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Home My WebLink AboutPlanning 2017-04-27 COMPLETE AGENDA PACKETCity of Tukwfla Allan Ekberg, • i- Von 711 Sri on CHAIR, MIGUEL MAESTAS; VICE - CHAIR, NHAN NGUYEN; COMMISSIONERS, SHARON MANN, MIKE HANSEN, LOUISE STRANDER, BROOKE ALFORD, AND DENNIS MARTINEZ BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING AGENDA APRIL 27, 2017 - 6:30 PM TUKWILA CITY HALL COUNCIL CHAMBERS L Call to order the public hearing II. Attendance III. Adoption of 03 -02 -17 Minutes IV. Miscellaneous Agenda Items: Mia Navarro, Community Engagement Manager, Public Safety Plan PUBLIC HEARING V. CASE NUMBER: L17 -0006 APPLICANT: Tukwila School District REQUEST: Design Review and Conditional Use approval for development of a 2,515 sq. ft. office building for administrative use by Tukwila School District bus drivers. Site improvements will include landscaping and parking reconfiguration. LOCATION: 12801 E Marginal Way South, Parcel 2384200010 VI. Video Training: Managing Planning Commission Meetings VII. DIRECTOR'S REPORT VIII. ADJOURN City of Tukwila Planning Commission BOARD OF ARCHITECTUAL REVIEW(BAR) MINUTES Date: March 2, 2017 Time: 6:30 PM Location: Council Chambers Present: Chair, Miguel Maestas; Vice Chair, Nhan Nguyen; Commissi Hansen, Louise Strander, Dennis Martinez and Brooke Alforc Staff: Minnie Dhaliwal, Planning Supervisor; Lindsay Brown, Assill Bivens, Planning Commission Secretary Commissioner Mann, the 2016 Planning Commission Chair passed on the dl Commissioner Maestas, for 2017. Commissioner Nguyen will take over the rc Chair Maestas called the public hearing to order. Miscellaneous Agenda Item: Mia Navarro, Community Engagement Manger, information on her roles with the City: She will be with liaisons that provide ethnic groups in the com from the groups back to the City; she is a liaison b working on in this role, is developing a.) ob share r click, fix application that allows residents to report example the Public Safety Plan event being held c Commission a flyer. In addition, she is helping wit also provided some information on her backgroun Mann, Mike and Wynetta s of Chairman to of the 2017 Vice - Chair. itroduced herself to the Commission, and provided nanaging the community connectors contract, a program aunty with information from the City and bring information Veen the City and the School District, one program she is [ernship program; The Tukwila works program, this is a see, )roblems in the community; Outreach for City events, for March 18, 2017, for which Ms. Navarro provided the communications work in general for the City. Ms. Navarro prior to her employment with the City. Commissioner Mann commented she and Ms. Navarro worked together with the TIBAC group, and that Ms. Navarro is a welcome access to the City. Adoption Commissioner Alford made a motion to adopt the October 27, 2016 minutes. of minutes: Commissioner Strander seconded the motion. Five were in favor. Commissioner Mann made the original motion to adopt the October 27, 2016 minutes but was not present at the meeting and had to abstain her motion. Commissioner Maestas abstained from approval the minutes due to his absence at the October 27, 2017 meeting. Commissioner Mann made a motion to adopt the November 10, 2016 minutes. Commissioner Strander made a motion to seconded the motion. All were in favor. Chair Maestas swore in those wishing to provide testimony and opened the public hearing. CASE NUMBER: L16 -0064 APPLICANT: Matt Laase, Jackson/Main Architecture REQUEST: Design Review approval for development of a 14,395 ft' addition to the existing 49,511 ft' office building located at 5200 Southcenter Blvd. Project includes 1 Page 2 Public Hearing Minutes March 2, 2017 demolishment of the structure at 5290 Southcenter Blvd. LOCATION: 5200 and 5290 Southcenter Blvd, APN's 11572000013 and 11572000021 Minnie Dhaliwal, Planning Supervisor, Department of Community Development, introduced Lindsay Brown the new Assistant Planner who worked on the Board of Review project being reviewed. Lindsay Brown, Assistant Planner, Department of Community Development, gave the presentation for staff. She asked each of the Commissioners the appearance of fairness questions. There were no disclosures and no objections to the Commissioners hearing the case. Staff provided, background information; site context; unique characteristics of the Property; administrative approvals, and design review criteria on the proposed project. Following are some key points pertaining to the project: - It is a Type 4 project because the cost of approval exceeds 25% and the building is larger than 10,000 square feet. - There will be one vehicular ingress and two vehicular egresses. - The proposal will increase the building size by 29 %. - There were two administrative approvals, in February — 'Parkin required number of parking spaces from 113 to 107 spaces; and the buffer around the daylighted section of Gilliam Creek from permission to re- landscape the buffer area with native plants. Th mitigation monitoring plan program. It also includes approval to the edge of the buffer. - The perimeter is a Type 1 landscaping - Landscaping in the bufferstream was ,I Staff also went over design Staff recommended 1. To update the l candles in all nE Matthew Laase, Jackson Main design intent of the project was consideration with the design o Gilliam Creek; Creating a gardi connecting a modern building t criteria of the building, lecial permission to reduce the �cnsitive areas permission to reduce feet to 40 feet, it also granted administratively condition: will mandate a 5 -year setback of the building from surface parking lot areas to ensure a lighting level of at least one foot- ,hitecturc, for the applicant, gave the presentation. Mr. Lasse said the _end in with the environment. The following issues were taken into proposed project: The location is an entrance into Tukwila; Respect of the -a; orientation of the building; security, visibility, and the challenge of a building built in the early 1980s. Amber Mikluscak, Senior Landscape Architect, for the applicant, noted that the environment of the project is complex. Following are some of the goals for landscaping, expanded space; modernizing the landscaping to bring it up to the current code standards with a cohesive look that meets the current code requirements; a healthy restored buffer; Reducing the buffer to 40 feet will improve water quality in Gilliam Creek expansion; creating an amenity for the staff and restoring the area with native plantings. Ms. Mikluscak said they will submit annual reports to the City to make sure that the restoration area is meeting its mitigation thresholds. She also said, an ecological assessment was completed. There was no public testimony. Staff and the applicant responded to questions from the Commission. 2 Page 3 Public Hearing Minutes March 2, 2017 Commissioner Nguyen expressed concern regarding impact to the traffic at 52' Ave Street during construction. The applicant and Commissioner Mann responded to his concerns. Commissioner Maestas asked staff to comment on a public comment letter received from Karen Walter pertaining to the sensitive area buffer reduction request. The public hearing was closed. Motion: Commissioner Mann moved to approve Case Number L16 -0064, Design conclusions contained in the staff report, including the one condition recomr Hansen seconded the motion. All were in favor. Director's Report: - Staff thanked the Commissioners who participated in th Workshop. - The next scheduled meeting, in April, will be the first T transportation building on their bus parking lot, on East - In June, the Foster High School expansion and the Bird will come to Planning Commission for review. - The Tree Code update will also come to Planning Corm Adj ours Submitt on the findings and Commissioner Boulevard hool District Project for a small Way. year. Conditional Use Permit 3 0 Myof Tukwila Allan Ekberg, Mayor Department ► Pace, Director FILE NUMBER: ASSOICATED PERMITS: APPLICANT: OWNER: REQUEST: LOCATION: Staff Report Administrative Design Review and Conditional Use Permit Tukwila School District Transportation Building Prepared April 18, 2017 L17 -0006 (Design Review), L17 -0007 (CUP) D17-0061 Lisa Klein, AHBL Inc. Tukwila School District Type 2 Administrative Design Review approval for construction of a new 2,515 sq. ft. bus driver rest facility for Tukwila School District 12801 E Marginal Way, Tukwila, WA 98168 COMPREHENSIVE PLAN DESIGNATION: Neighborhood Commercial Center ZONING DISTRICT: Neighborhood Commercial Center ENVIRONMENTAL REVIEW: Exempt PUBLIC NOTICE: A combined notice of application for design review and conditional use was sent to neighboring residents and businesses on February 27, 2017. A notice was posted onsite on February 27, 2017. The notice of public hearing was published in the Seattle Times on April 13th, 2017. PUBLIC COMMENT: Two comments received: one letter, one phone call. STAFF: Max Baker, Assistant Planner ATTACHMENTS: A. Site and Civil Plan Set B. Color Elevations C. Project Description from Applicant D. Public Comment E. Materials Board (presented at the hearing) Findings Vicinity /Site Description Project Description The project seeks to construct a new 2,515 square foot building for daily administrative use by the bus drivers of the Tukwila School District. The building will include a conference /training room, break room, two offices, storage room, mechanical closet, janitorial closet, lobby, and restrooms. The proposed new building will be one story and, with site improvements including landscaping upgrades and restriping of the parking spaces. Existing Development The existing site contains a parking lot that is used exclusively for parking of the Tukwila School District's buses and the bus drivers' personal vehicles. A small storage shed and portable toilets, which are proposed to be removed, are the only structures that exist on site. A chain link fence encompasses the parking lot, with two vehicle gates along S 128th St. providing access into the site. View of existing parking lot from northwest corner of lot (S 128th St.) A View of existing parking lot from northeast corner of lot (E Marginal Way and S 128th St.) View of existing parking lot from southeast corner of lot (E Marginal Way) FA Surrounding Land Use The project site is bounded to the east by E Marginal Way South and by S 128th Street to the north. Blue Nile Trucking, a truck terminal facility, is located to the north. Directly to the south are single family homes zoned LDR and a vacant lot, zoned NCC. To the west are single family homes. To the southeast at E Marginal Way and S 1301h St. are mixed -use commercial buildings containing a small market, cafe, and retail spaces. 11 Rl Topography & Vegetation The parcel is mostly level. The site contains perimeter landscaping. Access The site has two vehicular access points, both along S 128th Street. A 5 -foot wide sidewalk is located adjacent to both E Marginal Way S and S 128th St. at the back of the curb. Pedestrian access into the bus parking lot is currently through either of the two vehicular access points. PUBLIC COMMENTS Two public comments were received, one in writing from Brian Kennedy on March 13, 2017 and another as a phone call from Virginia Whitzel on March 2, 2017. Their comment and the applicant's responses are as follows: Response to Brian Kennedy Letter dated March 13, 2017 The comment letter raised the following concerns: 1. Upkeep of landscaping — Mr. Kennedy commented that many shrubs have been removed. He would prefer indigenous plants that attract birds. a. Applicant response: Ten -foot wide perimeter landscape buffers will be provided, which will improve the aesthetic appearance, buffering and screening of the use to surrounding residences and the right -of -way. City code requires plant materials in the buffer to consist of the following: i. Trees: A mix of deciduous and evergreen trees. ii. One shrub per 7 linear feet to achieve a continuous vertical layer in 3 years. iii. Groundcover of varying heights, colors and textures to achieve 100% coverage within 3 years. The proposed landscaping will be verified to ensure the plantings are done according to City standards, including the species used. We are planting native plants, in particular Serviceberry, which is a native plant species that's popular with birds. We also have two different huckleberry and Oregon grape plants which produce fruit that attract birds. 2. Parking— He would prefer no street parking. a. Applicant response: Employee parking will be accommodated onsite. The project is providing 25 vehicular parking spaces for bus driver use. There are approximately 18 bus drivers that will be using the new transportation building. 