vlanna, [Iarsch Investment properties, 1121 SW Salmon Street,
Frik Preston, Senior Traffic Engineer
Chris Ingham, South King Fire & Rescue
Brian ;\sbury, Lakc•haven Utility District
Suite 500, Portland, OR 97205
Uu� I.U. 67564
�. •1
41k
CITY OF
Federal Way
Findings for Project Approval
Celebration Center Building Pad C, File #14-106382-00-AD
Federal Way Revised Code (FWRC) Chapter 19.15.090(3)
The Planning Division hereby presents the following analysis and documentation to the Director of
Community Development pursuant to Federal Way Revised Code (FWRC) 19.15.090(3).
1. Proposal — A proposed fast food restaurant is normally subject to Use Process II review pursuant to
FWRC 19.230.030. This proposal involves Building Pad C, a component of the Celebration Center
Building I/Pad C pro ect that was previously granted a Process III approval on June 4, 2012. The
Building I component of the Celebration Center project was later granted a Site Plan Mo � xcation
Approval on May 10, 2013, and was constructed. The current proposal is for a Site Plan Modification
Approval (Administrative Decision) for Building Pad C. According to the December 15, 2014, submittal
of a revised site plan, exterior elevations, grading & utility plan, and landscaping plan, minor
modifications to the site and building are requested. The proposal is to revise the building location and
increase its size from 3,443 to 3,956 square feet, and as a result, modify the parking area and internal site
access for Building C to accommodate tenant preferences.
2. Comprehensive Plan & Zoning — Zoning for the subject site is City Center -Frame (CC-F). Restaurant
and fast-food restaurant uses are permitted in this zone subject to the provisions of the FWRC
19.230.030 "Entertainment, etc." The Federal Way Comprehensive Plan (FWCP) designation for the
subject site is City Center -Frame.
3. Site Plan Review Process — The current proposal is for a Site Plan Modification Approval
(Administrative Decision) for Building Pad C. The Director of Community Development makes a
written decision on the application based on criteria listed under FWRC 19.15.090(3).
4. State Environmental Policy Act (SEPA) — A Determination of Nonsignificance (DNS) was issued in
February 2012 for the Celebration Center Building IIPad C project and no SEPA mitigation was required
or appeal filed. A SEPA Addendum was issued for this revised proposal in January 2015, due to the
increase in the restaurant's building size from the original proposal. No comment or appeal periods are
associated with an addendum.
5. Public Notice & Comment — Site Plan Modification Approval is an Administrative Decision and no
public notification is required or proposed.
6. Building Height — The proposed building height of 23 feet for the new building meets the height
limit of 60 feet for the CC-F zoning district. Rooftop equipment is also proposed to be screened in
accordance with FWRC 19.110.070.
7. Required Yards — Per FWRC 19.230.030 (note #2), more than a five-foot building setback is
allowed adjacent to the principal pedestrian right(s)-of-way (Pacific Highway South), as determined
by the director, as full compliance is precluded by topography, and to allow streetscape amenities and
the provision of public on -site open space.
8. Parking — Required parking is 1 parking space per 80 square feet of gross floor area. The plan depicts
a 3,956 square foot fast food restaurant; a total of 49 spaces are required. The proposal shows 41
surface parking spaces will be provided for the restaurant, as was approved as part of the Use Process
III (for a 3,443 square foot fast food restaurant). The approved overall 2013 revised Use Process III
site plan shows the entire project site (not just Pad C) requires 828 spaces and 1,091 spaces are
provided; therefore, in this case 41 spaces are adequate for Pad C, as the overall site parking can
accommodate the 8 additional required spaces for the fast food restaurant that cannot be
accommodated on Pad C. As depicted on the site plan, the minimum parking stall dimensional
requirements are met. Condition of approval #2 of the 2012 Use Process III approval states:
2. The drive-thru stacking lanes as depicted may not be adequate to accommodate queues
for some fast food restaurants. However, given that the tenant is not known at this time,
the City will allow the project to proceed. But at such time as the exact tenant is
identified for the fast food restaurant and prior to issuing a Certificate of Occupancy,
the city may require the applicant to submit a queueing analysis and modify site access
as appropriate to address any potential queuing problems identified in the study.
The site plan modifications include a revised drive-thru configuration with additional length capable
or accommoaal:ing more venlcles. r ne queueing analysis is no longer necessary anu canumun 01
approval #2 is deemed satisfied. Per FWRC 19.230.030 (note #3), access to and from the drive-thru
facility has been reviewed by the Public Works Department. The drive-thru facility is designed so that
vehicles will not block traffic in the street while waiting in line and will not unreasonably interfere
with on -site traffic flow. Special provisions will need to be made for the grand opening to
accommodate large numbers of vehicles and pedestrians.
9. Landscaping/Rockeries — The perimeter and interior parking lot landscaping areas meet the intent of
the FWRC. The proposed trash enclosure is screened with a 100 percent sight obscuring fence. The
enclosure is not proposed to be screened by landscaping, as required by FWRC 19.125.040(2) and (4).
The community development review committee (CDRC) has determined that such screening is not
necessary because stored materials will not be visually obtrusive.
The drive-thru stacking lane is separated from the parking lot, sidewalk, and pedestrian areas by Type
III landscaping. Interior parking lot landscaping is provided at the ends of all parking rows for the
portion of the site that is geographically related to the proposed new building in accordance with the
FWRC. Building walls over 240 square feet or greater in area are either proposed to be screened by
landscaping or have variation in materials and/or lighting to break up the blank walls. Rockeries
comply with the height and separation requirements contained within FWRC 19.120.120. Final
review of proposed landscape plans will occur in conjunction with building permit review to ensure
compliance.
10. Signage — Signage is not reviewed or approved as part of this Administrative Decision. Separate sign
permits are required. The August 13, 2014, Preapplication Conference Summary contains further
information regarding signage. Also, see FWRC 19.140 for specifics about sign requirements.
11. Community Design Guidelines — Site and architectural design is consistent with FWRC Chapter
19.115, "Community Design Guidelines," based on provision of the following key design elements:
a. Crime Prevention through Environmental Design (CPTED) features are incorporated into the site.
b. The overall site design includes separated paved pedestrian pathways connecting new and
existing buildings to one another and to adjacent rights -of -way.
c. Pedestrian areas and amenities, including an outdoor patio, are incorporated in the overall site
design.
d. The principal entrance facade of the building is clearly recognizable from the right-of-way.
Pedestrian pathways from the right-of-way and pedestrian areas to the primary entrances are
accessible and clearly delineated.
Celebration Center Building Pad C File #14-106382-00-AD / Doc. I.D. 67566
Findings for Project Approval Page 2 of 4
i. A condition of approval shall require the paint striped area near the entrance to the drive-
thru to be delineated by a separate paved route using a variation in paved texture and
color. Approved methods of delineation include: stone, brick, or granite pavers; exposed
aggregate; or stamped and colored concrete. Paint striping on asphalt as a method of
delineation is not approved.
e. Building facades longer than 60 feet and visible from the right-of-way contain required
treatment methods of fagade modulation and a pedestrian plaza.
f. Fagade articulation includes material and color variations, window openings, landscaping, and
varying architectural features, including setbacks and indentations.
g. The building is generally oriented to and clearly recognizable from the right-of-way. The
pedestrian plaza is located at the street corner of an overall site driveway and Pacific Highway
South to optimize pedestrian access and use.
h. Parking and driving areas occupy more than the 40 percent of the project's linear frontage along
Pacific Highway South. This is permitted in accordance with FWRC 19.115.090(3)(a)(iii), per
the director, as the predominant use is not parking and as other uses include the restaurant, areas
of landscaping, an e ffasinan plaza. Ilona y, the grade- separation e e n i g
site and Pacific Highway South lessens the impact of parking adjacent to the right-of-way.
i. The principal facade incorporates a variety of pedestrian -oriented architectural treatments.
j. The drive-thm stacking lane wraps around three sides of the building, including along the north
and east facades, which face the public right-of-way. The drive-thru window is on the west side
of the building and is not visible from the right-of-way. There is a grade difference between the
site and Pacific Highway South. The building site is elevated from the adjacent right-of-way
and lessens the visual impact of the drive-thru, aided by the retaining wall and landscaping to
be implemented. According to the applicant's submitted Statement of Architectural Intent, "on
the east and north the drive through is completely screened from the street and the retaining for
it forms a plinth for the building that steps down to the street acting as a backdrop for planting
and marking the beginning of the accessible path pedestrians would travel to take them from
the street to the restaurant."
The 2012 Use Process III condition of approval #2, as discussed under finding #8 (parking) above,
anticipated that the drive-thru stacking lanes as depicted at that time may not have been adequate to
accommodate queues for some fast food restaurants, and may have required site access modification
to address queuing problems. The proposed site plan modifications include a revised drive-thru
configuration with additional length capable of accommodating more vehicles.
Per FWRC 19.115.010(1)(e), guidelines are intended to serve as performance objectives for
developing the appropriate siting and design solutions for each development on each unique site.
Decisions under this chapter consider proposals on the basis of individual merit and encourage
creative design alternatives to achieve the purpose and objectives of this chapter. To further this, and
in recognition of site -specific opportunities and constraints, decisions may allow for departure from
any specific or numeric provisions contained in the guidelines, provided the end result is consistent
with the purpose statement of this chapter.
The proposed drive-thru layout is not inconsistent with the stated purpose statement of the chapter.
The site layout supports the purpose statement, including one purpose of the design guidelines chapter
to improve and expand pedestrian circulation, public space, and pedestrian amenities in the city. The
site contains a new public space, a pedestrian plaza. The Bank of America building to the north
contains a drive-thru component that fronts on Pacific Highway South, so the overall site already
contains this type of feature. In addition, modifications to the original approval for the Pad C layout
include revisions to internal site access, which creates a preferable situation with the revised Pad C
site entrance points further separated from the overall site access points.
Celebration Center Building Pad C File # 14-106382-00-AD / Doc. I.D. 67566
Findings for Project Approval Page 3 of 4
12. Stormwater — No comment on the proposal for a Site Plan Modification Approval (Administrative
Decision) for Building Pad C. Full civil review will occur as part of the building permit.
13. Concurrency and Traffic Impacts — As a component of the previous Process III application, the
applicant was required to undergo traffic concurrency analysis pursuant to the state Growth
Management Act (GMA); goals and policies of the Federal Way Comprehensive Plan (FWCP); and
FWRC Chapter 19.90, "Transportation Concurrency Management." The Public Works Traffic
Division found that all intersections impacted by one or more weekday evening peak hour trips from
the proposed development would meet City of Federal Way Level of Service (LOS) standards with
the city's programmed improvements. A Capacity Reserve Certificate (CRC) was issued by the
Public Works Department in May 2012, for 140 new peak hour trips generated by the project, which
included a retail component. The additional restaurant square footage will generate an estimated 9
more PM peak hour trips, which is less than 10 percent of the 140 PM peak hour trips approved in the
existing CRC. Therefore, a revised concurrency application is not required.
Prior to building permit issuance, the applicant will be required to pay a trattic impact tee. Based on
the current adopted fee schedule, the estimated impact fee for the proposed 3,956 square foot fast
food restaurant is $84,969.30. Please note the actual impact fee will be calculated based on the fee
schedule in effect at the time a complete building permit application is filed.
14. Water and Sewer (Lakehaven) — Important Note: As previously communicated to the property
owner, regarding the existing Developer Extension (DE) Agreement work on the property
(Lakehaven Project No. 6308004), because the associated DE work was not completed by June 30,
2014, Lakehaven will not process any other service connections (new or modified) for the site until
the aforementioned DE Agreement work is completed.
The proposed building pad site does not have any existing water or sewer service connections. The
applicant will need to obtain Certificates of Water & Sewer Availability and submit them with the
building permit application. The applicant will need to submit a Sewer Use Survey, complete any
necessary water and/or sewer facility construction, and subsequently submit applications to
Lakehaven for any necessary water and/or sewer service connections. The August 13, 2014,
Preapplication Conference Summary contains further information.
15. Fire — The required fire flow for this project is 1,750 gallons per minute. A Certificate of Water
Availability shall be provided indicating the fire flow available at the site. This project will require one
fire hydrant. There is an existing fire hydrant available in the complex that meets this requirement. A
Fire Alarm System is required. An automatic fire detection system shall be installed in all buildings
exceeding 3,000 square feet gross floor area. This fire detection system shall be monitored by a central
and/or remote station conforming to the current requirements of the National Fire Protection
Association standards and/or the fire chief or designee. Based on the building occupant load, an
automatic fire sprinkler system shall be installed and designed per 2010 NFPA 13 requirements. The
system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler
system shall be at least 10 percent less than the correlative water supply curve pressure.
16. The application and attachments have been determined to be consistent with the Federal Way
Comprehensive Plan; all applicable provisions of the FWRC; and with the public health, safety, and
welfare. The proposed development is consistent with decisional criteria listed under FWRC
19.15.090.3. Final construction drawings will be reviewed for compliance with specific regulations,
conditions of approval, and other applicable city requirements. This decision shall not waive
compliance with future City of Federal Way codes, policies, and standards relating to this development.
Prepared by: Stacey Welsh, Senior Planner
Celebration Center Building Pad C
Findings for Project Approval
Date: January 16, 2015
File # 14-106382-00-AD / Doc. I.D. 67566
Page 4 of 4
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writen permission of King County,
Date: 12/24/2014
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: 12-17-14
TO: Kevin Peterson, Development Services
Rick Perez, Traffic
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire & Rescue
Lindsey Tiroux, Public Safety Officer
FROM: Stacey Welsh, Planning
FOR DRC MTG. ON: 1-8-15
FILE NUMBER(s): 14-106382-00-AD
RELATED FILE NOS.: 14-103317-00-PC; 11-105020-00-UP
PROJECT NAME: CHICK-FIL-A
PROJECT ADDRESS: 32057 PACIFIC HWY S
ZONING DISTRICT: CC-F
PROJECT DESCRIPTION: Modification to existing development approval for an
approximately 3,956 sf drive through restaurant.
LAND USE PERMITS: Site Plan Modification Approval
(Administrative Decision)
PROJECT CONTACT: 4-G DEVELOPMENT
ED HALE
2153 OAK HILL DR
ESCONDIDO, CA 92027
MATERIALS SUBMITTED:
o Master Land Use Application
o Vicinity map
o CPTED Checklist
o Draft Geotechnical Engineering Report
o Site Photos
o Preliminary renderings
o Site plan/survey/grading & utilities/landscape
plan/floor plan elevations
o Exterior materials board
0 --rT
A k
FederalCITY o,
Way
SEC 15 2014 MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUMY DEVELOPMENT SERVICES
33325 8'" Avenue South
CM
❑� FED��'L WAY Federal Way, WA 98003-6325
CD5 253-835-2607;Fax 253-835-2609
ww w.c i tvotfed oral w ay. corn
APPLICATION NO(S) Ll — / Date 11 /7/2014
Project Name Chick-Fil-A #03392
Property Address/Location 32075 Pacific Highway South
Parcel Number(s) 1500500110
Project Description Modification to existing develo ment permit for aporox 3500 rd QSR with ❑rive-Thru
on ad C of Celebration Square, Pacific H S and S 320th St /_ r
PLEASE PRINT U I -46+- / /l - t o s 02-o P n -# )3- /ol
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
Preapplication Conference
Pr val
Process 11(Site Plan Review)
ro
Process IV (Hearing Examiner s Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
c4F Zoning Designation
Comprehensive Plan Designation
N/A Value of Existing Improvements
6so,000 Value of Proposed Improvements
International Building Code (IBC):
A-2 Restaurant Occupancy Type
y-B Construction Type
Applicant
Name:
Chick-fil-A, Inc.
Address:
15635 Alton Parkway, Suite 350
City/State:
Irvine, CA.
Zip:
92618
Phone:
949.923.8243
Fax:
N/A
Email:
Don.Ikeler@chick-fil-A.com
Signature:
Agent (if different than Applicant)
Name:
Ed Hale
Address:
2153 Oak Hill Drive
City/State:
Escondido, CA
Zip:
92027
Phone:
760.8 . 611
Fax:
n/a
na
Signature:l'
Owner _ ` C� � _
sp-A kn V i Lt {ke s ide r�� - 1� �i► [�
Name: Lisa LaManna, We ° oa
Address: Harsch Investment Properties
City/State: 1121 SW Salmon Street Suite 500
Zip: Portland, OR 97205
Phone: Desk:503.973.0223
Fax:
Ems: LisaL@harsch.com
Signature: 4,a&-
Bulletin #003 -January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application
ALTA COMMITMENT FOR TITLE INSURANCE
Issued By:
Fidelity
National Title
Company
Commitment Number:
611062861
Report 2
FIDELITY NATIONAL TITLE INSURANCE COMPANY, a California corporation ("Company'), for a valuable consideration,
commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Proposed Insured
named in Schedule A, as owner or mortgagee of the estate or interest in the land described or referred to in Schedule A,
upon payment of the premiums and charges and compliance with the Requirements; all subject to the provisions of
Schedules A and B and to the Conditions of this Commitment.
