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HomeMy WebLinkAboutPermit L97-0034 - BERGSTROM MARY - PLANNED RESIDENTIAL DEVELOPMENTL97 -0034 BERGSTROM PRD WAIVER 14921 57 " Ave. So. City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director June 16, 1997 Michael Bergstrom P.O. Box 19614 Seattle, WA 98109 -6614 RE: L97 -0034 Request for a PRD Waiver Dear Mr. Bergstrom, We have reviewed your request for a waiver from the planned residential development requirement for a subdivision located at 14921 57th Avenue South. The only sensitive areas on site are scattered areas with slopes over 20 percent. We accept the conclusions about slope stability contained within the geotechnical evaluation from AGI Technologies and have determined that there are no areas that warrent being set aside in a sensitive area tract. The preliminary plat layout meets current lot size standards so no PRD related development standard reductions will be required. Therefore we are prepared to waive the PRD requirement with the condition that you submit a Tree Permit application showing the existing trees and other vegetation that will be removed during development and the number and location of the replacement trees per TMC 18.54. If you have any additional questions or comments, please call Nora Gierloff at 433 -7141. Sincerely, Steve Lancaster DCD Director 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 Michael Bergstrom, AICP P.O. Box 19614 • Seattle, WA 98109 -6614 • TEL (206) 286 -8944 • FAX (206) 281 -8244 Mr. Steve Lancaster, Director Planning Department City of Tukwila Suite 100 ' 6300.Southcenter Boulevard - Tukwila, WA 98188 June 5, 1997 RECEIVED RE: Bergstrom Property - 14921 57th Ave S.; PRE97 -014 PRD Waiver Request per TMC 18.45.060 Dear Mr./ Lancaster: I am writing this letter to request a waiver of the PRD requirement for a forthcoming residential subdivision application for our property. I have attended two pre - application meetings with City staff, who have recommended that this PRD waiver request precede the actual' subdivision application. JUN 0 6 1997 COMMUNITY DEVELOPMENT I' :have included some attachments to help describe my request. Attachment A is a vicinity map. Attachment B shows a conceptual development layout (details are still being refined) and preliminary grading plan. ,Slopes of 20%'or greater are highlighted, and are classified by the. City as Class 2 slopes.- 'Attachment C is a preliminary geotechnical evaluation of the site conditions, prepared by .: AGI Technologies. On page 4 of that report, AGI states'that no signs of slope instability were noted in the field, and that with implementation of the report recommendations, the development should not adversely impact the stability either on- or off - site. There are,some issues: (primarily drainage) which will be investigated further prior to the, construction phase, but no issues were raised which affect the plat layout from a geotechnical viewpoint. ,.Much of the disruption to the steeper slopes will be caused byroad construction. The development concept in Attachment B would provide a. through :connection from S. 150th P1 to S150th St, as desired by the City. Both of those streets currently dead -end into the site Also, the Public Works Department is requesting a 25' R -O -W dedication across th'e west edges of Lots 17 and 18, to enable a future road extension from S. 150th St points north." That road construction mould disrupt the 20 %+ slope at the northwest ,corner of:our site If this dedication is a requirement of our plat, we may propose to use a portion of it to access Lots 17 and 18, and improve it to the extent necessary to provide such access. The westernmost lots of the plat have been oriented perpendicular to the slope to minimize side -cuts