3. Noise and Traffic — Both have consistently increased in the neighborhood over the years and have impacted the livability of the neighborhood. a. Applicant response: The proposal is to provide a new indoor office facility for the transportation staff to improve their daily work life by offering them a place to take a break, use the restroom, eat lunch, etc. There is no additional capacity (i.e. more traffic) that will result from the proposal. The building itself provides offices, restrooms and breakroom facilities none of which will generate any new noise to the neighborhood as these are typical office -type activities that occur indoors. The school buses do cause some noise, however they have been using this site for several years and primarily run during school start and end times. They are required to follow strict protocols to limit idling when not in use. The District has recently purchased new buses that will be replacing the older buses. They will be quieter and reduce emissions. The proposed transportation building is located within the Neighborhood Commercial Center (NCC) zoning district, and is considered a "Conditional use." This means that this use is only approved subject to conditions and mitigation measures that ensure compatibility with surrounding uses. 5 n The proposal will undergo a thorough review regarding its compatibility with the surrounding neighborhood. It is also subject to the design review process, where site design, building design, and landscaping will be evaluated to ensure that it is appropriate for the Neighborhood Commercial Zone and that it is appropriately buffered from nearby residential uses. Response to Virginia Whitzel phone call dated March 2, 2017 The phone call raised the following concerns: 1. Ms. Whitzel wondered why there wasn't a proposal to site it at the corner of E Marginal Way and S 128th Street. By the conclusion of the call Ms. Whitzel was satisfied that placement in the back corner was appropriate. a. Applicant Response: The building is located in the southwest corner of the property for the several reasons. The primary use of the site is to store school buses. The maneuvering and parking space required for the buses is of priority in site design, all the while minimizing the amount of site redesign required for the addition of a small building. Furthermore, the location in the southwest corner allows the building to setback into the property for greater "eyes" on the bus lot. REPORT ORGANIZATION This staff report is divided into two sections. The first section covers the Conditional Use Permit and the second section covers the Design Review decision. Staff's conclusions and recommendations follow each section. The Board of Architectural Review is asked to make a decision on both applications. TMC 18.64 addresses conditional use criteria and TMC 18.60 address design review criteria. SECTION ONE - CONDITIONAL USE PERMIT DECISION CRITERIA- CONDITIONAL USE PERMIT The proposed project must comply with criteria detailed in TMC 18.64.050, (1 -5), concerning Conditional Use Permits. Applicant's response to conditional use criteria is attached to this staff report as Attachment C. Staff makes the following findings under the city's Conditional Use Permit criteria (TMC 18.64.050): (1) The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity of the proposed use or in the district in which the subject property is situated. This project complies. The project will not expand the bus parking on site. The proposed building will provide a rest area for Tukwila School District bus drivers between shifts. This structure will eliminate the need for a temporary shed and portable toilet on site, in turn moving activities currently visible to neighborhood to within the proposed building. (2) The proposed use shall meet or exceed the performance standards that ore required in the district it will occupy. The Development Standards for uses in the Neighborhood Commercial Center (NCC) zone include a maximum height of 35 feet and the following setbacks: o Front Setback: ■ 6' 10 • Sides Setback, if any portion of the yard is within 50 feet of LDR, MDR, HDR: ■ Ratio of 1.5:1 setback (for every 1.5 feet of building height, setback 1 foot from property line) with a minimum of 10 feet and a maximum of 20 feet • Rear Setback, if any portion of the yard is within 50 feet of LDR, MDR, HDR Setbacks: ■ Ratio of 1.5:1 setback (for every 1.5 ft. of bldg. ht., setback 1 ft. from property line) with a 10 foot min. and 20 foot max. The maximum height of the proposed building is approximately 20.5 feet. The proposed project meets all setback and landscaping requirements of the NCC zone. (3) The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design. This project complies. See Design Review criteria below for more information. (4) The proposed use shall be in keeping with the goals and policies of the Comprehensive Land Use Policy Plan This project complies with the following Comprehensive Plan policies: • 1.6.1 Enhance the pedestrian environment with street improvements that include curbs, sidewalks or trails, and regularly- spaced street trees. • 1.7.3 Use design guidelines to encourage compatible location and configuration of buildings, parking, recreation areas and pedestrian facilities. • 1.7.4 Incorporate substantial landscaping both along street frontages and within parking lots in new development and redevelopment when the buildings are not brought up to the back of sidewalk. • 1.7.8 Require that sites have adequate lighting and are designed using crime - reduction principles to increase safety. • 4.13.4 Ensure that required replacement trees at maturity will have equivalent or larger canopies than the removed tree(s), except where existing or future infrastructure and /or public or private utilities impede the planting of large trees. • 7.6.2 In neighborhood commercial developments, harmoniously reflect the scale and architectural details of surrounding residential structures, and encourage non- motorized access. • 7.6.3 Employ appropriate design elements to blend in with the character of the residential neighborhood. • 7.6.7 Ensure appropriate structural transitions between commercial and residential zones. 5) All measures have been taken to minimize the possible adverse impacts, which the proposed use may have on the area in which it is located. The mass, scale and design of the building is consistent with the surrounding residential areas. Additional infill landscaping along the perimeter is proposed. Topography change and landscaping help screen the building from the adjoining single family homes along the south and west of the property. 7 11 CONCLUSIONS- CONDITIONAL USE PERMIT 1. The proposed use, a bus parking lot with support structure, will fulfill a need for the Tukwila School District and should have a minimal impact upon the surrounding neighborhood. There is no expansion of the bus parking lot proposed, and no increase in visitors or employees is projected. The proposed transportation building will provide necessary facilities for the school's bus drivers, replacing portable toilets and a dilapidated shed on the site in the process. 2. No increase in parking is proposed, only a reconfiguration of existing parking stalls to accommodate the proposed building. 3. The proposed use will be compatible with the surrounding land uses. The small sized one -story structure and its location in the back corner of the property should keep visual impacts on surrounding residential properties to a minimum, while the improved perimeter landscaping will provide an improved visual buffer of the parking area along the adjacent streets. 4. The proposed use will not conflict with the goals and policies of the Comprehensive Plan. As an accessory use to the Tukwila School District, the bus parking lot and proposed transportation building would provide a necessary function for the City and its schools. RECOMMENDATIONS - CONDITIONAL USE PERMIT Staff recommends approval of the Conditional Use Permit. SECTION TWO- DESIGN REVIEW This project is subject to Board of Architectural (BAR) design approval under Tukwila Municipal Code (TMC) Section 18.60.030. In the following discussion the Board of Architectural Review criterion is shown below in bold and italics, followed by staff's comments. For the applicant's response to the criteria, see Attachment C. Design Review Criteria TMC 18.60.050.6 Commercial and Light Industrial The following criteria shall be considered in all cases, except that multi - family and hotel or motel developments shall use the multi - family, hotel and motel design review criteria: 1. RELATIONSHIP OF STRUCTURE TO SITE. a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement. Proposed changes to the existing pedestrian and vehicular access will work to enhance employee safety by providing great visibility to bus drivers and creating demarcated walkways for those traveling on foot within the parking lot. While locating the office building closer to the corner of E Marginal Way S and S 128th St was initially considered, it was found to not be necessary for a structure of this scale and use type. The applicant provided the following response: "The building is located in the southwest corner of the property for the several reasons. The primary use of the site is to store school buses. The maneuvering and parking space required for the buses is of priority in site design, all the while minimizing the amount of site redesign required for the addition of a small building. Furthermore, the location in the southwest corner allows the building to setback into the 12 property for greater 'eyes' on the bus lot." Due to the continued primary use of this parcel as a school bus parking lot, the planning department has found this building siting to be appropriate. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. The existing site is entirely paved with perimeter landscaping. See discussion under landscaping section for landscaping requirements. The service areas are located to minimize visibility and are proposed to be screened by enclosures. c. The height and scale of each building should be considered in relation to the site. The scale of the building is in keeping with the surrounding residential areas. The height of the buildings is 20.5 feet and a sloping roof is proposed. 2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA. a. Harmony of texture, lines and masses is encouraged. The proposed building is approximately 2,500 square feet. The mass and scale of the building is consistent with the surrounding residential areas. The proposed siding is residential in character. The texture and lines of the proposed materials are harmonious. b. Appropriate landscape transition to adjoining properties should be provided. The existing landscaping along the perimeter is preserved to the maximum extent possible. Additional infill landscaping along the perimeter is proposed to meet the TMC 18.52 requirements. Topography change and landscaping help screen the building from the adjoining single family homes along the south and west of the property. c. Public buildings and structures should be consistent with the established neighborhood character. The proposed building will be used as an office /administrative building for the Tukwila School District. The building itself has been designed to blend in within the surrounding residential neighborhood. The one story structure is an appropriate massing in the context of the surrounding single - family neighborhood, where many homes are single story homes. The proposed color scheme was selected by the owner from several initial schemes. The darker frame and trim are meant to relate to common neighborhood commercial developments such as coffee houses. d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. While it would usually be recommended to locate commercial structure within the Neighborhood Commercial Center district closer to the street's edge, the applicant has proposed the building to be located within the southwest corner of the lot to facilitate the continued function of bus parking and maneuvering on the site. This will improve traffic flow through the site while at the same time reducing the visual impact of the structure on the surrounding neighborhood. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. Painted pedestrian pathways have been provided between the S 128th St. and the transportation building to provide designated walkways for employees, enhancing pedestrian safety at the site. The applicant has placed the entryway to the building in the most central location for the staff, between the bus parking and the staff parking. 9 13 3. LANDSCAPING AND SITE TREATMENT a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. No changes to site topography are proposed. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety, and provide an inviting and stable appearance. Painted pedestrian pathways have been provided between the S 128th St. and the transportation building to provide designated walkways for employees, enhancing pedestrian safety at the site. Main entry and back door both have access ramps. Doorways at Rooms 107 and 113 have a grade that is intended to rise up to the door threshold with the grade sloping away from the building. These two rooms have dropped floor slabs to provide for cart access as required for the building program. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. The project meets the design criteria. City code requires plant materials in the buffer to consist of the following: • Trees: A mix of deciduous and evergreen trees. • One shrub per 7 linear feet to achieve a continuous vertical layer in 3 years. • Groundcover will be of varying heights, colors and textures to achieve 100% coverage within 3 years. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. The proposed landscaping will be verified to ensure the plantings are done according to City standards, including the species used. Existing trees will be protected during construction. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. Per TMC 18.70.090 (B), design review triggers compliance with the City's adopted landscaping requirements. Additionally, the Board of Architectural Review may modify the standards when in their judgement strict compliance with the landscaping standards of the code would create substantial practical difficulties. Due to the continued primary use of this parcel as a school bus parking lot, staff recommends waiver from interior parking lot landscaping requirements due to the need for continued access /movement of buses through the site. f. Screening of service yards and other places that tend to be unsightly should be accomplished by use of walls, fencing, planting or combination. Additional infill landscaping along the perimeter is proposed. Topography change and landscaping help screen the site from the adjoining single family homes along the south and west of the property and from E Marginal Way and S 128th St. g. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used. No such features are proposed. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. Six (6) 400 watt light poles currently exist on the site. One of these existing poles is proposed to be relocated to the southern edge of the site to provide lighting for the employee parking area adjacent to the building. Five (5) LED bulbs are proposed for the north elevation of the building. There is adequate lighting throughout the 10 14 parking lot and around pedestrian areas into the building. Lights will be shielded downwards and automated to reduce impact to surrounding properties. 4. BUILDING DESIGN. a. Architectural style is not restricted; evaluation of a project should be based on quality of its design and relationship to its surroundings. While freedom was given to the applicant to design a building that would meet the functional needs of the Tukwila School District employees on site, City staff also worked to ensure that the building's design would be appropriate for the largely residential character of the surrounding neighborhood. b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments. The building has been designed to blend in within the surrounding residential neighborhood. The one story structure is an appropriate massing in the context of the surrounding single - family neighborhood, where many homes are single story homes. c. Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. Windows will utilize same materials throughout and will be only one of two sizes along front elevation. Doors, railings, trim, and gutters will be of similar materials and colors. d. Colors should be harmonious, with bright or brilliant colors used only for accent. The proposed color scheme was selected by the owner from several initial schemes. The darker frame and trim are meant to relate to common neighborhood commercial developments such as coffee houses. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. Trash and mechanical units will be enclosed. f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. Site lighting will consist of existing light poles and new exterior lighting attached to building. Exterior lighting will be WST LED lights with minimalist, trapezoidal shape that will be in harmony with the overall building design. Lights will be shielded downwards and automated to reduce impact to surrounding properties. g. Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. Materials are varied between roof, trim, and siding, adding some visual interest. The slanted roofline pitch provides a modern look to an otherwise simple building S. MISCELLANEOUS STRUCTURES AND STREET FURNITURE. a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. The mechanical enclosure will abut the main structure, and wall finishes will match. The dumpster and recycling enclosure is proposed to be integral colored concrete masonry units (CMU) with a top cap. No street furniture is proposed. 11 15 b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, londscope and buildings. No lights for accessory features are proposed. Conclusions Structure height, length, and setback requirements are in compliance with the Neighborhood Commercial Center standards. Landscaping is in compliance with all Tukwila Municipal Code standards. The City's Urban Environmentalist has reviewed and approved proposed plant species, siting and materials to ensure appropriate spacing. The perimeter landscaping follows a coherent design concept, which will soften the impact of the bus parking area on surrounding properties and create a more pedestrian - friendly atmosphere along the adjacent streets. Mechanical equipment is adequately screened and the screening material is in harmony with the overall design scheme of the building. No significant changes are proposed to the existing parking, lighting, or vehicular and pedestrian access. Those changes that are proposed will work to improve pedestrian and vehicular circulation within the site itself and provide enhanced lighting for employees onsite. The renderings demonstrate a cohesive style and quality design with ample modulation, articulation, and attention to detail. The color palette features neutral shades of tan with darker accent colors. Materials are varied between roof, trim, and siding, adding some visual interest. The slanted roofline pitch provides a modern look to an otherwise simple building, while keeping the visual impact on surrounding properties to a minimum. Recommendations Staff recommends the approval of the Design Review application and approval of modification from interior parking lot landscaping requirements of TMC 18.52. Informational Items 1. Any signage that is visible from the right -of -way or adjacent properties shall be reviewed through submittal of a separate sign permit application. 2. Irrigation plans shall be reviewed through submittal of a separate building permit application. 3. A Traffic Concurrency Test Fee and Transportation Impact Fee do not apply to this project as there is no Change of Use. 4. The building address will be required to be posted on the north face of the building. 12 16 TUKWILA PUBLIC SCHOOLS AUXILIARY PROJECTS PACKAGE #1 TRANSPORTATION BUILDING ABBREVIATIONS AFF APPROX ARCH BLDG BLKG BO CJ CL CLR COL CONC CONT D DEMO DTL DIA DIM DN DS DWG E (E), EXIST EJ EL ELEC EQ EQUIP FCIO FIN FO FOIC FT GA GALV GWB GYP BD H HORIZ HR HT HVAC ID INSUL L ABOVE FINISHED FLOOR APPROXIMATE ARCHITECTURAL BUILDING BLOCKING BOTTOM OF CONTROL JOINT CENTERLINE CLEAR COLUMN CONCRETE CONTINUOUS, CONTINUE DEEP, DEPTH DEMOLISH, DEMOLITION DETAIL DIAMETER DIMENSION DOWN DOWNSPOUT DRAWING EAST EXISTING EXPANSION JOINT ELEVATION ELECTRIC, ELECTRICAL EQUAL EQUIPMENT FURNISHED BY CONTRACTOR/ INSTALLED BY OWNER FINISH, FINISHED FACE OF FURNISHED BY OWNER/ INSTALLED BY CONTRACTOR FOOT, FEET GAGE, GAUGE GALVANIZED GYPSUM WALL BOARD GYPSUM BOARD HIGH HORIZONTAL HOUR HEIGHT HEATING, VENTILATING, AND AIR CONDITIONING INSIDE DIAMETER INSULATE, INSULATION LONG REFERENCE SYMBOLS BUILDING SECTION INDICATOR AX.xx SECTION INDICATOR AX.xx SECTION DETAIL INDICATOR ENLARGED DETAIL INDICATOR COLUMN GRIDLINE INDICATOR FLAGNOTE DRAWING REVISION INDICATOR MAX MECH MEZZ MFR MIN MISC MTL N NIC NO NTS OC OH OD OPNG OPP ORD PERP PLYWD PL PR PT R RD REINF REQD REV RM RO S SHT SHTHG SIM SPEC SQ SS STL STOR STRUCT SUSP T &G TO TYP UON VERT W/ W/O WD MAXIMUM MECHANICAL MEZZANINE MANUFACTURE, MANUFACTURE MINIMUM, MINUTE MISCELLANEOUS METAL NORTH NOT IN CONTRACT NUMBER NOT TO SCALE ON CENTER OVERHEAD OUTSIDE DIAMETER OPENING OPPOSITE OVERFLOW ROOF DRAIN PERPENDICULAR PLYWOOD PROPERTY LINE PAIR PAINT, POINT, PRESSURE TREATED RADIUS, RISER ROOF DRAIN, ROAD REINFORCED, REINFORCING REQUIRED REVISED, REVISION ROOM ROUGH OPENING SOUTH SHEET SHEATHING SIMILAR SPECIFICATION SQUARE STAINLESS STEEL STEEL STORAGE STRUCTURAL SUSPENDED TONGUE AND GROOVE TOP OF TYPICAL UNLESS OTHERWISE NOTED VERTICAL WEST, WIDE WITH WITHOUT WOOD XX' -XX" XXXXXXX ELEVATION INDICATOR Q _ MATCH LINE SEE SHEET AX.XX MATCHLINE INDICATOR GENERAL NOTES 1. NOTHING IN THE DRAWINGS SHALL BE CONSTRUED TO PERMIT AN INSTALLATION IN VIOLATION OF APPLICABLE CODES. ALL WORK PERFORMED UNDER THIS CONTRACT SHALL BE IN FULL ACCORDANCE WITH THE LATEST RULES, REGULATIONS, RESTRICTIONS, REQUIREMENTS, AND CODES OF THE GOVERNING JURISDICTIONS. 2. THE DRAWINGS ARE INTENDED TO DESCRIBE THE OVERALL SCOPE OF WORK. CONTRACTORS SHALL FIELD VERIFY EXISTING CONDITIONS AND DIMENSIONS ON THE PROJECT AND ALERT THE ARCHITECT TO ANY CONFLICTS BEFORE BEGINNING WORK. 3. DO NOT SCALE DRAWINGS. THE CONTRACTOR SHALL USE DIMENSIONS SHOWN ON THE DRAWINGS AND ACTUAL FIELD MEASUREMENTS. NOTIFY THE ARCHITECT OF ANY DISCREPANCIES WITH DRAWINGS. 4. CONTRACTOR TO VERIFY ALL DIMENSIONS, PROPERTY LINES, MEASUREMENTS AND CONDITIONS IN THE FIELD BEFORE BEGINNING WORK. ANY DISCREPANCIES, ERRORS OR OMISSIONS TO BE BROUGHT TO THE ATTENTION OF THE ARCHITECT IMMEDIATELY. 5. TYPICAL WALL SECTIONS, FINISHES, AND DETAILS ARE NOT INDICATED EVERYWHERE THEY OCCUR ON PLANS, ELEVATIONS, AND SECTIONS. REFER TO DETAILED DRAWINGS. 6. DETAILED AND /OR LARGER SCALE DRAWINGS TAKE PRECEDENCE OVER GENERAL AND SMALLER SCALE DRAWINGS. 7. GENERALLY PLAN DIMENSIONS SHOWN ARE TO FINISH OPENING, FACE OF CONCRETE, FACE OF STUD AND FINISH FACE OF WALL, UNLESS NOTED OTHERWISE. 8. UNLESS OTHERWISE NOTED, ALL ANGLES TO BE RIGHT ANGLES, ALL LINES WHICH APPEAR PARALLEL ARE TO BE PARALLEL, AND ALL ITEMS WHICH APPEAR CENTERED ARE TO BE CENTERED. CONTRACTOR TO BE RESPONSIBLE FOR MAINTAINING ALL LINES TRUE, LEVEL, PLUMB, AND SQUARE. 9. CONTRACTOR TO COMPLY WITH CIVIL, LANDSCAPE, STRUCTURAL, MECHANICAL AND ELECTRICAL NOTES. 10. MECHANICAL AND ELECTRICAL SUBCONTRACTORS SHALL OBTAIN ALL REQUIRED PERMITS. 11. THE CONTRACTOR SHALL VERIFY ALL ROUGH -IN DIMENSIONS FOR THE EQUIPMENT. 12. ALL ATTACHMENTS, CONNECTIONS, AND FASTENINGS OF ANY NATURE ARE TO BE PROPERLY AND PERMANENTLY SECURED IN CONFORMANCE WITH THE BEST PRACTICES OF THE BUILDING INDUSTRY. DRAWINGS SHOW ONLY SPECIAL REQUIREMENTS TO ASSIST THE CONTRACTOR AND DO NOT SHOW EVERY DETAIL. 13. CAULKING AND SEALANTS. USE PRIMERS AS REQUIRED BY MANUFACTURER. BACKING RODS OR TAPE AS RECOMMENDED BY MANUFACTURER AND PER SPECIFICATIONS. 14. VAPOR BARRIERS. CONTINUOUS AND APPROVED VAPOR BARRIERS SHALL BE INSTALLED ON THE HEATED SIDE OF ALL THERMAL INSULATION INSTALLED AS INDICATED. SEAL ALL EDGES. 15. CONTRACTOR AT BEGINNING OF WORK TO FLUSH ALL ROOF DRAINS TO CONFIRM IN WORKING ORDER. AT CONCLUSION OF WORK CONTRACTOR TO TEST ALL ROOF DRAINS TO CONFIRM IN WORKING ORDER AND TIGHT LINES THROUGHOUT BUILDING AND PROVIDE CONFIRMATION REPORT TO OWNER. 16. CONTRACTOR SHALL VERIFY LOCATION OF ALL EXISTING UTILITIES AND PROTECT AS REQUIRED PRIOR TO COMMENCEMENT OF WORK. 17. CONTRACTOR TO COORDINATE ALL OPERATIONS WITH OWNER, INCLUDING: SITE ACCESS, MATERIALS STORAGE, AND STAGING, INTERRUPTION OF ELECTRICAL AND MECHANICAL SERVICES AND TIMING OF NOISY AND DISRUPTIVE OPERATIONS. CONTRACTOR TO VERIFY SEQUENCE OF WORK WITH OWNER. 18. CONTRACTOR TO PROTECT EXISTING FURNISHINGS, FIXTURES, EQUIPMENT AND LANDSCAPING FROM DAMAGE. CONTRACTOR TO REPLACE IN KIND ANY SUCH ITEMS DAMAGED. 19. CONTRACTOR SHALL PROTECT ALL ROOF OPENINGS FROM WATER PENETRATION DURING CONSTRUCTION. 20. CONTRACTOR SHALL MAINTAIN CURRENT RECORD DRAWINGS FOR ARCHITECT'S PERIODIC REVIEW. 21. AS BUILT DRAWINGS ARE BASED ON RECORD DRAWINGS AND MAY BE INCLUDED FOR REFERENCE AS TO THE SCOPE OF WORK ONLY. CONTRACTOR SHALL VISIT SITE PRIOR TO BID, EXAMINE EXISTING CONDITIONS AND INCLUDE ALL DEMOLITION REQUIREMENTS FOR THE SCOPE OF THE PROJECT IN THE CONTRACT SUM. NO ADDITIONAL PAYMENTS WILL BE MADE FOR FAILURE TO OBTAIN ALL REQUIRED INFORMATION AND MAKE KNOWN ANY INACCURACIES. 22. THROUGHOUT THE DRAWINGS ARE ABBREVIATIONS THAT ARE IN COMMON USE. THE LIST OF ABBREVIATIONS PROVIDED IS NOT INTENDED TO BE COMPLETE OR REPRESENTATIVE OF CONDITIONS OR MATERIALS USED ON THIS PROJECT. THE ARCHITECT WILL DEFINE THE INTENT OF ANY IN QUESTION. 23. INTERIOR PARTITION TYPES ARE GENERALLY KEYED ON ARCHITECTURAL FLOOR PLANS. SEE PARTITION TYPE FOR DESCRIPTIONS. THE FINISH SCHEDULE AUGMENTS THE PARTITION TYPE DESCRIPTION WITH INFORMATION REGARDING MATERIALS AND FINISHES. 24. GENERALLY, THE EXISTING ELEMENTS ARE SHOWN WITH LIGHT SCREENED LINES, WHILE NEW OR DEMOLISHED ELEMENTS REQUIRED BY THE PROJECT ARE SHOWN WITH DARK LINES. 25. ALL DOOR NUMBERS APPEAR ON THE PLANS EXCEPT WHERE ENLARGED PLANS ARE INDICATED. RELITES ARE NOT SCHEDULED UNLESS THEY ARE ADJACENT TO A DOOR. INDEPENDENT RELITES ARE SHOWN ON INTERIOR ELEVATIONS AND DETAIL KEYS ARE INDICATED THERE. NOTE THAT HOLLOW METAL DOOR SECTIONS ALSO OCCUR AT CERTAIN EXTERIOR ELEVATIONS. 26. MATERIAL FINISH CODES WHICH IDENTIFY MATERIAL AND FINISHES THROUGHOUT THE DRAWINGS ARE LISTED ON THE FINISH SCHEDULES. THE SPECIFICATIONS SECTIONS WHICH DEFINE THE MATERIALS ARE REFERENCED. FINISH SCHEDULE INDICATES THE VARIOUS FLOOR, WALL AND CEILING FINISHES IN THE INDIVIDUAL ROOMS INDICATED. REFER TO THE FINISH SCHEDULE NOTES FOR GENERAL FINISH INFORMATION AND WORK. 27. DEFINITIONS OF FINISH CEILINGS ARE SHOWN ON THE REFLECTED CEILING PLAN. MATERIAL, DIMENSIONS OF ELEMENTS WITHIN CEILING, AND SPOT ELEVATIONS OF VARIOUS CEILING PLANES ARE SHOWN. LAYOUTS OF LIGHT FIXTURES, MECHANICAL DIFFUSERS, ETC. IN ROOMS WITHOUT CEILINGS ARE SHOWN FOR DESIGN CLARITY ON REFLECTED CEILING PLANS. SEE MECHANICAL AND ELECTRICAL DRAWINGS FOR RESPECTIVE LAYOUTS, COORDINATE AS REQUIRED. 