The URL can be used to link to this page

12-101787-UPMatt Herrera From: Jared Taylor <jared @goldenp ropertydevelopment.com> Sent: Tuesday, August 07, 2012 4:25 PM To: Matt Herrera Cc: Tabiola Lozoya'; 'Jonathan Jaeger'; 'Ed Keegan'; Kari Cimmer Subject: RE: BWW Federal Way Matt, To follow up with your below email, we hereby waive the right to file any future appeal to the Process II decision regarding Buffalo Wild Wings proposed at 2005 South 320th Street in Federal Way, WA. Your help to wrap up this project and sign off on the building permit is greatly appreciated. Our contractor will be to the Building Department in the AM this Friday the 10th to pull the BWW building permit. If you can please sign off on the building permit first thing in the morning Friday August 101h we would greatly appreciate it. Thank youM Jared Taylor GOLDEN PROPERTY DEVELOPMENT LLC 805 440 7537 Tel. 916 496 9769 Fax l a red @ go I d e n prope rtVdevelo pm a nt.com From: Matt Herrera fma!Ito: Matt. Herrera@cityoffederalway.com] Sent: Tuesday, August 07, 2012 3:38 PM To: 'jared@goldenpropertydevelopment.com' Subject: BWW Federal Way Jarod, I wanted to give you the heads -up that I'll need a written waiver of any future appeal to the Process II decision before I can sign off on the building permit. This appeal waiver can be an email to me if you prefer. The effective date of the land use permit is August 10, which is the earliest I would be able to sign off on the building permit. Also, there will be no additional charges from the Planning Division on the building permit. Let me if you have questions -Matt Matt Herrera, Associate Planner Community and Economic Development 33325 8th Avenue South Federal Way, WA 98003 253.835.2638 (p) / 253.835.2609 (f) Matt. HerreraCicityoifederalway. com r- .- ��CITY OF Federal August 7, 2012 CITY HALL Way 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Jared Taylor Email copy with findings to: Golden Property Development LLC jared@goldenpropertydevelopment.com 1288 Palmerston LP FabiolaL@mbharch.com Roseville, CA 95678 RE: File #12-101787-00-UP; PROCESS II SITE PLAN APPROVAL Buffalo Wild Wings, 2005 South 320'h Street, Federal Way Dear Mr. Taylor: The City of Federal Way's Community and Economic Development Department has completed administrative review of the proposed Buffalo Wild Wings restaurant improvements located at 2005 South 320ffi Street. The Process II land use application submitted on April 23, 2012, is hereby approved as the proposal meets site plan and community design guideline criteria set forth in Federal Way Revised Code (FWRC) 19.60.050 as found in the enclosed Exhibit A - Findings for Process II Site Plan Approval. The remainder of this letter outlines the zoning and development review process required for this proposal and a summary of appeal procedures. REQUIRED REVIEW PROCESS The proposed improvements to the site are subject to Process II Site Plan Review pursuant to restaurant use development requirements set forth in FWRC 19.225.040. Additionally, previous entitlement process and Binding Site Plan review that established the retail pads on The Commons at Federal Way shopping center property stipulated future uses would be reviewed under Process H. Review under the State Environmental Policy Act was a component of the previous process and had anticipated this type of building and use; therefore, no fiuther environmental analysis for this proposal is warranted. APPEALS The effective date of this decision is August 10, 2012. Pursuant to FWRC 19.60.080, any person who received notice of this administrative decision may appeal the decision to the Federal Way Hearing Examiner by August 24, 2012. A written appeal must be delivered to the Community and Economic Development Department with the established fee. The appeal letter must contain a clear reference to the matter being appealed and a statement of the alleged errors in the decision. No work on the proposal may begin until the end of the appeal period. However, as you are the only party of record, you may waive your right to appeal this decision by submitting a written request to do so to the department (this action allows the building permits to be issued prior to the end of the appeal period). CLOSING This land use decision does not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. This Process R approval does not constitute approval of a building permit. The associated building permit (file #12-102340-00-CO) is currently under review. If you have any questions regarding this decision, please contact Matthew Herrera, Associate Planner, at 253-835- 2638, or matt.herrera@cityoffederalway.com. M Taylor August 7, 2012 Page 2 Sincerely, Isaac Conlen, Planning Manager for Patrick Doherty, Director enc: Approved Plans and Exhibit A `Findings for Process II Site Plan Review Approval' c: w/ Findings Fabiola Lozoya, 2470 Mariner Square Loop, Alameda, CA 94501 Matthew Herrera, Associate Planner Kevin Peterson, Engineering Plans Reviewer Scott Sproul, Plans Examiner Chris Ingham, South King Fire & Rescue Brian Asbury, Lakehaven Utility District 12-101787 Doc I.D.61867 4 cirr OF Federal Way EXHIBIT A Findings for Process II Site Plan Approval Buffalo Wild Wings File #12-101787-00-UP FILE The Planning Division hereby presents the following analysis to the Director of Community and Economic Development pursuant to content requirements of the Process II written decision as set forth in Federal Way Revised Code (FWRC) 19.60.070. These findings are based on review of existing city documents and the following items submitted by the applicant stamped by the Permit Center July 23, 2012: ■ Architectural Sheets A000a — A200b and color elevations prepared by Registered Architect Dennis Michael Heath • Civil Sheets C-1.0 and C-2.0 prepared by Registered Professional Engineer Michael S. Neer • Landscape Sheet L1.0 prepared by Registered Landscape Architect T. Shawn Parsons 1. Proposal — The project applicant proposes to construct a one-story, 7,117 square -foot restaurant. The new structure will be located at 2005 South 320`h Street or Tract E as shown on The Commons Binding Site Plan on the southeast corner of South 320'` Street and 20'h Avenue South. 2. Comprehensive Plan & Zoning Designation — The subject property is within a City Center -Core (CC-C) designation. The applicant's proposed restaurant use is permitted within the CC-C zoning designation pursuant to FWRC 19.225.040. Review Process — Restaurant uses located in the CC-C zone are subject to development review procedures of Process 11 `Site Plan Review' set forth in FWRC Chapter 19.225.040. Process II review is administrative review that requires no public notice period with a written decision issued by the Director of Community and Economic Development. Appeals of the director's decision are conducted by the city's Hearing Examiner. 4. Environmental Review — Review under the State Environmental Policy Act (SEPA) was conducted by The Commons under a previous proposal to establish building pads with various uses. A restaurant use on Tract E, consistent with the proposed development, was included in this review. A mitigated determination of nonsignificance (MDNS) was issued on June 15, 2005. Traffic mitigation payments required by the environmental document are no longer applicable as the city has adopted a city-wide transportation impact fee. Site Profile — The subject property is a vacant parcel within The Commons at Federal Way shopping center located in the east portion of the city. The site was graded and prepared for development under a previous entitlement process. The property abuts South 320t' Street (major arterial) and is within close proximity to the Federal Way Transit Center and Interstate 5. The CC-C zoning district surrounds the property with various restaurant and retail establishments neighboring the subject property. Height — The height of the tallest parapet is 29.7 feet above average building elevation. The height of the structure is below the 70-foot outright height maximum. Required Yards — No minimum yards are required for restaurant uses in the CC-C zone, but FWRC 19.225.040(3) does not allow buildings to be set back more than five feet from principal pedestrian rights -of -way, which has been determined as South 320`h Street, unless it is precluded by site constraints or to allow streetscape amenities and open space. Approximately 22 percent of the north facade is located five feet from the South 320`i' Street right-of-way. The remainder is set back 10 feet but contains a pedestrian plaza, seating, and bicycle parking. Such features qualify as adequate streetscape amenities and address setback requirements. 8. Parking — Pursuant to FWRC 19.225.040, restaurant uses shall provide 1 stall for each 100 square feet of gross floor area. As the proposed building measures 7,117 square feet, 72 parking stalls are required! The applicant has provided 7 new stalls, proposes to restripe 13 stalls, and will utilize 52 existing stalls adjacent to the subject property within The Commons shopping center. A previous parking study (completed as a component of the shopping center's pad entitlement) stated existing parking would be adequate for the future restaurant use. Additionally, the applicant is providing bicycle parking and the subject property is located adjacent to a transit stop.'Minimum parking stall requirements have been met with additional transportation modes available to employees and patrons. The applicant will provide seven new stalls of parking and re -stripe 13 stalls. The applicant is responsible for providing interior lot landscaping for those 20 stalls with the existing onsite landscaping to remain. FWRC 19.125.070(2) requires 20 square feet of landscaping per stall equaling 400 square feet of interior lot landscaping for this proposal. The proposed 498 square feet of interior landscaping exceeds this requirement. 9. Community Design Guidelines — As detailed below, the project embodies site and building design principles consistent with requirements of the Community Design Guidelines (FWRC Chapter 19.115). a. Crime Prevention Through Environmental Design (CPTED) i. Completed CPTED checklist. ii. Entrance in full view of street. iii. Direct pathways with pedestrian -level lighting. iv. Landscaping does not obstruct natural surveillance. b. Surface Parking i. Adequate internal lot landscaping. ii. Wheel stops and curbing provided within stalls adjacent to pedestrian pathways/connections. c. Pedestrian Circulation and Public Space i. Entrance fronts principal right-of-way - South 320`h Street. ii. Connections (typical and accessible) from adjacent public sidewalk near transit stop to restaurant entrance. iii. Connection through parking lot delineated with colored concrete with refuge provided within landscape islands. iv. Connections from parking along east facade contain accessible features, pedestrian level lighting, and abuts landscaping. ' FWRC 19.130.040 states minimum number of parking stalls resulting in a fraction shall be rounded up to the next higher number. Findings for Process II Site Plan Approval Page 2 Buffalo Wild Wings File #12-101787-00-UP/Doc, ID. 61861 v. Connections from patio seating area to onsite plaza and public sidewalk. vi. Bicycle racks provided. vii. Pedestrian plaza with seating located along entrance facade. d. Commercial Service i. Garbage enclosure located in rear of building and angled for minimum truck turning movements. ii. Enclosure walls and gates are consistent in color, material, and architecture as building, with no additional landscape screening needed pursuant to 19.125.040(4) and (5). e. Building Design — All building facades that are both longer than 60 feet and are visible from either a right-of-way or residential use or zone shall incorporate " two of four" facade treatment. Options used must meet stated dimensional standards; except, if more than two are used, dimensional requirements for each option will be determined on a case -by -case basis. i. North Fagade: 1. Two modulations (< two -foot depth, <six-foot width, >60-foot width) 2. Pedestrian plaza in excess of 1000 square feet along an 87-foot facade. 3. Meets standard outright. ii. East Fagade: 1. Two modulations (<two -foot depth and <60 foot width) 2. Canopies (>50 percent of facade length) 3. 18-foot-wide Type II landscape screen along a 124-foot facade. 4. Modulation and canopies do not meet standard. More than two options used and wide landscaping screen provides screening and bulk reducing functions. 5. Departure from standard accepted. iii. South Facade: 1. Four modulations (< two -foot depth, <six-foot width, >60-foot width) 2. Eight -foot -wide Type II landscaping screen 3. Meets standard outright. iv. West Facade: 1. One modulation (<two -foot depth and <60 foot width) 2. Canopies (>50 percent of facade length) 3. Five -foot -wide Type II landscaping 4. Modulation, canopies, and landscaping do not meet dimensional requirements, but more than two treatments are provided. 5. West facade has varied roof forms that break up overall bulk of the building's longest facade. 6. Departure from standard accepted. f. Building Articulation & Scale i. Window openings with visible trim ii. Multiple trellises (Greenscreen) on east elevation iii. Increased landscaping that includes evergreen tree species on east elevation will mitigate blank wall (FWRC 19.125.040(22)). iv. Building incorporates brick banding, canopies, parapets, modulation, and color variations. Findings for Process II Site Plan Approval Page 3 Buffalo Wild Wings File #12-101787-00-UP/Doc LD 61861 g. District Guidelines — Applicable supplemental guidelines applying exclusively to the CC-C zoning district have been satisfied as set forth below. i. New surface parking occupies less than 25 percent of the pad's linear frontage along South 320'b Street. ii. Entrance fagade fronts on principal pedestrian right-of-way. iii. Modulated roof lines, canopies, pedestrian areas, and Greenscreens break down building bulk and scale. iv. Transparent glass in excess of 40 percent is provided along the ground -level principal fagade. Ground level for this one-story, 29.7-foot structure is measured from typical retail floor to ceiling height of 13 feet. v. Pedestrian connections within the parking area are clearly delineated and eight feet in width. Connection to the principal right of way and transit stop is accessible measuring 15 feet in width. 10. Transportation — The Public Works Traffic Division has determined the improvements will not cause failures to the surrounding transportation system and a Capacity Reserve Certificate was issued May 14, 2012. A transportation impact fee will be due at building permit issuance. 11. Right -of -Way Improvements — The applicant is constructing street frontage improvements concurrently with the site improvements. Right-of-way improvements include curb, gutter, sidewalk, street trees, and street lighting along the east side of 20'h Avenue South. 12. Stormwater — The applicant will direct flows to the shopping center's existing storm drainage system. The Commons at Federal Way is designing a water quality treatment improvement that will include the subject property. 13. Building Permit — The applicant has submitted a building permit (file 12-102340-CO), which is currently under review. No site work may begin until permits have been issued. 14. Decision Criteria - Staff finds the proposal is consistent with applicable site plan approval criteria required for Process H as set forth in FWRC 19.60.050. The proposal is consistent with the city's comprehensive plan; applicable provisions of FWRC Title 19 Zoning and Development Code; public health, safety, and welfare; and streets and utilities in the area are adequate to serve the anticipated demand from the proposal. The proposal is consistent with Community Design Guidelines decisional criteria set forth in FWRC Chapter 19.115. Final construction drawings will be reviewed for compliance with specific regulations, conditions of approval, and other applicable city requirements. These findings shall not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. Prepared by: Matthew Herrera, Associate Planner Findings for Process II Site Plan Approval Buffalo Wild Wings Date: August 7, 2012 Page 4 File# 12-101787-00-UP/Doe. I D 61861 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL Resubmittal P074 r9 TO: FROM: FILE NUMBER(s): RELATED FILE NOS.: PROJECT NAME: PROJECT ADDRESS ZONING DISTRICT. - July 2, 2012 Kevin Peterson, Development Services Sarady Long, Traffic Scott Sproul, Building Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue Matt Herrera, Planning 12-101787-00-UP 12-102340-00-CO BUFFALO WILD WINGS 2005 S 320TH ST CC-C PROJECT DESCRIPTION: Proposed 6,031 square foot restaurant building with 1,086 square foot patio and associated improvements to approved pad site. LAND USE PERMITS: Process II PROJECT CONTACT: GOLDEN PROPERTY DEVELOPMENT LLC JARED TAYLOR 1288 PALMERSTON LP MATERL4LS SUBMITTED: Response letter and plan set. CITY OF Federal Way June 1, 2012 FILE CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.. cityoffederalway. com Jared Taylor Email copy with redlines to: Golden Property Development LLC fared@goldenpropertydevelopment.com 1288 Palmerston LP FabiolaL@mbharch.com Roseville, CA 95678 JonathanJ@mbharch.com RE: FILE #12-101787-00-UP; TECHNICAL RESPONSE LETTER Buffalo Wild Wings, 2005 South 320`h Street, Federal Way Dear Mr. Taylor: City staff has completed review of your Process II Master Land Use (MLU) application for the proposed Buffalo Wild Wings development at The Commons Retail Pad E. Site improvements submitted with the April 23, 2012, MLU application include: a new 7,117 square -foot restaurant building; stormwater infrastructure; right-of-way improvements; vehicle parking; pedestrian connections; and landscaping. TECHNICAL COMMENTS Unless otherwise noted, the following comments provided by staff reviewing your project must be addressed prior to site plan approval. Please direct questions regarding any of the technical comments to the appropriate staff representative. Zoning and Land Use Matthew Herrera, 253-835-2638, matt.herrera@cityoffederalway.com 1. Vehicle Circulation — As currently shown, restaurant patrons entering the site via 20"' Avenue South would need to drive past two one-way south parking rows before entering primary parking for the subject property. FWRC 19.115.050(2)(b) requires vehicle turning movements to be minimized within surface parking lots. Please alter the primary parking row (closest to the building) to one-way north. 2. Pedestrian Circulation — Pedestrian circulation guidelines are set forth in general within FWRC 19.115.050(4) and specific standards for the City Center Core zone are set forth in FWRC 19.115.090(3)(d). The following comments relate to each of these code sections: a. Extend connection to existing rows (southend) — The shown delineated pedestrian pathway stops abruptly after the first row of parking. Please extend this pathway to link to the following two rows that are shown to be used by the restaurant. b. Add connection to northend of parking rows — Pedestrians on the north end of the parking lot are picked up at a shown pedestrian pathway near north accessible parking stall. Please extend this connection into the asphalt to the three parking rows. c. Delineation Method — Pathways through the parking area should be delineated by separate paved routes 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. Striped asphalt is not an approved pedestrian pathway. Please clarify delineation method for Mr. Taylbr June 1, 2012 Page 2 pathway extensions requested above and the shown connection westerly of the first row of parking. Please see method used by McGraths Restaurant (west of 20`h Ave S) for an example of a previously approved delineation method. d. Seating — Please provide seating in the outdoor plaza area near the north entrance. e. Bicycle rack— South 320`b Street is an east/west corridor in the city's Bicycle and Pedestrian Master Plan. Please provide a bicycle rack near the north entrance to provide additional transportation modes for restaurant patrons and employees. 3. Building Facade and Modulation Standards —Pursuant to FWRC 19.115.060(2), all facades in excess of 60 feet and visible from the right-of-way are required to incorporate at least two of the following four treatments: a. Facade modulation. Minimum depth: two feet; minimum width: six feet; maximum width: 60 feet. Alternative methods to shape a building, such as angled or curved facade elements, off- set planes, wing walls and terracing, will be considered; provided the intent of this section is met. b. Landscape screening. Eight -foot -wide Type Il landscape screening along the base of the facade, except Type N may be used in place of Type II for facades that are comprised of 50 percent or more window area, and around building entrance(s). For building facades that are located adjacent to a property line, some or all of the underlying buffer width required may be considered in meeting the landscape width requirement. c. Canopy or arcade. As a modulation option, canopies or arcades may be used only along facades that are visible from a right-of-way. Minimum length: 50 percent of the length of the facade using this option. Minimum projection: 6 feet from building facade. Minimum height: 10 feet from finished grade. d. Pedestrian plaza. Size of plaza: Plaza square footage is equal to one percent of the gross floor area of the building, but it must be a minimum of 200 square feet. The plaza should be clearly visible and accessible from the adjacent right-of-way. As each of the four building facades are both longer than 60 feet and visible from a right-of-way, the minimum two of four standard will be required for each facade. As shown on the submitted plans, it appears only the north facade meets this requirement (facade modulation and pedestrian plaza). The building and site plan design does acknowledge each of the treatments for the remaining three facades, but does not follow dimensional and planting quantity/spacing requirements. Please correct applicable sheets to incorporate the above -referenced treatments and provide a written narrative of how each facade complies with this section. 4. Building Setback — Pursuant to FWRC 19.225.040(3), buildings are required to be set back no more than five feet from principal pedestrian right-of-way (north and west facades) unless it is precluded by existing site improvements, easements, topography, or other site constraints; or to allow streetscape amenities, public on -site open space, or other architectural element(s) or improvements. a. East Facade — Only the entry portion of the north facade is within the five-foot setback and a pedestrian plaza area is provided east of this modulation. The building is setback nearly 11 12-101787 Doc. I.D. 61214 Mr. Taylor June 1, 2012 Page 3 feet west of the entry modulation. The north fagade does not meet maximum setback requirements. Please move improvements north to comply with maximum setback standards or provide additional pedestrian plaza/onsite open space in this area. Seating, seasonal planting beds, hanging baskets, art, etc. should be provided in plaza/open space areas. b. West Fagade —The patio portion of the west facade is within the five-foot setback. The remaining facade is set back further than the five feet, incorporates pedestrian connections, contains a utility vault, and represents less than 40 percent of the entire facade area. As such, the west facade meets maximum setback requirements. Principal Fagade Requirements — The preapplication letter indicated the entire north facade and the northem half of the east and west facades would be considered the building's principal facade. Per FWRC 19.115.090(3)(c)(i), at least 40 percent of the principal facade is required to contain transparent glass. Please increase the amount of transparent glass to meet the 40 percent minimum and provide total square footage of principal facades and the amount of transparent glass proposed on the north facade and north half of east and west facades. FWRC 19.115.090(3)(c)(i) also states principal facades shall include distinctive and prominent features such as structural modulation to break down building bulk and scale; modulated rooflines, forms and heights; architectural articulation; canopies; arcades; pedestrian plazas; murals or other artwork; and streetscape amenities. The north and west principal facades include several of these features, notably modulated rooflines, articulation, and canopies. The northern portion of the east facade is lacking in distinctive features and contains a sizable blank wall below the proposed signage. Please provide principal facade features on the northern half of the east facade that is comparable to the other two principal facades. Rockery — FWRC 19.120.120(6) requires rockeries and retaining walls be set back at least three feet from the right-of-way. Alternatively, walls may be constructed within the three-foot setback if private agreements are reached with utility companies and written documentation is provided to the city, and a minimum three -foot -wide planting buffer can be established and maintained to screen the wall from view. Please move the rockery three feet south of property line or submit applicable agreements with any utilities that may have easements in the underlying area. FWRC 19.120.120(7) requires rockeries and retaining walls be composed of rock, brick, or other textured/patterned wall styles. Please provide illustrative details for retaining or rockery. Stormwater and Engineering Kevin Peterson, 253-835-2734, kevin.peterson@cityoffederalway.com 1. Please show the future (Tract X) ROW lines on the civil plans. 