into the slope, face during house construction. i believe this request for PRD waiver to be supported by the following considerations: Mr. Steve Lancaster June 5, 4997 Page 2 L.The Preliminary Geotechnical Evaluation has determined that the proposed development should not adversely, impact existing on -or off-site slope stability, provided the recommended . precautions are implemented, which we propose. Potential erosion impacts will be controlled through 'implementation of appropriate construction techniques` and the recommendations of the preliminary geotechnical evaluation. Most of the slope' disruption is a result of road construction, which is permitted per. TMC 18:45.080.b(2): • Overall site slope is less than 12 %. The extent of the steeper slopes' is limited, and many of them are_isolated occurrences scattered throughout the site Development of the site under standard subdivision and zoning requirements will allow a project more in character with the surrounding neighborhoods. We are anxious; to finalize and`submit a formal preliminary plat application as soon as possible.. Therefore, a quick determination on this request would be appreciated, as we <: cannot proceed further without it. If you ,need any additional information to help make this determination, please let me know as soon as possible. Sincerely Oi chael Bergstrom Attachments Carl Bergstrom (Larry Calvin,; OTAK �-- w rt 6 0 0 co w z; J w O; u_ ¢: w _ z 1. z U U, :0 1 -! w w; V. - O, Z CU c; F- 1_; z AGI TECHNOLOGIES June 3, 1997 16,142.001 Mr. Michael Bergstrom P.O.Box19614 Seattle, Washington 98109 -6614 Dear Mike: Preliminary Geotechnical Evaluation Proposed Residential Development Bergstrom Property - 14921 57th Avenue South Tukwila, Washington INTRODUCTION RECEIVED JUN 0 6 1997 COMMUNITY DEVELOPMENT AGI Technologies (AGI) is pleased to present this preliminary geotechnical engineering evaluation for a proposed residential development on your property located at 14921 57th Avenue South in Tukwila, Washington. Our understanding of the project and general site conditions is based on a site visit, review of an site survey performed by OTAK, and review of the Tukwila Municipal Codes (TMC) chapter 18.45 regarding Sensitive Areas that you provided. We received your authorization to proceed with the evaluation on May 7, 1997. SITE AND PROJECT DESCRIPTION The site is a 42 acre lot bounded by 57th Avenue South to the east, residential property borders on the other sides, but access is provided by 150th place on the south and South 150th Street on the west. The parcel is on a western facing slope that the City of Tukwila has identified as "Class 2." We understand that slopes with 20 percent grade and steeper exist on the site. The City considers theses slopes to have a moderate landslide potential and requires a geologic review of the site prior to any development. Development will most likely include roads, utilities, and single family buildings SCOPE OF SERVICES The purpose of our preliminary geotechnical evaluation was to identify geotechnical and geologic issues that may affect the proposed development and provide recommendations that will assist the design team in developing a conceptual plan. The site was reviewed for potential geotechnical and geologic issues including landsliding, stability of surrounding properties due to site excavation, appropriate foundation systems, lateral earth support, general site preparation and grading requirements, settlement potential, 11811 N.E. 1st Street, Suite 201 WASHINGTON • Bellevue, Washington 98005 • P.O. Box 3885 (Zip 98009) • Phone (206) 453-8383 • FAX (206) 646 -9523 OREGON JAPAN Mr. Michael Bergstrom June 3, 1997 Page 2 AGI TECHNOLOGIES effects of groundwater on construction, and liquefaction. Subsurface exploration