This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies
committed for have been inserted in Schedule A by the Company.
All liability and obligation under this Commitment shall cease and terminate six (6) months after the Effective Date or when
the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue the policy or
policies is not the fault of the Company.
The Company will provide a sample of the policy form upon request.
This Commitment shall not be valid or binding until countersigned by a validating officer or authorized signatory.
IN WITNESS WHEREOF, FIDELITY NATIONAL TITLE INSURANCE COMPANY has caused its corporate name and seal
to be affixed by its duly authorized officers on the date shown in Schedule A.
Countersigned By:
Authorized Officer or Agent
Fidelity National Title Insurance Company
By:
Attest:
President
Secretary
RECEIVED
DEC 17 2014
AMERICAN
Copyright American Land Title Association. All rights reserved. CM OF FEDERAL WAY LAND TITLE
ASSOCIATION
The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the dk@& use.
All other uses are prohibited. Reprinted under license from the American Land Title Association.
ALTA Commitment (Adopted: 06.17.2006) Printed: 09.12.13 @ 11:46AM
W A-FT-FTMA-01530.610051-SPS-1-13-611062861
COMMITMENT NO. 611062861
FIDELITY NATIONAL TITLE COMPANY
REPORT 2
ISSLW-jd -" UFFJC= E.-
FOR SETTLEMENT iNQUIRIES, l O..NTACT:
Title Officer: Terry Sarver
Escrow Officer: Tara Pierce
Fidelity National Title Company
Fidelity National Title Company
3500 188th St. SW, Suite 300
5565 Glenridge Connector Suite 300
Lynnwood, WA 98037
Atlanta, GA 30342
Main Phone: (425)771-3031
Phone: (678)213-1755 Fax: (678)213-1723
Email: Unit2@fnf.com
Main Phone: 678-213-1755
Email: tara.pierce@fnf.com
Escrow No.. Alt-130654
SCHEDULE A
ORDER NO. 611062861
1. Effective Date: September 5, 2013 at 08:OOAM
2. Policy or (Policies) to be issued:
a. ALTA Owner's Policy 2006
Proposed Insured: Chick-fil-A, Inc a Georgia Corporation
Policy Amount: $2,170,750.00
Premium: $ 2,382.00
Tax: $ 226.29
Rate: Commercial Standard Coverage
Discount(s): Short Term Electronic
Total: $ 2,608.29
3. The estate or interest in the land described or referred to in this Commitment is:
Leasehold Estate, as to be created,
4. Title to the Leasehold Estate, as to be created, estate or interest in land is at the Effective Date vested in:
Harsch Investment Properties, LLC, an Oregon limited liability company
AMERICAN
Copyright American Land Title Association. All rights reserved. LAND TITLE
ASSOCIATION
The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
All other uses are prohibited. Reprinted under license from the American Land Title Association.
ALTA Commitment (Adopted: 06.17.2006) Printed: 09.12.13 @ 11:47AM
WA-FT-FTMA-01530.610051-SPS-1-13-611062861
FIDELITY NATIONAL TITLE COMPANY
SCHEDULE A
(continued)
5. The land referred to in this Commitment is described as follows:
For APN/Parcel ID(s): 150050 0110 09
COMMITMENT NO.611062861
REPORT: 2
A PORTION OF LOT A, CITY OF FEDERAL WAY BOUNDARY LINE ADJUSTMENT NUMBER
04-100603-00-SU RECORDED UNDER KING COUNTY RECORDING NUMBER 20050330900002,
LYING IN THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 17,
TOWNSHIP 21NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS
FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SAID LOT A, BEING ON THE WESTERLY
MARGIN OF PACIFIC HIGHWAY SOUTH;
THENCE SOUTH 01013-13" WEST, ALONG SAID EASTERLY MARGIN, A DISTANCE OF 107.74 FEET
TO THE POINT OF BEGINNING;
THENCE SOUTH 01 013'13" WEST, A DISTANCE OF 217.53 FEET TO THE POINT OF A
NON -TANGENT CURVE TO THE RIGHT, OF WHICH THE RADIUS POINT LIES NORTH 32°08'57"
WEST, A RADIAL DISTANCE OF 35.01 FEET;
THENCE WESTERLY ALONG THE ARC, THROUGH A CENTRAL ANGLE OF 44-05-20", A DISTANCE
OF 26.94 FEET TO A POINT OF REVERSE CURVE TO THE LEFT RADIUS OF 300.05 FEET AND A
CENTRAL ANGLE OF 05-35-25";
THENCE WESTERLY ALONG THE ARC, A DISTANCE OF 29.36 FEET;
THENCE NORTH 83040'02" WEST, A DISTANCE OF 45.88 FEET TO A POINT OF CURVE TO THE
LEFT HAVING A RADIUS OF 300.05 FEET AND A CENTRAL ANGLE OF 02°19'05";
THENCE WESTERLY ALONG THE ARC A DISTANCE OF 12.14 FEET;
THENCE NORTH 85°59'07" WEST, A DISTANCE OF 39.56 FEET TO THE POINT OF CURVE OF A
NON -TANGENT CURVE TO THE RIGHT, OF WHICH THE RADIUS POINT LIES NORTH 10°52'47"
EAST, A RADIAL DISTANCE OF 10.00 FEET;
THENCE NORTHWESTERLY ALONG THE ARC, THROUGH A CENTRAL ANGLE OF 80°20'25", A
DISTANCE OF 14.02 FEET;
THENCE NORTH 01'13'13" EAST, A DISTANCE OF 187.01 FEET TO A POINT OF CURVE TO THE
RIGHT HAVING A RADIUS OF 15.00 FEET AND A CENTRAL ANGLE OF 90°00'00";
THENCE NORTHEASTERLY ALONG THE ARC A DISTANCE OF 23.56 FEET;
THENCE SOUTH 88*46-47" EAST, A DISTANCE OF 143.89 FEET TO A POINT OF CURVE TO THE
RIGHT HAVING A RADIUS OF 15.00 FEET AND A CENTRAL ANGLE OF 06°02'59";
THENCE EASTERLY ALONG THE ARC A DISTANCE OF 1.58 FEET TO THE POINT OF BEGINNING.
SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON.
ABBREVIATED LEGAL:
PTN LOT A, BLA NO. 04-100603-00-SU, REC #20050330900002
END OF SCHEDULE A
AMERICAN
Copyright American Land Title Association. All rights reserved. LAND TITLE
ASSOCIATION
The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
All other uses are prohibited. Reprinted under license from the American Land Title Association.
ALTA Commitment (Adopted: 06.17.2006) Printed: 09.12.13 @ 11:47AM
WA-FT-FTMA-01530.610051-SPS-1-13-611062861
FIDELITY NATIONAL TITLE COMPANY
SCHEDULE B
COMMITMENT NO.611062861
REPORT: 2
Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are
disposed of to the satisfaction of the Company:
GENERAL EXCEPTIONS
A. Rights or claims of parties in possession, or claiming possession, not shown by the Public Records.
B. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be
disclosed by an accurate and complete land survey of the Land.
C. Easements, prescriptive rights, rights -of -way, liens or encumbrances, or claims thereof, not shown by the
Public Records.
D. Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers' compensation, or
for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the
Public Records.
E. Taxes or special assessments which are not yet payable or which are not shown as existing liens by the Public
Records.
F. Any lien for service, installation, connection, maintenance, tap, capacity, or construction or similar charges for
sewer, water, electricity, natural gas or other utilities, or for garbage collection and disposal not shown by the
Public Records.
G. Unpatented mining claims, and all rights relating thereto.
H. Reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof.
I. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes.
J. Water rights, claims or title to water.
K. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the Public
Records, or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires
of record for value the estate or interest or mortgage thereon covered by this Commitment.
AMERICAN
Copyright American Land Title Association. All rights reserved. LAND TITLE
uxo�snTron
The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
All other uses are prohibited. Reprinted under license from the American Land Title Association.
ALTA Commitment {Adopted: 06.17.2000) Printed: 09.12.13 @ 11:47AM
W A-FT-FTMA-01530.610051-S PS-1-13-611062861
,-1
FIDELITY NATIONAL TITLE COMPANY
2.
3
SCHEDULE B
(continued)
SPECIAL EXCEPTIONS
COMMITMENT NO. 611062861
REPORT: 2
Payment of the real estate excise tax, if required.
The Land is situated within the boundaries of the local taxing authority.
Present rate of real estate excise tax as of the date herein is 1.78%.
Any conveyance document must be accompanied by the official Washington State Excise Tax Affidavit. The
applicable excise tax must be paid and the affidavit approved at the time of the recording of the conveyance
documents.
General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half
delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties):
Year:
Tax Account No.:
Levy Code:
Assessed Value -Land:
Assessed Value -Improvements:
General and Special Taxes:
2013
150050 0110 09
1202
$8,763,500.00
$991,400.00
Billed: $171,482.14
Paid: $171,482.14
Unpaid: $0.00
Affects: Includes other property
Name: Tax Remittance - King County
To expedite payment of your taxes, you may mail the payment direct to:
King County Treasurer
500 4th Ave, Room 600
Seattle, WA 98104
A deed of trust to secure an indebtedness in the amount shown below,
Amount:
$16,235,000.00
Dated:
October 5, 1999
Trustor/Grantor:
Harsch Investment Properties, LLC, an Oregon limited liability company
Trustee:
Washington Title Company
Beneficiary:
Union Bank of California, N.A.
Recording Date:
October 13, 1999
Recording No.:
19991013001005
AMERICAN
Copyright American Land Title Association. All rights reserved. LAND TITLE
ASSOCIATION
The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
All other uses are prohibited. Reprinted under license from the American Land Title Association.
ALTA Comrnilment (Adopted: 06.17 2006) Printed: 09.12.13 [ 11:47AM
W A-FT-FTMA-01530.610051-S PS-1-13-611062861
FIDELITY NATIONAL TITLE COMPANY
SCHEDULE B
(continued)
COMMITMENT NO. 611062861
REPORT: 2
An agreement to modify the terms and provisions of said deed of trust as therein provided
Recording Date: May 30, 2002
Recording No.: 20020530002549
An agreement to modify the terms and provisions of said deed of trust as therein provided
Recording Date: April 15, 2005
Recording No.: 20050415001012
An agreement to modify the terms and provisions of said deed of trust as therein provided
Recording Date: December 3, 2007
Recording No.: 20071203000915
An agreement to modify the terms and provisions of said deed of trust as therein provided
Recording Date: November 26, 2008
Recording No.: 20081126000401
An agreement to modify the terms and provisions of said deed of trust as therein provided
Recording Date: February 25, 2011
Recording No.: 20110225001483
An agreement to modify the terms and provisions of said deed of trust as therein provided
Recording Date: May 30, 2013
Recording No.: 20130530001864
Partial Reconveyance recorded under Recording Number 20050513002255.
AMERICAN
Copyright American Land Title Association. All rights reserved. LAND TITLE
ASSOCIATION
The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
All other uses are prohibited. Reprinted under license from the American Land Title Association. It
ALTA Commitment (Adopted: 06.17.2006) Printed: 09.12.13 @ 11:47AAh
W A-FT-FTMA-01530.610051-SPS-1-13-611062861
COMMITMENT NO.611062861
FIDELITY NATIONAL TITLE COMPANY REPORT: 2
SCHEDULE B
(continued)
4. The Company will require the following documents for review prior to the issuance of any title assurance
predicated upon a conveyance or encumbrance from the entity named below.
Limited Liability Company: Harsch Investment Properties, LLC
a. A copy of its operating agreement, if any, and any and all amendments, supplements and/or
modifications thereto, certified by the appropriate manager or member.
b. If a domestic Limited Liability Company, a copy of its Articles of Organization and all amendment thereto
with the appropriate filing stamps.
c. If the Limited Liability Company is member -managed a full and complete current list of members
certified by the appropriate manager or member.
d. If the Limited Liability Company was formed in a foreign jurisdiction, evidence, satisfactory to the
Company that it was validly formed, is in good standing and authorized to do business in the state of
origin.
e. If less than all members, or managers, as appropriate, will be executing the closing documents, furnish
evidence of the authority of those signing.
The Company reserves the right to add additional items or make further requirements after review of the
requested documentation.
5. The Company will require the following documents for review prior to the issuance of any title assurance
predicated upon a conveyance or encumbrance by the corporation named below.
Name of Corporation: Chick-fil-A, Inc.
a. A Copy of the corporation By-laws and Articles of Incorporation.
b. An original or certified copy of a resolution authorizing the transaction contemplated herein.
c. If the Articles and/or By-laws require approval by a 'parent' organization, a copy of the Articles
and By-laws of the parent.
The Company reserves the right to add additional items or make further requirements after review of the
requested documentation.
Any unrecorded leaseholds, right of vendors and holders of security interests on personal property installed upon
the Land and rights of tenants to remove trade fixtures at the expiration of the terms.
AMERIC.�N
Copyright American Land Title Association. All rights reserved. LAND TITLE
0.5SOCIhTVDv
The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
All other uses are prohibited. Reprinted under license from the American Land Title Association. �~
ALTA Commitment (Adopted: 06.17.2006) Printed: 09.12.13 @ 11:47AM
W A-FT-FTM A-01530.610051-SPS-1-13-611062861
1
COMMITMENT NO. 611062861
FIDELITY NATIONAL TITLE COMPANY REPORT: 2
SCHEDULE B
(continued)
7. Before the issuance of any title assurance under this application, the Company will require a full copy of the lease
to be insured, together with all supplements, assignments and amendments for review. If a memorandum or short
form of the lease is to be recorded, a full copy of the executed lease is still required.
The Company reserves the right to add additional items or make further requirements after review of the
requested documentation.
8. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, dedications, building
setback lines, notes and statements, if any, but omitting any covenants or restrictions, if any, including but not
limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability,
handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to
the extent that said covenant or restriction is permitted by applicable law, as set forth on Plat of Century.
9. Bonneville Power Administration transmission line easement in favor of the United States of America as granted or
disclosed by instruments recorded under Recording Numbers 3128470, 3128474, 3308820, 04100949, 5204176,
5218868 and 7107270045 and as condemned by final decree entered in United States District Court Cause
Numbers 269, 272, 535 and 685.
10. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document:
In favor of:
City of Tacoma
Purpose:
Water transmission pipelines
Recording Date:
February 14, 1974
Recording No.:
7402140349
Affects:
As described therein
11. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document:
In favor of: Water District No. 124
Purpose: Water lines
Recording Date:September 25, 1974
Recording No.: 7409250454
Affects: As described therein
Said easement has been modified by instruments recorded under Recording Numbers 8006180637, 8306240549
and 8306240550.
12. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document:
Purpose: Ingress and egress
Recording Date: December 19, 1977
Recording No.: 7712190951
Affects: As described therein
AMERICAN
Copyright American Land Title Association. All rights reserved. LAND TITLE
ASSOCIATION
The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
All other uses are prohibited. Reprinted under license from the American Land Title Association. Xi
ALTA commitment (Adopted: 06.17.2006) Printed: 09.12.13 aQ 11:47AM
WA-FT-FTMA-01530.610051-SPS-1-13-611062861
COMMITMENT NO. 611062861
FIDELITY NATIONAL TITLE COMPANY REPORT: 2
SCHEDULE B
(continued)
13. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document:
In favor of: Puget Sound Power & Light Company
Purpose: Underground electric transmission and/or distribution system
Recording Date: May 11, 1979
Recording No.: 7905110810
Affects: As described therein
14. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document:
In favor of: Puget Sound Power & Light Company
Purpose: Underground electric transmission and/or distribution system
Recording Date: October 3, 1980
Recording No.: 8010030560
Affects: As described therein
15. Covenants, conditions and restrictions but omitting any covenants or restrictions, if any, including but not limited to
those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap,
national origin, ancestry, source of income, gender, gender identity, gender expression, medical condition or
genetic information, as set forth in applicable state or federal laws, except to the extent that said covenant or
restriction is permitted by applicable law, as set forth in the document
Recording Date: December 15, 1981
Recording No.: 8112150135
16. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document:
In favor of: Pacific Northwest Bell Telephone Company
Purpose: Underground communication lines
Recording Date: June 10, 1983
Recording No.: 8306100670
Affects: As described therein
17. Covenants, conditions, restrictions and easements but omitting any covenants or restrictions, if any, including but
not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status,
disability, handicap, national origin, ancestry, source of income, gender, gender identity, gender expression,
medical condition or genetic information, as set forth in applicable state or federal laws, except to the extent that
said covenant or restriction is permitted by applicable law, as set forth in the document
Recording Date: July 19, 1983
Recording No.: 8307190969 (being a re-record of 8112150134)
A h, F. R f CAS
Copyright American Land Title Association. All rights reserved. LAND H "
A550L I A l i +l
The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. , Y>
All other uses are prohibited. Reprinted under license from the American Land Title Association.