2. Please provide tree wells in the new sidewalk on 2e Avenue South, per City standards for Street Tree Planting for City Center Tree Wells (Drawing 3-3 1). Spacing shall be per City Standard Drawing 3-30. Transportation Sarady Long, 253-835-2743, sarady.long@cityoffederalway.com Increase spacing of the proposed luminaire on 20`b Avenue South to 75'. Please see DWG. NO.3-42 and 3-43. 12-101787 Doc.1 D. 61214 Mr_ Taylor June 1, 2012 Page 4 2. Submit streetlight plan showing the location of the power source, j-box, conduit size and runs with pole schedule chart. Please see example pole schedule. Pole No.** Street Pole Sta. Pole Offset Lamp Watta a Distribution Mounting Height Circuit No. Service 1 2& Ave S 31+54.0 150 RR3 CNI I8' Ex. Ex. S 320 St 2 20` Ave S 9+282 �37.5'LT. 11.5 RT. 150 RR3-CNl 18' A NEW ** pole numbering shall be (XXXX-YY-AAZZ-BB) per detail sheet SWG. No. 3-39B. 3. Pole numbering shall be per DWG No. 3-39B. 4. Increase sidewalk width on 20`' Avenue South from 8' to 12' and also include street trees. See dwg. No. 3-30 - City Center Street Tree & Street Light Layout. The application is subject to the Traffic Impact Fee (TIF) per FWRC l 9.91. Based on the 2012 impact fee rate, the estimated fee for the project is $25,708.10. The actual fee will be calculated based on fee rate in effect at the time a completed building permit application is filed and paid prior to permit issuance. APPLICATION STATUS As of today, the 120-day review period has stopped with 38 days used. The review period will begin again within 14 days of a complete resubmittal of items requested/corrected. When resubmitting requested information, please provide a written response to each of the above -referenced items, two copies of corrected reports, and six copies of corrected full size plans. Pursuant to FWRC 19.15.050, if an applicant fails to provide additional information to the city within 180 days of being notified that such information is requested, the application shall be deemed void. The Federal Way Revised Code can be reviewed in its entirety at ]iU://www.codepublishing-com/WA/FederalWa 1 If you have any questions regarding this letter or your development project, please contact me at 253-835- 2638, or matt.herrera@cityoffederalway.com. Sincerely, / Matthew Herrera Associate Planner enc: Resubmittal Form Redline site plan and elevation sheet c: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Transportation Planning Engineer 12-101787 Doc. I.D. 61214 „4r 59t FAM mfI1 �,u�1f1F07{»9E WDR 1,DW 0&L IIIt11m i m sae m¢ SMOG IN SOI V” 511180 AA Fill I� r� i,/{f Af&r PtE7 m� RESI or saI 100&l Poi OR ODIE 1 23aa f5 1191AAE T/ EPaST1C on Wm EI71vTarlc er ¢ - AaP[ mP 2-4 ASIAI 2 111• 2 1/1- 1 JylI f/ ilii7l Gi - SIX �' 95n mii D1Ed1D 0111 mm ai01AtlIlm mN 1aD its PIA�E4 E 9VOm nmm A mz w Sd ff � ygpff CDNDmON 'A' IeRQ Dm111G ,. I1BmOE Au sIa Hues ff � Iw Nm19111 rNa T/ 110 r� 2 Post how. 1% 591 m sIm;w wm am51/ mam 2 R197L 3 Comm mumm Am m m T/ VAM AID m 4. MU of GL NL GIM WIN FIRE® Nm EMU 9f 51711Dm0R TAKEOUT_ PARKI-N0_5 GN srx ImQ Pow 1111-c1mm .71a• Pil Now m m T/ elmle er W 1DM — 901 W NPm Im � 1G1257i1/f NUI 1Q3 �v 7Va TA.as 1$� nd m nR9, Fir sa wEDt — srlc PISILT Pow IQFIUGOAi q � ems FIX TmBq SDI ENE I 1wo1s of so s71 vDma+ = a1a +ur R1 HAT mI/a• Am Pau T/ rr wa TllxDss -1 $Zner so mom lr q DECI bRR IN D LmlpklE Pww i � mr s' 1r 4 M7-014AOE 119E I y WL 2Sm M RWmm a1 CL - eoNDmoN •R• W IAmomm A 1A) 3 fJ to i r 2 I p U 2 u— m 32M STREET 05� BIFFALO WILD V&4m GRILL &BAR m r VV4 40 PPE Pow NOW s m wir FILL m mm (a) • I I. ' I I I • I • r I Rm mckrz at9. 3mO I n9mnIIOS-rSwle • ••I FILL X D17%PK me I L12y 'A— Km TIE trk to r-- f1114DITID,t •C• 90I Q� 1m LIE OF RCU IM 1u1111u11, 111IIIP14 umaD I11=UKa1111115uf SP1f1 Slq si• IU twin 1 �- rwMom Is rAmISDG1 g ffalmD 1Q m sa ar � sP>� o0u19s IIm Hi, Ll llsll I ma L ow TEcr x11s srA 1. m m Bw LOGO A5 Lew m 9TE RA i 57E1m 51WL E R�DfD BY 9p A] rAlamc s1PE5 Q WNW TO G.C. m NRY A VFMVY 1 � SDLMOR � BE In Fff TlM W D T- U. i�, j @ WGO SCALE: I •-I'-G m 01n 4,d Pm"m SFVLSj C SS 2 TIP. 17 21 y t5 13 3 2 SS SS -- 51TE P N (ta S E'•-20 SCALE' r-7ff-0• 0 5 to 20 4w d 0 b r DLOGO LOCATION J �P 3 GENERAL SITE PLAN INFORMATION 0 AREA CALCLAATX,NS: J � SPE rm1 PARKING INFORUATK)N: mT mu pow 7 501" u- LII 9mT16 P R s9&5 MIAL R117C 71 SKIS LMUPY RE01I4RE11ENM in BEM (Q =1115 1VAW 3 RLL9; 4 EL (3) AMM., m A MMIMD MM I= PC UM THUHX {Q (7) r GTIImPR m A 13o = L=U 1 M IE &FDIC. MEW (q (1) t 07aR: ID A 1511111111191000m1 msa THE &a11C ON= on (Yj v EN M w mw A Re9r 51 a5I stmix FAEM wu TT0 0) so m1 mom 16mE DE laGR10 rK sow 6y C sm UE m DE m£391t1ET am tx= E= e!<016 s11De s m {.$y 59W Pon sP AT UK EM 4• T MMW NK MUOLD W WM Us FIP W RE iti MM wGan1 AS 9011 M 111 51E RM 111M 9MM VD OF SffT6i 4! 17E W eE U' MOP TW R = Ka N1mfPlm ((R) PM ME A 11111e ff A IX QXM MG iPEtC-0°fD4 01 Al NOW112 2 M FS 1K =011010 5 ff TE APR= WE NO ON10H 10 OF OM 1rPDIm M uff To E 45 EN W ff 96 I& LEGEND KEY NOTES — • — PIR4RIY 11E / Bi1T iD , R WMY A / mw-T- f p CM6 RUCTION DEPARTIOIF 55M WAYZATA BLVD. STE 1600 rl 00 q pY1 A w. IF OIL Mum MNNEAPa3S UN 55416 PHONE 952.593.9943 +•-�� 9R fAplAa[1111 ma LW E1E �`f �S ♦b UIOSCJIi AmA RF IAIIRLTE [Rm16 FAX 952.593.9787 n i - — - 3mee mI DDDDPI w. L�i117 QQ l81[IC m 1001 Qj i� \ �.. TW9¢Pfnm (gsamlxlm mu(,J MCF]E SDmx ND POEM001 PAmR1, mF QE mmcs �./ �6 s,A9s . tJ oo Pa DDTEsw9 TWF IAmrmrArE LEA mF IA11sou[ Tlfff to Mu Tt11er Sw cD NB ff g m1i �m[d , O aQ 1C 95tFS, M. OF z >> = 11 QQ Sae TON TWP K IEF 04/- > p 1 � F i WOD SIX 11P. OF mF OPL/- ® f1EA ff 111 C&1H ITIm I S pQ MU97i05, IR. OF � o ,4 pQ Ima MMW'f m p ZIfd =* Ilel OF mm mel mm11 i 5 pQ 19a1 MONE. IEF m/A® 16 00 &ST9Gl T mum WA ff IET 1T&I EIRDRIE 17 QQ &ECiGE YYI SmID10te 1 & QQ AE➢11E mk IEF 01l &P� Z 19 QQ 1Ata m awc mF INtstlfi mm a. pIa mow m1mw wass w 27 dQ pELg IRDIC TANm PROJECT NUMBER 46457 SHEET NUMBER nPR 23 2ulz LiGl' nF FEDERni WAY y a IN[lll[I[[[[[1[[l�[1[[I[I[[ll[Il[[[[lllli[1[[l[ _ Jr iiwiwi; i'i�ii�ii�Ar �wwww•wi:A.ww awww�--�.��i- r�ww�NwrlFel 9rwrnNw�w Iwwa�wwrrrrrw■ www_ell 1 cwwri.ell - - - i.erl_w�;rh —r .1 Q DQs m 22Cs s s 4 0 o v v v p 11LF + I1 a _ ©__ iil�l�[1�[I1111[[[[fii��_��Ii�flfilll�llE[llIll[[I�IIIIl�[[;I[llliilllllllif[II r[itlei[�I:�i[ili[[l[[[[i�l�ll��ilif[[I�i�l_� � _ _ ;, Q ROil I .Isoil VAN 11 _ -i�ill�w�■iiTri==a=wwwwwwwrT�irT-l-l-lll�[-l�a�lu=MMMWBMMMMSwi��llw�rlTlt�i�w��fTi�tiiia�i riliicVTrilrnl9iwiiw ri�>I )tlwFw` �i- I...Ir.�+•- 1.rww.a.wwww_wwwwwwwalAyFelaMwwwraww_lwwwa:rwww:ww>.rfrwwwwwwwwwwwwwarwwwsa�:a�F■ar.�w�.�.rrwwwprlwrl_w^ww�aww � �� -• KEY NOTES ■196 Lg115 - LiNIFR WER Wim UOIL t AT 16-I• Al t 3 � M9 FPAIE 9mMN ItT1M6 91117 gun IOPAt• BNnEI 26 =0 A UM WrH UM FIE AREA L 2 0I�T IOMDT g1iQR WL SCONCE 14 Fly (RI) 9 AL►G1h fXW l TO H AR O Al SIMAIE P7 F)= All 3 Fall IE➢IL COPAL - am WADI � SNFpEI GM AT FALSE 111111015 26 aP09IE l MR SYSRII - W" (W OR me 4 IRE cl IT S m et74dR l E W RGM IEOL MR MW SOFDI - l C5 l P9 SIGN VOWOR W MY A XUL ON Fllalf EMRf GOON RM am y METH alga EO gal S."m a tsao or am 17 Puma Ill mm - mm sou l LIETERS FO R ME. l CO IETIEM FOR AMOS t al 6 LED ur Lpol6 - (I) IOr OL UTA/l 1➢lp 5lYN Ill Losl 16 LES zmg - 0l. i 7fE1d1.' � IDDkMV O AIM WN511F WY,LFa (ll m Oa1S IET6 / 1MR 1E95i FART 1 IOII.A-tT 30 0*0 l AMRI S F90F LFWf MONO 7 FWNM NEK Ol (9R IV 1) - Ol 10 MM IM M "ANAL IEWW T % EFS SMSf01 - 911fA %M ELM S M SWNL VIEW 31 EIFs Opp A9R 8 4• TlnOal IAa,I ?a MDT Ol 32 OA9l. mil 9 WdC IOUER 11O1 1@CI 0E01 - NO TO MT01 Will 2l NOT USED 0 swm SOW IETAL ROOF - PAR FA9a19/ 9ATA I, mm Sam CB ! 22 Sn T lma - caaz x-sxs NOT LSD O C! AS SON (IEDL FA1WPf FtMBES ■Iw ALL O094D SMS). ALL 11TIIr19 S 10 BE Phil 9Abl W TV. El AIDS RC1C IP9 FRRFL 2A �® ST7W91 AND ROESUff - 1XIM 9D4R,EDLDIC O �� OFK N09 ttXllR SIFI�I IRtLY16 SAAGIII gENF ,TINi 2 ox Will MR or 24 am SPm 25 w R&L 90.16i0 AT a•X MF a v a o0 a rr t - to it It th. Ill11711u,nr spate Lisp Iluale• C111S01 z sTA 0 U 0 z Q a Rig 3 0 L LL Z) cn Aas CONSTRUCTION DEPARTMENT 5500 WA171TA BLVD. STE 1600 MINNEAPOUS• MN 55416 PHONE 952.593.9943 FAX 952.593.9767 71 Wcn 4 7I= s cD��G Z� o ;fir NO fr6 /� 00 LL Z OO IrH X W ww PROJECT NUMBER 46457 SHEET NUMBER A101 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: May 1, 2012 TO: Ann Dower, Development Services Rick Perez, Traffic Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue FROM- Matt Herrera, Planning FOR DRC MTG. ON. May 10, 2012 — Internal review and completeness FILE NUMBER(s): 12-101787-00-UP RELATED FILE NOS.: 11-104972-PC PROJECT NAME: BUFFALO WILD WINGS PROJECTADDRESS: 2005 S 320TH ST ZONING DISTRICT.- CC-C PROJECT DESCRIPTION: Proposed 6,031 square foot restaurant building with 1,086 square foot patio and associated improvements to approved pad site. LAND USE PERMITS: Process II PROJECT CONTACT.GOLDEN PROPERTY DEVELOPMENT LLC JARED TAYLOR 1288 PALMERSTON LP MATERIALS SUBMITTED: 1. MLU 2. Submittal Checklist 3. CPTED Checklist 4. Geotechnical Report 5. Assessor Map 6. Vicinity Map 7. Title Report 8. Water/Sewer Availability 9. Site Photos 10. Material Board 11. Plan Set a. b. C. d. Cover Sheet GOO Overall Site Plan A000a Site Plan A000b Service Yard Plan & Elevation A002a Service Yard Details A002b Exterior Elevation A100 Exterior Elevations A101 Partial Floor Plan A200a Partial Floor Plan A200b Site Improvement Plan C-1.0 Civil Notes C-2.0 Landscape Plan L-1.0 March 19, 2012 Attn: Isaac Conlen City of Federal Way 33325 811 Avenue South Federal Way, WA 98063-9718 Tel: 253.835.2643 Subject: Buffalo Wild Wings at The Commons - Design Narrative Dear Mr. Conlen: The overall intent of the design of our building at 2005 South 32011 Street at the Commons at Federal Way is to stay in conformance with the City of Federal Way Design Guidelines while providing elements that add interest to the building and serve to identify our Client, Buffalo Wild Wings, as a new member of the mall and community. Through our pre -application conference on January 511, 2012 and collaboration with the Planning Division at the City of Federal Way we have incorporated a number of architectural elements necessary to meet or exceed the City Center - Core Community Design Guidelines. Those design elements are as follows: Setbacks and Height - We have situated the building on the site such that it is no more than 5 feet from the principal pedestrian right of way on both the North and West sides per the Chapter 19 requirements of the Federal Way Revised Code. Landscaping — Per the submitted Landscape plan we are meeting the requirements set forth for perimeter landscaping, plaza, and building entrance landscaping. The majority of interior parking lot landscaping is already is place as previously constructed by the Landlord; however we will be modifying four of the landscape islands to meet the intent of the City's guidelines. Parking Stall Locations - Per the Community Design Guidelines the parking stall locations do not exceed more than twenty-five percent of linear frontage along the pedestrian right of way. Our linear footage along the pedestrian path is approximately 190 feet. Of these 190 feet, 30 feet are dedicated to the trash service drive. This constitutes sixteen percent of the linear footage on the pedestrian path. - Entrance Facade Location - Our building meets the criteria of having an entrance located on the principal right of way as well as incorporating 40 percent glazing on the principal North and West facades. We have also addressed the secondary facades of the building by incorporating fagade modulation at the East facade as well as applying a strong base material of split face masonry units to the entire building. - Pedestrian Pathways — As part of our site improvements we have extended and connected the pedestrian path from South 320th Street, around the South end of our building, to the existing mall pedestrian path. We have also exceeded the requirements by providing a second pedestrian pathway on the East side of our building connecting South 3201h Street to the mall. All walkways are at least eight feet wide and continuous to meet City guidelines. - Mechanical Equipment— Our building incorporates an equipment roof screen to hide all mechanical equipment. - Garbage and Recycling — We have worked closely with the local waste management company as well as using FWRC19.125.150 to design our garbage service area to meet all requirements, including head -in service to eliminate rolling out of trash containers. We believe that the features of our building and site meet all of the necessary Community Design Guidelines and integrate this project into the community and the mall very well. Sincerely, Jonathan Jaeger MBH Architects 4k CITY Federalo. Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 www.cityoffederalway.com 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; RECEIVED (3) The actual or perceived rewards are less; and �O�z (4) Opportunities for criminal activity are minimized. OR 2 r1Ty ®F FEDERAL WAY CPTED Design Principles CDS CPTED design principles are functionally grouped into three categories: (1) Natural Surveillance. This category focuses on strategies to design the built environment in a manner that promotes visibility of public spaces and areas. (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 k:\Handout \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 section and Functional Area Evaluation addressedbyCPTEDprinciples Performance Performance Standard for Agency Performance Standard Standard Use Only f19hal is the desired outcome of Strategy applying CPTED principles to this functional area K Applirahtc during She Plan Rcv'rw 8 App kabk during Building Prrruil Review Strategy _ Sectt 1.L1: Natural Surveillance Technique which can be used to implement CPTED principles Check Box 1.1 Blind Corners Conform' —Revise indicate by checking this box if Avoid blind corners in pathways and parking lots. this strategy has been used in the NA Com &mments: proposed project Strategy Write-in Pathways should be direct. All barriers along This section can be used to write pathways should be permeable (see through) in a strategy which is not including landscaliing. fmcing etc. m specifically listed but is Consider the installation of mirrors to allow users to employed in the project sec ahead of than and around corners o ❑ Other strafe Process Applicability Indicates when in the review process the identified guideline should be assessed 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 kAHandout \CPTED Instructions 41k FederalCITY 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.cityoffederalway.com 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 ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy a Applicable during Site Plan Review e Applicable during Building Permit Review Section 1.0 Natural Surveillance 1.1 Blind Corners _...Conforms Avoid blind corners in pathways and parking lots. —Revise _NA Comments: IR 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: 1.2 Site and Building Layout —Conforms Allow natural observation from the street to the use, from the Revise use to the street, and between uses _NA Comments: Bulletin #022 - January 1, 2011 Page 1 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Performance Performance Standard Standard Strategy a Applicable during Site Plan Review e Applicable during Building Permit Review Orient the main entrance towards the street or both streets on For Non -Single corners. ■ 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. ■ For Commercial/ 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 parking 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. ■ ❑ Avoid hidden recesses. ■ Locate parking areas in locations that can be observed by adjoining uses. s Open spaces shall be clearly designated and situated at For Common/ locations that are easily observed by people. Parks, plazas, Open Space common areas, and playgrounds should be placed in the front Areas of buildings. Shopping centers and other similar uses should face streets. E Other strategy used:, FE-1 Evaluation for Agency Use Only Bulletin #022 — January 1, 2011 Page 2 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 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 CK screens refuse containers but avoids providing opportunities to hide. ■ Locate waiting areas and external entries to elevators/stairwells ❑ close to areas of active uses to make them visible from the building entry. e ❑ Locate seating in areas of active uses. e Other strategy used: 13 1.4 Entrances —Conforms Provide entries that are clearly visible. Revise _NA Comments: 21 Design entrances to allow users to see into them before entering. ■ Entrances should be clearly identified (Signs must conform to Cff FWRC 19.140.060. Exempt Signs. (Applicable during Certificate of Occupancy Inspection . Other strategy used: IJ 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 ✓ I 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. e 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: El 1.6 Landscaping —Conforms Avoid landscaping which obstructs natural surveillance and Revise allows intruders to hide. —NA Comments: 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 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 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 ✓ I 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 13 Ensure inset or modulated spaces on a building facade, access/egress routes, and signage is well lit. e 13 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 Ig 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 13 Use photoelectric rather than time switches for exterior lighting. e In projects that will be used primarily by older people El (retirement homes, congregate care facilities, senior and/ or community centers, etc.) provide higher levels of brightness in public/common areas. e Other strategy used:. ro-I 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 El 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 13 Evaluation for Agency Use Only —Conforms _Revise NA Continents: 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 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 Performance Performance Standard Standard Strategy s 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 Evaluation for Agency Use Only Other strategy used: 2.2 Entrances —Conforms Avoid confusion in locating building entrances. —Revise _NA Comments: Entrances should be easily recognizable through design fig features and directional signage. (Signs must conform to FWRC 19.140.060. Exempt Signs. ■ ❑ Minimize the number of entry points. ■ Other strategy used: 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 Certifeeate of Occupancy InspectionJ. Other strategy used: 13 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. e 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. e 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 ■ 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: Ensure that landscaping is well maintained, as per FWRC ❑ 19.125.090, 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. ■ 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: 13 Bulletin #022 — January 1, 2011 Page 9 of 9 k:\Handouts\CPTED Checklist - Web date: 04/26/2007 51VER AVAILA,3LiTY: i , y KING COUNTY cERTIMATE.OR � Depatirnent of Development and Environmental Services SEWER AVAILABILITY ABILITY ERUOW Building Services Division _ 900 Oakesdale Avenue Southwest Renton, Washington 9BO57-5212 For alternate formats, call 206-296-6600. 206-296-6600 I fY 206-296-7217 J his certificate provides the Public Health - Seattle & King County Department and the Depariment of Development and Environmental Services with information necessary to evaluate development proposals. ra f Do not write in this box Number Name ❑ Building Permit ❑ Preliminary Plat or PUD isl s-.t ❑ Short Subdivision [& Rezone or other:fCES r/ Applicant's name: } r, t/ Proposed use:�,.�rT�t�.Ik�7-7'- Location (attach map and legal description if necessary): P?SE.( [rF 1. & a. Sewer servicecan be provided by side sewer connection only to an existing IZ ILKt I,>Iplr'1 size sewer 1'` Z6,5 feet from the site and the sewer system has the capacity to serve the proposed use. OR ❑ b. Sewer service will require an improvement to the sewer system of: ❑ (1) feet of sewer trunk or lateral to reach the site; and/or ❑ (2) The construction of a collection system on the site; and/or ❑ (3) Other (describe): l/ 2. a. The sewer system improvement is in conformance with a County approved sewer comprehensive plan. OR ❑ b. The sewer system improvement will require a sewer comprehensive plan amendment. ✓ 3. 0 a. The proposed project is within the corporate limits of the district or has been granted Boundary Review Board approval for extension of service outside the district or city. OR ❑ b. Annexation or Boundary Review Board (BRB) approval will be necessary to provide service. ,t/ 4. Service is subject to the following: a. Connection charge: _ i D 0 CA t.Cu � _k__?E_L) b. Easement(s): C. Other: K^AW 6t(.6 1,,�QdVI M "The District, at its sole discretion, reserves the right to delay or deny sever service hosed upon capacity limitations in District and OthcrPurveyor facilities. * I certify that the above sewer agency information is true. This certification shall be valid for one year from date of signature. LAKEHAVEDI UTILITY DISTRICT u�(� �--' Agency nai-ne. _� Signal name Title 5iglla urea Date sewer availability form.cloc b-cert-sevier-prlf 02-07-2002 Page -1 of 1 Page 2 of 2 © 2006: Lakehaven Utility District neither warrants nor guarantees the accuracy of any facility information shown. Facility locations and conditions are subject to field verification. http://co.lumbia/lion/n-lap.aspx 4/ 18/2012 Web date. 01/26/2007 LIM WATER AVAILABILITY': KING COUNTY CERTIFICATE OF Depar-timent o; Development and Fnvis•osis :entai=3e,vices VVA I'EF'\ V AILABILI-fY Building 5ei- ices Division i~,RU (IN, 900 Oakesdale Avenue Southwest Fenton, Washington 98057-52,12 For altor maze Bt1frm-lam L a, call G(,)1i-2196--w 600, 206-296-6600 I iY 206-296-7217 This certificate provides the Public Health - Seattle & King County Department and the Department of v Development and Environmental Services with information necessary to evaluate development proposals. Do not write in this box NILII fiber Flame ❑ Building Permit ❑ Prelimirlaiy Plat or PLED = r" ❑ Short Subdivision -' W lRezone ar other: rl� _675S ✓ Applicant's name: _ LFl?�iF��lACXS f_t-1C.. rY-jca C-bf_L1F,3 ?R0MO.-ri 8;12i Proposed use: a 6rrlA i_ J Location (attach map and legal description if necessary): �7n- '46 --- 66 tc.{ E% I. a. Watel call be provided by service connection only to an existing ZtiVA I � (N! � 1 (size) wafer `Hain Thal is t] feet from the site. OR , b. Water service will require an improvement to the water system of: ❑ 0) feet of water main to reach the site; and/or ❑ (2) The construction of a distribution system ark the si e; and A rP1Cjl cr �� JM(3) Other (describe): I F AC10 CDO P�fs� o-lyl)(�l � ItL � . { (."(toir,G 40 [ OR L :G7clr, 2. a. The water system is in conformance wr h ounty approved water comprehensive plan. ❑ b. The water system improvement is not in conformance with a County approved water- comprehensive plan and will require a water comprehensive plan amendment. (This may cause a delay in issuance of a permit or approval.) 3. [ a. The proposed project is within the corporate limits of the district, or has been granted Boundary Review Board approval for extension of service outside the district or city, or is within the County approved service area of a private water purveyor. OR IFS b. Annexation or Boundary Review Board (BRB) approval will be necessary to provide service. 4. ❑ a. Water is or will be available at the rate of flow and duration indicated below at no less than 20 psi measured at the nearest fire hydrant I` /-- 41S- feet from the building/property (or as marked on the attached map): Rafe of flow at Peak Demand; ❑ less than 500 ppm (approx. gpm) ❑ 500 to 999 gpm ❑ 1000 gpm or more ❑ flow test of gprn Wcafeulalion of gpm Duration; ❑ less than 1 hour ❑ 1 hour to 2 hours ❑ 2 hours or more Other: (Note: Commercial building permits which include multifamily structures require flow test or calculation.) OR ❑ b. Water system is not capable of providing fire flow. 5. [ a. OR Water system has certificates of water- rights or water right claims sufficient to provide service. ❑ b. Water system does not currently have necessary water rights or water right claims.. Comments/conditions: Wf'!'