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HomeMy WebLinkAboutPermit PL13-023 - L13-0044 TUKWILA VILLAGE ASSOCIATES - DESIGN REVIEWTUKWILA VILLAGE TIB & S 144T" ST PL13-023 L13-0044 DESIGN REVIEW E13-011 SEPA L13-030 DESIGN REVIEW L13-031 SEPC PERMISSION L13-021 LAND DIVISION L13-0044 DESIGN REVIEW City of Tukwila Planning Commission Board of Architectural Review(BAR) Meeting Minutes Date: March 27, 2014 Time: 6:30 PM Location: City Hall Council Chambers Present: Chair, Louise Strander; Commissioners Brooke Alford, Sharon Mann, Cassandra Hunter and Miguel Maestas Absent: Vice Chair, Mike Hansen and Commissioner, Thomas McLeod Staff: Nora Gierloff, Deputy Director; Minnie Dhaliwal, Planning Supervisor; Moira Bradshaw, Senior Planner; and Wynetta Bivens, Planning Commission Secretary Minutes: Commissioner Maestas made a motion to approve the February 27, 2014 minutes. Commissioner Mann seconded the motion. The motion was unanimously approved. Chair Strander called the public hearing to order and swore in those wishing to testify. At 6:30 PM Chair Strander opened the public hearing. CASE NUMBER: L13-0044 Design Review APPLICANT: Tukwila Village Associates, LLC REQUEST: Tukwila Village Project Phase 2 Descriptions: Two mixed use buildings (Building D and Building E) and site improvements including sidewalks, driveways, on-site parking, landscaping and refuse/recycling area. Building D - five floors of residential over one story + mezzanine of office/commercial service and parking uses; includes 78 parking stalls (49 in a garage and 29 on surface); 68 senior housing units and 14,150 square feet of commercial space. Building E - four floors of residential over one story + mezzanine of commercial/retail/office and parking uses; includes 122 parking stalls (103 in a garage and 19 on surface); 125 senior housing units and 3,200 square feet of commercial space. LOCATION: 1.94 acres on the south side of South 144th Street the east side of Tukwila International Boulevard. Moira Bradshaw, Senior Planner, Department of Community Development, asked the Commissioners the appearance of fairness questions. Commissioner Strander disclosed as a citizen she has attended community meetings where Tukwila Village has been the topic of discussion and she has been the recipient of emails that were sent to the community regarding the project. She stated she could be unbiased and fair. Commissioner Mann disclosed as the co-chair of the TIBAC group she has been Page 1 of 3 BAR Public Hearing Minutes March 27, 2014 interested in the development of the project but she has not been involved in any of the planning and stated she could be unbiased and fair. There were no objections to the Commissioners hearing the case. Ms. Bradshaw gave the presentation for staff. She provided a summary of the BAR's role, and gave an overview of the review process. She noted as part of negotiations that an additional five feet in height is allowed for Building D, which is proposed to be 70 feet. She also went over the project statistics, discussed building design, the adjacent site, and the compatibility of Phase land Phase 2. Staff recommends approval with revised conditions, which were entered into the record as Attachment H. There were seven conditions recommended in the staff report, staff is recommending five conditions in the revised attachment. Ms. Bradshaw also addressed questions from the Commissioners. Brian Park, gave the presentation for the applicant, he discussed how parking for different phases was planned. He stated they exceeded the parking requirement in Phase 2 and that the extra parking stalls will be available to the other phases of the project. He noted that they do not expect to have any security issues. Mr. Park stated that the applicant concurs with staff, and the conditions are mostly acceptable. However, they think there are some excessive and micromanaged requests. Diana Keyes and Chris Peterson, for the applicant, went over general concepts of the building and exterior space, and answered questions. Commissioner Mann asked a number of questions and communicated a number of concerns. She expressed security concerns with the area along the south wall of Building E, the lack of visibility and low lighting attracting unwanted attention. The King County parking adjacent to the units on the east side is confusing and a potential parking management problem. She also stated that the pedestrian crossing of S. 144`h Street needed to be different from the mid -block crossings on Tukwila International Boulevard (TIB). She stated that "the in -pavement blinking lights do not work and overhead lighting is needed" and that she is looking for some improvements." Commissioner Mann suggested that `TIB' should be referred to as Tukwila International Boulevard in the documentation so it is portrayed in a softer manner, such as an avenue in the residential neighborhood. TESTIMONY: Pam Carter, citizen, testified in support of the project, stating she was excited to see phase 2. She also complimented the applicant on the focal point at the corner of 144th International Boulevard (TIB) unlike the library that chose to ignore the corner Coletha Albert, citizen, testified in opposition of the plan for buildings D and E. She stated she wants to be able to walk in her neighborhood from TIB and to have a project in which they can be proud. She asked if they can do better. Bonnie Parrish, citizen, was in support of the project, and said that it works very well with Phase 1. She also commented on the applicant's hard work on doing a good job of involving all of the members of the community. There was no further testimony. The public hearing was closed. Page 2 of 3 BAR Public Hearing Minutes March 27, 2014 The BAR deliberated. The Commission expressed their thanks to the applicant and staff and was in consensus that it was a great project. Commissioner Alford made a motion to approve Case Number L13-0044 Design Review with staff's finding, recommendations and conditions as listed. Commissioner Mann amended the motion to approve Case Number L13-0044 Design Review with staff's, fmding, and recommendations with the five revised conditions per Attachment H, dated March 25, 2014. Commissioner Maestas seconded the motion. All were in favor. Director's Report: • Nora Gierloff informed the Commissioners there will not be a worksession in April. • It was Commissioner Hunter's last day on the Planning Commission Board. Nora Gierloff presented her with a plaque and thanked her for serving on the Planning Commission. Adjourned: 9:05 PM Submitted by: Wynetta Bivens Planning Commission Secretary Adopted: 04/24/14 Page 3 of 3 ed. ii of J uffwi&a Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl , HEREBY DECLARE THAT: Notice of Application X Notice of Decision Mailing requested by: Moira Notice of Public Hearing Notice of Public Meeting 7/ Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this _31 day of March, _2014 Project Name: Tukwila Village Ph2 Project Number: PL13-023 Associated File Number (s): L13-0044 Mailing requested by: Moira radshaw Mailer's signature: j) 7/ / • W:\USERS\TERI\TEMPLATES-FORMS\AFFIDAVLT OF DISTRIBUTION.DOC Teri Svedahl From: Teri Svedahl Sent: Monday, March 31, 2014 9:43 AM To: sepa (sepaunit@ecy.wa.gov); ECY RE SEPA REGISTER (separegister@ecy.wa.gov) Cc: Moira Bradshaw Subject: NOD Tukwila Village, ph2 Attachments: L13-0044.pdf Attached is the Notice Of Decision for the Tukwila Village Project, Phase 2. If you have any questions, please contact City Planner, Moira Bradshaw at Moira.Bradshaw@TukwilaWa.gov Teri> SVe is llb Administrative Support Technician City of Tukwila - Building & Planning Department 6300 Southcenter Boulevard - Ste 100 Tukwila WA 98188 Teri.Svedahl@TukwilaWA.gov SEATTLE SEAHAWKS, SUPER BOWL XLVIII CHAMPIONS The City of opportunity, the community of choice. Teri Svedahl From: Moira Bradshaw Sent: Friday, March 28, 2014 10:02 AM To: Teri Svedahl; Derek Speck Cc: Minnie Dhaliwal Subject: NOD Attachments: NOD Phase2 BAR.pdf Hi Teri and Derek — If you would please distribute this NOD to the list. Derek — I know you've already sent out a notice late last night, but officially this provides notice of the appeal period for any "parties of record." That is, those who have given us notice that they want to be "a party" to the record. Please use your judgment about whether you want to send this to your list. I have already sent it to Bryan Park (the applicant, ) Diana Keys (the architect) and I've addressed three envelopes for the three individual's listed on the form and put in Teri's inbox along with a hard copy of the Notice. Thanks! Moira Carr Bradshaw, Senior Planner Community Development Department 6300 Southcenter Boulevard Tukwila, WA 98188 The City of opportunity, the community of choice www.tukwilawa.gov (206) 431— 3651 1 Monday - Wednesday 8:30 — 5:00 I Thursday 11:00-5:00 1 City of Tukwila Jim Ha.ggerton, Mayor Department of Community (Development Jack Pace, Director March 31, 2014 NOTICE OF DECISION TO: Bryan Park for Tukwila Village Development Associates, LLC, Applicant King County Assessor, Accounting Division Washington State Department of Ecology Valley View Sewer District King County Water District 125 Seattle City Light Puget Sound Clean Air Agency Pam Carter Coletha Albert Marie Parrish Tukwila Village Parties of Record This letter serves as a notice of decision and is issued pursuant to Permit Application Types and Procedures Chapter of the Zoning Code section of the Tukwila Municipal Code (TMC 18.104.170) on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L13-0044 Applicant: Tukwila Village Development Associates, LLC by Bryan Park Type of Permit Applied for: Design Review Project Description: Tukwila Village Project Phase 2 Two mixed use buildings and site improvements including sidewalks, driveways, refuse and recycling, on-site parking, and landscaping. Building D— five floors of residential use over one story + mezzanine of office/commercial service use; includes 78 parking stalls (49 in a garage and 29 on surface); 68 senior housing units; and 14,150 square feet of commercial space. Building E— four floors of residential over one story + mezzanine of commercial/retail/office use; includes 122 parking stalls (103 in a garage and 19 on surface); 125 senior housing units; and 3,200 square feet of commercial space. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 Location Tax Parcel Numbers Associated Files: Comprehensive Plan Designation Zoning District: South side of S. 144th Street the east side of Tukwila International Boulevard; 14400 Tukwila International Boulevard - proposed Building D; 4450 S. 144th Street - proposed Building E; Seven tax parcels totaling 1.94 acres - 004000-0180;004000- 0194;004000-0145; 004000-0146; 004000-0191;004000-0196;004000- 0198 L13-021 - Boundary Line Adjustment/Lot Consolidation L13-030 - Parking Standard and Administrative Variance L13-011-SEPA Neighborhood Commercial Center and High Density Residential Neighborhood Commercial Center and High Density Residential with Commercial Redevelopment Area and Urban Renewal District Overlays II. DECISION SEPA Determination: The City SEPA Responsible Official has determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non -Significance (DNS.) Decision on Substantive Permit: The City's Board of Architectural Review has determined that the application for a Tukwila Village - Phase 2 complies with applicable City and state code requirements and has approved that application based on the findings and conclusions contained in the staff report, subject to the conditions that are set forth as follows: 1. In order to meet criterion#1L, Shared Facilities, provide an easement for adequate fire access along the east property line. 2. In order to meet criterion #1J - Pedestrian Circulation, add/revise the following on the site plan : • the pedestrian path along the south side of Building D that connects with the sidewalk along Tukwila International Boulevard shall incorporate a radius and a curved corner to provide a more convenient pedestrian access; and • Crosswalks between Building D and E that are adjacent to the garage driveways shall incorporate ramps to provide easier transition for pedestrians. 3. In order to meet criterion #2C, Building elements, Details, and Materials, provide: Page 2 of 4 • a decorative sconce for upper level building entrances that are complimentary with the architectural building style and the other decorative fixture chosen for the ground level; • door paint to match surrounding masonry color; • garage screen paint to match rolling vertical barred gate; and • higher quality screens for garage openings. 4. In order to meet criterion #3B, Landscape and Planting Design, revise landscape plans to show: • The location of any exterior utility systems on the ground or on the building walls with plant and/or hardscape screening. • substitution of shade tolerant ground cover in beds along south property line where shade is created by adjacent structures; • increase in area of and use of groundcovers in beds where medium and large shrubs are proposed; • increase in the density of plants used in pots to achieve a fuller landscape impact; • use of a plant(s) that will drape over concrete walls at available locations; 5. In order to meet Comprehensive Plan Policy 8.2.9 for creating a major pedestrian corridor, include seating along S 144th Street, for example outside the residential lobbies to enhance the pedestrian orientation of the corridor. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 4 decision pursuant to Permit Application Types and Procedures Chapter of the Zoning Code (TMC 18.104.010.) Other land use applications related to this project may still be pending. One administrative appeal to the Hearing Examiner of the Board of Architectural Review decision is permitted. No administrative appeal of the DNS is permitted. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Board of Architectural Review decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 21 days of the issuance of this Decision, that is, by April 21, 2014. The requirements for such appeals are set forth in the Appeals Chapter of the Zoning Code (TMC 18.116.) All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. Page 3 of 4 3. A statement identifying the decision being appealed and the alleged errors in the decision. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee per the current fee schedule, additional hourly charges may apply. In addition all hearing examiner costs will be passed through to the appellant. V. APPEAL HEARINGS PROCESS The Hearing Examiner appeal shall be conducted as a closed record hearing based on the testimony and documentary evidence presented at the open record hearing conducted by the Board of Architectural Review. The Hearing Examiner decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner decision on this application must file an appeal pursuant to the procedures and time limitations set forth in the Judicial Review of Land Use Decision Chapter of the Revised Code of Washington (RCW 36.70C.) An appeal challenging the DNS may be included in such an appeal. If no appeal of the Hearing Examiner decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. VL INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Moira Carr Bradshaw who may be contacted at 206-431- 3670 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. Department of Community Development City of Tukwila W:\Long Range Projects\Tukwila Village\PL13-023\NOD BAR TV Phase 2.doc Page 4 of 4 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director CHAIR, LOUISE STRANDER; VICE -CHAIR, MIKE HANSEN; COMMISSIONERS, THOMAS MCLEOD, BROOKE ALFORD, SHARON MANN, CASSANDRA HUNTER AND MIGUEL MAESTAS BOARD OF ARCHITECTURAL REVIEW MARCH 27, 2014 - 6:30 PM TUKWILA CITY HALL COUNCIL CHAMBERS I. Call to order II. Attendance III. Adoption of 02/27/14 Minutes IV. CASE NUMBER: L13-0044 Design Review APPLICANT: Tukwila Village Associates, LLC REQUEST: Tukwila Village Project Phase 2 Description: Two mixed use buildings (Building D and Building E) and site improvements including sidewalks, driveways, on-site parking, landscaping and refuse/recycling area. Building D - five floors of residential over one story + mezzanine of office/commercial service and parking uses; includes 78 parking stalls (49 in a garage and 29 on surface); 68 senior housing units and 14,150 square feet of commercial space. Building E - four floors of residential over one story + mezzanine of commercial/retail/office and parking uses; includes 122 parking stalls (103 in a garage and 19 on surface); 125 senior housing units and 3,200 square feet of commercial space. LOCATION: 1.94 acres on the south side of South 144th Street the east side of Tukwila International Boulevard. V. DIRECTOR'S REPORT VI. AJOURN 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax 206-431-3665 Sample. _lotions for Action on a Land use Permit To act in agreement with the recommendations and conditions (if any) in the staff report: I move to approve (with conditions)/deny project number LXX -XXX based on the findings and conclusions (and conditions) contained in the staff report dated Month, Day Year. To act in agreement with the recommendations in the staff report but to add/modify/delete any condition or finding, first make a motion to address the specific issue (condition or finding), then deliberate and vote on the revised condition language (and findings if necessary): I make a motion to amend the findings contained in the staff report page XX to (read as follows, add an additional sentence) based on the testimony provided during the hearing and/or provide other reason for the proposed change. I make a motion to amend condition X contained in the staff report page XX to read as follows based on the testimony provided at the meeting and/or provide other reason for the proposed change. I make a motion to delete condition X contained in the staff report page XX (based on the testimony provided during the hearing, or provide other reason for the proposed change such as it is not necessary to comply with the decision criteria, etc.). I make a motion to add a new condition as follows (based on the testimony provided during the hearing and/or state the reasons for the new condition and how it relates to the decision criteria). Then the final motion at the end of deliberations and discussions should be: I move to approve project number LXX -XXX based on the findings and conclusions contained in the staff report dated Month, Day Year as amended during the PC/BAR deliberations. To act against the recommendations in the staff report: I move to remand the project back to staff to prepare revised findings and conclusions for project number LXX - XXX based on the testimony provided and the findings of the PC/BAR and postpone the issue until (date certain). Or: I move to approve (with conditions)/deny project number LXX -XXX based on the testimony provided during the hearing and the findings of the PC/BAR. Sample Motions for Action on a Legislative Item To forward a policy document unchanged to the City Council: I make a motion to forward Document XX dated Month, Day Year to the City Council. To amend a policy document under review: I make a motion to amend the (text, policy, recommendation) in Document XX page XX to (read as follows, add an additional sentence, etc.) To forward an amended policy document to the City Council: I make a motion to forward Document XX dated Month, Day Year as amended by the PC to the City Council. W:\Planning\Planning Commission\Sample Motions.doc Tukwila Village Phase 2 (L13-0044) — Conditions Summary Revised March 25, 2014 Staff recommends approval subject to the following conditions, which shall be reviewed administratively as part of the building permit review process. 1. In order to meet criterion#1L, Shared Facilities, provide an easement for adequate fire access along the east property line. 2. In order to meet criterion #1J — Pedestrian Circulation, add/revise the following on the site plan : • the pedestrian path along the south side of Building D that connects with the sidewalk along Tukwila International Boulevard shall incorporate a radius and a curved corner to provide a more convenient pedestrian access; and • Crosswalks between Building D and E that are adjacent to the garage driveways shall incorporate ramps to provide easier transition for pedestrians. 3. In order to meet criterion #2C, Building elements, Details, and Materials, provide: • a decorative sconce for upper level building entrances that are complimentary with the architectural building style and the other decorative fixture chosen for the ground level; • door paint to match surrounding masonry color; • garage screen paint to match rolling vertical barred gate; and • higher quality screens for garage openings. 4. In order to meet criterion #3B, Landscape and Planting Design, revise landscape plans to show: • The location of any exterior utility systems on the ground or on the building walls with plant and/or hardscape screening. • substitution of shade tolerant ground cover in beds along south property line where shade is created by adjacent structures; • increase in area of and use of groundcovers in beds where medium and large shrubs are proposed; • increase in the density of plants used in pots to achieve a fuller landscape impact; • use of a plant(s) that will drape over concrete walls at available locations; 5. In order to meet Comprehensive Plan Policy 8.2.9 for creating a major pedestrian corridor, include seating along S 144th Street, for example outside the residential lobbies to enhance the pedestrian orientation of the corridor. City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Staff Report to the Board of Architectural Review Prepared March 17, 2014 Hearing Date Thursday, 27 March 2014 File Number L13-0044 Design Review Associated Permits E12-011 SEPA Decision L13-031 Tukwila Village Parking Decision Applicant Bryan Park for Tukwila Village Development Associates, LLC Request Design Review approval for Tukwila Village Project Phase 2 (See Sheet P1.1 of Attachment A) Phase 2 Description: Two mixed use buildings (Building D and Building E) and site improvements including sidewalks, driveways, on-site parking, landscaping and refuse/recycling area. Building D— five floors of residential use over one story + mezzanine of office/commercial service and parking uses; includes 78 parking stalls (49 in a garage and 29 on surface); 68 senior housing units and 14,150 square feet of commercial space. Building E— four floors of residential over one story + mezzanine of commercial/retail/office and parking uses; includes 122 parking stalls (103 in a garage and 19 on surface); 125 senior housing units and 3,200 square feet of commercial space. Location Tax Parcel Numbers South of S. 144th Street and east of Tukwila International Boulevard; Address of the proposed Building D: 14400 Tukwila International Boulevard; Address of the proposed Building E: 4450 S. 144th Street. Seven tax parcels totaling 1.94 acres - 004000-0180;004000- 0194;004000-0145; 004000-0146; 004000-0191;004000- 0196;004000-0198 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 t Comprehensive Plan Designation Zoning District High Density Residential (HDR) and Neighborhood Commercial Center High Density Residential (HDR) with Commercial Redevelopment Area; Neighborhood Commercial Center; and Urban Renewal Overlay Environmental Review Determination of Non -Significance for Phase 1, 2 and 3 August 7, 2013. Public Notice Notice of Application was posted on site and mailed to surrounding property owners, tenants, and agencies with jurisdiction on December 3, 2013. Notice of Public Hearing was: • Posted on site, mailed to surrounding property owners, agencies with jurisdiction and parties of record on March 11, 2014. • Posted on the City's web site on March 12, 2014. • Published in the Seattle Times on March 13, 2014. • Emailed to the list of interested parties to the Tukwila Village project on March 14, 2014. Public Comment No comments at this time Recommendation Staff recommends that the Board of Architectural Review adopt the findings and conclusions of the Staff Report and approve the Phase 2 project subject to the conditions listed at the end of this staff report. Staff Moira Carr Bradshaw L13-0044 — Tukwila Village Phase 2 Page12 Attachments A. Plan Set (Attached separately) B. Zoning Map of Site and Immediate Neighborhood C. Preliminary Site Plan from Disposition and Development Agreement (City of Tukwila Contract #12-129) D. Parking Notice of Decision E. Arborist Report (Cohen September 2011) F. Proponent's Design Review Criteria Responses G. Color and Materials Board (available at the DCD and at the public hearing) L13-0044 — Tukwila Village Phase 2 Page 1 3 tal Findings Background The 1.94 acre Tukwila Village Phase 2 project site consists of the 7 parcels to the south of S. 144`u' Street. The Board of Architectural Review (BAR) approved Phase 1 of the 3 phased project in November 2013. Aerial view of Tukwila Village Phase 2 Project Site Tukwila Village Development Associates, LLC, obtained the exclusive right to acquire the site from the City of Tukwila, the owner of the site, and to develop a project. Acquisition and consolidation of property by the City of Tukwila along Tukwila International Boulevard implements the goal, policies and strategies created for the revitalization of the corridor. (Tukwila International Boulevard Revitalization Plan, January 1998) A Disposition and Development Agreement, (DDA) approved by the City Council on October 22, 2012, details the conditions and the transfer of ownership from the City to Tukwila Village Development Associates, LLC., the developer. The project, known as Tukwila Village, consists of 4 multistory mixed use housing and commercial buildings with a public use component in a separate one story building and adjacent public open space. Review Process Within the DDA is a section that provides guidance on site plan and design review. (DDA Section 2.3 Site Plan and Design Review Submittals) It stipulates that the BAR submittal must include a Proposed Site Plan that substantially conforms to the "Preliminary Site Plan" attached to the DDA. See Attachment C for that Preliminary Site Plan. The Proposed L13-0044 — Tukwila Village Phase 2 Page 14 Site Plan, if approved through the City's design review process, becomes the "Approved Site Plan." In addition, per the DDA, the Developer has the right to develop the property in up to four phases. In accordance with Section 2.4 Phasing; Development Parcels of the DDA, the proponent has submitted a plan that divides the development of the project into three phases (Sheet P1.1, Attachment A.) For this request, the BAR is being asked to approve Phase 2, which includes Building D and Building E. The overall site plan includes all three phases in order to provide an understanding of how the various buildings and future parcels will be integrated. In addition to the DDA, the City entered into a Development Agreement (DA) that entitles and vests the developer of the project with flexibility in specific development standards and stipulates the following: 1. Additional building heights for Buildings A and D — up to 70 feet, as opposed to 65 feet, which is the maximum height allowed if the urban renewal criteria are met (TMC 18.43.080 Basic Development Standards, Urban Renewal Overlay District) (DA, Section 6.7Additional Building Height ) 2. Additional relevant review criteria: Section 6.5 Design Review Standards and Review Criteria of the DA also provides that, "...each Development Phase shall be considered as a single integrated site, as if there were no interior lot lines, for purposes of determining compliance with the dimensional and setback requirements for each Development Phase. Further, if the BAR determines that two or more Development Phases will function as a single integrated site, such Development Phases shall be considered as a single integrated site, as if there were no interior lot lines, for purposes of determining compliance with the Governing Regulations, which in this situation are building setbacks, recreation space, parking, and landscape requirements." (6.5.6 Integrated Site of the Development Agreement) The BAR submittal must also include the following: • Conceptual floor plans, floor areas and elevations of proposed new buildings and other structures. • Conceptual Landscaping plan. • A table of uses, element, floor areas and housing units consistent with Section K. (of the DDA) • Identification of facilities in conformance with the Restaurant/Retail Space Covenant of the Agreements (Section 2.11 DDA) L13-0044 — Tukwila Village Phase 2 Page 15 • Identification of facilities in conformance with the Police Resource Center (Section 2.12 DDA) Related Administrative Decisions There are a number of underlying administrative decisions that were made relating to this project. In addition to making an environmental Determination of Non -significance, the Community Development Director administratively approved under a Type 2 Parking decision for the following: • A 10 % complimentary use allowance, which allowed 10% of the usable non- residential floor area to be deducted from the total calculation for required parking; • Shared parking for all the development on the Tukwila Village site, including the new library, to be shared across the proposed lots A, B, C, D, and E. In a related decision, The Community Development Director administratively approved under a Type 2 process the following for the proposed Tukwila Library parcel, which is located in the northeast corner of the intersection of S. 144th Street and Tukwila International Boulevard: • A parking standard for the new library of 4 stalls per 1,000 usable floor area; and • Covenant parking for the library will be located "off-site" on the remaining parcels of the Tukwila Village site. Attachment D is the Parking Notice of Decision for parking for the Tukwila Village project. Vicinity/Site Description A. Site Information The Tukwila Village Phase 2 site will be developed on parcels south of S. 144th Street and east of Tukwila International Boulevard (TIB). In the southeast corner of TIB and S. 144th Street is a vacant building that formerly housed a restaurant, behind the restaurant and fronting on S. 144th Street is a yard and metal building for utility storage, and a small commercial building containing a barber shop. There is also King County Housing Authority (KCHA) parking and a basketball court located behind the utilities storage yard. King County owns the housing development on the adjacent property to the east. The existing 18 parking stalls are proposed for relocation along the southeast corner of Building E. L13-0044 — Tukwila Village Phase 2 Page16 B. Surrounding Land Use Neighborhood and regional commercial uses, such as drug and grocery stores, car repair and sales lots, and motels are located north and south of the subject site. Residences and public facilities are located east of the subject site, such as detached single family units, apartment buildings and schools. The site sits within the block where two motels — the Great Bear and the Moonrise are located. Both of those motels are fenced, boarded and vacant because of federal charges of criminal activity. The future of those two buildings is not known at this time. C. Topography The site is within the Gilliam Creek drainage basin. The corner of S. 144`x' Street and TIB is the high side of the site at 302 foot elevation and then drops to 284 feet in elevation along the east property line, which is an 18 foot difference. There is a sharp drop down to the east from TIB. The soil is generally very poor and the water table high, thereby limiting surface water absorption and the ability to do low impact development or underground facilities. D. Vegetation The Arborist Report notes that there are several cedars that have been excessively pruned and whose trunks are growing into a concrete bulkhead. They are also in the center of the site and would not be feasible to save or work around. She also notes that the Coast Redwood in the southwest corner is healthy and it is located in a required setback area along the south property line. The arborist recommends retention of that one superior tree in the southwest corner. She summarized that this project is an excellent opportunity to replace declining trees with vigorous appropriate species. L13-0044 — Tukwila Village Phase 2 Page17 Looking south along TIB at Coast Redwood Looking west along S. 144t Street from northeast property corner E. Access The site sits on the southeast comer of the intersection of TIB, a principal arterial and S. 144th Street, a collector arterial. TIB was formerly a state highway that is now a City of Tukwila right of way. L13-0044 — Tukwila Village Phase 2 Page18 Aerial of Tukwila Village site with zoning districts F. Pedestrian Separated sidewalks exist along TIB and a combination of separated and curb edged sidewalks are on S. 144th Street. A small section of S. 144th Street, in front of single family homes on the south side of the street. The City received a grant to improve S. 144th Street from TIB to 42 Avenue S. The developer will be contributing to the cost of those improvements. G. Bicycle Bicycle lanes are available in S. 144th Street between Military Road and TIB and are proposed for the section between TIB and 42 Avenue S. Bike lanes in S. 144th Street will expand the bicycle facilities in the City. The north south collector arterial, 42/40 Avenue S., and TIB are identified as "bicycle friendly" because they have a wider than usual lanes so that cyclists and vehicles can share the outside lane. L13-0044 — Tukwila Village Phase 2 Page l 9 H. Transit There are a two bus routes that directly serve the site. King County Metro #124 travels between downtown Seattle on 4th Avenue, to Airport Way through SODO, E. Marginal Way to TIB and south to the Link station with service of 10 - 30 minutes; King County Metro # 128 travels between West Seattle and Southcenter via the Link Station and S. 144th Street with service every 10 minutes. At the Link station, Metro Route #s 140 and Rapid Ride A are available. I. Vehicular The posted speed limit for the section of TIB between S. 139th and S. 152th Street is 35 miles per hour. The posted speed for S. 144th Street between Military Road and TIB and along 42 Avenue S. is 30 miles per hour. The posted speed limit for S. 144th Street east of TIB is 25 miles per hour. One vehicular driveway access from S. 144th Street is proposed in Phase 2. Vehicular parking and garage access to both Buildings D and E will be available between the two buildings. Building E abuts the adjacent property to the east. There are 200 surface and garage parking stalls in and adjacent to Buildings D and E, of which 18 stalls are for the apartments owned by King County Housing Authority (KCHA). A driveway and easement acts as a private driveway for the KCHA's Riverton Terraces complex, and winds through their project's parking lot to S. 146th Street. It also provides pedestrian access to ground floor entries in Building E. This shared drive aligns with the vehicular access to the north half of the Tukwila Village site. Environmental Review An expanded environmental checklist was submitted that included additional transportation, soils, surface water, and vegetation information. A Determination of Nonsignificance was issued on August 7, 2013. Interagency Coordination The site is within the Valley View Sewer District and Water District 125, who have each issued letters of availability. Developer extensions/relocations will be required for both water and sewer. L13-0044 — Tukwila Village Phase 2 Page 110 Design Review Authority and Scope The purpose of Design Review is to ensure the public health, safety and welfare is satisfied upon approval of new development and specifically to promote well designed developments that are creative and harmonious with the natural and man-made envirorunents. Tukwila Village, which is in within the Tukwila International Boulevard study area (see Figure 18-9, Tukwila Zoning Code (TMC 18)), shall be reviewed using the design criteria and guidelines of the Tukwila International Boulevard Design Manual, as amended; http://www.tukwilawa.gov/dcd/apps/TIBDesignManual.pdf Staff also relies on the Tukwila Multi -family design guidelines http://www.tukwilawa.gov/dcd/apps/Multi- FamilyDesign Manual.pdf There are also additional criteria for Tukwila Village that are specified in the DDA and DA, which are covered below. A. Tukwila International Boulevard Design Manual Tukwila International Boulevard Design Manual is organized into four sections; covering Site Design, Building Design, Landscape Design and Signs. Within each section are a number of subject areas, covering such issues as pedestrian circulation, architectural relationships, planting design and sign placement. For each subject area, there are one or more Design Criteria, which are general in nature. The Design Criteria explain requirements for development proposals. They are the decision criteria by which the Board of Architectural Review will decide whether to approve, condition or deny a project. The Design Guidelines, which augment each Design Criteria, provide guidance to the project applicant, to City Staff and to the BAR in determining whether the project meets the Design Criteria. In the following discussion, the review criteria are shown below in bold italics, followed by Staff's findings. For the proponent's response to the criteria, see Attachment F. 1. Site Desi'n a. Site Design Concept The building, landscaping and circulation elements support the function of the site. The two buildings are for the most part built up to the property lines with a short driveway between them providing vehicular access from S. 144th Street to the structured parking stalls, a few surface parking stalls and the refuse collection area. The intent of the design and management of the project is to allow sharing of parking throughout the Tukwila Village project overall but also with the King County Library L13-0044 — Tukwila Village Phase 2 Page 1 11 System thereby allowing reduced parking for the project. The proponent puts a substantial portion of the parking in structures. A pedestrian crosswalk on S. 144th Street facilitates the movement of people back and forth between Phase 1/3 and Phase 2. The recycling and trash areas for the residents and commercial tenants are incorporated into the garages. On the day of pick-up, the dumpsters are transferred to an outside area between the two buildings. The enclosure will remain empty except on the day of pick-up which could be multiple times a week. The area for the trash receptacles is 16 feet wide by 22 feet. A small vehicle pulls the dumpsters from the apartment garage and places them in the enclosure next to the existing dumpsters. The soils provide poor drainage. Stormwater for the site will for the most part be collected within large concrete pipes that are buried in Building E's parking garage. The site makes use of a private on-site driveway, shared between Building's D and E, for access to parking, service access and secondary pedestrian access. Additionally, access to the east side of Building E is made via a sidewalk that parallels the east property line. The east side of the building contains entry to five "townhouse" units, stairs 1 and 2 and electrical and sprinkle/boiler rooms. There are no sensitive areas on the site. Topographic change is minor and is adequately met by the site plan. b. Relationship to Street Front Building D's TIB setback of is 10 feet from property line and 18 feet from curb. The setback from the back of the existing sidewalk is based upon the width of the existing utility trench that parallels the back of the sidewalk along TIB. The public pedestrian amenities included in the project along TIB are transparent windows at ground/sidewalk level along street fronts. The canopies over the windows on TIB are louvered sun shades and do not provide pedestrian weather protection. A grand entry is located at the corner. Along S. 144th Street, the proposed setback is zero feet from the property line but 13 feet from the curb edge. The street edge has a five foot planted strip with pedestrian lighting. Building canopies extend four feet over the eight foot sidewalk. These canopies are stopped/interrupted along the length of the buildings in order to insert building lighting and accommodate the change in grade. An interesting steel landscape edge is used along a planting edge at the base of the building below the windows. L13-0044 — Tukwila Village Phase 2 Page 112 Required front yard setbacks of 12 and 6 feet along TIB and S. 144th Street can be waived as part of the BAR's decision if the following criteria are met: The City's TIB Design Manual defines pedestrian friendly facades as: those that feature one or more of the following characteristics: 1. Transparent window area or window displays along at least half the length of the ground floor facade. 2. Sculptural, mosaic or bas relief artwork along at least half the length of the ground floor faced. 3. Pedestrian oriented space' - at least 500 square feet must be located along or adjacent to the public or private sidewalk for every 100 linear feet of ground floor facade that faces the public streets. 4. Other measures that meet the intent of the criteria, as approved in conjunction with overall design review approval. The proposal provides transparent windows along the length of the facades as well as entries and decorative lighting that will create a minimum of 2 foot candles at ground level. Building D is an "L" shape in plan, sitting upon a parking podium. It fronts Tukwila International Boulevard and South 144th Street. The street -facing facades either directly abut the public sidewalk or are separated from that sidewalk by a shallow linear landscaped setback that is urban in the character of planting materials. Commercial type uses run the full length of the first floor building frontages. Parking is either within the building or on an open parking deck behind the building, accessed from an on-site private driveway, invisible from TIB. Entries to the residential lobby and the commercial use are at the building corners and are at the back of the public sidewalk. Building E is a "U" shape in plan, sitting on a parking podium. It fronts on South 144th Street. The street -facing facade directly abuts the public sidewalk. Commercial type uses and the building lobby run the full length of the first floor building street frontage. Parking is primarily within the building, accessed from an on-site private driveway, relatively invisible from the public right of way. Additional surface parking for the building is on the west side off the on-site parking driveway. There is also parking dedicated to the adjacent Pedestrian oriented space is an area between a building and a public street that promotes visual and pedestrian access onto the site and that provides pedestrian -oriented amenities and landscaping that enhances the public's use of the space. To qualify the space must have: visual and pedestrian access into the site from the street, paved walking surfaces, onsite or building mounted lighting providing at least 2 fc.; and seating of at least 2 feet per 60 square feet of plaza. L13-0044 — Tukwila Village Phase 2 Page 1 13 KCHA located at the southeast corner of the site, accessed from the adjacent KCHA property. The guidelines specify 12 foot wide setback between street curb and building front. This 12 foot area is for sidewalk and landscaping. 8 feet is the minimum setback on all other streets. The TIB frontage along Building D's west side is already improved with a 10 foot wide sidewalk. The proponent is providing an eight foot wide landscape bed between the sidewalk and the building windows; thereby ensuring a safe corner sight triangle. On the S. 144th Street side, the section between street curb and building is a five foot planted edge paralleling the street curb and then an 8.6 foot wide sidewalk. The Building's edge varies with a narrow planted edge of 8 feet to 18 inches or building column. There is a pinch point at the corner of four feet between the handicap ramp landing and the steel edging enclosing the planting bed on the south side of the Building D. A sidewalk continues around the south and east sides of the building. Building E's frontage will have on -street parallel stalls and a five foot wide planted edge, 10 foot wide sidewalk that will have plant pots are regular intervals along the building's front. The canopies extend approximately 4 feet over the sidewalk along S. 144th Street, thereby providing some rain and sun protection for pedestrians. The break in the canopies at the masonry columns somewhat minimizes the effect. In addition, landscaping in pots and behind the sidewalk, entry doors and transparent windows behind the sidewalk, all create an interesting experience for the pedestrian. c. Street Corners Building D occupies the southeast corner of S. 144th Street and TIB. The driveway between Riverton Terraces complex and Building E will become a defacto street corner because of the alignment of the driveways into the north half of Tukwila Village and into the south through the Riverton Terraces complex. Entries to both Building D and E are located at these corners. A perspective view looking east on S 144 Street is on Sheet P2.13, Attachment A, shows the entire corner along S. 144th Street. Sheet P3.13, Attachment A, shows the corners created by the site layout and building architecture. d. Continuity of Site with Adjacent Sites. Phase 2 is situated in the north half of a block bounded by S. 144th Street, 42 Avenue S., S. 146th Street and TIB. The two proposed buildings sit closer to the back of sidewalk than L13-0044 — Tukwila Village Phase 2 Page 14 either of their adjacent neighbors and will provide more amenities to pedestrians on the sidewalk. There are four adjacent properties along the subject site's south and east sides. The south side of the project site abuts multiple properties — the back side of the Great Bear Motor Inn, the back of the Pacific Court Apartment, the back lot of a single family yard, and the circulation drive for the Riverton Terrace Apartments. ',Great Bear Motor Inn! Aerial of south half of block between TIB and 42 Avenue S. The Great Bear sits in the NCC zoned district and the remaining abutting properties are in an HDR district. The adjacent Great Bear Motor Lodge, which fronts on TIB, has a small landscape area and is a three story structure. Their parking lot extends along the south side of their rectilinear building and then wraps around the east side of the building. No pedestrian access occurs or is proposed between the sites other than along the public sidewalk on TIB. The Riverton Terrace borders the project site on the east. A long north south driveway snakes through the KCHA site between S. 144th Street and S. 146 Street. The driveway also accesses the internal parking stalls and includes speed bumps to discourage pass through vehicular traffic. The proponent will be relocating existing KCHA parking stalls on the subject site to the southeast corner of Building E for the KCHA, which owns the Riverton Terraces. A single family home on a deep narrow lot abuts the project and is situated between the Pacific Court and Riverton Terrace. Per the Urban Renewal Overlay District Basic Development standards , (TMC 18.43.080), front yard landscaping requirements are: "All building setback areas shall be landscaped or developed with pedestrian improvements per the width of the setback, rather than the L13-0044 — Tukwila Village Phase 2 Page 15 landscape standards of the underlying zone, which is typically 10 feet along the east and south property line around Building E. The project will occupy one lot; as such, there are two front yards —one on TIB and one on S. 144th Street. Ten (10) feet of side yard landscaping is required along the east and south property lines because the project is within 50 feet of residentially (LDR, MDR, and HDR) zoned property. The Urban Renewal Overlay District Basic Development Standards, further state: "If a project requires a Type 4 approval process, certain setbacks and landscaping may be waived by the BAR when a proponent can demonstrate that the number of driveways is reduced, efficiency of the site is increased, joint use of parking facilities is allowed, or pedestrian space is provided. Landscaping and setback standards may not be waived on commercial property sides adjacent to residential districts. " The proposal includes a minimum of 10 feet of pedestrian amenity along the south and east sides with a variety of improvements - sidewalk, semi -private residential entry/stoops, landscaping and parking for the adjacent owner/use. e. Shared Facilities All three phases of the project, that is, the five buildings of Tukwila Village (plus the library,) will be sharing the site improvements: parking, access, and the pedestrian system. The Tukwila Fire Marshall indicates that Building E (Phase 2) requires a fire access easement from the KCHA, on which the proponent is working. f Site Design for Safety Vehicular access to the site is consolidated and shared between the two buildings. No on-site directional signage has been proposed. There will be several opportunities for crossings S. 144th Street within the boundaries of the Tukwila Village site. One will occur adjacent to the driveway between Buildings D and E. This crossing connects to the west side of the Community Plaza and is enhanced with a center median with low plantings adjacent to the crossing. The center median provides a small refuge midway across the street. The remainder of the median is to be paved in order to allow police and fire vehicles to drive over the median. The other crossing is at the unsignalized four way intersection which is located at the intersection of the Riverton Terrace driveway and the Tukwila Village driveway off of S. 144th Street. (Sheet P1.0, Attachment A) L13-0044 — Tukwila Village Phase 2 Page 1 16 The garages are gated and accessed via a code/key. The south and east ventilation openings into the garage on Building E are to have metal (they appear to be galvanized) screens across the openings. Sample of two different types of grating over garage openings Most areas on the site have some visibility from dwelling units or public space either from windows or terraces. Lighting plans are submitted. (Sheet P4.1 -P4.21 Attachment A) The Plans list the minimum light levels achieved throughout the site as well as the design of the fixtures. Visionaire premier is proposed in black as the pedestrian pole fixture for the internal drive and walkways. Two wall fixtures are proposed — a decorative fixture and a utility fixture. The decorative fixture is intended for pedestrian lighting as well as to highlight the architectural design of the buildings. A landscape uplight is proposed for use where the "green screens" are used around Building E. (Sheet P4.1, Attachment A) g. Siting and Screening of Service Areas The proponent explains that dumpsters are located in the garages to collect the recycling and waste. Each floor has a room with chutes to the garage for disposing of recycling and solid waste. Commercial tenants will share the bins that are located in the garages. On pick- up days, which could be as often as three days a week, management will use a vehicle to move the containers out of the garages. The containers will be staged in the space between buildings D and E. The staging area measures 5.75 feet in depth and 37 feet in length. L13-0044 — Tukwila Village Phase 2 Page I 17 Waste Management four yard containers measure six feet in width, 5.5 feet in depth, and 5 feet tall. A six foot high wall along the north edge is proposed as a screen from the public right' of way. (Sheet P2.0, Attachment A) No gate is proposed over the entry to the staging area. A transformer pad is located in the southwest corner of Building E. (See dashed square outline on Sheet P1.3, Attachment A) Utility systems such as meters are not yet available although a bank of gas meters on an outside wall is anticipated for each building. h. Natural Features and Sensitive Areas As noted above, one existing mature tree is proposed for incorporation into the plan. The grading shows that the current elevation around the tree is 302 and the finished elevation in its vicinity will be 302. The landscape plan however does not show the tree. Some grade changes will result in the use of walls. i. Surface Stormwater Detention Facilities The proponent initially reviewed a number of low impact surface water treatment techniques that proved unworkable because of the high water table and poor soil quality. Detention pipes are now an element under Building E. (Sheet C5 of Attachment A) Some impervious paving is proposed but it is not clear from the plans the extent of their use. j. Pedestrian Circulation A walkway encircles Building D. The walkway stops short of being a complete circuit on Building E and abut the east, north and west sides. The walkways vary in width from five to eight feet and wider. k. Pedestrian Amenities Seating is incorporated into the raised landscape beds on the parking podium to the east of Building D. This area is located along the circular pedestrian route around the building. The building canopies at entrance and intervals along the building will be convenient. Trash receptacles are shown at regularly intervals along the streetfront. A special paving pattern and either landscape beds or planted pots are included along the street front. A summary of compliance with the recreation space requirement is shown on Sheet P2.0 and P 3.0. Recreation space is defined by the City to mean "covered and uncovered space L13-0044 — Tukwila Village Phase 2 Page 1 18 designed and intended for active and/or passive recreational activity including but not limited to tennis courts, swimming pools, cabanas, playgrounds, playfields, or wooded areas, and specifically excluding any parking area, driveway, or rockery." (TMC 18.06.665 Recreation Space) Building D, which has 68 senior units, has a game room on level lA (Sheet P2.3, Attachment A,) a small terrace adjacent to the Laundry/Lounge room at the inside elbow of the L shaped building on floors 2-6 (Sheet P2.4, Attachment A,) and a Roof Terrace with a water or art focal feature, a pet lawn, P -patch containers, and seating (Sheet P2.20, Attachment A.) 1z4/ Building E, which has senior units, has a game room adjacent to the residential lobby on the first floor, (Sheet P3.1, Attachment A) a meeting and media rooms on the mezzanine level (Sheet P3.2 Attachment A) a community and craft rooms and in interne cafe on the second level in addition to a large outdoor terrace with pea -patch containers, game board, exercise equipment, etc., (Sheet P. 3.3 and P, Second floor plan shows landscape terraces on the east and west sides of the building as well as in the southeast corner overlooking the community open space. There is direct access for units on that floor as well as general access for all the units to the west terrace, the east terraces are semiprivate and the northeast terrace with arbor is for all the residents. Examples of the types of site furnishings and other amenities envisioned are on Sheet P3.40, Attachment A. 1. Vehicular Circulation The project effectively shares access and circulation, and trash storage and disposal for the two buildings. m. Parking A parking decision was made that allows the proponent to reduce the amount of parking and allows a sharing of stalls across proposed lots A, B, C, D and E. (Attachment D) The garage stalls are restricted to access for the site's residents. In terms of design, the surface parking areas are small and interspersed throughout the site, the largest being the 19 stalls on the parking podium in the southeast corner of Building D. The 18 surface stalls in the southeast corner of Building E are dedicated to the adjacent property owner — KCHA.% 4Z--4-'' he— rz-5' ``� ' L13-0044 — Tukwila Village Phase 2 Page 1 19 2. Building Design a. — b. Architectural Concepts and Relationships Building D: The proposed building addresses the corner of TIB and South 144th Street with a strong corner element differentiated from the street -fronting facades. Entrances are at building corners and "celebrated" with awnings and architectural emphasis. While much larger than the off-site building immediately to the south, the building relates in scale to the proposed adjacent residential buildings in the Phase 1 of Tukwila Village proposal to the north and the eastern portion of Phase 2. The building is five stories of residential over one story + a mezzanine and a basement of office/commercial and parking uses. Pedestrian - oriented features are provided as potential artwork elements, awning protected entrances, raised planter landscape features and changes in paving patterns. Building E: The building addresses S. 144th Street with strong northeast and northwest corner elements differentiated from the street -fronting facade. The entrance to the residential building is at the northeast building corner and "celebrated" with awnings and architectural elements. Entrances to the "townhouse" units on the east side of the building are from the KCHA private driveway. Entrances to the commercial and Neighborhood Police Resource Center are directly from the public sidewalk on S. 144th Street. While much larger than the off-site KCHA building immediately to the east, the building relates in scale to the proposed adjacent residential buildings in the Tukwila Village to the north and west. The building is four stories residential over one story plus a mezzanine of commercial and parking uses. Pedestrian -oriented features are provided as weather - protected entrances, decorative and effective lighting on the ground level as well as more utilitarian lighting over the garage entrances and on the concrete walls, on -grade landscape features and changes in paving patterns. The south side of the project, which abuts three adjacent properties, is the least attractive side of the project. The Tukwila Village Building E will be softened with a 10 — 20 foot deep planting bed with a variety of plant materials including two Western Red Cedars and two Hinoki False Cypresses. The wall itself will have asymmetrical openings along the length of the wall. (Sheet P3.8, Attachment A) L13-0044 — Tukwila Village Phase 2 Page 1 20 Example of scale of concrete wall on south side c. Building Elements, Details, and Materials In respect to Building Elements, Details and Materials, the proponent has worked with the massing of the buildings, which is very large, with mitigating elements such as projecting bays of varying heights and angles, a variety of materials and colors, a variety of fenestration types, and variations in detailing. Building D The metal panel siding at the corner of TIB and S. 144th Street on Building D, together with the change to a commercial window detail, makes an excellent corner statement at the intersection. (Sheet P2.10, Attachment A). The selection of the copper accent color accentuates the impact with its boldness. The massing of the metal clad articulated corner rests on the northwest corner column. The column, which is a 16 x 20 tube steel with (3) six inch arms, is not load bearing and could be removed; however, the proponent wants this styling to be a unifying detail throughout Tukwila Village. The "flying eave" at the top floor corner adds an interesting visual element to an otherwise uneventful top floor. The size of the steel channel is large enough to be a substantial element and it is painted to match the accent copper color. L13-0044 — Tukwila Village Phase 2 Page 121 There is no articulation to the top floor hardie panel surfaced walls, other than the small reveals. The dull massing against the skyline is mitigated through the use of color and the eyelash shades over the projecting bays that serve to stop the eye from traveling beyond that fifth floor. Rainwater is being handled with an internal system and downspouts are not visible. Horizontal exterior transitions of materials take place at window head or sill heights. For example, the brick is used throughout the street level (except around the entries) and is brought up into the second and third levels at certain points around the building. The plum brown, which is close to the same color value and intensity, gives the impression of the brick extending into the upper levels. The upper levels have the less intense colors of eaglet beige and tony taupe; thereby allowing the upper stories to recede. The same bold color as the metal sided northwest corner is used at the outdoor terraces in the elbow of the L shaped building, and at the crown of the corner towers. The windows used at the corners have different shapes and sizes. The pop -out bays project at an angle and extend four feet at the deep end. The bays that extend up four of the five stories are capped with a louvered sun shade. The element "caps" the building, allowing the top floor to visually recede. Corrugated metal siding is added into the bays, which is similar to the material used on Building A in Phase 1 and complements the flat metal material used at the corners. The modulation, window variety and combination of materials breaks -up the longer west and east facades. Detailing is provided with 1x2 inch battens that cover the seams of the hardie panels around the entrance and the residential levels and is used to articulate the base of the hardie lap siding. The building vignettes help to conceptually explain the details of material transitions. Building E The primary unifying element of the Building E is the northeast corner. The heavy massing of the "gull wing roofed" articulated massing visually rests above a fairly substantial 30 inch wide brick column (Sheets P3.10, P3.14, Attachment A) The window bays are the main source of articulation along the north and south facades with an 18 inch projection toped by projecting bay roofs that are carried up to the top level. No suggestion is made as to how water escapes the roof areas at the top of the bays. "Engagement" between floors is much stronger, with the pop -out bays, sheathed in a single material and color, successfully bridging between floors. Vertical exterior material L13-0044 — Tukwila Village Phase 2 Page 122 transitions take place at floor level. These floor "levels" are integrated by bringing the masonry level up to the second story along S. 144`x' Street at the juliette balconies. (Sheet P3.12, Attachment A) At the building comers, the architect has indicated that dropped soffits will be provided under the concrete slab cantilever for thermal insulation and the soffits will be clad in cedar tongue and groove. (Sheets P3.12, P3.14, Attaclunent A) A 1x2 trim band indicates the bottom of the walls at the base of any cantilevered siding condition. The building vignettes help to explain the building, and contain explanations about the design of the pop out bays, the entries to the townhouse units, and the entry details. This information is limited as no dimensions are provided. (Sheet P3.14, Attachment A) Color plays a larger role in the design of Building E. The proposal is to use mosaic panel siding to add interest to the approximately 145 foot long facades. The metal window trim is a colonial red that is used as an accent color at key points around the townhouse units on the east side, both on the entry doors to the townhouse units and on the roof eave fascia over the front doors. The garage entries are closed with a vertical metal barred rolling gate that is backed with a metal perforated screen. ifIPoo ti •.r� = r�"�'�'�I4 1�� ill Vio:7 1'1111HD1111111111111 'fii/111111111111111111 1100o* bortiagat V.:4tng gang, door weal r1 s.M M44 Sample of garage gate and screen to be placed behind the gate Although not on a public right of way, the 20 foot high 119 foot long concrete parking walls occupy the south and south central portion of the project. An irregular pattern of openings are interspersed along these walls. Samples of treatment of the openings are above under Site Design for Security. L13-0044 — Tukwila Village Phase 2 Page 123 There are a number of doors around the ground floor of the building that are shown as grey. (Sheets P3.7, P3.8, Attachment A) d. Pedestrian -Oriented Features Storefront glass system in bronze is proposed for the commercial facade on Building D and E. Building wall articulation, benches, trash receptacles, wall sconces, and awnings are features that enhance the pedestrian experience on the west, south and eastern sides of Building A. Paved connections with the street sidewalk are continuous. Large blank walls are limited to the west and south elevations of Building E. Green screens, or metal frames attached to the walls incorporate landscaping and create vertical trellises primarily along walls facing the driveway between the two buildings. (Sheets P2.20 and P3.8, Attachment A) The gates over the two openings to the garages are 25 feet wide. Pictures of the proposed gate and screen are included above. e. Mechanical Equipment A transformer pad is dashed in at the southwest corner of Building E. No screening is shown. According to the proponent, the mechanical system has not yet been designed; although the direction is that the mechanical system for Building D will be located inside the garage and in the office space and that there will be HVAC condenser units located outside along the SE end of the building. Electrical meters will be inside the garage/buildings. Gas meters will likely be placed at the SE end of D and SW end of E. 3. Landscape Design a. Landscape Design There is limited public landscape in Phase 2, primarily along the perimeter of the site. There is a significant roof terrace in Building E, which is recreation space for the tenants. (Attachment P3.21, Attachment A) A significant use of pots for plants is used along the fronts of the both Building D and E. A distinctive steel landscape bed edging is proposed from the commercial corner entrance to Building D around the north side of the building. The steel edge will vary in height from approximately 4 feet to 2 feet. (Drawings 4 and 8, Sheet P3.40, Attachment A) Due to elevation differences there are a number of concrete walls that will be created to shape the site around south side of Building D. Sheet P2.0, Attachment A shows the wall details along the south property line. Walls will be limited to 4 feet in height and two sets L13-0044 — Tukwila Village Phase 2 Page 1 24 will terrace the property up to the walkway around the building. Another wall exists on the east side of Building D's parking podium. The wall will slope from the north side at 7.8 feet to 2.6 feet on the south side. There is no streetscape planting along the west edge of Building D where it abuts TIB because of the right of way devoted to a turn lane. The proponent's landscape design includes a planting bed between the sidewalk and building. The evergreen, Slender Hinoki Cypress, is shown planted at each brick pillar along the building wall. The planting bed is eight feet deep and planted with a combination of ground cover and grasses and shrubs. b. Planting Design The 20 foot tall concrete garage walls on Building E are planted with a mix of evergreens - Western Red Cedars, privet honeysuckle, and Japanese pieris - and deciduous shrubs. As noted above, a large number of pots are proposed in the project. The rectilinear, 4 foot by 2 foot pots are used at street level on S. 144th Street where there are five and on the east side of Building D where there are three pots. Four plants - a grass, two groundcovers and one small shrub are proposed in these pots. The parking deck behind Building D has 19 parking stalls and no interior landscaping. Two raised planters are located along the south perimeter. Examples of well filled pots that look good in spring and winter. L13-0044 — Tukwila Village Phase 2 Page 125 4. Signs The proponent has submitted a signage plan shown on Sheet P1.3 on Attachment A. One monument sign is proposed for S. 144th Street between Buildings D and E. The size of the monument sign will be less than six feet, setback a minimum of five feet and not exceed 108 square feet. It is mounted on a concrete base. The aluminum sign panel will have back lit letters displaying the message and a building address. The cap is an unknown material. The remaining signs will be canopy mounted letters at the two residential corner entrances as well as at the commercial entrance on TIB and S. 144th Street. Additional signage will occur for the tenant spaces in Building E and presumably will be canopy mounted like those shown on the Signage Plan. The lighting for the lettered canopy signs is not indicated on the Signage Plan (Sheet P1.3, Attachment A) Canopy downlights, which are mounted under all the proposed covered canopies (Sheet P4.1, Attachment A) may provide sufficient nighttime legibility. The sample below is provided for a better understanding of under canopy mounted signage. Example of undercanopy mounted sign B. TUKWILA COMPREHENSIVE PLAN The Tukwila Zoning Code contains a "Standards for Approval of Permits" Chapter that requires a determination of consistency with adopted plans and regulations. (TMC 18.100.030) The proponent must demonstrate the manner in which the proposal is consistent with, carries out, and helps implement applicable state laws and regulations and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, and other official laws, policies and objectives of the City of Tukwila. L13-0044 — Tukwila Village Phase 2 Page 126 Transportation Corridors Element of the Comprehensive Plan addresses four categories of interest: • Creating areas of focus o Improving private development ® Enhancing and improving transportation choices and facilities • Developing partnerships and strategic plans Community Image - Transportation Corridors Goal 1.8 Transportation Corridors A more attractive form of commercial development along major streets in the community, in which buildings and plantings are prominent and oriented to pedestrians, transit and automobiles. Policy 1.8.5 As major new development or redevelopment occurs, require through -block pedestrian connections that follow adopted guidelines. 1.8.6 In new development and redevelopment, incorporate substantial landscaping both along street frontages and within parking lots. 1.8.7 In new and redeveloped building facades, provide pedestrian weather protection, see-through glass, and distinctive rooflines. 017 minor facades adjacent to secondary streets or pedestrian paths, incorporate interesting and pedestrian friendly features. 1.8.8 Encourage facilities and improvements that support transit use in new development, redevelopment, and street projects. The TIB frontage is improved and the proponent will be participating in the upgrade of the S. 144`h Street frontage. The new frontage will include a bike lane, on -street parking, street and pedestrian lighting, a planting strip with trees and low level plants, and a sidewalk. TIB project street frontage L13-0044 — Tukwila Village Phase 2 Page 27 Natural Environment Goal 4.12 - Urbain Forestry Trees are recognized by Tukwila citizens, businesses, City staff and decision -makers for their benefits to the environment, urban infrastructure and their aesthetic value. Policy 4.12.3 Ensure that regulations recognize that larger trees provide more benefits than small trees. Goal 4.13 Overall city-wide tree canopy increased to a total of 29% by 2034. Canopy cover in individual zoning categories increased by 2034 as listed below: Office and Commercial: 3% increase from 29 %to achieve 32% cover Public Rights -of -Way: increase canopy coverage through street tree planting. Policy: 4.13.1 Promote tree retention throughout the City by: a. implementing educational programs for property owners and managers regarding tree selection and care, applicable regulations, selecting a qualified arborist, and other issues; b. except for hazard trees or trees that interfere with underground or overhead utilities, prohibiting removal of any tree four inches or larger in diameter at breast height (dbh) on all undeveloped property without an approved development or other land use permit, to provide the opportunity to preserve healthy trees during development; c. promoting the mutual goals of tree protection and urban development through the implementation of incentive programs and flexible site development regulations, especially to retain tree groves; and d. requiring financial assurances for required tree replanting and maintenance. Street trees are part of the design for the S. 144th Street frontage improvements. Tupelos and Western Red Cedars will provide new canopy on site and when mature and are included in the landscape plan. Protection and incorporation of the existing Redwood located in a side yard into the permanent landscape is suggested but not shown. L13-0044 — Tukwila Village Phase 2 Page 128 Land Use — Transportation Corridor Goal 8.1 General Transportation Corridor Transportation corridors that are functional, attractive and diverse along their lengths both for the people who live along them, traveling through them and those traveling to visit these areas. Policies 8.1.1 Improve the pedestrian environment with street improvements that include curbs, sidewalks or trails, and regularly spaced street trees. 8.1.2 Provide pedestrian pathways between sidewalks and building entrances and between adjacent properties and buildings to ensure that parking lots are not a barrier to pedestrians within commercial areas. 8.1.4 Landscape interior areas as well as perimeter strips in parking lots. 8.1.5 Require mechanical equipment and trash and recycling containers to be incorporated into the overall design of sites and buildings and screened from view. 8.1.8 Encourage the development of corridor focal points, while ensuring higher -quality design. 8.1.12 Require roof lines to be prominent and to contribute to the distinct characters of the areas. 8.1.13 Seek opportunities to integrate public art into public improvements Frontage improvements and improved crossing facilities will be installed on S. 144th Street between Phase 2 on the south side of the street and Phases 1 and 3, which are located on the north side of the street. The largest surface parking lot is behind Building D and is a parking deck on top of an underground garage. Raised landscape beds are built along the south property line. Three, four foot long pots, are placed along the edges of the building in front of the brick columns and between the storefront glass. (Drawing 4, Sheet P3.40, Attachment A) As noted earlier the recycling and trash containers will be staged in the driveway between Building D and E. The north edge of the container staging area will be screened from direct view from the north with a six foot tall concrete wall that will have a Hinoki Cypress planted. The staging area will be somewhat visible from the west edge of the second level recreational terrace for Building E and from the east side of Building D. The wall behind the staging area slopes from 8 feet to 2.5 feet. The landscape plan shows four green screens mounted on the wall but the dimensions of the screens are unknown. L13-0044 — Tukwila Village Phase 2 Page 129 The rooflines over the corner towers, which denote entry for these buildings, are distinctive. Contrasting colored metal panels tie the corners of Building D together. In addition, a projecting metal beam, painted to match the copper color, angles out from the corner, acting as a corner accent. See above discussion on pedestrian connections, mechanical screening and service areas. Goal 8.2 Pacific Highway Corridor Goal A Pacific Highway corridor that is an attractive, safe, and profitable place to live, do business, shop, and work, and is a positive reflection of the City as a whole and of the surrounding residential and business community. Policies 8.2.9 Improve South 144th Street (including right-of-way acquisition where necessary) between Military Road South and 42nd Avenue South to serve as a significant pedestrian corridor. The sidewalks are being sized larger than the standard five feet, decorative pedestrian lighting and street trees will be installed along the curb edge. 8.2.19 Where significant distant views occur along the corridor, encourage development to recognize and incorporate these into project design. Developments should minimize obstruction of views from nearby projects through appropriate landscape design, building design and site planning. The land drops to the east providing territorial views of the Cascade Mountain ranges if you are above the tree and building lines. This project will likely have views of the Cascades and Mount Rainier until the property to the south within the block is developed to its maximum heights. Views of the Seattle skyline and Olympics will potentially be available on the west side of Building D. 8.2.20 Provide flexibility in the application of design standards in order to encourage pedestrian -oriented and pedestrian friendly development and to allow creativity in the design process. The Urban Renewal Overlay district and the TIB Design Manual and their implementation allow waivers on perimeter landscaping, setback and heights when the proposal provides L13-0044 — Tukwila Village Phase 2 Page 1 30 substantial green space and pedestrian amenity. The Development Agreement created for this project also provides flexibility in order to implement the vision for Tukwila Village. The zoning on the property is split between NCC and HDR with the Urban Renewal Overlay. The minimum setbacks (six feet on S. 144th Street and 12 feet on TIB; 10 feet for first floor and 20 feet for second story and above on side yards) and landscaping requirements are met by the proposal. The maximum allowable height is extended up to 70 feet per the DA and Building D utilizes that height allowance. C. Disposition and Development Agreement According to the DDA and the DA, in addition to the design requirements of the BAR chapter of the Zoning Code, the following criteria shall be included in the review of the project. (DA Section 6.5 Design Review Standards and Review Criteria) The DA in more detail lists the Uses and Sizes expected in the completed project; the Governing Regulations — including the design manuals that may be relied upon to evaluate the project; and the Design Review Standards and Review Criteria, which are the following: 1. Vision Statement "Tukwila Village will be a welcoming place where all residents can gather and connect with each other. This mixed use development will draw upon Tukwila's strengths and include a library, a neighborhood police resource center, retail, restaurants, public meeting space and an outdoor plaza. The village may also include office, live/work, and residential space. This active vibrant place will set high standards for quality and foster additional neighborhood revitalization and civic pride." The proposed mix of uses does include the variety specified above. The Cover Sheet, Attachment A, lists the types of uses and square footages for all the proposed buildings in the project. A tenant space in the northwest corner of Building D is the location designated for the neighborhood police resource center. In addition to the 193 senior housing units, the ground floor of both buildings provides space for commercial tenants. L13-0044 — Tukwila Village Phase 2 Page 1 31 2. Focal Point Design "....prominent focal points, such as prominent building corners, must have a defined architectural expression and visual interest. By way of example and not limitation, such defined architectural expression and visual interest may include a rounded or chamfered wall, a tower, transparency or architectural lighting at night." The prominent corners that act as entry are designed with distinctive architectural elements. Building D uses a hierarchy of treatment to indicate entry — commercial versus residential. The commercial entry (Sheet P2.10, Attachment A) at the corner of TIB and S. 14e street is designed with a cut-out, corner entry. The choice of color, material and embellishment combined to create a visual focal point in the building's design. The residential entry to the east (Sheet P2.11, Attachment A) uses a recessed, cedar wood sided finish and glass storefront system. The 1'x6' cedar siding, which is a warm treatment that will have a clear stain, complements the copper colored metal used as an accent at the building's corners. Building E emphasizes the residential northeast entry with a tower design. (Sheet P3.10, Attachment A) The elements that create the tower include walls that are proud of an adjacent wall plane, large windows, a "gull -winged" roof, the cedar siding that is limited to this location and which surrounds the pedestrian residential entry, a freestanding column and a canopy awning that is raised above the adjacent awnings. 3. Buildings Along Eastern Boundary If any portion of buildings B or E as shown on the Preliminary and Proposed Site Plan is proposed to be located within 30 feet of an adjacent property that is zoned LDR, MDR, or HDR, the BAR may require and allow portions of the building to have greater or lesser setbacks and/or lower height limits than allowed under the Governing Regulations, provided that the average setbacks and/or height limits allowed shall be consistent with the Governing Regulations. The BAR may encourage modulation of building facades and/or height modulation of buildings B or E as shown on the Preliminary and Proposed Site Plan in order to reduce the visual impact on adjacent properties, but such modulation shall not be mandated solely to reduce density that is otherwise allowable under the Governing Regulations. L13-0044 — Tukwila Village Phase 2 Page 1 32 If any portion of a building is within 50 feet of HDR, the Governing Regulations require 10 feet setback for the 1st floor, 20 feet setback for the 2nd floor and higher. The east and south sides of the building are side yards that are within 50 feet of HDR. The overall length of the east wall of Building E is 265 feet. It modulates a number of times vertically between the north and south and horizontally from ground floor to top floor. The first floor is setback a minimum of 13 feet. (Sheet P3.1, Attachment A) The 2"d — 4`h floors are setback 10 feet for 52 feet in length, generally 30 feet for 125 feet in length, and 24 feet for 57 feet in length. (Sheet P3.3, Attachment A) The adjacent multi- family structure is two stories, although the HDR zone allows structures of 45 feet. The overall length of the south wall of Building E is 151 feet. The first floor setback is 12 for approximately 39 feet 19 feet for 80 feet in length and 20 feet for approximately 31 feet in length. Level two and above is setback 19.75 feet for 42.25 feet in length, 20.5 feet for 30.12 feet in length and 29 feet for 32.42 feet in length and 31 feet for 48.29 feet in length. The height of the building along this property line is approximately 60 feet which is below the maximum allowed height of 65 feet in the urban renewal overlay district. (Drawing 2, Sheet P3.7, Attachment A) 4. Minimum interior height Non-residential uses at street level shall have a floor height of at least 15 feet. The purpose of this requirement is to ensure that the building is designed such that the commercial space is as leasable as possible. A minimum of 20 and 17 feet for Buildings D and E respective are shown for the ground floor tenant space. (Sheets P2.7 and 3.7, Attachment A) 5. Landscaping Standards. Normal landscaping standards and requirements under the City's existing zoning code and development standards apply to the Property, provided that the specific landscaping standards and requirements set forth in the Statement of Purpose and Design for the Plaza and the Commons shall be reflected in the design review submittals for the Plaza parcel. Noted. Phase 1, which contains the Plaza and the Commons, has already been reviewed. L13-0044 — Tukwila Village Phase 2 Page 1 33 6. Integrated Site. The Development Parcel within , each Development Phase shall be considered as a single integrated site, as if were no interior lot lines, for purposes of determining compliance with the dimensional requirements and setback requirement applicable to each such Development Phase. Further if the BAR determines that two or more development Phases will function as a single integrated site, such Development Phases shall together be considered as a single integrated site, as if there were no interior lot lines for purses of determining compliance the Governing Regulations such as building setbacks, recreation space, parking and landscape requirements. The two buildings, D and E, which are part of Phase 2, are proposed to be located in one parcel. Some percentage of the off-street parking and recreation space requirements are being met on the parcels on the north side of S 144th Street in Phase 1 and 3. 7. Additional Building Height The Specific urban renewal overlay development Standards and Criteria (TMC 18.43.070) includes supplemental development standards that allow building heights up to 65 feet. The maximum building heights for buildings fronting along TIB, represented by buildings A and D shall be increased by five feet to seventy feet. This increase in building height is consistent with goals of the Comprehensive Plan to encourage development within the Urban renewal overlay district while minimizing impact to residential development by limiting the increase in height to development adjacent to the transportation corridor. The ground plane slopes down from west to east and from south to north. Building D is proposed to be five stories over one story with a mezzanine and a basement. The building is L shaped. The building's height steps down after the building turns the corner onto S. 144th Street. L13-0044 — Tukwila Village Phase 2 Page 1 34 Conclusions A. Tukwila International Boulevard Design Manual 1. Site Design The site design is orderly and easily understood. The buildings, landscaping and circulation elements support the function of the site. The project meets the majority of the Site guidelines such as Relationship to Street Front, Street Corners, Continuity of Site with Adjacent Sites, and Site Design for Safety. Requirements for Section E: Shared Facilities can be met if the proponent is successful in obtaining the fire access easement from the abutting east property. Where the front yard setback is not met, the proponent has successfully provided pedestrian friendly facades, the intent of the criteria is met and the project complies with the guidelines. Functionally the improvements comply with the design guidelines because generous sidewalks, entry onto sidewalk, plantings, and wall treatments all support a pedestrian friendly environment along the street. With respect to G: Siting and Screening of Service Areas, the height of the wall behind the staging area may not be sufficient along its entire length to screen the staging area for the trash and recycling, which slopes from approximately 8 feet to 2.5 feet. The wall upon which the "green screens" are to be placed may not be sufficiently high for the screens. The utility systems for the buildings have not been designed, for example the electrical meters, have not been located. When those mechanical and utility systems are designed, they should be adequately screened and the Landscape Plan should not be minimized because of the facilities. 2. Building Design The architectural design provides a strong concept that is easily understood and a positive contribution to the architectural character of the Tukwila International Boulevard area. The design of the structures articulate their purpose and use. The building materials are complementary in color and choice. The strategic use of high quality masonry at the pedestrian level with traditional detailing is also extended into the upper levels in order to integrate the commercial floor with the residential floors. Where brick is not used, complementary colors are used to connect the materials. Vertical as well as horizontal modulation is used in Building D and E to mitigate its larger mass. Good proportions and relationships between major elements and design details are employed in both buildings. A minor detail is the color treatment of the various doors and stairwell exits arrayed around the ground floor of the building. Paint color that matches the adjacent wall surfaces will L13-0044 — Tukwila Village Phase 2 Page 1 35 make the doors less of a design interruption and assist in blending the functional elements into the attention to detail that is evident in high quality design. Blank walls are minimized except for the south side of the parking deck for Building E, which is the largest flat surface in the project. It faces the southern properties within the block. The garage openings themselves have a playful randomness in terms of dispersal and shape along the wall. The grates for the openings are utilitarian and appear purely functional. The galvanized metal does not integrate well with the overall design or materials used throughout the building. Although the plan is to screen the wall with plants, even at maturity, total coverage will never occur. The grates should have a finish that is more in keeping with the higher quality and more interesting design. A higher quality stock material should be available that can be inserted into the openings. Additional lighting will likely occur at the upper levels of the building and these will be a visible element on the building walls. The choice of fixture should be consistent in quality and design to the fixture used at ground level. 