ALTA Commitment (Adopted: 06.17.2006) Printed: 09.12.13 @ 11:47AM
W A -FT -FT M A-01530.610051-S P S-1-13-611062861
COMMITMENT NO.611062861
FIDELITY NATIONAL TITLE COMPANY REPORT: 2
SCHEDULE B
(continued)
18. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document:
19
20
21
22.
In favor of: Federal Way Water and Sewer District
Purpose: Water mains
Recording Date: December 4, 1986
Recording No.: 8612041019
Affects: As described therein
Agreement and the terms and conditions thereof:
Recording Date:October 5, 1989
Recording No.: 8910050338
Regarding: Domestic water supply system
A certificate of completion and release of lien relating to said agreement was recorded under Recording Number
19990823001609.
Easement(s) for the purpose(s) shown below and rights incidental thereto as condemned by an instrument,
Entitled: Stipulated Consent Judgment and Decree of Appropriation
Court: Superior
Case No.: 01-2-29487-3
In favor of: City of Federal Way
Purpose: Street right of way, retaining wall, drainage and utilities
Recording Date: April 15, 2002
Recording No.: 20020415002593 and 20020415002595
Affects: As described therein
License and the terms and conditions thereof:
Recording Date: October 14, 2004
Recording No.: 20041014001163
Agreement and the terms and conditions thereof:
Recording Date: December 27, 2004
Recording No.: 20041227000105
Regarding: Water distribution system
Modification to said agreement recorded May 3, 2006 under Recording Number 20060503000728,
Certificate of completion/ Release of lien recorded under Recording Number 20071219002158.
r
AMERICAN
Copyright American Land Title Association. All rights reserved. LAND TITLE
ASSOCIATION
The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
All other uses are prohibited. Reprinted under license from the American Land Title Association.
ALTA Commitment {Adopted: 06.17.2006j Printed: 09.12.131§ 11A7AM
W A-FT-FTMA-01530.610051-S PS- 1-13-611062861
FIDELITY NATIONAL TITLE COMPANY
SCHEDULE B
(continued)
23. Agreement and the terms and conditions thereof:
Recording Date: December 27, 2004
Recording No.: 20041227000106
Regarding: Water distribution system
24. Low Pressure Water Service Agreement and the terms and conditions thereof:
Recording Date: December 27, 2004
Recording No.: 20041227000117
25. Tract 7" Agreement and the terms and conditions thereof:
Recording Date: March 30, 2005
Recording No.: 20050330000009
26. Tract "Y" Agreement and the terms and conditions thereof:
Recording Date: March 30, 2005
Recording No.: 20050330000010
COMMITMENT NO. 611062861
REPORT: 2
27. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, dedications, building
setback lines, notes and statements, if any, but omitting any covenants or restrictions, if any, including but not
limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability,
handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to
the extent that said covenant or restriction is permitted by applicable law, as set forth on Boundary Line
Adjustment:
Recording No: 20050330900002
28. Covenants, conditions and restrictions but omitting any covenants or restrictions, if any, including but not limited to
those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap,
national origin, ancestry, source of income, gender, gender identity, gender expression, medical condition or
genetic information, as set forth in applicable state or federal laws, except to the extent that said covenant or
restriction is permitted by applicable law, as set forth in the document
Recording Date: November 23, 2005
Recording No.: 20051123002059
29. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document:
In favor of:
Lakehaven Utility District
Purpose:
Water facilities
Recording Date:
June 23, 2006
Recording No.:
20060623000135
Affects:
As described therein
AMERICAN
Copyright American Land Title Association. All rights reserved. LAND TITLE
ASSOCIATION
The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. r
All other uses are prohibited. Reprinted under license from the American Land Title Association.
ALTA Commitment (Adopted: 06.17.2006) Pnntea: 09.12.13 @ 11:47AM
W A-FT-FTM A-01530.610051-SPS-1-13-611062861
FIDELITY NATIONAL TITLE COMPANY
SCHEDULE B
(continued)
30. Agreement and the terms and conditions thereof:
Recording Date: May 27, 2008
Recording No.: 20080527001636
Regarding: Water distribution system
COMMITMENT NO.611062861
REPORT: 2
Amendment to said agreement recorded under Recording Number 20130402001597.
31. License and the terms and conditions thereof:
Recording Date: July 27, 2002
Recording No.: 20120727001303
32. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document:
In favor of:
Puget Sound Energy, Inc.
Purpose:
Utility systems
Recording Date:
July 18, 2013
Recording No.:
20130718000897
Affects:
As described therein
33. Right to make necessary slopes for cuts or fills upon property herein described as granted by deed recorded under
Recording Numbers 5047677, 5735315, 5735317 and 7404170102.
END OF EXCEPTIONS
NOTES
The following matters will not be listed as Special Exceptions in Schedule B of the policy. There will be no coverage for
loss arising by reason of the matters listed below because these matters are either excepted or excluded from coverage or
are not matters covered under the insuring provisions of the policy.
Note A: As part of Fidelity National Title Company's commitment to the environment, we encourage the
paperless distribution of our products whenever possible. To help conserve natural resources, we will
automatically issue the forthcoming original policy(ies) electronically.
Please provide us with a current e-mail address for the new owner and/or lender prior to closing or by
emailing unit2@fnf.com. Hard copy versions may be issued upon request.
Note B: Any documents being executed in conjunction with this transaction must be signed in the presence of an
authorized Company employee, an authorized employee of an agent, an authorized employee of the
insured lender, or by using Bancsery or other approved third -party service. If the above requirement
cannot be met, please call the Company at the number provided in this report.
AMERICAN
Copyright American Land Title Association. All rights reserved. LAND TITLE
ASSOCIATION
The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
All other uses are prohibited. Reprinted under license from the American Land Title Association.
ALTA Commitment (Adopted: 06.17.2006) Printed: 09.12.13 @ 11:47AM
WA-FT-FTMA-01530.610051-SPS-1-13-611062861
FIDELITY NATIONAL TITLE COMPANY
SCHEDULE B
(continued)
COMMITMENT NO.611062861
REPORT: 2
Note C: Note: Notwithstanding anything to the contrary in this Commitment, if the policy to be issued is other
than an ALTA Owner's Policy (6/17/06), or ALTA Loan Policy (6/17/06), the policy may not contain an
arbitration clause, or the terms of the arbitration clause may be different from those set forth in this
Commitment. If the policy does contain an arbitration clause and the Amount of Insurance is less than
the amount, if any, set forth in the arbitration clause, all arbitral matters shall be arbitrated at the option
of either the Company or the Insured as the exclusive remedy of the parties.
Note D: Fidelity National Title Co., 3500 188th St SW #300, Lynnwood, WA 98037
Cutoff time for recording release in King County is 2:00 PM, any release after 2:00 PM will record the
following day.
Cutoff time for recording release in Snohomish County is 1:00 PM, any release after 1:00 PM will record
the following day.
Note E: There are NO conveyances affecting said Land recorded within 24 months of the date of this report.
Note F: The Public Records indicate that the address of the improvement located on said Land is as follows:
32011 Pacific Hwy S
Federal Way, WA 98003
Note G: Prior to closing, we will require the completion of the attached Declaration by the parties named below to
enable us to amend or eliminate questions of parties in possession, lien rights and/or other certain
unrecorded matters.
Parties: See vesting
END OF NOTES
END OF SCHEDULE B
AMERICAN
Copyright American Land Title Association. All rights reserved. LAND TITLE
ASSOCIATION
The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
All other uses are prohibited. Reprinted under license from the American Land Title Association.
ALTA Commitment (Adopted: 06.17.2006) Printed: 09.12.13 @ 11:47AM
W A-FT-FTMA-01530.610051-S PS-1-13-611062861
FIDELITY NATIONAL TITLE COMPANY
CONDITIONS
COMMITMENT NO. 611062861
REPORT 2
1. The term mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument.
2. If the proposed Insured has or acquired actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or
interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge
to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the
extent the Company is prejudiced by failure to so disclose such knowledge. if the proposed insured shall disclose such knowledge to the
Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the
Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability
previously incurred pursuant to paragraph 3 of these Conditions.
3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of
Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply
with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage
thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed
for and such liability is subject to the insuring provisions and Conditions and the Exclusions from Coverage of the form of policy or policies
committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as
expressly modified herein.
4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a report of the condition of title. Any
action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to
the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this
Commitment.
5. The policy to be issued contains an arbitration clause. All arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be
arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review a copy of the arbitration rules
at hffD,11ww ,,.aPa. rJrg.
END OF CONDITIONS
AMERICAN
Copyright American Land Title Association. All rights reserved. LAND TITLE
ASSOCIATION
The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
Ak-
All other uses are prohibited. Reprinted under license from the American Land Title Association.
ALTA CDmmitment (Adopted: 06.17.2006) Printed: 09.12.13 @ 11:47AM
WA-FT-FTMA-01530.610051-SPS-1-13-611062861
Fidelity National Title
Company
Order No.: 611062861-U2
Property: 32011 Pacific Hwy S
Federal Way, WA 98003
3500 188th St. SW, Suite 300
Lynnwood, WA 98037
Phone: (425)771-3031 / Fax: (425)771-7910
SELLER(S)
Harsch Investment Properties LLC, an Oregon limited liability company
BUYER/BORROWER(S)
Chick-fil-A, Inc a Georgia Corporation
LENDER
Appropriate Lender
Phone:
Fax:
ESCROW
Fidelity National Title Company
Main Contact: Tara Pierce
5565 Glenridge Connector Suite 300
Phone:
(678)213-1755
Atlanta, GA 30342
Fax:
(678)213-1723
Phone: 678-213-1755
Email:
tara.pierce@fnf.com
Fax: 678-213-1723
Contact:
Laura Kaltz
Phone:
678-213-1755
Cell:
(404)419-3216
Fax:
678-213-1723
Email:
laura.kaltz@fnf.com
Thank You for specifying Fidelity National Title Company
Your transaction is important to us.
Commitment Distribution Letter Printed: 09.12.13 @ 11:47AM by RS
WA0000896.doc / Updated: 04.22.13 Page 1 of 1—611062861
Fidelity National Title DECLARATION
Company
Order No.: 611062861-U2
Property: 32011 Pacific Hwy S, Federal Way, WA 98003
Declarant has requested Fidelity National Title Company to issue its Policy of Title Insurance, Guarantees or
Endorsements insuring an interest in, or title to, real property described in the above referenced Escrow Number
(hereinafter referred to as "said property") without exception to, or providing certain affirmative insurance against
certain unrecorded matters.
(For Following Items, Insert "None" If Applicable, Else Provide Details.)
1. Declarant knows of no defects, liens, encumbrances, adverse claims or other matters affecting said property
other than as shown on the Preliminary/Commitment bearing the referenced above prepared by Fidelity
National Title Company EXCEPT:
2. Declarant hereby affirms that there are no leases or no one in possession, or entitled to possession, of said
property other than the vestee shown in said Preliminary/Commitment, EXCEPT:
3. Declarant hereby affirms that there are no liens or rights to liens upon said property for labor, services,
materials, appliances, equipment or power furnished or to be furnished to the work of improvement which are
imposed by law and not shown by the public records, whether done by an owner, lessee, sublessee or tenant,
and which has not been completed within the last ninety (90) days or which is now in progress, EXCEPT:
4. Declarant hereby affirms that:
a. There are no charges for assessments levied by a Local Improvement District that are not of record,
EXCEPT:
b. That all sewer, water, gas, electricity, garbage charges and any charges for installation, connection,
maintenance or construction for the same have been paid in full, EXCEPT:
Declaration Printed: 09.12.13 @ 11:47AM by IRS
WA00000368.doc / Updated: 10.20.09 Page 1 of 2—611062861
DECLARATION
(continued)
This Declaration is made to induce Fidelity National Title Company to issue its Policy of Title Insurance with
respect to the above referenced Prelim/Commitment Number.
IN WITNESS WHEREOF, the undersigned have executed this document on the date(s) set forth below.
Harsch Investment Properties LLC, an Oregon limited
liability company
Date
L31
Declaration Printed: 09.12.13 @ 11:47AM by RS
WA00000368.doc / Updated: 10.20.09 Page 2 of 2--611062861
EXHIBIT "A"
Order No.: 611062861
For APNIParcel ID(s): 150050 0110 09
A PORTION OF LOT A, CITY OF FEDERAL WAY BOUNDARY LINE ADJUSTMENT NUMBER
04-100603-00-SU RECORDED UNDER KING COUNTY RECORDING NUMBER 20050330900002,
LYING IN THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 17,
TOWNSHIP 21NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS
FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SAID LOT A, BEING ON THE WESTERLY
MARGIN OF PACIFIC HIGHWAY SOUTH;
THENCE SOUTH 01°13'13" WEST, ALONG SAID EASTERLY MARGIN, A DISTANCE OF 107.74 FEET
TO THE POINT OF BEGINNING;
THENCE SOUTH 01°13'13" WEST, A DISTANCE OF 217.53 FEET TO THE POINT OF A
NON -TANGENT CURVE TO THE RIGHT, OF WHICH THE RADIUS POINT LIES NORTH 32-08-57"
WEST, A RADIAL DISTANCE OF 35.01 FEET;
THENCE WESTERLY ALONG THE ARC, THROUGH A CENTRAL ANGLE OF 44°05'20", A DISTANCE
OF 26.94 FEET TO A POINT OF REVERSE CURVE TO THE LEFT RADIUS OF 300.05 FEET AND A
CENTRAL ANGLE OF 05°35'25'
THENCE WESTERLY ALONG THE ARC, A DISTANCE OF 29.36 FEET;
THENCE NORTH 83040-02" WEST, A DISTANCE OF 45.88 FEET TO A POINT OF CURVE TO THE
LEFT HAVING A RADIUS OF 300.05 FEET AND A CENTRAL ANGLE OF 02°19'05';
THENCE WESTERLY ALONG THE ARC A DISTANCE OF 12.14 FEET;
THENCE NORTH 85059'07" WEST, A DISTANCE OF 39.56 FEET TO THE POINT OF CURVE OF A
NON -TANGENT CURVE TO THE RIGHT, OF WHICH THE RADIUS POINT LIES NORTH 10052'47"
EAST, A RADIAL DISTANCE OF 10.00 FEET;
THENCE NORTHWESTERLY ALONG THE ARC, THROUGH A CENTRAL ANGLE OF 80-20-25", A
DISTANCE OF 14.02 FEET;
THENCE NORTH 01 013'13" EAST, A DISTANCE OF 187.01 FEET TO A POINT OF CURVE TO THE
RIGHT HAVING A RADIUS OF 15.00 FEET AND A CENTRAL ANGLE OF 90°00'00";
THENCE NORTHEASTERLY ALONG THE ARC A DISTANCE OF 23.56 FEET;
THENCE SOUTH 88°46'47" EAST, A DISTANCE OF 143.89 FEET TO A POINT OF CURVE TO THE
RIGHT HAVING A RADIUS OF 15.00 FEET AND A CENTRAL ANGLE OF 06°02'59';
THENCE EASTERLY ALONG THE ARC A DISTANCE OF 1.58 FEET TO THE POINT OF BEGINNING.
SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON.
ABBREVIATED LEGAL:
PTN LOT A, BLA NO. 04-100603-00-SU, REC #20050330900002
RECORDING REQUIREMENTS
Effective January 1, 1997, document format and content requirements have been imposed by Washington Law.
Failure to comply with the following requirements may result in rejection of the document by the county recorder or
imposition of a $50.00 surcharge.
First page or cover sheet:
3" top margin containing nothing except the return address.
1" side and bottom margins containing no markings or seals.
Title(s) of documents.
Recording no. of any assigned, released or referenced document(s).
Grantors names (and page no. where additional names can be found).
Grantees names (and page no. where additional names can be found).
Abbreviated legal description (Lot, Block, Plat Name or Section, Township, Range and Quarter, Quarter Section
for unplatted). Said abbreviated legal description is not a substitute for a complete legal description which must
also appear in the body of the document.
Assessor's tax parcel number(s).
Return address (in top 3" margin).
**A cover sheet can be attached containing the above format and data if the first page does not contain all
required data.
Additional Pa es:
1" top, side and bottom margins containing no markings or seals.
All Pages:
No stapled or taped attachments. Each attachment must be a separate page. All notary and other pressure seals
must be smudged for visibility. Font size of 8 points or larger.
Recording Requirements Printed: 09.12.13 @ 11:47AM by RS
WA00000837.doc / Updated: 05.14.10 Page 1 of 1—611062861
FI DELITY
NATIONAL FINANCIAL -
Order No.: 611062861-
PRIVACY STATEMENT
Effective Date: May 1, 2008
Fidelity National Financial, Inc. and its subsidiaries ("FNF") respect the privacy and security of your non-public
personal information ("Personal Information") and protecting your Personal Information is one of our top priorities.