28. ROOFING TYPES ARE INDICATED ON THE ROOF LEVEL PLAN AT WHICH THEY OCCUR. THE MATERIAL FINISH CODE (RT) DESIGNATES ROOF TYPE DESCRIPTION. PROVIDE THERMAL ROOF INSULATION AS INDICATED BY ROOFING CODES. N LOCATION MAP SCALE: N.T.S. PROJECT DATA INFORMATION PROJECT DESCRIPTION: NEW ONE STORY TRANSPORTATION SUPPORT BUILDING LOCATED ON THE SW CORNER OF SITE AT EXISTING IMPERVIOUS SURFACE. ADJUSTMENT OF BUS PARKING AND STAFF PARKING. LANDSCAPE MODIFICATION AROUND EXISTING SITE PERIMETER. SITE ADDRESS: 12801 E. MARGINAL WAY SOUTH TUKWILA, WA 98168 PARKING LOT AT CORNER OF SOUTH 128TH STREET AND EAST MARGINAL WAY. A PORTION OF NE 1/4 OF THE NW 1/4 OF SEC.15, TWN. 23 N., RGE.04 E. W.M. CITY OF TUKWILA, KING COUNTY WASHINGTON. ASSESSOR'S PARCEL NO: 238420 -0010 LEGAL DESCRIPTION: LOT B OF CITY OF TUKWILA SHORT PLAT NO 90 -4 -SS RECORDING NO 9101140403, RECORDS OF KING COUNTY WASHINGTON. JURIDICTION: CITY OF TUKWILA APPLICABLE CODES: 2015 INTERNATIONAL BUILDING CODE 2015 INTERNATIONAL MECHANICAL CODE 2015 INTERNATIONAL FIRE CODE 2015 INTERNATIONAL PLUMBING CODE AND ALL RELATED STANDARDS AND STATE AMENDMENTS 2015 WASHINGTON STATE ENERGY CODE ZONING DESIGNATION: NCC CONSTRUCTION TYPE: V -B OCCUPANCY TYPE: A -2, B, 5 -1 LOT AREA: 1.41 ACRES/ 61440 SF PROPOSED TOTAL FLOOR AREA: 2,530 SF MAX BUILDING HEIGHT: 35' -0" PROJECT TEAM OWNER TUKWILA SCHOOL DISTRICT 4640 S 144TH STREET TUKWILA, WA 98168 CONTACT: JEFF FEENEY, PROJECT MANAGER TEL: (206) 979 - 9370 FAX: N/A ARCHITECT ROLLUDA ARCHITECTS 105 S MAIN ST, SUITE 323 SEATTLE WA, 98104 CONTACT: ALEXANDER CLARK, AIA ALEX .CLARK @ROLLUDAARCHITECTS.COM TEL: (206) 624 -4222 FAX: (206) 624 -4226 CIVIL AHBL, INC 1200 6TH AVENUE, SUITE 1620 SEATTLE WA, 98101 CONTACT: CHARLIE PALMER, DOUG TAFF CPALMER @AHBL.COM TEL: (206) 267 -2425 FAX: (206) 267 -2429 MECHANICAL TRESWEST ENGINEERS 2702 S 42ND ST #301, TACOMA, WA 98409 CONTACT: REID HERRON RSH @TRESWEST.COM TEL: (253) 472 -3300 FAX: (253) 363 -9402 ELECTRICAL TRESWEST ENGINEERS 2702 S 42ND ST #301, TACOMA, WA 98409 CONTACT: SCOTT FELTON SKF @TRESWEST.COM TEL: (253) 472 -3300 FAX: (253) 363 -9402 STRUCTURAL REID MIDDLETON 728 134TH ST SW, SUITE 200, EVERETT, WA 98204 CONTACT: PAUL CROCKER PCROCKER @REIDMIDDLETON.COM TEL: (425) 741.3800 FAX: (425) 741.3900 LANDSCAPE AHBL, INC 1200 6TH AVENUE, SUITE 1620 SEATTLE WA, 98101 CONTACT: MEREDITH SESSIONS MSESSIONS @AHBL.COM TEL: (206) 267 -2425 FAX: (206) 267 -2429 DRAWING INDEX - TRANSPORTATION BUILDING SITE GENERAL TG0.01 COVER SHEET T1 TOPOGRAPHIC SURVEY CIVIL TC3.0 CIVIL SITE PLAN ARCHITECTURAL TA1.01 SITE PLAN PROPOSED TA2.01 FLOOR PLAN TA2.02 ROOF PLAN TA3.01 EXTERIOR ELEVATIONS TA4.01 BUILDING SECTIONS LANDSCAPE TL1.0 PLANTING PLAN TL2.0 TL2.1 TL3.0 LANDSCAPE DETAILS IRRIGATION DETAILS IRRIGATION PLAN ELECTRICAL LTG.01 SITE LIGHTING CALCULATION n 2 m z CUP UPDATES rolluda architects architecture '1 terior o 3 n 105 S. Main Street Suite 323 Seattle, WA 98104 t: 206 - 624 -4222 f: 206 - 624 -4226 6250 REGISTERED ARC IITT Alex E. Rolluda STATE OF WASHINGTON 12801 EAST MARGINAL WAY SOUTH, TUKWILA, WA 98168 w z 0 REVISION DATE Design: AC Drawn: JL, JC Checked: AC Project No. 331 -16 -01 Issuance CUP UPDATES Date: 4/10/2017 Drawing Title COVER SHEET Drawing Number TG0.01 G0.01 COVER.DWG 4/11/2017 10:14 AM COPYRIGHT © 2015 ROLLUDA ARCHITECTS INC SSMH 1510 RIM =44.78 8" PVC N -E -W CENTER CHANNEL =33.38 6" PVC S IE =34.80 LADDER S S TUKWILA SCHOOL DISTRICT NEW BUS BARN A PORT /ON OF THE NE 7/4 OF THE NW 1/4 OF SEC. 15, TWN. 23 N,, RGE, 04 E. WM. CITY OF TUKWILA, KING COUNTY, WA SHING TON. LEGAL DESCRIPTION LOT B OF CITY OF TUKWILA SHORT PLAT NO 90 -4 -SS RECORDING NO 9101140403, RECORDS OF KING COUNTY, WASHINGTON. VERTICAL DATUM NAVD 1988 VERTICAL DATUM ON ORTHOMETRICALLY CORRECTED GPS OBSERVATIONS USING WSRN AND GEOID 2012A. BASIS OF BEARING NAD 1983 WASHINGTON STATE PLANE NORTH PROJECTION, BASED ON GPS OBSERVATIONS USING WSRN AND GEOID 2012A. UNITS OF MEASUREMENT ARE US SURVEY FEET. UTILITY NOTES S STCB 1509 RIM =38.13 12" PVC NE IE =35.18 AHBL #104 NAIL AND WASHER N:181664.6026 E:1281618.5152 ELEV: 38.35 bo RIPRAP S V -_ STCB 1501 RIM =38.45 18" CMP N IE =35.10 12" CPP S IE =35.30 W W - -- 5- - - - - -S WEIGHT LIMIT S STCB 1502 RIM =39.05 12" CPP N IE =35.33 12" CPP E IE =35.38 12" CPP S IE =35.64 r.� STMH 1500 RIM =38.88 18" PVC N IE =31.98 18" CMP S IE =35.08 12" PVC SW IE =35.08 LADDER E A SSMH 1508 RIM =38.87 6" PVC E -W CENTER CHANNEL =34.42 4" CONC NE IE =35.02 4" CONC SE IE =35.02 LADDER E SOUTH 128TH STREET W STCB 1505 RIM =43.10 18" CMP NW IE =34.70 8" CMP NE IE =40.60 18" CMP S IE =34.70 12" CAP W IE =35.00 LADDER SW w 0 PATCH 57O -S - - -- FOUND 1/2" REBAR AND CAP LS 21364 AT CORNER NO PARKING STCB 1504 RIM = 38.70 -- 12" CPP E IE =36.62 12" CPP S IE =36.72 12" CPP IE =39.09 1. SURFACE UTILITY FACILITIES ARE SHOWN HEREON PER FIELD LOCATED VISIBLE EVIDENCE. THERE MAY BE UTILITIES THAT EXIST ON THIS SITE OTHER THAN THOSE GRAPHICALLY DEPICTED HEREON. 2. UNDERGROUND (BURIED) UTILITIES SHOWN HEREON ARE BASED ON COMBINATIONS OF VISIBLE SURFACE EVIDENCE, UTILITY LOCATOR MARKINGS AND RECORD DATA (SUCH AS AS -BUILT OR UTILITY DESIGN DRAWINGS). ALL UNDERGROUND UTILITIES SHOWN HEREON ARE APPROXIMATE AND, IN SOME CASES, ARE SHOWN AS STRAIGHT LINES BETWEEN FIELD LOCATED SURFACE UTILITY FACILITIES. UNDERGROUND UTILITIES MAY HAVE BENDS, CURVES OR CONNECTIONS WHICH ARE NOT SHOWN. 3. ALTHOUGH LOCATIONS OF UNDERGROUND UTILITIES BASED ON UTILITY LOCATOR MARKINGS AND RECORD DATA (SUCH AS AS -BUILT OR UTILITY DESIGN DRAWINGS) ARE DEEMED RELIABLE, AHBL, INC. ASSUMES NO LIABILITY FOR THE ACCURACY OF SAID DATA. 4. CALL 1- 800 - 424 -5555 BEFORE ANY CONSTRUCTION. RELIANCE NOTE THIS SURVEY WAS PREPARED AT THE REQUEST OF JEFF FEENEY FOR THE SOLE AND EXCLUSIVE USE OF KMB DESIGN GROUPS, INC AND THE TUKWILA SCHOOL DISTRICT. RIGHTS TO RELY UPON AND, OR USE THIS SURVEY DO NOT EXTEND TO ANY OTHER PARTY EXCEPT THROUGH EXPRESS RECERTIFICATION BY THE PROFESSIONAL LAND SURVEYOR WHOSE STAMP AND SIGNATURE APPEAR HEREON. EQUIPMENT USED 3" TOTAL STATION UTILIZING STANDARD FIELD TRAVERSE METHODS FOR CONTROL AND STAKING. SURVEYOR'S CERTIFICATE I, DAVID C. FOLLANSBEE, A PROFESSIONAL LAND SURVEYOR IN THE STATE OF WASHINGTON, HEREBY CERTIFY THAT THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECT SUPERVISION IN NOVEMBER 2016, AT THE REQUEST OF KMB DESIGN GROUPS, INC. FOR TUKWILA SCHOOL DISTRICT. D C. FOLLANSBEE, PLS 45161 DATE 0313012017 x CW18" FOUND 1/2" REBAR AND CAP LS 21364 0.31' S OF CORNER WOOD RETAINING WALL C10" GATE x P STCB 1503 RIM =59.14 12" CPP N IE =35.69 12" CPP W IE =35.74 X. x ' CHAIN LINK X x- x -x -X -x -P P1 x ' 17' 11 "E 262.84' x -x -x GATE -P-- =- P -P -x -x U12" C3 � fr U10" U10 J12" 4A 47 12" CPP !E =36.53 D- - - D- D U8" U6 U10" U8" -Ci 6" 18" 01 W2 0 U8" "x \ \0 -x 60 47 - P- -- STCB 1686 RIM =41.08 12" CPP E IE =38.03 6" CPP SW IE =38.08 46 42 STMH 1684 RIM = 41.35 PIPE W PLUGGED W/ CONC OVERFLOWS W AND SW TOP OF OUTLETS =36.50 BOTTOM MH =31.75 LADDER N PARKING STCB 1685 RIM =41.23 12" CPP NE IE =37.38 12" CPP W IE =37.38 })U6 Ub "-) ,R ry I o" . \W2 pia 12" CPP IE =36.61 P12 44 FOUND 1/2" REBAR AND CAP LS 21364 0.05' E AND 0.04' N OF CORNER STMH 1507 RIM =42.38 20" CONC NW IE =34.28 20" CONC SE IE =34.58 SOLID PIPE CROSSES E -W TOP OF PIPE =35.98 LADDER SE -cN -STCB 1506 RIM =42.51 8" CMP SW IE =41.06 I IX o OHP -�- t -P1 -P -- - -P- x -x -x -X 50 C;10 C8 "-i r8" 8 55 A6" 124.0 64 x- x S89' z %'x FOUND 6� CHAIN LINK x -- REBAR AND CAP 0.03' N OF CORNER C10" CR" /i --A10" 45 AHBL #106 AiNAIL AND WASHER N:181439.9234 E:1281670.9225 ELEV: 46.87 x APN 238420 -0010 61,332 SF T') Ike xI- -P-- -- T - - - - -- T-- x- X- X - --k -x 6' CHAIN LINK p12" C6„ 1 x DGE '/ECE TA TI ON X- -X -X -X 51 C8„ SO. 42' 49 "W 26.62' M12"/10"/6" - x- -X - -X- X- --9 -< 6' WOOD Curve Table CURVE # LENGTH RADIUS DELTA CHORD DIRECTION CHORD LENGTH C1 50.58 192.19 15.04'44" S81' 44' 49 "E 50.43 C2 79.49 543.15 8'23'07" N3' 24' 54 "W 79.42 C3 1.13 13.00 4.59'53" N10. 06' 24 "W 1.13 FOUND REBAR AND CAP „ 0.23'W AND 0.01' N OF CORNER FOUND STONE WITH X IN CASE AT 37TH AVE S AND S 130TH ST (11- 14 -16) X - x T X= x� 50 *P18" 94.1' LINK CABINET CENTURY S89' IT 11 "E U8 "X2- FOUND 1/2" REBAR AND CAP LS 21364 0.08' E AND 0.13' N OF CORNER 0) lo 0 5 0 sec HP - FOUND 7/8" PLUD IN CONC IN CASE AT CL OF E MARGINAL WAY 0.11' W AND 1.27' S OF RECORD POSITION (11- 14 -16) STCB 2141 RIM =44.76 8" CMP SW IE =42.51 0 STCB 2140 RIM =48.17 8" CMP S IE =45.67 STCB 2139 RIM =48.81 18" CMP N IE =42.11 12" CONC E IE =45.36 18" CMP S IE =42.11 LADDER W SOUTH 130TH STREET w sa 0 N86' 7 "E 770.63 , 30' STCB 2142 RIM =45.44 18" CMP N IE =38.79 8" CMP NE IE =42.69 18" CMP S IE =38.79 FOUND 3" BRASS DISK WITH X IN CASE AT E MARGINAL WAY AND S 130TH ST (11- 14 -16) 0 GRAPHIC SCALE 10 20 40 FEET 1 " =20 FEET LEGEND B FOUND MONUMENT AS NOTED L SET NAIL AND WASHER QQ SET REBAR AND CAP 0 0 0 0 z 0 P 0 T la [xi BOLLARD SIGN AS NOTED SANITARY SEWER CLEANOUT SANITARY SEWER MANHOLE STORM CLEANOUT STORM CATCH BASIN STORM MANHOLE YARD DRAIN GAS VALVE UTILITY POWER POLE JUNCTION BOX POWER METER POWER VAULT LUMINAIRE COMMUNICATIONS MANHOLE TELEPHONE RISER TELEPHONE VAULT FIRE HYDRANT IRRIGATION CONTROL VALVE WATER METER WATER VALVE WATER VAULT C- CEDAR, P -PINE A- ALDER, CW- COTTONWOOD M- MAPLE, U- UNKNOWN - - - - D STORM UNE - - - -S- SEWER LINE - - - - W WATER UNE - - - - G GAS UNE - - - - P ELECTRICAL LINE - - - -T- COMMUNICATION LINE OHP - OVERHEAD UTILITIES x -x -x -x FENCE ASPHALT CONCRETE TACOMA • SEATTLE • SPOKANE •TRI- CITIES 2215 North 30th Street, Suite 300 Tacoma, WA 98403 253.383.2422 TEL 253.383.2572 FAX www.ahbl.com WEB Project Title: TUKWILA SCHOOL DISTRICT NEW BUS BARN Client: TUKWILA SCHOOL DISTRICT CO: KMB DESIGN GROUPS, INC 906 COLUMBIA STREET, SUITE 400 OLYMPIA, WA 98501 JEFF FEENEY Job No. 2160801.50 Issue Set & Date: MARCH 30, 2017 03/30/2017 NOTICE ALTERATiCN CF THIS DOCIALENT SHALL NVAUDATE THE PROFESSIONAL SEAL AND SMARM PL CATION dF HIS DOCUIENT DOES NOT DEROGATE FROM RESERVED OWt€RSIOP RIGHTS fl It THIS DOCUMENT IS FCR USE OILY FOIR THE PROJECT 63EN1M'ED W 11€ TITLE BLOCK AND IS NOT TO BE USED FOR REPAIR, REMODEL OR ANTION TO THAT PROJECT OR FCR ANY O1FER PROJECT. A Revisions: Sheet Title: TOPOGRAPHIC SURVEY Designed by: Drawn by: Checked by: TD DF Sheet No. T -1 1 of 1 Sheets N ;22 3'x3'x6" CONCRETE PAD FOR CONTROL GATE OPERATORS FOR EXISTING BIPARTI NG GATE. SEE ARCHITECTURAL AND LANDSCAPE PLANS. ,�nmnu-� = , ; 12^ Cpp S •1;130,72� � D W�R Q - N , EXISTING STORM PIPE PER PARKING LOT CONSTRUCTION DRAWINGS |I--- , ^ ~r.wn ^ J � ]-O DDER \ P SOUTH 128TH STREET / \ /~ _2, � /E: °7.62:" (' m)_ - N89. 17.11"W _ CONNECT TO EXISTING STUB AT PROPERTY LINE � � 32; Mir sscolk$ -12-- CF= 1,2 !12-35.7-4 UTILITY TRENCH FOR - IRRIGATION - LANDSCAPE PLAN __ E EXISTING AR E�- A DRAIN PER PARKING LOT CONSTRUCTION DRAWINGS I„:2„--\ RELOCATED ^ � UTILITY POLE k � ..\ TRASH CONTAINER, SEE ARCHITECTURAL PLAN FOR DETAIL MECHANICAL UNIT, SEE ARCHITECTURAL AND MECHANICAL PLAN FOR DETAIL �\\ TC3.2 - REESTABLISH AND REFRESH EXISTING SWALE --- 5^ C !E.-3F; SSCO#2 RIM: 43.49 |E: 30.S90^(S) |E: 39.998^(NE) - - - - 7 NEW PARKING STALLS VTH � SC{#1 WHEEL STOPS RIM: 44.59 IE: 43.24Gr(S ) IE: 43.240^(N) 3LFG^ PVC ©41G6 SEWER CONNECT | N 8PD/ U T YLIGHT TO -6 SPLASH O N IE: 43.36 0", � \v, sir _. N NEW BUS PARKING S NEW ADA PARKING STAL ~� PROPOSED BU|L0NG A VATERANDF|RE CONNECTIONS |E: 44.37 � - " T -- 2-351 25w l- . REESTABLISH AND REFRESH � m =� 11"E 262.84 3'X3'X6" CONCRETE PAD FOR CONTROL , GATE OPERATORS FOR EXISTING BI-PARTING GATE. SEE - ARCHITECTURAL AND LANDSCAPE PLANS. � � � x | � � \ 2O^ CONC `; N ^�r LADDER �E vr „,„„1,„,,,,- _ 0 ' ' STCB 1506 R|:M=42.51 � STCB 1685 R|�41 *m ! / ` ; � \| / AINTED PEDESTRIAN ROUTE (SEE ARCH) SAWCUT LINE 2^ EST|C WATER �N � G - - �� ^� � � � � � � 1 8"x6" TEE 1 8^TO4^ REDUCER 1' THRUST BLOCK 5 NEV PARKING 1 '4'00^ STALLS BEND - ` " FIRE SPRINKLER QvLF DIP - • " � � r SUPPLY o= / F DIP 2 LF ] II S "� AH E �� | / -12" WATER METER � ] GAVCUTUNE 15/ EASEMENT -\ � - _ -� -U _ � o p - - RELOCATED UTILITY POLE N + ^ / TTD2,2E' 3-42 _- u*,u.~n- TO SPLASH BLOCK ---. SO' 42' I ` 26.62' D --- TC3.3 /u'N �^ - FRCDQ�ADUBP AN cum= N ��U Know what's below. �� UU ��nnbe9mre you dig. *r FDC ' _� _ | 3_ " ~ r . ^ N . m No m - '- - HYDRANT TC3.2 ' 8� | �OUNQ�� / �| � OF O�N�R | � / :cif 11 STCB 21 41 R| w= 44.7O ST122 2142 21|m-4544 PROPOSED DOMESTIC WATER TO CONNECT INTO 1 EXISTING - WET TAP N m- � m N m / ' � � N WATER DOUBLE DETECTQR ' BL�' , ITHIBYPASS STCB 2139 R|M=48.81 co WATER DISTRICT NO 125 STANDARD NOTES: 1. APPROXIMATE LOCATIONS OF EXISTING UTILITIES HAVE BEEN OBTAINED FROM AVAILABLE RECORDS AND ARE SHOWN FOR CONVENIENCE. THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFICATION OF LOCATION SHOWN AND FOR DISCOVERY OF POSSIBLE ADDITIONAL UTILITIES NOT SHOWN SO AS TO AVOID DAMAGE OR DISTURBANCE. THE CONTRACTOR SHALL CONTACT THE UTILITIES UNDERGROUND LOCATION CENTER (1-800-424-5555) PRIOR TO CONSTRUCTION. THE OWNER OR HIS REPRESENTATIVE SHALL BE CONTACTED IF A UTILITY CONFLICT EXISTS. 2. CONTRACTOR SHALL NOTIFY DISTRICT ENGINEER A MINIMUM OF 48 HOURS IN ADVANCE OF ALL REQUESTS FOR STAKING, TESTING OR INSPECTION. 3. CONTRACTOR 5 RESPONSIBLE FOR CONTROL AT THE TIME OF STAKING. 4. CONTRACTOR SHALL FURNISH SHOP DRAWINGS FOR APPROVAL WHERE REQUIRED BY THE DETAIL SPECIFICATIONS AND FOR VARIATION FROM THE ENGINEER'S DESIGN. 5. CONTRACTOR SHALL INSTALL EQUIPMENT IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS, AND WD #125 SPECIFICATIONS. 6. CONTRACTOR SHALL FURNISH ALL MATERIALS. 7. ALL WATERMAIN PIPE SHALL BE DUCTILE IRON CLASS 52, PUSH-ON JOINT OR MECHANICAL JOINT, CEMENT LINED (ANSI A21.4), EXTERIOR COATED WITH MANUFACTURER'S RECOMMENDATIONS. ALL FITTINGS SHALL BE CAST IRON AND SHALL CONFORM TO APPLICABLE PORTIONS OF ANSI STANDARD A21.10.A21.11.B10.2.B10.4 AND A21.53. WITH A MINIMUM PRESSURE RATING OF150 PSI AND WILL BE CEMENT LINED. 8. ALL GATE VALVES TO BE MUELLER. ALL HYDRANTS TO BE MUELLER. 9. CUT-INS AND LIVE TAPS TO BE MADE BY CONTRACTOR. WD #125 SUPERINTENDENT AND ENGINEER MUST BE NOTIFIED 48 HOURS IN ADVANCE. 10. CAST IRON MECHANICAL JOINT SLEEVE COUPLINGS REQUIRED. 11. TAPPING SLEEVES SHALL BE MUELLER CAST IRON, JCM EPDXY COATED STEEL, OR ROMAC SST WITH STAINLESS STEEL FLANGE. 12. CONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL EXISTING PIPE TYPES AND SIZES FOR COUPLINGS, CONNECTIONS, CUT-INS, AND LIVE TAPS. 13. 3 1/2 FOOT MINIMUM COVER OVER ALL WATERMAIN PIPES. 