3. Landscape Design The landscape plan could potentially be negatively impacted and reduced in overall effect when the mechanical system is designed and sited. In addition, one of the purposes of the landscape plan is to screen the service areas and other unattractive site features, which cannot occur until the utility systems are completed. The mechanical and electrical systems should be integrated with the Landscape Plan so that impact and potential design and plant mitigation can occur. The proposal is urban and meets the overall vision of the City for the project. The role of the landscape plan is critical in softening the impact of the hardscape and to make the density more livable and positively affect the overall quality of life in the area. The intent of the criteria and guidelines of the TIB Design Manual is to have large masses of plantings. The density of the plants should be increased in order for the design to have its intended effect. The spacing of certain plants should be reduced. For example, the acorus gramineus (aka Sweetflag) should have a spacing of no more than 6- 12 inches on center because of its spread at maturity. Kinnikinnick prefers sun and the City's experience is that it is difficult to establish and achieve 90% coverage; therefore, it should only be planted where it is assured of full sun and planted at a maximum spacing of 12 inches on center. Along the south side of the project are a number of concrete walls that could be softened through the use of landscape. In order to maximize the use of plants and minimize the wall L13-0044 — Tukwila Village Phase 2 Page 136 area that could be a potential graffiti tagging area, plants should be allowed to drape from above as well as grow from below to hide the walls. The intended effect of the City's landscape standards is to achieve 90% area plant coverage. The larger shrubs, such as the Pieris and Ribes, branch up and the base of these plants is typically exposed. The intention to retain the mature Redwood will contribute to the overall landscape design and enhance the aesthetic value of the area. Along the south side of Building D is a sidewalk that when approached from the north on TIB will be awkward because of the sharp left turn expected of an approaching pedestrian. In order to accommodate the natural path and preserve the plant material likely to be damaged, a radius into the sidewalk would be more functional for pedestrian circulation and preserve the investment in plants. 4. Signs The planning for tenant signage does not seem fully developed. We assume that the under canopy mounted letters will be the signage use for the other commercial tenants in the building. The letter pins shown mounted under the canopy may prove difficult to read and illuminate at night. The design of the freestanding sign appears to comply with the Sign Code and is a complimentary use of materials and placement. B. Tukwila Comprehensive Plan and Codes 1. Community Image Goals and Policies The functionality, attractiveness and diversity of the TIB corridor will be improved with Phase 2 of the Tukwila Village project. The S 144th Street frontage will be improved with curb, gutter sidewalk, street trees, and some pedestrian amenity. Building D is completely encircled with a walkway, with a nice resting area in the southeast corner along the path of travel. On -street parking supports commercial businesses, slows down traffic, and buffers pedestrians from moving vehicles. The project itself will be a corridor focal point by virtue of its overall scale and heights relative to the surrounding development. Screening of mechanical/utility equipment and service areas has not been fully developed and when it is completed could have a visual and landscape impact. LI3-0044 — Tukwila Village Phase 2 Page 1 37 2. Natural Environment Goals and Policies Where possible, canopy trees are used. In order to comply with policies of achieving greater canopy coverage and retain mature landscape, the Coast Redwood that is planned to be preserved, should be incorporated into the landscape plan to ensure that the future plants will be compatible with the tree. 3. Land Use — Transportation Corridors Goals and Policies The improvement planned for S. 144th Street will reinforce and support its role as a major pedestrian corridor. Perching or seating somewhere along the S. 144th Street corridor is not proposed but would be consistent with the City's goals and policies. Flexibility in design standards has been provided in order to allow and encourage creativity and opportunity to gain synergy in development of multiple parcels. Specific standards on perimeter — 10 foot side yard landscape - and interior parking lot landscaping behind Building D are recommended for waiver. The east property line is adjacent to a multi- family property and is therefore required to have 10 feet of landscaping. The project could include some seating outside the residential entrances to the building in order to increase the amenity and support the circulation system developed around the site. The design creates more of a useable streetscape for the adjacent property owner and a front yard for the subject property. C. Disposition and Development Agreement/Development Agreement 1. Vision Statement The proposed design incorporates the neighborhood resource center and allows commercial uses on the ground floor of the buildings. 2. Focal Point Design Prominent focal points are designed into the architecture of the buildings, providing visual interest. Nighttime drama and interest is not as strong an element. The illumination of the ground floors of the tenant spaces, including the residential lobbies will assist in creating an appealing nighttime environment. The significant tree, the Coast Redwood, proposed for retention, provides a significant landscape element to the project and if highlighted, would be dramatic and provide a nighttime amenity. L13-0044 — Tukwila Village Phase 2 Page 1 38 r 3. Buildings along Eastern Boundary An average setback exceeds the minimum along the east facade, with just the northeast tower element extending into the 20 foot required side yard in the 2-4`h floors. In addition, the two story "townhouse" units open onto "porches" along this facade, creating an appealing residential streetfront that is enhanced with a sidewalk, pedestrian light fixtures and some landscaping. 4. Minimum Interior Height The criterion is met. 5. Landscaping Standards Not applicable. Recommendation Staff recommends that the Board of Architectural Review adopt the findings and conclusions of the Staff Report and approve the Design Review application of Phase 2 project, subject to the following conditions being administratively approved as part of the building permit review process: 1. In order to meet criterion#1L, Shared Facilities, provide an easement for adequate fire access along the east property line. XIn order to meet criterion #1H, Natural Features and Sensitive Areas, show preservation techniques on the demolition and grading plans for tree #35, the Coast Redwood, and show incorporation of the tree into the landscape plan. 3. In order to meet criterion #1.1— Pedestrian Circulation, add/revise the following on the site plan : • the pedestrian path along the south side of Building D that connects with the sidewalk along Tukwila International Boulevard shall incorporate a radius and a curved corner to provide a more convenient pedestrian access; and • Crosswalks between Building D and E that are adjacent to the garage driveways shall incorporate ramps to provide easier transition for pedestrians. 4. In order to meet criterion #2C, Building elements, Details; and Materials, provide: L13-0044 — Tukwila Village Phase 2 Page 1 39 • a decorative sconce for upper level building entrances that are complimentary with the architectural building style and the other decorative fixture chosen for the ground level; • door paint to match surrounding masonry color; • garage screen paint to match rolling vertical barred gate; and • higher quality screens for garage openings. 5. In order to meet criterion #3B, Landscape and Planting Design, revise landscape plans to show: • The location of any exterior utility systems on the ground or on the building walls with plant and/or hardscape screening. • substitution of shade tolerant ground cover in beds along south property line where shade is created by adjacent structures; • increase in area of and use of groundcovers in beds where medium and large shrubs are proposed; • increase in the density of plants used in pots to achieve a fulier landscape impact; • use of a plant(s) that will drape over concrete walls at available locations; In order to meet the criterion for Focal Areas in the Disposition and Development Agreement, the mature Coast Redwood tree should be lit at night. 7. In order to meet Comprehensive Plan Policy 8.2.9 for creating a major pedestrian corridor, include seating along S 144th Street, for example outside the residential lobbies to enhance the pedestrian orientation of the corridor. C:\Users\Moira\Documents\BAR phase 2 Staff report.doc L13-0044 — Tukwila Village Phase 2 Page 140 Figure 18-9 Commercial Redevelopment Areas in the Tukwila Intl Blvd Corridor I i T i LOR Ae 51418 * If used for commercial purposes oust be assembled with lotto north. NM 1 a RI Ill . 'I1�► 111 ■ HDR r -, . 1 ns1Ehr.1rlt yr . Legend 3 LDR Low Density Residential [ 1 MDR Medium Density Residential n HDR High Density Residential r� MUO Mixed Use Office - 0 Office r-1 RCC Residential Commercial Center r� NCC Neighborhood Commercial Center NE RC Regional Commercial Overlays and Sub -Areas "! TIB Urban Renewal Overlay District 0 SA. aspu mot awe WI e: 11 MDR .:r.aa-INI— ~' a 1 11 II'l rsii go ram Jji•••• a s purr` vimin 1Mi1irtod)- 11:11.1...,:al.„ w na f RC iQ EIL III Or 1laX mom Nur ail, iirk tmrrramas t ■ +fl' 11 rr r 4 4 i fit Lit bin 14•41f ;•ri Mom wrr-Lir r�rrr� w =3111 .a I" ar ll, r / maw 1 AL VI t't 21111111 s. >f Ir,. I rl .'"!.. ��'r. 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Pasting for ram County DousingAutboniy LAstudic ac CarstA andm mpe arattenre erne-esttend I City of Tukwila Department of Community Development Attachment D Jim Haggerton, Mayor Jack Pace, Director October 9, 2013 Notice of Decision Parking Standard for a Use not specified; 10% Complimentary Parking Approval; Shared Parking To: Bryan Park, Applicant King County Assessor, Accounting Division Agencies with Jurisdiction All Parties of Record This letter serves as a notice of decision and is issued pursuant to the Permit Application Types and Procedures Chapter of the Zoning Code (TMC 18.104.170) on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L13-031 Applicant: Bryan Park Type of Permit Applied for: Variance from Parking Standards (Type 2 Permit) Project Description: Tukwila Village — Phases 1-3 Location: East side of Tukwila International Boulevard (TIB) on the north and south sides of the S. 144 Street and TIB intersection Associated Files: L13-017 — Design Review — King County Library L13-020 — Parking Standard Determination — King County Library L13-021 — Boundary Line Adjustment/Lot Consolidation L13-030 — Design Review — Tukwila Village Site Plan — Phases 1-3 and Elevations Phase 1 Comprehensive Plan Neighborhood Commercial Center and High Density Residential and Urban Designation/Zoning Renewal Overlay District: II. DECISION SEPA Determination: The SEPA Responsible Official has previously determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non -Significance (DNS.) Decision on Substantive Permit: Based on the staff report dated October 9, 2013, the Community Development Director has made the following determinations: 1. Approved a parking standard for the live/work units of one space per unit; 2. Approved a 10% complementary use allowance; 3. Approved shared parking across proposed parcels A, B, C, D and E with the following conditions: a) Modify Boundary Line Adjustment/Lot Consolidation application (Land Use File # L13-021) to include reciprocal parking access and maintenance easements across all lots. b) Adhere to the relevant procedures of the City's Commute Trip Reduction Program (Tukwila Municipal Code 9.44,) in order to implement the required Transportation Management Plan. The Tukwila Village Development Associates, LLC and its successor, shall perform the role of Employee Transportation Coordinator (ETC) and perform that role for all businesses on the Tukwila Village site. This role shall include providing information and incentives for alternatives modes of transportation such as transit, carpool etc. Annual reports of the efforts and results shall be provided to the city's CTR coordinator. The Tukwila Village Project site includes proposed parcels A, B, C, D, E and the Library parcel (Library Parking Standard Land Use File No. L13-021.) c) Information signage shall be developed in accordance with the City's Sign Code (TMC 19) and submitted for review and approval as part of the design review application for Phase 3. d) Any temporary parking approved as part of the phasing plan shall be required to obtain all applicable permits; comply with surface and storm water management requirement; and address maintenance and performance measures. III. YOUR APPEAL RIGHTS The Decision on this Parking Determination Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code (TMC 18.104.010.) Other land use applications related to this project are still be pending. One administrative appeal of this decision to the Hearing Examiner is permitted. Unless an appeal of the Director's decision on this application is timely and properly filed to the City Council, the Director's decision on this permit shall be final. A party who is not satisfied with the Hearing Examiner's determination on any such appeal may appeal to King County Superior Court under the procedures set forth in the Land Use Petition Act (RCW 36.70C.) IV. PROCEDURES AND TIME FOR APPEALING Deadline for appeal In order to appeal the Community Development Director's decision on this application, a written Notice of Appeal must be filed with the Department of Community Development within 14 calendar days from the date of the issuance of this Notice of Decision, that is by 5:00 p.m. on. Page 2 of 3 Content of appeal The requirements for such appeals are set forth in the Appeal Processes Chapter of the Tukwila Municipal Code (TMC 18.116.) All Notice of Appeal materials must be submitted to the Department of Community Development and must include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying: a) the decision being appealed b) the specific errors of fact or errors in application of the law in the decision being appealed; c) the harm suffered or anticipated by the appellant, and d) the relief sought. 4. Appeal fee per the current Land Use Fee Schedule, additional hourly charges may apply. In addition all hearing examiner costs will be passed through to the appellant. V. APPEAL HEARINGS PROCESS Any administrative appeal regarding this Decision shall be conducted as an open record hearing before the Hearing Examiner based on the testimony and documentary evidence presented at the open record hearing. The Hearing Examiner decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner decision on this application must file an appeal pursuant to the procedures and time limitations set forth in Judicial Review of Land Use Decision Chapter of the Revised Code of Washington (RCW 36.70C.) An appeal challenging the DNS may be included in such an appeal. If no appeal of the Hearing Examiner decision is properly filed in Superior Court within such time limit, the Decision on this Decision will be final. The City's decision to issue a DNS, an MDNS or an EIS is final for this permit and any other pending permit applications for the development of the subject property. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the decision are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Moira Carr Bradshaw, who may be contacted at 206-431-3651 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. Depart City of Tukwila of Community Development W:\Long Range Projects\Tukwila Village\PL13-023\parking\Parking Determination NOD.doc Page 3 of 3 Staff Report to the Director of Community Development October 9, 2013 File Number: L13-031 Request: 1. Parking Standard Determination for a Live/Work housing unit; 2. 10% Complimentary Use Allowance; and 3. Shared Use for parking of five proposed lots on four parcels. Location: The NE and SE corners of the intersection of Tukwila International Boulevard and S. 144 Street; Associated Approval: E12-011 Tukwila Village SEPA Decision; L13-017 Library Design Review; L13-030 Tukwila Village Design Review; L13- 020 Tukwila Library Parking Standard Applicant: Bryan Park Owner : City of Tukwila Notification: Notice of Application for this Type 2 permit was mailed to surrounding properties and posted on the site on June 26, 2013. An informational meeting was held on July 10, 2013. No comments were made regarding the parking. Comprehensive Plan Designation: Neighborhood Commercial Center and High Density Residential Zoning District: SEPA Decision: Decision: Staff: Attachments: Neighborhood Commercial Center and High Density Residential — Urban Renewal Overlay A Determination of NonSignificance was issued on August 7, 2013 for all three phases of the Tukwila Village Development Approve with condition Moira Carr Bradshaw A. Tukwila Village Development Phasing Plan B. Tukwila Village Site Plan with Parking Summary by Phase C. Applicant's Parking Summary Table Staff Report L13-031 Page 1 of 12 D. Traffic Impact Analysis Parametrix (November 2012) E. Tukwila Village Development Schedule (October 2013) F. Response to Parking Questions G. Staff's Parking Phasing Summary Table H. Temporary Parking on proposed Lot B Findings I. Relevant Information The following information was considered as part of the review of this application: 1. King County Library Design Review Application (File No. L13-017) 2. Off -Street Parking and Loading Regulations, Tukwila Zoning Code, (TMC 18.56) 3. Minimum Number of Off -Street Parking Spaces, Tukwila Zoning Code, Figure 18-7 4. Tukwila Comprehensive Land Use Policy Plan 5. Tukwila Village Development Proposal Project Description May 28, 2013 6. Tukwila Village SEPA Checklist (Park, May 28,2013) 7. Disposition and Development Agreement by and between the City of Tukwila and Tukwila Village Development Associates, LLC; dated 10/30/2012 (City of Tukwila Contract 12-129) 8. Development Agreement for the Tukwila Village Development Project; approved 10/22/2012 (City of Tukwila Contract 12-176) NOTE: Plans, codes, technical reports and attachments referenced above may be reviewed and/or obtained by contacting Moira Carr Bradshaw, Senior Planner, 6300 Southcenter Boulevard, Tukwila, Washington, 98188; Phone: 206-431-3670. Existing Development The subject site on the north side of S. 144 Street is vacant of any buildings. 40 Ave. S. a short local access street runs north south through the site and ends in a cul-de-sac that provides access to parking for an apartment building that fronts on 42 Ave. S. The subject site on the south side of the S. 144 Street contains a vacant commercial building, a separate small building that is used as a barber shop, a utility storage yard, a basketball court and accessory parking for the King County Housing Authority. Surrounding Land Use Within the north block, in the southeast corner is the existing 5,200 square foot Foster Library. The current proposal does not include any redevelopment of the existing library building. In the immediate vicinity are a number of public uses such as the high and middle schools, public pool, and a neighborhood park; a church and mosque; neighborhood retail such as drug stores, grocery store, laundromats, and dry cleaners; and a variety of food establishments. There are numerous residential uses in the area from motels, apartments to single family homes. Staff Report L13-031 Page 2 of 12 Proiect Description Tukwila Village is a 6.4 acre project that will straddle a two lane collector arterial and will be developed in three phases. The City of Tukwila, the property owner, entered into a Disposition and Development Agreement (DDA) giving Tukwila Village Development Associates the right to develop the property according to an approved conceptual plan. The City also approved a Development Agreement that waived certain Code requirements. Shared parking was approved as part of those Agreements. The concept of shared parking is that separate parcels of land (and therefore potential ownership) and the uses and buildings on those parcels, may share parking stalls. Shared parking allows for parking on one parcel to be used by the businesses located on a separate parcel or to allow for demand for the stalls to vary during the time of day or the seasons of the year. Within the DDA, under section 2.4 "D. Additional Approvals - The City shall have the right to require and approve easements for utilities vehicular access pedestrian access shared parking and shared maintenance for each Development Phase to ensure that the entire Development functions as an Integrated whole even if the Development Parcels and/or Development Phases come under Separate ownership and management." Approval for shared parking is therefore not required by this decision. Attachment A shows the three phases of development. The entire project contains: • Four residential and commercial buildings with a total of 403 housing units (80 market rate apartments, 4 live/work apartments, 319 senior units;) 30,000 square feet of commercial/office space; and a 2,000 square foot community policing station. • A new 10,000 square foot King County Library System neighborhood library. • A new 4,200 square foot community building and cafe adjacent to a half acre outdoor plaza. • A total of 450 on-site structured and surface parking stalls. The site plan (Attachment B) shows parking location and totals per Phase as well as the overall site layout for buildings, driveways, and sidewalks. Phase 1 contains: Building A, which is a seven story structure, includes: • two levels of structured parking of 85 parking stalls on two separate levels and with restricted access, • approximately 8,200 gross rentable square feet of commercial/retail space and four live - work studio loft dwelling units on street level; and • five levels of 80 residential dwelling units containing a mix of studio, one -bedroom and two-bedroom apartments, and • 53 surface parking stalls and one loading stall for the library's use. Staff Report L13-031 Page 3 of 12 Building C, which is an approximate 4,210 square foot, one story community building adjacent to a 32,000 square foot community plaza, consists of a wide variety of landscaped and hardscaped areas. The community building includes: • a large flex assembly space containing approximately 1,711 gross square feet, • a catering kitchen containing approximately 368 gross square feet of space, • storage space, reception space, men's & women's public restroom space, • a cafe / coffee shop containing approximately 1,268 gross square feet of retail space, including a seating area, kitchen area, refrigeration area and office area; and • an indoor/outdoor fireplace and outdoor seating area and 11 surface parking stalls. Tukwila Library is a new one story 10,000 gross square foot neighborhood branch of the King County Library System. The total number of parking stalls provided for Phase 1 on the surface and under Building "A" is 149 stalls. Phase 2 contains: Building D, which is approximately 134,960 square feet, includes: • One level of below grade structured parking containing 49 garage parking stalls • One level of approximately 13,000 square feet of rentable commercial office space; • Five levels of residential dwelling units for seniors (70 total units) containing a mix of one -bedroom and two-bedroom apartments; and • approximately 19 surface parking stalls for commercial office use. Building E, which is approximately 134,960 square feet, includes: • 103 structured parking stalls • approximately 1,150 gross rentable square feet of commercial/retail space, and approximately 2,000 gross rentable square feet of police resource center space, • four levels of residential dwelling units for seniors (125 total units) containing a mix of one -bedroom and two-bedroom apartments, semi -private outdoor landscaped courtyard; and • approximately 11 surface parking stalls for commercial/retail use. The total parking provided for Phase 2 on Parcel D and E is 182 stalls. Phase 3, located north of S. 144 Street and adjacent and on the eastern edge of Phase 1 Building B includes: • one level of structured parking containing 86 parking stalls for residential use only and 1,800 square feet of rentable commercial/retail space, Staff Report L13-031 Page 4 of 12 • four levels of residential dwelling units for seniors (125 total units) containing a mix of one -bedroom and two-bedroom apartments, and • approximately 34 surface parking stalls for commercial/retail and flex use. Phase 3 parking calculation The total parking provided for Phase 3 on Parcel B is 120 stalls. II. Summary of Proposed Action 1. Parking Standard for a Use not Specified The required number of parking stalls for a Live/Work residential unit is not specified under the City's parking regulations. Under the "Uses Not Specified" section of the Off -Street Parking Chapter, (TMC 18.56.100) the Director shall determine the required number of parking stalls for uses that are not specified in the City's parking regulations. A Parking Standard Determination must be made following a Type 2 process as described in the Permit Application Types and Procedures Chapter (TMC 18.104.) The Director's Determination shall be based upon the requirements for the most comparable uses specified in the Off -Street Parking Chapter. The applicant has submitted a table showing the parking requirements by use, including the requested 1 stall per Live/Work unit. (Attachment C) 2. Complimentary Use The following definition of a complementary use is from the Tukwila Zoning Code: "A complementary use is a portion of the development that functions differently than the primary use but is designed to serve or enhance the primary land use without creating additional parking needs for the primary traffic generator. Up to 10% of the usable floor area of a building or facility may be occupied by a complementary use without providing parking spaces in addition to the number of spaces for the principal use. Examples of complementary uses include pharmacies in hospitals or medical offices, food courts or restaurants in a shopping center or retail establishments." (TMC 18.56.070 (D) Cooperative Parking Facility) For Tukwila Village the residential units are considered the primary use. The applicant is requesting that the City approve 10 % of the usable floor area from the non-residential uses be considered complementary uses and therefore not subject to the parking supply requirement. Staff Report L13-031 Page 5 of 12 3. Shared Use The concept of complementary use is that a parking space can serve two or more individual land uses without conflict or encroachment and is possible because of two conditions: • Variation in the accumulation of vehicles by hour, by day or by season at the individual land use; and • Relationships among the land uses that result in visiting multiple land uses on the same auto trip. The concept of shared parking has similarities with complimentary parking but also is used to describe two or more parcels: • with no physical separation but connected with sidewalks allowing free pedestrian movement between buildings; and • collectively satisfy the parking requirement but individually one or more of the parcels are not able to meet the Code requirements. Applications for shared, covenant or complementary parking are allowed and must be processed as Type 2 decisions per the Cooperative Parking Facility Section of the Zoning Code. (TMC 18.56.070(E.) There are no specific decision criteria for complimentary and shared parking. III. Decision Authority The purpose of the Off-street Parking and Loading regulations chapter is to provide for adequate, convenient, and safe off-street parking areas for the different land uses described in the City's Zoning Code. (TMC 18.56.010 Purpose) At the time any building or structure is erected, enlarged or at the time there is a change in its principal use, off-street parking and loading spaces must be provided as an accessory use in all zones in accordance with the requirements of the Off -Street Parking Chapter. (TMC 18.56.020 Chapter Application) The Chapter includes a table that lists the required number of parking spaces for automobiles and bicycles. The Minimum Number of Off-street Parking Spaces Table is shown on Figure 18-7 of the TMC. The table provides specific parking requirements for a number of common land uses. For example, fast food restaurants are required to have one parking stall for every 50 square feet of usable floor area and retail requires 2.5 stalls for every 1,000 square feet of usable floor area. The minimum number of parking stalls must be maintained over the life of the use. Any additional uses, either secondary or accessory in nature, must have parking available that does not impact the minimum parking of the original or primary use. (TMC 18.56.050 Required Number of Parking Spaces) Staff Report L13-031 Page 6 of 12 1. Parking for a Use Not Specified The Director's Determination shall be based upon the requirements for the most comparable uses specified in the Off -Street Parking Chapter. Comparable Uses The most comparable use for a Live Work unit is a mixed use residential unit, which has a parking requirement of one stall for every dwelling unit. The applicant surveyed the adjacent Cities of Renton and Seattle and found that their respective standard is one stall or less. The applicant submitted a Traffic Impact Analysis (Parametrix, November 2012) that references the Institute of Traffic Engineers (ITE) Parking Generation Manual, 4th Edition. The Analysis shows less than one stall per unit for the peak parking period for the residential use. 2. Complimentary Use The Director may use his/her discretion in deciding whether to grant a 10% allowance for complementary uses. This project clearly will have a dominant use, which is residential with a total of 403 residential units. The remaining floor area will be generally 15,000 gross square feet of commercial space, a 10,000 square foot library, and 15,000 square feet of office space. This area of the City is encouraged to develop with a mix of uses. The types of uses are such that there is an expectation that site users will use more than one "business" while on the site. For example, on office worker will get lunch at a restaurant, a resident will visit the library, a customer will go to more than one store. 3. Shared Parking The Director may use his/her discretion in deciding whether to grant approval for shared use of parking. The proposal for the project is for the proposed six lots (A, B, C, D, E and the Library Parcel) to share the parking available throughout the five lots (A, B, C, D and E.) No criteria exist for the decision maker other than an assumption that the ability to share remains and works for the life of the project. Assurance can be given via reciprocal easements over the five lots for the users of the six lots. The City of Tukwila owns the property that will be sold to Tukwila Village Associates, LLC and to the KCLS. The Project has been envisioned as a mixed use project that functions as a whole. There are many references both within the DDA and the Development Agreement to sharing driveways, parking and other amenities and accessory uses in order to obtain a high-quality, pedestrian oriented development. Staff Report L13-031 Page 7 of 12 Comprehensive Plan Policy A related policy from the Comprehensive Plan: 1.8.8 Encourage facilities and improvements that support transit use in new development, redevelopment, and street projects. The Tukwila City Council made the following findings during their deliberations on the Tukwila Village Development proposal. Within the Development Agreement is the following: 1. "Goal 8.2.22 of the City s Comprehensive Plan provides for the establishment of an overlay district in the designated urban renewal area generally between South 140`x' Street, 42nd Avenue South, South 146th Street, and 37th Avenue South that may allow increased building heights, reduced residential parking requirements, and other alternative development standards subject to specific criteria, in order to encourage well designed compact transit oriented and pedestrian friendly redevelopment to activate the community along Tukwila International Boulevard." 2. "The adoption of supplemental development standards and criteria providing for taller building heights and reduced parking requirements was intended to make urban densities and amenities more likely while the impact upon residential areas resulting therefrom would be lessened by requiring development along Tukwila International Boulevard, more significant structured parking and pedestrian friendly amenities;" Engineering Analysis Within the Traffic Impact Analysis prepared by Parametrix (May 2013,) (Attachment D) is a description (pages 14-16) on peak parking demand. The author cites the Institute of Traffic Engineers (ITC) Parking Generation Manual. The analysis does not consider the phasing of the uses but instead considers the uses in total. The peak parking demand analysis (Table 9) is not absolutely relevant because the parking supply is not completely shared. All the parking for the residential units is within the garage spaces, which are not accessible to the commercial use customers; however, excess stalls are available for employees in some of the secured garage areas. This employee parking, when not in use by the employees during the evening and on weekends, will be available for "overflow" parking demand. Among the other uses — retail space, library, office and community policing — the estimated peak parking period would be noon during a weekday. The authors did not consider weekend parking demand. The higher amount of office space relative to the commercial space, which has a peak parking demand during the week mid-morning, relative to the commercial, which has a peak during mid- day, provides a greater opportunity for sharing to occur because of the difference in the peak demand periods. Of note, the Parametrix report states that although they did not analyze internal capture rates between the uses that they typically estimate a 10% internal capture rate. That means that 10% of the parkers on site typically will use more than one use without using their car for another trip. Staff Report L13-031 Page 8 of 12 Phasing Plan and Parking Supply Because this is a large project that will be built over two — three years, (Attachment E) staff considered the implications of parking demand and supply during the phasing period. Attachment F shows that parking supply requirements, per the Zoning Code, are not evenly distributed between the five lots — hence meed-for-a.s_harared parking decision. The applicant respond with the following solutions. (Attachment G) Phase 1 has the largest deficit of spaces. The Phase 1 - 73 stall deficit - becomes reduced by a 30 stall surplus produced by Phase 2 completion on the south side of S. 144 Street. Phase 3 completion brings the project into compliance and creates a 2 stall surplus. To mitigate the temporary Code shortage, the applicant discusses the construction of 18 on -street parking stalls in S. 144 Street, which is to be completed as part of Phase 1; their proposal to have temporary parking on proposed Lot B that would be available upon Phase 1 completion (Attachment H;) and the seven month absorption period for Phase 1 residential units and 17 month absorption for all the commercial space in Building A. The currently proposed completion of Phase 2 is within five months of the completion of Phase 1 and Phase 3 is within 12 months. It is not until all three phases are built that the project will meet the requirements of the Parking Code. In the end, at full build -out, the project meets the Code requirements for parking supply. Per the DDA, the City as property owner, must approve a phasing plan for development and can consider any parking issues related in the long term to a phase plan of development. (See Section 2.4 of the DDA Phasing; Development Parcels) Parking Supply Altematives Transportation options Two Metro Bus Routes provide immediate access to the site. Route 128 stops on S. 144 Street and travels approximately every 15 minutes between West Seattle and Southcenter and serves the Light Rail station. Route 124 stops on Tukwila International Blvd (TIB) and travels approximately every 15 minutes during peak periods between the Light Rail station at Southcenter Boulevard and downtown Seattle. The intention of the requirement for a Transportation Demand Management Plan (discussed below) is to assist site residents and users in taking these transportation alternatives. Transportation Demand Management The project is within the Urban Renewal Overlay District and the developer has chosen to utilize the standards of the overlay zone. Those standards come with a requirement to submit a Transportation Management Plan, with is a transportation demand management tool. The Code says, "The property owner/manager shall prepare a Transportation Management Plan (TMP) to encourage alternatives to automobile use, and that provides each residential and commercial tenant with materials that may range from offering information about transit and Staff Report L13-031 Page 9 of 12 bicycle options to providing transit tickets and passes." (TMC 18.43.070 Specific Urban Renewal Overlay Development Standards and Criteria) The City routinely administers TMPs through its Commute Trip Reduction Program, which is a program focused on sites with 100 or more employees. It is unlikely that this project will have an employer who is an "affected employer;" however, the CTR program could provide a framework for guiding and administering the transportation management plan for the site. Conclusions 1. Parking Standard for Live/Work Parking supply is per the City standards for all the residential units except the live work, for which there is no standard. The parking standard of one stall per Live/Work unit is comparable or exceeds the standard of adjacent jurisdictions and is consistent with the national standard per the ITE manual. 2. Complimentary Parking This large scale mixed use development is an exemplary project for demonstrated the potential to reduce vehicular trips. The ability to walk between multiple businesses or from home to business is the purpose of complimentary allowances. The design guidelines and standards for the area are created to encourage pedestrians to walk between buildings and uses and not to view the properties and their uses as isolated stand-alone fixtures in the neighborhood. Approval for the 10% complementary parking reduction is appropriate given the range of uses on the site, the differing peak parking demand periods as discussed in the Transportation Analysis and the potential for the internal capture of trips on the site. In addition, on -street parking will be available on the western half of the S. 144 Street block as part of Phase 1 street improvement. On street parking is currently available around the corner on 42 Avenue S. The parking on 42 Avenue S. however is not visible or obvious to visitors who are not familiar with the neighborhood. Surface lots across TIB that serve commercial business will be obvious, which may result in some unsanctioned off-site parking. 3. Shared Parking Staff has reviewed the parking by phases and determined that when the development is complete, the project will meet the Zoning Code requirements for parking per the decisions above. Parking demand for special events could create a greater demand than supply. King County Library System (KCLS,) and the nonprofit organized to market and schedule the community space events, are users who will potentially have events that generate higher demand than currently considered. They will need to be involved in an association that coordinates the parking demand for all the site users. Staff Report L13-031 Page 10 of 12 Users should be allowed access to all surface parking in order to maximize the site's flexibility to meet the variable needs throughout the day or a week. Sharing of some of the secure parking may also need to occur to balance the parking needs/demands across all five parcels or to provide overflow parking during special events. In order to manage the needs, the Transportation Management Plan will be a useful tool, and the administrator of that Plan, will play an important role in parking for the site. Circling and extra exiting/entering movements on City streets could occur if the parking is full on either the north or south side of S. 144 Street. Informational signage for parking could assist with this way finding need. In order to assure shared parking is available in perpetuity, reciprocal access and parking easements will be recorded against the five proposed lots. Staff's analysis of the phasing plan shows that a deficit of parking may occur depending on the absorption of the newly built space. The applicant also anticipates this parking variability by phase and shows an option for temporary parking on proposed Parcel B is developing on -street parking within the S 144 Street right of way and identifies the possibility of approaching surrounding property owners, such as the KCLS or the Tukwila School District, for use of their off-site parking when available. The deficit of parking stalls due to the phasing of the development shall be addressed by the Development Phasing Plan approved per the Disposition and Development Agreement. Any temporary parking approved as part of the phasing plan shall be required to obtain all applicable permits; comply with surface and storm water management requirement; and address maintenance and performance measures. Recommendation 1. Approve the application for a parking standard for the live/work units of one space per unit; 2. Approve a 10% complementary use allowance; 3. Approve shared parking across proposed parcels A, B, C, D and E subject to the following conditions: Prior to issuance of the construction permits for Phase 1, the applicant shall: a) Modify Boundary Line Adjustment/Lot Consolidation application (Land Use File # L13-021) to include reciprocal parking access and maintenance easements across all lots. b) Adhere to the relevant procedures of the City's Commute Trip Reduction Program (Tukwila Municipal Code 9.44,) in order to implement the required Transportation Management Plan. The Tukwila Village Development Associates, LLC and its successor, shall perform the role of Employee Transportation Coordinator (ETC) Staff Report L13-031 Page 11 of 12 and perform that role for all businesses on the Tukwila Village site. This role shall include providing information and incentives for alternatives modes of transportation such as transit, carpool etc. Annual reports of the efforts and results shall be provided to the city's CTR coordinator. The Tukwila Village Project site includes proposed parcels A, B, C, D, E and the Library parcel (Library Parking Standard Land Use File No. L13- 021.) c) Information signage shall be developed in accordance with the City's Sign Code (TMC 19) and submitted for review and approval as part of the design review application for Phase 3. d) Any temporary parking approved as part of the phasing plan shall be required to obtain all applicable permits; comply with surface and storm water management requirement; and address maintenance and performance measures. W:\L.ong Range Projects\Tukwila Village \PL13-023\parking\complementary and use standard STAFFREPORT.doc Staff Report L13-031 Page 12 of 12 Ilytama D11O!pnISy-lea • 6r1.“, mown= wimatrourwaos. 3 CA7-1lin iniMW ,L 477-4eAtto 144 Sfl VOIMILOYIVINDEDVDSKIls ulee.aimme Nue VD °"O!pn;sy-a EOVT1IA Vnuinwu p. t. 617, 8 8 9 9 9 O i 04 di s 2 ah LIBRARY • PARCEL O SHARE PARKING ON PARCELS A.B,C PARKING SUMMARY SHEET - TUKWILA VILLAGE Project Tukwila Village City of Tukwila, WA date 9/16/2013 Client Bryan Park - Pacific Northern Construction Address Tukwila International Blvd & South 144th Street Tukwila, WA lot size 267,139 sf 1t zoning Urban Renewal Overlay Zone NCC HDR ( PARKING REQUIRED BY LAND USE CODE - "COMPLIMENTARY PARKING 18.56.070.D. & ADMIN. VARIANCE 5% "` Code Required Parking Admin. Variance ••• Parking Provided North of South 144th St Land Use -- count sq feet parking i parking ratio j stags (5% commercial eduction) I Building A (84 units) PHASE 1 _ _ ^ Residential non-Senior 2 bed (Bldg. A) Residential non-Senior 1 bed (Bldg. A) 31 1.5 i 47 39 1 I 39 85 Garage- B dg A Residentialnon-Senior studio (Bldg. A) Residential—Live Work (Bldg. A) Retail General 4,052 SF* (Bldg. A) Restaurant 2,885_ SF• (Bldg. A) Cafe 1,228 SF* (Bldg A.) . 10 . 4 . 3,647 . 2,452 1,044 1 10 1 4 0.0025 11 9 0.01 T 25 15 Surface - Parcel A 100 Residential 0.95 100 100 Total Residential 23 Surface - Parcel A 0 Surface - Parcel 8 •• •• 9 Garage - Parcel B Employee Cafe outdoor seating 235 SF (bldg A) 118 I •• •• 34 Commercial 0.95 32 32 Total Commercial Subtotal 134 132 132 Total Provided Building B (125 units) PHASE 3 Residential Senior first 15 (Bldg. B) Residential Senior (Bldg. B) . . 15 . 110 1,620 1 15 0.5 i 55 0.0025 1 4 70 Garage - Bldg. B 70 0 Surface-Parcel 8 Residential 70 70 Total Residential Retail General 1,800 sf(Bldg8) Commerdal 0.95 4 3 Surface - Parcel B - commercial 1 Garage - Parcel B Employee Subtotal 74 74 1 74 Total Provided Community Commons / library / Plaza (0 units) Coffee Shop 1,015 SF (Commons) PHASE 1 1,015 •• ' •• 11 Surface - Parcel A Coffee Shop outdoor seating 250 SF 125 •••• _ 30 Surface - Parcel 8 Community Center 1,7115E (Assembly) Library 10,000 SF __ 1,711 0.01 ._f_ 17 10,000 0.004 1 40 11 ++ Surface - Parcel C 4 Garage Parcel B Employee Subtotal 57 Commerdal 0.95 54 56 Total Provided 'assume 90% useable floor area / 85% useable floor area for restaurant use 1 •• Complimentary use - 10% of total useable area may be complimentary (no parking required) Total useable area- north parcels 21,732 0.1 2,173 Complimentary exempt 2 Surface Parcel A Principal uses : general retail, commons, library, restaurant 1 Surface Parcel B Complimentary use - cafe / coffeshop I 2.302 129 0.02 3 0.95 3 3 Total Provided (i.e. "fast food") provided - exempt ) 170 Residential 170 170 Residential Provided 98 Commercial 0.95 93 ••• 95 Commercial Provided 1 car share 1 per 200 units 209 2 2 2 Garage Parcel B tandem loading 2 2 Z Surface Parcel A loading Grand Total (North) 272 Required 267 Req'd 269 North Total Provided w/ Comp. pkg. w/ Comp pkg & Admin. Variance 171 Total Garage Stalls 98 Total Surface Stalls ••• Administrative Variance for 5% reduction of commercial } 13 On-street stalls N side 144th JustMcation a 13 on-street stalls provided at north side of 144th 282 Total including on-street Total Provided including these stalls s that Total Required (+10 stalls) Transit & Pedestrian Oriented Development! 1 &nei/ueu,- c PHASE 2 Code Required Parking No variance required Parking Provided South of South 144th St count 1- parking L parking Land Use sq feet i ratio ' stalls Building D (70 Units) Ii Residential Senior first 15 (Bldg 0) 15 1 15 I I Residential Senior (Bldg 0) 55 i 0.5 28 43 35 Residential Commercial 43 6 Garage -Building D Garage Building -D Employee Office 13,000 • 11,700 0.003 i 35 Subtotal � 78 19 Bldg. 0 Surface Lot Employee/Guest 10 Surface Drive Commerdal __ Building E (125 units) i _ 1 i 78 Total Provided Residential Senior first 15 (Bldg E) 15 1 3. 15 35 Garage Building E -mezzanine Residential Senior (Bldg E) -i 110 t 0.5 55 70 35 Garage Building E - main Community Police - 2,000 SF* 1,800 I 0.003 5 7 Garage Building E - main Retail General -1,150 SP* 1,035 i 0.0025 3 8 78 1 78 Surface Drive- accessible Total Provided -- *assume 90% useable floor area 1 I KCHA Parking Easement I 1$ 18 Surface Stalls - easement Car share 1 per 200 uinits 195 1 I 1 Garage Building E - main Grand Total (South) 175 175 r i Overflow • shared/event 25 Building E- garage moon I l I 152 Total Garage Stalls 48 Total Surface Stalls 5 On -street stalls 5 side 144th 205 Total including on -street TOTAL COMBINED PHASES TUKW ILA VILLAGE PARKING w/ Admin. Variance ••• Code Required Parking North Site Only Parking Provided Total On -Site Parking Required 447 1 442 1 469 on -Sine I { _ 18 On -street ' ( I I 487 Combined Grand Total _ I PARKING PROPOSED TO BE PROVIDED - BOTH ON-SITE & IN STREET ROW'S: 1 _ ! ON-SITE PARKING North South Total STREET PARKING North South Total Surface I 98 48 146 Tuk Int Blvd 0 0 0 Garage 171 152 323 5 144th Street 13 5 18 Total 269 ,I 200 469 Total 13 5 18 Total combined perking provided 282 205 487 r I 1 s Parametrix ENGINEERING • PLANNING • ENVIRONMENTAL SCIENCES 411108th AVENUE NE, SUITE 1800 BELLEVUE, WA 98004-5571 T. 425.458.6200 F. 425.458.6363 www.parametrcc.com TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM - Date: November 12, 2012 To: Dave McPherson From: Carter Danne Subject: Traffic Impact Analysis cc: Bryan Park Project Number: 554-6892-001 Project Name: Tukwila Village INTRODUCTION Project Description Tukwila Village Development Associates LP intends to develop a mixed-use neighborhood center designed to provide residences as well as neighborhood retail and resources. The developer plans to build the project in two phases and construct five buildings in total that provide the uses shown in Table 1; buildingletters are shown on the attached site plan. Table 1. Proposed Uses and Development Phasing Proposed Uses Family Apartment Units Building Location Phase Letter On Site Qty. Unit of Measure 1 A Northwest Sep o� of sjrig £At ac ed Units 1 D Southwest 84 Dwelling Units (DU) 310, 60 ODU ei*0—t `OAU p�� . �g�tl�a,( ) 2 B Northeast 122 ODU 2 E Southeast 128 ODU Reif r ` 17,0 Square? Feet (Sr) 1 A Northwest 11,000 SF 1 C Commons 3,000 SF 2 B Northeast 1,800 SF 2 E Southeast 1,200 SF Medical Office 1 D Southwest 22,500 SF Community Policing 1 D Southwest 2,000 SF mr,4e#MesJr 7) TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) In addition, it is anticipated that the King County Library System (KCLS) will relocate the nearby Foster Library onto the site into a 10,000 SF building constructed by KCLS in a west -central location and dedicated for their sole use. The project site is located in the northeast and southeast quadrant of the Tukwila International Boulevard • s 142ND ST TUKWILA 5 144TH ST wa:,.� r'.044 o�� } 3ti 5 141ST ST {'PROJEC' `SITE = � g..4" • 'ate :ti is S 146TH ST S 142ND ST Y Figure 1 Site Vicinity Map Scope of Analysis This technical memorandum addresses the following: • Traffic Volumes & Parking Projections • Transportation System Conditions • Mitigation Fee Requirements • Conclusions & Recommendations Tukwila Village Development Associates LP 5U-6892-001 Traffic Impact Ana y h 2 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) TRAFFIC VOLUMES & PARKING PROJECTIONS Existing Traffic Volumes Turning movement volumes were gathered on Thursday, June 14, 2012 prior to school being out of session. The counts were conducted from 2:30 PM to 6:00 PM and the peak hours at the TIB intersections occurred from 4:30 PM to 5:30 PM and at the S 144th Street intersections from 4:15 PM to 5:15 PM. These traffic volumes are shown on Figure 2. •x}�r3�4r.�=.oa ztSs'S`M�SYr,�'ar,:ai.;i4+.;rr +�5r.«s:: 41��' Y� ,'s"t'� f��zs"� � �s�a• peon �'� `��, Tukwila Village Development Associates LP Traffic Impact Analysis 3 Figure 2 Existing 2012 PM Peak Hour Turning Movement Volumes 554-6892-001 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Future Baseline 2016 Traffic Volumes The City of Tukwila provided historic traffic volume data on Tukwila International Boulevard north of S 139th Street from the year 2006 through 2011. The annual growth from 2006 has varied year to year as is seen in Table 2 below. Additionally, a forecast of the average daily traffic (ADT) for the project horizon year of 2016 was used to help develop an assumed annual growth rate. Table 2. Historic Growth in Traffic Volumes (TIB north of S 139th Street) Data Years of Growth Average Daily Annual Growth Year from 2006 Traffic (ADT) from 2006 2006 - 17,100 - 2007 1 17,300 1.2% 2008 2 17,400 0.9% 2009 3 16,800 -0.6% 2010 4 15,500 -2.4% 2011 5 19,100 2.2% 2016 (Forecast) 10 18,057` 0.5% 'Forecast using linear regression After reviewing the above information, a 1 percent annually compounding traffic growth rate was determined to be a reasonable assumption for the traffic growth anticipated on the streets near Tukwila Village. Figure 3 shows the future 2016 baseline traffic volumes during the weekday PM peak hour, which were grown from the volumes summarized in Figure 2. Tukwila Village Development Associates LP 554-6892-001 Traffic Impact Analysis 4 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Figure 3 Future 2016 Baseline PM Peak Hour Turning Movement Volumes Trip Generation The 8th Edition of ITE's Trip Generation was used to estimate the amount of traffic generated by the proposed site uses. Table 3 below summarizes the gross trips projected with the proposed development. Gross trips represent the trip generation of land uses as if they were standalone uses and do not account for the trip reductions typically experienced with mixed-use sites. Tukwila Village Development Associates LP Traffic Impact Analysis 554-6892-001 5 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 3. Weekday Gross Trip Generation Daily AM Peak Hour PM Peak Hour Proposed Uses Phase & Compatible Land Use Code Building Letter Qty. Total Total In Out Total In Out Family Apartment Units 220 — Apartment 1A 84 DU 633 45 9 36 122 77 45 Senior Housing — Attached Units 252 — Senior Adult Housing -Attached 1 0 Senior Housing — Attached Units 2 B 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 2 E 252 — Senior Adult Housing -Attached Retail Space 1 A 820 — Shopping Center Retail Space 1 C 820 — Shopping Center Retail Space 2 B 820 — Shopping Center Retail Space 820 — Shopping Center Medical Office 720 — Medica! -Dental Office Building Community Policing 730 — Govemment Office Building �dli j f.t'•=se1cgpt t!1t<<!�l bre!Y t�i r:.,`�l'.: ice. -{..:G . 'TJ�.I: T 1. Library 1 (by KCLS) 590 — Library 2E 1D 1D 60 ODU 209 9 3 6 11 7 4 122 ODU 425 18 6 12 23 14 9 128 ODU 445 18 7 11 24 14 10 11,000 SF 1,389 35 21 14 126 61 65 3,000 SF 379 10 6 4 34 17 17 1,800 SF 227 6 3 3 21 10 11 1,200 SF 151 3 3 0 13 7 6 22,500 SF 705 52 41 11 76 21 55 2,000 SF 138 .12 10 2 2 1 1 ��4�:°�n''.x�•.e345-g49 38 10,000 SF 764 7 5 2 73 35 §u6t �oi'Ph88�s1.twlttr �LI %° " M".7: e1 } t y217 1x70 95 r A5..�5 w J W isms• +4c.M�' nl 4a 7" ! � �i. �. +Y SiftoP •2 f r : • J 9 a4 RI Pi24t, tY a4( e Wahlau-0i% Full BUlo,tkg,421pM�d11aB4tl 0t After the gross trip generation was projected, adjustments were made to account for the mixed-use nature of the site and estimatesof internal trips within the site. The ITE Trip Generation Handbook contains a procedure by which to do this and that methodology was followed to project the internal capture summarized in Table 4. Tukwila Village Development Associates LP Traffic Impact Analysis 554-6892-001 6 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 4. Weekday Internal Trip Generation (Capture) Proposed Uses Compatible Land Use Code Phase & Building Letter Qty. Daily AM Peak Hour PM Peak Hour Total Total in Out Total In Out Family Apartment Units 220 — Apartment Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Medical Office 720 — Medical -Dental Office Building Community Policing 730 — Government Office Building Sit, otsri of it , i n u ry Library 590 — Library 1 A 84 DU 78 1 0 1 10 7 3 1 D 60 ODU 26 0 0 0 2 1 1 2 B 122 ODU 52 0 0 0 4 2 2 2 E 128 ODU 55 1 1 0 4 3 1 1 A 11,000 SF 168 3 1 2 15 5 10 1 C 3,000 SF 46 1 1 0 4 1 3 2 B 1,800 SF 27 0 0 0 2 1 1 2 E 1,200 SF 18 0 0 0 2 1 1 1 D 22,500 SF 35 1 1 0 3 1 2 1 D 2,000 SF 7 1 0 1 0 0 0 1 (by KCLS) 10,000 SF 38 0 0 0 2 2 0 With the internal trip capture projected, the external trips (trips that would appear at the driveways) were calculated by subtracting the internal trips (Table 4) from the gross trips (Table 3). Table 5 summarizes below the anticipated total driveway trips. Tukwila Village Development Associates LP 554-6892-001 Traffic Impact Analysis 7 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 5. Weekday External Trip Generation (Total Driveway Trips) Proposed Uses Compatible Land Use Code Family Apartment Units 220 — Apartment Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Medical Office 720 — Medical -Dental Office Building Community Policing 730 — Government Office Building Daily AM Peak Hour PM Peak Hour Phase & Building Letter Qty. Total Total In Out Total In Out 1 A 84 DU 555 44 9 35 54 35 19 1 D 60 ODU 183 9 3 6 9 6 3 2 B 122 ODU 373 18 6 12 19 12 7 2 E 128 ODU 390 17 6 11 20 11 9 1 A 11,000 SF 1,221 32 20 12 111 56 55 1 C 3,000 SF 333 9 5 4 30 16 14 2 B 1,800 SF 200 6 3 3 19 9 10 2 E 1,200 SF 133 3 3 0 11 6 5 1 D 22,500 SF 670 51 40 11 73 20 53 1 D 2,000 SF 131 11 10 1 2 1 1 R5N t,. i o A4 00tniL . I... 1 - OTOI :1566 9 ' 134 t1 Library 590 Library• _ '77 a.tvryt. yiced- � 2 c:iGs:o 409$6+� i . iqa; [ " p AOd I-Oul c4'lN 4912St .� L„T-6ri 1 (by KCLS) 10,000 SF 726 7 5 2 71 33 38 ,,O,„:„..167t 69 .. �3rLL x,31 9; 205 ~:.2t The external trip generation summarized above contains vehicle trips of two types: pass -by trips and new trips. Pass -by trips are trips to/from sites where the vehicle was already on the street and as it is passing by the site, the driver turns into the site to make a stop before resuming their original trip. New trips are the remaining trips, where the primary purpose of the vehicle trip was to travel to and from the site. Only the 17,000 SF of retail uses are expected to attract pass -by trips. The pass -by trip reductions applied to the retails uses were as follows: • 65 percent for the PM peak hour (based on the regression equation found for Shopping Center in the ITE Trip Generation Handbook), • 55 percent for daily (although no data exists, it has been assumed to be somewhat less than during the peak hours), and • 65 percent for the AM peak hour (although no data exists, it has been assumed to mirror the PM peak hour trend). The regression equation was used rather than the average pass -by percentage because the pass -by data for shopping centers indicate that the pass -by rate exponentially increases as the square footage of the retail decreases. This presumably occurs because larger shopping centers are more of a regional destination rather than a local neighborhood center, where someone might drop by on the way home in the evening or to the office in the moming (i.e., a pass -by trip). The result of applying the above pass -by rates to the extemal trip generation for the retail uses is summarized in Table 6 below. Tukwila Village Development Associates LP 554-6892-001 Traffic Impact Analysis 8 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 6. Weekday Pass -By Trip Generation Proposed Uses Compatible Land Use Code Family Apartment Units 220 — Apartment Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Medical Office 720 — Medical -Dental Office Building Community Policing 730 Govemment Office Building 1%iib3otal ¢t Phiiii 4 io't .1 'Mita ctbrary: Library 590 — Library LS�'il of Phase wittllbr'hry r gg6toiiF�lt rit* ! Mk!! fd-O Daily AM Peak Hour PM Peak Hour Phase & Building Letter City. Total Total In Out Total In Out 1A 84 DU 0 0 0 0 0 0 0 1 D 60 ODU 0 0 0 0 0 0 0 2 B 122 ODU 0 0 0 0 0 0 0 2 E 128ODU 0 0 0 0 0 0 0 1 A 11,000 SF 672 21 13 8 72 37 35 1 C 3,000 SF 183 6 4 2 20 10 10 2 B 1,800 SF 110 3 2 1 12 6 6 2 E 1,200 SF 73 3 1 2 7 4 3 1 D 22,500 SF 0 0 0 0 0 0 0 1D 2,000 SF 0 0 0 0 0 0 0 1'". "ex w;" t N655b' r^17a ' i7'0 est i X45 's 10,000 SF 0 0 0 0 0 0 0 1 (by KCLS) kl:! ... -. .. _ :"f''..T.s.r ...' ,w> ..: !Yt:y v �'-�..._•''i. t. S The proposed Tukwila Village development would attract 1,038 daily pass -by trips, of which 33 would occur during AM peak hour and 111 would occur during the PM peak hour. As mentioned previously, after accounting for internal trip capture and pass -by trips, the remaining trips are referred to as new trips. The new trips summarized below in Table 6 are the result of subtracting the pass -by trips in Table 5 from the external trips in Table 7. Tukwila Village Development Associates LP 554-6892-001 Traffic Impact Analysis 9 November 12. 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 7. Weekday New Trip Generation Proposed Uses Compatible Land Use Code Phase & Building Letter Qty. Daily AM Peak Hour PM Peak Hour Total Total In Out Total In Out Family Apartment Units 220 — Apartment Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Senior Housing — Attached Units 252 — Senior Adult Housing -Attached Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Retail Space 820 — Shopping Center Medical Office 720 — Medical -Dental Office Building Community Policing 730 — Government Office Building 1A 1D 2B 2E 1A 1C 2B 2E 1D 84 DU 555 44 9 35 60 ODU 183 9 3 6 122 ODU 373 18 6 128 ODU 390 17 6 11,000 SF 549 11 7 3,000 SF 97 3 2 1,800 SF 10 2 1 1,200 SF 193 1 1 22,500 SF 670 51 40 2,000 SF 131 1D 54 35 19 9 6 3 12 19 12 7 11 20 11 9 4 39 19 20 1 10 6 4 1 7 3 4 0 4 2 2 11 73 20 53 11 10 1 2 1 1 bto,�,tal�„f,Pl7a41 ti9040 u0g;Llbf !ry za l' Library 590 — Libra 11444ii1v41114h t,6ublotai:ii.Pase,2 �, 0TO44vrlthrou Ulld .Dill' X ,141;4 AtitIONATOMIgi 1 (by KCLS) 10,000 SF 726 .4.i 3. tv �r , Ful B i 441:1t` 7 414 7 5 2 71 33 38 -2411'11 Si*i(MP81110 1,�, ��.a128?2, >v �`' k vOi al '1A8 x+160 u `x x,964' "`?Oo 4 s r� The proposed Tukwila Village development would generate 3,877 new daily trips, of which 174 would occur during the AM peak hour and 308 during the PM peak hour. Trip Distribution and Assignment Based on the land use patterns in the general vicinity of the project, knowledge of the local transportation system, professional engineering judgment, and traffic counts along Tukwila International Boulevard, distribution and assignment of the project trips were estimated. The new project trip distribution is shown on Figure 4. New trips are estimated to travel to/from the site in the following pattern: • 25 percent to/from the north on TIB towards Seattle. • 25 percent to/from the west on S 144th Street towards nearby neighborhoods and Military Road S. • 25 percent to/from the east on S 144th Street towards nearby neighborhoods. • 25 percent to/from the south on TIB towards the City of SeaTac and State Route 518. Pass -by traffic to/from Tukwila Village is shown on Figure 5 and was assigned based on where the uses were located on the site as well as the volume being carried in the future baseline 2016 traffic streams on TIB and S 144th Street, which indicated the following distribution for the Phase 1 pass -by trips, which are likely to arrive from both TIB and S 144th Street: • 43 percent from southbound TIB Tukwila Village Development Associates LP 554-6892.001 Traffic Impact Analysis 10 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) • 26 percent from northbound TIB • 17 percent from westbound S 144th Street • 14 percent from eastbound S 144th Street For Phase 2 pass -by trips, the uses are set -back from TIB and much more likely to draw traffic only from S 144th Street. Given that, the Phase 2 pass -by traffic was distributed as follows: • 54 percent from westbound S 144th Street • 46 percent from eastbound S 144th Street Lastly, because the project site provides non -motorized system improvements in project vicinity, crosswalk volumes were projected to increase by 50 pedestrians per hour with the completion of the project. For comparison, 50 pedestrians per hour represents the difference between the values suggested for assuming the number of pedestrians per hour in a rural area (zero pedestrians per hour) and a suburban area (50 pedestrians per hour). These values were documented in in the National Cooperative Highway Research Program (NCHRP) Report 599 — Default Values for Level of Service and Highway Capacity Analyses. The thought being the relative difference reflects the change from an undeveloped condition to a suburban development condition. Tukwila Village Development Associates LP 554-6892-001 Traffic Impact Analysis 11 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) sttx, Qin S 142ND ST NST -or+ TUKWILA S 144TH ST 40 39 989 OCI, t --u S 146TH ST Legend ® Trip Distribution Percentage loac Daily Trips x peak Hour Trips Tukwila Village Development Associates LP Traffic Impact Analysis 12 Figure 4 New Project Trips Distribution and Assignments 554-6892-001 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Tukwila Village Development Associates LP Traffic Impact Analysis Figure 5 Pass -By Project Trip Assignments 554-6892-001 13 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Future 2016 With Project Volumes The trip assignments of new and pass -by traffic were added to the future 2016 baseline PM peak hour volumes shown on Figure 3, which resulted in the PM peak hour turning movement volumes shown in Figure 6. These volumes were used to assess the transportation system conditions with the project. Figure 6 Future 2016 with Full Build -Out PM Peak Hour Turning Movement Volumes Tukwila Village Development Associates LP 554-6892-001 Traffic Impact Analysis 14 November 12, 2012 Parking Generation TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) ITE Parking Generation, 4th Edition was used to estimate the parking demand for the project. The proposed site uses were matched as close as possible to the data available. The parking demand estimates were compared to the • proposed parking supply. A total of 431 parking stalls would be provided on-site of which 293 would be in - building (garages) and 138 spaces would be surface parking stalls. Additionally, 23 on -street parking spaces would also be provided. Table 8 below summarizes the anticipated parking demand for a typical weekday. Table 8. Peak Parking Demand by Individual Use Proposed Uses (Compatible ITE Land Use Code) Family Apartment Units 84 Dwelling Units (Code 221 - Low/Mid-Rise Apartment) Senior Housing — Attached Units 310 Occupied Dwelling Units (Code 252 — Senior Adult Housing — Attached) Retail Space 17,000 Square Feet (SF) (Code 820 — Shopping Center) Peak Parking Demand Characteristics Spaces 1.42 spaces per dwelling unit minus 38 spaces 0.59 spaces per dwelling unit Peak Parking Demand Hours of Day Parking Peaks 81 Ovemight (12:00 AM -5:00 AM) 183 Ovemight (12:00 AM -5:00 AM) 3.76 spaces per 1,000 SF 64 Noon -1:00 PM Library 10,000 SF (Code 590 — Library) Medical Office 22,500 SF (Code 720 — Medical -Dental Office Building) Community Policing 2,000 SF (Code 730 — Govemment Office Building) 3.14 spaces per 1,000 SF 3.40 spaces per 1,000 SF minus 13 spaces 31 7:00 PM -8:00 PM 64 10:00 AM -Noon 4.15 spaces per 1,000 SF 8 10:00 AM -11:00 AM The sum of the above peak parking demands for the individual uses total 431 parking spaces (and the amount of on-site parking satisfies that amount) and because parking peaks at different times of the day, the actual maximum peak parking demand is less than 431 parking spaces, and would peak at 281 parking spaces in use in the evening from 6:00 PM to 7:00 PM. Table 9 illustrates this by summarizing the parking demand as it varies throughout the day using data from ITE. Tukwila Village Development Associates LP 554-6892-001 Traffic Impact Analysis 15 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 9. Hourly Variation of Parking Demand Percent of Peak Parking Demand Family Senior Medical- Site Hour Apartment Housing- Dental Community Parking Beginning Units' Attached Reta113 Library's Offices Pollcing6 Demand 12:00 AM 100% 100% 9% 270 1:00 AM 100% 100% 9% 270 2:00 AM 100% 100% 9% 270 3:00 AM 100% 100% 9% 270 4:00 AM 100% 100% 9% 270 5:00 AM 96% 96% 9% 257 6:00 AM 92% 92% 9% 246 7:00 AM 74% 74% 5% 18% 59% 215 8:00 AM 64% 64% 18% 16% 64% 79% 233 9:00 AM 34% 34% 38% 45% 85% 83% 189 10:00 AM 32% 32% 68% 52% 100% 100% 216 11:00 AM 31% 31% 91% 70% 100% 92% 233 12:00 PM 30% 30% 100% 58% 88% 77% 224 1:00 PM 31% 31% 97% 79% 81% 59% 225 2:00 PM 33% 33% 95% 78% 90% 71% 235 3:00 PM 37% 37% 88% 84% 93% 78% 246 4:00 PM 44% 44% 78% 58% 86% 72% 245 5:00 PM 59% 59% 62% 49% 52% 46% 2482 6='EIO PM .. `''d` . :_ n{.:`.69%' .<:�i664% ` *;<519i� . 63% 25 ' , ,.26i ,`, 7:00 PM 66% 66% 77% 100% 255 8:00 PM 75% 75% 70% 72% 265 9:00 PM 77% 77% 42% 230 10:00 PM 92% 92% 9% 252 11:00 PM 94% 94% 9% 254 1 For the family apartment units, the daily distribution for Low/Mid-Rise Apartment (ITE Land Use 221) was used, however, that data has a gap between 9:00 AM and 4:00 PM and the daily distribution for Rental Townhouse (ITE Land Use 224) was used for parking between 9:00 AM and 4:00 PM. 2 For the senior housing -attached units, no daily distribution data is available in ITE for Senior Housing -Attached (Land Use 252). Therefore, the assumed daily distribution for family apartment units was used. 3 For the retail uses, the daily distribution of parking demand for Shopping Center (ITE Land Use 820) for a non -Friday, non - December weekday was used. To account for live-in tenants at the live/work spaces, 9 percent of the peak parking demand was assumed, which amounts to 6 parking spaces and is equivalent to an increase of 4 apartment units generating additional overnight parking demand from 10:00 PM to 7:00 AM. 4 Used data for Library (ITE Land Use 590). 5 Used data for Medical -Dental Office Building (ITE Land Use 720). 6 Used data for Government Office Building (ITE Land Use 730), which provides data for the time period from 9:00 AM to 4:00 PM. That was supplemented with data from Office Building (ITE Land Use 701) for the hours from 7:00 AM to 9:00 AM and 4:00 PM to 7:00 PM. Tukwila Village Development Associates LP 554-6892-001 Traffic Impact Analysis 16 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Note that the above parking demand estimates have not been adjusted for the mixed-use nature of the site and the internal capture between uses, which would reduce the peak parking demand. The daily trip generation would experience a trip generation reduction of 10 percent due to internal capture and a similar reduction would likely occur for the peak parking demand. One other factor that may reduce the overall parking demand is the close proximity to King County Metro bus stops on Tukwila International Boulevard and S 144th Street in the site vicinity (sce the Transportation System Conditions section for detailed information about the routes and stop locations). With the overall site peak parking demand peaking at 281 parking spaces, and 431 on-site parking spaces being provided, the proposed parking supply would be adequate. TRANSPORTATION SYSTEM CONDITIONS Street Descriptions The street characteristics in the project vicinity along the project frontage are described in Table 10. Table 10. Existing Street Characteristics in Project Vicinity Street Name Functional Classification Tukwila International Boulevard S 144th Street Principal Collector Posted Speed Limit 40 mph 25 mph Travel Lanes Two through lanes in each direction with left -tum lanes and right -tum pockets at S 144th Street. One through lane in each direction with left -tum lanes at TIB. Non -Motorized System Improvements Sidewalks on both sides of the street, but no bike lanes. Signalized crosswalks are provided at the east and west legs of the TIB/S 144th Street intersection. An unsignalized mid -block crosswalk with overhead flashing beacons is also provided north of S 144th Street across TIB. Transit Service Options Bus stops for King County Metro Route 124 are located on the east side of TIB north of S 144th Street and on the west side of TIB south of S 144th Street. Metro Route 124 operates on 30 -minute headways on weekdays and connects to both SeaTac and downtown Seattle. West of TIB, there are sidewalks and bike lanes on both sides. East of TIB, there is continuous sidewalk along the north side and intermittent sidewalk along the south side. There are no bike lanes currently along either side. Signalized crosswalks are provided at the north and south legs of the TIB/S 144th Street intersection. An unsignalized crosswalk is also provided at the east leg of the S 144th Street/41 st Avenue S intersection. Bus stops for King County Metro Route 128 are located on the north side of S 144th Street east of 42nd Avenue S and on the south side of S 144th Street west of TIB. Metro Route 128 operates on 30 -minute headways on weekdays and connects Tukwila to West Seattle. Crash History The five-year history of vehicle crashes in the project vicinity was reviewed to see if the crash rate appeared to be unusually high. None of the locations studied experienced crash rates in excess of 1.0 crash per million entering vehicle. In other words, the crash rates were less than one in million. Additionally, no crashes were severe enough to cause fatalities. Table 11 summarizes the five-year crash history. Tukwila Village Development Associates LP 554-6892-001 Traffic impact Analysis 17 November 12 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Table 11. Five -Year Crash History — Crash Rate and Severity Study Area Facilities et I t, a sectionst Tukwila International Blvd. (TIB) at S 144th Street Exposure Total lime Crashes Syears) Rate Severity Est.2 Crashes Daily Crashes per Million Property Volume per Entering Damage Personal (veh) Year Vehicles Only Intury Fatality• ; 22 5 20330 4.4 0.6 15 7 S 144th Street at 41st Avenue S 3 UqtPetS $ . TIB between: S 142nd Street and S 144th Street TIB between: S 144th Street and S 146th Street 0 5 20 5 5810 , 0.0 0.0 13180 4.0 0.8 16 4 22 5 15120 4.4 0.8 14 8 S 144th Street between: TIB and 41st Avenue S 4 5 5700 0.8 0.4 3 1 S 144th Street between: 41st Avenue S and 42nd Avenue S 6 5 5560 1.2 0.6 5 1 1 City of Tukwila records from July 1, 2007 through June 30, 2012. 2 Assumes that the daily volume entering the Intersection Is approximately 10 times p.m. peak hour volume. 3 Last reported crash here occurred prior to this 5 -year reporting period. The types of crashes were also summarized and those have been summarized in Table 12. The most frequently occurring crash involved a rear -end collisions, which are typically due to driver inattention and stop -and -go traffic. Table 12. Five -Year Crash History — Crash Types Approach Head Study Area Facilities Turn On 5tre JEpt ectlojss Tukwila International Blvd. (TIB) at S 144th Street Crash Type Fixed Object or Parked Backing Vehicle Pedestrian Rear Right Side- or Cyclist End Angle swipe Involved 3 9 3 4 3 S 144th Street at 41st Avenue S 3 reett menti µ " TIB between: S 142nd Street and S 144th Street 1 16 ti 2 TIB between: S 144th Street and S 146th Street 1 10 2 6 2 S 144th Street between: TIB and 41st Avenue S 1 3 S 144th Street between: 41st Avenue S and 42nd Avenue S 1 Study Area Total Crashes 4 1 2 3 3 41 6 12 5 Percent of Study Area Total Crashes 5% 1% 3% 4% 55% 8% 16% 7% Tukwila Village Development Associates LP Traffic Impact Analysis 18 554-6892-001 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) Level of Service at Intersections Traffic operations were studied at the proposed site driveway intersections and the public street intersections of TIB/S 144th Street and S 144th Street/41 st Avenue S. The quality of traffic operations at intersections was ranked with a level of service (LOS) on an alphabetic scale from LOS A to LOS F, with LOS A being the best operations and LOS F being the worst operations. This is consistent with the Highway Capacity Manual published by the Transportation Research Board. The deterministic software, Synchro version 7 (Build 773, Revision 8), developed by Trafficware, was used to study the intersection operations. Using the intersection traffic volumes shown on Figures 2, 3, and 6, the LOS results were obtained and are summarized in Table 13 below. Table 13. Intersection Level of Service Conditions Exlstina 2012 Future 2016 Baseline Future 2016 with Proleci Intersection LOS Delay • LOS Delay LOS Delay Tukwila International Boulevard at C 35.0 D 36.1 D 38.9 S 144th Street S 144'" Street at 41st Avenue S/East Drive Northbound Approach B 13.1 B 13.3 C 23.5 Southbound Approach B 12.1 B 13.2 C 23.9 Tukwila International Boulevard at at North Drive (Westbound Approach) Tukwila International Boulevard at at Main Drive (Westbound Approach) S 144'" Street at South Drive (Northbound Approach) A 8.9 A 9.0 C 19.4 None of the intersections operate worse than LOS D. With Tukwila Village, the intersection LOS would degrade from LOS B to LOS C, however, LOS C is still an acceptable LOS. As identified in the City of Tukwila Comprehensive Plan, the LOS standard is LOS D in residential areas and LOS E in commercial areas. Therefore, all of the study intersections would meet the LOS standard and no specific mitigation is recommended to improve the LOS condition at the study intersections. Driveway Channelization The proposed driveways operate at acceptable LOS with the channelization shown onthe site plan. The Tukwila Infrastructure Design and Construction Standards do not contain specific channelization guidelines to follow for evaluating channelization proposed at driveways beyond LOS conditions, but do mention the City recognizes and uses the most current edition of A Policy on Geometric Design of Highways and Streets by the American Association of State Highway and Transportation Officials (AASHTO) for channelization guidelines. AASHTO does not have quantitative guidelines for recommending right -turn channelization and the City's standards indicate that the City recognizes the WSDOT Design Manual as a reference, which does have quantitative guidelines for right -turn channelization, therefore, that has been used to supplement the AASHTO reference. The greatest potential need for left -turn channelization on a public street to serve movements into the project site would occur at the S 144th Street/East Drive/41 st Avenue S intersection. In reviewing the AASHTO guidelines and extrapolating for a 30 -mph operating speed, the combination of left -turn volumes, advancing and opposing volumes at the East Drive intersection do not warrant the a left -turn lane. The greatest potential need for right -turn channelization on a public street to serve movements into the project would occur at the TIB/Main Drive intersection. At this intersection, 62 vehicles would tum into the Main Drive with 526 vehicles traveling advancing northbound behind them. However, there are two northbound travel lanes Tukwila Village Development Associates LP 554-6892-001 Traffic Impact Analysis 19 November 12, 2012 TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM (CONTINUED) and the posted speed limit is 40 mph there. The WSDOT Design Manual only recommends using the Design Manual Exhibit 1310-19 in developing recommendations for right -turn lanes when multilane facilities have posted speed limits of 45 mph or greater. Additionally, given that King County Metro has a bus pull-out in close proximity that would conflict with a right -turn lane, no right -turn lane is recommended on TIB at the Main Drive. Driveway Sight Distances The sight distance exhibits prepared by Barghausen Consulting Engineers indicate that the proposed driveway locations would have adequate sight distance per City standards. Therefore, no sight distance improvements are recommended. It is recommended that sight distance triangles be regularly maintained. Driveway Access Spacing & Corner Clearances The proposed driveways were located based on site constraints and access spacing and corner clearance requirements. Note: The East Drive/41st Avenue S was not checked because it exists in that location today. Table 14 summarizes the distances between intersection corners and accesses. Table 14. Access Spacing and Corner Clearance Access North Drive Comer Clearance 530 feet edge to edge from TIB (560 feet centerline to driveway center) 70 feet edge to edge from S 142nd Street (110 feet centerline to driveway center) Access Spacing 270 feet edge to edge from Main Drive Main Drive 230 feet edge to edge from S 144th Street (260 feet centerline to driveway center) 270 feet edge to edge from North Drive South Drive 140 feet edge to edge from TIB (195 feet centerline to driveway center) 180 feet edge to edge from East Drive/41st Avenue S MITIGATION FEE REQUIREMENTS Mitigation fees are due to the City at the time of building permit issuance to pay for the project's proportionate share of impacts. Additionally, the proposed development must pass the concurrency test conducted by the City of Tukwila. CONCLUSIONS & RECOMMENDATIONS The proposed Tukwila Village would not create significant adverse impact on the transportation system. The primary recommendations are: • Maintain clear sight triangles • Pay for the project's proportionate share impacts via the City's traffic impact fee program Tukwila Village Development Associates LP 554-6892-001 Traffic Impact Analysis 20 November 12, 2012 Arborist Report: Tukwila Village Prepared for Mel Easter, ASLA The LA Studio 15200 52nd Ave S, Suite 210 Seattle, WA 98188 Site visit : September 13, 2011 Prepared by Tina Cohen, I.S.A. Certified Arborist #PN0245A Northwest Arborvitae Report date: September 16, 2011 Page 1 of 8 attachment E Page 2 of 8 Table of Contents Introduction and Scope of Work page 3 Summary of Tree Health page 3 Explanation of Spreadsheet terms page 4 Spreadsheet separate attachment Recommendations by Area page 5 Conclusion page 5 Limits to the Report page 5 Photos page 6-7 Site plan via postal mail t 1' Tina Cohen, Certified Arborist Northwest Arborvitae 8318 26th Ave NW Seattle, WA 98117 phone 206-789-3283 fax 206-789-0262 email tina@tinacohen.com September 16, 2011 Mel Easter, ASLA The LA Studio 15200 52nd Ave S, Suite 210 Seattle, WA 98188 Arborist Services Re: Tukwila Village, International Blvd & S. 144th Street, Tukwila, WA Site visit: 9/13/11 Dear Mr. Easter: On September 13, 2011 we met on site along with Jessica Marquardt from your office. I received the site survey, and evaluated the on-site trees. The purpose was to determine which trees are the healthiest and best candidates for retention. Scope of Work I determined the health, structure, life span, overall quality, positive or negative impacts on long — term survival, and positive or negative impacts to the development. The information is intended to guide the design as decisions are made about preserving or removing trees. I understand that the City of Tukwila does not have any tree preservation requirements, only guidelines. Summary of Tree Health The majority of the site trees are drought stressed, excessively pruned, and/or unaesthetic. I noted only 5 superior trees worth special retention consideration out of 59 trees evaluated. This project is an excellent opportunity to replace declining trees with vigorous, appropriate species. • North trees, north of the matchline, #1-18, 45-47: These are all unaesthetic and in marginal health. The exception is fir #18, which somehow escaped damage during the construction of the adjacent apartment building to the east. • East trees, #19-24: These are benefiting from the irrigation from the adjacent library's lawn and are the most vigorous on the site. See the photo on page 5. Page 3 of 8 ,,„, • North of S. 144th St.: The trees are dying or very stressed from wounds, excess pruning, and drought. See the photo on page 6. The exception is Coast redwood #32; even with graffiti on the trunk it stands out as a superior tree. It can grow to 200 feet and live 300 years. This species is tolerant of disturbance. • Trees along S. 144th St.: Most were excessively pruned. The Lombardy poplars, although mostly healthy, are short lived (about 75-100 years) and are not the best candidates for retention for this reason. The London planes vary in condition, but they are long-lived (200+ years) and very tolerant of root and canopy damage. • South of S. 144th St.: The cedars adjacent to the barbershop have been excessively limbed up. The trunks are growing into the concrete bulkhead. They will tolerate these conditions, although the cut stumps of four adjacent cedars indicate the owner does not. Coast redwood #35 at the far southwest corner of the site is healthy. • West ROW along International Blvd: The hybrid Norway maples in the sidewalk vaults are healthy although drought stressed. Eventually they'll fill out to help soften the visual impact from the busy arterial. Two Red oaks are dying from drought, as noted on the site plan. • West on site: The Incense cedars are healthy with only two appearing stressed. They're a good choice for this location because they rarely damage sidewalks. They are small enough to transplant assuming they'll get water while being held for replanting. Details of Findings — Explanation of spreadsheet terms. Please see the following fields on the enclosed Excel spreadsheet. Tree #: Each tree is numbered corresponding to the site plan. Species: Common names are listed. Trunk diameter: I measured the trunk diameter inches at 4.5 feet from the ground if the survey didn't provide it. Health rating: Healthy = normal vigor and appearance for the species (these wiil be the best candidates for retention); Healthy fair = viable but not necessarily the best tree for retention; Poor = not healthy, in decline; Dying = will not survive another year. Structure: Characterizes the general shape of the tree. `Codominant' refers to having two or more trunks or tops that are parallel, versus a single trunk. Many species do this naturally. Comment: The comment provides an opinion regarding esthetics and in the case of the incense cedars, transplant information. Canopy radius: I measured the extent of the canopy (its radius) from the trunk to the outer edge. This is a rule of thumb for distance to place protection fencing and stay away from a tree during construction. Current status: Viable refers to being alive now and remaining so into the future, assuming it would be protected during the project. Non-viable means the tree will not survive long term, whether or not it's protected. Page 4 of 8 Retention info: This will help you decide/justify if a particular tree should be saved or not. If a tree is noted as Superior, it should be saved if possible. Tolerant species will accept root loss; sensitive species are likely to decline. Recommendations by Area East: The best trees on the site are near the east property line, adjacent to the irrigated King County Library lawn. I recommend saving maple #20 and cedar #21, and protect them as a group at their dripline radii. Fir #18 is also worth saving if the design will allow it. West: The incense cedars are small enough and worthy to transplant except for multi - trunked specimens, or trees that are stressed. The ROW hybrid Norway maples should be retained and protected during the project. Replace the two ROW Red oaks with maples because of their condition. Central/southwest: The two Coast redwoods #32 and #35 are worth saving if they will have enough space to grow. These are very young trees. Along 144th Street: The poplars are short-lived and not worth special design changes to accommodate them. If you decide to retain the most east poplars #23 and #24, they should be further inspected when the ivy is cleared. The London planes #36-39 will tolerate nearly any amount of disturbance and can be retained except for #38, which leans towards the street. They're young but already provide shade along the street. Consider if they have enough root space during the design process because they're well known for buckling sidewalks. Conclusion There really aren't very many trees worth saving on this site. They've suffered from excessive pruning, trunk wounds, and drought. The superior trees clustered near the east property line should be considered for retention. The small incense cedars near the west property line are tolerating the dry conditions and should be used elsewhere on the project. If there will be space for the Coast redwoods, they would create quite a statement in the new landscape. Limits Unless expressed otherwise (1) information contained in this report covers only those items that were examined and reflects the condition of those items at the time of inspection, and (2) the inspection is limited to visual examination of accessible items without further dissection, excavation, probing, or coring. Loss or alteration of any part of a report invalidates the entire report. Notwithstanding the recommendations and conclusions made in this report, it must be realized that trees are living organisms and their health and vigor constantly change over time. They are not immune to changes in site conditions or seasonal variations in the weather. Page 5 of 8 There is no warranty or guarantee expressed or implied, that problems or deficiencies of the trees in question may not arise in the future. The report and conclusions expressed herein represent the opinion of Tina Cohen d/b/a Northwest Arborvitae. Our fee is no way contingent upon any specified value, a result or occurrence of a subsequent event, or upon any finding to be reported. Respectfully submitted, Tina Cohen, ISA Certified Arborist #PN0245A American Society of Consulting Arborists, Registered Consulting Arborist #473 PNW ISA Certified Tree Risk Assessor #194 tina@tinacohen.com Enclosures Excel spreadsheet `Tukwila Village Tree Data' Site plan via postal mail Page 6 of 8 PHOTOS Trees near the east property line fence, north of S. 144th, are the healthiest because they receive irrigation from the adjacent library property. From the left the on site trees are #19 Lawson cypress, #20 Bigleaf maple, and #21 Western red cedar. Page 7 of 8 The left tree is Doug fir #41. It's dying because of damage from the asphalt poured over the roots. The right tree is Western red cedar #42 which has been excessively pruned. Many of the on site trees suffered extreme limbing and are unaesthetic. The tree in the distance, to the left of the salmon -colored building, is Coast redwood #35. It's in good health and should be retained assuming there's enough space for its roots and canopy. Page 8 of 8 Site visit 9/13/11 Tukwila Village Tree Data 1 by Tina Cohen, Certified Arborist Tree.