This Privacy Statement explains FNF's privacy practices, including how we use the Personal Information we
receive from you and from other specified sources, and to whom it may be disclosed. FNF follows the privacy
practices described in this Privacy Statement and, depending on the business performed, FNF companies may
share information as described herein.
PERSONAL INFORMATION COLLECTED
We may collect Personal Information about you from the following sources:
• Information we receive from you on applications or other forms, such as your name, address, social security
number, tax identification number, asset information, and income information;
■ Information we receive from you through our Internet websites, such as your name, address, email address,
Internet Protocol address, the website links you used to get to our websites, and your activity while using or
reviewing our websites;
■ Information about your transactions with or services performed by us, our affiliates, or others, such as
information concerning your policy, premiums, payment history, information about your home or other real
property, information from lenders and other third parties involved in such transaction, account balances, and
credit card information; and
• Information we receive from consumer or other reporting agencies and publicly recorded documents.
DISCLOSURE OF PERSONAL INFORMATION
We may provide your Personal Information (excluding information we receive from consumer or other credit
reporting agencies) to various individuals and companies, as permitted by law, without obtaining your prior
authorization. Such laws do not allow consumers to restrict these disclosures. Disclosures may include, without
limitation, the following:
• To insurance agents, brokers, representatives, support organizations, or others to provide you with services
you have requested, and to enable us to detect or prevent criminal activity, fraud, material misrepresentation,
or nondisclosure in connection with an insurance transaction;
• To third -party contractors or service providers for the purpose of determining your eligibility for an insurance
benefit or payment and/or providing you with services you have requested;
• To an insurance regulatory authority, or a law enforcement or other governmental authority, in a civil action, in
connection with a subpoena or a governmental investigation;
• To companies that perform marketing services on our behalf or to other financial institutions with which we
have joint marketing agreements and/or
• To lenders, lien holders, judgment creditors, or other parties claiming an encumbrance or an interest in title
whose claim or interest must be determined, settled, paid or released prior to a title or escrow closing.
Privacy Statement Printed: 09.12.13 @ 11:47AM by RS
SSCORPD0911.doc / Updated: 11.03.09 Page 1 of 2--611062861
PRIVACY STATEMENT
Effective Date: May 1, 2008
(continued)
We may also disclose your Personal Information to others when we believe, in good faith, that such disclosure is
reasonably necessary to comply with the law or to protect the safety of our customers, employees, or property
and/or to comply with a judicial proceeding, court order or legal process.
Disclosure to Affiliated Com anies:
We are permitted by law to share your name, address and facts about your transaction with other FNF
companies, such as insurance companies, agents, and other real estate service providers to provide you with
services you have requested, for marketing or product development research, or to market products or
services to you. We do not, however, disclose information we collect from consumer or credit reporting
agencies with our affiliates or others without your consent, in conformity with applicable law, unless such
disclosure is otherwise permitted by law.
Disclosure to Nonaffiliated Third Parties:
We do not disclose Personal Information about our customers or former customers to nonaffiliated third
parties, except as outlined herein or as otherwise permitted by law.
CONFIDENTIALITY AND SECURITY OF PERSONAL INFORMATION
We restrict access to Personal Information about you to those employees who need to know that information to
provide products or services to you. We maintain physical, electronic, and procedural safeguards that comply with
federal regulations to guard Personal Information.
ACCESS TO PERSONAL INFORMATION / REQUESTS FOR CORRECTION, AMENDMENT, OR DELETION
OF PERSONAL INFORMATION
As required by applicable law, we will afford you the right to access your Personal Information, under certain
circumstances to find out to whom your Personal Information has been disclosed, and request correction or
deletion of your Personal Information. However, FNF's current policy is to maintain customers' Personal
Information for no less than your state's re wired record retention re uirements for the purpose of handling future
coverage claims.
For your protection, all reguests made under this section must be in writing and must include your notarized
signature to establish your identi . Where permitted by law, we may charge a reasonable fee to cover the costs
incurred in responding to such requests. Please send requests to:
Chief Privacy Officer
Fidelity National Financial, Inc.
601 Riverside Avenue
Jacksonville, FL 32204
CHANGES TO THIS PRIVACY STATEMENT
This Privacy Statement may be amended from time to time consistent with applicable privacy laws. When we
amend this Privacy Statement, we will post a notice of such changes on our website. The effective date of this
Privacy Statement, as stated above, indicates the last time this Privacy Statement was revised or materially
changed.
Privacy Statement Printed: 09.12.13 @ 11:47AM by RS
SSCORPD0911.doc / Updated: 11.03.09 Page 2 of 2--611062861
f~\
1
COVINGTON WATER DISTRICT
THE ESTATES AT SUGARLOAF MOUNTAIN OFF -SITE IMPROVEMENTS BILL OF SALE
KNOW ALL MEN BY THESE PRESENTS that for good and valuable consideration, the undersigned hereby sets over,
assigns, conveys and warrants to COVINGTON WATER DISTRICT (the "District"), a municipal corporation organized under
the laws of the State of Washington, and its successors the following water mains and all valves, hydrants and other
appurtenances attached thereto (the "Mains"), located in King County, Washington:
Construction Cost Includes materials, labor, contractor overhead and profit, and state sales tax.
Water Main: easements, materials, trenching, installation, restoration, fittings, valves, and all
appurtenances.
'Description
Size I
Location
from
to
Lineal Ft
Unit Cost
Constr Cst
Project Cst
iDuctile Iron
8"
Tank Access Road
Tank Site
Road A
1768
$35.00
$61,880
$84,295
Subtotal
8" 1
1768
$61,880
$84,295
PVC C-900
6"
BPA Easement
Well #3
Road A
3053
$30.00
$91,590
$124,768
Ductile Iron
6"
Tank Access Road
Road A
Tank Site
1888.5
$30.00
$56,655
$77,178
Subtotal
6"
4941.5
$148,245
$201,945
Ductile Iron
4"
Well Site #3
Distribution Main
Well discharge
95.5
$28.00
$2,674
$3,643
Subtotal
4"
95.5
$2,674
$3,643
Total
I
1
$212,7991
$289,883
Tank Site
Size
Number
Unit Cost
Constr Cst
Project Cst
Tank
1 mg
1
$418,370.00
$418,370
$569,920
Fence
360
$36.00
$12,960
$17,655
Gate
20'
1
$3,200.00
$3,200
$4,359
Vault
Meter & Check Valve
2
$8,600.00
$17,200
$23,431
Check valve
6"
Vault #1
1
$1,800.00
$1,800
$2,452
Mag Meter
3"
Vault #2
1
$4,400.00
$4,400
$5,994
'WQ Analyzer
1
$5,500.00
$5,500
$7,492
SCADA
Including cabinet
1
$24,500.00
$24,500
$33,375
Electrical
1
$128,000.00
$128,000
$174,367
Total
$615,9301
$839,044
Well #3 Site
Size
Number
Unit Cost
Constr Cst
Project Cst
Pump
4"
1
$12,000.00
$12,000
$16,347
Motor
20hp
1
$15.000.00
$15,000
$20,434
Gate
20'
1
$3,200.00
$3,200
$4,359
Vault
1
$8,600.00
$8,600
$11,715
Check valve
6"
2
$1,800.00
$3,600
$4,904
WQ Analyze
1
$5,500.00
$5,500
$7,4921
Mechanical
1
$55,840.00
$55,840
$76,067
SCADA
1
$16,000.001
$16,000
$21,796
Electrical
1
1 $79,000.00
$79,0001
$107,617
Total
1
1 $198,7401
$270,731
Fiber optic
communication between tank and well
Size
Number
Unit Cost
Constr Cst
Project Cst
Handholes
17
$900.00
$15,300
$20,842
Conduit
2"
9883
$3.00
$29,649
$40,389
Cable
5000
$2.50
$12,500
$17,028
Total
1 $57,449
$78,259
Total Construction
Cost/Total
Project Cost
$1,084,918
$1,477.918
Note: Lineal feet shown in the table is from as -built information.
1No.125 Rev.1/97
The above Mains are located in the following described real property in King County, Washington:
Lots 1 through 5, Lots 19 through 22, and Tract E of King County Boundary Line Adjustment L10L0054, as recorded in
Volume 277, Pages 131 through 135, records of King County, Washington.
AND:
Lots A and B, King County Boundary Line Adjustment BLAD13-0028 as recorded in Volume 303, Pages 198 and 199,
records of King County, Washington.
AND:
Lots 1 and 2, King County Boundary Line Adjustment BLAD13-0029 as recorded in Volume 303, Pages 200 and 201,
records of King County, Washington.
AND:
Lots 10 through 22, and Tracts E and F, The Estates at Sugarloaf Mountain Division 1, as recorded in Volume _, Pages
through _, records of King County, Washington.
AND:
Lot X, King County Boundary Line Adjustment No. LOOLOO91 as recorded under Recording No. 20010205900015, records of
King County, Washington.
AND:
Lot 4, King County Short Plat No. L02SO015 as recorded under Recording No. 20070131900002, records of King County,
Washington.
AND:
All of Government Lot 4, Section 4, Township 21 North, Range 7 East, W.M., in King County, Washington.
AND:
That portion of Government Lots 8 and 9, Section 5, Township 21 North, Range 7 East, W.M., described as follows:
Commencing at the Northeast corner of said Section 5;
Thence South 01 ° 31' 40" West along the East line thereof 2,194.72 feet to a point on the Northerly margin of the S.E.
Retreat- Kanaskat Road, being 30 feet Northeasterly of the center line thereof as described in Recording No. 5566744;
Thence North 61 ° 26' 40" West along said Northerly margin 226.25 feet to the true point of beginning;
Thence continuing North 610 26' 40" West 200 feet;
Thence North 280 33' 20" East 200 feet;
Thence South 610 26' 40" East 200 feet;
Thence South 280 33' 20" West 200 feet to the true point of beginning.
The undersigned warrants: (i) Sole ownership of the Mains, free and clear of all claims or liens; (ii) Full power to sell and
convey the same; and to defend the title and quiet enjoyment thereof against any and all persons; and (iii) That the Mains are
located in dedicated public right-of-ways and/or valid easements running to the District.
The undersigned further warrants for the undersigned and the undersigned's successors: (i) For two (2) years the
undersigned will repair any roadway depressions, splitting or damage resulting from insufficient compaction, air pockets
and/or other failures arising from trenching, boring or construction; and (ii) For one (1) year the undersigned will repair any
other defects in the Mains or appurtenances and/or construction and installation thereof.
The undersigned covenants that if, in the future, the surface grade over the Main is changed, the then owner of the property
will pay the cost of relocating the Mains so that the amount of earth covering the same (the depth thereof) meets the District's
then minimum standards and specifications. This is a covenant running with the above property and shall be binding on all
future owners thereof. Provided, however, that the foregoing covenant shall not apply if, on the date of this Bill of Sale, the
2No.125 Rev.1/97
Mains are located in a dedicated public right-of-way which has been constructed and permanently graded in accordance with
King County Road Specifications and has been accepted by King County for maintenance.
DATED this day of 20
INDIVIDUAL ACKNOWLEDGMENT
STATE OF WASHINGTON)
) ss.
COUNTY OF KING)
On this day personally appeared before me , to me known to be the individual(s)
described in and who executed the within and foregoing instrument, and acknowledged that signed the same as
free and voluntary act and deed, for the uses and purposes therein mentioned.
GIVEN under my hand and official seal this day of
20
Notary Public in and for the State of Washington, residing at:
3No.125 Rev.1/97
CORPORATE ACKNOWLEDGMENT
STATE OF WASHINGTON)
) ss.
COUNTY OF KING)
On this day of , 20_, before me personally appeared _ _ and
to me known to be the President and Secretary, respectively, of the corporation that executed the
within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said
corporation, for the uses and purposes therein mentioned, and on oath stated that _he was authorized to execute the said
instrument and that the seal affixed is the corporate seal of said corporation.
WITNESS my hand and official seal hereto affixed the day and year in this certificate above written.
Notary Public in and for the State of Washington, residing at:
I hereby certify that I am the authorized signatory for the legal property owner. Attached herewith is verification of my
authority to sign on the behalf of the:
( ) Corporation
( ) Joint Venture
( ) Partnership
( ) Other - Specify:
STATE OF WASHINGTON)
) ss. REPRESENTATIVE
COUNTY OF KING)
I certify that I know or have satisfactory evidence that (name of person), is the person who
appeared before me, and said person acknowledged that (he/she) signed this instrument, on oath stated that (he/she) was
authorized to execute the instrument and acknowledged it as the (type of authority,
e.g.; officer, trustee, etc.) of (name of party on behalf of whom instrument was executed) to be the free
and voluntary act of such party for the uses and purposes mentioned in the instrument.
Date: , 20_•
Notary Public in and for the State of Washington. My
appointment expires:
4No.125 Rev.1/97
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Chick-fil-A #03392, Celebration Center, Pacific Highway
CITY Federal o.
Way
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33325 8'h Avenue South
Federal Way, WA 98003-6325
253-835-2607;Fax 253-835-2609
wwwxi[ yorrederal« a y.coi��
Crime Prevention Through Environmental Design
(CPTED) Checklist Instructions
This checklist is designed to assist the project proponent in demonstrating how CPTED principles have
been met. This goal can also be met by submitting a written explanation as to how each of the three design
principles of Natural Surveillance, Access Control, and Ownership has been met.
The checklist has been prepared to provide guidance and assistance in regard to the integration of CPTED
principles into proposed project designs. The purpose of the checklist is to assist a project proponent in
identifying and incorporating design strategies that implement the CPTED principles identified in Federal
Way Revised Code (FWRC) 19.115.010.
CPTED principles, performance standards, and strategies are used during project development review to
identify and incorporate design features, which reduce opportunities for criminal activity to occur. The
effectiveness of CPTED is based on the fact that criminals make rational choices about their targets. In
general:
(1) The greater the risk of being seen, challenged, or caught; the less likely they are to commit
a crime.
(2) The greater the effort required, the less likely they are to commit a crime.
(3) The lesser the actual or perceived rewards, the less likely they are to commit a crime.
Through use of CPTED principles, the built environment can be designed and managed to ensure:
(1) There is more chance of being seen, challenged, or caught;
(2) Greater effort is required;
(3) The actual or perceived rewards are less; and
(4) Opportunities for criminal activity are minimized.
RECEIVED
CPTED Design Principles
CPTED design principles are functionally grouped into three categories: DEC 15 2014
(1) Natural Surveillance. This category focuses on strategies to desigrWe(iW&FtlrW*in
a manner that promotes visibility of public spaces and areas. CAS
(2) Access Control. This category focuses on the techniques that prevent and/or deter
unauthorized and/or inappropriate access.
(3) Ownership. This category focuses on strategies to reduce the perception of areas as
"ownerless" and therefore available for undesirable uses.
Bulletin #021 — January 1, 2011 Page 1 of 2 Ullandout \CPTED Instructions
How to Use This Checklist
This checklist has been prepared to assist in identifying appropriate strategies to incorporate CPTED
design principles into proposed projects in Federal Way. The guidelines included in this checklist expand
on the principles found in FWRC 19.115.010.
It is recommended that the principles be reviewed initially to identify the approaches used to implement
CPTED. Subsequent to this initial review, this checklist should be reviewed to identify additional
strategies that may be applicable for a proposed project. Not all strategies are applicable to all projects. In
addition, the CPTED principles may be addressed through strategies that are not listed.
Checklist Design
The checklist has been organized in the following manner:
Functional Area
Specific design element
addressed by CPTED principles
PesformanceStandard `
Hlw'is the desired outcome of
applying CPTED principles to
this functional area
Strategy
Technique which can be used
to Implement CPTED pdnclplet
Check Box
Indicate by checking this bore if
this strategy has been used In the
proposed project
Strategy Write-in
This section can be used to write
la o strategy which is not
specrfcally listed but is
employrd in the project
Process Applicability
Indicates when in the m-iew
process the Identified guideline
should be assessed
Section and J Functional Area Evaluation
Performance Performance Standard for Agency
Standard Use Orly
Strategy
IKAMiabk d%*,4 Sire Fbn Rcwkw
19 Aoimbk ding R911'rIq Pamir tkcykw
Seetr I,4: Natural Surveillance
t.l Bliad Corners Coafomis
Avoid blind corners in pathways and parking lots. Revise
_
7NA
Comments:
Pathways should be direct. All harriers along
pathways should be permeable (see through)
includiag landsim in , fencin ciC. ■
Consider the installation of mirrors to allow users to
see ahead of them and around corners 6 _
Site Plan and Building Permit Review
Certain guidelines and techniques are best applied during different points in the review process. To assist
in facilitating CPTED review, guidelines which are best considered during site plan review are indicated
with a " ■ " symbol. Guidelines that are most appropriately applied during building permit review are
indicated with a "e" symbol.