14. DEVELOPER TO PAY FOR STATE, COUNTY AND CITY INSPECTION FEES. 15. ALL METER LOCATIONS TO BE COORDINATED WITH WATER DISTRICT NO. 125 SUPERINTENDENT. 16. ALL EXISTING FIRE HYDRANTS AND MAINS TO BE OPERATIONAL PRIOR TO COMMENCEMENT OF CONSTRUCTION. 17. NO CHANGES ARE TO BE MADE WITHOUT WRITTEN APPROVAL BY THE WD #125 SUPERINTENDENT OR DISTRICT ENGINEER. 18. REFER TO WD #125 CONDITIONS AND STANDARDS, FOR ALL REMAINING NOTES AND DETAILS. 19. PROVIDE 3/4" SERVICE LINE AND TAP CONNECTIONS FOR EACH EXISTING WATER METER. 20. MAXIMUM ALLOWABLE OPEN TRENCH SHALL BE 80' 21. STOCK PILES SHALL BE COVERED DURING ALL PERIODS OF PRECIPITATION. 22. MODIFIED PROCTOR COMPACTION AND MOISTURE CONTROL TEST REQUIRED AND COPIES OF TEST REPORTS SUBMITTED TO THE DISTRICT ENGINEER. ALL COMPACTION UNDER PAVED AND TRAFFIC ARES SHALL BE 95% MAXIMUM DENSITY MODIFIED PROCTOR PER ASTM D-1557. ALL OTHER AREAS TO BE 90% MAXIMUM DENSITY MODIFIED PROCTOR. 23. ALL VALVES, FIRE HYDRANTS AND SERVICES TO THE METER STOP TO BE INCLUDED AS PART OF ALL PRESSURE AND PURITY TESTS. NO EXCEPTIONS. 24. TRAFFIC CONTROL SHALL BE IN ACCORDANCE WITH CITY OF TUKWILA REQUIREMENTS. 25. ALL PIPE AND APPURTENANCES TO BE TESTED WITHIN 10 FEET OF ANY CONNECTION POINTS UNLESS OTHERWISE APPROVED BY ENGINEER. 26. CONCRETE THRUST BLOCKING SHALL BE PROVIDED AT ALL BENDS, TEES, VALVES OR OTHER APPURTENANCES WHERE INTERNAL FORCES REQUIRE RESTRAINT. BLOCKING SHALL BE IN ACCORDANCE WITH WATER DISTRICT NO. 125 STANDARDS. 27. THE TESTING AND DISINFECTION OF THE WATER SYSTEM SHALL BE WITNESSED BY WATER DISTRICT NO 125. UTILITIES NTNES NOTES~ 1. ALL TRENCH EXCAVATION OPERATIONS SHALL MEET OR EXCEED ALL APPLICABLE SHORING LAWS FOR TRENCHES OVER 4-FEET DEEP. ALL TRENCH SAFETY SYSTEMS SHALL MEET WISHA REQUIREMENTS. 2. POWER, CABLE, FIBER OPTICS, AND TELEPHONE LINES SHALL BE IN A TRENCH WITH A 5' MINIMUM HORIZONTAL SEPARATION FROM OTHER UNDERGROUND UTILITIES. 3. ADJUST ALL MANHOLES, CATCH BASINS, AND VALVES IN PUBLIC RIGHTS-OF-WAY OR EASEMENTS AFTER ASPHALT PAVING. 4. UTILITY TRENCHING BEDDING AND BACKFILL SHALL BE PER DETAIL 8 ON SHEET TC3.3. STORM DRAINAGE NOTES: 3. ALL METHODS AND MATERIALS SHALL MEET CITY OF TUKWILA DEVELOPMENT GUIDELINES AND DESIGN AND CONSTRUCTION STANDARDS, AND THE ADOPTED KING COUNTY SURFACE WATER DESIGN MANUAL, UNLESS OTHERWISE APPROVED. MARK ALL STORM DRAIN INLETS WITH "DUMP NO WASTE" AND EITHER "DRAINS TOSTREAMS^^DRA|NSTOVVETLANDS^OR "DRAINS TO STREAMS", WETLANDS", GROUNDWATER", APPLICABLE. DRIVEWAY CULVERTS SHALL BE OF SUFFICIENT LENGTH TO PROVIDE A MINIMUM 3:1 SLOPE FROM THE EDGE OF THE DRIVEWAY TO THE BOTTOM OF THE DITCH. CULVERTS SHALL HAVE BEVELED END SECTIONS THAT MATCH THE SIDE SLOPE. CIVIL LEGEND INTERCEPTOR `'�'^�' '~'`~``'`�� \TC3.3 4 PROPOSED BUILDING OUTLINE PROPOSED WATER SERVICE. TRENCHING PER COT STD PLAN WS-18. PROPOSED FIRE SERVICE. TRENCHING PER COT STD PLAN WS-18. PROPOSED SANITARY SEWER. TRENCHING PER COT STD PLAN DS-14A AND DS-14B ASPHALT PAVEMENT VERTICAL CURB ... GRAPHIC SCALE 0 10 20 40 1^=20FEET archit ^ '01 105 S. Main Street Suite 323 Seattle, WA 98104 t: 206-624-4222 f: 206-624-4226 o1/u7/2017 �� o� �� _ ~~~~ �� < 0 �� U -- �� - �� _ �� J �� ' �_ CO �� ~~~. (� �� - �� U U U u�� ' ��- ] ] K - �� " �� K� < �� __ g ~ �� U �°" A� ��- �� ~� - - 2 ~~. �~� U �� < � � �� =~�~ �� --' 0 REVISION DATE Design: Drawn: Checked: Project No. Jared McDonald Jared McDonald Doug Tapp 331-16-01 Issuance CUP UPDATES Date: 4/10/2017 CIVIL SITE Drawing Number TC3.O COPYRIGHT © 2015 ROLLUDA ARCHITECT INC 0 SOUTH 128TH STREET 0 EXISTING SIDEWALK PROPERTY LINE 0 (E) EXIT BI- PARTING — GATE W/ MOTORIZED OPERATOR ' CHAIN LIX K x x —x- NEW GATE OPERATORS PER ARCH ON CONCRETE PAD PER CIVIL (E) ENTRY BI- PARTING GATE W/ MOTORIZED OPERATOR EXISTING CHAIN LINK FENCE, TYPICAL ADD TRIP WIRE I TO GATE EXISTING LITE POLE TO REMAIN, TYPICAL EXISTING CURB TO REMAIN, TYPICAL RECYCLE /TRASH ENCLOSURE AND GATE NEW 5' -0" PEDESTRIAN PATHWAY 1 (PAINTED) 1 EXISTING DRIVE AISLE EXISTING DRIVE AISLE ± 53' -1" ± 56' -3 1/2" PROPERTY LINE -6 SIDE YARd 13 l SETBACK 33' -8 3/4 5' -0" SECOND FRONT SETBACK PAINT STRIPING (7) NEW PARKING STALLS @ 8'-6 "W 9' -0" 1' -0" 18' -0" 63' -2" TA1.0 ROOF EDGE ABOVE EXISTING CURB TO REMAIN 8' -0 "H MECH UNIT ENCLOSURE ADA SPACE EXISTING CURB TO BE REMOVED EXISTING CURB TO REMAIN, TYP U.N. PROPERTY LINE SITE PLAN > Mw� mow CT) (I) NEW CURB RELOCATED (E) LIGHT POLE SOUTH 130TH STREET EAST MARGINAL WAY SOUTH EXISTING SWALE SCALE : 1" = 20' -0" A1.01 TBSITE PLAN PROPOSED PARKING BUS STANDARD COMPACT ADA TOTAL 18 22 2 1 43 GENERAL SITE NOTES: 1. PATCH AND REPAIR EXISTING PAVEMENT DAMAGE PRIOR TO RESURFACING ENTIRE PARKING SURFACE 2. RE- STRIPE ENTIRE PARKING SURFACE, MATCHING EXISTING LAYOUT. STRIPE NEW LAYOUT AS INDICATED. 3. SEE LANDSCAPE & CIVIL DRAWINGS FOR ADDITIONAL INFORMATION 0 5' 10' 20' rolluda architects architecture p 'tee ior an 105 S. Main Street Suite 323 Seattle, WA 98104 t: 206 - 624 -4222 f: 206 - 624 -4226 6250 REGISTERED AR T Alex E. Rolluda STATE OF WASHINGTON W 0 a0 z m JUrn O <0< O °-- cam O CO (/)UZ= O o _j0I— (9 m Q DW 1 J CL 0 a O 5 QO".c v, Q w s 0 w z 0 REVISION DATE Design: Drawn: Checked: Project No. AC JL, JC AC 331 -16 -01 Issuance CUP UPDATES Date: 4/10/2017 Drawing Title SITE PLAN Drawing Number TA1.01 COPYRIGHT © 2015 ROLLUDA ARCHITECTS INC M O EYEWASH STATION INSTALLED OVER SINK MBH -1 42' -8" 6' -0" 16' -2 3/4" 17' -4 1 /4" 11' -5 1/4" 5' -7 3/4" 9' -4 1/4" 6' -11 1/2" 10' -4 3/4" LOCKERS FOIC BENCH LB -1 i • FB -1 MBH -1 —■— OMNI EL 48.14 STORAGE 106 MECH ELEC 107 FD n 2.7 L FIRE SUPPRESSION RANGE I IOOD, SEE NOTE 4 MECHANICAL ENCLOSURE 1.02 ADA ACTUATOR & CARD READER 6' -0" 5' -0 1/4" 5' -0" 5' -4 3/4" 3' -0" GENERAL PLAN NOTES 1. SEE SHEET TA9.03 FOR INTERIOR PARTITION TYPES 2. SEE SHEETS TA6.01 FOR INTERIOR FINISH SCHEDULE 3. SEE SHEET TA6.02 FOR DOOR TYPES 4. FIRE SUPPRESSION RANGE HOOD MEETING IMC SECTION 507.1.2 AND 505 FOR NO COMMERCIAL, NOT FOR PROFIT DOMESTIC COOKING APPLIANCE FLOOR PLAN LEGEND — •— NEW WALL NEW 1 -HR WALL LINE OF ROOF EDGE ABOVE SCALE : 1/4" = rolluda architects architecture p ' to 105 S. Main Street Suite 323 Seattle, WA 98104 t: 206 - 624 -4222 f: 206 - 624 -4226 lor an 6250 REGISTERED ARC;T Alex E. Rolluda STATE OF WASHINGTON REVISION DATE Design: Drawn: Checked: Project No. AC JL AC 331 -16 -01 Issuance CUP UPDATES Date: 4/10/2017 Drawing Title FLOOR PLAN Drawing Number TA2.01 COPYRIGHT © 2015 ROLLUDA ARCHITECTS INC A2.01 _A2.02-TB-PLAN.DWG METAL GUTTER A B DS DS B.7 CO DS 0 0 0 DS I I RT -2 0VP RT -2 EV EV VP EV EV 0 - - _ -r—J o VP VP VTR 0 VP EV 2 fLINE OF BLDG BELOW TA4.01 1 L RT -2 L SLOPE 1:12 RT -2 RIDGE RCP NOTES A t r1 AI II IT r n n AA r /1r1 rn \/r 11 rr n 11 A /AI ,r 111 IA \1/1A 4 2. SEE MECHANICAL FOR ROOF VENT SIZES AND LAYOUT 3. SEE TA6.01 FOR FINISH CODES ROOF PLAN SCALE : 1/4" = 4 3 2.7 TA4.01 rolluda architects architecture pr 't an 105 S. Main Street Suite 323 Seattle, WA 98104 t: 206 - 624 -4222 f: 206 - 624 -4226 6250 REGISTERED ARC;T Alex E. Rolluda STATE OF WASHINGTON 0a0 Z m O <0< O °—- UI— m� (1)UZF- W O —' 0 o X01— (9 00 Q D I- 0_ >_ ct:: z Q a05 _1<a < X Q w 0 1- U t2 co J O _ • co (3) • a(3) cn w■4, 71-Q0 (l) §� Z • 1 ° Y O I- D H H LLJ REVISION DATE Design: AC Drawn: JL Checked: AC Project No. 331 -16 -01 Issuance CUP UPDATES Date: 4/10/2017 Drawing Title ROOF PLAN Drawing Number TA2.02 COPYRIGHT © 2015 ROLLUDA ARCHITECTS INC A2.01 _A2.02-TB-PLAN.DWG GENERAL NOTES: 1. SEE SHEET TG0.01 FOR GENERAL PROJECT NOTES. 2. SEE SHEETS TA6.01 AND TA6.02 FOR FINISH CODES /SCHEDULE AND DOOR AND WINDOW SCHEDULES. 66.89' RIDGE HT SOFFIT BOARD (EF -3 ) - PANEL (EF -2) 62.39' PLATE HT AUTOMATIC DOOR OPERATOR PER ELEC PIPE RAILING (R -1) \A9 0 4 TRIM (EF -5) TRIM (EF -4) LAP SIDING (EF -1) PIPE RAILING (R -1) CONCRETE STEM WALL 48.64' TOP OF SLAB MAX BUILDING HT LIMIT = 35' N NORTH ELEVATION SCALE : 1/4" = DOWNSPOUT TO SPLAS BLOCK, TYP. EAST ELEVATION FASCIA BOARD (PT -3) TRIM (EF -5) PANEL (EF -2) TRIM (EF -4) LIGHT PER ELEC. 3 A9.O,Y LAP SIDING (EF -1) - PIPE RAILING (R -1) CONCRETE STEM WALL SCALE : 1/4" = 1' -0" TRIM (EF -5) PANEL (EF -2) 12 FASCIA BOARD (PT -3) TRIM (EF -4) LAP SIDING (EF -1) LIGHT PER ELEC. PIPE RAILING (R -1) CONCRETE CURB PARKING I 2' -0 "E WEST ELEVATION TA9.0 LAP SIDING (EF -1) LIGHT PER ELEC. DOWNSPOUT TO SPLASHBLOCK TRIM (EF -4) CONCRETE STEM WALL 66.89' RIDGE HT\ 62.39' PLATE HT MECH ENCLOSURE N _1 BUILDING HT LIMIT = 135' -0 ") N 48.64' IfTOP OF SLAB SCALE : 1/4" = 1' -0" OA INTAKE LOUVER PER MECH DOWNSPOUT TO SPLASH BLOCK, TYP. CONCRETE STEM WALL SOUTH ELEVATION 14 TA9.0 ROOF (RT -2) FASCIA BOARD (PT -3) 66.89' RIDGE HT 62.39' PLATE HT co DOWNSPOUT TO SPLASH BLOCK, TYP. LAP SIDING (EF -1) TRIM (EF -4) PIPE RAILING (R -1) CONCRETE STEM WALL N co 48.64' TOP OF SLAB " (MAX BUILDING HT LIMIT = SCALE : 1/4" = 1' -0" N rolluda architects architecture pr 't an 105 S. Main Street Suite 323 Seattle, WA 98104 t: 206 - 624 -4222 f: 206 - 624 -4226 6250 REGISTERED ARC;T Alex E. Rolluda STATE OF WASHINGTON REVISION DATE Design: Drawn: Checked: Project No. AC JL AC 331 -16 -01 Issuance CUP UPDATES Date: 4/10/2017 Drawing Title EXTERIOR ELEVATIONS Drawing Number TA3.01 COPYRIGHT © 2015 ROLLUDA ARCHITECTS INC 0 z O Q w J w 1— x w cal )PP. SAND TA9.0 66.89' RIDGE HT 62.39' If PLATE HT TA9.0 5 FINISH GRADE BUILDING SECTION SCALE : 1/4" = B / / /A / %AA � � � \ /\ / \ ® \ %/i / ) A4.01 TB BUILDING SECTIONS 48.64' TOP OF SLAB 66.89' RIDGE HT CONC. RAMP AND MTL. GUARDRAIL Nt HANDRAIL, TYP. FINISH GRADE BUILDING SECTION /mow /wv /wv v vv /wv�wv / /vv // FINISH GRADE 48.64' TOP OF SLAB SCALE : 1/4" = 1' -0" ///.\/:\\‘ 66.89' RIDGE HT BUILDING SECTION 62.39' PLATE HT 48.64' TOP OF SLAB SCALE : 1/4" = 1' -0" rolluda architects architecture p tee ior an 105 S. Main Street Suite 323 Seattle, WA 98104 t: 206 - 624 -4222 f: 206 - 624 -4226 6250 REGISTERED ARC;T Alex E. Rolluda STATE OF WASHINGTON 1- U a J O _ co a) a� cn ‘4,N-Q0 §� Z 0 I— 't H H LU REVISION DATE Design: AC Drawn: JL Checked: AC Project No. 331 -16 -01 Issuance CUP UPDATES Date: 4/10/2017 Drawing Title BUILDING SECTIONS Drawing Number TA4.01 COPYRIGHT © 2015 ROLLUDA ARCHITECTS INC NG SECTIO 4/7/2017 12:31 PM 10' WIDE TYPE I PERIMETER LANDSCAPE REQUIRED 1 PROPOSED TREE 1 EXISTING SHRUB, 7 PROPOSED (6 REQUIRED) 103 KINNIKINNICK GROUNDCOVER PROPOSED. 38' -7" k 1 LL 0 1- U w 0 z 0 0< CC w 5w5 CI w w w Z (� CO CO W co QmCO —J b n CO 2 z H W z W w _aZ >-ww> �Ecw §om ,--z 0 0 0 z CO CO w W - I- 0 Know what's below. CaII before you dig. O ors Iii _7. ■40 rg > rArk ifajA FYN > > > x > /� > > > Ole ,e4 WO > > > > 10' WIDE TYPE I LANDSCAPE SOUTH 128TH STREET 1 PROPOSED TREE (PER CITY OF TUKWILA URBAN ENVIRONMENTALIS T ASSESSMENT OF SITE CONDITIONS), 9 PROPOSED SHRUBS (9 REQUIRED), 165 KINNIKINNICK GROUNDCOVER PROPOSED. 58' -9" VT PROPERTY LINE, TYP. > 7 >x > x> >x > > > > I EXISTING TREE, TYP. EXISTING SIDEWALK, TYP. > > > > > > � > > > > >.> > >`> > > > > > > + + + + + + + + + + ++ -x + + + + + + + ++ x + + + ++ + + + + + + ++ > + 70' -7" 10' WIDE TYPE I PERIMETER LANDSCAPE REQUIRED. TREE, SHRUB AND GROUNDCOVER REQUIREMENTS MET BY EXISTING VEGETATION, PER CITY OF TUKWILA URBAN ENVIRONMENTALIST (10 SHRUBS REQU IRED) Ei:±> > > > > > > > > > > > > > > > > > > > > > MOTORIZED GATE OPENER, TYP. SEE ARCH EXISTING STORM WATER POND EXISTING FENCE TO REMAIN, TYP. HYDROSEED DISTURBED SWALE AND CURB AREAS- SEE CIVIL PROPOSED BUILDING- SEE ARCH VP 26 x> )- > > > > 'L 4» > > > > L -4(10_ > 4.4' ,ief---"fr / ti,40 me air — x - -x - -x = x x > > > > > > •-"may.,/ /r, X > > > ? >> T ,' • Affei x —x- 165' -3" 10' WIDE TYPE II PERIMETER LANDSCAPE REQUIRED. TREE REQUIREMENTS MET BY EXISTING VEGETATION. 43 PROPOSED SHRUBS (41 REQUIRED). 395 MAHONIA GROUNDCOVERS PROPOSED. IVY AND BLACKBERRIES TO BE REMOVED BEFORE INSTALLATION NEW PLANTINGS. x > > > > > > > > > > > > > > > > > > > > > > > • Aral >`. > > X + 4* 0 TREE TO BE REMOVED, TYP. > X- X °+ / +0+ > + ++ >+ ++ > > > > > > >' _•12> > > > > > > X + ICi • 0 > > > > X + + ++ > 10' -0" 103' -0" 10' WIDE TYPE II PERIMETER LANDSCAPE REQUIRED. 4 PROPOSED TREES, 28 PROPOSED SHRUBS (26 REQUIRED). 