# .Species Trunk diam inches Health rating Structure Comment Canopy.RADIUS feet. Current:status Retention info 1 Pear 5 healthy _ Excess limbing 9 Viable tolerant species 2 Pear 4 healthy fair codominant trunks 9 Viable tolerant species 3 Pear 10 healthy Excess limbing 9 Viable tolerant species 4 Apple 5 healthy fair Excess limbinq not esthetic 9 Viable tolerant species 5 cedar, w red 4 dying Knocked over 5 Non-viable remove unhealthy 6 Hombeam 5 healthy fair codominant trunks poor esthetics, ugly, 9 Viable tolerant species 7 cedar, w red 12 dying Excess limbing dead top, drought ALL 12 Non-viable remove unhealthy 8 cedar, w red 14 dying Excess limbing 13 Non-viable remove unhealthy 9 cedar, w red 23 healthy fair Excess limbing 14 Viable sensitive species 10 cedar, w red 12 healthy fair Excess limbing 12 Viable sensitive species 11 cedar, w red 12 healthy fair Excess limbing trunk wounded 15 Non-viable remove unhealthy 12 cedar, w red 14 healthy Excess limbing must save group or none 14 Viable sensitive species 13 cedar, w red 12 poor Excess limbing dead top 13 Non-viable remove unhealthy 14 cedar, w red 14,8 poor codominant trunks drought 12 Non-viable remove unhealthy 15 cedar, w red 8 poor Excess limbing wounded 6 Non-viable remove unhealthy 16 Doug fir 12 healthy fair Excess limbing impacted by building; poor color 14 Viable tolerant species 17 Doug fir 14 poor broken top 16,17 stressed 14 Viable remove unhealthy 18 Doug fir 15 healthy OK best of group 16 Viable SUPERIOR tree 19 Lawson cypress 21 healthy fair codominant trunks basal wound 9 Non-viable sensitive species 20 maple bigleaf 29 healthy codominant trunks 19 Viable SUPERIOR tree 21 cedar, w red 43 healthy codominant trunks 18 Viable SUPERIOR tree 22 Portuguese laurel 12 healthy codominant trunks ugly 10 Viable tolerant species 23 Lombardy poplar 45 healthy OK ivy prevented full inspection 18 Viable Short lived species 24 Lombardy poplar 48 healthy OK 15 Viable Short lived species 25 Lombardy poplar 36 healthy fair Excess limbing if saving recheck after clearing ivy 10 Viable Short lived species 26 Lombardy poplar 36 healthy fair Excess limbing 15 Viable Short lived species 27 Lombardy poplar 36 healthy fair Excess limbing 10 Viable Short lived species 28 Lombardy poplar 36,24 healthy fair codominant trunks 15 Viable Short lived species See report for further explanation and summary of findings. Site visit 9/13/11 Tukwila Village Tree Data 2 by Tina Cohen, Certified Arborist Tree:# Species Trunk diam inches Health rating Structure Comment Canopy RADIUS feet Current status Retention info 29 Lawson cypress 8 dying OK suppressed -6 Non-viable remove unhealthy 30 Lombardy poplar 32 healthy fair limbing basal wounds 15 Non-viable remove unhealthy 31 Copper beech 8 healthy _Excess Excess limbing trunk wounds 10 Viable tolerant species 32 Coast redwood 40 healthy OK trunk wound 21 Viable SUPERIOR tree 33 cedar, w red 18 healthy fair codominant trunks 33,34 limbed, impacted by wall, ugly 16 Viable sensitive species 34 cedar, w red 36 healthy fair codominant trunks_ 18 Viable sensitive species 35 Coast redwood 32 - healthy Excess limbing adja bldg, carp ants 16 Viable SUPERIOR tree 36 London plane 16 healthy healthy OK Excess limbing 15 15 Viable Viable tolerant species tolerant species 37 London plane 17 38 London plane 16 healthy fair Excess limbing leans south 15 Non-viable tolerant species 39 London plane 31 healthy fair Trunk tore away 18 Viable tolerant species 40 maple bigleaf 32 poor codominant trunks canopy dieback 18 Non-viable , remove unhealthy 41 Dou. fir 32 d in. to..ed in •avin• 18 Non-viable remove unhealth 42 cedar, w red 18.18.18 healthy fair codominant trunks ugly. trunk wounded 15 Viable sensitive species 43 Colo spruce 32 healthy fair Excess limbing trunk wounded 15 Viable sensitive species 44 Sweetgum 30 poor Trunk tore away - 18 Non-viable remove unhealthy 45 Mt ash 6 poor codominant trunks ' stump sprout 12 Non-viable remove unhealthy 46 Mt ash 22 poor codominant trunks extensive wounds, poor canopy 18 Non-viable remove unhealthy 47 E dogwood 6 dying OK drought, anthracnose 5 Non-viable remove unhealthy 48 incense cedar 8 healthy OK transplant 4 Viable SUPERIOR tree 49 incense cedar 5 healthy codominant top looks broken, NOT suitable to transplant 6 Viable tolerant species 50 incense cedar 3 healthy multiple trunks NOT suitable to transplant 3 Viable tolerant species tolerant specles 51 incense cedar 3 healthy OK transplant 3 Viable 52 incense cedar 6 healthy multiple trunks NOT suitable to transplant 6 Viable tolerant species 53 incense cedar 4 healthy OK transplant 3 Viable SUPERIOR tree 54 incense cedar 6 healthy OK transplant 4 Viable SUPERIOR tree 55 incense cedar 6 healthy OK transplant 5.5 Viable tolerant species See report for further explanation and summary of findings. Site visit 9/13/11 Tukwila Village Tree Data 3 by Tina Cohen, Certified Arborist Tree ;#;;Specles Trunk,dlam :inches : Health rating. ? Structure , Comment ,Canopy, •RADIUS feet Current status Retentioninfo 56 incense cedar 3 poor OK stunted, NOT suitable to transplant 2 Non-viable remove unhealthy 57 incense cedar 5 healthy OK transplant 4 Viable tolerant species 58 incense cedar 4 healthy fair codominant tops NOT suitable to transplant 2 Viable tolerant species 59 incense cedar 4 healthy fair OK thin canopy, NOT suitable to transplant 3 Viable tolerant species See report for further explanation and summary of findings. Phase 1 Use Useable Floor Area 10% Complimentary allowance Parking req'd Parking Provided Bldg A Residential 84 units 100 Bldg A Retail 3,647 3,282 0.0025 8 Bldg A Restaurant 2,452 2,207 0.01 22 Bldg A &C Fast Food less 118 ufa of outdoor patio 2,184 1,966 0.02 39 Bldg C Community assembly 1,711 1,540 0.01 15 Library 10,000 9,000 0.004 36 Grand Total Phase 3 221 148 Deficit/Surplus -73 Bldg B Residential 125 units 70 Commercial 1,620 1,458 0.0025 4 Subtotal required parking Grand Total North Side subtotal Phase 2 Bldg D&E 4 Grand Total car sharing Tukwila Village total 74 74 295 120 268 46 Residential Units Office Retail 195 113 113 13,500 12,150 0.003 36 1,035 932 0.0025 2 152 2 182 -27 30 448 450 2 OFF-SITE New Street Parking S. 144 Street. 13 north side 5 south side "i POTENTIAL North easement parking potential- PHASE 1 / PARCEL A .rp TEMPORARY Temporary Parcel B Additional Parcel B Temporary Existing Library 18 9 34 20 54 34 468 477 20 29 m Deficit/Surplus C N N N Parking Provided CO m NI O N iCt <n N N O 0 O O N O C) e-1 0 O tt O 0 O to 0 O O N 00 N N O N N O .--1 O O 0 tT c0 1� r-1 Useable Floor cn C CO N LO m' N to op N 4-1 N r-1 g 0 O r1 0 N l0 N 14 to N 4-, Ill 'D a rr 0) Restaurant 00 �-1 Fast Food les ufa of outdoor 7 ro- c E E E tL (13 U m 00 -0 m 0 00 -o m m J p m f" I a) COraj to Y O Y 7 CO m i-1 lD m m e-1 m O O O Lf1 N 0 O O O 1f 1-1 r1 N m D1 O O m Lf1 D1 '-4 m 0 e-1 t0 0) .a 4.70) cc V 0 4- N H O. oii 0 00 -a m 13 OI Cj L TO 0 40 1- Arn9eihuovr C� OFF-SITE New Street Parking S. 144 Street. 13 north side 5 south side POTENTIAL North easement parking potential- PHASE 1 / PARCEL A TEMPORARY Temporary Parcel B Additional Parcel B Temporary Existing Library 18 9 34 20 54 34 468 477 20 29 Phase 1 Use Useable Floor Area 10% Complimentary allowance Parking req'd Parking Provided Bldg A Residential 84 units 100 Bldg A Retail 3,647 3,282 0.0025 8 Bldg A Restaurant 2,452 2,207 0.01 22 Bldg A &C Fast Food less 118 ufa of outdoor patio 2,184 1,966 0.02 39 Bldg C Community assembly 1,711 1,540 0.01 15 Library 10,000 9,000 0.004 36 Grand Total Phase 3 221 148 Deficit/Surplus -73 Bldg B Residential 125 units 70 Commercial 1,620 1,458 0.0025 4 Subtotal required parking 74 Grand Total North Side subtotal 74 295 120 268 46 Phase 2 BIdg D & E Residential Units 195 113 113 Office 13,500 12,150 0.003 36 Retail 1,035 932 0.0025 2 Grand Total car sharing 152 2 182 -27 30 Tukwila Village total 448 450 2 W u. 0 0 N 00 *--1 S. 144 Street. 13 north side 5 south side New Street Parking POTENTIAL m N n O1 North easement parking potential- PHASE 1 / PARCEL A TEMPORARY O M N Li) M Existing Library Deficit/Surplus M N N Parking Provided O 00 to 1-1 N 00 N Ln e1 t0 M O Ln N 0 O O O O e-1 O O O O O Lfl 0 0 O 10 CU CUE = LO CL 3 o o C V 10 00 N N 0 N O In r11 O O O Q1 00 to r11 Useable Floor NLIIct N 00 rl e1 N ai O O O O ri u 00 01 .0 a cc a Restaurant 00 e1 ei O O • >- O O O L Y 0 E LL • 3 0. U (0 C G1 - ct) E U oa 0 m u do L0 M a 00 L a m tw v m O 4-. 3 N 00 t0 M N N '.4 M O O O Lfl N 0 0 O 1 0 Lfl e-1 N e-1 N 0 O Ln O M to O e-1 Ln Ql r1 C (0 1+ C 41 N 41 0 a 00 CU t a 0 00 m c .0 00 CO L CO N 00 str O • W 1- LL 0 0 N N 00 l0 00 ri S. 144 Street. 13 north side 5 south side New Street Parking POTENTIAL 4a) Q1 North easement parking potential- PHASE 1 / PARCEL A TEMPORARY m 0) u c0 a f0 L O 0. E 0) 1- T L (0 L O 0. E 0) 1— co 0) 0 L f0 a CO C 0 • joy ♦ � v` �p M Existing Library M Deficit/Surplus N N Parking Provided CO N f LD .A I N CO N 4.4 O N d' tt In N 0-' N 111 N O O O O O N O O r-1 O O O O O In N O 0 O N CO N N d' 10 cc). N 0 N Ln N v 00 N O in to r-1 O 0 Q1 0 N 10 In N -1 0, cc Restaurant Fast Food Tess 118 O '00 *C o 0 :5 o o /0 a+ H 7 0. 0 c0 c `a v E 471 E CC U e.4 00 N CO t a CA 13 m bo -o 00 00 -o 00 0 02{ 04 CD o0 m 1 10 OM ▪ 00 2 in CO co a [0 00 CO -73 13 O • C - • 3 Q 7 y lC cn 0. 10 M M 1.4 r-1 M O O O In N O O O O In e-1 N M 01 O O in M e-1 111 M O .--i C m a7 0 a1 N 0) CZ 0./ v_ O 00 N w F• VI Lfi016 L 0 {n 0 t y.. CO to 0 z til EL CO Grand Total N 00 Ict f0 4.0 0 4.00.0 A 1- L.' OFF-SITE New Street Parking S. 144 Street. 13 north side 5 south side POTENTIAL North easement parking potential- PHASE 1 / PARCEL A TEMPORARY Temporary Parcel B Additional Parcel B Temporary Existing Library 18 9 34 20 54 34 468 477 20 29 Deficit/Surplus c C m n N Parking Provided N CO 00 V1 eI t0 m 0 N O O O e� O O N O O ei O O O O O to N O O 0 00 m O N 0 .4* O O O Ol 00 a ei Useable Floor c CO nr CU CO L N lD m' to N 00 ei O O O W 0J CU CL Restaurant Fast Food less 118 ufa of outdoor C 0J - E 471 E 0J O cc V GJ s o a u a m g oto ONO 1D m N m e-1 ei m O O O U1 O 0 O O r� ei '-1 N m a1 O O ei m O e -I (0 N C 0J N 0J O a 0 .c w 0 cc m 49 0 N TO 0 ttO 1CO 3 H LL 0 O S. 144 Street. 13 north side 5 south side New Street Parking POTENTIAL m N N n O1 North easement parking potential- PHASE 1 / PARCEL A TEMPORARY [t O M N co '6 0 E a F- 03 coF- T 6. 0 ro a '9 C 0 0 ca Y_ F L" M Existing Library Deficit/Surplus m N N Parking Provided O 00 N t0 r1 N 00 N LO m N O N d Ln N O O O N O O 4-1 O O O O O Ln N O O O N CO N N O N r-1 O O 0 Ol 00 Ln 4-4 Useable Floor w N l0 m N LrlN 00 4-1N O O 0 e-4 c v ai cc N CC Restaurant Fast Food less 118 ufa of outdoor O E E Eco �+ C. U co c E u° U 00 m .0 J 73 -CI ▪ a O• 4' 7 ▪ Cr Ln v 01 N N ' co m 4-4 '-4 t0 m N N N rl m r -L m O O O Ln N O 0 O O LIl '-4 a--1 m O1 0 O Lll e-1 Ln Ql 4-4 Ln m O t- 4 N O U1 o icr 1O 1+ Y c0 O C cu _ fa cu Clla u co ro (7. CIJ= _ cc o�c u = g N� g 1 ° yr 0 �3 �p t0 �O (0 b0 C Y w a a. m c7 H 0 00 LO S. 144 Street. 13 north side 5 south side New Street Parking POTENTIAL rn N N N 01 North easement parking potential- PHASE 1 / PARCEL A TEMPORARY 8 a. E a 1- m 0) u co n. m C O "a 'O M Existing Library Board of Architectural Review Meeting March 27, 2014 Tukwila Village — Phase 2 - Public Hearing 1 Appearance of Fairness Questions 1. Do you or your family have any interest in the subject property? 2. Do you stand to gain or lose by your decision on this matter? 3. Have you had any ex -parte communications about this application? (Ex parte means one-sided communication with an opponent or proponent of a project without the opportunity for the other side to respond and state their case.) 3a. If yes, "would you state for the record the substance of any communication you have had, outside of the hearings with opponents or proponents on the issue to be heard." 3b. Does anyone wish to rebut the substance of this communication? 4. Does anyone here object to Commissioner hearing this matter? ep Co it 0044 0 e op en es g Re ie a •h Brooke Alford Thomas McLeod Louise Strander Maestas Mike Hanson Cassandra Hunter Sharon Mann 2 Presentation Overview O BAR's Role and Review Process O Background Information — Site and Project o Design Review Criteria — Staff Recommendations Department Tukwila Wage Community Design Development L143-0044 Review March 2W0II:00 3 BAR Purpose To only approve well-designed developments that are creative and harmonious with the natural and manmade environments. To create a welcoming place where all can gather and connect with each other; that is active, vibrant, and sets high standards for quality; and that fosters additional neighborhood revitalization and civic pride. Department Tukwila co Village Gommunity Design L13-0044 Development Review March Efto 4 BAR's Method of Review Apply the TIB criteria and supplemental criteria (Multi- family and Parking Structure Design Manuals,) to review and evaluate the proposed plans using the "rules and regulations forming the City's design review approval process and development standards" (DDA) Department of Community Development Tukwila Village L13-0044 Design Review - March 27, 2014 There are the TIB Design Criteria for Site Planning, Architectural Design, Landscape Design. and Sign Design The other language is from the Development Agreement. 5 Tukwila Village Project o Public/Private Partnership • Deal Terms related to site plan and design review o Preliminary Site Plan o Phased development o Additional criteria and regulatory exceptions e.artme t is nity 3 0044 De eoe t Desi ac City acquired the land in order to assemble sufficient land to create a developable property that would act as a catalyst and provide an example for future development. The BAR is reviewing Phase 2. This BAR application is the opportunity for the City to evaluate the quality of the proposal's design. A lot of time has been spent by the Community and Council on the general layout of the site and the composition of the project. Specific uses are required as part of the Disposition and Development Agreement. Office Space, (15,200 of the 20,000 sq. ft.) primarily in Bldg. D) a 2,000 sq. ft. space for the Police Resource Center (BLDG E) Retail space (.) , Housing Units (193 (68 and 125) of the 380) In negotiations with the applicant the City agreed to allow 5 additional feet in height for Building D and to allow the site to act as an integrated whole (without internal property lines) with respect to bldg. setbacks, recreation space, landscaping and parking) 6 City Council Approved Preliminary Site Plan Department of Community Development Tukwila Village L13-0044 Design Review - March 27, 2014 7 Phasing Plan CPHASED DEVELOPMENT PLAN Department Tukwila CO Vi Mage Community Design Deve opmen d4 3 0044 Review Marc 290tEIYJ 8 )epartmeennt`of Community Development ukwila Village L13-0044 Design Review March 27, 2014 9 Site Plan - Continuity of Site with Adjacent Sites Department Tukwila cS� Village Gommunity Design 16-0044 Development Review March 10 Looking northeast over site from TIB Department Tukwila CO lage Comm r nity Design Development dD -0044 Review March mgow 11 Phase 2 Site: East side Tukwila International Boulevard & South of S. 144th Street Neighborhood Commercial Center (NCC) and High Density Residential (HDR) Districts with Commercial Redevelopment Area and Urban Renewal Overlays Department Tukwila dt Village Community Design Development L16-0044 Review March This is the first site where the Commercial Redevelopment area is being used. The subject site is in two different zoning districts HDR and NCC. The CRA allows the NCC standards to apply to the HDR area if the site is developed as one site. The intent of the overlay was to encourage redevelopment by allowing consolidation if the proposal is unified. 12 Department of Community Development Tukwila Village L13-0044 Design Review - March 27, 2014 Cover Sheet of Attachment A has a good summary of the entire Tukwila Village project. But each building and phase is called out. Phase 2 is just Building's D and E. D is an mixed use office (about 14,000 sq. ft) and 68 affordable senior housing units. It's a six story building with a basement. The basement is a structured parking garage for interior parking and an exterior parking deck. E is 125 Affordable senior apartment over mixed use commercial uses 3,200 sq. ft. The Commercial and Residential wraps around the the north and east sides of the parking, which is constructed at grade. 13 Site Design Criteria • Site Design Concept • Relationship to Streetfront • Continuity of Site with Adjacent Sites • Shared Facilities • Site Design for Safety • Siting and Screening of Service Areas • Natural Features • Surface Stormwater Detention Facilities • Pedestrian Circulation • Pedestrian Amenities • Vehicular Circulation • Parking Department of Community Development Tukwila Village L13-0044 Design Review - March 27, 2014 14 Building Design Department of Community Development Tukwila Village L13-0044 Design Review March 27, 2014 Architectural Concepts — Relates to the site well and is understandable to a user in terms of entry and orientation. Architectural relationships continuity with adjacent structures - relates well to Building A, in terms of height and materials internal scale and external scale. Building Elements, Details and Materials. Lighting awnings Louvered Eyelashes Canopies Distinctive Building corners Pedestrian Oriented features Mechanical Equipment Roof and ground mounted 15 Residential Entry — BLDG D Department of Community Development Tukwila Village L13-0044 Design Review March 27, 2014 16 Adjacent Site Department of Community Development Tukwila Village L13-0044 Design Review - March 27, 2014 17 Residential Entry — BLDG E Department of Community Development Tukwila Village L13-0044 Design Review - March 27, 2014 Prominent entry corner for the residential component 18 Department of Community Development Tukwila Village L13-0044 Design Review March 27, 2014 19 Relationship to adjacent structures )epar en -ofCommarnt pe e opmen ukw,i atVitlage L13 0044 Oesign Review March • 271:'2014, 20 Tukwila Village Phase 2 - L13-0044 1 re Handout — enter into record ATTACHMENT H Page 39 of Staff Report for conditions 21 Department of Community Developmen Tukwila Village L13-0044 Design Review - March 27, 2014 This tree relates to conditions 2 and 6 in the Staff Report Staff recommends deleting those two conditions. It was listed as a condition because there was an inconsistency in the proponent's various plans. Discussion and research after the report was issued revealed a couple of issues. As the arborist report notes, this is a young tree. When mature, coast redwoods are 10 — 15 feet in diameter at breast height. The distance between building and property line at the tree's location is 15 feet. A five foot sidewalk between the building and property line is also proposed. During construction, the rule of thumb is as least .75 — 1 foot for every inch of the tree's diameter. That means a minimum of 24 feet is the suggested distance that is protected from filling or cutting during construction. Give Handout — ATTACHMENT H 22 Site Plan showing location of conditions Condition #2 Condition #1 Department of Community Development Tukwila Village L13-0044 Design Review - March 27, 20 4 1. In order to meet criterion#1 L, Shared Facilities, provide an easement for adequate fire access along the east property line. 2. In order to meet criterion #1 H, Natural Features and Sensitive Areas, show preservation techniques on the demolition and grading plans for tree #35, the Coast Redwood, and show incorporation of the tree into the landscape plan. Staff recommended this based upon some conflicting notes on the various plans submitted by the proponent. Since the staff report was distributed there has been discussion about the mature size of Coast Redwoods. GO TO NEXT SLIDE 3. In order to meet criterion #1J — Pedestrian Circulation, add/revise the following on the site plan : • the pedestrian path along the south side of Building D that connects with the sidewalk along Tukwila International Boulevard shall incorporate a radius and a curved corner to provide a more convenient pedestrian access; and 23 • Crosswalks between Building D and E that are adjacent to the garage driveways shall incorporate ramps to provide easier transition for pedestrians. 23 Elevation Building E - showing location of conditions #4 and #5 "- *ib r°. „ :N woo !-m tuill 0.r 1 hi it 'MIT ,, IMMIt! O n Department of Community Development Tukwila Village L130044 Design Review { March 27£2014 In order to meet criterion #2C, Building elements, Details, and Materials, provide: • • • a decorative sconce for upper level building entrances that are complimentary with the architectural building style and the other decorative fixture chosen for the ground level; door paint to match surrounding masonry color; garage screen paint to match rolling vertical barred gate; and higher quality screens for garage openings. The proponent noted that all the metal finishes around the building — railings, garage doors and the garage screens are intended to be powdered coated dark bronze. On both buildings 24 Buildings D & E - showing location of condition Condition #3 Condition #3 Department of Community Development Tukwila Village L13-0044 Design Review March 27, 2014 25 Department of Community Development Tukwila Village L13-0044 Design Review - March 27, 2014 26 �coat'V p0,?. • .. Department of Community Development Tukwila Village L13-0044 Design Review March 27, 2014 The location of any exterior utility systems on the ground or on the building walls with plant and/or hardscape screening. • substitution of shade tolerant ground cover in beds along south property line where shade is created by adjacent structures; • increase in area of and use of groundcovers in beds where medium and large shrubs are proposed; • increase in the density of plants used in pots to achieve a fuller landscape impact; use of a plant(s) that will drape over concrete walls at available locations 27 Department of Community Development Tukwila Village L13-0044 Design Review - March 27, 2014 This image was submitted for Phase 1. It is also proposed for use throughout Phase 2 and is shown on Sheets P3.8 28 Department of Community Development Tukwila Village L13-0044 Design Review - March 27, 2014 29 Department of Community Development Tukwila Village t_13-0044 Design Review March 27, 2014 30 Revised Conditions Summary 1. In order to meet criterion#1L, Shared Facilities, provide an easement for adequate fire access along the east property line. 2. In order to meet criterion #13 — Pedestrian Circulation, add/revise the following on the site plan — the pedestrian path along the south side of Building D that connects with the sidewalk along Tukwila International Boulevard shall incorporate a radius and a curved corner to provide a more convenient pedestrian access; and — Crosswalks between Building D and E that are adjacent to the garage driveways shall incorporate ramps to provide easier transition for pedestrians. Department of Community Development Tukwila Village L13-0044 Design Review March 27, 2014 31 Conditions Summary Contd. 3. In order to meet criterion #2C, Building elements, Details, and Materials, provide: • a decorative sconce for upper level building entrances that are complimentary with the architectural building style and the other decorative fixture chosen for the ground level; • door paint to match surrounding masonry color; • garage screen paint to match rolling vertical barred gate; and • higher quality screens for garage openings. Department of Community Development Tukwila Village L13-0044 Design Review March 27, 2014 32 Conditions Summary Contd. 4. In order to meet criterion #36, Landscape and Planting Design, revise landscape plans to show: • The location of any exterior utility systems on the ground or on the building walls with plant and/or hardscape screening. • substitution of shade tolerant ground cover in beds along south property line where shade is created by adjacent structures; • increase in area of and use of groundcovers in beds where medium and large shrubs are proposed; • increase in the density of plants used in pots to achieve a fuller landscape impact; • use of a plant(s) that will drape over concrete walls at available locations; 5. In order to meet Comprehensive Plan Policy 8.2.9 for creating a major pedestrian corridor, include seating along S 144th Street, for example outside the residential lobbies to enhance the pedestrian orientation of the corridor. Department of Community Development Tukwila Village L13-0044 Design Review - March 27, 2014 33 Moira Bradshaw From: Mark Bailor <MarkB@thelastudio.net> Sent: Monday, March 10, 2014 11:04 AM To: Moira Bradshaw Cc: Chris Petersen Subject: RE: Tukwila Village Phase 2 BAR Resubmittal - Lighting Plan Sheets Hi Moira, The wall sconce symbol is shown on P4.1 as well as the other sheets. The landscape uplight is also shown on P4.1 and P4.3, but on P4.1 it may not be extremely legible because of the scale of the drawing so we will enlarge the scale of that symbol just a bit to make it easier to read at half size. We will also add a call out for the landscape uplight on P4.1 to help out as well. Hopefully this clears it up but if you still have questions feel free to call me. Thanks Moira! Mark Bailor - LEED AP, ASLA Landscape Designer theLAstudioLLc 15200 52nd Avenue South, Suite 210 Seattle, WA 98188 206-204-0507 - ext. 213 markb@thelastudio.net www.thelastudio.net From: Moira Bradshaw [mai!to:Moira.Bradshaw@TukwilaWA.gov] Sent: Monday, March 10, 2014 10:47 AM To: Mark Bailor Cc: Chris Petersen; Melvin Easter; Diana Keys Subject: RE: Tukwila Village Phase 2 BAR Resubmittal - Lighting Plan Sheets Mark — thank you for the updated plan sheets related to lighting. I have some questions on page P4.1 and perhaps need for clarification. Please clarify the following: The symbol for the wall sconce shows up only on Sheets P4.2 and P4.3 and on P 4.1 the landscape uplight shows on the plans without the 4 radiating lines? There may be a combination of both lights on P 4.1 but I'm not certain. Thanks for your help. Moira Carr Bradshaw, Senior Planner Community Development Department 6300 Southcenter Boulevard Tukwila, WA 98188 The City of opportunity, the community of choice www.tukwilawa.gov (206) 431— 3651 1 Monday - Wednesday 8:30 — 5:00 1 Thursday 11:00-5:00 1 From: Mark Bailor[mailto:MarkBCa>thelastudio.net] Sent: Tuesday, March 04, 2014 2:53 PM To: Moira Bradshaw Cc: Chris Petersen; Melvin Easter; Diana Keys Subject: Tukwila Village Phase 2 BAR Resubmittal - Lighting Plan Sheets Good afternoon Moira, I have attached the PDFs of the revised lighting plan sheets (P4.1, P4.2 & P4.3) that are a part of our Phase 2 BAR Resubmittal dated 2/21/14. Please let me know if you would like full size and half size prints of these sheets and I will be more than happy to bring those over to you. Please let Chris Petersen or myself know if you have any questions. Thank you very much! Mark Bailor - LEED AP, ASLA Landscape Designer theLksWdk LLc 15200 52nd Avenue South, Suite 210 Seattle, WA 98188 206-204-0507 - ext. 213 markb@thelastudio.net www.thelastudio.net Total Control Panel Login To: markb@thelastudio.net Message Score: 50 From: moira.hradshaw@tukwilawa.gov My Spam Blocking Level: Low Block this sender Block tukwilawa.gov This message was delivered because the content filter score did not exceed your filter level. 2 High (60): Pass Medium (75): Pass Low (90): Pass r _ CANOPY 1 LIGHT, TYP 14' HT. POLE MOUNT LUMINAIRE ALONG S. 144TH ST., TYP. 35' HT. POLE MOUNT LUMINAIRE WITH ARM ALONG S. 144TH ST., TYP. 14' HT. POLE MOUNT ��.I� , 0 LUMINAIRE, TYP. - Alibr!'!I�■■■■■■��■■IRi�■■■1rammo1Ri�1_■■■� - - - - -- -- -- -- -- -- /�■■■■■amu Iva�•�L.�i_ ���!■! I®■■■■� ili .�, �! �� IIIA �:IIIIIsc '�� •ooi■ianiii i.i■.EN■d;, mina e Eprii 11 1 t r MI I1 1 e■■■ n e■■u e■■■■t ■N �p H! LTJ WALL SCOL I ■■■iweimmoo llll■■I��r■ees�%///!fie ■r%• ®r Aii_ ;pai-.miiia w... ►:.• iliggPi z EXISTING LIGHT POLES TO REMAIN ALONG TIB, TYP. TYPICAL LANDSCAPE UPLIGHT (LUMIERE CAMBRIA 203) LIGHTING LEGEND SYMBOL FIXTURE TYPICAL POLE MOUNT LUMINAIRE (VISIONAIRE PREMIER II) TYPICAL WALL MOUNT LUMINAIRE (MCGRAW-EDISON IMPACT ELITE SMALL TRAPEZOID) TYPICAL WALL SCONCE (VISA PLA OW2202) QTY DESCRIPTION ® 14' POLE MOUNT SINGLE HEAD LUMINAIRE 26 VISIONAIRE PREMIER II #PRE-2—L—T4-48LC-5-4K, COLOR: BLACK POLE. ARM AND LUMINAIRE TO COMPLY WITH CITY OF TUKWILA STANDARDS. «-0 35' POLE MOUNTED LUMINAIRE FOR PHOTOMETRIC CALCULATION PURPOSES THE FOLLOWING LUMINAIRE WAS USED: STREEIWORKS NAVION #NVN—AA-04—E—U—T3A WALL TOV ❑ S)MINAIRE (HEIGHT VARIES) 13 MCGRAW—EDISON IMPACT ELITE #IST-602—LED—E1-6L.3, COLOR: BLACK ® WALL SCONCE (APPROX. 8' MOUNTING HEIGHT) 35 VISA PLA #0W2202—LCW2000-30, COLOR: JET BLACK 0 CANOPY OOWNLICHT 35 HALO COMMERCIAL #P06V142E-60V-2C % LANDSCAPE UPUGHT 8 LUMIERE CAMBRIA 203 #203—CRS-6LED4012-12—BK, COLOR: BLACK LIGHTING PLAN 0 10 20 40 BO 1• = 20'-0" 0 J J O d =8E // /�� c w E V/ C 6 j 1 Q a p, y log 7 1O 9 Q? J # I: C C F m w w MNNn R. Easter- RIA, ASLA w� all STATE OF WASHNOTON REGISTERED LANDSCAPEARCIIMECT iEave No wR Issue Dates Rev. Date Desc. 11/08/13 2/21/14 BAR SUBMITTAL BAR STAFF COMMENTS PROJECT #: LA -1113 FILE NAME: LA1113-P4.1 DRAWN BY: CP/RS/LP/MB LIGHTING PLAN P4.1 BAR SUBMITTAL WALL MOUNT LUMINAIRE, TYP. 35' HT. POLE MOUNT LUMINAIRE WITH ARM ALONG S. 144TH ST., TYP. WALL SCONCE, TYP. FOOT CANDLES, TYP. ". H H H •- Y`� JV J`� J^ Y^ .74 4 14' HT. POLE MOUNT LUMINAIRE ALONG S. 144TH ST., TYP. CANOPY DOWNLIGHT, TYP. BUILDING D NOTE: SEE ARCH. DWGS. FOR WALL SCONCE LOCATIONS ON BLDG. D 14' HT. POLE MOUNT LUMINAIRE, TYP. • NOTE: SEE SHEET P4.1 FOR LUMINAIRE SCHEDULE BLDG D - LIGHTING PLAN LEVEL 1 0 5 10 20 40 1" = 10._0, ASH GTo A REGISTERED LANDSCAPE ARCHITECT MDEINFN R.EE NOIR Issue Dates BPR SUBMITTAL BAR STAFF COMMENTS w 0 7 3 I PROJECT #: LA -1113 FILE NAME: LA1113-P4.2 DRAWN BY: CP/RS/LP/MB BLDG D LIGHTING PLAN P4.2 BAR SUBMITTAL 1 m m r- 0 II 0 I N 0 0 1.4 1.3 1.9 1.3 1.2 1.4 1.3 1.2 1.3 1.2 1. 4.5 __.:'M LlI1J 1111 '_-_ W�M�M�un 1 4,3 4. 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Date Desc. nnn� PA I� i 5\ ay =0;1Ii��1\\ T V W TUKWILA INTERNATIONAL BOULEVARD & 8 144TH STREET, TUKWILA,WA OWNER APPLICANT•: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A. SUITE 300 PUVALLUP, WA 98374 T: (253) 231-5001 F: (253) 231-5010 COPYRIGHT: USE OF THIS DRAWING WITHOUT AUTHORIZATION OF THE LA STUDIO, LLC IS PROHIBITED WITHOUT THEIR WWTIEN CONSENT. 02013 thel AStUdIOuc ti A $ c l @ zz,, L u -I o3 001�%� n 7 3.2 COMPACT = S � .4 3 g°1".cT 4 colIT 'd l L '30NOOS 11VM z o z^� Dco mm m cn m m C -a r ? m� m 0 LAstudioLLc land planning landscape architecture land entitlement 15200 52nd Avenue South Suite 210 Seattle, WA 98188 Phone: 206.204.0507 Company City of Tukwila — Dept. of Community Development Ls `u d I OLLC Address 6300 Southcenter Boulevard, Suite 100 land planning landscape architecture land entitlement TRANSMITTAL Tukwila, WA 98188 Person Moira Bradshaw Phone # 206-431-3651 Project Name TUKWILA VILLAGE Project Location Tukwila International Blvd & S. 144th Street Project Number LA1113 Date March 17, 2014 Items Printing ® Prints 0 In -House O Other ® Outside By Means Of Sent ❑ Fed -Ex ® As Requested ❑ Fax ® For Your Use ❑ United Postal Service ® For Review / Comment ❑ Courier 0 For Approval Copies /Sets 1 Remarks Date 03/10/14 15200 52nd Avenue South Suite 210 Seattle, Washington 98188 206.204.0507 www.thelastudio.net Quantity 3 Description Ph. 2 BAR Resubmittal — Lighting Plans P4.1, P4.2 & P4.3, 24x36 Signed Chris Petersen Copy To Moira Bradshaw From: Diana Keys <dianak@johnsonbraund.com> Sent: Friday, March 14, 2014 9:20 PM To: Moira Bradshaw Cc: bryanp@housing4seniors.com; Bryan M. Park; Chrisp@thelastudio.net Subject: RE: Tukwila Village Building E revisions Moira, See my responses below. Bryan, See question/response re: KCHA fire access easement. Chris, Please send Moira a full size set of your lighting plans for Monday. Thanks, Diana Keys 1 Director of Housing J LEED AP JOHNSON BRAUND, Inc. 15200 52nd Ave S Seattle, WA 98188 T 206-766-8300 dianak@iohnsonbraund.com www.iohnsonbraund.com From: Moira Bradshaw[mailto:Moira.Bradshaw@TukwilaWA.gov] Sent: Thursday, March 13, 2014 5:49 PM To: Diana Keys Subject: RE: Tukwila Village Building E revisions Diana — I'm looking at the picture of the battens and the picture on the left with the cream panels and the taupe battens, which looks less substantial than the battens in the picture on the right. Are they the same? They should be the same 1x (4/4) product. Actual size = %". This is the standard fiber cement trim size. See snip: 414 HZ Batten Rustic Grain 12' Thickness: 3/4" Weight: 3.9 lbs./sq. ft. Length: 12' Vilt THE 2.50" Ra 5!SO Yf. HardieTrim€ Batten Board Smooth. Thickness: 3/4" Weight: 3.9 lbs./sq. ft. Length: 12' 1'S'cTHS 2.50" IAC11:A: ) COL trtalt. P Otto -� Color Palette • Ill Color Palette We are using the smooth board. The image on the right is viewed at an angle and the depth/shadow lines are more pronounced than the flat straight -on view to the left. Was there deliberation in stopping the walkway around Building E so that it doesn't circumnavigate the building? Yes, we did not want to encourage access to the rear of the building which may not be a safe/visible area &/or may encourage graffiti. We also have the pad mounted electrical transformer located in the southwest corner. Is Bryan working on a perpetual Fire access easement for the area to the east of Building E on KCHA? Yes. Mechanical systems. — Where will the mechanical system for the office space in Building D be located? Are there any other "utilities" that you anticipate? And the electrical meters for Bldg D and E? I would prefer them to be inside the garage if possible. The mechanical system for the offices of D will be located in the garage and in the office space. There will also likely be HVAC condenser units located at grade along the SE end of the building (i.e. in the nook adjacent to the east wall of stair 2). The electrical meters will be inside the garage/building. There will be gas meters for the buildings, likely to be placed at the SE end of D & the SW end of E. These items will be determined when the mechanical design build trades are brought on board. Lighting at upper levels of building outside units and on deck. I don't have a full size drawing of the updated lighting plan and I can't read the small size drawing. / will have LA studio send you a full size set of the lighting plans. Regarding the set for the Planning Commission. I like what you put together for the March 10 resubmittal except I would leave out the survey (1of 3) and the Civil set except for C5, which is needed to understand the walls and site grades. ( It would be nice if this were a little bigger or of just Phase 2 but if that's difficult we'll take what exists.) Please confirm that you are now ready for the 15 sets (with the deletions noted above) to be bound. As previously discussed, these were already printed last week and waiting to be bound on your "go-ahead". I apologize for peppering you with questions. Moira 2 CU i of Ju;ku[uea Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl , HEREBY DECLARE THAT: Associated File Number (s): L13-030 Notice of Application radshaw Notice of Decision x Notice of Public Hearing Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this _11 day of _March , 2014 Project Name: Phase 2, Tukwila Village Project Number: PL13-023 Associated File Number (s): L13-030 Mailing requested by: Moira radshaw Mailer's signature: / Ai C�k_ W:\USERS\TERI\TEMPLATES-FORMS\AFFIDAVIT OF DISTRIBUTION.DOC kwila Library and Tukwila Vilic._ City of Tukwila Notice of Public Hearing Design Review Project Applicant: Tukwila Village Associates LLC File Number: PL13-023 Project Location: 1.94 acres on the south side of South 144th Street the east side of Tukwila International Boule- vard. Tukwila Village Project Phase 2 Description: The proposal includes two mixed use buildings: Building D— five floors of residential use over one sto- ry + mezzanine of office/commercial service use; in- cludes 49 structured parking stalls and 70 senior housing units. Building E— four floors of residential over one story + mezzanine of commercial/retail/office use; includes 103 structured parking stalls and 125 senior housing units. Site improvements include sidewalks, driveways, refuse and recycling, on-site parking, and landscaping. Board of Architectural Review Meeting Thursday, March 27, 2013 6:30 p.m. City of Tukwila—City Council Chambers 6200 Southcenter Boulevard Property Owner: City of Tukwila Project Planner: Moira Bradshaw (206) 433-3651; moira.bradshaw @ tukwilawa. gov Comments and Appeals: You are invited to comment on the project at the public hearing or submit written comments to the project planner by 5 p.m. on the day of the hearing, March 27, 2013. You may review the application at DCD, 6300 Southcenter Blvd., Suite 100; Tukwila, WA 98188. You may request a copy of any decision, determination and your appeal rights by calling 206-433-3670. You are receiving this notice because you are a property owner or tenant within 500ft of this project or have expressed an interest in being notified of actions related to Tukwila Village. Tukwila Library and Tukwila Village City of Tukwila Notice of Public Hearing Design Review Project Applicant Tukwila Village Associates LLC File Number: PL13-023 Project Location: 1.94 acres on the south side of South 144th Street the east side of Tukwila International Boule- vard. Tukwila Village Project Phase 2 Description: The proposal includes two mixed use buildings: Building D— five floors of residential use over one sto- ry + mezzanine of office/commercial service use; in- cludes 49 structured parking stalls and 70 senior housing units. Building E— four floors of residential over one story + mezzanine of commercial/retail/office use; includes 103 structured parking stalls and 125 senior housing units. Site improvements include sidewalks, driveways, refuse and recycling, on-site parking, and landscaping. Board of Architectural Review Meeting Thursday, March 27, 2013 6:30 p.m. City of Tukwila—City Council Chambers 6200 Southcenter Boulevard Property Owner: City of Tukwila Project Planner: Moira Bradshaw (206) 433-3651; moira.bradshaw @tukwilawa.gov Comments and Appeals: You are invited to comment on the project at the public hearing or submit written comments to the project planner by 5 p.m. on the day of the hearing, March 27, 2013. You may review the application at DCD, 6300 Southcenter Blvd., Suite 100; Tukwila, WA 98188. You may request a copy of any decision, determination and your appeal rights by calling 206-433-3670. You are receiving this notice because you are a property owner or tenant within 500ft of this project or have expressed an interest in being notified of actions related to Tukwila Village. City of Tukwila 6200 Southcenter Boulevard • Tukwila, Washington 98188 Jim Haggerton, Mayor City of Tukwila 6200 Southcenter Boulevard • Tukwila, Washington 98188 Jim Haggerton, Mayor PLEASE PLACE STAMP HERE PLEASE PLACE STAMP HERE Teri Svedahl From: Teri Svedahl Sent: Tuesday, March 11, 2014 11:49 AM To: sepa (sepaunit@ecy.wa.gov); ECY RE SEPA REGISTER (separegister@ecy.wa.gov) Subject: FW: Tukwila Village Attachments: Tukwila Village NOPH.pdf Sorry. Now it is attached From: Teri Svedahl Sent: Tuesday, March 11, 2014 11:47 AM To: sepa (sepaunit@ecy.wa.gov); ECY RE SEPA REGISTER (separegister@ecy.wa.gov) Subject: Tukwila Village Attached is the Notice of Public Hearing for the Tukwila Village project. SEPA checklist was sent in with original NOA. If you have any questions, please direct them to Senior Planner, Moira Bradshaw at Moira.Bradshaw@TukwilaWA.gov Ter i'Svedi hV Administrative Support Technician City of Tukwila - Building & Planning Department 6300 Southcenter Boulevard - Ste 100 Tukwila WA 98188 Teri.Svedahl@TukwilaWA.gov SEATTLE SEAHAWKS, SUPER BOWL XLVIII CHAMPIONS The City of opportunity, the community of choice. 1 AGENCY FEDERAL TRANSIT ADMIN US E.P.A. US DEPT OF H.U.D OFFICE OF ARCHAEOLOGY WSDOT NW REGION WA STATE COMMUNITY DEV WA FISHERIES & WILDLIFE WASH DEPT OF SOCIAL/HEALTH DEPT OF ECOLOGY WA DEPT OF ECOLOGY WA STATE ATTORNEY GENERAL OFFICE OF HEARING EXAMINER KC ASSESSOR'S OFFICE KC HEALTH DEPT PORT OF SEATTLE KC DEV & ENVIRON SERVICES KC METRO TRANSIT/SEPA OFFICIAL KC LIBRARY SYSTEM FOSTER LIBRARY WESTFIELD MALL LIBRARY TUKWILA SCHOOL DISTRICT ATTN JACKSON FEDERAL BLDG DEVELOPMENT SERVICES NW REGIONAL OFFICE SEPA REVIEW ECOLOGY DEPARTMENT CITY OF SEATTLE ACCOUNTING DIVISION PERMITS SEPA INFO CENTER ENVIRONMENTAL PLANNING ADDRESS 915 2nd AVE, STE 3142 1200 6th AVE 909 1st AVE, STE 200 PO BOX 48343 PO BOX 330310, MS 240 PO BOX 48300 16018 MILL CREEK BLVD PO BOX 1788 3190 160th AVE SE PO BOX 47703 PO BOX 40117 PO BOX 94729 500 4th AVE, RM# 709A 401 FIFTH AVE, STE 1100 PO BOX 1209 35030 SE Douglas St., Ste 210 201 S JACKSON ST., MS KSC-TR-0431 960 NEWPORT WAY NW 4060 S 144th STREET 1386 SOUTHCENTER MALL 4640 S 144th STREET CITY ST 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319 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 320 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 321 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 322 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 323 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 324 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 101 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 102 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 103 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 104 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 105 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 106 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 107 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 206 TUKWILA WA 98168 From: Diana Keys[mailto:dianak@johnsonbraund.com] Sent: Friday, March 07, 2014 2:43 PM To: Moira Bradshaw Cc: Charles Romero Subject: Tukwila Village Building E revisions Importance: High Moira, See attached for the revised design & written response for Building E. Please confirm that you will need (15) sets of the 11x17 packet for distribution to the planning commission. Will we be including all sheets? What is the timing to get these submitted? Before 5:00 on Monday? Diana Keys 1 Director of Housing 1 LEED AP JOHNSON BRAUND, Inc. 15200 52nd Ave S Seattle, WA 98188 T 206-766-8300 dianak@lohnsonbraund.com www.iohnsonbraund.com 3 CITY OF TUKWILA NOTICE OF PUBLIC HEARING PROJECT INFORMATION Project Applicant: Tukwila Village Associates, LLC Project File Number: PL13-023 Project Location: 1.94 acres on the south side of South 144th Street the east side of Tukwila International Boulevard. Tukwila Village Project Phase 2 Description: The proposal includes two mixed use buildings: Building D— five floors of residential use over one story + mezzanine of office/commercial service use; includes 49 structured parking stalls and 70 senior housing units. Building E— four floors of residential over one story + mezzanine of commercial/retail/office use; includes 103 structured parking stalls and 125 senior housing units. Site improvements include sidewalks, driveways, refuse and recycling, on-site parking, and landscaping. Land Use Activity File Number is: L13-0044- Design Review FILES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100; Tukwila, WA. OPPORTUNITY FOR PUBLIC COMMENT You are invited to comment on the project at a public hearing before the Board of Architectural Review, Thursday, March 27, 2014 at 6:30 p.m. Tukwila City Council Chambers 6200 Southcenter Boulevard Tukwila, WA 98188. For further information on this proposal, contact Moira Bradshaw at moira.bradshaw@tukwilawa.gov or (206) 431-3670 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: November 12, 2013 Notice of Completeness Issued: November 19, 2013 Notice of Application Issued: December 3, 2013 W:\Long Range Projects\Tukwila Village\PL13-023\Phase 2 - L13-0044\Notice of Hearing.doc V Moira Bradshaw From: Mark Bailor <MarkB@thelastudio.net> Sent: Tuesday, March 04, 2014 2:53 PM To: Moira Bradshaw Cc: Chris Petersen; Melvin Easter; Diana Keys Subject: Tukwila Village Phase 2 BAR Resubmittal - Lighting Plan Sheets Attachments: 2.21.2014 - BAR Phase 2 Lighting Plans.pdf Good afternoon Moira, I have attached the PDFs of the revised lighting plan sheets (P4.1, P4.2 & P4.3) that are a part of our Phase 2 BAR Resubmittal dated 2/21/14. Please let me know if you would like full size and half size prints of these sheets and I will be more than happy to bring those over to you. Please let Chris Petersen or myself know if you have any questions. Thank you very much! Mark Bailor - LEED AP, ASLA Landscape Designer theLAstudioLLc 15200 52nd Avenue South, Suite 210 Seattle, WA 98188 206-204-0507 - ext. 213 markb@thelastudio.net www.thelastudio.net 1 To: Diana Keys From: Moira Bradshaw Date: March 4, 2014 Subject: Phase 2 Architectural Review JB response -3-07-2014 Building D There continues to be a concern about the perceived slenderness of the 10x10 tube that is meant to visually support the northwest corner of Bldg. D. Is there a feasible option for increasing the scale? The column • has been revised to 12" x 16. We have also added another primary angle member to visually support the floor above. The concrete plinth base height has been raised to 30"for better proportions. Eyebrows....Perhaps see them lowered to the top of the projecting bay windows and colored the dark bronze fascia topping the copper metal corners? The eyebrows have been lowered to the top of the angled bays and the fascia color revised to dark bronze. The trellis members have been revised to the copper color, for a bit of accent as you look up from the street and to visually connect the copper metal corners. Building D and E Please clarify how windows and transitions will be detailed with the masonry. A soldier course is apparent at window lintel height, is there also a sailor course at sill height? The top of the windows will have a solider course and the sill of the windows will have a rowlock course. Both accent courses will be the Mauna Loa color. The row lock coursing has been added to the model. The drawings indicate a significant design character from the Hardie panel reveals. Would you please provide a detail section of the reveal. On building D, the hardie panel siding has two different types of joint treatments: at the bays a 1x2 hardie-batten is used to emphasize the panel joints. At the attic level a %" wide by '4" deep metal reveal trim is used. See attached images for examples of both. Hardie panel with applied batten panel joints. Note our battens are 2" wide x 1" thick (nominal) Building E Hardie Panel with reveal trims Please provide an elevation of the "privacy screens" used outside on the decks. LA studio will provide image. The substantial brick column, which is a nice support for the upper level corner tower, seems unfinished, almost like the framework is exposed on the upper portion. It would be good to see the masonry carried up to the top. In addition the awning at the corner should be symmetrical on both the north and east sides. The lack of the two foot projection on the east side is awkward. The fabricated steel "branch" column is a signature element that is repeated on all buildings in Tukwila Village. We want to keep it on building E. We have revised the design of the corner brick column to have better proportions and express more of the signature element. This also allows for the canopy to wrap around the corner, rather than notched at the brick. It's unclear if the railing scale and treatment on both the decks and the balconies are the same. Would like to see the railing scale, bar spacing and top treatment consistently used around the building. The railings will be the same product used throughout the building. Aluminum vertical pickets. It would be helpful to see a larger sample of the corrugated metal used on Building E. At issue would be the quality of the material at the front entries on the east side. There is a lot of finish/seaming that will .' . be needed around the windows and doors. The required finishes and the inherent quality of corrugated metal raises some concern. Corrugated metal — door trim/j-metal Corrugated metal — window trim/j-metal Corrugated metal — corner trim Landscaping We are still reviewing the proposed landscaping and will be focusing on opportunities to where possible "green -up" the project and to achieve year round vegetation impact. Moira Bradshaw From: Chris Petersen <ChrisP@thelastudio.net> Sent: Friday, February 28, 2014 3:42 PM To: Moira Bradshaw Subject: RE: Matched, industry standard Moira, We will remove that note. It was not intended to be used for these particular plants. It is sometimes used where we want the contractor to pay extra special attention to uniformity in appearance. Chris Petersen, PLA, ASLA Landscape Architect / Senior Associate theLAstudioLLc 15200 52nd Avenue South, Suite 210 Seattle, WA 98188 206-204-0507, ext. 215 chrisp@thelastudio.net www.thelastudio.net From: Moira Bradshaw [mailto:Moira.Bradshaw@TukwilaWA.gov] Sent: Friday, February 28, 2014 3:12 PM To: Chris Petersen Subject: RE: Matched, industry standard Chris - I'm sorry, I didn't think that question through. That phrase in on Sheet 3.50 (I think) The sheet is the landscape list of plants and that phrase is in the last column and used for the spacing for the pots. Moira From: Chris Petersen [ChrisP@thelastudio.net] Sent: Thursday, February 27, 2014 6:31 PM To: Moira Bradshaw Subject: RE: Matched, industry standard Where do you see it? I would need to see the context. Chris Petersen, PLA, ASLA Landscape Architect / Senior Associate theLAstudioLLc 15200 52nd Avenue South, Suite 210 Seattle, WA 98188 206-204-0507, ext. 215 chrisp@thelastudio.net www.thelastudio.net From: Moira Bradshaw [mailto:Moira.Bradshaw@TukwilaWA.gov] Sent: Thursday, February 27, 2014 6:03 PM To: Chris Petersen Subject: Matched, industry standard 1 Chris — would you explain what this spacing term means? Thanks! Moira Carr Bradshaw, Senior Planner Community Development Department 6300 Southcenter Boulevard Tukwila, WA 98188 The City of opportunity, the community of choice www.tukwilawa.gov (206) 431— 3651 1 Monday - Wednesday 8:30 — 5:001 Thursday 11:00-5:00 Total Control Panel Login To: chrisp@thelastudio.net Message Score: 50 From: moira.hradshaw@ tukwilawa.00v My Spam Blocking Level: Low Block this sender Block tukwilawa.gov This message was delivered because the content filter score did not exceed your filter level. High (60): Pass Medium (75): Pass Low (90): Pass Total Control Panel Loein To: chrisp@thelastudio.net Message Score: 45 From: moira.bradshaw@tukwilawa.gov My Spam Blocking Level: Low Block this sender Block tukwilawa.gov This message was delivered because the content filter score did not exceed your filter level. 2 High (60): Pass Medium (75): Pass Low (90): Pass JOHNSON BRAUND INC. TO: City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 SENDING: VIA: Letter of Transmittal DATE: 02-24-14 JOB NO: 1026 ATTENTION: Moira Bradshaw / Minnie Dhaliwal PROJECT: Tukwila Village — Phase 2 B.A.R. PROJECT Tukwila, WA LOCATION: x Prints NO. of Sheets Fed -x First Overnight (by 8:OOam next day) 1 Fed -X Ground (3 to 5 business days) 2 Xerox 1 Fed -X Priority (by 10:OOam next day) 2 Fax - # of Sheets Including Letter of Transmittal Fed -X Standard (by 3:00pm next day) US Postal Service x Other Fed -X 2 Day (by 3:00pm second day) x Same Day Courier PRINTING: IN-HOUSE PLOTTING OCE PLOT/COPY x OUTSIDE PLOTTING/PRINTING Copies/Sets DATE NO. of Sheets DESCRIPTION 1 02-24-14 2 Tukwila Village Phase 2 B.A.R. Color Boards 1 2 Scans of original color board submittal for your records THESE ARE TRANSMITTED as checked below: x X REMARKS As requested For your use For review and comment Approved as submitted Approved as noted Returned without review For approval Returned for correction Tukwila Village Phase 2 Color Boards resubmittal for B.A.R. review. Note: Building D updated paint colors & metal per revised design. Building E brick updated per our conversation this morning — if this color is acceptable, we will need to revise the plans accordingly. I've included scans of the original boards for your reference/records. COPY TO: File SIGNED: Diana Keys If enclosures are not as noted, kindly notify us at once. (File/Recipient/Billing) 15200 52nd Avenue South, Suite 300, Seattle, Washington 98188 Phone 206.766.8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN LAstud IOLLC land planning landscape architecture land entitlement February 21, 2014 FEB 2420111 Moira Carr Bradshaw, Senior Planner City of Tukwila / Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 RE: TUKWILA VILLAGE Our Project #: LA11 13 Phase Two B.A.R. - Submittal Review Comments Dear Moira, Please see our responses below to the Site, Landscape, and Lighting portions of the Phase 2 BAR city comments dated December 14, 2013. Your comments are followed by our responses in blue italics: Planning Division Standard parking stalls must be a minimum of 8.5 feet wide. The noncompact stalls do not appear to meet the standard. All standard parking stalls outside the parking garages. See the following Zoning Code section as it relates to the proposed retaining wall on the south side of Building D: TMC 18.50.150 Retaining Wall Setback Waiver Retaining walls with an exposed height greater than four feet may be allowed in required front, side or rear yard setbacks under the following circumstances: 1. When the applicant's property is on the lower side of the retaining wall and it is not visible from adjacent properties or is screened by landscaping; or 2. When a wall built on a property line or perpendicular to it benefits the lots on both sides, and the owners of both properties agree to jointly maintain the wall; or 3. When a wall in a front yard is required due to roadway expansion or improvements. Provide a longitudinal and cross section for the retaining wall to explain the two lines. Landscaping of the wall will be required to soften its impact and reduce the opportunity for "tagging." The area south of building D has been revised as follows.: e The garage wall, which is offset 10' from the property line, will serve as the retaining wall to avoid having a separate structure over 4' high in the setback area. 15200 52nd Avenue South Suite 210 Seattle, Washington 98188 206.204.0507 www.thelastudio.net • At the west end the wall must turn toward the south property line into the 10' building setback area to allow for pedestrian circulation above the wall. We are proposing two terraced retaining walls, each less than 4' high, to avoid having a structure over 4' high in the building setback area. The lower wall will be located at the property line. • At the east end, the wall must angle toward the south property line to skirt around surface parking. This portion of the retaining wall will be less than 4' high. • The area in front of the retaining wall will be planted with vegetation to soften the wall and help deter tagging (will include some thorny vegetation). • Cross sections were provided to Planning Dept. in sketch form for discussion purposes. Provide a detailed landscape plan rather than just a landscape schedule. Will do. Provide a catalogue /picture of the light fixtures proposed and relate to the symbols on Lighting Plans. Will do. See Police comments below regarding Tight levels. Provide a minimum of 1.5 and avoid sharp contrast. See responses to Police comment below. Provide details on light fixtures to verify they have glare cut-offs. Cut-offs are a spec item and are not detailed. We will note this. Use a greater amount of evergreens, particularly on the south wall of Building D. Will do. Clarify where the steel planter stops on the west end of Building D - is it wrapping around the corner to the entrance? Yes, the planter wraps around to the building entry. Provide screening of temporary holding for dumpsters. Will provide a concrete screen wall at the north end of the dumpster staging area to screen views from S. 144th St. The wall itself will be screened with vegetation on the north side. The water and fire features on the deck are not placed or designed as a space. Rearrange so that they are more than visual focal features and act as gathering places. The spaces adjacent to the water feature and fireplace will be furnished with tables and chairs, which are not shown, to allow for use as gathering spaces. Provide a detail on the shade structures and trellises. Will do. Building Division Comments Railing between top of retaining wall and the south side of the southern walkway of Building D will be needed. Will do. See responses above regarding treatment of this area. Police Department Comments • Ensure that landscaping does not block visual surveillance or lighting by conforming to CPTED standards. Will do. • The following are all from page 4.20, lighting plan for building D: 2 o In the interior courtyard, near the disabled parking stall, the lighting is low along the storefront. The lighting levels should be brought up to a minimum of 1 foot candle (FC). Will do. o The lighting between the sidewalk and lobby entrance on Tukwila International Blvd is low. This is an area where people will be leaving a very brightly lit entrance (2-3 FC) into a transition are of less than 1 FC. I recommend increasing this lighting to 1.5FC to give the eyes of pedestrians the chance to adjust to the lower light level on the street. This is due to the Tight from the adjacent existing street light pole not being factored in to the photometric calculations. When these are factored in we are confident that Tight levels will be at least 1.5 FC. o The lighting along the walkway on the southern edge of the property in front of the 5 adjacent compact vehicle stalls should be increased to a minimum of 1 FC. Will add an additional wall sconce light to increase lighting levels. o The lighting along the walkway on the southern edge of the property between the building and the benches and raised planter box should be increased to a minimum of 1FC. Will do. • The following is from page 4.21, lighting plan for building E: o There is low lighting in front of the store windows between the lobby on the NW corner of the building and the easternmost storefront door. I recommend increasing the lighting to a minimum of 1 FC for this area. Will do. Public Works Department Comments 4. Sht. P4.1 Lighting Plan - Street Lighting design and installation shall be per City standards. See Infrastructure Design and Construction Standards manual on City Web -Site. See comments from Public Works - enclosed. Will note on plan sheet. Miscellaneous Comments 6. Street Lighting comments from Public Works Street Division - The fixture name/picture doesn't match part numbers provided. Verify if Oden or Premiere fixture? Light pole fixtures are Premiere. Verify which fixture was used for lighting calculations? Will make sure Premiere fixtures are used for calculations. Plan shows 22' high poles. Were street trees factored when calculating light levels? I doubt it considering the numbers shown in areas shadowed by trees. Not sure the fixture that is pictured would produce that level of lighting in the middle of the roadway. We have redesigned the lighting layout along S. 144th St. and have eliminated the 22' poles and replaced them with a combination of 35' poles with arms (similar to T.I.B.) and 14' high pedestrian light poles (Premiere). See Phase 1 Site Development Permit submittal, sheet LO 1, for lighting layout. 3 I gave Moira the pedestrian lighting spec used on Klickitat project. We don't want more models to repair. Comment disregarded per direction from Moira Bradshaw in email dated 2/20/14. The fixture pictured would not overhang roadway so how is this roadway lighting? Some pole locations are too close to driveway corners and would be susceptible to knocked downs. See responses above re. S 144th St. lighting. I think we need a pole with an arm. See responses above re. S 144th St. lighting. Sincerely, The LA Studio, LLC Melvin R. Easter, PLA ASLA Landscape Architect/President 4 JOHNSON BRAUND INC. February 21, 2014 Moira Carr Bradshaw Senior Planner City of Tukwila / Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 RE: TUKWILA VILLAGE PHASE TWO B.A.R. —SUBMITTAL REVIEW COMMENTS RECEIVED FEB 24 2014 t;. Moira, Please see our responses in italics to the Phase 2 B.A.R. staff comments received via email on 11-12-2013. Preliminary design responses were issued and reviewed at our meeting with City Staff on 12-16- 2013 and email correspondence/ interim reviews sent on 01-01-2014 and 2-13-2014. Additional staff comments in response to the preliminary presentation were sent via email on 1-15-14. The design has been modified as noted in response to these review comments. Planning Division Drawing Requests Two drawings that show both buildings from two perspectives are requested. The information provides the Board with a better understanding of the overall bulk that results from the two buildings and how they relate to each other. Additional "Village Context Views" have been provided for both Buildings D & E. These views show the buildings in context to the other buildings in the village, including building A, the library and the commons. Call out the detail references on the elevation sheets. References to the detail views have been added to the floor plan sheets. Eliminate floor lines through buildings on elevation sheets and show reveal lines for the hardi- panels (7.) The floor lines have been removed from the elevations. Reveal lines (& battens where occur) have been added for the hardi-panel wall finish. Explain the dark colors in the windows in stairwell on P 2.7 Modeling error, has been corrected. Label the dashed lines in the structured parking stalls The dashed lines indicate the areas where no encroachment can occur for door opening. A note has been provided on the garage plans. 15200 52nd Avenue South, Suite 300, Seattle, Washington 98188 Phone 206.766,8300 www.johnsonbraund.com ARCHITECTURE INTERIOR DESIGN Page 2 February 21, 2014 Provide a scaled and/or dimensioned detail that shows: Dimensioned details drawings will be provided for the construction document set once the concept design has been approved. Product images/sketches can be provided for clarification of design intent as needed. • the soffit treatment for the bay "pop outs" The soffits for the bays are to be cedar T&G. • the cap/cornice of the various metal panels and hardi-panels that form balcony edges Standard fascia cornice/drip cap — 4" vertical leg, • The amount of overlap in the hardi panel lap siding and the depth of the trim piece The lap siding exposure & trim sizes are noted on the exterior finish schedule: 11" exposure for building D, 7" exposure for building E. Trim size to be 1x4 (depth = %") • The hardi-panel reveal size. Standard reveals —14" width x 1/4" depth. Clarify where the shade trellis awning versus a solid awning is used. Notes have been added to the Building D floor plans indicating shade vs. weather protection canopies. Shade trellises are provided on the west facade over the landscaped areas. All other canopies over sidewalk areas provide overhead weather protection. Consider options that allow more direct access to trash for the commercial tenant in Building E. Police have direct access to garage for trash (will need access card to secured residential parking area). The second commercial space is at a higher grade elevation than the garage. Option for door & stair option to garage has been added to the plan. Substantively Standard parking stalls must be a minimum of 8.5 feet wide. The noncompact stalls do not appear to meet the standard. The standard parking stalls are shown 8'-6" x 19'-0" with 25' access aisles per code. The compact stalls are shown 8'-O" x 16'-0". Note that some compact stalls, where the width allows, are shown 8'-6" x 16'-0". Dimensions have been added to the plans for clarity. See the following Zoning Code section as it relates to the proposed retaining wall on the south side of Building D: See response provided by LA Studio. TMC 18.50.150 Retaining Wall Setback Waiver Retaining walls with an exposed height greater than four feet may be allowed in required front, side or rear yard setbacks under the following circumstances: 1. When the applicant's property is on the lower side of the retaining wall and it is not visible from adjacent properties or is screened by landscaping; or 2. When a wall built on a property line or perpendicular to it benefits the lots on both sides, and the owners of both properties agree to jointly maintain the wall; or 3. When a wall in a front yard is required due to roadway expansion or improvements. Page 3 February 21, 2014 Provide a longitudinal and cross section for the retaining wall to explain the two lines. Landscaping of the wall will be required to soften its impact and reduce the opportunity for "tagging." See response provided by LA Studio. Provide a detailed landscape plan rather than just a landscape schedule. See response provided by LA Studio. Provide a catalogue /picture of the light fixtures proposed and relate to the symbols on Lighting Plans. See response provided by LA Studio. See Police comments below regarding light levels. Provide a minimum of 1.5 and avoid sharp contrast. See response provided by LA Studio, Provide details on light fixtures to verify they have glare cut-offs See response provided by LA Studio. Create a detail for the concrete patio wall. The concrete patio wall is shown in the detail view 1/A3.14. Exposed cast in place concrete, patched & sacked & sealed with anti-grafitti coating. Horizontal reveals will be provided at cold joints. Use a greater amount of evergreens, particularly on the south wall of Building D. See response provided by LA Studio. Clarify where the steel planter stops on the west end of Building D — is it wrapping around the corner to the entrance? See response provided by LA Studio. Provide screening of temporary holding for dumpsters See response provided by LA Studio. Sheet P3.4, floor plan, Eliminate doors opening on south elevation. Modeling/visibility graphics error — doors from below have been removed from view. The water and fire features on the deck are not placed or designed as a space. Rearrange so that they are more than visual focal features and act as gathering places. See response provided by LA Studio. Provide a detail on the shade structures and trellises. See response provided by LA Studio. Building D has applied ornamentation that is not related to building structure or architectural design. It appears arbitrary, inconsistent forms and decoration; The ornamentation in question has been removed from the revised design of building D. For discussion Extend canopies over S 144th Street sidewalk and make continuous. Page 4 February 21, 2014 The canopies have been extended an addition 2 feet in width to cover more of the sidewalk on 144th. We prefer to for the canopies to not be continuous. This allows for the canopies to step down with the slope of the street, allows for the wall mounted wall lighting to better up -light the building facade, better defines the storefront/window module and provides relief/break for the street tree canopies. Explain where the customers for the live/work units in Building E will park. The fencing in the first floor indicates that customers must exit the building and walk around to the opposite side of building. The units in building E are not Live/Work units. No customer parking is needed. These units are ground accessed senior apartments. The units also have direct access to the corridor and resident parking. Greater articulation/reduction of the scale of the upper stories of both Building D and E. See revised designs. The upper stories have more modulation with the introduction of bays (Building E) and/or shade canopies (Building D), reducing the scale and "flatness" of the upper wall. From the City's Multi -family Design Manual. The exterior elevations of buildings should incorporate design features such as offsets, changes in materials and shapes, to preclude large expanses of uninterrupted building surfaces. Structures shall not have an unbroken wall longer than 60 feet. Although the Multi -family design manual was created when the market was creating lower scale more suburban apartments, there are some good design guidelines that are relevant to multi -family living spaces. http://www.tukwilawa.gov/dcd/apps/Multi-Family Design Manual.pdf See also Architectural Peer Review by William Kreager See response letter attached. Building Division On the cover sheet "Project Statistics" the number of parking stalls didn't quite match up with the numbers indicated on the architectural sheets for parking or is a little confusing in determining which stalls go to which building for the individual buildings total parking. It appeared the number of required accessible parking is short per 2012 IBC TABLE 1106.1 for the number of parking spaces provided. "The number of parking spaces required to be accessible shall be calculated separately for each parking facility", IBC 1106.1. The number of accessible parking shall be required in the Project Statistics as well as the architectural sheets to provide clarification and show the required accessible parking provided. In addition if accessible parking is provided across an alley way the appropriate pathway markings shall be specified. Accessible parking spaces shall be located on the shortest accessible route of travel from adjacent parking to an accessible building entrance. Per Washington State amendments of IBC Section 1106.6, "Wherever practical, the accessible route shall not cross lanes of vehicular traffic. Where Page 5 February 21, 2014 crossing traffic lanes is necessary, the route shall be designated and marked as a crosswalk". The Exceptions: 1 & 2 may also be applicable. 2. Section 1106.2 Groups R-2 and R-3 shall also be considered in the calculations. 3. For clarification please provide the specific number of accessible parking designated for each building on the cover sheet along with the number of parking totals consistent with both cover sheet and architectural sheets. 4. Please indicate what the different numbering/lettering for each unit stands for or indicate in a "Legend". It would be helpful if we knew which units are designated A or B type dwelling units. Number of A or B type units provided should be included in the "Project Statistics". This could affect the number of required accessible parking per IBC 1106.2. The Project Statistics on the coversheet covers the entire Tukwila Village project in "broad" terms. The total number of parking stalls (both garage and surface) are indicated by building and tallied by phase. Accessible stalls are not noted on the BAR Design Review coversheet. These will be provided in specific detail on the construction document set. The accessible stalls are shown on the plans (both surface & garage) and have been calculated per the IBC chapter 11 requirements. The specific unit matrix with Type A & B units will also be documented in the construction document set. Railing between top of retaining wall and the southside of the southern walkway of Building D will be needed. See response provided by LA Studio. No other comments at this time. Allen Johannassen — Building Division Plans Examiner Fire Department Sidewalks along the Eastside of Building "E" (41st Ave S) shall be designed to support aerial outrigger loading of 45,000 PSI. The side walk area is part of the requried aerial access lane. See response provided by LA Studio. No other comments at this time. Don Tomaso Police Department • Ensure that there is indoor to outdoor visibility from the parking garage levels that are above ground. The above ground garage levels in Building E have openings for daylight/ventilation and visibility on both the south and west facades. These openings are covered with a metal mesh for security. Page 6 February 21, 2014 • For any Targe exterior wall surfaces that are at or near ground level use textured surfaces that will resist graffiti, this is of special concern along the southern side of the property where there is poor visibility from the buildings and the street. These walls will be formed concrete with anti -graffiti coating. The wall is broken up with the screened openings (noted above) and will have landscape plantings in front to discourage graffiti. • Place cameras at the garage and building entry points and also over the common square. Security cameras will be placed at all entry points. Ensure that landscaping does not block visual surveillance or lighting by conforming to CPTED standards. See response provided by LA Studio. • The following are all from page 4.20, lighting plan for building D: o In the interior courtyard, near the disabled parking stall, the lighting is low along the storefront. The lighting levels should be brought up to a minimum of 1 footcandle (FC). o The lighting between the sidewalk and lobby entrance on Tukwila International Blvd is low. This is an area where people will be leaving a very brightly lit entrance (2-3 FC) into a transition are of less than 1FC. I recommend increasing this lighting to 1.5FC to give the eyes of pedestrians the chance to adjust to the lower light level on the street. o The lighting along the walkway on the southern edge of the property in front of the 5 adjacent compact vehicle stalls should be increased to a minimum of 1FC. o The lighting along the walkway on the southern edge of the property between the building and the benches and raised planter box should be increased to a minimum of 1FC. • The following is from page 4.21, lighting plan for building E: o There is low lighting in front of the store windows between the lobby on the NW corner of the building and the easternmost storefront door. I recommend increasing the lighting to a minimum of 1FC for this area. Questions from the Police Department about the Neighborhood Resource Center Space: 1. Will the Police Department and/or other retail space tenants be allowed to use the meeting room in the mezzanine level? To be reviewed with owner. Currently this space is accessed through secured residential lobby. 2. Will the infrastructure support the construction of a loft space for use by the PD in the space allotted? The police space is located at the NW corner and has a 16ft ceiling. This would be too tight for a mezzanine/loft level. The mezzanine level is provided in the Page 7 February 21, 2014 building along the east edge due to the sloping street — additional 3 ft of height. If a loft space is desired in the tenant program, we would have to raise the floor level above by at least 1 foot. Chris Putman —Tukwila PD Crime Prevention Officer Public Works Department 1. Concurrency Test Notice for Surface Water has been PASSED by Public Works. 2. Traffic Concurrency Test Fee in the amount of $21,000.00 to be paid as part of Design Review — L13-030 / L13-0044 under Public Works permit no. C13-008. Fee is based on 319 residential units, 17,210 s.f. of retail, and 15,000 s.f. of office. Includes Tukwila Village (Phase 1, Phase II, and Phase 111). New Library is not included. Traffic Concurrency Certificate Application has been provided by the Applicant. 3. Pedestrian warning system for crossings at T.I.B & S. 140 Street are required, including rapid flash beacon / advanced warning. (Design shall meet City Engineer approval) 4. Sht. P1.2 Sensitive Areas Plan — See comments from Public Works — enclosed. 5. Sht. P4.1 Lighting Plan — Street Lighting design and installation shall be per City standards. See Infrastructure Design and Construction Standards manual on City Web - Site. See comments from Public Works — enclosed. 6. Sht. C5 of 14 Civil Plan sheet — See comments from Public Works — enclosed. Miscellaneous Comments 1. A Transportation Impact Fee applies to the future Building permit(s) as follows: 2. Phase II (Building 'D') Transportation Impact Fee for building 'D' is based on 101 new PM Peak Hour Trips x $1,061.20 per PM Peak Hour Trip = $107,181.20; due at issuance of Building Permit for building 'D'. (See Public Works Bulletin A3 —Transportation Impact Fees) 3. Phase 11(Building 'E') Transportation Impact Fee for building 'E' is based on 27 new PM Peak Hour Trips x $1,061.20 per PM Peak Hour Trip = $28,652.40; due at issuance of Building Permit for building 'E'. (See Public Works Bulletin A3 —Transportation Impact Fees) 4. Turnover documents will be required for the new Public sidewalk, portion of asphalt pavement, curb/gutter, street lights, streetscape, crosswalks with Pedestrian warning Page 8 February 21, 2014 system, and storm drainage within S. 144th Street / Tukwila International Blvd. Right -of - Way and Public Easement. Provide cost(s) for each item to be turned over. City will prepare documents for Owner(s) signature. 5. Construct / install all development infrastructure under a Public Works permit. 6. Street Lighting comments from Public Works Street Division - See response provided by LA Studio. The fixture name/picture doesn't match part numbers provided. Verify if Oden or Premiere fixture? Verify which fixture was used for lighting calculations? Plan shows 22' high poles. Were street trees factored when calculating Tight levels? I doubt it considering the numbers shown in areas shadowed by trees. Not sure the fixture that is pictured would produce that level of lighting in the middle of the roadway. I gave Moira the pedestrian lighting spec used on Klickitat project. We don't want more models to repair. The fixture pictured would not overhang roadway so how is this roadway lighting? Some pole locations are too close to driveway corners and would be susceptible to knocked downs. I think we need a pole with an arm. David McPherson — PW Development Engineer Please contact me if you have any further questions or comments. Sincerely, JOHNSON BRAUND, INC. Diana Keys, Director of H Attachment: Response letter for Architectural Review Response letter from LA Studio, Inc. Second round / Building D response letter Architectural / Site Design Peer Review: Subject: Tukwila Village - Phase 2: Buildings D and E Reviewer: William H. Kreager FAIA, LEED ap, MIRM RECOVED rEk Z4 Mk f:�lfVilin�rvl Y DEVELOPMENT This Peer Review is organized according to the sequence and subject areas of the City of Tukwila — Tukwila International Boulevard Design Manual. The discussion addresses the response of the submitted projects to the Design Manual from the perspectives of compliance and non-compliance. Johnson Braund, Inc. response in blue italics, dated 1-01-2014 Johnson Braund, Inc. response in blue italics, dated 2-21-2014 Building D 1. SITE DESIGN Site Design Concept Building D is an "L" shape in plan, sitting upon a parking podium. It fronts Tukwila International Boulevard and South 144th Street. The Street -facing facades either directly abut the public sidewalk or are separated from that sidewalk by a shallow linear landscaped setback that is urban in the character of planting materials. Commercial type uses run the full length of the first floor building frontages. Parking is either within the building or on an open parking deck behind the building, accessed from an on-site private lane, invisible from the public right of way. Elements of the site design are orderly and easily understood. The building, landscaping and circulation elements support the function of the site. The project meets the requirements of Sections B: Relationship to Street Front, C: Street Corners, and D: Continuity of Site with Adjacent Sites. Requirements for Section E: Shared Facilities, F: Site Design for Safety, and G: Siting and Screening of Service Areas are satisfactorily met. The site makes use of a private on-site lane, shared with adjacent Building E., for access to parking, service access and secondary pedestrian access. In reference to Section H there are no sensitive areas on the site. Topographic change is minor and is adequately met by the site plan. In reference to Section I: Surface Stormwater Detention Facilities, the required facilities are met off- site on the site designated for future Building B. The proposed Site Plan also meets the requirements of Sections J: Pedestrian Circulation, K: Pedestrian Amenities, L: Vehicular Circulation and M: Parking. 2. BUILDING DESIGN In concept, the building design is successful. The building addresses the corner of TIB and South 144`h Street with a strong corner element differentiated from the street -fronting facades. Entrances are at building corners and "celebrated" with awnings and architectural elements. While much larger than the off-site building immediately to the south, the building relates in scale to the proposed adjacent residential buildings in the Tukwila Village to the north and east. The building meets City standards for height. Pedestrian -Oriented Features are provided as artwork elements, awning protected entrances, bench seating, raised planter landscape features and changes in paving patterns. In respect to Section C: Building Elements, Details and Materials there are specific concerns. In general, the proponent has worked with the massing of the building, which is very Targe, with mitigating elements such as projected bays of varying heights, a variety of materials and colors, a variety of fenestration types, and variations in detailing. The elements are in place, but the building does not come together as a cohesive whole. There is minimal detailing to support the elevations. Specific comments follow, with page numbers for reference. Comments will apply as appropriate to other document pages as well. P2.10 — The metal panel siding at the intersection corner, together with the change to a commercial window detail could make an excellent corner statement at the intersection. However, the selection of a drab color nullifies the potential impact that a bolder color selection could achieve. The material on the corner feature has been revised from flat metal panel "Champagne" to flat panel "Copper". This revision is bolder in both color anaz and creates a stronger impact on this key intersection corner. Northwest Corner column. The heavy massing of the metal clad articulated massing above visually rests on what appears to be a modestly sized single column. The scale of the column should be increased. The scale of the column has been increased. The "flying eave" at the top floor corner adds an interesting visual element to an otherwise uneventful top floor. However the "eave" section is very small. A beefing up on the section would strengthen the visual statement. The scale of the eave section has been increased. There is no articulation to the top floor Hardie panel surfaced walls, no eave, nothing to soften the dull massing of the skyline of the building. r The design intent is for your eye to be drawn to the modulation of the projecting bays one story lower than the overall building height. The upper "attic story" is designed to be a simple backdrop. This is consistent with the approved design of Building A. The upper level hardie-panel surface walls have been detailed with reveals at the panel joints. The color of the upper story has been revised to a mid - tone range, the darker color is at the base and the projecting bays are the lightest color contrasting against the dark body color. This color composition helps to reduce the visual height of the building. Per second round review comments, the shade trellis elements have been raised above the bays to provide articulation (and shadows) along the top floor of the building. Rainwater handling. No suggestion is made as to how water escapes the roof areas at the top of the fifth the bays. Is it internal? Scuppered? Are there downspouts? Internal roof drain. Floor transition articulation. Vertical exterior materials transitions take place at floor level. The appearance is that, from the street level to the top there is, first — a masonry strip mall upon which second - a three story addition was dropped upon which, third — a two story addition was added. These three `levels" need to be more integrated, as was done in Building A, by making the material transition at window sill level. This is true for both the basic mass of the structure as well as for the pop -out bays. Material transitions have been revised to occur either at window head or window sill heights. P2.11 At the northeast corner, no detailing is given for the transitions between the masonry (?) around the entrance and the residential levels which evidently project out above. Neither is there any banding to articulate the base of the Hardie lap siding. Brick coping will occur at the masonry transition to the upper levels. A trim board has been added to the base of the projecting bays. Brick solider coursing has been added at the raised brick levels. The full height recess at the stair well is evidently the same weak color as the metal sided northwest corner. This would assumedly change to match a bolder color at the northwest corner. Revised for both stair towers to match — plum brown color. P2.13 The building vignettes help to explain the building, but no detail of materials transition, materials articulation (metal siding etc.) or dimensions are provided. For instance: • Dimensioned brick detail at top and bottom of wall • "flying eave" detail • horizontal banding detail at window sill, head and jams • canopy at first floor — are these weather protection for pedestrians? • Cornice line — is there no articulation, projecting eave, etc.? Additional detailing will be provided once we have a go-ahead on the revised design proposal. RECEIVED 24 7,0 To: Diana Keys comr,nuNI r r DEVELOPMENT From: Moira Bradshaw Date: 13 January 2014 Response 02-13-2014 by Diana Keys, Johnson Braund, Inc. Subject: Building D revisions We appreciate your willingness and effort to work through conceptual changes on the architectural design of the buildings. I wanted to give you feedback in writing but would be happy to discuss over the phone or in a meeting of what we see as the positives and negatives. Overall comments The changes are all positive, such as the color modifications and the detailing changes. There are a few inconsistencies in what is shown and some outstanding issues: 1. Masonry base versus the residential floors above. (See examples below.) The base and upper floors should be integrated. Suggestion would be to continue the brick up into the upper floors where the Plum Brown Hardie Panel is currently shown. The masonry has been brought up two levels on 144th, the TIB corner at the commercial entry and at the south corner. This helps to emphasize the commercial corner entry and the slope along 144th. The stairwell in the southeast corner is not consistent in color with the stairwells shown on the north and east sides. The stairwells are now consistently shown as the purple horizontal lap siding. The copper metal has been moved to the upper level corner bays. In addition, is it possible to lower the eave line for the stairwells in order to provide some articulation, break up along the building's roofline? The parapet is stepped 12" at these locations. 