Bulletin #021— January 1, 2011 Page 2 of 2 kAl-Iandout \CPTED Instructions
44k
CITY Federal o�
Way
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33325 8'h Avenue South
Federal Way, WA 98003-6325
253-835-2607;Fax 253-835-2609
www.cit offederalwa .corn
Chick-fil-A #03392, Celebration Center, Pacific Highway
Crime Prevention Through Environmental
Design (CPTED) Checklist
Directions
Please fill out the checklist to indicate which strategies have been used to implement CPTED principles in
your proposed project. Please check all strategies that are applicable to your project for each of the
numbered guidelines. You may check more than one strategy for each guideline.
Your responses will be evaluated by City Staff, and will be integrated into the Site Plan and/or Building
Permit review process.
Section and
Performance
Standard
Section 1.0
1.1
✓ I Functional Area
Performance Standard
Strategy
■ Applicable during Site Plan Review
e Applicable during Building Permit Review
Evaluation for
Agency Use Only
Natural Surveillance
Blind Corners Conforms
Avoid blind corners in pathways and parking lots. —Revise
_NA
Comments:
Pathways should be direct. All barriers along pathways should
be permeable (see through) including landscaping, fencing etc.
■
Consider the installation of mirrors to allow users to see ahead
of them and around corners. e
Other strategy used:
Pedestrian Amenities located in open space, no walls for miscreants or
ne'er-do-wells to hide themselves
1.2 Site and Building Layout
Allow natural observation from the street to the use, from the
use to the street, and between uses
_Conforms
Revise
__NA
Comments:
Bulletin #022 — January 1, 2011 Page 1 of 9 k:\Handouts\CPTED Checklist
Section and ✓ Functional Area Evaluation for
Performance y Performance Standard Agency Use Only
Standard
Strategy
■ Applicable during Site Plan Review
e Applicable during Building Permit Review
El Orient the main entrance towards the street or both streets on
For Non -Single comers. ■
Family
Development
❑ Position habitable rooms with windows at the front of the
dwelling. ■
Access to dwellings or other uses above commercial/ retail
development should not be from the rear of the building.
Offset windows, doorways and balconies to allow for natural
observation while protecting privacy. ■
Locate main entrances/exits at the front of the site and in view
of the street. M
nuke- building entrance oriented toward parking lot, but avi[I un vfew at
For Commercial/ ROW
Retail/ Industrial If employee entrances must be separated from the main
and Community ❑ entrance, they should maximize opportunities for natural
Facilities surveillance from the street. ■
❑ In industrial developments, administration/offices should be
located at the front of the building. ■
Avoid large expanses of parking. Where large expanses of
For Surface J. Pang are proposed, provide surveillance such as security
Parking and cameras. ■
Parking
Structures Access to elevators, stairwells and pedestrian pathways should
❑ be clearly visible from an adjacent parking area. M
Avoid hidden recesses. ■
'�/Locate parking areas in locations that can be observed by
adjoining uses. ■
Open spaces shall be clearly designated and situated at
For Common/ locations that are easily observed by people. Parks, plazas,
Open Space "f common areas, and playgrounds should be placed in the front
Areas of buildings. Shopping centers and other similar uses should
face streets. ■
Other strategy used:
Open Space/Ped Amenities/covered plaza located on hill side in view of
oROW and other uses in center.
Bulletin #022 — January 1, 2011 Page 2 of 9 k:\Handouts\CPTED Checklist
Section and ` ✓ Functional Area Evaluation for
Performance I Performance Standard Agency Use Only
Standard
Strategy
■ Applicable during Site Plan Review
e Applicable during Building Permit Review
1.3 Common/Open Space Areas and Public On -Site Open _Conforms
Space —Revise
Provide natural surveillance for common/open space areas. _NA
Comments:
Position active uses or habitable rooms with windows adjacent
to main common/open space areas, e.g. playgrounds,
swimming pools, etc., and public on -site open space. ■
Design and locate dumpster enclosures in a manner which
FJ screens refuse containers but avoids providing opportunities to
hide. m
Locate waiting areas and external entries to elevators/stairwells
close to areas of active uses to make them visible from the
building entry. E)
VLocate seating in areas of active uses. Q
Other strategy used:
1.4 Entrances —Conforms
Provide entries that are clearly visible. _ _Revise
_NA
Comments:
Design entrances to allow users to see into them before
entering. 0
Entrances should be clearly identified (Signs must conform to
FWRC 19.140.060. Exempt Signs. (Applicable during
Certi ftcare of C7ccu ancv Inspection .
Other strategy used:
1.5 Fencing _Conforms
Fence design should maximize natural surveillance from the ._._.Revise
street to the building and from the building to the street, and _NA
minimize opportunities for intruders to hide. Comments:
Bulletin #022 — January 1, 2011 Page 3 of 9 k:\Handouts\CPTED Checklist
Section and ✓ Functional Area
Performance Performance Standard
Standard
Strategy
■ Applicable during Site Plan Review
e Applicable during Building Permit Review
❑ Front fences should be predominantly open in design, e.g.
pickets or wrought iron, or low in height. 8
Design high solid front fences in a manner that incorporates
❑ open elements to allow visibility above the height of five feet.
e
If noise insulation is required, install double -glazing at the
❑ front of the building rather than solid fences higher than five
feet. e
Evaluation for
Agency Use Only
Other strategy used:
1.6 Landscaping —Conforms
Avoid landscaping which obstructs natural surveillance and __Revise
allows intruders to hide. _..NA
Comments:
r Trees with dense low growth foliage should be spaced or their
crown should be raised to avoid a continuous barrier. ■
Use low groundcover, shrubs a minimum of 24 inches in
height, or high -canopied trees (clean trimmed to a height of
eight feet) around children's play areas, parking areas, and
along pedestrian pathways. ■
/Avoid vegetation that conceals the building entrance from the
4 street. ■
Other strategy used:
1.7 Exterior Lighting —Conforms
Provide exterior lighting that enhances natural surveillance. __Revise
(Refer to FWRC 19.115.050(7)(a) for specific lighting —NA
requirements.) Comments:
Prepare a lighting plan in accordance with Illuminating
Engineering Society of America (IESA) Standards, which
FJ addresses project lighting in a comprehensive manner. Select a
lighting approach that is consistent with local conditions and
crime problems. ■
Bulletin #022 - January 1, 2011 Page 4 of 9 k:\Handouts\CPTED Checklist
Section and ✓ Functional Area
Performance Performance Standard
Standard
Strategy
■ Applicable during Site Plan Review
e Applicable during Building Permit Review
Locate elevated light fixtures (poles, light standards, etc.) in a
coordinated manner that provides the desired coverage. The
useful ground coverage of an elevated light fixture is roughly
twice its height. ■
For areas intended to be used at night, ensure that lighting
supports visibility. Where lighting is placed at a lower height to
support visibility for pedestrians, ensure that it is vandal -
resistant. e
❑ Ensure inset or modulated spaces on a building facade,
access/egress routes, and signage is well lit. e
In areas used by pedestrians, ensure that lighting shines on
pedestrian pathways and possible entrapment spaces. e
Place lighting to take into account vegetation, in its current and
❑ mature form, as well as any other element that may have the
potential for blocking light. e
Avoid lighting of areas not intended for nighttime use to avoid
❑ giving a false impression of use or safety. If danger spots are
usually vacant at night, avoid lighting them and close them off
to pedestrians. e
Select and light "safe routes" so that these become the focus of
legitimate pedestrian activity after dark. ■
❑ Avoid climbing opportunities by locating light standards and
electrical equipment away from walls or low buildings. e
Use photoelectric rather than time switches for exterior
lighting. e
In projects that will be used primarily by older people
❑ (retirement homes, congregate care facilities, senior and/ or
community centers, etc.) provide higher levels of brightness in
public/common areas. e
Other strategy
El
1.8 Mix of Uses
In mixed use buildings increase opportunities for natural
surveillance, while protecting privacy.
Evaluation for
Agency Use Only
—Conforms
Revise
__NA
Comments:
Bulletin #022 — January 1, 2011 Page 5 of 9 k:\Handouts\CPTED Checklist
Section and ✓ ` Functional Area
Performance Performance Standard
Standard
Strategy
■ Applicable during Site Plan Review
e Applicable during Building Permit Review
Where allowed by city code, locate shops and businesses on
lower floors and residences on upper floors. In this way,
residents can observe the businesses after hours while the
residences can be observed by the businesses during business
hours. ■
Include food kiosks, restaurants, etc. within parks and parking
structures. ■
Other strategy: used
1.9 Security Bars, Shutters, and Doors
When used and permitted by building and fire codes, security
bars, shutters, and doors should allow observation of the street
and be consistent with the architectural style of the building.
Security bars and security doors should be visually permeable
(see -through). e
Other strategy used:
Evaluation for
Agency Use Only
Conforms
—Revise
—Revise
Comments:
Section and ✓ Functional Area Evaluation for
Performance Performance Standard Agency Use Only
Standard
Strategy
S Applicable during Site Plan Review
e Applicable during Building Permit Review
Section 2.0 Access Control
2.1 Building Identification —Conforms
Ensure buildings are clearly identified by street number to .Revise
prevent unintended access and to assist persons trying to find _NA
the building. Identification signs must conform to FWRC Comments:
19.140.060. Exempt Signs.
Street numbers should be plainly visible and legible from the
street or road fronting the property. e
Bulletin #022 — January 1, 2011 Page 6 of 9 k:\Handouts\CPTED Checklist
Section and ✓ Functional Area Evaluation for
Performance Performance Standard Agency Use Only
Standard
Strategy
i Applicable during Site Plan Review
e Applicable during Building Permit Review
In residential uses, each individual unit should be clearly
numbered. In multiple building complexes, each building entry
❑ should clearly state the unit numbers accessed from than entry.
In addition, unit numbers should be provided on each level or
floor. e
Street numbers should be made of durable materials, preferably
reflective or luminous, and unobstructed (e.g. by foliage). e
For larger projects, provide location maps (fixed plaque
❑
format) and directional signage at public entry points and along
internal public routes of travel. e
Other strategy used:
Fl
2.2
Entrances
_ _Conforms
Avoid confusion in locating building entrances.
—Revise
—NA
Comments:
Entrances should be easily recognizable through design
features and directional signage. (Signs must conform to
FWRC 19.140.060. Exempt Signs. t
G
Minimize the number of entry points. ■
Other strategy used:
13
2.3
Landscaping
_Conforms
Use vegetation as barriers to deter unauthorized access.
_Revise
_NA
Comments:
❑
Consider using thorny plants as an effective barrier. e
Other strategy used:
2.4
Landscaping Location
—Conforms
Avoid placement of vegetation that would enable access to a
__Revise
building or to neighboring buildings.
—NA
Comments:
Bulletin #022 — January 1, 2011 Page 7 of 9 k:\Handouts\CPTED Checklist
Section and ✓ Functional Area Evaluation for
Performance Performance Standard Agency Use Only
Standard
Strategy
■ Applicable during Site Plan Review
e Applicable during Building Permit Review
Avoid placement of large trees, garages, utility structures,
fences, and gutters next to second story windows or balconies
that could provide a means of access. ■
Other strategy used:
2.5
Security
—Conforms
Reduce opportunities for unauthorized access
_ _Revise
_NA
Comments:
Consider the use of security hardware and/or human measures
to reduce opportunities for unauthorized access. (Applicable
during Certi cote o Occu rurc lns ecrion .
Other strategy used:
2.6
Signage
—Conforms
Insure that signage is clearly visible, easy to read and simple to
_Revise
understand [Signs must conform to FWRC 19.140.060, Exempt
_NA
Signs].
Comments:
❑
Use strong colors, standard symbols, and simple graphics for
informational signs. 6
Upon entering the parking area, provide both pedestrians and
For Surface drivers with a clear understanding of the direction to stairs,
Parking and elevators, and exits. e
Parking
Structures In multi -level parking areas, use creative signage to distinguish
between floors to enable users to easily locate their cars. 8
Advise users of security measures that are in place and where
to find them, i.e. security phone or intercom system. e
Provide signage in the parking area advising users to lock their
cars. e
Bulletin #022 — January 1, 2011 Page 8 of 9 k:\Handouts\CPTED Checklist
Section and ✓
Functional Area
Evaluation for
Performance
Performance Standard
Agency Use Only
Standard
Strategy
a Applicable during Site Plan Review
e Applicable during Building Permit Review
Where exits are closed after hours, ensure this information is
indicated at the parking area entrance. e
Other strategy used:
Section 3.0
Ownership
3.1
Maintenance
—Conforms
Create a "cared for" image
—Revise
_NA
Comments:
Enre that landscaping is well maintained, as per FWRC
19.1su25.090, in order to give an impression of ownership, care,
and security. (Ongoing).
Where possible, design multi -unit residential uses such that no
❑
more than six to eight units share a common building entrance.
a
Other strategy used:
3.2
Materials
—Conforms
Use materials, which reduce the opportunityfor vandalism.
—Revise
_NA
Comments:
Consider using strong, wear resistant laminate, impervious
glazed ceramics, treated masonry products, stainless steel
❑
materials, anti -graffiti paints, and clear over sprays to reduce
opportunities for vandalism. Avoid flat or porous finishes in
areas where graffiti is likely to be a problem. e
❑
Where large walls are unavoidable, refer to FWRC
19.125.040(21) regarding the use of vegetative screens. e
Common area and/or street furniture shall be made of long
❑
wearing vandal resistant materials and secured by sturdy
anchor points, or removed after hours. e
Other strategy used:
Bulletin #022 — January 1, 2011 Page 9 of 9 k:\Handouts\CPTED Checklist
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10').
SOUTHEAST VIEW
PRELIMINARY RENDERINGS
Federal Way, WA
5-19-14
File Name: 12229 Elevatloae
Updated: 7-7-14
12-8-14
C • R • H • O
AmNlecture Interiors PF ft..
195 South "C" Street Suite 200
Tustin, California 92780
714 832 1834
FAX 714 832 1910
`4
"��. r -
�" �_., '
. - .�vti —�.—v
wry .. .'. '.fir•' ... _ � _�,� _ ' .. -
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t � : � 'P. i ril` �� �• - w4 � t'. .��. �� ti•�. ►: •• � i �� .tRi 1 , +• i �3 .t� z�� � r, � �...
mot, :7 S! . r': + Syr., .aT :}•'1a� r` r '�.'• i - .R..-
1 k ,,., r • -- .6 :7'Y r.n • ,,.. '. T' �.ti:. - ;��..1 f�Q ir. .� � lAt9of
•ii;;�`.alf y ,. f• �� .. -
16
ilk
94
�.
'OZ'/Jj/ 0
Wl
EAST ELEVATION
WEST ELEVATION
NORTH ELEVATION
CMU - MA-1
Stacca-Paint STC-1
Aluminum Awning- PT4-
FabricAwulag A-1
Corrugated Metal Sldlag- STLI
Aluminum Storefront- FT-4
f1 -
`milli
r
I� - Aluminum Pauel- PT4
SOUTH ELEVATION
• Note: RECEIVED
S All rooftop mechanical equipment shall be located in equipment well and screened from view by paapcl walls. C " R " H " O
COLOR AND MATERIAL LEGEND DEC 15 2014 . A,ahifacl,re 'nlariws Planning
STLI V-Beam Siding - Couugated Metals. Inc. - Color "Acrylic Coaled Galvalume" 195 South "C" Street Suhe 200
STC-1 Paint- Sherwin Williams -i1SW7541"Grecian lvmy" Tuain. California 92780
Ails-1 Ground Face Masonry Blocks- Mutual Materials - Color"Natural" CITY OF FEDERAL WAY
714 8321834
PRELIMINARY ELEVATIONS R-I a Rama Screen "Siam" CDCC
A -I Canvas Arming-Sunbrellaf6044- Color "Charcoal Gray" FAX 714 832 1910
PT-0 Paint Paint - Stunts Coatings -Satin Shield Etamcl "Black Maac" y
Federal Way, WA
File Name: 12229 Elevations 4
Updated: 6-3-14 a to � 30
Updat
7-7-14
7-11-14
7-23-14
1. Pylon sign on Pacific Highway (western edge of shopping center) to be relocated?
Site Photos
Proposed new construction
32075 Pacific Highway South
Federal Way, WA 98003
RECEIVED
DEC 15 2014
CITY OF FEDERAL WAy
SIR Photos —CFA 3392 Pacific Highway FSU, Federal Way, WA
I
i t
y
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ro �
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Ln LL fB -0
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3
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3. Wide Angle looking westerly from east side of Pacific Highway
4. Wide angle looking northerly from east side of Pacific Highway
SIR Photos — CFA 3392 Pacific Highway FSU, Federal Way, WA
Ea
2. Wide Angle looking southerly from east side of Pacific Highway
Aw
F7-1
rw
vw"
I jwval�
FM
I
9. Bank of America just north of parcel. Looking north -northwesterly. Note the drive thru between the
building and the street in violation of the existing development standards for this area
10, Looking south along west sidewalk and parkway Pacific Highway from north of parcel. Note grade
differential.