was not a part of our preliminary study, but we would recommend that test pits or borings be performed at certain locations to better assess site conditions prior to design or construction. Specifically, our scope included the following elements: • Review of pertinent published geologic literature available in our files to identify slope stability problems and other geologic conditions that may affect siting of structures and roadways on the property. • Field reconnaissance to review the site. We observed surface features such as slopes, drainage, and adjacent properties for signs of instability, heavy seepage, potential impacts at neighboring properties during construction. • Preparation of this preliminary geotechnical letter report presenting our findings, conclusions, and preliminary recommendations. SITE CONDITIONS Surface, The property is bounded by recent developments along South 150th Place and by a few older homes at the top of the hill to the east on 57th Avenue South. Fencing surrounds most of the property. The site slopes generally to the west. A majority of the site is covered by field grass and briar patches. Mostly deciduous and a few evergreen trees are growing on site along the property lines and range in size from 4 to 40 inches in size. During our site visit, after a period of sustained rainfall, standing water was observed in low lying, poorly drained depressions and will most likely dry during the summer months. A small, overgrown drainage swale, trending east to west near the west and central portion of the site flows into a catch basin near the terminus of South 150th Street and the west property line. Subsurface Subsurface conditions are based on information gathered from projects completed in the area, geologic maps (United States Geological Survey), soils maps (United States Soil Conservation Service), and observations of soil exposures during recent roadway excavation at the Interstate 5 / 405 interchange. We reference The Preliminary Geologic Map of Seattle and Vicinity, Washington (Waldron, et. al., 1962). This map suggests that the site is predominantly underlain by Quaternary glacial sediments at the surface and by Tertiary bedrock at some depth. The geologic map shows a north -south trending contact between glacial till and a gravel unit that typically overlies the glacial till. The glacial till, locally known as the Vashon Till consists of a mixture of sand, silt, day, and gravel. In some areas the till can be thin and consists of loose silty sand and gravel. In other locations, the till is thick and, where cemented, can be very difficult to excavate with normal earthwork equipment. The till is glacially consolidated and, therefore dense, strong, and relatively incompressible. The gravel unit is generally well sorted, poorly graded gravel with sand and where it overlies the till unit, seeping groundwater is generally encountered. Erosion and subsequent surface .•. ..... i.'� �<.���YJY�V:.•��..�. n ss�nH� Wi.. a...... z i �. ct w J U: U O' W w:. W CD IL. w O. u. .CJ zw � z �. tu 0 . 0 w LU 0 LI O w .O z Mr. Michael Bergstom June 3, 1997 Page 3 AGI TECHNOLOGIES sliding can become an issue in the sands and gravels. The gravel unit is not glacially overridden but is characterized by moderate foundation bearing and moderate compressibility. z z Subsurface information must be regarded as preliminary until further subsurface exploration is w . performed to confirm soil conditions. 