203 KINNIKINNICK GROUNDCOVERS PROPOSED ENGLISH IVY AND BLACKBERRIES TO BE REMOVED BEFORE INSTALLATION OF NEW PLANTINGS. EXISTING TREE, TYP. z i• () Q Cr) W z w0 D W 0 z D 0 -J U n" W 0 w 0 z CO -0 00_ w 0 0< 0 I- Z w 0 �Fw-z w W w co w H � 0 O'1–fl w5 rY 0 X m w� w Z 0 W w LLJ r- Oct 0 > 0 w 0 Z 1- z Q 0 W z LL 0 rY 0QJ 2-1 c O -- 0w z Q LL W0_00 0 Do -0w Zw u") m w0 0 w W 1- 0 z EAST MARGINAL GENERAL LANDSCAPE NOTES • SEE TL2.0 FOR LANDSCAPE DETAILS AND TL2.1 FOR IRRIGATION DETAILS. • SEE TL3.0 FOR IRRIGATION PLAN. • SEE CIVIL FOR TREE PROTECTION PLAN AND DETAILS • SEE SPECIFICATIONS FOR PLANT MATERIAL, MULCHING, SOIL AMENDMENTS, FERTILIZERS AND WARRANTIES. • AMEND, TILL, AND PREP SOIL IN BUFFER ZONES BUT OUTSIDE ROOT ZONES TO 12" DEPTH, PER BMP T5.13, "POST CONSTRUCTION SOIL QUALITY AND DEPTH," FROM THE WASHINGTON DEPARTMENT OF ECOLOGY STORMWATER MANAGEMENT MANUAL FOR WESTERN WASHINGTON. • SCHEDULE AN INSPECTION BY THE CITY OF THE PLANTING AREAS PRIOR TO PLANTING TO ENSURE SOILS ARE PROPERLY PREPARED. • GROUNDCOVER AND SHRUBS TO BE PLANTED UNDER EXISTING TREES TO BE PIT PLANTED. CONTRACTOR SHALL TAKE CARE TO AVOID DAMAGING EXISTING ROOT SYSTEM. • REMOVE AND CONTROL ALL ENGLISH IVY, BLACKBERRIES, JAPANESE KNOTWEED AND ANY OTHER NOXIOUS WEEDS ON SITE PER INSTRUCTIONS AT WWW.KINGCOUNTY.GOV /WEEDS. • PLANTING SHALL CONFORM TO ALL CITY OF TUKWILA MUNICIPAL CODE REQUIREMENTS, INCLUDING PRESERVATION OF ADEQUATE INTERSECTION SIGHT DISTANCE LINES/ TRIANGULAR AREAS. • CONTRACTOR SHALL VERIFY ON -SITE CONDITIONS PRIOR TO BIDDING AND CONSTRUCTION. • THE CONTRACTOR AND OWNER ARE RESPONSIBLE FOR READING THE PLANS, SPECIFICATIONS AND NOTES. • THE CONTRACTOR SHALL VERIFY ALL PLANT MATERIAL QUANTITIES PRIOR TO INSTALLATION. ANY PLANT MATERIAL QUANTITIES LISTED ARE FOR THE CONVENIENCE OF THE CONTRACTOR. ACTUAL NUMBER OF SYMBOLS SHALL HAVE PRIORITY OVER QUANTITY DESIGNATED. THE CONTRACTOR SHALL BE RESPONSIBLE FOR COUNTING THE TOTAL NUMBER OF PLANTS INDICATED ON THE PLANS AND ESTIMATING GROUNDCOVER QUANTITIES. • THE CONTRACTOR SHALL FURNISH AND PAY FOR ALL CONTAINER OR FIELD GROWN TREES, SHRUBS AND GROUNDCOVERS, INCLUDING SEEDED AND SODDED TURF, HYDROMULCHES AND FLATTED GROUNDCOVERS. THE CONTRACTOR SHALL ALSO BE RESPONSIBLE AND PAY FOR: PLANTING OF ALL PLANT MATERIALS; THE SPECIFIED GUARANTEE OF ALL PLANT MATERIALS; THE STAKING AND GUYING OF TREES AND THE CONTINUOUS PROTECTION OF ALL PLANT MATERIALS UPON THEIR ARRIVAL AT THE SITE. PLANT SCHEDULE TREES SHRUBS 0 0 0 Q CODE BOTANICAL NAME COMMON NAME CONT AG AMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE' 'AUTUMN BRILLIANCE' SERVICEBERRY 6' HT MIN. MULTISTEM CG CHAMAECYPARIS OBTUSA 'GRACILIS' PV PARROTIA PERSICA 'VANESSA' CODE BOTANICAL NAME SLENDER HINOKI CYPRESS PERSIAN PARROTIA COMMON NAME SA SYMPHORICARPOS ALBUS* SNOWBERRY TD TAXUS X MEDIA •DENSIFORMISS* DENSE YEW VT VACCINIUM OVATUM 'THUNDERBIRD'* EVERGREEN HUCKLEBERRY VP VACCINIUM PARVIFOLIUM* RED HUCKLEBERRY COMMON NAME AM ARCTOSTAPHYLOS UVA -URSI 'MASSACHUSETTS' MASSACHUSETTS KINNIKINNICK MN MAHONIA NERVOSA OREGON GRAPE GROUND COVERS CODE BOTANICAL NAME 1 HS PT305 PROTIME PT305 SHADE /SUN MIX OR APPROVED EQUAL *SHRUBS TO BE 18" TALL, MIN. AT INSTALLATION EXISTING PLANTING HYDROSEED TURF MIX EXISTING CODE REQUIRED PERIMETER PLANTING TO REMAIN EXISTING PLANTING TO REMAIN EXISTING TREES TO REMAIN- SOME SYMBOLS REPRESENT MULTIPLE TREES. SEE LABEL. PERIMETER LANDSCAPE REQUIREMENTS TABLE PER CITY OF TUKWILA MUNICIPAL CODE 18.52.030 PERIMETER LANDSCAPE REQUIREMENTS TABLE A AND FOOTNOTES, NCC ZONING REQUIRES A 10' TYPE I BUFFER ALONG SOUTH 128TH STREET AND MARGINAL WAY, AND A 10' TYPE II BUFFER ALONG BACK AND SIDE YARDS, BECAUSE OF THE ADJACENT LDR ZONE. TYPE I PERIMETER LANDSCAPE: A MIX OF EVERGREEN AND DECIDUOUS TREES SPACED BASED ON SIZE, ONE SHRUB FOR EACH 7 LINEAL FEET OF REQUIRED PERIMETER EXCLUDING CURB CUTS, AND GROUNDCOVER. TYPE II PERIMETER LANDSCAPE: A MIX OF EVERGREEN AND DECIDUOUS TREES SPACED BASED ON SIZE, ONE SHRUB FOR EACH 4 LINEAL FEET OF REQUIRED PERIMETER EXCLUDING CURB CUTS, AND GROUNDCOVER. TYPE I PERIMETER LANDSCAPE LENGTH: 39 +59' +168' =266' TREES PROVIDED: 5 SHRUBS REQUIRED:39 SHRUBS PROVIDED:46 TYPE II PERIMETER LANDSCAPE LENGTH:165' +103' =268' TREES PROVIDED: 4 SHRUBS REQUIRED: 67 SHRUBS PROVIDED: 71 6' HT MIN. 2" CAL. QTY 3 3 3 CONT SPACING QTY 2 GAL 48" o.c. 17 2 GAL 48" o.c. 53 2 GAL 36" o.c. 21 2 GAL 48" o.c. 26 CONT SPACING QTY 1 GAL 24" o.c. 562 1 GAL 24" o.c. 342 HYDROSEED GRAPHIC SCALE 0 10 20 • • .._ 1 "= 20FEET 1,297 SF 40 FEET rolluda architects architecture p 411. @ ant Prin. 105 S. Main Street Suite 323 Seattle, WA 98104 t: 206 - 624 -4222 f: 206 - 624 -4226 Civil Engineers Structural Engineers Landscape Architects Community Planners Natural Resource Ecologists Land Surveyors Neighbors TACOMA • SEATTLE SPOKANE • T R I- C I T I E S 1200 6th Avenue, Suite 1620 Seattle, WA 98101 206.267.2425 TEL 206.267.2429 FAx www.ahbl.com WEB STATE OF WASIRIGTON REGIS - D LANDSC HITECT ON MORSE LICENSE NO. 900 EXPIRES ON 02/05/2019 w z 0 H U_ H 0 J co 0 a0) � �5rn _ •71- o Q 4 D H 7 H H REVISION DATE Design: JM Drawn: MS Checked: CS, KC Project No. 331 -16 -01 Issuance CUP Submittal Date: 4/10/2017 Drawing Title PLANTING PLAN Drawing Number TL1.0 COPYRIGHT © 2015 ROLLUDA ARCHITECTS INC NOTE: 1. TREES NOT PLANTED IN CONFORMANCE WITH THIS DETAIL WILL BE REJECTED BY THE LANDSCAPE ARCHITECT. REPLACEMENT OF REJECTED TREES WILL BE DONE AT THE CONTRACTOR'S EXPENSE. AT TIME OF PLANTING, TRIM DAMAGED BRANCHES. ROOTBAL TL2.0 3" MULCH. NO MULCH WITHIN 3" OF TRUNK 3 " -4" HIGH WATERING RING SCARIFY SIDES OF PLANTING PIT BACKFILL WITH EXISTING SOIL DO NOT DISTURB SUBGRADE BELOW ROOTBALL TO REDUCE SETTLING. STAKE TREE WITH TWO 2 "X2 "X8' STAKES SPREAD ACROSS FROM EACH OTHER APPROVED TREE TIE MATERIAL SET LOOSE TO ALLOW FOR TRUNK GROWTH • I , >' ft, \ \ TI/iiPLY DRIVE STAKES AT ROOTBALL EDGE DECIDUOUS TREE PLANTING 3X ROOTBALL 3/8" = DRIVE STAKES 6 " -12" INTO UNDISTURBED SOIL BELOW ROOTBALL 3" MULCH. NO MULCH WITHIN 3" OF THE BASE OF THE PLANT BACKFILL WITH EXCAVATED SOIL REMOVE BURLAP FROM TOP AND SIDES OF ROOT BALL DOWN INTO GROUND. SET TOP OF BALL FLUSH WITH FINISH GRADE. NOTE: 1. ALL GROUNDCOVER TO BE PLANTED AT EQUAL TRIANGULAR SPACING PER O.C. SPACING ON LEGEND. SPACING X .86 FOR TRANGULAR PATTERN 3" OF MULCH. NO MULCH AGAINST THE BASE OF THE PLANT BACKFILL WITH EXCAVATED SOIL. WATER THOROUGHLY. 2" MIN FROM CURB GROUNDCOVER PLANTING PLAN SPACING AS SPECIFIED 2X ROOTBALL GROUNDCOVER PLANTING 1/2" = 1-0" Know what's below. Call before you dig. BRDG -TU -66 8.5 "x11" sign laminated in plastic spaced every 50' along the fence. BRDG -TU -70 !Qm i�i! Iw�a�� ,�I�.��C��iw�:iIOI�Iw4' "•��i�Isi�i�7d►'fi+'!� i��A �OImu ..7Mw ai j 2is�I ak.. SHRUB PLANTING SCARIFY SIDES OF PLANTING PIT LOOSEN 1 PULL OUT ROOTS FROM CONTAINER GROWN PLANTS NTS Crown drip line or other limit of Tree Protection area See tree preservation plan for fence alignment_ Notes- 1- See specification protection requireni r additional tree 2- If there is no existing irrigation see specifications for watering requirements, 3- No pruning shall be performed except by approved arborist. 4- No equipment shall operate inside the protective fencing including during fence installation and removal_ 5- See site preparation plan for an modifications with the Tree Protection .— Tree Protection fence High density polyethylene fencing with 3.5" x 1.5" openings;; Color - orange. Steel posts installed at 8' o.c. TREE PROTECTION NTS SECTION VIEW 2' x 6' steel posts or approved equal. 5" thick layer of rrts n, Maintain existing grade with the tree protection fence unless otherwise indicated on the plans, BRDG -TU -01 REMOVE EXCESS SOIL ABOVE ROOT FLARE PRIOR TO DIGGING AT NURSERY. CORRECT IN FIELD AT PLANTING IF NECESSARY. SET TRUNK FLARE AT 1" ABOVE FINISHED GRADE REMOVE ALL GIRDLING AND ADVANTAGEOUS ROOTS ABOVE TRUNK FLARE FINISHED GRADE REMOVE ALL WIRE BASKET, BURLAP, OR SYNTHETIC MATERIALS FROM ROOTBALL (NO EXCEPTIONS). SET ROOTBALL ON COMPACTED SOIL TO PREVENT SETTLING. ROOTBALL PREPARATION NTS BRDG -TU -05 105 S. Main Street Suite 323 Seattle, WA 98104 t: 206 - 624 -4222 f: 206 - 624 -4226 Civil Engineers Structural Engineers Landscape Architects Community Planners Natural Resource Ecologists Land Surveyors Neighbors TACOMA • SEATTLE SPOKANE • T R I- C I T I E S 1200 6th Avenue, Suite 1620 Seattle, WA 98101 206.267.2425 TEL 206.267.2429 FAX www.ahbl.com WEB STATE OF WASH NGTON REGIS ED LANDSC HITECT ON MORSE UCENSE NO. 900 EXPIRES ON 02/05/2019 It W 0 J U - - rn 0<0< 0o'-� D U1— m: �UZ= JOI-2 op 0 D CL QEt O5 Q0 Z� W / rr w z 0 REVISION DATE Design: JM Drawn: MS Checked: CS, KC Project No. 331 -16 -01 Issuance CUP Submittal Date: 4/10/2017 Drawing Title LANDSCAPE DETAILS Drawing Number TL2.0 COPYRIGHT © 2015 ROLLUDA ARCHITECTS INC MANUAL DRAIN VALVE 1\1�� N H EXISTING CONNECTION TO HYDRANTS TO REMAIN J ■-■< / POC SCHEMATIC ISOLATION VALVES IRRIGATION MAINLINE PRESSURE REDUCING VALVE MASTER VALVE ISOLATION VALVE PVC MAINLINE, SIZE AS NECESSARY EXISTING DOUBLE CHECK VALVE ASSEMBLY EXISTING ISOLATION GATE VALVE EXISTING IRRIGATION METER EXISTING WATER SUPPLY LINE NTS ASPHALT, CONCRETE, MASONRY OR — CRUSHED ROCK SURFACE 6 "MAX • BRDG -TU -11 PLASTIC SPRAY NOZZLE (SEE IRRIGATION PLAN) FLUSH w/ FINISHED GRADE (TOP OF MULCH) IN BED AREAS FINISH GRADE -r o_ • w w_ z o0 _17 J Z z 2 W N D �‘- o CO POP UP SPRAY HEAD OR FLOOD BUBBLER 1/2 INCH MALE NPT x 0.490 INCH BARB ELBOW; (RB MODEL SBE -050) DETECT -A -TAPE IN TRENCH SWING PIPE (FLEXIBLE) 18" LENGTH BY 1/2" DIA. NOTE: USE TEFLON TAPE ON ALL THREADED FITTINGS L PVC SCH 40 TEE OR ELL SLIP x FIPT x SLIP TRACE WIRE SCH 40 PVC LATERAL POP -UP SPRAY HEAD W/ FLEX JOINT 1 /8" = POURED IN -PLACE CONCRETE, 120 LBS. MINIMUM, TYPICAL BRDG -TU -10 45 DEG. ELBOW TEE PLAN VIEW FINISHED GRADE SECTION VIEW THRUST BLOCKING 90 DEG. ELBOW CAPPED LINE FINISH GRADE \ \\ \ \ STANDARD VALVE BOX W/ LOCKING LID EXTENSIONS (AS REQUIRED) GATE VALVE PER PLAN FLANGE PVC MAINLINE FLOW SUPPORT VALVE BOX WITH (4) BRICKS -TYP. 2 CU. FT. OF DRAIN GRAVEL SUMP NOTE: 1. USE TEFLON TAPE ON ALL THREADED FITTINGS. 2. REFER TO SPECIFICATIONS FOR ADDITIONAL INFORMATION. GATE VALVE 1 1 /2" = INSTALL VERTICALLY AT TOP OF SLOPE TILT TOWARDS TOE BY 27° IF INSTALLED BELOW TOP OF SLOPE TILT HALFWAY BETWEEN VERTICAL AND PERPENDICULAR TO SLOPE PERPENDICULAR 1" = 1' -0" Know what's below. CaII before you dig. BRDG -TU -16 TILT BACK SLIGHTLY FROM VERTICAL SPRAY HEAD ON SLOPE BRDG -TU -46 TOP 1" = 1' -0" FINISH GRADE BRDG -TU -12 10" DIA. VALVE BOX W/ LOCKING LID, EXTENSIONS (AS REQ'D) OUTFALL PIPE TO DRAINAGE STRUCTURE OR WATER COURSE i 1 z im /// O III" SUPPORT VALVE BOX WITH (4) BRICKS -TYP. NOTE: USE TEFLON TAPE ON ALL THREADED FITTINGS. MANUAL DRAIN VALVE PER PLAN W/ LONG KEY FOR OPERATION SCH 40 PVC MAIN LINE SCH 80 PVC ELL OR TEE W/ REDUCER SCH 80 3/4" PVC ELLS W/ PVC NIPPLES IN BETWEEN 3/4" SCH 80 PVC STREET ELL W/ 6" LENGTH OF PVC PIPE W/ HOLES DRILLED FOR DRAIN LINE 1/2 CU YD OF PEA GRAVEL MANUAL DRAIN VALVE VALVE BOX W/ EXTENSIONS, SET 2" ABOVE GRADE IN SHRUBS, FLUSH IN TURF. WATERPROOF WIRE CONNECTORS ON 36" LOOPED WIRES. 24" TYPICAL 12" TYPICAL 12" BELOW SCH 80 UNION LATERAL, 24" MIN. TO FIRST FITTING X !Ju1•IJI ■I•II REMOTE CONTROL VALVE TRUE UNION PVC BALL VALVE WITH SCH. 80 NIPPLES 0 o 11 NOM 11 BNB\ 6X2X16 CONC. BLOCK, ONE PER CORNER (4 TOTAL) FILTER FABRIC, WRAP UP ALL SIDES ABOVE OPENINGS WASHED DRAIN ROCK SUMP, 2 CUBIC FEET MIN. REMOTE CONTROL VALVES MAINLINE SCH. 40 RISER NTS FINISHED GRADE BRDG -TU -78 VALVE BOX LID, HEAD BRAND "J BOX" ON LID WITH 2" HIGH LETTER 10X15 STANDARD LOOP, BUNDLE, AND LABEL SPARE WIRES THAT ARE TO CONTINUE, AS OCCURS SET BOX 2" ABOVE GRADE AT SHRUBS. SET BOX FLUSH TO GRADE AT LAWN. SPARE WIRES THAT ARE TO TERMINATE AT THIS BOX: COIL 30" LENGTH AND I.D. TAG. WIRES TO CONTROLLER 1/2" WIRE CLOTH GOPHER PROTECTION SCREEN, WRAP 6" UP SIDES TWO 6X2X16 CONCRETE BLOCK CAPS, ONE ON EACH SIDE OF BOX MAINLINE AS OCCURS. PEA GRAVEL - 4" DEPTH WIRE BUNDLE JUNCTION BOX 3/4" = PAVING SECTION PER ---1" CIVIL PLANS 6" OFFSET 1" = 1' -0" BRDG -TU -18 4" MIN. / / 4" MIN. TRENCHING & SLEEVING COMPACTED BACKFILL AT 85% DENSITY (SOIL BACKFILL) AT 95% DENISTY (STRUCTURAL) LATERAL LINE(S) SLEEVE(S), 2 -TIMES LINE SIZE MIN. MAIN LINE(S) VALVE WIRING • PIPE BED MATERIAL TO BE CLEAN AND FREE OF ROCK LARGER THAN 1/2 -INCH 0 z 4" MIN. 4" MIN. FINISHED SURFACE 24" MINIMUM BRDG -TU -09 NOTES: • AVOID TRENCHING WITHIN DRIPLINES. IF TRENCHING MUST OCCUR, IT SHOULD BE DONE BY HAND AND /OR WITH LOW PRESSURE WATER JET EQUIPMENT. • DIMENSIONS ARE MINIMUM CLEARANCES. • ALL SLEEVING TRENCH BACKFILL MATERIAL SHALL BE CLASS "B" OR BETTER (MAX. OF 10% PASSING NO.40 SCREEN) AND BE COMPACTED TO MIN. 95% OPTIMUM DENSITY (MODIFIED PROCTOR). • DO NOT TAPE OR BUNDLE WIRES IN SLEEVES. NTS BRDG -TU -14 1" METAL CONDUIT WITH LONG SWEEP ELL FOR 110V POWER SOURCE AS PER ELECTRICAL CODES EV- CAB -COM CABLE IF APPLICABLE. INSTALL IN 1" CONDUIT 8 FT. COPPER GROUND AS PER LOCAL CODE ELECTRIC AUTOMATIC CONTROLLER AS SPECIFIED. WALL MOUNTED BRACED PER MANUFACTURER (SEE IRRIGATION PLAN FOR LOCATION) 2" DIA. SCH. 40 PVC CONDUIT WITH LONG SWEEP ELL FOR OF DIRECT BURIAL WIRES TO VALVES. ALLOW A MAXIMUM OF 24 WIRES PER CONDUIT CONCRETE MOUNTING PAD, EXTEND 6" BEYOND OUTSIDE DIMENSIONS OF NTROLLER. SLOPE FOR RAINAGE KEEP 121' APARI CONTROLLER WALL MOUNT 1/2" = BRDG -TU -08 rolluda architects architect Dia nine interior n 105 S. Main Street Suite 323 Seattle, WA 98104 t: 206 - 624 -4222 f: 206 - 624 -4226 Civil Engineers Structural Engineers Landscape Architects Community Planners Natural Resource Ecologists Land Surveyors Neighbors TACOMA • SEATTLE SPOKANE • T R I- C I T I E S 1200 6th Avenue, Suite 1620 Seattle, WA 98101 206.267.2425 TEL 206.267.2429 FAx www.ahbl.com WEB STATE OF WASHINGTON REGIS D LANDSC 1' HITECT ON MORSE IMPIRES ON 02/05/2019 w z 0 REVISION DATE Design: JM Drawn: MS Checked: CS, KC Project No. 331 -16 -01 Issuance CUP Submittal Date: 4/10/2017 Drawing Title IRRIGATION DETAILS Drawing Number TL2.1 COPYRIGHT © 2015 ROLLUDA ARCHITECTS INC SOUTH 128TH STREET SLEEVING UNDER EXISTING ASPHALT - USE SLEEVE OF DEFUNCT IRRIGATION SYSTEM IF POSSIBLE. POINT OF CONNECTION- SEE NOTES EXISTING CHAIN LINK FENCE, TYP. EXISTING HYDRANTS TO REMAIN, TYP. /s\ WALL- MOUNTED CONTROLLER ON SOUTH - FACING WALL - COORDINATE ELECTRICAL SUPPLY. 26.9 1O/ 11 \- ��10�, 10,- 17.8 \p/ U' _u 0 1_0 IRRIGATION SYSTEM DESIGN NOTES 1. WATER PURVEYOR: WATER DISTRICT NO. 25. CONTACT INFORMATION: SHANE YOUNG, (206) 242 -9547, SHANEYOUNG @WATERDISTRICT125.COM 2. THIS DESIGN ADDS A NEW IRRIGATION SYSTEM FOR THE AREAS AFFECTED BY CONSTRUCTION OF THE CODE REQUIRED LANDSCAPING AND SEEDED SWALE. 3. CONTRACTOR SHALL FIELD VERIFY ALL EXISTING IRRIGATION AND WINDOW WASHING HYDRANTS IMPACTED BY THE CONSTRUCTION OF THIS PROJECT PRIOR TO CONSTRUCTION. Know what's below. 4. PROVIDE TEMPORARY WATER SUPPLY TO WINDOW WASHING HYDRANTS DURING CONSTRUCTION OF IRRIGATION SYSTEM. Call before you dig. POINT OF CONNECTION NOTES 1. CONTRACTOR TO REUSE EXISTING 14" METER AND BACKFLOW PREVENTER. CONTRACTOR SHALL VERIFY EXISTING STATIC PRESSURE AT THE METER AND SUBMIT WRITTEN VERIFICATION TO THE LANDSCAPE ARCHITECT. NOTIFY THE LANDSCAPE ARCHITECT OF DISCREPANCIES GREATER THAN 5 POUNDS OF DESIGN PRIOR TO INSTALLATION OF ANY IRRIGATION EQUIPMENT. 