SIR Photos — CFA 3392 Pacific Highway FSU, Federal Way, WA
11. Existing flag pole at northeast corner of parcel. Mature landscaping is also shielding switch gear and
power meter for lot lights.
12. Memorial marker near flag pole
SIR Photos —CFA 3392 Pacific Highway FSU, Federal Way, WA
13-14. Switch gear and meter for lot lights
15. Another view of memorial marker and switch gear at northeast corner of parcel
SIR Photos —CFA 3392 Pacific Highway FSU, Federal Way, WA
16. Looking southwest from northeast corner of parcel
17. Looking west from northeast corner of parcel
SIR Photos — CFA 3392 Pacific Highway FSU, Federal Way, WA
18. Looking east from northwest corner of parcel
19. Looking southeast from northwest corner of parcel
SIR Photos — CFA 3392 Pacific Highway FSU, Federal Way, WA
20. Looking south from northwest corner of parcel
r-'
21. Looking south-southwest from northwest corner of parcel
SIR Photos — CFA 3392 Pacific Highway FSU, Federal Way, WA
22. Looking southwest from northwest corner of parcel
23. Looking west from northwest corner of parcel
SIR Photos — CFA 3392 Pacific Highway FSU, Federal Way, WA
h
24. Looking east from southwest corner of parcel
25. Looking northeast from southwest corner of parcel
SIR Photos — CFA 3392 Pacific Highway FSU, Federal Way, WA
28. Looking north at southwest corner of parcel from south of parcel
29. Looking north from southeast corner of parcel. Note the pronounced slope and elevation
difference.
SIR Photos — CFA 3392 Pacific Highway FSU, Federal Way, WA C�
30. Looking northwest from southeast corner of parcel
IWO
31. Looking west from southeast corner of parcel
SIR Photos — CFA 3392 Pacific Highway FSU, Federal Way, WA AJ
32. Looking south-southwest from the southeast corner of the parcel
33. Looking north along frontage from south of parcel
SIR Photos —CFA 3392 Pacific Highway FSU, Federal Way, WA
34. Looking at southeast corner of parcel from south
35. Looking west along southern driveway
SIR Photos — CFA 3392 Pacific Highway FSU, Federal Way, WA
f� �
r
�' i .d(l . �• -e Ray ir�i - i l40
:. Ly
i f r41
'A
38-39. Pylon sign on 320th Street along northern edge of shopping center
j
�y r
SIR Photos — CFA 3392 Pacific Highway FSU, Federal Way, WA
40. Lot light Pole
SIR Photos —CFA 3392 Pacific Highway FSU, Federal Way, WA �.
J
Draft Geotechnical Engineering
Report
Proposed Chick-fil-A #3392
32075 - Pacific Highway S
Federal Way, Washington
October 8th, 2013
Terracon Project No. B2135012
Prepared for:
Chick-fil-A, Inc.
Atlanta, Georgia
Prepared by:
Terracon Consultants, Inc.
Tacoma, Washington
RECEIVED
DEC 1:5 2014
CM OF FEDERAJ_ WAy
CD5
-A
October 8th, 2013
Chick-fil-A, Inc.
5200 Bufington Road
Atlanta, Georgia 30349
Attn Mr. Don Ikeler
P: [404] 305 4407
E: don.ikeler@chick-fil-a.com
Re: Draft Geotechnical Engineering Report
Proposed Chick-fil-A #3392
32075 Pacific Highway S
Federal Way, King County, Washington 98003
Terracon Project No. B2135012
Dear Mr. Ikeler:
Irerracon
Terracon Consultants, Inc. (Terracon) has completed geotechnical engineering services for the
above referenced project. These services were performed in accordance with the Master
Services Agreement (MSA) between Chick-fil-A, Inc. and Terracon, dated March 31, 2005. This
geotechnical engineering report presents the results of the subsurface exploration and provides
geotechnical recommendations concerning earthwork and the design and construction of
foundations, floor slabs, and pavements for the proposed project.
We appreciate the opportunity to be of service to you on this project. If you have any questions
concerning this report, or if we may be of further service, please contact us.
Sincerely,
Terracon Consultants, Inc.
Ryan M. Scheffler, PE
Senior Staff Engineer
David A. Baska, PhD, PE
Geotechnical Department Manager
Terracon Consultants, Inc. 2115 South 5611 Street Suite 405, Tacoma, Washington 98409
P [253] 573 9939 F [253] 573 9959 terracon.com
J
Draft Geotechnical Engineering Report IrLarracon
Proposed Chick-fil-A #3392 ■ Federal Way, Washington
October 8th, 2013 ■ Terracon Project No. B2135012
TABLE OF CONTENTS
Page
EXECUTIVESUMMARY........................................................................................................ ...
i
1.0
INTRODUCTION............................................................................................................
1
2.0
PROJECT INFORMATION............................................................................................
1
2.1 Site Location and Description..................................................................................
1
2.2 Project Description..................................................................................................
2
3.0
SUBSURFACE CONDITIONS.......................................................................................
2
3.1 Site Geology............................................................................................................
2
3.2 Typical Subsurface Profile.......................................................................................
2
3.3 Groundwater............................................................................................................3
4.0
RECOMMENDATIONS FOR DESIGN AND CONSTRUCTION .......................................
3
4.1 Geotechnical Considerations...................................................................................
3
4.2 Earthwork................................................................................................................
4
4.2.1 Site Preparation...........................................................................................
5
4.2.2 Material Types..............................................................................................
5
4.2.3 Compaction Requirements...........................................................................
6
4.2.4 Grading and Drainage..................................................................................
6
4.2.5 Construction Considerations.....................................................-..................
7
4.3 Foundations.............................................................................................................8
4.3.1 Design Recommendations...........................................................................
8
4.3.2 Construction Considerations........................................................................
9
4.3.3 Below -grade Drainage.................................................................................
9
4.4 Floor Slab.............................................................................................................
10
4.4.1 Design Recommendations..........................................................................
10
4.4.2 Construction Considerations......................................................................
10
4.5 Seismic Considerations.........................................................................................
11
4.6 Lateral Earth Pressures....................................................................................... .
11
4.6.1 Design Recommendations.........................................................................
11
4.7 Pavements..............................................................................................................13
4.7.1 Subgrade Preparation................................................................................
14
4.7.2 Design Considerations...............................................................................
14
4.7.3 Estimates of Minimum Pavement Thickness ..............................................
15
4.7.4 Pavement Drainage...................................................................................
17
4.7.5 Pavement Maintenance ................................................. __.... ........... .........
17
5.0
GENERAL COMMENTS................................................................................................17
APPENDIX A — URS FIELD EXPLORATION
Exhibit A-1 Site Sketch (URS)
Exhibits A-2 to A-6 Borings SB-1 to SB-4, SB-6 (URS)
Responsive Resourceful Reliable
Draft Geotechnical Engineering Report Irerracon
Proposed Chick-fil-A #3392 ■ Federal Way, Washington
October 8th, 2013 ■ Terracon Project No, B2135012
EXECUTIVE SUMMARY
Terracon's scope of work for the Proposed Chick-fil-A #3392 located at 32075 Pacific Highway S in
Federal Way, Washington included interpretation of five soil boring logs provided by URS
Corporation. URS borings were drilled to approximate depths of 15'h to 25'/z feet below existing
site grades. The site appears suitable for the proposed construction, based upon geotechnical
conditions noted on the URS boring logs and our current understanding of the proposed
development. The following geotechnical considerations were identified:
We interpreted the upper, loose to medium dense materials noted on the URS boring
logs to be possible existing fill soils. These fill soils range in depth from as little as 0 feet
to as much as 20 feet at the exploration locations. We recommend complete removal
and replacement of the existing fill with structural fill within the building pad. The
recommended allowable bearing capacity is 3,000 pounds per square foot (psf) for
footings bearing on dense native soils or structural fill above native soils.
Assuming the owner is willing to accept the risk of unpredictable settlement response by
leaving some of the existing fill below the pavement section, we recommend removal of at
least the upper 24 inches of pavement subgrades and replacement with structural fill.
Existing silty sand fill soils typically appear suitable for use as general structural fill from
a compositional perspective. Due to the fines content of the soils, however, they may be
moderately to extremely moisture sensitive, and reuse as structural fill during wet
weather conditions may not be feasible. Additionally, no lab test data was available at
the time of this report. In -situ moisture contents of the fill soils may be above their
optimum moisture content and could require extended periods of dry weather and
moisture conditioning to be usable as structural fill.
Groundwater was encountered in Borings SB-3 and SB-6 at depths of 18 feet and 14
feet, respectively.
The International Building Code seismic site classification for this site is C, based on the
results presented in the URS boring logs.
Close monitoring of the construction operations discussed herein will be critical in achieving the
design subgrade support. We therefore recommend that Terracon be retained to monitor this
portion of the work. This summary should be used in conjunction with the entire report for
design purposes. It should be recognized that details were not included or fully developed in this
section, and the report must be read in its entirety for a comprehensive understanding of the items
contained herein. The section titled GENERAL COMMENTS should be read for an understanding
of the report limitations.
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DRAFT GEOTECHNICAL ENGINEERING REPORT
PROPOSED CHICK-FIL-A #3392
32075 PACIFIC HIGHWAYS
FEDERAL WAY, WASHINGTON
Terracon Project No. B2135012
October 8th, 2013
1.0 INTRODUCTION
As a part of their environmental site investigation, URS Corporation advanced 5 hollow stem auger
borings to depths ranging from approximately 15'/2 to 25'/z feet below existing site grades for the
proposed Chick-fil-A #3392 to be located at 32075 Pacific Highway S in Federal Way, Washington.
Based on the results of these explorations, this report provides information and geotechnical
engineering recommendations relative to:
■ subsurface soil conditions
a earthwork
■ floor slab design and construction
■ lateral earth pressure
groundwater conditions
foundation design and construction
seismic considerations
pavement design and construction
The interpretations and recommendations provided in this report are based primarily on the field
boring logs and site sketch provided by URS. Terracon makes no guarantee to the accuracy of
the information provided by URS. Based on the location of the borings and email
communications with URS, we understand the proposed building will be located near the
northwest corner of the site, approximately in the area of borings SB-1 to SB-4. It should also
be noted that the number of borings completed by URS varies from client standards.
Specifically, only one of the typical four proposed parking lot area borings were completed. We
understand the client does not wish to perform additional site exploration at this time.
2.0 PROJECT INFORMATION
2.1 Site Location and Description
ITEM I DESCRIPTION
Address 1 32075 Pacific Highway S, Federal Way, King County, Washington
Coordinates I Latitude: 47.3141 ° N; Longitude: 122.3140° W
Existing Improvements
Asphalt paved parking lot with landscape islands.
Existing topography Relatively level across the site. Landscaped area along eastern
edge of site slopes down to Pacific Highway S.
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Proposed Chick-fil-A #3392 . Federal Way, Washington
October 8th, 2013 ■ Terracon Project No. B2135012
2.2 Project Description
ITEM
DESCRIPTION
Unknown. Refer to the Site Sketch (Exhibit A-1 in Appendix A)
Site layout
provided by URS Corporation for existing site layout.
Unknown. Assumed to be approximately 4,000- to 5,000-square-
Structures
foot, single -story restaurant.
Details not provided, but understood to be concrete masonry units
Building construction
(CMU) with steel and/or wood framing with concrete foundations
Finished floor elevation
f Finished floor elevation is assumed to be near existing grade
Building: Details not provided, but expected to be:
Column Load — 120 kips
Maximum loads
Load -Bearing Wall Loads — 3,500 plf
Maximum Uniform Floor Slab Load — 100 psf
A grading plan was not available when this report was prepared.
Grading in building and
We have assumed less than 2 feet of excavation or fill placement
parking area
for grading, not including removal and replacement of existing fill.
Design equivalent single axle loads (ESAL's):
Traffic loading, Assumed On -site Pavement Light Duty: 50,000
1 On -site Pavement Heavy Duty: 100,000
3.0 SUBSURFACE CONDITIONS
3.1 Site Geology
The Geologic Map of the Poverty Bay Quadrangle, Washington (Waldron, 1961) indicates that
near -surface soils at the site are comprised of ground moraine deposits, chiefly glacial till (Qgt).
These soils are described as light gray, compact, nonsorted and nonstratified glacial debris
ranging in grain size from clay to large boulders. A weaker, weathered zone may develop at the
surface of the till, but this zone is rarely greater than two to three feet in thickness. Based on
the results of the borings, subsurface conditions on the project site were consistent with the
published geologic conditions.
3.2 Typical Subsurface Profile
The interpreted soil and groundwater descriptions provided in the paragraphs below are based
solely on field boring logs and a boring location sketch provided by URS Corporation. Soil
descriptions are included on the boring logs only at discrete sample locations with no interpretation
of soil layer interface depths or geologic interpretation of soil units. Any interpretations of soil units
and interface depths in the following paragraphs are based on our experience in the area and
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knowledge of local soil conditions and previous mass grading operations. Depths and thicknesses
should be considered accurate only to the level provided by the boring logs. Terracon makes no
guarantee about the accuracy of the information provided by URS.
Based on the boring logs provided by URS, the existing pavement section on the site consisted of
approximately 4 inches of asphalt. A crushed rock base course layer below the asphalt is not
indicated on the logs. However, based on our experience with local construction practices and
given the relatively young age of the surrounding development, a layer of crushed gravel likely
exists below the asphalt surfacing.
Based on the SPT blowcounts and soil descriptions on the URS boring logs, localized contours,
and extensive previous mass grading and development in the area, we interpreted the upper
material on the site to consist of previously placed fill. Fill materials generally consisted of medium
dense, silty fine sand with fine gravel, and were likely original site soils spread and compacted
during previous mass grading operations for the existing large development. Below the fill, the
borings encountered very dense, light gray, silty fine sand with fine gravel, which we interpret to be
native glacial till. Based on blow count data on the URS boring logs and existing site grades, it
appears the upper fill thickness ranges from as little as 0 to as much as 10 feet in the building pad,
increasing to as much as 20 feet in boring SB-6 in the southeast corner of the site. Note that these
existing fill thicknesses are at the exploration locations and the thickness may be greater at other
locations. We interpret the fill thickness to generally increase from northwest to southeast.
3.3 Groundwater
URS boring logs indicate groundwater levels encountered at the time of drilling varied across the
site. Groundwater was not encountered in three of the borings to the full depths of exploration of
15'/z to 25'/2 feet, while borings SB-3 and SB-6 encountered groundwater at 18 feet and 14 feet
below ground surface, respectively.
Groundwater level fluctuations occur due to seasonal variations in the amount of rainfall, runoff,
and other factors not evident at the time the borings were performed. In addition, perched water
can develop over low -permeability soil, such as the very dense glacial till encountered below the
existing fill. Therefore, on -site groundwater levels at any given time could differ considerably
from the values tabulated above.
4.0 RECOMMENDATIONS FOR DESIGN AND CONSTRUCTION
4.1 Geotechnical Considerations
The site appears suitable for the proposed construction based upon geotechnical conditions
indicated on the URS boring logs and our current understanding of the proposed development.
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Geotechnical engineering recommendations for building foundation systems and other earth
connected phases of the project are outlined below. The recommendations contained in this
report are based upon the results of data provided by URS, our engineering analyses, and our
current understanding of the proposed project.
ASTM and Washington State Department of Transportation (WSDOT) specification codes cited
herein respectively refer to the current manual published by the American Society of Testing &
Materials and the 2012 edition of the WSDOT Standard Specifications for Road, Bridge, and
Municipal Construction (Publication M41-10).
Based on the blow counts and soil descriptions on boring logs provided by URS in the area of
the proposed building, we interpreted the upper medium dense material to consist of existing fill,
ranging in thickness from 0 feet to as much as 10 feet. Potential fill thickness increases to as
much as 20 feet in the southern parking area exploration. Based on the results of the
explorations and site contours, the fill thickness appears to generally increase from northwest to
southeast.
Although the existing fill may have been mechanically compacted, verification of uniform
conditions cannot be confirmed. Also, documentation of fill placement is not currently available.
Fill, especially undocumented fill, by nature can be highly variable and could vary greatly
between sample locations. Support of footings, floor slabs, and pavements on or above existing
fill soils is discussed in this report. However, even with the recommended subgrade
improvements and construction monitoring service, there is an inherent risk for the owner that
compressible or unsuitable material within or buried by the fill will not be discovered. This risk of
unforeseen conditions cannot be eliminated without completely removing the existing fill, but
can be reduced by performing additional testing and evaluation. If documentation of existing fill
placement and compaction becomes available, Terracon should be given the opportunity to
review the information so that further evaluation and supplemental recommendations can be
provided.
If the risk of unforeseen conditions and possible unsuitable or compressible fill is deemed too
great by the owner, several options exist for reducing or eliminating the risk. Removal of the fill
and replacement with structural fill, ground improvement (such as aggregate piers or deep soil
mixing), and deep foundations (such as large or small diameter piles) are typical measures for
mitigating adverse effects of unsuitable fill soils. For the purposes of this report, we recommend
complete removal of existing fill and replacement with structural fill for building support and
partial existing fill removal and replacement for pavement support.