6 j J U; Groundwater U O w = We suspect that groundwater is likely to be encountered at shallow depths and probably fluctuates co Lt. seasonally. Groundwater may be perched at a shallow depth in the upper deposits of the permeable w O gravel unit that overlie less permeable till soils. Once a more detailed subsurface investigation is 2 performed, groundwater conditions can be better defined. g u_ Q • O. I— DISCUSSIONS AND CONCLUSIONS z III z�: o. In general, we believe that the site can be safely developed from a geotechnical perspective provided that w the recommendations below are utilized. We recommend that completion of a more detailed 2 geotechnical engineering study be part of your development plans. v N o 1- w ur Depending on grades and layout for site development, we assume earthwork will include clearing site LL Z` vegetation, debris, and topsoil, followed by minor (less than 6 feet) cuts and fills to create level building w U areas. In general, the gravel unit is not very moisture sensitive whereas the glacial till is very moisture z sensitive. However, segregating these units will be difficult and mixing these soils will create moisture O ~ z sensitive soils during reworking /grading. Therefore, we recommend that you plan for earthwork to take place during the drier summer months. Special precautions must be taken if earthwork progresses during the generally wetter winter months. Earthwork The gravel unit can be used as structural fill without special handling if it is not mixed with the till soils. Till soils will require special care such as moisture conditioning before compacting if they are to be used for structural fill. Following stripping and excavation of unsuitable soils (old fills, other organic soils, and debris), the site should be proof rolled to identify any soft areas. Soft areas should be overexcavated and replaced with suitable onsite soils or import structural fill. Once an acceptable subgrade is achieved, additional structural fill can be placed to raise grades to design elevations. Raising site grades may be desirable for areas of poor drainage such as in lower -lying portions of the site. Slope Stability We reviewed the King County Sensitive Areas Map Folio (1990). Based on information from the map, the site is not within either an erosion or landslide hazard area. No data were provided by the maps in regard to seismic hazard. During our field reconnaissance, we did not note any evidence of slope :sa :sry:. : ?wx:iti <•. • . ; • +al iki l':YiiaeF iSr..r Mr. Michael Bergstom June 3, 1997 Page 4 AGI TECHNOLOGIES instability such as slides, tension cracks, or hummocky terrain. A few slopes, especially near the western property line, may be considered a steep slope, however, no apparent signs of instability were noted. Provided site design, construction, and preparation are carefully performed and monitored, it is our opinion that development should not adversely impact existing slope stability conditions on this or neighboring properties. We recommend that a detailed slope stability analysis be performed once a conceptual grading plan is assembled. Permanent slopes over a 2:1 (horizontal:vertical) should also be analyzed in detail. Temporary slopes required for construction can be cut at steeper inclinations depending on several factors including soil type and total height of cut. A future soils investigation can determine a safe inclination for temporary construction slopes. Foundations Based on preliminary information, we judge a conventional shallow foundation system, such as spread footings, will provide satisfactory support for residential -type buildings. Acceptable foundation soils are dense, undisturbed gravel or till, or structural fill placed on either or these native soils after stripping or excavation. Retaining Structures If the site can not be developed using cut or fill slopes within the acceptable range of permanent slope angles, then retaining structures will most likely need to be incorporated into the site design. Several options are available for lateral earth support from conventional cast -in- place, concrete retaining walls to modular, reinforced earth or modular block walls. All retaining structures will ri quire a stability analysis and should be designed to accommodate both surface and groundwater seepage. Other factors to consider when selecting and designing retaining structures include surcharge pressures. A geotechnical review is typically required on all retaining walls over 4 to 5 feet in height. Site Drainage Drainage and erosion control will be very important for site design and development. If the geology of the site is as we suspect, more permeable gravel overlies the relatively impermeable till unit and groundwater seepage could be encountered in excavations at shallow depths below the surface. Site design and development should include both short -and long -term drainage control measures. Over the short term, we believe site and construction drainage can be reasonably well controlled by careful excavation practices. Typically, these include, but are not limited to, shallow upgrade perimeter ditches or low earthened berms, and temporary sumps in excavations to collect seepage and prevent water from damaging exposed subgrades. Straw bale check dams and silt fences should be installed to surround the construction site. Drains should be included at the bottom of all temporary slopes to collect surface water flow from the slope and prevent it from flowing onto exposed building subgrades. All collected water should be directed under control to a positive and permanent discharge system, such as a storm sewer. 1 Mr. Michael Bergstom June 3, 1997 Page 5 AGI TECHNOLOGIES Over the long term, more permanent measures such as installation of footing and wall drains should be included. All permanent drains should be directed to a positive and permanent discharge point well away from the structures. Utilities A conceptual utility plan has not been developed at this time. Key design /construction issues for utility installation will be impacts to groundwater, seepage control, excavation methods, and backfilling. Tie - ins to existing utilities may require shoring and bracing. If detention ponds or biofiltration swales are required, then stability and seepage should be evaluated. We recommend that AGI review the utility plan once it is developed to address design and construction issues. CLOSING The recommendations discussed in this report cover topics typically required by the City of Tukwila Department of Community Development guidelines for geotechnical reporting. The topics are only briefly addressed. Other topics will require subsurface exploration, laboratory testing, analysis, and design recommendations. Test pits or borings will be recommended depending on the extent of planned cuts and fills. We trust this preliminary geotechnical evaluation will assist you in continuing development plans on your property. We appreciate the opportunity to work with you on this project and look forward to the design and construction stages. If you have any questions or require further information, please call us at (206) 453 -8383. Sincerely, AGI Technologies, Peter J. Sajer, P.E. Project Engineer an M. White, P.E. sociate Engineer 'EXPIRES 7.20 --1y ;t::.: ;: tYv�y ,. �;eLa ;w .. �rt:,lb'.