.t- I certify that the above water purveyor information is true. This certification shall be valid for one year from date of signature. LAKEHAVEN UTILITY DISTRIC`1'IC_c _• ��f;�Sc�r`� Agency name SignatoGy name Title Signature rrl V1.V1 L� �y.3z---..... Flighost Mil .�� •- . Pressure Zone; Elevation of Property>>_._> , Lowest --�- -— - - ; Cst. r rr+? r ..... -- •._..._-..._.. Max. mur i -Me, DiS'triC71,Tat ifs 501P cliscrP•i 011, fSMerles the right: todelay si- cleny wi '.Se1•v [�Melsecl Lipol7 'r ;r catpclC Y iimii:Mons ill D!-,.Viet and OU101• PJ.lr%I*YoI I�IC liiaeS. Water availahilily form Rev_ 05-19-2003 Page I of I Page 2 of 2 12 320TH ,l 1 1� 20 feet Is 45 feet 12 12 12 12 12+ W--"o Oc 2006; Lakehaven Utility District neither warrants not, guarantees the accuracy of any facility information shown. Facility locations and conditions are subject to field verification. littp://coluinbia/lion/niap.aspx 4/18/20:12 LAKEHAVEN UTILITY DISTRICT Hydraulic Model Fire Flow Estimate Request/Reporting For>in Requested By: BIA Date: 2/26/2003 Location to be modeled: Western portion of SeaTac Mall Lakehawn'/a Section Grid: I(-09 Intersection: S 321st St & Pacific Hwy S Add. Descriptions See attached map Pressure Zone: 53, Results By: _ Jolui Bowman Date: 3/6/2003 (form update 9/7/2011 by BIA. Model Run No.: Master Water System Model 2007.net FF #170.1 Condition Pressure (psi) Flow (gpin) Static 46 0 Fite Flow 20 7700 Results By: ' John Bowman Date: 3/6/2003 (form update 9/7/2011 by BIA) Model Run No.: Master Water System Model 2007.1iet FF 9170.2 Condition Pressure (psi) Flow (gpm) Static 46 0 Fire Flow 20 8700 Results By: John Bowman Date: 3/6/2003 (form update 9/7/2011 by BIA) Model Run No.: Master Water System Model2007.net FF #170.3 Condition Pressure (psi) Flow (gpm) Static 46 0 Fire Flow 20 11000 Form Rev. 5/30/08 Results By: Jolm Bowman Date: 3/6/2003 (form update 9/7/2011 by BIA) Model Run No.: Master Water System Model 2007.net FF #170.4 Condition Pressure (psi) Flow (gpm) Static 46 0 Fire Flow 20 12500 Results By: John Bowman Date: 3/6/2003 (form update 9/7/2011 by BIA) Model Run No.: Master Water System Model 2007.net FF #170.5 Condition Pressure (psi) Flow (gpm) Static _ 46 0 Fire Flow 20 4100 NOTES: The above fire flow analyses were performed at five (5) existing hydrants surrounding the west portion of SeaTac Mall (see attached map). Lakehaven's adopted level of service goals for fire flow rates are 1000 gpm within single family residential areas (including duplexes) and 2500 gpm for multi -family, commercial, industrial areas. Model results depict the theoretical performance of the water system under high demand conditions and are not guaranteed to represent actual system performance. A design professional should be consulted for site specific design purposes. The calculated fire flow capacity in the above table is based on a currently available residual system pressure of 20 psi at the location modeled. The model indicates that Lakehaven's standard maximum allowable velocity of 10 fi/s is exceeded at a fire flow rate above 3500 gpm. Fire flow capacities greater than 3500 gpm may be acconunodated through water system improvements. Form Rev. 5/30/08 Chicago Title Insurance Company COMMMM ENT FOR TITLE INSURANCE BY .Chicago We Insurance Company Chicago Title Insurance Company, a Missouri 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 Pro- posed 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 Require- ments; all subject to the provisions of Schedule 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 orpolicies committed for have been inserted in Schedule A by the Company. All liability and obligation under this Commitment shall cease and terminate 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. IN WITNESS W"BEREOF, Chicago 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. +RECEIVED APR 2 3 2012 Chicago Title Insurance Company BY President ATTEST: CM OF FEDERAL WAy secretary ODS FORM 72-83-06 (3/07) ALTA Commitment - 2006 CONDITIONS 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 Amounts 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 <http://www.altaorg/>. FORM 72=83-06 (8/06) i i• ALTA Commitrnent - 2006 CHICAGO TITLE COMPANY 701 FIFTH AVENUE, #2300, SEATTLE, WA 98104 A.L.T.A. COMMITMENT SCHEDULE A Order No.: 1339089 Title Unit: U-06 Customer Number: BLAZIN WINGS Phone: (206)628-5610 Buyer(s): BLAZIN WINGS, INC. Fax: (206)628-9717 Officer: SAVIDIS/CAMPBELL/EISENBREY/HARRIS Commitment Effective Date: APRIL 2, 2012 at 8:00 A.M. I. Policy or Policies to be issued: ALTA Owner's Policy Amount: $ 2, 2 0 0, 0 0 0.0 0 EXTENDED POLICY (6/17/2006) Premium: $3,548.00 COMMERCIAL SHORT TERM/PRIOR POLICY Tax: $ 337.06 RATE Proposed Insured: BLAZIN WINGS, INC., A MINNESOTA CORPORATION Policy or Policies to be issued: ALTA Loan Policy Amount: $ 0.0 0 Premium: Tax: Proposed Insured: Policy or Policies to be issued: ALTA Loan Policy Amount: $ 0.0 0 Premium: Proposed Insured: Tax. 2 . The estate or interest in the land which is covered by this Commitment is: FEE SIMPLE 3 . Title to the estate or interest in the land is at the effective date hereof vested in: STEADFAST COMMONS II, LLC, A DELAWARE LIMITED LIABILITY COMPANY 4. The land referred to in this Commitment is described as follows: SEE ATTACHED LEGAL DESCRIPTION EXHIBIT C0N0& W/ta.C/u.1.a5 CIRCAGO TITLE COMPANY A.L.TA. COMMITMENT SCHEDULE A (Continued) Order No.: 1339089 Your No.: BLAZIN WINGS LEGAL DESCRIPTION EXHIBIT (Paragraph 4 of Schedule A continuation) TRACT "E", THE COMMONS BINDING SITE PLAN, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 241 OF PLATS, PAGE(S) 40 THROUGH 52, INCLUSIVE, IN KING COUNTY, WASHINGTON. CLTACMA6/RDA/OM CHICAGO TITLE COMPANY A.L.TA. COMMITMENT SCHEDULE B Order No.: 1339089 Your No.: BILAZIN WINGS 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 tither utilities, or for garbage collection and disposal not shown by the Public Records. G. Unpatented mining claims, and all rights relating thereto; reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof; Indian tribal codes or regulations, Indian Treaty or aboriginal rights, including easements or equitable servitudes. H. Water rights, claims or title to water. I. Defects, liens, encumbrances, adverse claims or other matters, if any, created, fist 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. SPECIAL EXCEPTIONS FOLLOW WLTACOMB bk 05/17/07 CHICAGO TITLE COMPANY A.L.TA. COMMITMENT SCHEDULE B (Continued) Order No.: 001339089 YourNo.: BLAZIN WINGS SPECIAL EXCEPTIONS A 1. CONSTRUCTION, OPERATION AND RECIPROCAL EASEMENT AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: SEA-TAC MALL ASSOCIATES, A LIMITED PARTNERSHIP AND: SEARS, ROEBUCK AND CO., A NEW YORK CORPORATION RECORDED: JANUARY 13, 1975 RECORDING NUMBER: 7501130291 REGARDING: MALL ENCLOSURE AND PARKING, UTILITY AND CONSTRUCTION EASEMENTS 3 SAID INSTRUMENT HAS BEEN MODIFIED BY SECOND AMENDMENT RECORDED UNDER RECORDING NUMBER 9704011390. SAID INSTRUMENT REFERENCES EARLIER UNRECORDED AGREEMENTS AND AMENDMENT TO THE ORIGINAL AGREEMENT. C 2. LICENSE AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: STEADFAST COMMONS, L.L.C., A WASHINGTON LIMITED LIABILITY COMPANY AND: THE CITY OF FEDERAL WAY RECORDED: SEPTEMBER 15, 2006 RECORDING NUMBER: 20060915000743 REGARDING: PERMISSION TO ENTER THE PREMISES FOR INSPECTION OF WORK OR PERFORMANCE OF ANY MAINTENANCE OR WORK PROVIDED FOR IN THAT CERTAIN UNRECORDED AGREEMENT AND PERFORMANCE/MEAINTENANCE BOND DATED AUGUST 18, 2006. D 3. COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICATIONS AND SETBACKS, IF ANY, SET FORTH IN OR DELINEATED ON THE PLAT OF SEA TAC MALL AS RECORDED IN VOLUME 97 OF PLATS, PAGES 39 THROUGH 42, INCLUSIVE, RECORDED UNDER RECORDING NUMBER 7409170549, IN KING COUNTY, WASHINGTON. E 4. COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICATIONS CLTACMBl/RDA/OM N F G H FA CHICAGO TITLE COMPANY A.L.TA. COMMITMENT SCHEDULE B (Continued) Order No.: 1339089 Your No.: BLAZIN WINGS SPECIAL EXCEPTIONS AND SETBACKS, IF ANY, SET FORTH IN OR DELINEATED ON THE PLAT OF THE COMMONS BINDING SITE PLAN. SAID PLAT HAS BEEN MODIFIED BY AFFIDAVIT OF MINOR CORRECTION RECORDED UNDER RECORDING NUMBER 20071101001278. 5. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: LAKEHAVEN SEWER DISTRICT AND: SEATAC MALL ASSOCIATES, A LIMITED PARTNERSHIP RECORDED: APRIL 18, 1975 RECORDING NUMBER: 7504180323 REGARDING: SEWAGE FACILITIES 6. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: SEATAC MALL ASSOCIATES AND: SWEBS, INC. DBA AUNTIE ANNE'S RECORDED: MARCH 30, 1995 RECORDING NUMBER: 9503301413 REGARDING: WASTEWATER PRETREATMENT 7. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: H.M.A. ENTERPRISES-SEA-TAC MALL, L.P., A DELAWARE LIMITED PARTNERSHIP AND: ATLANTIC RICHFIELD COMPANY, A DELAWARE CORPORATION RECORDED: JANUARY 3, 2001 RECORDING NUMBER: 20010103000488 REGARDING: ENVIRONMENTAL CONTAMINATION 8. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: STEADFAST SEA-TAC I, LLC, STEADFAST SEA-TAC II, LLC, STEADFAST SEA-TAC III, LLC, AND STEADFAST SEA-TAC IV, LLC, [1.TACN-fH2 jRDA/0M CHICAGO TITLE COMPANY A.L.TA. COMMITMENT SCHEDULE B (Continued) Order No.: 1339089 Your No.: BLAZIN WINGS SPECIAL EXCEPTIONS AND: LAKEHAVEN UTILITY DISTRICT RECORDED: APRIL 12, 2004 RECORDING NUMBER: 20040412000612 REGARDING: WATER AND SEWER DISTRIBUTION SYSTEMS IN CONJUNCTION WITH SEA-TAC MALL RENOVATION J SAID UTILITY AGREEMENT WAS MODIFIED BY AGREEMENT RECORDED UNDER RECORDING NUMBER 20041021000096. K 9. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: STEADFAST COMPANIES AND: LAKEHAVEN UTILITY DISTRICT RECORDED: MARCH 15, 2006 RECORDING NUMBER: 20060315000859 REGARDING: SANITARY SEWER AND WATER DISTRIBUTION FACILITIES TO COMMONS RETAIL PADS L 10. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: STEADFAST COMPANIES AND: LAKEHAVEN UTILITY DISTRICT RECORDED: MARCH 15, 2006 RECORDING NUMBER: 20060315000860 REGARDING: SANITARY SEWER AND WATER DISTRIBUTION FACILITIES TO CENTURY THEATER M NOTE: THE LIEN CREATED BY PARAGRAPH 24 OF SAID AGREEMENT WAS RELEASED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER 20080527001670. 0 11. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: STEADFAST COMMONS LLC, A WASHINGTON LIMITED LIABILITY COMPANY AND: CITY OF FEDERAL WAY, A MUNICIPAL CORPORATION CLTACMB2/RDA/OM P N R CHICAGO TITLE COMPANY A.L.T.A. COMMITMENT SCHEDULE B (Continued) RECORDED: RECORDING NUMBER: REGARDING: Order No.: 1339089 Your No.: BLAZIN WINGS SPECIAL EXCEPTIONS MAY 30, 2007 20070530001644 TRACT "X" AND "Y" OF SAID PLAT 12. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: STEADFAST COMMONS II, A DELAWARE LIMITED LIABILITY COMPANY AND: LAKEHAVEN UTILITY DISTRICT, A MUNICIPAL CORPORATION RECORDED: DECEMBER 19, 2007 RECORDING NUMBER: 20071219002154 REGARDING: INSTALLATION AND USE OF UNDERSIZED BUILDING SEWER PIPE 13. NOTICE OF ADDITIONAL TAP OR CONNECTION CHARGES: GIVEN BY: RECORDED: RECORDING NUMBER: WATER DISTRICT NO. 124 JUNE 1, 1981 8106010916 14. PAYMENT OF THE REAL ESTATE EXCISE TAX, IF REQUIRED. THE PROPERTY DESCRIBED HEREIN IS SITUATED WITHIN THE BOUNDARIES OF LOCAL TAXING AUTHORITY OF CITY OF FEDERAL WAY. PRESENT RATE 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. (NOTE: A DEED EXEMPT FROM EXCISE TAX IS STILL SUBJECT TO THE $5.00 TECHNOLOGY FEE AND AN ADDITIONAL $5.00 AFFIDAVIT PROCESSING FEE). S 15. 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): CLTACMB2/RDA/0999 CHICAGO TITLE COMPANY A.L.TA. COMMITMENT SCHEDULE B (Continued) Order No.: 1339089 Your No.: BLAZIN WINGS SPECIAL EXCEPTIONS YEAR: TAX ACCOUNT NUMBER: LEVY CODE: ASSESSED VALUE -LAND: ASSESSED VALUE -IMPROVEMENTS: GENERAL & SPECIAL TAXES: 2012 762240-0014-09 1202 $ 296,500.00 $ 0.00 BILLED: $ 4,042.47 PAID: $ 0.00 UNPAID: $ 4,042.47 AP AFFECTS: TRACT "E" AND AN UNDIVIDED INTEREST IN TRACT "Y" T NOTE: IF THE TAX AMOUNT IS NOT EVENLY DIVISIBLE INTO TWO PAYMENTS, KING COUNTY WILL REQUIRE THE HALF PAYMENT BE ROUNDED UP TO THE NEXT CENT. FAILURE TO ROUND UP THE HALF PAYMENT MAY RESULT IN REJECTION OF THE TAX PAYMENT BY THE COUNTY. U 16. DEED OF TRUST AND ASSIGNMENT OF RENTS AND/OR LEASES, AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: STEADFAST COMMONS II, LLC, A DELAWARE LIMITED LIABILITY COMPANY TRUSTEE: FIRST AMERICAN TITLE INSURANCE COMPANY BENEFICIARY: ROYAL BANK OF CANADA, A CANADIAN CHARTERED BANK AMOUNT: $ 75,000,000.00 DATED: MAY 3, 2007 RECORDED: JULY 9, 2007 RECORDING NUMBER: 20070709001480 THE AMOUNT NOW SECURED BY SAID DEED OF TRUST AND THE TERMS UPON WHICH THE SAME CAN BE DISCHARGED OR ASSUMED SHOULD BE ASCERTAINED FROM THE HOLDER OF THE INDEBTEDNESS SECURED. AB AFFECTS: INCLUDES OTHER PROPERTY CLTACMB2/RDA/0M CMCAGO TITLE COMPANY A.L.TA. COMMITMENT SCHEDULE B (Continued) Order No.: 1339089 YourNo.: BLAZIN WINGS SPECU L EXCEPTIONS V SAID DEED OF TRUST IS A RE-RECORDING OF DEED OF TRUST RECORDED UNDER RECORDING NUMBER 20070503000517. W ASSIGNMENT OF SAID DEED OF TRUST: DATED: OCTOBER 14, 2010 RECORDED: OCTOBER 20, 2010 RECORDING NUMBER: 20101020000856 ASSIGNEE: BAI FEDERAL COMMONS LLC, A DELAWARE LIMITED LIABILITY COMPANY X 17. ASSIGNMENT OF LEASES AND RENTS GIVEN FOR SECURITY AND THE TERMS AND CONDITIONS THEREOF: ASSIGNOR: STEADFAST COMMONS II, LLC, A DELAWARE LIMITED LIABILITY COMPANY ASSIGNEE: ROYAL BANK OF CANADA, A CANADIAN CHARTERED BANK DATED: MAY 3, 2007 RECORDED: MAY 3, 2007 RECORDING NUMBER: 20070503000518 AC AFFECTS: INCLUDES OTHER PROPERTY Y ASSIGNMENT OF SAID ASSIGNMENT OF LEASES AND RENTS: DATED: - OCTOBER 14, 2010 RECORDED: OCTOBER 20, 2010 RECORDING NUMBER: 20101020000857 ASSIGNEE: BAI FEDERAL COMMONS LLC, A DELAWARE LIMITED LIABILITY COMPANY 2 18. FINANCING STATEMENT AND THE TERMS AND CONDITIONS THEREOF: SECURED PARTY: ROYAL BANK OF CANADA DEBTOR: STEADFAST COMMONS II, LLC COVERS: PERSONAL PROPERTY AND FIXTURES LOCATED ON PROPERTY HEREIN DESCRIBED C AC.MAzjRDA/0999 CHICAGO TITLE COMPANY A.L.TA. COMMITMENT SCHEDULE B (Continued) Order No.: 1339089 Your No.: BLAZIN WINGS SPECIAL EXCEPTIONS RECORDED: MAY 3, 2007 RECORDING NUMBER: 20070503000519 AA AFFECTS: INCLUDES OTHER PROPERTY AD ASSIGNMENT OF FINANCING STATEMENT AND THE TERMS AND CONDITIONS THEREOF: RECORDED: OCTOBER 20, 2010 RECORDING NUMBER: 20101020000858 ASSIGNEE: BAI FEDERAL COMMONS LLC, A DELAWARE LIMITED LIABILITY COMPANY AE 19. UNRECORDED LEASEHOLDS, IF ANY, RIGHTS OF VENDORS AND HOLDERS OF SECURITY INTERESTS ON PERSONAL PROPERTY INSTALLED UPON SAID PROPERTY AND RIGHTS OF TENANTS TO REMOVE TRADE FIXTURES AT THE EXPIRATION OF THE TERM. AF 20. TERMS AND CONDITIONS OF THE LIMITED LIABILITY COMPANY AGREEMENT FOR STEADFAST COMMONS II, LLC. AG NOTE: A COPY OF THE LIMITED LIABILITY COMPANY AGREEMENT, AND AMENDMENTS THERETO, IF ANY, MUST BE SUBMITTED. AH 21. ANY CONVEYANCE OR MORTGAGE BY STEADFAST COMMONS II, LLC, MUST BE EXECUTED IN ACCORDANCE WITH THE LIMITED LIABILITY COMPANY AGREEMENT AND BY ALL THE MEMBERS, OR EVIDENCE MUST BE SUBMITTED THAT CERTAIN DESIGNATED MANAGERS/MEMBERS HAVE BEEN AUTHORIZED TO ACT FOR THE LIMITED LIABILITY COMPANY. AI 22. IT IS OUR UNDERSTANDING THAT THE PROPOSED TRANSACTION WILL INVOLVE THE INSURANCE OF A LEASEHOLD ESTATE WHICH HAS NOT YET BEEN ESTABLISHED OF RECORD. DOCUMENTS NECESSARY TO CREATE SAID INTEREST MUST BE SUBMITTED FOR OUR REVIEW AND APPROVAL. IF ONLY A MEMORANDUM OR SHORT FORM OF LEASE IS TO BE RECORDED, THE FULL INSTRUMENT, TOGETHER WITH ALL AMENDMENTS, MUST BE SUBMITTED. AJ 23. THE LEGAL DESCRIPTION IN THIS COMMITMENT IS BASED ON INFORMATION PROVIDED WITH THE APPLICATION AND THE PUBLIC RECORDS AS DEFINED IN THE POLICY TO ISSUE. THE PARTIES TO THE FORTHCOMING TRANSACTION MUST CLTACMB2/RDA/0999 CHICAGO TITLE COMPANY A.L.TA. COMMITMENT SCHEDULE B (Continued) Order No.: 1339089 Your No.: BLAZIN WINGS SPECIAL EXCEPTIONS NOTIFY THE TITLE INSURANCE COMPANY PRIOR TO CLOSING IF THE DESCRIPTION DOES NOT CONFORM TO THEIR EXPECTATIONS. AP 24. IMPORTANTII THIS TRANSACTION HAS NOT BEEN APPROVED FOR INSURANCE AGAINST UNRECORDED LABOR AND MATERIAL LIEN RIGHTS NOR FOR MATTERS THAT COULD BE DISCLOSED BY AN ACCURATE AND COMPLETE SURVEY OF THE LAND. YOU MAY NOT CLOSE UNTIL YOU HAVE RECEIVED A SUPPLEMENTAL FROM THE TITLE UNIT ADDRESSING THIS PARAGRAPHI TO PROVIDE AN EXTENDED COVERAGE OWNER'S POLICY GENERAL EXCEPTIONS A THROUGH D WILL BE CONSIDERED WHEN OUR INSPECTION AND/OR REVIEW OF SURVEY, IF REQUIRED, IS COMPLETED. GENERAL EXCEPTIONS E THROUGH H WILL REMAIN IN THE OWNER'S POLICY TO ISSUE. A SUPPLEMENTAL COMMITMENT WILL FOLLOW. IF THE ANTICIPATED CLOSING DATE IS LESS THAN 4 WEEKS FROM THE DATE OF THIS COMMITMENT, PLEASE CONTACT YOUR TITLE OFFICER IMMEDIATELY. AR 25. PRIOR TO ISSUING AN EXTENDED FORM OWNER'S POLICY THIS COMPANY REQUIRES THAT THE PARTIES TO THE TRANSACTION PROVIDE AN ALTA/AGSM CERTIFIED, AS -BUILT SURVEY. AK NOTE 1: THE PREMIUM FOR THE EXTENDED COVERAGE OWNER'S POLICY IS ITEMIZED AS FOLLOWS: DESCRIPTION AMOUNT STANDARD COVERAGE: $ 2,281.00 SALES TAX: $ 216.70 EXTENDED COVERAGE SURCHARGE: $ 1,267.00 SALES TAX ON SURCHARGE: $ 120.37 TOTAL PREMIUM, INCLUDING TAX: $ 3,885.07 YOUR INVOICE, TO FOLLOW, WILL CONTAIN THE FOLLOWING CHARGES: INSPECTION CHARGE: $ 215.00 SALES TAX: $ 20.43 TOTAL CHARGES, INCLUDING TAX: $ 4,120.50 CLTACMB2/RDA/OM CHICAGO TITLE COMPANY A.L.TA. COMMITMENT SCHEDULE B (Continued) Order No.: 1339089 Your No.: BLAZIN WINGS SPECIAL EXCEPTIONS AL NOTE 2: IN THE EVENT THE OWNER'S POLICY COVERAGE IS CHANGED FROM EXTENDED TO STANDARD COVERAGE A CHARGE OF $215.00, PLUS $20.43 SALES TAX, WILL BE ADDED TO COVER THE COSTS RELATING TO THE EXTENDED COVERAGE INSPECTION. AM NOTE 3: ANY MAP FURNISHED WITH THIS COMMITMENT IS FOR CONVENIENCE IN LOCATING THE LAND INDICATED HEREIN WITH REFERENCE TO STREETS AND OTHER LAND. NO LIABILITY IS ASSUMED BY REASON OF RELIANCE THEREON. AN NOTE 4: 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 $50.00 SURCHARGE. FOR DETAILS OF THESE STATEWIDE REQUIREMENTS PLEASE VISIT THE KING COUNTY RECORDER'S OFFICE WEBSITE AT WWWT.KINGCOUNTY.GOV/BUSINESS/RECORDERS.ASPX AND SELECT ONLINE FORMS AND DOCUMENT STANDARDS. THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE DOCUMENTS TO BE RECORDED TO COMPLY WITH THE REQUIREMENTS OF RCW 65.04. SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WHICH MUST ALSO APPEAR IN THE BODY OF THE DOCUMENT: TRACT "E", VOLUME 241 OF PLATS, PAGE 40. END OF SCHEDULE B CLTACMB2/RDA/OM Sa'3 S. 324TH PROPOSED BUFFALO WILD WlHG$ S. 320TH STREET,,, i -1 �r un.- l N W m z c m O C 2 VICINITY MAP MT.& BUFFALOWILD WINGS 16APR 2012 PROJECT NO: 46457 1470 MANNER SOME LOOP A""'A." +1111 M SOUTH 320TH STREET ;.EL5 ....... FEDERAL WAY, WA 98003 IAR /tf 111,1611 R -- M `LMWE-A r = mil- s.. APR ?1 3 ZQ1?- ,-ITy OF FED ER.Aa.WAY EDS r St S Zir7n — • r �L �1 +' 1 f RECEIVED APR 2 3 2012 CITY OF FEDERAL WAY CDS . .>n � � �; ~� � _ ` � � r �, •. _ _ '�..._ .. _ �—.s.-�'1��,-�_ ��- i,�.-ter - t . � -Cgtflri' ld Zn ;LO Feed_. II � r� � ....� � I� �� i r f�liil Countr'1•; t'd � P 1. Ij � � � � =. •,' �_ � � � .a. •�%�: �-ca_ -wefs i•�s.• �t _ LI, r "�iilf�Uliili,llri irll:nl lfl .�. "�. s. J - ry '►.�.CC_'-' .r- -___ --,. r.. .+-wit ��r �!t�. /r+"• ICt Oa'C: �"" �.�.�• - - _ �� ; I .� ate. � r...'�w"�sti.- H�ir C;i�rP Y '4; >=- --��i�'+=a�-5�3201h - ._ '�r��'�*-- _ _ a�C��m,c��:?•rava _ _ -- :�,M5 _��►.'1�� a1Cwl�lSh3� th'St`— = '^l��r — — —i7st- �..�� ,r . '2r` ti'. y. } .�'" --• �.. -��,, rdcGralfi SA� ':.,.�.c sue: .:. lrrrll 1S "- T- _ �:air*n na• r .� ,-�P„I�ti, �i,-4' w. \fi: nliirl sc'Yf '�'-7,�-5UEiti�� Y _ � F1rJ•,ic!•(1` r 5 7, Ar .�. -[y � i�ulf lllOr�• - :`- (,.p �, •C � �� 1Z Vt ..� ' � ' r4 y,.1••Gu as' ar . If ... ,4 _ ♦� ,J r --lC�i *• rah:. + y.l 430, 4k4 r _ tr - � �' - �17n II•Y,�Ill�r•11Gr-.. :+ - '4 >•t' ❑UCI�Ij1l:l'IS9 rr [:gi5: I� � lrli!1iICG1 11 W6 * -.1m 325 SLOPE ESM7. S.C. M 535007 791.91 N 83-16-31 W O COUNTY 8107060253 (AUBURN - WESTERLY THRU PEASLEY CANYON; P.PPR. 5-10-1932.) FOR RELINQ. TO COUNTY 8107060253 C \ `o 23168M 16 15.80 AC 688456N a U) m � 3 s r Q m o 0.34 C. 9020 z ~ o z SS;S �yA �A PRIVATE ROAD 05 164 , 4Q TR. X 35.E UND A 61.6< Q'S•�.d FN s)�'$ 14.31 �s W LOT 1 39656 SF 9270 N 88-16-3'- W 173. 7 .o O n .40 r r E. + + U) N O O --1 1304.25 E'.n 1206.92 89-34-08 W N 89-15-08 W (AUBURN-WLY. THRU PEASLEY CANYON) q� APPR. 5-10-32; SHEETS 1 & 2 OF 6 { 5 88-16-31 E r" 5� A TR Y 91 529M N UND INT f� TRACT E TRACT D f M N 18431# c� 16476# E_,C.13 TRACT X oc: R, 138-44 21920# 00'6 ,y c N N +�7 N LOT 2 0� N LOT 3 O r z 20465M 16624 SF S`^ 9196 OR- 6-31W rs 6 .11 rn 30.E 63.83 1E)5.17 o N 88-16-31 W 4eE. iSFIc, N E-+ FO+ 7-2-32 (S.R.5)(P.S.H. NO. 1) s 88-16-31 E PIERCE CO. LINE TO JC APPROVED 10-28-1958 SHEET 8 & 10 OF REV. 9-26-77 247.94 Q TRACT uj "' w « t Lu LL- (—) Li- L r r 0 N r m r CITY OF Fades I VVay SEC EIV r D MASTER LAND USE APPLICATION 3 2012 APR DMARTM -NT OF COMMUNrry BEVELOPMF,m SERVICES 33325 8`" Avenue Sou[h CITY ©R FEDERALMAY Federal Way, WA 98003-6325 CDS 253-835-2607; Fax 253-835-2609 wivw,citvnfFcderalway.crini APPLICATION NO(S) _ O Date 4J 1112 Project Name Buffalo wiid Wings Property ddr tion 210 5 South 520th Street_ Feder -al Way; sk.'A Parcel Numbers) 7022400014 Proposed new 6.031. sGl. P. fi. estaiiding restaurant with ! � I6 sq. FT- e)a i ? and a;»oclated site irriproverno.ilts, Project Description PLEASE PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone _ Land Surface Modification Lot Line Elimination Preapplication Conference Process I (Director's Approval) X Process El (Site Plan Review) Process III (Project Approval) Process 1V (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use _ Short Subdivision _ Subdivision Variance: Comtnercial/Residential Required Information Ci[1 Center Core WC-C1 Zoning Designation Comprehensive Plan Designation Value of Existing Improvements s L950.0040 Value of Proposed Improvements International Building Code (IBC): A—:2 Occupancy Type V-13 Full; �prinklered Construction Type Applicant Name:131azin Wings, Inc. C/O Golden. Proueirv, Development LL.C: Address: 1298 11aimerst€`•n Loop ';itn 1!`lark :=ernandez City/State: Roesi1=, CA Zip: 95678 Phone:909_2.*8_? i 7? Fax: 916-390-9769 Email: mark<<t< ci enptl.eoi7i Signature: Agent (if different than Applicant) Some as above Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: Stead ast.(:arnmors 11.. 