2. The scale of Targe buildings is discussed in the TIB Design Manual, B. Architectural Relationships, #2. The massing of the buildings is still flat. The Guideline provides a number of ways to break up the length of building walls overs 100 feet in length. The proposed bay windows are two foot deep vertical bays between the first and fifth floor. Can they be increased to the four foot depth as recommended by the guideline? Would like to see more variety along the long, west and east elevations. The 2 foot "flat" bays have been revised to an angled bay to 4 foot depth. Windows have been added to the short wall of the bay. Introduce additional material into the two foot deep bay windows so that the window pattern is different from the upper windows. See Madison and Boren example below. A wide trim band above the window and Horizontal corrugated metal in the "champagne" color have been added below the windows and wraps the corner for additional material interest at the bays. 3. The grey color does not provide adequate relief or articulation for the upper building walls — specifically the west elevation and the east elevation facing the parking deck. Understand the design goal of allowing the top 20 feet to recede. Potential design options : • Create a cornice element along the eave; alternatively emphasize the "cornice" treatment - shutter shade element- at the top of the fifth floor window ; Metal Page 1 of 4 fabricated trellis/screens have been added to the upper level, aligned with the bays below. These help to break up the long flat upper levels and will create interesting shadow lines on the wall. • Reconfigure the programming on the top floor so that there is a setback and terracing. Units are too shallow to allow upper level terrace setback. However, in looking at the overall site model and the relationship of building D to E and to the plaza, we have opted to remove two units from the upper floor at the northeast corner. The building mass now steps down one story along 1446, reflecting the slope of the street. The upper level setback is designed as a roof terrace garden, with south exposure and gathering spaces overlooking the plaza. Proposed massing concept Preferred massing concept 4. The box ribbed treatment for the corner may not be necessary, the color may be sufficient. The flat panel may be more elegant, residential in character, and in keeping with the other materials. A sample would be needed to determine. The material has been revised back to the flat panel. 5. The area inside the "elbow" of the building should duplicate the "copper" metal color recesses used elsewhere around building. The copper has been added at this location. Some of these same issues will need to be addressed in Building E. For example, the grey masonry on the ground floor should be carried up into the rest of Building E. The length of undifferentiated building wall should be broken up. In terms of time frame, a March hearing requires agreement by March 5 on redesign and conditions which therefore requires a resubmittal by Feb 21. Any interim submittals/discussions are welcome. Good example, Southwest corner Madison and Boren, Seattle Page 2 of 4 Nice building. Note that the upper roof line of the main building is simple. Cornice line & step up only at corner emphasis. Bad example, The Landing, Renton 1 agree! Proportions are off and heavy cornice at top is clunky. Page 3 of 4 Good integration of masonry base into upper levels and modulation. Kirkland Glad you like this one...lt is a Johnson Braund Project. Note that the upper roof line is simple, without heavy cornice line or stepping up and down. Page 4 of 4 JOHNSON BRAUND INC. TO: City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 SENDING: VIA: Letter of Transmittal DATE: 02-21-14 JOB NO: 1026 ATTENTION: Moira Bradshaw / Minnie Dhaliwal PROJECT: Tukwila Village — Phase 2 B.A.R. PROJECT Tukwila, WA LOCATION: x Prints NO. of Sheets Fed -x First Overnight (by 8:00am next day) 1 Fed -X Ground (3 to 5 business days) 57 Xerox 2 Fed -X Priority (by 10:OOam next day) 57 Fax - # of Sheets Including Letter of Transmittal - 02-21-14 -- Fed -X Standard (by 3:00pm next day) -- US Postal Service x Other Fed -X 2 Day (by 3:00pm second day) x Same Day Courier PRINTING: IN-HOUSE PLOTTING OCE PLOT/COPY x OUTSIDE PLOTTING/PRINTING Copies/Sets DATE NO. of Sheets DESCRIPTION 1 02-21-14 57 Tukwila Village Phase 2 B.A.R. packet — 24 x36 2 02-21-14 57 Tukwila Village Phase 2 B.A.R. packet -11x17 - 02-21-14 -- CD with pdf of Phase 2 B.A.R. packet -- 02-21-14 --- Written response letetrs HESE ARE TRANSMITTED as checked below: x X REMARKS: As requested For your use For review and comment Approved as submitted Approved as noted Returned without review For approval Returned for correction Tukwila Village Phase 2 resubmittal for B.A.R. review. COPY TO: File SIGNED: Diana Keys If enclosures are not as noted, kindly notify us at once. www.johnsonbraund.com (File/Recipient/Billing) 15200 52nd Avenue South, Suite 300, Seattle, Washington 98188 Phone 206.766.8300 ARCHITECTURE INTERIOR DESIGN 1:r 0,4. 'P4 TUKWILA -1:' L ;. VILLAGE Y'=19411V R983 `'=OcZ B.A.R. SUBMITTAL PHASE 2: BUILDINGS D & E / MIXED-USE SENIOR LIVING TUKWILA, WA THE VISION: Tukwila VMage will be a welcoming place where al residents can gather and connect with each other. This mixed-use development win draw upon Tukwila's strengths and include a library, a neighborhood police resource center, retail, restaurants. public meeting space, and an outdoor plaza. The Village may also include office, Ove/work, and residential space. This active, vibrant {lace will set high standards for quality and foster additional neighborhood revitalization and dvic pride. Approved by Tukwila Cly Council 9/17/07 .1 !!7117! 1: 1 11.74 PROJECT TEAM PROJECT DESCRIPTION PROJECT STATISTICS VIEW FROM TUK WIAVILLAGE PLAZA OWNER TUKWILA VILLAGE DEVELOPMENTASSOCIATES LLC. 201 -27TH AVENUE SE. BUILDING A. SUITE 300 PUYALLUP. WA98374 TEL 2532313001 CONTACT: BRYAN PARK EMAIL- BRYANP®HOUSING4$ENIORS.COM ARCHITECT: JOHNSON BRAUN° INC. 15200 52ND AVE S. SEATTLE, WA 98188 TEL (206)-766-8300 CONTACT: DIANA KEYS EMAIL: DIANAKGJOHNSONBRAUND.COM CONTRACTOR avL ENGINEER: LANDSCAPE ARCHITECT: INTERCITY CONTRACTORS. NC. 17425 68TH AVE NE KENMORE, WA 98028 TEL: (425) 8068580 CONTACT: GREG HERRING EMAIL: GREGIIGINTERCI7YCONTRACTORS.COM BARGRAUSEN ENGINEERS 18215 72ND AVE 5. KENT, WA 98032 TEL: (425) 251.8222 CONTACT: CHRIS MILER EMAIL1 CMLL.ER1183ARGHAUSEN.COM THE LA STUDIO, LLC 15200 52ND AVE 5, SURE 210 SEATTLE. WA 96188 TEL: 206204.0507 CONTACT: MEL EASTER EMAIL: MELEC)THELASTUDIONET STRUCTURAL DAVIDO CONSULTING GROUP, INC. ENGINEER 15029 BOTHELL WAY NE - LAKE FOREST PARK, WA 98155 TEL: 206.571 8814 CONTACT: MATT SCNMETTER EMAIL MATTODCGENGR.COM GEOTECHNICAL ASSOCIATED EARTH SCIENCES, INC. ENGINEER: 911 FIFTH AVENUE. SUITE 100 KIRKLAND, WA 98033 TEL (425) 827-7701 CONTACTXURT MERRIM N. PE SURVEYOR: TRAFFIC ENGINEER: BARGHAUSEN ENGINEERS 18215 72ND AVE S. KENT. WA98032 TEL (425) 251.6222 CONTACT: CHRIS MILLER EMAIL: CMILLERQBARGHAUSEN.COM PARAMETR X 411 108TH AVENUE NE. SI0TE 1800 BELIEVUE, WA 88004 TEL (425)4586200 CONTACT: CARTER DONNE EMAIL: CDANNE@PARAMETRIXCOM PHASE TWO OF THREE PHASE DEVELOPMENT OF A MIXED.USE NEIGHBORHOOD CENTER DESIGNED TO PROVIDE AFFORDABLE RESIDENCES FOR SENIORS AS WELL AS OFFICE SPACE. RETAIL AND A NEIGHBORHOOD POLICE RFSDURCE CENTER. PROJECT TO FULFILL THE VISION FOR TUKWILA VILLAGE AND TERMS OF THE DISPOSITION AND DEVELOPMENT AGREEMENT. PROJECT SITE DATA ADDRESS: NORTHEAST AND SOUTHEAST CORNER OF SOUTH 144TH STREET AND TUKWILA INTERNATIONAL BOULEVARD, TUKWILA, WA LEGAL DESCRIPTION: BOUNDARY LOT UNE ADJUSTMENT IN PROCESS ASSESSORS PARCEL NUMBERS: 152304-9092, 1523044)096, 1523044)242, 0040000145, 0040000146, 0040000180, 010000191,0040000194, 0040000196, 0040000188,1554200005.155420-0010, 155420.0015, 15542043020, 155420-0015. 1554204030. 155420-0033, 155420.034, 155420-0035,1554200036, 1554200037 SITE AREA NEW PARCEL A v. 63,053 SF NEW PARCEL B • 60.176 SF NEW PARCEL C • 31.853 5F NEW PARCEL D:.27.793 5F> L5.RARY BY OTHERS NEW PARCEL E = 84,310 51 TOTAL: 248.340 5F (54)6 ACRES) <EXC,LUDING UBRARY> ZONING: URO - URBAN RENEWAL OVERLAY DISTRICT NCC - NEIGHBORHOOD COMMERCIAL CENTER HDR - HIGH DENSITY RESIDENTIAL VICINITY MAP TUKWILA VILLAGE SUMMARY BY PHASE PHASE ONE (PROPOSED) PHASE TWO (PROPOSED) PHASE THREE /PRELIMINARY) OVERALL SITE PLAN CONCEPT BUILDING* BUILDING C (INDOOR COMMUNITY COMMONS) 0010008 PLAZA UIRARY PARCEL (8Y OTHERS) • 20,000 MIN V PER SEC. OOA BUILDING 0 BUILDING E 6UIIONG 8 _•59 LLB OF THE 801101NG A BUILDING D: BUILDING 8: MARKET RATE. NONAGE RESTRICTED APARTM.ENIT5 / MIRED USE CONSTRUCTION TYPE: TYPE SA OVER TYPEIA PODIUM NUMBER OF STORES: 5 STORIES OVER 1 STORY' BASEMENT 51-E AREA NEW PARCEL 41BLA) 63,9895// 147 ACRES BUILDING SUMMARY BY FLOOR MIL USES AREA PARKING 9UNIT5 AFFORDABLE SENIOR APARTMENTS/ MIXED USE 0010 CONSTRUCTION TYPE: TYPE SA OVER EWE IA PODIUM. NUMBER OF STORIES: 5 STORIES OVER 1 STORY. MEZZANINE • BASEMENT SITE AREA NEW PARCEL ISLA) 84,310591.94 ACRES- • SITE TOR 60TH SW65.08 E BUILDING SUMMARY OY FLOOR LEVEL USES MEA PARKING 81)6115 NUKED INCOME SENIOR APARTMENTS / NUKED USE RETAIL CONSTRUCTION TYPE TYPE SA OVER TYPE IA PODIUM NUMBER OF STORIES 4 STORES OVER 15TORY 5110 AREA: NEW PARCEL 6(91/) 66,1785F/ 152 ACRES BUILDING SUMMARY 81: FLOOR LD/E1 USES ARU PARKING /UNITS PI PARKING GARAGE&SERVICES 1 PARKING GARAGE,COMMERCIAL&UVE-WORK 2 9FSIDNTIALI SES 3 RESIDENTIAL USES 4 RE5OE7111ALU505 5 RE50614111USE5 6 RESIDENTIAL USES 19,850 24,630 16,836 16,838 16,838 12,954 11,545 3 2 0 4 78 18 18 13 13 71 PARKING GARAGE & SERVICES 3 OFFICE IA MEZZANINE/OFFICE/AMENITY 2 RESIDENTIAL USES 3 RESIDENTIAL USES 4 RESIDENTIAL USES 5 RESIDENTIAL USES 6 9190183101 05E5 20.895 11,321 4.400 12.626 12,626 12,626 12,626 10,440 0 0 0 0 14 14 14 14 12 3 RES. AMENITYPARENGGARAGEUNITS&RETAIL 2 RESIDENTIAL USES 3 RESIDENTIAL USES 4 RESIDENTIAL USES 5 RESIDENTIAL USES 35,790 24,285 23,080 33,0811 21,850 86 0 0 0 0 5 30 30 30 30 LEVEL ONE COMMERCIAL USES 119,493 5 84 LEVEL ONE C0M140 OAI USES 132,085 86 125 OF THE DDA LEVEL ONE COMMERCIAL USES 97.560 9 68 CORNER RESTAURANT. CAFE GENERAL RETAIL 2,885 1,228 4,052 GENRAI RETAIL 1,800 DIRGE SPACE OFFICE ME22ANINE 10,650 3.500 WORK- PORTON OFF LIVE/WORK UNIT • N CONFORMANCE WITH SECTION 2.111 RESAURANT RETAILSPACE 8,165 1.800 1,860 14,150 COVENANT) PARKING PROVIDED PARKING PROVIDED GARAGE STALLS SURFACE STALLS 49 29 PARKING PROVIDED GARAGE STALLS SURFACE STAUS 85 53 GARAGE STALLS SURFACE STALLS 66 34 73 136 171ALOING E. 120 BUILONG C AFFORDABLE SENIOR APARTMENTS / MIXED USE )POLICE) CON51118C1109 NPE: TYPE SA OVER TYPE IA PODIUM NUMBER OF STORIES: 4 STORES OVER 1STORY • MEZZANINE SITE AREA NEW PARCEL E ISLA/ 84.3105F/ 3.94 ACRES. • SITE FOP. 80011 BLOCS. D & 6 800LDING SUMMARY BY FLOOR LEVEL USES MFA PARKING 4UN/ IS PROJECT TOTALS INDOOR COMMUNITY COMMONS ANO CAFE CONSTRUCTION TYPE: TYPE 5B NUMBER O STORIES: 15TORY 5(8 AREA: NEW PARCEL C(8 LA) 3186359/ .73 ACRES BUILDING SUMMARY BY FLOOR LEVEL USES AREA PARKING 9UNITS PHASE1 COMMERCIAL SPACE COMMUNITY SPACE RESIDENTIAL UNITS PARKING STALLS 11.323 2,952 64 154 PHASE 2 COMMERCIAL SPACE RESIDENTIAL UNITS PARKING STALLS 17,350 193 200 1 COMMUNITY ROOM 1 CAFE• 1 RECEPTION 3 RE5TROOMS 9 STORAGE 5 CATERING KITCHEN 6 MECIANCAL 1,711 1,298 215 360 200 368 98 1 1 COMMERCALyMKING GARAGE/SE9VKES 8 UNITS 1A MEZZANINE PARKING/SERVICES 2 RESIDENTIAL U5E5 3 RE95ENTIAL USES 4 RESIDENTIAL USES 5 RE5OENTIAI USES 38,540 18,263 24,125 24,125 24.125 24,125 153,303 68 35 0 0 0 0 5 0 28 31 31 30 PHASE3 COMMERCIAL SPACE RESIDENTIAL UMTS PARKING STALLS 1.800 125 120 LEVEL ONE COMMERCIAL USES 103 125 TOTALS ILVEL ONE COMMON:AL 1615 4,250 6 ODA COMMERCIAL SPACE COMMUNITY SPACE RESIDENTIAL UNITS PARKING TOTALS IAPPUUTIOS FOR PAAKWO IILDU7TIOR1 30,473 2,952 402 OF THE DOA NEIGHBORHOOD POLICE RESOURCE CENTER' GENERAL 05161/DFF:a 2.000 1.203 LIFE• • N CONFORMANCE WITH 5ECT0N 2.11(RES-AURANT UTNE SPACE 1.298 COVENANT) • IN CONFORMANCE WITH Kam 2.12(POU5E RESOURCE CENTER) 3,200 OF THE PARKING GARAGE STALLS PARKING SURFACE PAILS • ON.STREET PARKING 323 146 38 PARKNG PROVIDED PARKING PROVIDED • GARAGE STALLS SERFAGE STALLS (SNARED PARKING ON PARCEL 8/PHASE 3) 0 16 GARAGE STALLS SURFACE STALLS • 18 STALLS FOR ROM PARKING EASEMENT 103 19 •18 STALLS FOR KCHA PARKING EASEMENT 487 16 322 DRAWING INDEX SHEET TITLE DATE REV. CS COVERSHEET 0221/14 SITE PLANS PLO OVERALL SITE PIAN 0221/14 P1.1 PHASED DEVELOPMENT PLAN 0221/14 P12 SENSRNE AREAS PLAN 0221/14 P13 SIGNAGE PLAN 0221)14 SURVEY 1 OF ALTA /ACSM LAND TITLE SURVEY 08/01/31' 2 OF 3, ALTA / ACSM /AND TIRE SURVEY 0901/11 2 OF3' ALTA I AGSM LAND TITLE SURVEY 09/01)11 BUILDING O P23 BLILDNG D SITE PIAN 02/21/14 P21 LEVEL P1 FLOOR PLM/ 02/21/14 P2.2 LEVEL 1 FLOOR PLAN 0221/14 723 LEVEL 1A MEZZANINE FLOOR PLAN 02/21/14 P24 LEVELS 26 FLOOR PUN 0221/14' P2.5 LEVEL 6 FLOOR PLAN 0221/14 P2.6 ROOF PLAN 0221114 P2.7 EXTERIOR ELEVATIONS 0221/74 P28 EXTERIOR ELEVATIONS 0221/14 P2.9 BUILDING SECTIONS 0221/14' P210 NEW - NW CORNER 02/21/14 P211 '. NEW -NE CORNER 02/21/14 P212 VIEWS - SW 8 SE 0221/14' P213 VILLAGE CONTEXT VIEWS 0221/14 P2.14 DETALS 0221/14 P220 BULDNG 0 LEVEL 1 - LANDSCAPE PLAN 02/21/14 BUILDING E P3.0 BUILDING E SITE PLAN 0221/14 P3.1 LEVEL 1 FLOOR PIAN 0221/14 P3.2 LEVEL 1A MEZZANINE FLOOR PLAN 02/21/14 P3.3 LEVEL 2 FLOOR PLAN 02/21/14 P3.4 LEVELS 3-4 FLOOR PLAN 0221/14 73.5 LEVEL 5 - FLOOR PLAN 02/21/14 P34 ROOF PIAN 0221/14 P3.7 P3.8 P3.9 EXTERIOR ELEVATIONS EXTERIOR ELEVATIONS EXTERIOR ELEVATIONS / SECTIONS P3.10 VIEW - NE CORNER 02/21/14 0221/14 02/21/14 0221/14 P3.11 VIEW - NW CORNER 0221/14' P3.12 VIEWS -SE 8 SW 0221)14' P3.13 VILLAGE CONTEXT VIEWS 02/21/14 P3.14 73.20 P3.21 P348 DETALS BUILDING E LEVEL 1- LANDSCAPE PLAN BUILDING E LEVEL 2 - LANDSCAPE PLAN SITE DETAILS 0221/14 0221/14 02/21/14 02/21/14 73.50 LANDSCAPE SCHEDULE. NOTES 8 DETALS 0221/14 P4.1 SITE UGHTNG PLAN 11/08/13 74.20 BUILDING D UGHTiNG PLAN 11/08/13 74.21 BUILDING E LIGHTING PLAN 11/08/13 CIVIL c1 COVERSHEET 11/08113 C2 HORIZONTAL CONTROL PIAN 11/08/13 C3 TE.5.0. PLAN 11/08/13 C4 DEMOLITION PLAN 11/08/13 C5 GRADING PUN 11/08/13 C6 STORM DRAINAGE PIAN 11/08/13 C7 STORM DRAINAGE PROFILES 11/08/13 C8 S. 144TH ST. ROADWAY IMPROVEMENTS PIAN 8 PROFILE 11/08/13 co STORM DRAINAGE NOTES AND DETAILS 11/08/13 CIO STORM DRAINAGE NOTES AND DETAILS 11/08/13 C11 STORM DRAINAGE NOTES AND DETAILS 11/08/13 C12 STORM DRAINAGE NOTES AND DETAILS 11/08/13 C13 T.ES.C. NOTES AND DETAILS 11/08/13 C14 CONSTRUCTION NOTES AND DETAILS 11/08/13 JOHNSONB UNDO. 15200 52nd Ave. South SLAI0 300 Beak, WA 88188 Phone 206.766.8300 vrons4ohroontroveLcon ARCHITECTURE INTERIOR DESIGN Grp L Abele, NA 341849 A. Mims, NA 3380 REGIARCHITECT. n1.I.BIOE E 07 8058/46108 1 E •.:s lC 15507;11111E: 02/21/2014 -,y PROJECT ft 1026 RLENAME: 1028_OCS DRAWN BY: DWK COVER SHEET CS B.A.R. SUBMITTAL SURVEY INFORMATION BASIS OF BEARING - NAD83/91 PER CITY OF TUKWILA THE BASIS OF BEARINGS FOR THIS SURVEY IS NAD 83/91 PER CITY OF TUKWILA CITY OF TUKWILA HORIZONTAL CONTROL POINT N0. 17 (5. 1/4 CORNER OF SEC. 15) WAS HELD FOR POSITION AND A LINE BETWEEN SAID POINT N0. 17 AND CRY OF TUKWILA HORIZONTAL CONTROL POINT 740. 1925 WAS HELD FOR ROTATION BEING NORM 87 35 22 WEST. VERTICAL DATUM - NAVD 58 PER CITY OF TUKWILA THE VERTICAL DATUM FOR 11115 PROJECT I5 NAVD88 PER CITY OF TUKWILA. CITY OF TUKWILA 00.6101 POINT N0. 17 (S. 1/4 CORNER OF SEC. 15) WAS HELD FOR ELEVATION, BEING 298.757'. PROCEDURE / NARRATIVE: HELD 112AVER5E USING A 1RIMBLE 5500' ROBOTIC TOTAL STATION. NIMBLE 'S6' ROBOTIC TOTAL STATION AND TOPCON GR3 GPS SUPPLEMENTED WITH 11010 NOTES WAS PERFORMED. ESTABLISHING THE ANGULAR, DISTANCE AND VERTICAL RELATIONSHIPS BETWEEN THE MONUMENTS, PROPERTY LINES. AND TOPOGRAPHIC FEATURES AS SHOWN HEREON. THE RESULTING DATA MEETS OR EXCEEDS THE STANDARDS FOR VNO BOUNDARY SURVEYS AS SET FORTH IN WAC 332-130-090. REFERENCE MAPS: 1. RECORD -OF -SURVEY 4E0.440.20050725900010 2. RECORD -OF -SURVEY REC,90.20010111900012 3. RECORD -OF -SURVEY REC60.20054503900013 4. RECORD -Of -SURVEY REGN0.20011029900014 5. PUT OF JAMES CLARKS GARDEN ADDITION 00L13. PC.12 6. RAT OF ADNAS HOME TRAMS VOL10, PG.31 TOTAL AREA 254,514±SF. (5.843±ACRES) SURVEYOR NOTES: 1. THERE ARE NUMEROUS UTILITIES ALONG THE WEST 0NE5 OF TIRE PARCELS A 8 AND C NOT CONTAINED WITHIN EASEMENTS 2. THERE ARE A FEW ENCROACHMENTS ALONG THE BOUNDARIES. SEE SHEET 2 AND 3. 3. THERE AREA FEW OVERLAPPING LEGAL DESCRIPTIONS AS SHOWN. 4. THERE ARE TWO SIGNIFICANT GAPS IN DESCRIPTIONS. ONE IN THE NORM PORTION OF THE SITE AND THE OTHER 15 IN THE SOUTH PORTION OF THE SITE. SEE SHEETS 2 AND 3, TAX PARCEL NOS: 152304-9242. 152304-9096, 152304-9092. 155420-0005, 155420-0010, 155420-0015, 155420-0020, 155420-0025, 155420-0030, 155420-0036, 155420-0037. 155420-0033. 155420-0035, 155420-0034. 004000-0180. 004000-0194, 004000-0146. 004000-0145, 004000-0191. 004000-0196, 004000-0198. LEGAL DESCRIPTIONS: (PER PACIFIC NORTHWEST TITLE COMPANY ORDER 440, 1164187, SECOND REPORT DATED FEBRUARY 28, 2012 AT 8:00 A.M.) 1111E PARCEL A 1101 PORTION OF LOT 9 6 9.000 3 OF A4ME5 CLARK'S GARDEN AOar00N TO THE CITY OF SEATTLE, A5 PER PUT RECORD. N VOLUME 13 OF PUTS, PAGE I2, RECORDS OF KING COUNTY AUDITOR; AND OF THE Sr... 1/4 OF THE 900111460 I/4 OF SECTION 15, TOWNSNP 23 NORTH, RANGE a EAST W.M. OESCRIBE7 AS N.D. BEGINNING AT THE NORTHWEST CORNER CR 1FE SOUTH 812.6 FEET OF THE EA. 425.5 FEET OF SVD SOUTHEAST I/4: THENCE SOUTH 01'2730" WEST 200 FEET TO THE TRUE PONT OF BEGINNING OF THIS DESCRIPTION, THENCE SONHWESTERLY TOA POINT ON THE EASTERLY UNE Of PMIFlC HIGHWAY SOL. (STATE ROAD N0, 1), DISTANT SOUTHERLY 250.50 FELT (AS MEASURED .NG SNIT EASTERLY UNE) FROM THE INTERSECT. OF MD EASTERLY LINE 00TH ME NORTH UNE OF ME SOT, 612.6 FEET OF S. SOTHF/ST THENCE SOTHEALY ALONG SAD EASTERLY HIGHWAY LINE TO THE SWIM LINE Of SAID LOT 9, THENCE EASTERLY ,4 10 0 SAID SOUTH WE TO TIE SOUTHEAST CORNER THEREON THENCE SOUTHERLY TOA POM M ME NORTHERLY LME OFA TRACT CO.. TO 214 HUHIINCNN BY DEED RECORDED UNDER KING COUNTY RECORDING N0. 412377; THENCE EASTERLY ALONG SMD NORTH URE 10 A POM WN90 BENS SOUTH O1.2Y30. WEST 0mow051 THE TRUE PONT OF BEGINNING; THENCE 50454020 EAST TOA POINT 405.04 RET 691; FROM 159 EAST LINE OF SAO SOUTHEAST 1/4 CF SOUTH 50666651 4/4: THENCE 110. PNCWEL WITH SAID EAR UNE 65 FEL; THENCE NORTHWESTERLY TO THE TRUE POM OF BEGNNNG, 1111E PARCEL 4-1: a NON -810W955 EASEMENT 009 INOR1SS AND EGRESS OPER A STRIP CO LAND 20 FELT W MOTH THE SOUTHERLY UNE OF WHOA 5 DESCRIBED L FOLIOWS BEGINNING ATA POINT ON THE NORTH UNE OF THE NORTH 398.1 FEETOF THE EAST 2ET Of THE 50111 812.6 FEET Cr AHE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OE SECTION 15, TOWNSHIP 23 NORM, RANCE4 UST W.N. 100 FEET OSTMNF UST OF THE NORTHWEST CORNER Of SAND SU80MSION; THENCE SOUTH 01.21110' WEST 200 FEET TO THE HUE PONT Of BERNNING 6 THE SOUTHERLY LINE OF THE EASEMENT HERON DESCRBEO THENCE SOUTHWESTERLY TOA POINT ON THE EASTERLY MARGIN OF PACIFIC HIGHWAY SOU, (RATE ROW NO. 1) WHCH POINT IS 250.50 FEET SOUTHERLY AS MEWRED ALONG SRO HIGHWAY FROM A PONT N HE .1 MARGIN OF SID HIGHWAY DISTANT 23,40 FEET. MORE OR LESS, WEST OF THE WEST UNE OF THE SUBDIVISION HEREIN DESCRIBED AND W THE NORTH LINE THEREOF AS THE SAME IS PRODUCED WESTERLY; SITUATE N THE CIO' OF TUKWILA CO., OF KITS, STATE M WASHINGTON. 1111E PARCEL & THE NORM 185 THE SWM 4309 FEET OF TIE WEST 505 FEET OF THE EAST 1,031 RET OF THE S WINTER NTER OF THE OU STHWEST QUARTER OF SECTION 15, TOWNS. 20 NORTH, RANGE 4 UST, W.Y. LYING EASTERLY OF WASHINGTON 51419 STATE HIDwAY N0, 1 S.A.(PAC. HIGHWAY I 11Y COF 10 441 5044 COUNTY OF KING , RATE OF 8450910 054. TIAL PARCEL C. LOTS I THROUGH 6 INCLUSIVE. CNRRY LAE ACCORDING TO THE PUT THEREOF RECORDED IN VOVA1E 48 OF PUTS. PAGE 21. IN RANG COUNTY, WASHINGTON:: DUD PARCEL 0 THE SOUTH 245 FEET OF THE WEST 505 FEET OF THE EAST 1031 FEET OF THE SOUTHEAST I/O OF THE 5001HW61 1/4 OF SECTION 15. TOWNSHIP 23 NORTH, RANGE 4 EAR WM., LYING LY OF THE STATE HIGHWAY N0. I; EXCEPT THE SOUTH 20 FEET THEREOF CONVEYED TO0 KING COUNTY FOR ROAD BY INSTRUMENT RECORDED UNDER RECORDING N0. 1156645; MO EXCEPT THAT PORTON OF THE SOUTHEAST 1/4 OF THE SOUTH00 4 4/4 OF SECTION IS, TOWNSHIP 23 NORTH, RANGE 4 051 MIA,, LYNG STERLY OF THE AK OF A O. A RADIUS 2.5 E NOR, GHT OF WAY SOUTH 14TH STREET AND HE EAR ROHE CIRCLE wAYRA UNE OF PPACIFIHIGHWAYESOUTH, CONVEYED TO TO HCOUNTYT BYRIOEED RECORDED Of UNDER RECORDING N0. 7409040396; SITUATE IN THE Cf, OF NM, CO., OF KING, STATE OF WASHINGTON. 1111E PARCEL O LOT A OF SHORT PUT N0. 90 -9 -SS. RECORDED UNDER RECORDING N0. 9010240314, BONG A PORTION OF Lm 7. CHERRY LANE. ACCORDING TO THE HAT THEREOF RECORDED N INHUME 48 OF MTS, PACE 21, W KING COUNrv. WASHPT . 1111E PARCEL 5: LOT 6 OF SHORT M1 W0, 90-6-55. 0500950 UNDER RECO.NG N0. 9010240314, BONG A PORTION OF LOT 7. CHERRY UNE. ACCORDING TO THE MT HEREOF RECORDED IN POW. 46 OF MTS PAGE 21. W KING COUNTY, WASHINGTON; 1111E PAR C& C THE NORTH 220 FEE( OF LOT 7, CHERRY UNE ACCONONG TO THE PUT THEREOF IECO60E0 IN VOLUME 48 OF PUTS, PALE 21. 6 KING COUNTY. WASHINGTON: EXCEPT ME NORTH 132 FEET THEREOF; TOTE FORCE N LOT T, CHERRY UNE, ACCORDING TO THE M1 THEREOF RECORDED IN VOLUME 46 OF Pun, PAGE 21, IN KING COUNTY, WASHING -10R EXCEPT THE NORM 220 FEET THEREOF; AND EXCEPT THE SOUTH 84 FER THEREOF; 1111E PARCEL t THE SOUTH 84 FEE OF LOT 7, CHERRY LINE, ACCORDING TO TEE PUT THEREOF RECORDED IN VOLUME 48 OF PUTS, PAGE 21, IN KING COUNTY, WASHINGTON; 1111E PARCEL THE SOUTH 65 FEET OF THE NOR, 185 FEET OF THE SOUTH 414.5 FEET OF THE WEST 100 FEET OF THE UST 120 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTON 15 TOWNSHIP 23 NORTH. RANGE a EAST w M. EXCEPT 42ND AVENUE SWM RIOT -OF -WAY AS INDEXED Be DEED RECORDED UNDER RECORDING NO 5596214. SITUATE IN THE COY OF NKWU COUNTY OF KING, STAR OF WASHINGTON. RITE PARCEL K: THAT PORTIO: OF THE NORM 105.12 RET OF Lm 13 LUNG EASTERLY OF STATE ROD NO 1 IN ACK 2 OF A<MIS HOME TRACTS, A5 PER Ml RECORDED W VOLUME it OF MTS PALE 31. RECORDS OF KING COUNTY. EXCEPT ROSE PORTIONS OF LOT 13 0016.E0 FOR ROW PURPOSES TO KIND COUNTY, RATE OF WASHINGTON, RECORDED UNDER RECORDING NO 7 5011 5 0141 AND 10 THE STATE OF W.6.11.Ov RECORDED UNDER <CORI. NO 960326430, RECORDS OF AND COUNTY, BERATE N THE OD OF NDVAN COUNTY OF KNG, RATE OF TIRE PARCEL L THE WEST 60 RET OF TE NORTH 83 FEET OF LOT 14 1N BLOCK 2 OF ADAMS HONETRACTS, AS PER PUT RECORDED N VOLUME 11 O MTS, PAGE 31, RECORDS OF KING COUNTY, SITUATE IN THE CITY OF TUKWILA, COUNT0001 Y OF KING, STATE OF WASHINGTON. IM � OF LOTS 13 AND 14 IN BLACK 2 OF ADAM H091 TRACTS OSCROEO AS FOLLOWS: BEGINNING ATA POM 60 FEET GST AND 159 ENT NORTH OF THE SWTHWE51 CORNER OF TRACT 14; THENCE WESTERLY 100 FEET: THENCE NORTHERLY 26 FEET; THUG WESTER, 28.51 FEET TO ME EASTER, MANN Of PACIFIC HIGHWAY SOUTH: THENCE NORHEASIFRLY ALONG SAD HIGHWAY 23., FEET THENCE ..LY 109.85 FEEL: MOS£ NORTHERLY 22.20 FEET; THENCE EASTERLY 60 FEE: THENCE SOUTHERLY 70.60 FEE TO PONT OF BEGINNING: =WIN THE COUNTY OF KMT, STATE OF W494641ASWNGTOH, TITLE PARCEL FL THAT PERRON OF LOTS 12, 13 AND l4 IN .CK 2 OF ADMTS HOME TRACTS DED AS FOLLOWS BEGINNING 60 FEET EAR AND 125 RET NORM OF THE 5011.551 CORNER W 14001TRACT 14: THENCE WESTE.Y 198.14 FEET TO THE EASTERLY CONN OF PAC. HI.LAY SOUTH; THENCE NORTHEASTERLY ALONG SND 11101.1 63.01 FEET; THENCE 05TERLY 78.51 FEET: THENCE SOTEERLY 26 FEET: HENCE EASTERLY 100 FEET; THENCE SOUTHERLY N FEET TO PONT OF BEGINNING. ALTA / ACSM LAND TITLE SURVEY SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. OTTE IVACO. 0 OT 14 N BLOCK 2 OF ADAMS HONE 10915. AS PER PUT RECORDED IN vOUAE LI OF PUTS. PAGf 31. X600905 OF TONG COUNTY; EXCEPT THE W£S1 60 FEET THEREOF. TE IN THE CITY OF TUtteU COUNTY OF KING. STATE OF WASHINGTON. TITLE PARCEL P. THE WEST 28.6 FEET OF IDT 15 N BLOCK 2 OF ADAMS NOME TRACTS, AS POR M1 RECORDED IN WHINE 11 OF PUTS. PAGE 31. RECORDS OF KING COUNTY; ' STA. IN THE Cm OF 11110 A COUNTY 6 KIR., STATE OF 71,45116.011. 1111E PNiL4 R 15. TRH.<<E ACK ApM5 FACTS, N:CORONG TO THE PUT THEREOF, RECORDED W VOL. 11 OF MKING TS, PALE 31, IN CDUNP, EXCEPT THE WEST1 29.5 FEET THEREOF: EYC. THE SOUTH 11 5 FEET THEREOF; AND EXCEPT THE GTT 3.0FEET THEREOF. SPECIAL EXCEPTIONS: (PER PACIFIC NORTHWEST TITLE COMPANY ORDER N0. 1164187. SECOND REPORT DATED FEBRUARY 28, 2012 AT 800 AM.) 1. LIEN OF THE REAL ESTATE BOISE SAES TAX AND SURCHARGE UPON ANY SALE OF 540 PREMISES. IF UNPAID. AS OF THE DATE HERON, THE EXCISE TAX RATE FOR THE CRY OF TUKWILA IS AT 1.78%. LEW/AREA CODE: 2413 AND 2401 (NOT-PLOTTABLE) GENERAL TAX NOTE 2. THE PROPERTY HERON DESCRIBED 5 CARRIED ON THE TAX ROLLS AS EXEMPT: HOWEVER, IT WILL BECOME TAXABLE FROM THE DATE OF TRANSFER TO A TAXABLE ENTITY. (NOF-PLOTTABLE) GENERAL TAX NOTE 3. GENERAL TAX EXCEPTION FOR YEAR 2012 (NOT-PLOTTABLE) 4. GENERAL TAX EXCEPTION FOR YEAR 2012 (NOT-PLOTTABLE) 5. GENERAL TAN EXCEPTION FOR YEAR 2012 (NOT-PLOTTABLE) 6. MEMORANDUM OF LEASE: LESSOR: FREDRICK W. 800056EY DBA 900096EY ENTERPRISES LESSEE: BRIAN 5INGH HARE AND JA1145009 PABLE OBA INTERNATIONAL INMAN CUISINE DATED: AUGUST 13, 1999 RECORDED:: AUGUST 16, 1999 RECORDING NO.: 19990816000531 AFFECTS: PARCELS K AND L (NOT-PLOTTABLE) 7. UNRECORDED LEASEHOLDS. IF ANY, RIGHTS OF VENDORS AND SECURITY AGREEMENT ON PERSONAL PROPERTY AND RIGHTS OF TENANTS. AND SECURED PARTIES TO REMOVE TRADE FIXTURES AT THE EXPIRATION OF THE TERM. (NOT -P 01088LE) 8. EASEMENT AND THE TERMS AND CONDITIONS THEREIN. INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: THE STATE OF WASHINGTON PURPOSE: TO EXTEND SLOPES. GRADES OR EMBANKMENTS AREA AFFECTED: PORTION OF PARCEL N RECORDED: MARCH 08. 1930 RECORDING 540.: 2591475 (PLOTTED HEREON) ONLY OVER LOT 12 9. AN EASEMENT AFFECTING THE PORTION OF SAID PREMISES AND FOR THE PURPOSES STATED THEREIN. INCLUDING. BUT NOT LIMITED r0. THE FOLLOWING: FOR: DRAB4AGE PIPES AREA AFFECTED: PORTION OF PARCEL M DISCLOSED BY INSTRUMENT RECORDED, JULY 03. 1947 RECORDING NO.: 3702186 (NOT-PLOTIABLE) BLANKER IN *1410 E 054R A POR110N THE WEST 60' OF LOT 14. AREA GENERALLY PLOTTED HEREON. 10 EASEMENT AND THE TERMS MD CONDITIONS THERON, INCLUDING, BUT NOT LIMITED T0, THE FOLLOWING, GRANTEE: KING COUNTY WATER DISTRICT 838 PURPOSE: SEWERS AREA AFFECTED: PORTION OF PARCEL P RECORDED: NOVEMBER 18. 1947 RECORDING NO.: 3745751 (NOT-PLOTTABLE) BLANKET IN NATURE OVER A THE WEST 28.6' PF LOT 15 11. EASEMENT PROVISIONS, COVENANTS, CONDITIONS. RESTRICTIONS, 200100PON5, AGREEMENTS, NOTES AND OTHER MATTERS AS CONTAINED IN THE PUT OF CHERRY WJE RECORDED IN VOLUME 48 OF PLATS. PAGES 21. IN KING COUNTY, WASHINGTON. AFFECTS: PARCELS C. E. F. G, H AND I (6401-PLOTTABLE) 12. AN EASEMENT AFFECTING THE PORTION OF SAID PREMISES AND FOR 111E PURPOSES STATED THEREIN. INCLUDING. BUT NOT LAMED T0, THE FOLLOWING: FOR: DRIVEWAY AREA AFFECTED: WEST 10 FEET OF PARCEL 0 DISCLOSED BY INSTRUMENT RECORDED: MARCH 25, 1948 RECORDING 540.: 3785994 (PLOTTED HEREON) 13. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY AND BETWEEN: F M. LONG, ET UX. AND KING COUNTY WATER DISTRICT 038 DATED: JANUARY 31, 1948 RECORDED: OCTOBER 10, 1952 RECORDING 1116 4280075 REGARDING: CONNECTION TO DRAINAGE UNE AFFECTS: PARCEL P (NOT-PLOTUBLE) 14. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY AD BETWEEN: WILLIAM MANNING, ET AL. AND KING COUNTY WATER DISTRICT /38 DATED: MAY 28. 1949 RECORDED: OCTOBER 10. 1952 RECORDING NO.: 4280076 REGARDING: SEWER UNE MAINTENANCE AFFECTS: PARCEL P (NOT-PLOTTABLE) BLANKET OVER SOUTHERLY PORTION OF LOT 15 15. DRAINAGE RELEASE AND THE TERMS AND CONDITIONS THEREOF: BY AND BETWEEN: JOHN A. DEAN, ET UX. AND KING COUNTY DATED: FEBRUARY 03. 1953 RECORDED: FEBRUARY 11. 1953 RECORDING NO.: 4314485 REGARDING: CONSENT TO THE NATURAL FLOW OF SURFACE WATER FROM THE PUT OF CHERRY LANE TO BE CARRIED IN RS NATURAL CHANNEL ACROSS THE SUBJECT PROPERTY AND TO HOLO KING COUNTY BLAMELESS FOR ANY DAMAGE THAT MAY BE CAUSED BY SAID DRAINAGE ROW. AFFECTS: PARCELS E THROUGH I (APPROXWATELY SHOWN) SEE THE LOCATION OF THE ORA044GE CHARNEL ON SHEET 2 16. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUN NOT LIMITED T0. THE FOLLOWING: GRANTEE: VAL WE SEWER DISTRICT PURPOSE: A GRAVITY SANITARY SEINER UNE OR LINES AREA AFFECTED: PORTION OF PARCEL 0 RECORDED, JANUARY 02, 1958 RECORDING NO.: 4862270 (PLOTTED HEREON) 17. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING. BUT NOT LIMITED T0, THE FOLLOWING: GRANTEE: VAL WE SEWER DISTRICT PURPOSE: A GRAV0Y SANITARY SEWER UNE OR LINES AREA AFFECTED: PORTION OF PARCEL A RECORDED: JANUARY 06 1958 RECORDING NO.: 4863932 (PLOTTED HEREON) 18. EASEMENT AND THE TERMS AND CONDITIONS HEREIN. INCLUDING, BUT NOT GAITED T0. THE FOLLOWING: GRANTEE: VAL VUE SEWER DISTRICT PURPOSE: A GRAVITY SANITARY SEWER UNE OR LINES AREA AFFECTED: PORTION OF PARCEL A RECORDED: JANUARY 08. 1958 RECORDING 540.: 4863933 (PLOTTED HEREON) 19. RICHT TO MARE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HERON DESCRIBED AS GRANTED IN DEED: RECORDED: JUNE 13. 1963 RECORDING NO.: 5593214 GRANTEE: K1110 COUNTY AFFECTS: PORTION OF PARCEL J (NOT-PLOTFA8LE) BLANKET SLOPES OVER TIRE PARCEL J. *NCH 5 NOT A PART OF THIS NSA 20. EASEMENT AND THE TERMS AND COND1IONS THEREIN, INCLUDING, BUT NOT UNITED T0, THE FOLLOWING: GRANTEE: KING COUNTY PURPOSE: SLOPES AREA AFFECTED: POR1ON OF PARCEL 0 RECORDED: JUNE 19. 1974 RECORDING NO.: 7406190219 (PLOTTED HEREON) 21. EASEMENT AND THE TERMS AND CONDITIONS THEREIN. INCLUDING, BUT NOT LIMITED T0, THE FOLLOWING: GRANTEE: KING COUNTY PURPOSE SLOPES AREA AFFECTED: PORTION OF PARCEL 0 RECORDED: JUNE 19, 1974 RECORDING 90.: 7406190221 (PLOTTED HEREON) 12. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED A5 GRANTED IN DEED, RECORDED: SEPTEMBER 04. 1974 RECORDING NO.: 7409040396 GRANTEE: KING COUNTY AFFECTS: PORTION OF PARCEL 0 (NOT-PLORABLE) BLA1RDET IN NATURE 23. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING. BUT NOT UNITED T0, THE FOLLOWING'_ GRANTEE: KING COUNTY PURPOSE: SIDEWALK AREA AFFECTED: PORTION OF PARCEL 0 RECORDED: SEPTEMBER 04, 1974 RECORDING NO.: 7409040397 (PLOTTED HEREON) 24. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT MIMED T0, THE FOLLOWING. GRANTEE: THE CITY OF SEATTLE PURPOSE: ELECTRIC TRANSMISSION AND DISTRIBUTION UNE FACILITIES AREA AFFECTED: PORTION OF PARCEL D RECORDED: NOVEMBER 01, 1974 RECORDING NO.: 7411010445 (DOESN'T AFFECT) DESCRIPTION 15 WEST OF INTERNATIONAL BLVD, 25. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING. BUT NOT UNITE TO. THE FOLLOWING: GRANTEE: KING COUNTY PURPOSE: SLOPES AREA AFFECTED: PORTION OF PARCEL L RECORDED: NOVEMBER 12. 1914 RECORDING NO.: 7411120163 (PLOTTED HEREON) 26. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT MIRED T0, THE FOLLOWING' GRANTEE: KING COUNTY PURPOSE: SLOPES AREA AFFECTED: PORTION OF PARCEL K RECORDED: NOVEMBER 13, 1974 RECORDING NO.. 7411130393 (006X7 AFFECT) AREA NOW IS WITHIN PUBLIC R/W 27. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED: RECORDED: JANUARY 15, 1925 RECORDING NO.: 7501150141 GRANTEE. KING COUNTY AFFECTS: PORTION OF PARCEL K (NOT-PLOITA8LE) 767914(1464 NATURE 28. CONO1105S. NOTES, EASEMENTS, PROLUSIONS ANO/OR ENCROACHMENTS CONTAINED OR DELINEATED ON THE FACE OF THE SURVEY RECORDED UNDER RECORDING NUMBER 7611029008, IN KING COUNTY. WA5H110105, AFFECTS: PARCELS 0 AND P (PLOTTED HEREON) 29. CONDITIONS, NOTES. EASEMENTS, P801,434059 AND/OR ENCROACHMENTS CONTAINED OR DELINEATED ON THE FACE OF THE SURVEY RECORDED UNDER RECORDING NUMBER 8001239002, IN KING COUNTY, WASHINGTON. AFFECTS: PARCELS B AND C (NOT-PLOTTABLE) 30. RIGHT OF ENTRY AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY ANO BETWEEN: TCI CABLEN51044 OF WASHINGTON, INC., AND LEO HALFW1 RECORDED: JULY 01, 1988 RECORDING NO.: 8607010903 AFFECTS: PARCEL D (NOT-PIDTTABLE) 31. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY AND BETWEEN: VAL WE SEWER DISTRICT AND THOMAS M. AND BARBARA L 5440101 DATED: SEPTEMBER 06, 1988 RECORDED: SEPTDIBER 26. 1988 RECORDING N0.: 8800260958 AFFECTS: PARCELS 0, H AND I (NOT-PLORABLE) 32. COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS CONTAINED IN SHORT PIAT NO. 90-9-55 : RECORDED: OCTOBER 24, 1990 RECORDING 90.: 9010240314 AFFECTS: PARCELS E A140 F (NOT-PLOTTABLE) 33. CONDITIONS, NOTES, EASEMENTS, PR00100445 AND/OR ENCROACHMENTS CONTAINED OR DELINEATED ON THE FACE OF THE SURVEY RECORDED UNDER RECORDING NUMBER 9210079005. IN KING COUNTY, WASHINGTON. AFFECTS: PARCEL J (NOT-PLO5TA81E) 34. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT UMRED T0. THE FOLLOWING: PURPOSE: GAS LINE AREA AFFECTED: PORTION OF PARCEL I RECORDED: MARCH 21, 1994 RECORDING NO.: 9403212327 (PLOTTED HEREON) 35. UNRECORDED AGREEMENT AND THE TERMS AND CONDMONS THEREOF. BY AND BETWEEN: KING COUNTY LIBRARY SYSTEM AND SCOTT 004044E DATED: OCTOBER 1, 1992 DISCLOSED BY INSTRUMENT RECORDED: DECEMBER 22, 2000 RECORDING NO.: 20001222000514 AFFECTS: PARCEL J (NOT-PL0TTA8LE) AFFECTS 551LE PARCEL J, RANCH 5 NOT A PART OF THIS ALTA 36. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THERON, INCLUDING. BL/1 NOT LBARED T0, THE FOLLOWING: RESERVED BY: THE HOUSING AUTHORITY OF THE COUNTY OF KING PURPOSE: PARKING AREA AFFECTED: PORTION OF PARCEL 0 RECORDED: JUNE 14, 2002 RECORDING NO.: 20020614001446 SAID EASEMENT 15 FURTHER CLARIFIED BY INSTRUMENT RECORDED UNDER RECORDING N0. 20070330001697. (PLOTTIM HEREON) VICINITY MAP N.T.8 SURVEYOR'S CERTIFICATION: 70: THE CITY OF TUKWILA, A MUNICIPAL CORPORATION 11 PACIFIC NORTHWEST TYRE COMPANY: THIS 15 TO CER0FY THAT THIS MAP OR PLAT AD THE SURVEY ON WHICH R 5 BASED WERE MADE IN ACCORDANCE MAIM THE 2011 MINIMUM STANDARD DETAIL REOUIREMENTS FOR ALTA/AC59 LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS AND 160100E5 ITEMS 5, 7(81)(0), B. 9, 4l(4((5), 16. 17 AND 18 OF TABLE A THEREOF. THE FIELD WORK WAS COMPLETED IN MARCH. 2012 DATE OF PLAT OR MAP: MARCH 15, 2012 7 7/9/12 BRIA 0 014100L1. P.L.S. WASHINGTON REGSTRAT 540. 06315 ATE LAND TITLE SURVEY 0 M H N 3 = Qla f - Z 2 U U W QCCZ Vr W W z LL °dcc a o -T B U LEI Z Z ~ ' N 0. wH 3 LL H o A TUKWILA VILLAGE O LL O !n LEI X LEI N - M N z 0) 50 CO C 3Ln Ln N N 4- H N 3 Z N N CO Ld LIS -•00114/ SIS-aovv 10 E I0 2 CV 2 10 T CO 19.7 - S 140TH ST S 141ST ST ut S 142ND ST a SITE 0 144TH ST Q 044%VV 5 146TH ST SURVEYOR'S CERTIFICATION: 70: THE CITY OF TUKWILA, A MUNICIPAL CORPORATION 11 PACIFIC NORTHWEST TYRE COMPANY: THIS 15 TO CER0FY THAT THIS MAP OR PLAT AD THE SURVEY ON WHICH R 5 BASED WERE MADE IN ACCORDANCE MAIM THE 2011 MINIMUM STANDARD DETAIL REOUIREMENTS FOR ALTA/AC59 LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS AND 160100E5 ITEMS 5, 7(81)(0), B. 9, 4l(4((5), 16. 17 AND 18 OF TABLE A THEREOF. THE FIELD WORK WAS COMPLETED IN MARCH. 2012 DATE OF PLAT OR MAP: MARCH 15, 2012 7 7/9/12 BRIA 0 014100L1. P.L.S. WASHINGTON REGSTRAT 540. 06315 ATE LAND TITLE SURVEY 0 M H N 3 = Qla f - Z 2 U U W QCCZ Vr W W z LL °dcc a o -T B U LEI Z Z ~ ' N 0. wH 3 LL H o A TUKWILA VILLAGE O LL O !n LEI X LEI N - M N z 0) 50 CO C 3Ln Ln N N 4- H N 3 Z N N CO Ld LIS -•00114/ SIS-aovv 10 E I0 2 CV 2 10 T CO 19.7 - S. 142ND ST. 1.1GIO POLE W/JBD0 TEL JOU LIGHT POLE POWER VAULT W/JBO% CB21 LLOW PAINT WATER 4.4E1ER P%E1N% 0622 POKER POLE 5016 W/M'CNOR FRE HYDRANT W/VALVE BOLLARD ALTA / ACSM LAND TITLE SURVEY iPoL CBI LOT 7 PLAT OF JANES CLAWS GARDEN ADDITION VOL.19, PQM JBOX UCHT POLE 0/.1000 TREE WELL (IYP) TEL NANHOIE UGHT POLE W/JBO% -TREE WELL E WELL (1YP) TREE (TTP) WELL 1511WG 03 r M 20' M INGREINGRESSREC.NOIOD11 2002! EASEMENT • 113(p206� EGRES & C \)) r �•/ 1 A FOUND I• ROH PPE/100 CAP 0.09' S. W 0.16' E. OF CAR FOUND 5/B• REBAR/CAP 15/23504 0.35' N. & 0.35' E OF COR. \\\ 0 15 20 60 m SCALE: 1'-30• 1011 11E S. 430.9' _l •r FRE HYDRANT W/VALVE WATER IAC102 UGH' POLE W/JB0% TREE 1101 (TYR) SIGNAL POLE 16 STALLS S8735'311 130.94' ANCHOR l Y 102735'31W 05.11' B. 01. CULVEFF •r. J ,, ` •r E-286.05' 1396• \ 12. 01. WLVERF8i \ E-205.91' AV" y E 01.000 .r Nr (TYP) UGHT POLE / W/.910% POWER VAULT FRE HYDRANT W/VALVE BOLLARD CAS VALVE LIGHT POLE W/JBO% TREE WELL (TYP) J900 BOLLARDS (TYP) r POWER CABWET SHEET3 LCH1 POLE W/JB0% POWER MANHOLE POWER VAULT TEL. JB00 TEL 1.00% LCHT POLE W/JBO% 0- 5'l0' 1960 Lam' 5.75'1 1 / - � .'05756'31 W 117.53 .r 7 100 -PARK 8 SCH $ r -GONG. 00100760 .' WALL W/ C1IAIINLRO( 1 .r . POWER SBTu'4Bi 105:11' PolE (� • .$ d N0-IRESSPAS 4.t r /1 / 8' • DECCUIXIS 22. 1\ FWND 1 3 4• / ROK PI Nr ' 100CAP0.1'0.1 FIXING I/2• REBAR/CAP 2 0.14' 6. 10 N. OF COR. BLD. 4.9' E OF PROP. LINE FOUND 1/7 RON PIPE/60 CAP 0.27' E. OF COR. BID. 4.9' E OF PROP. UNE !10//11 -L I1 .2816.96' C0005(2) 4- ,, ,1. DECIDUOUS' DECE10000 5• —000910115 12' 1E-264 ECO (1YP r rrs' �SEWER,OMEMFATI REC,ND.4867770 POWER 22000 i� & TEL CABINET t On POA / BO %c . uGH1 r 'L4.. `I %WALKI y � ,/�f 0 1RESSPA5S SIGN ' Y SCN ,r 36 CEDAR 18' LIGHT POLX SBru•52'tI Ios.11' •f6/ 32- I MAPLE 28• 161 CHEP.RY LANE T T 05735.31 11792' 12• CONC. CULVERT 1E-284.85' I CEDAR •r .r H \ LURE SHEET3 T J NOT A PARI L 8 Z UJ I- > Z Cr b cm m LL N 3(0 (n IL ▪ F a ✓ W m 3 F- �y _ a z F- a 3 W O Z Z U Z WV Q < CO CC Z J g8 W Z = 2 (1) $ '- o U O Ifi Z 3 Q A0. w a. J I- Q S U ii 1i 6- TUKWILA VILLAGE u. LL 8 tp tI0 (4) LOHT POLE W/J80X TREE WELL (TVP) SHEET2 POW E R ET 0 15 20 60 SCALE: V-30' TEL R/W PER 20060501000631 "MT WATER METER POWER GROUND RODS uGHT POLE W/3905 51 PEDESTAL CONC WA: POWER POWER VADLT 1EL JB1% ALTA / ACSM LAND TITLE SURVEY 4.5' C3O.<f662rSEWT7822 EN17 1 RE701 58735:502 105,11 ' .d DEODUous 6•' may IV UGC POLE W/JBD% TEL JB1% 4061 POLE W/J80% GAS VALVE 317 6 TEL. • ON 5!057^ soli - 11• C 1 _ cut.79 ,d •d '!Ir )' E-284:9 EEC 8 ( L SHEET2 31 CEDAR ,e 587.35'53't 105.71 UGHT 2' CONC. CULVERT E.28<.85' d 287353, 11792' I CEDAR .d .d H '‘\ .d 32001E 24 CEDAR 4 •d 'EGO'BL06)1 LIGHT '1 Is W/JB0 R/W PER 9510190955 INRO POLE 8/2600 LIGHT POLE 8/2006 WATER VAULT POwER POLE 2802{ PEDESTAL' P011 TEL R SIGNAL JBO6E5 150(7 POLE W/JB0% TEL MANHOLE 4661-31,06 r d C '.d SS .1. 166 /C RAMP .d T •f -__- \ PONE 1 • :. •• E.BOSYIE'1 POIE R-20.00' '•d 570' ••••1 1-31.75' 51007 5)1ER 32' POPLAR .d DECIDUOUS 1 6• METER EROCS20u0U5 31•DEC8520545 • DECIDUOUS i7'. 078735'3115. 84.78' 5` -,n0611 11 \ SCHOOL X816 ` 2 3i • •":3/� _.• '� 1M11nOlEiy J TEL V6i • PER, .6031• 5BT33.31-F; -57,93' HAND i)r>u SIGNAL POLE 200855(2) F00 RINT FF301.76 T. S5 • \2'•25``'\ 3% 0660)IOIS 8' 1\;\ \_ SEE EXCEPTION NO. T3 / FIR IB• 1 REC.H0.a31aa8j, 7ECARONC Y ` \ GSE31ENf 6151735E O,rt1rvv DAMAGES FOR NATURAL/LEW \ Of THE ORMWDE C�NEL CONIFER 217 - -� --s' cAs'EA r ENT a I `r (n ANO -PAR 16 / 6.89'02'56• REC.ND.9403i12}27 r ° .1 ,, ,,. .d d 000,62(2) •� Nr STOP L • •1° DECIDUOUS 6 J6' 21' t5' SIGN /C '? POr 1252 32' { ( POW'Qi JT Ok --v AAUP = POPUR <e• SIGNAL BOX e FOUND 1/2' CABLE V,WLi q WATER 002552 :�. °FIR 1• �NBTJ53 .fes Tr '" ABAR/CAP lEl•i dml ' METERS GROUND ROD • VE'- - RL�PER PIAT WI 7 ft. _ 15:22371 VAULT p0. = 71- POPLAR � .�r,7i5ea1N96■re i(►� 1"-L .: 900652• POLE 0* ' � « 1278 ]11' H79Y MAN7plE�,�_ 0)FENCE 1.5' Or PROP, ,INE 07150 1 SIGN d FOUND 1/2' ATER METER ' REBAR/CM ✓� 3' SLOPE EASEMENT d 15/32506 60.7406140227' - 118735.3111 �c67740 3 95.20' •• � • (787 WATER YaM DAR X3 (141(247(36.)' Ir r� / 1 .d CNARDNK •� d - FENCE 1 1 OUNOF0ICASED 3/8- EBAR .F011.9 COPPER NUL (4PLJNEN 00*5 Os' IELD FOR CENTERLINE 4757 AVE 5 GAS VALVE T / {k 8LDG. u )/ 1500 ,u,;1: / [025452 32N' N 0141739.54 SIGNAL JBOX / TREE WELL (110) TEL RI FIRE 10078276 W/VALVE LIGHT POLE W/JB06 E WELL (TEP) 739.5419 1000• / •2 1.7\ ✓ 'K FENCE /777/777/7/J7%7'TT//Tl7 BUILDING 13.0' EXISTING BUILDING S. OF PROP. UNC CSAWLNK FENCE 0.7' 5. OF PROP. LINE 10' SLOPE EFSELEM REC.N0.2591475 SIG1451. (0761 OVER LOT 12) )BOX )BOX CABLE RISER TEL. VAULT 1d TITLE ARCEL FILILDING HEIGHT -165 Y / 1 6 6057840 / BI0LBING��/�5321L yyr1FOOTPRINT FF --206,67'6__--✓ ld 8/25(/L/!J 10' DRNEWAY (5565IENT 785995 6 A 10' SEWER. ,550)6715 RECJ4O.7611024358 FENCE 10.0'. ( E. OF PROP,., UNE LOT 8 JALL.51I PARKING EASE8EM REC210200204490701446 AMENDED Err REC310. 2007 31006L., TACK/WASHER/ '0 51.441.5 ND .1, RETAINING WALL ON PROP. 807E LIGHT POLE 5/JB1 POWER VAULT LIGHT POLE W/JBOX )BOX LINK FENCE 1 • 395419 9) d F777//777/777/777/ /777 FOUND 1/2- RE8AR/CAP 15/6012 BASKET BALL COURT 1.B 5. OF PROP. UNE 70UND KEW .40 5911113 LICHT POLE 8/1008 POWER 66NHOLE ER VAULT �/ LOM POLE / W/)BOX NUE • ▪ SPEED L8.JT IPoWER 380% d ( NATER METER 1EL IBD% INERT 1 PEDSTRMN SCR 825771 3 WERE 01 68 (0840) 1107 6' MS 82-14419' a- as 82.25139' 01 46 (6811 129 72'A155.2695' Ir43 5.27555' 0J 0 MUD) 91.11 is. AS 6.2291' N'MS 549151' 12' 01.39731' 01 CO MAO '3120 465 a hal 1 27.54 war 8 496 a6 a 7046) SI 2' 45 642291' 1245 9.091 ;7. VS 4400.9.1' 6. 204 04035' 6.2 ..1291' W 015411 074/ 8.030 -)Lar 12' 491-325'4. e 8 9402' O3 C (SOW 31614 IT AS [-MSS' r RC 8.081..9' 8.01.020' d 28 2.22137' 1/ CO (S410) 339 74.28 5.3012' Ir'Mf 5.354.13' Ire 5.-111)' 00 CMD) 0092 Rao 0 CM 011 0076) 2166 r062644' 012 0(90) x.14 013 Of (SID) AtRI 14.1054379' 80405[467' (814 al (AD) 2213 a2 (2 a0)) 6611 2 -OP N -18I.95' 72.00 5.28634' 916 1I. MD) 2896 12' 23 6-26.66' 12' MS 5-2643' 017 (2 018) WAS 7r AN P18612' 12.6065.3412' 4.45(.9625' MS (2 070) 26151 N' 28 W.2959' N' MS 5465' 019 CV MD) 6125 NS'A1.1/1 26-03 5.2751 061 0 (-'.) 1891 62 MS 5.1228' 2'03 2.1556' sm OMD) 109 if 12 ASS 1.20611Y MI aMO 810 023 a 011 362 I2 255 5.4811' 12.825 5.26661' r P.C. 9.3512 ON 0 070) 3101 Ir. 58,21 0' 24..60 W1622' 7210 58.2401' 02 01 (S10) 29151 72 404 640440' 14. AS 54069' 013 00101 447771 78056.9608' 1r VS 54.11144' 2'4(584651' 687 03 1127) 39711 1r KIS 5.2834' IS' AS 547615' 12'454 #482-' 83 CB 0111) /307 2.13 6.23406 2.30 5.2910' 1M O (M) 29122 it 37131U9' Ir 10 5.29132' 2.03 (-3950' OM a0ID) MI.97 0' Mt N-2,121. rcox 5-5115' rOK 34955' 0427 LS MD) 3903. N'A311-224.w' N'MS Y591.u' 14.602.95/' CM IV (AD) 39111 1r MS11-3011' 1r A35.Ta6r 2'63 so-AUr 0J a (570) 3019 e' a 9.219' Ira 2.019' 001 46 060) 1261 11.36 54903' 10 94/6' 11r14.124r 28 '65 8.2051' 082 46 070) 30131 2.455.297/ 12 MS 8.2614. 461 x(570) 22119 Ir'ADS 6-4721' 7412954X01' Oil .a6)) 1943 2'4SM-JSS7 15.6055.525.' 83 CO 070) 112 72 AS 5-472' 72'MS 42148' MX CE! (AN 125 I2'3807.2M19' 74.4,4.202' 14.20[40126' MO 01 08) 015 74. MS Ab91.n' a'Jar A519' 071 SO MD) 0822 a' S M.r9E)r 1160 5.120' 02 010 J 191.2 (1755.00..15' 12'005.63%' O2 GB (ADS MSD 2. OP.22621 Ir OW5.16.J7 6844 68 (R0) 216 Ira WSW' 1r OM 07.2833' Ir 0K [464' 02 4 (570) ' MO 12' CM ID' -Ain' 444 (2AM) 289 72 a 2.269' 071 46 h1 2251 ir OP 64654.' Ir WC 101118101' N' MS S .MAI. ON x(S8) 2751 OP0.25.0' II' GO, 8,2100 1r 005.2840' 019 a 470) 2422 N' LM 6.1612" 73 0K 62823' LBW CP (SID) MIA a". ......14'72'077.7' 546&' MI 46 MD) 2696 RC 0 a'7 MP O (SID) 2729 r 0«C 2'-2519' Ir OPG' 2916' 14. CPC (-2147' r 0654310r OL a (SID) 71121 2.OP 640542' 2' 10 (-Asn' 462 a (M) 21.0 e' 710..ffi6" 2*7 (2 (570) 08372 2' OW 0.1247' 12' 440 8.27569' 74.10104617' 0X CV am) MRD r 0K Soba' 09 0 (570) 2812 I 7 ' .05 84517. Ma 527 5 11 r MK749' 4.M C9.2812' 2.00 SNI -E 55701 19N 269 '8' 08:1.2615' _ r 01C wart MOO 3901 270 4.0[ 4236' r w c 541645' SSW saw /AB 4.006.21254. 80t54nJ1' SDN7 470 24(6 rOM4.2242' (07<W2B' 5956 59N MO x00574273' rOMW/7' L'6.TK04224' SSY6 5191 MW row 14022' 3' 0C 5.28529' 6'PIC 8.22161" 5950 597 39141 30074.6.41' 8004.88737' .601! m6) /130 rCM 4.28194' 8005.251.9' 5196 007 01.71 WAD S -/),Ir Ira 44867 591,120 197 2936 3' 032 64013er r aM 55.081.44 5670771 MN MM Ir OAS(.r/LV. Ir OA1641M' 12')222254.' MHO S927 81l9 r7M'WMAr rWC .2211,' 0*272 SDN 2841 820.242' 4.72'8.215[' 57015 SSW 25423 11'04200412J' IS' CM (.2922' 4.00143766 0*875 5w 2/.12 15.00 8.295' 2' 131(.2133' r 0KY2126' 2.00 849.16' 0,714 5461 28210 r 170 C4246' 3.755 sonar 5W11 570 MSI) e'RC 54322' 14. 4X(447.75' e- plc war STOP SIGN 5X6161 BOX SIGNAL P01E�. MD SIGNAL BOX •-0-0 cAte PARKING LEGEND ® NUMBER OF STALLS IN ROW c COMPACT STALL THE SAMARA APARTMENTS TRASH / RECYCLE BIN TEMPORARY STAGING AREA FOR PICKUP 10' WIDE TYPE 11 LANDSCAPE PERIMETER PEDESTRIAN CONNECTION ROUTE, TYP. 10' WIDE TYPE II LANDSCAPE PERIMETER (5' PLANTING 6 5' SIDEWALK) NORMANDY COURT APARTMENTS 10' WIDE TYPE II LANDSCAPE PERIMETER PROPERTY LINE BUILDING B UNITS -125 GARAGE PARKING STALLS - 86 q H ci imeramemaimerdimitaemapll Ki�!L1�i]�u!f-n .. 7Gi 1rti r rH! ! M !r! !■4rGtTr22 iliqvar r\psicif 4. IIP'lam ir ���� ��\�j. PROPERTY)_INE MEM r_i �L o*iiiiiii i I.6irI1rill�l�IMMOMUMMf%/////Aum IL � " a�=mr=ti.rmn: S=rcrz=T{L=Q P20= UPPER BUILDING OUTLINE, TYP. II RIVERTON TERRACE The Village ARTwalk The Village ARTwalk will feature numerous forms of art, sculpture and photography created by members of the local art community. These art pieces will be prominently displayed at designated locations throughout Tukwila Village. ARTwalk will present art, sculpture and photography that are unique to the various cultures represented in this community. This could include the Foster High School art program and other local or regional art programs such as King County's '4Cuhure' programs. ARTwalk guide brochures can be produced for each new exhibit, illustrate the locations of the various art and sculpture work along with a description of the piece and a bio about the artist that created them. The ARTwalk work will be rotated on a schedule determined by the community management group. The work will be a combination of temporary and permanent installations. The Owner has enlisted the services of SEEDArts (SouthEast Effective Development) to assist in the implementation of the ARTwalk concept by generating thematic ideas and concepts for art elements, identifying potential site locations and features that would be appropriate for incorporation of art, and identifying potential local artists to create the various art works. BUILDING E PLAN - SEE SHEET P3.0 10' HDR BUILDING SETBACK PER TUKWILA MUNICIPAL ZONNING CODE SECTION 18.14.070 PEDESTRIAN CONNECTION PARKING EASEMENT FOR KING ROUTE TYP. COUNTY HOUSING AUTHORITY FIRE ACCESS LANE !! o.R�Ef�I'LINE rasoxnx 32IMIEa=o7:131M (mxn 111111111111'ti isag iiiiiiii Ann— �Ii lid CIMI===MP un NNW t1EitGiRSIN iGiiOliig MEI T R) 10' WIDE TYPE11 �••m 1 ANRCf:APF PFRIWC7FR ' BLDG C ("COMMON GROUND") BUILDING E • ZONE: HDR UNITS -125 GARAGE PARKING STALLS -103 MATE OP wnwwora. REOLOILRE J ARD.In ma REAVER BUILDING A UNITS -84 GARAGE PARKING STALLS - 85 a;-\01 VAN ACCESSIBLE STALL !\Hhesiur _ IMO OR Ei Zi1N MO _ _ 1 D g PEDESTRIAN CONNECTION ROUTE TYP. TRASH / RECYCLE BIN TEMPORARY STAGING AREA FOR PICKUP EXISTING — BUILDING TO BE REMOVED TUKWILA VILLAGE PARKING PHASE 1 PHASE 2 PARCEL A PARKING GARAGE = 85 SURFACE = 53 TOTAL =138 PARCEL C PARKING GARAGE = 0 SURFACE =11 TOTAL =11 LIBRARY - PARCEL D SHARE PARKING ON PARCELS A,B,C PHASE 1 TOTAL = 149 STALLS PARCEL E PARKING GARAGE = 49 + 103 =152 SURFACE =30 SURFACE (KCHA) =18 PHASE 2 TOTAL = 200 PHASE 3 PARCEL B PARKING GARAGE = 86 SURFACE =34 PHASE 3 TOTAL =120 41r... ibt•N, 474444-velwirlii:, BUILDING D ~0•4tit� el ZONE: WCC a�r� t1 i., ,,UNITS - 68 tl E- ARKING STALLS - 49 r/ 10' NCC BUILDING SETBACK PER TUKWILA MUNICIPAL ZONNING CODE SECTION 18.22.080 S. 144TH ON -STREET PARKING =18 STALLS SITE TOTALS = 469 + 18 (STREET) = 487 STALLS OVERALL SITE PLAN ° 15 30 60 90 1' 30•_0• w 0 5 J 5 11/08/13 &R SMOCK 2/21/14 &R STAFF ccssuosts 6 1 3 r. z 8 PROJECT #: LA•1113 FILE NAME: LA1113-P1.0 DRAWN BY: CP/RSILP/MB OVERALL SITE PLAN P1.0 BAR SUBMITTAL L/S-00c14‘ THE SAMARA APARTMENTS NORMANDY COURT APARTMENTS - - - - - I T. -PROPERTY -1;11;7f RIVERTON TERRACE LEGEND: • PHASE 1 OVERALL SITE • BUILDING C (THE COMMONS) • PLAZA • BUILDING A (UBRARY BY OTHERS) PHASE 2 • BUILDINGS 0 & E PHASE 3 • BUILDING 8 PHASE BOUNDARY, TYP. UPPER FLOOR OUTLINE, TYP. ST a PROPERTY UNE ar..-k- ir4mi6mIlhatimilimmillhwahamd6.1..11=4116.111nrikwillisma • • • kayak E.; • 0 MIME tan gig unlit IN ENIF 'In Mir aril Ir • ' • ' win BUILDING E win 1111111.111•11t BLDG C ("COMMON GROUND") Essn2r-111.A.AS4.A TRATE Of PLARTUTRITON RESISTERS -0 MORT, ECT /0)A_ WORM it EASTER CERTIFICATE MUM Issue Dates Desc. 11/08/13 8 SUB8111/4. 2/21/14 BAR STAFF COMMENTS SO 14A/A - A/Ath. NOTE: SEE CS SHEET FOR PROJECT STATISTICS BREAKDOWN BY PROJECT PHASE PHASED DEVELOPMENT PLAN ° 15 30 60 90 i" 3V -0 - PROJECT #: LA -1113 FILE NAME: !AIM -PM DRAWN BY: CP/RS/LPIMB PHASED DEVELOPMENT PLAN P1.1 BAR SUBMITTAL 1.13-- 06 Vg 1! I I I I I IIPERTY LINE PROPOSED BUILDING 8 PROPOSED BUILDING C PROPOSED BUILDING A i^ 12' CEDAR 13 14' CEDAR 12 1Y caw 11 \111 12' CEDAR -10 I5" FR 14' F61 1 T l2" FIR 16 43=AR ® — ---- P_RORERTY_LINE 28"1MAPIF- IS' PORAR ®. 21' CYPRESS 16 45 -POPLAR 12' 1AJRB. 11' CEDAR 11); 15 CEDAR B' SCNF106601REE'10 BE. 001691D'i POSSBIE. B• CYPRESS 10" REDWOOD 5" APPLE 04 10' PEAR 03 5' CEDAR 02 5 HORNBEAM 8' max 31 I)I 1" PEAR 105"PEAR © 6" ASH r © 30' SIYEETGUM 16' LONDON PLANE NOTES: 1. NUMBERS AT EACH TREE LOCATION ARE TREE IDENTIFICATION NUMBERS FROM TIE IUK*.A VILLAGE ARBOR1ST REPORT DATED SEPTEMBER 16, 2011. SEE REPORT FOR MORE DETAILED 1000 INF0RMA110N. 2. PROTECTIVE MEASURES FOR TREES 10 BE IETABED SHALL INCLUDE A 14G14 V19BIUTY PROTECTIVE FENCING. 10 FT. BEYOND TREE DRIPIINE, SHALL BE PRONGED DURING CONSTRUCTION OPERATIONS. NO VEHICULAR TRAFFIC OR EQUIPMENT AND MADRAS STORAGE SHALL BE ALLOYED 611NN THE PROTECTED AREA. 'FOOT IRAFRC SNAIL 6E OOHED TO PLANTING INSTALLATION OPERATIONS B. ANY REQUIRED TREE ROOT PRUNING TO ACCOMMODATE CONSTRUCTION SUCH AS UNDERGROUND U1111ES OR BUILDING FOUNDATIONS SHALL 001 0W BEST HOR1CIETURAL PRACTICES. 3. BESIDES SIGNBICANT TREES. NO OTHER SENSITIVE AREAS AREA ARE KNOWN TO BE PRESENT ON 9IE PROPERTY UNE PROPOSED BUILDING E 0 SRIIFIC*NT TREE To NE RETAKE() F POSSIBLE EMSTNG BUILDING 10 BE REMOVED —1N0 — ,MPLE VV 4E GC PROPOSED LIBRARY (8Y OTHERS) PROPOSED BUILDING D REDWOOD SENSITIVE AREAS PLAN CD 15 30 60 90 1" - 30'-0" I it U J J 0 E 13. t P meMn R Easter"RLA ASLA STATE OF WASHINGTON REGISTERED ARCHITECT CVIN ft CfRFCAEWAR Issue Dates Rev. Date Dew. 11/08/13 BAR SUBMIRAL 2/21/14 BAR STAFF COMMENTS TUKWILA VILLAGE 11 PROJECT #: LA -1113 FILE NAME: LA1113-P12 DRAWN BY: LP/MB SENSITIVE AREAS PLAN P1 .2 BAR SUBMITTAL — Ali--A1111,11.pob- wig -4' 1511111116 nos LIMP MEE In— .111111' EN .113 111011111! Llumuming Lin siat=iga Imola PlimanimstensmemmI' II ' • 1 gam IN ••••0 CR, WO FA 0 SS ss ss $s ss 0 PRIOPERTY LINE SS 621E4" ..tiraii'm EM • WIE AMIN nq 15;1111' dc "I z iimmniammiimm2mmeimindliNE2E1dam *er47P7W),TOWATICing4W.-0:',:er:K.0% tE.ROP.P. ,t141P1 1111ifli 66 -474,41/7e coma IMS RIVRCIS 1 WTI A. - g Xs= amion4 11111111... 0 SIGN AT BLDG. E - NORTHEAST CORNER - TEXT: (BUILDING NAME) - CANOPY MOUNTED 0 SIGN AT BLDG. D - NORTHEAST CORNER • TEXT: (BUILDING NAME) - CANOPY MOUNTED 0 SIGN AT BLDG. D - NORTHWEST ENTRY - TEXT: (BUSINESS NAME) - CANOPY MOUNTED TUKWILA VILLAGE 0 MONUMENT SIGN SIGNAGE PLAN QV- 0 10 20 40 80 R Easier - RIA ASIA STATE OF WASHINGTON REGISTERED riZAPE wamorEer TO.tafr.17' Issue Dates Rev. Date Desc. 11/08/13 BAR SUBUBLLL 2/21/14 BAR SUST COBLE/BS iMWBMMIlARIF a 2 3 PROJECT #: LA -1113 FILE NAME: LA1113 - P1.3 DRAWN BY: RS/LPIMB SIGNAGE PLAN P1.3 BAR SUBMITTAL CANOPY MOUNTED BUILDING SIGN, SEE SHT. P1.3 END OF STEPPED COR -TEN STEEL RAISED PLANTER 8'6" WIDE CONC. SIDEWALK STEPPED COR -TEN STEEL RAISED PLANTER 4° WIDE DECORATIVE GRAVEL BORDER ILDING CANOPY, 6' HT. CAST IN PLACE . I TYP. CONCRETE WALL, SEE • v ° CIVILv n v .BI PARKINGq ° v ranowok 111- JL>t :.pi ■mons ■IN I NM 1 EMI Ma MI Mr 11..., gm gm■■■■ ■■■® MEM MI Igo ■■rt iiiiI l ■■■■ LI ® Ell MU Emu CONCRETE RETAINING WALL; (GARAGE WALL) WITH 42" HT. 'PARAPET, SEE CIVIL TRASIi'/ RECYCLE BIN — TEMPORARY STAGING VAR PICKUP\ t, ° e ° 21'BUMPER OVERHANG, TYP.I '1:''''>71 3, \-t �I GREEN SCREENiTYP. ,(SIMILAR TO BLDG E). ° WHEEL STOP ° N g ,t V ° �1 A BUILDING MOUNTED LIGHT FIXTURE, SEE LIGHTING PLAN CANOPY DOWLIGHT, TYP., SEE LIGHTING PLAN TAIRS �8g vi BIKE RACK (2 BIKE CAPACITY), ° SEE SHT. P3.40 e ACCESSIBLE AISLE, 8' WIDE 1 YAN ° / ACCESSIBLE STALL BUILDING D POTENTIAL ART ELEMENT, TYP., SEE SHT. P3.40 '-CAST-IN-PLACE CONCRETE RETAINING WALL, SEE CIVIL LIGHT POLE, TYP., SEE LIGHTING PLAN PAVEMENT LEGEND 4 /,/.a /.//,i CONCRETE PAVEMENT PERVIOUS CONCRETE PAVEMENT CONCRETE ACCENT BAND, 3' \„ \• WIDE WITH CONTRASTING COLOR/TEXTURE CAST -IN-PLACE TERRACED CONCRETE RAISED PLANTER WALLS, SEE CIVIL CONCRETE RETAINING WALL (PARKING GARAGE WALL) WITH 42" HT. PARAPET, SEE ARCHITECTURAL AND STRUCTURAL EXIST. CHAIN LINK FENCE PLANT POT, TYP., SEE SHT. 3.41 42° HT. CAST IN PLACE CONCRETE RAISED PLANTER WALL, SEE CIVIL METAL BENCH, TYP., SEE SHT. P3.40 TRASH RECEPTACLE, TYP. 2' BUMPER OVERHANG, TYP. LIMITS OF BELOW GROUND PARKING GARAGE TERRACED CAST -IN-PLACE iu CONCRETE RETAINING WALLS, 4' HIGH MAX., SEE CIVIL CANOPY MOUNTED BUILDING SIGN, SEE SHT. P1.3 BUILDING CANOPY, TYP. EE BUILDING D RECREATION SPACE REQUIREMENT (68) AGE RESTRICTED UNITS X 100 SF = 6,800 TOTAL SF REQUIRED RECREATION SPACE INTERIOR RECREATION SPACE BUILDING D - TUKWILA INTERNATIONAL BOULEVARD FRONTAGE LEVEL 6 OUTDOOR TERRACE PLAZA OPEN SPACE 2,477 SF 1,333 SF 1,335 SF 1,665 SF TOTAL: 7,000 SF EXIST. LIGHT TO REMAIN EXISTING CONC. SIDEWALK WALL SCONCE LIGHT, TYP. SEE LIGHTING PLAN NOTE: 100 SF OF RECREATION SPACE IS REQUIRED PER SENIOR HOUSING UNIT PER NCC BASIC DEVELOPMENT STANDARDS SECTION 18.22.080 OF THE TUKWILA MUNICIPAL ZONING CODE TIE IN TO EXISTING CONC. SIDEWALK 42" HT. RAILING BLDG D — SITE PLAN 5 10 20 40 2./ oo 8. Easter - RLN, ASIA STATE OF WASHINGTON REOiSTERED IAND/e ARCHRECT Issue Dates Re 0 l Desc. 11/08/13 EAR SUBMITTAL 2/21/14 BAR STAFF COMMENTS PROJECT #: LA -1113 FILENAME: LA1113-P2.0 DRAWN BY: CP/RSILPIMB BUILDING D SITE PLAN P2.0 BAR SUBMITTAL GENERAL NOTES P2B - 1. BUILDING 01S TO BE DEVELOPED AS PART OF PHASE 2TUKWLLA VILLAGE. 2 PARKING REQUIREMENTS PER APPROVED PARKING REDUCTION (COMPLIMENTARY USES -NON- RESIDENTIAL USES). 3. SEE SHEET CS FOR DETAIL BREAKDOWN OF BUILDING AREAS, USES AND PARKING PROJECT TOTALS. 4. PARKING GARAGE CWRR: 0 JOHNSON BRAUND .<. 15200 52nd Ave. South Sulo 300 Seattle. WA 98188 Phone 208.788.8300 ww.PnmmnHrewaom ARCHITECTURE INTERIOR DESIGN Gray LAAriw.Aw Jeffrey A. Y4aame.Aw. I EAST 2 I ELEVATION (29) STANDARD STALLS BV X 18'0 (15) COMPACT STALLS 80 X 160 (1) VAN T (4) TANDEM 180-312' io-7^ (49) STALLS TOTAL (30 COMPACT) 11'-712" / 21'-812' 22-0' 1OT-512' -I c is \�� 3180 REGISTERED ARCHITECT N OVERHEAD SECTIONAL DDDR __ _. I . - `' - - I / - - MEG L. AL WINE c c 'II,I OFFICE i ,BOILER/FIR - 20 TANDEM/FLEX 18 J r 21 - ATC Or WASHINGTON ..-� RESIDENT _.. _. - -- - - -L-- / @ Al J 16 -'TANDEM n - r C. - .. O �BY } /MALL 'W11%.1— iE.2 �" , — I -T STAIR _- -- r __ m I1 I, r �' O _ _ 15 _ _ 24 I µµ �'— r 18•-0" 0 6' ,..(7' J 25'-0" ' 75-0' ga le! ELEV , 1 MACHINE 14ir 068(: I ` - - � - - J - _ ` - �' m m 190 'a 21L 12LU FIRE -- I COMMAND ,`__� z0 xQ �, CENTER s• -r TRASH/ RECYCLE RM. ` I ter - V' $ r Q 1a 2s r INDICATES AREA OF NO o R R w -- _ .. `r - - _ _ ENCROACHMENT FOR CAR - - I yy 7z Dowp STORAGE � NI FROM `O' _ DOOR OPENING r _ Ol;= 4 S j- ABOVE ' ` — —6_ _72_ __ L —27 l 6 I l ?5 \� -0, / \ 1 ISSUE DATE: 02-2i-21114 `\\\` ♦\\l / 28 r O A 481.i cl;j l/ O li/ O SLOPED r 29 /%/ 0SLAB 4 _ O gR�o m ~4c1 �� �� CYCLSP AG `.L�. 0000 te. / I o /l coAcr / / ,I 4 30 PARKING GARAGE (48 STALLS) i .as ^ SEE GENERAL NOTES 291'-V' ' 31 • LAGE-.BUILDIN RD 8 S 144TH STREET, TSOCIATES, LLC SUITE 300 11,V6VPRORCTOCIIIMILA.WA• JOHN ___ __ / / as / / �V., , / / // 43 /// �,\ \ J. /,'\ 42 / 7 r` 1g� / // 39 //// 7 O / 37 //// O / / 7 \�./ 'STAIR 2 ,' �` `"`- I I TUKWILA VIL Za 4 z .1 f�ouu m = fa m 55 res„, ,,•7$ � p Nati \/ WE� ��� / / 35 ,;`� ...... ___ ELECTRICAL \�� ROOM ��\ ,z \ ® \ 1 \ \ \ \ ` \ I PROJECTP 1028 DRAWN BY: Author CHECKED BY: Checker LEVEL P1 - FLOOR PLAN FLOOR PLAN. a 382 1'-0 3lJ2'=1'4Y . 0' 4' V 16 32• /3 -'�'//�� B.A.R. REVIEW • -��, 9 GENERAL NOTES ,� - w�„ �. w �+ + - , ° t f r _ y v y- v * -7 _(/ / 777"' ! V I °7_�� d~ l T�-_ _ ��, 4v -, . �. :.-iF/�,�,I / ° 4 .- �7- y- 5 �,�•i -71"-- �(iI ii1 _f I `I_' ° c�,,.�, �j(j 'i•.,1' •• b F 1 • KI- a Ia-' • + ^ '1... �.\ i { ii + / • 4..°• I - Y.E4. •-'1 _ I_i. 111, • / } i, 4+ Y { + I ''T/ ` F -+ 71, ° °1 .- rg E�-Yi to y!- -c. T • • v°� { \ A v \ -- 1"- _ c i vt� \�, :c <I �r° \ S�,I,`1� r\ .I ° < ° I�1. \� c0 I. \e\9 � /J / , Yp / �° �Sv4 7/ It 1��(s �. ___ -r _ ,-. I a° I II ° t \ i �F a� 11 'I ' STAIR UP TO \\_ Ir aMsrc* 2aarL* vCawa I�<" I 5 Ik• c •� ', v v II J+ ° 1 } 9711- y 7 %' %, 11 1/.�/ /1 �'. T ° ' o� T °. 1 i a° 1 1 1. BUILDING PHASE EST BE CEVNO AS APPROVED.APARIIUREING EWCTER (COMPLIMB{TARY USES-NOIF RESIDEHT5LL USES). 3. SEE SHEET CS FOR DETAIL BREN07OKN .USES AND PARKING POF ROJECT TOTALS. 0 JOHNSON BRAUND . 15200 5290Are. South •. SS08Ub, WA 98188 Phone206.768.6300 ARCHITEC0TUgwb.ewn INTERIOR Grog L mom.. ° / ),. ,/ ; ; i -` ___1 _ �.. ..` JIIdi .�,L \. 1 COI.P�C, �T 6}Ft' \/ --� _ _ _ t��fl _ PARKNG Loy ---- i 1. SURFACE PARKING COUNT: Jenny NA T_�_ �� J — --- A -' --- a - - —� (!-t j ; II _ -. r v $ c - '1 _ , U Y =,'{4 ♦ r.__._ -- - _ _-o.. -- _ '. I. -- T . ! l {k_ • ,. (5) CCMPDARDSTLS SO X%780 (5) VAN ACT ' R' 5'Q0 7(ISO (1) VAN Af/xCCSaF ,•Y v` e Vp ° I v° ` l' 6 -Y_.` y. ° v ° ' r : v ° r r''e - - -i f ' ° 1 ° ` '� d 4 - .INTERNAL ACCESS DRIVEWAY • y ° •Px.6 ., ° ° - v OT ` 5' ( ° ° •° v., v�i I S TOTAL (19)STALLCOOP ACT) (10) ADDMONAL SURFACE STALLS ON INFERNAL ACCESS DRIVEWAY . \°- A ..11 a 4 �.+ - _ - � + J. + r + . sir -4 { {. r1 1 - } ✓+-, I v el)° K o ° . v v ° ' °-- ° v v I -{. `• EAST 2 c d 1, __rt... ° ELEVATION ° v I 11 e-I 1UNDER ° °.- I 1 8. COMMERCIAL SPACE TO BESI/BMFRED SEPARATE TENANT IMPROVEMENT PERMIT. + A + + f i 1 v --, ° �-"`. -312' tG _ _ - .T - 3500 REGISTERED a + + + + I '� ..._. -� 131'•91? _vim- ,� _ _ 98 •e'�_ -� - - "; -_ - — -'' - y-'\ /. ARISTERE a�,� ♦ + , + + + + .4 a 5' ' I i 7 6•- °.. -` x71'•712' -__ -4-4.47.78.-- �47 8• v �'.. - r - m ° 1 ' \ c . ,- 'CI! v + + / 1- _ 1 L 1 v MEG 7.. MLNTNf: NTE Of WASHINGTON ( a 7,e.2. f I 'g7y�'_ 1` 4f \\ 0 o , ° 7 �y1 F l_ a .ij /' v { �I I . ++ ♦ C `\'fir/T\ i `\ 7 f i%j3 { • .. -I `'. r OPEN TO BELOW`\ \\\` _I v o .` v- g •, _ _ —_ •-. °v v °II 1 y / - : a rr 'mac. /// - ° ° ° �� 1 I a + -` rl y i' +; 7 '° ', STAR 1 \ a b ° moi 7 ° � `-, rc + , N' }: {.. .• to • -•,' c 3 ° v r. ° v ° 1 a' a m o '—jl ,; 'SURFACE PARKING LOT c 5" I .C. 1 % \-s-1 1 'l�!4T\ t 1-.. ,, i F •. w P . . t a t `' ° ON UD OF PARKING GARAGE .a 9 R i -, �. COMMERCIAL USES5- ° (19) STALLS ° .. ., 14 \` 1l '� , I - , ----' .� a c c ' .�. + YTA K 1-iftr_i. ,,° i, ,. \� 75 , ° c 0 1 Y r 9 c n v �C 1 ,.'y \� `--- - -----..._ - \COMMERCIAL • e ` , ` ENTRY 2 ° 1 a '�� ' P27 2 - _ Y ,f ° v - _ 1 w ISSUE DATE 0227-2014 . P28 ! 1 UNE OF CANOPY I C1.-('l' .__� ^`l r — 9 y v °" q - 1 e WEATHER PROTECTION. . TYPICAL NORTH FACADE �I Q0' V . �` , 1 G 1 1 _ t` i < v o , �-' I _ _ ,. V { ,. 1 1 G y S (� S� - . r N. _c 5- -:«,. =� 1r ,� + i C - +:• 1 �.�..�a 0 --_,, _ i, \ ° ,h i' ` Cif8Y7 j `\ % �•UN TA) --t Y'�r o --- ; �`` , i PRNE OTECTION. "TYPICAL �S�WTH r •c- ��. '8 EAST FACADES ' -'f f. TUKWILA VILLAGE - BUILDIN1 � -7 c"'°c. .a ° ' _ ° , - 3- " ; I. ,- COMMERCIAL - OFFICES 0 --- th o T,_ - __ NEaANwE ABOVE )- — I i 0 up3 •' '1 -- ` /.. :� -9 O f/h _. 74..., �� Ear r _ �`�. ___ 44.,• 0., r 'I is 1 i3 e �'' i 7' COMMERCIAL ENTRY?G' SEE DETAIL 1/A214• i e� c,_ - O _. - _ ;; � =tv2. -;___ / X10'-P �. - 40.. - T . SETBACK •.:.� 'A UNE OF CANOPY/SHADE TRELLIS ABOVE. TYPICAL FACADE - =`0'8 �.; ! .. ,,,,yyt/" Al -- lJ L � _ ` ��__ S DWEST ETAIL 2/A2.1/'SEE A: 6V �V i `�_- ci'f \`7~ ` `_ PROJECT 1028 P. DRAWN /who %(/ P2.7 -"(q ED10EASEMENT =� ' , ��. CHECKED BY: Cheri, er J '�•f��,��p��� •'W FOR EXISTING PUBLIC UTIUT1 INSTALLED ON PRIVATE PRIVATE PROPERTY °J �\ -.1 BOU BARO f�' ' I LEVEL 1 FLOOR PLAN SSIIDEEWALGIE ° ..... .... J 413 Q gygL ONE FLOOR PLAN INIP 004/ce ^ ///'''��� P / 922' • 1,0'L . L Cr 4• g IV a' BAR. REVIEW GENERAL NOTES P2B 1. PARTLDIND ISPHASE T2 DWBE LAVILLAG . PART OFPNASEZTUMMLAvuvGE. AS 2. SEE SHEET CS FOR DETAIL BREAKDOWN OF BUILDING AREAS, JOHNSON BRAUND .. 15zoo 52M Awa. South Suite 300 Barnes. WA 98108 87'-872" I EAST 2 1 ELEVATION I 1 USES AND PARKING PROJECT TOTALS. 3. COMMERCIAL SPACE TO BE SUBMITTED UNDER SEPARATE TENANT IMPROVEMENT PERM R. 4, MAXIMISA MEZZANINE SPACE= 50% OF FLOORBELOWPER IBC 5052.1, Phone 208.766.8300 Www.pnnamerauna.mm ARCHITECTURE INTERIOR DESIGN Gras L 299., Au JO,A W.mm., AIA 1 EXCEPTION 2. \ --�. L_� ' J\/ \ / — \/ 312'-0 GAME ROOM (RESIDENT AMENITY) \\OPENTOBELOW /� / \\ // j� / I I OPEN TO BELOW / \ ^— 1 3380 REGISTERED ARCHITECT / \ / \ TOIL', // \ i \,11 . .' REG L. LLWIN 4 �� I ATE OF WASHINGTON STAIR 1 /• I `- .I 01 ' Fa cc w \ \ / \ / \ \ __/ I I O I 8w i E. NO b NJ mw wOi —.- / I\/�� — OPEN TO BELOW \ `g�* ,� ` I I ma / \ ' r /7------.,...7g-A 7- S / \ I / '1,------ ISSUE GATE: 0221-2014 I� � ` POTENTIAL LINE OF �'i — - \ / 0 OETERMIN'+EDIMPROVEMENTA TENANT • ' \\/ IMPROVEMENT Q Q \ TUKWILA VILLAGE - BUIL[ TUKWILA INTERNATIONAL BOULEVARD S. S 144TH STREET, TUKWILA, WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE. BUILDING A, SUITE 300 PUYALLUP. WA 98374 T : (253)231- 5001 F : (253) 231-5010 THESE DRAWINGS WERE GIEFPARED FOR TIE TAMPA VILLAGE' PROJECT wnwwn,w.. ARE MOT OM° MP use ONMVO..Nib., `\\ 1 14,17,4,41 i TBOfC0 � I \ \\ �� I fGfvgn�t \ \' \ \ P2.7 — --___. s_ T...--. --------‘----...--.: . I PROJECT V. 1028 DRAWN BY: Author CHECKED BY: Checker 413. �4/ LEVEL 1A MEZZANINE FLOOR PLAN - 3�2.a,'.6. 0' 4' 6' 18 32' P2 . 3 B.A.R. REVIEW GENERAL NOTES �g — — — — 1. BUILDING D IS TO BE DEVELOPED AS PART OF PHASE 2 TUKWILA VILLAGE V JOHNSON BRAUN() ,.<. 15200 52nd Ave. SOWN I EAST ELEVATION.) I Iwww.johnanlaniunl.com 2. SEE SHEET CS FOR DETAIL BREAKDOWN OF BUILDING AREAS, USES AND PARKING PROJECT TOTALS. �� 300 88 Mm. 20&.78WA 8.8300 ARCHITECTURE 26•-0" 6'-0^ 34'-3^ / I INTERIOR DESIGN 17-0' 20'-3^ 14'-0' / 1 Glop L Anxine.Au Jeffrey A YA.em,. ALA iii a5 `' I b 1 -BED, C2 1-_ f_ o IH 2 -BED, D b !� I _- W I� ,�'� IE II I I 33e0 REGISTERED JARcc0 I 10' 3' I LIG L. ALLFTNF AI o I I AiE OF WASHINGTON �� 3•.0 - III..j� ° a - 111111 _ F11.I I -;=4.--•:61 0-.0".I I a_ia1�', Desi4ptlon 13 PHASE 2 BAR. SUBMITTAL 10 PHASE 2 BAR. - STAFF COMMENTS 1-BED,C1 •_�� I _a_ - I�J' I' • // b L . r . Ili' L - # '�' - -1 2-BED'F7 `Ni I FI SI ��1yrit / ¢alaa YO P28 - t- I f' 1-7- 721 'T0•'a 1 -BED, C1 •_`r r / 1 -; 1 � I \v/ , 11 LAUNDRY 2 -BED, E2�`\ ` 1' `k.S . o' /LOUNGE 109,.x, �\ 1 _ / za.. I \\ 0s 2 R o` oY I,_� %O� I \\ 30, ' ' +� r1BED,Al ' AMENITY SPACE 1 4305E � f ; yRESIDENTl \! Oji -y a . , Icy-�aaf,'T �+ 1 ee` ! p.- 1 1 , o ' ,/\' 9 i ,^ 2 -BED, E2' I ''-. CO \ C 4' r _,, ,\ "` I TUKWILA VILLAGE - BUILDING D TUKWILA INTERNATIONAL BOULEVARD & S 144TH STREET, TUKWILA , WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES LLC 201 - 27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 90370 T : (253) 231- 5001 F : (253) 231-5010 ` Tr. ; 28E0, -. 07bN1 \\" ••� 411 _ \ i 14_4,; /--7 . y, I a. E2 •� ,,` , �: ry c'� / Itis• a �--�� v., I m ��_ , \ 2 -BED, E2 `j ' ii I/MIMI 1 -BED, C3 / O \ I 7T-0, SEE 0/A2.10 FOR TYPICAL FACADE TREATMENT DETAIL 1 1 PROJECT*. 1026 DRAWN BY: Author CHECKED BY: Checker LEVELS 2-5 FLOOR PLAN LEVELS 2-5 FLOOR PLAN __ _ Z /3 fi 40 004 0 4' 0 16' 37 P2.4 B.A.R. REVIEW GENERAL NOTES P29 1. BUILDING D IS TO BE DEVELOPED AS PART OF PHASE 2TUKLMLA VILLAGE 2. SEE SHEET CS FOR DETAIL BREAKDOWNANDPA KINGILDINGAREAS, USES AND PARKING PRO.ECT TOTALS. 0 JOHNSON BRAUND ... /520000D0Ave. SOWN Suite 300 Seattle, WA 98188 Phone 200.788.8300 ww.pn"�mm delna.m ARCHITECTURE INTERIOR DESIGN 1 ® EAST 2 I ELEVATION LINE OF ROOF BELOW, TIP. 1 r, .oa Aowo,e,Au Je1ReyA Wiliam, NA aaI :—�. i IIvJ 1_-;.+ •...ROOF TERRACE { f X 1. ., V I,: I 3360 REGISTERED ARCHITECT m I� t i? 1.•157-a, ' W' '.1 Y-- 1T 61/f. 11I : i 21 -3 I14 21/2"' ! I ATEOF WASHINGTON r'�/:1; - l I no STAI1g_I‘11 ') 1� w� 1 il' 1 1 Rewe Dale Description 11-08-2013 PHASE 2 BAR. 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SUBMITTAL PHASE 2 BAR. • STAFF COMMENTS - 1 - - — 02 LEVEL2 -- V /��' •� 1 • _ II _ IM. OM _SAM ■ ■ II— b - 322'1 01A_MEZZANINNE. I�� 11 ; ■ ■ , •11 ■■��m a_ --- 312'2' -GRADE PLANE, _-�� 1 - , �� 01 LEVEL ONE 300' - 1-0-1/4” , \ \,\\N \\\\\\` - --- - °� � ' - m - aoz er RES. LOBB_Y_tl '. GARAGE ENTRZ\\`.\� - - +.- 1 -_-_----_ 295'6" V \293'-6"�s� -\\CL - — - - - _ - —b\ - - \ \\ _ \ AAS\\\� .""----"\\•\.\\,.\\„\\\\\„\ ., . -f- \� '.. V .',...,‘„\ \ \ \\\\ \\ \\ \ \\\ \� \\� \\ R . A\\\ \V �� \ '.. . A V \\\ \ N',.--\,\\-\'\-[ -,.• �� ����. A\\\VV \\\�\�.`\\\`\A �\\\\\�\\ ��� �� ,":,\s„. � s (TN " SECJIQN T GARAGE RAMP I 3132.1'.0 ISSUE DATE: 02-21-2014 Q CO z $ A. 4i,--:( MAX. BLDG. HGTJ _ 37-101/4:1 - - - - - - - - - - - — 5 07 ROOFL 366'- 9] '1 IL 1 R rr 1111 . IY I VILLAGE - BI 0A S 144TH SIR PDCIATES, LLC AJITE 300 YR/Me PROEM' MI 06 LEVEL6 -1 1 I — - 355-0'i 11 .." 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RE$IDEJI I LOBBY VIEW NE CORNER VIEW 11.1111111111111111 1 11 DI 1i 11 !! II 11 It If , • . 41 II 114111 !I! Nam. MININIMINN/ =Snag 141 t, 1 I-74111 41f.rtr;.:;1, u_»'I I:fir; laid114 1;111.7.91gi "IE.!iIJa 1 111.1 !1_ • "' `A' -.411111.111 111, 4I • ien1111111•11 Van! 'I JOHNSON BRAUN() 15200 Sand Ave. Soulh Subs 300 Sem*. WA 081138 Mane 208.788.8300 w.moNnot....corn ARCHITECTURE INTERIOR DESIGN G..g 1. NA... !Ow WIlisma. ALA SOO REGISTERED ARCHITECT I . 4 dill -- HEC L ALLWINE: TE OF WASHINGTON ISSUE DATE 0241-2014 0 0 5 co 0 5 5 woo VIEW LOOKING SOUTH FROM TUKWILA INTL BLVD. PRO.ECT t DRAWN BY: CHECKED BY: 1028 Au0sor Chocks, VILLAGE CONTEXT VIEWS P2.13 BAR. REVIEW 1/40 emir.,7 C12 STEEL CHANNEL; CAP R. &ZING TOWT1M PAINTED TO MATCH STEEL CHANNEL:PANTED MSS 10 TUSE DARK BRONZE TO MATCH COPPER-COTE STEEL' PLANTED TO COTCHCOPPER-AUJM. STOREFRONT: ANDOISED BRONZE �H, �J JOHNSON BRAUN() .. COTE POWDER COATED METAL CEDAR SOFFIT: CLEAR PLASHING; TO MATCH STAN WITH RECESSED 5700 50M Ave. Sant SWe800 Seattle, WA 58188 Phone 208.788.0100 CHAMPAGNE C10 STEEL CHANNEL: _ \ . UCiRNG TECTUR..mmm PAINTSRDIE PANEL Wt REVEALS: PAINTED TONY TAUPE SUNSHADE TREWS: COLOR TO MATCH / DMKBRCKlE DARK BRONZE POWDER COATED STEEL ANGLES: TO CEDAR SIDING: 1101,--------1 �,Afterif -'� _"�� ��.� ALUM. ANODIZED GUARDRAIL: BRONZE ARCHITECTURE ARCHITECTURE INTERIOR DESIGN MINE A W1m.., NA COPPER-COTE MATCH FIR CHEM STAN ' "l CAP FLASHING: ( 1111111111111111 - C �'��//,/' ♦ OTO POWDER COPPER-COTE T MATCH COPPERCOTE 6 ` . : METAL PANEL W f ILII, 111'lilliIii111111 III 'IIIIII!IIIIII� �' '� , C70 STEEL CFWINEL; REVEAL COPPERCOTE PANTED TO DARK BRONZE �-�--�__ .'_ ,PANTED ` 1T;. 11?x1 it TOP RAL: TO MATCH FlR 3Je0 REGISTERED I ARCHITECT I. _.-- 11?x11?VERT. 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P3.50 FOR LANDSCAPE SCHEDULE, NOTES & DETAILS BLDG D - LANDSCAPE PLAN LEVEL 1 & LEVEL 6 TERRACE 0 5 10 20 40 1" - 10'-0• 1J3-aa'/v U J 0 e V ISI WERE< 24 JAL ifonr MsmR.Easter RLAASLA STATE OF WASHNOT«, RE0 STCRED AROOTECT Maws. EASIER Issue Dates Rev Date Des. 11/08/13 BAR REBUIROL 2/21/14 BAR STIFF COYYDITS J '3 4 6V Q 44 hi PROJECT #: LA -1113 FILENAME: LA1113-P2.20 DRAWN 8Y: CP/RS/LP/MB BUILDING D LEVEL 1 & 6 - LANDSCAPE PLAN P2.20 BAR SUBMITTAL CANOPY MOUNTED BUILDING SIGN, SEE SHT. P1.3 TRASH RECEPTACLE, TYP. BUILDING CANOPY, TYP. RIVERTON TERRACE 444,7011 Osommiis PRIMMEW a:miim ems ��■®1110. ■N1g LIGHT POLE, TYP., SEE LIGHTING PLAN 5''PERVIOUS CONC. SIDEWALK FIRE ACCESS LANE PARKING EASEMENT FOR KING COUNTY HOUSING AUTHORITY 2' BUMPER OVERHANG, TYP. 0 PLANT POT ALONG S. 144TH ST. FRONTAGE, TYP., SEE SHT. 3.40 BIKE RACK (2 BIKE CAPACITY), SEE SHT. P3.40 BUMPER OVERHANG MONUMENT SIGN WALL, SEE SIGNAGE PLAN, SHT. P1.3 1 VAN ACCESSIBLE STALL ACCESSIBLE AISLE, 8' WIDE LEVEL 2 - EAST TERRACE, SEE SHEET P3.21 BUILDING E 8'-8" in 11111111111!! ....................... „,.. = IIS , " .. "�y` 1•®.1meiIIImeimama LEVEL 2 - WEST TERRACE, SEE SHEET P3.21 UPPER FLOOR OUTLINE, TYP. WALL SCONCE, TYP., SEE LIGHTING PLAN CANOPY DOWNLIGHT, TYP., SEE LIGHTING PLAN it In��®,• 1u 'A ®®•uieo.rr�!a! Wg 4 C MP. 8' 14"=—� PARKINIGE.`` '�J� * _ R;...ENTRY: - --- rAiminsom GREEN SCREEN, TYP., SEE ARCHITECTURAL 3CO i•. LEVEL 2 - SOUTH TERRACE, SEE SHEET P3.21 ilk W O a• • PARKING 1 _ WA GARAGE„ ;t: ENTRY I I I �,. i iwwzezzA S�R �'a h WALL PACK LIGHT, TYP., SEE LIGHTING PLAN 2' BUMPER OVERHANG, TYP. rpu,! ` I r° '�- CONCRETE RETAINING WALL, SEE CIVIL BUILDING E RECREATION SPACE REQUIREMENT (140) AGE RESTRICTED UNITS X 100 SF = 14,000 TOTAL SF REQUIRED RECREATION SPACE INTERIOR RECREATION SPACE BUILDING E SECOND LEVEL COURTYARD (12,000 SF TOTAL SPACE) 4,028 SF 9,072SF TOTAL: 14,000 SF FLUSH CURB RAMP TRASH / RECYCLE BIN TEMPORARY STAGING AREA FOR PICKUP NOTE: 100 SF OF RECREATION SPACE IS REQUIRED PER SENIOR HOUSING UNIT PER HOR BASIC DEVELOPMENT STANDARDS SECTION 18.14.070 OF THE TUKWILA MUNICIPAL ZONING CODE PAVEMENT LEGEND CONCRETE PAVEMENT PERVIOUS CONCRETE PAVEMENT CONCRETE ACCENT BAND, 3' WIDE WITH CONTRASTING COLOR / TEXTURE 2' BUMPER OVERHANG, TYP. TRANSFORMER PAD BLDG E - SITE PLAN 0 8 16 32 48 jr 1/16- - 1'_O• L/! aos'i R. Easter-RLA, ASIA STATE OF WASHINGTON REGISTERED LANDSCARE ARCHITECT ISELVIN MR CERTIFICATE Issue Dates Rev Dale Desc. 11/08/13 BM SUBMIRA. 2/21/14 BPR STAFF COMMENTS w 0 m PROJECT #: to -1113 FILE NAME: LA1113-P3.0 DRAWN BY: CP/RS/LP/MB BUILDING E SITE PLAN P3.0 BAR SUBMITTAL -_ -- - - - - - 1 ' EXISTING FIRE LANE (KCHA RIVERTON TERRACE)Phone ab 4 JOHNSON BRAUND .... 1523052n Aw. Soh &dle 300 &male• WA88,88 , e300 .pnnmwr•w.mm ARCHITECTURE 2 EAST SEE 3IA3.14 FOR ELEVATION UNIT PORCH DETALL OR INTERIOR DESIGN Clip L A..in..Au JgnMA V.L�.AI,1 KCHA PARKING (t) OF ' t. ��98-91H' f\' .. . t .. - - —.- —.- - - - 9.i)• --_. . - �..� ..,� •g-0• .. -: :., ,;• _ •{7'-23/0',-- _ '. ,; - •. _�_.1T-107/8• 13-10' . 15.8' - 13.10'._. 15 0_ . ,3.10'• 15 11/2", 15'•3 - 13.10• 15•-3. 1 y , 13-I0- 9'•1&8' , - L �., �� I .,. t`. 1 r 1 EL..:. _ e EL 290-0• -',EL. 280-0• . {• ' , 1 v n }I - I I YI t'' d, .� OFFICE ' b _ -, -. RESIDENTIAL o - -- ' u ...- IMO \ 1 _ I EL. 29Y Cr. EL 2217 t` . RECIS7ERED SEE IIA3.1{ _.. 10-712• ivs Is 1 ® - _ _ �8. 288-P,- „i _ ,, _ 'b `11 _ ARCHITECT • . •. FOR CORNER �� -- • b I ffII TL I. FIRE-BEDM2•BEDMEIZneCST• oroH R1 r I1in_4Fu1A_4 ). J .. ll - _ l ' LECTRICAL SPRINKLER /BOILER f I t. 2-BED MEZZ EZZ, I ! GAMES I4 I d. t i1iI - - CORRIDOR � 1z,- m II ® it ELL 2/30 ., EL 299-r,` . i UNE OF ROOM �II _. E cr ABOVE. 7YP. ; / , I I`. _ - S-(Y.,'. �,. - - ME l r I r, I 1 1 I I I I I I I I b 11 —///���_////// - CD 8 LOBBY_ ., -- f-; TRASH RM. L 1 L I I L L,. I I L LJ I I L I J L I I L I J L L 13 a 1s I f MACH. b--_ Y, m m a- -' I ` COMMERCIAL 441. [2 I g ,4 . I Cil II 1zCizSF• \� PARKING b•\ '�.a, GARAGE \ r 1611 I I EL 291'•11• r _ / •G. 6 _ s j b.: 1•, F' I-I ' : I :ti o ‘IT.' / J O J 40E1_297-7NO DENOTESENCROACHMENT ENCROACIMENT FOR AREA E CAR OOOR P� \ \ Q. �-r _- L[ t7 L i6•_cr ,i� I r t I 1 SWING _ - ISSUE GATE: Ob21. 074 Y.., _ _ b 1 I y .. •. 0 r LOV I OO n l3Id'GD 1 LwAEOJ — u o 0 0 b m I k 18 II 0 � SECURE 1 11 I r I 1 r 1 r, 1 r, 1 r, r, 1 r, 1 r, 1 r, 1 r, 1 r, 1 'd' 1 r {Dv dY001 .,{ -- `- f .. ' 1 __-3• C O-I RESIDENTIAL PARKING (98 STALLS) I L v:711-1/4-7/11 ` L O 1 I I 1 33 I J I I O I I II 4-,A I 31 I l I I l o l l m l z9 I ®H I 2e I o I I zT I I o l I O I l I I I I \t.-1.. I m I H o I I I I o l l 4.-.,N I zz I l ell® i LJ I O I I 6 t9 �" z� to I• LJ LJ LJ LJ LJ LJ L, LJ LJ LJ L.1 HEIGHT FENCE 1 ,1, '.\-\\\1\.1 C ` 1 ^' �• V. C ` \\�����-\\ \\\\\�\ \ \ , P3.8 cG FSEE 4/A3.14 OR / L__ /I/ J y \\\ \ \ \\\ 4RILL I L V.. DETAIL NEIGE RCHOOD O suaNG GATE `� - 1 �:L .11 r F E SHARED FULL HEIGHT FENCE r r, r, r, r, r , r �• 0, ' 6 O m .. - RESOURCENNTER __ COMMERCIAL-I • 1 \\ I 3z 11 o 1 31 1 I o I 1 1 I o I 1 zB 1 1 o I 1 ?e I o 1 I I n 1 1 O I r _ - -, =' ` .. t I 1 C1 2033 SF O r PARKING (92 STALLS) L1LN b •y UNE MEZZANINE ABOVE 6 \ - ' \ L L J L L J L L J L L I J 1 L I I 'J L_ I - J O I - 1 I WILDING E MEET, War DON L� SECTION 212 _ _ , S ? \� \ O COMPACT ACT -+ r - - 25 v 1 L -- j I I'. 2� O r _ - 1 Q l ,. .. -I ^ - - Q��1 'k—____ �.� / r _ _ 1 I _ 1�1 0 #" EL.28r-3 J 1 t L \,," I 11 1 1 r, 1 r, 1 1 b O W L{ 7 i _• iJ(i L.-\�`����\ L I !, STAIR 1 zo' -o' L 1 J LJ LJ \ 2, BRCS PARKING b 1 I v g o Vj _ ••� _ _ b Z --- . ... ... - _• - J L L •' ; �. `--- .. .— . ` � suaHGGATE .._. .�. ._. t 1 ? ': :. , '. r 1 I to I o 1 r, I 11 I 0 1 I 1z I o 1 I t3 I 0 1 I I 1 I I 1 I I 1 r-y7Y I 1 <IIOD II GENERATOR NIL Iii B 8 -+ - I-� 1� LL7.. - _ l� I I I 1 1 I 1 u 1 o I 1s I o I ifi I o l n l 0 1 16 1 Q I w 1 0 I I 2D \ 1 a Li _, e u L l \ 1 a 1.. . ` ' g - - 1 b STAIR 1 1 S `- - - b R �'- € '.. 1 .-..7 RAMP TO MEZZANINE I t �\ c t PARKING t _ _. .___ .. - .• -- -�' - N �}�f il ti `• Y. I x:..c• a -...• ;.{'. c J SHARED PARKING t\ .�..,._. .• ,... - ..... ' `...-.- �J ` y II :..{... ` Y _ ..-f./. 5 _ _ ._ _ .. _ .._. ... _ ... .. BY: Author CHECKED BY: CUediro • I/ 210-11' / ..- 106•-10• t '. ._ -. _ 97'.10' 30 5 18 T 1 L. -- .. ;�•:. 1 I 265-0 - ' X 1 J LEVEL ONE FLOOR t ..1 -. - WESTc------------------------------- 1 2 ELEVATION ` = PLAN INTERNAL ACCESS DRIVEWAY O . c v3.e ` `-. E LEVEL O N 1 ONE1QflRPLA P3•1 1 ------ -..- _ . � 3,32• 1,0' iII -� - !�_ Za/ 3 aoyyC -- - -- I .. ` 10 I 4' V 15 32 B.A.R. SUBMITTAL ®JOHNSONBRAUND 2 EAST ELEVATION .c. 15200 52nd Aso. South X300 Seattle, WA 96166 Phone 208.766.8300 __ 3'-0"�/ tY-r vmw.ishnso,braW.aam ARCHITECTURE / 4. INTERIOR DESIGN Grog L Aarew.au Jaffrey A Manx Au I 1 to / ..�I, i 1--.. ` OPEN — To BELOW OPEN TO BELOW OPEN TOBELOW MEETING RM. STAIR UNR EZZ. UNRMEZZ. uN UNR�{u1E22. \ \ �� --. �• k t i -v. OPEN roeELOLv OPENOPENr I ssae _ \� j j \ 1 �aaa...� { `� ^, - 1 REGISTERED ARCHITECT l OVEN To BELOW MA TOIL ti I — t' ® v `UNIT !, MEDIA RM. 1 �QL�� I �' _ - UA T MEZZ. MEZZ. STAIR 2 1.0 L. ALEWINE CORRIDORv,I _... y,, ¶ r WASHINGTON _ ^ LOBBY c L. _ // a` , (6.) OI 1 ®®®®®® 1 1 116,-)116-01(;) to 6-,i)I I 1 12 1 t3-��. �1 '�Y' �. I l 1 I I I ._. _- _- I ' L -- L -J 1. I. L J L L L. LJ 1. J L L L L LJ L J STORAGE (1 Y 14 \ 15 16 5 4 ....%\\ ed g �"' �' OPEN TO BEL•OW '� \\ \� (35 RESIDENT PARKING STALLS) —' \ ' n 19r' I > \ -_ I d m m ------ _ MEZZANINE 0 _ J— - -- 1 R r L/OGPIOVdIOO rr r1 lOY�100 -} 1 9 -- 1 L__ 1 ' 0O _ 1 1 l r l , l r l ,lr,lr T r 1 r,l /d00 O 1 1 1 I 1OO1 OI ffi O I IO1 21 L J L J J I I I O i O2 o IO 02-21-910 ISSUE DATE 22 0" p J L L J L LJ J o L —J 25 0' 0 I L_J Y" 1OI _ OPEN TO BELOW /,‘ 0 OPEN TO BELOW RAMP DOWN TO GRADE -- C I I I 1 Wt. 111EY ARE HOT • 32 OPEN TO BELOW 0 I I ` STAIR 1 2D' -o' \' - \0 ` ` I D w d_ / I m E J �\ o 0 0 1 \ _ d e �� W 0§ f -�. E j I OPEN TO BELOW y s m ,_ 1 J z . rg STAIR 2 I 5 m g ry ilh 3a 20-11" / 106'-10" / 97-10" 30-S m I 7 5 w , I g R M 265'-0" / / 10'-T r -. A'- / --------------------------- PROJECT* 1028 WEST 2 ELEVATION \ DRAWN BY: Author CHECKED BY: Choker P3.8 MF77ANINE LEVEL FLOOR PLAN n MEZZANINE LEVEE FJ�QQ�PLAN 3rJr=ro ^ z /3 —DOyy 0 4' 6' 16' 37 P3.2 . •�%( L B.A.R. SUBMITTAL P3.7 2EAST ELEVATION _--___ _ — — — — — — — — — — — — — __ — _ _ — — _ — — —_— — _ _ _ — —"— _ _ — _ .� — _ — _ _ — _ _ _ — -- — — _ — _ _. 0 JOHNSON BRAUND ... 15200 5260 Ave. SOW &00300 Se0010, WA 68188 Primp 208.766.6300 ••••bon0aan0,aw.mm ARCHITECTURE INTERIOR DESIGN Oreo Lerry wMfia.At1 Ja®ryA Wim.. NA 259-61/7 19-9' 1 -P yY 52-234" 20'-P 5••0- 10•-7 18.7 11'-2• 18'-1P 11'-7 18•-91,r 18-6' 44'-612• 25'-V 32'-2314• I 1- 6 ri' IIS di I 2 -BED, D u- u 1 -BED, A 4srr11 t b_ ' + . _ f" : TERRACE - a • - - - • , - 1 { . } .... MO A; I .-. ,�.�'-'>.\'''? T� - , -V-'1 REGISTERE'•' ARCHITECT Imo. 7j hx 3" C}` } ryy��J'` _ _ I L �![:JI.$ y r pi_ XVs �(k • / X-y • J \' •-� \� 1 xix. ,! �j� et }� u" l 4/l//4it 1 I• r r\ a J % r ■I �C \ '%` ,. XX ,, y x' v - 7. ` ')! x Y 'x X x' �� wL J :MG I.. .w..me Of WASHINGTON ! - •• ■• 1 ` --_'i�x ---.♦ _ 1k - 1$ED, C'j : " 2 -BED, O J1 .TE 7 a {� la b I I b 1 -BED, A. 2 -BED, E 2-6ED, E 'I $ED, C _ - I I! - , I 1$ , A _. _I _ _ ' I r INTCAFEERNET I ■ rl I E •\ �, 'fii.'� 1 OEM MI '�.�'Z �'�1 to 1/1 jIl II Ir L 1 \l LAUNDRY , �; •llr i�¢ 1[-7l �— INA . 1[:•l� )[_]® r' I t , �•i.- II 7 3,. • • rem r Ft r _.t='� - 4, 44F -,P e r , 14-1-I 11,111, I,. ' r - i [ h a 4FyP, -..-1,- -,1 1- I� Q�i' rtaa� !- 6 I I �_� 7 b 2$ED,E - .'_ i=.:_ - r:1ss'i' ENMI :1 .:5'i' �.i®� -:i lifwm'I _�-i.ias�: `° R ', r ..._ I 1 1�I ISI I 1 I _,,,,6; 1 b i iJ i�SQa 1 L 1!\ ,� I 1 I 1 1 7 [< F. I -LT , 1 -�. it., Dar 1 �.r — =ft'1= ®' �' u -6 L� J L_IJal rr\J1 ® - - MIC �., ', • L1_J 1Lt !!!!�. 1:. �: - Rt -,,13- -r �{ 1- ■ TOILET; ;I_ �1, hx�, �' k• 1$ED.0 I X,, F' Cm aNim o ... J r ' -. ' N. `- -: I uuuIf1 . _ • COMMUNITY CRAFT RM. l �'� �,xrX \ i P3.7 , y7 1 BED, B 1 -BED, A 2 -BED, E -.:- - 1 -BED, C -BED, A 7 SED,•B r r .Pr I •� ` k,k �'� xx I g R � I r 8•P B -P I 7 '" I a_ 1 z b b 2 -BED, E - _ - - - rha i\A-----1—+ ' — f-..-. ,-: ,�- - - r:- .It I ?r, \ 20 -0 - is -a eil Ai �?}x „x Y'',.<Y % r = r XX' 1'.V'r •< j��Ct)Yr > , x K % "A' t'\iC. [ y k kr'Ct\ '-4,' ,C kl : I \‹.".;16'-P g & �j.x — ISSUE DATE: oa21 a7t4 III I 'L�'1C�r'`> SC�r" `7 �:„Ji X4K mo... I -'- tnl u s� I _ ThAsC x. .icy_ �(>,' Pi>C ��i.2i r Y •1Ean�tRT� I : ,! rd _ 2$ED,E '` �, ----� 1 1�:•:/ii I \ + - vk n ___ r- b I ypN111 '�� I .. + . }�y� i\e X y •111_+_ - J� h $ I rMui .� L —J 1$ED, C �xof 8 J��k�/C • t _ _ •, � - - �.-.. + + _ T: _• K)C� �,:• 1-BED,A ' r r/ t, Z!" �I —J ,L �, .�� K a Oi I '\ ',/'y , rt. -y- JI { - + "� EL•!`!a . ' TERHACE, b 2 -BED, E - I RI }• (\ ��i P y { + • { `--f y. I 5r ti.4 4 --4- VVYY+ 1 tt /V?•. -- �X � II r W 11 R 1' m I L AI — I�es'es - . I ' - ��< ` y f x N • , .+ • { . . { .. . '' TERRACE )\ • ++ 4— + • + • `'' I JI X a (I I �x ` ( s II k ,� E§:I. • • .: - • • : — —_ Ij _ .i _• n . 1. +;.. .r 1r �}( �x+ 4 Y %x '<b k� 2 -BED, E - I C'\x i� W� e J U ; 1 a -1. — I., r . Xk• k X ` .+ _ ' • , _,. ' �11 - \ I Zte —J1 1-BED, '++rte • II 0.01 I '‹%.j I Q. i{i , r 1.,� y. , T '. azo �j xX+ , . r + ., + �� _ itri + it i H 1$ED, C I L. - --r -' T+- , T +-I- + 11 : ,$+L +r{y '# , : l �I I:l y j mII g Jk 1 014 C+14_ STAIRI r+fq .4\ }i i• �I l ,... , I 0 ._ ti ItI 4 i .—... `, ++T • LI I•I J�1,,,,,,, I 1 �$ � ..t � I I + + .: f + +. « .± + . i + + . ' . 1 -BED, C -- i 4,• - 1 -BED, C !, r t y� ' x - c0 g ga.. € + r -L to . { . •• ,. + • . . r • r • •`+: w 4- - r.+S. y STAIR2 !, b I t s igp 11 I ' I M ii illii!li I \ \ I 1 26'-0' 6'•0 / 21'-6314- 88-7 BO' -4• 35-61/2 28-51/7 8-10 Ile 1' -ate 4 4' 282-0- / b 18.7. PROJECT t. 1026 I DRAWN BY: Author CHECIPD 8Y: MARRO I WEST - - - - 2 ELEVATION 1 I (4)I LEVEL TWO FLOOR PLAN I n LPVFL TWO FLOOR PLAN n n 3�2.1'� _ _-_ _ ■ 3 3 4131.00404,19 a 4• 9 18 31, BAR. SUBMITTAL 0 2 EAST ELEVATION — — — -- -- -- -- -- -- -- _. — — — _ — _ — — — — — — — _ — — — — — — — — — — — — — — — — — — — — — _ — _ — — 0 JOHNSON BRAUND ar. 15200 5204 Ave. South Suns 300 So60k. INA 98188 _ _ — — 259•.5112" �� Rwne 206.786.8300 CI 32-2314" / 20'-0' 18'-2" 11'•2" 18'-t0" 11'-2' 18'-912' / 10'-6' 64'-6112 32.2304" / wPw,pnnaantoe,nEmm ARCHITECTURE -' / / 1 INTERIOR DESIGN Gray L AIMMc. AW -- — I JetfN A.%lams. AU o =M1J MI 2 -BED, D LL a'' III A �. I II / •li J r + u 1- t If � i...12. p'i •�ll --• — ,-BED, C 1 2 -BED, D I 3360 S �i ll 1 b REGISTERED IEl II — .; I 1 -BED, A 2 -BED, E: 2-BED,'E 1 -BED, A. 1 -BED, C. j — I) I ARCHITECT u Tol N .•— mi_ 1 bL[J . yl ,� r - I / �� 1I - f1I - . r 1 4F�--, 1 I PTE or WASHINGTON - I LAUNDRY $ a— _ 1 -®-®�F R `. ...nos �—VIII [ 7lIA I®a11 c t.1 � A A • w �iiiLy�� {s- \ 11 1 : ih I. jr pp ,.11Mi r-, rte, 14F�,. r-, lei , r�ra-I r r� '�11 ��.[ i � 4F��,I r . J r Irk .. LI, I 1 L —� I - 1_Z':� L I 2.BED,E I:,i rIC SZME ®4- — :Is. =ZMZ:I®h. -- .I s. Mr:, - :-r'1 -+�` �'i�z'i.- i_-.1� to - .Mit J_ _ LI .ILS / w in, CTiJ 1 1-BED,Ccc O DesalptIon 'RASE 2 BAR. SUBMITTAL CHASE 2 BAR. STAFF COMMEI• �[j1• V �J�� ®1 I MEM If L 11111 1(•?]r r- I 1-11-1I < I �' ......rte 1® j1C.?]r� ,,�.IL•?7� 1(•:71f ♦I 1 It'. .— 1 m I qII IN Is . S®� �L� CZ`®� I r p1 L 1 BED, B 1 -BED, 2 -BED, E 2$ED, E BED, A 1 -BED, C 1 -BED, A 1 BED, Bmmimi I�a =u I I �� AI � s �� 1 2.BED, E L — o Is t.� - 1NESrCOURT 1 ELEVATION 1 I I It _ _ I�! -1 z4 T Hi rl N -� 11 CI) e Ji,® \ " �� I ISSUE OATE 02-21-2014 r N. JJ 1J El r_ i 1 IJ -BED, C 1 1 -BED, A ,4-16„.! . �i _ —� = -= r 1 ,5',L.' 1 v3.a OI 2 -BED, E r —' r� ■ii — � Er -1- e1»moi I h i o �¢¢ Q I II Menge11, R ;, u N I 1 11 mg .1 1-1 'n: !.,{{ A 1 - 11'. a u --�.,uI — 3 ae9 z �za 2-BED,E u I _ 1-7 24BED,E H \ I Bo� i i I I � A L ��• — I� CO tum rhes _I— , J1 Ir- Ir 1 ` 2 -BED, E N I, II r.,...,i��I\1' Y II 1 ,QED, c N. El iN i 1 A ` II Z 1 z _ = ', I STAIR 1 �I�� N 1 Ilf I J b ..__....-.-1...-.- •'i'i�--- LI II LILA' — s i I co y 13, Al' -ro II C — _ 143ED C L W 0 aq ky' $ 6 boom g < < IV STAIR 2 m7. :,1 9 1 1 6'-0• 2a'-0' / 147'-7314" 24'-0' 6'-0" 26•-0• \\ �`ii.' b 2- Z.! g3 g g g ry 259'-1314" / 27'-5' 1 0 l Scqi gi / .E12 — ---- — -- _ — — ---- ----— yyEST I— p3 a I PROJECT 1028 PROJECT*2ELEVATION DRAWN BY. Author CHECKED BY: Checker LEVELS 3.4 FLOOR PLAN LEVELS 3 & 4 FLOOR PLAN -_ C P3.4 3 .. ii/ o 4' g 10 32 Oavv B.A.R. SUBMITTAL P3.7 2EAST ELEVATION �.. __-__ --------—_ ---- _— _—_ _ — _ _-- _ -- _ _—_---------_ _ ---_—_ _ _----_ X11' JOHNSON BRAUND ,.<. 1520052nd Ave. South SW■ 300 Seattle, WA 08188 258'- 5 112' 19, - B., Phone 208.788.8300 32'-23/4" 29 5 S'-0' 10'-4' 18'-2" iT-2' 18'-10" 11'-2' 18'-812" 14-8" 44'-612" 26'-0" 32'-2314" / / / / / / / / ARCHITECTURE I / / / to 1 INTERIOR DESIGN Grp L AM-ne.AlA Wdaama SEE 4/A3.14 FOR - I JeRgA NA FEATURE CORNER DETAIL SEE LA3.14 a I II 1 -BED, A WALLOR DE NC WALL DETAIL I b I H SUNROOM_ -� _ VE -11.11 to �. 2 I i . r ■1 I a ma, IJMINErill ---- — --- — — -- 1 -BED, C ' BED O ', I 3380 . . N b REGISTERED b -- I I 1$ED, A 2-BED,f . 2 -BED, 'E I 1 1. 3ED, A 1$ED, C = a �• .— „� a I ARCHITECT m I II N 1 Edi•ill1111111111111 -Ill gi \ I 7a • - ir,I,Je ATE Of WASHINGTON b :::SIN E J -// =WA! E =ih); ,F�,, E. r IJ .I LAUNDRY : — gf1[ 711 7� , , IC -]6 �[ J®� IF -Jt I[aJ1 r !' �Iv — 1 .X11[ ---- ___ I iv 4_ • r Fill r—'1 �•IF /, F /, I� r�. ■ji I I, - L_,, _ - r.O ' 2 -BED, E - —' z. �S I .�:L:.�I 1 =linin ®--- IoI i.T�-�1� `7`r:�wl e1�- :. ■ m P._� L_a�, If--�1 �\ L'I J rL,J --.1,__i 1 IImt, I �N. s�1 - �ti�'ixi ii.®L�' =ci1.•�■I®i ? ■'11 S} 1 • ` �I� /� L . ri l_J �.re---0.i / l- \J .yris ri c":1 --i \ I��- J.i1��_ : J R1 , L wl r■ LI_ t1. J J•f ! -[PLt. 1$ED,C , �_ o I Is \) Y. "� �.l �a I_ r ®IC ]r �ee L.. �� ®1111,Jr �� �' IC -Jr a J '`-f II1 �" w 1 1 �> Il „ � 1 - - ''�" _ \ ems`. , I��se ® I 11 _ L_ ■ _i1� 1 SI i w P3.7 1 r .1 I N- ■ }. 1 .11 1$Eo, B •iBEDA :h 2 -BED, E 2-BED,'E 7$ED,'A, 1 -BED, C 1 -BED, A 1 BED, B T r-®- N� T it I I rc 4 qm N N I I _I 1 1 rl � - .I, , 1 `I I� 1 ill 1 o 1T ` J A 'VIII Is �� II 2 -BED, 2•BED, E II L — b m I III III u �I 1 WEST LES COURT 1 Fu . r— -+- It -1 I o , . Iii ®T ISSUE DATE 02-21-2014 {NH� � r J i I ■ It M _ , ' ■ IJ J N \ -BED, C PJ9 1 -BED, A 1 segh=1 — ^ �, -� , — 5 a I �, CI I 1 2 -BED, E — G21r t N , - ,z It .- I . 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AIA 1 11.112' 2' 112 - I I LOW SLOPE ROOF BELOW, TYP. 3380 1REGISTERED I ARCHITECT 1. 4 I : ' I I/_- �- _.- -_ I If OF WASHINGTON — -.-SLOPE 3'" PARAPET 2,0" PARAPET _ I I 2-0' PARAPET, TLP. SLOPE --"-a SLOPEpp,,,,4 BUTTERFLY ROOF SQ ':1 n az,e ..�. -.,.- FN"F ELEVATOR 1 Date __- Description 082013 PHASE 2 BAR. SUBMITTAL .21-2014 PHASE 2 BAR. STAFF SOMME! 1 i_ SLOPE '� OVERRUN 8 it da SLOPE I I I FP,y� I P3.7 1 w �r w 2,IT PARAPET SLOPE I SLOPE SLOPE I_ } - 1 S OPE L m• P7, 63 2'a' PARAPET 2'a' PARAPET I —FE�1 i GER SLOPE WEST COURT 1 ELEVATION- 6tOPE SLOPE — 'LI I 1 P3.9 S 6t1oPE S OPE VCE SLOPE t PER FOOT t P39 1 1 IO SLOPE SLOPE ite PER FOOT 0 ii j p g 2Uu31(:), AOPE SLOPE 1 SLOPE YOj �W P3.9 StAPf SLOPE I I — SLOPE 2,0* PARAPET awe 2'-0' PARAPET I 13'-0 IS LOPE PARAPET y `\ ROPE w• PER FOOT ALTERNATING 1 1 5 CO W W 9 r1 TREAD DEVICE TO UNOCCUPIED 1 ROOFTOP I N - " g SLOPE _ I W /V5I� 8 N 4 I SLOPE 2,0- PARAPET SLOPE , 1 51 M F \ SLOPE .-0- PARAPET I J ICY S m j y^LL 1 f A y d I 5 i'i_ it O Q3 lig 1 I1 I I 1 PROJECT k. 1026 DRAWAuthor N BY: CHECKED BY: Checker WEST 2 ELEVATION 1 I P3.8 I I ROOF PLAN KT.\ ROOF Pte__ G 130IOov51 3/32=1'a' PBM e 0' 8 18 32' B.A.R. SUBMITTAL JOHNSON ... 1520052nD Aye. South SWM 900 SeaOb, WA 08188 w.a.e 206.766.83C0 .Woao. ARCHITECTURE INTERIOR DESIGN Grog L AWAY. ALA Agee, A Warn. NA 0 m m �m �� m ® 0 0 'TJ_AAPET_ _ 1il �� r— — - –"� mac', _ _ _ROOF. • �T,-6,,,•& rinlimin-■ et ■ _._-- -- - °t— FIFTH FLO_O�R_p -33T-9" V 11 II II II I I I 11 11111 ill 111 II. 0 MI 11 h. 113 M - mm MR INN .III er11 _ b L! - , i _.._ __ .. FOURTHfLOOR ■ ��• �� ._. - — - - 328'-6^V - - - 11 ■■ ■!�1 �' .p ■■ 1.11111 ■■ `1 II . •■■1 r1••• ■■ 0 ■■ .1 -_ . m __ __ __ __ __ __ __ __ _ b 3I30 REGISTERED ARCHITECT 4-- :IiEG L. ALL•INE ATE Of WASNO:GTON . — - -- - ---- 1 i, 1 THIRD FLOOR ..- --- ___ • �■■ via-----� 111.., 319'-3' 11 ■■ •i�1 11 11 1111 111 111 111 1 11 11 1 ■■ 11 _- - •• m - __ Wyl y IN y..y.yyNI1 IINU mg mg Ii11M MN MN' I�IIAIAIMMI i1�N'All I _ -- SECONDLEVEL ts -11 111 111111 i MF77gNINE LEVEL I. RAv1f wn Drap1PDo0 11.08.2013 PHASE 2 BAR. SUBMITTAL 02-21-2014 PHASE 2 BAR. STAFF COMMENTS - D it ill IN 11 6 on ii III LIMA .■�_�,- •• � - -...._—= _� FIRST LEVE LA \\ ` \`\ ` \ \.\ ��,d ,i'� li MN MI I r,_ -\ \ \\\\ \ \290'-0' .•\\\ �' \\\ \` ®_ -1 'A _ 1 4 . ® ;z m ® El a m m T.O. PARAPET \- — ROOF. TUKWILA VILLAGE - BUILDING E TUXW0.A MTERNAT ONAL BOULEVARD 6 8144TH STREET, TUKWILA , WA OWNER APPIJCANT: TUKVALA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27THAVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 86374 T : (253) 231- 5001 F : (253) 231-5010 of MIMEO FOR VSE OR un uircR PRPRCT. MADE. PROJECT xxutwiAwa.w MMwlRw,o,xG Mrurt NM !!!! I Y - - 11 -�-- ® 11111111 '■— 1 I Ism =No �` 11 MI . � TH 11a I lei ■■ ILII ■■ LI,11 ■■ 9( - --1113779(-S NM MN . MIS Mil MI NM i'i.i MOM MI I A. 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PAINTEDGARAGE COLOR TO MATCH ANNOOIZED BRONZE W / MESH PANEL PRIVACY SCREEN o CONE WST-N4PLS PLACE CONCRETE NATURAL GRAY - PATCHED8 SACKED GRAAFFM TNG - RESIST ® &DING -METAL CORRUGATED COOL DARK BRONZE HORIZONTAL ©, PARAPETHING POWDER METAL COATED ASHING COLOR TO MATCH SW7048- URBANE BRONZE 0 GREENSCREENS METAL -PAINTED COLORMATCH ORTO TCH2E 0 saw HARDIE PLANK T LAP SIDING SHERWN WILLIAMS SW 6121- WHOLE WOEAT SMOOTH ® SIDING -ACCENT 1 X 6CEDAR CLEAR COAT CLEA KNOT ® CANOPIES FABRICATED COAT ED EEL COLOR TO MATCH -DARK BRONZE 0 GARAGE OPENINGS/ SCREEN 2X2 METAL MESH- PAINTED COLOR TO MATCH ANNODIZED BRONZE El SIDING HARDIE PANELS WI REVEALS SHERWW WALLLAMS SW6159- HIGH TEA SMOOTH m HORIZONTAL TRPA 1 X10 HARDIE TRIM SHERWIN WILLIAMS SW7048- URBANE BRONZE 0 SOFFIT CEDAR CLEAR STAIN ATS Y 0 SIGNAGE TBD 0 SIOTRi- MOSAIC 1 SANELS VW REVEAL0 SHERWN WILLIAMSW AS SW6121-IOLE WHEAT SMOOTH ® TRIM TR 1X 4 HARDIE TRIM PAINT TO MATCH ADJACENT WALL SURFACE 3 DEL DECORATIVE METAL -PAINTED COLOR TO MATCH CEDAR Wti00 0 DECORASCONCEUVE GHTNG FACTORY FINISH - BRONZE SIDING MOSAIC 2 PANELS W/ SHERWW WLLIAMS 5W 6272- PLUM BROWN SMOOTH 0 WNM DOWTR 1 X 4 HARDIE TRIM SHERIMN WILLIAMS SW7585- SUNDRED TOMATO ® STOREFRONT ALUMINUM ANNODIZED BRONZE MECH.LOUVER ® 1� 5 1 1 El D m 0 CI C m ® I # W m m C ® ,Phone 0p T.O. PARAPET' 350 6, 0 JOHNSON BRAUND ... 1520052nd Aw. SOW Sues 3OO Seattle, WA 88188 208.788.8380 URARCHITECTE INTERIOR DESIGN Greg I- , ,...1i.. gOryA 4im.,AA —II I I I1�����■I Iuv■••5� — — — —T"I_370.64_, — ■■ 1 •�I�• �� I ������� �� �����/��� 11 I B t; ,�� V �■ ��� _ �ltl�t� I1!1a ■ •fir loin" •ii) �� II rill II r lip .411A�.� `,■ — - FIFHFL001>��. 337-9" !` �= ` ��� �r ■ ���i ��M �� _ "THFLOOR 328'-G" 3360 REGISTER ■■ ■•■ 1 ❑ •.I_ •Eli. Z .i I11�i •'+I Ilii 11' I' 1r11i _ 11 IST •i•• III. II MP I • A ARCHITECT -- ■■ ■ I ■ .... ■1 mr If1\�1 �� Im 1 ■ 1 i �t IIIMIA t!' III �i 1.1 i■ ■��■■ iII II RI �t �� M ^-- 1 1 ■ 1 1m1•1 — I — - --�- ■ m i THIRD 19 -�3 � - 319-3 1 I itEG 1.. Ault in: ATE or WASHINGTON _ _ 1 I !.Dhli'lOIIlul rr Mi Ilii dIIILII1II1 111rt,''1PI 1111111M SECONDLEVEL � �■ I �� 310-0'� omit IMMO MIMI MN Rena Date Description 11032013 PHASE 2 BAR. SUBMITTAL 02-21-2014 PHASE 2 BAR. STAFF COMMENTS C .. 6 MEZZANINE LEVEL :MMI-� - - 300'-0w Ei'■.®�' ' _ I� �. .,..ai:t ai2:.. ..... . .. _.. .. .7 \ \ ` \ \\\s ♦ ♦ •\ ♦ \ \ `\ , - \ •'\\ \ \ ♦ \\ \�\ ,N, - • - \\ \. \ - ..\ - FIRST LEVE \\\�\ \\\\'\\. \\�`\\\ `\ \`N\:\\� ®\©\\`.\ \ \,• \'. \©\\\ \ \\®\♦\\ �\`\\\ ;,..`.\ \.\©'\\\\\\ \ �\ �\ © '`\\`\� ©\'' ;`:,. \\\\\ `\\\ \ ` \. \\`. \ \ \\;\\ 290-0`\\\ \\�•� ©\ \ \ `\\\`. \ \♦ \\C\N\\ \ \\' ,:`\\ J© . .l a • eN war -14r ISSN DATE: 02-21-2014 0 10 l m [] ® D m p T.O. PAFLAAPETJ, ;'' - ROOF. = �_ — — — — 347• -5". ■■� ■■ �, F lalliai Ira 11 1111 .11mom M' Immo 0 IMMINI S_ FIFTH FLOOR \ ■■ iw1...1 • ■■ II •■■ 111 •■■= !! _' __ __ __ W p3 I ' li FOURTH FLint �� ® •t�a� • ■ •��� � - 328'-6" V Z .. PI_Iu!!Nl1!!!11;.. .. _ .. o s THIRD FL/ O 1 mai ---iimimu _ _ _..__ $ - -319'-3" 5 I �� I rel 11 �U 11 I11 rel I it _ 11 I = m 1 IRI KIWI ill III 1 III I14 I UJ 1 ull 1111 --_ _ —SECOND �. - \ — — LEVEL WILA VILLAGE INTERNATIONAL BOULEVARD B S 14 ,WA 1PPLICANT: VRLAGE DEVELOPMENT ASSOCIATE T1 AVENUE SE, BUILDING A, SUITE 30 IP, WA 98374 M1-5001 F:(253)2314010 310'-0" efoi- No EN iZS MEZZANINE300' - LEVEL 0" �1 1 • • ' FIRST LEVEL \\\\ \ - \ 'l — — _n ;��� \\ m\��` �� \.\ \♦ \m\\\'•. \\\\\\\ •m��,�\\\�\\\�\\;,. .;`♦�.©\N��'\• ������\ �' \��� 2 R 0 e: I. a: ., PROJECT t. 1026 3I32' �1.d DRAWN BY: NASH G1ECIT_D SY: Cooael 0 4' 8' /6 V EXTERIOR ELEVATIONS L/3 -40V9 P3.8 BA R SUBMITTAL (^!„," VI, 7y 15 - -_ ----- -- - '_— -T.O.'PARA 350'-6"I V JOHNSON D »< 152005xmAv..SodJ -ROOF 34T- 6"j_ --- — --\—-- — — — -/ en Suw MO Phone206.88788 o�l E'1 1.=NM .. ■. , I, I I 111 ■■ Phone meT66 .umcan MI� ■ FIFTH FLOOR I ' 'I ' ARCHITECTURE INTERIOR DESIGN NI -r; ril te ' • • al 1 ' ANnyA Marro, AU I ' • /)FOURTH FLOOR — - H - I - Iim 1.1 II NI - i al A _ . 1.. - — - _� 11111 - - - — II le I THIRD FLOOR_ _>o I■■ 1 1.1.01- 1111■ 111Mill 110 SECOND LEVEL _ _ �— 1 4 3l8o 310'_0 MF77ANINE LEVEL b C.? — — . - I I-........ _ REGISTERED ARCHITEC T auc L. nu.em'e TE or w.sxamow } —— - \ FIRST LEVEL �`_ \ \\.' \ - - \\'` \\ \ \®; tl. 1\ a _'I \ \\. \\ \ \\ \ \\\\ , ` \\ \ s \ {{y99 11 ! T.O. PARAPETi 6 350'-6_"I . ROOF 4 L A o\ rc m -347.- 6'i / '\ \ MI II IIII II 111 IN a g 101 FIFTH33008 v� FLOOR ■ � �S IIr` IN,I1■IIJ■ ■i lail g �.FOURTH I\ -328.- 6" _ _ ���� !