�-•: �.. y�H��t�balY, Yw- ds�i,. c•:,.:; �,•: t: y: .: >x.:.ic:�iativ�inu�X:ffiiv.'C' •„ rrtv,_.v.. z mow' U Oi o;. • Ili =; 'J I- w 0; g=1 u_< co a; I— w :z� I- 0. Z F-- w w; D 0, All W': H V 0' ui z. U N • .0 5mm Drawing# i File: 35nm Drawing# -rn "COSTCO" PARCEL - --8 "SS(CP)_ - -_ ® ) 8 "SS- .. _ .. _ • - • .. _ .. — . . CONCRETE I WALK • 3 :j SAXON DRIVE 1 I' `LANE STRIPE 0 I _ • • �iLANE STRIPE • .1 • _ . r' NOTES . OBTAIN AND PAY FOR AU. SPECIAL PERMITS AND FEES AS REQUIRED FOR LANDSCAPE WORK (PLANTING AND IRRIGATION). ;PROVIDE PROTECTION OF ALL PROPERTY. PERSONS WORK -IN- PROCESS, STRUCTURES, UTIUTIES, WALKS. CURBS, AND PAVED SURFACES. VERIFY THE LOCATION OF UNDERGROUND.UTIUIIES PRIOR TO DIGGING AND .PROTECT SAID mums. REMOVE WASTE ASPHALT PAVING, ROCK AND GRAVEL. CONCRETE •"AND OTHER WASTE MATERIALS AND ROUGH, GRADE 8• BELOW TOP OF CURBS.. COORDINATE AND SCHEDULE ALL LANDSCAPING WITH THE WORK %OF 0714ER TRADES. .1 SIE • THE "COMPLETE PROJECT SPECIFICATIONS AND•OTHER . DOCUMENTS FOR ADDITIONAL INFORMATION WHICH MAY AFFECT . ` LANDSCAPE WORK• SUCH AS INSURANCE, CLEAN -UP, PROJECT UNITS, ONGOING USE OF THE SITE BY THE PUBUC, AND • •� GENERAL CONDITIONS,; • • NOTIFY THE ARCHITECT PROMPTLY AND IN WRITING UPON . BECOMING AWARE OF ANY ERROR, DISCREPANCY. OMISSION. •OR E%I511N0 LANDSCAPE CIRCUMSTANCE(S) WHICH MIGHT PREVENT OR .COMPROMISE THE TO REMAIN • SATISFACTORY COMPLETION OF THE LANDSCAPE WORK.' DO' • ;1 NOT PROCEED UNTIL ANY SUCH MATTERS ARE RESOLVED. • ' ALL NEW LANDSCAPED AREAS SHALL BE IRRIGATED , SEE 1-1. 6• TOPSOIL (THREE- WAY -MIX OVER ALL AREAS TO BE PLANTED' AND AS PLANTING MIX BACK -FILL IN TREE WELLS.? PLANT GROUND COVER AS SCHEDULED 10 COVER IN ALLY • PLANTING BEDS, INCLUDING UNDERNEATH AU. TREES, AND SCHRUBS. ' • .: MULCH ALL NEW LANDSCAPED AREAS WITH. 2" OF MULCH TO MATCH EXISTING . MAINTAIN ALL LANDSCAPE WORK UNTIL ACCEPTANCE, GUARANTEE AU. PLANT MATERIALS FOR A PERIOD OF ONE.; YEAR. FROM THE DATE OF ACCEPTANCE BY THE OWNER. W EXISTING PLANTS ARE RELOCATED; THEY SHALL BE • . " GUARANTEED AS IF NEW STOCK. . . WSNPVC)e.4.36(PV6• II Tl I I .1L II II -IUuI OOSRNG LANDSCAPE St- TO REMAIN -s 11I10'.10r DE HHEEADERG80ARO PLANT LEGEND • ' • BETWEEN LAWN AND BYNS • • BOTAIMCALICOMIMON NAME OTY S LCONDITION /R91AN= PLANTER. Apr rubrum Ml1A'9MMt• EIOSI1NG LANDSCAPE TO 1 -1/2• Cal. Min 10• -12• HT.,' MELT BRANCHED, B/e EXISTING PRICE COSTCO OPTICAL LAB 33,100 S.F., 4111►11a.� 1 -1/2• CAL YW., 10• -12 HT., • MIL BRANC EO,-B / B . - •6• -7• MVr. HT., ruu; TO GROUND B/B SPACING 'AS SNONN ON PLAN. • Min. IV- 24• HT., SPREAD, DENSE • SPACI 8/8 OR CONTAINER, -NG:BS MOWN 23 MN. I8•- 24• NT.; SPREAD. DENSE ., • SPECIMENS.' B - CONTAINER,' • ' .`� -. SPACING AS. OR. Q 1 3' Mb..• ir-'24. 111.,'SPREAD, DENSE • '•SPECWEIIS, B/B OR•CONTNNER is 10 ° Ming 15•- 18•. SPREAD, DENSE SPECIMENS, B/B.OR, CONTAINER. • 80. .. MIn! 111•- 247, HT.,SPREAD; DENSE SPECIMENS. B/8 OR;CONTAINER.. • SPACING AS SHO 4 Min. it -' 24!• HT.;SPREAD. DOUSE SPECIMENS, B0 1t :CONTAINER.. SPACING AS , •'4• PO1S:M 18•, 0.6 TRIANGULAR 'SPACING RRST ROW Jr. FRC S .OR EDGE CF. PLANTER • , or"ucwa. MAR 2 2Wt i • ORM MAR 1 3 2000 PIRMIT ,,c,On:1�4tA",i NS C. •`71'�}c� �.i�}'�j I.i: "3,Ci.: F� a�t4l " °20: ,4 : ? °ii,..:i;'•.rii�/'.-ilvl. a. c L 4. • 11PiTj4 PI "PPII1,1Tit iI'Illll911!I hl oral Pirl!MIIIIP ,. FP.. P. 11. • /I tl ': u. N 'OI �".$ r t t�: «:.tl 1 . ►; t. '6'. )E��O:II' �IINIIIIIIIIIIIIIII�III1IUUIIII111111�l 111111 lI�IIIIlllll�llIIIIIUIIIIII IIIIIUIIIIIIjlllllllll� llllluljUll)IUI�IUI�I 1I11111U01111111011 1 • • • PROVIDE CURB AND GUTTER, .• SIDEWALK • SIDEWALK • SIDEWALK AND PLANTER TO PROTECT AND MAINTAIN MATCH ADJOINING WORK. • EXIST LANDSCAPE REPAIR LAWN BEHIND NEW CURB [PLANTING PLAN 1 1 ! e. � ^ \ / — \ - ' - — ' '' 40' reff,,.469; Xrddly■Dierrff. -refer,-- -V: efe a 66f, fr. vow r ty fir r• vorsy* gpvps /. i.: ,,r. . , �1, II\ 1 - '� k / REMOVE PLANTERS /f` II , I ♦ • \ w,_ (S l/� I > % 1 I V �lv 4` %'-� /Ii REMOVE EXIST. ��1I PLANTER /, yJ V V ' `III "� ' I V x� //iC I I ,\E/ / ---I I--- ' — -- X11-- •� — — �-Ir CT,-, ( I!! \� "1` ` �,/ \�/ rake V V ' • ..(. - • ✓/ / I�'3 i (•. fix >C ♦ '��( • �.>,-> ', \\ 11 1 ���j, • REMOVE PLANTER . 1 Ik '[�/ �x y��1 �`i \ • ..