1-1_C.' Artil..iatnes Paka Address: i 8 t 00 Von i arman, Suite �;00 City/State: Irvine, (-'A Zip: 926 1: Phone: 49-623-7709 Fax: 944-77'71-8204 Email:Ipalutar; e< Fa Com.par' Signature: Bulletin #t003 - January 1, 2011 Page 1 of 1 . k:lHandoutslMaster Land Use Application GEOENGINEERi August 9, 2006 Steadfast Commercial Properties 4343 Von Karman, Suite 300 Newport Beach, California 92660 Attention: Lance Emery Subject: Summary Letter Geotechnical Construction Monitoring Services Building Pad E The Commons in Federal Way Federal Way, Washington File No. 11028-004-02 INTRODUCTION This summarizes our construction observation services for the Building Pad E and surrounding improvements located at The Commons at Federal Way in Federal Way, Washington. Geotechnical recommendations for this project were provided in our report dated January 20, 2006. We observed earthwork activities during removal of existing fill and preparation of the building pad between May 8, 2006 and June 6, 2006. Our services were coordinated directly with you, the project general contractor, S.D. Deacon and/or the project earthwork contractor, Ceccanti, Inc. Daily field reports summarizing our observations during earthwork activities for the building pad have been forwarded to you during the project. A total of 12 site visits were made to observe utility installation and slab subgrade preparation. SUMMARY Our services during this portion of the project included observing the removal of existing fill, placement of structural fill and preparation of the new slab subgrade. We also performed laboratory testing, compaction testing of structural fill and slab subgrade soil and observed placement of capillary break -material. Compaction testing was conducted using a nuclear -moisture density gauge and by probing with a 1/2-inch-diameter steel rod. Laboratory testing consisted of modified Proctor tests in general accordance with American Society for Testing and Materials (ASTM) D 1557 and sieve analysis tests in accordance with ASTM C 136. Details of our field testing procedures, test locations and our observations are included in the daily field reports. The contractor was notified if areas did not meet compaction specifications or if subgrades were observed to be non -uniform or yielding. We notified you if soil material did not meet gradation requirements and/or the recommendations presented in our report. Based on our observations and testing, areas that did- not meet compaction or material that did not meet specifications were satisfactorily remediated or alternative materials were used as described in our field reports. RECEIVED APR 2 3 Z01Z CLTY OF FEDERAL WAY CDS Eanh Selene$ + Technology 1 101 S Fawcett Ave telephone 253.363,4940 Suite 200 facsimile 253.363.4923 Tacoma, WA 90402 aebsite www.gooengincers.com Steadfast Commercial Properties August 9, 2006 Page 2 CONCLUSION Based on compaction test results, laboratory test results and field observations it is our opinion that the building pad has been prepared or placed and compacted in general accordance with the project plans and specifications and our recommendations. We appreciate the opportunity to provide geotechnical engineering services for this project. Please call if you have any questions regarding this report. Yours very truly, GeoEnginecrs, Inc. Eric W. Heller, PE, LG Project Geotechnical Engineer CWH:GIiS:gb TACU:\l I\I1028004\02\Finals\I 102800402L Pad li.doc Garry H. Squires, PE, LG, LEG Principal Disclaimer Any electronic form, facsimile or hard copy of the original document (email, text, table, andlor figure), if provided, and any attachments are only a copy of the original document. The original document is stored by Geol:ngineers, Inc, and will serve as the official document of record. EXPIRrs 10,1t3�fJ rue No. 11028-004-02 GEoENGINEER . REPORT GEOTECHNICAL ENGINEERING SERVICES THE COMMONS IN FEDERAL WAY FEDERAL WAY, WASHINGTON JANUARY 20, 2006 FOR STEADFAST COMMERCIAL PROPERTIES G EO E N G I N E E R, S File No. 11018-004-00 Geotechnical Engineering Services File No. 11028-004-00 January 20, 2006 Prepared for: Steadfast Commercial Properties 4343 Von Karman, Suite 300 Newport Beach, California 92660 Attention: Lance Emery Prepared by: GeoEngineers, Inc. 1101 South Fawcett Avenue, Suite 200 Tacoma, Washington 98402 (253) 383-4940 GeoEngineers, Inc. Teresa A. Dugger, PE Geotechnical Engineer �r Garry H. Squires, PE, LG, LEG Principal TAD:GI IS:It TACOAI IU 10280041001Finals\I 102800400R.doc CopyrightO 2006 by GcoEngineers, Inc. All rights reserved, rkrvnr.:s�li.!r')� Disclaimer: Any electronic form, facsimile or bard copy of the original document (email, text, table, and/or figure), if provided, and any attachments are only a copy of the original document. The original document is stored by GeoEngineers, Inc, and will serve as the Official document of record, File No. I1028-004-00 TABLE OF CONTENTS INTRODUCTION..', .......... I ............................... SCOPE OF SERVICES .......:....................... SITE CONDITIONS ......................:......................... SURFACE CONDITIONS ............................ GEOLOGIC CONDITIONS .......................... SUBSURFACE CONDITIONS ..................... General............................................... Fill....................................................... Organic Silt ......................................... Glacial Outwash................................. Groundwater ....................................... Page No. ......................................................................1 ..................................................................................1 ................................................................................. 2 ................................................................................. 2 ........................................................................... 2 .................................................... ....................12 ................................................................................. 2 ................................................................................ 3 ..........................---.................................................... 3 ...................................................................................... 3 ....................................................................................... 4 CONCLUSIONS AND RECOMMENDATIONS..............................................................................................4 FOUNDATIONSUPPORT OPTIONS................................................................................................. 5 General............................................................................................................. .... ..................... 5 FillReplacement........................................................................................................................ 5 DrilledAggregate Piers.............................................................................................................. 5 PileSupport .............................................................................................................._...._............6 SHALLOWFOUNDATIONS............................................................... :..................... .......................... 6 General...................................................................................................................................... 6 FootingExcavations.................................................................................................................. 6 BearingCapacity...................................... ................................................................................ 7 FoundationSettlement .............................. __............................................................................ 7 LateralResistance...................................................................................................................... 7 ON -GRADE SLABS......................................................................................................... .................. 7 SEISMIC DESIGN CONSIDERATION................................................................................................8 RegionalSeismicity.................................................................................................................. 8 SeismicDesign..........................................................................................................................8 LiquefactionPotential............................................................................................................... 8 STORMWATERVAULT SUPPORT...................................................................................................9 FoundationSupport ...................................................................................................................9 LateralEarth Pressures.............................................................................................................9 LateralResistance.....................................................................................................................9 SITE DEVELOPMENT AND EARTHWORK ...... ....................................... ....................................... 10 General.................................................................................................................................... 10 SitePreparation....................................................................................................................... 10 SubgradeEvaluation ................................. ................... ...._...................................................... 10 Earthwork................................................................. ................................................................ 10 Wet Weather Recommendations ......... •............................................................................. 11 FillMaterials ............................................ ............. ................................................................. _ 12 FillPlacement and Compaction...............................................................................................13 PermanentSlopes................................................................................................................... 13 DrainageConsiderations......................................................................................................... 13 File No. 11028-004-00 January 20, 2006 Page GMENGINEER . TABLE OF CONTENTS (CONTINUED) LIMITATIONS ........................................... List of Tables Table 1. Compaction Criteria Outside the Building Footprint ........................................ List of Figures Figure 1. Vicinity Map Figure 2. Site Plan APPENDICES APPENDIX A — FIELD EXPLORATIONS AND LABORATORY TESTING Appendix A Figures Figure A-1. Key to Exploration Logs Figures A-2 through A-14. Log of Borings Figure A-15. Sieve Analysis Results ......... •...A-1 APPENDIX B — REPORT LIMITATIONS AND GUIDELINES FOR USE.. ............. ........................ B-1... B-4 File No. 11028-004-00 Page ii January20, 2006 GWENGINEER� REPORT GEOTECHNICAL ENGINEERING SERVICES THE COMMONS IN FEDERAL WAY FEDERAL WAY, WASHINGTON FOR STEADFAST COMMERCIAL PROPERTIES INTRODUCTION This report presents the results of our geotechnical engineering services associated with five proposed building pads and associated improvements at The Commons in Federal Way, Washington. The approximate project location area is shown on the Vicinity Map, Figure 1. The approximate building pad locations are shown on the Sit Plan, Figure 2. Our understanding of the project is based on information you provided and our prior experience at The Commons. We understand that Steadfast, Commercial Properties will develop and prepare five building pads (Pads C, D, E, F and G) that will be turned over to others for construction of single -story commercial buildings. Other improvements at the site will include three water quality stormwater detention vaults that we assume will be installed to depths of 5 to 8 feet below grade. We also assume that building foundation loads would not exceed about 3 kips per lineal foot along continuous wall footings and 150 kips for column footings. SCOPE OF SERVICES The purpose of our geotechnical engineering services is to evaluate subsurface soil and groundwater conditions at the site as a basis for developing geotechnical recommendations for site preparation and foundation support of proposed single -story commercial buildings and water quality stormwater detention vaults. Our specific scope of services includes the following: 1. Review existing underground utility plans provided by you to check for potential utility conflicts. We marked the exploration locations and notified the one -call utility notification system as required by Washington State Law. 2. Explore subsurface conditions at 13 locations at the site. Subsurface explorations were completed using truck -mounted hollow -stem auger drilling equipment. We advanced the borings to depth between 10 and 15 feet below existing grade. Drill cuttings were disposed off site by the drilling contractor. 3. Laboratory testing to evaluate pertinent engineering properties of the encountered materials. Our test program included moisture content tests and gradation analysis of selected samples. 4. Develop recommendation for site preparation and earthwork. We also discuss construction considerations for earthwork activities during wet weather conditions. 5. Evaluate suitability of on -site soil for use as structural fill, including recommendations for fill placement and compaction. We also provide gradation criteria for imported structural fill. 6. Provide recommendations for temporary slope inclinations. 7. Develop recommendations for spread footings. We include allowable soil bearing pressure, minimum footing size, embedment depth and settlement estimates. We also provide recommendations for lateral load resistance, including the coefficient of base friction and soil File No. 11028-004-00 Page I Januar7,20, 2006 GWENGINEER� passive pressure. Because organic soil was encountered at the site at three of the five building pads, we are also providing alternate foundation recommendations, including drilled caissons and drilled aggregate piers. 8. Provide recommendations for floor slab subgrade preparation, including a modulus of subgrade reaction for on -grade floor slab design. We will also provide criteria for moisture/vapor barriers, if appropriate. 9. Provide recommendations for lateral earth pressures for design of the stormwater vault walls. We also discuss drainage considerations. 10. Provide seismic design considerations in general accordance with the 2003 International Building Code (IBC). SITE CONDITIONS SURFACE CONDITIONS The project site includes five new building pads (C, D, E, F and G), which are located on the north end of The Commons in Federal Way. The approximate locations of the building pads are shown on Figure 2. The project site is bounded to the north by landscaping, Portland cement concrete sidewalk and South 320th Street. To the south, east and west, the project site is bounded by asphalt concrete pavement (ACP) driveways and parking areas. The main mall structure is located to the south of the project site. The project site is presently used as mall parking and is observed to be paved with ACP. The topography of the site is relatively level. Utilities in the project area include storm drains, sanitary sewer, gas, electric, water, irrigation and telephone. We understand development of three new stormwater detention vaults, identified on Figure 2, are also part of the project improvements. GEOLOGIC CONDITIONS Geologic conditions at the site were reviewed using the recently published Geologic Map of Poverty Bay 7.5-Minute Quadrangle, King and Pierce Counties, Washington (Booth, Waldron and Troost, 2004). This reference maps the subject property as being underlain by Quaternary glacial till. Mantling the till are glacial recessional outwash deposits and wetland (Holocene) deposits. The United States Geological Survey topography map of the Poverty Bay Quadrangle shows several small ponds in the vicinity of The Commons at Federal Way Mall (USGS, 1994), which are generally characteristic of a shallow recessional glacial lacustrine deposit or a buried Holocene wetland deposit. We interpret the native silt and sand encountered beneath the organic silt to be glacial deposits of either outwash or interbeds within till. SUBSURFACE CONDITIONS General We explored subsurface conditions at the site on September 29, 2005 by drilling and sampling thirteen hollow -stem auger borings at the approximate locations shown on Figure 2. Ten borings (1 through 6 and 10 through 13) were drilled at proposed building pad locations to depths between approximately 10 and 15 feet below existing grade. Three borings (7 through 9) were drilled adjacent to proposed stormwater improvement areas to depths between approximately 10 and 13 feet below existing grade. A description File No. 11028-004-00 Page 2 January20, 2006 GWENGINEERir/.) of the field exploration program, logs of the borings, laboratory test procedures and results of the laboratory tests are presented in Appendix A. We encountered between 2 and 5 inches of ACP at each of our exploration locations. Below the ACP, we encountered three general soil units and have characterized them as: 1) fill, 2) organic silt, 3) unconsolidated glacial soil. A summary of each soil unit is presented below. Fill Fill (other than the ACP) was encountered in Borings 1 through 4 and 6 through 13. Generally, fill is described as silty sand with variable gravel content. We encountered fill in a very loose to very dense condition. In. Borings 1, 3 and 13, the fill unit also contained occasional organic or wood debris. We encountered this general fill unit underlying the ACP and extending between 1-1/2 and 11-1/2 feet below existing ground surface (bgs). Other fill encountered at the site included: • In Boring 4, we encountered a fill deposit described as smelter slag between approximately 1-1/2 and 5-1/2 feet bgs. At your request, we further evaluated this part of the site by backhoe test pits and performed chemical testing of the soil (as described in our December 13, 2005 report and summarized below). In Boring 9, we encountered medium stiff to stiff silt with lenses of sand and charcoal fragments between approximately 7-1/2 feet bgs and 11 feet bgs. • In Boring 12, we, encountered very soft sandy silt with clay and brick fragments interbedded with lenses of very loose silty sand. This unit was encountered between 8 and 11-1/2 feet bgs. Organic Silt We encountered organic silt underlying the fill unit in Borings 4, 7, 8, 10, 11 and 12. The organic silt unit is typically described as very soft to soft silt with clay and organics. Based on our field observations and samples, we estimate the organic silt layer is between 1 and 3 feet thick at the exploration locations. Glacial Outwash We encountered glacial outwash underlying the ACP in Boring 5, and underlying the fill and organic silt units at all other boring locations. The glacial outwash includes a combination of sand, silty sand and silt units. We terminated Borings 1, 2, 3, 5, 7, 8, 12 and 13 in medium dense to very dense sand and silty sand with gravel. In Borings 6 and 9, we encountered the glacial outwash as sand and silty sand with variable gravel interbedded with stiff to very stiff silt. Both explorations encountered the glacial outwash underlying fill and terminated in the medium dense unit. In Borings 4 and 11, we encountered silt with sand and variable gravel underlying the organic silt unit. The silt with sand and variable gravel is described as medium stiff and moist. Both explorations terminated in the silt unit. We encountered silt with clay and silty sand with clay and gravel underlying the organic silt unit in Boring 10. The silt with clay is described as medium stiff and moist. The silty sand with clay and gravel is described as very loose and moist. We terminated the boring at approximately 13-1/2 feet bgs in the silty sand with clay and gravel. File No. 11028-004-00 Page 3 January 20, 2006 GMENGINEERir/P Groundwater We encountered groundwater in Borings 3 and 9 at the time of drilling. Groundwater was encountered at approximately 10-1/2 feet bgs in Boring 3 and approximately 1 foot bgs in Boring 9. We expect that groundwater encountered in the borings occurs in a perched condition and is not part of the regional groundwater table, which is anticipated to be on the order of several hundred feet below ground surface. Groundwater conditions at the site can vary due to seasonal fluctuations or other factors not evident during our subsurface explorations. We anticipate perched groundwater could be encountered between the fill and the native soils (organic silt and/or glacial outwash) and where more permeable sand and gravel overlies less permeable soil. Larger zones of perched groundwater can be expected during the winter and spring months. CONCLUSIONS AND RECOMMENDATIONS Based on the results of our studies, it is our opinion that the project site is suitable for the proposed improvements provided the recommendations provided in this report are incorporated in the foundation and stormwater design and construction. A summary of primary geotechnical considerations for the proposed improvements is provided below. The summary is presented for introductory purposes only,and should be used in conjunction with the complete recommendations presented in this report. • Building Pads C and E may be designed for continuous and isolated shallow foundations bearing on native soil or improved structural fill. • We encountered organic silt during our exploration of Building Pads D, F and G. We observed this unit to be between 1 and 3 feet thick in our explorations. Because of the high potential for long-term and discontinuous settlement of this unit, we recommend it be overexcavated and replaced with structural fill, or the proposed structures be supported by pier or pile foundations that extend to firm native soil. • GeoEngineers investigated the smelter slag fill encountered in the vicinity of Building Pad D as described in our December 13, 2005 report. Smelter slag was observed from approximately the ground surface to approximately 0.5 feet bgs in two test pits that were located in the northeastern corner of the proposed Building D footprint. The slag material generally appears to be present throughout an approximate 40-foot by 50-foot area in the northeastern portion of the proposed Building D footprint. We were unable to verify the southern lateral extent of the slag material due to the groundwater encountered in our test pits in that area. As discussed in our December 13, 2005 report, the arsenic -contaminated soil in the project area should be excavated for disposal at a RCRA Subtitle D landfill. Confirmation soil samples should be collected from the base and sidewalls of the excavation for chemical analysis of arsenic after the excavation is complete to evaluate if the arsenic -contaminated soil has been effectively removed. Please refer to the referenced report for more details regarding our exploration, testing and evaluation of the smelter slag fill at the site. • On -site fill soil located at Building Pads C and E may be reused as structural fill provided any construction debris or oversized material is screened out prior to placement and the soil can be properly moisture conditioned for placement and compaction. • Excavations into the fill and organic silt soil units are expected to encounter perched groundwater and possible caving conditions. The contractor should be prepared to deal with perched File No. 11028-004-00 Page 4 January 20, 2006 GWENGINEER� groundwater and have a shoring plan available if deep excavations are planned and space is limited for use of temporary open cuts. FOUNDATION SUPPORT OPTIONS General Compressible organic silt is present at select boring locations at Building Pads D, F and G. The thickness of the compressible layer is estimated to be between 1 and 3 feet thick and is located between 5 and 10 feet bgs at Building Pads D and F and 11 to 13 feet bgs at Building Pad G. Options evaluated included removing the compressible organic silt, preloading the area to reduce post -construction settlement and using drilled aggregate piers or driven piles to provide support for the foundation and floor slabs. In our opinion, removal of peat, construction with drilled aggregate piers or construction with driven piles are the most feasible options for this site. We do not recommend preloading at the site because of potential continued long-term settlement. Because of the potential for perched groundwater, caving at the site and potentially contaminated soil, it is our further opinion that support of the foundations and floor slabs with drilled aggregate piers or driven piles will cause the least disturbance to the existing and adjacent site areas. Where organic silt was not encountered in our building pad explorations, Building Pads C and E, it is our opinion the on -site fill is suitable for support of building foundations provided the upper 5 feet is improved through overexcavation and replacement with structural fill. Fill Replacement The detrimental effects of the uncontrolled fill at Building Pads C and E can be reduced or eliminated by overexcavating the upper portion of these soils and replacing them with structural fill. We recommend overexcavating the fill soil at Building Pads C and E to" native soil or 5 feet, whichever occurs first. Following overexcavation, structural fill should be replaced in accordance with our recommendations in this report. In our opinion, the organic silt and uncontrolled fill at Building Pads D, F and G may also be removed and replaced with compacted structural fill; however, perched groundwater and the potential for caving of on -site soil could require the use of shoring or shallow temporary slopes at the site. In addition, smelter slag encountered at Building Pad D will need to tested and properly disposed, if excavated and removed from the site. Drilled Aggregate Piers As an alternative to overexcavation and replacement, drilled aggregate piers may be used to support foundations and floor slab loads at Building Pads D, F, and G. Drilled aggregate piers are designed and constructed by Geopier Foundation Company Northwest (Geopier). Geopiers reinforce and stiffen the shallow soil and allow construction of conventional individual and continuous footings. We envision improvements will include drilling aggregate piers that extend through the existing fill and compressible organic silt to a depth of about 2 to 3 feet into the underlying medium dense to dense or medium stiff to stiff glacial outwash. Installation of the aggregate piers typically includes drilling 2- to 3-foot-diameter holes and filling them with crushed aggregate. Crushed aggregate is placed into the hole in thin lifts and compacted using hydraulic densification system to create a column (pier) of crushed aggregate. Based on our previous experience with the Geopier system, we judge an allowable soil bearing pressure of 3,000 File No. 11028-004-00 Page 5 January20, 2006 