■ I IL■ ■ ■ �t. ■INEM1111111,1• -� III I d II ■Iii 1-1 di 111. SATE D2-21-m,. SECOND LEVEL ��'�111 I i I11 Illi �z1 III Iii iL1 1 310'-0" MEZZANINE LEVEL li I - - 1 I ■ E b 300,_0" - . . I -.- .. - - b FIRST LEVEL ■ II - - 90' 0" \ �\ � \ \' \\ \ \ �\\\ \�\\ \\�\\\ \\\\' \\\\\ 2•\SO LE \k � \ \ \ \ \\ 3E BUILDING E & S 144Th STREET, ICIATES, LLC ITE 300 . c\\\ \\\ s\-,'. \ . �\\\\\\ \\\\\\\ �,T.O. PARAPETI- _6„Im ' . -_ �I - .7 - - — _ROOFi - - - - - - - - - - - - - - 34T-6"J v ER 1■ I ■• I_ ��up■• ® I •■ I`1■ ( I- i En mom I I FIFTH FLOOR - _ UM MB g d 1■. �.�I ■ ii'. I1 N ■ It III [i . I I . r,� ,� �-� I■p■ I I.1 A 5 - - ',� r �■ _ ��I - FOURTH FLOOR' I m i ' y� 11 I _ 1 I IL■■����i� _ _ r. I I te _ . f. _ Mai t��N II■�i _ Iii B■� �� II■��■ 1 - 328' .. g o 2 1 Za_ yy WIMITHIRDS 1L$rr INI ■■� 1111i _ �I. ■1� ■I� —■ _ ■i 111 LIMA ■II _ MI ■i�i ■ IIrII■tl■I MI ■�1, ■i 1_ I 9'-3”00-R �1 gee qr��c KRs E I 111!.. - _ 111111111 SECOND LEVEELL 310' - 0"Z1 DRAWN BY: Mbar CHECKEDCHECKED BY: amamr - _ _ _ _ EZ7ANINEPROJECT,TDA MLEVEL n LVL _-w,�:.� # I '- r :�-, ^ 300'- 0" EXTERIOR ELEVATIONS /SECTIONS �RAISED 293' 0 — - -- - \ \ \ \\\\\ \\\\\�\\` \\` \\\` '_,y �~ _ __.T� _ �._ • - - - - FIRST LEVEL _ _ N\'‘-- - -- _ \ �•.\\�\\\\\\ \ T \\ \ `\ \\ \� \ \�. \ � \ ���\\\\\\.\\\\ \\\\‘‘,\‘‘,\\',.-\ \ \ \ \ , \ \ \ ? - C' \290 -0` \\�\�\.,\\\\\\� .\\\\\' \.' �\\�'. . ,' \\\�\\ `\, \.\\\\\ \\� \ \\ \\\\ \'\\\ \\\\'\.:\\•\\\ \\\�\\\\\\ \ '�,' \\\b 4' \e :16 .' \ viz. \ • •\ \ \ B.A.R. SUBMITTAL (^!„," VI, 7y 0 JOHNSON BRAUN() -. 15200 52acl Ave. SOW, Subs 300 Swab, WA 88188 Phone 206.786.6100 ...w,p.mww,aaom ARCHITECTURE INTERIOR DESIGN Grp Lat..A1A M.,A N1.m. I. i 1114 -----'-' SSBO REGISTERED ARCHITECT :ILLG L. ATLASNC ATE OT WASHINGTON • \ } til 1 1 3 03 03 ..------ ✓ \�� I6tR ` •. E `l j .. SII s , r 11 ilj 11 g iii II n' II it II • I .� III 'I tlT,E, - Li$ t_ 11• h • — , 1 , °— ,, �l �\ y. • i :l! • 4 a ? -4. ...= .4 - +te �. , y.i •,• _• , „Il ,, L ry II fi Y tilli Ili �i�! } ' ,F i*, i JKWILA VILLAGE - BUILDING E MLA INTERNATIONAL BOULEVARD 83 T..TR STREET, WSA, WA RECEIVED 7ER APPLICANT: - 27 AVENUE DEVELOPMENT BUILDING ASSOCIATES,,UITE LLC FEB 2 4 2014 277N AVENUE SE, SVO.DOJG A, SURE 300 'ALLUP, WA 253)231-50011 F F:(253)2315010 11.1.10111,1141.10/409 11,11•••LA wwm.-aeotn wiu AW�.A m.eo.�e CY ARE HOT z 'til ri I Via . IIS 11 1• -1111 I tlit ,�. F!•► ; I y- ,- # ti` PROJECTS: 10ffi Y `,; ' , �. .-bra r. ,� : ;; ^ »'s.. _ S •. j .. f _ - -. _ .f —. -.1 � T e .n I . P ",6 t�' y.. GT M�� •y rxtgwNBr: AWN. 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Y.l i.-r-. ;� ., v. ..,.,.' 5,. t ... .S .. .., I ... . ..51 .r.. .: :.. :,. ... a.:!S..-S ,.+ ,y,,. 44 ,�y• • , z" R ew:•... . q[ i.-., d;G.. rr• ... .: � '- .... }: m' ...3+y ,... . , ._...< ..2 h. -�.;. ,. .. .{'7 �,'' .�i� af• ''�': �=J i,,-.' i�. ri`u-15'3,.� �� .. r , . _ _ T t NEC,Q$dEB -,RESIDENTIAL LOBBY VIEW 1/32'• 1-0' -- BAR SUBMITTAL 1 ?... epee®® 1.41 3- CIOVI/ 14A 1/32. • 1,0' JOHNSON BRAUND IO 52nO Ave. South SOO 300 &NW: WA MN Phono 208.7138.8300 www,101.rtso.m..com ARCHITECTURE INTERIOR DESIGN Gwo L OSNLASA Jean, A WMMIG. 300 RARCHITECT I. EGISTERED MEG L. ALLIFME ATE OF WASHINGTON ISSUE DATE: 02-21-2014 uJ 0 z g PROJECT it 1003 DRAWN BY: AIdh CHECKED BY: Cheat" NW VIEW P3• 1 1 B.A.R. SUBMITTAL r-zs §111111111 1/32" 1%0' 413-001r;AT: 4 JOHNSON BRAUND 15200 52nd Ave. South S6116 300 Swale, WA 98188 Phone 200766.6300 woNNJOHNNOTS/undaTm ARCHITECTURE INTERIOR DESIGN ONop AINtrle.A1A .1.1Tray A Wam NIA 3300 REGISTERED ARCHITECT 1. 'IWO I.. ASININE ATE OF WASHINGTON ISSUE DATE 02-21.2014 PROJECT 10-.. 1026 DRAWN BY: Author CHECKED BY: Checkor SE & SW VIEWS P3. 1 2 B.A.R. SUBMITTAL PLAZA LOOKING SOUTH BETWEEN D & E LOOKING NORTH TO PLAZA S. 144TH STREET LOOKING WEST 4 3 0- 00 JOHNSON BRAUND 15200 52nd Ave. South Sues 300 ph...Seattle,201A75601318300S8 www3011HADAW•wWcom ARCHITECTURE INTERIOR DESIGN .GrAyLA.. AJAMw.. j. 3000 REGISTERED 1 , dif.4------ ;MC 1.. /SWIM An OF WASHINGTON ARCHITECT 2 2 ISSIJE DATE 02-21-2014 (.7 5 ca w 5 5 5 t 01 11 PROJECT P. DRAWN BY: CHECKED BY: 1026 Aahor Checker VILLAGE CONTEXT VIEWS P3.13 BAR. SUBMITTAL LOW SLOPE METAL ROOFS PROJECTING .111111111.111 4> EAVE METAL COPING: TO MATCH ENDURING BRONHE JOHNSON BRAUND w. HORIZONTAL FIAT411, METAL PANEL AT UPPER BAYS METALCORRPANEL AT METAL PANEL AT UNIT BAYS Atli VINYL WINDOWS; t k I HARDIE W/ UPPER PANEL REVEALS AT LEVELS CEDAR SOFFIT; CLEAR STAIN \ �'+. \5�� / POWDER COATED CANOPY FASCIA; TO MATCH STOREFRONT 15200 52nd Ave. SOWN SWle 30D Seattle. WA 9&188 Phone 208.788.8300 ARCHITECTURE •Ww.pnncmer I G N INTERIOR DESIGN Greg L A. YEAW. aw Jeffrey A WYY.nu, AN FIXED AREA ST ALUM. STOREFRONT; . .� VINYL WINDOWS; OPERABLE AREA 1 ALUM BRONZE I "A04.01;1' �-., ��\ 3390 REGISTERED REGISTERED ``i ,11 1 INSULATE UNDER- � a ��� ` �I� " '' ": / HARDIE TRIM BAND; PANTED ENDURING BRONZE +e 'f �� �� \\\ / REG L. al.i.Wln•F; SIDE OF UNIT BAYS w000soFFrt ` DECORATIVE } ® METAL TRIM BAND �� /� ��ii 14 i' I �� /� �' „ -"- am. In '^� g aM /� I ATE OF WASHINGTON v• SCONCE �`�., 10 �� \�A�I LIGHTING �. ` ,t-:....-, �� HORIZONTALSIDING METAL I '�;— ���1 �I II -.I EI 't' POWDER COATED -- TOCANOPY M CHASCIA `d �. I 1 _ .�,� 11 STOREFRONT .... '. HE I il ®' 011 ® 'E -[[[[1 III " Z II �' 11 II RETS Date Deeratpfto 11-08-2013 PHASE 2 BAR. SUBMITTA 02-21-2014 PHASE 2 BA.R. STAFF CCI CANOPY FO OVERHEAD ..---. �. - _ WEATH PROTECTION GG III 'A'� _ I,I/' w.®•� � FFATURESaffiR/SUNROOM .. RJ � SOFFIT;CEDAR / • \ TYP.FACADETRERTIYIFd4C _._ 1111 CORRUGATED METAL. 0 10 I COOL DARK BRONZE /���/' 4I jSIDING •' 03/4;0 r HORIZONTAL METAL HMDIE PANEL; MOSAIC ACCENT TUKWILA VILLAGE - BUILDING_E TUKWILA INTERNATIONAL BOULEVARD 8 S 144TH STREET, TUKWILA , WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 -27TH AVENUE SE, BUILDING A, SUITE 300 PUVALLUP, WA 98374 0: (253) 231-5001 F (253) 231-5010 INCSE MOMS WERE PROOFED fOrl 1M 'WAY. WOOED MR Dse De MY OMR ROJECT. vw.DexmsrrxTDxwegw�.e.orrrsweruurosK % HARDIE PANEL: I vio 0 ® �' 'I' //. e ' COLOR POWDER COATED TO MATCH CLEAR EDCEDARCESSE D RK TCC CLEAR STAIN IN/ RECESSED �. �. ® � I MOSAIC ACCENT COLOR 2 0 /, /.. ell. JJ ,4011111 UGMING ALUM. GUARDRAIL; II I'il ANODIZED BRONZE HSS B. TUBE STEEL PAWTID TO MATCH I,.. / `�`\ I �� I HSS 10 x10 NBE HARDIE PANEL; dl MOSAIC ACCENT �1 I`�} / ',III��I1 �I'ylplBRICK MASONRY COPING: SEA GRAY CEDAR • '� PONAER COATED �'^\��.,���� ` ti PANTED TO MATCH CEDAR I COLOR 1 BRICK MASONRY CANOPY FASCIA; TO MATCH STOREFRONT � ""� �� d R,. ,' �IIn;. G 0 ` • 1 . - ACCENTS EAGR COURSE; SEA GRAY ALUM. STOREFRONT; ANODIZED BRONZE _� `` - / * r '' '�-.�,�` ✓ --:.."--"".......„...71.: -17:: E HARDIHARDIE PANEL: II II' FIELD COLOR I•' ' FORMED CONCRETE CEDAR SOFFIT: CLEAR �' �_ _l C , ti,,,,.. -. q I.. , BASE `T STAIN WITH RECESSED ® ,,,� _. II 00 �, \\;+/". LIGHTING ^`� _ �_ MI _ _ CORRUGATED ALUM. STOREFRONT: ......- Allk -- I_�� 1I PROJECTS. 1028 DARK BRONZE DARK BRONZE ANODIZED BRONZE BUILDING SIGNAGE DRAWN BY: NMor �,. ` _ .I 'ININI-Ly - -'�\'\,\ ,,,_ CHECKED BY: Checker ~' FORMED CONCRETE _`== ��-. ^'-^-----'-'� STAIRS LOW METALR PE ' METAL ROOF W/ ' , .:11.7.57: - _ .� DETAILS FORMED FASCIA TO �_ CONCRETE PATIO WALL W/ MATCH 3ND BRICKCOLUMN; REVEALS& WINDOW TRIM REDONDO GRA Y ANTI-GRAFFIR COMING P 3.14 B.A.R. SUBMITTAL PLANT POT ALONG S. 144TH ST. FRONTAGE, TYP., SEE SHT. 3.40 NOTE: SEE SHT. P3.5O FOR LANDSCAPE SCHEDULE, NOTES & DETAILS LEVEL 2 - WEST TERRACE, SEE SHEET P3.21 LEVEL 2 - SOUTH TERRACE, SEE SHEET P3.21 lir ■■■ 41' • oSs aPi_4;;:0.0000 44 0,.04 0,000•,o9,R0.930 0.0,A010 4731.0 '\ Aiiiiiiiin 0 tIiD . BLDG E - LANDSCAPE PLAN LEVEL 1 C0 8 16 32 48 1/16" - 1'-0" 03-aavy ReMn R E¢ 1 -RLA ASLA STATE Of WASHINGTON REGISTERED ARCHITECT OA/ MOMS CEATI CATS Re= Issue Dates Rev. Dare 11/08/13 808 SU8INTAL 2/21/14 PAR STAFF CORMENTS Las § j 5 I h PROJECT #: LA -1113 FILE NAME: LA1113-P320 DRAWN BY: RS/LP/MB BUILDING E LEVEL 1 - LANDSCAPE PLAN P3.20 BAR SUBMITTAL TRELLIS PEDESTAL PAVERS, TYP. PLANTER POT, TYP. PEDESTAL PAVERS, TYP. RAISED PLANTER, TYP. PRIVACY SCREEN,TYP. WATER FEATURE — RAIN CHAIN CATCHMENT/ PLANTER 4' DECORATIVE METAL PICKET FENCE RAISED PLANTER, TYP. BENCH, TYP. TRELLIS RAISED PLANTER, TYP. PRIVACY SCREEN,TYP. 0-.011 dal ;41 ;Iltreott A :74 14. AVIli t►r2e,�!�q.U.t4 +f+tIItY4 1 I � 1 i r•� : t' �+ PLANTER POTS - TYP. CHESS COURT FIREPLACE GARDEN SHED RAISED PLANTER, TYP. PRIVACY SCREEN,TYP. TRELLIS OUTDOOR EXERCISE — EQUIPMENT SHADE STRUCTURE WORK BENCH - '- -'- -: , ,. .. SYNTHETIC MULT{-PURPOSE LAWN P -PATCH COMMUNITY GARDEN PLOTS-TYP. PEDESTAL PAVERS, TYP. PLANTER POT, PEDESTAL PAVERS, TYP. NOTE: SEE SHT. P3.50 FOR LANDSCAPE SCHEDULE, NOTES & DETAILS BLDG E - LANDSCAPE PLAN LEVEL 2 0 5 10 20 40 1" _ 10'-0" [./3-00y4 U J J O e MBAs R Emyr -RIA, ASLA VOCE OF WRONWGTGN RECOVERED MELNN 0. UR-1ER GEOTECRE NEM Issue Dates Rev. Date Desc 11/08/13 BAR SUBMITTAL 2/21/14 BAR STAFF colamrts PROJECT #: LA -1113 FILE NAME: IA1113-P321 DRAWN BY; RS/LP/MB BUILDING E LEVEL 2 - LANDSCAPE PLAN P3.21 BAR SUBMITTAL CONCRETE PAVING SCALE N.T.S. 4-4 PLAZA CHESS / GAME TABLES SCALE N.T.S. PERVIOUS CONCRETE PAVING SCALE N.T.S. SEAT WALL SCALE NTS. 11 POTENTIAL ART ELEMENTS (a7 BUILDING D STREET FRONTAGE SCALE N.TS. BUILDING E - LEVEL 2 COURTYARD PERIMETER TRELLIS SCALE 1M -1'.0 BENCHES SCALE: N.T.S. NOPE: AU. TUBE STEEL MEMBERS TO BE PANTED DARK BRONZE TO MATCH BLOC METAL DETAILS PLANTER POTS SCALE: N.T.S. RAISED PLANTER BEDS SCALE: N.T.S. (—`'t BUILDING E - LEVEL 2 COURTYARD TRELLIS SCALE 1N'. 14' L/3 - 00 -J J —J 0 e TTom�;; T 4—. m E F —Ili] , 3 - & MdMR 0. ErW ..RU, ASU STATE OF WAY ROTOR ,p/O////.RREEEANGIIS�ETEREDD _ ffi &LILA I R EASTER GEIS AR FOAM Issue Dates Rev Oats Desc. 11/08/13 BAR SOBMITAL 2/21/14 BAR STIFF COMMENTS R PROJECT #: LA -1113 FILE NAME: LA1113-P3.40 DRAWN BY: RS/LP/M8 SITE DETAILS P3.40 BAR SUBMITTAL LANDSCAPE LEGEND QTY. BOTANICAL NAME EVERGREEN TREES 0 19 CHAMAECYPARIS OBTUSA 'GRACIUS' — 2 THUJA PUCATA O 2 O— 12 02 8 5 0— 23 O 35 (1,)(- z eO 27 e— 19 O 9 Q— 42 Q 15 ®— 83 ® MED. -LG. DECIDUOUS TREES P84048US AMERICANA 'EMPIRE' MASSA SYLVATICA SMALL DECIDUOUS TREES ACER JAPONICUM 'ACOMTFDUUM' CORNUS 'EDDIES WHITE WONDER' MAWS 'AFS-KWS' LARGE SHRUBS P1EFIS JAPONICA 'FOREST FLAME' PIER'S JAPONICA VALLEY VALENTINE RIBES SANGUINEUM SPIREA THUNBERGII 'OGON' MEDIUM SHRUBS BERBER'S THUNBERGII 'CRIRUZAM' REA 91RGIMCA 'SPRICH' LONICERA PILEATA PIERS JAPONICA 'CAVATTNE' RHODODENDRON 'MARDI GRAS' ROSA X '8608402' SARCOCOCCA RUSCIFOUA SMALL SHRUBS 4)— 118 BERBER'S 1HUNBERGII ATROPURPUREA 'CONCORDE B 6 ILEX CRENATA 'SKY PENCIL' 0— 2 ILEX X MESERVEAE '1AONNI6ES' e 252 LAVANDULA ANGUSIIFOUA '4400016 SUPERIOR' 0— 678 ® 48 �— 28 Q 36 Q— 28 ORNAMENTAL GRASSES ACORUS GRAMINEUS 'OBOROZUKI' BOUTOJA GRACILE 'BLONDE AM86006' HAKONECHLOA MACRA 'ALL GOLD' PANICUM VIRGATUM 'R0757RAHLBUSCH' STIPA BRACHY'RICNA COMMON NAME SLENDER HINOKI FALSE CYPRESS WESTERN RED CEDAR EMPIRE ASH TUPELO FULLMOON MAPLE EDDIES WHITE WONDER DOGWOOD ROYAL RAINDROPS CRABAPPLE FOREST FUME JAPANESE P1ER'S VALLEY VALENTINE JAPANESE PIER'S RED -FLOWERING CURRANT GOLDEN THUNBERG'S SPIREA CRIMSON RUBY JAPANESE BARBERRY LITRE HENRY SWEETSPIRE PRIVET HONEYSUCKLE CAVANIINE DWARF JAPANESE PIERIS MARDI GRAS RHODODENDRON KNOCKOUT ROSE 5WEE1800 JAPANESE BARBERRY SKY PENCIL JAPANESE HOLLY SCALLYWAG HOLLY IODCOTE SUPERIOR ENGUSH LAVENDER SWEEIFUG BLONDE AMBIOON BIDE GRATA GRASS ALL GOLD JAPANESE FOREST GRASS SWITCH GRASS KOREAN FEATHER REED GRASS PERENNIALS & GROUND COVERS 1.465 AJUGA 'BLUEBERRY MUFFIN' P.PAF. F:.: id 607 ARCTOSTAPHYLOS WA -URS' VINES • 12 PART ENOCISSU5 TRICUSPIDATA VEITCHI' +0,- 17 O 4 •— 14 O 16 0— 11 0 9 — 55 TIF 37 4F— 16 DECORATIVE POTS CAREX 1ESTACEA CHAMAECYPARIS LAWSONIANA TREASURE ISLAND' HAKONECHLOA MACRA 'ALL GOLD' HERE 'PURPLE SHAMROCK' HEUCHERA X 'AMETHYST MIST H OSTA 'HALCYON' LYSIMACHIA NUMMELARIA 'AUREA OPHIOPOGON PLANISCAPUS 'NIGRESCENS' PHLOX SUBULATA 'SNOWFLAKE GREEN ROOF 137 SF LiveRoof® SKYUNE MIX - 4" DEPTH TRAY SEDUM TERRACTINUM 'CORAL REEF SEDUM ALBUM 'MURAL£ SEDUM REFIDIUM 'GREEN SPRUCE SEDUM SEXANGULARE SEDUM TETRACTINUM SEDUM DIVERGENS SEDUM KAMTSCHATICUM TAKAHIRA DAKE ABBREVIATIONS: B &B - BALLED AND BURLAPPED CAL. - CAUPER COM. - CONTAINER HT. - HEIGHT 0.C. = ON CENTER SPR. - SPREAD SIZE 6' M. 8' HT. 2' CAL 2' CAL 1-1/2" CAL 1-1/2" CAL 1-1/2" CAL 24" M. 24" HT. 24" HT. 24" M. 24" HT. 18" HT. 18" HT. 24" HT. 24" HT. 18" HT. 24" 14T. 18' HT. 36" M. 18" HT. 1 GA1. 1 GAL 1 CAL 1 GAL 1 GAL 18" HT. BLUEBERRY MUFFIN CARPET BUGLE 4" POT KINNIKINNICK 1 GAL VEITC11I1 BOSTON MY ORANGE SEDGE TREASURE ISLAND LAWSON CYPRESS ALL GOLD JAPANESE FOREST GRASS PURPLE SHAMROCK BEBE AMETHYST MIST CORAL BELLS HALCYON HOSTA CREEPING JENNY BLACK HONDO GRASS SNOWFLAKE CREEPING PHLOX 1 GAL 1 GAL. 1 GAL 1 CAL 1 GAL 1 GAL 1 GAL 4' POT 4" POT 4' POT ROOT CONDITION B&B OR CONT. 8&B OR CONS B&B B&B B&B OR CONT. B&B OR CONT. B&B OR CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. COM. CONT. COM. SPACING PER PUN PER PUN PER PIAN PER PUN PER PLAN PER PLAN PER PLAN 5' O.C. 4' 0.C. 5' 0.C. 5' 0.C. 3' 0.C. 4' 0.C. 5' 0.C. 3' 0.C. 3' O.C. 3' O.C. 4' O.C. 24" 0.C. 18" 0.C. 3' O.C. 24" 0.C. 18" 0.C. 30" 0.C. 18" 0.0. 30' 0.C. 30' 0.C. •TREE STAKES TO BE VERTICAL, PARALLEL EVEN -TOPPED, UNSCARREO AND DRWEN IN10 UNDISTURBED SUBGRADE PUCE FOR LOCAL WIND CONDMONS. •PLNT TREE 2' HIGHER 114AN ADJACENT GRADE EXISTING SUBGRADE BALL DIAMETER DECIDUOUS TREE PLANTING SCALE : 1 12' = 1'-0" 'ARBOR TIE' OR APPROVED EQUAL TREE TIES 8 FOOT, 3" ROUND HARDWOOD STAKE'S. 3 PER TREE REMOVE TWINE AND CORD FROM TREE TRUNK 3" DEPTH BARN MULCH 4" WATERING BASIN SURROUNDING TREE fDaSti Deaf_ PULL BURLAP OFF TOP 1/3 OF ROOTBALL PUNTING BACKFILL MIX - EXISTING TOPSOIL & COMPOST SCARIFY PLANTING PIT WALLS - SLOPE WALL 1:3 SET ROO1BALI. ON MOUND OF UNDISTURBED BASE NOffi: •OSE IHRFE 'ARBOR TE OR APPROVED EQUAL, TREE 116 EVENLY SPACED AROUND BASE OF TREE -PUCE FOR LOCA WIND CONDIOONS. • PLANT TREE 1" HIGHER THAN DEPT' GROWN AT NURSERY. 'ARBOR TE OR APPROVED EQUAL TREE TES 3" DEPTH BARK MULCH PLM'ILNG BACKFILL MIX - HOSTING TOPSOIL & COMPOST 4" WATERING BASIN SURROUNDING TREE 2X2 HARDWOOD STAKE DRIVE INTO UNDISTURBED SUBGRADE REMOVE TWINE AND CORD AROUND TRUNK OF TREE PULL BURLAP OFF TOP 1/3 OF ROOTBALL SCARIFY PLANTING PIT WALES - SLOPE WALLS 1:3 DOSING SUBGRADE 12" 0.C. EVERGREEN TREE PLANTING 18" 0.C. SCALE: 1/2"= 1,0" PER PLAN MATCHED. INDUSTRY STD. MATCHED. INDUSTRY STD. MATCHED. INDUSTRY STD. MATCHED, INDUSTRY STD. MATCHED, INDUSTRY STD. MATCHED, INDUSTRY STD. MATCHED, INDUSTRY STD. MATCHED, INDUSTRY STD. MATCHED. INDUSTRY STD. (1) GOLDEN JAPANESE FOREST GRASS (5) BUCK 60800 GRASS 2' SQUARE PLANTER POT, TYP. SCALE 10" = 1'-0" (1) GOLDEN JAPANESE (2) PURPLE SHAMROCK FOREST GRASS HESE (1) TREASURE ISLAND LAWSON CYPRESS 8' PLANTER POT FL'21 F• 1/Y• 1'JM (2) CREEPING JENNY (4) SNOWFLAKE CREEPING PHLOX LANDSCAPE SCHEDULE, NOTES & DETAILS GROUNDCOVER PLANT. SEE RANT UST '11111r1",rhillAr= TOPSOIL DEPTH AND TYPE AS SPECIFIED DIMING SUBGRADE O O 3 OEPTH BAR 1AULC41 GROUNDCOVER PLANT SPACING AS INDICATED ON PLANT UST (TYPICAL) EDGE OF PLANTER GROUNDCOVER PLANTING SCALE: 1/2" = 1'-0" •PUNT SHRUB 1/2" HIGHER THAN DEPTH GROWN AT NURSERY. 3" DEPTH BARK MULCH 4' WATERING BASIN SURROUNDING PLANT 'FINISH GRADE REMOVE 8URL4P FROM TOP 1/3 OF ROOTBALL. UGHTLY SCARIFY ROOTBALL OF CONTAINER -GROWN PLANTS. PRIOR TO BACKFIWNG PUNTING BACKFILL - EXISTING TOPSOIL & COMPOST SCARIFY PUNTING PTI WALLS EXISIING SUBGRADE SET ROOTBALL ON MOUND OF UNDISTURBED SOIL SIIRUB PLANTING SCALE: 1/2' - 1'-0" (2) CREEPING JENNY (1) GOLDEN JAPANESE FOREST GRASS (1) PURPLE SHAMROCK NESE 4' PLANTER POT, TYP. SCALE:1/2' a 1'.0" OPTION 1 (1) HAYLCON HOSTA (1) CREEPING JENNY (3) BLACK( HONDO GRASS OPTION 2 2' ROUND PLANTER POT, TYP. SCALE: 1/2' • 1'-0' (2) CREEPING JENNY (1) ORANGE SEDGE (1) AMETHYST 185T CORAL BELLS 1.13 u-ceirN Mel* R. Easter -RIA, MLA STATE OF RE0�8TEREDTECf MELVIN R EASTER CERTIFICATEM OM Issue Dates Rev. Date Desc. 11/08/13 BAR SUBMITTAL 2/21/14 BAR STAFF COMMENTS PROJECT #: LA -1113 FILE NAME: LA1113-P3.50 DRAWN BY: CP/RS/LP/MB LANDSCAPE SCHEDULE, NOTES & DETAILS P3.50 BAR SUBMITTAL ,LHOS 1181147444.6', UTLRY CONFLICT NOTE CAUTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION, DIMENSION. AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOUNG THE UTILITIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING MUTT LOCATE 0 1-800-424-5555 AND THEN POTHOLING AU. OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFIJCTS THESE PLANS ARE BASED UPON THE UWEMFIEDTPUBLOICNFORMATIONN AND ARE SUBJECT TO VOF SAID UTILITIES AS SHOWNOARIATION. LEGAL DESCRIPTIONS: (PER PACIFIC NORTHWEST TOLE CDIIPAY ORDER N0. 1164187, SECOND REPORT MILD FEBRUARY 28 2012 AT 8:00 AM.) 1'=60' 0 30 60 120 TITLE PARCEL k THAT PORTION OF LOT 9 N BLOCK 3 OF JAMES CLARK'S GARDEN ADDOON TO THE COY OF SEATTLE, A5 PER PLAT RECORDED IN VOLUME 13 OF PLATS, PAGE 12, RECORDS OF TING COUNTY AUDITOR; AND OF THE SOUTHEAST I/O OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORM, RANGE 4 EAST W.M.. DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE SOUTH 812.6 FEET OF THE EAST 425.5 FEET OF SND 50UIHEAST I/O; THENCE SOUTH 01'2530- WEST 200 FEET TO THE TRUE POWa OF BEGINNING OF THIS DESCRIPTOR; 11404CE SOU100051ERLY TO A PONT ON THE EASTERLY UNE OF PACIFIC HIGHWAY SOUTH (STATE ROAD N0. 1), DISTANT 50U11i7,Y 150.50 FEET (AS MEASURED ALONG SAO EASTERLY LME) TH08 TE INTERSE51101 OF 5440 EASTERLY LIKE WITH THE NORTH UNE OF THE SOUTH 812.6 FEET OF SND SOUTHEAST 1/4; THENCE SOUTHERLY ALONG SAID EASTERLY HIGHWAY UNE TO THE 50UTH UNE OF 5440 LOT 9; THENCE EASTERLY ALONG SAO SOUTH UNE TO THE SOUTHEAST CORNER THEREOF; THENCE SOUTHERLY TO A POINT ON THE NORTHERLY LINE OF A TRACT CONVEYED TO 5113A HUNTINGTON RI DEED RECORDED UNDER ONG COUNTY RECORDING NO. 411377; THENCE EASTERLY ALONG SAID NORTH UNE TO A POINT WHICH BEARS SOUTH 01.27'30' WEST FROM THE TRUE PONT OF BEGINNNG; THENCE CONONONG EAST TO A PONT 405.04 FEET WEST FROM THE EAST LINE OF SAID SOUTHEAST 1/4 OF SOUTH SOIRHVIEST I/O; THENCE NORM PARALLEL WITH SAID EAST LINE 65 FEET; THENCE NORTHWESTERLY TO THE TRUE PONT 00 BEGINNING. TITLE PARCEL A•t A N0N-55515044£ EASEMENT FOR INGRESS AND EGRESS OVER A STRIP OF LAND 20 FEET N WIDTH 11E 504060810 UNE OF WHICH 5 DESCRIBED AS FOLLOWS: BEGINNING AT A PONT ON THE NORM UNE OF TIE NORTH 398.1 FEET OF THE FAST 525.5 FEET OF THE SOUTH 812.6 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15. TOWNSHIP 23 MONTH, RANGE 4 EAST W.Y., 100 FEET DISTANT EAST OF THE NORTHWEST CORNER OF SAD SUBOM50N: THENCE SOUTH 01.27'30' WEST 200 FEET TO THE TRUE POINT OF BEGINNING Of THE SOUnE14Y UNE OF THE EASEMENT HERON DESCRIBED. THENCE SOUTHWESTERLY TO A PONT ON THE EASTERLY MARGIN OF PACIFIC HIGHWAY SOUTH (STATE ROAD 440. 1) WHICH POINT IS 250.50 FEET SOUTHERLY AS MEASURED ALONG SAID HIGHWAY FROM A PONT 114 11E FAST MARGIN OF SA40 HIGHWAY DISTANT 23.40 FEET, YORE OR LESS, WEST OF THE WEST LINE OF THE SUBDM90N HERON DESCRIBED AND ON THE NORTH UNE THEREOF AS THE SAME 5 PRODUCED WESTERLY: SITUATE N THE COY OF TUNW'OA COUNTY OF KING. STATE OF WASHINGTON. TITLE PARCEL B: 111E NORM 185,90 FEET OF THE SOUTH 430.9 FEET OF THE WEST 505 FEET OF THE EAST 1,031 FEET OF TIE SOUTHEAST QUARTER OF TIE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 13 NORM. TARGE 4 EAST, W.Y., LYING EASTERLY OF WASHINGTON STATE HIGHWAY N0. 1 (PACIFIC HIGHWAY SOUTH); SITUATE N THE CITY OF 1UNWILA COUNTY OF KING , STATE OF WASHINGTON. TITLE PARCEL C: LOTS I THROUGH 6 INCLUSIVE, CHERRY LANE, ACCORDING TO THE PLAT PEKOE RECORDED IN VOUIME 48 OF PLATS, PAGE 21, IN KING COUNTY. WASHINGTON: TITLE PARCEL D: 114E SOUTH 245 FEET OF THE WEST 505 FEET OF THE EAST 1031 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHYIET 1/4 OF SECTION 15, TOW145HP 23 NORTH, RANGE 4 EAST W.N., LYING EASTERLY OF THE STATE HIGHWAY N0. 1; EXCEPT THE SOUTH 20 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD BY INSTRUMENT RECORDED UNDER RECORDING N0. 1158645: AND EXCEPT 01961 POR710N OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SEC110N 15, TOWNSHIP 23 NORTH, RANGE 4 EAST 4.4.. LYING SOUTHWESTERLY Of TE ARC OFA CIRCLE HAVING A RADIUS OF 12.5 FEET WHICH 5 TANGENT TO 11E NORM RIGHT OF WAY LYE OF SOUTH 144TH STREET AHD ME EAST RICHT OF WAY UNE OF PACIFIC HIGHWAY 50111H. CONVEYED TO KUM COUNTY BY DEED RECORDED UNDER RECORDING 440. 7409040396; SITUATE N THE CITY OF TUNW*IA COUNTY OF KING, STATE OF WA9ENG10N. TITLE PARCEL E LOT A OF SHORT PUT N0. 90-9-55, RECORDED UNDER RECORDING N0. 9010240314, BONG A PORTON OF LOT 7, CHERRY LANE. ACCORDING TO THE PIAT THEREOF RECORDED IN VOLUME 48 OF PUTS, PAGE 21, IN KING COUNTY, WASHINGTON; TITLE PARCEL F: LOT B OF SHORT PUT NO. 90-9-55, REC5RDE0 UNDER RECORDING N0. 9010240314, BINK A PORTION Of LOT 7, CHERRY WJE, 405005NG TO THE PUT THEREOF RECORDED IN VOLUME 48 OF PUTS. PAGE 21, IN KING COUNTY, WASHINGTON; TITLE PARCEL 8: THE NORTH 220 FEET OF LOT 7, CHERRY LANE ACCORDING TO THE PUT THEREOF RECORDED N VOLUME 48 OF PLATS PAGE 21, N TING COUNTY, WASHINGTON; EXCEPT THE NORM 132 FEET THEREOF; TITLE PARCEL It LOT 7. CHERRY UNE. ACCORDING TO THE RAT THEREOF RECORDED N VOLUME 48 OF PUTS. PAGE 21. N KING COUNTY. WASHINGTON. EXCEPT THE NORTH 210 FEET THEREOF; AND EXCEPT THE SWM 84 FEET THEREOF; TITLE PARCEL 1: THE SOUTH 84 FEET OF LOT 7, CHERRY UN4E ACCORDING TO 114E PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY. WASHINGTON: TITLE PARCEL t THE 508111 65 FEET OF TRE NORTH 185 FEET OF THE SOUTH 414.5 FEET OF THE WEST 100 FAT OF THE UST 120 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W M, EXCEPT 42ND AVENUE SOUTH RIGHT-OF-WAY, AS WIDENED BY D® RECORDED UNDER RECORDING NO 5596214, SITUATE IN THE CRY OF 1UKW6A COUNTY OF ONG, STATE OF WASHNGEON. TITLE PARCEL KL THAT PORTON OF THE NORTH 105.12 FEET OF LOT 13 LYING EASTERLY OF STATE ROAD NO 1 111 BLOCK 2 OF ADAMS HOME TRACTS, A5 PER PUT RECORDED N VOLUME 11 OF PUTS, PAGE 31, RECORDS OF KING COUNTY, EXCEPT THOSE POR1ONS OF LOT 13 CONVEYED FOR ROAD PURP0505 TO KING COUNTY. STATE OF WASHINGTON. RECORDED UNDER RECORDING NO 7501150141 AND TO THE STATE OF WASHINGTON RECORDED UNDER RECORDING NO 9603260430, RECORDS OF HMG COMM SOAVE 04 THE CRY OF TUXWII4. COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL L' 114E WEST 60 FEET OF THE NORTH 83 FEET OF LOT 14 IN BLOCK 2 OF ADAMS HOME TRACTS, A5 PER PUT RECORDED N VOLUME 11 Of RATS PAGE 31. RECORDS OF KING COUNTY, SITUATE IN THE OR OF 1UKWIIA, COUNTY OF KINK, STATE OF WASHINGTON. TITLE PARCEL he THAT PORTON OF LOTS 13 AND 14 IN BLOCK 2 OF IOW HOE TRACTS DESCRIBED AS FOLLOK: BEGINNING AT A POINT 60 FEET FAST A710 159 FEET NORM OF THE 50UMWEST CORNER OF TRACT 14; THENCE WESTERLY 100 FEET; THENCE NORTHERLY 26 FEET; THENCE WESTERLY 78.51 FEET TO THE EASTERLY MARGIN OF PACIFIC HIGHWAY 50UINU THENCE NORTHEASTERLY ALONG 5440 ROOMY 13.74 FEET; TIERCE EASTERLY 109.85 FEET. THENCE NOR1110710 21.20 FEET; THENCE EASTERLY 60 FEET; PENCE SOUTHERLY 70.60 FEET TO POINT OF BEGINNING: SITUATE IN THE 000N1Y OF KING, STATE OF WASHINGTON. TITLE PARCEL N. THAT PORTON OF LOTS 12. 13 AND 14 IN BLOCK 2 OF MOWS HOME TRACTS DESCRIBED AS FOLLOWS: BE0NMNG 60 FRET FAST AND 125 FEET NORM OF THE 50UTHWEST CORNER OF TRACT 14; HENCE WESTERLY 198.14 FEET TO THE EASTERLY MARGIN Of PACIFIC 510H485 SOUTH; THENCE NORTHEASTERLY ALONG 540 HIGHWAY 63.02 FEET; THENCE 0ASIERL8 78.51 FEET; THENCE SOUTHERLY 26 FEET; THENCE EASTERLY 100 FEET; THENCE SOUTHERLY 34 FEEL TO PONT OF BEGINNING SITUATE N 111E COUNTY OF ONG. STATE OF WASHINGTON. TITLE PARCEL 0 LOT 14 04 BLOCK 2 OF ADAMS HOME TRACTS, A5 PER PUT RECORDED IN VOLUME 11 OF PUTS. PAGE 31, RECORDS OF KING COUNTY: EXCEPT THE WEST 60 FEET THEREOF. SITUATE 84 THE CITY OF 11A(WM, COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL P: THE WEST 286 FEET OF LOT 15 N BLOCK 2 Of AQUAS HOLE TRACTS, AS PER PUT RECORDED IN VOLUME 11 OF RATS, PAGE 31. RECORDS OF KING COUNTY; SITUATE N THE COY OF TAOWIA Country OF KING, STATE OF WASHINGTON. TITLE PARCEL QL LOT 15. BLOTS1 2. MONIS HOLE TRACTS, ACCORDING 10 INE PUT THEREOF, RECORDED IN VOLU4E 11 OF PLATS, PAGE 31. N KING 5011NT1. EXCEPT THE 'VEST 29.5 FEET THEREOF; AND EXCEPT THE 50041 11.5 FEET THEREOF; AND EXCEPT THE EAST 3.0 FEET THEREOF. COVER SHEET FOR TUKWILA VILLAGE - PHASE 2 PORTION OF THE SE 1/4, SW1/4 OF SEC. 15, & NE1/4, NWI/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON (llld SOtTTH 1441 I »4� - � �• --�-- SHEET INDEX C1 - COVER SHEET C2 - HORIZONTAL CONTROLP AN C3 - T.E.S.C. PLAN C4 - DEMOLITION PLAN C5 - GRADING PLAN C6 - STORM DRAINAGE PLAN C7 - STORM DRAINAGE PRORLES C8 - S.144TH ST. ROADWAY IMPROVEMENTS PLAN AND PROFILE C9 - STORM DRAINAGE NOTES AND DETAILS C10 - STORM DRAINAGE NOTES AND DETAILS C11 - STORM DRAINAGE NOTES AND DETAILS C12 - STORM DRAINAGE NOTES AND DETAILS C13 - T.E.S.C. NOTES AND DETAILS C14 - CONSTRUCTION NOTES AND DETAILS CALL BEFORE YOU DIG 1-800-424-5555 VICINITY MAP N.T.B BASIS OF BEARING - NAD83/91 PER CITY OF TUKWILA TE BASIS OF BEARINGS FOR TES SWEET 5 NAD 83/91 PER CRY OF TUKWILA. 000 OF TUKWILA HORIZO4IAL CONTROL P0040 NO. 17 (5. I/4 CORNER OF SEC. 15) WAS HELD FOR P04155 AND A WE BETWEEN SAID POM N0. 17 AND CITY OF TUKWILA HORIZONTAL CONTROL P044T N0. 1925 WAS HELD FOR ROTATION BONG NORM 85 35' 22' WEST. VERTICAL DATUM - MVO 88 PER CITY OF 0UKW11A TE VERTICAL DATUM FOR THIS PROJECT 15 NAV088 PER CRY OF TUKWILA. CITY OF TUKWILA CONTROL PONT N0. 17 (5. 1/4 CORNER OF SEC. 15) WAS HELD FOR ELEVATION, BENG 288751. PROCEDURE / NARRATIVE: A RDA TRAVERSE 45440 A TRNBIF 5600' ROBOTIC NUL STATION. 11048LE i6' ROBOTIC TOTAL STATION AND TOPCON GR3 GPS SUPPLIDENTED 91111 RECD NOTES WAS PERF0R4ED, ESTABU5ENG THE ING01AR, DISTANCE. AND VERTICAL RELATIONSHIPS BE1MEEN THE MOMACOR0, PROPERTY LME, AND TOPOORAREC FEATURES AS SHOWN HEREON. ILE RESULUNG DATA MEETS OR EXCEEDS TIE STANDARDS FOR LARD BOWGARA 54RVEY5 A5 SET FORTH IN WAG 332-130-090. REFERENCE MAPS: 1. RECORD -OF -SURVEY REC.N020050725900010 2. RECORD -OF -SURVEY REC.140.20010711900012 3. RECORD -95 -SURVEY REC.140.20050603900013 4. RECORD -CE -SURVEY REC./40.20011029900014 5. PUT OF JAMES CLARKS GARDEN ADDITION VOL 13. 00.12 1 PUT OF WALE NOME TRACTS VOL10, PG.31 TOTAL AREA: 254.514ES.F. (5.8431AC6E) SURVEYOR NOTES: 1. THERE ARE NUMEROUS 51111TE5 ALONG THE WEST UNES OF TITLE PARCELS A, B AND C NOT CONTNNED WITHIN EASEMENTS 2. TIERS ARE A FEW ENCROACNYEN05 ALONG THE 80UNDARES. SEE SHEET 2 AND 3. 3. THERE ARE A FEW OVERIAPPNG LEGAL DESCRIPTIONS AS SHOWN. 4. THERE ARE TWO 4CNFICNR GAPS IN DESCRIPTIONS. ONE IN THE NORTH PORTON OF THE STE AND THE OTHER IS N 111E SOUTH PORTION OF THE STIE. SEE 5WF15 2 AND 3. TAX PARCEL NOS: 152304-9242. 151304-9096, 152304-9092. 155420-0005, 155120- MO 155420-0015, 155420-0020, 155420-0025. 155420-0030, 155420-0036, 155420-0037, 155420-0033, 155420-0035, 155420-0034, 004000-0180. 004000-0194, 004000-0146, 004000-0145, 004000-0191, 004000-0196, O04000-0198, EARTHWORK VOLUMES CUT: 3,930 CY RLL: 31,210 CY NET: 27.280 CY (0) 8 a co cc O U N 2 0 w 5 J LEGEND EXISTING $ SURVEY MONUMENT (AS NOTED) + BENCHMARK SECTION CORNER (AS NOTED) ED FOUND REBAR/CAP (AS NOTED) ® POWER VAULT LUMINNRE (LW.) ai-o YARD LIGHT O POWER METER -0- POWER POLE 44 JUNCTION BOX (A5 NOTED) ED TELEPHONE MANHOLE o CATCH BASIN (CB) O STORM MANHOLE (5040) O SANITARY SEWER MANHOLE (SSMH) o SANITARY SEWER CLEANOUT (SSW) DI GAS METER A GAS VALVE GI WATER VALVE (wE) f21, FIRE HYDRANT (011) ® WATER MANHOLE IH WATER METER SIGN Q MONITOR WELL DIRECTION OF VEHICLE TRAVEL .................. 5S GAS CAS -304' WATER LINE SANITARY SEWER UNE STORM DRAINAGE LINE GAS UNE COSTING CONTOUR PROPOSED SWALE • SEWER MANHOLE • SEWER CLEANOUT SEWER LINE -W- WATER LINE STORM PIPE • HITCH BASIN IW---- PROPOSED CONTOUR NOTES: 1. 511E DEVELOPMENT PUN 9611 COMPLY WHIN ENGINEERING REPORT BY ASSOCIATED EARTH SCENCES INC. DATED MARCH 18, 2013 AND SUBSEQUENT GEOTECHNICAL REPORTS / EVALUATIONS. 2. CONSTRUCT AND INSTALL AUL DEVELOPMENT INFRASTRUCTURE UNDER A PUBUC WORKS PERMIT. CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR OBTAINING PERMITS FROM THE WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES FOR REMOVING AND REPLACING ALL SURVEY MONUMENTATION THAT MAY BE AFFECTED BY CONSTRUCTION ACTIVITY, PURSUANT TO WAC 332-120. APPLICATIONS MUST BE COMPLETED BY A REGISTERED LAND SURVEYOR. APPLICATIONS FOR PERMITS TO REMOVE MONUMENTS MAY BE OBTAINED FROM THE WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES. OR BY CONTACTING THEIR OFFICE BY TELEPHONE AT (206) 902-1190. WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES PUBLIC LAND SURVEY OFFICE 1111 WASHINGTON STREET S.E. P.O. BOX 47060 OLYMPIA, WASHINGTON 98504-7060 UPON COMPLETION OF CONSTRUCTION. ALL MONUMENTS DISPLACED, REMOVED, OR DESTROYED SHALL BE REPLACED BY A REGISTERED LAND SURVEYOR, AT THE COST AND AT THE DIRECTION OF THE CONTRACTOR, PURSUANT TO THESE REGULATIONS. THE APPROPRIATE FORMS FOR REPLACEMENT OF SAID MONUMENTATION SHALL ALSO 135 THE RESPONSIBILITY OF THE CONTACTOR. C ; of ul 8 g 3 nil Q 3 11 Do e/Time:2/20/20 6 FlIe:P:\15000s\ s 140114 ST S 141ST SI 5 S 142ND 5T \ A 4Y %i 51E A s 144TH ST C� %!%% 44z s 14644 s1 BASIS OF BEARING - NAD83/91 PER CITY OF TUKWILA TE BASIS OF BEARINGS FOR TES SWEET 5 NAD 83/91 PER CRY OF TUKWILA. 000 OF TUKWILA HORIZO4IAL CONTROL P0040 NO. 17 (5. I/4 CORNER OF SEC. 15) WAS HELD FOR P04155 AND A WE BETWEEN SAID POM N0. 17 AND CITY OF TUKWILA HORIZONTAL CONTROL P044T N0. 1925 WAS HELD FOR ROTATION BONG NORM 85 35' 22' WEST. VERTICAL DATUM - MVO 88 PER CITY OF 0UKW11A TE VERTICAL DATUM FOR THIS PROJECT 15 NAV088 PER CRY OF TUKWILA. CITY OF TUKWILA CONTROL PONT N0. 17 (5. 1/4 CORNER OF SEC. 15) WAS HELD FOR ELEVATION, BENG 288751. PROCEDURE / NARRATIVE: A RDA TRAVERSE 45440 A TRNBIF 5600' ROBOTIC NUL STATION. 11048LE i6' ROBOTIC TOTAL STATION AND TOPCON GR3 GPS SUPPLIDENTED 91111 RECD NOTES WAS PERF0R4ED, ESTABU5ENG THE ING01AR, DISTANCE. AND VERTICAL RELATIONSHIPS BE1MEEN THE MOMACOR0, PROPERTY LME, AND TOPOORAREC FEATURES AS SHOWN HEREON. ILE RESULUNG DATA MEETS OR EXCEEDS TIE STANDARDS FOR LARD BOWGARA 54RVEY5 A5 SET FORTH IN WAG 332-130-090. REFERENCE MAPS: 1. RECORD -OF -SURVEY REC.N020050725900010 2. RECORD -OF -SURVEY REC.140.20010711900012 3. RECORD -95 -SURVEY REC.140.20050603900013 4. RECORD -CE -SURVEY REC./40.20011029900014 5. PUT OF JAMES CLARKS GARDEN ADDITION VOL 13. 00.12 1 PUT OF WALE NOME TRACTS VOL10, PG.31 TOTAL AREA: 254.514ES.F. (5.8431AC6E) SURVEYOR NOTES: 1. THERE ARE NUMEROUS 51111TE5 ALONG THE WEST UNES OF TITLE PARCELS A, B AND C NOT CONTNNED WITHIN EASEMENTS 2. TIERS ARE A FEW ENCROACNYEN05 ALONG THE 80UNDARES. SEE SHEET 2 AND 3. 3. THERE ARE A FEW OVERIAPPNG LEGAL DESCRIPTIONS AS SHOWN. 4. THERE ARE TWO 4CNFICNR GAPS IN DESCRIPTIONS. ONE IN THE NORTH PORTON OF THE STE AND THE OTHER IS N 111E SOUTH PORTION OF THE STIE. SEE 5WF15 2 AND 3. TAX PARCEL NOS: 152304-9242. 151304-9096, 152304-9092. 155420-0005, 155120- MO 155420-0015, 155420-0020, 155420-0025. 155420-0030, 155420-0036, 155420-0037, 155420-0033, 155420-0035, 155420-0034, 004000-0180. 004000-0194, 004000-0146, 004000-0145, 004000-0191, 004000-0196, O04000-0198, EARTHWORK VOLUMES CUT: 3,930 CY RLL: 31,210 CY NET: 27.280 CY (0) 8 a co cc O U N 2 0 w 5 J LEGEND EXISTING $ SURVEY MONUMENT (AS NOTED) + BENCHMARK SECTION CORNER (AS NOTED) ED FOUND REBAR/CAP (AS NOTED) ® POWER VAULT LUMINNRE (LW.) ai-o YARD LIGHT O POWER METER -0- POWER POLE 44 JUNCTION BOX (A5 NOTED) ED TELEPHONE MANHOLE o CATCH BASIN (CB) O STORM MANHOLE (5040) O SANITARY SEWER MANHOLE (SSMH) o SANITARY SEWER CLEANOUT (SSW) DI GAS METER A GAS VALVE GI WATER VALVE (wE) f21, FIRE HYDRANT (011) ® WATER MANHOLE IH WATER METER SIGN Q MONITOR WELL DIRECTION OF VEHICLE TRAVEL .................. 5S GAS CAS -304' WATER LINE SANITARY SEWER UNE STORM DRAINAGE LINE GAS UNE COSTING CONTOUR PROPOSED SWALE • SEWER MANHOLE • SEWER CLEANOUT SEWER LINE -W- WATER LINE STORM PIPE • HITCH BASIN IW---- PROPOSED CONTOUR NOTES: 1. 511E DEVELOPMENT PUN 9611 COMPLY WHIN ENGINEERING REPORT BY ASSOCIATED EARTH SCENCES INC. DATED MARCH 18, 2013 AND SUBSEQUENT GEOTECHNICAL REPORTS / EVALUATIONS. 2. CONSTRUCT AND INSTALL AUL DEVELOPMENT INFRASTRUCTURE UNDER A PUBUC WORKS PERMIT. CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR OBTAINING PERMITS FROM THE WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES FOR REMOVING AND REPLACING ALL SURVEY MONUMENTATION THAT MAY BE AFFECTED BY CONSTRUCTION ACTIVITY, PURSUANT TO WAC 332-120. APPLICATIONS MUST BE COMPLETED BY A REGISTERED LAND SURVEYOR. APPLICATIONS FOR PERMITS TO REMOVE MONUMENTS MAY BE OBTAINED FROM THE WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES. OR BY CONTACTING THEIR OFFICE BY TELEPHONE AT (206) 902-1190. WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES PUBLIC LAND SURVEY OFFICE 1111 WASHINGTON STREET S.E. P.O. BOX 47060 OLYMPIA, WASHINGTON 98504-7060 UPON COMPLETION OF CONSTRUCTION. ALL MONUMENTS DISPLACED, REMOVED, OR DESTROYED SHALL BE REPLACED BY A REGISTERED LAND SURVEYOR, AT THE COST AND AT THE DIRECTION OF THE CONTRACTOR, PURSUANT TO THESE REGULATIONS. THE APPROPRIATE FORMS FOR REPLACEMENT OF SAID MONUMENTATION SHALL ALSO 135 THE RESPONSIBILITY OF THE CONTACTOR. C ; of ul 8 g 3 nil Q 3 11 Do e/Time:2/20/20 6 FlIe:P:\15000s\ UTILITY CONFLICT NOTE CAUTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION, DIMENSION, AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOUNG THE UTILITIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UDUTY LOCATE 0 1-800-424-5555 AND THEN POTHOUNG ALL OF THE EXISTING UTIUDES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFLICTS EXIST. LOCATIONS OF SAID UTILRIES AS SHOWN ON THESE PLANS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. 8 L=54.87'. R=33.20' 0=94.69 HORIZONTAL CONTROL PLAN FOR TUKWILA VILLAGE - PHASE 2 PORTION OF THE SE 1/4, SWI/4 OF SEC. 15, & NE1/4, NIA/1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, WM CITY OF TUKWILA, KING COUNTY, WASHINGTON q „...- .1 R/W EX. SOUTH 14478 ST. 1 PI END CONST. E 5. 144TH 5T STA 17178.27 DRSE7.25' RT 42ND AVE a • 00 2.5' AX EX. 60' R TO BE VACATED 5' R/W DEDICATION EX. 30' R/W 50118 14416 ST. CONSTRUCTION Q EX. 20' R/W PC'. 31+91.85 END CONST. F TAPER S. 14410 51 574 15«35.79 OFFSET -2.5' Frt INTERSECTION S. 1441H ST. CONST. ( STA 13+83.59 ROAD '6' STA 30+00.00 CALL BEFORE YOU DIG 1-800-424-5555 0 20 40 80 ITA:= NOTE EASEMENTS REOUIRED FOR WATERMAN AND SEWER EXTENSIONS SHELL BE INCLUDED UPON UTILITY DISTRICT REVIEW FOR DEVELOPER EXTENSION AGREEMENTS. .(PIG UUAAT J § us 5 J GLJ O> aCO.o_ C LLI WWSO a O O PC: 21+51.01 EX. 20' ACCESS EASEMENT PT: 21+00.39 PC: 20+86.63 INTERSECTION ROAD 'A' STA 24+71.64 ROAD '6' STA 32+64.61 PRC: 33+39.93 4 L=32.06', R=40.00' 0=45.92 PROPOSED MOUE 5TORN Manua EASEMENT PC. 33+71.99 -- 980'15'52"6 80783 7.7 itaRsECTIWP- 7UXVALA INT1 BLVD. STA 472 17.35 R6617 -%,.6T6 70+00.00 s TICW41- eLVU NEW LBRARY (BY OTHERS) ILA it,L. 2D' 15.75' R/W DEDICATION "1577..5.30r mmni NAF' EX. 30' 5.75' R DEDICATION liwivettzsvoo DEDICATION VARIES BEGIN CONSTRUCTION 8 TAPER S. 1441H ST STA 12+16.39 OFFSET=0' INTERSECTION S. 1441H 57. CONST. Q STA 11476.07 ROAD 'C' STA I0+00.00 n T S1073<w 207.34' ROAD 'C' NEW BUILDING E PC: <584;5:76 .1141SECTION • • TUNWmHNtL BLVD. STA 469 • of o u U 5 .2 3 S gi W W 3i 70 6 U INTERSEC , - TUNVA1 :• VD. STA`466431.06" ST 14U 5T. ONST. Q STA 10+00.00 r I) 8 N U 2 BAR Plons\15255 FIe:P:\ 15000s\ 15255\engine UTILITY OONRICT NOTE CTHE CONTRACTOR �ACTOR SHALL 8E RESPONSIBLE FOR VERIFYING THE LOCATION, DIMENSION, 0440 DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PIANS OR NOT BY POTHOLING THE UTILITIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UTILITY LOCATE 0 1-B00-424-5555 AND THEN POTHOUNG ALL OF THE EXISTING UTILMES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFUCTS EXIST. LOCATIONS OF SAID UTILITIES AS SHOWN ON THESE PLANS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. T.E.S.C. LEGEND DESCRIPTION FILTER FABRIC FENCE TEMPORARY CONSTRUCTION ENTRANCE TEMPORARY DRAINAGE DITCH UNITS OF CLEARING CHAIN-LINK CONSTRUCTION FENCE ROCK CHECK DAM CATCH 8SIN PROTECTION DIRECTION OF SURFACE FLOW T.E.S.C. PLAN FOR TUKWILA VILLAGE - PHASE 2 PORTION OF THE SE 1/4, SW1/4 OF SEC. 15, & NEI/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, WM CITY OF TUKWILA, KING COUNTY, WASHINGTON 42ND AVE SOUTH PROPOSED j TEMP STOCKPLE AREA RELOCATE AS CONSTRUCTION PROGRESSES (PER CITY OF TUKWILA SIDS.) EX. DITCH TO REMAIN 58 INSERT /I, ,w PROTECTION `11..) &S1LT PENIE CONSTRUCTION SEOUENCE: T=40• II 0 20 40 80 I. A PRE-COMSTRMCRDIV MEETING IS ADT REWIRED BY CITY OF RACIWIA 2. FLAG ALL CLEARING UNITS. 3. POST SIGN WITH NAME AND PHONE NUMBER OF TESC SUPERVISOR. 4. PROVIDE PROTECTION FOR ALL EXISTING STORM DRAINAGE SYSTEMS WHICH MIGHT BE EFFECTED BY GRADING OPERATIONS. 5. INSTALL TEMPORARY CONSTRUCTION ENTRANCES. 6. INSTALL PERIMETER PROTECTION INCLUDING SILT FENCE. HAY BALES ETC. PER THESE PIANS. 7. PROTECT SURROUNDING PROPERTY & ROW FROM ANY SEDIMENT LADEN WATER DURING EARTHWORK OPERATION. 8. CONTACT BUILDING INSPECTOR TO INSPECT INIIML EROSION PRACTICES 9. DEMOLISH EXISTING ONSITE STRUCTURES A5 SPEOFIED ON DEMOLITION PIAN. 10. CLEAR, ROUGH GRADE AND AMEND TESC FACILITIES A5 NEEDED. 11. INSTALL U1ITIE0. A. WHERE FEASIBLE. NO MORE THAN 250 LF OF TRENCH SHALL 8E OPENED AT A NNE. L LT FENCE CLEARING G B. WHERE CONSISTENT WITH SAFETY MID SPACE CONSIDERATIONS. EXCAVATED MATERIAL SHALL BE PLACED ON THE UPHILL SIDE OF TRENCHES C. TRENCH AND FOUNDATION DEWATERING DEVICES SHALL DISCHARGED THROUGH A FILTER BAG, GEOTEIILE FABRIC OR SHALL BE CONTAINED IN A SMALL SEDIMENT TRAP AND RELEASED IN A MANNER SUCH THAT THE DISCHARGE DOES NOT VIOLATE CONSTRUCTION WATER QUALITY STANDARDS SET BY THE TYPICAL NPOES GENERAL PERMIT. IN NO CASE WLL DEWATERING BE DIRECTLY DISCHARGED FROM THE SITE. NOPE FENCE FOR 1 Fiveleawilii Vb. 144tor,e,rill 411., gatolatSid TE3i)P SENT TRAPQ4 (PER_CI1Y OF TUKWILA SIDS.) • CALL BEFORE YOU DIG 1-800-424-5555 12. PAVE AREAS INDICATED PER PLAN. 13. MAINTAIN TESC MEASURES IN ACCORDANCE WITH CITY OF TUKWILA STANDARDS. 14. COVER ALL AREAS THAT WILL BE UNWORKED FOR MORE THAN SEVEN DAYS DURING THE DRY SEASON OR TWO DAYS DURING THE WET SEASON WITH STRAW. WOOD FIBER MULCH, COMPOST,PI STIC SHEETING OR EOUWALENT. 15. STABILIZE ALL AREAS THAT REACH FINAL GRADE WITHIN SEVEN DAYS. 16. SEED OR 50D ANY AREAS TO REMAIN UNWORKED FOR MORE THAN 30 DAYS 17. COMPLETE FINAL GRADING WHILE MAINTAINING TESC MEASURES. 18. HYDRO5EED AND MULCH EXPOSED AREA 19. MAINTAIN TESC FACILITES UNTIL ALL RISK OF EROSION/5EDILENTAION HAS P855EDAND STORM SYSTEM 15 INSTALLED AND FUNCTIONAL DO NOT CONVEY SEDIMENT LADEN WATER INTO STORM SYSTEM. 20. UPON COMPLETION OF THE PROJECT. ALL DISTURBED AREAS MUST BE STABILIZED AND BMP'S REMOVED IF APPROPRIATE. a L $LT FACE CLEARING LFEIIffS NOTES 1. SEE SHEET C14 FOR EXISTING STRUCTURE TABLE. 2. SEE SHEET C4 FOR ALL DEMOUTION AND CLEARING OF SITE WITHIN CLEARING LIMITS. 3. SEE SHEET C13 FOR T.E.S.C. DETAILS SPECIAL NOTE CONTRACTOR TO MAINTAIN ALL-WEATHER EMERGENCY VEHICLE ACCESS TO NORTHERN ADJACENT PROPERTY THROUGHOUT THE DURATION OF THE PROJECT. CONTRACTOR TO COORDINATE WITH CITY OF TUKWILA TO DETERMINE LOCATION AND SUITABILITY C LEAFSJG LISTS .-,.._______7____:-, \ - g�' t b 0 CB INSERT PROTECTION (GYP.) 49 Cg 6 O 50 0-858 a. V L T FENCE L T.E.S.C. PLAN N cc 0 S Q J Y TEMPORARY DUST CONTROL MEASURES 1. THE CONTRACTOR SHALL MAINTAIN A SUFFICIENT NUMBER OF WATER TRUCKS AT THE SITE AND THE GRADED OR GRUBBED SITE WITH WATER AS REQUIRED TO CONTROL DUST. 2. THE CONTRACTOR SHALL CONDUCT HIS OPERATIONS SO THAT ALL EXCAVATION, EMBANKMENT, AND IMPORTED MATERIAL IS SPRINKLED WRH WATER DURING HIS GRADING OPERATIONS. 3. REFER TO THE CITY OF TUKWILA STANDARD CONSTRUCTION SPECIFICATIONS. CC NG TEMP. EROSION/SEDIMENT CONTROL CALLOUTS ITS T FENCE LA NCPE FENCE FOR TREE PROTECTION CONTRACTOR TO INSTALL TEMPORARY SILT FENCE (MIRAFI 1000. OR EQUIVALENT) AROUND PERIMETER OF SITE AS REQUIRED TO PREVENT SILT -LADEN RUNOFF FROM LEAVING SITE. AND AS DIRECTED BY CITY INSPECTOR. (PER THE CITY OF TUKWILA STANDARD CONSTRUCTION SPECIFICATIONS.) QCONTRACTOR TO INSTALL TEMPORARY CATCH BASIN PROTECTION AT ALL EXISTING AND PROPOSED CATCH BASINS AS REQUIRED TO PREVENT SILT -LADEN WATER FROM ENTERING STORM DRAINAGE SYSTEM, AND AS DIRECTED BY CRY INSPECTOR. (PER THE CRY OF TUKWILA STANDARD CONSTRUCTION SPECIFICATIONS.) © CONTRACTOR TO INSTALL TEMPORARY INTERCEPTOR DITCHES W/ROCK CHECK DAMS EVERY 25' ALONG DITCH AS REQUIRED TO DIRECT SILT -LADEN RUNOFF TO SEDIMENT TRAPS TO KEEP IT FROM LEAVING SITE, AND AS DIRECTED 8Y CITY INSPECTOR. (PER THE CRY OF TUKWILA STANDARD CONSTRUCTION SPECIFICATIONS.) A CONTRACTOR TO INSTALL TEMPORARY SEDIMENT TRAP AS REQUIRED TO STORE SILT -LADEN RUNOFF AND KEEP IT FROM LEAVING SITE, AND AS DIRECTED BY CITY INSPECTOR. (PER THE CITY OF TUKWILA STANDARD CONSTRUCTION SPECIFICATIONS.) © CONTRACTOR TO INSTALL TEMPORARY CONSTRUCTION ENTRANCE AS DIRECTED BY CITY INSPECTOR. (PER THE CITY OF TUKWILA STANDARD CONSTRUCTION SPECIFICATIONS.) CB Il JRT PROTECTION (TYP.) UTILITY CONRJCT NOTE, CAUTION THE CONTRACTOR SHALL 8E RESPONSIBLE FOR VERIFYING THE LOCATION, DIMENSION. AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PUNS OR NOT BY POTHOUNG THE UTILITIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UTILITY LOCATE 0 1-800-424-5555 AND THEN POTHOUNG ALL OF THE EXISTING UILmES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFLICTS EXIST. LOCATIONS OF SAID UTILITIES AS SHOWN ON THESE PLANS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. DEMOLITION SCHEDULE 0 REMOVE EXISTING BUILDING AND DISPOSE OF OFFSITE 2 OF REOFFSITE EXISTING ASPHALT AND DISPOSE O OREMOVE EXISTING CONCRETE DRIVEWAY AND DISPOSE OF OFFSITE OREMOVE EXISTING CONCRETE SIDEWALK AND DISPOSE OF OFFSITE ODEMOLISH EXISTING CONCRETE AND/OR KEYSTONE WALL AND DISPOSE OF OFFSITE /-A REMOVE EXISTING CONCRETE CURD AND DISPOSE OF OFFSITE REMOVE EXISTING CONCRETE PAD AND DISPOSE OF OFFSITE OREMOVE EXISTING CB, SD PIPE & APPURTENANCES AND DISPOSE OF OFFSITE OREMOVE EXISTING SSMH & APPURTENANCES AND DISPOSE OF OFFSITE 10 REMOVE COSTING WATER UNE & APPURTENANCES AND DISPOSE OF OFFSITE 11 REMOVE EXISTING TREES AND DISPOSE OF OFFSITE 12 REMOVE EXISTING POWER/TEL & STRUCTURES AND DISPOSE OF OFFSITE 13 REMOVE EXSTING BOLLARDS AND DISPOSE OF OFFSITE 14 REMOVE EXISTING SIGNS AND DISPOSE OF OFFSITE C> REMOVE EXISTING CONCRETE ECOLOGY BLOCKS AND DISPOSE OF OFFSITE 16 REMOVE EXISTING FENCE AND DISPOSE OF OFFSITE 7 REMOVE EXISTING GRAVEL AND REUSE AS Flu. DURING CONSTRUCTION IF POSSIBLE. 18 REMOVE EXISTING MONITORING WELL AND DISPOSE OF OFFSITE FOLLOWING ALL STATE, FEDERAL AND LOCM REOUIREMENTS. 19 REMOVE EXISTING TREES AND TREE WELL AND DISPOSE OF OFFSITE 20 REMOVE EXISTING CONCRETE HANDICAP RAMP AND DISPOSE OF OFF0TE 0, 1 EX. LJGHI POLE TO BE RELOCATED. CONTRACTOR TO COORDINATE WRN Cm' C> SAWCUT UNE --' - UMTIS OF DEMOLm°N DEMOLITION PLAN FOR TUKWILA VILLAGE — PHASE 2 PORTION OF THE SE 1/4, SW1/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON T.E.S.C. LEGEND DESCRIPTION PROPOSED FILTER FABRIC FENCE OMITS OF DEMOLITION CATCH BASIN PROTECTION • • • • EX. DITCH TO REMMN a�^gt�k77'I,, t.l EX. WATER 31 SAWCUT ALONG FACE OF GUTTER & REMOVE ASPHALT NECESSARY FOR WATERUNE REPLACEMENT. CONTRACTOR TO RESTORE AFFECTED AREA TO ORIGINAL CONDITION. UUT S DEMOUTION EX. TREE 1'=40' 0 20 40 80 .Tx :0000 42ND AVE SOUTH GRIND 2' ASPHALT PAVEMENT OUTSIDE SAWCUT UNE EX. CURD TO REMAIN LDJITS-O0— DEMOL,)TION EX. ASPHALT & P691088' REMAIN X. 5D WATER SIDEWALK CB EX. CURB TO REMNN CURB L —SIGN EX. CB _ _______ Ss CALL BEFORE YOU DIS 1-800-424-5555 GENERAL DEMOLITION NOTES 1. CONTRACTOR SHALL ASSURE THAT ALL NECESSARY PERMITS HAVE BEEN OBTAINED PRIOR TO COMMENCING WORK. INCLUDING DEMOLITION AND ANY SEWER CAPPING PERMITS. FIRE PROTECTION DEMOLITION PERMIT IF REQUIRED. IS ISSUED BY FIRE DEPARTMENT. SEPARATE PERMITS ARE REOUIRED FOR EACH BUILDING AS WELL AS SEPARATE SEWER CAPPING PERMIT 2. DISASSEMBLE AND REMOVE INTERIOR OPERATIONAL EQUIPMENT FOR SALVAGE AS DIRECTED BY OWNER 3. DISMANTLE AND DEMOUSH BUILDING STRUCTURES. DEMOLITION DEBRIS AND MATERIALS TO BE STOCKPILED AND DISPOSED OF AT AN APPROVED SITE. FOUNDATIONS BELOW SLAB AND BELOW ADJACENT SURFACES WILL REMAIN. REMOVE ALL STEM WALLS. ANCHOR BOLTS, ETC. TO LEAVE THE AREA FREE FROM ANY PROTRUSIONS (STRUCTURAL OR UTILITY). 4. ANY HAZARDOUS SUBSTANCES AND/OR MATERIALS ENCOUNTERED SHALL BE HANDLED AND DISPOSED OF BY QUALIFIED PERSONNEL ACCORDING TO COUNTY, STATE AND FEDERAL REGULATIONS. 5 ANY ENCOUNTERED UNDERGROUND TANKS. VAULTS, ETC.. SHALL BE REMOVED PER COUNTY/STATE REGULATIONS. CRAWL SPACES. TUNNELS, TANK HOLES. ETC.. SHALL BE BACKFILLED AND COMPACTED PER SOILS ENGINEERS RECOMMENDATIONS. 6. DISCONNECT ALL POWER. TELEPHONE. GAS FROM BLDG. CONTRACTOR SHALL CONTACT AND COORDINATE WITH THE FIELD ENGINEER AND ANY APPROPRIATE UTILITY COMPANIES ON REQUESTING DISCONNECTION'S, REMOVALS AND/OR RELOCATION OF EXISTING SERVICE. CONTRACTOR SHALL COORDINATE WRH THE OWNERS ENGINEER. AND APPROPRIATE UTILITY PURVEYORS TO VERIFY SERVICE LOCATIONS TO EXISTING BUILDING. CONTRACTOR IS CAUTIONED THAT PERIMETER UTILmES OUTSIDE OF THE BUILDING ARE TO REMAIN OPERATIONAL. THE CONTRACTOR WILL BE SOLELY RESPONSIBLE FOR ANY DAMAGES AS A RESULT OF A DISRUPTION OF UTILITY SERVICE ASSOCIATED WITH AN0/09 DUE TO HIS ACTNIES. 7. PLUG AND CAP ALL EX. FIRE SPRINKLER, DOMESTIC WATER LINES. AND STORM DRAINS AT BLDG. CAP ALL UTILITIES TO THE BUILDING, DISCONNECT ELECTRICAL AND REMOVE ANY WATER METERS AND CAP UNES 8. CONTRACTOR SHALL CONFIRM AND VERIFY WORK SCOPE ITEMS AND BUILDING UTILITY SERVICES TO DEMOLISH WITH THE OWNERS AUTHORIZED REPRESENTATIVE. END CURB REMOVAL ON SOUTH SIDE OF S. 144TH 5T. OMITS OF DEMOLITION EX. WATER LIMOS OF DEMOLITION ECSS \ t ES T' OMITS OF DEMOLITION ® 101 % moi S '^YeEX:LECO U SPECIAL NOTE CONTRACTOR TO MAINTAIN ALL-WEATHER EMERGENCY VEHICLE ACCESS TO NORTHERN ADJACENT PROPERTY THROUGHOUT THE DURATION OF THE PROJECT. CONTRACTOR TO COORDINATE WITH CITY OF TUKWILA TO DETERMINE LOCATION AND SUITABILITY ITS OF DEMOLITION NOTES: 1. SEE SHEET C14 FOR EXISTING STRUCTURE TABLE. 2. SEE SHEET C3 FOR T.E.S.C. PLAN 3. ALL EXISTING UTILITIES WITHIN AND ONSITE ALONG TUKWILA INTERNATIONAL BOULEVARD RIGHT OF WAY TO REMAIN UNLESS OTHERWISE NOTED. CONTACT ENGINEER IF CONVICT EXISTS. 4. REMOVE ALL EXISTING PAVEMENT MARKINGS WITHIN UMITS OF DISTURBANCE TEMPORARY DUST CONTROL MEASURES 1. THE CONTRACTOR SHALL MAINTAIN A SUFFICIENT NUMBER OF WATER TRUCKS AT THE 517E AND WATER THE GRADED OR GRUBBED 517E AS REQUIRED TO CONTROL DUST. 2. THE CONTRACTOR SHALL CONDUCT HIS OPERATIONS SO THAT ALL EXCAVATION, EMBANKMENT. AND IMPORTED MATERIAL IS SPRINKLED WITH WATER DURING HIS GRADING OPERATIONS. 3. REFER TO THE CRY OF TUKWILA STANDARD CONSTRUCTION SPECIFICATIONS. DEMOLITION PLAN A TEMP. EROSION/SEDIMENT CONTROL CALLOUTS 0 CONTRACTOR TO INSTALL TEMPORARY SILT FENCE (MIRAFI 100X, OR EQUIVALENT) AROUND PERIMETER OF SRI AS REQUIRED TO PREVENT SILT -LADEN RUNOFF FROM LEAVING SITE, AND AS DIRECTED BY CITY INSPECTOR. (PER THE CITY OF TUKWILA STANDARD CONSTRUCTION SPECIFICATIONS.) ®CONTRACTOR TO INSTALL TEMPORARY CATCH BASIN PROTECTION AT ALL EXISTING AND PROPOSED CATCH BASINS AS REQUIRED TO PREVENT SILT -LADEN WATER FROM ENTERING STORM DRAINAGE SYSTEM, AND AS DIRECTED BY CITY INSPECTOR. (PER THE CITY OF TUKWILA STANDARD CONSTRUCTION SPECIFICATIONS.) ag LN< 11 08.13 oIu 50 % za zN na i € w_ o z U 6F A. 1 Q0P Dote/Time:1 l/8/2013 11: \engineering\Phase 2 BAR Plans \1 UTILITY CCNFUCT NOTE: CAUTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION. DIMENSION. AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PUNS OR NOT BY POTHOUNG TME UTILITIES AHD SURVEYING THE HORIZONTAL AND VERRCAL LOCA5ON PRIOR TO CONSTRUCDpI. THIS SHALL INCLUDE CALLING UTIUIY LOCATE O 1-800-424-5555 AND THEN POTHOLING A11 OF 114E EXISTING UTILOIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY PPWNS ARE BASED UPON THE UNVERIFIED PUBLFY WHETHER OR NOT CONFLICTS Dan ICINFORMATION �ND ARE AID SUBJE `CTO TO ON TNN. NRETNNNG GRADING PLAN FOR TUKWILA VILLAGE - PHASE 2 PORTION OF THE SE 1/4, SWI/4 OF SEC. 15, & NE1/4, NWI/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. ---_--- CITY_OF TUKWILA, KING COUNTY, WASHINGTON f / r /FF.290.00 .2J r 0 15 30 60 II PROPOSED PAVEMENT LEGEND 0313 III \ I� 11 _ I \ NEW BULDTNG B l I \ FF -29320 //- '\ FF.293� IFF.293.20 FF.29}.29 . FF.291 'II!'�i i B •:: • i X. \ FF.29320 TFC 3�' I • al 1,21minelEat 1IftrallijIgglaillin PROPOSED STANOMD ASPHALT PAYENENT FROPOS21 PEDESIRMR CONCRETE PAYE11D1T/PAYERS PROPOSED KNCMAR CONCRETE PAYELENT/PAYERS PROPOSED POROUS PEOESTPoAN CONCRETE P8608ENT/PMERS KEYNOTE LEfiN SINGLE PRELIM CURB RAMP - PER WSDOT STD. F-40.16-01 O CURB RAMP PER COY OF TUKW0A STD. R5-12 O DRIVEWAY PER CITY OF TUKWILA STD. 65-09 O CEMENT CONCRETE TRAFFIC CURB & GUTTER PER 25001 STD. F-10.12-02 OADA COMPLIANT PARKING AREA GRADE TO NOT EXCEED 2.05 1N MY DIRECTION OREFER TO LANDSCAPE PLANS FOR MINTED PLAZA DESIGN OBOLLARD. EYP. REFER TO LANDSCAPE PLANS FOR DETAIL 0 TRASH COUEC00N AREA PROPOSED POROUS 8580AIR CONd3TE PAYEIIE4T/PAYERS COTES: 1. REFER TO LANDSCAPE PLANS FOR COALED PAYEL07O TREATMENT. 2. SEE SHEET C14 FOR PAYEI@R SECTIONS 55 55 T3— 21 15 71 SS 1SS 55 10' OR0NAG NEW BULDINO E- FF -290.00 71 .293.6 .290.0 UDE -29175 FF -291.00 III .0 ANNE WNL 15.301.7 -296.0 70.301.9 W(\2919 EI(. 11,11E TO REMAIN NOTES: 1. REFER TO SHEET C6 FOR STORM ORNNAGE PLAN. 2. REFER TO SHEET C14 FOR EX. URLR1' STRUCTURE DETAILED UFORUATION. 3. AEE ONS1E SIDEWALK TO BE MONOLITHIC CEMENT CONCRETE CURB @ SIDEWALK PER 21500T STD. F-30.10-01 UNLESS OTNERWLSE NOTED. WHERE ONSOE CURB 15 NOT ADJAC047 TO CONCRETE SDEWNK, CURD SHALL BE 6' EXTRUDED CONC. CURB PER OETNL SHEET C14. 5. RETNNINC HAUL BY OTHERS. CONC. WALK WITH WORMS ON TOP RETANNG WNL (MAX 81.2.0) • UT . In U ring\Phase 2 BAR Plana\15255—g.d«g Dote/Brno:2/21/201 RA:P:\150005\15255\e U UTY CONRJCT NOTE: CAUTION THE CONTRACTOR SHALL 8E RESPONSIBLE FOR VERIFYING THE LOCATION DIMENSION. AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOUNG THE UTILITIES MIO SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS 9441.1. INCLUDE CALLING UIBITY LOCATE 0 1-800-424-5555 AND THEN POTHOLING ALL OF THE EXISTING UTILMES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFLICTS MS AS SHOWN ON THESE P AS S ARE BED UPON THE UNVERIFIED PUBLIC INFORMATION ANLOCATIONS OF SAID DAXE SUBJECT TO VARIATION. DRAiS 7I � I STORM DRAINAGE PLAN FOR TUKWILA VILLAGE - PHASE 2 PORTION OF THE SE 1/4, SWI/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON 41 S EX. CSI b6 ELM /12 _ 16 LF 8'Ix 64 LF 12' PVC 50 ,/BLDG C RIXIOFT CaLEC(0N PONT SWALE CONEYS ROW 6 PWA BLDG.TO TOO BLDG. C 12 10 8' PVC FF- 294.00 44 IF e' SO c 0.e7x 50 0 0.75 102 1F 8' FVC 50 0 1.31E 55 SS C3—m '■I SS SS SSPROPOSED SS FN%VIIPOIEM,1111111111111 Sit 0 15 30 60 SS YARD DRAIN TABLE YARD CRAW f RM HEY. E ELEV. 1 293.35 290.35 2 291.95 288.95 3 292 288.7 4 293.65 288.6 5 286.5 2835 NOTES 1. REFER TO SHEET Cil FOR NOOUL/R WETLAND 51515]1 OETARS. 2. REFER TO SHEET C10 108 IX. UTW1Y SRt4CT1JRE DETAILED INFORNADON. 3. SEE SHEET C8 FOR 50UTH 144TH STREET INPR0h6EN15 1. REFER TO SHEET C7 FOR STORY MANAGE PROFILES. 5. ALL CATCH BASINS SHALL BE NARKED *19* A STNNLESS STEEL CASH THAT READS NO ODUPNG. DRAWS TO STREAM' A5 YWUFACTURD BY AWEIEN. 6. REFER TO SHEET C12 FOR YARD DUN OETAIL 55 SS SS b'Li 12'{YC.5A PVC ROW ORA91 ---- 0 0 1.0z rN. SS _ _r_. -- - r=te- --_ ' _T--- ve•PYCSo f ile:P:\15000.3\15255\engineering \Phase 2 BAR Pions \15255—m.dwg Dote/Time:11/15/2013 9:58 AM Boole MLIY CONFLICT NOTE CAUTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION 04ENSIDN, AND DEPT/4 OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT )jr POTHOUNG THE URLRIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHAT. INCLUDE CALLING UTILITY LOCATE 0 1-800-424-5555 AND THEN POTHOLING ALL OF THE EXISTING UTILRIES AT LOCATIONS OF NEW UTILITY LNUSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT ON THESE PLANS ARE BASED PON THEN UN0VEPoFl0D PUBLIC INFSWTIONN OF ANDD ARE SUBJECTTILMES AS TOVARIATION. 300 285 290 285 290 275 270 265 295 280 285 280 275 270 265 STORM DRAINAGE PROFILES FOR TUKWILA VILLAGE - PHASE 2 PORTION OF THE SE 1/4, SW1/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, WM CITY OF TUKWILA, KING COUNTY, WASHINGTON CALL BEFORE YOU DIG 1-800-424-5555 20400 24400 22+00 23400 PPE 414ATEiIAL NOM ALL PVC 5D PIPE SHALL 8E SDR -35 WHERE HPE COVER 5 > 3. PVC SD PIPE SHALL BE SDR -21 94 CASLS WHERE HPE COVER IS 3. SEE SHEET C6 FOR HPE WATERUL. - - 85 290 I t I - 0- -4 - -- .-' - --._- -1-- E% GRADE O@ _ PROPOSED GRADE 0 2. L_- I PROPo SED GRADE O_f'!---- - -�- -- -- - -- -- - Til®o!� --a- } -f + -1-- j I- -- 1 _�iCj' -:� - ®�®I�I� �+-'�-)---j---�- - PROPOSED GRADE 090 1 __ ._ �._ - _ _ = -- I -.-._ _ _ _ _! _- _ IFa6® tJ11LkL4LJit Ilj_ _ t _ _. - _ i160Q'ui.!T __ \ _ ___ a - / �- -- 11 RYPE 1 N11N -'^ + S7AHDARp GRA7E -i'-- \ - STA 41 495 ,5.-10.31, 29201 LT- rj_ _T. -- fr`•"Tl ,- a, „yea // .. (. ._'� I - as LF 9 ..SD O -1.631{-.I W47`iYAGw -+ LF SD 0 0301 1 I 1 1 Iii O OSOZ - SO O O.= B1 -1-21 -121 I _ i I _. '�i :ll)OWD IAD - -STA X18 _ - + 1 I 1 L_. _ 1- - -+- 20458.71. 0.00 _RAI 291.46i! _ 10 28778 (8:5 - E 287.18.(8•..E) wRH --.ST� 2l 04...000'- -RW . 298.70: CB 820 ' 51 U' lY o 1391{ �� ! O 06HL. II _ �- - - 1 RANOAR0 GRATE -SD _ - _STA STA .22+66.32 -19.85. -LT - . _ : CB :: 1'. 1 --I _ - -- _ - . - -E -281.03 8 w �W� 1 wDN -? CfiATE--WE -7.1=----- -IL- 288.33 (12. 5) � `R27A - _ - . -E -=-.286.70(12• E) - ®® �,1119� . - •. I. N� - 1 .' ' `r. -' y' _4 - -� --. ) STA 24401.67.'2882. LT -o- -{ 1 ® lr1Y%6D V ,. _ / - _ _ -.r,„„_.• F_ - Rei -292 a j -' _ .. .. ... L 1 - _ --- { 4 1�YPE , w/ SOLID +t ESL CB 3 - . ,:Q / sow 10IXNG.LD E 288.33 (8' w)�� CB 970 - { -. 1 I 1 _ =Km LID _ STA 22466]1 (.W', +-U• 1 _ I y I-------_ -STA 23647.42980D%_ i8 11- 8. 50 O / 1 3 ; 2 - Si CRATE -+ -- -.-.. 1 1 f SIA I 143931 2881.,41 1 1 _._._-�. E 28560 ( 2 N) E 28510 (8' N7 ="8.510_(12- LE ..28860-(8'-E) I E 2 - , -.. E 28458 (12 5) 2-48 0191 514 - SOLD LOCKING -ID -- -.._ 11111,29.3.70-. '..- 2-n - on - Rim46 73 (8• S) --•-- : -- - 294 STA 24H31,67._0,00%. E = 28495.( E . - _-.. 1 -_ _IE .x85.1+0. (12 _57_, -..... . . ., . _ - E . 284.59 08 E -, .0 091-29291 - E 284.95 (2 " - �' _ 1 - - --i-- -1 E 28471(12:3) 284.95 0 MIT -r -� -` 1 51.10 2-48. 0118 W -- ME 1 w/. -Ey --.- . -y _ 1 •x8507 - - -k - - •• • I STA 13834 0110'. - -' - STA; 21 6.92 13.67,. LT -j SG.- 2N1]64 -611 •. if -"-- 94110 - _ STANDAR GRATE . _ STANDARD 304496&1863 RI. _ RN E "- 2 -.-_ 76 IR1Y_29118 ... .. 1 RW ?91 73 1RAiT(C SATED DD r- -STA ...23+4764, Ia68'. -U = ROAD,-_ , A'_ PR_O;FIL= : _ (12' WI - _ - _ E _ 288.3 (12 w) -'' - -, _ - E - 2878 (IY (12• S) -1 4-E .284.)8 (11• - --.PROPOSED "GRADE ATF - _ E _ _1-x. GRADE AT E.��.-�1E _ 2.66.(85._..--.--r -1 E _ -" -.911"2:28:17; w) - _IL! - HOR ZOMAC: } 1 30.E 33 (8'90'_ 33 (/2.1 E 266 . --"- - --•--- - - _ - i7- E .28511 (e... - -� _ 1E - 287.50 (IB'A-. 'VERj)CAL: t° CB 709E SOLD _-..RIY_i -RLI - STA. _• 3342551'0001-- 253 -5) 7 E 288.99 (8 $) 1 1. E .28+:79 (1Y' ~ __ - _ 104 0IM - --I-_ LOCDNG UD -_. -�- -�-- - -. - _i_ R01.. RW.2B9.Sfi 1 3244I.31 28.47 IP 1 31474:8 2863 RT ..._ -579 RN 20400 24400 22+00 23400 PPE 414ATEiIAL NOM ALL PVC 5D PIPE SHALL 8E SDR -35 WHERE HPE COVER 5 > 3. PVC SD PIPE SHALL BE SDR -21 94 CASLS WHERE HPE COVER IS 3. SEE SHEET C6 FOR HPE WATERUL. - - 85 290 -- --' __ _ - 0- -4 - -- .-' - --._- j _ _ PROPOSED GRADE 0 2. L_- __ 1 --a- } -f 1 1 , 1 -/ -- - - i jkl1 { + 1 PROPOSED GRADE 090 1 __ ._ �._ - _ _ = -- I -.-._ _ _ _ _! _- _ kk _ t _ _. - _ i160Q'ui.!T __ \ _ ___ a - / �- -- 1 RYPE 1 N11N -'^ + S7AHDARp GRA7E -i'-- \ - STA 41 495 ,5.-10.31, 29201 LT- rj_ _T. -- y )i- 1 - - - - I -+ LF SD 0 0301 1 - I 1 1 - _ -1-21 -121 I _ - -'-- -_- -- - __+-- - - 1 L_. _ 1- - -+- .1_11-7- ---- -.__ -_-_ -- --- -_ - -'- __- 275 " -- TYPE 1 -WRIT, ) -- 280 275 STANDARD GRATE .STA 4048861, -2563, LI - -- _ - . - - - -7.1=----- -IL- 288.33 (12. 5) - -• _ _ _. TYPE 1 9404 j GRAZE _ -I _ TRIM FRTED (D 2563% LT--- y' _4 - ' .. ".,Z,/2,-.. lr1Y%6D V ,. _ / - _ _ 1 0.2268.90 (12' E) 1 j -' -. _ 3TeAORD - 3L. - u....- 22V--wr L - _ --- { 4 .:«.. - . ,:Q / 1 ' -- __ RW.29365 { I . I 58 LF 12 'BD 30 � oA e 1 f --1.-_--1_- 1 I -+---,_--.-"--1--. _._._-�. - , -.. _ -, -032 .---•__.�_..--.I-..«-E_ _ '- E 28998 (8• SN) 28965(12•.0)---r_ 1 '-.38 11- 12x50 0 2.696 _.__-. _+_ -, - _-.. - �' 1 - - --i-- -1 ce 1-29 _- -{ , - STANDAR GRATE . _ STANDARD 304496&1863 RI. - GRATE 8 ST8. '� - -(- -+- -.�tCB 0425 _ - _ - -+sTAN 1 Y,0 _ - STANDARD GRAZE. - x529. CB 709E SOLD _-..RIY_i -RLI - STA. _• 3342551'0001-- 253 -5) 7 E 288.99 (8 $) 1 ~ __ - _ 104 0IM - --I-_ LOCDNG UD -_. -�- -�-- - -. - _i_ R01.. RW.2B9.Sfi 1 3244I.31 28.47 IP 1 31474:8 2863 RT ..._ -579 RN E 28865 (WIN) }f --1 y - _1 E - 285.83.(8 YI) - .. 29165 -' -y. -_ -1_ 8.._ _. -.1_994.._ .29203 28833-(8'-w). . _..-E- AA'WWII 6.6-x�6Joura 1 ---_._- ;. 85:13-(12'5) -•--,. 1 TVP%; SOLID II 21 11- 9 5D O 0.96 -)-- 21 LF 8. 5D 0-17565 -I-1E - ---' - -�...CB w2.! 65.13 (12. 11) - - - . ----�. _ -'--STA-': RNA Y 0D LID 32484.6110.00'. -t �' - 1 .70 1 .95 (12•.0)-1--' - - + -` -" -1' - -T1PE .11W SOLID ' 1 - -- -'E . 2 TYPE 2-48• WM - - LOCIONG LEI __STA .,30+44.77]737_. TD-.- _ R10.289.90 E 2 95 (12• w) 1 -� 95 (12. 9) --i.- -r .. - - _ 50(18. LOOT. U0 - STA 21'47/66, 797' 81 _ -_ . - __ E - 2 c_2AM,577( E7 SRW x12.58 E _ 28538 412 5) --T - --- - -- - -, - -ROAD L'-13LPROFILE E 285 71 (6• E) _- -+E - 285.71 (8' STO - _ -1- -.. -1 E 285:77 (12- N) 4' ( -_- - 1 r ----- _ 4- - -_- GRADE AT - -Mt:POSED `E _ 28538 or N). -.+- 'HORIZONTAL: 1'v30'- _ -+.VERTICAL:--.15,--- iS''- -F . + - --I- _ _-_ EX. 090 -Ft. -, AT 5:11 I .--- _. ,_ t -. -TIRADE - 28+80 30+00 31400 32+00 33400 34+00 35+00 300 285 290 285 280 275 270 265 35460 24+00 295 290 265 280 275 265 25+00 251-20 39480 40+00 41+00 42400 42+20 L/3 tX'VV N N w gj Q cc d 1 cc 0 Q z 21 z S cc o g ccO se to P R E j gl - 85 290 -- =.. - - I.- 1 _PROPOSED .RETAINING WALL - I _ _ PROPOSED GRADE 0 2. I 1 __ 1. --I i- 1 - - /-. - { + 1 ll I 1 .1..,'----1_--.----.+Z=_4...7; -_ _ 7: i160Q'ui.!T __ \ _ ___ a - / �- -- 1 RYPE 1 N11N -'^ + S7AHDARp GRA7E -i'-- \ - STA 41 495 ,5.-10.31, 29201 LT- rj_ _T. -- y )i- 1 - - - - I -+ LF SD 0 0301 - _ARD",. 295 -1-21 -121 I _.=-1-- TYPE 1 VaTH EX --STA - -D/RotRiTER2 -579..41433.24-25 82=LT- --P14.293G7 -- - - - - - - 1 L_. _ 1- - _ .1_11-7- ---- 275 - _ TYPE 1 -WRIT, ) -- 280 275 STANDARD GRATE .STA 4048861, -2563, LI - -- _ - . - RM - 29211 _..E.� -288.66 (8• W) ! - -7.1=----- -IL- 288.33 (12. 5) - -• 270 TRIM FRTED (D 2563% LT--- pY x921910:12 9 I. ET2� (,Y 9)- I #='CT=PROFILE - -- _ *HORIZOty AL-- =30 0.2268.90 (12' E) 1 -*VERTICAL 1'5.- - _ --- { 4 - . PROPOSED. -GRADE AT 905 _ -- __ - _ -. � oA e 39480 40+00 41+00 42400 42+20 L/3 tX'VV N N w gj Q cc d 1 cc 0 Q z 21 z S cc o g ccO se to P R E j gl UTILiTY CONFUCTNOTE. CSL BEFORE YOU DI S. 144TH ST. ROADWAY IMPROVEMENTS PLAN AND PROFILE FOR TUKWILA VILLAGE - PHASE2 CAUTION HEE CONTRACTOR NNTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION DIMENSION, AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PUNS OR NOT BY POTHOLING THE TO S. 144TH ST. ROADWAY IMPROVEMENTS PLAN AND PROFILE .�FOR 1-800-424-5555 UTILHIFS MID SURVEYING THE HORIZONTAL AND VERHCAL LOCATION PRIOR CONSTRUCTION. AL1LNG UTI LOCATE 0 ,-800-421-5555 AND THEN POTHOLING ALL SHALL INCLUDE GALLING UTILITY ALL AHE OF NEW-4247 CROSSINGS TO PHYSICALLYVERIFY OF NCISTING L LOCATIONS WHETHER OR NOT N ON THESE MST. LOCATIONS OF SAID UTILMES AS TO _ TUKWILA VILLAGE - PHASE 2 ,� D MATERIAL PUNS ARE BASED UPON THE UNVERIFIED PUBLICINFORMATION AND ARE SUBJECT VARIATION. 1, PORTION OF THE SE 1/4, SWI/4 OF SEC-15, & NE114, NWI/4 SEC. 22 T1NP 23 NORTH, RANGE 4 EAST, WM O PER CURB AM ALL PVC SD PIPE SNAIL BE SDR-35 WHERE PIPE CCVER IS w 3'. PVC SD PIPE SHALL BE SDR-21 IN CASES WHERE PIPE COVER 6 3'. o is 3o so CURB RAMP PER CITY OF O !rr CITY OF TUKWILA, KING COUNTY, WASHINGTON I �''y r�fT- •,•6:Fath.."=,�t,•,� TI9cwaA STD. R5-12 /'/'- g•v :• - ^(g / •r - ( 0: I----- -.. l i O REFER TO LANDSCAPE PLANS FOR DETAILED PI/17A DESIGN s` ,I _ Nr - E r7 if` l ,, 4/ / •K l �• �r• ( NEW DIARY /I , ---yam .-.� i' - -�` • � 1NI 1.w 431'-dS�iE��9, II I INSTALL PEDESTRIAN WARMNG I Al 4 // /i / - vA VE I�•�%•00 ' �' �cc `Z.� r v �% � I ' ' ' '-288.--':4 •• o#1f 1 /it: REiE.�! . sE s r nATuW �L. I.& ,�E O A SYSTEM INCLUDING RAPD FLASH /ate & '� R , ����� /�•+J ATER / ,,' �..•- ; A `I Or 1 DRAMV116 LE CHAlNCI 1 FENCE Dr PROP. L C BEACON / ADVANCED WARNING AT CROSSWALK. DESIGN SHALL WEFT •l • /I 4/ l.'I R lT67 / NANMOIL POWER a•/ / •, ^., POLE I(I{ .� (o, OTHERS) /�/ .`W v:,'8c. I 1 •F , e:,:.Ec�.I I I 9 ;MI �� ,I,R fS ' N"I r ^ 43IFIR I SD 0 02• GAS E/SE4J - CITY ENGINEER APPROVAL. WWW GROUND R005 / / / LNiH1 .h POWER M _ 4 LOCI POLE, / STOP BPR / W/JBO /N�,`y - /y)'NANHDU cK£LL / :: PROPOSED %�Ilittitt:'...; :.'- ,r "ia �•� •. 9 ��.. a V I Mil_ ..1 , i f + . - •.N09a03212 . /, •Y UfQ STOP SIGN - R 100 1 I b 5X'hPL wfJ901��. i / - 118 O / (POw2R ..I+. I YEl .. A ©� �W I ( -� _ 045, POWE SM:p0V1ER ]� r BD TEL.' PEDESTAL 51A�L ,,,, CROSS WP J, Hsi / .-7 i �,, f, i LJfiO% +l�L - SO NAM NSC ! •. f" -`, h. ®.. ( '. _' 11111111P;,0 __-//��Er�� p-�_p 'y-,r.' t., POPII•R 4E o V WATER 1 { GROU I •, a WLT , COAT Wu0 •.. 7 - J wl♦ � 1I�.W®- ) : Y.'/f3PX, . - - ��il�_ H/c 2� ,'p/ ` ^ �I �� -- ; r a 1F B:. PVC $D.. TOW] 1. /2' CABLE VAULT '�� METERS . .. N'a /' i' •/.,WyLVN`-` .PM-L- - _ .- W' ER RAMP . • 1jP0 E-� •' ///��]------•••-`�}lJy� .11. x,�\� \9 � Nii� ® � RFB/N/GM TEL _ _ �Dr PQ E : % • H{ A a 1 de .• ..-9 4;1_. : YE-. -, -]-' / BOK J) i _._ 4 ]-tccc _ } ..._ __ RIP I1C.@! ._ a� \ s�°�'� _ v;"-A , AUL ulnJn V :' �PVMCR -I . 1'A .TpLLS �O � A / ,..:. 71 r C I .nTA�A►1FYFrizo omoo Yi.:kL . _ - �•",-.� _ { ,jLILI -;7 U IFat�,t .-;7=v;"-AU" # (/ '• - lE `' B3 ••// _ /i �I �Fli.-9 ��u'e ._._r e:tal --------------R :' \ ,p / 5 --__L .. aRw-• -c�'T___ ufE 'x'04.4. 2.52" SECTION INE la, • SEs i, \ / �� ( I 111.1-�� - -� i iTl� --: !FI ' ---0/ _ 3 I vAUL-T 1680 I N873s'3n4� 42�i2.40 7,0o NMHO 7 0D NHO _ ,ki, I TO CDNST.L TfJu • ~" e �- .,!'•T+f"1lLFd.„.:,,I _ ..I _ fcl `.;,....-rTiR-1f �. N ,� .� 3.0 - \•n ._ 1$ H9 / ••.1 '1',. . It _ O IF nl:- I � ii S� IST . - .•.v 31 lF 1z� AV2 F�.7� 124 15E' R DW 11"1 YEM'AY 'A1 ��T��p��'T 1 - ^00X.1 I�L�-ae� SI C �_ `FOUf.D MIC N • mar i� EEM�a�.,��''F7rilY>•.•Y•i��r► �CBa -HN"ET-12.1x750 lFt,2•-E.. �� CLAY RAIL, H C RAG /1 % BOYF/5 / / \ 'amvnP.aTNP�ca.�„� y, i r Q -• ' •- G;1 P • ., , 9 !HI. : , .: M " - , •, 1_-`- t 1 T 'v .� ` +IROL POINT - u . yL M ar��� 7_ a66 S 1 NTE �LLSr�fia'av`� IN,F 7 102V/N1 \ i-ay'� IA , .:rte 1 SPi£D OR � �� ) PbdER .BOK R 0. PER a / 5D5oJ0J66 •� �`Qy-}; H/cP HE1D FOR 11pgi vERlrx OAo It r POLE � � I ,1 1 i; p ' 0.-1=10ti0l��10 ? 1/W-Me fT" • YS Duro \filo /CAW fOWro CJSED 1/?� 5X;N VALVE `(P 1 (D/PIT) •I' PIM / I' -, Q _." 4001 •• -H/C RAND W J80x •k -.�. aW, IJ.SYJ c. __© - �A}- .1.:1327 . t�q O NAR NCHGB\ AMER PF'D$ TEL. r�B RA SiOPJ �•s- - Fa, TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 27TH AVE. SE, BLDG A, SUITE 300 PUYALLUP, WA 98374 PEDESTRIAN 1,.., TEL Ot• C �� .. EX. R' LIRE SPEED 'ppm .T ur -•- - tiR: I . M COR- ppNN 09' LD f I¢lD IX+ uFTfR ;EL 5 SIGN .4` -A\... POLE 06,' TEL. RISER - , ,� SIGN .. • -, 4® fV / I �� I _.s..r �6 LW'A, Ia® II I I CENICRWT x151 AVE 5 23 LF EL et J Dr 5p `i7 �X Y • GNAL JBOYES L.srGNAL 48011512) © &3, NEW B11LDWQ D I PROPOSED STOP/OAR I R/W UNE 'I / / / wAIC 61 N -' I ` poWOLERyd�,,� r�•yy 1� I % - �� �� �: : II NEIEP CI- N 7 IF a RCP I N NEW BULDUJG E MI M GAS NF'TER FF-290.40 I ,` . I ID I S N 1 I SIGNAL BOX } . II 9L:•l' l IA mil / l w�wMR-:i;. /' ,l' ^ U I•e NOTES >a 1. 2. REFER TO SHEET REFER TO SHEET C14 FOR PROPOSED SOUTH 14410 SALT TYPICAL C11 FOR 19000LAR WETLAND DETAILS SECTIONS. S 144th Construction 3. 4. 5. CL PROFILE 6. REFER TO SHEET REFER TO SHEET CONTRACTOR TO COORO8NIXN WITH CONTRACTOR TO BLVD. TO 42ND C12 FOR STORMCEPTOR 0E7A6 114 FOR EX. UTILITY STRUCTURE DETAILED WF0RYA11W1. RD.00ATE AND/0R RAISE/LOWER ALL EX. UTIUNES TO UTIUIY PU614000S. REFER TO SHEET C4 FOR DEMOLITION REMOVE ALL 045001STRIP TNG 5TI6R0 ON 5.144114 5T. FROM AVENUE SOIATH FINISHED GRADE N PIAN. TUWWRA NTL 08_ PT- 291.92 = '+� _ / rf,� .f _-_LOW Pf•VI -1.1+Z500 - -.- _ --._ _- - ,._ y - r -_ - -_. _ I -.• - -_ .j.-� - - .. _ - ��.:-=__-:-__,_ _ Pvl EL V ELfV - 29399 - i _ __ -- I i _- - 1-..=:•1? �--j- _�-'0. _._ =' -.^K • -4265 - +- --•-4.-------- -til-- -} -- •$ - -+- I f I -�L. -� -' .-__-.---'-�- - N 750 VG . 1 - .305 -' -I- -_-_ } - -- +- - .-. -{ -`----'---'-- $ 1n=_ "BEGN RODWAY X5:5 ; -rt - �- _ 300$ " CONSTRUCRON _ -T PROPOSED - -- GRADE 12-r - � --- -- . - _ �_ - --- t -. - - - _-,-+- _1.. -i- -CONSTRUCTION -4- E.--s -- R U {[!�7 'o A N I_ ]IIS �d��/9�Q `�x Li �r/ONA CWS\ (\08.13 1 SEs_ • _ $ -r -CONSTRVCiI ON 7CH EX.. ELEV.'O CONST. h -- _ _ _ _ + _ _ _ _ .. - _--_ �- - - _ - ' 2• BEGIN -ASPHALT OVERLAY .¢ _ SOUTH HAL ( F) u _ _y -1- : I - t -I I - - -. .. - _. - �-� - : _ ::.. -. _- T- CONTINUESECTION (NORTH HALF) 1 EX. GRADE O _ T .. - -_ _ _-_ �..- r -- -�- _-.- . -.- _ _. _ - _ - - - -.. -a..- �- t , !�-.{. , - - - _-- 20Df r C CONSTRUCTION CE-'- PROPOSED END CONSTRUCTION UCiION -T I_ - _. ._ _f- no 1 _ 13.1) 8 50 •O 0502 NORTH FLONLINE --} �- 4 1 -1 - �OOO.�iIOOOOi'O/� /•. - T' .. _ -- - _- __ 1 - -__--F -_-_ -_ n_.fi t j!.__i1-� w +- _ ___ � --- _j-. JJ LF 250 0 -1�_ 5182 .YI '� I..-- --- <�� / /r � •' 1°�Y: 1 _ „ __I - -_ +-I- -/ .� 194 12. 0 - --4- 22 Lf 8 SD O/f.4f ..7 I LF 00 0 -��� I� I 23 IF u• SD o 0.3ox -� --,,,hYil�Y/I' i�l// F,Vad.DZP. ,",041�/10/73;(41/i - �.l,Jyi%�,e/s//y,4. _ . .1,3.M - i 1 I I i.l- - ---f- -+ -+-- �� • I , 15• SERER-.�.--=1=4.7._' �--(� --- - .. - _� U-12_: -ST .19 �15.53',RT-- . - +- "--_ ?'-" I g $ 8 �I n {l I $xx gg r5 Y 8 +-- - - �- _ -- -ll�1- -,- - i_az:A -"'�" -T. I RW-28757-. tr.-285:62.(12-701).- - -' ii �1 280 - -A- -I- - .� -=--i-±-4-- H • • F• 1 • ,+03 Y -1 - ��-�,.,- -',ESE=-+�2�•' - - 42" SEWER 12 R _ _ ~-- /YPE `- 1 WITH J)6', SOYA LOOMG LID )E .785.62 (12 E _ _ _ ._ .{_ _ .1. _ - _- -._ (� - STAMYD GRATE STA 13 56 -4 L STA 1 436.47. -527 .LT I t-- - EX. so O DTI; - _ -� 1 _ _-=___---... !- STA 12+0421, 21.06', LT { RIM - 29075 - z61.1. (Tx• s) - �y5 Rai - .� �, 2_ -' -• 31 1T I2• 1 I 1 - - - - +- - - - ---•- aWl z92.7o , ' .- -E t STANDARD E 261404 (12 E) 1 WTIH CRA E •- E = 22821 w p2 W ) voo WEL-Z SIA 11 1521.-26AI'. LT f TYPE I,CB j --. K B 7 -• €. -- .. E 28969 (B5) G srA y ,3,.8204 1539'. •u . E E 263.04 (8 N)� T3 RI11 -18621-- - - --R STA 15437.42, 1557, . LT i to to - - 42, , ,p 18215 72ND AVENUE SOUTH el / 'z. KENT, WA1 98032 (425)251-6222 o �:� (425)251-8782 FAX '149 �i i.e., �Y,' 0 CIVIL ENGINEERING, LAND PLANNING, (NO ENG AA SURVEYING. ENVIRONMENTAL SERVICES 5\.nninnnrinn\DF.,a. f Rep Dl...,.\ ft�tt_..1 n.r. t,1_e.r•/R /�nr• r.ro �$ �.._ -+-� . -.... . 1 ... .___ - _ .: 16 - 289.69 -'- 287.40 8 S (u- , E - 284.5 (6' RE) _. - +- RIN-26767' •' �- STA -17+321a, ,652:�RT- 'r%$ _ ! - 1 r + 17 Ira SD O Z � I • 1 1 E - 28495 (8 S).1 - -_ -. - . - _ _ E. 'IBS.& (II• N) E 28554 (12•. S) iWM.288.59 E I85.Ot 2 •40 --• - _.-r _ _ _.� _ . _' - _ t CB /12 1 I 9,.84 C8 N11 TYPE 2 48' WA 3700 7 _ _ -. -_ _ _ _ { --1 E -'285:01 (1' N) _ _ _ -- ! STANDARD GRATE __ .+_ _ 3 6 SA ONIELPTOR_ - _. 13+49.79 16.23'. RT -__. -._ - -SOU LDCN9A OD' •- - r1 - 110f4t9DWII�U) , y. E &.44 (e• 5E) - --- STA 12+0387 2107 it RM - 289.6 -- ---• CONTEXT TO EX. SD -T' i 14+81.01 641 LIT STA 75+17.1-- BOA, RT - - _ OM-.-792" ---(. _ . -�.-- -i. C 4-- _i :8627 (12• W) - -L- -STA 9N [tl7 ._ _. _ . -RM 28796 R [tlaw lI! h 4 �- _. 4_ • - _ �- - _�'�I-CB}RS -a_ 27() ---... __i__-+--� _�- I _.-.- E = E 288.13- 8, ( 187.80 N) _.-_• E) - _--tttttf__ .__-_ E . 28690'(8 N) - + ._t _ _ _-H._ - - (72 F- - 149 - _ _IX. lYPC1 CB ( }. +- (12" 1- i _� - I -F -4_--_ E - 286.27 (12' S) -}- -• E • 283.74 8 N) 4 -- 2-48' j--- -t - - 1 - - -� • - _Y - - $FA-17+21.70, 1551'. L7- RIM.288.47 ?'_-_ - =144TH=Sl'* _ =PROFILE .- l 9U12'SD 0.0.701L -• -.-_E.•IBI311-(12 ..W)_. E - 282.91 (01,;18' S)-.. _ _ LOCKING U1) ---a- _ ___-�'-- t - _ - _ -r------ -- ___ - -E 286.77.(12• S =SOUTH - - - - - - �N1, M00 WET *, 19 IF 12 50 O O70a 26 /7-7-x-18'.SD-0 355 _._14492.09_6.11...11._ 287.85 265 ip'ORIZONTAL 1� 30• - • 1 t JERTIOAL:•--1"=5' 1 RIM .:.-1- • 730.04 TYPE 1 W/ SOLD - E14.27PE 2-48 1E 282.97 ( 2 W) I . E . 2862 (12'.N) _I-LOCXDIG LA STA 14482.77,20.05%-RF . -SC 82 - -_ • -6. ; • E - 2062 (T2" 70 STA - 13493.53. 5.92. RT____,_ RIM 28765 rOWiC OR I �. �- ;EX GRADE A7 CONSTRUCTION Q .-j. - RDA -•E 28973 _. E 28325{B-':SE)- TSTA /582.42;T6.01'; U-. _ _ y --a- T 1- ' 3R0('OSED -. C•RADE:AT'CDNSIRUCTDN 'fL' .- E, 286.18(12'S)'-- 286.i13-(5" E) E -'18200 (1B N) AM-28 40 _2 46 .11 jB -j. J_ -� .4.- ,- •-_E'.- -EX. GRADE 281:90 (18' AT CONS S) -a RUCTION C .0*)._ _ _ - _ _ 2e(i 10+00 1ff� 12400 00 PROPO9+� rNORTH 1 NORTH 0 GRADE AT OwUNE 17100 19X00 Li 3.... oovy UTILITY CONFLICT NOTE CAUTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING TIE LOCATION DIMENSION AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT �' POTHOUNG THE UTILITIES ANO SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UDUTY LOCATE 0 1-800-424-5555 MD THEN POTHOUNG ALL OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHEDIER OR NOT CONFLICTS EXIST. LOCATIONS OF SAID UTILTTTES AS SHOWN ON THESE PLANS ARE BASED UPON ENE UNVEPoFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. STORM DRAINAGE NOTES AND DETAILS FOR TUKWILA VILLAGE — PHASE 2 PORTION OF THE SE 1/4, SWI/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, WM CITY OF TUKWILA, KING COUNTY, WASHINGTON '195 NEW BUILDING C FFE=294.00 BUILDING B DETENTION SYSTEM PLAN 1"-20' 290 285 280 275 270 z GARAGE -FLOOR -44: O -T'1PETQ, -8S1LDl8iB • EX. -GRADE 0 PIPE r//,,,e/Z-1,i.6.Ri�/.rte,/,/,'//,' .....�r-,, s�%��%..�. r �, 2 LFOO.00x- 08635, TYPE 2.60'-WRH.. SOLID LOCKING :LID RI1A-29310 - IE: _ :283.!0 -(36'--E): 1303KTYVE2l0`-Y4TH.� SOLID LOOMS LID - 1661-293.20 R -,2833_0118.-.-W) tE 283:40 (36' EJ. - _. 2 if 36''50 O-0.008 - C8 106,117E 2.72. van' SOLID LOCKING LID. 'RIM -293 20- —IE-.- 283.40-(36" N) 6 .= 283.40 (36-.6) CB 537,11PE 2421 -WITH. + SOLID LOCKWG LA0 -.848-253.20- Y IE _ -283 40 36". s) tE = 28340 (36—W) EXISTING DRAM 0. PIPE. T. 4.. - rGARAGE FLOOR ELEV. O P8E€ :BUILDING =B DETENTION:_SYSTEM :PROFILE 2 11- 367=SO 0-0:00% co f38,IYPE:2401-WITH LOCKING LNf 12444- -293.20 - 283.40 (36' TO E - 2811,0_(!13:.W) 10 -LF 181'S0 0 0.07, 08839. lYVE2ar wins ... -. + -soup NG LID f6FLOW.RESTRICTOR RW - 29320 R=12.133.40:(36- NJ k F 283.40 1E - 283:40 (12" S) n 1) Iry 10+00 MOO 12400 13400 dpi 0 10 20 40 12" MIN CALL BEFORE YOU DIG 1-800-424-5555 RISER REMOVABLE WATER -TIGHT COUPUNC OF FLANGE PLATE WELDED TO ELBOW WITH ORIFICE AS SPECIFIED FLOW RESTRICTOR ELBOW DETAIL NOT TO SCALE NOTE, DETENTION SYSTEM SHALL BE CONSTRUCTED IN ACCORDANCE WITH KING COUNTY SWDM SECTION 5.3.2 ND APPROOCKING VED LRYBOLOS. UN ESSCOVER IA:S1E ROTHRERWISED FRAME AND LADIER OR STEPS 295 OFFSET. SEE PUN SHEET. 290 285 FRAME & GRATE ELEVATION PER PLANS RIM=293.20 CHAIN -200: CAPAOITY SLACK WHEN GATE IS DOWN. FASTEN CHAIN TO FRAME OVERFLOW ELEVATION TO PROVIDE DETENTION EL=288.40 6" ELBOW. IE -286.90 ORIFICE DIA=3', SEE DETAIL THIS SHEET. PIPE SUPPORT 280 STD GALV. STEEL OR ALUMINUM LADDER/SIE CLEANOUT GATE A) SHEAR 0640. IRON BODY BRONZE 1:111/. 275 B LEFT GATYMPIC E, STD. OR C C/I-LC, CULVERT INC. OR C) OTHER DEVICE APPROVED BY 270 ENGINEER 14400 14f1) INVERT 01=283.40 RESTRICTOR PLATE W/ DRILLED ORIFICE DIA=4-1 /8" 60" 36- s 0 NOTES: 1 PIPE SIZES & SLOPES. SEE PLANS. 2) OUTLET CAPACITY NOT LESS THAN COMBINED INLETS AL PARTS: INVERT 3) )FICORROSION RESISTANT OR GAL- EA=283.40 VANIZED OR ALUMINIZED TYPE II, B) IF GALVANIZED STEEL PIPE. HAVE ASPHALT TREATMENT I. 4) FRAME & LADDER OR 0ItY4 OFFSET 50: A) CLEANOUT GATE I5 VISIBLE FROM TOP. 8) CUMBDOWN SPACE IS CLEAR OF RISER & CLEANOUT GATE C) FRAME IS CLEAR OF CURB. 5) STRUCTURE SHALL BE A TYPE 0 CATCH BASIN MINIMUM. FLOW CONTROL MANHOLE DETAIL - CB #39 NOT TO SCALE 4 i1p 6 FyU i N 413-‘m-csavy 8 a E :1". N ,11 LU q' C‘? W CO Urrm cC FUCT NOM CAUflON THE CONTRACTOR SHALL BE RESPONSUTLE FOR VERIFYPIG THE LOCATION, DWENSION, AND DEPOT OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PIANS OR NOT BY POTHOUNG THE UTILMES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UTILITY LOCATE 0 1-800-424-5555 AND THEN POTHOUNG ALL OF THE EmST1NG URLmES AT LOCATIONS OF NEW WIRY CROSSINGS TO PHYSICALLY VERITY WHETHER OR NOT CONFLICTS EJO5T. LOCATIONS OF SAID UTLLmES AS SHOWN ON THESE PLANS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. STORM DRAINAGE NOTES AND DETAILS FOR TUKWILA VILLAGE - PHASE 2 PORTION OF THE SE 1/4, SWI/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON - I Ile ll DP..J- U U tl l• t _ -, fl' fl' fl' -- f! ' G' fi' (i' j -dl' t1ll�ll�l!L'fIIIGI�UeI!e\G�GO A v 2 L .1* 36' I A,.. -x,= it I� B PROPOSED BUILDINC-E r -58 LF 60' RCP 50 FFE-290.00\ `\ n 11 fl , l o f:1 , gI T, /�0'�"Jtb . - --. ///7/9497 T1 : KO,1/-/"..4. ////%U////////l%//O/////%///O//G//////%//%/////Z4051Y BUILDING E DETENTION SYSTEM PLAN 11100 12+00 14+00 SS - 0 0 10 20 40 r-;oG_t4S.al .0 RVER RKER 'DRAW OUND LOCKINO BOLID OLTS UNLESS OTHERWISED APPROVED BY E10INEER FRAME AND LADDER OR STEPS OFFSET. SEE PLAN SHEET. FRAME & CRATE ELEVATION PER PLANS RIM=290.00 CHAIN -20N CAPACITY SLACK 841N GATE 15 D0 FASTEN CHAIN TO FRAME OVERFLOW ELEVATION 50 PROVIDE 011EN11ON EL=288.10 6' ELBOW. IE=287.30 ORIFICE DIA=2-1/4 . SEE DETAIL THIS SHEET. PIPE SUPPORT STD CAL/. STEEL OR ALUMINUM LADDER/STEPS CLEANOUT GATE A) 51-1EAR CATE. IRON BODY BRONZE MTD. OLYMPIC FEN. STD. OR B) LEFT GATE. C CULVERT INC. C) OTRHER DEVICE APPROVED BY ENGINEER INVERT EL -283.80 CALL BEFORE YOU DIG 1-800-424-5555 RESTRICTOR PLATE W/ DRILLED ORIFICE DIA=2' EL=283.80 rc A N 0 Q a. I 1 w sr 0 cc 0 Q Q 7 a) Z]L P 0 NOTES: 1) PIPE SIZES & SLOPES, SEE PLANS. 2) OUTLET CAPACITY NOT LESS THAN COMBINED INLETS 3) METAL PARTS: A) CORROSION RESISTANT OR GAL- VANIZED OR ALUMINIZED TYPE U. B) IF GALVANIZED STEEL PIPE, HAVE ASPHALT TREATMENT I. 4) FRAME & LADDER OR STEPS OFFSET 50: A) CLEANOUT GATE 15 VISIBLE FROM TOP. B) CUMBDOWN SPACE IS CLEAR OF RISER & CLEANOUT GATE. C) FRAME 15 CLEAR OF CURB. 5) STRUCTURE SHALL BE A TYPE II CATCH BASIN MINIMUM. FLOW CONTROL MANHOLE DETAIL - CB *9 NOT TO SCALE NOTE DETENTION SYSTEM SHALL BE CONSTRUCTED IN ACCORDANCE WIN! KING COUNTY SWDM SECTION 5.3.2 12' MIN 2' MIN RISER REMOVABLE WATER -TIGHT COUPLING OF FLANGE PLATE WELDED TO ELBOW WITH ORIFICE AS SPECIFIED FLOW RESTRICTOR ELBOW DETAIL NOT TO SCALE 0 N W x W IO CV CV 0 co Z m N CO I I 3 01.x1 01N ^ so Z N N CO Li.1 06 0 Q� 8 GA/ E ENTRY .. _.. - .. RAMP TOMS _ I .. • D8G E FFE-29000 ' -GARAGE iL00R ELEV. PIPE, • = :. 120 -IF -60 ' SD 0 000X - _ _ t _ EX. GRADE 0 -R� 0(LDP't E O.00` .. 290 1466 1 y / j /��j// /vi, 4Gj�j ���� /.%% / ////-Nr4. � /� 4' /////� / /////z��- / 4 7� ////���� �// „J/- %%///L/. / /` . - --. ///7/9497 : KO,1/-/"..4. ////%U////////l%//O/////%///O//G//////%//%/////Z4051Y V1/%///////%/%//A �/i/O:. &6fff /Zer//� //I/7O,,0/�%//MX* 2- LF _36' SD O 0.00X T ( _ y. __' ... 0 0. CB 95, TYPE 20P-WTTH + '. _ _ _. •� - $ 2 LF; 36' 5D 0 0:000 2 L1 .36'. SD 0 0.00x; - 2 LF 36- 5D O 0. . �. _ _ _ - . .- _. - CB68 TYPE 2.72'.WRH :. . - . }. 2 lF 36 SD -O -O.00x - -2 if 36 50 .0 0.00X 2 IS 36'..50'0 '-CBI6, TYPEMrWITH. --. :SOLIDin 00 L - 1'-�28 +• P. rna a� r . . _. _ CB UI, TYPE. 2.60' WRN. - .. _ _. - .8 . O.IF283800 O-. IE -= 283.80 (16' -N) Ms Rim -290.00- 290.000 C8S5B4OCKINGNR WITH- - CB SS 275 'SOUDLOCK]NG LID- Rus -292.20 - IE 28380:(12'.W). _... ,E ?aT:eo-(36• E) ..BUILDING E:: . - - __ . - .80 . "N:. _ 1. _ DETENTION 8 283.80 ( TE 283.80 18` N) IOML 0.00x. LOCKING 40. . RIM 29000 _ _ y t lE 283:$0:(36 S) $ . ._ + '. _CB Ssn,TYPE L : ..- "C8/S0.'IYSD_S 2-7r 'WITH $ ._ .._+_ . _ + - 1 .:SYSTEM ..PRO.FIL-E: 11,'TYPE 26U'WITH :: .16118 RW -29000. +__. E _ 283:80:(16':5) +.r•. r.' LIP r. AL.1•_20. _ '. &FL01/RESTRICTOR - -(180180 RUL -290.00 - r - ¢-- 283 BO (16'- W)- _ : IE 1E - 283:80 (36' S) - IE - 283.80-02-N) V_I•A5• GRADE 'O -PIPE Q' .CB _ _ _ GARAGE BOOR ELEV. 0 PIPE EE - r •p -. - _ PoM=290:00. f L _ 283:80 - 36' IE 28380 Or N) IE =-283:80:18' $ + .. _ . +.- SOLID LOCgNG RIM = 290.00 E - 28380(36' ID -1E - 283:80 (36_ 'N) '. E -- 283:8(1 (_-36 -N) T N) ry N.Qi ,•!8 �Ri ag ag ry g p ry NN p g . rv� -2 :A' p ..g :A mg rvry ,g g ^,K g ,..g rvg rvg rvN 11100 12+00 14+00 SS - 0 0 10 20 40 r-;oG_t4S.al .0 RVER RKER 'DRAW OUND LOCKINO BOLID OLTS UNLESS OTHERWISED APPROVED BY E10INEER FRAME AND LADDER OR STEPS OFFSET. SEE PLAN SHEET. FRAME & CRATE ELEVATION PER PLANS RIM=290.00 CHAIN -20N CAPACITY SLACK 841N GATE 15 D0 FASTEN CHAIN TO FRAME OVERFLOW ELEVATION 50 PROVIDE 011EN11ON EL=288.10 6' ELBOW. IE=287.30 ORIFICE DIA=2-1/4 . SEE DETAIL THIS SHEET. PIPE SUPPORT STD CAL/. STEEL OR ALUMINUM LADDER/STEPS CLEANOUT GATE A) 51-1EAR CATE. IRON BODY BRONZE MTD. OLYMPIC FEN. STD. OR B) LEFT GATE. C CULVERT INC. C) OTRHER DEVICE APPROVED BY ENGINEER INVERT EL -283.80 CALL BEFORE YOU DIG 1-800-424-5555 RESTRICTOR PLATE W/ DRILLED ORIFICE DIA=2' EL=283.80 rc A N 0 Q a. I 1 w sr 0 cc 0 Q Q 7 a) Z]L P 0 NOTES: 1) PIPE SIZES & SLOPES, SEE PLANS. 2) OUTLET CAPACITY NOT LESS THAN COMBINED INLETS 3) METAL PARTS: A) CORROSION RESISTANT OR GAL- VANIZED OR ALUMINIZED TYPE U. B) IF GALVANIZED STEEL PIPE, HAVE ASPHALT TREATMENT I. 4) FRAME & LADDER OR STEPS OFFSET 50: A) CLEANOUT GATE 15 VISIBLE FROM TOP. B) CUMBDOWN SPACE IS CLEAR OF RISER & CLEANOUT GATE. C) FRAME 15 CLEAR OF CURB. 5) STRUCTURE SHALL BE A TYPE II CATCH BASIN MINIMUM. FLOW CONTROL MANHOLE DETAIL - CB *9 NOT TO SCALE NOTE DETENTION SYSTEM SHALL BE CONSTRUCTED IN ACCORDANCE WIN! KING COUNTY SWDM SECTION 5.3.2 12' MIN 2' MIN RISER REMOVABLE WATER -TIGHT COUPLING OF FLANGE PLATE WELDED TO ELBOW WITH ORIFICE AS SPECIFIED FLOW RESTRICTOR ELBOW DETAIL NOT TO SCALE 0 N W x W IO CV CV 0 co Z m N CO I I 3 01.x1 01N ^ so Z N N CO Li.1 06 0 Q� 8 UTIJTY CONRJCT NOTE: CAUTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION, DIMENSION, AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOLING THE IfiLMES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SWILL INCLUDE CALLING UTILITY LOCATE 0 1-B00-424-5555 ANO THEN POTHOLING ALL OF THE EXISTING UTILOIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFLICTS EXIST. LOCATIONS OF SAID UTILMES AS SHOWN ON THESE PUNS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. STORM DRAINAGE NOTES AND DETAILS FOR TUKWILA VILLAGE - PHASE 2 PORTION OF THE SE 1/4, SW1/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON MODULAR WETLAND SYSTEMS - LINEAR 3-6 VAULT TYPE SHALLOW Wt.1L1'4tt` 0(007RATES PEAK TREATMENT FLOW RATE - 005 CFS OR 22.27 GPM PEAK BYPASS FLOW PATE = DEPENDANT OV PIPE SIZE SFEELYF/C4TKWS /NSTALL AT SURFACE 0.0. 054E15/050 = 097"-0 3.6/ X 4.33" TOP OF CURB TO INSERT OUT = 376' LEFT END VIEW PRETREATMENT/DISCHARGE CHAMBER .LE'G.NND WETLAND NEON RAW/ROOT 410&URI RETENTION DYER iLANTI(ME / ACCESS PATCH OUTLET PIPE 5/21 AND LOCATION MAY VARY ACCESS H4/CH PARKWAY 1040/60 /NLE7 PIPE 512E AND LOCATION MA)' VARY TOP 0E- B)PA55 WEIR 6'-8 PLAN VIEW Bi4MedioGRffN CARTRIDGE ME00 F7LTER ELEVATION VIEW 616411.1C4IRN'OMAMW MBPAQARTALA46 secs = 2 2.01'1 A 1.09'9 = 4.67 SF PER SOC ENDS = 2 2?5/, 2.691/= PER 17 PEP CPS TON: X1141,00 X. SWEARS ARCA •a.6ty 5E117150 4ILIX4 /0;046 174I7 2221 LMT/ 21.&^Y • IuiGPp1F 5/35ACFARFA CALLA 0`49'1 .e 167'9= 004 SF EVE S RRACC APEA - 7.66 5F EATS =2 0,5'[A 1.67 4242S5 0710 544070:0 AREA - 094 g - 70757. F 797 PP07RLNMEHI SURFV;C ARG 252 5F v B nous PA37RG7MEM FUER TOWING MIt 2757=4, 62016 Sr 1555 RIGHT END VIEW BIOFILTRATION CHAMBER INSTALLATION NOTES: 3. 2/STN/ UNIT ON LEVEL 80 OF 0041EL OF AT LEAST 0" W DEPIN. CONCAVE 25 Lar COMPRE5551 5TREADM 0450.55 PSI. 4275 ASTM A-615,/1300 CO. 42755 COO 7A/40.16 4'1 LMOBA 300 457. ALL WALLS EIL ARE 0 /4 000(6 S5-5-00210 5.5-0 2" 010141, BOTTOM S" 74Lk .DNI sru,wr Dum euse<R ss�-s-Da lD MODULO 440ILV40 57Sr0415 /AC PO, BOK 869 °CEAN5/1,, CA 92040 trivicModulonVellords WD AAA 1WeAn 3/10,11.7 PROPR17AR( AND CONFIDENTIAL 7/15/X001/4/1244 CON744Q0 44 INS MONS I5 LIE 501 0507671' M 1/020/444 4E1171710 57579711 inc ».Y Rh-PROLIX/1M IN MRI OR A .WN0/0 1//11007 1HE.11771775: 5(5455064 OF 1/01511AP WE1/AN0 _65/015 INC I5 5/09'9/157/ TITLE' MWS LINEAR VAULT TYPE 00491842 CATCH BASIN PAWN! TUKWILA VILLAGE PUYALLUP, WA 5/?E OW7. 012 MWS -L -3-6-V REV SCALE 6/560//5 = INCHES 15/7_4.7 T OF T MODULAR WETLAND #1 DETAIL NOT TO SCALE kOwRATES PEAK TREATMENT FLOW RATE = 005/ (F5 OR 42.80 CPM PEAK BYPASS FLOW RATE = OPTIONAL SREE.F4CATTON5 INSTALL AT SURFACE 0.0 DIMENSIONS 70P OF CURB TO IN+ER7 001 SEDIMENT STORAGE CAPACITY _ 1000 /B5 0R 235 CF OVER EXCAVATION AROUIO 4/L SIDES LEGEND MODULAR WETLAND SYSTEMS - LINEAR 4-4 VAULT TYPE ACCESS MATO/ PARKWAY COVER LEFT END VIEW WETLAND MEOW PLN? 8015 .9RLOI E7£NOLW LATER 49W,4 (E / ACCESS HATCH WEIR WALL -' +� 1 • D' !N Fl PIPE 007LET PIPE PLAN VIEW 0` PVC 0' Fro F1ERCLAS5 COVER -I ELEVATION VIEW 0044ed0CREN (AR5R004 UE0/A RLTER B/ONLNNIIONCHAM&'R SIA.ICFAREA GE6 5/0£5 = 2 4'67 = 515E 5/97 SURFACE AREA = 702 55 ENDS = 1 37'!v 74'9=72557 EMO SURFACE AREA = 12.6 5F row 117C7771,40 17E0/4 SURFACE AREA -E80II AMMO 44Efb'A LO4Ll65 RATE 22.60 CPM / 2260 27 I.M091T1F PREIROATMENTF4IER SWAGE AREA RUCS TOTAL PRE7REAILIENI SURFACE AREA -2G5F PREERG140/1 TOTER /WM'C RATE 22.61 CPM / 2000 5F .714 011195F RIGHT END VIEW INSTALLATION NOTES: 7. /65242! ONO ON LEVEL BED OF GRAVEL OF AT LEAST 6" IN DEPTH 4719 1' MNA4754 9/' DLtN EXWVAI7NA5071N5 TRW MMS UNIT. 2 CONCRETE 129 OAT COVRRE5SVE STREWN /c=555 P5/ 3 REM'FCRCIA51 AS741 77-645 CRA01 60. 1. RATED FOR PARKWAY ENDING 300 P5F. 5. .0497 SEALANT.• BURL 94/6/4 55-5-00210 WDU/AR WETLAND 5(57475 4,2 P.O. BON 509 0('GN50C, G 52049 4441Modu/97907/ands.ccm 01 5,/20//3 EDEN PROPRIETARY AND CON7055/7/4/ 115 NPOPIMBJN CO1IA00 N THIS DRAW 6 TIE 50." PROPER, OF 44104/9.09 427.9..5 5757005 NC. ANY REP595417 44 N PART OR AS A 511IXE AMC. TOE WFl7E5N PERMI55KR4 OF 9000400 WEDANU 51310/0 INC 6 PI09/701ER. TITLE MWS LINEAR VAULT TYPE maw., CATCH BASIN MWN7 TUKWILA VILLAGE PUYALLUP, WA SIZE DW7 A0. MWS -L -4-4-V REV SCALE NTS ITS = INCHES I SHEET / OF I MODULAR WETLAND #2 DETAIL NOT TO SCALE CALL BEFORE YOU DIG 1-800-424-5555 W t I LAIVVt` FLOLMRATES PEAK TREATMENT FLOW RATE = 0062 CIS OR 27.98 GPM PEAK BYPASS FLOW ROE = DEFENDANT 0,0 PIPE SIZE /PECIATCAM l%S /69/01 Al 5U/7ACE 0.0 DIMENSIONS = 6.67' X 367' A 5.42' 70P OF CURB 70 INVERT OUT = 4.03' .LEGEND I: MODULAR WETLAND SYSTEMS - LINEAR 3-6 UNDERGROUND VAULT TYPE INLET PIPE 6oAfeaot0EEN CAR7RAGE MECCA TATER INLET PIPE OU7/12 PO 4ANHC0E COVER-/ INDIRECT TRAFFIC 4050NG 004 COMPLIANT SHIPPED LOOSE AND CRLX/700 IN B:Y CON0AC70R TO MATCH RNISMD CRAOE PLAN VIEW MANHOLE OMR NORICT !RAMC /Nom ADA COMPLIANT SHIPPED LOOSE AND GROUTED IN BY CONTRACTOR 70 LATCH FINSHED GRADE- 28823 RADE 288.23 IF IN (2) 12° PIPES LEFT END VIEW PRETREATMENT/DISCHARGE CHAMBER W0LIN57 ATOM 44844 LE / ACL555 HATCH SEES 2 2.03/1250'67=627FArs sac CARS = 2 2.F)ty 2,70'11= 039 Y PER ENO TOW KRA, ACM SLINALC ARG tAl6SA 1/514/9.1 SEW /54080 RAZE 27,94 6IL,I2718 SF .1.9.1019167 C/L } RIGHT END VIEW BIOFILTRATION CHAMBER INSTALAT/ON NOTES' I. 415741 UNIT ON LEVEL 800 OF RAVEL OF AT 4FA57 6" N DEM 2. CONCRETE 13 NY CO1/RE55K 5710/570 16=5,009 PS .L 1601FCRONC: ASIA A-615, GRADE 60. 4. RAR, FOR 1.1.071040/6 304/ P`.✓ 5 ALL WAILS ARE 6' THICK BAFFLES ARE 4' NCR, 807700 B- THICK 6 .41/57 5(3/047: BJM RAWER 55-5-40210 A190ULIR WETLAND SYSTEMS NC PO. DDA 869 O'EAN90/: G 52049 MMM. Modu/o,Wellond4. corn Dart CRAW 5/76/73 0167[0 PROPRI7ARY AND C0NFIOEN7/4/ 767E #/%'/474440044 6'ON7RI0 51719S (RAMIE S TRE 50E PRORD177 OF I105//4R *MAO 565754/ OIC 4416 REPSODTC00N W PART 0R A5 477105 radar 701 455E14 PERwls50// OF 4470WAR WE7UW0 SYSTEMS 0.2 6 0250/51(. Tinf' MWS LINEAR U0 VAULT TYPE 01414!915 SIZE DWG. 110. MWS -L -3 -6 -UG -V REV SCALE NTS I MMO = INCHES I SHEET 1 OF 1 MODULAR WETLAND #3 DETAIL NOT TO SCALE VithAte 0201MRATES PEA4TRE4TMENT FLOW RATE = 03/7 CFS OR 142.27 GPM! PEAK BYPASS FLOW RATE = DEPENDENT ON 179- SIZE SPECW4CAMO50 /NSTA/ A7 SURFACE 0D. DIMENSIONS =1J"A' 9' X 7.5' RIM 0EUA7/DN 7O 11 OUT. = 9,^/' OUTLET WATER TRANSFER SYSTEM MANHOLE COVER TRAFFIC RATED SHIPPED LOUSE AND GROUTED IN BY CONTRACTOR 70 MATCH FINISHED GRADE LEFT END VIEW LEGEND WETLAND 4ED:C PLAT/ROOT 97055287 RETENTION IAYER 441A0,01.5/ AIXT55 M/CY/ OUTFLOW PIPE /DRAIN DOWN LINE MANHOLE COVER 7RAF9C RATED 9035 1/2" PVC' PIPE 0100915 099.10050 LOOSE AND GROUTED WITH FLOW CONTROL ORIFICE WEIR IN BY CONTRACTOR 70 MATCH PLAN VIEW FINISHED GRADE 2927! FS/RCM C/L - - -12I-- .MANHOLE COVER TRAFFIC RATED SHIPPED LOOSE AND GRATED /N BY CONTRACTOR TO MATCH FLASHED GRADE /NLET WA7(R 7RAN57(0 5151£40 -CHAMBER SEPARATION BAFFLE GARTRI005 ME0/A FILTER 3 EACH INFLOW PIPE 1 1 1 I I� I OUTL£7 2047 CONIROL ORIFICE &' ' RISER €� Zp{ 18" PIPE 4.50 N 12' 0' ELEVATION VIEW l8` PIPE BIONLTRATIONCHAMBEF 84I11•11CBAREA CALLS 51055-= 4 S7'/r 311'11= 11.5/ 5F 11.5/ 5754 SOLS = 46.0.4 CEU5 = 7 4604 X 3 CELLS = 13973 FOX WL71AM1 MEOW SURFACE AREA • 138.1.161 NEDAND ME0/4 LWRWC RA7£ 4022 CPM / 13873 sr •1dT GPM9F PARTRB.411R1164/4011 CUR fACEAREA &MCC TOIN PRE7RG/PICNT SURFACE AREA •Tsa, PRETREA77/E147 007ER LW01/5 MTE 14127 5044 / 755 1, • 1.90 GpLS1 RIGHT END VIEW INSTALLATION NOTES 1. N51761. UNIT ON LEVET BD OF 58.4IEL OF AT LEAST 6" IN DEPTH WON J' MN/4705 0145 5XGVAIKW 45071170 EN/IRE UNH: 2 (0/555/7 28. WY COMPRESSIVE STRENGTH /r=5000 PSI. J. RE/NIORRIC7 ATM 4-6/5 LM'A57' 60 4. RA RD FOR PARKWAY /04707 BOO PSS. 5, XMV; SUMP": BUM RUBBER 55-S-00210 469211AR WEI5AVO SYSTEMS NC. P.O- BOY 659 O 31NSIP4. W 92749 w1W.Modul0WONonds.cOrn DAD MANN .4554040 PROPRIETARY AND CONT/DENIAL TP{ INFORI A/IO'/ C0NT40E0 W 7116 WAIVE S THE SOE PROPERTY OF ROOTKA0 MEIRN10 575/549/ 447 49150650079174044441140/9445 A MOW WAY/1 ME 4RE7EN PERO.. M 4470//644 4572,190 91/37545 INC 5 55010E/7(0 A^P W.D "n£ MWS LINEAR 2.0 UNDERGROUND VAULT TYPE SIZE DWG. N0. MWS -L -8 -12 -UG -V REV SCALE N75 I UNITS = ACHES I SHEET 1 OF 2 MODULAR WETLAND #4 DETAIL NOT TO SCALE 111 Q W J 1 Qa LuE 9 2o a 5 cc co CD O J Z Y a J '" J us 5 Q J S J coW 2 Q O N s o� o 11 $ 8 0 0 4.41 z CVM N N p N CO 0 00 CV Z 19 n C1 N N X41 Ln N Z N N CO Y �v 2 1) 5 Dole/rrne:2/20/2014 UTL.ITY CONFLICT NOTE THEAUTION THCONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION, DIMENSION, AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT BY P0TH0UNG THE UTILITIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UTILITY LOCATE 0 1-800-424-5555 ANO THEN POTHOLING ALL OF THE EXISTING UBLIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFLICTS EXIST. LOCATIONS OF SAID UTILmES AS SHOWN ON THESE PLANS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. STORM DRAINAGE NOTES AND DETAILS MATERIAL 5:s' FOR TUKWILA VILLAGE - PHASE 2 PORTION OF THE SE 1/4, SW1/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON Concrete Pipe Division STC 450i Precast Concrete Stormceptore (450 U.S. Gallon Capacity) ..LL JJCover and Grate J�L mom® 1W=� Grade Adjusters To Suit Finished Grade pacimml 8' Varies To Match Grade Stomueptorl Imes C 12'0 Inlet 4.0 met Down Pipe Riser Pipe (Removatle) 48"0 1 1.II. 1M.1 18' 5' 60' Min. 8' Section Tbru Chamber See Note 2 4'0 Oi Pon r,„4'0 Outlet Riser Pipe ITL' • 8 Requir Insert Tee Here (Tee Opening to Face Side Wal) Plan View Notes: 1. The Use Of Flexible Connection is Recommended at The Inlet and Outlet Where Applicable. 2. The Cover Should be Positioned Over The Inlet Drop Pipe and The Oil Port. 3. The Stonuecptor System is protected by one or more of the following U.S. Patents: 4`4985148, #5498331,#5725760,#5753115,#5849181,#6068765,#6371690. 4. Contact a Concrete Pipe Division representative for further details not listed on this drawing. STORMCEPTOR DETAIL NOT TO SCALE Rinker027 CALL BEFORE YOU DIG 1-800-424-5555 (I. ?),INTEGRATED OXIDE IRON OWE & 55011 TO NA10481331 gq NYLOPLAST 15' DRAIN BASIN: 2815AG _ _ X SWOON PIPE BURIAL DEPINPERHPE IW&WACTURER 183049$AADGR MN.MWLEACTIIRING ROY SAME AS MN SUNG (31 VARIABIEHNflR MORD AVAILABLE (ACCORDING TO RAW,T EOFF) 'rule V40T11 GUIDELINE 6 MX1in(AITESS GIDEUNE TRAFFIC LOADS CONCRETE SLAB GAEMSIDNS ARE FOR GUIDELINE PURPOSES OAT. ACTUAL C/.INC0E1E SIM WORE DEMTBE0INING INTO CONSIDERATION LOCAL 808 COMMONS. TRAFFIC LOADING. A ODER APPICABLE REDO( FACTORS. SEE DRAWING NO. 1 81.110111 FOR NONINKNCINSTALATIaL (5) ADAPTER ANGLES PAM. 0,350. ACGORDDO TO RAYS (41 VARIOUS TYPES OFPLET&OUTLET MAMAS AMIABLE: 4 -1S FOR CORRUGATED TOE (ADS NLIPALWCOR OWL WALL, MS%WCOR SINGLE WALL) .WIT 1R.pvtSENElipeso 353 PVC 03W MID SCH 00), PVCCWNC555 CORRUGATED R®15511 PVC WATERIIGNE JONI (CORRUGATE/ SDE SHOWN) ORATE OPTION& LOM RATING PART DRAWING• Oao9 Sarmarvet+ svecos FCCiSIHAN BilOWE IE4RmFA mop N auTE Lida Du, neacto nroya THERA00135 ANTER LL SNAIL SELPoi3e®SIOIE OROTNER GRANULAR MATERIAL MEEIMG THE REQUIREMENTS OF OASES RATERSV.A5 DENSER IN ASM D2321. DEMING MOTU FOR SUREAGE 81AIMOE WETS SNAG. BE RACED &WMPACTED W0F(XGEY W ACCORDANCE NIMH ASMO432t (3) VAWA&LE RAF OEPRT ACCORDING TO PIANS (E Ilk EASED CSI MNUFACIWING Raj AW I. CAUFSM OOOvER6.15ENFTEENYNTEAARN.15.010ETOWUS 44N E Of INE MO. CAPE eEOK1RE W1 04 110EAcis SOW VW. �. OAg,T00E0G10sIGNOACCPEOACLO18ryG 10RN: oRNS KA019x5 Ovalas 0E TO SNRiG e1:STMCbIS ,H D.A.GN61(E411COE .-151140E WII1lilMNINE4NR WLra4EWW1G AVIFOR D. DAlmraE00.4awNawOVNwAu1. NC TONNE AOJNIE4oIMIWiLLE 0 035V.7ireIENIEAe1.E . " NxxEaETWCENNWIERS 15.,.. 111151,I0 G5006OSSZOLNRERNVM. 