� �C\ EXIST TREES REMOVE OR RELOCATE I t'!, GROUND COVER I VINCA MINOR I640. (� ,` �� / � \ `( \ ' \' r. • '' . • • -/ a .d'fr ' '��/`• SIB 1' L� e, yip's ,/, /" ��1 PROTECT AND MAINTAIN EXIST. LANDSCAPE EXIST EXIST TREES REMOVE OR RELOCATE REMOVE RELOCATED OR NEW GLEDITSIA T. 'SHADEMATER' SHADEMASTER HONEY LOCUST EXIST TREES OR RELOCATE • A.E. 'SCHMIDT ENVIRONMENTAL, INC 16509 SATICOY STREET VAN NUYS, CA 91406 PHONE: 1 -818- 786 -2373 PROJECT NO: 3307 FAX: 1- 818 -786 -5440 �< G�� 'rf, _./Y / �7 %N> ; 1 --- r% / . /� ` ) I Iv I % ` -104 • "-7# ,. /K I. �,� X 11 ■ 'r 1—r,; • ����s1;ol. ,� PROVIDE %� REMOVE PLANTER ( C�'4 RELOCATED OR NEW ti/ ���'�4 ♦�' GLEDITSIA T. 'SHADEMATER' X 1 I( ! `� *� 1 REMOVE PLANTER i' %` REMOVE PLANTER IK• 'Y ' /.1,.. �• • � �� Y�.< � EXIST TREES REMOVE OR RELOCATE COUNT= NEW OR RELOCATED, MIN. PLANTS MARKED AS "EXIST" ARE SHOWN TO INDICATE ORIGINAL � PLANT LEGEND DAMAGED PLANT EMATERIALS WITHRMATCHING, SAME RSIZE SPECIMENS. `_� SHADEMASTER HONEY LOCUST � COVER EXIST TREESRE - VINCA MINOR REMOVE OR RELOCATE CcftT,e_oe, a 70 re GROUND COUNT SYMBOL BOTANICAL / COMMON NAME SIZE / CONDITION / REMARKS el—. �Pets (EXIST.) ACER RUBRUM 'RED SUNSET'/ 1 -1/2" CAL. MIN., 10' -12' HT., RED MAPLE WELL BRANCHED, B& 6 SGteloral Eaz/swan r� REMOVE PLANTER {MPIL1CknfT LG�1S�m Td BA�.. COKDr'rrK �- e (c'f cocovr ® (o_NG., _- f< P� S ?APF. R-PT. FUEL FACILITY INSTALLATION COSTCO WHOLESALE (96-074B) TUKWILA 1160 SAXON DR TUKWILA, WASHINGTON 98188 30R •' GLENDITSIA T. 'SHADEMASTER' 2" CAL. MIN., 12' -14' HT., 1 p �; ,� �` Ci.�% J.�/ �:C t�JCe!r�I �''r" 1j0. ∎4.r�r �/ -^� / A:,JI ,J PROVIDE NEW OR RELOCATED PYRUS CALLER ANA A OCRAT' I'� 1 1 + 1 �/ ' 1 i„ .• I �;' •// y / YZ ��• •� __ /" / �\ 11 ii ` j( (NEW ) SHADEMASTER HONEY LOCUST WELL BRANCHED., B &B RELOCATED 18 "- 24 'HT., FULL AND BUSHY, ( +8) EUONYMUS ALATA 'COMPACTA' / 4' O.C. 5 GAL. CONT. BURNING BUSH. „� EVERGREEN CONIFERS EXIST.) 6.,�r PINUS SYLVESTRIS 6' -7' MIN. HT. FULL TO ( SCOTCH PINE GROUND B& B, SPACING AS�� SHOWN ON PLANS $HRU85 ( +22) PRUNUS L. 'ZABELIANA' 1B " -24" MIN. HT. & SPREAD, ZABEL LAUREL CONTAINER SPECIMENS, B &B OR A r'l ARISTO RRx PE • : .� '�'� , �,'4/ �% 4.0( /.I' ' /��,r ' 'i/ i^•^'I � j, �.� ■ J 6. j54% 9) - �i� ,� J .J/ .r✓/i► .r.f�..! . %r�.`' J_ -J,.�- /% ', ��� / d �� GROUND VINC r Z �^, ��; —/ -.% / \\ 11 \ // V/ ,4/ • • 1 1 y� {����� / ,I / ROVIDE COVER X1) 1 1 `y�, (Z1f, s'.1---- -.(Z` — 1 (Z- 11 ,1 •4 ■/ �/ �� MINOR .{-�, ,1 Al �� if \\ CONTROLLER -� ( +32) OSMANTHUS HETEROPHYLLUS MIN.18 " -24" HT. & SPREAD, ENCLOSURE PROVIDE PRESERVE EXIST TREE, NEW PLANTER PROTECT AND MAINTAIN `,. OSMANTHUS DENSE SPECIMENS, 8 &B OR EXISTING LANDSCAPE . SPACING AS SHOWN CONTAINER, PLANTING NOTES c0.447c0GASCILIIVIE (EXIST.) Q EDWARDGGOUCHERDABEIACHER' SPECIMENS, BB &P8EOR DENSE 1.) OBTAIN AND PAY FOR ALL SPECIAL PERMITS AND FEES AS REQUIRED FOR LANDSCAPE CONTAINER WORK (PLANTING AND IRRIGATION). 2.) PROVIDE PROTECTION OF ALL PROPERTY, PERSONS, WORK -IN- PROGESS, STRUCTURES, PLANTING PLAN • (EXIST.) O NANDINA DOMESTICA 'COMPACTA' MIN.18 " -24" HT., DENSE UTILITIES, WALKS, CURBS, AND PAVED SURFACES. VERIFY THE LOCATION OF T•= 10' HEAVENLY BAMBOO SPECIMENS,B &B OR CONTAINER, UNDERGROUND UTILITIES PRIOR TO DIGGING AND PROTECT SAID UTILITIES. SHOWN 0• ' 10 SPACING AS 3.) REMOVE WASTE ASPHALT PAVING, ROCK AND GRAVEL, CONCRETE , AND OTHER WASTE " ... 04 ( +22) 0 ILEX CRENATA 'GREEN ISLAND' • MIN.18 " -24" HT., DENSE MATERIALS AND ROUGH GRADE 8" BELOW TOP OF CURBS. d. GREEN ISLAND JAPANESE HOLLY SPECIMENS,B &B OR CONTAINER, 4,) COORDINATE AND SCHEDULE ALL LANDSCAPING WITH THE WORK OF OTHER TRADES. SPACING AS SHOWN , 5.) SEETHE COMPLETE PROJECT SPECIFICATIONS AND OTHER DOCUMENTS FOR ADDITIONAL INFORMATION WHICH MAY AFFECT LANDSCAPE WORK, SUCH AS (EXIST. ) PERENNIALS INSURANCE, CLEAN -UP, PROJECT LIMITS, ONGOING USE OF THE SITE BY THE PUBLIC, .