GMENGINEER� psf should be achievable. Because Geopiers is a proprietary system, the final design and construction is completed through their firm. Additional information regarding the Geopier system can be provided at your request. Pile Support Another option to support the proposed buildings is to install driven piles through the fill and organic silt to bear in native glacial outwash. Driven piles may be used for the support of structures in areas where organic silt is present at a depth below finished floor that precludes overexcavation and replacement with structural fill. In addition, driven piles are a displacement system, which generates little to no cuttings for disposal. In our opinion, pipe piles could be driven into the ground using a rapid impact hammer. This method should reduce the potential for disturbance to people and structures that is typically associated with traditional pile driving methods. For this site, we recommend minimum 4-inch-diameter, closed -end pipe piles be installed to bear in medium dense to dense or medium stiff to stiff glacial outwash. Mini -piles are typically driven in 5- to 7-foot-long segments. A "force -fit" pin connector with a sleeve is used to join segments. If uplift capacity is required, the connections can be field welded. In our opinion, an allowable downward capacity around 20 kips is feasible for 4-inch-diameter piles driven to practical refusal. Practical refusal for 4-inch-diameter pipe piles is typically defined as less than 1 inch of penetration per 15 seconds of continuous driving using a 850-pound or heavier hydraulic hammer. Additional pile capacity may be obtained by increasing the pile diameter. To prevent corrosion influenced damage, we recommend the piles be filled with concrete following driving. SHALLOW FOUNDATIONS General Where over -excavation and replacement is used, the proposed structures can be supported on continuous wall or isolated column footings founded on undisturbed, non -organic native soils or compacted structural fill placed over undisturbed, non -organic native soils: Structural fill should be placed and compacted as recommended in this report. Isolated column and continuous wall footings should have minimum widths of 24 and 18 inches, respectively. The exterior footings should be founded at least 18 inches below the lowest adjacent grade. The recommended minimum footing depth is greater than the anticipated frost depth. Interior footings can be founded a minimum of 12 inches below the top of the on grade slab. Footing Excavations Footing excavations should be performed using a smooth -edged bucket to limit bearing surface disturbance. Loose or disturbed materials present at the base of footing excavations should be removed or compacted. Foundation bearing surfaces should not be exposed to standing water. Should water pool in the footing excavation, the water and any disturbed soil should be removed before placing concrete. We recommend that an experienced geotechnical engineer observe all foundation excavations prior to placing reinforcement in order to confirm that adequate bearing surfaces have been achieved and that the soil conditions are as anticipated. Unsuitable soils in the foundation excavation base should be removed and replaced with compacted structural fill as recommended. It may be appropriate to use a lean concrete File No. 11028-004-00 Page 6 January20, 2006 GWENGINEER� "rat -slab" or compacted crushed rock to protect the bearing surface if footing excavations are to remain open in wet weather. Bearing Capacity We recommend that footings founded as recommended be proportioned using a maximum allowable bearing pressure of 3,000 psf. This bearing pressure applies to the total of dead and long-term live loads and may be increased by one-third when considering total loads, including earthquake or wind loads. This is a net bearing pressure. The weight of the footing and overlying backfill can be ignored in calculating footing sizes. Foundation Settlement We estimate that the total settlements of foundations designed and constructed as recommended will not exceed 1-inch over the building length for the anticipated loading conditions provided in the introduction of this report. Differential settlements between comparably loaded isolated column footings or along 30 feet of continuous footing are expected to be less than 1/2 inch. Settlement is expected to occur rapidly as loads are applied. Lateral Resistance The ability of the soil to resist lateral loads is a function of frictional resistance, which can develop on the base of footings and slabs and the passive resistance, which can develop on the face of below -grade elements of the structure as these elements tend to move into the soil. For footings and floor slabs founded in accordance with the recommendations presented above, the allowable frictional resistance may be computed using a coefficient of friction of 0.4 applied to vertical dead -load forces. The allowable passive resistance on the face of footings or other embedded foundation elements may be computed using an equivalent fluid density of 300 pcf for undisturbed on -site soils or compacted structural fill extending out from the face of the foundation element a distance at least equal to two and one-half times the depth of the element. The passive earth pressure and friction components may be combined provided that the passive component does not exceed two-thirds of the total. The passive earth pressure value is based on the assumptions that the adjacent grade is level and that groundwater remains below the base of the footing throughout the year. The top foot of soil should be neglected when calculating passive lateral earth pressures unless the foundation area is covered with pavement or on -grade slab. The lateral resistance values include a safety factor of approximately 1.5. ON -GRADE SLABS A modulus of subgrade reaction of 250 pounds per cubic inch (pci) may be used for designing the building on -grade floor slabs provided that the subgrade consists of undisturbed, non -organic native soil or structural fill and has been prepared in accordance with our recommendations. We recommend that on -grade slabs be underlain by a minimum 4-inch-thick capillary break layer to reduce the potential for moisture migration into the slab. The capillary break material should consist of a well -graded sand and gravel or crushed rock with a maximum particle size of 3/4 inch and have less than 5 percent passing the U.S. No. 200 sieve. The material should be placed as recommended in the "Fill Placement and Compaction" section of this report. File No. 11028-004-00 Page 7 January20, 2006 GMENGINEER� Vapor barriers are often required by flooring manufacturers to protect flooring and adhesives. Many flooring manufacturers will warrant their products only if a vapor barrier is installed according to their recommendations. We recommend that a 10-mil thickness vapor barrier be installed where moisture sensitive floor coverings are specified. SEISMIC DESIGN CONSIDERATION Regional Seismicity Seismicity in this region is attributed primarily to the interaction between the Pacific, Juan de Fuca and North American plates. The Juan de Fuca plate is subducting beneath the North American Plate. Each year, numerous earthquakes occur in Oregon and Washington. However, few of these are typically felt because the majority of recorded earthquakes are smaller than magnitude 3. Historically, several large earthquakes have resulted in some liquefaction, ground failure and structural damage. In recent history, four of these earthquakes were large events: 1) in 1946, a Richter magnitude 7.2 earthquake occurred in the Vancouver Island, British Columbia area; 2) in 1949, a Richter magnitude 7.1 earthquake occurred in the Olympia area; 3) in 1965, a Richter magnitude 6.5 earthquake occurred between Seattle and Tacoma; and 4) on February 28, 2001 a magnitude 6.8 occurred at Nisqually near Olympia. Seismic hazards from earthquakes include ground shaking, ground rupture from lateral spreading and surface fault rupture, and liquefaction. Because of the thickness of the Quaternary sediments below the site, the potential for surface fault rupture is considered remote. Our evaluation of the site liquefaction potential and shaking forces is discussed below. Seismic Design We understand that the new tenant store will be designed per 2003 International Building Code (IBC) standards. Based on our explorations, it is our opinion that the site is best classified as Site Class D in accordance with IBC Table 1615.1.1. Based on our review of spectral response acceleration maps, the site is mapped for short and 1-second period accelerations (Ss and S1) of 1.25 and 0.4, respectively. Liquefaction Potential Liquefaction refers to a condition where vibration or shaking of the ground, usually from earthquake forces, results in development of excess pore pressures in saturated soils and subsequent loss of strength in the deposit of soil so affected. In general, soils susceptible to liquefaction include loose to medium dense clean to silty sands located below the water table. The evaluation of liquefaction potential is complex and is dependent on numerous site parameters, including soil grain size, soil density, site geometry, static stresses, and the magnitude and ground acceleration of the design earthquake. Based on the explorations and proposed improvements, liquefaction of the on -site native and improved soils is considered unlikely during the design seismic event. File No. 11028-004-00 Page 8 January20, 2006 GWENGINEERir/.) STORMWATER VAULT SUPPORT Foundation Support We understand that three stormwater vaults will be included as part of the site improvements. We recommend the vaults be supported on a working surface comprised of 12 inches of crushed rock overlying a woven geotextile. The crushed rock should meet the requirements specified in the "Crushed Rock" section of this report. The geotextile should be a woven material intended for soil separation and may be selected in accordance with Section 9-33.2, Table 3 of the WSDOT Standard Specifications. The geotextile and crushed rock should be placed on undisturbed, non -organic native soil that has been properly dewatered, as necessary. The working surface should extend a least 1 foot beyond the base of the vault. We recommend that crushed rock be compacted to a firm condition using a vibratory compactor on the excavator or the excavator bucket. For foundations supported as recommended, an ultimate bearing pressure of 9,000 psf may be used. This value applies to the total dead and long-term live loads including the weight of the overlying backfill. The allowable bearing pressure should include a resistance factor of 1/3. We estimate the settlement of the vaults should not exceed 1 inch. Post -construction settlement of the vaults founded as. recommended should be minor. We expect that most of the settlement will occur as loads are applied. Loose or disturbed soil not removed from the excavation prior to placing the working surface could result in increased settlement of the vault foundation. Lateral Earth Pressures The lateral earth pressures acting on the stormwater vault will be a function of the amount of lateral wall movement, which can occur as fill is placed. Assuming a prefabricated vault, the walls should be designed for an at -rest pressure based on an equivalent fluid density of 50 pcf. Surcharge effects, including seismic lateral soil pressures, should be considered as appropriate. For seismic loading, we recommend they be designed for a rectangular pressure distribution of 8H in psf, where H is the height of the wall in feet. We recommend that vault backfill and drainage be in general accordance with our recommendations in this report. However, we recommend that fill placed within a horizontal distance equal to half of the height of the vault be compacted to approximately 92 percent of the maximum dry density (MDD) (per ASTM D 1557). The upper 2 feet of fill should be compacted to 95 percent to provide adequate support for the pavement section. The contractor should use maximum 6-inch loose lifts and hand -operated compaction equipment when compacting structural fill within a horizontal distance of 5 feet from the vaults. Lateral Resistance Resistance to lateral wall loads from the stormwater vaults can be developed both through friction on the base of the foundation resulting from vertical dead load forces and passive pressure on the embedded portion of the walls and foundation. Friction resistance on the base of the foundation bearing on crushed rock may be computed using a soil friction angle of 38 degrees and a resistance factor of 0.8. The allowable passive pressure on the embedded portion of the walls should be calculated using an equivalent fluid pressure of 300 pcf provided the backfill within the passive zone is compacted to at least 90 percent of the MDD (per ASTM D 1557). File No. 11028-004-00 Page 9 January 20, 2006 GMENGINEER� SITE DEVELOPMENT AND EARTHWORK General Site development work will include removing existing pavement, relocating underground utilities, excavating for foundations and new utilities and placing and compacting fill and backfill materials. The most cost-effective time of the year to place and compact fill will be during the dry season (typically July through September) because conventional earthwork equipment and procedures can be used. The following sections provide recommendations for site development, earthwork and fill materials. Site Preparation All areas to be improved should be cleared of surface and subsurface deleterious matter, including debris, pavements, utilities, landscaping, etc. Based on our explorations, the majority of the stripping will be limited to removing existing ACP. Additional stripping may be required where foundations or utilities are removed or where loose or soft subgrade soils are encountered. If demolition and stripping operations cause excessive disturbance, additional stripping depths may be necessary. Outside areas to be improved, existing underground utilities that will be abandoned may be left in -place provided that pipes larger than 4 inches in diameter are grouted full to prevent potential collapse or migration of water. Subgrade Evaluation After stripping, clearing and overexcavation where necessary, subgrades should be evaluated using a steel soil probe to identify any remaining soft, loose or unsuitable areas. The subgrade evaluation should be conducted prior to placing fill. We recommend that a geotechnical engineer from our firm evaluate the suitability of the subgrade and identifying any areas of yielding, which are indicative of soft or loose soil. If soft or otherwise unsuitable areas revealed during probing cannot be compacted to a stable and uniformly firm condition, we recommend that: 1) the subgrade soils be scarified (e.g., with a ripper or a farmer's disc), aerated and recompacted; or 2) the unsuitable soils be excavated to the underlying dense soil and replaced with compacted structural fill. Earthwork General Conventional earthmoving equipment in proper working condition should be capable of making necessary excavations for footings and utilities. We recommend that footing excavations be performed using a smooth -blade bucket to prevent excessive disturbance of the excavation base. Lean concrete "rat slabs" or compacted crushed rock may be required to maintain the base of excavations during wet weather or where seepage is encountered. While this report describes certain approaches to excavation and dewatering, the contract documents should specify that the contractor is responsible for selecting excavation and dewatering methods, monitoring the excavations for safety and providing shoring, as required, to protect personnel and adjacent structures. Excavation Support Based on our understanding of the project, excavations on the order of 10 feet deep will be required for utility relocation and overexcavation of fill and organic silt units, as necessary: Temporary excavations made in the fill and native soil will need to be sloped at an approximate 1-1/2H:1V (horizontal to vertical) File No. 11028-004-00 Page 10 January 20, 2006 GWENGINEEFti inclination, provided groundwater seepage is not present in the sidewalls. If groundwater is encountered or sloughing occurs, shallower inclinations may need to be considered. Excavations deeper than 4 feet should be shored or laid back at a stable slope if workers are required to enter. Excavations and shoring must conform with the provisions of Title 296 WAC, Part N, "Excavation, Trenching and Shoring." Regardless of the soil type encountered in the excavation, shoring, trench boxes, or sloped sidewalls will be required under Washington Industrial Safety and Health Act (WISHA). The contractor performing the work must have the primary responsibility for protection of workmen and adjacent improvements, determining whether shoring is required and for establishing the safe inclination for open -cut slopes. Excavation Dewatering Perched groundwater was encountered in two of the borings. Groundwater conditions at the site will vary due to seasonal fluctuations or other factors not evident during our subsurface explorations. Larger zones of perched groundwater are expected during periods of extended wet weather. If localized perched groundwater is encountered such that the excavation is unstable, the area of seepage must be covered with geotextile and gravel to allow the water to drain. Provided excavation work is conducted during the normally drier months, we anticipate that groundwater seepage encountered can be adequately controlled with sumps and temporary pumps. Wet Weather Recommendations General Trafficability of the fine-grained on -site soils will be difficult during periods of wet weather, when standing water is present at the surface, or when the subgrade moisture content is more than a few percentage points above optimum. When wet, the on -site soil is susceptible to disturbance and generally will provide inadequate support for construction equipment. The on -site soil will be difficult, if not impossible, to adequately compact during periods of wet weather. Stripping, grading and fill placement can occur during wet weather conditions provided the following recommendations are included in the development plan. Stripping and site preparation should be accomplished using track -mounted equipment and subgrade protection measures. For example, a track - mounted excavator equipped with a smooth -edged bucket could be used working from the currently developed ACP surface or a granular pad. The excavator could load into trucks supported on existing ACP or granular haul roads. Soil that is disturbed during site preparation activities during wet conditions, as well as soft or loose zones identified during probing or proofrolling, should be removed and replaced with compacted structural fill. The following sections provide recommendations for site grading during wet weather. These recommendations may not be applicable in areas containing more than 2 feet of structural fill consisting of select granular material (granular soil with less than 5 percent fines based on the minus 3/4-inch fraction) or where the asphalt pavement is left in place. However, existing asphalt pavements are likely not adequate to support construction traffic and heavy loads from construction equipment, dump trucks, concrete transit mixers, etc. Based on our experience, 18 to 24 inches of sand and gravel (which could be gravel base, select granular fill material, crushed rock or quarry spalls with little to no fines) will be necessary to provide support for construction equipment. Use of a geotextile fabric will reduce mixing of the subgrade and road support materials and help control pumping and weaving. It also may reduce the thickness of surfacing required. File No. 11028-004-00 Page 11 January20, 2006 GMENGINEER� If gravel base material is used, the temporary roads could be constructed above the finished subgrades and extra material bladed onto other areas of the site when the roads are no longer necessary. Wet -Weather Fill Fill placed during wet weather should be select granular fill or crushed rock as described in the "Fill Materials" section of this report. Fill Materials General The workability of material used as structural fill will depend on the gradation and moisture content of the soil. As the amount of fines increases, soil becomes increasingly sensitive to small changes in moisture content and adequate compaction becomes more difficult, if not impossible, to achieve. We recommend that select granular fill or crushed rock be used as structural fill during the rainy season or if foundation and on -grade slab construction will occur during the rainy season. The following paragraphs summarize the general material requirements for structural fill. On -site Soils The native fill and granular on -site soil is suitable for use as structural fill during periods of dry weather, provided they are properly moisture conditioned. The on -site soil will be difficult, if not impossible, to adequately compact during periods of wet weather. The moisture content will likely increase during the rainy season. Drying or cement mixing may be necessary if the native soils are used as structural fill. - On -site materials used as structural fill should be free of roots, organic matter and other deleterious materials and particles larger than about 3 inches in diameter. We do not recommend the re -use of on -site organic soil. If fill soil contains more than about 10 percent construction or wood debris, we recommend it be screened prior to re -use as structural fill or be removed from the site. Select Granular Fill Select granular fill should consist of well -graded sand or sandy gravel with a maximum particle size of 4 inches and less than 5 percent passing a U.S. No. 200 sieve based on the minus 3/4-inch fraction. Organic matter, debris or other deleterious material should not be present. For earthwork during extended dry weather conditions, the fines content may be somewhat higher, provided that the exposed subgrade is prepared as recommended. Up to about 12 percent fines based on the minus 3/4-inch fraction is usually acceptable for dry weather earthwork, provided that the fines are well distributed throughout the soil and the soil is within a few percentage points of the optimum moisture content. Crushed Rock Crushed rock fill should consist of clean, durable, crushed angular rock that has a maximum particle size of 4 inches, is well graded between coarse and fine sizes and has less than 5 percent passing the U.S. No. 200 sieve based on the minus 3/4-inch fraction. A smaller maximum particle size will be required for some applications as discussed in other sections of this report. Gravel materials should be crushed to have at least two fractured faces. Organic matter, debris or other deleterious material should not be present. Pipe Bedding Trench backfill for the bedding and pipe zone should consist of well -graded granular material with a maximum particle size of 3/4-inch and less than about 5 percent passing the U.S. No. 200 sieve based on the minus 3/4-inch fraction. The material should be free of roots, debris, organic matter and other deleterious material. File No. 11028-004-00 Page 12 January 20, 2006 GWENGINEERJ Fill Placement and Compaction Fill soils should be compacted at near optimum moisture content. The maximum allowable moisture content varies with the soil gradation and should be evaluated during construction. The on -site silty soils may be difficult or impossible to compact when wet or if earthwork is performed during persistent wet conditions. Poorly graded material such as fine sand may be difficult to compact and is easily disturbed by equipment traffic. Structural fill material should be placed in uniform, horizontal lifts and densified with appropriate compaction equipment. The maximum lift thickness will vary depending on the material and compaction equipment used and is typically about 10 inches or less. We recommend that all fill placed within the building footprint, including below foundations and on - grade slabs, be compacted to at least 95 percent of the MDD as determined by ASTM Test Method D 1557. Fill material outside the building footprint, including beneath sidewalks, exterior slabs, and concrete and asphalt pavements, should be compacted in accordance with the compaction criteria provided below. Table 1. Compaction Criteria Outside the Building Footprint Compaction Requirements in Structural Zones Percent MDD Determined by ASTM Test Method D 1557 0 to 2 Feet Below a 2 Feet Below Pipe Zone Subgrade Fill Type Subgrade Structural Fill 95% 92% - - Crushed Surfacing 95% 92% ---- Trench Backfill 95% 92% 90% In nonstructural or landscape areas, fill should be compacted to at least 85 percent of the MDD as determined by ASTM Test Method D 1557. Some settlement may occur at this compaction level. Permanent Slopes If required, we recommend that permanent cut and fill slopes be inclined no steeper than 2H:1V. Flatter cut slopes may be necessary in areas where persistent groundwater seepage or zones of soft or loose soils are encountered. Temporary cut slopes should be inclined as recommended in the "Excavation Support" section of this report. Drainage Considerations General During construction, surface water should be directed away from the building pads and structures using constructed berms and/or swales. The contractor should be responsible for constructing and maintaining a temporary surface water collection system to direct surface water away from the structures. We recommend that final grades be sloped away from structures and foundations to promote drainage. Foundation and Roof Drains Perimeter foundation and underslab drains are not considered necessary where finish floor elevation is at or near existing site grade and hard surfaces such as concrete or asphalt pavement extend to the edge of File No. 11028-004-00 Page 13 January20, 2006 GWENGINEER� the building. Where unpaved surfaces or irrigated landscaping are constructed adjacent to the building, we recommend perimeter foundation drains be installed. Perimeter drains should consist of 4-inch- diameter slotted, smooth -walled rigid PVC pipe bedded in pea gravel or other free -draining soil along the base of perimeter footings. The footing drain system should be tightlined into the storm drain system. We recommend that all roof drains be collected in tightlines and routed into the storm drain system. Roof and other drains should not be connected to the footing drain system. LIMITATIONS We have prepared this report for the exclusive use of the Steadfast Commercial Properties and their authorized agents for The Commons in Federal Way, Washington. Within the limitations of scope, schedule and budget, our services have been executed in accordance with generally accepted practices in the field of geotechnical engineering in this area at the time this report was prepared. No warranty or other conditions, express or implied, should be understood. Please refer to Appendix B titled "Report Limitations and Guidelines for Use" for additional information pertaining to use of this report. File No. 11028-004-00 Page 14 January 20, 2006 GWENGINEERS� rn S i5l t ShJ0 S o n[ Rd > s S 2nd St N > CO m > S d t a fn _ cn S 303rd St ; v rn 5 30gIh S S Q w a o m ¢ S 304th Pi S 304th St L to S 305th St r Q_ 3061h St m N m m CO)�a a_ � M a m a Steel Lake y 30 th r t S 308th t 9 91h 51. S 91h S A 'm -•- ' 310th S L ny S 31 Olh Pi y 241h C S N S 312 t St n y S 131h St o Q = S 14t 51 g 3141 St S 151h t m > Q S 315th Ln S 316th PI 31 > M 5 3 71h St 316th St ^r sL S 316th PI 317 S 3 th 5 8 1 ��ytin Project Area 0 Ih Si D N r h a m 1 Ole e �1-W _ a0 0 w3 ■ `r aI 25� y N CO $ S 3261h 0.N S 324th St N _ -E a 29th pi inged Foot Way n w c N c �h pl aY S oh Wa Oly 5 70 St pjc N i3� Q i.f y E M $ 331s� P1 S 330th St n w rn w � L N 7 S 337gt t s N S 333rd St In rn > ¢ v rA �3g4i1h1 St a n S 3 61h St S 1 n 338th St Cn m S 341st PI S 343rd i J Clallam�a^� �oh0 ,1° '' �_'_--f �, r � • ;� Jelh'r n i' _ T t59d 0��•l. -yIr _ 77 Ki � Kigdas U, �Gra7s riarnvr. Pwrcr. o '- __% Pavre Lewis yak�ma o00 — io CD o Notes: 1. The locations of all features shown are approximate. 