2. CONTRACTOR TO INSTALL PRESSURE REDUCING VALVE IF REQUIRED. 3. THE SYSTEM DESIGN IS BASED ON OPERATING 1 ZONE AT A TIME USING AN EXISTING IRRIGATION METER ON A 1 -1/2" SCH. 40 PVC SUPPLY LINE. CONTRACTOR SHALL FIELD VERIFY SIZE AND LOCATION. 4. NOTIFY THE OWNER IMMEDIATELY IF THE POINT OF CONNECTION ASSUMPTIONS MADE HERE DO NOT MATCH FIELD CONDITIONS. CONTROLLER NOTES IRRIGATION SCHEDULE SYMBOL MANUFACTURER /MODEL /DESCRIPTION /E\ /L\ /R\ 6\ 6\ EST LCS RCS CST SST H F RAIN BIRD 1812 15 STRIP SERIES SHRUB SPRAY 12.0" POP -UP SPRINKLER WITH CO- MOLDED WIPER SEAL. SIDE AND BOTTOM INLET. 1/2" NPT FEMALE THREADED INLET. RAIN BIRD 1812 10 SERIES MPR SHRUB SPRAY 12.0" POP -UP SPRINKLER WITH CO- MOLDED WIPER SEAL. SIDE AND BOTTOM INLET. 1/2" NPT FEMALE THREADED INLET. SYMBOL MANUFACTURER /MODEL /DESCRIPTION RAIN BIRD PGA ANGLE 1 ", 1 -1/2 ", 2" ELECTRIC REMOTE CONTROL VALVE, ANGLE. V RAIN BIRD 300 -BPE GLOBE 3" 3" BRASS MASTER VALVE, WITH GLOBE CONFIGURATION. OO DRAIN VALVE PRESSURE REDUCING VALVE PRESSURE LIMITED TO 46.16 PSI EXISTING BACKFLOW PREVENTER TO REMAIN RAINBIRD TM2- 6 -120V 6 -ZONE ESP -TM2 CONTROLLER IRRIGATION LATERAL LINE: PVC SCHEDULE 40 PVC SCHEDULE 40 IRRIGATION PIPE. IRRIGATION MAINLINE: PVC SCHEDULE 40 o PIPE SLEEVE: PVC SCHEDULE 40 TYPICAL PIPE SLEEVE FOR IRRIGATION PIPE. PIPE SLEEVE SIZE SHALL ALLOW FOR IRRIGATION PIPING AND THEIR RELATED COUPLINGS TO EASILY SLIDE THROUGH SLEEVING MATERIAL. EXTEND SLEEVES 18 INCHES BEYOND EDGES OF PAVING OR CONSTRUCTION. Valve Callout Valve Number Valve Flow Valve Size GENERAL IRRIGATION NOTES PSI CRITICAL ANALYSIS Generated: 30 P.O.C. NUMBER: 01 Water Source Information: FLOW AVAILABLE Water Meter Size: 30 Flow Available: PRESSURE AVAILABLE Static Pressure at POC: Elevation Change: Service Line Size: Length of Service Line: Pressure Available: DESIGN ANALYSIS Maximum Station Flow: Flow Available at POC: Residual Flow Available: Critical Station: Design Pressure: Friction Loss: Fittings Loss: Elevation Loss: Loss through Valve: Pressure Req. at Critical Station: Loss for Fittings: Loss for Main Line: Loss for POC to Valve Elevation: Loss for Backflow: Loss for Master Valve: Loss for Water Meter: Critical Station Pressure at POC: Pressure Available: Residual Pressure Available: 1. ALL IRRIGATION WORK SHALL BE ACCOMPLISHED IN ACCORDANCE WITH THE WSDOT STANDARD SPECIFICATIONS FOR ROADS, BRIDGES, AND MUNICIPAL CONSTRUCTION AS REVISED OR SUPPLEMENTED BY THE SPECIAL PROVISIONS FOR THIS PROJECT. 2. NO SUBSTITUTIONS OF EQUIPMENT OR DESIGN CHANGES SHALL BE PERMITTED UNLESS APPROVED BY THE OWNER. 3. IRRIGATION LINES AND VALVES MAY BE SHOWN IN HARD SURFACE AREAS OR OUTSIDE LANDSCAPE AREAS FOR GRAPHIC CLARITY. LOCATE ALL IRRIGATION LINES IN LANDSCAPE AREAS OR IN SLEEVES UNDER PAVEMENT. 4. IRRIGATION CONTRACTOR SHALL COORDINATE INSTALLATION OF IRRIGATION CONDUIT AND SLEEVES UNDER HARD SURFACES WITH RESPECTIVE CONTRACTORS. 5. CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL TESTS, AND INSPECTIONS REQUIRED FOR THE IRRIGATION SYSTEM. 6. CALL FOR LOCATES PRIOR TO DIGGING AT 811. CONTRACTOR IS RESPONSIBLE TO VERIFY UTILITY LOCATIONS. IF UTILITIES ARE DAMAGED IN THE COURSE OF WORK, CONTRACTOR SHALL INFORM THE OWNER AND MAKE ANY REPAIRS REQUIRED, AT NO COST TO THE OWNER. 7. ALL SLEEVING SHALL BE MARKED, SEALED AND STAKED. ALL SLEEVES SHALL BE TWICE THE SIZE OF OF THE LINE OR COMBINED LINES. MINIMUM SLEEVE SIZE SHALL BE 4- INCHES IF LOCATED UNDER ROADWAY OR DRIVE AISLE. 8. COORDINATE SLEEVING LOCATIONS WITH ELECTRICAL CONDUIT. 9. INSTALL CONCRETE THRUST BLOCKS ON MAINLINE 2 -1/2" AND LARGER, FOR ALL CHANGES IN PIPE DIRECTION OVER 15- DEGREES. 10. SPLICE CONTROL WIRES WITHIN VALVE BOXES ONLY, USING 3M -DBY, OR APPROVED SPLICE KITS, AND PROVIDE A 24" EXPANSION LOOP FOR ALL CONTROL WIRES WITHIN EACH VALVE BOX. 11. VALVE BOXES SHALL BE COMMERICAL -GRADE POLYETHYLENE OR HDPE AND SUITABLE FOR LIGHT DUTY APPLICATIONS. 12. INSTALLER TO ADJUST ALL ZONE CONTROL VALVES TO THE CORRECT OPERATING PRESSURE. SEE VALVE SCHEDULE FOR OPERATING PSI. 13. VERIFY AT LEAST A 15PSI DIFFERENCE BETWEEN PRS DEVICES. IF PRESSURE DIFFERENCES IS LESS THAN 15PSI, NOTIFY L.A. IMMEDIATELY. 14. CONTRACTOR SHALL HAND TRENCH IRRIGATION DITCHES WHEN WITHIN 20 FEET, OR WITHIN A DELINEATED TREE PROTECTION AREA, OF EXISTING TREES TO REMAIN. AVOID CUTTING ANY ROOTS OVER 3" - 4" IN DIAMETER WITHIN THE TREE PROTECTION AREA. 15. INSTALLER SHALL BE RESPONSIBLE FOR KEEPING EXACT ACCURATE NOTES AND "AS- BUILTS" FOR THE CREATION OF THE "RECORD DRAWINGS" OF THE INSTALLED SYSTEM. 16. CONTRACTOR SHALL PROVIDE IRRIGATION MAINTENANCE THROUGH THE PLANT ESTABLISHMENT PERIOD INCLUDING WINTERIZATION(S) AND SPRING START- UP(S). 1. CONTROLLER: INSTALL NEW WALL MOUNTED CONTROLLER ON WALL OF BUILDING. PROVIDE COMBINATION LOCK FOR CABINET AND SEND COMBINATION TO SCHOOL REPRESENTATIVE. CONFIRM LOCATIONS WITH OWNER AND COORDINATE ELECTRICAL CONNECTION PRIOR TO INSTALLATION. PROVIDE 120V FROM ELECTRICAL SERVICE PER LOCAL UTILITY REQUIREMENTS AND APPLICABLE CODES. SEE ELECTRICAL PLAN FOR MORE INFORMATION. 1.2. PROVIDE COMMUNICATION CONNECTION FROM CONTROLLER TO MASTER VALVE. 2. PROGRAM CONTROLLER WITH TEMPORARY ESTABLISHMENT AND PERMANENT WATERING SCHEDULE. PROVIDE SCHEDULE TO OWNER. 3. CONTROL WIRE SHALL BE INSTALLED IN 2" SCH. 40 ELECTRICAL CONDUIT. PROVIDE SWEEPS OR JUNCTION BOXES AT CHANGES IN DIRECTION. 4. INSTALL SPARE CONTROL WIRE (ORANGE COLOR) FROM CONTROLLER TO FARTHEST VALVE. VALVE SCHEDULE NUMBER 1 2 3 4 5 MODEL RAIN BIRD PGA ANGLE RAIN BIRD PGA ANGLE RAIN BIRD PGA ANGLE RAIN BIRD PGA ANGLE RAIN BIRD PGA ANGLE SIZE TYPE SHRUB SPRAY SHRUB SPRAY SHRUB SPRAY SHRUB SPRAY SHRUB SPRAY GPM PSI PSI @ POC PRECIP 26.86 38.10 57.22 1.40 in /h 17.77 36.60 52.31 1.34 in /h 28.43 33.83 57.34 1.40 in /h 16.55 39.54 56.18 1.32 in /h 21.58 40.91 60.55 1.77 in/h 2017 -04 -07 10:30 1 -1/2" 75.00 gpm 120.00 psi 5.00 ft 2" 20.00 ft 117.00 psi 28.43 gpm 75.00 gpm 46.57 gpm 5 30.00 psi 4.84 psi 0.48 psi 0.00 psi 5.58 psi 40.91 psi 0.51 psi 5.07 psi 0.00 psi 6.50 psi 6.60 psi 0.96 psi 60.55 psi 117.00 psi 56.45 psi GRAPHIC SCALE 0 5 10 20 FEET • • • • 1" = 10 FEET rolluda architects architect nld nnin interior us n 105 S. Main Street Suite 323 Seattle, WA 98104 t: 206 - 624 -4222 f: 206 - 624 -4226 Civil Engineers Structural Engineers Landscape Architects Community Planners Natural Resource Ecologists Land Surveyors Neighbors TACOMA • SEATTLE SPOKANE • T R I- C I T I E S 1200 6th Avenue, Suite 1620 Seattle, WA 98101 206.267.2425 TEL 206.267.2429 FAx www.ahbl.com WEB STATE OF WASHINGTON REGIS D LANDSC 1' HITECT ON MORSE IMPIRES ON 02/05/2019 w z 0 REVISION DATE Design: JM Drawn: MS Checked: CS, KC Project No. 331 -16 -01 Issuance CUP Submittal Date: 4/10/2017 Drawing Title IRRIGATION PLAN Drawing Number TL3.0 COPYRIGHT © 2015 ROLLUDA ARCHITECTS INC South West View 6 COOPER LIGHTING - 1TRU4OPXX4F STREETWORKS ARCHITECTURAL AREA LUMINAIRE - 1400 WATT PULSE -START TYPE IV CLEAR ED -28 HORIZONTAL BURN 1 1TRU40P4F.ies 40000 0.9 452 5 ILithonia Lighting WST LED P2 40K VW MVOLT 1WST LED, Performance package 2, VG 14000 K, visual comfort wide, MVOLT, vandal guard LED 1 WST_ LED P2_40K_VW _MVOLT_VG.ies 3232 0.9 25 0.1 0.3 0.5 0.2 0.3 0.2 0.4 0.3 0.5 0.4 + 0.6 + 0.9 +1.5 2.3 3.1 2.5 +1.6 0.9 +0.0 + 0.0 0.0 0.0 +0.0 +0.0 +0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 6.0 0.0 +0.8 1.3' +1.7 2 4' +3.0 48 5.5 +7.5 +5.0 +7.7 +4.4 6.7 2.6 3.5 +1.5 +1.4 2.1 +1.8 +2.8 +3.0 +5.1 4.7 3.9 23 +5 0 +74 +1 2 +2.2 +4.4 +6.9 7.6 +5.7 +3.5 +2.2 +2.0 +2.6 4.6 6.9 +7.3 +5.8 +1.5 2.5 4.5 +6.1 6.9 5.6 3.4 2.6 2.3 2.9 4.5 6.0 6.6 5.4 +1 8 +2.5 +3.8 +4.5 +4.5 +4.1 +3.2 +2.4 +2.4 +2.6 +3.7 4.2 4.4 +3.8 + 2.4 3.0 4.0 3.6 3.2 +2.5 + 2.3 +2 1 + 2.0 +2.4 3.5 +3.1 +2 7 + 2 7 +3.1 +3.1 +2.6 + 2.6 +2.5 +2.1 +1 7 +1.6 +1.8 +2 0 +1 9 +1 8 4.2 4.5 3.2 +2.3 +2.8 3.0 0.2 +1.6 +1.6 +1.8 +1.4 +1.3 +1.5 +6.3 5.3 4.3 2.9 2.7 +2.8 2.3 +1 8 +1 8 +1.8 +1.3 +1 2 +1.5 +7.5 5.7 +3.8 2.7 2.0 2.0 +1.8 +1.6 5.9 4.4 3.9 2.4 +1 7 +1.7 +1 4 3.8 +3.7 2.4 +1.5 +1.6 +1.8 +1.4 1.0 2.2 +1.9 +1.6 +1.0 +1.3 0.8 +1 2 +1.3 +0.8 0.6 O 8 +0.7 +0 7 +0,6 +0 5 +05 +0.8 +0 5 0.6 +05' +1.3 +1.3 +1.0 +1.0 +1.3 0.9 +1.3 +1 2 +1.0 +1.5 +1.4 O 8 +1.2 +1.4 +1 7 0.4 0.4 0.4 0.4 0.4 0.3 0.4 0.5 08 +1.3 +1.5 +1 9 0.2 0.2 0.3 0.3 0.4 0.4 0.3 0.4 0.6 2.0 +2 1 +1 9 0.1 0.2 0.2 0.3 0.5 0.6 +0.5 0.6 0.9 +1.4 +2.3 +2.3 +1 8 +0 2 +0.3 +0.4 + 0.7 + 1.0 02 0.3 0.5 0.9 +1.4 + 0 9 +1.5 +0.9 +1 2 +1.8 +2.6 +2.6 +2 1 +1 2 1.3 +2.0 +2.6 +2.6 +2.3 +0.2 +0.2 +0.3 +0.4 +0.7 +1.2 +1.5 +1.3 +1.3 +2 0 +2.1 +1 9 +1 8 +0.3 +0.5 +0.8 +1.0 +1.6 +1 9 +1 9 +2.1 +1.9 +1 9 +1 9 0.2 0.4 0.7 +1.5 2.2 3.2 3.2 2.8 2.6 2.5 2.3 +0.2 0.4 +0.8 +1.3 2.2 3.5 4.2 4.4 4.1 3.4 2.7 2.0 0.2 0.4 0.8 +1.4 2.4 4.7 6.2 6.6 5.4 3.4 2.4 +1.5 +0 2 +0.2 +0.4 0.8 1.2 23 4.7 7.0 +7.31 53 3.0 +1 7 1.2 +0.3 0.0 O .0 0.1 O .1 0.3 0.6 0.5 +1.4 0.9 2.6 +1.8 53 +74 +7.5 6.1 3.2 5.2 5.0 3.7 3.0 2.1 .8 +1.1 0.9 0.7 +0.5 0.3 0.3 0.2 0.2 0.2 Calc Zone 1 2.3 fc 17.3 fc 0.0 fc N/A N/A TRES WEST d ENGINEERS IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII Designer SKF Date 4/5/2017 • Scale • Not to Scale • Drawing No. LTG - 01 • Summary CO O attachment b color board 32 January 25, 2017 Ms. Minnie Dhaliwal, Planning Supervisor City of Tukwila Department of Community Development 6400 Southcenter Boulevard Tukwila, WA 98188 Project: Tukwila School District Transportation Building, AHBL No. 2160566.30 Subject: Project Description and Consistency with CUP Criteria Dear Minnie: Please find enclosed Tukwila School District's application for a Conditional Use Permit (CUP) and Design Review for a new Transportation Building. Please find enclosed the following: • CUP Application Checklist • CUP Application Form (5 copies) • Design Review Application Checklist • Design Review Application Form (5 copies) • Response to Design Review Criteria • Plan Set (5 copies) including: • Site Plan • Building Elevations • Floor Plan • Roof Plan • Landscape Plan • Civil Plans • Set of plans reduced to 8'/2" x 11" • Affidavit of Ownership and Hold Harmless Permission to Enter Property • Tukwila School District SEPA Lead Agency Letter • Sewer and water availability letters • Technical Information Report • Geotechnical Analysis • Mailing labels for properties within 500 feet and map showing 500 -foot buffer Project Description Tukwila School District is proposing a new office building at the corner of East Marginal Way S. and S. 128`h Street, on Parcel 238420 -0010 (site address is 12801 E. Marginal Way S.). The site is 61,440 square feet (1.14 acres) in size and is currently operating as the District's school bus storage facility. The site currently has 16 bus storage spaces and 29 standard vehicle 120061, Avenue parking spaces. A shed is the only existing structure on the site and it will be removed with this SuBe1620 proposal. Seatlle, WA 98101-3117 2061671425 33 Ms. Minnie Dhaliwal, Planning Supervisor January 25, 2017 2160566.30 Page 2 of 4 The proposal is to build a new 2,515- square foot building for daily administrative use by the bus drivers. The building will provide needed facilities for the drivers and support the daily transportation operations for the District. The building will include a conference /training room, break room, two offices, storage room, mechanical closet, janitorial closet, lobby, and restrooms. Site improvements will result in 17 bus parking spaces (1 additional) and 25 standard vehicle parking spaces (4 less). A new 5 -foot wide painted pedestrian pathway will be provided to the building from S.1281h Street. Vehicular access to the site will be the same as before, with a separated entry and exit point from S. 128th Street. The proposed building will be subject to design review. Perimeter landscaping will be provided per the City of Tukwila's Municipal Code. A 5 -foot wide Type I landscape buffer is provided adjacent to East Marginal Way. In this area some trees were removed with permission. We are not proposing to remove any other trees or vegetation and would be happy to meet at the site with the City's Urban Forester to review the landscaping proposal. We have proposed a partial visual barrier in keeping with the Police Department's request. The other perimeter buffers are located within 50 feet of LDR -zoned property and provide a 10 -foot wide Type II buffer. Portions of the buffer are existing and portions are enhanced. Conditional Use Criteria The property is zoned Neighborhood Commercial Center (NCC). The new building onsite will primarily be used as office space, which is permitted outright in the NCC zone. However, the City has determined that because the overall use of the site is to support a school - related use, and schools are a Conditional Use per Table 18 -6 of the Tukwila Municipal Code (TMC), a Conditional Use Permit (CUP) is required. Responses below show consistency with the criteria for a CUP, as required per TMC 18.64.050: The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity. The purpose of a CUP is to allow uses that may not be appropriate within a given zoning district, but may be permitted subject to conditions and mitigation measures that protect health, safety, and welfare, and ensure compatibility with surrounding uses. The new transportation facility and associated site improvements do not adversely affect health, safety, and welfare, nor do they present an incompatible use. The existing use on the site is a bus storage area for the Tukwila School District, which provides a needed public service to the City by storing the buses used to transport the District children to their schools. This use will remain unchanged. A new 2,515- square foot building is proposed on the site for the comfort and