0.06x ®O WENN. INIONA53 NaSPAMETNR MITA TAE RECUR POSSESSION OFRE_Kerr CCU NOT CONFER DATE 23e49 1R. 31111 aANCERSEihEOM OF RREOPORATiTR'•ONWPS3P> CR C3R3O N RPF! IY EBO MEDN.ANFwXR GANG R •LL 1£MiWAt FGiREIEGDygE TO OREM D' F0�PE......7a.SFE VARD MOIRE A ,SIE KN.AIRONmFR�NW _��, PROJECT WINN@ 3110 WM. ME Nyktast 15•100.411156.54 G.TAVet .GTAluG1NORAIl 0.611a 1181-‘1.50 fiEv C 15" YARD DRAIN DETAIL NOT TO SCALE L. a -0109y cotu Q 17 Z0 .7"( CC Cc co N Q CL CC S seJ J J w C6 tg 65 cos Q WI CoQ 0 5 N 4 x ; 5 a r(NI Oote/Time2/20/20 4 ering\Phase 2 BAR Plons\75255— UTILITY CONFLJCT NOTE: CUTION NE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION. DIMENSION, AND DEPTH OF ALL EXISTING UDIJTIES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOLING THE LTTILDIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THI5 SHALL INCLUDE CALLING UNUTY LOCATE 0 1-800-424-5555 AND THEN POTHOLING ALL OF THE 5815/100 U1LmES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFLICTS EXIST. LOCATIONS OF SAID UTILOIES AS SHOWN ON THESE PLANS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. EROSION AND SEDIMENT CONTROL NOTES 1. APPROVAL OF THIS TEMPORARY EROSION AND SEDIMENTATION CONTROL (TESC) PIAN DOES NOT CONSTITUTE AN APPROVAL OF PERMANENT ROAD OR DRAINAGE DESIGN (E.G., S12E AND LOCATION OF ROADS, PIPES, RESTRICTORS, CHANNELS, RETENTION FACILITIES, UTILITIES, ETC.). 2. THE IMPLEMENTATION OF THESE TESC PLANS AND THE CONSTRUCTION, MAINTENANCE, REPLACEMENT, AND UPGRADING OF THESE TESC FACILITIES I5 THE RESPONSIBIUTY OF THE APPUCANT/TESC SUPERVISOR UNTIL All CONSTRUCTION IS APPROVED. 3. THE BOUNDARIES OF THE CLEARING LIMITS SHOWN ON THIS PLAN SHALL 8E CLEARLY FLAGGED BY A CONTINUOUS LENGTH OF SURVEY TAPE (OR FENCING. IF REOUIRED) PRIOR TO CONSTRUCTION. DURING THE CONSTRUCTION PERIOD. NO DISTURBANCE BEYOND THE CLEARING LIMITS SHALL BE PERMITTED. THE CLEARING UNITS SHALL BE MAINTAINED BY THE APPLICANT/TESC SUPERVISOR FOR THE DURATION OF CONSTRUCTION. 4. THE TESC FACILITIES SHOWN ON THIS PLAN MUST BE CONSTRUCTED PRIOR TO 017 IN CONJUNCTION WITH ALL CLEARING AND GRADING SO AS TO ENSURE THAT THE TRANSPORT OF SEDIMENT TO SURFACE WATERS, DRAINAGE SYSTEMS, AND ADJACENT PROPERTIES I5 MINIMIZED. 5. THE TESC FACILITIES SHOWN ON THIS PLM ARE THE MINIMUM REQUIREMENTS FOR ANTICIPATED SITE CONDITIONS. DURING THE CONSTRUCTION PERIOD, THESE TESC FACIUTIES SHALL BE UPGRADED AS NEEDED FOR UNEXPECTED STORM EVENTS (E.G., ADDITIONAL SUMP PUMPS, RELOCATION OF DITCHES AND SILT FENCES. ETC.). 6. THE TESC FACIUTIES SHALL BE INSPECTED DAILY BY THE APPLICANT/TESC SUPERVISOR AND MAINTAINED TO ENSURE CONTINUED PROPER FUNCTIONING. WRITTEN RECORDS SHALL BE KEPT OF WEEKLY REVIEWS OF THE TESC FACIUTIES DURING THE WET SEASON (OCT. 1 TO MARCH 31) AND OF MONTHLY REVIEWS DURING THE DRY SEASON (APRIL 1 TO SEPTEMBER 30). 7. ANY AREA OF EXPOSED SOILS, INCLUDING ROADWAY EMBANKMENTS, THAT WILL NOT BE DISTURBED FOR TWO DAYS DURING THE WET SEASON OR SEVEN DAYS DURING THE DRY SEASON SHALL BE IMMEDIATELY STABILIZED WITH THE APPROVED TESC METHODS (E.G., SEEDING, MULCHING, PLASTIC COVERING, ETC.). 8. ANY AREA NEEDING TESC MEASURES, NOT REQUIRING IMMEDIATE ATTENTION, SHALL BE ADDRESSED WITHIN FIFTEEN (15) DAYS. 9. THE TESC FACIUTIES ON INACTIVE SITES SHALL BE INSPECTED AND MAINTAINED A MINIMUM OF ONCE A 40NTH OR WITHIN THE 48 HOURS FOLLOWING A STORM EVENT. 10. AT NO TIME SHALL MORE THAN ONE (1) FOOT OF SEDIMENT BE ALLOWED TO ACCUMULATE WITHIN A CATCH BASIN. ALL CATCH BASINS AND CONVEYANCE UNE5 SHALL BE CLEANED PRIOR TO PAVING. THE CLEANING OPERATION SHALL NOT FLUSH SEDIMENT -LADEN WATER INTO THE DOWNSTREAM SYSTEM. 11, STABILIZED CONSTRUCTION ENTRANCES AND ROADS SHALL BE INSTALLED AT THE BEGINNING OF CONSTRUCTION AND MAINTAINED FOR THE DURATION OF THE PROJECT. ADDITIONAL MEASURES, SUCH AS WASH PADS, MAY BE REQUIRED TO ENSURE THAT ALL PAVED AREAS ARE KEPT CLEAN FOR THE DURATION OF THE PROJECT. 12. ANY PERMANENT RETENTION/DETENTION FACILITY USED AS A TEMPORARY SETTLING BASIN SHALL BE MODIFIED WITH THE NECESSARY EROSION CONTROL MEASURES AND SHALL PROVIDE ADEOUATE STORAGE CAPACITY. IF THE PERMANENT FACILITY IS TO FUNCTION ULTIMATELY AS AN INFILTRATION SYSTEM, THE TEMPORARY FACILITY MUST BE GRADED SO THAT THE BOTTOM AND SIDES ARE AT LEAST ONE FOOT ABOVE THE FINAL GRADE OF THE PERMANENT FACIUTY. 13. WHERE STRAW MULCH FOR TEMPORARY EROSION CONTROL IS REOUIRED. R SHALL BE APPLIED AT A MINIMUM THICKNESS OF 2 INCHES. SEEDING NOTES SEED MIXTURE SHALL BE EROSION CONTROL SEED MIXTURE. AND SHALL BE APPUED AT THE RATE OF 120 POUNDS PER ACRE. 2. SEED BEDS PLANTED BETWEEN MAY 1 AND OCTOBER 31 WILL REQUIRE IRRIGATION AND OTHER MAINTENANCE AS NECESSARY TO FOSTER AND PROTECT THE ROOT STRUCTURE. 3. FOR SEED BEDS PUNTED BETWEEN OCTOBER 31 AND APRIL 30, ARMORING OF THE SEED BED WILL BE NECESSARY (E.G., GEOTE4TILES. JUTE MAT, CLEAR PLASTIC COVERING). 4. BEFORE SEEDING. INSTALL NEEDED SURFACE RUNOFF CONTROL MEASURES SUCH AS GRADIENT TERRACES, INTERCEPTOR DIKES, SWALES, LEVEL SPREADER, AND SEDIMENT BASINS. 5. THE SEED BED SHALL BE FIRM WITH A FAIRLY TINE SURFACE, FOLLOWING SURFACE ROUGHENING. PERFORM ALL OPERATIONS ACROSS OR AT RIGHT ANGLES TO THE SLOPE. 6. FERRUZERS ARE TO BE USED ACCORDING TO SUPPLIERS' RECOMMENDATIONS, AMOUNTS USED SHOULD BE MINIMIZED, ESPECIALLY ADJACENT TO WATER BODIES AND WETLANDS. Sim MIXTURE FOR EROSION CONTROL NAME PROPORTIONS BY PERCENT PURITY PERCENT WEIGHT GERMINATION REDTOP (AGRO5TI5 ALBA) 10 PERCENT 92 90 ANNUAL RYE (101459 MULTIFLORUM) 40 PERCENT 98 90 CHEWING FESCUE (FESTUCA RUBRA C09MUUTA)(JAMESTOWN, BANNER, SHODOW. OR KOKET) 40 PERCENT 97 80 WHITE DUTCH CLOVER (TRIFODUM REPENS) 10 PERCENT 96 90 NOTES 1. SEE WSDOT STANDARD SPECIFICATIONS SECTION 7-08.3(3 FOR PIPE ZONE BACKFILL 2. SEE WSDOT STANDARD SPECIFICATIONS SECTION 9-03.12(3) FOR GRAVEL BACKFILL FOR PIPE ZONE BEDDING 3. SEE WSDOT STANDARD SPECIFICATIONS SECTION 2-09.4 FOR MEASUREMENT OF TRENCH WIDTH. RIP RAP SPECIFICATIONS ALL RIP RAP PADS SHALL BE 7' WIDE X 8' LONG X DEEP, U51NG THE GRADATION SPECIFIED BELOW: RIP RAP SHALL BE IN ACCORDANCE WITH SECTION 9-13.1 OF THE WSDOT/APWA STANDARD SPECIFICATIONS. RIP RAP TO BE REASONABLY WELL GRADED WITH ROCK GRADATION AS FOLLOWS: ( PASSING 8 INCH 000ARE SIEVE 1005 OR MAXIMUM STONE SIZE 8" PASSING 6 INCH SQUARE SIEVE 40-605 OR MEDIUM STONE SIZE 6" )? PASSING 2 INCH 50UARE SIEVE 0-105 OR MINIMUM STONE SIZE 2" STOCKPILES 1 INSTALL B10 BERM OR SEDIMENT FENCING/BARRIERS AT TOE OF SLOPE. 2 STOCK PILES ON SITE SHALL 8E COVERED WITH POLYETHYLENE PLASTIC SHEETING 6 MIL MINIMUM THICKNESS. 3 COVERING SHALL BE INSTALLED AND MAINTAINED TIGMLY IN PUCE BY USING SANDBAGS ON ROPES WITH A MAXIMUM 10' GRID SPACING IN ALL DIRECTIONS. ALL SEAMS SHALL BE TAPED OR WEIGHTED DOWN FULL LENGTH AND THERE SMALL BE AT LEAST A 12' OVERLAP OF ALL SEAMS. FOR SEAMS PARALLEL TO THE SLOPE CONTOUR, THE UPHILL SHEET SHALL OVERLAP THE DOWNHILL SHEET. NO RUNOFF SHALL BE ALLOWED TO RUN UNDER THE PLASTIC COVERING. 4 CONSTRUCTION MATERIALS CONTAINING TOXIC CONTAMINANTS SWILL NOT BE STORED WDHIN 25 FEET OF ANY STORM DRAIN INLET STRUCTURE OR DESIGNATED PROTECTED AREA 5 DEBRIS, WASTE AND GARBAGE PILES SHALL. NOT BE PLACED WITHIN 25 FEET OF ANY STORM DRAIN INLET STRUCTURE OR DESIGNATED PROTECTED AREA 6 LOCATION OF CONSTRUCTION MATERIAL STORAGE MEAS AND DEBRIS, WASTE AND GARBAGE PILE AREAS SHALL BE PROVIDED BY THE CONTRACTOR AT THE DME OF THE INIAL ESC CONTROL INSPECTION. RLTER FABRIC FENCE INSTALLATION NOTES T.E.S.C. NOTES AND DETAILS FOR TUKWILA VILLAGE - PHASE 2 PORTION OF THE SE 1/4, SWI/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON 1. THE FILTER FABRIC SHALL BE PURCHASED IN A CONTINUOUS ROLL CUT TO THE LENGTH OF THE BARRIER TO AVOID USE OF JOINTS. WHEN JOINTS ARE NECESSARY. FILTER CLOTH SHALL BE SPUCED TOGETHER ONLY AT A SUPPORT POST, WITH A 141014.4014 6 -INCH OVERLAP, AND BOTH ENDS SECURELY FASTENED TO THE POST. 2. THE FILTER FABRIC FENCE SHALL BE INSTALLED TO FOLLOW THE CONTOURS (WHERE FEASIBLE). THE FENCE POSTS 51-IALL BE SPACED A MAXIMUM OF 6 FEET APART AND DRIVEN SECURELY INTO THE GROUND (41019044 OF 30 INCHES). 3. A TRENCH SHALL BE EXCAVATED, ROUGHLY 8 INCHES WIDE AND 12 INCHES DEEP, UPSLOPE AND ADJACENT TO THE WOOD POST TO ALLOW THE FILTER FABRIC TO BE BUR1ED, 4. WHEN STANDARD STRENGTH FILTER FABRIC IS USED, A WIRE MESH SUPPORT FENCE SHALL BE FASTENED SECURELY TO THE UPSLOPE SIDE OF THE POSTS USING HEAVY DUTY 41RE STAPLES AT LEAST 1 INCH LONG, TIE AIRES OR HOG RINGS. THE WIRE SHALL EXTEND INTO THE TRENCH A M1N1MUM OF 4 INCHES AND SHALL NOT EXTEND MORE THAN 36 INCHES ABOVE THE ORIGINAL GROUND SURFACE. 5. THE STANDARD STRENGTH FILTER FABRIC SHALL 8E STAPLED OR WIRED TO THE FENCE, AND 20 INCHES OF THE FABRIC SHALL BE EXTENDED INTO THE TRENCH. THE FABRIC SHALL NOT EXTEND MORE THAN 36 INCHES ABOVE THE ORIGINAL GROUND SURFACE. FILTER FABRIC SHALL NOT BE STAPLED TO EXISTING TREES. 6. WHEN EXTRA STRENGTH FILTER FABRIC AND CLOSE POST SPACING ARE 05ED, THE WIRE MESH SUPPORT FENCE MAY BE ELIMINATED. IN SUCH A CASE, THE FILTER FABRIC 10 STAPLED OR WIRED DIRECTLY TO THE POSTS WITH ALL OTHER PROVISIONS OF STANDARD NOTE 5 APPLYING. 7. -THE TRENCH SHALL BE BACKFILLED WITH 3/4 -INCH 1.1161MUM DIAMETER WASHED GRAVEL. 8. FILTER FABRIC FENCES SHALL BE REMOVED WHEN THEY HAVE SERVED THE117 USEFUL PURPOSE, BOT NOT BEFORE THE UPSLOPE AREA HAS BEEN PERMANENTLY STABILIZED. 9. FILTER FABRIC FENCES SHALL BE INSPECTED IMMEDIATELY AFTER EACH R0NFALL AND AT LEAST DAILY DUR1NG PROLONGED RAINFALL. ANY REOUIRED REPAIRS SHALL BE MADE IMMEDIATELY. 2%2%14 CA. 4EL0E0 WIRE STAPLES OR WIRE RINGS (TYP) FABRIC OR EOOAL FILTER FABRIC MATERIAL MIRAFI 100 X OR EQUAL "V.- 2744' 0000. FIR OR 500AL FILTER FABRIC MATERIAL 2"0274I4 GA W.W.F. 3/4"-1 1/2' WASHED ROCK OR PEA GRAVEL. 6706• TRENCH 2" EXCESS OVERLAP NOTES: 1. PUCE 1' OF 3/4'-1 1/2• WASHED ROCK OR PEA GRAVEL ON BOTH SIDES OF FENCE TO CREATE A BEVEL SHAPE. 2. FABRIC SHALL COVER BOTTOM OF 6"46" TRENCH AND EXTEND BEYOND THE LIMITS OF THE GRAVEL IN ORDER TO MAINTAIN M EXCESS OVERLAP OF 2" MINIMUM AS SHOWN IN TYPICAL CROSS-SECTION. OFILTER FABRIC SILT FENCE DETAIL NOT TO SCALE STABILIZED CONSTRUCTION ENTRANCE 1 ESTABLISHED CONSTRUCTION ENTRANCES SHALL BE INSTALLED AT THE BEGINNING OF CONSTRUCTION AND MAINTAINED FOR THE DURA1ON OF THE PROJECT IN A CONDITION THAT WILL PREVENT TRACKING OR FLOWING OF SEDIMENT INTO PUBLIC RIGHT 'OF WAY. 2 ADDITIONAL GRAVEL SHALL BE ADDED PERIODICALLY, IF NECESSARY. TO MAINTAIN PROPER FUNCTION OF THE PAD. 3 IF THE GRAVEL PAD DOES NOT ADEQUATELY REMOVE DIRT AND MUD FROM VEHICLE WHEELS SUCH THAT MUD AND DIRT TRACKING 15 EVIDENT OFF SITE, ADDITIONAL MEASURES MUST BE TAKEN. SUCH MEASURES MAY INCLUDE HOSING OFF WHEELS BEFORE VEHICLES LEAVE THE SITE OR OTHER CONSTRUCTION TECHNIQUES/WORK OPERATION MODIFICATIONS. WHEEL WASHING SHOULD BE DONE ON THE GRAVEL PAD AND WASH WATER SHOULD DRAIN THROUGH A SILT -TRAPPING STRUCTURE PRIOR TO LEAVING THE CONSTRUCTION CRE. 4 REFER TO DETAIL 3 ON THIS SHEET FOR MORE INFORMATION. CLEAN PIT RUN OR 2-0 GRAVEL SUBGRADE CEOTEXT(E. AS REQUIRED PROVIDE FULL WIDTH OF INGRESS/EGRESS AREA °STABILIZED CONSTRUCTION ENTRANCE NOT TO SCALE NOTICE BOARD CONSTRUCTION SPECIFICATIONS: THE NOTICE BOARD SHALL BE CONSTRUCTED WITH 4' 0 4' 0 1/2" PLYW000. EXTERIOR GRADE, 6000 SURFACE ONE 510E. PROFESSIONALLY PREPARIO PLASTIC BOARD OVERLAYS, PERMANENTLY AFFIXED TO THE BOARD ARE PERM5SBLE THE NOTICE BOARD SHALL DISPLAY THE INFORMATION AS SHOWN TN THE FIGURE ON PAGE IWO AND AS SPECIFIED AT THE PRE -CONSTRUCTION MEETING. NOTICE BOARDS MAY 61 REUSED. BUT THEY MUST BE CLEAN AND SHOW N0 EVIDENCE OF FORMER WORDING. 1. LETTERING SME 2. LETTERING 512E 3. FETTERING 4. BACKGROUND COLOR 5. LOGO HELVETICA OR SIMILAR TYPEFACE TREE SHOULD BE 3" CAPITAL LETTERS (NOTICE OF PROPOSED CON5190110I ACTAIY). OTHER LETTERS SHOULD BE 2" LETTERS AND THE 'EMERGENCY' TEXT AND PHONE MAY BE I-1/2" LETTERS, SEE ILLUSTRATION ON PAGE TWO FOR USE OF CAPITAL AND LOWERCASE LETTERS, THE 512E OF THE COUNTY LOGO WITH DOES ADDRESS (LETTERING HEIGHT 1") SHALL TTT THE AVALABLE SPACE A5 SHOWN. BORDER AREA AND LINES OF TEXT SHALL BE EVENLY 510110 TO APPROXIMATE THE SAMPLE SHOWN. BLACK (PERMANENT INK OR SILK-SCREEN) WHITE KING COUNTY EUBLDA, IN BLACK THE APPUCAIT/DEVELOPER SHALL ERECT THE NOTICE BOARD BY SOUDLY SETTING TWO 4" X 4' POSTS TO 12 TO 24 INCHES INTO THE GROUND: OR STRUCTURALLY ATTACHING IT TO AN EXISTING BUILDING. POST LENGTH SHALL BE AT LEAST 7 FEET ABOVE THE GROUND. TWO 2" X 4' DIAGONAL BRACES SHOULD 8E NAILED TO THE INSOE BACK OF THE POSTS AND STAKED AT THE GROUND TO PROVIDE STABILITY AGNNST WIND OR SOFT SOIL CONE/MONS IF POSTS ARE LESS THAN 24 INCHES INTO THE GROUND. THE NOTICE BOARD SHALL BE ATTACHED TO THE POSTS WITH FOUR LAG BOLTS AND WASHERS (3/8 -INCH DIAMETER AND 3' LONG). NOTICE BOARD LOCATION: THE NOTICE BOARD SHALL BE LOCATED: •AT THE MIDPOINT ON THE STE STREET FRONTAGE OR A5 OTHERWISE DIRECTED BY ODES STAFF TO MAXIMIZE VISIBILITY. •AT A LOCATION 5 FEET INSIDE THE STREET PROPERTY UNE: A NOTICE BOARD STRUCTURALLY ATTACHED TO AN EXISTING BUILDING SHALL BE EXEMPT FROM THE SETBACK PROVISIONS, PROVIDED THAT THE NOTICE BOARD 15 LOCATED NOT MORE THAN 5 FEET FROM THE PROPERTY UNE WTFHOUT APPROVAL FROM DIES STAFF. •50 THAT THE TOP OF THE NOTICE BOARD IS BETWEEN 7 TO 9 FEET ABOVE GRADE. •50 THAT 17 IS TOTALLY VISIBLE TO PEDESTRIANS, MAINTENANCE AND REMOVAL OF NOTICE BOARD: 1HE APPUCM'T/DEVELOPER SHALL MAINTAIN THE NOTICE BOARD IN GOOD CONDI1ON THROUGHOUT THE SITE MPROVEMENT CONSTRUCTION PERIOD. WHICH SHALL EXTEND THROUGH THE ENE OF FINAL CONSTRUCTION APPROVAL BY KING COUNTY ODES OR ITS SUCCESSOR AGENCY OR JU8SDICTION. THE NUKE BOARD SHALL BE REMOVED WITHIN 14 DAYS AFTER FINAL CONSTRUCTION APPROVAL EARLY REMOVAL OF THE NOTICE BOARD MAY RESULT IN ENFORCEMENT ACTIONS AUTHORIZED UNDER KING COUNTY C001. TITLE 23 AND MAY DELAY FINAL CONSTRUCTION APPROVAL. TEMPORARY CONSTRUCTION NOTICE SIGN NOT TO SCALE CATCH BASIN 1NSERT MAINTENANCE STANDARDS 1. ANY ACCUMULATED SEDIMENT ON OR AROUND THE FILTER FABRIC PROTECTION SHALL BE REMOVED IMMEDIATELY, SEDIMENT SHAT NOT BE REMOVED OATH WATER, AND ALL SEDIMENT MUST BE DISPOSED OF AS FILL ON SITE OR HAULED OFF SITE. 2, ANY SEDIMENT 16 THE CATCH BASIN INSERT SHALL BE REMOVED WHEN THE SEDIMENT HAS FILLED ONE-THIRD OF THE AVAILABLE STORAGE. THE FILTER MEDIA FOR THE INSERT SHALL BE CLEANED OR REPLACED AT LEAST MONTHLY. 3. REGULAR MAINTENANCE IS CRITICAL FOR BOTH FORMS OF CATCH BASINS PROTECTION. UNLIKE MANY FORMS OF PROTECTION THAT FAIL GRADUALLY, CATCH BASIN PROTECTION WILL FAIL SUDDENLY AND COMPLETELY IF NOT MAINTAINED PROPERLY. GRATE STANDARD STRENGTH FILTER FABRIC NOTE: ONLY TO BE USE0 WHERE PONDING OF WATER ABOVE THE CATCH BASN WILL NOT CAUSE TRAFFIC PROBLEMS AND WHERE OVERFLOW WILL NOR RESULT IN EROSION OF SLOPES. •FILTERED \\ Wv `CATCH BASIN OCATCH BASIN INLET FILTER NOT TO SCALE CALL BEFORE YOU DIG: 1-800-424-5555 L/3 - cW9 8 A T.E.S.C. NOTES AND DETAILS N LII 5 J 8 Ne cWc 7 ID N LAT L` CNICD C‘I CO 2 CO CV 0, LO CO a ^ 3 TO UT N 1 N Z N N ••••••••-•• 2 5 N a � a 5 R Plans \15255 UTILITY CorPuCT NOTE CA CONTRACTOR TOR 5HW1 BE RESPONSIBLE FOR VERIFYING THE LOCATION. DIMENSION, AND DEPTH OF All EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOUNG THE UIUIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UTILITY LOCATE 0 1-800-424-5555 AND THEN POTHOLING ALL OF THE EXISTING UTILMES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFLICTS EXIST. LOCATIONS OF SAID 871LITIES AS SHOWN ON THESE PLANS ARE USED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. EX.I & SECTION LINE 35.75' R/W 44.25 R/W 13.5' 22.25' 22.25' 8.5' 13.5' BIKE LANE 11.5' E.B.L. 11.5 LEFT TURN ( 11.5' 81.0.1 27 2% INE 5 LOAD/UNLOAD BIKE STALL LANE 2% 1-2% MAX NEW 4' CONCRETE SIDEWALK ' PER TUKWILA STD. PLAN RS -11 NEW PAVEMENT SECTION PER GEOTECHNICAL REPORT co a NEW CONCRETE CURB AND GUTTER PER TUKWILA STD. PLAN R5-09 SOUTH 144TH STREET STA. 10+60.37 TO STA. 12+16.39 NOT TO SCALE R/W WIDTH VARIES NEW CONCRETE SWALE PER DETAIL TAS SHEET NEW CONST. f� /-EX. I( & SECTION LINE VARIES AJ_ NEW 4' CONCRETE SIDEWALK PER TUKWILA STD. PLAN RS -11 NEW CONCRETE CURB AND GUTTER PER TUKWILA STD. PLAN 85-09 NEW PAVEMENT SECTION PER GEOTECHNICAL REPORT R/W WIDTH VARIES 3 rc 58 16,5' 8.5' WIDTH VARIES WIDTH VARIES 8.5' 135' 2% BIKE E.B.L. CON(. MEDIAN WILL_ LOAD/UNLOAD STALL LANE (WIDTH VARIES) I (WIDTH TVI IES) (WIDTH VARIES) (WIDTH 2% VARIES) 27 251 rc N EX. CURB & GUTTER NEW PAVEMENT SECTION PER GEOTECHNICAL REPORT NEW CEMENT CONCRETE CURB & GUTTER PER WS= STD. PLAN F-10.18-00 SOUTH 144TH STREET STA. 12+16.39 TO STA. 14+02.36 BIKE LANE (WIDTH VARIES) LOAD/UNLOAD STALL 27. 1-27. MAX. 6891 CONCRETE SWALE PER DETAIL 516 SHEET OT TO SCALE EX. 20' R/W (y o U VARIES 35' R/8 ci 1' 16.5' 16.5' 8.5' WIDTH VARIES BIKE LANE 11.5' E.B.L. 11.5' W.B.L. 2% 5' BIKE LANE LOAD/UNLOAD STALL 17. 1-27. MAX. 2" OVERLAY NEW PAVEMENT SECTION PER GEOTECHNICAL REPORT NEW CONCRETE SWALE PER DETAIL NIS SHEET SOUTH 144Th STREET STA. 14+02.36 TO STA. 15+35.40 NOT TO SCALE EX. 20' R/81 80 w G U 2.5' EX. 20' R/W 1' 16.5' 16.5' 5.5' CONSTRUCTION NOTES AND DETAILS NEW 4' CONCRETE SIDEWALK PER TUKWILA STD. PLAN R5-11 NEW CONCRETE CURB AND GUTTER PER TUKWILA STD. PLAN R5-09 NEW PAVEMENT SECTION PER GEOTECHNICAL REPORT NEW 4 CONCRETE SIDEWALK PER TUKWILA STD. PIAN RS -11 NEW CONCRETE CURB AND GUTTER PER TUKWILA STD. PLAN R5-09 NEW PAVEMENT SECTION -PER GEOTECHNICAL REPORT 5' 11.5' BIKE E.B.L. W.B.L. LANE 17.5 IX. CURB & GUTTER -1 5' BIKE LANE EX. ASPHALT PAVEMENT 1 SOUTH 144TH STREET OSTA. 15+35.40 TO STA. 17+7827 NOT TO SCALE EX. CONC. SIDEWALK FOR TUKWILA VILLAGE - PHASE 2 PORTION OF THE SE 1/4, SW1/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON 6' WIDE STEEL TROWEL FINISH IN. FLOWLINE OF CONCRETE SWALE 4' (1119.) COMPACTED DEPTH AGGREGATE BASE (955 COMPACTED) NOTE: INSTALL EXPANSION JOINTS 0 20'-0' 0.C. MAX. `12' MIN. (950 COMPACTED) COMPACTED SUBGRAOE OR STRUCTURAL FILL MATERIAL COMPACTED AND PLACED IN ACCORDANCE W/ SOILS ENGINEER'S RECOMMENDATIONS CONCRETE SWALE DETAIL NOT TO SCALE 3" COMPACTED DEPTH CLASS 'B' A.C. PAVEMENT 2' COMPACTED DEPTH 5/8' CRUSHED SURFACING TOP COURSE 4' COMPACTED DEPTH 1-1/4' CRUSHED SURFACING BASE COURSE 12' SUBGRADE COMPACTED TO 950 HEAVY DUTY ASPHALT PAVING SECTION PER GEOTECHNICAL REPORT BY ASSOCIATED EARTH SCIENCES DATED 3/16/13 4" COMPACTED DEPTH PERMEABLE A.C. PAVEMENT 3" COMPACTED DEPTH CHOKER COURSE 12'-18' COMPACTED DEPTH 2" WASHED RAILROAD BALLAST MENEBEIEMENEMIMENIEUMMORIEM 12' SUBORADE COMPACTED TO 950 PARKING AREA PERMEABLE PAVING SECTION PER GEOTECHNICAL REPORT BY ASSOCIATED EARTH SCIENCES DATED 3/76/73 ASPHALT • 6' EXTRUDED CONCRETE CURB DETAIL NOT TO SCALE CALL BEFORE YOU DIG 1-800-424-5555 EX. STRUCTURE TABLE NAME TYPE RIM INVERT 1 RIVER( 2 RIVERT 3 INVERT 4 INVERT 5 581 co (5010) 28801 6" IBS 58=284.96' 8'005 14,484.59' C82 18 (5510) 30158 12'AOS 0-29858 77'405 5-295.58' 183 10 (5500) 307.11 !8'ADS .9=7%91' 18'A05 5=29691' 12" 5 29=197.91" C84 C8 (551D) 30206 C85 61 (50W0) 30404 64VIII 10 OPEN CSC C8 (5589) 304.24 12' 805 N-90192' 12' 805 Y=39.92' 12' 405 8=30003' 6' RL 1/40194' 6' AC W=7X.94' 581 CB (5000) 10315 8' S 12983007' 12' 405 092998' 8' 0 544299.01' 80 03 (50i10) 31064 12' 005 E=30119' 8' ENL 8=307.29' 8' 0 5=30759' 8"A60 44[401.94' C89 ON (5810) 305.97 10'.165 4,301.6' 11'105 540275' 12' Cr 58=39305' 7810 09 (560) 29792 7441 OF 1891 0817 C8 (570) 28808 8' o 09201.48' 0972 02 (570) 2781.16 0813 C8 (510) 786.10 12' CWP 5=284.92' 8' CNP N(=201.7' C814 CO (510) 28110 0815 CB (50) 18677 12' CIF N-284.98' 12' CWP 5=284.94' 0816 C8 (50) 28988 IT 80511=286.48' 12' AOS 5-286.48' 0811 CB (50) 287.95 12.405 14=284.12' 77405 5=284.72' 8.405 C=2846' 0818 60 (570) 785.35 14'405 8-28058' 24'805 540158' 0819 09 (50) 28.195 24'805 86=2295' 14'405 5=219.3' C80 CH (50) 28891 12' ADS E=286.55' 12' 405 8=28656' 0824 C8 (510) 289.75 12' 405.5=286.18' 0822 02 (570) 218648 0823 C8 (570) 28664 12'A05 5E-28147' 12"A06 8=18141' 6' 701 9,4284.12' 0814 70 (510) 281.01 12=40.5 448=28109' 24'A05 848209' 18' AOS 58=28101' CBZS CB (50) 29191 12' ADS N=290.49' 12"805 5=29149' (926 CB (510) 19017 78" A05 N=201.39' If ADS 5=28642' 8' AOS 8=286.47' 1,821 C8 (570) 29214 78'00.5 8-28034' 18"A05 5-288.34' 12'A115 95-201.44' 0828 CB (50) 299.17 12' ADS 46=29565' 72'405 54-295.66' C829 C8 (50) 29102 12' 465 8=19352' 12' 405 5=29551' 12'405 E45262' C830 C8 (S0) X1.91 8' (LNC N=295.12' 8' SNC 5=29529' ( CCM( 8=295.58' 6031 C8 (50) 29854 18" 405 6-791.44' 18' 805 5=29444' 12"A05 8=194.99' (132 CS (50) 29421 18' AIS 0-79001' 18' 805 5=28082' 12' 405 589390.97' CHIT 05 (501 383.32 8' 0 00401.01' 12" 0 88=301.0.' 0894 C8 (510) 30241 18'A05 N=29306' 18'40S 5E=29906' 17405 10=199.53' 5115 C8 (570) 309.92 12'405 x=35841' 12'ADS 5=06.41' 12' .405 8=30647' 5816 C8 (510) 30139 12'ADS 14-34.01' 12'295 5=304.04' C8,17 C8 (510) 30.175 18'405 44=30052' 18"405 5820152' 0838 08 (510) 308.86 1710,05 8-30586' 72'405 5820586' 0839 CB (50) 30698 77805 8-30378' 12'295 5=7.018' 12"A05 I=10.388 0840 CB (50) 304.98 12' ADS 11 6=307.48' 12'705 5=307.58' 0841 00 (50) 302.28 12'805 9-29813' 171005 5-29873' CB42 70 (50) 291.06 8' PX 14=289.46' 12' 580 5=28091' C843 CB (570) 28672 12" 58'6=28621' 12'589 5=286.27' C844 CB (570) 28198 72'0 5=2885.58' 72'480 9-285.58' 72' Mr 1-28548 0845 CB (590) 288.41 12' Cod 557=28577 C846 03 (50) 2889 12'0 (48689' 6141 CB (50) 286.59 77 Cue 8485.4' 72' (040 9 8=28504' 18' 005 00=284.44' 0848 CO (50) 28151 17 CMP (=28562' 12' CUP 8=28562' it Std 6=785.62' C49 CB (50) 28180 18"5085 44-28135' 18' COAL 5828125' 0850 (8 (50) 287.62 11'405 8=28184' 17 C01( 59385.84' 0831 C8 (510) 285.96 RAC M 191 (957 09 (570) 28.499 8' CIX 448=281.19' 17 Cod 8=181.89' 12' ['WC E==281.81' 8' CCK' 5=28209' CB9 C8 (50) 297.4 12' CNA N=28842' 17 CWP I=28842' (854 C8 (50) 297.08 8' PVC 5=28065' (955 CB (50) 28919 -12' 507 0=286.41' 12' CMP 8=28549' 17 584 815285.41' (856 C8 (50) 28533 8' COX 5=28384' C857 C8 (50) 29691 17005 8-2911' C858 50847 287.55 18' NX 8-282' 8' Cod 55828175' 78' OK 5=281.9' 571171 55101 29150 8' (680 I=27838' 8'COW 6=218.21 59012 50409 28770 8' 98V( 8418.88' 8' Cod 5=11696' 554043 5987 297.73 8' CMC 76-27122' 8' CML 5=27134' 5908 55119 288.66 8' COW 8-27562' 8' C901 5=21669' 5595 5519 286.39 8' CML N=279.19' 8' (CWC 5=219.44' 8' MC 9=2074' 556676 55840 288931 0' COX 8=28123' 8'5875 5=28219' 6'PIC 8=278367' 554071 SS40 294.61 8'C940 8=266.93' B' (885 9-28701' 55888 SSYN 291.50 6' CRC N=28195' 8' CMC 5=281.03' 55878 Slat 30171 78' MS 8=29247' 18' 0 5=19861 5511110 51440 30936 8' CONC 9=301.36' 8" DOW 5=301.44' 5514071 SSW 28926 12' 548 E=20.4' 12' CLAY 1=27876' 12' CLAY 0=104' 551072 SSBI 28157 8' RL 541542' 8' PIC (=275.52' 59013 55291 28547 8" PX 8-215.95' 8' Pd 8=275.85' 558414 SYN 294.03 12' 0110 5487.9' 15" SNC 1=28093' 6' CML 8=287.66' 590115 55470 201.19 15' COX 84814' 12" SAY 0-280.55' 8" 090 548129' 8' MAC 6=28164' 5517076 55481 286.10 6' PIC (-27806' 8' PX 5=217.98' 5544971 SYN 28843 8' PIC N=282.13' 12' (6'N( (=781.96' 8" RC 5=283' 7.5' COMPACTED DEPTH 4,000 PSI PCC 6' COMPACTED DEPTH 1-1/4' CRUSHED SURFACING BASE COURSE GRADE 90 STEEL d4 BARS AT 24" 0.C. MAX WITHIN UPPER 1/2 OF SLAB AND MIN. 2' OF CONC. COVER 12' 5901900E COMPACTED TO 955 CONCRETE PAVING SECTION NOT TO SCALE PAVEMENT SECTION PER RECOMMENDATIONS BY ASSOCIATED EARTH SCIENCES. INC. DATED AUGUST 12, 2013. REFER TO PORTLAND CEMENT PAVING RECOMMENDATIONS MEMO FOR FURTHER DETAIL 4./3-oogy z co VJ 0 co Z za 0 1- UcoD U a cc 0 LL N J Zo 15 C) N 15 N H F,Cri 00 Y ` v 2 c4 a ng\Phase 2 BAR Plans\152 uri Rosa RadRazz Knockout Rose 18 " 3' o.c. Height 3 ft. to 6 ft. Spread 3 ft. to 6 ft. Growth Pace Light Moisture Maintenance Fast Grower Full Sun to Part Shade Medium Moisture Low Lavandula Angustrifolia Hidecote Superior 18" oc Height: 16 Inches Spread: 15-18 Inches Find Your Zone Sun or Shade?: Full sun (> 6 hrs. direct sun) Wet or dry?: Low water needs How fast should it grow?: Medium When should it bloom?: Midsummer Late summer Early fall Looking for seasonal interest?: Evergreen (in some or all zones) How's your soil?: Poor Soil Carex Albula 12"oc Scientific Name: Carex albula 'Frosty Curls' Common Name: Frosty Curl Sedge Plant Type: Leaf Type: None Height and Spread 1 - 2 feet Bloom time: Summer Light Exposure: Filtered Shade, Shade Drainage: Well drained, Moist, Wet Rate of Growth: Slow Water Requirement: Medium Maintenance Level: Low Comments: This clump forming species has buff colored flowers in summer that are not showy. These plants are sedges, not grasses. Makes an excellent container plant and also does well in hanging containers on walls and fences. Pennisetum Alopecuroides 18" o.c. Height 2.5 ft. to 6 ft. Spread 2.5 ft. to 5 ft. Growth Habit Clumps Growth Pace Invasive/Aggressive Grower;Moderate Grower Light Full Sun Only Moisture Medium to Wet Maintenance Moderate Tolerance Deer Tolerant; Frost Tolerant Characteristics Attracts Birds; Self Seeds; Showy Flowers; Showy Foliage; Showy Seed Heads Bloom Time Fall; Summer Foliage Color Evergreen Ajuga Blueberry Muffin PPAF Mexican Feather Grass Light:Sun,Part Sun Zones:6-10 Plant Type:Perennial Plant Height:To 2 feet tall Plant Width:To 3 feet wide Flower Color:White Bloom Time:Summer Special Features: Flowers,Attractive Foliage,Fall Color,Winter Interest,Drought Tolerant,Easy to Grow Blue Gamma Grass "Blonde Ambition" Height: 0.75 to 2.5o feet Spread: 0.75 to 1.5o feet Bloom Time: June to August Bloom Description: Chartreuse Sun: Full sun Water: Dry to medium Maintenance: Low Sweetflag Botanical Pronunciation: a-KO-rus grah-MIN-ee-us Key feature: Deer Resistant Plant types: Groundcover, Ornamental Grass Deciduous/evergreen: Evergreen Cold hardiness zones: 5 - 11 Light Needs: Partial to full sun Sunset climate zones: 3 - 10, 14 - 24, 26 - 34, 36, 37 Water Needs: Needs wet or constantly moist soil. Average landscape size: Clumps to 10 in. tall, 4 to 6 in. wide, slowly spreading. Growth rate: Moderate Flower attribute: Fragrant Special features: Deer Resistant, Dramatic Foliage Color, Easy Care, Fall Color, Ornamental Berries Landscape uses: Container, Houseplant, Specimen, Water Garden Blooms: Inconspicuous Foliage color: Variegated Imperata cylindrica 'Rubra' .!Common Name: Japanese blood grass Type: Ornamental grass Family: Poaceae Zone: 5 to g Height: 1.00 to 1.5o feet Spread: 1.00 to 1.5o feet Bloom Time: Rarely flowers Bloom Description: Rarely flowers Sun: Full sun to part shade Water: Medium Maintenance: Medium Suggested Use: Naturalize Leaf: Colorful, Good Fall Tolerate: Drought, Black Walnut, Air Pollution Lavender Cotton OR straight eyebrow relates to wall it is attached to & adjacent similar elements < PREFERRED> angled eyebrows - relate to bay below Ll eyebrow sunshade study per Moira request 2-26-2014 9 02-20-2014 revisions 4> JOHNSON BRAUND . 15200 52nd Ave. SOW Sues 300 Seattle, WA 94188 Phone 208.]88.8300 ^ iv^ ARCHITECTURE INTERIOR DESIGN t: r. R SGA add bays & sloped roof @ at level 5 _ cif F." S'.(Eii.,. Lx1�E A•!c� wL_ � . 7. A A 1111 � m 1 Mill I Fri 011 III. rai:61 fir' ■ r 1 I 1° I2 i , 01 ` ii --� !!1 rd ` I ! ,r'I • 1 ii ;�: room �� 1 I III ■J ._ _�I 110 �� Ir•r , I■® .,-' ' 11 1 F.-, - w� e,.. TUKWILA VILLAGE - BUILDING E TUKWI AINTERNATIONALBOULEVARDISS1«THSTREET, TUKWILA, WA OWNER APPLICANT: TUNWLA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 -27TH AVENUE SE, BUILDING A, SURE 300 PUYALLUP, WA 90374 T : (253) 231- 5001 F : (253) 2316010 I NO NW VIEW brick column base extend brick up to level 2, add SGD and NW VIEW juilette balconies (2 locations) brick to extend up level 2 @ corner P3.11 BAR. SUBMITTAL W 02-20-2014 revisions add bays at level 5 w/ metal siding & sloped roof to brak up flat wall cif add brick brick column base extend brick up to level 2 add Sliding galss door and juilette balconies (2 locations) (7\ NE CORNFR - RESIDENTIAL LOBBY VIEW JOHNSON BRAUND 15200 52nd Ave. Sou°, Suite 300 Seattle. WA 98188 Phone 208.7668300 ARCHITECTURE INTERIOR DESIGN 8 j 3 ISSUE DATE: 11-0&2013 PROJECT*: 1026 DRAWN Sr Author CHECKED BY: CMcker NE CORNER VIEW P3.10 BAR. SUBMITTAL tTh r.. \gAts'' j JOHNSON BRAUND 15200 52nd Ave. Sold Sun. 300 Sea11Y. WA 96188 Phone 206.768.0300anan, •c.. ARCHITECTURE INTERIOR DESIGN ewLA me 359 ARCHCFEO AFCH:C" . ALM. [GOF WAS.NGIO% ISSUE DATE: 11-08-2113 ALIA .• 1 �i �I L . PROJECT N: DRAWN BY: CHECKED BY: 1026 Author Checker NW CORNER VIEW P2.10 BAR. REVIEW Li 3 --01,19 02-13-2014 • t r• o ,S. cQv, 02-13-2014 _ — --_ _.,u_ I , ' I• pp . ��>•rl� �� 0 JOHNSON BRAUN() . Ave. South Sean 300 W 98165 Phar 206.]6600 PhO,.. 2 .633 rwpwiaww� ARCHITECTURE AR. INTERIOR DESIGN +fOI l AMee AM Le.,A K+Rm AM Mil- Ila 1—�s 11111 �16r III.7111111111. ■ !!EZ RE AC„:, [,.., ,„/„._____ REG L. •LL1fINE 41 .: 111 III HIH III,. III --] Description BAR. REVIEW -11 Al IN NI li ___--• —I— a-- —i I i _ 11 1111--- c —. _ -� ISSUE DATE: 11-08-20,3 cii II It', IIII II :II iii I at 11 , , 111 aii X111 1'1 I 0 1►�� I ---� iii, a I TUKWILA VILLAGE - BUILDING D TUKWI A INTERNATIONAL BOULEVARD S S 144Th STREET. T1.1KW1LA. WA OWNER APPLICANT: TUKWSA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27Th AVENUE SE, BUILDING A. SUITE 300 PUYALLUP. WA 033/s 1: 253) 231-5001 F: (253) 231.6010 I 1 II _ II I Oft ��( I ./� (.7\ NE CORNER- RFSIDENTIAL LOBBY VIEW h 1 eV� ,S. cQv, 02-13-2014 0 JOHNSON BRAUN() .. 1520052nd Ave Sawn Suite 000 Seale:WA PS1SO Phan. 206 7636300 ARCHITECTURE DESIGN 1 n 0 ISSUE DATE: 11{1b2013 (-7\ SE VIEW PROJECT DRAWN BY: CHECKED BY: 1023 Author CMoker SW&SE VIEW P2.12 BAR. REVIEW 4/3--404 02-13-2014 t 1 ., Me -/9 BUILDING A TERRACE VIEW - LOOKING SOUTH 02-13-2014 "Th t „ _ •t:'‘4 _ •-• 7 1 PLAZA VIEW TO D/ NEW TERRACE BUILDING STEP DOWN ONE STORY 02-13-2014 4/3 ofili 1lS� _ 7i:�� 1111- t!�[' 11 Q {171 taw` >irh t►1111, ■llt4 'oil i11 issr m III 0 III1ii_ i1 iffra e!uI 4�= hl. g®y. //7I1"/////////IIIIII1flJ1IIftlHu.11, FIQ _..ilsommaraimi11111111101111-1-1-11W \ M VIEW FROM BLDG. D SUN TERRACE OVERLOOKING PLAZA 02-13-2014 /3'-Od 4'v 1111111 •-11111111ffili1Ul 7--- '11111111101-7-11- IMO NNW I! VIEW SOUTH TIB - FAR 02-13-2014 .C1-• °'` * mum= RN NI 11!!!! LIB LI I -100A/ VIEW SOUTH TIB 02-13-2014 4 fl tal---4m4 t O' c:sk 14 .4 tassioovv VIEW SOUTH TIB 02-13-2014 MIR . _ !1 00,0 4/ II11Ilt" 41414 441/141,4114 14, '11111111111111111111111111 NM IL. 1.13 I -00 1/y VIEW EAST 144TH 02-13-2014 Main PIK 1 4' t I I Iii =NW. P 1111 - - g iiii!;-141 Jai MiNI111:1 111.11115 _ _ riverz — TIB looking south - far 3 moo V4i I ii�, H:ff_.-265sitlilill; I!�Il ip., e, 1011 th1 , &■ir i , ... „ II ... - . ,len..,, - Ian Kiss ;.etc ...,.. f yilill J!!i1tI!!J1!!I!1i'l _ - - 144th - looking west 410/.3 a . • - ref Mr AMS..;% • - „ !!!.! —!!!!:- • T 1 Building A terrace ooking south La sz=pody9 1 . } A 4 v 4 original proposal rTh NW QONER - COMMERCIAL ENT,B/ 0 JOHNSON B:AU'rn 1520052nd Ave South Sure 300 Seattle, WA 98188 Plane 206 766 8300 ARCHITECTURE INTERIOR DESIGN PFG I .11,1,1. ISSUE DATE z_ J 5 m g 5 11-08-2013 PROJECT Y 1026 DRAWN BY JUYhar CHECKED BY Checker NW CORNER VIEW P 2.10 � • �� /��/w( B.A.R. REVIEW 1)3 ���/// J koor'a rib 1 r -.r aps Lf ' JJJ 11(c • r REVISED proposal 0 JOHNSON FR,UND 1520052nd Ave South 566. 303 S..W., WA 98165 Phone 206 766 6300 ARCHITECTURE INTERIOR DESIGN i'1iI r. c 11t G 1 4.11.11. cc ISSUE DATE I(MOE 0 z_ 0 J_ m W 0 g ea 11.06-2013 (1-1-'\ NW CORER - CO JR IA1ENTRY - PROJECT 0 DRAWN BY CHECKED BY 1026 Au0w1 Checker NW CORNER VIEW Po P2.10 B.A.R. REVIEW original proposal - .L- --,-, ,---- . L';- t•-' 1—..C. -%.,-.L.,••471-",,-44-: ,. :,.,4 - •,• , .. ,,, . •••••••• ' A v• - ":, - - , ..er, • ..7 k..- il..4.:,...4.,' • ..•t,-,•-',.., '' ,• 4•1'•414Z1:7;•''',1--,-..,:....."-. 1 i, - ft :i:',,.. -.-4Z:-2 1-''. ' ."" 4. ' '1'" ''. -44',•• • '' -' .' •',. ''' 4: •-•],"--‘. -;;.. "..-,.:!. '..;.;,`...i''' EZ,'" I:; X- . .ti t ..A',14".- •,A" - .W.;,!....•44,....._....'f,--;-.,:•4-t.,- ., . . -..': ,—.4.f.;_.... z.4- . • ,.< (T\ NE CORNER - RESIDEN 0 JOHNSON 1520052nd Aw Garth Su0* 300 Sa650s. WA 63155 Phorto 208 76513300 ARCHITECTURE INTERIOR DESIGN 1 5 4 ISSUE DATE 0 5 5 5 z 5 a a 11-OG2013 RR - PROJECTS 00.6665 05 CHECKED BY ION 1 Author I Checker NE CORNER VIEW P2.11 Izilcv§M w rik , REVISED proposal 14: Il NE CORNER - RUIPENT1AL LOBBY VIEW 4> JOHNSON F:Au D 15200 534 Ave Soup Sub 300 Seattle WA 98168 Plane 206 766 6300 ARCHITECTURE INTERIOR DESIGN f. 1 ‘11141,/ ISSUE DATE 11-0&2013 z_ —J 5 co W —J PROJECT 1026 DRAWN BY A11Rw CHECKED BY Checi.el NE CORNER VIEW P2.11 B.A.R. REVIEW 1 original proposal "r:714? k SW VIEW L71 \ SE VIEW 4h,r, Z13 000 4) JOHNSON BRAU D 152085266 A. South S.. 300 SasIths WA 98168 Phone 206 766 8300 ARCHITECTURE INTERIOR DESIGN A a co A! ISSUE DATE 5 5 5 5 1148-2013 PROJECTS 1026 DRAWN BY Ault./ CHECKED BY Chock. SW & SE VIEW P2.12 B.A.R. REVIEW si • 41V VN4 uta Seattle, 96133 Phone 206 766 8300 ARCHITECTURE INTERIOR DESIGN V NLON RRAUND Ave South issOltri.vtivt. tri gulp ..-r, �'il .! -- - .-.:1,;j" . T'ie'r: ii!ll irig 11 11111. Il —I 1"' � i ,i iiiii�: �1!li ilk i.. ...;. 1 maim Aman I IiliI 111ii1Gl1i i_a r --!HI---11111 PI 1 =i!imJiIIEIiJZ' REVISED proposal n §W VIEW, ISSUE DATE 112013 cD z 5 w 5 J 5 PROJECT 6 DRAWN BY CHECKED BY 2 2 s 1026 Author Checker SW 8 SE VIEW P2.12 B.A.R. REVIEW Moira Bradshaw From: Roby Snow <robys@thelastudio.net> Sent: Thursday, February 20, 2014 12:54 PM To: Moira Bradshaw; Chris Petersen; Melvin Easter Subject: Tukwila Village Ph. 2 - Bldg D. Retaining Wall Attachments: Tukwila Village - Bld D Retianing Wall.pdf Moira, In response to your Ph2 BAR comments regarding the retaining wall south of the parking lot on Bldg. D we have prepared a quick study that shows a parapet wall extending up from the garage wall to create fall protection and eliminate the need to construct a separate retaining wall. It was necessary to shift the parking stalls to the north a few feet but we think there is enough room to make this work. You will notice that we have also integrated the planters into the 42" high parapet wall. The planters and parapet wall will need to be stepped down on the east end and at the west end we are proposing a 20" high conc. stem wall with a 22" high metal rail fence on top adjacent to the pedestrian areas. We will contact you this afternoon to discuss any comments or questions that you may have so that we can include a solution in our BAR comments response submittal tomorrow. Thank you, Roby Snow, PLA, LEED A.P. Landscape Architect theLAStudioLLc 15200 52nd Avenue South, Suite 210 Seattle, WA 98188 206-204-0507, ext. 206 robvs@thelastudio.net www.thelastudio.net 1 a z co oo 0) a � ) C 0 C 6) > Q y c O tp N O O GN 0)O O 0) G0 0 0 O v- 0.1 Moira Bradshaw From: Minnie Dhaliwal Sent: Tuesday, December 17, 2013 3:47 PM To: Brandon Miles; Carol Lumb; Jaimie Reavis; Kathy Stetson; Lynn Miranda; Maggie Lubov; Mary Hulvey; Max Baker; Minnie Dhaliwal; Moira Bradshaw; Nora Gierloff; Rebecca Fox; Sandra Whiting; Stacy MacGregor; Teri Svedahl Cc: Jack Pace Subject: Staff meeting agenda 12/18 Attachments: D00001.pdf Jack is not able to attend tomorrow to continue the HPO discussion, but we are committed to continue the discussion at the next staff meeting, which is on January 8th, 2014. 1. APA has put together "The Planners' Communication Guide 2.0" , which is an online, interactive guide designed to help members develop and deliver positive values -based messages about planning and APA to targeted audiences. The guide is divided into five sections : messages, media 101, social media, allies and partners, and contentious issues. We will go over one or two sections at the staff meeting. Here is the link for the guide http://www.planning.org/communicationsguide/#1 2. Attached is a list of resources from the cultural competency class. Do we want to look at these as a group, possibly start an ongoing citywide book/discussion group to meet and discuss these topics. 3. Radovich site/pocket park ideas 4. Last chance to submit ideas for conference room naming is Friday. 5. Don't forget to close timesheets before you go on vacation. 6. The narrative/goals/policy language for the new PROS element is saved at W:\Long Range Projects\2014 CompPlanUpdate\Comp Plan Elements\Staff Edited Chapters\New PROS Element.docx It would be helpful to take a quick look at it to see if anything is missing from your element. Nora will send it to Dave Johnson on Friday. 7. Comp Plan schedule is saved at W':\Long Range Projects\2014 CompPlanUpdate\CompPLanSchedule\2014 CompPlan Schedule.doc . Feel free to add info. 8. Other 1 To: Bryan Park From: Moira Bradshaw Date: 14 December 2013 Subject: Phase 2 Tukwila Village BAR Submittal Attached are comments related to the BAR submittal for the above project. Further review of the application is on hold until a response is received regarding all the comments that require a modification. When revisions are submitted that address and respond to the comments, we will be able to schedule the project for a BAR hearing. Planning Division Drawing Requests Two drawings that show both buildings from two perspectives are requested. The information provides the Board with a better understanding of the overall bulk that results from the two buildings and how they relate to each other. Call out the detail references on the elevation sheets Eliminate floor lines through buildings on elevation sheets and show reveal lines for the hardi-panels (7.) Explain the dark colors in the windows in stairwell on P 2.7 Label the dashed lines in the structured parking stalls Provide a scaled and/or dimensioned detail that shows: • the soffit treatment for the bay "pop outs" • the cap/cornice of the various metal panels and hardi-panels that form balcony edges • The amount of overlap in the hardi panel lap siding and the depth of the trim piece • The hardi-panel reveal size Clarify where the shade trellis awning versus a solid awning is used. Consider options that allow more direct access to trash for the commercial tenant in Building E. Page 1 of 7 Substantively Standard parking stalls must be a minimum of 8.5 feet wide. The noncompact stalls do not appear to meet the standard. See the following Zoning Code section as it relates to the proposed retaining wall on the south side of Building D: TMC 18.50.150 Retaining Wall Setback Waiver Retaining walls with an exposed height greater than four feet may be allowed in required front, side or rear yard setbacks under the following circumstances: 1. When the applicant's property is on the lower side of the retaining wall and it is not visible from adjacent properties or is screened by landscaping; or 2. When a wall built on a property line or perpendicular to it benefits the lots on both sides, and the owners of both properties agree to jointly maintain the wall; or 3. When a wall in a front yard is required due to roadway expansion or improvements. Provide a longitudinal and cross section for the retaining wall to explain the two lines. Landscaping of the wall will be required to soften its impact and reduce the opportunity for "tagging." Provide a detailed landscape plan rather than just a landscape schedule. Provide a catalogue /picture of the light fixtures proposed and relate to the symbols on Lighting Plans. See Police comments below regarding light levels. Provide a minimum of 1.5 and avoid sharp contrast. Provide details on light fixtures to verify they have glare cut-offs Create a detail for the concrete patio wall. Use a greater amount of evergreens, particularly on the south wall of Building D. Clarify where the steel planter stops on the west end of Building D - is it wrapping around the corner to the entrance? Provide screening of temporary holding for dumpsters Sheet P3.4, floor plan, Eliminate doors opening on south elevation. Page 2 of 7 The water and fire features on the deck are not placed or designed as a space. Rearrange so that they are more than visual focal features and act as gathering places. Provide a detail on the shade structures and trellises. Building D has applied ornamentation that is not related to building structure or architectural design. It appears arbitrary, inconsistent forms and decoration; For discussion Extend canopies over S 144th Street sidewalk and make continuous. Explain where the customers for the live/work units in Building E will park. The fencing in the first floor indicates that customers must exit the building and walk around to the opposite side of building. Greater articulation/reduction of the scale of the upper stories of both Building D and E. From the City's Multi -family Design Manual. The exterior elevations of buildings should incorporate design features such as offsets, changes in materials and shapes, to preclude large expanses of uninterrupted building surfaces. Structures shall not have an unbroken wall longer than 60 feet. Although the Multi -family design manual was created when the market was creating lower scale more suburban apartments, there are some good design guidelines that are relevant to multi -family living spaces. http://www.tukwilawa.gov/dcd/apps/Multi-Family Design Manual.pdf See also Architectural Peer Review by William Kreager Building Division On the cover sheet "Project Statistics" the number of parking stalls didn't quite match up with the numbers indicated on the architectural sheets for parking or is a little confusing determining which stalls go to which building for the individual buildings total parking. It appeared the number of required accessible parking is short per 2012 IBC TABLE 1106.1 for the number of parking spaces provided. "The number of parking spaces required to be accessible shall be calculated separately for each parking facility", IBC 11.06.1. The number of accessible parking shall be required in the Project Statistics as well as the architectural _ sheets to provide clarification and show the required accessible parking provided. In addition if accessible parking is provided across an alley way the appropriate pathway, markings shall be specified. Accessible parking spaces shall be located on the shortest accessible route of travel from adjacent parking to an accessible building entrance. Per Washington State amendments of IBC Section 1106.6, "Wherever practical, the accessible route shall not cross lanes of vehicular traffic. Where crossing traffic lanes is necessary, the Page 3 of 7 route shall be designated and marked as a crosswalk". The Exceptions: 1 & 2 may also be applicable. 2._Section 1106.2 Groups R-2 and R-3 shall also be considered in the calculations. 3. For clarification please provide the specific number of accessible parking designated for each building on the cover sheet along with the number of parking totals consistent with both cover sheet and architectural sheets. Please indicate what the different numbering/lettering for each unit stands for or indicate in a "Legend". It would be helpful if we knew which units are designated A or -B type dwelling units. Number of A or B. type units provided should be included in the 'Project Statistics". This could affect the number of required accessible parking per* 1106.2. Railing between top of retaining wall and the southside of the southern walkway of Building D will be needed. No other comments at this time: ;Allen Johannassen - Building Division Plans Examiner Fire Department Sidewalks along the Eastside of Building "E" (41st Ave S) shall be designed to support aerial outrigger loading of 45,000 PSI. The side walk area is part of therequried aerial access lane. No other comments at this time. Don Tomaso Police Department • Ensure that there is indoor to outdoor visibility from the parking garage levels that are above ground. • For any large exterior wall surfaces that are at or near ground level use textured surfaces that will resist graffiti, this is of special concern along the southern side of the property where there is poor visibility from the buildings and the street. • Place cameras at the garage and building entry points and also over the common square. • Ensure that landscaping does not block visual surveillance or lighting by conforming to CPTED standards. Page 4 of 7 • The following are all from page 4.20, lighting plan for building D: o In the interior courtyard, near the disabled parking stall, the lighting is low along the storefront. The lighting levels should be brought up to a minimum of 1 footcandle (FC). o The lighting between the sidewalk and lobby entrance on Tukwila International Blvd is low. This is an area where people will be leaving a very brightly lit entrance (2-3 FC) into a transition are of less than 1FC. I recommend increasing this lighting to 1.5FC to give the eyes of pedestrians the chance to adjust to the lower light level on the street. o The lighting along the walkway on the southern edge of the property in front of the 5 adjacent compact vehicle stalls should be increased to a minimum of 1FC. o The lighting along the walkway on the southern edge of the property between the building and the benches and raised planter box should be increased to a minimum of 1FC. • The following is from page 4.21, lighting plan for building E: o There is low lighting in front of the store windows between the lobby on the NW corner of the building and the easternmost storefront door. I recommend increasing the lighting to a minimum of 1FC for this area. Questions from the Police Department about the Neighborhood Resource Center Space: 1. Will the Police Department and/or other retail space tenants be allowed to use the meeting room in the mezzanine level? 2. Will the infrastructure support the construction of a loft space for use by the PD in the space allotted? Chris Partman - Tukwila PD Crime Prevention Officer Public Works Department 1. Concurrency Test Notice for Surface Water has been PASSED by Public Works. 2. Traffic Concurrency Test Fee in the amount of $21,000.00 to be paid as part of Design Review - L13-030 / L13-0044 under Public Works permit no. C13-008. Fee is based on 319 residential units, 17,210 s.f. of retail, and 15,000 s.f. of office. Includes Tukwila Village (Phase I, Phase II, and Phase III). New Library is not included. Traffic Concurrency Certificate Application has been provided by the Applicant. 3. Pedestrian warning system for crossings at T.I.B & S. 144th Street are required, including rapid flash beacon / advanced warning. (Design shall meet City Engineer approval) Page 5 of 7 4. Sht. P1.2 Sensitive Areas Plan - See comments from Public Works - enclosed. 5. Sht. P4.1 Lighting Plan - Street Lighting design and installation shall be per City standards. See Infrastructure Design and Construction Standards manual on City Web -Site. See comments from Public Works - enclosed. 6. Sht. C5 of 14 Civil Plan sheet - See comments from Public Works - enclosed. Miscellaneous Comments 1. A Transportation Impact Fee applies to the future Building permit(s) as follows: 2. Phase II (Building 'D') Transportation Impact Fee for building 'D' is based on 101 new PM Peak Hour Trips x $1,061.20 per PM Peak Hour Trip = $107.181.20; due at issuance of Building Permit for building 'D'. (See Public Works Bulletin A3 - Transportation Impact Fees) 3. Phase 11 (Building `E) Transportation Impact Fee for building `E' is based on 27 new PM Peak Hour Trips x $1,061.20 per PM Peak Hour Trip = $28.652.40; due at issuance of Building Permit for building `E'. (See Public Works Bulletin A3 - Transportation Impact Fees) 4. Turnover documents will be required for the new Public sidewalk, portion of asphalt pavement, curb/gutter, street lights, streetscape, crosswalks with Pedestrian warning system, and storm drainage within S. 144th Street / Tukwila International Blvd. Right -of -Way and Public Easement. Provide cost(s) for each item to be turned over. City will prepare documents for Owner(s) signature. 5. Construct / install all development infrastructure under a Public Works permit. 6. Street Lighting comments from Public Works Street Division - The fixture name/picture doesn't match part numbers provided. Verify if Oden or Premiere fixture? Verify which fixture was used for lighting calculations? Plan shows 22' high poles. Were street trees factored when calculating light levels? I doubt it considering the numbers shown in areas shadowed by trees. Not sure the fixture that is pictured would produce that level of lighting in the middle of the roadway. I gave Moira the pedestrian lighting spec used on Klickitat project. We don't want more models to repair. Page 6 of 7 The fixture pictured would not overhang roadway so how is this roadway lighting? Some pole locations are too close to driveway corners and would be susceptible to knocked downs. I think we need a pole with an arm. David McPherson - PW Development Engineer W:\Long Range Projects\Tukwila Village \PL13-023\Phase 2 - L13-0044\revised Planning Division 11-12-13 comments.docx Page 7 of 7 et* at J td wiea Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, _Teri Svedahl , HEREBY DECLARE THAT: x Notice of Application Associated File Number (s): Notice of Decision �- Notice of Public Hearing Mailing requested by: M ' a Notice of Public Meeting Determination of Non- Significance Mailer's signature: Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this _3_ day of _December _, _2013 Project Name: Tukwila Village Phase 2 Project Number: PL13-023 Associated File Number (s): L13-0044 �- Mailing requested by: M ' a rads w Mailer's signature: 7/1 W:\USERS\TERI\TEMPLATES-FORMSWFFIDAVtI.OF DISTRIBUTION.DOC Tukwila Village—Phase 2 City of Tukwila Notice of Application Design Review Project Applicant: Tukwila Village Development Associates, LLC File Number: L13-0044 Tukwila Village Phase 2 Project Description: Buildings D — a six story building with 14,150 square feet of office and 5 floors of residential with a total of 70 units of age restricted housing, and 78 structured and surface parking stalls. Building E — a five story building with 3,200 square feet of neighborhood resource center and general office/retail and 120 age restricted residential units, five live work units and 104 structured and surface parking stalls; Site improvements, include sidewalks, driveways, refuse and recycling area, parking and landscaping on the south side of S. 144th Street. Property Owner: City of Tukwila Project Planner: Moira Bradshaw (206) 433-3651; moira.bradshaw@tukwilawa.gov Project Location: On the east side of Tukwila International Boulevard and on the south side of South 144th Street. See map on reverse. Comments and Appeals: You may review the application and submit written comments on the project to: Department of Community Development 6300 Southcenter Blvd., Ste 100; Tukwila, WA 98188. Comments must be received by 5:OOpm on December 17, 2013. An additional opportunity to comment will be at the hearing be- fore the Tukwila Board of Architectural Review. Notification of hearing time and date will occur when it is scheduled. You may request a copy of any decision, determination and your appeal rights by calling 206-433-3670. You are receiving this notice because you are a property owner or tenant within 500ft of this project or have expressed an interest in being notified of actions related to Tukwila Village. Tukwila Village Phase 2 City of Tukwila Notice of Application Design Review Project Applicant: Tukwila Village Development Associates, LLC File Number: L13-0044 Tukwila Village Phase 2 Project Description: Buildings D — a six story building with 14,150 square feet of office and 5 floors of residential with a total of 70 units of age restricted housing, and 78 structured and surface parking stalls. Building E — a five story building with 3,200 square feet of neighborhood resource center and general office/retail and 120 age restricted residential units, five live work units and 104 structured and surface parking stalls; Site improvements, include sidewalks, driveways, refuse and recycling area, parking and landscaping on the south side of S. 144th Street. Property Owner: City of Tukwila Project Planner: Moira Bradshaw (206) 433-3651; moira.bradshaw@tukwilawa.gov Project Location: On the east side of Tukwila International Boulevard and on the south side of South 144th Street. See map on reverse. Comments and Appeals: You may review the application and submit written comments on the project to: Department of Community Development 6300 Southcenter Blvd., Ste 100; Tukwila, WA 98188. Comments must be received by 5:OOpm on December 17, 2013. An additional opportunity to comment will be at the hearing be- fore the Tukwila Board of Architectural Review. Notification of hearing time and date will occur when it is scheduled. You may request a copy of any decision, determination and your appeal rights by calling 206-433-3670. You are receiving this notice because you are a property owner or tenant within 500ft of this project or have expressed an interest in being notified of actions related to Tukwila Village. 6200 Southcenter Boulevard • Tukwila, Washington 98188 Jim Haggerton, Mayor Project Site: Tukwila Intl Blvd & S 144th St City of Tukwila 6200 Southcenter Boulevard • Tukwila, Washington 98188 Jim Haggerton, Mayor HCC \^�r ILL_ Y �II NCC UDR a1 NCC NCC If f, R LDR Project Site: Tukwila Intl Blvd & S 144th St FDR LDR AGENCY FEDERAL TRANSIT ADMIN US E.P.A. US DEPT OF H.U.D OFFICE OF ARCHAEOLOGY WSDOT NW REGION WA STATE COMMUNITY DEV WA FISHERIES & WILDLIFE WASH DEPT OF SOCIAL/HEALTH DEPT OF ECOLOGY WA DEPT OF ECOLOGY WA STATE ATTORNEY GENERAL OFFICE OF HEARING EXAMINER KC ASSESSOR'S OFFICE KC HEALTH DEPT PORT OF SEATTLE KC DEV & ENVIRON SERVICES KC METRO TRANSIT/SEPA OFFICIAL KC LIBRARY SYSTEM FOSTER LIBRARY WESTFIELD MALL LIBRARY TUKWILA SCHOOL DISTRICT ATTN JACKSON FEDERAL BLDG DEVELOPMENT SERVICES NW REGIONAL OFFICE SEPA REVIEW ECOLOGY DEPARTMENT CITY OF SEATTLE ACCOUNTING DIVISION PERMITS SEPA INFO CENTER ENVIRONMENTAL PLANNING ADDRESS 915 2nd AVE, STE 3142 1200 6th AVE 909 1st AVE, STE 200 PO BOX 48343 PO BOX 330310, MS 240 PO BOX 48300 16018 MILL CREEK BLVD PO BOX 1788 3190 160th AVE SE PO BOX 47703 PO BOX 40117 PO BOX 94729 500 4th AVE, RM# 709A 401 FIFTH AVE, STE 1100 PO BOX 1209 35030 SE Douglas St., Ste 210 201 S JACKSON ST., MS KSC-TR-0431 960 NEWPORT WAY NW 4060 S 144th STREET 1386 SOUTHCENTER MALL 4640 S 144th STREET CITY ST ZIP SEATTLE WA SEATTLE WA SEATTLE WA OLYMPIA WA SEATTLE WA OLYMPIA WA MILL CREEK WA OLYMPIA WA BELLEVUE WA OLYMPIA WA LACEY WA SEATTLE WA SEATTLE WA SEATTLE WA SEATTLE WA Snoqualmie WA SEATTLE WA ISSAQUAH WA TUKWILA WA TUKWILA WA TUKWILA WA 98174 98101 98104 98504 98133 98504 98012 98504 98008 98504 98504 98104 98104 98104 98111 98065 98104 98027 98168 98188 98168 TaxpayerFirstName Dawit & Tarike Muche TUKWILA TUKWILA TUKWILA TUKWILA Darlene L & Marvin D * TUKWILA Piotr & Ann C TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA Sam M & Eredulin TUKWILA Minh TUKWILA Lao & Hannah Ho TUKWILA TUKWILA * TUKWILA TUKWILA TUKWILA TaxpayerLastName Tegegn COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER Michaud SEATAC TUKWILA INVESTMENT L COMMUNITY MEMBER Stempa COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY 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Reji & Rosamma TUKWILA Randel L TUKWILA James M TUKWILA TUKWILA Philip S * * Quang T & Bui Minh -Thu Thu TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA Jake Cuong Cao COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER Zhou Pham Stotsenberg Stotsenberg Xie Hebard Bomann BEN CAROL LAND DEV INC SAMARA HUBNER INC APNA INVESTMENTS GROUP LLC PNC BANK NA COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER Mathew COMMUNITY MEMBER Deitchler COMMUNITY MEMBER Kearney COMMUNITY MEMBER COMMUNITY MEMBER Lester ZORA INC M JASPA COMPANY LLC Le COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER Tra n 14469 41ST AVE S 14471 41ST AVE S 14604 TUKWILA INTERNATIONAL BLVD 14611 42ND AVE S 14641 46TH AVE S 15031 MILITARY RD S # 134 15031 MILITARY RD S # 134-B 1646 S LANE ST 17837 1ST AVE S PMB 131 18504 38TH AVE S 19620 4TH AVE SW 19655 1ST AVE S STE 208 26220 116TH AVE SE # 201 3232 NEWMARK DR 3716 S 144TH ST 3720 S 142ND ST 3725 S 144TH ST 3726 S 142ND ST 3729 S 142ND ST 3730 S 142ND ST 3731 S 141ST ST 3740 S 142ND ST 3742 S 142ND ST 3742 S 144TH ST 3743 S 142ND ST 3747 S 142ND ST 3747 S 146TH ST 3914 S THISTLE ST 3920 S 146TH ST 4011 S 146TH ST 4021 S 144TH ST 4028 S 146TH ST 4029 41ST AVE S 4030 S 146TH ST 4031 S 146TH ST 4037 S 146TH ST TUKWILA WA TUKWILA WA TUKWILA WA SEATTLE WA TUKWILA WA SEATTLE WA SEATTLE WA SEATTLE WA SEATTLE WA SEATAC WA NORMANDY PARK WA NORMANDY PARK WA KENT WA MIAMISBURG OH TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA SEATTLE WA TUKWILA WA TUKWILA WA SEATTLE WA TUKWILA WA TUKWILA WA SEATTLE WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA 98168 98168 98168 98168 98168 98188 98188 98144 98148 98188 98166 98148 98030 45342 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98168 98188 98118 98168 98168 98168 98168 98168 98168 98168 98168 TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA Coi & Minh Le TUKWILA Thuc TUKWILA TUKWILA Ngochan T Conrado F & Corazon R TUKWILA TUKWILA Then V Viet Quoc TUKWILA TUKWILA TUKWILA Kenneth D & Cathryn E TUKWILA Scott & Sharon Ping TUKWILA TUKWILA TUKWILA * * * * * * * Tom * COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER TL INVESTMENT GROUP LLC COMMUNITY MEMBER Nguyen COMMUNITY MEMBER Le COMMUNITY MEMBER COMMUNITY MEMBER Nguyen Callo COMMUNITY MEMBER COMMUNITY MEMBER Tram Tra n COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER Vannice COMMUNITY MEMBER Label Zhu COMMUNITY MEMBER COMMUNITY MEMBER COMMUNITY MEMBER TUKWILA SCHOOL DISTRICT SILVERDALE-TUKWILA LLC KC HOUSING AUTHORITY TUKWILA CITY OF TUKWILA CITY OF SEG 56TH LLC POLL TUKWILA LLC Ngo NORMANDY COURT HOLDINGS LLC 4043 S 146TH ST 4049 S 146TH ST 4053 S 144TH ST 4055 S 146TH ST 4055 S 148TH 4056 S 146TH ST 4057 S 144TH ST 4060 S 144TH ST 4061 S 144TH ST 4061 S 146TH ST 4063 S 146TH ST 4064 S 146TH ST 4201 S 146TH ST 4204 S 146TH ST 4205 S 142ND ST 4210 S 142ND ST 4215 S 144TH ST 4218 S 142ND ST 4220 S 146TH ST 4222 S 146TH ST 4223 S 144TH ST 4224 S 146TH ST 4226 S 146TH 4226 S 146TH ST 4242 42ND AVE S 4242 S 144TH ST 4628 S 144TH ST 4640 S 144TH ST 5209 LAKE WASHINGTON 600 ANDOVER PARK W 6200 S CENTER BLVD 6200 SOUTHCENTER BLVD 845 106TH AVE NE # 100 8915 SE 44TH ST 9202 10TH AVE SW 95 S TOBIN ST # 201 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98148 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILLA WA 98148 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 SEATTLE WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 BLVD NE # 100 KIRKLAND WA 98033 TUKWILA WA 98188 TUKWILA WA 98168 TUKWILA WA 98188 BELLEVUE WA 98004 MERCER ISLAND WA 98040 SEATTLE WA 98106 RENTON WA 98057 * * * * * * * * * * Steven M Anna M * KING CO LIBRARY SYSTEM J & J INVESTMENT ASSOCIATES WALGREEN CO MOUNTAIN VIEW FAMILY ASSOC STEPPING STONE VENTURES L L LONGAN GROUP LLC VIP 910 LLC RIDGE PLACE LLC FEDERAL NATIONAL MORTGAGE A ABU-BAKR ISLAMIC CENTER OF Cox Van Frachen 7-11 INC #22866 960 NEWPORT WAY NW 9805 NE 116TH ST PMB 7317 PO BOX 1159 PO BOX 2170 PO BOX 2626 PO BOX 27324 PO BOX 28 PO BOX 58184 PO BOX 650043 PO BOX 68069 PO BOX 68114 PO BOX 68732 PO BOX 711 ISSAQUAH WA KIRKLAND WA DEERFIELD IL LYNNWOOD WA LYNNWOOD WA SEATTLE WA KIRKLAND WA TUKWILA WA DALLAS TX TUKWILA WA SEATTLE WA SEATTLE WA DALLAS TX 98027 98034 60015 98036 98036 98165 98083 98138 75265 98168 98168 98168 75221 NAME ADDRESS UNTI # CITY ST ZIP Southgate/Tukwila Community Member 14005 42 Ave S #3 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #4 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #5 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #6 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #7 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #8 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #9 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #10 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #11 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #12 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #13 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #14 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #15 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #16 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #17 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #18 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #19 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #20 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #21 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #22 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #23 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #24 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #25 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #26 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #27 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #28 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #30 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #31 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #32 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #33 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #34 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #35 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #36 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #37 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #38 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #39 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #40 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #41 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #42 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #43 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #44 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #45 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #46 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #47 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #48 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #49 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #50 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #51 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #52 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #53 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #54 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #55 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #56 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #57 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #58 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #59 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #60 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #61 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #62 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S #63 Tukwila WA 98188 Southgate/Tukwila Community Member 14005 42 Ave S OFFICE Tukwila WA 98188 NAME ADDRESS CITY ST ZIP TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 104 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 105 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 106 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 107 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 108 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 109 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 110 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 111 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 201 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 202 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 203 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 204 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 205 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 206 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 207 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 208 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 209 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 210 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 211 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 301 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 302 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 303 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 304 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 305 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 306 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 307 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 308 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 309 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 310 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14410 41ST AVE S Apt 311 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14420 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14422 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14424 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14426 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14428 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14430 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14432 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14434 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14436 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14438 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14442 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14444 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14446 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14448 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14450 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14452 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14454 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14456 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14458 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14460 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14461 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14462 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14463 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14464 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14465 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14466 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14467 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14468 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14469 41ST AVE S Apt TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 101 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 102 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 103 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 104 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 105 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 106 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 107 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 108 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 109 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 110 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 111 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 112 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 114 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 115 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 116 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 117 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 118 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 119 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 120 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 121 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 122 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 123 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 124 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 201 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 202 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 203 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 204 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 205 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 206 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 207 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 208 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 209 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 210 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 211 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 212 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 214 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 215 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 216 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 217 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 218 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 219 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 220 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 221 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 222 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 223 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S Apt 224 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 108 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 109 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 110 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 111 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 112 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 114 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 207 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 208 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 209 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 210 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 211 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 212 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 214 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 215 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 308 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 309 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 310 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 311 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 312 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 314 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14201 42ND AVE S Apt 315 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 116 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 117 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 118 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 119 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 120 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 121 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 122 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 123 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 124 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 201 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 202 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 203 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 204 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 205 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 216 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 217 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 218 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 219 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 220 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 221 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 222 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 223 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 224 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 301 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 302 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 303 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 304 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 305 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 306 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 307 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 316 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 317 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 318 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 319 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 320 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 321 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 322 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 323 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14203 42ND AVE S Apt 324 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 101 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 102 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 103 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 104 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 105 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 106 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 107 TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14207 42ND AVE S Apt 206. TUKWILA WA 98168 CITY OF TUKWILA NOTICE OF APPLICATION December 3, 2013 PROJECT INFORMATION Tukwila Village Project - Phase 2 1. Buildings D — a six story building with 14,150 square feet of office and 5 floors of residential with a total of 70 units of age restricted housing, and 78 structured and surface parking stalls; and 2. Building E — a five story building with 3,200 square feet of neighborhood resource space and general commercial retail, and four floors of 120 units of age restricted housing, five live work units and 122 structured and surface parking; and 3. Site improvements, including sidewalks, driveways, refuse and recycling area, parking and landscaping located on the south side of S. 144th Street. Land Use Activity File Number is: L13-0044- Design Review Related Land Use Activity File Numbers: L13-031 – Parking Deviation; L13-021 – Lot Consolidation; E13-011 – SEPA Studies available with the applications are: 1. Subsurface Exploration, Geologic Hazards, and Geotechnical Engineering Report (Associated Earth Sciences, Inc. March 18, 2013) 2. Phase I Environmental Site Assessment (Associated Earth Sciences, Inch November 30 2011) 3. Phase II Environmental Site Assessment (Associated Earth Sciences, Inc. November 22 2011) 4. Traffic Impact Analysis (Parametrix, May 28, 2013) 5. Arborist Report (Tina Cohen, Northwest Arborvitae, September 16, 2011) 6. Technical information Report (Barghausen, May 22, 2013) 7. SEPA Checklist (Park, May 28,2013) FILES AVAILABLE FOR PUBLIC REVIEW AT: City of Tukwila, Department of Community Development (DCD), 6300 Southcenter Boulevard, Suite 100; Tukwila, WA 98188; 8:30 a.m. – 5:00 p.m. Monday – Friday. OPPORTUNITY FOR PUBLIC COMMENT Written comments must be delivered or postmarked no later than 5:00 P.M. December 17, 2013 to: Moira.bradshaw@tukwilawa.gov, or to Tukwila Community Development Department; 6300 Southcenter Boulevard, Suite 100; Tukwila, WA 98188 APPEALS You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at (206) 431-3670. For further information on this proposal, contact Moira Carr Bradshaw, Senior Planner at (206) 431-3651, moira.bradshaw@tukwilawa.gov or visit our offices at 6300 Southcenter Boulevard, Suite 100, Monday through Friday, 8:30 a.m. - 5:00 p.m. Application Filed: November 12, 2013 Notice of Completeness Issued: November 19, 2013 Notice of Application Issued: December 3, 2013 W:\ Long Range Projects \ Tukwila Village \ PL13-023 \ Phase 2 - L13-0044 \ NOA L13-0044.doc MEMORANDUM www.tukwila@tukwilawa.gov Development Guidelines and Design and Construction Standards DATE: November 26, 2013 TO: PLANNING DEPT. — Moira Bradshaw, Senior Planner O14111 FROM: PUBLIC WORKS DEPT. — David McPherson, Development Engineer David. McPherson@TukwilaWA.gov SUBJECT: Tukwila Village — Phase II — Buildings D and E South of S. 144th Street located just East of Tukwila International Blvd. Design Review and Miscellaneous Comments Design Review — L13-0044 1. Concurrency Test Notice for Surface Water has been PASSED by Public Works. 2. Traffic Concurrency Test Fee in the amount of $21,000.00 to be paid as part of Design Review — L13-030 / L13-0044 under Public Works permit no. 013-008. Fee is based on 319 residential units, 17,210 s.f. of retail, and 15,000 s.f. of office. Includes Tukwila Village (Phase I, Phase II, and Phase III). New Library is not included. Traffic Concurrency Certificate Application has been provided by the Applicant. 3. Pedestrian warning system for crossings at T.I.B & S. 144th Street are required, including rapid flash beacon / advanced warning. (Design shall meet City Engineer approval) 4. Sht. P1.2 Sensitive Areas Plan — See comments from Public Works — enclosed. 5. Sht. P4.1 Lighting Plan — Street Lighting design and installation shall be per City standards. See Infrastructure Design and Construction Standards manual on City Web - Site. See comments from Public Works — enclosed. 6. Sht. C5 of 14 Civil Plan sheet — See comments from Public Works — enclosed. Miscellaneous Comments 1. A Transportation Impact Fee applies to the future Building permit(s) as follows: 2. Phase 11 (Building D') Transportation Impact Fee for building `D' is based on 101 new PM Peak Hour Trips x $1,061.20 per PM Peak Hour Trip = $107,181.20; due at issuance of Building Permit for building `D'. (See Public Works Bulletin A3 — Transportation Impact Fees) 3. Phase 11 (Building `E') Transportation Impact Fee for building `E' is based on 27 new PM Peak Hour Trips x $1,061.20 per PM Peak Hour Trip = $28,652.40; due at issuance of Building Permit for building `E'. (See Public Works Bulletin A3 — Transportation Impact Fees) Page 1 of 2 4. Turnover documents will be required for the new Public sidewalk, portion of asphalt pavement, curb/gutter, street lights, streetscape, crosswalks with Pedestrian warning system, and storm drainage within S. 144th Street / Tukwila International Blvd. Right -of -Way and Public Easement. Provide cost(s) for each item to be turned over. City will prepare documents for Owner(s) signature. 5. Construct / install all development infrastructure under a Public Works permit. 6. Street Lighting comments from Public Works Street Division - The fixture name/picture doesn't match part numbers provided. Verify if Oden or Premiere fixture? Verify which fixture was used for lighting calculations? Plan shows 22' high poles. Were street trees factored when calculating light levels? I doubt it considering the numbers shown in areas shadowed by trees. Not sure the fixture that is pictured would produce that level of lighting in the middle of the roadway. I gave Moira the pedestrian lighting spec used on Klickitat project. We don't want more models to repair. The fixture pictured would not overhang roadway so how is this roadway lighting? Some pole locations are too close to driveway corners and would be susceptible to knocked downs. I think we need a pole with an arm. Page 2 of 2 12' CEDAR 13 14' CEDAR Q - 12' CEDAR 11 - • 21' CYPRESS 19 NOTES: 1. NUMBERS AT EACH TREE LOCATION ARE TREE IDENTIFICATION NUMBERS FROM THE TUKWILA VILLAGE ARBORIST REPORT DATED SEPTEMBER 16, 2011. SEE REPORT FOR MORE DETAILED TREE INFORMATION. 2. PROTECTIVE MEASURES FOR TREES TO BE RETAINED SHALL INCLUDE 12' LAUREL PROPOSED BUILDING B PROPOSED BUILDING C PROPOSED BUILDING A SIGNIFICANT TREE TO BE RETAINED IF POSSIBLE 40' REDWOOD A. HIGH VISIBILITY PROTECTIVE FENCING, 10 FT. BEYOND TREE DRIPUNE, SHALL BE PROVIDED DURING CONSTRUCTION OPERATIONS. NO VEHICULAR TRAFFIC OR EQUIPMENT AND. MATERIALS STORAGE SHALL BE ALLOWED WITHIN THIS PROTECTED AREA. FOOT TRAFFIC SHALL BE LIMITED TO PLANTING INSTALLATION OPERATIONS. B. ANY REQUIRED TREE ROOT PRUNING TO ACCOMMODATE CONSTRUCTION SUCH AS UNDERGROUND UTILITIES OR BUILDING FOUNDATIONS SHALL FOLLOW BEST HORTICULTURAL PRACTICES. 3. BESIDES SIGNIFICANT TREES, NO OTHER SENSITIVE AREAS AREA ARE KNOWN TO BE PRESENT ON SITE. MeMn R. Easter- RIA, ASLA 5' CEDAR 5' HORNBEAM PROPOSED BUILDING E 30' SWEETGUM 16' LONDON PLANE _ PROPEiTY LINE STATE OF WASH ROTOR:: REGISTERED LAND CAPE ARCHITECT MELVIN R. EASTER ` CERTIFICATE NO.aea Issue Dates 11/08/13 BAR SUBMITTAL 6 DOGWOOD 32''SPRUCE ® �' \ 1. • 4 18' CEDAR ®-\ \\.4S 18' CEDAR 34 36' CEDAR EXISTING BUIIDING TO BE REMOVED LJ 58 —4-`" CEDAR ® L5'10EDAR) SIGNIFICANT TREES TO BE REMOVED, TYP. L `= — 4' CEDAR 4' CEDAR PROPOSED BUILDING D PROPOSED LIBRARY (BY OTHERS) SIGNIFICANT TREE TO BE RETAINED IF POSSIBLE PROJECT #: LA -1113 FILENAME: LA1113-P1.2 DRAWN BY: LP/MB BAR SUBMITTAL CANOPY DOWNLIGHT, TYP 12'-15' HT. PROPOSED — LIGHT FIXTURES, TYP. NOTE: SEE SHEET P4.4 FOR LUMINAIRE SCHEDULE ani ` aci ' c c E Ci) m a•E tte4_• to vs vs n w fa fa A 20'-24' HT. PROPOSED LIGHT FIXTURES ALONG S. 144TH ST., TYP. Melvin R. Easter- RIA, ASIA TYPICAL LUMINAIRE (VISIONAIRE PREMIER II) STATE OF WASH NOTON REGISTERED LANDSCAPE ARCHITECT MELVIN R. EASTER CERTIFICATE NO.398 Issue Dates 11/08/13 BAR SUBMITTAL BUILDING D EXISTING LIGHT POLES TO REMAIN, TYP. WALL SCONCE LIGHT FIXTURE, TYP. WALL PACK LIGHT FIXTURE, TYP. mIj 7 / Zi. trng 417'iy 771 Amor f Aoke; TYPICAL WALL PACK (VISIONAIRE MALIBU) Calculation Summary Label CalcType Units . Avg Max Mln Avg/Min Max/Min BLDG D and E Phase 2 Illuminance Fc 2.39 9,2 0.3 7.97 . 30.67 Luminaire Schedule' Symbol Qty Label Arrangement Total Lamp Lumerd_LF Description, Dg o 9 R2 SINGLE . N.A, 1.000 ML5606940-692W /✓4�i 0 40 WI SINGLE N.A. 1.000 OW2202-LCW2000-30 0 12 . P1 45w SINGLE N.A. 1,000 ODN-2-L-42L-T4-530MA-4K 9 W3 ,: SINGLE N.A. 1,000- IST-B02-LED-E1-BL3 0 _ 5• in 45w F SINGLE . N.A. 1,000. UDN-2-L-42L-T4-530MA-4000 o 2 P1 45w -wall Mount SINGLE . N.A. 1,000 ODN-2-L-42L-T4-530MA-4K Phase 2 Bldg D and E Illuminance (Fc) Average = 2.39 Maximum = 9.2 Minimum = 0.0 Avg/Min Ratio = 0.00 Max/Min Ratio = 0.00 s®�- (s K11°d ryp LIGHTING PLAN 1110-7 0 10 20 40 .`80 = 20'-0' U3 PROJECT. #: LA -1113 FILE NAME: LA1113-P4.1 DRAWN BY: CP/RS/LP/MB LIGHTING PLAN BAR SUBMITTAL . UTILITY CONFLICT NOTE CAUTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION DIMENSION, AND DEPTH OF ALL EXISTING URLTRES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOLING THE UTILTITES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UTILITY LOCATE 0 1-600-424-5555 AND THEN POTHOLING AU. OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFLICTS EXIST. LOCATIONS OF SAID UTILITIES AS SHOWN ON THESE PLANS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. GRADING PLAN FOR TUKWILA VILLAGE - PHASE 2 PORTION OF THE SE 1/4, SW1/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON --- / X389 WI= W." -.111011111111110111111.111111M CALL BEFORE YOU DIG: 1-800-424-5555 PROPOSED PAVEMENT LEGEND FF.290.00 PROPOSED STANDARD ASPHALT PAVEMENT PROPOSED PEDESTRIAN CONCRETE PAVEMENT/PAVERS PROPOSED VEHICULAR CONCRETE PAVEMENT/PAVERS PROPOSED POROUS PEDESTRIAN CONCRETE PAVEMENT/PAVERS PROPOSED POROUS VEHICULAR CONCRETE PAVEMENT/PAVERS NOTES: Lou1 C,. m11 1. REFER TO LANDSCAPE PLANS FOR DETAILED PAVEMENT TREATMENT. 2. SEE SHEET C14 FOR PAVEMENT SECTIONS KEYNOTE LEGEND O SINGLE DIRECTION CURB RAMP PER WSDOT STD. F-40.16-01 OCURB RAMP PER CITY OF TUKWILA STD. RS -12 O DRIVEWAY PER CRY OF TUKWILA STD. RS -09 ® CEMENT CONCRETE TRAFFIC CURB & GUTTER PER WSDOT STD. F-10.12-02 O ADA COMPLIANT PARKING AREA. GRADE TO NOT EXCEED 2.0% IN ANY:. DIRECTION © REFER TO LANDSCAPE PLANS FOR DETAILED PLAZA DESIGN O BOLLARD, TYP. REFER TO LANDSCAPE PLANS FOR DETAIL O8 TRASH COLLECTION AREA /opt tato, Oil ati I L, 1V� 292.6 [ 1 1 BW'290.0, BWr288.0 n `` 1 TW 293.2(`) (�I- W.LEMPIlkiiC% •A go•Ham EMI MISYiI7A■ mkt X29 F /4 pp F=294.00 FF-zs4.00N .00 PN FF -294•00 BUILDING C FF -29400 •: FF=294.00 _ ff-2 ,00 FF -294.00 FF.290.00 FFmFF289.-�' 28 .00 1 CB f7 IMOi IUM I ®:f..ID =tibPIE"si4`I;TSIM;YdLtT:MEI1➢U: B a�i�r tr�a���2 ,>�6n s SFI:T1 FF -289.00 NEW BUILDING A -J j FF VARIES PUBLIC STORM DRAINAGE EASEMENT 11.08.13 41.ifigniiiiiciI iy I,l:r a:si--- r •) 1jW2:3.1 1i h II BW=291.1 STAIRS F -295.75 FF -291.00- -30..1 B 2 .5 RETAINING WALL NOTES: 1. REFER TO SHEET C6 FOR STORM DRAINAGE PLAN. 2. - REFER TO SHEET C14 FOR EX. UTILITY STRUCTURE DETAILED INFORMATION.. 3. ALL ONSITE SIDEWALK TO BE MONOLITHIC CEMENT CONCRETE CURB & SIDEWALK PER WSDOT STD. F-30.10-01 UNLESS OTHERWISE NOTED. 4. WHERE ONSITE CURB IS NOT ADJACENT TO CONCRETE SIDEWALK, CURB SHALL DE 8'. EXTRUDED CONC. CURB PER DETAIL. SHEET 014. 5. RETAINING WALLS BY OTHERS. 1.9 '.0 TREE TO REMAIN November 19, 2013 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Notice of Complete Application Bryan Park 201 27 Avenue SE, Building A, Suite 300 Puyallup, WA 98374 Subject: Tukwila Village Phase 2 Dear Mr. Park, Your application for the above project (File number: L13-0044) is considered complete on Novemberl9, 2013 for the purposes of meeting state mandated time requirements. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. Please call (206) 431 3651 or email me moira.bradshaw@tukwilawa.gov if you need any assistance. Sincerely, gt. -dam Moira Carr Bradshaw Senior Planner W:\Long Range Projects\Tukwila Village\PL13-023\Phase 2 - L13-0044\notice of completeness.doc City of Tukwila Department of Community Development File Numbers PL13-023 L13-0044 - BAR LAND USE PERMIT ROUTING FORM TO: * Building * Planning * Public Works * Fire Dept. * Police Dept. IE Parks/Rec Project: Tukwila Village - Phase 2 - Buildings D and E Address: south of S 144 Street east of TIB Date transmitted: 18 November 2013 Response requested by / z, 6��.2 Staff coordinator: Moira Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) Plan check date: Comments prepared by: Update date: City of Tukwila Department of Community Development Siie. Numbers PL13-023 L13-0044 - BAR LAND USE PERMIT ROUTING FORM TO: * Building * Planning * Public Works( -1:--1h Fire Dept.* Police Dept. Parks/Rec Project: Tukwila Village - Phase 2 - Buildings D and E - Address: south of S 144 Street east of TIB Date 18 November 2013 transmitted: Response requested by:6 aC d t'� Staff coordinator: Moira Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) Sr4Qe c //� 01101,_ eQ3 - 51-6(t i d; C (tel /j + 4-✓. S.) n re ol.3- -l-6 Le. Gt esyA o wt�l.,s� q� Gt eri�� 0,A-friby-- loco( 041 41 Ci 000 /Ss- Cis -tke s,r(ewctik p4 et,A vtut A a(ctss, /"v Plan check date: /2 3 Comments Am, prepared by: Update date: City of Tukwila Department of Community Development File Numbers PL13-023 L13-0044 - BAR LAND USE PERMIT ROUTING FORM ' TO: Building * Planning * Public Works * Fire Dept. * Police Dept. ❑ Parks/Rec Project:–Tukwila Village - Phase 2 - Buildings D and E Address: south of S 144 Street east of TIB Date 18 November 2013 transmitted: Response requested by:61)0_6 1)0_6 (Q I 3 Staff coordinator: Moira Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) Akrf*rppff /h 7 -/?,t , t, Gear r Surma h Dal d c /artily. r- the W LT. 4, 7L f6 Zolaa j 1 (erre c y i aril Ref,. ) /the-, /Q. h I 7C,at, Q7 O O ec%P ,s' 7`i // N-7,04. pu "(-1,44 a ac.-(Adi to 11-e s" -c_ Plan check date:/ ft / 3 --2 Update /— Comments/42j.___________. prepared by: date: City of Tukwila Department of Community Development rile Numbers PL13-023 L13-0044 - BAR RECEIVED LAND USE PERMIT ROUTING FO TO: * Building * Planning =blic Worl * Fire Dept. * Police Dept. KwtuA C WORKS Parks/Rec Project: Tukwila Village - Phase 2 - Buildings`D-and E Address: south of S 144 Street east of TIB Date 18 November 2013 Response requested by: , Zee, 7-0/3transmitted: (. Staff coordinator: Moira Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) (9 EE.. /1Trr4c ec_r. Pus Li c U./ 0 itiet5 et:w mEN`CS -� 1/24//s Plan check date: Comments prepared by: Update date: City of Tukwila Department of Community Development r"ile Numbers PL13-023 L13-0044 - BAR LAND USE PERMIT ROUTING FORM TO: * Building * Planning * Public Works * Fire Dept. * Police Dept. Parks/Rec Project: Tukwila Village - Phase 2 - Buildings D and E Address: south of S 144 Street east of TIB Date transmitted: 18 November 2013 Response requested by: Staff coordinator: Moira Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) Plan check date: Comments prepared by: Update date: Tukwila Village — Phase 2 Response to Design Review Criteria for BAR Review — Developments in the Tukwila International Boulevard CorridorECEIVED NOV 12 2013 1. Site Design C,OMMIINI I Y a. Site Design Concept DEVELOPMENT The Phase 2 site is situated on the south side of South 144th Street and includes buildings D & E with associated sidewalks, landscape and outdoor space to serve the seniors living in this portion of the Tukwila Village community. We have worked very diligently to "connect" this portion of Tukwila Village with the larger segment of the community located on the north side of S. 144th Street, to maintain the cohesive "village" scheme. The residents of buildings D & E will have equal and safe access to the additional features and activities contained in Phase 1, including the public plaza, the commons building, ARTwalk and the adjacent King County Library. b. Relationship to Street Front From the beginning, the overall site design of Tukwila Village focused on the fronting of buildings onto the adjacent streets, in this case, Tukwila International Boulevard (TIB) to the west and South 144 Street to the north. Building D contains a mix of office on the lower level with residential living units above. The offices will primarily front onto TIB with a small portion fronting onto S. 144th Street. The Building D residential lobby is located in the northeast corner and fronts onto South 144th Street, with close proximity to the mid -block crossing and views to the public plaza. 