4.2 Earthwork
The following presents recommendations for site preparation, excavation, subgrade preparation
and placement of structural fills on the project. The recommendations presented for design and
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construction of earth supported elements including foundations, slabs and pavements are
contingent upon following the recommendations outlined in this section.
Earthwork on the project should be observed and evaluated by Terracon. The evaluation of
earthwork should include observation and testing of structural fill, subgrade preparation,
foundation bearing soils, and other geotechnical conditions exposed during the construction of
the project.
4.2.1 Site Preparation
We anticipate construction will be initiated by removal of the existing asphalt surfacing and
landscaping islands. Removed asphalt and concrete debris, as well as any organic material
from landscape islands, should be transported off site. Existing asphalt thicknesses measured
approximately 4 inches according to the boring logs provided by URS.
The silty fine sand fill soils noted on the URS boring logs will be sensitive to disturbance from
construction activity and moisture. If precipitation occurs prior to or during construction, the
near -surface soils could increase in moisture content and become more susceptible to
disturbance. Construction activity should be monitored, and should be curtailed if the
construction activity is causing subgrade disturbance. A Terracon representative can help with
monitoring and developing recommendations to aid in limiting subgrade disturbance.
After building and pavement removal and excavation to subgrade elevation, proofrolling of
pavement and building slab areas should be performed with heavy rubber -tire construction
equipment such as a fully loaded tandem -axle dump truck. A geotechnical engineer or his
representative should observe proofrolling to aid in locating unstable subgrade materials.
Proofrolling should be performed after a suitable period of dry weather to avoid degrading an
otherwise acceptable subgrade and to reduce the amount of remedial work required. Unstable
materials located should be stabilized as directed by the engineer based on conditions observed
during construction. Replacement and densification in place are typical remediation methods.
4.2.2 Material Types
All fill material placed in building, pavement, and non -landscaped areas should be placed in
accordance with the recommendations herein for structural fill. The suitability of soils used for
structural fill depends primarily on their grain -size distribution and moisture content when they
are placed. As the fines content (that soil fraction passing the U.S. No. 200 Sieve) increases,
soils become more sensitive to small changes in moisture content. Soils containing more than
about 5 percent fines (by weight) may exhibit difficulty in compacting to a firm, unyielding
condition when the moisture content is more than 2 percentage points above or below optimum.
Optimum moisture content is the moisture at which the maximum dry density for the material is
achieved in the laboratory following ASTM procedures.
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Geotechnical information provided by URS for the proposed project was limited to field
descriptions of soils encountered at five foot intervals in the borings. As such, no laboratory
data was available at the time of this report to confirm grain size distributions or in -situ moisture
contents of the site soils. Based on the descriptions provided, the existing upper silty fine sand
fill soils may be extremely moisture sensitive and reuse as structural fill may not be feasible
during periods of wet weather. If the in -situ moisture content is above optimum levels for the
existing fill soils, reuse as structural fill may not be feasible in any weather unless adequate
time, dry weather, and space on site is available at the time of construction to moisture condition
the wet soils.
The type of imported fill used at the site should depend on the weather conditions at the time of
placement and the anticipated weather conditions until the fill subgrades are protected. All-
weather fill should consist of Select Borrow meeting the requirements of WSDOT section 9-
03.14(2), with the modification of a maximum of 5 percent by weight passing the US No. 200
mesh sieve. Select Borrow is recommended for use in wet weather conditions, and for filling in
wet site or trench conditions to reduce the risk of wet weather delays during the winter and
spring months. Dry -weather fill can consist of Common Borrow, which is a lesser quality, more
moisture -sensitive soil that can be compacted to a firm and non -yielding condition. Common
Borrow should meet the requirements of WSDOT section 9-03.14(3) and only be used during
dry conditions. The maximum particle size for both Select Borrow and Common Borrow may
need to be reduced in certain areas, such as directly surrounding and above buried utilities.
The use of other fill types should be reviewed and approved by Terracon.
4.2.3 Compaction Requirements
Structural fill materials should be placed in horizontal lifts not exceeding about 8 inches in loose
thickness. We recommend that each lift then be thoroughly compacted with a mechanical
compactor to a uniform density of at least 95 percent, based on the modified Proctor test (ASTM
D 1557). Where light compaction equipment is used, as is typical within a few feet of retaining
walls and in utility trenches, the lift thickness may need to be reduced to achieve the desired
degree of compaction. Soils removed which will be used as structural fill should be protected by
plastic sheeting to aid in preventing an increase in moisture content due to rain and other
factors. Moisture contents at the time of compaction should be within ±2 percent of the optimum
moisture content.
4.2.4 Grading and Drainage
Adequate positive drainage should be provided during construction and maintained throughout
the life of the development to prevent an increase in moisture content of the foundation,
pavement and backfill materials. Surface water drainage should be controlled to prevent
undermining of cut and fill slopes and structures during and after construction.
Roof gutters and downspouts should be collected in tightline pipes that convey water directly
into the site storm system. Roof runoff should not be allowed to flow onto soil surfaces.
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4.2.5 Construction Considerations
It is anticipated that excavations for the proposed construction can be accomplished with
conventional earthmoving equipment.
Upon completion of filling and grading, care should be taken to maintain the subgrade moisture
content prior to construction of floor slabs and pavements. Construction traffic over the
completed subgrade should be avoided to the extent practical. The site should also be graded
to prevent ponding of surface water on the prepared subgrades or in excavations. If the
subgrade should become frozen, desiccated, saturated, or disturbed, the affected material
should be removed or these materials should be scarified, moisture conditioned, and
recompacted prior to floor slab and pavement construction and observed by Terracon.
Surface water should not be allowed to pond on the site and soak into the soil during
construction. Construction staging should provide drainage of surface water and precipitation
away from the building and pavement areas. Any water that collects over or adjacent to
construction areas should be promptly removed, along with any softened or disturbed soils.
Surface water control in the form of sloping surfaces, drainage ditches and trenches, and
possibly sump pits and pumps will be important to avoid ponding and associated delays due to
precipitation and seepage.
Groundwater was not encountered in three of the URS borings to the full depths of exploration of
15Y2 to 25'/z feet, while borings SB-3 and SB-6 encountered groundwater at 18 feet and 14 feet
below ground surface, respectively. Based on our understanding of the proposed development,
we do not expect groundwater to significantly affect construction, except possibly for deeper
buried utilities. If groundwater is encountered during construction, some form of temporary
dewatering may be required. Conventional dewatering methods, such as pumping from sumps,
should likely be adequate for temporary removal of any groundwater encountered during
excavation at the site. It should be noted that groundwater conditions at the site are expected to
vary over time depending on season and recent weather conditions.
Temporary excavations will probably be required during grading operations. The grading
contractor, by his contract, is usually responsible for designing and constructing stable,
temporary excavations and should shore, slope or bench the sides of the excavations as
required to maintain stability of both the excavation sides and bottom. All excavations should
comply with applicable local, state and federal safety regulations, including the current
Occupational Health and Safety Administration (OSHA) Excavation and Trench Safety
Standards.
Construction site safety is the sole responsibility of the contractor who controls the means,
methods and sequencing of construction operations. Under no circumstances shall the
information provided herein be interpreted to mean that Terracon is assuming any responsibility
for construction site safety or the contractor's activities; such responsibility shall neither be
implied or inferred.
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Terracon should be retained during the construction phase of the project to observe earthwork
operations and to perform necessary tests and observations during removal and replacement of
existing fill, subgrade preparation, placement and compaction of structural fill, backfilling of
excavations, and just prior to construction of foundations and floor slabs.
4.3 Foundations
Based on the blow counts and soil descriptions on boring logs provided by URS in the area of
the proposed building, we interpreted the upper medium dense material to consist of existing fill,
ranging in thickness from 0 feet to as much as 10 feet. Fill thickness appears to generally
increase from northwest to southeast. Due to the unpredictable nature of fill soils, we
recommend complete removal of existing fill below the proposed building pad and replacement
with structural fill. Fill removal should extend at least 5 feet horizontally beyond the building
perimeter. Building foundations could be supported on either dense, native glacial till soils or on
compacted structural fill extending to native soils. A Terracon representative should be on site
at the time of fill removal and replacement to interpret the thickness of the existing fill. It is
critical that this representative be a geotechnical engineer or engineering geologist because
Terracon is relying upon explorations completed by others to interpret subsurface conditions.
Long-term building performance depends, in part, on correct interpretation of the fill/native soil
contact at the time of construction. Design recommendations for building foundations for the
proposed structure are presented in the following paragraphs.
4.3.1 Design Recommendations
DESCRIPTION Column Wall
Net allowable bearing pressure' 3,000 psf 3,000 psf
Minimum dimensions
24 inches
Minimum embedment below finished grade for 18 inches
frost protection 2
Approximate total settlement
Estimated differential settlement
Allowable passive pressure 3
<1 inch
<% inch between
columns
16 inches
18 inches
<1 inch
<'/z inch over 50 feet
275 pcf (triangular distribution)
Ultimate coefficient of sliding friction 0.45
1. The recommended net allowable bearing pressure is the pressure in excess of the minimum
surrounding overburden pressure at the footing base elevation. Assumes any unsuitable fill or
soft/organic soils, if encountered, will be undercut and replaced with structural fill. Based upon a
Factor of Safety of 3.
2. Applies to perimeter footings and footings beneath unheated areas. Interior footings should bear a
minimum of 12 inches below finished grade. Finished grade is the lowest adjacent grade for
perimeter footings and floor level for interior footings.
3. Assumes that foundation backfill is compacted in accordance with the Earthwork section of this
report. Based upon a Factor of Safety of 1.5.
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The allowable foundation bearing pressures apply to dead loads plus design live load
conditions. The design bearing pressure may be increased by one-third when considering total
loads that include wind or seismic conditions. Estimated total and differential foundation
settlements presented in the table above will depend upon the variations within the subsurface
soil profile, the structural loading conditions, the embedment depth of the footings, the thickness
of compacted fill, and the quality of the earthwork operations. Foundation excavations should
be observed by the geotechnical engineer.
Footings, foundations, and masonry walls should be reinforced as necessary to reduce the
potential for distress caused by differential foundation movement. The use of joints at openings
or other discontinuities in masonry walls is recommended.
4.3.2 Construction Considerations
After existing fill soils are overexcavated and replaced with structural fill as recommended
above, localized zones of unsuitable soils may still be encountered in footing excavations. In
this case, the excavations should be extended deeper to suitable soils. The footings could bear
directly on these soils at the lower level or bear on compacted structural fill extending down to
the suitable soils.
The base of all foundation excavations should be free of water and loose soil prior to placing
concrete, and should be compacted as recommended in this report. Concrete should be placed
soon after excavating and compaction to reduce bearing soil disturbance. We recommend that
Terracon be retained to observe and test the soil foundation bearing materials. If the soil
conditions encountered differ from those presented in this report, supplemental
recommendations will be required.
4.3.3 Below -grade Drainage
We recommend that the building be encircled with a perimeter footing drain to collect exterior
seepage water. Footing drains should consist of a minimum 4-inch-diameter, Schedule 40,
rigid, perforated PVC pipe placed at the base of the footing with the perforations facing down.
The pipe should be surrounded by a minimum of 6 inches of drain rock, conforming to WSDOT
section 9-03.12(4) Gravel Backfill for Drains or, alternatively, consisting of uniform washed
gravel. A non -woven filter fabric, such as Mirafi 140N or equivalent, should envelope the drain
rock. Footing drains should be directed toward appropriate stormwater discharge facilities.
Ideally, the drain invert would be installed at or slightly below the base of the perimeter footings.
Roof downspouts, parking lot drains, and drains from any other runoff surfaces should not be
tied into the perforated piping system of the foundation drains. Instead, the runoff water
collected from such sources should be routed through a separate tightline piping system and
sent to a municipal catch basin or other appropriate discharge location.
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4.4 Floor Slab
We recommend complete removal of existing fill soils below the proposed building floor slab.
Removed soils should be replaced with structural fill placed and compacted in accordance with
the Earthwork section of his report. A subgrade prepared and tested as recommended in this
report should provide adequate support for lightly loaded floor slabs. Design recommendations
for floor slabs are presented in the following sections.
4.4.1 Design Recommendations
DESCRIPTION VALUE
Interior floor system' Slab -on -grade concrete.
Floor slab subgrade Dense native glacial till or structural fill placed and compacted in
accordance with the Earthwork section of this report.
Base course 2 4-inch compacted layer of free draining, granular fill material
1. Floor slabs should be structurally independent of any building footings or walls to reduce floor slab
cracking caused by differential movements between the slab and foundation. Narrower, turned -
down slab -on -grade foundations may be utilized at the approval of the structural engineer. The
slabs should be appropriately reinforced to support the proposed loads.
2. To provide a capillary break, the base course should consist of clean, free -draining, uniformly
graded gravel, containing less than 5 percent fines, based on that soil fraction passing the US No.
4 sieve. Alternatively, material meeting the requirements of WSDOT section 9-03.9(3) Crushed
Surfacing Top Course could be considered, with the modification of a maximum of 5 percent by
weight passing the US No. 200 mesh sieve.
Where appropriate, saw -cut control joints should be placed in the slab to help control the
location and extent of cracking. For additional recommendations refer to the ACI Design
Manual. Joints or any cracks in pavement areas that develop should be sealed with a water-
proof, non -extruding compressible compound specifically recommended for heavy duty concrete
pavement and wet environments.
The use of a vapor retarder or barrier should be considered beneath concrete slabs on grade
that will be covered with wood, tile, carpet or other moisture sensitive or impervious coverings,
or when the slab will support equipment sensitive to moisture. When conditions warrant the use
of a vapor retarder, the slab designer and slab contractor should refer to ACI 302 and ACI 360
for procedures and cautions regarding the use and placement of a vapor retarder/barrier.
4.4.2 Construction Considerations
On most project sites, the site grading is generally accomplished early in the construction phase.
However as construction proceeds, the subgrade may be disturbed due to utility excavations,
construction traffic, desiccation, rainfall, etc. As a result, the floor slab subgrade may not be
suitable for placement of base course and concrete and corrective action may be required.
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We recommend the area underlying the floor slab be rough graded and then thoroughly
proofrolled with a loaded tandem axle dump truck prior to final grading and placement of base
course. Particular attention should be paid to high traffic areas that were rutted and disturbed
earlier and to areas where backfilled trenches are located. Areas where unsuitable conditions are
located should be repaired by removing and replacing the affected material with properly
compacted fill. All floor slab subgrade areas should be moisture conditioned and properly
compacted to the recommendations in this report immediately prior to placement of the base
course and concrete.
4.5 Lateral Earth Pressures
4.5.1 Design Recommendations
The lateral earth pressure recommendations herein are applicable to the design of rigid retaining
walls subject to slight rotation, such as cantilever- or gravity -type concrete walls. These
recommendations are not applicable to the design of modular block - geogrid reinforced backfill
walls or rockeries. We understand these types of walls are not currently planned for this project
and recommendations covering these types of wall systems are beyond the scope of services for
this assignment. However, we would be pleased to develop recommendations for the design of
such wall systems upon request.
Reinforced concrete walls with unbalanced backfill levels on opposite sides should be designed
for earth pressures at least equal to those indicated in the following table. Earth pressures will
be influenced by structural design of the walls, conditions of wall restraint, methods of
construction and/or compaction and the strength of the materials being restrained. Two wall
restraint conditions are shown. Active earth pressure is commonly used for design of free
standing cantilever retaining walls and assumes wall movement. The "at rest" condition
assumes no wall movement. The recommended design lateral earth pressures do not include a
factor of safety and do not provide for possible hydrostatic pressure on the walls.
Back -fill placed against walls should consist of granular structural fill. For these pressures to be
valid, the structural fill must extend out from the base of the wall at an angle of at least 45 and 60
degrees from the vertical for the active and passive cases, respectively. To calculate the
resistance to sliding, a value of 0.45 should be used as the ultimate coefficient of friction between
the footing and the underlying soil.
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For active pressure movement
S = Surcharge (0.002 H to 0.004 H)
S1 For at -rest pressure
- No Movement Assumed
Horizontal
Finished
Grade
H
Horizontal
Finished Grade
i_—Pz-1/ Retaining Wall
RECOMMENDED EARTH PRESSURE CRITERIA
Earth
Coefficient For Backfill
Equivalent
Surcharge Earth
Pressure
Fluid Density
Pressure, p, Pressure, pZ
Conditions
Type
0.30
(pcf)
35
(psf) (psf)
Active (Ka)
(0.30)S
(35)H
At -Rest (Ko)
0.47
55
(0.47)S
(55)H
Passive (Kp)
3.50
400
---
---
A licable conditions to the above include:
For active earth pressure, wall must rotate about base, with top lateral movements of about
0.002 H to 0.004 H, where H is wall height
For passive earth pressure to develop, wall must move horizontally to mobilize resistance
K, Uniform surcharge, where S is surcharge pressure
r� Wall backfill weight a maximum of 120 pcf
El Horizontal finished grade, compacted between 90 and 92 percent of modified Proctor
maximum dry density
Loading from heavy compaction equipment not included
r, No hydrostatic pressures acting on wall
No dynamic loading
* No safety factor included in soil parameters
F3 Ignore passive pressure in frost zone
The above equivalent fluid pressures are based on the assumption of a uniform horizontal backfill
and no buildup of hydrostatic pressure behind the walls. Surcharge pressures due to sloping
ground, adjacent footings, vehicles, construction equipment, etc. must be added to these values.