2. This drawing is for information purposes. It is intended to assist in showing features discussed in an attached document, GeoEngineers, Inc. Y cannot guarantee the accuracy and content of electronic files. The master a- file is stored by GeoEngineers, Inc. and will serve as the official record of this communication. 3. It is unlawful to copy or reproduce all or any part thereof, whether for J personal use or resale, without permission. Q — Data Sources: Interstates, state routes, and roads from TIGER 2000. County boundaries, cities, and waterbodies from Department of Ecology. Lambert Conformal Conic, Washington State Plane North, North American Datum 1983 2,000 S th � St f N > m 830 a t c S302 Pi S 304th St M w A S 305th PI p 530$`hPt I r S30 th Pi ' s7a11nfi. Lakkp S 30 h Sf 21h St S 312th 971 5 dth Pi to ►`mua S 321 st S 322n CO Pi TS 5 32&h�l rn rn � > > Q Q Q m O � M 2.000 Vicinity Map The Commons in Federal Way Federal Way, Washington GEOENGINEER� Figure 1 0 N O O U N 0 F N wr. SOUTH 320TH STREET STORIMPI-TER SUB BASVH—? STORIgFlLTER SUB BASIN-4 Z 4 JLSITE �B� t-1 t ,SITE SITE 'D' r SITE V 4z SMER EXTENSION r.3., STORUFFLTER ++f+SUB BASIN-5 I If + 1� I, I, If= II �I f I COMMONS AT FEDERAL WAY Legend Boring number and approximate location 100 0 100 Feet Site Plan Notes: The Commons in Federal Way 1. The locations of all features shown are approximate. Federal Way, Washington 2. This drawing Is for Information Purposes. It Is Intended to assist In showing features discussed In an attached document. GeoEnglnsers, Inc. cannot guarantee the accuracy and content of electronic files. The masterfile Is y. 9 stored by insers, Inc. and will serve as the official rd oF munlii Reference: Site plan gbased off overal site plan' developed by ESIA Consulting Engineers and provided by Steadfast Commercial Properties. C]EOENGINEERS� Figure !�w APPENDIX A FIELD EXPLORATIONS AND LABORATORY TESTING FIELD EXPLORATIONS Subsurface soil and groundwater conditions at the site were evaluated by drilling thirteen exploratory borings extending to depths ranging from about 10 and 15 feet below adjacent grade. The borings were drilled by Holocene Drilling, Inc. of Fife, Washington, on September 29, 2005 using truck -mounted, hollow -stem auger drilling equipment. The approximate locations of the explorations are shown in the Site Plan, Figure 2. The borings were continuously monitored by a representative from our firm who examined and classified the soils encountered, obtained representative soil samples, observed and recorded groundwater conditions, and prepared a detailed log of each exploration. Representative soil samples were obtained from the borings at selected depths using a 1.4-inch-inside diameter split -barrel (SPT) sampler driven into the soil using a 140-pound automatic hammer, free -falling a vertical distance of 30 inches. The number of hammer blows required to drive the sampler the final 12 inches, or other indicated distance, is recorded on the boring logs. Soils encountered in the explorations were visually classified in general accordance with the classification system described in Figure A-1. Logs of the borings are presented in Figures A-2 through A-14. These boring logs are based on our interpretation of the field and laboratory data and indicate the various types of soils and groundwater conditions encountered. They also indicate the depths at which these soils or their characteristics change, although the change may actually be gradual. If the change occurred between samples, it was interpreted. The densities noted on the boring logs are based on the blow count data obtained in the borings and judgment based on the conditions encountered. Observations of groundwater conditions were made during drilling and are presented on the respective logs. LABORATORY TESTING Soil samples obtained from the borings were brought to our laboratory to confirm field classifications. Selected samples were tested to determine their moisture content and grain size distribution in general accordance with applicable ASTM or other standards to aid soil classification and for correlation with other engineering soil properties. Moisture content of selected samples was determined in general accordance with American Society for Testing and Materials (ASTM) Test Method D 2216. The test results are presented in the respective boring logs in Appendix A. Percent fines (material passing the U.S. No. 200 sieve) analyses were conducted in general accordance with ASTM Test Method D 1140 and are presented in the respective boring logs. Three grain -size distribution sieve analyses were conducted in general accordance with ASTM Test Method D 1140. The results of the grain size sieve analyses are presented in Figure A-15. File No. 11028-004-00 Page A-1 GWENGINEER� January 20, 2006 SOIL CLASSIFICATION CHART ADDITIONAL MATERIAL SYMBOLS i MAJOR DIVISIONS SYMBOLS TYPICAL DESCRIPTIONS GRAPH LETTER CLEAN ,,dl 0 �O ^ GW WELL -GRADED GRAVELS, GRAVEL - SAND MIXTURES GRAVEL GRAVELS AND GRAVELLY (LITTLE OR NO FINES) o 0 O O GP POORLY -GRADED GRAVELS, GRAVEL -SAND MIXTURES SOILS 0 D COARSE GRAINED SOILS MORE 50% OF COARSE FRACTION GRAVELS WITH FINES O GM SILT LTY GRAY ELSS, GRAVEL -SAND, IXTU GC CLAYEY GRAVELS, GRAVEL -SAND - CLAYMIXTURES RETAINED ON NO. 4 SIEVE (APPRECIABLE AMOUNT OF FINES) CLEAN SANDS S.W WELL -GRADED SANDS, GRAVELLY SANDS MORE THAN 50% SAND _ SP POORLY -GRADED SANDS, GRAVELLY SAND RETAINED ON NO. 200 SIEVE AND SANDY (LITTLE OR NO FINER) SOILS SM SILTY SANDS, SAND - SILT MIXTURES MORETHAN50% OF COARSE FRACTION SANDS WITH FINES PASSING NO. 4 SIEVE (APPRECIABLE AMOUNT OF FINES) Cf� SC CLAYEY SANDS, SAND - CLAY MIXTURES INORGANIC SILTS, ROCK FLOUR, ML CLAYEY SILTS WITH SLIGHT PLASTICITY INORGANIC CLAYS OF LOW TO FINE GRAINED SILTS LIQUID LIMIT AND LESS THAN 50 CLAYS CL MEDIUM PLASTICITY, GRAVELLY CLAYS, SANDY CLAYS, SILTY CLAYS, LEAN CLAYS OL ORGANIC SILTS AND ORGANIC SILTY CLAYS OF LOW PLASTICITY SOILS MORE THAN 50% PASSING NO 200 I I MH INORGANIC , DIATOMACEOUSSSMITM SOEOSS OR SIEVE or CH INORGANIC CLAYS OF HIGH PLASTICITY SILTS LIQUID LIMIT AND GREATER THAN 50 CLAYS OH ORGANIC CLAYS AND SILTS OF MEDIUM TO HIGH PLASTICITY HIGHLY ORGANIC SOILS PT [HIGHCONTENTS SYMBOLS TYPICAL DESCRIPTIONS GRAPH LETTER CC Cement Concrete AC Asphalt Concrete CR Crushed Rock/ Quarry Spalls Topsoil/ TS Forest Duff/Sod Measured groundwater level in exploration, well, or piezometer Groundwater observed at time of exploration Perched water observed at time of exploration Measured free product in well or piezometer StratiraraDhic Contact Distinct contact between soil strata or geologic units -Gradual change between soil strata or geologic units Approximate location of soil strata change within a geologic soil unit NOTE: Multiple symbols are used to indicate borderline or dual soil classifications Laboratory J Field Tests Sampler Symbol Descriptions Descriptions %F Percent fines AL Atterberg limits ■ 2.4-inch I.D. split barrel CA Chemical analysis CP Laboratory compaction test 11 Standard Penetration Test (SPT) CS Consolidation test DS Direct shear ® Shelby tube HA Hydrometer analysis MC Moisture content Piston ® MD Moisture content and dry density OC Organic content Direct -Push IU PM Permeability or hydraulic conductivity PP Pocket penetrometer SA Sieve analysis ® Bulk or grab 8 TX Triaxial compression UC Unconfined compression VS Vane shear Blowcount is recorded for driven samplers as the number of blows required to advance sampler 12 inches (or Sheen Classification distance noted). See exploration log for hammer weight and drop. NS No Visible Sheen SS Slight Sheen A "P" indicates sampler pushed using the weight of the MS Moderate Sheen drill rig. HS Heavy Sheen NT Not Tested NOTE: The reader must refer to the discussion in the report text and the logs of explorations for a proper understanding of subsurface conditions. Descriptions on the logs apply only at the specific exploration locations and at the time the explorations were made; they are not warranted to be representative of subsurface conditions at other locations or times. KEY TO EXPLORATION LOGS GWENGINEERSFIGUREA-1 u q s Date(s) 09/29/05 Logged ELS Checked By TAD Drilled By Drilling Holocene Drilling Drilling Truck -Mounted Hollow Stem Sampling SPT Contractor Method Auger Methods Auger 4-inch ID Hammer 140 lb hammer/30 in drop Drilling Mobile B-61 Data Data Automatic Equipment Total 10.5 Surface 413.5 Groundwater Not Encountered Depth (ft) Elevation (ft) Elevation (ft) Vertical Datum/ Easting(x): Datum System Northing(y): SAMPLES a .S CD o a = MATERIAL DESCRIPTION o OTHER TESTS L o E z mo o, �� AND NOTES �0.Z >W E t m a� of p Q! m v> rn 0 (7 U) oLn o U G�'�CD ❑ AC —,,2 inches Asphalt concrete pavement ' SM Brown silty fine to medium sand with gravel (loose to 13 2 i SM medium dense moist) (fill Dark brown -gray silty fine sand with organics (charcoal 20 GS; %F=31 fragments) and gravel (very loose, moist) (fill) 10 5 131 33 1 Z 10 15 SP SM 20 ' Note: See Figure A-1 for explanation of symbols. to coarse Change in drilling observed LOG OF BORING 1 Project: The Commons in Federal Way G EO E N G I N E E R S Project Location: Federal Way, Washington Figure A-2 Project Number: 11028-004-00 Sheet 1 of 1 ) 09/29/05 Bygged ELS Checked DrilledTAD Drilled Drilling Holocene Drilling Drilling Truck -Mounted Hollow Stem Sampling SPT Contractor Method Auger Methods Auger 4-inch ID Hammer 140 lb hammer/30 in drop Drilling Mobile B-61 Data Data Automatic Equipment Total 10 Surface 413 Groundwater Not Encountered Depth (ft) Elevation (ft) .5 Elevation (ft) Vertical Datum/ Easting(x): Datum System Northing(y): SAMPLES a� c w o o m a� E �, J > a CDa) (0 > i' 0 N U) N a w L a W 4 o IS E rp m c X m cn C7 181 80 1 1 10 5 181 51 1 2 10 _1 15 MATERIAL DESCRIPTION y 9 a O �, a)C ; L O Corn C 00 2U �Z 0�: AC --,,2 inches Asphalt concrete pavement ,r SM Tan silty fine to medium sand with gravel (dense, moist) (fill) SM Gray silty fine to medium sand with gravel and occasional cobbles (very dense, moist) 2O _J Note: See Figure A-1 for explanation of symbols. OTHER TESTS AND NOTES LOG OF BORING 2 Project: The Commons in Federal Way GEOENGINEERS Project Location: Federal Way, Washington j y g FigureA-3 Project Number: 11028-004-00 Sheet 1 of 1 Dats) 09/29/05 ELS Byecked TAD Drilled Bygged Drilling Holocene Drilling Drilling Truck -Mounted Hollow Stem Sampling SPT Contractor Method Auger Methods Auger 4-inch ID Hammer 140 lb hammer/30 in drop Drilling Mobile B-61 Data Data Automatic Equipment Total 13.5 Surface 410 Groundwater 399.5 Depth (ft) Elevation (ft) Elevation (ft) Datum/ Easting(x): Vertical Datum System Northing(y): SAMPLES m iv w o a = ' MATERIAL DESCRIPTION > a N c6 > Z o ? m g CO � J `� t a° ° o 6 E co o- E o � 2 j C m cc cn to 0 J (D In 4 10 AC -,,2 inches Asphalt concrete pavement Brown -gray silty fine to coarse sand SM 1 (medium dense, moist) (fill) 18 20 5__� I I I I I'• I•'. 0 13 z 11 13 SM to SM j Tan to gray medium to coarse sand with gravel ` (medium dense, moist) 20 - Note: See Figure A-1 for explanation of symbols. ~L j OTHER TESTS AND NOTES LOG OF BORING 3 Project: The Commons in Federal Way G W E N G I N E E R5 Project Location: Federal Way, Washington Figure A-4 IL Project Number: 11028-004-00 Sheet 1 of 1 Date(s) 09/29/05 Logged ELS Checked TAD Drilled ByBy Drilling Holocene Drilling Drilling Truck -Mounted Hollow Stem Sampling SPT Contractor Method Auger Methods Auger 4-inch ID Hammer 140 lb hammer/30 in drop Drilling Mobile B-61 Data Data Automatic Equipment Total 10 Surface 409 Groundwater Not Encountered Depth (ft) Elevation (ft) Datum/ Elevation (ft) Vertical Easting(x): Datum System Northing(y): SAMPLES o o a = > MATERIAL DESCRIPTION o OTHER TESTS Ic r- _ 4) E Z J U _ 0 N �- _ C AND NOTES > Q > V y19 p a L Q E C L W N C lY m rn E lA Z6 � ca rn (J J O C7 !n p rG U Z a) 0 AC 2 inches Asphalt concrete pavement SM Gray silty fine to coarse sand with gravel (medium 7 - dense, moist) (fill) 5 36 o GP Black gravel (dense, dry) (smelter slag fill) _ o a 0 - 0 0 0 0 n 0 0 0 2 3. 0 0 0 OOP O 5 000 — 0 OL I Dark brown -black silt with clav (soft, moist) �0©■iii■�i:, 10 15 20 Note: See Figure A-1 for explanation of symbols. Change in drilling observed nitrated (interbedded) light gray, tan and dark gray 34 I GS; %F=74 silt with sand (soft to medium stiff, moist) LOG OF BORING 4 Project: The Commons in Federal Way G M E N G I N E E RS Project Location: Federal Way, Washington Figure A-5 Project Number: 11028-004-00 Sheet 1 of 1 Date(s) 09/29/05 Logged ELS Checked TAD Drilled ByBy Drilling Holocene Drilling Drilling Truck -Mounted Hollow Stem Sampling SPT Contractor Method Hammer Auger 140 lb hammer/30 in drop Methods Auger 4-inch ID Drilling Mobile B-61 Data Data Surface Automatic 407 Equipment Groundwater Not Encountered Total 10 Depth (ft) Elevation (ft) Datum/ Elevation (ft) Easting(x): Vertical Datum System Northing(y): SAMPLES o w_� o n= MATERIAL DESCRIPTION o 9 OTHER TESTS (0 ,t., N (6 > E N Z J U .. w C L AND NOTES > Q °7 N 3 a E L CL Q 'oE .O+ N � �m W _m N S _O m cn m U) 16 O CO > (5 to O O 20 Z'N 63: AC 4 inches Asphalt concrete pavement SM Gray silty fine to coarse sand with gravel (dense, moist) 14 43 •ii]� 5 400 16 16 z SM Tan to orange -brown silty fine sand with occasional gravel (medium dense, moist) 10 395 0 N O a 15 0 w tl a. 390 0 0 a 0 o - m N O J Q Z LL 0 20 0 0 m N O Note: See Figure A-1 for explanation of symbols. 0 a 0 5 LOG OF BORING 5 Project: The Commons in Federal Way G M E N G I N E E RS Project Location: Federal Way, Washington Figure A-6 Project Number: 11028-004-00 Sheet 1 of 1 9 z a a C a Dates) 09/29/05 Logged ELS checked BY TAD Drilled By Drilling Holocene Drilling Drilling Truck -Mounted Hollow Stem Sampling SPT Contractor Method Auger Methods Auger 4-inch ID Hammer 140 lb hammer/30 in drop Drilling Mobile B-61 Data Data Automatic Equipment Total 10 Surface 409 Groundwater Not Encountered Depth (ft) Elevation (ft) Elevation (ft) Vertical Datum/ Easting(x): Datum System Northing(y): SAMPLES o a = > MATERIAL DESCRIPTION o O R TESTS m> o E z m -1 o t B z - �t AND NOTES AND NOTES > a N Z U y 3 •U) d Y a aM 7 w N C m W E of m 0J 0U 03: AC 1 4 inches Asphalt concrete pavement IT 1-1 SM I Brown siltv fine to medium sand with eravel (dense, moist) 121 43 1' I 1:1 :1-'1.1 1 1 8 SM I Grav fine to medium 5 lI with gravel (dense, moist) 181 14 1 21 1111 1 128 SP I Grav fine to 10 15 20J Note. See Figure A-1 for explanation of symbols. LOG OF BORING 6 Project: The Commons in Federal Way G M E N G I N E E R5 Project Location: Federal Way, Washington Figure A-7 1. Project Number: 11028-004-00 Sheet 1 of 1 Date(s) 09/29/05 Logged ELS Checked TAD Drilled ByBy Drilling Holocene Drilling Drilling Truck -Mounted Hollow Stem Sampling SPT Contractor Method Auger Methods Auger 4-inch ID Hammer 140 lb hammer/30 in drop Drilling Mobile B-61 Data Data Surface Automatic 406.5 Equipment Total 11.5 Groundwater Not Encountered Depth (ft) Elevation (ft) Datum/ Elevation (ft) Vertical Easting(x): Datum System Northing(y): SAMPLES ? d `s o a = MATERIAL DESCRIPTION N N O 3 V) L N Q _ W w a> S o m D m m (n f° T (D o o >, J (7 (n AC 5 inches Asphalt concrete pavement SM Gray silty fine to medium sand with gravel (meth 7 16 26 dense, moist) (fill) mi mm© OL OL I Light gray SM I Grav siltv See Figure A-1 for explanation of symbols. clay and roots ie to medium dense, moist) 162 73 OTHER TESTS AND NOTES LOG OF BORING 7 Project: The Commons in Federal Way G M E N G I N E E R Project Location: Federal Way, Washington Figure A-8 Project Number: 11028-004-00 Sheet 1 of 1 Date(s) Drilled 09/29/05 Logged ByBy ELS Checked TAD Drilling Contractor Holocene Drilling Drilling Method Truck -Mounted Hollow Stem Auger Sampling Methods SPT Auger Data 4-inch ID Hammer Data 140 lb hammer/30 in drop Automatic Drilling Equipment Mobile B-61 Surface Elevation (ft) 407 Groundwater Elevation (ft) Not Encountered Total Depth (ft) 10 Easting(x): Vertical Datum/ Datum System Northing(y): SAMPLES E MATERIAL DESCRIPTION o OTHER TESTS > L a� o � t o a).� r AND NOTES > o a E CL f o '� uJ p aitY> m U) 0 �U7i Z AC 3 inches Asphalt concrete pavement SM Tan silty fine to medium sand with gravel (dense to very dense, moist) (fill) 14 66 t Rock in shoe 405 OL Observed change in drilling Dark brown silt with clay and organics (soft, moist) 5 SM Gray silty fine sand with gravel (medium dense, moist) 400 18 12 2 10 385 m o N O 0 15 - c� m W 390 0 0 v 0 0 m N O U) J Q Z LL O 20 r�n o 0 m N O Note: See Figure A-1 for explanation of symbols. i V 9 LOG OF BORING 8 Project: The Commons in Federal Way G W E N G I N E E R Project Location: Federal Way, Washington Figure A-9 Project Number: 11028-004-00 Sheet 1 of 1 Dats) 09/29/05 Bygged ELS Byecked TAD Drilled Drilling Holocene Drilling Drilling Truck -Mounted Hollow Stem Sampling SPT Contractor Method Auger Methods Auger 4-inch ID Hammer 140 lb hammer/30 in drop Drilling Mobile B-61 Data Data Surface Automatic 410.5 Equipment Groundwater 409.5 Total 13 Depth (ft) Elevation (ft) Datum/ Elevation (ft) Easting(x): Vertical Datum System Northing(y): SAMPLES z 2 ` Z J MATERIAL DESCRIPTION OTHER TESTS .2 L � o �, ._. c AND NOTES > a > y 3N> m m a 90 L W N C W m ) (6 UO ` Uo p a)o AC b inches Asphalt concrete pavement -4;0 - Brown silty fine to coarse sand with gravel (medium — SM 3 18 1 • ; dense, moist) (fill) 5 ML 51 5 1 2 10-t, 151 11 1 3 rk brown silt with lenses of gray fine to medium sand and charcoal fragments (medium stiff to stiff, moist) (fill) 24 ML Gra -brown silt(very 18 18 4 SM Light gray silty fine to In NIL medium dense. ma SM Brown silt with clay ai Note: See Figure A-1 for explanation of symbols. LOG OF BORING 9 Project: The Commons in Federal Way G W E N G I N E E R Project Location: Federal Way, Washington Figure A-10 Project Number: 11028-004-00 Sheet 1 of 1 Date(s) 09/29/05 Logged ELS Checked TAD Drilled ByBy Drilling Holocene Drilling Drilling Truck -Mounted Hollow Stem Sampling SPT Contractor Method Auger Methods Auger 4-inch ID Hammer 140 lb hammer/30 in drop Drilling Mobile B-61 Data Data Automatic Equipment Surface Elevation (ft) 406.5 Groundwater Elevation (ft) Not Encountered Total Depth (ft) 13.5 Datum/ Easting(x): Vertical Datum System Northing(y): SAMPLES a� 4' o a = MATERIAL DESCRIPTION cn L Q > N E L a C a) C> WN U 0 E Ou0 1a) Y ii C� CO U 0 AC 4 inches Asphalt concrete pavement SM Brown -gray silty fine to coarse sand with gravel (very 15 64 dense, moist) (fill) a05 5 400 OL Dark brown silt with clay and organics (very soft, moist) - Z 102 15 1/18" 3 .. 155 10 0 7 I 1 4 I 11 I 11 I f Tan -light gray silt with clay (medium stiff, moist) � 45 12 1/12" 1 5 14 SM Gray silty fine to medium sand with clay and gravel (very loose, moist) 15 20 J 14otc: See Figure A-1 for explanation of symbols. OTHER TESTS AND NOTES LOG OF BORING 10 Project: The Commons in Federal Way G EO E N G I N E E RS Project Location: Federal Way, Washington Figure A-11 Project Number: 11028-004-00 Sheet 1 of 1 Date(s) 09/30/05 Logged ELS Checked TAD Drilled ByBy Drilling Holocene Drilling Drilling Truck -Mounted Hollow Stem Sampling SPT Contractor Method Auger Methods Drilling Mobile B-61 Auger 4-inch ID Hammer 140 lb hammer/30 in drop Data Data Automatic ' Equipment Total 10 Surface 406 Groundwater Not Encountered Depth (ft) Elevation (ft) Elevation (ft) Datum/ Vertical Easting(x): Datum System Northing(y): SAMPLES a� s a = MATERIAL DESCRIPTION > Q. m _ O > Z O 3 m cn a `m i L a _ O. O �.0 W O O C E O m m rn U) >O > O (D J 2 T (D (A AC 4 inches Asphalt concrete pavement; 1 inch pea g SM Brown silty fine to coarse sand with gravel (medi 405 7 dense, moist) (fill) � 0 15 � 101 3 1 z 5 SM Gray silty fine to coarse sand wit} moist) (fill) OL Brown silt with clay and organics 1111111111 15 20 J Note: See Figure A-1 for explanation of symbols. clay and roots (medium stiff, moist) 12 23 OTHER TESTS AND NOTES GS; °/nF=31 LOG OF BORING 11 Project: The Commons in Federal Way G M E N G I N E E R5 Project Location: Federal Way, Washington Figure A-12 Project Number: 11028-004-00 Sheet 1 of 1 Date(s) Drilled 09/30/05 Logged By ELS Checked By TAD Drilling Contractor Holocene Drilling Drilling Method Truck -Mounted Hollow Stem Auger Sampling Methods SPT Auger Data 4-inch ID Hammer Data 140 lb hammer/30 in drop Automatic Drilling Equipment Mobile B-61 Surface Elevation (ft) 410 Groundwater Elevation (ft) Not Encountered Total Depth (ft) 15 Datum/ Easting(x): Vertical Datum System Northing(y): w SAMPLES o o a = MATERIAL DESCRIPTION o OTHER TESTS w _ m m o in E m z °' � U ,- _ �r AND NOTES > L a) > c0i 3 6 E c 0. ate° 'o E N C � wa) a�i C m fn V) >� > U J (9 � 20 >>rn 0 0 9 AC --,2 inches Asphalt concrete pavement SM Brown silty fine to coarse sand with gravel (medium 10 14 1 SM dense moist fill Gray silty fine to medium sand with gravel (medium dense, moist) (fill) 13 14 '- 405 5 ML/SM Gray to dark brown sandy silt with clay and brick 0 Push 3 fragments and lenses of silty fine to coarse sand (very soft to very loose, moist) (fill) - 400 10 3 1/12" 4 OL Dark brown silt with clay and organics (soft, moist) 12 18 5 - - SM Gray silty fine to coarse sand with gravel (medium dense, moist) 10 14 6 395 15 390 20 Note: See Figure A-1 for explanation of symbols. LOG OF BORING 12 Project: The Commons in Federal Way Project Location: Federal Way, Washington G M E N G I N E E RS Figure A-13 Project Number: 11028-004-00 Sheet 1 of 1 Dates) 09/30/05 Logged ELS Checked TAD Drilled ByBy Drilling Holocene Drilling Drilling Truck -Mounted Hollow Stem Sampling SPT Contractor Method Auger Methods Drilling Mobile B-61 Auger 4-inch ID Hammer 140 lb hammer/30 in drop Data Data Automatic Equipment Total 11.5 Surface 410 Groundwater Not Encountered Depth (ft) Elevation (ft) Elevation (ft) Vertical Datum/ Easting(x): Datum System Northing(y): V SAMPLES 4 �- a) o E a D a) N > �. 