1 November 11, 2013 Building E ground floor frontage abuts S. 144th Street with significant architectural design features at the two building corners to clearly designate the entrance to the Tukwila Police Neighborhood Resource Center at the northwest corner and the residential entry lobby at the northeast corner. In all cases, the intent is to create a very urban feel and edge. Front doors are oriented to the street, such as the commercial space and Building D & E entry lobbies at S. 144th Street. In other instances the building entries are internal to the site and relate to the surface parking and parking garages. South 144th Street will be reconstructed (widened) to include several upgrades. These include parallel parking stalls and bike lanes on both sides, expanded sidewalks, street trees and light fixtures. c. Street Corners Tukwila Village includes two major street corners. Phase 2 Site Plan includes the southwest intersection of Tukwila International Boulevard and South 144th Street. Building D is located on the south side of this intersection and will provide a quality multi- story, mixed-use building as a back drop, with contemporary architectural design. The corner will include an expanded and paved sidewalk with landscape planters. The Building D architecture includes feature elements at the northeast and northwest corners that clearly designate the residential entry lobby (NE corner) and the corporate office entry (NW corner). In addition to 5 -levels of housing, this building will contain the corporate offices of the Senior Housing Assistance Group (SHAG), Independent Living and Pacific Northern Construction Company. d. Continuity of Site with Adjacent Sites Two significant "transition" areas are important to the successful integration of this higher density urban community into the existing fabric of this neighborhood. The relationship of Building B to the adjacent multi -story apartments to the east and north; and the relationship of Building E to the King County Housing Authority (KCHA) complex to the east of Building E. The property directly south of Building D is slated for redevelopment. The successful transition of Building E with the adjacent KCHA property will be addressed with the ground -level townhouse units that face east and careen the parking garage. These (5) residential units will have a sidewalk connection from S. 144th Street, front porches facing KCHA to the east and direct unit access from the building interior. Building E transition solutions will also include the provision of shared parking stalls and foundation landscaping. e. Shared Facilities Phase 2 of Tukwila Village meets the definition of "Shared Facilities" - multiple mixed-use buildings with shared parking areas, driveways, and landscaping. The overall community will 2 November 11, 2013 also include a shared Public Plaza and Commons building. f. Site Design for Safety Phase 2 on-site vehicular circulation is simple and direct, designed to be as unobtrusive as possible. The focus of the site layout and circulation is on the pedestrian user. Cars will access the site at a centrally located driveway to park in either the surface parking area or to access the parking garage at each mixed-use building. Buildings are designed and located such that surveillance of the entire property is achievable. The multiple -storied structures with multiple living units place many eyes on the site at all times. Good visual access into the site from the surrounding public streets. In addition, the Tukwila Police Neighborhood Resource Center will also be located in the northwest corner of Building E. In addition to the required street lighting, the entire site will be adequately lighted for safety and security. Special attention will be given to parking areas, pedestrian connections, street crossings and accessible routes of travel. Selection and use of plant materials will take into consideration the Tong -term growth habits of the plants. With tight, urban -scale spaces, use of small to medium sized trees and shrubs will be appropriate. Low to medium -level maintenance will be the overall objective of the site elements, paving, furnishings and landscape. The design will incorporate durable materials that are both functional and attractive. g. Siting and Screening of Service Areas A trash and recycling station is located within both Building D & E parking garages. A trash room with compactor is included to minimize the volume of trash and the frequency of pick- ups. A screened staging area is located between Buildings D & E where the trash and recyclable containers are moved on pick-up day(s). A shared, pad -mounted electrical transformer is located behind Building D and will serve the power needs of both buildings. Above grade utility vaults and boxes will be screened from view using screen fences and/or landscaping. h. Natural Features and Sensitive Areas No designated "sensitive areas" are located on the Phase 2 site. An Arborist came on-site, identified and evaluated all existing trees. The general conclusion of her report was that there are very few trees that are worth saving on this property. The exception on the Phase 2 site is the large Coast Redwood tree located on the south end of Building D. We will make every effort to preserve this tree if the finish grades and surrounding improvements will allow. If it is not possible, it is the applicant's intent to harvest the and re -use the wood on- site. i. Surface Storm Water Detention Facilities Storm water detention for the Phase 2 site area will occur in a series of pipes located under Building E. Water quality treatment will 3 November 11, 2013 be provided by a series of below -grade "Bio - Clean" treatment facilities - see civil documents. j. Pedestrian Circulation Paved sidewalks will connect the building entries in Phase 2 with both surface and garage parking. Paved pedestrian connections are also provided from Tukwila International Blvd. (TIB) and South 144th Street to the main entries at Building D & E. Special effort has been given to locating the primary Building D & E entries with close proximity to the two mid -block pedestrian crossings. Pedestrians will also be able to comfortably connect to adjacent properties by way of the public sidewalks along TIB and South 144th Street. The existing Transit stop located on TIB and on the west side of the proposed King County Library will be readily accessible for the Phase 2 residents and business staff. k. Pedestrian Amenities Tukwila Village — Phase 2 will include numerous and varied pedestrian amenities, most associated with the Outdoor Plaza located in the central portion of the development. These will include an open lawn area for relaxation, activity and watching performances on The Commons stage, interactive water feature, large lawn area for casual seating and activities game table area, potential Farmer's Market, fire -side seating at the coffee shop and numerous seating areas with seat walls and benches. In addition, Building E will include a large, level 2 outdoor courtyard that will provide a range of more private activities such as p -patch planters, outdoor gaming and exercise areas, paved areas for tables and seating, a barbecue facility and covered space for year-round use. I. Vehicular Circulation The vehicular circulation for Phase 2 is very simple and direct, with minimal impact to the pedestrian circulation. The site is accessed from a centrally located driveway that will provide direct connection to the Building D & E parking garage entrances as well as the surface parking stalls. Through the use of creative transitions, the design objective is to minimize automobiles and vehicular activity and encourage walking. m. Parking Minimum parking stall counts have been implemented at Tukwila Village through the use of code -allowed parking reductions for retail/commercial spaces and affordable senior housing. 2. Building Design See attached for building design response. 3. Landscape Design a. Landscape Design The overall design concept for Phase 2 is the same as it is for the remainder of Tukwila Village, create a cohesive and aesthetically pleasing landscape that invites users into the spaces and leaves a lasting impression, even if they are not sure why. Because of the development density and the provision of a wide range of useable, paved areas, the carefully placed planters and landscape areas must be appropriately planted. The landscape 4 November 11, 20(3 will be used to enhance and screen and provide interest and visual impact. Because we are redoing the South 144th Street Right -of -Way and the Tukwila International Boulevard frontages, we will be creating a new and enhanced street tree planting that is compatible with the overall Tukwila Village landscape design. b. Planting Design The plant selections will include an appropriate mix of native and ornamental plants that are appropriate in terms of their hardiness, growth habits and maintenance requirements. The planting design will include the use of a carefully selected group of trees that provide shade, verticality and separation. The understory planting will be done in plant "masses", minimizing the number of plant species and maximizing the visual impact. For various reasons, a vast majority of the existing trees on-site are not suitable for preservation (see Arborist Report). 4. Signs a. Signage Concept The overall sign concept for Tukwila Village is a simple but high impact solution that can be carried consistently throughout the project, from the monument signs identifying the Tukwila Village development, to the spaces within the village. This solution will be carried out through the use of individual, bold letters placed in key locations throughout the development. These will include the top or side of landscape walls and along the top of building canopies of fascias. Similarly, the individual building names will be located on "blade" signs mounted on the building face, near the front entrances. A similar treatment will be implemented with the individual retail and commercial tenants as they are identified. In all cases, the objective is to make the signage readily viewable by both motorists and pedestrians. These signs will be lighted for both day and nighttime viewing. The intent is to use energy- efficient LED lights within or adjacent to the individual letters to• create a soft "glow" vs a harsh, spot light approach. The sign materials will be durable and resistant to vandalism and theft. 5 November 11, 2013 City of Tukwila Jim Haggerton, Mayor RDepaarvi t of Community Development NOV 12 2013 Jack Pace, Director October 9, 2013 cOMMUNI I v DEVLLOPMLNT Notice of Decision Parking Standard for a Use not specified; 10% Complimentary Parking Approval; Shared Parking To: Bryan Park, Applicant King County Assessor, Accounting Division Agencies with Jurisdiction All Parties of Record This letter serves as a notice of decision and is issued pursuant to the Permit Application Types and Procedures Chapter of the Zoning Code (TMC 18.104.170) on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L13-031 Applicant: Bryan Park Type of Permit Applied for: Variance from Parking Standards (Type 2 Permit) Project Description: Tukwila Village — Phases 1-3 Location: East side of Tukwila International Boulevard (TIB) on the north and south sides of the S. 144 Street and TIB intersection Associated Files: L13-017 — Design Review — King County Library L 13-020 — Parking Standard Determination — King County Library L13-021 — Boundary Line Adjustment/Lot Consolidation L13-030 — Design Review — Tukwila Village Site Plan — Phases 1-3 and Elevations Phase 1 Comprehensive Plan Neighborhood Commercial Center and High Density Residential and Urban Designation/Zoning Renewal Overlay District: II. DECISION SEPA Determination: The SEPA Responsible Official has previously determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non -Significance (DNS.) RECEIVED NOV 122013 TECHNICAL INFORMATION REPORT OLVL-L01'NiL--w 1 Proposed Tukwila Village East Side of Tukwila International Boulevard and Both Sides of South 144th Street Tukwila, Washington Prepared for: Tukwila Village Development Associates, LLC 201 — 27th Avenue S.E. Building A, Suite 300 Puyallup, WA 98374 May 22, 2013 Our Job No. 15255 HAV � _ CIVIL ENGINEERING, LAND PLANNING, SURVEYING 2 e ���� u 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX y i BRANCH OFFICES • OLYMPIA, WA • CONCORD, CA • TEMECULA, CA so g• www.barghausen.com /3-C%'L/ -f .i r� RECEIVED NOV 12 2013 CX)MMUNI1Y DEVELOPMENT PHASE I ENVIRONMENTAL SITE ASSESSMENT TUKWILA VILLAGE Tukwila, Washington Prepared for: Pacific Northern Construction 201 27th Avenue SE, Building A, Suite 300 Puyallup, Washington 98374 Prepared by: Associated Earth Sciences, Inc. 911 5th Avenue, Suite 100 Kirkland, Washington 98033 425-827-7701 Fax: 425-827-5424 November 30, 2011 Project No. KE110238B November 30, 2011 Project No. KE110238B Pacific Northern Construction 201 27th Avenue SE, Building A, Suite 300 Puyallup, Washington 98374 Attention: Mr. Bryan Park Subject: Phase I Environmental Site Assessment Tukwila Village Tukwila International Boulevard and South 144th Street Tukwila, Washington Dear Mr. Park: This letter accompanies a report by Associated Earth Sciences, Inc. (AESI) documenting the results of a Phase I Environmental Site Assessment (ESA) performed on the above -referenced property. The fmdings and conclusions in this report are based on our interpretation of information currently available, and are subject to the limitations in the attached report. We appreciate the opportunity to work with you on this project. If you have any questions regarding the scope of our study or our conclusions, please do not hesitate to contact us at (425) 827-7701. Sincerely, ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington Jon N. Sondergaard, L.G., L.E.G. Principal Geologist INS/1d KEI10238B3 Projects \20110238\KE\WP Phase I Environmental Site Assessment TUKWILA VILLAGE Tukwila, Washington Prepared for Pacific Northern Construction Project No. KE110238B November 30, 2011 Associated Earth Sciences, Inc. .Ly�T32*✓.. • Lon Serving the Pacific .Northwest Since 1981 November 22, 2011 Project No. KE110238B Tukwila Village Development Associates, LLC 201 27th Avenue, Building A, Suite 300 Puyallup, Washington 98374 Attention: Mr. Bryan Park r Nast2' i svmt41-rd rtvLu,ilA V. (a Subject: Phase II Environmental Site Assessment Tukwila Village — - Tukwila International Boulevard and South 144th Street Tukwila, Washington Dear Mr. Park: (loi it3S) Associated Earth Sciences, Inc. (AESI) is pleased to provide this letter -report presenting the results of our assessment of potential contamination in soils and ground water at the site planned for redevelopment as Tukwila Village. The location of the property is shown on Figure 1, "Vicinity Map." BACKGROUND The background information provided in this section is based on an unpublished draft Phase I Environmental Site Assessment (ESA) prepared for the subject property by AESI in September 2011. The Phase I ESA will be published pending completion of the owner questionnaire. During completion of the Phase I ESA, records were discovered which indicate that previous activities have occurred on or adjacent to the site which have the potential to release petroleum compounds to soil and ground water. These previous activities included removal of fuel Underground Storage Tanks (USTs) from several of the parcels that were combined to form the Tukwila Village site. We also discovered records of leaking fuel USTs and associated cleanups at two adjacent properties north and west of the project. One should refer to our Phase I ESA for additional information regarding previous fuel releases on adjacent sites and fuel tank removals on-site. A Phase II ESA was conducted to screen for petroleum constituents and lead in soil and ground water as a result of the previous UST activities on-site and known releases on adjacent parcels. Samples of site soil and ground water were collected for analytical testing from Geoprobe Kirkland • Everett • Tacoma 425-827-7701 425-259-0522 253-722-2992 www.aesgeo.com ENGINEERING • PLANNING • ENVIRONMENTAL SCIENCES 411 108th AVENUE NE, SUITE 1800 BELLEVUE, WA 98004-5571 T. 425.458.6200 F. 425.458.6363 www.paramctrix.com TRAFFIC IMPACT ANALYSIS - TECHNICAL MEMORANDUM - Date: May 28, 2013 To: Dave McPherson From: Carter Danne Subject: Traffic Impact Analysis cc: Bryan Park Project Number: 554-6892-001 Project Name: Tukwila Village COVED Nov 12 2013 COMMUNI I 1)LVt=LOPMr.NT INTRODUCTION Project Description Tukwila Village Development Associates LLC intends to develop a mixed-use neighborhood center designed to provide residences as well as neighborhood retail and resources. The developer plans to build the project in three phases and construct five buildings in total that provide the uses shown in Table 1; building letters are shown on the attached site plan. The developer plans to complete Phase 1 in year 2014, followed by Phases 2 and 3 in year 2015. Table 1. Proposed Uses and Development Phasing Proposed Uses Family Apartment Units Building Location Phase Letter On Site Qty. Unit of Measure 1 A Northwest 84 Dwelling Units (DU) Senior Housing -Attached Units Total 319 Occupied Dwelling Units (ODU) 2 D Southwest 70 ODU 3 B Northeast 125 ODU 2 E Southeast 124 ODU Retail Space Total 17,000 Square Feet (SF) 1 A Northwest 8,100 SF 1 C Commons 4,250 SF 3 B Northeast 1,800 SF 2 E Southeast 1,200 SF Office 2 D Southwest 13,000 SF Community Policing 2 E Southeast 2,000 SF In addition, it is anticipated that the King County Library System (KCLS) will relocate the nearby Foster Library onto the site into a 10,000 SF building constructed by KCLS in a west -central location and dedicated for their sole use. The project site is located in the northeast and southeast quadrant of the Tukwila International Boulevard (T113)/S 144th Street intersection in Tukwila; WA. The project site is shown on Figure 1. Geotechnical Engineering fi Water Resources Environmental Assessments and Remediation Sustainable Development Services Geologic Assessments RECEIVED AV 122 13 COMMON' i Y DtVbLUI Mt.NT Associated Earth Sciences, Inc. Serving the Pacific Northwest Since 1981 Updated Subsurface Exploration, Geologic Hazards, and Geotechnical Engineering Report PROPOSED TUKWILA VILLAGE Tukwila, Washington Prepared for Pacific Northern Construction Project No. KE110238A March 18, 2013 Associated Earth Sciences, Inc. March 18, 2013 Project No. KE110238A Serving the Pacific Northwest Since 1981 Pacific Northern Construction 201 27th Avenue, Building A, Suite 300 Puyallup, Washington 98374 Attention: Mr. Bryan Park Subject: Updated Subsurface Exploration, Geologic Hazards, and Geotechnical Engineering Report Proposed Tukwila Village Tukwila International Boulevard and South 144th Street Tukwila, Washington Dear Mr. Park: We are pleased to present these copies of our updated report for the referenced project. This report summarizes the results of our subsurface exploration, geologic hazards, and geotechnical engineering studies, and offers recommendations for the design and development of the proposed project. Project plans were under development at the time this report was written. We should be allowed to review the recommendations presented in this report and modify them, if needed, once final project plans have been formulated. We have enjoyed working with you on this study and are confident that the recommendations presented in this report will aid in the successful completion of your project. If you should have any questions regarding this report or if we can be of additional help to you, please do not hesitate to call. Sincerely, ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington Kurt D. Merriman, P.E. Senior Principal Engineer KDM/pc K E 110238A5 Projects\20110238\KE\ W P Kirkland Everett • Tacoma 425-827-7701 425-259-0522 253-722-2992 www.aesgeo..com 14816 Military Road South P.O. Box 69550 Tukwila, WA 98168 Phone: (206) 242-3236 Fax: (206) 242-1527 SECE VED NOV 12 2013 • COMMUNI 1 Y DEVELOPMENT CERTIFICATE OF SEWER AVAILABILITY/NON-AVAILABILITY Residential: $50 Commercial: $100 21 Certificate of Sewer Availability OR U Certificate of Sewer Non -Availability Part A: (To Be Completed by Applicant) Purpose of Certificate: a Building Permit ❑ Preliminary Plat or PUD ❑ Other ❑ Short Subdivision ❑ Rezone Proposed Use: ❑ Residential Single Family II Residential Multi -Family In Commercial ❑ Other Applicants Name: Ali Sadr, Barghausen Consulting Engineers Phone: (425) 251-6222 Property Address or Approximate Location: Tax Lot Number: NEC/SEC International Blvd. & S. 144th St. See attached Legal Description(Attach Map and Legal Description if necessary): See attached plan Part B: (To Be Completed by Sewer Agency) 1. ❑ a. Sewer Service will be provided by side sewer connection only to an existing size sewer feet from the site and the sewer system has the capacity to serve the proposed use. ORI b. Sewer service will require an improvement to the sewer system of: ❑ (1) feet of sewer trunk or lateral to reach the site; and/or ❑ (2) the construction of a collection system on the site; and/or, Zig (3) other (describe): 5 q +s .fu c4b ri CO vtiie4c.ft o 4, V .f a Dc,Jc.10,0e •^ E y `f e s 1 v a, p ri ✓►.►v All f' v 11;1e. re (oc a 1f -s srei ,. 2. (Must be completed if 1.b above is checked) Tia a. The sewer system improvement is in conformance with a County approved sewer comprehensive plan, OR ❑ b. The sewer system improvement will require a sewer comprehensive plan amendment. 3. a. The proposed project is within the corporate limits of the District, or has been granted Boundary Review Board approval for extension of service outside the District, OR ❑ b. Annexation or BRB approval will be necessary to provide service. 4. Service is subject to the following: PERMIT: $ 0'0 Cis j -f 6 ✓, a. District Connection Charges due prior to connection: arm GFC: $ SFC: $ UNIT: $ TOTAL: $ /0/.1 (Subject to Change on January 1st) A King County/METRO Capacity Charge will be billed directly by King County after connection to the sewer system. b. Easements: 1 Required ❑ May be Required c. Other: C 4Q'w,e.-_,- -4 he c. -q/ of 4.1_„/4.1_„/ hole -re vd. 1rx''vvc. 11 Jvi"j�S c P/C./,$.`T- C7tn4fJ I hereby certify that the above sewer agency information is true. This certification shall be valid for one year from the date of signature. /1 if it Title 211//2©l 3 Date ATTACHMENT TO VAL VUE SEWER DISTRICT CERTIFICATE OF SEWER AVAILABILITY/NON-AVAILABILITY The following terms and conditions apply to the attached Val Vue Sewer District ("District") Certificate of Sewer Availability/Non-Availability ("Certificate"). 1. This Certificate is valid only for the real property referenced herein ("Property"), which is in the District's service area, for the sole purpose of submission to the King County Department of Development and Environmental Services, King County Department of Public Health, City of Seattle, City of Tukwila, City of Burien and/or City of SeaTac. This Certificate is between the District and the applicant only, and no third person or party shall have any rights hereunder whether by agency, third -party beneficiary principles or otherwise. 2. This Certificate creates no contractual relationship between the District and the applicant and its successors and assigns, and does not constitute and may not be relied upon as the District's guarantee that sewer service will be available at the time the applicant may apply to the District for such service. 3. As of the date of the District's signature on this Certificate, the District represents that sewer service is available to the Property through sewer systems that exist or that may be extended by the applicant. The District makes no other representations, express or implied, including without limitation that the applicant will be able to obtain the necessary permits, approvals and authorizations from King County, City of Seattle, City of Tukwila, City of Burien, City of SeaTac or any other governmental agency before the applicant can utilize the sewer service which is the subject of this Certificate. 4. If the District or the applicant must extend the District's sewer system to provide sewer service to the Property, the District or applicant may be required to obtain from the appropriate governmental agency the necessary permits, approvals and authorizations. In addition, the governmental agency may establish requirements that must be satisfied as a condition of granting any such permits, approvals or authorizations, which may make impractical or impossible the provision of sewer services to the Property. 5. Application for and possible provision of sewer service to the Property shall be subject to and conditioned upon availability of sewer service to the Property at the time of such application, and compliance with federal, state, local and District laws, ordinances, policies, and/or regulations in effect at the time of such application. I acknowledge that have received the Certificate of Sewer Availability/Non-Availability and this Attachment, andfully understand the terms and conditions herein. i1 Applicant's Signature Date 2/8/2013 RECEIVED NO 12 2013 City of Tukvwi pLVLLOI'M'-N C Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Web site: kyp://www.el.tukwi/a.wn,us CERTIFICATE OF WATER AVAILABILITY PERMIT NO.: Part A: To be completed by applicant Site address (attach map and legal description showing hydrant location and size of main): NEC & SEC of International Blvd. and S. 144th St. Owner>Information Ageitt/Contact Person Name: Tukwila Village Development Assoc., Inc. Name: Ali Sadr, Barghausen Consulting Engineers Address: 201 -27th Ave. S.E., Puyallup, WA 98374 Address: 18215 -72nd Ave. S., Kent, WA 98032 Phone: (253) 231-5001 Phone: (425) 251-6222 This certificate is for the purposes of: ❑ Residential Building Permit ❑ Commercial/Industrial Building Permit ❑ Preliminary Plat 0 Rezone ❑ Short Subdivision 21 Other Mix -Use Residential/Comm Estimated number of service connections and water meter size(s): 6 connections with meter sizes ranging from 1 -inch to 3 -inch Vehicular distance from nearest hydrant to the closest point of structure is 40 ft. Area is served by (Water Utility District): King County Water District No. 125 2/8/2013 Date Pa B: To be completed by water utility d trlc I. The proposed project is within Tom tj.,/� /K_j 9 (City/County) 2. ❑ No itnprovements required. 3. The improvements required to upgrade the water system to bring it into compliance with the utilities' comprehensive plan or to meet the minimum flow requirements of the project before connection and to meet the State cross connection control requirements: cvgt_oe:ds Esc TE _3�N_i�) is • CCs G AOAi-A-BLE i L.i,4 A f),staicT- Yw r , w t��► Q. 2 (Use separate sheet if mare room is needed) 4. Based upon the improvements listed above, water can be provided and will be available at the site with a flow of 3100 gpm at 20 psi residual for a duration of 2 hours at a velocity of Q_:fps as documented by the attached calculations. 5. Water availability: [4" -----Acceptable service can be provided to this project ❑ Acceptable service cannot be provided to this project unless the improvements in Item 13-2 are met. ❑ System is not capable of providing service to this project. I hereby certify that the above information is true and correct. c Tea.- i'start c -T Agcnc ' Phone z.,42_-1547 Printed: 9.16-03 Revised: 8-2009 25 13) 2— tl—I 3 Date a'hei' E5 ��-tt_,y� -'VED «0V 12 2013 DEVELOPMENT Certificate of Water Availability Mew County /V tee• . ij d 4; No. i2 C.' The following terms and conditions apply to tha attached Certificate of Availability ('Certificate") 1. This Certificate of Water Availability is valid only for the real property referenced herein for the sole purpose of submission to the City of Tukwila ("City"). This Certificate is issued at the request of the City and is not assignable or transferable to any other party. Further, no third person or party shall have any rights hereunder whether by agency or as a third party beneficiary or otherwise. 2. The District makes no representations, expressed or implied, the applicant will be able to obtain the necessary permits, approvals and authorization from the City or any other applicable land use jurisdiction or govemmental agency necessary before applicant can utilize the utility service which is the subject of this Certificate. 3. As of the date of the issuance of this Certificate, the District has water available to provide utility service to the real property which is the subject of this Certificate, and the utility systems exist or may be extended by the applicant to provide service to such property. However, the issuance of thls Certificate creates no contractual relationship between the District and the applicant or the City, and the issuance of this Certificate may not be relied upon and does not constitute the District's guarantee that water utility service will be available to the real property at the time the applicant may apply to the District for such service. 4. Application for and the possible provision of District utility service to the real property which is the subject of this Certificate shall be subject to and conditioned upon the availability of water service to the real property at the time of such application, as well as all application for utility service, including conservation, water restrictions, and other policies and regulation then in effect. J Applicant's Signature . Date - b 113 District Representative Int .c.. Pa ‘,4Date i - ! l - 3 .ECEIVED NOV 12 201 • (;OfMIPiIUNi i 1 DEVELOPMENT Public Works Department 6300 Southcenter Boulevard Suite 100 Tukwila, WA 98188 206433.0179 CONCURRENCY TEST NOTICE SURFACE WATER For all development except one single-family residence, 2-9 lot short plats, four-plex or smaller multi -family residence, or non-residential development that is categorically exempt from SEPA. Submit a detailed project description including location, existing facilities, and proposed facilities. S PROJECT ADDRESS: and NEC Tukwilaand IntSECof I BIvd.144th St. PARCEL #: See attached Contact's Name: Chris Miller, Barghausen Consulting Engineers Contact Phone #: (425) 251-6222 Contact e-mail: cmiller@barghausen.com Contact Address: 18215 -72nd Avenue South, Kent, WA 98032, PASSED This test notice is valid for 90 -days from signature date. Capacity of the concurrency facilities combined with the addition of any detention (if required) for the proposed development is equal to or better than capacity required to maintain the established level of service standard. Compliance with the City's adopted Surface Water Manual ensures concurrency and any additional items noted below. Additional items: By: DOES NOT PASS Print Name. Ryan D. Larson Sr. Surface Water Engineer Approved 01,20.2006 Date TUKWILA VILLAGE Tax Parcel Nos: 152304-9092 155420-0010 152304-9096 155420-0015 152304-9242 155420-0020 004000-0145 155420-0025 004000-0146 155420-0030 004000-0180 155420-0033 004000-0191 155420-0034 004000-0194 155420-0035 004000-0196 155420-0036 004000-0198 155420-0037 155420-0005 15255.007 CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX: (206) 431-3665 E-mail: planning@TukwilaWA.gov AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is -being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at (city), (state), on , 20 property owned by City of Tukwila (Print Name) (Address) (Phone Number) (Signature) On this day personally appeared before me to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS DAY OF , 20 NOTARY PUBLIC in and for the State of Washington residing at My Commission expires on H:\Land Use Applications in PDF\Design Review -Public Hearing-Jan2011.doc EXISTING LEGAL DESCRIPTIONS: TITLE PARCEL A: THAT PORTION OF LOT 9 IN BLOCK 3 OF JAMES CLARK'S GARDEN ADDITION TO THE CITY OF SEATTLE, AS PER PLAT RECORDED IN VOLUME 13 OF PLATS, PAGE 12, RECORDS OF KING COUNTY AUDITOR; AND OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE SOUTH 812.6 FEET OF THE EAST 425.5 FEET OF SAID SOUTHEAST 1/4; THENCE SOUTH 01°27'30" WEST 200 FEET TO THE TRUE POINT OF BEGINNING OF THIS DESCRIPTION; THENCE SOUTHWESTERLY TO A POINT ON THE EASTERLY LINE OF PACIFIC HIGHWAY SOUTH (STATE ROAD NO. 1), DISTANT SOUTHERLY 250.50 FEET (AS MEASURED ALONG SAID EASTERLY LINE) FROM THE INTERSECTION OF SAID EASTERLY LINE WITH THE NORTH LINE OF THE SOUTH 812.6 FEET OF SAID SOUTHEAST 1/4; THENCE SOUTHERLY ALONG SAID EASTERLY HIGHWAY LINE TO THE SOUTH LINE OF SAID LOT 9; THENCE EASTERLY ALONG SAID SOUTH LINE TO THE SOUTHEAST CORNER THEREOF; THENCE SOUTHERLY TO A POINT ON THE NORTHERLY LINE OF A TRACT CONVEYED TO ZIBA HUNTINGTON BY DEED RECORDED UNDER KING COUNTY RECORDING NO. 412377; THENCE EASTERLY ALONG SAID NORTH LINE TO A POINT WHICH BEARS SOUTH 01°27'30" WEST FROM THE TRUE POINT OF BEGINNING; THENCE CONTINUING EAST TO A POINT 405.04 FEET WEST FROM THE EAST LINE OF SAID SOUTHEAST 1/4 OF SOUTH SOUTHWEST 1/4; THENCE NORTH PARALLEL WITH SAID EAST LINE 65 FEET; THENCE NORTHWESTERLY TO THE TRUE POINT OF BEGINNING. TITLE PARCEL A-1: A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OVER A STRIP OF LAND 20 FEET IN WIDTH THE SOUTHERLY LINE OF WHICH IS DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE NORTH LINE OF THE NORTH 398.1 FEET OF THE EAST 525.5 FEET OF THE SOUTH 812.6 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., 100 FEET DISTANT EAST OF THE NORTHWEST CORNER OF SAID SUBDIVISION; THENCE SOUTH 01°27'30" WEST 200 FEET TO THE TRUE POINT OF BEGINNING OF THE SOUTHERLY LINE OF THE EASEMENT HEREIN DESCRIBED; THENCE SOUTHWESTERLY TO A POINT ON THE EASTERLY MARGIN OF PACIFIC HIGHWAY SOUTH (STATE ROAD NO. 1) WHICH POINT IS 250.50 FEET SOUTHERLY AS MEASURED ALONG SAID HIGHWAY FROM A POINT IN THE EAST MARGIN OF SAID HIGHWAY DISTANT 23.40 FEET, MORE OR LESS, WEST OF THE WEST LINE OF THE SUBDIVISION HEREIN DESCRIBED AND ON THE NORTH LINE THEREOF AS THE SAME IS PRODUCED WESTERLY; SITUATE IN THE CITY OF TUKWILA COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL B: THE NORTH 185.90 FEET OF THE SOUTH 430.9 FEET OF THE WEST 505 FEET OF THE EAST 1,031 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., LYING EASTERLY OF WASHINGTON STATE HIGHWAY NO. 1 (PACIFIC HIGHWAY SOUTH); SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING , STATE OF WASHINGTON. TITLE PARCEL C: LOTS 1 THROUGH 6 INCLUSIVE, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON; TITLE PARCEL D: THE SOUTH 245 FEET OF THE WEST 505 FEET OF THE EAST 1031 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., LYING EASTERLY OF THE STATE HIGHWAY NO. 1; EXCEPT THE SOUTH 20 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD BY INSTRUMENT RECORDED UNDER RECORDING NO. 1158645; AND EXCEPT THAT PORTION OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., LYING SOUTHWESTERLY OF THE ARC OF A CIRCLE HAVING A RADIUS OF 12.5 FEET WHICH IS TANGENT TO THE NORTH RIGHT OF WAY LINE OF SOUTH 144TH STREET AND THE EAST RIGHT OF WAY LINE OF PACIFIC HIGHWAY SOUTH, CONVEYED TO KING COUNTY BY DEED RECORDED UNDER RECORDING NO. 7409040396; SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL E: LOT A OF SHORT PLAT NO. 90 -9 -SS, RECORDED UNDER RECORDING NO. 9010240314, BEING A PORTION OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON; TITLE PARCEL F: LOT B OF SHORT PLAT NO. 90 -9 -SS, RECORDED UNDER RECORDING NO. 9010240314, BEING A PORTION OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON; TITLE PARCEL G: THE NORTH 220 FEET OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 132 FEET THEREOF; TITLE PARCEL H: LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 220 FEET THEREOF; AND EXCEPT THE SOUTH 84 FEET THEREOF; TITLE PARCEL I: THE SOUTH 84 FEET OF LOT 7, CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21, IN KING COUNTY, WASHINGTON; TITLE PARCEL J: THE SOUTH 65 FEET OF THE NORTH 185 FEET OF THE SOUTH 414.5 FEET OF THE WEST 100 FEET OF THE EAST 120 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W M, EXCEPT 42ND AVENUE SOUTH RIGHT-OF-WAY, AS WIDENED BY DEED RECORDED UNDER RECORDING NO 5596214, SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL K: THAT PORTION OF THE NORTH 105.12 FEET OF LOT 13 LYING EASTERLY OF STATE ROAD NO 1 IN BLOCK 2 OF ADAMS HOME TRACTS, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY, EXCEPT THOSE PORTIONS OF LOT 13 CONVEYED FOR ROAD PURPOSES TO KING COUNTY, STATE OF WASHINGTON, RECORDED UNDER RECORDING NO 7501150141 AND TO THE STATE OF WASHINGTON RECORDED UNDER RECORDING NO 9603260430, RECORDS OF KING COUNTY, SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL L: THE WEST 60 FEET OF THE NORTH 83 FEET OF LOT 14 IN BLOCK 2 OF ADAMS HOME TRACTS, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY, SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL M: THAT PORTION OF LOTS 13 AND 14 IN BLOCK 2 OF ADAM HOME TRACTS DESCRIBED AS FOLLOWS: BEGINNING AT A POINT 60 FEET EAST AND 159 FEET NORTH OF THE SOUTHWEST CORNER OF TRACT 14; THENCE WESTERLY 100 FEET; THENCE NORTHERLY 26 FEET; THENCE WESTERLY 78.51 FEET TO THE EASTERLY MARGIN OF PACIFIC HIGHWAY SOUTH; THENCE NORTHEASTERLY ALONG SAID HIGHWAY 23.74 FEET; THENCE EASTERLY 109.85 FEET; THENCE NORTHERLY 22.20 FEET; THENCE EASTERLY 60 FEET; THENCE SOUTHERLY 70.60 FEET TO POINT OF BEGINNING; SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL N: THAT PORTION OF LOTS 12, 13 AND 14 IN BLOCK 2 OF ADAMS HOME TRACTS DESCRIBED AS FOLLOWS: BEGINNING 60 FEET EAST AND 125 FEET NORTH OF THE SOUTHWEST CORNER OF TRACT 14; THENCE WESTERLY 198.14 FEET TO THE EASTERLY MARGIN OF PACIFIC HIGHWAY SOUTH; THENCE NORTHEASTERLY ALONG SAID HIGHWAY 63.02 FEET; THENCE EASTERLY 78.51 FEET; THENCE SOUTHERLY 26 FEET; THENCE EASTERLY 100 FEET; THENCE SOUTHERLY 34 FEET TO POINT OF BEGINNING. SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL 0: LOT 14 IN BLOCK 2 OF ADAMS HOME TRACTS, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY; EXCEPT THE WEST 60 FEET THEREOF, SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL P: THE WEST 28.6 FEET OF LOT 15 IN BLOCK 2 OF ADAMS HOME TRACTS, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY; SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL Q: LOT 15, BLOCK 2, ADAMS HOME TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 11 OF PLATS, PAGE 31, IN KING COUNTY, EXCEPT THE WEST 29.5 FEET THEREOF; AND EXCEPT THE SOUTH 11.5 FEET THEREOF; AND EXCEPT THE EAST 3.0 FEET THEREOF. PARCEL A LEGAL DESCRIPTION That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King County Recording No. THENCE North 20°06'52" East, 155.94 feet to the TRUE POINT OF BEGINNING; THENCE North 19°27'24" East, 33.78 feet to a point on a non -tangent curve, the radius of which bears North 03°55'17" West; THENCE Northeasterly along the arc of a curve concave to the Northwest, having a radius of 40.00 feet, through a central angle of 37°11'17", and an arc length of 25.96 feet to a point of reverse curvature; THENCE Easterly along the arc of a curve to the right, having a radius of 64.00 feet, through a central angle of 49°31'35", and an arc length of 55.32 feet; THENCE North 08°25'00" East, 105.72 feet to a point of tangency; THENCE Northerly along the arc of a curve to the left, having a radius of 200.00 feet, through a central angle of 06°57'36", and an arc length of 24.30 feet; THENCE North 01°27'24" East, 31.97 feet to the North line of the Plat of Cherry Lane, recorded in Volume 48, at page 21; THENCE South 87°35'31" East, 31.50 feet along said North line; THENCE North 01°27'24" East, 65.00 feet; THENCE North 07°15'12" West, 135.11 feet; THENCE South 73°14'00" West, 151.66 feet to the East margin of Tukwila International Boulevard, being a point on a non -tangent curve, the radius of which bears North 80°09'16" West; THENCE Southerly along said East margin, along the arc of a curve concave to the West, having a radius of 1,960.00 feet, through a central angle of 10°02'33", and an arc length of 343.54 feet to a point which bears North 70°32'36" West from the TRUE POINT OF BEGINNING; THENCE South 70°32'36" East, 119.35 feet to the TRUE POINT OF BEGINNING. PARCEL B LEGAL DESCRIPTION That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King County Recording No. THENCE North 20°06'52" East, 155.94; THENCE North 19°27'24" East, 33.78 feet to a point on a non -tangent curve, the radius of which bears North 03°55'17" West; Project Name: Tukwila Village May 31, 2012 Page 1 of 4 BDG 15255L.003.doc THENCE Northeasterly along the arc of a curve concave to the Northwest, having a radius of 40.00 feet, through a central angle of 37°11'17", and an arc length of 25.96 feet to a point of reverse curvature; THENCE Easterly along the arc of a curve to the right, having a radius of 64.00 feet, through a central angle of 49°31'35", and an arc length of 55.32 feet being the TRUE POINT OF BEGINNING; THENCE North 08°25'00" East, 105.72 feet to a point of tangency; THENCE Northerly along the arc of a curve to the left, having a radius of 200.00 feet, through a central angle of 06°57'36", and an arc length of 24.30 feet; THENCE North 01°27'24" East, 31.97 feet to the North line of the Plat of Cherry Lane, recorded in Volume 48, at page 21; THENCE South 87°35'31" East, 194.14 feet along said North line to the Northeast corner of said Plat; THENCE South 01°27'24" West, 379.50 feet along the East line of said Plat to said North margin; THENCE North 87°35'31" West, 152.18 feet along said North margin; THENCE North 01°27'33" East, 155.53 feet to a point on a non -tangent curve, the radius of which bears North 88°32'36" West; THENCE Northwesterly along the arc of a curve concave to the Southwest, having a radius of 64.00 feet, through a central angle of 83°02'24", and an arc length of 92.76 feet to the TRUE POINT OF BEGINNING. PARCEL C LEGAL DESCRIPTION That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King County Recording No. TRUE POINT OF BEGINNING; THENCE North 20°06'52" East, 155.94 THENCE North 19°27'24" East, 33.78 feet to a point on a non -tangent curve, the radius of which bears North 03°55'17" West; THENCE northeasterly along the arc of a curve concave to the northwest, having a radius of 40.00 feet, through a central angle of 37°11'17", and an arc length of 25.96 feet to a point of reverse curvature; THENCE southeasterly along the arc of a curve to the right, having a radius of 64.00 feet, through a central angle of 132°33'59", and an arc length of 148.08 feet; THENCE South 01°27'33" West, 155.53 feet to said North margin; THENCE North 87°35'31" West, 31.40 feet along said North margin; THENCE North 02°27'55" East, 2.40 feet along said North margin; THENCE North 84°49'09" West, 141.70 feet along said North margin; THENCE North 87°35'35" West, 16.29 feet to along said North margin the TRUE POINT OF BEGINNING. Project Name: Tukwila Village May 31, 2012 Page 2 of 4 BDG 15255L.003.doc PARCEL D LEGAL DESCRIPTION That portion of Southeast quarter of the Southwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: COMMENCING at the Southeast corner of said Southwest quarter; THENCE North 87°35'31" West, 586.32 feet along the South line of said Southwest quarter; THENCE at right angles, North 02°24'29" East, 44.25 feet to the North margin of South 144th Street as conveyed to the City of Tukwila by King Recording No. TRUE POINT OF BEGINNING; THENCE North 87°35'35" West, 125.26 feet to the East margin of Tukwila International Boulevard; THENCE North 20°06'52" East, 184.93 feet along said East margin to a point of tangency; THENCE Northerly along said East margin, along the arc of a curve to the left, having a radius of 1,960.00 feet, through a central angle of 00°13'35", and an arc length of 7.74 feet; THENCE South 70°32'36" East, 119.35 feet to a point which bears North 20°06'52" East from the TRUE POINT OF BEGINNING; THENCE South 20°06'52" West, 155.94 feet to the TRUE POINT OF BEGINNING. . PARCEL E LEGAL DESCRIPTION That portion of Lots 12 through 15, inclusive, Block 2, Plat of Adams Home Tracts recorded in Volume 11, and page 31, records of King County, Washington, being in the Northeast quarter of the Northwest quarter of Section 15, Township 23 North, Range 4 East, Willamette Meridian, more particularly described as follows: BEGINNING at the intersection of the South margin of South 144th Street as conveyed to the City of Tukwila by King Recording No. and the East line of said Lot 15; THENCE South 01°06'33" West, 280.19 feet along said East line to a point on a line parallel with and 11.50 feet North of the South line of said Lot 15; THENCE North 87°39'54" West, 97.12 feet; THENCE South 01°06'50" West, 11.50 feet to the South line of said Lot 15; THENCE North 87°39'54" West, 97.33 feet along said South line and the South line of said Lot 14 to a point on a line parallel with and 60.00 feet East of the West line of said Lot 14; THENCE North 01°07'07" East, 125.03 feet along said parallel line to a point on a line parallel with and 125.00 feet North of the South line of said Lot 14; THENCE North 87°39'54" West, 198.12 feet along said parallel line to the East margin of Tukwila International Boulevard; THENCE North 20°06'52" East, 160.87 feet to that portion conveyed to the State of Washington by deed recorded under King County Recording No. 9603260430; THENCE South 69°53'08" East, 5.00 feet along said East margin; THENCE North 20°06'52" East, 20.00 feet along said East margin; THENCE North 69°55'50" East, 2.71 feet along said East margin to said South margin of South 144th Street as conveyed to the City of Tukwila by King Recording No. Project Name: Tukwila Village May 31, 2012 Page 3 of 4 BDG 15255L.003.doc THENCE South 87°35'35" East, 161.55 feet along said South margin; THENCE South 02°24'25" West, 8.39 feet along said South margin; THENCE South 88°52'26" East, 164.98 feet to the TRUE POINT OF BEGINNING. Project Name: Tukwila Village May 31, 2012 Page 4of4 BDG 15255L.003.doc fel° (11,--s D 0 4 t/122013 CITY OF TUKWILA ',' filDES N REVIEW - Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 PUBLIC HEARING Telephone: (206) 431-3670 FAX: (206) 431-3665 E-mail: planning(d,TukwilaWA.gov APPLICATION FOR STAFF USE ONLY Permits Plus Type: P -DR Planner: I / File Number: e....1 3 — / O L�L� Application Complete Date: Project File Number: VL(..//�-3 —//Qe -3 Application Incomplete Date: Other File Numbers: NAME OF PROJECT/DEVELOPMENT: Tukwila Village - Phase 2 Buildings D & E LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. See attached Legal Description for lots, blocks, and subdivisions. The access streets are Tukwila International Boulevard and South 144th Street. The nearest intersection is Tukwila International Boulevard and South 144th Street. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). Includes existing parcels: K, L ,M, N,O, P & Q. [New Parcel E] See attached list of parcel #s. DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: Bryan M. Park Address: 201 - 27th Avenue SE, Building A, Suite 300, Puyallup, WA 98374 Phone: (253) 231-5001 FAX: (253) 231-5010 E-mail: bryanp@housing4seniors.com Signature: / Date: 11/08/2013 H:Uand Use Applications in PDF\Design Review -Public Hearing-Jan2011.doc RECEIVED TUKWILA '�`` VILLAGE PHASE 2: BUILDINGS D 8z E / MIXED-USE SENIOR LIVING B.A.R. T SUBMITTAL UKWILA, WA n's 4" al C4 1- Z - La 72 0- s :IJ Gill BUILDING E MIXED-USE SENIOR APARTMENT BUILDING VIEW FROM 5 144TH STREET THE VISION: Tukwila Village will be a welcoming place where all residents can gather and conned with each other. This mixed-use development will draw upon Tukwila's strengths and indude a library, a neighborhood police resource center, retail, restaurants, pudic meeting space, and an outdoor plaza. The Village may also include office, live/work, and residential space. This active, vibrant place will set high standards for Quality and foster additional neighborhood revitalization and civic pride. Approved by Tukwila City Council 9/17/07 BUILDING D MUSED -USE SENIOR APARTMENT BUILDING VIEW FROM TUKWILA INTERNATIONAL BOULEVARD PROJECT TEAM PROJECT DESCRIPTION PROJECT STATISTICS OWNER: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES. LLC. 201 -27TH AVENUE SE, BUILDING A, SUITE 300 PUYALLUP, WA 88374 TEL: 2532315001 CONTACT: BRYAN PARK EMAIL: BRYANP@HOUSING4SENIORS.COM ARCHITECT: JOHNSON BRAUND INC. 15200 52ND AVE S. SEATTLE, WA98188 TEL (208)-7664300 CONTACT: DIANA KEYS EMAIL: DUNAK@JOHNSONBRAUND.COM CONTRACTOR INTER -CT' CONTRACTORS, INC. 1748 68111 AVE NE KENMORE, WA 98028 TEL: (425) 8064560 CONTACT: GREG HERRING EMAIL: GREGH@INTERCITYCONTRACTORS.COM CIVIL ENGINEER LANDSCAPE ARCHITECT: STRUCTURAL BARGHAUSEN ENGINEERS 18215 72N13 AVE 5. KENT. WA98032 TEL: (48) 81.8222 CONTACT: CHRIS MILLER EMAIL: CMILLER@BARGHAUSEN.COM THE LA STUDIO, LLD 15200 52ND AVE S. SUITE 210 SEATTLE. WA98188 TEL 206204.0507 CONTACT: MEL EASTER EMAIL MELE@THELASTUDIO.NET DAVIDO CONSULTING GROUP, INC. ENGINEER: 15029 BOTHELL WAY NE LAKE FOREST PARK, WA 98155 TEL 266.523.0024 CONTACT: MATT SCHMFTTER EMAIL: MATT@DCGENGR.COM GEOTECHNICAL ASSOCIATED EARTH SCENCES, INC. ENGINEER: 911 FIFTH AVENUE. SUITE 100 KIRKLAND, WA 98033 TEL (425) 827.7701 CONTACT98URT MERRIM W, PE SURVEYOR TRAFFIC ENGINEER: BARGHAUSEN ENGINEERS 18215 72ND AVE S. KENT, WA 88032 TEL (425)251.6222 CONTACT: CHRIS MILLER EMAILCMILIFR@BARGHAUSEN.COM PARAMETRIC( 411 108TH AVENUE NE, SUITE 1800 BELLEVUE, WA 98004 TEL (425)4586200 CONTACT: CARTER DANNE EMAIL: CDANNE@PARAMETRIXCOM PHASE TWO OF THREE PHASE DEVELOPMENT OF A MIXED-USE NEIGHBORHOOD CENTER DESIGNED TO PROVIDE AFFORDABLE RESIDENCES FOR SENIORS A5 WELL A5 OFFICE SPACE, RETAIL AND A NEIGHBORHOOD POLICE RESOURCE CENTER PROJECT TO FULFILL THE VISION FOR TUKWILA VILLAGE AND TERMS OF THE DISPOSITION AND DEVELOPMENT AGREEMENT. TUKWILA VILLAGE SUMMARY BY PHASE PHASE ONE (PROPOSED) MASE TWO (PROPOSED) PHASE THREE (PREUMNARY) PROJECT SITE DATA OVERALL SETE PLAN CONCEPT BUILDING* BUILDING C (INDOOR COMMUNITY COMMONS) 01.11000R P1A/A UB8ARY PARCEL IBV OTHERS) MED •50 • 20.000 In N SF PER SEC. 2.8.9 OF THE DDA BUILDING 0 BUILDING E BURONG BUILDING GOADING D: BUILDING 8: ADDRESS: NORTHEAST AND SOUTHEAST CORNER OF SOUTH 144111 STREET AND TUKWILA INTERNATIONAL BOULEVARD, TUKWILA, WA LEGAL DESCRIPTION: BOUNDARY LOT UNE ADJUSTMENT IN PROCESS ASSESSORS PARCEL NUMBERS: 152304-9092,1523048096,1523044242,0040000145, 004000.0145.0040000180.040000191,0040000194, 0040004196. 004000-0198.155420-0005,1554200010, 1554200015. 155420-0020. 155420-0025.15542(10030, 155420.0033. 155420-0034. 1554204035,1554200036, 1554200037 SITE AREA NEW PARCEL A • 83,025 SF NEW PARCEL B • 66,178 SF NEW PARCEL C : 31.803 SF NEW PARCEL 0: *20,743 SF' LIBRARY BY OTHERS NEW PARCEL 9 = 64,370 SF TOTAL: 245.340 SF (5.68 ACRES) <EXCLUDING UBRARYO ZONING: URO - URBAN RENEWAL OVERLAY DISTRICT NCC- NEIGHBORHOOD COMMERCIAL CENTER HDR - HIGH DENSITY RESIDENTIAL VICINITY MAP MARKET RATE, NONAGE RESTRUCTED APARTMENTS/ MIKED USE CONSTRUCTION TYPE: NUMBER OF STORIES: 9TE AREA NEW PARL11. A (NA) TYPE 5A OVER TYPE IA PODIUM 5 STORIES OVER 1 STORY • BASEMENT 63,989 SF/ 4.47 ACRES BUILDING SUMMARY BY FLOOR LEVEL USES AREA PARKING I/UNTIS AFFORDABLE SENIOR APARTMENTS/ MIXED USE OFFICE CONSTRUCTION TYPE: NUMBER OF STORIES: SITE AREA NEW PARCEL E (BRA) • RTE FOR BOTH B1DGS. D 6 E BUILDING SUMMARY 8Y FLOOR LEVEL USES TYPE SA OVER TWE 1A PO0UM S STORKS OVER 1 STORY* MEZZANINE • BASEMENT 84,310 SE 394 ACRES. AREA PARKING 8 UNITS MIKED 1NCOME SENIOR APARTMENTS / MIKED USE RETAIL CONSTRUCTION TYPE: NUMBER Of STORIES: 511E AREA: NEW 7ARCE1 B (BTA) TYPE SA OVER TYPE IA MOWN 4 5303115 OVER 1 STORY 66,171 SF/ 152 ACRES BUILDN5 51NNMRY BY FLOOR LEVEL USES AREA PARKING # UNITS P1 PARKING GARAGE 6 SERVICES 1 PARKING GARAGE, COMMERCIAL& 0VE-WORK 2 RESIDENTIAL USES 3 RESIDENTIAL. USES RESIDENTIAL USES 5 RESIDENTIAL USES G RE54019051 USES 19,850 24,630 16,638 16,838 16,638 L2954 11,545 3 2 0 18 18 18 13 13 LEVEL ONE COMME9OAL LIES 119,493 84 P/ PARKING GARAGE SERVICES 1 OFFICE A MEZZANINE/ OFFKE/AMENOY 2 RESIDENTIAL USES 3 RE90E01101 USES 4 RESIDENTIAL USES 5 RE5DENIULL USES 6 RESIDENTIAL USES CORNER RESTAURANT - CAFE GENERAL RETAIL 2.685 1,228 4,052 #,165 "WORK- PORTION OF 0VE/WORK UNIT 1,660 • N CONFORMANCE WITH SECTION 2.11 (RESTAURANT RETAIL SPACE COVENANT) OF THE ODA PARKING PROVIDED GARAGE STALLS SURFACE STALLS LEVEL ONE COMMEROAL USES 2/.695 11311 4,401 12,604 12,604 12,604 12,604 12,030 99.062 9 14 14 14 14 14 4 RE5.ASIENDY.PARMNG GARAGED/60B RETAIL 2 RES/0ENTIAL USES 3 RESIDENTIAL USES 4 RESIDENTIAL USES 5 RESIDENTIAL USES 38.790 14,285 23,080 23080 22,890 86 0 D 5 30 30 30 30 4 70 OFFICE SPACE OFFICE MEZZANINE 10,650 3,500 14,150 PARKING PROVIDED GARAGE510615 SURFACE STALLS 49 29 78 132,015 #6 125 LEVEL ONE COMMERCIAL USES GENRAI RETAIL 1,800 1,800 PARKING PROVIDED BO1081GE GARAGE STALLS SURFACE STALLS as 94 120 8011DING 1181009 COMMUNITY COMMONS AND CAFE CONSTRUCTION TYPE: NUMBER 0 STORIES: sirs AREA NEW PARCEL C)Mly BUILDING SUMMARY #Y FLOOR LEVEL USES TYPE 59 1 STORY 31863 SF/ .73 ACRES AREA PARKING #UNITS AFFORDABLE SENIOR APARTMENTS / MIXED USE (POLICE) CONSTRUCTION TYPE: TYPE SA OVER TYPE IA PODIUM NUMBER 0 STORIES: 5STORIES OVER 15TORY ♦ MEZZANINE SITE AREA NEW PARCEL E DILA) 84,31050/ 1.94 ACRES- - SITE FOR BOTH BLOGS. 05 BUILDING SUMMARY BY FLOOR LEVEL USES AREA PARKING 1UNI15 PROTECT TOTALS PHASE( COMMERCIAL SPACE COMMUNITY SPACE RESIDENTIAL UNITS PARKING STALLS 11,323 2,952 84 154 PHASE2 COMMUNITY ROOM CAFE • RECEPTION RE5TROOM5 STORAGE CATERING KITCHEN MECHANKAI 1,711 1,298 215 360 200 368 98 6 18 3 4 5 COMMERCIAI,PARKING GARAGE/SERVICE50 UNITS MEZZANINE PARKING / SERVICES RESUENTIAL U56 RESIDENTIAL U5E5 RESIDENTIAL USES RESIDEN9AL USES 30,540 18.263 23.932 23.932 23,932 23571 68 35 0 0 0 28 31 31 30 COMMERCIAL SPACE RESIDENTIAL UNITS PARKING STALLS 17,350 195 200 PHASE 3 COMMERCIAL SPACE RESIDENTIAL UMTS PARKING STALLS 1.300 125 120 LEVEL ONE COMMERCUL USES 4,250 6 LEVEL ONE COMMEROAL USES 15;470 103 126 TOTALS CAFE' 1298 - N CONFORMANCE WITH 50CTION 211 (RESTAURANT RETAIL SP6CE COVENANT) OF THE DDA NEIGHBORHOOD POLICE RESOURCE CENUR. GENERAL RETAIL/OFFICE 2.000 1,203 3.200 • IN CONFOR614NCE WITH SECTION 2.11 (POLICE RESOURCE CENTER) Of THE ODA COMMERCNI SPACE COMMUNITY SPACE RESIDENTIAL UNITS PARKING TOTALS (APPLICATION FOR PORING REDUOIOM 30.473 2,952 404 7A99NNG PROVIDED GARAGE STALLS SURFACE STALLS (SHARD) PARKING ON PARCEL B/PHASE 3) 0 16 16 PARKING P90VI0E0 GARAGE STALLS SURFACE STALLS • 18 STAGS FOR KCHA PARKING EASEMENT 103 19 122 PARKING GARAGE STALLS PARKING SURFACE STALLS 09.119EIT PARKING 323 146 L •18 STALLS FOR KCNA PARKING EASEMENT 437 DRAWING INDEX # SHEET ITTLE 047E REV.# CS COVERSHEET 11048/13 SITE PLANS P1.0 OVERALL SITE PIAN 11108/13 P1.1 PHASED DEVELOPMENT PLAN 11/08/13 P12 SENSITIVE AREAS PLAN 11/08/13 71.3 SIGNAGE PLAN 11/08/13 SURVEY 1 OF 3 ALTA / AGSM LAND TITLE SURVEY 09/01/11 2 OF 3 ALTA /ACSM LAND TITLE SURVEY 09/01/11 2 OF 3 ALTA / AGSM LAND TIRE SURVEY 09/01/11 BUILDING D P2.0 BUILDING D SITE MAN 11/0803 P2.1 LEVEL PI FLOOR PLAN 11/06/13 P2.2 LEVEL 1 FLOOR PLAN 11/08/13 P2.3 LEVEL IA MEZZANINE FLOOR PLAN 11106/13 02.4 LEVELS 2.5 BOOR PLAN 11/08/13 P25 LEVEL 6 FLOOR PLAN 11/08/13 P2.6 ROOF PLAN 11/0803 P2.7 EXTERIOR ELEVATIONS 11/08/13 P2,0 EXTERIOR ELEVATIONS 11/08/13 P29 BUILDING SECTIONS 11/06/13 P210 VIEW - NW CORNER 11/08/13 P2.11 VIEW -NE CORNER 11/08/13 P212 VIEWS -SW BSE 11/08)13 P2.13 DETAILS 11/08113 P220 BUILDING 0 LEVEL 1 - LANDSCAPE PLAN 11/08/13 BUILDING E P3.0 BUILDING E SITE PLAN 11/08/13 P31 LEVEL 1 FLOOR PLAN 11/06/13 P32 LEVEL 1A MEZZANINE FLOOR PLAN 11108/13 P33 LEVEL 2 FLOOR PLAN 11/08/13 P3.4 LEVELS 3-4 FLOOR PIAN 11/08113 P15 LEVEL 5 - FLOOR PLAN 11/08/13 P38 ROOF RAN 11/08/13 P17 EXTERIOR ELEVATIONS 11/08/13 P38 EXTERIOR ELEVATIONS 11/08/13 P39 EXTERIOR ELEVATIONS / SECTIONS 11/0603 P3.10 VIEW -NE CORNER 11/08/13 0111 VIEW -NW CORNER 11/08/13 P112 VIEWS -SE8 SW 11/06/13 P313 DETAILS 11/08/13 P3.20 BUILDING 6 LEVEL 1 - LANDSCAPE PUN 11/0803 P321 BUILDING 6 LEVEL 2 - LANDSCAPE PLAN 11/08/13 P140 SITE DETAILS 11/78/13 P150 LANDSCAPE SCHEDULE. NOTES 8 DETAILS 11/08/13 P4.1 SITE UGHTING PUN 11/0803 P420 BUILDING O UGHTING PLAN 11/06/13 P421 BUILDING E LIGHTING PLAN 11/96/13 CIVIL C1 COVERSHEET 11/08/13 C2 HORIZONTAL CONTROL PLAN 11/0803 C3 T.E.S.C. PLAN 1133803 C4 DEMOLITION PUN 11/08/13 C5 GRADING PLAN 11/08113 C8 STORM DRAINAGE PLAN 11/08/13 C7 STORM DRAINAGE PROFILES 11/06/13 S.144TH ST. ROADWAY IMPROVEMENTS PLAN 8 PROFILE 1 1/08I13 C9 STORM DRAINAGE NOTES AND DETAILS 11108/13 010 STORM DRAINAGE NOTES AND DETAILS 11/08/13 C11 STORM DRAINAGE NOTES AND DETAILS 11/08/13 C12 STORM DRAINAGE NOTES AND DETAILS 11/08/13 C13 T.ES.C. NOTES AND DETAILS 11/0803 C14 CONSTRUCTION NOTES AND DETAILS 11/08/13 JOHNSO B AUNDINF. 15200 52n0 Ave. South Suite 300 Seattle, WA 98788 Phone 206.766.8300 4YM Pr•L44m ARCHITECTURE INTERIOR DESIGN Grp L ARAN, AIA NEON A. WONT,, AIA REGISTERED ARCHITECT. v 0.1444A --- AI L A1J,R11R E W WASHINGTON 3 m S 8/ Ix ISSUE DATE: 11/08/1013 TUKWILA VILLAGE - PHASE 2 PROJECT it FILENAME: DRAWN BY: 108 1026_005 DWK COVER SHEET CS BAR. SUBMITTAL 4/5 co ere/ PARKING LEGEND ® NUMBER OF STALLS IN ROW c COMPACT STALL THE SAMARA APARTMENTS TRASH / RECYCLE BIN TEMPORARY STAGING AREA FOR PICKUP NORMANDY COURT APARTMENTS 10' WIDE TYPE II IIII__ LANDSCAPE PERIMETER __ k i ii r--1 PEDESTRIAN CONNECTION ROUTE, TYP: 10' WIDE TYPE IKANDSCAP.E PERIMETER (5' PLANING-& _...-, s9EWALK) \ i 10`WIDE- YPE II LANDSCAPE PERIMETER UPPER BUILDING OUTLINE, TYP. 41STAVE S TO BE VACATED • PROPERTY' PRQPERTY LIN BUILDING B UNITS - 125 GARAGE PARKING STALLS - 86 1 E The Village ARTwalk The Village ARTwalk will feature numerous forms of art, sculpture and photography created by members of the local art community. These art pieces will be prominently displayed at designated locations throughout Tukwila Village. ARTwalk will present art, sculpture and photography that are unique to the various cultures represented in this community. This could include the Foster High School art program and other local or regional art programs such as King County's "4Culture" programs. ARTwalk guide brochures can be produced for each new exhibit, illustrate the locations of the various art and sculpture work along with a description of the piece and a bio about the artist that created them. The ARTwalk work will be rotated on a schedule determined by the community management group. The work will be a combination of temporary and permanent installations. The Owner has enlisted the services of SEEDArts (SouthEast Effective Development) to assist in the implementation of the ARTwalk concept by generating thematic ideas and concepts for art elements, identifying potential site locations and features that would be appropriate for incorporation of art, and identifying potential local artists to create the various art works. BUILDING E PLAN - SEE SHEET P3.0 RIVERTON TERRACE PEDESTRIAN CONNECTION PARKING EASEMENT FOR KING ROUTE TYP. COUNTY HOUSING AUTHORITY 10' HDR BUILDING SETBACK PER TUKWILA MUNICIPAL ZONNING CODE SECTION 18.14.070 = FIRE ACCESS LANE � o�RUPERTY LINE mm n. DAR �,wQf Na=�x�eb D¢'¢�aaa_sw¢s Metlea:< e*Are OF WASH TDTON REGI ERED DBGnPMCNiTEC? OQ Ak- IFM.RrE STE Issue Dates R 7,\\m\4 ZONE: HDR UNITS - 125 10'WIDE TYPE Il G.iARAG PARKING STALLS - 103! LANDSCAPE PERIMETER ' UPPER BUILDING OUTLINE, TYP. LOADIN STALi TUKWILA VILLAGE PARKING PHASE 1 PHASE 2 PARCEL A PARKING GARAGE = 85 SURFACE =53 TOTAL = 138 PARCEL C PARKING GARAGE =0 SURFACE =11 TOTAL =11 LIBRARY - PARCEL D SHARE PARKING ON PARCELS A,B,C PHASE 1 TOTAL = 149 STALLS PARCEL E PARKING BUILDING D ZONE:;NCC UNIT$'- 70 ':P-AFtKING STALLS - 49 r TRANSFORMER 10' WIDE TYPE II titi LANDSCAPE LeERIMETER PEDESTRIAN CONNECTION ROUTE TYP. TRASH/ RECYCLE BIN TEMPORARY STAGING AREA FOR PICKUP 11—_BUILDING D PLAN - SEE SHEET P2.0 n w a a® GARAGE =49 +103=152 SURFACE =30 SURFACE (KCHA) = 18 PHASE 2 TOTAL = 200 PHASE 3 PARCEL B PARKING GARAGE = 86 SURFACE =34 PHASE 3 TOTAL = 120 1 10' NCC BUILDING SETBACK PER TUKWILA MUNICIPAL ZONNING CODE SECTION 18.22.080 TUKWILA VILLAGE Date Desc 11/08/13 BM SUBMITTAL PROJECT #: LA -1113 FILE NAME: LA1113-P1.0 DRAWN BY: CP/RSILPIMB S. 144TH ON -STREET PARKING = 18 STALLS SITE TOTALS = 469 + 18 (STREET) = 487 STALLS OVERALL SITE PLAN CD 15 30 60 90 1' = 30'_0• OVERALL SITE PLAN P1.0 BAR SUBMITTAL THE SAMARA APARTMENTS 1111 NORMANDY COURT APARTMENTS l�7 „ PROPERTYL11Nt BUILDING B RIVERTON TERRACE LEGEND: PHASE 1 OVERALL SITE • BUILDING C (THE COMMONS) • PLAZA • BUILDING A (LIBRARY BY OTHERS) PHASE 2 • BUILDINGS D & E PHASE 3 • BUILDING B PHASE BOUNDARY, TYP. UPPER FLOOR OUTLINE, TYP. PROPERTY LINE R. Elder- RIA, ASIA WASHINGTON _/p%//ERREE//GLISTERED /%���y/�""' PE ARCHITECT TOP,21,E27.8 EASTER CFAiIFICAIE Na.tW Issue Dates Date Desc. 11/08/13 BAR SUBMITTAL BLDG C ("COMMON GROUND") BUILDING E BUILDING A PHASE 11!_..►f ITE roc* q /MTE x� • RAJA LIBRARY (BY OTHERS) ON I Ie1% I 1 • NOTE: SEE CS SHEET FOR PROJECT STATISTICS BREAKDOWN BY PROJECT PHASE BUILDING D PROJECT #: LA -1113 FILE NAME: LA1113-P1.1 DRAWN BY: CP/RS/LP/MB PHASED DEVELOPMENT PLAN PHASED DEVELOPMENT PLAN c0 15 30 60 90 a P1.1 BAR SUBMITTAL PROPOSED BUILDING B PROPOSED BUILDING C PROPOSED BUILDING A 7 - 12' CEDAR © 14' GEDAR 1© 1Y CEDAR 11 12' CEDAR QO -..� 23 CEDAro 14' mai® 12' CEDAR..® 1s' FR 131 14' FIR 1© 12' FIR 43 CEDAR �)f — ---PROPERTY LINE '_-29`7MPLE_ As' POPLAR 90986CANT TREE TO DE RETAINED 0 POSSIBLE III ® I$' © 14f POR ®1241 u I� i I(I II I 9RRDICANT TREE TO jBE j RETAINED E P009BIEIj II! NOTES: I. NUMBERS AT EACH TREE LOCATION ARE TREE IDENTIFICATION NUMBERS 0808 THE TUKMILA WLLACE ARBORST REPORT DATED SEPTEMBER 16. 2011. SEE REPORT FOR MORE DETAILED TREE INFORMATION. 2. PROTECTIVE MEASURES FOR TREES TO BE RETAINED SHALL INCLUDE: ___-.___-.____.-_.__-.-._-.____ _..1 r, 40' REOW000 A HIGH NSBUTY PROTECTIVE FENCING 10 FT. BEYOND TREE DRIPLINE, SHALL BE PROVIDED DURING CONSTRUCTION OPERATIONS NO VEHICULAR TRAFFIC OR EQUIPMENT AND MATER6AL5 STORAGE SHALL 8E ALLOWED YAWN THIS PROTECTED AREA. FOOT TRAFFIC SHALL BE UNITED TO PANTING INSTALLATION OPERATIONS B. ANY REWIRED TREE ROOT PRUNING TO ACCOMMODATE CONSTRUCTION SUCH AS UNDERGROUND UTUTIES OR BUILDING FOUNDATIONS SHALL FOLLOW BEST HORTIOULIURAL PRACTICES 3 BE9DE5 SIGNIFICANT TREES, NO OTHER SEN9TIVE AREAS AREA ARE KNOWN TO BE PRESENT ON 9TE. PROPOSED BUILDING E 0 LIWE 16' LONDON PANE PROPETY LINE WASHINGTON �%�gRREEEAPE GISSTTTEERED ARCHITECT CEA IN8.EOSTE Issue Dates Rev Date Desc 11/08/13 BAR SUBMITTAL SIGNIFICANT TREE TO BE RETAINED IF P059BLE EOS 8IG EARLI66 TO BE 9EMOVE0 — =KHGHT TREES TO BE RETOLD. M. 4' CEDAR 111witoie, e • PROPOSED BUILDING D • PROPOSED LIBRARY (BY OTHERS) SA21DICMIT TREE TO BE RETAINED IF P0S981E v\, SENSITIVE AREAS PLAN 0 15 30 60 90 11 0 301_0. �•. i 55 PROJECT #: LA -1113 FILE NAME: LA1113-P12 DRAWN BY: LP/MB SENSITIVE AREAS PLAN P1 .2 BAR SUBMITTAL ss O Ss SS s PERTY LINE 0 ® BRICK PROJECT MONUMENT SIGN - TEXT: "TUKWILA VILLAGE" - PIN MOUNTED RAISED METAL LETTERS PROJECT Lao O SIGN AT BLDG. E - NORTHEAST CORNER - TEXT: (BUILDING NAME) - CANOPY MOUNTED O SIGN AT BLDG. D - NORTHEAST CORNER - TEXT: (BUILDING NAME) - CANOPY MOUNTED z ti 11 1' 11. • ® ®' 11 1 it1I !IIIA 1)J 30 SIGN AT BLDG. D - NORTHWEST ENTRY - TEXT: (BUILDING NAME@TUKWILA VILLAGE) - CANOPY MOUNTED PAN WADED RASED MEW LETTERS - RDTN SLOE. CORTEX STEEL SIGN BICSGROIRCI PANEL 1 I\ \`\ III d1ILA AG E 111111111111111111111111111111111111111111111 ECM M0TAROII1 WU TO MATCH ARO.TECNRE SLGN Au ROSHO V/LS. va8Acc TP MOTS SIGNAGE PLAN CD 10 20 40 80 L/3-00yY WASH ?ASTON QREEEGISTERED UNAPARCIsToir E CELLVIN0. EASTER Issue Dates Rev Date Desc 11/08/13 BAR SUBMITTAL TUKWILA VILLAGE PROJECT #: LA -1113 FILE NAME: LA1113 - P1.3 DRAWN BY: RS/LP/MB SIGNAGE PLAN P1.3 BAR SUBMITTAL SURVEY INFORMATION BASIS OF BEARING - NAD83/91 PER CITY OF TUKWILA THE BASS OF BEARINGS FOR THIS SURVEY (5 NM 83/91 PER CITY OF TUKWILA. COY OF TUKWILA HORIZONTAL CONTROL POINT N0. 17 (S. 1/4 CORNER OF SEC. 15) WAS HELD FOR POSITION AND A LINE BETWEEN SND POINT N0. 17 AND CITY OF TUKWILA HORIZONTAL CONTROL POINT N0. 1925 WAS HELD FOR ROTATION BEING NORTH 87 35' 2r WEST. VERTICAL DATUM - NAVD 88 PER CITY OF TUKWILA THE VERTICAL DATUM FOR THIS PROJECT IS 680088 PER CITY OF TUKWILA. CITY OF TUKWIILA CONTROL POINT N0. 17 (S. 1/4 CORNER OF SEC. 15) WAS HELD FOR ELEVATION, BEING 288.757'. PROCEDURE / NARRATIVE: A FIELD TRAVERSE USING A 11201BIE 5600' ROBOTIC TOTAL STATION. TRIABLE 'S5" ROBOTIC TOTAL STAIN AND TDPCON GR3 OPS SUPPLEMENTED 44111 RECD NOTES WAS PERFORMED. ESTABLISHING THE maw, DISTANCE, AND SSR0CAL RELATIONSHIPS BETWEEN THE MONUMENTS. PROPERTY LINES. 040 TOPOGRAPHIC FEATURES A5 SHOWN HEREON. THE RESULTING DATA MEETS OR EXCEEDS THE STANDARDS FOR LAND BOUNDARY SURVEYS 15 SET FORTH IN WAC 332-130-090. REFERENCE MAPS: 1. RECORD -OF -SURVEY REC.N0.20050725900010 2. RECORD -OF -SURVEY REG..D.20310711900012 3. RECORD-0E-50RVET REC.N0.20050603900013 4. RECO8D-08-SURVEY REC.ND.20011029900014 5 PLAT OF JAMES CLARKS GARDEN ADDITION 82.13. PG12 6. PUT N ADAA45 HOME TRACTS 00110, PG.31 TOTAL AREA: 254,514±5.17. (5.843±ACRES) SURVEYOR NOTES: 1. THERE ARE NUMEROUS UTILITIES ALONG THE WEST UNES OF TIRE PARCELS A B AND C NOT CONTAINED WITHIN EASEMENTS 2. THERE ARE A FEW ENCROACHMENTS ALONG THE BOUNDARIES, SEE SHEET 2 AND 3. 3. THERE ARE A FEW OVERLAPPING LEGAL DESCRIPTIONS AS SHOWN. 4. THERE ARE TWO SIGNIFICANT GAPS IN DESCRIPTIONS. ONE IN THE NORTH PORTION OF THE SOE AND THE OTHER IS IN THE SOUTH PORTION OF THE SITE. SEE SHEETS 2 AND 3. TAX PARCEL NOS: 152304-9242, 152304-9095, 152304-9092 155420-0005, 155420-0010, 155420-0015, 155420-0020, 155420-0025. 155410-0030, 155420-0036, 155420-0037. 155420-0033, 155420-0035. 155420-0034, 004000-0180. 004000-0194, 004000-0146. 004000-0145, 004000-0191, 004000-0196, 004000-0196. LEGAL DESCRIPTIONS: (PER PACIFIC NORTHWEST TOLE COMPANY ORDER N0. 1164187. SECOND REPORT DATED FEBRUARY 28, 2012 AT 8:00 A.M.) 1161E PARCEL A THAT DN OF IDT 9 IN BOCK 3 OF JAMES CLARKS GARDEN ADDITION 10 THE COT OF 08 500, 10 PER PUT RECORDED IN VOLUME 13 OF MS PAGE 12, RECORDS OF KING COUNTY AUDRON; AND OF THE SOUTHEAST I/O OF THE SOuTHWES I/O OF SECTION 15, TOWNSHIP 23 .11TH, RANGE 4 UST Wu,. DESCRIBED AS FOLLOWS: AT THE NORTHWEST CORNER OF TIE SOUTH 8126 FEET OF THE GU ST 425.5 FEET OF SND STHEST BEGINNING W HENCE SOUTH 01.27'30' WEST 200 FEET TO 14TRUE POINT OF BEGINNING OF THIS DESCRIPTION; THENCE DIE LY ESTERLY TO A POKE ON E STERUNE OF PACIFIC HIGHWAY SOUTH (STATE ROAD N0. 1), 4160001 SOULY THER25080 40290 FEET (AS MEASURED ALONG SATO EASTERLY LINE) FROM THE INTERSECTION OF SRO EASTERLY LINE 13TH THE NORM LIVE OF THE SOUTH 8126 FEET OF SRO SOUTHEAST 1/4; THENCE SOUTHERLY KONG SAI EASTERLY HSN1'AY UNE TO THE SOUTH UNE 01 SAD UN 9; THENCE EASTERLY ALEN. SAID SDUM LIVE TO THE SWTHEASI CORNER THEREOF: THENCE SOUTHERLY TOA MINT ON ME NORTHERLY LINE OFA TRACT COMEYEO TO 218A HUNTINGTON BY DEED RECORDED UNDER KING THNil' RECORD,. N0, 412377; ENCE EASTERLY KONG SAID NORTH LINE TO A POINT .ICH BEARS SOUTH 01127'50' WEST FROM THE TRUE PONT OF BEGINNING; THENCE CONDUUWC WT TOA MIM 40604 FEET WEST FROM THE GST LINE OF SAID SOUTHEAST I/O OF SOUTH SOUTHWEST I/O; THENCE NORTH PARALLEL WITH SAID VST LINE 65 FEET; THFACE NORTHWESTERLY TO THE TRUE PONT OF KAHN.. TYRE mt. A-1: F NON-IXCLMSNE EASEMENT FOR INGRESS AND EGRESS OVER A STRIP OF LAND 20 FEET W WDV, THE SOUTHERLY UNE N WHICH 6 DESCRIBED AS FOLLOWS: BEGINNING DN ATA PONT THE NORTH UNE OF THE NORTH 398.1 FEET OF THE GST 525,5 FEET OF THE SOUTH 812.6 FEET OF THE SC8THEiST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST WM., 100 FEET DISTANT EPS' OF THE NORTHWEST CORNER OF SAID 110N: ENC -THE SOUTH 01.2E30' WEST1 289 200 TEXT TO THE TRUE MM OF BEONNWG OF THE SOUTHERLY UNE OF ME EASEMENT HEREIN DESCIMED: THENCE SOUTHWESTERLY TOA POM ON THE EASTERLY MARGIN OF PKTFC HIGHWAY SOUTH (STATE ROAD ND. T) WHICH MINI IS 250.50 FEET SOUTHERLY AS ME RATED KONG SAID HIGHWAY 004 A MIM W THE EAST MARGIN N S1HIGHWAY D1TM'T 23.40 RET. 4016E OR LESS, WEST N NE THE WEST UOF THE SI.®mSION HEREIN O..16-900 AND ON THE NORTH LINE THEREOF AN THE SAME 4 PRODUCED WESTER Y: SITUATE W THE LIT Of NNWIU COUNTY OF KING, STATE OF WASHINGTON. TIRE PARCEL Lk THE NORTH 18990 FEET OF THE SOU. 430.9 FEET OF TIE w67 SO5 FEET OF THE EAST 1.031 FEET OF THE SOUTHEAST OUAPIE0( OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNS,. 23 NORTH, RANCE 4 VST, WAN., LYING EASTERLY OF WASHINGTON STATE HIGHWAY N0. 1 (PACIFIC M.A.( SOUTH); IN SITUATE MY OF TUKWEA. COUNTY OF KING , STATE OF WASHINGTON TIME PARCEL LOIS 1 THROUGH 6 INCLUYVE. CIEHRT LANE ACCORDNC 10 THE PUT THEREOF RECORDED IN VOLUME 48 OF PUTS. PAGE 21, IN DING COUNTY, WASHINGTON: 710E PARCEL 0: THE SOUTH 245 FEET 01 1817 WEST 500 FEET OF THE VST 1031 FELT OF THE SOUTHEAST I/4 OF THE SOUTHWEST 1/4 OF SECTION I5, 106(1HI1 23 NORTH, RANGE 4 EAST W.M., LYING 05014 LT OF THE STATE HIGHWAY NO. Y EXCEPT THE SOUTH 20 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD 8Y INSTRUMENT RECORDED UNDER RECORDING NO 11 SB645: AND EXCEPT THAT PORTION OF THE SOUTHEAST 1/4 OF THE SOUTHNESF 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST IOM.. LYING SOUTHWESTERLY Of THE ARC OF A CIRCLE WING A RADIOS OF 12.5 FEET WHICH 5 TANGENT TO THE NORTH RICHT OF WAY lNE OF south 144TH STREET AND THE EAST RIGHT OF WAY LINE OF PACIFIC HICHWAt SOUTH. CONVEYED 10 MNG COUNT BY DEED RECORDED UNDER RECORDING N0. 7409040396: SITUATE W THE CITY OF RIM, COUNTY OF KING..ATE OF WASHINGTON. TIRE PARCEL E LOT A OF SHORT PUT NO. 911 -9 -SS, RECORDED UNDER RECORDING N0. 9010240314, BEING A PORTION OF LOT 7. CHERRY UNE. ACCORDING TO THE FLAT THEREOF RECORDED W VOLUME 48 OF PUTS, PAGE 21, IN KING COUNT'. WASHINGTON; TIME PAXEL F: LOT 6 OF SHORT PUI N0. 90-9-S8 RECORDED LAGER RECO.NG N0. 9010240314, DENG A PORTION OF LOT 7, CHERRY UNE, ACCORDING TO THE PUT THEREOF RECORDED IN WORE 49 OF RATS, PAGE 21, IN KING COADY, WASHNCTON; TRU PARCEL G. 180 NORM 220 FEET N L01 7, CHERRY UNE, ACCORDING TO THE PIAT THEREOF RECORDED IN VOLUME 48 OF FIATS. PACE 21, IN KING COUNTY, WASHINGTON: EXCEPT THE NORTH 132 FEET THEREOF: 100E PORCEL H: LOT 7, CHERRY LANE ACCORDING TO THE PUT THEREOF RETARDED IN VOLUME 40 OF PU1S, PAZ 21, IN K. COUNTY. 04000O'TON; EXCEPT THE NORTH 220 FEET THEREOF; AND EXCEPT THE SOUTH 84 RR THEREOF: TIRE PARCEL IHE SOUTH 04 FEET OF L01 7, CHERRY LANE ACCORDING TO THE PUT THEREOF RECORDED IN VALUE 48 OF PUTS, PAGE 21, IN KING COUNTY, WASHINGTON; 111E PARCEL J: THE SOUTH 65 FEET OF THE NORTH 185 FEET OF THE SOUTH 414.5 FFFT OF THE WEST 100 FEET OF DIE EAST 120 FEET N THE SOUTHEAST I/O OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORM, RANGE 4 EAST 0 M. IXCEPT 42140 AVENUE SOUTH RIGA -008-591. AS 000450RECORD. BY DEED RECORDED UNDER RECORONO 5596214. SITUATE IN THE CIT' OF 1111081A1111081A COUNTY OF KING, STATE OF -0 TIRE PARCEL M T PORTION OF THE NORTH 10`.12 RFT OF LOT 13 LYING EASTERLY OF STATE ROAD NO 1 IN BLOCK 2 OF ALUMS HOME DUCES. AS PER RECORDEDPLAT I1 PLATS. PAGE 31, RECORDS OF KING COUNTY,08060 NO7501150141 STAND 10 THE EXCEPT 01 13 STATE OF vEYED FOR ROAD PURPOSES TO KING 000011,STATE N WASHINGTON, 400090EDUNDER WASHINGTON RECORDED UNDER RECORDING No 9803260430. RECORDS of KING COUNTY, SITUATE W THE CITY of TUKWILA. COUNTY N KING, STATE of 111LE WEST 60 RECRET O TIE NORTH 8.1 FEE OF LOT 14 IN BLACK 2 OF ADIOS HUE TRACTS. AS PER PUT RECORDED M ROWS. 11 Cr PUTS, PA£ 31, RECORDS OF MNG COUNTY, SITUATE IN DIE COY OF 11.111A. COUNTY 01 KING, STATE OF WA949'NO0l 116E PAROL M THAT PORTION OF LOTS 11 AND 14 IN BLOCK 2 OF AMM HUf ENACTS DESCRIBED AS FOLLOWS, 0097006410100!1 60 FEET EAST AND 159 FEET NORTH OF THE SOUTHWEST CORNER N TRACT 14 THENCE WESTERLY 100 FEET: THENCE NORTHERLY 26 RET: THENCE .STEAM 7851 FEET TO THE EASTERLY WAP. OF PKIM HCHWAY SOUTH: 11-1E4CE NORTIEASTERL. N.11G SVD HCHW'AY 23.74 FEET: THENCE EASTERLY 10985 FEET: THE. NORTHERLY 2210 RET: THENCE EASTERLY 60 FEET: THENCE SOUTHERLY 70.60 FEET TO MINT OF B59C: SITUATE IN THE COUNT OF KING, STATE OF WASH0IN610GTON. TITLE PARCEL M THAT PORTON OF LOTS 12. 13 AND 14 IN BLOCK 2 OF ADAMS HOME TRACTS DESCRIBED AS 10010WS: BEGINNING 60 FELT UST AND 125 RET NORTH OF THE SOUTHWEST CORNER OF TRACT 14: MESE WESTERLY 198.14 FEET 70 THE EASTERLY MARGIN OF P.FTC HIGHWAY SOU.: 1HEKE 00010411 7054 ALONG YTD, WGHwAT 63,02 FEET; THENCE EASTERLY 78 51 FEET: THENCE SOUTHERLY 26 FEET: THENCE EASTERLY 200 FEET; MIKE SOUTHERLY 34 FEET TO PONT OF BEGINNING, ALTA / ACSM LAND TITLE SURVEY SITUATE IN THE CUR. OF KING, STATE OF WASHINGTON. LOTE144 10 BLOCK 2 OF AYYS IgNE 1R!G15. AS PER P001 01590000 1N YOUUME 11 OF PUTS, PAGE 31. RECORDS OF 0246 HUHU: IXCCPI THE WEST 60 FEEL THEREOF, SENATE IN THE CITY OF TUKMU COUNTY OF K. STATEN WASHINGTON. 1111E PAACLI P. THE WEST 28,6 FEET OF LOT 15 IN BLOCK 2 OF ADAMS HOME TRACTS. S PER PUT RECORDED IN VOLUME 11 N PUTS, PAGE 31, RECORDS OF KING COUNTY: SITWTE IN THE CIT OF TUKWILA, COUNTY OF KING, STATE OF WASH... 1111E PARCEL 0 LOT 1 404 5, BLOCK 2, ADAMS 70 TRACTS. ACCY9tp00 10 THE FLAT 1208801. RCORUEO W MIME 11 OF PLATS, PAGE 31, IN KING CORIA, EXCEPT THE WEST 29.5 FEET THEREOF: AND E.EPT THE SOUTH 11.5 FEET THEREOF: AND EXCEPT THE EAST 3.0 FELT THEREOF. SPECIAL EXCEPIONS: (PER PACIFIC NORTHWEST TITLE COMPANY ORDER N0. 1164187. SECOND REPORT DATE0 FEBRUARY 28, 2012 AT 8:00 AM.) 1. LIEN OF THE REST ESTATE IXCISE SALES TAX AND SURCHARGE UPON ANT SAME OF SAUD PREMISES. IF UNPAID. A5 OF THE DATE WREN, THE EXCISE TAX RATE FOR THE CITY OF TLIKWI A IS AT 1.78X. LEVY/AREA CODE: 2413 AND 2401 (NOT-PLOTTABLE) GENERAL TM NOTE 2. THE PROPERTY HEREIN DESCRIBED 15 CARRIED ON THE TAX ROLLS A5 EXEMPT; HOWEVER, IT WILL BECOME TAXABLE FROM 1HE DATE OF TRANSFER TO A TAXABLE ENTITY. (NOT-PLOTLABLE) GENERAL TAX NOTE 3. GENERAL TAX EXCEPTION FOR YEAR 2012 (NOT-PLORABLE) 4. GENERAL TAX EXCEPTION FOR YEAR 2012 (NOT-P101188E) 5. GENERAL TAX EXCEPTION FOR YEAR 2012 (NOT-PLOTTABLE) 6. MEMORANDUM OF LEASE: LESSOR: FREDRICK W. M017001 Y DBA MCCONKEY ENTERPRISES LESSEE BRIAN SINGH HARE AND JASWINOER PABLE DBA INTERNATIONAL INDIAN CUISINE DATED: AUGUST 13, 1999 RECORDED: AUGUST 16, 1999 RECORDING NO.: 19990816000531 AFFECTS: PARCELS K AND L (NOT-PLonABLE) 7. UNRECORDED LEASEHOLDS, IF ANY, RIGHTS OF VENDORS AND SECURITY AGREEMENT ON PERSONAL PROPERTY AND RIGHTS OF TENANTS, AND SECURED PARTES TO REMOVE TRADE FIXTURES AT THE EXPIRATION OF THE ERM. (NOT-PLOTTABLE) 8. EASEMENT AND THE TERMS AND CONDITIONS THEREIN. INCLUDING. BUT NOT LIMITED T0, THE FOLLOWING: GRANTEE: THE STATE OF WASHINGTON PURPOSE: TO EXTEND SLOPES, GRADES OR EMBANKMENTS AREA AFFECTED: PORTON OF PARCEL N RECORDED: MARCH 08, 1930 RECORDING NO.: 2591475 (PLOTTED HEREON) ONLY OVER LOT 12 9. AN EASEMENT AFFECTING THE PORTION OF SAID PREMISES AND FOR THE PURPOSES STATED THEREIN. INCLUDING. BUT NOT LIMITED T0, THE FOLLOWING: FOR: DRAINAGE PIPES AREA AFFECTED: PORTION OF PARCEL M DISCLOSED BY INSTRUMENT RECORDED: JULY 03. 1947 RECORDING NO.: 3702108 (NOT-PLOTIABLE) 8UNIET IN NATURE OVER A PORTION THE WEST 60' OF LOT 14, AREA GENERA111 PLOTTED HEREON. 10 EASEMENT AND THE TERMS 1410 009018ON5 THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: KING COUNTY WATER DISTRICT 638 PURPOSE: SEWERS AREA AFFECTED: PORTION OF PARCEL P RECORDED: 509160BER 18. 1947 RECORDING NO.: 3745751 (NOT--PLOTTABLE) BLWXEI P4 NATURE OVER A 111E WEST 28.8' PF LOT 15 11. EASEMENT PROVISIONS, COVENANTS, CONDITIONS, RESTRICTIONS, DEDICATIONS, AGREEMENTS, NOTES AND OTHER MATTERS AS CONTAINED IN THE PUT OF CHERRY LANE RECORDED IN VOLUME 48 OF PLATS, PAGES 21, IN KING COUNTY. WASHINGTON. AFFECTS: PARCELS C. E, F. G, H AND I (NOT-PLOTTABLE) 12. AN EASEMENT AFFECTING THE PORTION OF SND PREMISES AN0 FOR THE PURPOSES STATED THEREIN, INCLUDING, BUT NOT LIMITED T0, THE FOLLOWING: FOR: DRIVEWAY AREA AFFECTED: WEST 10 FEET OF PARCEL 0 DISCLOSED BY INSTRUMENT RECORDED: MARCH 25, 1948 RECORDING 90.: 3785994 (PLOTTED HEREON) 13. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: B1 AND BEEN: F. M. LONG, ET 110, AND KING COUNTY WATER DISTRICT 638 DATED: JANUARY 31, 1948 RECORDED: OCTOBER 10, 1952 RECORDING Na, 4280075 REGARDING: CONNECTION TO DRAINAGE LINE AFFECTS: PARCEL P (NOT-PLOTTABLE) 14. AGREEMENT AND THE TERMS A110 CONDITIONS THEREOF: BY AND BETWEEN: WILLIAM MANNING, EE AL. AND KING COUNTY WATER DISTRICT 638 DATED: MAY 28, 1949 RECORDED: OCTOBER 10, 1952 RECORDING NO.: 4280076 REGARDING: SEWER LINE MAINTENANCE AFFECTS: PARCEL P (NOT-PLOITABLE) BLANKET OVER SOUTHERLY PORTION OF LOT 15 15. DRAINAGE RELEASE AND THE TERMS AND CONDITIONS THEREOF: BY AND BETWEEN: JOHN A DEAN, ET UX, AND KING COUNTY DATED: FEBRUARY 03, 1953 RECORDED: FEBRUARY 11, 1953 RECORDING NO.: 4314485 REGARDING: CONSENT TO THE NATURAL FLOW OF SURFACE WATER FROM THE PUT OF CHERRY LANE TO BE CARRIED IN RS NATURAL CHANNEL ACROSS THE SUBJECT PROPERTY AND TO HOLO KING COUNTY BLAMELESS FOR AN/ DAMAGE THAT MAY BE CAUSED BY SAID DRAINAGE FLOW. AFFECTS: PARCELS E THROUGH I (MPROXIMAT05 SHOWN) SEE THE LOCATION OF THE DRAINAGE CHANNEL ON SHEET 2 16. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT LIMITED T0. THE FOLLOWING: GRANTEE: VAL VUE SEWER DISTRICT PURPOSE: A GRAVITY 5ANAAR( SEWER LINE OR USES AREA AFFECTED: PORTION OF PARCEL 0 RECORDED. JANUARY 02, 1958 RECORDING NO.: 4862270 (PLOTTED HEREON) 17. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING. BUT NOT UNITED T0, THE FOLLOWING, GRANTEE: VAL WE SEWER DISTRICT PURPOSE: A GRAVITY SANITARY SEWER UNE OR LINES AREA AFFECTED: PORTION OF PARCEL A RECORDED: JANUAR1 08, 1958 RECORDING N0: 4863931 (PLATTED HEREON) 18. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE VAL WE SEWER DISTRICT PURPOSE: A GRAVITY SANITARY SEWER LINE OR LINES AREA AFFECTED: PORTON OF PARCEL A RECORDED: JANUARY 08. 1958 RECORDING NO.: 4863933 (PLOTTED HEREON) 19. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HERON DESCRIBED AS GRATED IN DEED: RECORDED: JUNE 13. 1963 RECORDING NO.: 5593214 GRANTEE: KING COUNTY AFFECTS: PORTON OF PARCEL J (NOT-PLOTTABLE) BLANKET SLOPES OVER 1IRE PARCEL J, WHICH IS NOT A PART OF THS ALTA 20. EASEMENT ANO THE TERMS AND CON001050 THEREIN. INCLUDING. BUT NOT LIMITED T0. THE FOLLOWING: GRANTEE KING COUNTY PURPOSE: SLOPES AREA AFFECTED-. PORTON OF PARCEL 0 RECORDED: JUNE 19, 1974 RECORDING NO.: 7406190219 (PLOTTED HEREON) 21. EASEMENT AND THE TERMS AND CONDI1ONS THEREIN, INCLUDING, BUT NOT LIMITED T0, 1111 FOLLOWING: GRANTEE: KING COUNTY PURPOSE SLOPES AREA AFFECTED: PORTION OF PARCEL 0 RECORDED: JUNE 19, 1974 RECORDING NO.: 7406190221 (PLOTTED HEREON) 22. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED: RECORDED: SEPTDABER 04. 1974 RECORDING NO.: 7409040396 GRANTEE: KING 00UN1Y AFFECTS: PORNON OF PAR0EL D (NOT-PLOTTABLE) B 7200002 IN 0810100 23. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT NOT UNITED T0, THE FOLLOWING. GRANTEE: KING COUNTY PURPOSE: STOMA., AREA AFFECTED: PORION OF PARCEL 0 RECORDED: SEPTEMBER 04, 1974 RECORDIN0 NO.: 7409040397 (PLOTTED HEREON) 24. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING. BUT NOT LIMITED T0, THE FOLLOW040: GRANTEE: THE CITY OF SEATTLE PURPOSE 11ECTRIC TRANSMISSION AND DISTRIBUTION LINE 80010TIE5 AREA AFFECTED: PORTION OF PARCEL D RECORDED: NOVEMBER 01, 1974 RECORDING NO.: 7411010445 (DOESN'T AFFECT) DESCRIPTION I5 WEST OF INTERNATIONAL BLVD. 25. EASEMENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING. BUT NOT LIMITED TO, ENE FOLLOWING: GRANTEE: KING COUNTY PURPOSE: SLOPES AREA AFFECTED: PORTION OF PARCEL l RECORDED: NOVEMBER 12. 1974 RECORDING NO.: 7411120163 (PLOTTED HEREON) 26. 185E)AENT AND THE TERMS AND CONDITIONS THEREIN, INCLUDING, BUT N01 LOAFED TO, THE FOLLOWING: GRANTEE KING COUNTY PURPOSE SLOPES AREA AFFECTED: PORTION OF PARCEL K RECORDED: NOVEMBER 13, 1974 RECORDING NO.: 7411130393 (DOESN'T NHELI) NEA NOM IS MAIN PUBLIC R/W 27. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED: RECORDED: JANUARY 15, 1975 RECORDING 140.: 7501150141 GRANTEE: KING COUNTY AFFECTS: PORTION OF PARCEL K (NOT-PLOTTABLE) BLANKET IN NATURE 28. 004011ONS, NOTES. EASEMENTS, PROVISIONS AND/OR ENCROACHMENTS CONTAINED OR DEUNEATED ON THE FACE OF THE SURVEY RECORDED UNDER RECORDING NUMBER 7611029008. IN KING COUNTY, WASHINGTON. AFFECTS: PARCELS 0 AND P (PLOTTED HEREON) 29. 00500ON5, NOTES, EASEMENTS, PROVISIONS ANO/OR ENCROACHMENTS CONTAINED OR DELINEATED ON THE FACE OF THE SURVEY RECORDED UNDER RECORDING NUMBER 8001239002, TN KING COUNTY. WASHINGTON, AFFECTS: PARCELS B AND C (1405-PLOTFABLE) 30. RIGHT OF ENTRY AGREEMENT AND THE TERMS AND COND50145 THEREOF: BY AND BETWEEN: TCI CABLEV15(0N OF WASHINGTON, INC., AND LE0 MALE/MT RECORDED: JULY 01, 1988 RECORDING NO.: 8807010903 AFFECTS: PARCEL D (NOT-PLOTTABLE) 31. AGREEMENT AND Teff TERMS AND CONDRON5 THEREOF: BY AND BETWEEN; VAL 000 SEWER DISTRICT AND THOMAS M. ANO BARBARA L WHITLEY DATED: SEPTEMBER 06. 1988 RECORDED: SEPTEMBER 26, 1988 RECORDING NO.: 8609260958 AFFECTS. PARCELS G. H AND I (NOT-PLATTABLE) 32. COVENANTS. CONDITIONS. 6(514C710NS AND EASEMENTS CONTAINED IN SHORT PUT N0. 90-9-55 RECORDED: OCTOBER 24. 1990 RECORDING NO.: 9010140314 AFFECTS PARCELS E AND F (NOT-PLOTTABLE) 33. CONDITIONS. NOTES, EASEMENTS, 7101151015 ANO/OR ENCROACHMENTS CONTAINED OR DELINEATED ON THE FACE OF THE SURVEY RECORDED UNDER RECORDING NUMBER 9210079005, IN KING COUNTY, WASHINGTON. AFFECTS: PARCEL J (NOT-PLOTTA8IE) 34. EASEMENT AND THE TERMS AND COND1IONS THEREIN, INCLUDING, BUT NOT LIMITED T0, THE FOLLOWING: PURPOSE: GAS LINE AREA AFFECTED: PORTION OF PARCEL I RECORDED: MARCH 21, 1994 RECORDING 140.: 9403212327 (PLOTTED HEREON) 35 UNRECORDED AGREEMENT AND THE TERMS AND 0014D1IONS THEREOF: BY AN0 BETWEEN: KING COUNTY LIBRARY SYSTEM AND SCOTT BURDINE DATED: 00108ER 1, 1992 DISCLOSED BY INSTRUMENT RECORDED' DECEMBER 22. 2000 RECORDING NO.: 20001222000514 AFFECTS: PARCEL J (NOT-PLOTTMIE) AFFECTS TITRE PARCEL J, MACH I5 NOT A PART OF THIS ALTA 36. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED T0, THE FOLLOWING: RESERVED BY: THE HOUSING AUTHORITY OF THE COUNTY OF KING PURPOSE: PARKING AREA AFFECTED: PORTION OF PARCEL 0 RECORDED: JUNE 14. 2002 RECORDING NO.: 20010614001446 SAID EASEMENT I5 FURTHER CLA 8100 BY INSTRUMENT RECORDED UNDER RECORDING N0. 20070330001697. (PLOTTED HEREON) VICINITY MAP N. T.S SURVEYOR'S CERTIFICATION: T0: THE CIN OF 1UKWILA, A MUNICIPAL CORPORATION 01 PACIFIC NORTHWEST TIRE COMPANY: THIS IS TO CERTIFY THAT THIS MAP OR PUT AND THE SURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITH THE 2011 MINIMUM STANDARD DETAIL REOUIREUENTS FOR ALTA/AGSM LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS AND 111CLUDE5 REAS 5, 7(81)(C), 8, 9, I1(A)(13), 16, 17 AND 18 OF TABLE A THEREOF. 141E FIELD WORK WAS 00MPLEIED IN MARCH, 2012 DATE OF PUT OR MAP: MARCH 15, 2012 7/9/12 BRIAN D. GILL00LY, P.L.S.// DATE WASHINGTON REGISTRAR() N0. 46315 0 LAND TITLE SURVEY .6 < (n 8 ¢ U- 0 J 0 SO4nZ Q i F- V CM 5 d W a I- Q 1 ci'LL 0 f _1 Q 45 U TUKWILA VILLAGE 0 IS. 2 N 0 10 '> T T L/3'ddyy S 140TH 5T\ 5 141ST S1 \l1 5 5 5 14240 ST '1 %SITE iifi o. S 114TH ST 4-64M I 5 • 146TH ST SURVEYOR'S CERTIFICATION: T0: THE CIN OF 1UKWILA, A MUNICIPAL CORPORATION 01 PACIFIC NORTHWEST TIRE COMPANY: THIS IS TO CERTIFY THAT THIS MAP OR PUT AND THE SURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITH THE 2011 MINIMUM STANDARD DETAIL REOUIREUENTS FOR ALTA/AGSM LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS AND 111CLUDE5 REAS 5, 7(81)(C), 8, 9, I1(A)(13), 16, 17 AND 18 OF TABLE A THEREOF. 141E FIELD WORK WAS 00MPLEIED IN MARCH, 2012 DATE OF PUT OR MAP: MARCH 15, 2012 7/9/12 BRIAN D. GILL00LY, P.L.S.// DATE WASHINGTON REGISTRAR() N0. 46315 0 LAND TITLE SURVEY .6 < (n 8 ¢ U- 0 J 0 SO4nZ Q i F- V CM 5 d W a I- Q 1 ci'LL 0 f _1 Q 45 U TUKWILA VILLAGE 0 IS. 2 N 0 10 '> T T L/3'ddyy SHEET3 S. 142ND ST. B20 P(DH) 0022 POWER POET SCK, W/ANCHOR FIRE HYDRANT WN<LVE BOLLARD TEL. POWER VAULT UGHT POLE W/1008 LIGHT POLE W/J00X ALTA / ACSM LAND TITLE SURVEY �. :�► Ld I J80X LJ0 POLE CBI Ti ,d JBOX LIGHT POLE W/1008 TREE WELL (11P) Td MANHOLE TREE 94011 (TYP) 1 if1P1e\ TREE (FP') TREE WELL N'MNO ( ., 20' APPURTENANT SS SE ENT & EGRESS EASEMENT / REGJD.20021113002116J/ �)) ,,---�A�1 9z, II %1 LOT 77 ®I11 PLAT OFJAf IES 5 I• CLARK'S GARDEN I ADDITION UGHT Rj•,r-y/, VOLAS. PC2,.12 LIGHT POLE ,v/.180X FIRE HYDRANT NKK W'A1ER METER 8081 POLE W/JBO% TREE WELL (11P) SIGNAL POL 100 LIGHT POLE 9/1808 1008 POWER VAULT FIRE HYDRANT W/VALVE BOLLARDx CAS VALVE 80H1 POLE W/JBOX TREE WELL (TP) FOt1N0 I- NON WURD CAP 0.08' S & 0.16' E. OF COR FOUND 5/11 RE&W/CAP LS123504 0.35' N. & 0.35' C OF COR. \\\ N+ENE 5. 430.9' • 5' SEWER EASEMENT REC.N .4863932 •�r IT SEWER A8639 T" 07 / ECO BLDGc�'-U ss �i---- '.° cm) SS ss 011A) 0 80735'31 0 128194 W/08MN& ANCHOR 98735'31'W 03.11' WLK1tT •d .d -288.0.5' \I3�'C811 12' 01 0111(81 \ 10.0019.931 ,•d 7.9 FOUND REBAR/ID'CAP „0.17.2-7. 1NO-PARK I, SIGH rat 0 15 20 60 SCALE: 1•-30' 16 STALLS FOUD.f/2' 735'3119117.92' • R089JVCAP 'LJCHI LOT LIiHT 15(6012 ON PROP. UNE.AR(3) Tatar 6•.8249.09' ..'LO .d C ar ECO BLOCK G 1� OECIDU0915(3) 5`/]•/3• .d d CEDAR -6' CEDAR 11• / ~L^ NO -PARK SIGN CABIAV LIGHT POL W/JBOX POWER MANHOLE POWER VAULT TEL. JBOX JBOX / /LIGHT POLFq �• 0829 A. CONC. RETAINING - - WALL W/ CHANJNF ',FENCE ,d \ 5870115.0 105.11' FOUND I/2' 0EBAR/CAP LS16422 0.19 N. 00 COR. BLU. A.9' C OF PROP. LINE FOUND I/2' NON PIPE/NO CAP 0.27' E. OF COR. BLD. 4.9' C OF PROP. LYE GLL//114 M100 1860' . L-25.7* j I TEL. JBOX LIGHT POLE W/1808 /y2 4 // 20 TRESSPASS -N6735.31-1 117.53' ,d R ,d \ rS' SCWER.ASEMENTI 16E0.60.4862270 OECIDU0195 5. DECIDUOUS . POWER NETER { / ON POST ' & TEL CABINET / 68735:50110&11' 1 / d DECIDUOUS 6' 1 c `1_, rd= •mak 3% 00080 Iir LIGHT POLL\ 58735520 105.11' .810 _ero�.o .� ;\ -_-_:d „ gL R •1 ._ ,d )JAP1E 28' 08735'3 12' CONC. CULVERT I0.289.95' •d .d .d H MAPLE 24' 8 SHEET3 T J NOT A PARI L 10 8 LAND TITLE SURVEY Title: ALTA TUKWILA VILLAGE O LL Btt pI S S U < S I) E In 2 N G/3-ooyy :\i5000s�15255�survey\IS 15 20 60 SCALE: V.30' TEL. W PER 20060501000631 VM111 o .. ✓ e W/ , -rE R7► L. 1� uG w POLE TREE )1 SHEET2 PowER001NET 4 WATER MEIER POWER GROUND R005 00110 POLE 6/01006 SIGNAL PEDESTAL CON0 'AL L1GM POLE w/J800 POWER P0WER 00011 TEL J000 TEL !BOX UGHI POLE w/JBO0 GAS VALVE LGNT P. d W/JB0 R/6 PER 9510190955 9/0 +d ER RAMP YE--• �. CI 466+31.09 .d .d ALTA / ACSM LAND PO0ER�I MANHOLE, 2' d \ S' SEWER1i43080611 I REc.N0.9882270 / -i- TITLE SURVEY POKY Y,ETER 7 I 0 TEL. CABINET 1 1 ( ON POST - BO Lo / I' ) d % ,d M / 1931 HYDRNIT .d /j ! / he ▪ • SON '' SSP055 .d r`• \..-""..- /I / .d i D ; NO UWFIJ ENTNT 1OUND FOR/001311e66FLONG WEST LEE •,p / /N" / -•d / I f ' WATER VALVE I/ / :1/ POWER /` 'd/ .4y KANH(RE/ - / f /� ;,001.1R. f w RDR / ..• 000010 "- wdli 61;2502- -1074 :2 ^3'1. SIDEWALK FASE'SN1-T-/ --- -72100REIC.90.7409040397 X -�� / wOOQNCE d 73571 9 d ss -/--- , i•!, SS �l • ps �. . •d \d f WC RAO 11.., 1 6 • Rl__ 0300070: 2 -Pi scNA Boas !' --- - *' ----- • SI 011E POLE Ie��r 513735.31% I✓ ...LIGHTPOLE .�j`�4a� -5-r-7-(�57,y TEL\ V�jL�i T HAND BY +d CT -TE 4 11/C RAM �'As$/--: 50(1 POLE 0/1900 SIGNAL J000 LIGHT POLE W/01000 WATER VAULT 6018' METER TREE wEl. (TTP) LIGHT POLE W/,BOX SIGNAL BO POWER VAULT 0100 2605 PEDE51 P0L0 10_ RISER SIGNAL JBOxE5 SIGNAL POLE 0180005(2) TEL MANHOLE uCH1 POLE w/JBOx TEL MANHOLE / / /LGM POLE W/J800 1 0GH1 POLE w/JBDx PONER 4069010 V .15.9 .d 110 TR65PA55-- 01011 LIGHT, POLE d / /0160% 04. 057• TEL. S TCLO DECIDUOUS 6' "'M, 1 61 F -• .4' ` POWs' 0.905705'5P d 0.20.00' ''al£ sto. L-31.75• TER •32' POPIAR ps 0009950051.6' SIC, DECIDUOUS 17' 0 ,k5 3r0EcioI»J5-990 987'35'3119 84.78' I 12• .c 0.200 :9 CALK\ 12' CONC. CULLSR7 0.204.85' 88735'31 11792' .s,-\ b .;' 36 DECIDUOUS Ir \\ - . 500RECEXCEPTION NO. 130 /C " EASEMENT k 4101.065E 0( \\ MMAGES FOR 9AT110AL /Taw + OF 7HE IXUINACE CHANNEL \\.08400.86 a ,, --'S caS REC.N0.81U,j12327 ) 01015 8' 1� 36' " 24 AR 32' \.... / POPLAR .4, ( LR •. --86(.32• IIy. yE-_ R�PER PLAT A 187353119 147.92' FENCE 1.50 E. Or PROP. LINE 10 SHEET2 L POPLAR 45' SON NW. !BOT . SIGNAL BOX NATER POWER ..?e ' METERS WIAt.aa7 cRounv Rrsoo =0-.1, - f 7..4EL P0 '-�. 341' !V 77695 �►�ra TITLE SURVEY ACSM LAN CITY OF TUKWILA POP(AR 48' 60665 1/2' CABLE v.WL1 00669/CAP TEL 15122301 VAULT 1.272419 -7W".'p" NOLKT . 98735'3119 242.46' 5' SLOPE -ES •4 -000.80.74 SPE? UI.IT N -tel L• t� STALLS d 1 IttI .!'1 --------- p,0� /sLYidt •1 r 1;--401735.3eW 60.42• / 5 FI I � FOX") ROAR N OR --E-6-Gr �J VALUMWUM DAP N eLL 4 868735.3119 (09.93/ / ... /15/6454 0/W51/ 996 f (• /pd ) •,� A , i✓ -26.00 'd U_- : / GAS 8607.00 GATE • 196).5.66739.5419 77.60 woe LEE h B00221075 603, DRAINAGE PIPES 4006,7 SEPTIC OR SE55P001" REC.110.3702188 (BENEFITS 106 R) 100 / ,>A 1 r 1 00739'51 9 111 ( l \ � I N8739.54,04198.12'\ ,..� Wg7ER MET/ER,,, ( �•y/ 1.1=� GURIUNK=CE //1777. i777//77ii7n J72i3,777/T77i77772777//771 00)0060 13.0' 02IST1NG BWIDING C FER 32 TEL FIRE HYDRANT W/Y'ALVE Wort POLE W/JBOX TREE WELL (1379) 10' SLOPE FACCMFNT REC.N0.2591475 SIGNAL (ONLY OVER LOT 12) .801 3001 CABLE RISER TEL VAULT O. or PROP. UNE CH0NLINK FENCE 0.7' 5. OF PROP. UNE 1 TR VAULT LIGHT POE W/JOD6 100.0➢• ! .d 38'9 I(d -C1TO. FENCE 51GNFOUND 1/2' PATER METER 'f' REBOR/C0.1 � 0' 3' SLOPE EASEMENT .---kV/32506 '-- 1 *10.7406190221' - 88736'31 ' 9610' • 8: \ x(40") 3 WATER 1e� P PI"- -- "i tF XS 40 (141(24(36')/ .8' / - + TITLE ARCEL Qa HOMO -16.• 5' 6111EXISL G .d L• C8 51 0160 / gF0070.67 1 7' .0.0.266.67' 689585.6. a Y^10' WK.,. [ASSENT Y \785994 8 1 1 to SEWER MUM RECN0.7611029000 7-- !.011[0 199.0[ E. O PROP. $ .p UNE \ POWER POLE )f .d ,118739.54'9 97.3,'0' 277//77717/7/77///7771 E LEE W. 28.6' FOUND 1/2' REOM/CAP 1516012 BASKET BALL COURT 1.8' 5. OF PROP. UNE LJJ--r-Claaalup4Etat. PMIONG EASEMENT •d RECN0.200205.14131446 .d.. - AMEND? BY REC.NO. FOUND 200.7.94300131692,..„ 1801(/605801 // 10 STAU.5 "014-P806.. UNE_ - �ALL LLLI 0.8' .p' •r p1 BASKET BALL 148739.5419 9622' OUNO . MAD CASED 3/8' (0814 0.1COPPER NAIL /WPUNCN OF COR. 009911 0.8' HEIR FOR CENTERLINE 41ST AYE 5 FRE69ROND FOUND dREBW 556)13 RETAINING WALL ON PROP. UNE VALVE • NNE TYPE \701 SPEED LWIT 'Po,A'EH ,)BOx • (EMPI A1ER P005TR6N METER TEL SIGN JPOx IIhERT 2 MERT 3 WOO 4 *04001 MSW 5 al 0 0.90) 9201 4'06 54.25490' 3• 40? .454.0' C0 0 (5010) 5039 lr 26' N-2039' Ir AS 5.2638' 01 (e17010) 801.11 8(654.201' I6'..21514091' 8'0..0112 0. ®(5010) 6}0- 05 C80Pl) 1(01 Wad 0008 CR 0(910) DLJ. 72. es .3., T7455(5WJ2' 72,ATS ._A9f3' (AK waxer" 4• AL..619' CO 001101 .800 e'9 e.