use of the bus drivers and to support the daily operations. This building will not generate any sort of public nuisance, such as noise or odor, and traffic will not change from current levels. The primary use of the new building is office space, which is permitted outright in the NCC zone. 2. The proposed use shall meet or exceed the same standards for parking, landscaping, yards and other development regulations that are required in the district it will occupy. The proposed use meets or exceeds the City standards for parking, perimeter landscaping, yards, and other development regulations for the NCC district. There are 34 O©oo Ms. Minnie Dhaliwal, Planning Supervisor January 25, 2017 2160566.30 Page 3 of 4 currently 29 standard parking spaces on the site, which will be reduced to 25 standard vehicle spaces with this proposal. TMC Figure 18 -7 provides that a minimum of 3.0 parking spaces for each 1,000 square feet of office space are required (8 spaces); therefore, the proposal exceeds City requirements. Perimeter landscape buffers provide buffering and screening of the use to surrounding residences and the right -of -way. They meet the requirements of TMC Chapter 18.52 by providing 10 feet of Type II landscaping. Along with the existing street trees on Marginal Way and S. 128 h Street, infill plantings are provided, such as full groundcover and evergreen shrubs. The proposal seeks relief from the parking lot landscaping standards, primarily because it is an existing bus storage area, not a standard vehicular parking lot. In its existing condition, it does not provide interior landscaping. Additional design review criteria for the NCC district are prescribed in TMC 18.60.050 (see the enclosed response to the Design Criteria). The new structure will meet minimum setback requirements and maximum height requirements. There are no requested deviations from development standards. . The proposed development shall be compatible generally with the surrounding land uses. The project site is in the NCC zone and is surrounded by single - family to the south, east, and west. A trucking and leasing business exists to the north of the property. The proposed office type use will not generate noise, odor, or light spill, or be of nuisance to the neighboring properties. To improve compatibility with the surrounding residential uses, perimeter landscaping will be provided to buffer and screen the property. The proposed 2,515- square foot building will meet or exceed design review criteria prescribed in TMC 18.60.050. The architectural design of the building is intended to be similar to a residential building. There will be no changes to the school bus transportation operations or schedule from what is currently in place. . The proposed use shall be in keeping with the goals and policies of the Comprehensive Land Use Policy Plan. The proposal is consistent with multiple aspects of the Comprehensive Plan, as listed below: GOAL 7.6 Neighborhood- Supportive Commercial Areas: Neighborhood - supportive commercial areas, including Residential Commercial Centers, that bring small commercial concentrations into and adjacent to existing residential neighborhoods to improve existing residential areas while providing products and services to nearby residents. This project meets this goal through implementation Strategy 7.6, which is to apply commercial design guidelines, with an emphasis on buffering residential uses. Perimeter buffering will be provided on all sides of the property to ensure that the commercial area does not encroach on the surrounding residential character. The proposed use of the new facility is also small -scale in nature, and is consistent with the City's desire to bring small commercial concentrations adjacent to residential neighborhoods. 0 ©O 35 Ms. Minnie Dhaliwal, Planning Supervisor January 25, 2017 2160566.30 Page 4 of 4 GOAL 7.8 Noise Abatement: Residential neighborhoods are protected from undue noise impacts, in order to ensure for all residents the continued use, enjoyment and value of their homes, public facilities and recreation, and the outdoors. • The new transportation building will operate similarly to an office use and will not create undue noise impacts on the surrounding residential areas. The rest of the property will continue to be used as a school bus storage area, and will not create noise levels above what currently exists. The Comprehensive Plan's Capital Facilities Chapter requires adequate public facilities to service development in the City, which would include facilities for public schools. The proposed transportation building is needed to provide a sufficient level of service and support for all schools within the Tukwila School District. The Tukwila Comprehensive Plan calls for growth, and as Tukwila schools modernize and expand, the proposed transportation facility is needed to support the transportation of students and the operation of the District. 5. All measures shall be taken to minimize the possible adverse impacts which the proposed use may have on the area in which it is located. The existing use of the site as a school bus storage facility will remain unchanged and the new transportation building will not result in any new adverse impacts to the surrounding area. However, the proposal includes aspects that increase the compatibility with its surroundings. To minimize the visual impact on surrounding residential uses, Type II perimeter landscaping will be provided on all sides. The perimeter buffers are currently in poor condition, and the new plantings will provide needed aesthetic and buffering improvements. The new building includes attractive architectural features and meets or exceeds design criteria established in TMC 18.60.050. Thank you for your review of the associated CUP and Design Review applications. If you have any questions, please call me at (253) 383 -2422. Sincerely, Lisa Klein, AICP Associate Principal LK/CP /Isk Enclosures c: Jeff Feeney, KMB Architects Dr. Judith Berry, Tukwila School District Alexander Clark, Rollunda Architects Q:\ 2016\ 2160566 \WORDPROC \Letters\20170125 LUr (CUP & DR) 2160566.30.docx 36 D©OO MIN "Ity mimiumimilmiliitiiiil 105 South Main Street, Suite 323 • Seattle, Washington 98104 • 206.624.4222 (p) • 206.624.4226 J) info(prolludaarchitects.coan (e) • www.rolludaarchirects.com fwp Tukwila Building Department Design Review Criteria Tukwila School District - Transportation Building CUP Submittal CRITERIA FOR COMMERCIAL AND LIGHT INDUSTRIAL DEVELOPMENTS 1. Relationship of Structure to Site a. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping and pedestrian movement. Response: The site design will provide new shrubs and ground cover enhancements to the existing tree lined area along South 128 street and East Marginal Way South. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. Response: Existing parking is currently screened with perimeter trees and shrubs along all edges. Additional shrubs and ground cover will be added to further enhance /moderate the visual impact of parking area. c. The height and scale of each building should be considered in relation to its site. Response: Height and scale of new transportation building is in line with residential buildings around existing site. 2. Relationship of Structure and Site to Adjoining Area a. Harmony in texture, line and masses is encouraged. Response: New transportation Building will have a residential scale in terms of mass. Is lines and texture will draw upon our use of the typical exterior finishes used in residential design. b. Appropriate landscape transition to adjoining properties should be provided. Response: Existing landscape will be enhanced with new shrubs and ground cover to provide improved transitions to adjoining properties. c. Public buildings and structures should be consistent with the established neighborhood character. Response: Design of new transportation building will have a residential design esthetic that seeks to blend in with current neighborhood character. rGYA rolluda architects architecture i:lianning interior design 105 South Main Street, Suite 323 • Seattle, Washington 98104 . 206.624.4222 (p) • 206.624.4226 ,;f) info@rolludaarchirects.com (e) < www.rolludaarchirects.com (w) d. Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. Response: Building in located on site such that it will complement current bus parking and driveways. Pedestrian walkway has been identified for safety and efficiency of use. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. Response: Existing compatibility of on -site vehicular circulation with street circulation will not be change from current configuration. Exit and entry points will remain the same. 3. Landscape and Site Treatment a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. Response: Existing topographic patterns will remain the same. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. Response: Existing grade for parking and walkways will remain as current locations. Addition of ADA parking stall and marked walkway on site for added access and safety. d. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. Response: Existing site perimeter contains mature trees and shrubs. Additional scrubs and ground cover will enhance and strengthen and already established landscape. e. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. Response: Perimeter landscape will not be susceptible to pedestrian or motor traffic damage. f. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. Response: Building will not limit perimeter planting. Building site takes advantage of existing paved area in order to maintain the current level of planting with the addition of shrubs and ground cover at perimeter. rolluda architects architecture planning interior design 105 South Main Street, Suite 323 • Seattle, Washington 95104 , 206.624.4222 (p) . 206.624,4226 Jf info @rolludaarchirects.com (e) • www, roll udaarchitects.cotn (w,l g. Screening of service yards and other places, which tend to be unsightly, should be accomplished by the use of walls, fencing, planting or combinations of these. Screening should be effective in winter and summer. Response: Screening of waste bin with enclosed wall at 8 foot high and gated fence at remote edge of building. h. In areas where general planting will not prosper, other materials such as fences, walls, and paving of wood, brick, stone or gravel may be used. Response: We have existing mature planting areas in addition to adding shrubs and ground cover. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. Response: Exterior light at build entries with motion sensor will be added. Light fixture will be shield and be compliment design. No excessive lighting levels will be added. 4. Building Design a. Architectural style is not restricted; evaluation of a project should be based on quality of design and relationship to surroundings Response: Transportation building design will compliment to residential character of existing neighborhood. It is meant to blend in with exist site and surrounding area. b. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. Response: Transportation building design will compliment to residential character of existing neighborhood. It is meant to blend in with exist site and surrounding area. c. Building components, such as windows, doors, eaves, and parapets, should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. Response: Design components have appropriate design proportions for the residential scale we seek to achieve. Building components are in line with typical structures and anticipated use. 105 South Main Street, Suite 323 • Seattle, Washington 98104 • 206.624.4222 (p) m 206.624.4226 Jf info@rolludaarchiteets.com )e) • www.rolludaarchirects.com (w) d. Colors should be harmonious, with bright or brilliant colors used only for accent. Response: Design will utilize neutral earth tone colors with any bright colors occurring as accent features. f. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. Response: Mechanical heat pump will be located at rear of building with screen wall. g. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with building design. Response: Exterior site lighting will remain at current level. Building entry lighting will compliment design and residential esthetic. h. Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and fitting should be used to provide visual interest. Response: Design seeks to blend into neighborhood. Use of materials which promote this feeling and provide variety on the exterior are utilized. S. Miscellaneous Structures and Street Furniture a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale Response: No miscellaneous structures or street furniture. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Response: No miscellaneous structures or street furniture lighting. Consistency with adopted plans and regulations (TMC 18.100.030) 6. Demonstrate the manner in which the proposal is consistent with,, carries out and helps implement applicable state laws and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and objectives of the City of Tukwila. .i rolluda architects airrhltecture plaol ihig lffleirior alOwAgn 105 South Main Street, Suite 323 • Seattle, Washington 95104 • 206.624.4222 (p) • 206.624.4226 J) infoCa) roll udaarchitects.c®rn (e) . www.rolludaarchitects.com ( %%) Response: Rolluda Architects has developed the design of the Tukwila School District Transportation Building in accordance with applicable state laws and regulations and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and objectives of the city of Tukwila. Gary Scott, AIA Senior Architect Rolluda Architects 41 42