` • HELICTOTRICHON SEMPERVIRENS 1 GAL., FULL &BUSHY, AND GENERAL CONDITIONS. PLANTER AREA TABULATION • BLUE OAT GRASS SPACING AS SHOWN ON PLAN I 6.) NOTIFY THE ARCHITECT PROMPTLY AND IN WRITING UPON BECOMING AWARE OF ANY .. R GROUNDCOVER ERROR, DISCREPANCY, OMISSION, OR CIRCUMSTANCE(S) WHICH MIGHT PREVENT OR REMOVED AREA 2473 SO. FT �•�•" " SATISFACTORY COMPLETION OF THE LANDSCAPE WORK. 00 NOT PROVED •' (+ 2616 SF) NEW PLANTER AREA (EXIST.) • / / j • A y/ )• r �� INCA MINOR 4" POTS o 18" O.C. COMPROMISE THE PROCEED UNTIL ANY SUCH MATTERS ARE RESOLVED. NEW PLANTER AREA 26162 SO, FT MTE,� INITIALS 1��.`..`..` VINCA TRIANGULAR SPACING, FIRST ROW 12' FROM CURB OR EDGE . NET INCREASE +143 SO.FT,. OF PLANTER. 7.) ALL NEW LANDSCAPED AREAS SHALL BE IRRIGATED , SEE L -1. • 8.) PROVIDE 6" TOPSOIL (THREE - WAY -MIX OVER ALL AREAS TO BE PLANTED AND AS SODDED LAWN REPAIR AND REPLACE IN KIND. PLANTING MIX BACK -FILL IN TREE WELLS. . • MATCH AS REQ. 9.) PLANT GROUND COVER AS SCHEDULED TO COVER IN ALL PLANTING BEDS, INCLUDING • UNDERNEATH ALL TREES AND SCHRUBS. LANDSCAPE REMOVED, SEE PLANTING 10.) MULCH ALL NEW LANDSCAPED AREAS WITH 2" OF MULCH TO, MATCH EXISTING'. ; NOTES. ... _ NEW 6" CURB SEE C -1 11.) MAINTAIN ALL LANDSCAPE WORK UNTIL. ACCEPTANCE. 12.) GUARANTEE ALL PLANT MATERIALS FOR A PERIOD OF ONE YEAR FROM • THE DATE OF - ACCEPTANCE BY THE OWNER. IF EXISTING PLANTS ARE RELOCATED, THEY SHALL BE ' 6" CURB GUARANTEED AS IF NEW STOCK. EXIST. REMOVE CURB . _ nccn•� . , cry nvn:,cerm • • • 1.w.urresrral • ��� BAUO. 97 FILE 19999'I'I11111PPITI l l I I I'I 1'1 111119 19'IIDI l!11PP1'I'199r1'Ppp1ggqI1 1 ,I /l El a ii.1 :: aL • e . c L:.. ,f Y' c 6dtluulmiluulmillmlioiloldmihud1udilldmihadmipm111, 11nul11lm1uliinhitiluuumininchndnu6mNul 4." DRIVE. • t5r, 0.• . 1 STRIPE . . _4- --1 .• 1r • • , ti 8"SS 11 1 - 4 • - • - 1. . . :8uSS 1 4 . . .• . . . . . 1 1 • ••,L-41111.4#7. " t 4 & p 1 11 1 \ - - - ■••." •I • II 1 • • vim. LANDSCAPE , . TO REMAIN r II m I • " 1 41, 0 AKA\ ( • 0 4W, rir 4 4_41 f .41 to t_./A 'EXISTING LANDSCAPE: REMAIN • , REMOVE EXISTING LANDSCAPING IIJIIJIIJ I j EXISTING LAilDSCA - tit+ • H: \REMODEL \95 \95 - 074 \5074BA1E Wed Jul 23 09: 03: 22 1997 I ' 1 I I 'l• • I I I I„ I I r. 'i 1 1111 FLI.1 i "1r :1 :I i 1 I II 5 • 6 bt Et `; Zl :;: ' L,i< "tty, Ot 6 :.8 L'. 9 5 '1� : E Z t` ho0 1111IIIi11iiI III 1Il Hill' 11111 III I11111( iiiIi1111II1 [1ii1IIIitIi%►ili11( i III! 11 IIIIi1111 1Ii1 jII 1i I l.1liILII! 111111 GREEN RI fil 1., SITE ._ - .. �... // _ ,I Ewa eas yeA.enow 4d RNIM LOM IM 455.05 SIG17 477 SS CASEMENT �K . pRl - scvnrons.. w %tit oo GNR15•1NSEN w•euKawxmvx . ge eV' a. a PM ' .. 1, LNC Gfr tl • n �g Q� VICINITY MAP o Slot _� ► r m n. 4C R ( ___, a EXIST. 1•14 EXISTING THE I.® CE DEPOT g .... 33 OHO m n i -� I Mil 1" 1 �. 1 , Q ®, 6X0 •. • EXISTING WHOLESALE pp n I :u 4�� A.+o O' , ♦ _ ■ g W Ce " g S.i, i ■5 C '- # C . 3 8 ^ J � E o = d = •• 1 c C o s t c o 194,000 S.F. . • . . ' Z II:M D • Min . ^ IS' SLD.. • rove.NAM. C ♦ �N . • r011201". F 9 4 jl n I • REGIONAL OPTICAL FACILITY , C ► PARKING 5TATISTIG5 EXISTING PARKINS PROPOSED PARKING DELETE 264 64 " " ' , PROPOSED TOTAL PARKINS 200 • TOTAL.,•.. rival ►A 34,1000 �.,., Sr. FLOOR eLevAi1014 a o• ...,, RE..: °'�� 7-7q Q F Iy `i .. , J U L 2 3 1997 . r A VAM a4•-0 ADAM Iem.• • n STALLS 0 ' .� • ©, • 200 TS ALUS - COSTCO WHOLESALE OAS STATION ADDITION 1160 SAXON DRIVE TUKWILA, WA 98188 mIIIII r K' t WI I .-l- [; ,; if E O PMIi EN ! SITE FLAN Ti SCALE 1 I. • !O-O• NOItTN 30' 60' 120` t LEGEND LEGEN0.0.0 .x So ACO* Wee'T 5 .fi I• . e ' 1 alOy. SEtfALC _— �, 1.110/1711Y 1.V E - , - Mr . eIr a SITE Llamw MM.! HEAD GEMIf.0 a *, 203, SS II 01111,11. w 14'.AILIOAD EAShd T 0.0 • S R L4wnNS StlULE ICAV f DD -1 I ' 1 I I 'l• • I I I I„ I I r. 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