0 0 a] > Z o (n 3 m m a J a� L a W 0 a) W O m E rn rn a7 N CO 410 131 10 f 5 17 33 z 101 0 18 37 3 15 Eg MATERIAL DESCRIPTION o O E C7tn C 00 2U iT0 03� AC 3 inches As all concrete pavement SM Brown -gray silty fine to coarse sand with gravel and occasional wood debris (loose to medium dense, moist) (fill) SM Orange -brown -gray silty fine to medium sand with SM gravel dense moist fill Tan -gray silty fine to coarse sand with gravel, orange -brown mottling (dense, moist) See Figure A-1 for explanation of symbols. OTHER TESTS AND NOTES LOG OF BORING 13 Project: The Commons in Federal Way Project Location: Federal Way, Washington GEOENGINEER5 Figure Project Number: 11028-004-00 Sheet 1 ofof t 1 TACO:\11\1102800400\Finals\1102800400FigureA-15.ppt GHS:TAD:DCR:aw 012006 U.S. STANDARD SIEVE SIZE 3" 1.5" 3/4" 3/8" #4 #10 #20 #40 #60 #100 #200 m 0 100 2 90 - - - nil z _ ... m Lu 70 m I I 60 Z - cn 50 - CD 40 _ - --�-. -- - - w 30 1. - U w 20 < 1000 100 10 1 0.1 0.01 0.001 m GRAIN SIZE IN MILLIMETERS ci z y c � m CA n Vi GRAVEL SAND SYMBOL EXPLORATION DEPTH SOIL CLASSIFICATION NUMBER (fEl t) 1 1 Silty sand with gravel (SM) 4 8.5 Silt with sand (ML) 0 11 3.5 Silty sand with gravel (SM) GEOENGINEERS APPENDIX B REPORT LIMITATIONS AND GUIDELINES FOR USE APPENDIX B REPORT LIMITATIONS AND GUIDELINES FOR USE' This appendix provides information to help you manage your risks with respect to the use of this report. GEOTECHNICAL SERVICES ARE PERFORMED FOR SPECIFIC PURPOSES, PERSONS AND PROJECTS This report has been prepared for the exclusive use of Steadfast Commercial Properties and their authorized agents. This report is not intended for use by others, and the information contained herein is not applicable to other sites. GeoEngineers structures our services to meet the specific needs of our clients. For example, a geotechnical or geologic study conducted for a civil engineer or architect may not fulfill the needs of a construction contractor or even another civil engineer or architect that are involved in the same project. Because each geotechnical or geologic study is unique, each geotechnical engineering or geologic report is unique, prepared solely for the specific client and project site. Our report is prepared for the exclusive use of our Client. No other party may relyon the product of our services unless we agree in advance to such reliance in writing. This is to provide our firm with reasonable protection against open-ended liability claims by third parties with whom there would otherwise be no contractual limits to their actions. Within the limitations of scope, schedule and budget, our services have been executed in accordance with our Agreement with the Client and generally accepted geotechnical practices in this area at the time this report was prepared. This report should not be applied for any purpose or project except the one originally contemplated. A GEOTECHNICAL ENGINEERING OR GEOLOGIC REPORT IS BASED ON A UNIQUE SET OF PROJECT -SPECIFIC FACTORS This report has been prepared for The Commons in Federal Way, Washington. GeoEngineers considered a number of unique, project -specific factors when establishing the scope of services for this project and report. Unless GeoEngineers specifically indicates otherwise, do not rely on this report if it was: • not prepared for you, • not prepared for your project, ■ not prepared for the specific site explored, or ■ completed before important project changes were made. For example, changes that can affect the applicability of this report include those that affect: • the function of the proposed structure(s), • elevation, configuration, location, orientation or weight of the proposed structure(s), • composition of the design team, or • project ownership. 1 Developed based on material provided by ASFE, Professional Firms Practicing in the Geosciences; www.asfe.org. File No. 11028-004-00 Page B-1 January 20, 2006 GWENGINEER� If important changes are made after the date of this report, GeoEngineers should be given the opportunity to review our interpretations and recommendations and provide written modifications or confirmation, as appropriate. SUBSURFACE CONDITIONS CAN CHANGE This geotechnical or geologic report is based on conditions that existed at the time the study was performed. The findings and conclusions of this report may be affected by the passage of time, by manmade events such as construction on or adjacent to the site, or by natural events such as floods, earthquakes or groundwater fluctuations. Always contact GeoEngineers before applying a report to determine if it remains applicable. TOPSOIL For the purposes of this report, we consider topsoil to consist of generally fine-grained soil with an appreciable amount of organic matter based on visual examination, and to be unsuitable for direct support of the proposed improvements. However, the organic content and other mineralogical and gradational characteristics used to evaluate the suitability of soil for use in landscaping and agricultural purposes was not determined, nor considered in our analyses. Therefore, the information and recommendations in this report, and our logs and descriptions should not be used as a basis for estimating the volume of topsoil available for such purposes. MOST GEOTECHNICAL AND GEOLOGIC FINDINGS ARE PROFESSIONAL OPINIONS Our interpretations of subsurface conditions are based on field observations from widely spaced sampling locations at the site. Site exploration identifies subsurface conditions only at those points where subsurface tests are conducted or samples are taken. GeoEngineers reviewed field and laboratory data and then applied our professional judgment to render an opinion about subsurface conditions throughout the site. Actual subsurface conditions may differ, sometimes significantly, from those indicated in this report. Our report, conclusions and interpretations should not be construed as a warranty of the subsurface conditions. GEOTECHNICAL ENGINEERING REPORT RECOMMENDATIONS ARE NOT FINAL Do not over -rely on the preliminary construction recommendations included in this report. These recommendations are not final, because they were developed principally from GeoEngineers' professional judgment and opinion. GeoEngineers' recommendations can be finalized only by observing actual subsurface conditions revealed during construction. GeoEngineers cannot assume responsibility or liability for this report's recommendations if we do not perform construction observation. Sufficient monitoring, testing and consultation by GeoEngineers should be provided during construction to confirm that the conditions encountered are consistent with those indicated by the explorations, to provide recommendations for design changes should the conditions revealed during the work differ from those anticipated, and to evaluate whether or not earthwork activities are completed in accordance with our recommendations. Retaining GeoEngineers for construction observation for this project is the most effective method of managing the risks associated with unanticipated conditions. File No. 11028-004-00 Page B-2 January 20, 2006 GWENGINEER� A GEOTECHNICAL ENGINEERING OR GEOLOGIC REPORT COULD BE SUBJECT TO MISINTERPRETATION Misinterpretation of this report by other design team members can result in costly problems. You could lower that risk by having GeoEngineers confer with appropriate members of the design team after submitting the report. Also retain GeoEngineers to review pertinent elements of the design team's plans and specifications. Contractors can also misinterpret a geotechnical engineering or geologic report. Reduce that risk by having GeoEngineers participate in pre -bid and preconstruction conferences, and by providing construction observation. DO NOT REDRAW THE EXPLORATION LOGS Geotechnical engineers and geologists prepare final boring and testing logs based upon their interpretation of field logs and laboratory data. To prevent errors or omissions, the logs included in a geotechnical engineering or geologic report should never be redrawn for inclusion in architectural or other design drawings. Only photographic or electronic reproduction is acceptable, but recognize that separating logs from the report can elevate risk. GIVE CONTRACTORS A COMPLETE REPORT AND GUIDANCE Some owners and design professionals believe they can make contractors liable for unanticipated subsurface conditions by limiting what they provide for bid preparation. To help prevent costly problems, give contractors the complete geotechnical engineering or geologic report, but preface it with a clearly written letter of transmittal. In that letter, advise contractors that the report was not prepared for purposes of bid development and that the report's accuracy is limited; encourage them to confer with GeoEngineers and/or to conduct additional study to obtain the specific types of information they need or prefer. A pre - bid conference can also be valuable. Be sure contractors have sufficient time to perform additional study. Only then might an owner be in a position to give contractors the best information available, while requiring them to at least share the financial responsibilities stemming from unanticipated conditions. Further, a contingency for unanticipated conditions should be included in your project budget and schedule. CONTRACTORS ARE RESPONSIBLE FOR SITE SAFETY ON THEIR OWN CONSTRUCTION PROJECTS Our geotechnical recommendations are not intended to direct the contractor's procedures, methods, schedule or management of the work site. The contractor is solely responsible for job site safety and for managing construction operations to minimize risks to on -site personnel and to adjacent properties. READ THESE PROVISIONS CLOSELY Some clients, design professionals and contractors may not recognize that the geoscience practices (geotechnical engineering or geology) are far less exact than other engineering and natural science disciplines. This lack of understanding can create unrealistic expectations that could lead to disappointments, claims and disputes. GeoEngineers includes these explanatory "limitations" provisions in our reports to help reduce such risks. Please confer with GeoEngineers if you are unclear how these "Report Limitations and Guidelines for Use" apply to your project or site. File No. 11028-004-00 Page B-3 January 20, 2006 GWENGINEER� GEOTECHNICAL, GEOLOGIC AND ENVIRONMENTAL REPORTS SHOULD NOT BE INTERCHANGED The equipment, techniques and personnel used to perform an environmental study differ significantly from those used to perform a geotechnical or geologic study and vice versa. For that reason, a geotechnical engineering or geologic report does not usually relate any environmental findings, conclusions or recommendations; e.g., about the likelihood of encountering underground storage tanks or regulated contaminants. Similarly, environmental reports are not used to address geotechnical or geologic concerns regarding a specific project. BIOLOGICAL POLLUTANTS GeoEngineers' Scope of Work specifically excludes the investigation, detection, prevention, or assessment of the presence of Biological Pollutants in or around any structure. Accordingly, this report includes no interpretations, recommendations, findings, or conclusions for the purpose of detecting, preventing, assessing, or abating Biological Pollutants. The term "Biological Pollutants" includes, but is not limited to, molds, fungi, spores, bacteria, and viruses, and/or any of their byproducts. File No. 11028-004-00 Page B-4 GWENGINEEFti January 20, 2006 u,.WW,dwwl p ry•wyo"O •1•4S °•15u!4••m uva wsxc•+�wsan.urm Q., 01•-EO-90 M g3.110-Ye>3 03sed NOI1VOIlend aOd 03AOaddtl S133HS'e d0 L 133HS 60 ovot'P NV'ld 43HVaNV1S 9 3dA1 X09 N0110NAP Alna allVaNVIS all GNIH001 Me tpL�� 9Yl+o�s� p^+�sscsHim- a°3t 0 C4 IN 'A Cry' NMOHS ION S11nON00 0 N01103S L N01103S __ ___ T 11nONO0 SUE) f IInONOO Ond 6Vd 13AVa9 I � 1 q_ I . __ .,, M1d'13AYa0 6 31ON 33S - �� (30tl9 9) 6'ZM ('dA11 - S311 Z �y (d,u) S311 Z O dOOH Mim 03013M 4 • Cl p •£ 3 dYMAO „9 m 0 'NIW .L - dVla3no .9 y 6 310N 33S - H11M dOOH 9# I _ HLIM dOOH Sit rn (39tl9 9) 6'ZMixb (aMM) ('dA1) 1NW03NOdN138 l 3mm 03013M 3otldanS L11OH „Z - „L (dkD On1S ONn0a9 03ntld d0 d01 31V1d a3AOO ^J I ldl1 13315„ULO„ lltll30 33S - (dA11 1105 d0 d01 1nN 9NIld oo X3H •dAl).9L7B F X rdAls asre Zb -Alnp-Aneaq eq pegs siopinogs paned jo Asm palanl mil u!gylm Peoald so" I!nd pus sllneq algea 'sexaq uopounp IIV •siepinogs paned m Aem peleAep M u!4llm seaeld aq iou I1e4s sexoq Ilnd PUB SIMA elgea 'SOXaO t1OWunr'jeeulW3 m4 Aq penojdde jo sueld"u! paiou aslmiaglo ssalun 'EL •sogpads joy 6u!meip dogs si9inlOeynuew panaldde *.as siampelnuum 6uaeue ties 1[im Algwasse jo suo!iprn&juoo lenpe 'luaw -Aupue lueuodwoo leoldAl a sloldap umo4s qel luewgoellV •6ulp!am 10 nail u! sseoold Impegoew a Bum Aq 6u!llgoileu jo poglew a Sapinoid qel luawgoellV umoa ploe p!l ZL „bZ = jelawe!p llnpuoo - f4pedea 66 •sl!elep luewgoege pniS leagS Jo40uV Pepe8H pue lueweaoyu!ea eJM PBPIBM loy O6'OV-r geld PUepuelS GaS 'M elemoo jo sselo pue lueweojoyu!ej angewelle joy suo!leogpadS piepualS aql aaS '6 I!elea uo.4mg1lu9pl walsAS aaS -siaual 6uluuoy ejoyeq walled puowe!p llo puu0 -peaq plain •S•S a ql!m jo •6uldwels 'BULAmOuo Aq pauuol ssaulp!4l eu!l ,.gn eq pegs siallaj uopeoppuepl welsAS OU '9 •Jeddoo pap!ejq peuull jo ,b x •u!w 9# aq Ilegs jedwnr 6u!pme luewd!nb3 -Agsem tell Pue 'lnu 'lloq 'S'S ArS x aNOZ-9CIS 9 4i1+H laipod eMN OLp 10 X4 luny aql al pa4me aq pegs sedwn( 6ulpuoq luawd!nba aql 'uo!!aeuuoe pnlS punOA aL0 0l 0AMu lls ue sV i!nPuO3 OAd Joy Jolonpuoo 6ulpunw8 luawdmba of pauuW :llnpuoo S21p )oj 6ulgsnq t!npu*D 1"s of radlunl 6ulpuoq luawdmbe ue laauun0 •L •punodwoo azlas-pue yl!m peleoo Allejagll eq pegs slnu PUB shoe -9 '.096 uedo of sp!l eql molle (legs se6u!q eql .g •siegsem leg Z PUB slnu -S 'S Z epnlou!'p!I goee;o wopoq eql of Peplum aq hags pnls punw6 S'S „4/E x ONOZ-4/6 V 'b -siampeynuew 6uowe fdEA suollem6puoo loex3 'awe4 eql of paplem 'adegs 1 jo 'l 'O hale Nol4l 'u!w „gC/£ aq (legs slegwew lloddns pll '£ '�o!ql wnwlu!w „Z£/£ eq Ilegs welled puowe!p egl wnw!u!w Big sesseuNgLa pll IIV Z ,slainloeynuew 6uowe Alen suopein6guoo loex3 elew!xojdde eie suo!suew!p xoq IIV ' 6 S310N •jagwnu pue ez!s t!npuoo ioy veld loe-4uO3 aaS Q uo!lepunod L elou eas -, iedwn16ulpuoq luawd!nb3 0 joloauuoo dwuo sseueplos jeddoa < jolonpuoo 6ulpuna6 luewdlnb3 W31SAS 3NOHd3l31 131 W31SAS IVN91S Olddtlal S1 W31SAS 9NI1H011 1-1 W31SAS NOIIVOINnWW00 WWOO W31SAS NOI1V1a0d SNtla11N3911131N I I �-L Jl dAll „71L 1IV13O NOUVOIJUN301 W31SAS Z 310N 33S - Na311tld ONOW'd10 �I, NMOHS ION S11nON00 X09 N0I10Nn Aina GHVONVIS an ONIN00l M31A Ntlld 030VdS A1N3n3 SOf11S b 1 .8L .6L (• ZIL L 9LIE --- i i MQNVli 1IV130 33S I I B 310N MS mm 'E= ('dkL) 3WV8d ONnOatl o3otldS A1N3n3 Son1S 1Nnoo OL '.E x „9/E - on1S NV3HS aOHONV 03aV3H 0 —1-- (dAU onisIiON sONnoa9 1Itl130 39NIH 33S - .iY b ,Bb n 0 0 ■ � Y ■ ._ ; ::� wslid + 2 12 Google 0 20 Goon.le-earth LEGEND 1. DFS — DRYVR 1401 'PREREL' FINISH TO BE SANDPEBBLE 2. BFS — COLOR TO MATCH SHERWIN WILLIAMS SW6898 'SOCIAL BUTTERFLY' FINISH TO BE SANDPEBBLE 3. PR91NISHED SCUPPER AND DOWNSPOUT — COLOR: PRE71NISHED SIGN TYPE W—NM52 UNA—CLAD 'CLASSIC COPPER' 5'-5' DIAMETER 4. OVERFLOW SCUPPER 5. 46' LANDSCAPING TRELLIS BY GREENSCREEN 15 13 8 6. PREFINISHED STANDING SEAM METAL ROOF SCREEN — COLOR TO — — — — — — T.O. MTL P� MATCH UNA—CLAD'MATTE BLACK' 7. ROCK FACE CMU — AMOON BLOCK RF-526 — T.01 PARAPET B. PREFINISHED METAL COPING— COLOR TO MATCH UNA—CLAD 'MATTE 24'-0' . BLACK' T.O. 6CRfF11 WAT3JPmllt T 9. 24'x24' LOUVER WITH INSECT SCREEN —PANT TO HATCH DFS 15 & p 0 a 16 10. WINDOW TINTED GLAZING I — — 11. BLACK SPANDREL GLAZJNG T.O. PARAPETS 12. COOLEY 1VEATHERTYTE LIGHT' BLACK FABRIC AWNING WITH YELLOW (D j@ 16 1 SQUARES & BACKGROUND GRAPHICS PAINTED MATTHEWS ACRYLIC 8 f ■ �� POLYURETHANE ' A U) ,:,f14'-6' iV 22 12 1 2 17 12 13. PREFINISHED ALUMINUM COMPOSITE PANEL SYSTEM — COLOR TO v, 19 MATCH UNA—CLAD *MATTE BLACK' Z Z 14 14. STANDING SEAM METAL ROOF — COLOR: BLACK WITH BLACK & 0 LLOW 10. 0. 15 5• 15. NOT HARES USED O 0. BULIARD f. ] ■ . B.O. 7 16. LED STRIP LIGHTING - (1) ROW OF LEMON YELLOW SLOAN BRAND LEDStripe PART 1701189A-LY G { u� 17. 48' TROUGH LIGHTING `O vi 19 18. MICRO -FLOOD AWNING UGHT Q a 10 19. DIRECF-INDIRECT CYLINDER WALL SCONCE U 11 _ 1� •� 11 10 1O 10 ti T.0. MASONRY'v 20. EXTERIOR WALL PACK LIGHT > 21. GREASE HOLDING TANK, PLANT SHERWIN WILLIAMS SW6117 'SMOKY W W 7 23 Irk `+ 7 2 7 I 23 TOPAZ' 2 22. DASHED LINE OF ROOF DECK BEYOND J ] 23. 6' CURB, PAINT BLACK TO MATCH STOREFRQW FRAMING ' ON 1 Z 0 Q LL W J Tr 0, YTL PAMEl PA101Pfi O w �. i• — ::GN TYPE C-8024 24' HEIGHT — 24'-0'.aui T.O. SCREEN WALL �,/) LL 6 8 i6 • ■ ■ 22 • 1 1 I s r.0. P n • 12 12 t14'41VaF�5]� T.0. TRWENCLROOI'� 12&PY I4 J 10' 0' 13 T.O. 0 10'-0' F o , 19 1 1 RESTUBMI17 o 1 fO JulI20�� SCALE: 3/32"=1'-0" La L MEDIA SIZE: LEDGER FRAWN BY: MBH .:' !' 7 7 ] DATE: 07/20/2012 FILE: REVISION #: 7 B.O. PATIO I• 2'-0* oil T.O. MlIQ'IS SOUTH ELEVATION t 5 of 0. P�'T ARAPET A. PARAPET t}4'_ E D0F 10.-0. 1.0. BULLARD 1S IS 8 SIGN TYPE C-BWW24 - •, i� 24' HEIGHT i SIGN TYPE C-BWW24 24' HEIGHT � � 19 r19 ti:'i.,.fIf �.'�'i• f r io 11.1��"'i T.T>'17 T.O. TRASH ENCL* a T,O. �kTIF�I� -I, .i- ■ 11 f 8 LEGEND 1. OFS - DRYVR 1401 'PRETZEL' FINISH TO BE SANDPEBBLE 2. BFS - COLOR TO MATCH SHERWIN WILLIAMS SW6890 'SOCIAL BUTTERFLY' FINISH TO BE SANDPEBBLE 3. PREFINISHED SCUPPER AND DOWNSPOUT - COLOR: PREANISHED UNA-CUD 'CLASSIC COPPER' 4. OYENFLOW SCUPPER 5. 4'x6' LANDSCAPING TRELLIS BY GREENSCREEN 6. PREFINISHED STANDING SEAM METAL ROOF SCREEN - COLOR TO MATCH UNA-CLAD 'MATTE BUCK' 7. ROCK FACE CMU - AMCON BLOCK RF-526 & PREFINISHED METAL COPING- COLOR TO MATCH UNA-CUD 'MATTE BLACK' 9. 24'x24' LOUVER WITH INSECT SCREEN - PAINT TO MATCH E]FS 10. IWNDOW TINTED GLAZING 11. BLACK SPANDREL GLAZING 12. COOLEY VEATHERTYTE LIGHT' BLACK FABRIC AWNING WITH YELLOW SQUARES h BACKGROUND GRAPHICS PAINTED MATTHEWS ACRYLIC POLYURETHANE 13. PRERNISHED ALUMINUM COMPOSITE PANEL SYSTEM - COLOR TO MATCH UNA-CLAD'MATTE BLACK' 14. STANDING SEAM METAL ROOF - COLOR: BLACK WITH BUCK k YELLOW SQUARES 15 NOT USED 16. LID STRIP LIGHTING - (1) ROW OF LEMON YELLOW SLOAN BRAND LEDSt9pe PART j701l89A-LY 17. 48' TROUGH LIGHTING 18. MICRO-FLODD AWNING UGHT 19. DIRECT -INDIRECT CYUNDER WALL SCONCE 20. EXTERIOR WALL PACK LIGHT 21. GREASE HOLDING TANK, PAINT SHERWIN WILLIAMS SW6117 -SMOKY TOPAZ' 22. DASHED LINE OF ROOF DECK BEYOND 23. 6' CURB, PAINT BLACK TO MATCH STOREFRONT FRAMING 29'-8' - LA MR. PANEL PARAPET T.O. PARIPFT TO. - 8.0 !ESlJ8M7ED -0 JUL 2 3 2012 CITY OF FEDERAL WAY CDS U/ v, Z Z Q °° 5G Q O U W W W1 Z o a U. UJ J 4 w v / LL i, i ~ 0 Ld a 0 a 0 SCALE: 3/32"=1'-O" MEDIA SIZE: LEDGER DRAWN BY: MBH D ATE: 07/20/2012 FILE: REVISION #: 7 mcmTE Is"t TAKEOUT PARKING ONLY TA 1#19#7, m SIGN*- 31e SSTL_,BOLT EMBEDDED BWW YELLOW BACKGROUND WITH INTO NEW CONCRETE By GC BLACK/WHITE/GRAY GRAPHICS— EDGE BANDING TYPICAL AT EDGES OF SIGN BY SIGN VENDOR (AT EXISTING SIDEWALK) NOTES, 1. FABRICATE ALL SIGN PANELS OF .063 FIAT ALUMINUM PANEL W/ RAD CORNERS 2. POST MOUNT: USE 3/8'9 STAINLESS STEEL MACHINE BOLTS W/ WASHERS, 2 PER SIGN. 3. COORDINATE QUANTITY AND LOCATION W/ LANDLORD AND BWW 4. FOOTING BY G.C.- ALL OTHER SCOPE FURNISHED AND INSTALLED BY SIGN VENDOR, m SIGN: FASTEN WITH NON —CORROSIVE DIA MACHINE BOLTS W/ WASHERS, 2 SETS PER SIGN. EDGE aWNG BY SIGN VENDOR BACK OF SIGN TO BE ... t�, YE PAINTED BLACK A�� POST 2'*x2`xl/8'0 ALUM POST W/ CAP BLACK W/GLOSS ANISH BY SIGN VENDOR LANDSCAPE 12 DIRECT BURIAL INTO CONCRETE 4 FOOTING 1 14 14 12" 0 CAST —IN —PLACE VINYL I 1 REINFORCED CONCRETE FOOTING 4 1 L J (MIN. 2,500 PSI) PROVIDED BY G.C. MNIDIT[ON '13 (AT LANDSCAPED AREA) 320TH STREET . I. - — 000� 4, 4 4 A 0 V 4 ZA 4 .......... ........................... ............ ............ ........... .............. .......... .. ........ ................... 1 ................. %X 2 ...... .......... x ............ X. I... . . ..... TYPO ........... ............ ............. 17 ................. ... ......... ................. ........... ------- im 2a IF- I i a ffll L 1 11) a (AT HEAD TO HEAD PARKING) (WHEN SIGN IS AT HEAD OF SPAC .......... ......... .............. ........... .................. ........ ......... 16 ....... FASTEN WITH NON —CORROSIVE DIA MACHINE BOLTS W1 2 S P"i S ED �ro,JNG BY SIGN VENDOR SIGN TO BE FLD BLACK '\ A'11111111111,1,11, 2vx2%sxl/81$ ALUM POST W BLACK W/GLOSS H BY SIGN VENDOR ,'#HEDULE 40 PIPE WITH NON K GROUT FILL YELLOW (Cl 6) rol�= 000, Alf 4 .A 4 A 44 4 4' A 4 j cam cam am as= cam wam Ono mm .......... mum ............. .. ........ 3 2 .......... .......... .............. 2 24 3 23 .............. . ......... ............. ...... .......... TO PAINT LOGO AS INDICATED ON SITE PLAN. 2. STENCIL SHALL BE PROVIDED BY I'SIGN VENDORN TO G.C. TO APPLY AT "APPROVED" DESIGNATED "TAKEOUT" STALL LOCATIONS. 3. 1ST PREFERENCE OF COLOR SHALL BE *yELLOW" TRAFFIC GRADE PAINT (C16), WHITE IF REQUIRED BY LOCAL CODE. LINE OF FOOTING BELOW TAKEOUT PARKING SIGN, REF 02/AOOO CONDITION 'C$ CURB III EQUAL PARKING STRIPES TON OGU4 L�riCAISCALE: 1/4" Xe--�MODIFY SIGN LOCATION AS REQUIRED BASED ON SITE SPECIFIC CONDITIONS GENERAL SITE PLAN INFORMATION AREA CALCULATIONS: SEE G001 PARKING INFORMATION: NEW PARKING PROVIDED RESTRIPED PARKING 7 STALLS EXISTING (UNDISTURBED) PARKING 13 STALLS TOTAL PARKING 52 STALLS 72 STALLS LEGEND KEY NOTES PROPERTY LINE / RIG HT-6F—WAY 1 4 1 PROPERTY LINE RIGHT—OF—WAY BWW CONSTRUCTION WORK, LIMIT LINE U2 (N) SIDEWALK/PEDESTRIAN PATHWAY, REF CIVIL DRAWINGS (N) LANDSCAPE AREA REF LANDSCAPE DRAWINGS PROPOSED EASEMENT FOR FUTURE 320TH STREET DEVELOPMENT, UNDER 1 41 (N) LIGHTING TO MATCH (E) SEPARATE PER:. (E) SIDEWALK AND LIGHTING CONCRETE SIDEWALK AND PEDESTRIAN 2 PATHWAY, REF CIVIL DRAWINGS U6 (N) STAIRS (N) ADA COMPLIANT RAMP LANDSCAPE AREA, REF LANDSCAPE I (E) TREE DRAWINGS 3 ...001 ......... .......... (E) PUBLIC TRANSIT STOP (�O) (N) HC SPACES, TYP. OF 3 AREA OF NEW BUILDING CONSTRUCTION 111 (N) SHORT TERM PARKING, REF O3/A0OOb 1"2 (N) TAKE OUT SIGNS, TYP. OF 4, REF O2C/A000b AREA OF NEW COVERED P1.1kno (N) PARKING STAUS, TYP. OF 4 1.4j (N) GREASE INTERCEPTOR AREA OF NEW BEER COOLE R (�5) (N) TRASH ENCLOSURE 16 (E) ELECTRICAL TRANSFORMER ..... . 1 171 (ECI CHBOARD AREA OF NEW TRASH ENCLOSURE X: Xl X . .......... 18 (N) TREE AND GRATE TO MATCH (E) .. ......... ... ............ . . ................... 19 (N) SIDEWALK RAMP TO REPLACE (E) RAMP, SE CIVIL DRAWINGS 20 (N) PEDESTRIAN PATHWAY LIGHTING 21 (N) GREASE HOLDING TANK 2) RESTRIPED PARKING, TV. OF 13 U3 (N) PARKING ISLANDS AND CURB 4) RESTRIPED PARKING ISLAND 5) O BIKE RACK loll# L�,6j (N) BENCH, TYP. OF 5 iP IR 0 �lAw V A powt ... ...... .. yA A,Wo"6' Z7 o U L 7 7, c WMY 4 MECHANICAL 2008 NATIONALELECTRIC COD. ELECTRIC" ICC SI 117.1 2003 1 E C 81 8 ACCESSIBILITY: CODE WITH E RE 2009 jidr�'J FIRE: ww 2009 I TO ENERGY 9 WAC 51 11 ENERGY: O CUPA CYC, -- SECTION 30 LLL�� FOOTAGE INTERIOR I�4S SQUARE 5181 S ' —2 S ASSEMBLY(MINUS BEER COOLER) A� NO FIRE SEPARATION REQUIRED HEIGHT -- �"CO BUILDING COOLER 12 SQ FT TOP OF HIGHEST PARAPET — 29'-8'� SERVICE YARD(MINUS E I ROOM} a4 SQ I~T OCCUPANT LOAD = �►7 ROOM�7 TOTAL O M EC I� SQ FT PATIO I tO86 SQ FT O UCTI E TAM o 1 SECTION 2 IB E V—B UNPROTECTED FULLY SPRINKLERED / BUILDING ° 7,117 SF a T"` e. n.. V ) � ....pit ,- C-D I ! 3210T SR EE C 1 ` ( 'i;, S U HTOT05 dr f �r # r n�, t , .,.. !':SSE.. u,'ll:?, t"„�?4 V{„tG:'.,i ,..33P.k1, ,%i:,F1..• d,b'd:M1 ,n<^,W:x v.:%:. 3, z, •e ,1„?`t„nYAl,lf, 5. � >` r • f' 2. Y, S, # n y o , S t t, „ e »e. 1 d f t i+ t t sy 4' a 0 d 0 i �•; +^Y i a: Y w „ •a M w d t g t a 's, 1 , , E p • � 1 ;i` zd � � � i 1 i u i tF , , • �d t, ff a } t , w + , � d d f 3 A PHONE: 253-899.5607 EMAIL i M, . M` ►,: �, ,,gip °`; .i a. ' `,s,.. a� �� t•' , �" !#� �"�' a 8�ri{? Z`# 3 f i yai err � 3 3 .,. �i a r.,'A S FA - IIIIJAVA - I / I I I / / / / I / / / / / / / / / / / Ll <m M> -.00ofto 7177�1111 4*= wwwwww" cD JULU) Ci OF FEDERAL WAY CDS I ..Woo C114 "M r , -< C:> W:Z: A ENLAR (Cou 01 . " ., SCALE-.1/2$940 0 S SCALE.- I L Ir TOP OF SLAB TO BE LEVEL AND MATCH FINISHED FLOOR ELEVATION IN BUILDING .,LOSURE._ lhall �, r Alu. OFS SYSTEM ",I'll * it— =11lwv_v 411 1 if N&V 0 4 A.I SLEMD HOLES FOR BOLTS IN OPENED AND CLOSED POSITIONS, TYP. Ls, L w IF A ll„ 14 OF SLAB POWER UNIT FOR TRASH COMPACTOR CMU INSIDE TRASH ENCLOSURE — TO BE SEALED WITH BLOCK SURFACER AND PAINTED C11, TYP. &IOLLARD, REF 09/A002b, TYP. TRASH COMPACTOR FLOOR DRAIN solummonow— tl 41 "'00, "o" I-lool LINE OF BEAM ABOVE .Z 11-00, "0I "o" 0" GATE POST REF 10-11/AO02b 0000e TYP. GATE, REF 06/A002b o0olor 0000e LINE OF ROOF ABOVE Illool 000e -� s /oll 0000e 00000, "o, 400ole 00000e "o, "o, 000e 00 THK CONIC SLAB 0 THICKENED APRON RON TO BE #4 BARS 0 12$* OCEW mm T.O. MOF, VARIES 6" DIA STEEL POST WITH CONCRETE CORE, REF 10/AO02b SCALE: c, t JUL2,3 2012 C)f OF FEDERAL WIV,"b' CDS 4 -� �w �► sw ;. • �►� �w �► ,, ,, .; a�n► — M. 41• Te s 1 "rT.O. BOLLARD, tx a E � w. gt ° titP x o 044412 o n rww.ra ww�a.a.w.w» To . CANOPY +sr.s.