For the active condition, we recommend using values of 100 psf for traffic surcharge and 7H and
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12H psf for seismic surcharge to be applied to yielding and non -yielding walls, respectively, where
H is the height of the wall in feet.
To aid in reducing the potential for hydrostatic pressure behind walls, we recommend a footing
drain be installed at the foundation wall with a collection pipe leading to a reliable discharge. If
adequate drainage is not possible, then combined hydrostatic and lateral earth pressures
should be calculated for granular backfill using an equivalent fluid weighing 80 and 90 pcf for
active and at -rest conditions, respectively. These pressures do not include the influence of
surcharge, equipment or floor loading, which should be added. Heavy equipment should not
operate within a distance closer than the exposed height of retaining walls to prevent lateral
pressures more than those provided.
4.6 Seismic Considerations
The International Building Code (IBC) indicates that the seismic site classification is based on
the average soil and bedrock properties in the top 100 feet. The current scope does not include
a 100-foot soil profile determination. Based on our knowledge of local geology and our
inference that soils encountered at boring termination depths continue for 100 feet or more, we
interpret a site class of C. Additional exploration to deeper depths would be required to confirm
the conditions below the current depth of exploration.
As part of our services, we evaluated the risk of liquefaction at this site. Based on our
understanding of groundwater and geology at the site, it is our opinion that the risk of
liquefaction is low. The potential for seismic related settlement is also considered low. It is our
opinion that no additional engineering geology investigations or geologic hazard evaluations are
necessary relative to seismic hazards for this project.
We reviewed the USGS Earthquake Hazards Program Quaternary Faults and Folds Database
available online (http://earthquake.usgs.gov/regional/gfaults/usmqp, h ). The nearest fault to
the project site is the Tacoma fault zone, located approximately 12 miles west of the project site.
According to this source, the fault is in the age category of less than 15,000 years, has been
mapped with east and west striking features, and is in the slip rate category of between 0.2 and
1.0 mm/year. Based on information described above, we estimate that the risk associated with
surface rupture is low.
4.7 Pavements
Based on our interpretation of the boring logs provided by URS, as much as 20 feet of existing fill
soils may exist below proposed pavement areas. Provided the owner is willing to accept the risk
of unpredictable settlement response of the existing fill under pavement sections, we recommend
limiting risk mitigation measures to removal of at least the upper 24 inches of the fill in proposed
pavement areas and replacement with structural fill. SPT blow counts on the URS exploration
Responsive . Resourceful Reliable 13
Draft Geotechnical Engineering Report
Proposed Chick-fil-A #3392 ■ Federal Way, Washington
October 8th, 2013 ■ Terracon Project No. B2135012
Irerracon
logs indicate existing fill soils are generally in a loose to medium dense condition and represent a
low to moderate risk of excessive settlements due to traffic loading after removal and replacement
of the upper 2 feet; however, areas of unsuitable or compressible fill may be present within the fill
that were not observed in our explorations.
4.7.1 Subgrade Preparation
On most project sites, the site grading is accomplished relatively early in the construction phase.
Fills are placed and compacted in a uniform manner. However, as construction proceeds,
excavations are made into these areas, rainfall and surface water saturates some areas, heavy
traffic from concrete trucks and other delivery vehicles disturbs the subgrade and many surface
irregularities are filled in with loose soils to temporarily improve trafficability. As a result, the
pavement subgrades, initially prepared early in the project, should be carefully evaluated as the
time for pavement construction approaches.
We recommend that the moisture content and density of the top 12 inches of the subgrade be
evaluated and that the pavement subgrades be proofrolled within two days prior to
commencement of actual paving operations. Areas not in compliance with the required ranges of
moisture or density should be moisture conditioned and recompacted. Particular attention should
be paid to high traffic areas that were rutted and disturbed earlier and to areas where backfilled
trenches are located. Areas where unsuitable conditions are located should be repaired by
removing and replacing the materials with properly compacted structural fills. If a significant
precipitation event occurs after the evaluation or if the surface becomes disturbed, the subgrade
should be reviewed by qualified personnel immediately prior to paving. The subgrade should be
in its finished form at the time of the final review.
4.7.2 Design Considerations
Traffic patterns and anticipated loading conditions were not available at the time that this report
was prepared. However, we anticipate that traffic loads will be produced primarily by automobile
traffic and occasional delivery and trash removal trucks. The thickness of pavements subjected to
heavy truck traffic should be determined using expected traffic volumes, vehicle types, and vehicle
loads and should be in accordance with local, city or county ordinances.
Pavement thickness can be determined using AASHTO, Asphalt Institute and/or other methods if
specific wheel loads, axle configurations, frequencies, and desired pavement life are provided.
Terracon can provide thickness recommendations for pavements subjected to loads other than
personal vehicle and occasional delivery and trash removal truck traffic if this information is
provided. Minimum recommended pavement sections provided below are based on assumed
values of maximum ESAL loading of 50,000 (ESAL = equivalent single axle load) for light duty,
car -only areas over a 20-year design life. For heavy duty truck traffic areas, we have assumed a
traffic loading of 100,000 ESALs for use in our analysis.
Responsive Resourceful Reliable 14
Draft Geotechnical Engineering Report
Proposed Chick-fil-A #3392 ■ Federal Way, Washington
October 8th, 2013 ■ Terracon Project No. 62135012
1rerracon
Pavement performance is affected by its surroundings. In addition to providing preventive
maintenance, the civil engineer should consider the following recommendations in the design
and layout of pavements:
Final grade adjacent to parking lots and drives should slope down from pavement edges at
a minimum 2%;
The subgrade and the pavement surface should have a minimum % inch per foot slope to
promote proper surface drainage;
Install pavement drainage surrounding areas anticipated for frequent wetting (e.g.,
landscaping areas, etc.);
Install joint sealant and seal cracks immediately;
Seal all landscaped areas in, or adjacent to pavements to reduce moisture migration to
subgrade soils, and;
Place compacted, low permeability backfill against the exterior side of curb and gutter
4.7.3 Estimates of Minimum Pavement Thickness
The listed pavement component thicknesses should be used as a guide for pavement sections
at the site for the traffic classifications stated herein. These recommendations assume a 20-
year pavement design life. If pavement frequencies or loads will be different than that specified
Terracon should be contacted and allowed to review these pavement sections.
As a minimum, we recommend the following typical pavement section be considered for car
only areas:
Material Thickness (inches)
Minimum 24 inches of
Subgrade compacted existing fill
or native soils
Aggregate Base 6
Asphalt Binder Course 2%2
Asphalt Surface Course
Total Pavement Section
_ Specification
95% of Modified Proctor MDD,
ASTM: D-1557,
-2 to +2% OMC
WSDOT: 9-03.9(3) Base Course
WSDOT: 9-03.8(2) %-inch HMA
WSDOT: 9-03.8(6) %-inch
Aggregate
WSDOT: 9-03.8(2) %2-inch HMA
WSDOT: 9-03.8(6) 1/2-inch
Aggregate
Responsive Resourceful Reliable 15
Draft Geotechnical Engineering Report
Proposed Chick-fil-A #3392 ■ Federal Way, Washington
October 8th, 2013 ■ Terracon Project No. B2135012
1rerracon
As a minimum, we suggest the following typical pavement section be considered for combined
car and delivery truck traffic:
Material Thickness (inches)
Minimum 12 inches of
Subgrade compacted existing fill
or native soils
Aggregate Base
Asphalt Binder Course
H.
2'/
Asphalt Surface Course 1 1'/2
Total Pavement Section 12
Specification
95% of Modified Proctor MDD,
ASTM: D-1557,
-2 to +2% OMC
WSDOT: 9-03.9(3) Base Course
WSDOT: 9-03.8(2) %-inch HMA
WSDOT: 9-03.8(6) %-inch
Aggregate
WSDOT: 9-03.8(2)'/2-inch HMA
WSDOT: 9-03.8(6) 1/2-inch
Aqqreqate
The graded aggregate base should be compacted to a minimum of 95 percent of the material's
modified Proctor (ASTM D-1557, Method C) maximum dry density. Where base course
thickness exceeds 8 inches, the material should be placed and compacted in two or more lifts of
equal thickness.
We recommend that a Portland cement concrete pavement (CCP) be utilized in entrance and
exit sections, dumpster pads, loading dock areas, or other areas where extensive wheel
maneuvering or repeated loading are expected. The dumpster pad should be large enough to
support the wheels of the truck which will bear the load of the dumpster. We recommend a
minimum of 6 inches of CCP underlain by 4 inches of crushed aggregate base. Although not
required for structural support, the base course layer is recommended to help reduce potentials
for slab curl, shrinkage cracking, and subgrade "pumping" through joints. Proper joint spacing
will also be required to prevent excessive slab curling and shrinkage cracking. All joints should
be sealed to prevent entry of foreign material and dowelled where necessary for load transfer.
Portland cement concrete should be designed with proper air -entrainment and have a minimum
compressive strength of 4,000 psi after 28 days of laboratory curing. Adequate reinforcement
and number of longitudinal and transverse control joints should be placed in the rigid pavement
in accordance with ACI requirements. The joints should be sealed as soon as possible (in
accordance with sealant manufacturer's instructions) to minimize infiltration of water into the
soil.
The minimum pavement sections outlined above were determined based on post -construction
traffic loading conditions. These pavement sections do not account for heavy construction traffic
during development. A partially constructed structural section may be subjected to heavy
Responsive Resourceful Reliable 16
Draft Geotechnical Engineering Report
Proposed Chick-fil-A #3392 ■ Federal Way, Washington
October 8th, 2013 ■ Terracon Project No. B2135012
1rerracon
construction traffic that can result in pavement deterioration and premature failure. Our
experience indicates that this pavement construction practice can result in pavements that will
not perform as intended. Considering this information, several alternatives are available to
mitigate the impact of heavy construction traffic on the pavement construction. These include
using thicker sections to account for the construction traffic; using some method of soil
stabilization to improve the support characteristics of the pavement subgrade; routing heavy
construction traffic around paved areas; or delaying paving operations until as near the end of
construction as is feasible.
4.7.4 Pavement Drainage
Pavements should be sloped to provide rapid drainage of surface water. Water allowed to pond
on or adjacent to the pavements could saturate the subgrade and contribute to premature
pavement deterioration. In addition, the pavement subgrade should be graded to provide positive
drainage within the granular base section.
We recommend drainage be included at the bottom of the crushed aggregate base layer at the
storm structures to aid in removing water that may enter this layer. Drainage could consist of
small diameter weep holes excavated around the perimeter of the storm structures. The weep
holes should be excavated at the elevation of the crushed aggregate base and soil interface.
The excavation should be covered with crushed rock which is encompassed in Mirafi 140N or
approved equivalent which will aid in reducing fines from entering the storm system.
4.7.5 Pavement Maintenance
The pavement sections provided in this report represent minimum recommended thicknesses.
Therefore preventive maintenance should be planned and provided for through an on -going
pavement management program. Preventive maintenance activities are intended to slow the rate
of pavement deterioration, and to preserve the pavement investment. Preventive maintenance
consists of both localized maintenance (e.g., crack and joint sealing and patching) and global
maintenance (e.g., surface sealing). Preventive maintenance is usually the first priority when
implementing a planned pavement maintenance program and provides the highest return on
investment for pavements. Prior to implementing any maintenance, additional engineering
observation is recommended to determine the type and extent of preventive maintenance. Even
with periodic maintenance, some movements and related cracking may still occur and repairs may
be required.
5.0 GENERAL COMMENTS
Terracon should be retained to review the final design plans and specifications so comments
can be made regarding interpretation and implementation of our geotechnical recommendations
in the design and specifications. Terracon also should be retained to provide observation and
testing services during grading, excavation, foundation construction and other earth -related
Responsive Resourceful Reliable 17
Draft Geotechnical Engineering Report
Proposed Chick-fil-A #3392 ■ Federal Way, Washington
October 8th, 2013 ■ Terracon Project No. 62135012
Irerracon
construction phases of the project. This is especially important on this project where
professional judgment is needed to properly identify the contact between existing fill and native
glacial till.
The analysis and recommendations presented in this report are based upon the data provided
on the boring logs prepared by URS Corporation performed at the indicated locations and from
other information discussed in this report. This report does not reflect variations that may occur
between borings, across the site, or due to the modifying effects of construction or weather.
The nature and extent of such variations may not become evident until during or after
construction. If variations appear, we should be immediately notified so that further evaluation
and supplemental recommendations can be provided.
The scope of services for this project does not include either specifically or by implication any
environmental or biological (e.g., mold, fungi, bacteria) assessment of the site or identification or
prevention of pollutants, hazardous materials or conditions. If the owner is concerned about the
potential for such contamination or pollution, other studies should be undertaken.
Site safety, excavation support, and dewatering requirements are the responsibility of others. In
the event that changes in the nature, design, or location of the project as outlined in this report
are planned, the conclusions and recommendations contained in this report shall not be
considered valid unless Terracon reviews the changes and either verifies or modifies the
conclusions of this report in writing.
Responsive Resourceful Reliable 18
APPENDIX A
Project: Chick-fil-A
BORING NO. ��UZIS
Sheet/ of
Project Location: 32075 Pacific Hwy S, Federal Way, WA
Project Number. 33764283
Location Sketch
Date(s)
26-Au 13
g
Logged
ADP
Drilled
By
Drill Bit Size/
HAS
Total Borehole
Type
Depth
Drilling
Cascade
Drill Rig
Contractor
Type
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Method(s)
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Hammer
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A
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Surface
Date Measured
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SAMPLES
REMARKS AND
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MATERIAL DESCRIPTION
OTHER TESTS
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J:\Projects\Project\WMBRD\Field_Resources\Field Forms.xls(Soil Boring Log)
8/23/2013
SIB
Project: Chick-fil-A
BORING NO. Sig-1
Sheet of a
Project Location: 32075 Pacific Hwy 5, Federal Way, WA
Project Number: 33764283
° =
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J:\Projects\Project\WMBRD\Field_Resources\Field Forms.xls(Soil Boring Log)
8123/2013
Project: Chick-fil-A BORING NO. 5'9- ;v MIS
Project Location: 32076 Pacific Hwy S, Federal Way, WA
Project Number: 33764283 Sheet of
Location Sketch
Dale(s)
26-Au 13
g
Logged
ADP
Drilled
By
Dri1f Bit Sizel
HAS
Total Borehole
Type
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`J J:\Projects\Project\WMBRD\Field_Resources\Field Forms.xls(Soil Boring Log)
8/23/2013
Project: Chick-fil-A
BORING NO. �XTHS
Sheet a! of
Project Location: 32075 Pacific Hwy S, Federal Way, WA
Project Number: 33764283
Location Sketch
Date(s)
26-Au 13
g
Logged
ADP
Drilled
By
Drill Bit Size/
�5"
Total Borehole
Type
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J:\Projects\Project\WMBRD\Field_Resources\Field Farms-xts(Soit boring Log
8/23/2013 40
4 1� r � w ,a , .r s f F• -t
Project: Chick-fil-A
BORING NO. sg_q MIS
Sheet of
Project Location: 32075 Pacific Hwy S, Federal Way, WA
Project Number: 33764283
Location Sketch
Date(s)
26-Au 13
g
Logged ADP
Drilled
By
Drill Bit Size/
JAW -%S A
Total Borehole
Type
Depth
Drilling
Cascade
Drill Rig
Contractor
Type 1'45 7
Sampling
SPT
Hammer
Method(s)
Data
Level/
Surface
Date Measured
Elevatian
SAMPLES
S
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N
REMARKS AND
MATERIAL DESCRIPTION
OTHER TESTS
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J:1Projects\Project\WMSRD\Field_Resources\Field Forms.xls(Soil Boring Log)
8/23/2D 13
Project: Chick-fil-A
BORING NO. MIS
Sheet of rr
Project Location: 32075 Pacific Hwy S, Federal Way, WA
Project Number: 33764283
Location Sketch Date(s) 26-Au 13 Logged ADP
Drilled g By
Drill Bit Size/ ,�g Total Borehole
Type 'f ,q Depth
Drilling Drill Rig
Contractor Cascade Type
Sampling Hammer
Method(s) SPT Data
Level/ Surface
Date Measured Elevation
c v SAMPLES $ N REMARKS AND
r g t IU
MATERIAL DESCRIPTION OTHER TESTS
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