+. as+Yssss CANOPY B.O. 9+ s 4AN�jtq, C 4'wo-.�vr/a`' h laps MITI 0 1 2 4 B' le 5 Q4 (V I A.9 n B.3 B,6 c QDD wwwww sw�w.wrr w++.ew+r+ «..eww. +a+rarr a.A.rr rrrrrnrrw+rwwiw uerwr .�+rr+. wawwrw +uoa,+�+ «sw... wsnww ..+i+�n.o ass.wro +raw.w. ++saes +eaewre+ w+se+ss. a+w+w® wnriw arrrr irsrs+ wrr sw�sieirewsrr i• .y R sA WINt 1 B.O. PATIO CANOPY 9 + T.O. i as .wawsn.++s T.O. SLAB 1 + 1 ! 1 24 O. SC 6 3 20 T.O. PARAPETv IT d 0-o n10 ;.Y 2 MOUNT KNOX BOX MINIMUM ABOVE GRADE. CONFIRM LOCATION t� & QUANTITY a LOCAL NQ, M MARSHALL 27 FABRIC AWNING it ALUMINUM ,M 't COMPOSITE PO- PANEL 29 SIGN VENDOR TO SUPPLY & INSTALL ON FRONT ENTRY DOOR GLAZING, - HOURS OF OPERATION. USE 6" LETTERS OR NAME, i t M OR A,DDr ' ESS �. d HOURS. COORDINATE L�o)LOCATION/INFO WITH CONSTRUC11ON MANAGER DASHED INDICATES ROOF DECK BEYOND CONTROL01 OFS 000*1.11 �2) OVERFLOW SCUPPER 3) i, LANDSCAPING TRELLIS rr GREENSCREEN, REF LANDSCAPE DAr; DWGS 34 GREASE HOLDING TANK, PAINT COLOR: SHERWIN WILLIAMS SW6117 TOPAZ r r ` r ,r wd ,, LI/,Y ry \!� '.CAM i f �p Ww T.O. MASONRY t7 5 � t �� isms t h t yy„ i ,oj � tt r•xR � ,W ,t� Y, a—n 14VT.O. PARAPET 1s—* T.o PARAPET �-7 iES h x 4'w `k k 4 n w x n e* a krlrr''b,A.'M'X W,s +wwwx—.++'*kra nerewu+arv«m„w.w+ew + **^�"M i\)� mJM�bw^rtY"M'hWw+�r+'u .. ��JCL SU�(��y .E ROOF t, • 9 , T.O. BOLLARD GENEm/-%L NOTES 1. COORDINATE WITH MECHANICAL, PLUMBING, AND ELECTRICAL DRAWINGS FOR ALL PENERTIONS IN THE EXTERIOR FACADES. O VERIFY LOCATION, e. Oc.. fir'' P OF ADDRESS R NUMBERS & LETTERS FOR BUILDING WITH LOCAL AUTHORITIES. LETTERS & NUMBERS TO BE PROVIDED & INSTALLED 3. BUILDING D SIGNAGE ;,. AWNINGS j ARE UNDER i SEPARPERMIT & NOT PART OF THIS PLAN REVIEW. GC TO PROVIDE BLOCKING AND POWER FOR ALL SIGNAGE - COORDINATE WITH SIGN ATE AND DRAWINGS Y WW VENDOR FOR BLOCKING LOCATION REQUIREMENTS. 5. `LL OFS TO BE 1` ' ! RANT BLE FINISH WITH STRATOTONE HIGH PERFORMANCE COLBY DRYVIT k#,.. ALL GLAZING.. K" 0 E Y a "No 1 0" ` T E'' S PAINT j DOOR AND FRAME f f MATCH ADJACENT , f a{ R� i .0) TINTED WINDOW ALM (TFl) AT ALUMINUM ENTRY DOORS TO BE APPLIED AFTER SIGNAGE [151 SPANDREL GLASS AT FALSE WINDOW LOCATIONS PREFINISHED STMDING SEAM METAL ROOF SCREEN - COLOR TO MATCH A 16 UNA-CLAD *MATTE BLACK" - REF 04/AO02b fl7l ALUMINUM FRAMING AND ENTRANCE DOORS, COLOR: BLACK 00 FINISH LAIN: OFS �� A< #401 PR SYSTEM fig % 1 OFS SYSTEM - MATCH SHERWIN WILLIAMS SW6898 *SOCIAL BUTTERFLY* PANEL20 METAL BUTT JOINT A PAINT ALL EXPOSED O CUSTOMER VIEW TO MATCH i C10 SEMI -GLOSS 2 2 SPLIT FACE CMU BLOCK - COLOR: RF-526 (CMU 2) PREFINISHED SCUPPER AND DOWNSPOUT COLOR: PREFINISHED UNA-CLAD 23 "CLASSIC COPPER 24 EXTERIOR rROr SPEAKER DOOR BELL MOUNTED AT 41-6" AFF � e° 1 Y, Ft— TWAL .O. PARAPET/SCREEN T.O. TRASH30 W 81, 7, rtu.. T.O. MTL PAEL PARAET `',� 11tO nj man =0 I Z=l MOUNT KNOX BOX 6'-0' MINIMUM ABOVE GRADE. CONFIRM LOCATION � 26 & QUANTITY WITH LOCAL FIRE MARSHALL 27 FABRIC AWNING 28 ALUMINUM COMPOSITE PANEL SYSTEM 29 SIGN VENDOR TO SUPPLY &INSTALL ON FRONT ENTRY DOOR GLAZING: c MANAGER'S NAME, ADDRESS &HOURS OF OPERATION. USE 6" LEffERS FOR NAME, 4" LEffERS FOR ADDRESS &HOURS. COORDINATE LOCATION/INFO WITH CONSTRUCTION MANAGER 30 DASHED LINE INDICATES ROOF DECK BEYOND 8.6 1311 EIFS CONTROL JOINT e.3 32 OVERFLOW SCUPPER A e O 46' LANDSCAPING TREWS BY GREENSCREEN, REF LANDSCAPE DWGS L34 GREASE HOLDING TANK, PLANT COLOR: SHERWIN WILLIAMS SW6117 ASMOKY TOPAZ �. r @g WYr� • B.O. CANOPY r*,.. MASONRY fir, 0 o r , SLAB t t 11271 '�MTIO y SCALE: 1/4 — � _ v --�� 1021 1 3 � QUEUING ORDERING ............. B.6 777T . ...... .... . . .. ..... WALL LEGEND MRIOR WALL SOUND PARTITION in Y WALL T*exx4x xvxe1.4 x>x4xwx xxxxp4+ O DECK LOW WALL I .................. METAL SUD WALL TO DECK . . ......... . PARTTnON FRAMING TO 6" ABOVE CEILING ESUBMITTED I �00 rt D B.6 B.3 DB A,9 @ 01 11271 and 10 cif VN'EXTERWALL IOR SOUND PARTITION WALL TO DECK I LOW WALL METAL STUD WALL TO DECK .......... ........ "' PARTITION FRAMING TO 6 ABOVE CEILING xx ...... .... 1.4 n2. 2 1.4 1.7 2 2.2 JUL cl 2. Ty u FEDERAL 01 PARTIAL FLOOR PLAN SOUTH SCALE: 1/4"—l'—O" 0 1 2 4 8 NOTE TO CONTRACTOR ER LAKEHAVEN U11UTY ALL U11UTY WORK TO BE INSTALLED P r-LIMITS OF DISTURBANCE BY DISTRICT'S (LUD) STANDARDS. CONTRACTOR SHALL A BUFFALO OLD WINGS. CONTRACTOR CONNECT TO EX. CI3 ADJUST RIM TO GRADE, RIM- 410.0 1% CONTRACTOR TO VERIFY TYPE AND SIZE OF CB AS FIRST SPECIFICALLY REFERENCE THE FOLLOWING DETAILS WHEN SHALL MODIFY LIMITS AS NECESSARY CONSTRUCTING IMPROVEMENTS. IORDER OF WORK. IF EXISTING CB IS A TYPE 1 IT SHALL TO CONSTRUCT IMPROVEMENTS. IBE REPLACED WTH A TYPE 2. IF EXISTING CB IS A TYPE AREA ±0.815 AC. SIDE SEWER 2 ADJUSTMENT RISERS SHALL BE ADDED TO THE BQQY--� INSTALLA11ON DETAILS EMOVE EXISTIG J-BOX- OF CBO STANDARD PLAN B-18d 1% INSTALL NEW'J-BOX OVER -19d STANDARD PLAN B EXISTING CONDUITS SAWCUT & MATCH, EXISTING GRADES. --::`-A JUST ISTANDARD PLAN B-19e ARYJO-MAINTAIN A 2% MINIMUM STANDARD PLAN B-..j LIMITS AS NECES� 5' BEAUTIFICATION EASEMENT -A ....-S WCUT SHALL BE LOCATED AT RECORDING NO. 20010330 C OSS SLOPE,, 002752 . .. ................. .... .......... ........ ...... ...... ................. ..... 40MOREM musumm NONE== *K JOINT. .......... ... ........... .............................. CLOSE DEWAL §tTll- ....... ..... ........ ......... ... ........ ±405.15 I35 ME ME* . .. ..... .. ......... .......... ±406.7 ME FL ...... . .. .. ......... ...... ... ... .................... .. ........ =mu\m, mummum ............. .... ........... .......... ........ �$, ....... "CROSS'"SLOPE AYOUTO I.... ........ 40 wwwwwwo mummm"m .... . ... ........... ........... ......................... 5 ...... SHALL:.% SEE RAMP ARCH. PLANS FOR MATCH EXISTING .... .. ...... T IADJUST CB RIM ISTAIRINum' NOT EXCEED 2% (1'0 . ... . ..... .... 407" 50 101`408-0-5 Idu 406.77 I'40, IMMEMIN ... ..... ...... I-7. 46,6,,27 ME 7.4-, BOTTOM= ME 408 TRA TC 9 ..... CT _XARACEE ............... 5 TP 7 06.73 ME 41 ME T ±406.23 '05.53 410 406:86 -4L x 41 .1, I6.82 M i E TC % 6�32 ME -20 41*0.46 STAIRS 0 C TOP' 4101b TP 40' >< L i DETAIL 3 -408.05. ITP 406.40 -BOTTOM=40al 5- 41 0.20, . ... . .... 41 *158 10*70* I. . . ........ N+u Z5. I u II406.40 ME TC ±406.78 ME- IRRIGA116N VALVES TP 4 IBE RELOCA 4"* ±406. ^UALITY Lf\ 86, 40 ME LAYOUT DESIGN & 41 ....... 405. J. ou on x BEHIND SIDEWA WATER 410.70 14 TW=410.05 CTI BW=408.20 0 0.50% MINO EXISTING CURB TO REMAIN IV I H LAYOUT SHOWN IS BASED ON V 4 LV OTHERS. 06.9 5 M E I....... . 407.62 UNLESS SHOWN OTHERWISE, T TO ROOF --J 4 * 07.5. SLOPE 410.20 NEC PREVIOUS ENGINEER'S DESIGN AND Is (TYP) -.4.07-90- 4Q7,._90 �\DR 4 NTRACTOR TO A, IN S . TC ±407.55 ME COORDINATE INSTALLA11ON WITH OWNER. OR IPLAN ADDITIONAL INFORMATION TC 407,94:* 407.12 TP ±407.05 ME .±40,7,11 *l.. e7l IME .......... 7.44 -407-.90- Tp- -4G 407.95 P ...... SEE ARCH. PLANS FOR RAMP TC 407.84 5 409,20 409.1 LAYOUT. CROSS SLOPE SHALL LEGEND GRADE TO DRAIN TP 407.34 SAWCUT NEW SIDEWALK & IJGH11NG .......... TP 4n 7% .3 I NOT EXCEED 2% (1- 50) .10 TC 408.04 -D WN^S BY BUFFALO OL., u SHALL NO T .20 409 I u UFFALO Wl" WIN%S TP 407.54 Now== LIMITS OF DIS`RBANCE, BY B 409.25 EXCEED 2% (TYP-) S TH 410.70 TC ±407.97 ME" 407.60 IA ME TP ±407.47 411 MINOR CONTOUR % A '4 CONTOUR 15 M I b RIDGE '%RADE BREAK .......... .... ...... . 50 M u I I BEA"TIFICA" 0=091momm 4mumsONNO qm=mvmmm clutumommom ±407.51 ME* ..... . .. M u LEASE I IMITS B Lu ----------- Ull `INlft NO S u A ......... LOPES SH LL pt:: u z I m u EXCEE % WITHIN AmA u LOADING AREA CURB CO) 0) .... .. 1 r%v u dm gm D DES A I408' 1 6' 408.26 \11 111% O `117 SIDEWALK A 0. FFE 41 70 S PROPOSED GREASE INTERCEPTOR, I.. ....... A J.# H . .. .. "EAVY DUTY CRETE FOR DESIGN INFORMATION CON" SEE PLUMBING PL AANS BY "OTHERS A IULU ACTOR SHALL ADJUST ALL O C ASH EN' fSURE, SEE - %.$ON I K IV ARCH. PLANS FOR DESIGN INFORMATION STRUCTU'RE^ WITHIN LIMITS OF A EXTI 1;0 C 409 DISTURBANCE *1*0% FINAL GRADE & 40 POINT OF CONNECTION FOR CIVIL DESIGN PROVIDE PEDES'IRIAN TRAFFIC 10 REMAIN DESIGNED 9 "T' OTHERS RATED UDS AS REQUIRED. INCLUDE u (D 60 ssclo ALL A RIM ±410.48 .......... EDESTRIAN' UGH71N,G� 8Y $ 0 b T vin ....... '%HT PLE & BA^Ej B ERS LIG u IE ±405.70% 2" WATER ME"" PER LUD 409.26 SEE PLUMBING PLA` AS B&# N T '""SED GAS IK19 Lu PROP* EN SEE PLUMBING PLANS u OTHERS, ON FOR EXTENSI ........... ')A T bE OUT u FOR EXACT LOCA"I"ION NITAR WER CLEAN u lu BUILDING A40,46 SEE PLUM B N G A -r^ H BASIN, BY OTHERS r% SS DRAIN, RIM- 1 IRRIGT R PLANS FOR ADD111ONAL INFORMATION' E -2 ING IS T JUS SAWCUT I u TC 409"'* PER LUD. DESIGN TP E" LETED BY ±409.4 M MAT & PAVEmn L L I -"-% A 0%-rf\ WHEEL O K I, SEE ...... K 41 rl 1 timtj I V A I u FOR ......... CUR8 'IMlsS "A 410.72 co R RCHITEC`RAL PLAN .31 1EE. % M �x. DED TO ATTAN 5 410.70 I±409.30 ME EXACT LO^ATION TC 41 0. 1V ±409.27 ME "N 41 3.6 SPOT ELEVATIVI 410.1 v, 410.68 TOP OF CURB TC A WAMME 410.59 ........ ±409.75 ME TO TP 1 0. 3 &t 5 BEND 'P ±409 410.70 .. ... .. 6 ME TC ±41 0 W/ THRUST .25 ME . .. . . ... . ...... 0 ME 1 SS/ MA_ EXISTING `KING uu .......... BOTTOM OF WALL % BL e:. BW ELECTRICAL 0 410.54 4 . . .... TOP OF WALL TC 410.21 ..... 41 U. 46 BOX SIMON P 409.71 TW 4Q9 410.50 ITR%: -7 7 .75 -p T FL FLOW LINE AV'G- E A m A 410.63 41 0 7 0 TP 41 0.00 A 1+ TC 0. 30 TP.-4,Q9�75' 410.66 A I I wm 'I -4. Ad) A. A A A A - A A A A A T 'ERS, PER lE 20 9 A A `E PRELIMINARY STORM SYSTEM SHOWN WILL BE DESIGNED, B" IH U E A A : A `ERE ARE N N 'ROL WATER COURSES W v 4:09.82 -iO.17 41 u; �Tc .0 .4 . < 410.66 4 4 4 A A* A GENERAL NOTES A TP 409.97 u 14 9u* BEK A A 14 CD YA: A TP M.82, THIN 2 41 B8. A 410-16 A A y. 9.01 .A . W/ `R'ST A 24 I. 0.0 LF. WA A A . .......... 6. A I Al 3. SEE lU A A -4 0: ARCHITEC"RL PL NS FOR S"" R AND HANDRAIL DETAILS. 40 4 A 9.75 KING COUN BLOCKING TY SURFACE WATER DESIGN MANUAL (K D 09.70 A A. 'IT I .......... I 0 $ TP- .... ... ............. ... ..... ........ .. ... . ... . .................. G 7C ±410.48 VE--- .......... I tJAC II.. ..... ............ ......... .............. .... .... ... .... u u -'EX f "ATE SAWCUT AT "I O'P 0 F 'i G, GA� S. . TUB 114. i Lut; ........... TC 410.35 ... . ..... . 4 7 r; 4. 0 E TP 409. 5. SEE ARCH 0 ..... tv ITE ARI% DIMEL lSI^NS & SE KS. TC 410.5 d2 ±409.85 ME TP 409.85 ±409.77 ME TP ±410.0 ME IT_ 4:1 0 .......... SEE ARCHITECTURA'La SITE PLAN ........ UO IK u SEE DETAIL 2 .... GRArNE. 0% N ACTOR T' TP 409.85 T. . ... :P -!O FOR ADDITIONAL NN ............ ----------- :N: 4,0 . ..... ....... ATCH N: S WN M AL 1 20 F- 2 WA INFORMA11ON T � - . : : , PROPOSED ASPHALT RAMP. "O::'N,:,: R A C TO R .. E; ... ... .. FOR SITE INFORMATION RD: Al- TE ON ±410.20 ME ME 'u low 'ILS R. V ,E RESTRIPE STOP BAR .. SEE ARCHITECT PLAN FOR 2 F A .0 A"ISTING DIMENSIONS & PAINT', TYPE E' COLORED CPFRETE.,.,.DETA N K 2"ME, `."G SSMH T% FINAL GRADE ±410.4� ST EXIS11 ADJUST EXIS"ll N G Sf"MH ADJU 00 FOR CIVIL NOTES *SEE SHEET CmNN2 S 320TH STREET 7 ±11+10.40 ME lu % EXISTING TR A A 410.40 M E FINAL GRADE ±410.09 RIM A'SFORMER, SLt. EX. 8" IE (N) 402.46 ME ±410.35 M E I_mICAL PL 0.1"HERSO ±410.40_ ELEC' :,Nbo By RIM: ±+10.26 K EX. 8 1 402.41 . .......... v I ... .. . li *fjp�Li ro -ftkits, fidm�ec vi;b BACK- LOW" ROUND ELEPIRICAL SERIACES F ... :�X . . 6- f CONNECT IV i nO^r% IKI vu Z)AVVUU I dc rvi A 1% Ntvv 0 it k1m) PREVENTER. ADJUST TO FINAL GRAD'E I v UST SAWCUT C 0 NTRACTOR SHALL ADJ CONTRACTOR SHALL REMOVE EX. 8" T U 8 & ONNElf"T EXISTIN^ WATER MAIN, V`I u I K u 'C ±411 U M ITS AS NECESSARY "irf" P R O" D E .35 ME: & PROVIDE PEDESTRIAN TRAFFIC �P K ...... Er" JURISDIC11ONAL STANDARDS GROUT NEW 6" STU, B N Lu u ... TP ±410.85 ME RATED LIDS A% ,RWRE9. 11"C_ DE ........ ... JH ..... .. ........... ............. U C ...... IFORM ......... ........ ...... OF AL t ........ PONDIN U ............... ..... mm. MEMINSIMIMM sommum Jill p PROPOSED FIRE DEPT. CONNECTION *r Tywv T V Aj-jl!A C ±411.32 ME GmA"m L 000000 ]poop$ TP ±410.82 ME 40 ..... . 10 20 10 0 IN FEET I Mich 10 ft. I A ' ` 1-- I u 1 0 2 3 400' Cu" PERMIT IN 61' Q,), J U L A 0 1 ------- '4 V 0 �1) U APvr"'ROVED CDS u", NL lie] 14411111, ad &VIEm m 5 1011111111110 vd=W; T,� b VIV kv W10111, 19fA1111111 *X 1, suff4wAmom EWA maqviiiisimil of MR Wit ILWA11110 111, Ir 41 WVJ WWI ORR volowmkiNIJEF", 11'ad,pTiN 0 WAQ%ji lot W.,11,1 W&I 1 r 011 'mom,NLVJI a 41 L; 2, 2 'UPI 111od"Illow a advd, I-A-MARAL l WT 7 44, A k 'J'AlMAJI, ViV AW* wi ill's w"Z* mm Nmlkl 1:01miNIAWT x 1011"NEtz"osT 0 tral T, WAI'mm, MWJ&J W1 r4m, YEW "'EmsEl'"W'4010 rill, a I i 11 ::l 191 'I 111L, 8161 111wift1w r Iff,"I 8, OTA Is 0 vlb W, d, IN 414 wl101111,11N 3110141"i, t ii�l a tv) I'MMAIVA v rbm w 111,11 1 voill V IoLvimilum q w 011 11,114 1W'W sm"Now"qu SEE "It"I WAS IiXOA, WA st, im"Ta'smia LW 04,0111111, W, 1 11,04 T ��mij W'" "STA ri -40W 01111P w4wi Ll VIA 44, 0 WWI A A I V Wj LIN7 i it 41IL'AW] Z t JA 011 MM I MAIT V%1,',jb111r 1:11 MIMM16110 0 ili�'M J m v kxv, LVff:WW1 laraoil a LvZ I kv! ad 010j, zz: Oil 'NEI 11101 I It k, al, I IN, fi lawIffil wlk"�Kvl A� 31111 i wl mi�, I*` W, k ........ .. . IF PRI, M'11, MF am', DIA, HOLE (TYPICAL) - 4 &iA N 2 3 *X* 5 9 F"' mEBAR 3'-^" L10"' (3 PER ^URB SE`TION) FILL TOP WITH MASTIC OR CONCRETE AFTER SETTING NOTES: AVAILABLE FROM REN'10"N C U K""RETE PRODUu"TSS OR UTILITY WULT CO. mw.jm � 'A A A 4 A A: >< 409.5 �j 4 A A To A A �A 4 -d 4 TP 409.67 *A A........ . � III I WINES 0 111111ginglig 101 1010001101 1111� 111111 1 villillillillilllll� %\ 171,077% TP 409.70 , \R ........... ........ ...... 4 g,v TP ±409.03 . ... . ......... Ad -4 A 4 A TP 409 TC ±409.6� ......... . %%%%%%%% .... . ..... PERMIT NO. 12-102340-CO "" J-0 f*oww"', ii"&w w A, 4 4 0 11, - 0 APPROVED 117 Ur MUCKAL VVM'ff CDS 0 W1 I "o" 5' TYPE III LANDSCAPING ........... .................. ....... ... ... , '11 n\ ........... i• qy .. i « � q r • .. w INN A , Y fl"fi83 # 0 },,, 3 �! 4 ,. ti9 4 f�, `;� UI}10 N r S t .� essak�¢� p Zt d � ), 1 '!,j Y M1:t f � � �� to § :tv � x S}i fAA„k,stts, ��,`u `�a: ~+„�,at. I,y, ssN~s � „s£ 0 H STREET 1 EXISTING TREE EXISTING SOD AND TREE TO REMAIN (TYP,) TO REMAIN, PRESERVE AND PROTECT. ................... ............. .............. ............. ......... ...................... ........ . . ........... ................ .... ................ ............. .......... 'ON ......... ....... .. 0 0 0 0 0 0 , r , b '$ t, 4t �+ DEVELOPMENT ENGINEER DATE PIERCE COUNTY ORDINANCE NUMBER(S) THESE ACTIONS MUST BE COMPLETED PRIOR TO 3. CONTACT THE AREA _. r r T COORDINATE, 37 — Q O I3LGINNII`�C1 CONSTRUCTION: INSPECTOR, AT 259�--.�.._ THE PRECONU STR CTION MEETING AND COUNTY r 1. CONTACT THE APPLICANT'S RETAINED INSPECTIONS. ENGINEER TO COORDINATE REQUIRED INSPECTIONS. FAILURE TO OBTAIN REQUIRED INSPECTIONS MAY -1 DELAY PROJECT 1 APPROVAL. W SHALL BE ENDANGER OR D.L. A TRAINED LSC LEAD WHO �. APPOINT PROVIDED A COPY OIL THE ESC PLAN &. INSPECTION SCHEDULE, ALL WORK IN THE PUBLIC RIGHT—OF—WAY REQUIRES A PERMIT FROM THE PIERCE COUNTY PUBLIC WORKS DEPARTMENT. J C H AM A E ANO z $ VR'Altl 2 PENDm_,,�, WEEPING ALASK AN Di R ,FRAX`INUS OX"YCA RPA 'RAYWOOD RAf, Ds l' I ^EMO/ MAG NIIA GRANDIFLORA 'LITTLE GEM' MAGNOLIA SIZE/COMMENTS z 1/2" CAL., SPECIMEN QUALITT, B`&B BRA HED MATCHEDI r' a }, � �` a � ► �i i b , QUALITY, CAL., ; �, yi• �----': EMERALD GREEN ARtORVITA EXISTING DECIDUOUS TREE BUSHY, MATCHED VARIETIES TO REMAIN, LOCATION AS SHOWN ON PLAN, SHRUBS PRESERVE AND PROTECT bG ARBUTUS UNEDO 'COMPACTA'/ �E COMPACT STRAWBERRY TREE 5 GAL. CONT., 24" FULL & BUSHY, MIN. HEIGHT, PLANT @ 5' O.C. -CALAMAGROSTIS X ACU11FLORA 'KARL FOERSTERP/ KARL FOERSTER $ FEATHER REED GRASS S GAL. CONT., 2491 FULL & BUSHY, MIN. HEIGHT, PLANT @ 3-1/2 9 O.C. P2I, CISTUS LADANIFER MACULATUS GUM ROCK ROSE 5 GAL. CONT., 24" FULL & BUSHY, MIN. HEIGHT,BROWN-EYED PLANT @ 4O.C. O- ... -CLEMATIS ARMAN 110 ARMAND CLEMATIS 5 GAL. CONT., 24" PLANT @ BASE MIN. HEIGHT, FULL & BUSHY, OF GREEN SCREEN �- EUONYMUS ALATA 'COMPACTA'/ DWARF WINGED EUONYMUS 18-24's HT., B&B, FULL & BUSHY, PLANT @ 4' O.C. O-MAHONIA AQUIFOLIUM 'COMPACTA'/ COMPACT OREGON GRAPE 15-16" HT., B&B, FULL & BUSHY, PLANT @ 2-1/21 O.C. ... -- PIERIS JAPONICA 'VALLEY FIRE'/ 'VALLEY FIRE' PIERIS 18-24" HT,,, B&B, FULL & BUSHY, PLANT @ 4O.C. iT ... ... ...... PRUNUS LAU ROCERASU S 'OTTO LUYKEN'S/ 'OTTO LUYKEN'S' LAUREL 18-24" SPRD., B&B, FULL & BUSHY, PLANT @ 3' O.C. C - SPIRAEA X BUMALDA 'GOLDMOUND'/ SPIRAEA 2 GAL., CONT., 15" FULL & BUSHY, MIN. SPIRD.,'GOLDMOUND' PLANT @ 3O.C. GR u` U IND COVER T"~�S ARl:Tf1CTAPHYI f1S IIVA-lIR� 1 GAL. CONT., PLANT @ 18" O.C. KINNIKINNICK , : .. � ♦ 1 `�. ►,gyp► �►, .` # I.ORAL CONT,, BUSHY, 01,01 ly Nsgg o' 100 CALLUNA VULGARIS ° ro r MACDONALD OF GLENCOE 'MACDO ' adr n , x tOFGLENCOE' HEATHER GRASSES d hHEOCIUTRI' t FULL r "CONT., & BUSHY, SPECIMEW BLUE OAT GRASS r " QUALITY,PLANT O'c. LIRIOPE MUSCARI 'PEE DEE INGOT)/ 1 GAL. CONT., FULL & BUSHY, SPECiMEN 'PEE DEE INGOT` BLUE LILYTURF QUALITY, PLANT @ 24 O.Co �y NASSELLATENUISSIMA f x t L, a. l� 2 tt SHY }. MEXICAN FEATHER GRASS QUALITY, 2 4,9 0. C. 3 , 1 h r PENNISETUM ALOPECUROIDES /Tv . GAL, CONT,, FULL fir' BUSHY, SPECIMEN f � 'HAMELN' FOUNTAIN GRASS t QUALITY, PLANT @ 24 O.C, SOD LAWN AREA EMERALD TURF /J.B.SOD OR EQUIVALENT .............. ............................ USE FESCUE/RYE { BLENDS t Es4 WHICH ARE DROUGHT t (21 SPECIES, 9 OF mJ' eki'Y2,n ?, Y i :.x; 4a l Sk f d & @ w, td e � rt t' y f C A"LCULATIONS °',.Fp �r.� F �V, 3; �''a �'Rd`arlec.'+:x,A't5= `„ ✓,,;r ,aria-, ,t4:<? , t:, � �':aa✓- ,,a", u,rx,. U 1. ALL PLANTING AND AREAS WATERED VIA AN AUTOMATIC IRRIGATION SYSTEM. 2. REFER TO LAKEHAVEN UTILITY DISTRICT LUD) PLANS t B-19E AND imw q �r u4 DETAILS V i �4 NECESSARY IRRIGATION � q LL ,3. REAS PROVID OUTSIDE OF t ', LANDSCAPE PR A SEPARATE ZONE FOR OPROPERTY, I.E. PUBLIC RIGHT—OF—WAY PROPSED). IVATE- (CURRENT offlaffiN lt .. 5 GRAPHIC SCALE ,o :o ( IN FEET ) inch m 111111111 * 1 1 x , 'q 0. 0. IW u 0 0 C E a C 0 48 0 CL 2 10" CL "5 ♦ E M ♦C VI z UTILIT'Y CONTACT:., Ov# FIX i uRE APES, RAND" HOLE I N rt*5`A S'E 0' 1 F P 0 LE DIVIPLETE WITH GASKETED uvVER PuPOLE LIGm OT0 a 0 N T mi G D E T A7. ------------- • r%8 I FINISmED GRA DE 0 2 PER ARCm. DWGS., 18 --FIXTURE Ty. PRE ##Qvl� AFURNISHED kN1CIlMkR B"L""S 'N BY rt*310"LLARD MANUFAC"WRER CONC.^EM BftAe,3)E —=k<—CONDUIT PER PLAN, -two w M M M It _10 amw �GHT BOLa.�ARO'oh' Ll Ads kQ NO SCALE --- . ... . . . . . Will . ...... �. \\4x % 1 1%_\\11 .%\VX o1 t�x IN, 11 ......... ............. ............ _._ .......... ____ ............... .......... .......... ............ ................ ......... ...... .......... .......... .............. xx I I I . I I I I I ... .......... ......... ........... ...... .......... . .......... ........... ........... ........ ..... .... .. . . . . . . . ... . . . . . . . . ..... . . . . . . . . . .... IN. . . . . . . . . . . . . . . . . . . . . . . . . . . ... . . . . . . . . . . . . . . . . .... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... . . . . . . N. . . . . . . . . ..... . . . . . . . .. ... . . . . . . . . . . . . . . . . . . . . . . .. .. . . . . . . . . . . . . . . . ..... .. . . . . . . . . .. . ... ................ S E E 2 /E0 S EE ........... ............ .................. ................ % .... EE 2A ---- �Ikv . ...... ..... ...... . Taxa 444..4 ............ .......... ........... ..... ........... z SEE �ssE 0 u&ft 0': AN .......... ...... ........... ti ........ . . .......... ............. U E .... 3"""0000 S— E ISS . I I I I I I I I I I . . Is ... ....... .......... ............. u0:M R AS ........... ....... . ........... L I 1� r'll ME H ONE i M 611 %AD ICT NEMA 3R 4000^1% 11 'CLOSURE .......... ti 1. 14+ xx V I -A,% L .00e IN.............. . ............ .......... 40e M H DnAD 000000 ................ RE ......... S-U. ........ 1 vvuAj, NEMA 3R E ............ .............. .......... III......IN..... -------IN-- ......... ..... ........ ....... ............. I .......... ........... 4 U0 U N *& ER U D SECOND"ARY SERVI(*;E N N C loe '00e OOV 010, A# .......... ... .... ............ ...... .... . ...... .......... .......... ... ...... ............ ......... ..... ....... 40e (E) TELEPHO'NE MA NHVJ-tLE #385 .... ............ ....... ....... -------- ......... ...... -------- ....... ........... a4n444.Ar.w.aw,.w w.,an44a.w.....waxxa„444.4.4-...4..a» ........ ....... ......... ........ .............. ------- — -- ........... ......... ------------ ------- — .......... --------- ---------- .......... ...... .............................. .......... ...... ------ ............. --- — --- .......... ........ .......... zTH ......... .......... ........ .......... ........... ........... Ec ........... -------- ....... ....... .......... ...... . ................ . ... ..... 4;�—kt) t-oc. IRAN.-ilrOALHl M 4-------- ELECTRICAL SITF. PLAN ♦ KEN RUBITSKY & ASSOCs SCALE:0" \�ioo ........ "'ON ULTING ELECTRICAL ENGINEERS .............. ------ --- ........ IN ..... - ------ .......... ..... ....... ........... I ............... ...... ............... IIII-NIII ...... ...... ......... ....... I % ............ ........ ----- ------ I ..... -------- .......... I .......... ...... ......... ...... ................ I ............... N. ------ 11 ............ ........ ........ NIN. 4 ------------- 1 -4477 N ............1910 S Street, Sacramento, California 96811 (916) 447 .......... ...... .... I*"'* KRA JOB #12056 ............... ---- — ---------- it"s I ....... ........... - — -------- ----- -- ....... I.................... ........... IIIIIII........... ........ . ... ......... I------------------------------ IER '�TR'P- F IT '. ( IIIIF OLE M J '�S'T 8 B IIP R: R I IIIER' IIIIE IULE A T_ t II 'R A R, I , p IN PL_6 M E IE' T: Lb IF' AL. `W A K J: N L BE <,-'E T DJ R IIE ID A IAN D R T p . ....... . .. IIOTTI� K4 0: 8, �M U T 6 E IB :F IIN e.. IE T DRA� 4 IIIIII�Ie lie, IIIID W II I................ IIA CH IN rv*- — - -` - ------- IIc MWE F >0' E R A, E Q L Clu TTER A [,, E T IP P L A AN L, IIJ N () IE 4 vyy' % I:9 i, N IA 0 L IB 0 i L E T1 ,J III1-1 A L L R.. E R R ..... . ..... IIIA L IILl IIIIIIA IIIR E. B M1, E IIIm F A IV X N, :1 E II........ . IE 0 0::r,- lee IITY P IU I IE E 'O ItIIIIIIIIIp B U E L I D A R II........... IIIIIIIIS01-1, 4 Cs �VC IIIIIIIt L e n: E W E D A H . . . ................... .......... I------------------ II N', F R, II40 IF T L1 ......... .................... III.... . ...... ................. ............................ W1 Ft�ll N G DETAIL IR E UNIFORM L U M I N A IIno NO SCALE ......... . , . . . . . . . . . . . . . . I.......... I.......... ........ .......... ......... IIIP V p E. F"c. R J 11 INECIII %,, W woo I -% ff - mm .......... ---- - ----- ILl ton i vvi i ri i " t. I............ ------------ --- — --- ALL I IKLUDING PRIOR TO ROUGH—IN9 I ............... I....... . ...... I 11%, 11 111 4.�iioio,i�li�i��,,,i�'0000,0,�"O I IKLE9 ll SIZESs L A 0t3% ELINU U MO KC UA IIIA 1'. E. POLE LAMP TING CI P% O IT v Liu POLE U PULLBO"JES, C0%Nr"" BIT IPOLE SERVIO%E POLE OFFSET HEIGHT N POLE STATION$ 0. % IIIF T R *.'E OFFSET WATTAGE DISTRIBUTION IF STA. S E E T RE IRED FOR INo.** TRENCHING C /BAXFILL9 A0% wu Ix NEW IIIx x 150 RR3 CN1 18 IIOPERATIONAL SYSTEM4, SEE COMMONS ACCESS A COMPLETE AND ISTIVE x NEW IIv RR3 u1CN1 1 8' IPUBLIC WORKS DWG. No%. 3-31 FOR FE Ix 150 IOM'MON ACCESS I1 2 OUTLET REQUIREIVIENTSO IIIIIIINOTES. AAZZ—BB\ DER DETAIL 1030 POLE NUMBERING SHALL BE IIIIIIIIIIIIIIIIIIIIIIII�t A -t, IIUR IPA IIIN D U I II... . ... ..... ... N,) I1T Iik M IIIIIIIIIIII'r - * P lhl El SR IIE M, NY 6' I0 N' IIIT B E IIIIIIIIIICL IIIIE IU A; L T IIUt A E R ALL) At. Fk,�L IIIIIIIIIII[, �R IIIIFE<,,I3TiVAL I......... IIIIIcq IIOUTLET ICITY C E N T Rommmum="F E, S T I V A LaxwommIlM NO SCALE U UIm � ,I � I — ............... ------- --------- . ............. ----- - ---- I---------------- - ----- ----- — -------- — ......... IlI- - I - - - — - - - - - --------------------- — --- II1J, I— - - — - - - - - - - - - — - - - - - - - - - - - - — N -------- — - — ,,—,IN ............... ............... N"N ------ - -------- ............. ............. ........ ........ ............... ............. .......... .. . ...... ...... ......... .......... II .......... ....... ............. .......... (E) STREET LIGHT' M, -- -------- RE ------------- ....... .......... NC. ............ ..... ....... 4111mma Wawl 40wol amm= am"= wamm awl *Maw aml amml ........... ...... .......... IN 'STREET EW II u J1 E E' L .......... I2&3/002 wp GFC1 5 #10 z z I. .......................... ............ I2 ........ 2 0 #1 or PO FO I3 /4 C I2 #1 0 .......... Ilk s 4, 3. 5 # 8 IVIA '"R4" QTR I...... bd Al DI ........... II#1 0 III#1 Z ,C6, 3 #1 0 wp 5 3 GFC1 IL I -STREET NE `E t T #2 Sol LIG ........... I2&3,/EO^u2, III............ ... ........ I............ ............ ........... I............ ........... ........... ........... IU K ........... I I'SITE PLAN -CAL L E C T R I