-JOtr O'AS(4A.0 0004-28193' ae 019210) ➢0A 1x 454 (-44521' COC 8.107.1' 8' 0 4+07.0' (45 A.m.' 09 ce (5010) 3693 le' 805 ..-01016' ,2'4810-23723'l709...14800' 010 CO IAO) AIV AU O' IXN 091 008) 0905 8' 3 (2.38' 00 CO (970) 86716 COU 03 (977) 161 12' 02 44,40' 8' 090.21' 0,4 0 0 18118 00 CV (84 18621 W CW 976.0 0' as 5-2549.' 0u 0(577) Mee I/658-060 IC 858-24(88' all 90(0➢) 619 0.0-68484,7 Ir40012&,11' f0 COMA' 08 0(00) 184.0 74' AS 4.2037' 2e. 012869' 011 0 (577) 44111 21.46' 4.214' 2'06 0-213' Opo 0 8701 286.21 12" 45 A20.3' a" NZ .46636' Cal 0 (90) 14(.15 Ir 0-6 588018' an ix OM 2048 00 0 P 478037-86541' Ir868.79041' 6' RC 40.28912' 00 IN 00 24211 0' AS 81,20.0' 21.45 8.2411' ,8'46 5186001' 667 0(428! 19351 47064,29..9' 0'06 54049' 665 0 0 0011 18.86' 4.2090' 40..100200' la804214r 077 10 Pee 242.11 8"ACI 6*2RN' I3'A601201.4' 0'854940.4' 8 0(04) 189 II 12. 06 0.29566' 12.869 5824116' 00- co OM 241.0 ,7'868.1132 12'600-1142' 17. e6 (-28)41' 00 0 000) 6113 8' Cel( e'-1524' e' CAC 0-131' ( 99161.90530 COIL 0 0 HP_l. 8'864.44,.6 I8' 065.1..« Ir061-AIA' am 0 6 5124 18'121 8-2910' 48'AZ 5-240' 0.464'-069r 086 4((00) AIX 8'04.40112' 9'001'601@' 04 0 (579 MIA e' 0-6 A.2SAY I(AS SCAMPS" WADS 8.260' 38 0(570) 3042 12'AS 0.104( !2'065771647 0.65 .,so,r 280 0074) 442.1 11'0-64.44.11' 77'468-X. ea 00 CV PM 30.011 e' MS 84.10' 18'60 8-6132' LOO 0190) 1086 0' 46 8-3626' 12'45 0-.161' 00 0(00) MGR a' 6S .w.X418' 92"A6 4-996' 0"45 (+M10' 288 0190/ 00438 IC 805 N60I.8' a"Ke S VO( 0.1 0 (511) 0169 It 805 eagle IY0 5.1018" CAI 0(00) 1110 (M 682048' 11' Cie Water - 00 0 !0101 640 U' a, 4-6627 11' [9 5-%22 08 0(38) 2A.R 12'36.6158' 12'6464.613' 0'0[0.2264( 00 0(00) 6441 12' OAC 54-)8617 00 0 Pea Ira (-8609' (0 1 0(00/ � 12' 02 8,6504' It 090 08142122' 18.06 4.21918' 08 0@01 161,72 12'OP Wel.R' n' 021.2210' w 0.64.650' 259 0(90) - 67a) 8' 0C 4.86124' 8' 011 8.61.13' 06 98 (26) 670 12.06 4.6564' IT CIC 0-28128 051 C 1370) 2858 041 Cr 081 01 0 (970) 861A 8' 01C 86.20.9' It 0'6 148I188 Cr OTIC 0.281011' C DWG 5-287.0' CM) 0(44) 2810 12'DP 8.204' Ir 02 C-260' Pia 0 (001. 181.0 8' NC 5.20065 054 0(90) 69.19 12' 02 8.6041' Ir PP 1.%19' Ir 01884111' 056 0 MO) 6555 CDM 3.045 180 0(0W 28ea Ir AIS walla' 059 YY7 All. le 0.840' 8' CPC 4.656' Ir LDS 5461!• 49*11 SSw 1450 0'090(460' 8• 640144102' ID40 SSW 606 8'CPC .416' 8' CPC 54696. - EIW SW Al.n 8' 000.200' ( CDC SOMA' 59861 4W 19000 8.0108.260' (08C 5460' 59.6 S4N 160 la CM" 8411' e'OM 191.4 8'OK.4118' 5914 SPA 10941 8'C C 0'4022' ( CCK 64024' (AC 8,6062' 89.0 SSw 1.81 8. CAC1,1de( (OKWar' SUMO SSW 2819 rWe 640[6' (0T 44040 5918 597 .0111 i( 65 8-0529 8' Cr 8-20067 SSWro 5911 889D CLOW lA01.8' 8" CPC 8,1714' 5001 597 . 6124 0' CAO (-210' 12' Per 4461' Ir 00 8.40122' 448112 SSW 241!1 (006-260' (n((-11552' 0987. 419 18141 8" AC 4-219' 8' 209410 19 00 419 649 IJ'We 5-611 3 1 3' OK (-600' r OW 84815( 5980 SSW 20.84 73" CPC 84006.' Ir 6u (6735' ((AC 5.6128' 8' OK 840254' axed 097 2183 4.0C (4100 CAC W110' Zein SO4T 28].0 8' AC As20.12 a. 0( (EAR' CAC 8.20' •L, /W'.•P00 95050.303;291111'h\ STOP 41•' 564101 800 SIGNAL P010 Alio 507151' 801 L/3* -00q9 RECEIVED NOV 12 2013 • COMMLJNI 1 T DEVELOPMENT CANOPY MOUNTED BUILDING SIGN, SEE SHT. P1.3 PHASE 1 STREETSCAPE STEPPED COR -TEN STEEL RAISED PLANTER 8'6" WIDE CONC. SIDEWALK 0 PARKING:1 ° o a�E TR • RETAINING WALLLSEE CIVIL TRASH / RECYCLE BIN ° TEMPORARY STAGING AREA FOR"PICKUP BUMPER OVERHANGI o• 19- GREEN SCREEN a ATYP. WHEEL STOP . ° BUILDING MOUNTED LIGHT FIXTURE H` S AIRS h BIKE RACK (2 BIKE CAPACITY), SEE SHT. P3.40 e ° o AACCESSIBLE \-; AISLE, 8' WIDE – 1 VAN ACCESSIBLE STALL ' '"i ° BUILDING D CANOPY MOUNTED BUILDING SIGN, SEE SHT. P1.3 BUILDING CANOPY, TYP. POTENTIAL ART ELEMENT SEE SHT. P3.40 �V s w BUILDING D RECREATION SPACE REQUIREMENT (70) AGE RESTRICTED UNITS X 100 SF = 7,000 TOTAL SF REQUIRED RECREATION SPACE INTERIOR RECREATION SPACE BUILDING D - TUKWILA INTERNATIONAL BOULEVARD FRONTAGE PLAZA OPEN SPACE 2,477 SF 1,333 SF 3,190 SF TOTAL: 7,000 SF EXIST. LIGHT TO REMAIN EXISTING CONC. SIDEWALK — � •a WALL SCONCE LIGHT, TYP. NOTE: 100 SF OF RECREATION SPACE IS REQUIRED PER SENIOR HOUSING UNIT PER NCC BASIC DEVELOPMENT STANDARDS SECTION 18.22.080 OF THE TUKWILA MUNICIPAL ZONING CODE TIE IN TO EXISTING CONC. SIDEWALK LIGHT POLE, TYP., SEE LIGHTING PLAN RAISED PLANTER BL. RETAL. PAVEMENT LEGEND ° a • /i/44""/ /, ,; EXIST. CHAII. PLANT POT, TYP., SEE SHT. 3.41 RAISED PLANTER METAL BENCH, TYP., SEE SHT. P3.40 TRASH RECEPTACLE, TYP. BUMPER OVERHANG LIMITS OF BELOW GROUND PARKING GARAGE SIGNIFICANT TREE TO BE RETAINED IF POSSIBLE CONCRETE PAVEMENT PERVIOUS CONCRETE PAVEMENT CONCRETE ACCENT BAND, 3' WIDE WITH CONTRASTING COLOR / TEXTURE BLDG D - SITE PLAN co 5 10 20 40 1" - 10,_0" L/3-00VY Melvin R Easter-RLA ASLA STATE OF WASH Norm REOEAR CED MELVVIN R E .1 Issue Dates Re Date Desc. 11/08/13 SW SUBMmm. TUKWILA VILLAGE 9 10 PROJECT PROJECT #: LA -1113 FILE NAME: LA1113-P2.0 DRAWN BY: CPIRS&LPM1B BUILDING D SITE PLAN P2.0 BAR SUBMITTAL GENERAL NOTES ci) — -- 1. BUILDING D IS TORE DEVELOPED AS PART OF PHASE 2 TUKWILA VILLAGE 2. PARKING REQUIREMENTS PER APPROVED PARKING REDUCTION (COMPLIMENTARY USES - NON- RESIDENTIAL USES). 3. SEE SHEET CS FOR DETAIL BREAKDOWN OF BUILDING AREAS, roTA AND PARKING PRO,ECT 4. PARKING GARAGE COUNT: JOHNSON BRAUND ,... 1520052nd Aye. South Suite 300 Seatlp, WA 88188 Phone 208.768,8300 X..w,h0nsanaaulamm ARCHITECTURE INTERIOR DESIGN Grog A w��, ASA GO I 2 EAST I EIEVATKJN (29) STANDARD STALLS 88 % 180 (15) COMPACT STALLS 8'0 % 180 (1) VAN ACCESSIBLE (4) TANDEM l O ® Q 188 i/2" O O O O I (49) STALLS TOTAL (30%COMPACT) 1e-71/2 48-z" // 1a-r 2r-0" 18-312" I I 1 I'I 3380 REGISTERED OVERHEAD SECTIONAL DOOR A ARCHITECT . OFFICE — — _ i r — l-- I Rt:4 I.. AI.I:X'1N1:BOILER/FIRE T 1111 a 2U TANDEM/REX 1 18 J z�-4E or w4sxlxcrox SPRINKLER r21'. RESIDENT _ _.:.... - -- b� 4,3, 6,�, 18 TANDEM 17 25'-0' C — — r 29...,..!4 y..... r O —LOBBY`to 1........1 ""! `\` ■ OAMAL 1 �` Illo,_ _ _ _ ,'..S ....... 1\ iI /11 � ;` - O 18 r 23 !!�� t i STAIR 1 - - - - _ _ m 1:' [IT ii;iUP � -- -- -- E. r O 15 r 24 E EfcCNINE l \ - - - - - - iL - M - -�.--r oBBj _ - - - C T' ` r O3 14 25 i COMMMAND ,, r-s z9_ C _T_ }-= 7 - - Q_ CENTER B TRASH/ RECYCLE RM. r 13— r g _O -z6 oR P2.) 2 ` STORAGE \ CHUTES ` r FROM I 1ST r — — — — r — — \' 1 I ``���� - �l •�= • —u— —27 1 O - (/ ` 75'.0. 11 ISSUE DATE: 11.08-2013 �\ ` r 28 / 48 ` \ \ / / O / / O SLOPE SLAB r 28 C co w / r'' �\ �� cLEP"PornyG -^9 4// 40900 Cain. ti r QCT PARKING31 ICNaEE / ' ------__ (49 STALLS) GENERAL NOTES / --....,,r. 3. 1 QSEE 0I / --- -_-- /, as /, / / 43 /�V8 I/ --. -- -,_ , - / ;../.[i�, / 4z / 7 \ \ O = _ l, 0I, ,-, \ CI J m H 6. ,��� \�r R1Tl `• \ \ --------- --_ ` ELECTRICAL y_ ® \ -'=` / ROOM �g7/OV 1 \ — - -- - _ ® \ 7— -�" �i I �-/ 1 5m g'w ' f" 6th§.IE aLLli ��� Ei E a g i a q 'a p IE g g w nii PP gaRig J- 3 1l ` • / h (�L/I� 0 ^� I ` PROJECT A. 1028 DRAWN BY: Author CHECKED BY: Checker ® ` ` LEVEL P1 - FLOOR PLAN EL P1 FLOOR PLAN 3•32" a 1'-0" 0' 4' 6 18 32' L / s -vati(5, P2 • 1 B.A.R. REVIEW i ��� I -NI- -G—.{ —�-, i. v Ix'�///L'/ �� . GENERAL NOTES a ° � -- v---{�` v •c!� ' C, v �. .. '� : �r r, ( ^^ J •� 1 U ! av �\ ° 1° . �' •{1 cv r, I ;I ° ' t�0 v c -.. ° ['. 7. BU0.DINGDLS TO BE DEVELOPED AS PART OF PHASE 2TUKW4A VILLAGE (�� 1 JOHNSON BRAUND a�. \�<; \\ v --� / / ��,,,/,../ I I ` —� r' \ \ \\ -I- ! /- < !fs k� `�\ \\ ' �) �l I —' \ ° ,c; �''° ` \.. C c ° °', 1 a \\ 1 C v C L C T TT {�-y-v- �({-;V ;/ �y f iIl /L I I :v I, �� :. r AR APPPROVVEEDGP PARKING DUCTION ( EMARV USES - NOPL 16200 MIouth Ave.�n. Seattle, WA 98188 \�.v• C C C // I �/ \� v J v `�[ f� L £�/�1�.ilj�--� �}r` RESIDENTIAL USES). Phone 208.78E8300 1 t v 1v - ,J� -^ F "" _� .' \� ,`.� \ . ��, .•. S \.....`~�..v .. 1 3. SEE SHEET CS FOR DETAIL BREAKDOWN wee.Jonnammaew. rn _ - r i i i _� 1 �7 ° ° ° d <' 1I -\ v 1 I � I7 v, c I <-, ':. e :- v v 'i' v ff aI .•� ✓ ° 2 i° 1,,,, -/ v e ^ STAIRUP TO v t. ° PARKING LOT a _ v v LEVEL ° Pz.8 LT INTERNAL ACCESS DRIVEWAY c ° 02 c ° 0, v ,.. v - _ v �. 1 r - - _ - _ _ .__-- OF BUILDING AREAS, USES AND PARKING PROJECT TOTALS. 4. SURFACE PARKING COUNT: (19) STANDARD STALLS 86 X 196 OMPACT 889%18'0 (1)CVAN ACCESSIBLE ARCHITECTURE INTERIOR DESIGN Grafi LAaMne.A1A Jeffrey A Welam.. <u `_ �--,` rr.1! LC•' J _ c 0 i 1 I v Ir '. ° a v ' e P2.8 v ° ,� c: O r , `k 3 v .a `,, z v ° y ` < v EAST ELEVATION v V ':S v r I I .__._ I .-__ fl TOTAL (1B) (2e% COMPACT) (10) ADDITIONAL SURFACE STALLS ON INTERNAL ACCESS DRIVEWAY / 1 :,. ':;'`v. _ �,�\ 82.4 _ , v w ,./ ;.`,?. ..: �Jv�� •" :.'c / __ a ,.. PI rI 71/1"•_T ---T47 .... 8,/2 7`/'-- °�f— c S. COMMERCIAL SPACE TO BE SUBMITTED UNDER SEPARATE TENANT ° y 11 �.,.4—,4 1'fr v \ e \\ 0 7' IMPROVEMENT PERMIT. :7 i -F' y�i/ J, 1, : / e ._. -, t,- 1 I v I a v / 10 / 33eo y -� - `7 . O t� _ - _ _ _ I .- .�� ,!1 c J I REGISTERED I II 1.-' ARCHITECT , 177± /HH / re. c _, � ! / ` 31 L I / , 1 I v - \� J J dY I f1// �' �.J 1 \ // 304 0" -ill V J 9 , a YE OF WASNHGTON v L �, ! 1/�I ° vv i v IIS r _ _i_l� J a, 14 }-+ I{! y OPEN TOBELOIN< x--- \ \ \ i ; ° c �,, v v < 1i JJ L ___- _ ___ j I 11 ,. 1 - /// // O� 2 IY_ I ,` ; r t // \ \ , JI Irl✓ -J V V ` "' C y/;_`/ N a MI v 1 ` `a - STAIR 1 — 5,'' I t ° v ^� -i III.Ii.lo _A ��'" 7 c v `SURFACE .'j = 21 8112 —,,' I I ----- L I. , <' PARKING LOT ' ON LID OF PARKING GARAGE. c --- <' I b / - -;'� C - �' l �� e v COMMERCIAL USES, c y, / .. i w _ _ P y \ C O . v (19) STALLS a ° O v Ee o �° a ce T of t �- e,m • 307-o. / a / I /COMMERCIAL / ENTRY / ° ti l ° 2 o a a PL7 s tic tu ___,-�1 tO -( j . rte_ j i `/ 'i /c �` /-7----'''"-------,-.--,./ 4c, i ISSUE DATE 10-08-2013 1 LBIE OF CAMPY �I / , .tel I `� _ / \�®�' ^c,/i .,� V 1 11 I ABOVE �/, ;�� ° `\ 1 / V`/ 3/q y 1W /T® `vim �� 11 / . 1 � ` r i - I �--- ` / COMMERCIAL / ``''�--_ OFFICES J. / \ 1v �' ', MEZZANINE / \ O / v / 1" 9. 1 • 1n, �7 k �} `"----�_� c \\,i_ yp1�\ — \/ '�__ / 4 \ TUKWILA VILLAGE - BUILDING D TUKWUA INTERNATIONAL BOULEVARD 8 S 144111 STREET, TUKWILA, WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27111 AVENUE SE, BUILDING A, SUITE 300 PUVALLUP, WA90374 T: (253) 231.5001 F:(253)2315010 TIMEOown05 WERE moWIED FOR C veuwnmm/01•150111311.441.ceeWecrw q WA.•/01•150111311.441. nc. `• COMMERCIAL ENTRY 1 _/ v m UNE OF/7/ 1,; ® �� • ' ;\`\, ��� J /am ppp� I 141 \�,r •IU {-' \ �4 ' _� "� hu,.p��� it : -tea / v \,-- _ \ \ / �(� � :- \\ - / /\ _�114I \I l / �_ \ c \ % cam, EtklqT,�, ' \ �. \,., \� ii%1/. '- V • ,7�� 1 1 ` b --Vds_ ''�(J REQUIRED 10 EASEMENT A 1_, \� \ - FOR EXISTING PUBLIC UTILITIES MBTALLED ON /PRIVATE PROPERTY ` / v, O PROJECT /1: r1 I - EXISTING L. ` / link ...�,` \ W \~ / DRAWN BY, Author CHECKED BY: Checker ,�� ---__ ` I ; �. SIDEWALK` `_ \\ ' - \ ® / ` LEVEL 1 FLOOR PLAN 1 LEVEL ONE FLOOR PLAN 3/37'=VD' 0' 4' 8 16 32' 4/30.00 4/ if P2•2 B.A.R. REVIEW GENERAL NOTES �1{,% P2.8 2 1. BUILDING D IS TO BE DEVELOPED AS PART OF PHASE 2TUKWLA VILLAGE. 2. SEE SHEET CS FOR DETAIL BREAKDOWN OF BUILDING AREAS, JOHNSON BRAUND uc. 15200 52nd Ave. South Suns 300 Soothe, WA 98168 O BT -31/4' P2 O I 92 I EAST3. 9 ELEVATION I I AN USES D PARKING PROJECT TOTALS. COMMERCIAL SPACE TO BE SUBMITTED UNDER SEPARATE TENANT IMPROVEMENT PERMR, 4. MAXIMUM MEZZANINE SPACE= 50%OF FLOOR BELOW PER BC 5052.1,Jeffrv,A1VdllaiN.AW Phone 208.768.8300 www,phnemnreuwmm ARCHITECTURE INTERIOR DESIGN a L4 ,4/0 3'.0 11'- 2' 11 47' -7314" EXCEPTION 2. r 0moa n\ `\\ — 0 312'-P / // b \\ // \/ GAME ROOM (RESIDENT AMENITY) \OPEN TO BELOW // \\ // j\ — n OPEN TO BELOW / / \ / \\ / / ....ARCHITECT _b 7.1 3380 REGISTERED \ ARCHITECT On t —\i-.4 O I :MG L. ALM,. AK Of WASWwGTON STAIR 1 % / I ._ I /AI .,. ID AI \ j a 'I • 0 2 `\ / \ \\-/ /fie I I� 0 ce m O >A T I \ / V 21 � � r I OPEN TO BEIAW \ mow' / \ " !\ fes\ I POTENTIAL LINE OF BE //r MEZZANINE -TO\ / �`•\ 1 DETERMINED AT TENANT / . / I� ..- , IMPROVEMENT / GI _ ...„..„.......... -. L...:k:rit:t%....z:.Z:._.,,(.. o . �, \\' \ 41311 I 0 ,j TUKWILA VILLAGE - BUILDING D TUKWILA INTERNATIONAL BOULEVARD 8 S 144111 STREET, TUKWILA, WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPNENTASSOCIATES, LLC 201 - 27TH AVENUE SE. BUILDING A, SUITE 300 PUYALLUP, WA 98374 7:(253)231.5001 F:(253)2315010 a,eecownusc a+nxronaxmoa'ci. vuwaE•muien wnmw.w WA. s.41.450.9,.., 111£1 Nor PROJECT& 1028 DRAWN BY: Author CHECKED BY: Checker LEVEL 1A MEZZANINE FLOOR PLAN ' MEZZANINE LEVEL FLOOR PLAN 3f32" =1:-0" 0 O. a' s' 16 3z• ioa'yy P2 ■ 3 B.A.R. REVIEW GENERAL NOTES 2 I CO) - - - -41> 1. BUILDING D LS TO BE DEVELOPED AS PART OP PHASE 2TUKMLA VILLAGE JOHNSON BRAUND .r. - 1520052nd Aye. South P2.9 / 88-23/4" 2 I EAST ELEVATON I 2. SEE SHEET CS FOR DETAIL BREAKDOWN OF BUILDING AREAS, USES AND PARKING PROJECT TOTALS. Sulk. 300 Seattle, 06988180 Phone 208.788.8700 xw.pbncmbtewEmm ARCHITECTURE INTERIOR DESIGN 14'-0" 12•-P 8.0" 20-23/4^ 14•-0" / / X / 1 Wap L AMw. ALA / Jamal A Mann. ALA M=um — raw 1-4-,ro1in 1 -BED, C2 `�� L_ra H ,I 2—BED, D b —I -/ II 1 iI_RESTERED 1 1 3380 ARCHITECT r .i 1 1[EG L. AIJ.N'IKP. CC ATE O1 WASHINGTON 0 to 11111 ;DIM 0 IM e 1-BEDtgigM , C1 1`. 7T _U :-..-/ - --I 0 I -1-' r �_ _i 2 -BED, F1 1 - phalli i P27 \ �r s.o . .r lI I a 5 0 � ei¢ii�en It- 1 54/2,41..._ 4 I 1 P2.8 ti 1 ?� v.' /0.:,-A, ti 1.6ED, Cl i _ lir \ r212. m {�� it ; LAUNDRY B'•q. \ 1 1TO pt : AI /LOUNGE 2 -BED, E2 y,2. 12x.8. a R AI i` .1 -BED. 1 -BED, A1\/��'-7/T R AMENITY SPACE r' P. 7 I , / q y 430 SF ` f,' `i .444 \ , 1I.- a - P 1-7_2 �,.\ \T• , . ; n 4 ph , . 2 -BED, E24t3a n2•�/ l �`� •a ' 7 C -1' ..'C/•VL .7 �� /10- e•.q1�, 1isr �� / �G i' Fes 1�!'T �' ��� - `` 2 -BED, E2 `. ,,`/ { T /��,/ 2 -BED, 11" .4 \� 1 ;• �� �If�_�_ - 1'� s' x'81? 20'•,1?. ``•J``�� \....._........ 9'.g 1 -BED, C3 \ Pz7 1a• -e^ ` I TUKWILA VILLAGE - BUILDING D TUKWILA INTERNATIONAL BOULEVARD 8 5,44711 STREET, TUKWILA , WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES. LLC 201 -27TH AVENUE SE, BUILDING A, SUITE 300 PUVALLUP, WA98374 T :(253)231.5001 f : (253) 2315010 MIESE MAMMA WERE PRE m�iFOR ME MERWILA VW."RIMER x MEN.,. WA .• AMMO. MAUI. INC..merA�ero. PROJECT*. 1028 DRAWN BY: Author CHECKED BY: Chedor / ' \ LEVELS 2-5 FLOOR PLAN LEVELS 2-5 FLOOR PLAN a 4' 6 16' 32' ‘/3,..a04,9 P2e4 B.A.R. REVIEW GENERAL NOTES CI) 1. BUILDING 0IS TO BE DEVELOPED AS PART OF PHASE 2 TUKWILA VILLAGE 2. SEE SHEET CS FOR DETAIL BREAKDOWN OF BUILDING AREAS, USES AND PARKING PROJECT TOTALS. 0 JOHNSON SRAUND Wr. 18200 52nd Am South Sege 300 Seattle, 88188 Phone 208O6 .788.8300 w+.w.pensmbWmO.mm ARCHITECTURE INTERIOR DESIGN 87-2318 • 2 z 1 EAST ELEVATION Ja�N A MURI . NA 24'•0" 8-0• 37.23/4' x LINE OF ROOF BELOW,TYP. Oil =Qaia _L I' �'",- -I I I --i- sL 1 -BED, C2.1 \'�",.,I !'-k-r' 2 -BED, D2 I I 33Bo ARCHITECT � II f-- , _ r I I 1ATE �' Of WASHINGTON I _ r ` ' l 1 I I � i 111111 T iI 1 -ia I I` 0 143ED,C1.1 _�- 7CiCn= ` -- I -- 1 -.- � _, 1 -BED, F1.1 I 1 I g ■ :! if'��s. L Ia-P � ,fc 1 A d P2.7 2ru .�l� \il t .>.aI Ifil ,-BED. C1.1 - I`\BRAC `• I, LAUNDRY I , AMENITY 284 44 SF -.. \ ✓"y,' T agjt�,, �.81 �_ %�If1 aZ:�= \� J,c): sp= -SED At.[—�\ 711t - r �,, • � \ r e? t a�U.. , / \• /14. 6 7n111V -�, \ i Q4 , i2 -BED, E2. 11-'\-- �1‘,./.... Ail* 4.411111%ftiiiiiiir RRRIIB I �-/ -' ce. , %, 1� '! 1� Ail i .�; --_;, _,X Asa,' 2 -BED, E2.1 �� :`2-SED,E2.1 �iaj��- / i'.-71-.. L °a'� 1-13ED, C3.1 ` TUKWILA VILLAGE - BUILDING D TUKWILA INTERNATIONAL BOULEVARDS S 144114 STREET, TUKWILA, WA OWNER APPLICANT: TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A. SUITE 300 PUYALLUP, WA 58374 T : (253) 231- 5001 F : (253) 2315010 RIESE011111.165 INIVIDEvwause I. MEWED MI E TAW. v.uceoao�ermnn.1011/1.101.411M, inW.WA.0.,c.gr T.uv�xv 1 1 PROJECT* 1028 DRAWN BY: Author CHECKED BY: Checker LEVEL 6 FLOOR PLAN LEVEL 6 FLOOR PLAN a 4 s 18 32 L /3 _��4/4, P2•5 B.A.R. REVIEW GENERAL NOTES 0 - - - - 1. BUILDING D IS TO BE DEVELOPED A6 PART OF PHASE 2 TUKWILA VILLAGE. 2. SEE SHEET CS FOR DETAIL BREAKDOWN OF BUILDING AREAS, USES AND PARKING PROJECT TOTALS. JOHNSON BRAUND w�. 15200 52nd Aw. South Sub 300 swath, WA 98188 Phone 208.788.8300 WWw.kmWmac�.warn1 ARCHITECTURE INTERIOR DESIGN Dip L AAN AlA RAIN amey wa . EAST 2 ELEVATION i)ii 1, PARAPET G v I I 3380 REGISTERED AARRCHHITECTT GL ATE OT WASHIHGTOH `LOPE PEROOTRNI r �1ELOPEZ.OPARAPET I .Pze f 0(; @r2 Y_ I I SLOPE TRASH ES J I ' 1, PARAPET A SLOPEza ii ISSUE DATE: 11-08-2013 2'O PARAPET PARAPET \ 3 r.6 PARAPET �-. \ 7/41111k_ zavARavEr '� •/ ,{Paw 2',P aQ3R' TUKWILA VILLAGE - BUILDING D TUKWILA INTERNATIONAL BOULEVARD 6 S 144TH STREET, TUKWILA, WA OWNER APPLICANT: TUKVALA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE. BUILDING A, SUITE 300 PUVALLUP, WA 58374 T:(253)231-5001 F:(253)2315010 0IESE ORA W./05 WERE PREPAID �sea.AxraMEn FOR01£ VILLAGE' cmao OIECT OW, WA. 000,013011 uw,�c..010.1. -------........„ \ ` rV PARAPET afl ALTERNATINGTREAD DEVICETo UNCURED ROOFTOP 7 4141k4filik 4.0 70'PARAPET ,1 Ez `\ A7ov1 \ \ \ JCHECKED I I I PROJECTS 1828 DRAWN BY: Author BY: Checker ROOF PLAN 3132'•1' 0' 4' 8' 16 /P0 9$1/ B.A.R. REVIEW 111 1 III 0 '103 El El 0 13 BL ah MAX. DG. HGT.I .1• 'x,370' -- 10 1/4% ---- - -- - ----- ������ ----- - - —i 07 ROOF BRAUND ' ISI =I MI 5U }R 'T68' .gl JOHNSON ... 15200 52nd Ave. SUMh r■ 1I ■■ ITIS II' Yelm o g a g a gg a g. a g � 1. 05,� -- -- ui ...I.I--_ Phone 20.3.788.8700 06 Ei "'1 �_ t'i" '' 'III'in 59EL0� ARCHITECT.wficlun Eamm ••I I11I ••1 ,,g., 1 11 II 11 IIa. 11 (' II U INTERIOR DESIGN Gasp L AFVN.AIA OS LEVELS' "n~A`�"�"'A�'� ril_ _ X9._" 111 _ ■■ 11 ■■ 11� �� �] ]• !! i! MM 11L lII l - - — - —■• in - --ill r . ,�— ' 1340 - 6 rrt _ICµTI'11� 03 LEVEL 3 L — _ 331'-3'� v Sseo ■■ �,,:{■■ ■:_. mC �, ItF1}}_111 IFFfI}'111_ I(µlffIMIM I1p REGISTERED 0 - =DIM -�„ NEM[!_IFHIn11ki q„ IN a A/RfCMI�,T(CC�f - _ - W W W F+? W5 02 LEVEL _� L------- u' di _ ATE OF WASxixGTOi I J Ii �' MAIL- ■ :7;1' ►CCS 12 CSS 1E0 IL \ al 01A_ME22ANINE — - — ��� —_–� 3/.Imo! MIN !J!i �_ �, =I /� Ii �jjgihiii b' /1 -GRADE PLANE• _.. .'.des..�I11Mi.��lMi,'�cilfiifi�'iYi"il. 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GARAGE ENTRY.. \ .`� '\\\\ \ , '\'`.\'\' N„, ` ` — — \\� ` \ ' : \',\'• ` :tT�,l , —� '` `i `,`\ `\ ', \\``.\'. �'—�- \•.``.'`.\`..\Y^\\.-�\. \ ,293' - ;s` — .\=— 6", .'7.7.7,,:\\ '� `\�T�� \,'-'75‘57.'"7-''''''.-7 �,``=T7.,.,.,` �,'`\ r. \\\'` \ • \`` \ �. .\ . \\, \� \ •\— `7 \ —\ \T-�7\� �7 .\ .\ - —',Z `�— - -. -'T—'.:♦t—. -, `S\�-`v `` TC - �: ,:t,=','‘,.•\s•-\''.7.77,,T.,',.,\\,\`‘,77, _vT \ \.r - \‘."7.,,77.7.-7,RT ��� ter`.` \ '-T�.\ .'\ ''.'77..•,,_''0 ;00 LEVEL P6 •'Z 0 \ 0 0 0 0 - 0 0 0 © 0 -. 77, 0 - \\T. • (T' 1 WEST ELEVATION ... arar • ra V 4 6• 16' REM MATERIAL COLOR NOTES ITEM MATERIAL COLOR NOTES ITEM MATERIAL COLOR NOTES ITEM MATERIAL COLOR NOTES YPO �� ig MASONRY BASE BRICK MUTUAL MATERIALS .TEAL BROWN • MISSION GRACDATFlT-RESIST a SIDING FLAT PANEL CHAMPAGNE VERTICAL m CANOPIES FA RTCOATEDED STEEL COLOR TO MATCH •CHAMPAGNE WF -AT CTIDN 0 GUARDRAILS ALUMINUM ANNOD12ED BROPRE r `e �- Ry "€ 0 MASOPBRYACCENT BRICK MUTUAL MATERIALS. MANUA LOA -MISSION SOLDIERCOURSE CI SIDING -ACCENT 1 X6 CEDAR CLEAR COAT TtEA KNOT 0 CANORES 2 FPONDER COATED ABRICATED STEEL COLOR TO MATCH •CHAMPAGNE SHADE SECTIONAL GARAGE DOOR METAL -PAINTED COLOR TO MATCH ANNODRED BRONZE w/MESH PANEL PRIVACY SCREEN PROJECT t. 1018 T 0 MASONRY GING BRICK MUTUAL MATERIALS. MANUA LOA -MISSION CAST COPING 0 eHORIONTAL TRIM AND 1510 HARDIE TRIM SHERWIN WALLWMS 5W 7573- EAGLET BEIGE 0 CANOPIES -FEATURE FPOVvDER �SIEEL COLORTOMATCH-CEDAR 0 SIGNAGE TBD DRAWN BY: AMher CHECKED BY: Cocker 0 CONCRETE CAST -IN PLACE CONCRETE NATURAL GRAY -PATCHED 8 SACKED CGOATFrn •RESIST 0 CORNER TRIM 1 x 4 HARDIE TRIM PAINT TO MATCH ADJACENT WALL SURFACE 0 ROOFEEEGE FABRICATED COATED STEEL COLOR TOMTCH-FIR WEMBERS © SCONCE LVE FACTORY RNISH•BRONZE 0 SIDING HARDIE PLANK r LAP SIDING SHERWIN WILLIAMS SW VA 8121 •IOLE WHEAT SMOOTH 0 WINDOW TRIM 1 x4 HARDIE TRIM SHERWIN NALLAAMS SW 7577. EAGLET BEIGE 21 SOFFIT CEDAR CLEAR STAIN SL CANT LEVER SLAB 0 MECH. LOQ EXTERIOR ELEVATIONS 0 SIDING HARDIE PLANK 7. LAP SIDING SHERWN WILLIAMS SW 8158• SAWDUST SMOOTH 0 WNDOW VINYL ALMONDDECORATIVE ©' COLUMNS METAL - PAINTED COLOR TO MATCH FIR V1000 El SIDING PANELS W/ SHERWNWILLIAMSSW8121•WHOLE VNffAT SMOOTH 0 EXTERIOR DOORS INSULATED N NWI SHERWLLIAMS5W7573-EAGLET BEIGE 0 STOREFRONT ALUMINUM ANNOOIZED BRONZE P2e7 CI SIDING HARDE 1X2 BATTENS SMERWNYNLLIAMSSW8272-PLl1MBROWN SMOOTH 0 ANDFL PARAPET CAP AND PET CAP COATED POWDEMETAL METAL FLASHING COLOR TO MATCH CHAMPAGNE 0 DECKS SXNODDT&G 3XWOODING RR CLEAR STAIN 4 / 3 -vOl B.A.R. REVIEW lainiaiMMEMIIII 4> 0 - - - 18 7 - - - - -- 13 m 11 14 - - ---- JOHNSON BRAUND ... 1520052ndAw. South Soho 200 6eNe. WA 08105 Phone 206166E300 rinunlaraulloaro .CTURE /� MAXBLDG. HGT. -� = ARCHITECTURE v-370'- -101/4'I J - -I: 07 ROOFIn INTERIOR DESIGN 1 - - - `/1 1r 368' -91 imam, A. WinALA. AMeq AYArn..AN ■■ ■ , mama — - — • 1 i- � ---- - ---- - / / / - —t. _, 061. 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SOVTH P:EVAT1ON .... - .288 8� _`� 1 1 ISSUE DATE 11-062013 11 78 H �, nB I ] L..-1 I 13 a Q13-MAX. BLDG. HGT.I �- I=} 370'-101/4 - m .■ rn m .■ ■O r ■ O .O III. ❑ I■ 0 . ' .. q m. MN — - --- - -- 1 1 ,. � , I 1 �• - - — - --� - _ AB LEVEL .358' - 0 i Ak OM m.. am 2/� LI in ■I-!!-' —MIMI - _ _ _ _ - - �OS LEVE�L^ - '348'-9� • ■■ IT� ■■� ■�, ■I� ■■ �� ■ „ ■ �� 6E _- _ Imo— _— -- -- 641 _ _ 04 LEVE 4 Z _ $ _ _� _ --340'-61 b ,1 ■■ IT -(T- I „ - ■■ ■■ o ii d o PO o1 = J __ -- -- -- _. my _ _ _ - - - - ..._ _ �� 0 - 03 LEVEL - `331_ 3, m i —'� ` 02 LEEL2 0 - - - — - 3o �.�a� 1— �moE b b gw��,� — - - — - m - -\ - 01A_MEZZLEVEL - . :md.., ■ - - � � ` 312 0L .. L 11g 1111118 1 Iv Pi ti - - -J1115= �� 01 LEVEL ON_E-nA t¢ A GRADE PLANE .,...,,300,_„„4",.....� , --- MESH' V iI 1 Ii - ,�iX,— Tia _ 302 ° 1 zz x30$ �I RES. LOBBY' H RS " GARAGE ENTRY �.\` \ '� \ � �`.�• `- -• -' \ 295.-6'C� � - _ c•-._.-.�.° v A,...._\. A. `. -..'7''','7, - '" - �.• : "�- =�rr — a.� �"c. •v PRO.ECT 4 . __ = i. 102S - — - — --`T'^.��� T' �.T`S - — - \ �. • ` \ --•\' T— \� \ . \ . �_ � \ .�T'. \ t \ `' ' .�, — - •,� OD `LEVEL 1.• ,288 DRAWN BY: AWa CHECKED BY: Cooker CI 0 E".1 0 0 0 m ® © EAST ELEYATJO/J EXTERIOR ELEVATIONS 2n2^• l'-Cr c=.a4g Sr 37 P2.8 BA.R. REVIEW 0 JOHNSON BRAUN() .. 1520052nd Ave. 6oW, Sate 300 Seattle. WA 96188 Plan 208.756.8300 ARCHITECTURE ,vim. }.. � M—AX. BLDG. HGTT. INTERIOR � — v.370' -101/4"t" — — — I I I I— -�07 — ROOF L. AMID. NA +n'At++EN...A<+ _ I. I, 1 'Ni — ;368' - 9"1-V ,� ,,,,...._ c.../ __;a_ 4.d�1 r -i 1 1 II MI ••_ iti J - - ' I - l' Y,. I LEVELS:1J _ _ _06 358'r- 1 - f 05 LEV�EL_5. _ 345-91 u „� ■■ !11 ]360 REC6TERED ARCHITECT - - '1 I I •04 LEVEL 4,_& - , r \—jam - ,IT,,_ 8"J -s1 V :MGI- ASININE II ,/ . •.. I I� mI be ac or WASHINGTON liar �r __ 17 ffi - _ --. - 1 03 LEVEL 9 ._ _ Ill \- 331' - 3) V II III mm - - I 02 LEVEL - 1'� .-_.-... , y u --- _gg__ ��- \- 'b - 327- 0"i 11l I■ ra7U • 1`. ' • • . I� b 01A MEZZANINE Ek ''� •� 11 , •'„'� __ _ I��I,..�'1����a. �, 317-0"1v 3t ill E I 1 .., Oi LEVEL ONE gL S_D -G_R_ADE PLANE - - - re 30D-101/4" '.� t - �v 7 ��`- - c' GARAGEENTRY� _ _ \ V to .+ ., ••V - - , • ".`•.•,`•-r\ \`T-`\` \ \,`;;',\\-'T�\\\ .�����.,\;•:.�Z•`";\\\•�.\\\`�•. g' ! T\ SECTION AT GARAGE RAMP 1 3137, 1'.0 ISSUE WlE 1708-2013 MAX. BG. HGT.1 17, ,;370'- 10LD1!4 i 7- I� ' — - — — — - — - - - — - — - '07 ROO—Fi _ • n I I TUKWILA VILLAGE - BUILDING D TUKWILA A INTERNATIONAL BOULEVARD 6 S 144TH STREET, TUKWILA, WA OWNER APPLICANT: TUKWRA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 -27TH AVENUE SE, BUILDING A, SUITE 300 PUWALLUP, WA 08374 T :(253) 231.5001 F : (253) 2315010 INTO®eoR ONO.OTERIMoa.+. MUM' emccrr*u�n�r.•+orrnoxe,.unMC. n -- - - 06 LEVEL. A I' ------ - — - - — - -- - — -- - '•355 0"1 — - - - 05 LEVELS'ph ------- - - -------- ---^1345-5"' In A I 1 1 — - - - — ———— —- ---—- 04 LEVELL44 ;b pI - — - — - - o m - 1 - r' I— ' —� 34a-6"fes 03 LEVEL3� -------- ---- -—- "331'-riV 02 LEVEL 2 — - - - - b - (I! _ 01A MEZZANINE; LEV�ELS_� -----------317-0"jv �- 1. ■■ 'w b�' I PR0.IECT/: ins GRADE PLANE dok-300' . - .. .. . 01 LEVEL ON-E_n DRAWN fir: Author _7app- -10 1/41 9 / - ;387-8'-V 'IRM 'z�•6" / 1 CHECKED 6r: Puckerti RES. L_OBBY_� GARAGE ENTRY i - - -- - - - _ _ — BUILDING SECTIONS �,\`\`:\`�\\'``\\'.\,-,.\\‘-\'‘.F \\• \ - `N \ •``\�'`.\•\`.\\\ -\ `.\.\`\\``\\\\1 -.--_1 -- - ' 00 LEVELPI (� SECTION AT rituvicip PARKINS; COURT 3132'• 1•L' P2. 9 o• 4' a to 32• L/,? '' BA.R. REVIEW JOHNSON BRAUN° ... 15700 52r4 Aye. SoW Sulo 900 Begat WA88188 Phone 208.788.8300 ARCHITECTURE INTERIOR DESIGN Gip L. as,.,. 4 JMI.A MINN., NA � —... 7380 REGISTERED ARCHITECT '14:4 11 .. M TER ATC 0( WASHINGTON i lit `` .. ... ,....1 r .......:__H... ___L-...... ___-____ 1 *,- -* ... , 1 Ali ..: ___ _-- _ _ 1 I •m..] ....____, i. t � I! �. Y .� . .. � .rte 1 ,.tea.. __. : �0 m • ilw gni . ' .s `j H.",--,:. —___ , _.`•�� ___...] • - i A. . N. 9 f: ; TUKWILA VILLAGE - BUILDING D TUKWILA INTERNATIONAL BOULEVARDS S 14T11STREET, TUKWILA. WA OWNER APPLICANT: TUKWI A VR AGE DEVELOPMENT ASSOCIATES, LLC 201 - 27T11 AVENUE SE. BUILDING A. SUITE 300 PUYALLUP, WA 88374 T:(259) 231.5001 F:(253) 231.5010 wrrvccw ra 1.1”. PROSTrrc nwwR.wiaeoaeenwmwv. waw__.c. ra¢ror iI �, > Yom. �.s .,4 a $F. I I I 11 ncr�ce - — I 1.11 III 1111 li, . 1 0.0 v. i• r .. Key _ - +A . . t 1 4� Lii .> `rte..' t `tv`V.• ., ��� ;�� r K'/.3 •,.I, E /Y "�' • t jiJ � ��� (71-11111N 1 �"'I CONER - COMMERCIAL E�TBY, PRO.ECTt. 1070 DRAWN BY: Author cI1ECRED Checks, NW CORNER VIEW Z /2 MP47�1 P2.10 BAR. REVIEW rTh NE CORNER- RFSIDENTIA‘ LossyyiEw L/Ya-0044/ JOHNSON BRAUN!) 15200 52nd Am. South Std* 300 Saalile, INA 981U Ptune 200.768.8300 ww*JoNlanduna.mrn ARCHITECTURE INTERIOR DESIGN Gip L AlwIne.A1A J•166y A Morn. Mb 300 REGISTERED ARCHITECT 1. H.E0 L. ALUM.: ATE OF 0050100100 ISSUE DATE: 11-054013 PROJECT*: 1020 DRAWN BY: ALIN" CHECKED BY: Checks. NE CORNER VIEW P2.11 BA.R. REVIEW S. V 4> JOHNSON BRAUND ., 1400 521.0 Ab. SOUP SuIb300 Sem1e. WA 88188 Phone 208.788.89 W wwrJmwmaum.o. ARCHITECTURE INTERIOR DESIGN Ory L Nails NA J ftwA Mime. •14 11"' _- 11iii IPSO REGISTERED ARCHIiECi :14:1 1.I.. AIJe ALE Of WASxIxG10x� Hili 'I'll 51 c ,_91 I 1110 , : . 1.. 51 r A i } I , � iI E ISI 4 I E. • MN I rII!I , 14 i 12 cl ` 1SWVIEW_ 1*g r- 1 I le me tio --__ ---- ____, .....1 li ill' '� — , � all --- ....,____ - -- CIM ,---_ MTh o 1 F i -' �-�- .----- FLO r a I-_- I -. ..�� NI - ... ;II TUKWILA VILLAGE - BUILDING D TUKWILA INTERNATON/AL BOULEVARD & S144111 STREET, TUKWILA, WA OWNER APPLICANT: TUKW7LA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 - 27TH AVENUE SE, BUILDING A SUITE 300 PUYALLUP, WA 98374 T (253) 231. 5001 F (253) 2315010 wreic011.0.011 mranwWEREPREM.,FO R Mr mem. eer. vwxwOJECT cmi,WA.• ..116011.eruuo,rn e elrnenm 1 �] E Imo_ _- = ' - - . : i .9 .... § ...? _I. al j . or --- • Mit 11111 n mi I..... 1 Ili i/ 11 1i�� 1 ! ► I■ I 11 II , I I �=.. \ ._. -• rw +l..". .„mo iMANN PROJECT t. tom BY kthcf -- a- •• ...,A ,J, j CHECICED BY: CMtller . _ ..-jaiii Fp/E . SW & SE VIEW J-7\ SE VIEW P2.12 B.A.R. REVIEW L� ?•Gby4/ C12 STEEL CHANNEL: CAP FLASHING TO WRAP PAINTED TO MATCH STEEL CHANNEL: PAINTED HSS 10 x 81118E CEDAR TO MATCH CHAMPAGNE STEEL: PANTED TO ALUM. STOREFRONT; MATCH CEDAR ANODIZED BRONZE POWDER HIN COATED METAL CEDAR SOFFIT; CLEAR B TO MATCH STAIN WITH RECESSED EAGLET BEIGE - C10 STEEL JOHNSON BRAUN!) ... 16200 52nd Aw. South aIle S00 Sesta% WA 98188 Phone 208.768.8500 • ` PARDIE TEDIMI LN7 REVEALS' PAINTED YYT101E WHEAT CHANNEL; PAINTECEDAR TO MATCH CEDAR PONDER COATED STEEL A H CEDAR PLANKS. \\, / - - - LIGHTING ALUM. GUARDRAIL; ANODIZED BRONZE w .iprC 11.4,1dDESIGN APT ARCHITECTURE INTERIOR DESIGN MAT. A1Me.m..PA SLOPED METAL CAP FLASHING; PAINTED TO _ ' MP: GN MATCH CHAMPAGNE CLEAR STAINMI CAP FLASHING: POWDER COATED TO M ,� �� C MATCH CHAMPAGNE /// MATCH CHAMPAGNE METAL PANEL VL -1-1--!111---111111-1-16A1111111111111111111 I III'I'� I'IIII III II III III III I ��I IIIA " ' REVEAL; TO MATCH , 35e6 �!' J 00 C10 STEEL CHANNEL; CHMIPAGNE� PAINTED TO MATCH FIR HMDIE PANEL W/ 1 VASTER; VERT. AT UMT BALUSTER; ,' ' hhh- 11?x11R'TOP RNC; PAINTED TO MATCH FIR yp's S'PVERf. RCKET; BRONZE REGISTERED ARCHITECT (�(�jn/'-`-^`'BATTENS ;.iF:C L. A t4-/BUMPPWM PANTED TO 10 MATCH PAINTED TO MATCH FlR �:...i 9 -' / )OO• ONNaNTED ANODIZED BRONZEANODIZED PAINTED SAWDUST G. VINnVANDOLVS: II II. � 4 � mo• �r �� 112` 112'TOP RAIL; ANOOQED BRONZE L ATE Or WASHINGTON TRIM ACCENTS: PAINTED - - _ FIXED AREA �. - ? __.. __ EAGLET BEIGE FINRDIE LAP SONG; PAINTED WHOLE WHEAT ...is5 \ tr ,` • '1 - �'�� c_ y- - [ t' t-,-,.... � ,- WINDOWS;YL �� OINPERABLEAREA ��� f�T' 1 TERRACE DETAIL - ALUM. STOREFRONT;ANOOLZED BRONZE re TE ROD ASSEMBLY TANGLE E ROD ASSEMBLY; ACCENTS SOLDIER ACCENT SOLDIER MOUNTING COURSE; MAUNA LOA BRICK MOIANRNG MAS N O CENTER OF MASONRY TO PLATE R s. y.l•.`V: at- . z,.:.:.1. _ BRICK MASONRYWill I RECD: TEAL BROWN DECORATIVE SCONCE 4 ` POWDER STEEL 1 � MATCH FORMED - BASE COATED ANGLES: TO CHM1pAGNE CONCRETE UGHTWG POWDER COATED CANOPY FASCIA: TO BATCH CHAMPAGNE TYP.FACADETREATMENT OE CENTER MIKLON: TO MATCH RR TONE �� f .\ SHADE TRELLIS DETAIL H50 10 PAINTED x 10 TUBE TO MATCH STEEL RR ALUM. STOREFRONT: ANODIZED BRONZE METAL TO MATCH PANEL W/ CFIAB/PAGME REVEAL: TUKWILA VILLAGE - BUILDING D TUKWILA SfTERNAT10NAL BOULEVARD A S 144TH STREET, TUNWRA WA OWNER APPLICANT: TUKWILA VMAGE DEVELOPMENT ASSOCIATES. LLC 201 - 27711 AVENUE SE, BUILDING A. SUITE 300 PUYALLUP. WA 58374 T: (253)211-5001 F: (253)231-5010 IMMO>w111SE 0.1 anero�oea. vau0eogocn MllMAtiw1,•.10•111.111.810, I - INSULATED CEDAR SOFFIT; CLEAR STAIN HSSFr TED TO MATCH � PAINTED) MATCH Z. `- '► l'' - _ 0014 %ll��\ �— IBMN, - CEDM RMICS: CLEAR STAIN RR (TM) PONDER COAT D= CANOPY FASCIA: TO MATCH CHAMPAGNE CEDAR SOFFIT; CLEAR STAIN WITH RECESSED ...' 4 • . ��E� / - - � ' ti � w — . �' is '--•- -`1%� ti's 111111111111111 iz. UGHTWG 7-0' RIGH, TAPERED PROJECT It. 10 DRAWN AuthorCONCRETE BASE II D CHECKED BY: Checker lN. _ L _ ---`-- BULDINGSIGNAGE DETAILS FORMED CONCRETE .....---- \ BASE BASE / -- ENTRY DETAIL ALUM. STOREFRONT; ANODIZEDBRONZONZE P 2 13 ■ BAR. REVIEW STEPPED COR -TEN STEEL RAISED PLANTER P r � j D .-m‘., irett) i kt., _ ro, SW - POTENTIAL ART ELEMENT, TYP., SEE SHT. P3.40 RAISED PLANTER PLANT POT, TYP., SEE SHT. 3.41 RAISED PLANTER NOTE: SEE SHT. P3.50 FOR LANDSCAPE SCHEDULE, NOTES & DETAILS SIGNIFICANT TREE TO BE RETAINED IF POSSIBLE BLDG D - LANDSCAPE PLAN LEVEL 1 0 5 10 20 40 1' 10•_0• 4/ 3--000/ 0 —J 0 STATE OF WASH NOTCH REGI RED PS ARCHITECT M�ELVIH R. EASTER eRTisMAre HJ.tY1 Issue Dates Re Date Desc 11/08/13 BMR SUBMITTAL TUKWILA VILLAGE PROJECT #: LA -1113 FILE NAME: LA1113-P220 DRAWN BY: CP/RS/LP/MB BUILDING D LEVEL 1 - LANDSCAPE PLAN P2.20 BAR SUBMITTAL BUILDING CANOPY, TYP. BUILDING MOUNTED SIGN TRASH RECEPTACLE, TYP. RIVERTON TERRACE LIGHT POLE, TYP., SEE LIGHTING PLAN 5' PERVIOUS CONC. SIDEWALK PARKING EASEMENT FOR KING COUNTY HOUSING AUTHORITY FIRE ACCESS LANE BUMPER OVERHANG - 8' -6 PLANT POT ALONG S. 144TH ST. FRONTAGE, TYP., SEE SHT. 3.40 PHASE 1 STREETSCAPE BIKE RACK (2 BIKE CAPACITY), SEE SHT. P3.40 BUMPER OVERHANG PROJECT SIGN WALL 1 VAN ACCESSIBLE STALL ACCESSIBLE AISLE, 8' WIDE LEVEL 2 - EAST TERRACE, SEE SHEET P3.21 UPPER FLOOR OUTLINE, TYP. BUILDING ELEVEL 2- WEST TERRACE, 7 SEE SHEET P3.21 LEVEL 2 - SOUTH TERRACE, SEE SHEET P3.21 21,401 AIL 4 C MP. 8 .14' PARKIISG c c 'is ENTR- PARKING! GARAGE -- t 5 COM' 1111 s�ENTRY° BUILDING E RECREATION SPACE REQUIREMENT (140) AGE RESTRICTED UNITS X 100 SF = 14,000 TOTAL SF REQUIRED RECREATION SPACE INTERIOR RECREATION SPACE BUILDING E SECOND LEVEL COURTYARD (12,000 SF TOTAL SPACE) 4,028 SF 9,072SF TOTAL: 14,000 SF FLUSH CURB RAMP TRASH / RECYCLE BIN TEMPORARY STAGING AREA FOR PICKUP NOTE: 100 SF OF RECREATION SPACE IS REQUIRED PER SENIOR HOUSING UNIT PER HDR BASIC DEVELOPMENT STANDARDS SECTION 18.14.070 OF THE TUKWILA MUNICIPAL ZONING CODE WALL PACK LIGHT, TYP. BUMPER OVERHANG RETAINING WALL, SEE CIVIL PAVEMENT LEGEND ,• /// / BUMPER OVERHANG TRANSFORMER CONCRETE PAVEMENT PERVIOUS CONCRETE PAVEMENT CONCRETE ACCENT BAND, 3' WIDE WITH CONTRASTING COLOR / TEXTURE BLDG E - SITE PLAN C.° 8 16 32 48 1/16' 1'-0' WASH NOON REGIS ERES cEELVIN R. E,, 8TEf Issue Dates Rev. Date Desc 11/08/13 BMR S0Bef el TUKWILA VILLAGE ""a a �9 3 05 5 fag 22 xot7Sk'" ptE5 02 Ra. 8§ PROJECT #: LA -1113 FILE NAME: LA1113-P3.0 DRAWN BY: CP/RS/LP/MB BUILDING E SITE PLAN P3.0 BAR SUBMITTAL I � . t EXISTING ',. o 1, A . C 'I FIRE LANE(KCHA RIVERTON ®I© TERRACE) O P3.7 5 O 7 • O O (18) STALLS RESERVED FOR KCHA PARKING EASEMENT ,A I0.J 5 0 JOHNSON BRAUND w.. 1520052nd Aro. South Sub 300 Seattle, WA 98188 Phone 206.788.8300 hn.eu dmm wxxsmei ARCHITECTURE INTERIOR DESIGN IO La DESIGN Ouii JalhgA Wif"n•. AIA 1 . • / ' ' .., . r :- i 7_..— ''-:---.7".'- ,. .�,..y .) ' - — --2: E/ST,- Y , ,ELEVATION - / /, �,(r II i 265 a f - .' . - -- y 7:7, r i; ,l , . , ri. , -,7,7, - v < ( _ ,— - - - -, - � . — - •,r/ s � . �\\ I /39 X19.107E " ''i3'-7a1-� � '11/3'..-to—�-n> -! � `'1`.`�' " / is(- 'Er 3,813.:1(114-',' r� ) 9.0 23/4 15 B"- - i6-8"��"�'-`13-ta"--`f' 18''112 15'-B" /� i13 10. � /' ' 13'-1a 'a , 5/6" z - .. ,J ^' � tL�r' Y/ �I X ° 7 . 1 '' / '1 EL2'�-a Ewa. EL 299• IMMO I Y �.,;YT // •�.i ''' Y 1 ,.- _ _�,..... 1uF ..... . -_.I`- _ • ° �� • o/ , °• r y J r�.eo AT mo_ ' . t 'I S �, /�; -ry' -� rr . G _�_ \ A'I - - I _ _ I� _ _ _ •� t / A/ ) y' �r-'-- +. ' _%��T i J .- __ PORCH u � b, si _.. RESIDENTIAL OFFICE I ' ' I - — --' c — — / EE ? 4 ' _I EL 280 -a' v ?I. li ' - // -'ct ' r �' r vI v I 3380 .__.. i e 1 __ ___ ° -I -J LOBBY �! L .. 299 } ,./r' 0 • h Otic { <. f •. �. ti :_ rf J� .1 REGISTERED ARCHITECT�('F1289• 110'.712" 9-0" dP- ire V, ,� -«r ),' -_IY. _ ,. A.4 _ I _ _ .� - _ - - PORCH n ,.. ,pi °� r0 , , • 1 v - �_' �� i j A 4 O , I `�aOMMAND. FIRE 2 -BED MEZZ. 2 -BED MEZZ. 2 -BED M . „ — • L , �iI'f q, t CO<L. .W.brFK II or w<s8lKmon �\ I STAIR 1 .®' { ` . 3.r) La ' _ --, I , 1 , 'F_ -i. ` - 1' I _ '� ELECTRICAL SPRIMKLEP / LER I ... ,'.,".L.',._ E t.: . �'o . O' �� I 61 ° ° O . -.'-1-! �J— b •.{" 2 enrdFrr 2 -BED EL. m9 -a ELxw'.a T O ° GAMES CORRIDOR � UNE OF %� ROOM \\ \ \_ a-636 1 • CANOPY I � �. \g'.6\ _ 5._a �% _ _ j \ P Ig 'I ABOVE. TIP { I ,,jj�� �lLC�S) 1 I /\ _ n` E c' I - I` r, ri rt r, r� r� r� r� I r L292 -a 1Y-41/4 II 7 '�l vi `.( 4 _ O O O ,9 �aA LOBBY / 'r 3 �' I I I I I I I 1 1 _..-. -.. _. __� _--..._i — y ° --4 1 . � ,IlRM L LJ L j L LJ L LJ L J LLL L LJ L LJ L J MAC bce ,+ �� _ 1 ..r . 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WA 99188 Phone 208.758.8300 -r 30'-338- i 19'-11 Nr 5'-0" 145-0• 25'-8'I I ARCHITECTURE I- I 1 INTERIOR DESIGN Grp IAWY..AIA Jerre A WA... AV - - - - - - - - - A b — I'. - II 11 SUNROOM y 6-_,L I- 1 -BED, A I H I I I I 1 - I- - - - --I- - _— I - O I I _r= RI t I II 11 'I r\-a4,r r t s I II �i :I _ _;LP Il II _ ■_ � �p ,�,I iiilJ1l f 1 -BED, C �' 2 -BEd, D sseo �- I 1.8ED,A 241ED,E 2-BED,E 1-BED,A 1-BEd,C ', 1-BEDA = _ -� 1 TER CT Jji. I ' H I `-` II m W 01-, IY Sl r\h--a4 7- I' T O ATE OF W4500,000 .� 11 r , ' IJ . LAUN RY , IE It+ i .® IC -7I trAi,$- r , Imk R.71 EQ� �_'� is :�i,.4._ I L 1' -I mo y wimp s' - A -F-1 ..--. 'n A 51 • r r �5 _ r L'i z� _. a (_ 1 I :r --, i 4 Fes/, - i i I [-PI! 14 F-/, _ it I- II f . � J..4'F-- /l is,e1- r Irk C. IY i- -,1 IF -1-1V Ir! I■ 4 l 114 Fy/l I - I L J I - I I J S. 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I f �� L' 1 I0 co g y G.2 1 1 -- r I I I I t s 1 -BED, C ■ =sa1 L ' 1-B D, c \ �1.2 E W 0 s INd IV, i ,J N Mr STAIR 2 § $ m f �r 1 41 ©J 1 I 1 1 - E 3 v <g 6 ES I WEST I 0I© zEEEvnnoN O4 C.) 5 O -------------- Ci) Og - - — - - — - - 10 - - 10 - - — - - 5 PROJEcra 1G2e Author DHEDNEC19r: Checker I LEVEL 5 FLOOR PLAN (Th LEVEL FIVE FLOOR PLAN /� /� yet^=r-o^ v{ Yv1 /diivory 6 4' S' 18' 37 ■ B.A.R. SUBMITTAL 1 - - — - - — - - 2 - - - - I 004O — I - - — - - — - - _ - I �, - - -FAST - - ELEVATOR I 5 - - - - O6 - - - - - 7 - - — - - O8 - - — - - _ O 10 - - _ _ - — - - — - 10.5 - — 11 - - - - I I I • JOHNSON BRAUND ... 1520052nd Ave. South Sults 300 Seattle, WA 98188 Phone 206.ttw788.830 0lomd,N„ ARCHITECTURE INTERIOR DESIGN Jaw wax, AIA OI — — — 11,lr I — H r»r I I — — — — — — H — — —� — — — — — — I — — — — — — — �— — — — O I 3380 A.4 - - T A.4 len ( ARCHITECT TE Gy q y — a, $" W y sn I I :IYEc 1.. AIJ.NIAP. E TOF WaSNiNGiON IJI �+ f r g 3'-0'PARAPEf 2-0CF gill A_ FE °M I ----'F•- O --,---I _ _ S y I - _ _ -� _ 2'-0" PARAPET _1 _ _ _ - _ _ _ - OPE I — �I-- - O + } SLOPE BUTTERFLY \ ROOF I II I Iyi gF E I ,4/ 4�� I I f% ELF/ATOP I SLOPE abj+' I I L I 0.3R1114I I I 5 PHASE 2 BAR. SUBMITTAL o _ I ��,, I r� a I I P1APE cbs.j \ 2'-0'PARAPET tfe 4,0 TAPE + SLOPE I 1 i �- f g y1 h I If g ur g m 1� 8 1 lei SI y — ul -.- / I I I G SLOPE I I I I 1 I I I 1 I t +I —II O Ry SLOPEL 1 I — — —1 SIDPEPER F T 2'-0 PARAPET S• VuESf COURT 1 ELEVATION 0PE -0• PARAPET SLOPE G 1 I I i I ® I I I I I I 1 P3.9 0I _ _ — Sl _ _ _ _ _ — _ — — _ _ _ _ — OPE — © — — -+SLOPE _ 1 I I t SLOPE tfC PH2PO01 —"•-•1 f E O PERFOOT F 22$ TSLOP+ a I I I I + S DPE I I1 I 1 1 1 1 1 1 I 1 1 1 I } SIOPE rd PARAPET NOPE + + 2'-0• PARAPET I SLOP + S-0• PARAPET ~ sP y v. I ALTERNATING TREAD I M {y m j 2 1 DEVICE TO UNOCCUPIED + I e W 5 I 1 ROOFTOP koFE 1 tl w o r i _ SOPE 2'-0"PARAPET o g S w F( a (G.2 _ _ sTE - -0 PARAPET -�E + `�G.2 ; P a $ s m m f I I I f g; 3 g 1 _ _ _ _ _ _ r _ _ _ _ _ _ _ _ P © j� < I p I I WEST I � PROJECT t. 1028 DRAM ST: Author CHECKEDBY: Checker 1 ci 2 co O4 2 ELEVATION 1'B 6O I - - - - - 7 U8 - - - - - O9 - - - - - - 10 - - 10.5 — 11 — — — ROOF PLAN I ROOF PLAN C 3nr = r-0• P3•6 4/1....accep 0' <' a 18' 32' B.A.R. SUBMITTAL O 0 m m m co- 1T Q JOHNSON BRAUND .t 6200 52Ad Aw.&Wh 1Soho 300 Seattle, WA 98188 Phone 208.788.8300 ('� T�O. PARAPET 1 1 — — - - - - - - - - _ _ _ _ _ — _ _ _ w«,.iomw�o-.w.oao _ _ �J 350�_g^i _ _ __ _ _ - - _ _ _ _ - — — — — - —� — — - e` '�` _ , _ ROOF, * ARCHITECTURE - — - — _ 1■■ -347-gJV INTERIOR DESIGN .■1 ■ ■■ „— ■■ m, ■. „ ■■ ■■ „ „ ,I■ �I II ■■ II II 2■ __-------- ■■ ii _ Grog L �e, Wimp. NA OM= ii. M M -- MI 111.1 M M -- -- -- — — — — — — — — — � FIFTH FLOOR — — — _-_--_ - 337-e"', II 111 11 III 11 ■• ■• 11 11NM �• III �I ! •• II II ■■ .■ II m M __-- -- , mime -- - -- - -----mm -- - ,L - '--.- FOURTH — - — - — - — �_.. - - - �� ���� •� �■ �: — _ _ _ _ --- --- - - - - 328'-66 11NM •• II■••■II■■■■ .. III,I11 .. MM m MR MINE Mi ME MM MIMI _ ,�1 I� �� _ THIRD FLOOR REGISTERED - — - — -- - — — — N� ���� ��� �1 ■� — — — ^- __. -- -- _ �,m330 $ _ 379' ARCHITECT . 11 ■■ II MIK 11 [111 111 II 141 SII - III IN II 111 11 1 ■■ 11 -- �I -- to ItE0 I. ALI AINK �����U�u���� - - .-- _. _ -11:1lwx , ii 1�. •• : NIII' � ����NIiNI�BNI�NINI��� 1111111! �..� - - _ SECONDLE_VEL Arc a waewcroN — - — ■�-�� — - — -310'7 __•.��� , �11111 —. m��il ■III 11 .�I II11 '� I1l�il '� 1r m�ii �:.� — ■I' •——`�_--_- ,■� -- I■ -- I■ ■ ■■--._.._---.■-■■-._- b — -,� MEZZANINE LEVEL ■�� ill — 1...A. II —' _'•1, =■ — — — g - Simi— =7.= MNNf 300 0- ��Nt�w: ■l'. ■YII�■��s • '■� 1I,■19!J . Al� R_AI�SEDLVL — — — ji!! . --7--- — — 1..■-!•!�._�� �. - _ �j� FIRST _ ■ -.290' LEVE . \' , �. \������_- ���.1'�rr,��'I— \'• v. 7 n s. 2 2 fl1 t �m m o �ST�LEyAuDII il a __ MY V-0' ® o a L 1=1 a o a 1 g /1 T.O. PARA.PETi. - - -- - - - - - - - -- IL/ 350'-67 - - - -- - _ - _ _ - .ROOF ISSUE DATE 11462013 I II ■■ II [t] ��■ m II •• II GI El�, .347 CI M MI MB BM Ilm _ FIFTH FLOOR II I �M 11 1 NI III I■■ 1I 11 -- NIB MN - , FOURTH FLOOR MOM ■T��� NM 1 III III 11 MO III••rlrllt', so q _ _ "329'-s" V m_�_ !! ,III -- -- LI -- m. bi 1 1 - .MN- ■� 1 THIRD3LOO...-_ �--1 1 1111 �� III 11 �■ III 1111 �� II I 1I® — m —$- lI i V �� ----- - - 1 1 i-_1 �M� 1 N �� SECON 1 W y 3 - 31 Z iii G C Yr MEZZANINE LEVEL MLA VILLAGE - BUILDII t _■_ ■■V ■ii -- UUII ■I` II. 1111 3oa-o RAISED LVL 1 Cli. -I I. = ra v 1=■t Man M. NIS.. pp: j v 283'-0" . C___ \T -:'r= _ Mg '',. :�- . \• \'\ — - �flRSTLEVEL` LEVEL, g & i 0 m \ \ .. � \. . + `+ - 0 . e :41. VA11Q11. Is QCy N 11 1 11 .. _ snr. 1-0'g �/ u 11 -21u_ O 4' B 18' 92 5 B. ft TEM MATERIAL COLOR NOTES fT3M MATERIAL COLOR NOTES ITEM MATERIA. COLOR NOTES ITEM MATERIAL COIAR NOTES 1 q3 E5r3 111 MASONRY BASE BRICK MUTUAL IAATERWIS, REDOND0 GRAY -SMOOTH COATNG RESIST LI SIDING MOSAIC 3 HARDE SHERWIN 30.UARSSW6369-TASSEL SM00717 m WNDMETOWIING 15 J-MOU1DING COOL COLONIAL RED (MATCHES SW7585) 0 BOLT -ON BALCONY AI.UMHUM ANNODIZED BRONZE 1- jIII 1 RRi�•i Ni W'RDPANELS We © MASONRYACCENT BRICK INITIAL MATERIALS, SEA GRAY -SMOOTH SOLDER COURSE m SIDING- MOSAIC 4 SHERMN WILLIAMS SW7585-SUN RED TOMATO SMOOTH m WINDOW VINYL ALs10Hn GUARDRAILS ALUMINUM ANNOpZED BRONZE PROJECT 1. 1M6 © MASONRY COPING BRICK MUTUAL MATERIALS , SEA GRAY -SMOOTH CAST COPING m SIDING -METAL FLAT PANEL METAL ANROUE PATNA HORIZONTAL CI EXTERIOR DOORS INSULATED METAL CLAD SHERAN WLUAMS SW8159 . HIGH TEA © SUOINGGARAGE DOOR METAL -PANED COLORANNODTO MATCH BRONZE W / MESH PANEL PR VACY SCREEN DRAWN BY Author CHECKED BY: Checker 0 CONCRETE CAST -IN PLACE CONCRETE WY REVEALS NATURAL GRAY- PATCHED& SACKED GRAFFITI -RESIST COATING 0 SIDING - METAL CORRUGATED COOL DARK BRONZE HORIZONTAL 0PAR PETCNG PO FlCOATE COLOR TO MATCH SW7048- URBANE BRONZE 0 GREENSCREENS METAL -PAINTED COLOR 70 MATCHZE 0 SIDING NAME PLANK 7- LAP SUNG SHERWIN WILLIAMS SW6121- WHOLE WHEAT SMOOTH ® 5DWG-ACCENT 136 CEDAR CLEAR COAT =Nor 0 CANOPIES POWDER FABRICATEDTE) STEEL COLOR TO MATCH-0ARKBRONZE 0 G OPENINGS/ SCREEN � DAL MESH ANNOUQ� BRONZE EXTERIOR ELEVATIONS EN Y 0 SIDING BANES WY SHERWIN WWLUAMS SW6159- HIGH TEA SMOOTH El (HORIZONTAL TRIM BAND 1 X 10 HAROE 1R4 SHERWIN IMUJAMS 5W/0e8- URBANE BRONZE 0' SOFFIT CEDAR CLEAR STAIN ATT ©' SIGNAGE 130 7 SIDINO- MOSAIC 1 HARDIEPANELSW/ REVEALS SHERWWNWILLIAMSSW6121-WHOLE WHEAT SMOOTH m CORNER TRIM 1 x 4 HARDIE TRIM PAINT TO MATCH ADJACENT WALL SURFACE 0 COLUMNBWE METAL -PAINTED COLOR TO MWO MATCH CEDAR ® SDONRAUGHINO DECORATIVE FACTORY HN153-BRONZE P3.7 U SIDING MOSAIC 2 HARDIE PANELS We REVEALS SHERWIN WILLIAMS SW 8272- RUM BROWN SMOOTH 0 WRAOW TRIO 1 x e HARDIE TRIM SHERVAN WILLIAMS SW7585-SUNDREDTOAATOSTOREFRONT ® ALUMINIAA MINIMIZED BRONZE MECH. LOUVER B.A.R. SUBMITTAL pik T.O. PARAPET _ 48/ 350' - 6" RAISED 293' _ 0, • . . 0 a 111 T ❑ CO IN ❑ 1.111.1171 ■11.1 ■ ri in m■ ri in _ M=1 pin IMIE — - M1 MI lommMomm■�■ ■ ■_■ m.e ❑ 1I_Ifl1U■Iii ill 111 MI III n 1 III_i 1 1:1111 ../ il JO's —E.1.m III ■ • 1�1 . EDI ❑ CD ❑ ■ f1' . 1l1 11 ■ I■uI IIII IIII II II I'I, hI. 11111.1111K NMI 1 GA N. /._ __ __ ■ � 1191.1111111111 111 ■^�� ca u 0 1 1 1 1 0 0 11M1g111111111 ROO 34T 6 FIFTH FLOOR pi 337'-9" �1 FOURTH FLOOR 328'-6" V THIRD FLOOR�1, 319'-3"V SECOND LEVEL \---310-0"�1 MEZZANINE LEVEL 300-D" FIRST LEVE s . n WEST ELEVATION ionn i ■■ ■ •f!1 lu �II .fit MI I III I 1111 (7\ SOUTH ELEVATION 3T32'. ,•d' 0 4' 8' 10 C/?fr�Q9Y 32' 0 JOHNSON BRAUND .� 1620062n0 Ave. South Sulo 300 SAWN, WA 08188 Plume 208.788.8300 ARCHITECTURE INTERIOR DESIGN Or, L AYt.,NA beak Wa n.. NA 3300 ARCHITERED TECT ARCS���111ITECT 'Imo E. ALMS!: ATE a WASHINGTON 1 ISSUE DATE 11-0b2013 w 0 z_ 0 J 5 UJ g J 5 5 PROJECT*. ,028 DRAWN BY: Atha CHECKED BY: Clocker EXTERIOR ELEVATIONS P3.8 BA.R. SUBMITTAL T.O. PARAPET _ 350' - ROOF IL, 347-6' Oak FIFTH FLOOR ill 337' - 9", ak FOURTH FLOOR Ill 328' - 6", poi THIRD FLOOR _ IL,' 319'73" Amk SECOND LEVEL IL' 310' - 0" LEVEL T.O. PARAPEl_lph 9 b T.CLPARAPETL ,11-1 350' - C MEZZANINE LEVEL IL' 300' - 0" ,.-7.777.17,.:•,:2, • 8- tte b b MEZZANINE LEVELi, 300' - 0" \J. • •-• . , . 34f - FIFTH FLOOfh 337' - 91 \IF FOURTH FLOOR 328' - THIRD FLOOR 319' - 3" 'Jr SECOND LEVELik 310' - 0" _ ,FIRST297.1 •-• 'SOUTH COURT ELEVATOR. It II Ill III Ill MEZZANINE LEVEL 300' - 0" 2 • ' • , • ' • ' \"‘ s':` • B 0 C) F 347' - 6"; FIFTH FLOOR FOURTH FLOOR 328' - _ THIRD FLOOR 3T9' - 3", LEVEL - - FIRST LEVEL • , 7299' • • JOHNSON BRAUND 15200 52nd Awl. South 65118 300 &Mb, WA 98188 P880. 2000058300 ww,95nuneranotam ARCHITECTURE INTERIOR 008100 Grop L AWN..AIA AAA, AMA.. AN 3380 REGISTERED 1 TITec: L. ALLAIMT ARCHITECT ATE 01 WASHIAGTOH 1 ISSUE DATE: 1146E013 z 0 3 w 0 5 -J 5 5 PROJECT DRAWN BY: CHECKED BY: 1025 AWIor Chedue EXTERIOR ELEVATIONS / SECTIONS P3.9 B.A.R. SUBMITTAL 744, *Vie • I, 4( ••• • `• 'Pit'. ;, .ors • 4. se,: 417:4, • •.c4.‘ • :at% 441111'.'1111 41471- . • lit • (7\ NE CORNER - RESIDENTIAL LOBBY VIEW 0 JOHNSON BRAUND 15200 52nclAve. Eat 500 Saler% INA O3188 Phone 206.76E.8100 wwwjAtrrnnundzom ARCHITECTURE INTERIOR DESIGN GNI L Was. ALA *left A. Wilma.. NA REGISTERED ARCHITECT 1. MEG L. AU.WINF: IC Of WASkINGTON 1 ISELE DAM PROJECT t. 1026 DRAWN BY: MEIN CHECKED BY: Chrocker NE CORNER VIEW P3.1O B.A.R. SUBMITTAL NW VIEW 4) V 2111 111 E IIIIIII 9 III MI • JOHNSON BRAUNO 15000 52nd Aye. South Sulle 300 Seattle. WA 98188 Phone 200.186.&340 wArge.OnaGrtOrauxlcom ARCHITECTURE INTERIOR DESION L Aar/c.o. J•Amv A MM.. NA 3380 1 REGISTERED " ell14------ - Iwo L. AIA.11114: ATE Of wASJONGTON ARCHITECT . 1 ISSUE DATE 11-80-0013 PROJECT t. 1026 DRAM BY: &Nor CHEOCED BY: Checka NW VIEW P3.11 &A.R. SUBMITTAL FTIT5A-munmikwaromeLWR' 4> JOHNSON BRAUND .. 1520082n0A1.. Bouh ( !i!h1ul Supe 800 Seattle, WA 98188 Phone 208.788.&700 ..0,008305/80tl00l8 ARCHITECTURE INTERIOR DESIGN aroLAAWAAIA AYOryA Wim.. NA i , Il IP'i ARCHITE OE Of waswncron J �j I� a 1= !!� I I r..,---4.. �11 �r x .'.'r- . rK . A>' tiS w.� �'* w .ra r I 4 `. 1 SW VIEW J __ iii_ _ __II ix � k 4 ill. _� _ III ___ ____ _ ..... iti_____, __ ___ ______ i iII .iii i „, ___ ii ,,_______ - G . .SIII illi li ,oll : II i'! TUKWILA VILLAGE - BUILDING E TUKWILA INTERNATIONAL BOULEVARD 8 S 144Th STREET, NKWRA, WA OWNER APPLICANT: TUI to VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 •27TH AVENUE SE, BU0DINGA. SUITE 900 PUYALLUP, WA 98374 T (253) 231.5001 F:(253)231t010 11119.9 EWCRAM �WEIC on.refft,u 4.'1.nw1,vu'x�waecrH MM.,..• 1w.00,euw.C. ncrucxm --Itl' , 1 i�. a 1 �i ' :.' � i , it i. i '� PROJECT,. ,DSB DRAWN BY: AWN, CHECKED BY: Chetlla ,.__ "I. as ,, �1 I ,41-11—E d�i ��111��— �i 111115 - iii' I omae= -- - SEBSWVIEWS s P3•12 SE VIEW BAR. SUBMITTAL INSULATED CEDAR SOFFIT; CLEAR STAIN HSS 10 z10 TUBE STEEL: PAINTED TO MATCH CEDAR 0 W/RIEVEALS AT UPPER LEVELS CORRUGATEDMET LINITBUMPo 7s UNIT BUMP OUTS -944 , ATED METAL ERCOFLASHING; TO MATCH ENDURING BRONZE /0 HSS 8"TUBE STEEL; CCEDAR TOPAINTED MATCH�.\`\ (TYP.) HARDIE TRIM BAND; POWDER COATED BRONZE CANOPY DURING MATCH STOREFRONT CEDAR SOFFIT; CLEAR STAIN WITH RECESSED f r�_ �. ...7,-;"71j------....... �r �.-..r --""'- 4451:11, � \\\2,..'-,_,...„....,......„.... ° '.�� =I� "^�•� �.� __,,. " __ .; �_ _ I �\ _J JOHNSON BRAUNO w,. 15200 52nd Ave. SOWN Suite 300 WA 88188 Phan. 108.788.8300 waw.ynnsmaAt.wcwn ARCHITECTURE INTERIOR DESIGN Jaffrey Wham.. AIA ill UGNEING ALUM. STOREFRONT' ' F ' VINYL WINDOVYS; '� FIXED AREA �- BRONZE `- �_ -- _ ANODIZED I VINYL WINDOWS; OPERABLE AREA� � \ I' / '^ --- -'�-_- "'e7ia .- I t'-�.�_��.---'� r REGISTERED ARCHITECT ATE OF WASHINGTON T-0" HIGH. TAPERED -741_, \ INSULATE UNDER- SIDE OF UNIT BUMP lit111�� ` ' ki CONCRETE BASE BUILDING SIGNAGE OUT ENTRY DETAIL PHASE 2 BAR SUBMITTAL It, ,,,N.4,‘..,‘,.. � \III POWDERCOATED. l'IN`\ CANOPY F TO MAT STOREFR•. — - DECORGIVE SCONCE UGHTIN CEDAR SOFFIT; CLEAR STAIN POWDER CANOPY MATCH COATED FASCIA: TO STOREFRONT tttjteiu CEDAR SOFFIT: ii CLEAR STAIN 1 �7o.••y7 X7;L- ALO. STOREFRONT: 4-11® Y ANODIZED BRONZE �0 \ ISSUE DATE: 11-0&9113 METAL BANDAT ENTRY; TYP. FACADE TREATMENT _...,011111,10,0 TO MATCH BUILDING TRIM,�.✓•'f " aII� � i i �� I ,. I BAND HORIZONTAL METAL .1 071' ■ 11111111"....--I IN Mil Nig 41 SIDING SIDING �!IMMI inn MINI 1 W 7 ( " CORNER —17---] __ = UNIT STOREFRONT I,IIII Z 0 HARDIE PANEL: NCOLSC Fe;LD ALUM. GIWRDRNI; ANODIZED BRONZE M POWDER COATED METAL FLASHING; TO MATCH ENDURING UGHT FIXTURE AT UNIT ENTRY DOOR HARDIE PANEL: mosac COLOR 1ACCEtlT {{^� —Ji HARDIE PANEL: *941.7 MOSAIC ACCENT BRONZE "" JIIIIIIIIIiIr{ .,�. ,) `\� j//,� go ::„....- y - I.. BRICK MASONRY COPING: SEA GRAY III) IIIi' BRICK MASONRY ACCENT SOLDER -. COURSE: GRAY '-' ANODQEDO STOREFRONT: / iY 1 W 0 J Sm _ H V j i W 1 i x N 8 a = g pip 25 . - EO Q E w 7j,'11' p_ .1 ; Q; a? QQ q€a Ad €qs -�-n 4E 2R: COLOR ---• Z^ 4.1 t—IS V HARDIE PANEL; MOSAIC ACCENT - S` _Li COLOR 2 .,-' I� rM+, ^' !i.� FORMED CONCRETE 111111 IIII BASE ,... �IIII PROJECT2 & fmB DRAWN BY: Author CHECKED BY: Checker iO \ 7 n L Q PAHOFORMEDW CONC' PATIO WALL SLOPING FORMED CONCRETE STAIRS ROOF ALUM. RAILING; DETAILS FASCIA TO MAT ANODIZED BRONZE STOREFRONT (7\ UNIT MEZZANINE DETAIL P3.13 BAR SUBMITTAL SOO 9� PLANT POT ALONG S. 144TH ST. FRONTAGE, TYP., SEE SHT. 3.40 1 0 . �:.�� ,�iG� rj YY �•a� Fagg' s<c le A LEVEL 2 - EAST TERRACE, SEE SHEET P3.21 BUILDING E LEVEL 2 - WEST TERRACE, SEE SHEET P3.21 LEVEL 2 - SOUTH TERRACE, SEE SHEET P3.21 P'V11.111111151467‘4,_:--,7":,,F,w/AP AloRIMIMIU411.116-41111111ilik- A.Ih''‘°" .4% 1 co:10: •• O gy•O.Wpp Ar� vi • 4byp,.-iy it•r p 4,0 WMW _JSP• s '4 •: o• NOTE: SEE SHT. P3.50 FOR LANDSCAPE SCHEDULE, NOTES & DETAILS 0 0 BLDG E - LANDSCAPE PLAN LEVEL 1 0 8 16 32 48 4./3-00VY Mevin R Fester- Rlq ASIA BTUTEOG WASHINGTON /%//90./.00449TERED /,/�� / ""'//'REDD�pS^., FERCC9HITECT OEpi¢�j.R' -`. Issue Dates Rev Dale Dest. II/0e/13 BR Su8OTTAL 0 61 PROJECT #: LA -1113 FILE NAME: LA1113-P320 DRAWN BY: RS/LP/MB BUILDING E LEVEL 1 - LANDSCAPE PLAN P3.20 BAR SUBMITTAL TRELLIS PEDESTAL PAVERS, TYP. PLANTER POT, TYP. PEDESTAL PAVERS, TYP. RAISED PLANTER, TYP. WATER FEATURE RAIN CHAIN CATCHMENT/ RAISED PLANTER, TYP. ?NT NTAI ',v. ' P' 4-VerrOAF4 ----. , , . • ,-- - "V irl i . it"' ri;,. TWO] 4It \:' . jip. ... ';d,, il' 114A' • A A -'".' : . e/ - 4\„M io1-1 tiV, ifseff ‘ t • 7.. inuminntp."- . ,f, Al$;,„. ------N, 4 71 71 0 -.1 LI st: '1d�.4s 6� ,Qd� ♦ �Ir' �Vn 1 I� oAO/ 1■■■■■li ♦♦4■■■■■1■■■■ ■■■■■■ ■■■Til i■■■■■r■■■■■■■■■■■iiia a mu in ° O .� 1,1■ ■■■■■■■■■■ ■■ ■■ ��♦��I���■■(j�f�l mommaura■■ um I (� �7 A" )V 1 �� ■■ - >.■■■■■In ■■■■■■■ �f•i�-1- �L� eL�'•---0,11 �' < Lis c-.1 ■ X450.y���i� I �J ■■ ! r ti ` zr ----n-3%, :F1-077.' :i !Li1.: Y -. ®► n ♦♦♦♦i ■■■...■■.■.■r■■.■1` ■■���_uy ,1 r: r#:0Afil°,.: ♦♦ I�• ._ �. • ' ■u■■C■■■■EM ■■■C■ ■■k_ ♦ �I h j�y�p/�y�• �; : ,:.:.. ..:.; � .• IPI■■■■■W■■■■■■■ ■■E -- -_ter Nil�� ' yy� ■ (,� 3 h1 'ft } S .. .. ■■■■�1�■11na■ ■ ■. ♦�� ;:. .■ lF•, ■■■■ Il imam ■I�i . r-- ♦♦♦j♦j---u I 1 �,-�I-!®+■�■■■■■■.�■■■■ =. ■IL .,., le■.. (, ������� 111111111 X11 HIEN ,4 �il ..; ili,! ■C , _,►� : ►� ,,, : ►� 11:1 LE: EMI 11111111111lid : El k 111111797pi._a .., . umnaluo IS um 1 1IN .1no 1 ■igiris •��::■ ::.-- 11,E Iw�ww'illll -�l iva TRELLIS PLANTER RAISED PLANTER, TYP. BENCH, TYP. PRIVACY SCREEN,TYP. BENCH, TYP. TRELLIS OUTDOOR EXERCISE EQUIPMENT SHADE STRUCTURE WORK BENCH SYNTHETIC MULTI-PURPOSE LAWN PLANTER POTS - TY CHESS COURT BENCH, TYP. FIREPLACE (�1 1/1T GARDEN SHE( RAISED PLANTER, TYP. PRIVACY SCREEN,TYP. P -PATCH COMMUNITY PEDESTAL PAVERS, TYP. GARDEN PLOTS - TYP. PLANTER POT, P. PEDESTAL PAVERS, TYP. NOTE: SEE SHT. P3.50 FOR LANDSCAPE SCHEDULE, NOTES & DETAILS BLDG E - LANDSCAPE PLAN LEVEL 2 C ° 5 10 20 40 10'-0- iia-aary R E9uer • RLA, ASIA STATE OF WAS/1.T. REOISTERED MDDYi6EIVIN4J.iENe.tG1TER Issue Dates Rev. Date Desc. 11/08/13 BTR 'sumeer& TUKWILA VILLAGE 5 PROJECT #: LA -1113 FILE NAME: LA1113-P321 DRAWN BY: RS/LP/MB BUILDING E LEVEL2- LANDSCAPE PLAN P3.21 BAR SUBMITTAL CONCRETE PAVING SCALE: N.T.S. 4C:4PLAZA CHESS / GAME TABLES SCALE: N.T.S. PERVIOUS CONCRETE PAVING SCALE N.T.S. SEAT WALL SCALE: N.T.S. POTENTIAL ART ELEMENTS (a� BUILDING D STREET FRONTAGE SCALE N.T.S. BIKE RACK SCALE: N.T.S. BENCHES SCALE: N.T.S. PLANTER POTS SCALE: N.T.S. 10 RAISED PLANTER BEDS SCALE N.TS. L13 c=0011/q 0 J -J R. EWu- RLAASLA STATE OF WASHINQTON _/%p//9R�REEJGIIS1tREO /����G�"� ARCHITECT htaTER CEATF'M`J.Tt ND,YE Issue Dates Rev Date Dew 11/08/13 8W SUD1rthAL PROJECT #: LA -1113 FILE NAME: LA1113-P3.40 DRAWN BY: RSILPIMB SITE DETAILS P3.40 BAR SUBMITTAL LANDSCAPE LEGEND QTY. BOTANICAL NAME COMMON NAME EVERGREEN TREES O x ®—x CH,MAECYPARIS OBTUSA 'GRACILIS' THUJA PLICATA SIZE SLENDER HINOKI FALSE CYPRESS 6' HT. WESTERN RED CEDAR 8' HT. MED. -LG. DECIDUOUS TREES ACER RUBRUM 'KARPICK' KARPICK RED MAPLE FRAXINUS AMERICANA 'EMPIRE' EMPIRE ASH GINKO BILOBA 'FAIRMOUNT' NYSSA SYLVATICA FARMOUNT MAIDENHAIR TREE TUPELO SMALL DECIDUOUS TREES (TO BE LOCATED) ACER CIRCINATUM 'PACIFIC FIRE' CORNUS 'EDDIE'S WHITE WONDER' CORYLUS AVELLANA 'FUSCO-RUBRA' COTINUS COGGYGRIA / OBOVATUS HAMAMELIS INTERMEDIA MAGNOLIA STELLATA PARROTIA PERSICA VANESSA' PACIFIC FIRE VINE MAPLE EDDIE'S WHITE WONDER DOGWOOD PURPLE -LEAF EUROPEAN FILBERT SMOKE TREE WRCH HAZEL STAR MAGNOLIA VANESSA PERSIAN PARROTIA LARGE SHRUBS (TO BE LOCATED) ARBUTOS UNEDO 'COMPACTA' CLETHRA ALNIFOLIA MANONIA AOUIFODUU PIERIS JAPONICA RIBES SANGUINEUM VACCINIUM OVATUM COMPACT STRAWBERRY TREE SUMMERSWEET OREGON GRAPE JAPANESE PIERIS RED -FLOWERING CURRANT EVERGREEN HUCKLEBERRY MEDIUM SHRUBS (TO BE LOCATED) CISIUS SP. CLETHRA ALNIFOLIA nu VIRCINICA LONICERA PILEATA PIERIS JAPONICA RHAPHIOLEPIS INDICA RHODODENDRON VAR ROSA X 'RADRAZZ' SARCOCOCCA RUSCIFOLIA ROCKROSE SUMMERSWEET SWEETSPIRE PRIVET HONEYSUCKLE JAPANESE PIERIS INDIAN HAWTHORN RHODODENDRON KNOCKOUT ROSE SWEETBOX G— x SMALL SHRUBS (TO BE LOCATED) AZALEA VAR. BERBERIS THUNBERGII CALLUNA VULGARIS CHAAAECYPARIS OBTUSA 'FILICOIDES COMPACTA' EUPHORBIA LAVENDULA ANGUSTIFOUA 'HIDCOTE SUPERIOR' NANDINA DOMESTICA VAR. EVERGREEN AZALEA JAPANESE BARBERRY HEATHER COMPACT FERNSPRAY HINOKI CYPRESS EUPHORBIA HIDCOTE SUPERIOR ENGLISH LAVENDER HEAVENLY BAMBOO 2" CAL. 2" CAL 2' CAL 2" CAL 6' HT. 1-1/2" CAL 1-1/2' CAL 1-1/2" CAL 1-1/2" CAL 1-1/2" CAL. 1-1/2" CAL 18" HT. 18' HT. 18" HT. 18" NT. 18" HT. 18" HT. 18" HT. 18' HT. 18" HT. 18' HT. 18' HT. 18' NT. 18' HT. 18' HT. 18 HT. 18• HT. 18' HT. 1 GAL. 18" HT. 1 GAL. 1 GAL. 18' HT. XX SF GROUNDCOVERS, PERENNIALS & GRASSES (TO BE LOCATED) v x Q xx 8 ACORUS SP. ARCTOSTAPHYLOS SP. BLECHNUM SPICANT CAREX SP. GAULTHERLA SHALLON HENEROCALLIS HYB. HEUCHERA SP. URIOPE MUSCARI MAHONIA REPENS MISCANTHUS SP. PENNISETUM SP. POLYSTICHUM MUNRUM VINES PARTHENOCISSUS TRICUSPIDATA 'VERCHII' DECORATIVE POTS CAMELLIA X BUTTERMINT ECHINACEA SP. EUONYMOUS FORTUNE! 'COLORATA' FESTUCA GLAUCA HEUCHERA SP. PHORMIUM TENAX VAR. ROSA X TANA8AMM' SEDUM REFLEXUM 'ANGELINA' ABBREVIATIONS: B&B = BALLED AND BURLAPPED CAL. = CALIPER CONT. = CONTAINER HT. = HEIGHT 0.C. = ON CENTER SPR. = SPREAD SWEETFIAG KINNIKINNICK DEER FERN SEDGE SALAL HYBRID DAYLILY CORAL BELLS BIG BLUE ULY NRF CREEPING MAHONIA SILVER GRASS FOUNTAIN GRASS SWORD FERN VERCHII BOSTON IVY BUTTERMINT CAMELLIA CONEFLOWER WINTERCREEPER EUONYMOUS BLUE FESCUE CORAL BELLS NEW ZEALAND FLAX CARAMBA SHRUB ROSE ANGEUNA STONECROP 1 GAL. 1 GAL. 1 GAL 1 GAL. 1 GAL. 1 GAL. 1 GAL. 1 GAL. 1 GAL. 1 GAL. 1 GAL. 1 GAL. ROOT CONDITION SPACING 8&B OR COM. B&B OR CONT. 8&B B&B B&B B&8 8&B OR CONT. B&B OR CONT. 8&B OR CONT. 8&B OR CONT. B&B OR COM. B&B OR CONT. B&8 OR CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. CONT. 1 GAL. CONT. 20" HT. CONT. 4' POT CONT. 1 GAL. CONT. 10' HT. CONT. 1 GAL. CONT. 1 GAL. CONT. 4" POT CONT. PER PVN PER PVN PER PVN PER PVN PER PLAN PER PVN PER PVN PER PVN PER PLAN PER PLAN PER PLAN PER PLAN PER PLAN 5' O.C. 5' O.C. 5' O.C. 5' O.C. 5' O.C. 5' 0.C. 3' O.C. 3' 0.C. 4' O.C. 5' O.C. 3' O.C. 3' O.C. 4' O.C. 3' O.C. 4' O.C. 3' 0.C. 3' 0.C. 18' 0.C. 3' 0.C. 24" 0.C. 24" 0.C. 3' 0.C. 12" 0.C. 18' 0.C. 18' 0.C. 12" 0.C. 24" 0.0. 18" 0.C. 18" 0.C. 12" 0.C. 24" 0.C. 18" 0.C. 18" 0.C. 18" 0.C. MATCHED, INDUSTRY STD. MATCHED, INDUSTRY STD. MATCHED, INDUSTRY STD. MATCHED, INDUSTRY STD. MATCHED, INDUSTRY STD. MATCHED, INDUSTRY STD. MATCHED, INDUSTRY STD. BTTREE • STAKES TO BE VERTICAL. PARALLEL, EVEN -TOPPED, UNSCARRED AND DRIVEN INTO UNDISTURBED SUBGRADE. PLACE FOR LOCAL WIND CONDRIONS. •PLANT TREE 2' HIGHER THAN ADJACENT GRADE • EXISTING SUBGRADE BALL DIAMETER DECIDUOUS TREE PLANTING SCALE: I/2' = 'ARBOR TIE' OR APPROVED EQUAL TREE TIES 8 FOOT, 3' ROUND HARDWOOD STAKES, 3 PER TREE REMOVE TWINE AND CORD FROM TREE TRUNK 3' DEPTH BARK MULCH 4' WATERING BASIN SURROUNDING TREE MEN avne� PULL BURLAP OFF TOP 1/3 OF 8001861. PLANTING BACKFILL MIX - EXISTING TOPSOIL & COMPOST SCARIFY PLANTING PR WALLS - SLOPE WALL 1:3 SET 800184LL ON MOUND OF UNDISTURBED BASE NOTES. • USE THREE 'ARBOR TE' OR APPROVED EOUAL, TREE TIES EVENLY SPACED AROUND BASE OF TREE -PLACE FOR LOCAL WINO CONDITIONS •PLANT TREE 1" HIGHER THAN DEPTH GROWN AT NURSERY. 'ARBOR BE' OR APPROVED EQUAL TREE TIES 3' DEPTH BARK MULCH PLANTING BACKFILL MIX - EXISTING TOPSOIL & COMPOST 4' WATERING BASIN SURROUNDING TREE 202 HARDWOOD STAKE DRIVE INTO UNDISTURBED SUBGRADE FINISH GRADE REMOVE TWINE AND CORD AROUND TRUNK OF TREE PULL BURLAP OFF TOP 1/3 OF ROOTBALL SCARIFY PLANTING PR WALLS - SLOPE WALLS 1:3 EXISTING SUBGRADE EVERGREEN TREE PLANTING SCALE: 1/2' - 1'-0' LANDSCAPE SCHEDULE, NOTES & DETAILS GROUNDCOVER PLANT. SEE PLANT LIST 3' DEPTH BARK MULCH TOPSOIL DEPTH AND TYPE AS ...UAVaafiCall-411\ F! SPECIFIED EXISTING SUBGRADE GROUNDCOVER PLANT SPACING AS INDICATED ON PLANT LIST (TYPICAL) EDGE OF PUNTER GROUNDCOVER PLANTING SCALE: 1/2' = I'-0' •PUNT SHRUB 1/2" HIGHER THAN DEPTH GROWN AT NURSERY. 3' DEPTH BARK MULCH 4" WATERING BASIN SURROUNDING PLANT FINISH GRADE REMOVE BURLAP FROM TOP 1/3 OF ROOTBALL. LIGHTLY SCARIFY ROOTBALL OF CONTAINER -GROWN PLANTS. PRIOR TO BACKFILLING PLANTING BACKFILL - EXISTING TOPSOIL & COMPOST SCARIFY PLANTING PR WALLS EXISTING SUBGRADE SET ROOTBALL ON MOUND OF UNDISTURBED SOIL SHRUB PLANTING SCALE: 1/2. = 1'-0' 1./36-a90 U J J MAMA R. Easter TLA. ASIA sTAre of �WASH°TO�ONN�,�y� 2^ ARCTEREDHMECT Issue Dates 11/08/13 BAR SUBMRTAL TUKWILA VILLAGE PROJECT #: LA -1113 FILE NAME: LA1113-P3.50 DRAWN BY: CPIRS/LPIMB LANDSCAPE SCHEDULE, NOTES & DETAILS P3.50 BAR SUBMITTAL 20'-24' HT. PROPOSED LIGHT FIXTURES ALONG S 144TH ST., TYP. CANOPY DOWNLIGHT, TYP 12'-15' HT. PROPOSED LIGHT FIXTURES, TYP. BUILDING MOUNTED FIXTURE EXISTING LIGHT POLES TO REMAIN, TYP. WALL SCONCE LIGHT FIXTURE, TYP. WALL PACK LIGHT FIXTURE, TYP. Calculation Summary Label BLDG D and E Phase 2 Calc Type Illuminance NOTE: SEE SHEET P4.4 FOR LUMINAIRE SCHEDULE TYPICAL LUMINAIRE (VISIONAIRE PREMIER II) TYPICAL WALL PACK (VISIONAIRE MALIBU) Units Fc Avg 2.39 Max 9.2 Min 0.3 Avg/Min 7.97 Max/Min 30.67 Luminaire Schedule Symbol City Label Arrangement Total Lamp LumerS_LF Description o 9 R2 SINGLE N.A. 1.000 ML5606940-692W ® 40 _ WI SINGLE N.A. 1.000 OW2202-LCW2000-30 • 12 PI 45w SINGLE N.A. 1.000 ODN-2-L-42L-T4-530MA-4K E 9 W3 SINGLE N.A. 1.000 IST-B02-LED-EI-BL3 • _ 5 P1 45w F SINGLE N.A. 1.000 ODN-2-L-42L-T4-530MA-4000 • 2 P1 45w -wall Mount SINGLE N.A. 1.000 ODN-2-L-42L-T4-530MA-4K Phase 2 Bldg D and E Illuminance (Fc) Average = 2.39 Maximum = 9.2 Minimum = 0.0 Avg/Min Ratio = 0.00 Max/Min Ratio = 0.00 LIGHTING PLAN G ° 10 20 40 B0 —°4 13.VgY9 WASHINGTON REGISTERED Il�EARCH .. rMEELRVlIN 0. EEA$TER Issue Dates Rev. Date De c. 11/08/13 BAR SUBMITTAL TUKWILA VILLAGE 10 2 00 Y Y 22 PROJECT #: LA -1113 FILE NAME: LA1113-P4.1 DRAWN BY: CPIRS/LP/MB LIGHTING PLAN P4.1 BAR SUBMITTAL I 1. r .4 I . I w . I p, ✓ w w . w w w . . w w w w w w w w w Or, w w/ 1I11 ON CO it. r }-N BUILDING MOUNTED LIGHT FIXTURE CANOPY DOWNLIGHT, TYP. NOTE: SEE ARCH. DWGS. FOR WALL SCONCE LIGHT LOCATIONS ON BLDG. D TUkw/tA TRk� TYPICAL WALL SCONCE LIGHT (VISA PLA OW2202) WALL SCONCE LIGHT FIXTURE, TYP. WALL PACK LIGHT FIXTURE, TYP. • o� BLDG D - LIGHTING PLAN LEVEL 1 C0 5 10 20 40 L/3 - a644 0 J J R. Elder. RIA ASLA W.OVSrn trEiOTOra RECI$ ERiRiCHITECT ME IN R.EEM Issue Dates Rev Date Desc. 11/08/13 RR RIRY01AL TUKWILA VILLAGE '11 a PROJECT #: LA -1113 FILE NAME: LA11I3•P420 DRAWN BY: CPIRS/LP/MB BLDG D LIGHTING PLAN P4.20 BAR SUBMITTAL �\ 121-15 HT. PROPOSED LIGHT FIXTURES, TYP. — WALL SCONCE LIGHT FIXTURE, TYP. CANOPY DOWNLIGHT, TYP. Q I J L J L L_J r J L L( 1,7 //////// ///////, t'�I.... FOOT CANDLES, TYP. r_J L� BUILDING E NOTE: SEE ARCH. DWGS. FOR WALL SCONCE LIGHT LOCATIONS ON BLDG. E — WALL PACK LIGHT FIXTURE, TYP. — WALL SCONCE LIGHT FIXTURE, TYP. r� L. r' L� r' L1 \Li.''iL L f o ` 1 ., H LEVEL 1 00 5 10 20 40 1• 10•_0 4/34•000V0 McMn R. Easter- RLA, ASLA STATE OF WASHINGTON RREEAGIISSTTTEERED �ARCHITECT cEELV1M 5ii ASTEER Issue Dates Rev. Date Desc. 11/08/13 8M SUB/ORAL TUKWILA VILLAGE PROJECT #: LA -1113 FILE NAME: LA1113 - P421 DRAWN BY: CPIRS/LPIMB BLDG E LIGHTING PLAN P4.21 BAR SUBMITTAL UTILITY CONFLICT NOTE. CAUTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION. DIMENSION, AND DEPTH OF ALL EXISTING UTILMES WHETHER SHOWN ON THESE PUNS OR NOT BY POTHOLING THE UTILITIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UTILITY LOCATE ® 1-800-424-5555 AND THEN POTHOLING ALL OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFLICTS EXIST. LOCATIONS OF SAID UTILMES AS SHOWN ON THESE PLANS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. T-60' 0 30 60 120 LEGAL DESCRIPTIONS: (PER PACIFIC NORTHWEST TILE COMPANY ORDER N0. 1164187, SECOND REPORT DATED FEBRUARY 28, 2012 AT 8:00 A.M.) TITLE PARCEL k THAT PORTION OF LOT 9 IN BLOCK 3 OF JAMES CLARK'S GARDEN ADOIION TO THE CITY OF SEATTLE. A5 PER PUT RECORDED IN VOLUME 13 OF PUTS, PAGE 12, RECORDS OF KING COUNTY AUDITOR; AND OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH. RANGE 4 FAST W.M.. DESCRIBED A5 FOLLOW5; BEGINNING AT THE NORTHWEST CORNER OF 11¢ SOUTH 812.6 FEET OF THE EAST 425.5 FEET OF SAID SOUTHEAST 1/4; THENCE SOUTH 01.27'30- WEST 200 FEET 10 THE TRUE POINT OF BEGINHNG OF THIS DESCRIPTION; THENCE S0UTHWESTERLY TO A POINT ON THE EASTERLY UNE OF PACIFIC HIGHWAY SOUTH (STATE ROAD N0, 1), DISTANT SOUTHERLY 250.50 FEET (A5 MEASURED ALONG SAID EASTERLY LINE) FROM THE INTERSECTION OF SAID EASTERLY UNE WITH THE NORM UNE OF T140 SOUTH 812.6 FEET OF SAID 50URHFAST I/O; THENCE SOUTHE01Y ALONG SAID EASTERLY HIGHWAY UNE TO THE SOUTH 1.IN0 O SVD LOT 9; THENCE EASTERLY ALONG SAID 50UTH UNE TO THE SOUTHEAST CORNER THEREOF; THENCE SOUTHERLY TO A POINT ON THE NORTHERLY LINE OF A TRACT CONVEYE0 TO 218A HUNTINGTON BY DEED RECORDED UNDER KING COUNTY RECORDING N0. 412377; THENCE EASTERLY ALONG SAID NORM UNE TO A POINT WHICH BEARS SOUTH 01.27'30" WEST FROM THE TRUE POINT OF BEGINNING; THENCE CONTNNNG FAST TO A POINT 405.04 FEET WEST FROM THE EAST UNE OF 5820 SOUTHEAST 1/4 OF SOUTH 50UTHW'EST 1/4; THENCE NORTH PARALLEL WITH SAID EAST UNE 65 FEET; THENCE NORT/W4ESIERLY TO THE TRUE PONT OF BEGINNING. TITLE PARCEL A-11 A 606-0801056E EASEMENT FOR INGRESS AND EGRESS OVER A STRIP OF HA140 20 FEET IN WIDTH THE SOUTHERLY LINE OF WHICH TS DESCRIBED AS FOLLOWS BEGINNING AT A POINT ON THE NORTH UNE OF THE NORTH 398.1 FEET OF THE EAST 5255 FEET OF THE SOUR. 812.6 FEET OF THE 50UTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., 100 FEET DISTANT EAST OF THE NORTHWEST CORNER OF SN0 508014 ION; THENCE SOUTH 01127'30' WEST 200 FEET TO THE TRUE PWM OF BEGINNING OF THE SOUTHERLY UNE OF THE EASEMENT HERON DESCRIBED; THENCE 50UTH905100LY TO A POINT ON THE EASTERLY MARGIN OF PACIFIC HIGHWAY SOUTH (STATE ROAD N0. 1) WHICH POINT 15 250.50 FEET SOUTHERLY A5 MEASURED AL0145 SAID HIGHWAY FROM A POINT IN THE FAST MARGIN OF SAM HIGHWAY DISTANT 23.40 FEET. 9080 OR LESS, WEST OF THE WEST UNE OF THE SUBDMSION HEREIN DESCRIBED AND ON THE NORTH LINE THEREOF AS THE SAME 15 PRODUCED WESTERLY; SITUATE W THE CITY OF TU 6010 COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL B: THE NORM 185.90 FEET OF THE SOUTH 430.9 FEET OF THE WEST 505 FEET OF THE FAST 1.031 FEET OF TICE SOUTHEAST OUARIER OF THE 50UTHWEST QUARTER OF 5ECT10N 15. TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M„ LONG EASTERLY OF WASHINGTON STATE HGMYAY N0. 1 (PACIFIC HIGHWAY SOUTH); SITUATE IN THE CRY OF TUKWILA, COUNTY OF KING , STATE OF WASHINGTON. TITLE PARCEL C: LOTS 1 THROUGH 6 INCLUSNE, CHERRY UNE. ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 18 OF PLATS, PAGE 21, W KING COUNTY, WASHINGTON; TITLE PARCEL D: THE SOUTH 245 FEET OF THE WEST 505 FEET OF THE EAST 1031 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 0f SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W,M.. out EASTERLY OF THE STATE HIGHWAY N0. 1; EXCEPT THE 50UTH 20 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD BY INSTRUMENT RECORDED UNDER RECOROWG 440. 1158645; AND EXCEPT THAT PORTION OF TE SOUTHEAST 1/4 OF THE SOUTHWEST I/4 OF SECTION 15, T0WN5NIP 23 NORTH. RANGE 4 EAST WA., LYING SOUTHWESTERLY OF TIE ARC OF A CIRCLE HAVING A RAOUS Of 12.5 FEET WHICH 5 TANGENT TO THE NORTH ROW OF WAY ERIE OF SOUTH 144TH STREET AND THE EAST RICH OF WAY UNE OF PACIFIC HIGHWAY SOUTH, CONVEYED TO KING COUNTY 8Y DEED RECORDED UNDER RECORDING N0. 7409040396; SITUATE IN THE CITY OF TIMWILA COUNTY O KING, STATE OF WASHNGTON. TITLE PARCEL 8: LOT A OF SHORT PUT N0. 90-9-5S, RECORDED UNDER RECORDING N0. 9010240314, BONG A PORTION OF LOT 7, CHERRY LANE. ACCORDING TO THE PUT THEREOF RECORDED IN VOLUME 48 OF PLATS. PAGE 21, IN KING COUNTY, WASHINGTON: TITLE PARCEL F: LOT B OF SKIRT PUT 140. 90 -9 -SS, RECORDED UNDER RECORDING N0. 9010240311, BONG A PORTION OF LOT 7, CHERRY UNE ACCORDING TO THE PUT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 21. IN HUNG COUNTY, WASHINGTON: TITLE PARCEL D: THE NORTH 220 FEET OF LOT 7, CHERRY LANE. ACCORDING TO THE PUT THEREOF RECORDED IN KEINE 48 OF PLATS, PAGE 21. IN KING COUNT, WASHR4GT0N; EXCEPT THE NORTH 132 FEET THEREOF. TITLE PARCEL N: LOT 7, CHERRY LANE, ACCORDING 10 THE PUT THEREOF RECORDED IN VOLUME 48 OF PUTS. PAGE 21. IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 220 FEET THEREOF; AND EXCEPT THE 501106 84 FEET THEREOF; TITLE PARCEL 1: THE S0UM 84 FELT OF LOT 7. CHERRY LANE, ACCORDING TO THE PLAT THEREOF RECORDED IN NOUNS 48 OF PLATS. PAGE 21, IN KING COUNTY. WASHINGTON; TITLE PARCEL J: THE SOUTH 65 FEET OF THHE NORM 185 FEET OF THE SOUTH 114.5 FEET OF TILE WEST 100 FEET OF THE EAST 120 FEET OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 4 EAST W M, 080001 42ND AVENUE SOUTH RIGHT-OF-WAY, A5 WIDENED BY DEED RECORDED UNDER RECORDING NO 5596214, SITUATE IN THE CRY OF TUKWILA. COUNTY OF KING. STATE OF WASHNGTON. TITLE PARCEL K• THAT PORTON OF THE NORTH 105.12 FEET DF LOT 13 LYING EASTERLY OF STATE ROAD NO 1 IN BLOCK 2 OF ADP115 HOME TRACTS, A5 PER PUT RECORDED IN VOLUME 11 OF PUTS, PAGE 31, RECORDS OF KING COUNTY, EXCEPT THOSE PORTIONS OF LOT 13 CONVEYED FOR ROAD PURPO505 TO KING COUNTY, STATE OF WASHINGTON, RECORDED UNDER RECORDING NO 7501150141 AND TO THE STATE OF WASHINGTON RECORDED UNDER RECORDING N0 9603260430, RECORDS OF KING COUNTY. STRIATE IN THE 01TY OF TUKWILA. COUNTY OF KING, STATE OF WA588401 4. 1111.8 PARCEL 10 THE WEST 60 FEET OF THE NORTH 83 FEET OF LOT 14 IN BLOCK 2 OF ADAMS HOME TRACTS, A5 PER PUT RECORDED IN VOLUME 11 OF PLATS, PAGE 31. RECORDS OF KING COUNTY, SITUATE IN THE CITY OF TUKWDA. COUNTY OF XING, STATE OF WASHINGTON. TITLE PARCEL U THAT PORTION OF LOTS 13 AND 14 IN BLOCK 2 OF ADAM HOME TRACTS DESCRIBED AS FOLLOWS, BEGINNING AT A POINT 60 FEET FAST AND 159 FEET NORM OF THE SOUTHWEST CORNER OF TRACT 14; THENCE WESTERLY 11)0 FEET: THENCE NORTHERLY 26 FEE; THENCE WESTERLY 78.51 FEET TO THE EASTERLY MARGIN OF PACIFIC HIGHWAY 50U1H; THENCE NORTHEASTERLY ALONG SAID NORWAY 23.74 FEET: THENCE EASTERLY 100.85 FEET; THENCE NORTHERLY 22.20 FEET: THENCE EASTERLY 60 FEET: THENCE 5001HERLY 70.60 FEET TO POINT OF BEGINNING; 5011A1E IN THE COUNTY OF KING, STATE OF WASHINGTON. TITLE PARCEL N' THAT PORT10N OF LOTS 12, 13 AND 14 IN BLOCK 2 OF ADAMS HOME TRACTS DESCRIBED AS FOLLOWS: BEGWHNG 60 FEET EST AND 125 FEET NORTH OF THE SOUTHWEST CORNER OF TRACT 14; THENCE WESTERLY 198.14 FEET TO THE EASTERLY MARGIN OF PACIFIC HIGHWAY 50UTH; THENCE NORTHEASTERLY KONG SND HIGHWAY 63.02 FELT: THENCE EASTERLY 78.51 FEET; THENCE 50UHERLY 26 FEET; 140910E EASTERLY 100 FEE; THENCE SOUTHERLY 34 FEET TO POINT OF BEGINNING. SITUATE W THE COUNTY OF KING, STATE OF WASHNGTOI. TITLE PARCEL 0 LOT 14 IN BLOCK 2 OF ADAMS HOME TRACTS, A5 PER PUT RECORDED IN VOLUME 11 OF PLATS. PAGE 31, RECORDS OF KING COUNTY: EXCEPT THE NEST 60 FEET THEREOF, SITUATE IN THE CITY OF 1UKW11A COUNTY OF KIN, STATE OF WASHINGTON. TITLE PARCEL P. THE WEST 28.6 FEET OF LOT 15 W BLOCK 2 OF ADAMS HOME TRACTS, A5 PER PUT REGORGED IN VOLUME II OF PLATS, PAGE 31. RECORDS OF KING 001114TY; SITUATE W THE CITY OF TLIKWNA COUNTY O KING. STATE OF WASHINGTON. TITLE PARCEL 0: LOT 15, BLOCK 2. ADAMS HOME TRACTS, ACCORDING TO THE PUT THEREOF. RECORDED IN VOLUME 11 OF PUTS. PAGE 31. IN KING COUNTY, EXCEPT THE WEST 29.5 FEET 1HEREOF; AND EXCEPT THE SOUTH 11.5 FEET THEREOF; AND EXCEPT THE EAST 3.0 FEET THEREOF. LOT 7 PLAT 04' JAMS CLARK'S OARDEN s0D101004 1001.18, 18.19 COVER SHEET FOR TUKWILA VILLAGE - PHASE 2 PORTION OF THE SE 1/4, SWI/4 OF SEC. 15, & NE1/4, NWI/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, WM CITY OF TUKWILA, KING COUNTY, WASHINGTON L J !/ SHEET INDEX C1 - COVER SHEET C2 - HORIZONTAL CONTROL"PLA' C3 - T.E.S.C. PLAN C4 - DEMOL1ION PLAN C5 - GRADING PLAN C6 - STORM DRAINAGE PLAN C7 - STORM DRAINAGE PROFILES C8 - S. 144TH ST. ROADWAY IMPROVEMENTS PLAN AND PROFILE C9 - STORM DRAINAGE NOTES AND DETAILS C10 - STORM DRAINAGE NOTES AND DETAILS C11 - STORM DRAINAGE NOTES AND DETAILS C12 - STORM DRAINAGE NOTES AND DETAILS C13 - T.E.S.C. NOTES AND DETAILS C14 - CONSTRUCTION NOTES AND DETAILS CALL BEFORE YOU DIC 1-800-424-5555 VICINITY MAP N,T,B BASIS OF BEARING - NAD83/91 PER CITY OF TUKWILA TE 8145 OF BEARINGS FOR TM5 SURVEY I5 NLD 83/91 PER CITY OF TUKWILA. CITY OF TUKWILA HOBZONTA CONTROL PONT N0. 17 (5. 1/4 ORDER OF SEC. 15) WAS HELD FOR POSITION AND A LSE BETWEEN SAID PONT N0. 17 AND CRY OF TUKWEU HORIZONTAL CONTROL POINT 440. 0925 WAS HELD FOR ROTATION BONG NORM 87 35' 22' WEST. VERTICAL DATUM - NAND 88 PER CITY OF TUKWILA THE VERTICAL DATUM FOR THIS PROJECT IS NAVD88 PER CRY OF TUTORIAL CITY OF TUKWILA CONTROL POINT N0. 17 (5. 1/4 CORNER OF SEC. 15) WAS FELD FOR ELEVATION, BEING 288.757'. PROCEDURE / NARRATIVE: A FIELD TRAVERSE USING A TRIMBLE 5600" ROBOTIC TOTAL SUTTON, 18448.E "S6- ROBOTIC TOTAL SEATON AND TOPCON GR3 GPS 550010MENED WITH F1ELD NOTES WAS PERFORMED, EST48USHING THE 894041AR, DISTANCE. TURD 14370ICAL RELATIONSHIPS BETWEEN THE MONUMENTS, PROPERTY 0NES, A/40 TOPOGRAPHIC FEATURES AS SHOWN HEREON. THE 805011140 DATA MEETS OR DUETS TIE STANOAROS FOR LAND BOUNDARY SURVEYS AS SET FORTH IN WAC 332-130-090. REFERENCE MAPS: 1. RECORD -OF -SURVEY R00.60.20050725900010 2. RECORD -OF -SURVEY REC.N0.20010711500012 3. RECORD -OF -SURVEY RE0.60.20050603900013 4. RECORD -OF -SURVEY R00.N0.20011029900014 5. PUT OF JAMES 00)005 GARDEN AOD01014 VOL.13, PG.12 6. PLAT OF ADAMS HOME TRACTS VOL10, PG.31 TOTAL AREA: 254,5140531. (5.84324100E5) SURVEYOR NOTES: 1. THERE ARE NUMEROUS UIWTIES ALONG THE WEST LINES 0f 1TLE PARCELS 4. B AND C NOT CONTNNEO WITHIN EASEMENTS 2. TETE ARE A FEW ENCROACHMENTS ALONG THE 80UNDARES. SEE SHEET 2 AND 3. 3. TIERS ARE A FEW OVERLAPPING LEGAL OESCRAPTIO45 AS SHOWN. 4. HERE ARE TWO SIGNIFICANT CAPS IN DESCRIPTIONS 014E IN THE NORTH PORTION OF THE S1E AND THE OTHER 10 W THE SOUTH PORTON 00 THE SITE. SEE SHEETS 2 AND 3. TAX PARCEL NOS: 152304-9242, 152304-9096. 152304-9092. 155420-0005, 155420-0010. 155420-0015, 155420-0020, 155420-0025, 155420-0030, 155420-0036. 155420-0037, 155420-0033, 155420-0035, 155420-0034, 004000-0180, 004000-0194, 004000-0146, 004000-0145. 004000-0191. 004000-0196. 004000-0198. EARTHWORK VOLUMES CLT: 3.930 CY FRI. : 31.210 CY NET: 27.280 CY (F) 8 LEGEND EXISTING • SURVEY MONUMENT (AS NOTED) A • BENCHMARK �• Y SECTION CORNER (A5 NOTED) 4P FOUND REBAR/CAP (A5 NOTED) r )l� POWER VAULT LUMINAIRE (TUM.) 145111 YARD LIGHT CJ POWER METER o POWER POLE O JUNCTION 80X (AS NOTED) ® TELEPHONE MANHOLE O CATCH BASIN (CB) • STORM MANHOLE (SDMH) O SANITARY SEWER MANHOLE (SSW) • SANIARY SEWER CLEANOUT (SSCO) O GAS METER A GAS VALVE W WATER VALVE (WV) TOL FIRE HYDRANT (FH) DB WATER MANHOLE EH WATER METER SIGN ® MONITOR WELL - DIRECTION OF VEHICLE TRAVEL __ V... y _. .y _._ WATER UNE - - SS -- SANITARY SEWER UNE STORM DRAINAGE LINE -PAS GAS 045 UNE -304EXISTING CONTOUR PROPOSED SWALE • SEWER MANHOLE • SEWER CLEANOUT SEWER UNE -W- WATER UNE STORM PIPE • CATCH BASIN ----704---- PROPOSED CONTOUR NOTES: 1. SITE DEVELOPMENT PIAN SHALL COMPLY WITH ENGINEERING REPORT BY AS50CATED EARTH SCIENCES P40. DATED LURCH 18, 2013 AND 5UB5E0UEN1 GEOTECHNICAL REPORTS / EVAUAIXIN5. 2. CONSTRUCT AND INSTALL ALL DEVELOPMENT INFRASTRUCTURE UNDER A PUBLIC WORKS PERMIT. 4/3 0051' CONTRACTOR SHALL DE FULLY RESPONSIBLE FOR OBTAINING PERMITS FROM THE WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES FOR REMOVING AND REPLACING ALL SURVEY MONUAENTATION THAT MAY BE AFFECTED BY CONSTRUCTION ACTIVITY, PURSUANT TO WAC 332-120. APPLICATIONS MUST BE COMPLETED BY A REGISTERED LAND SURVEYOR. APPUCATIONS FOR PERMITS TO REMOVE MONUMENTS MAY BE OBTAINED FROM THE WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES. OR BY CONTACTING THEIR OFFICE BY TELEPHONE AT (206) 902-1190. WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES PUBLIC LAND SURVEY OFFICE 1111 WASHINGTON STREET S.E. P.O. BOX 47060 OLYMPLO WASHINGTON 98504-7060 UPON COMPLETION OF CONSTRUCTION, ALL MONUMENTS DISPLACED, REMOVED. OR DESTROYED SHILL BE REPLACED BY A REGISTERED LAND SURVEYOR, AT THE COST AND AT THE D112E011014 OF THE CONTRACTOR, PURSUANT TO THESE REGULATIONS. THE APPROPRIATE FORMS FOR REPLACEMENT OF SAID MONUMENTATION SHALL ALSO BE THE RESPONSIBILITY OF THE CONTRACTOR. 12 2 r O LaW L` - Q M N p N CO co CV 1 Ln- R.7 N N N N Z N N LTi 5 03 S 140TH ST 5 141ST ST S 142141) 5T _J f %I A 5 14450 ST , S 146TH 9T BASIS OF BEARING - NAD83/91 PER CITY OF TUKWILA TE 8145 OF BEARINGS FOR TM5 SURVEY I5 NLD 83/91 PER CITY OF TUKWILA. CITY OF TUKWILA HOBZONTA CONTROL PONT N0. 17 (5. 1/4 ORDER OF SEC. 15) WAS HELD FOR POSITION AND A LSE BETWEEN SAID PONT N0. 17 AND CRY OF TUKWEU HORIZONTAL CONTROL POINT 440. 0925 WAS HELD FOR ROTATION BONG NORM 87 35' 22' WEST. VERTICAL DATUM - NAND 88 PER CITY OF TUKWILA THE VERTICAL DATUM FOR THIS PROJECT IS NAVD88 PER CRY OF TUTORIAL CITY OF TUKWILA CONTROL POINT N0. 17 (5. 1/4 CORNER OF SEC. 15) WAS FELD FOR ELEVATION, BEING 288.757'. PROCEDURE / NARRATIVE: A FIELD TRAVERSE USING A TRIMBLE 5600" ROBOTIC TOTAL SUTTON, 18448.E "S6- ROBOTIC TOTAL SEATON AND TOPCON GR3 GPS 550010MENED WITH F1ELD NOTES WAS PERFORMED, EST48USHING THE 894041AR, DISTANCE. TURD 14370ICAL RELATIONSHIPS BETWEEN THE MONUMENTS, PROPERTY 0NES, A/40 TOPOGRAPHIC FEATURES AS SHOWN HEREON. THE 805011140 DATA MEETS OR DUETS TIE STANOAROS FOR LAND BOUNDARY SURVEYS AS SET FORTH IN WAC 332-130-090. REFERENCE MAPS: 1. RECORD -OF -SURVEY R00.60.20050725900010 2. RECORD -OF -SURVEY REC.N0.20010711500012 3. RECORD -OF -SURVEY RE0.60.20050603900013 4. RECORD -OF -SURVEY R00.N0.20011029900014 5. PUT OF JAMES 00)005 GARDEN AOD01014 VOL.13, PG.12 6. PLAT OF ADAMS HOME TRACTS VOL10, PG.31 TOTAL AREA: 254,5140531. (5.84324100E5) SURVEYOR NOTES: 1. THERE ARE NUMEROUS UIWTIES ALONG THE WEST LINES 0f 1TLE PARCELS 4. B AND C NOT CONTNNEO WITHIN EASEMENTS 2. TETE ARE A FEW ENCROACHMENTS ALONG THE 80UNDARES. SEE SHEET 2 AND 3. 3. TIERS ARE A FEW OVERLAPPING LEGAL OESCRAPTIO45 AS SHOWN. 4. HERE ARE TWO SIGNIFICANT CAPS IN DESCRIPTIONS 014E IN THE NORTH PORTION OF THE S1E AND THE OTHER 10 W THE SOUTH PORTON 00 THE SITE. SEE SHEETS 2 AND 3. TAX PARCEL NOS: 152304-9242, 152304-9096. 152304-9092. 155420-0005, 155420-0010. 155420-0015, 155420-0020, 155420-0025, 155420-0030, 155420-0036. 155420-0037, 155420-0033, 155420-0035, 155420-0034, 004000-0180, 004000-0194, 004000-0146, 004000-0145. 004000-0191. 004000-0196. 004000-0198. EARTHWORK VOLUMES CLT: 3.930 CY FRI. : 31.210 CY NET: 27.280 CY (F) 8 LEGEND EXISTING • SURVEY MONUMENT (AS NOTED) A • BENCHMARK �• Y SECTION CORNER (A5 NOTED) 4P FOUND REBAR/CAP (A5 NOTED) r )l� POWER VAULT LUMINAIRE (TUM.) 145111 YARD LIGHT CJ POWER METER o POWER POLE O JUNCTION 80X (AS NOTED) ® TELEPHONE MANHOLE O CATCH BASIN (CB) • STORM MANHOLE (SDMH) O SANITARY SEWER MANHOLE (SSW) • SANIARY SEWER CLEANOUT (SSCO) O GAS METER A GAS VALVE W WATER VALVE (WV) TOL FIRE HYDRANT (FH) DB WATER MANHOLE EH WATER METER SIGN ® MONITOR WELL - DIRECTION OF VEHICLE TRAVEL __ V... y _. .y _._ WATER UNE - - SS -- SANITARY SEWER UNE STORM DRAINAGE LINE -PAS GAS 045 UNE -304EXISTING CONTOUR PROPOSED SWALE • SEWER MANHOLE • SEWER CLEANOUT SEWER UNE -W- WATER UNE STORM PIPE • CATCH BASIN ----704---- PROPOSED CONTOUR NOTES: 1. SITE DEVELOPMENT PIAN SHALL COMPLY WITH ENGINEERING REPORT BY AS50CATED EARTH SCIENCES P40. DATED LURCH 18, 2013 AND 5UB5E0UEN1 GEOTECHNICAL REPORTS / EVAUAIXIN5. 2. CONSTRUCT AND INSTALL ALL DEVELOPMENT INFRASTRUCTURE UNDER A PUBLIC WORKS PERMIT. 4/3 0051' CONTRACTOR SHALL DE FULLY RESPONSIBLE FOR OBTAINING PERMITS FROM THE WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES FOR REMOVING AND REPLACING ALL SURVEY MONUAENTATION THAT MAY BE AFFECTED BY CONSTRUCTION ACTIVITY, PURSUANT TO WAC 332-120. APPLICATIONS MUST BE COMPLETED BY A REGISTERED LAND SURVEYOR. APPUCATIONS FOR PERMITS TO REMOVE MONUMENTS MAY BE OBTAINED FROM THE WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES. OR BY CONTACTING THEIR OFFICE BY TELEPHONE AT (206) 902-1190. WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES PUBLIC LAND SURVEY OFFICE 1111 WASHINGTON STREET S.E. P.O. BOX 47060 OLYMPLO WASHINGTON 98504-7060 UPON COMPLETION OF CONSTRUCTION, ALL MONUMENTS DISPLACED, REMOVED. OR DESTROYED SHILL BE REPLACED BY A REGISTERED LAND SURVEYOR, AT THE COST AND AT THE D112E011014 OF THE CONTRACTOR, PURSUANT TO THESE REGULATIONS. THE APPROPRIATE FORMS FOR REPLACEMENT OF SAID MONUMENTATION SHALL ALSO BE THE RESPONSIBILITY OF THE CONTRACTOR. 12 2 r O LaW L` - Q M N p N CO co CV 1 Ln- R.7 N N N N Z N N LTi 5 03 UTILITY CONFLICT NOTE: CAUTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION. DIMENSION. AND DEPTH OF ALL EXISTING UTILDIEs WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOLING THE UT1LTDES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UTILITY LOCATE ® 1-800-424-5555 AND THEN POTHOUNG ALL OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFLICTS EXIST. LOCATIONS OF SAID U111111E5 A5 SHOWN ON THESE PLANS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. 1=5487. R=33.20' 4=94.69 HORIZONTAL CONTROL PLAN FOR TUKWILA VILLAGE — PHASE 2 PORTION OF THE SE 1/4, SWI/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON ANis 4LH4[A 18, END CONST. g S. 144114 ST STA 17+78.27 OFFSET -2.5' RT 42ND AVE S. 11 Ai I � E7(:'20' R/ E%. SO11H 14418 2.5 a SOU1H 1447H S1. CONSTRUCTION G, EX. 20' R/W END CONST. 8. TAPER 5. 1441H ST STA 15+35.79 ORSET=2.5' RT INTERSECTION S. 144TH ST. CONST. 8. STA 13+83.59 ROAD '8' STA 30+00.00 CALL BEFORE YOU DIG 1-800-424-5555 0 20 40 80 SEWEREEASEMENTS REQUIRED FOR WABE INCLAN UDED UPON EXTENSIONS SHELL BE INCLUDER UPON UTILITYOI REVIEW FOR DEVELOPER EXTENSION AGR E%TENSION AGREEMENTS. HORIZONTAL CONTROL PLAN w a a cc C5 tL J 5 PT: 2240284 9.27.2418 135.99' J co J w as t U7 g Q Uaoi J Q 5 2 m • Q • w Leg Y cgjQ 0 a. 0 S N INTERSECRON ROAD 'A' STA 24+71.84 ROAD 'B' STA 32+84.67 = 1=32.06'. R=40.00' A=45.92 L.21.58. R ._ -•- __ 580715'5YE 86:83 ••_ R DEDICATION VARIES BEGIN CONSIR0C11ON E TAPER s. 144114 ST STA 12+16.39 O685116 0' INTERSECTION S. 144TH ST. CONST. STA 11+76.07 RIND 'C' STA 40+00.00 -o - UKWZ f p\'\ „ "^^-- INTERSECTION- uK81LA INYL BAVO. STA 472+17`35 '' -4 , 20+00.00 EX. 20' w 15.75' R/18 DEDICATION emy0't EX. 30' R/w 5.75' R w DEDICATION W y l LaU 2 VVJ r - Q t N 0 OOOs\15255\engineering\Phose 2 UTILITY CONFLJCT NOTE: CAUTION THE CONTRACTOR SHALL RE RESPONSIBLE FOR VERIFYING THE LOCATION, DIMENSION. AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOLING THE UTILITIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UTILNY LOCATE 0 1-800-424-5555 AND THEN POTHOLING ALL OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY ARE BASED UPOR N THE NVERIFNFIJCTS FIIED PUBLICAINFORMA INFORMATION AND ARE SUBJECT TO VVARMTIAS SHOWN ON ON T.E.S.C. LEGEND DESCRIPTION PROPOSED FILTER FABRIC FENCE TEMPORARY CONSTRUCTION ENTRANCE TEMPORARY DRAINAGE DITCH UMITS OF CLEARING CHAIN-UNK CONSTRUCTION FENCE ROCK CHECK DAM CATCH BASIN PROTECTION DIRECTION OF SURFACE FLOW • 42752933006il bgjZo.AS 091LT FENCE CLEARING UMrrs EX. ASPHALT & PARKING' �TO REMAIN TEN* STOCKPILE AREA RELOCATE AS CONSTRUCTION PROGRESSES (PER C115 OF TUKWILA SIDS.) EX. DITCH TO REMAIN T.E.S.C. PLAN FOR TUKWILA VILLAGE — PHASE 2 PORTION OF THE SE 1/4, SWI/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON M CB INSERT PROTECTION (TYP.) ,ASLT FENCE 42ND AVE SOUTH 1' ,111111 0 20 40 80 CALL BEFORE YOU DIG 1-800-424-5555 CONSTRUCTION SEQUENCE= I. A PRE-CQA57R4C70 N MEETING 45 1.01 REWIRED BY 011 OF RHONA 2. FLAG ALL CLEARING UMITS. 3. POST SIGN WITH NAME AND PHONE NUMBER OF TE5C SUPERVISOR. PROVIDE PROTECTION FOR All EXISTING STORM DRAINAGE SYSTEMS WHICH MIGHT BE EFFECTED BY GRADING OPERATIONS. 5. INSTALL 'TEMPORARY CONSTRUCTION ENTRANCES. 6. INSTALL PERIMETER PROTECTION INCLUDING 011.T FENCE, HAY BALES ETC. PER THESE PL4145. 7. PROTECT SURROUNDING PROPERTY & ROW FROM ANY SEDIMENT LADEN WATER DURING EARTHWORK OPERATION. 8. CONTACT BUILDING INSPECTOR TO INSPECT INITIAL EROSION PRACTICES. 9. DEMOLISH EXISTING ONSITE STRUCTURES AS SPECIFIED ON DEMOLITION PLAN. 10. CLEAR, ROUGH GRADE AND AMEND TESL FACILITIES A5 NEEDED. 1 L. INSTALL UTILITIES. A WHERE FEASIBLE. NO 1.10RE THAN 250 LF OF TRENCH SHALL BE OPENED AT A TIME. B. WHERE CONSISTENT WITH SAFETY AND SPACE CONSIDERATIONS, EXCAVATED MATERIAL SHALL BE PLACED ON THE UPHILL SIDE OF TRENCHES. C. TRENCH AND FOUNDATION DEWATERING DEVICES SHALL DISCHARGED THROUGH A FILTER 845. 500100TILE FABRIC OR SHALL 8E CONTAINED IN A SMALL SEDIMENT TRAP AND RELEASED IN A MANNER SUCH THAT THE DISCHARGE DOES NOT VIOLATE CONSTRUCTION WATER QUALITY STANDARDS SET BY 7140 TYPICAL NPDES GENERAL PERMIT. IN NO CASE WILL DE1747E090 BE DIRECTLY DISCHARGED FROM THE SITE. TEMP:SEDIMENT TRAP (PER011 OF TUKWILA SIDS.) SS 12. PAVE AREAS INDICATED PER PLAN. 13. MAINTAIN TE5C MEASURES IN ACCORDANCE WITH CITY OF TUKWILA STANDARDS. 14. COVER ALL AREAS THAT WILL BE UNWORKED FOR MORE THAN SEVEN DAYS DURING THE DRY SEASON OR TWO DAYS DURING THE WET SEASON WITH STRAW, WOOD TIBER MULCH, COMPOST.PLAS 1C SHEETING OR EOUNALENT. 15. STABILIZE ALL AREAS THAT REACH FINAL GRADE WITHIN SEVEN DAYS. 16. SEED OR 50D ANY AREAS TO REMAIN UNWORKED FOR MORE THAN 30 DAYS. 17. COMPLETE FINAL GRADING WHILE MAINTAINING TESL MEASURES. 18. HYDRO5EE0 AND MULCH EXPOSED AREA. 19. MAINTAIN TESL FACILITIES UNTIL ALL RISK OF EROSION/SEDIMENTATION HAS P455EOAN0 STORM SYSTEM IS INSTALLED AND FUNCTIONAL DO NOT CONVEY SEDIMENT LADEN WATER INTO STORM SYSTEM. 20. UPON COMPLETION OF THE PROJECT. ALL DISTURBED AREAS MUST BE STABILIZED AND BMP'S REMOVED IF APPROPRIATE. 0,4LT FENCE CLEARING LIMITS Ary Eg K � I r4 \, TEMP V DITCH W/ 1 1 s = • • CHECK -DAMS / L ('ER CITY OF !TUKWILA 5TDS.) \tFE'NCELA NOTES 1. SEE SHEET Cl4 FOR EXISTING STRUCTURE TABLE. 2. SEE SHEET C4 FOR ALL DEMOUTION AND CLEARING OF SITE WITHIN CLEARING UMITS. 3. SEE SHEET C13 FOR T.E.S.C. DETAILS SPECIAL NOTE: CONTRACTOR TO MAINTAIN ALL-WEATHER EMERGENCY VEHICLE ACCESS TO NORTHERN ADJACENT PROPERTY THROUGHOUT THE DURATION OF THE PROJECT. CONTRACTOR TO COORDINATE WITH CITY OF TUKWILA TO DETERMINE LOCATION AND SUITABILITY LIdCLITS EARING s ® 101 0 ` C8 INSERT --- g PROTECTION (T/P.) 35 O P TC g �eom O••®p D- 8d ftg 6 d ®. Qy L 2. T FENCE AT 41 51 1= T.E.S.C. PLAN N w 0 2a J TEMPORARY DUST CONTROL MEASURES 1. THE CONTRACTOR SHALL MAINTAIN A SUFFICIENT NUMBER OF WATER TRUCKS AT THE SITE AND THE GRADED OR GRUBBED SITE WITH WATER AS REQUIRED TO CONTROL DUST. THE CONTRACTOR SHALL CONDUCT HIS OPERATIONS 50 THAT ALL EXCAVATION, EMBANKMENT, AND IMPORTED MATERIAL IS SPRINKLED WITH WATER DURING HIS GRADING OPERATIONS. 3. REFER TO THE CITY OF TUKWILA STANDARD CONSTRUCTION SPECIFICATIONS. CCLEaSRING TEMP. EROSION/SEDIMENT CONTROL CALLOUTS TSA NOPE FENCE FOR TREE PROTECTION CONTRACTOR TO INSTALL TEMPORARY SILT FENCE (MIRAFI 100X, OR EQUIVALENT) AROUND PERIMETER 1=3 OF SITE AS REQUIRED TO PREVENT SILT -LADEN RUNOFF FROM LEAVING SITE, AND AS DIRECTED BY CITY INSPECTOR. (PER THE CITY OF TUKWILA STANDARD CONSTRUCTION SPECIFICATIONS.) CONTRACTOR TO I951ALL TEMPORARY CATCH BASIN PROTECTION AT ALL EXISTING AND PROPOSED 1JA CATCH BASINS AS REOUIRED TO PREVENT SILT -LADEN WATER FROM ENTERING STORM DRAINAGE SYSTEM, AND AS DIRECTED 8Y CITY INSPECTOR. (PER THE CITY OF TUKWILA STANDARD CONSTRUCTION SPECIFICATIONS.) A CONTRACTOR TO INSTALL TEMPORARY INTERCEPTOR DITCHES W/ROCK CHECK DAMS EVERY 25' ALONG A DITCH AS REQUIRED TO DIRECT SILT -LADEN RUNOFF TO SEDIMENT TRAPS TO KEEP IT FROM LEAVING SITE, AND AS DIRECTED BY CITY INSPECTOR. (PER THE CITY OF TUKWILA STANDARD CONSTRUCTION SPECIFICATIONS.) 0 CONTRACTOR TO INSTALL TEMPORARY SEDIMENT TRAP AS REQUIRED TO STORE SILT -LADEN RUNOFF AND KEEP IT FROM LEAVING SITE, AND AS DIRECTED BY CITY INSPECTOR. (PER THE CITY OF TUKWILA STANDARD CONSTRUCTION SPECIFICATIONS.) CONTRACTOR TO INSTALL TEMPORARY CONSTRUCTION ENTRANCE AS DIRECTED BY CITY INSPECTOR. A (PER THE CITY OF TUKWILA STANDARD CONSTRUCTION SPECIFICATIONS.) CB 1417 PROTECTION (TYP.) l V vJ S < (13 • QQ rn ��9 Y • w a W N 0 5 AS' N LL S v 0 O � x rn CV CV CV 00 CO CV Z rn a> CO 4 I I 11'l U _ N N N ZLaJ N N 2 Csi LO Dste/Time:11/9/2013 11:30 AM 41 Ole:P:\15000s\15255\e unLITT CONFLICT NOTE: CAUTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION. DIMENSION. AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PIANS OR NOT BY POTHOLING THE UTILITIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UTILITY LOCATE 0 1-800-424-5555 AND THEN POTHOLING ALL OF THE EXISTING 001111ES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY PCONFLICTS LOCATIONS OOONE PLANS ARE BASED UPON THE UNUNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT VARIATION. DEMOLITION SCHEDULE OREMOVE EXISTING BUILDING AND DISPOSE OF OFFSITE 02 REMOVE EXISTING ASPHALT AND DISPOSE OF OFFSITE OREMOVE EXISTING CONCRETE DRNEWAY AND DISPOSE OF OFFSITE OREMOVE EXISTING CONCRETE SIDEWALK AND DISPOSE OF OFFSITE ODEMOUSH EXISTING CONCRETE AND/OR KEYSTONE WALL AND DISPOSE OF OFFSITE OREMOVE EXISTING CONCRETE CURB AND DISPOSE OF OFFSITE OREMOVE EXISTING CONCRETE PAD AND DISPOSE OF OFFSITE OREMOVE EXISTING C8. SD PIPE & APPURTENANCES AND DISPOSE OF OFFSITE OREMOVE EXISTING SSMH & APPURTENANCES AND DISPOSE OF OFFSITE 10 REMOVE EXISTING WATER LINE & APPURTENANCES AND DISPOSE OF OFFSITE t1 REMOVE EXISTING TREES AND DISPOSE OF OFFSITE 12 REMOVE EXISTING POWER/TEL & STRUCTURES AND DISPOSE OF OFFSITE /77N REMOVE EXISTING BOLLARDS AND DISPOSE OF OFFSITE 4 REMOVE EXISTING SIGNS AND DISPOSE OF OFFSITE 15 REMOVE EXISTING CONCRETE ECOLOGY BLOCKS AND DISPOSE OF OFFSITE 76 REMOVE EXISTING FENCE AND DISPOSE OF OFFSITE /77A REMOVE EXISTING GRAVEL AND REUSE AS FILL DURING CONSTRUCTION IF POSSIBLE. 18 BEMOVE EXISTING MONITORING WELL AND DISPOSE OF OFFSITE FOLLOWING ALL STATE. FEDERAL AND LOCAL REQUIREMENTS. 1B REMOVE EXISTING TREES AND TREE WELL AND DISPOSE OF OFFSITE 20 REMOVE EXISTING CONCRETE HANDICAP RAMP AND DISPOSE OF OFFSITE 21 EX. LIGHT POLE TO 8E RELOCATED. CONTRACTOR TO COORDINATE WITH CITY 22 SAWCUT UNE LIMITS OF DEI10L8101y T.E.S.C. LEGEND DESCRIPTION PROPOSED FILTER FABRIC FENCE LIMITS OF DEMOLITION CATCH BASIN PROTECTION 5 EX. DITCH TO REMAIN DEMOLITION PLAN FOR TUKWILA VILLAGE - PHASE 2 PORTION OF THE SE 1/4, SW1/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, WM. CITY OF TUKWILA, KING COUNTY, WASHINGTON 44 EX. SAWCUT ALONG FACE OF GUTTER & REMOVE ASPHALT NECESSARY FOR WATERLINE REPLACEMENT. CONTRACTOR TO RESTORE AFFECTED AREA TO ORIGINAL CONDITION. UMTS 040.4 DEMOUTION LIMITS -OF- DEMORT10_ N0^ G E%. ASPHALT & PARKIN TO REMAIN p' EE r; 0Ex. 5D m Q EX. SIDEWALK 42ND AVE SOUTH 8 GRIND 2 ASPHALT PAVEMENT OUTSIDE SAWCUT UNE EX. CURB TO RELVJN EX. WATER QEX. CULVERT EX' E%. CB EX, CURB TO REMNN EX. CURB END CURB REMOVAL ON 5011TH SIDE OF S. 144TH ST. LIMITS OF DEMOIJIION 0 ,11111 40 1' 80 :2311•25170&R CALL BEFORE YOU DIG 1-800-424-5555 GENERAL DEMOLITION NOTES 1. CONTRACTOR SHALL ASSURE THAT ALL NECESSARY PERMITS HAVE BEEN OBTAINED PRIOR TO COMMENCING WORK, INCLUDING DEMOLITION AND ANY SEWER CAPPING PERMITS. FIRE PROTECTION DEMOUTION PERMIT IF REOUIRED, 15 ISSUED BY FIRE DEPARTMENT. SEPARATE PERMITS ARE REQUIRED FOR EACH BUILDING AS WELL AS SEPARATE SEWER CAPPING PERMIT 2. DISASSEMBLE AND REMOVE INTERIOR OPERATIONAL EQUIPMENT FOR SALVAGE AS DIRECTED BY OWNER 3. DISMANTLE AND DEMOUSH BUILDING STRUCTURES. DEMOLITION DEBRIS AND MATERIALS TO BE STOCKPILED AND DISPOSED OF AT AN APPROVED 51TE. FOUNDATIONS BELOW SLAB AND BELOW ADJACENT SURFACES WILL REMAIN. REMOVE ALL STEM WALLS, ANCHOR BOLTS. ETC. TO LEAVE THE AREA FREE FROM ANS PROTRUSIONS (STRUCTURAL OR Li -DUTY). 4. ANY HAZARDOUS SUBSTANCES AND/OR MATERIALS ENCOUNTERED SHALL BE HANDLED AND DISPOSED OF BY QUALIFIED PERSONNEL ACCORDING TO COUNTY. STATE AND FEDERAL REGULATIONS. 5 ANY ENCOUNTERED 080E801400ND TANKS, VAULTS, ETC., SHALL BE REMOVED PER COUNTY/STATE REGULATIONS. CRAWL SPACES, TUNNELS, TANK HOLES, ETC., SHALL BE BACKFILLED AND COMPACTED PER SOILS ENGINEERS RECOMMENDATIONS. 6. DISCONNECT ALL POWER. TELEPHONE. GAS FROM BLDG. CONTRACTOR SHALL CONTACT AND COORDINATE WITH THE FIELD ENGINEER AND ANY APPROPRIATE UTILITY COMPANIES ON REQUESTING DISCONNECTION'S. REMOVALS AND/OR RELOCATION OF EXISTING SERVICE. CONTRACTOR SHALL COORDINATE WITH THE OWNERS ENGINEER, AND APPROPRIATE UTILITY PURVEYORS TO VERIFY SERVICE LOCATIONS TO EXISTING BUILDING. CONTRACTOR IS CAUTIONED THAT PER1METER UTILITIES OUTSIDE OF THE BUILDING ARE TO REMAIN OPERATIONAL. THE CONTRACTOR WILL BE SOLELY RESPONSIBLE FOR ANY DAMAGES AS A RESULT OF A DISRUPTION OF UTILITY SERVICE ASSOCIATED WITH AND/OR DUE 70 H15 ACTIVITIES. 7. PLUG AND CAP ALL E% FIRE SPRINKLER. DOMESTIC WATER LINES AND STORM DRAINS AT BLDG CAP ALL UTILITIES TO THE BUILDING. DISCONNECT ELECTRICAL AND REMOVE ANY WATER METERS AND CAP LINES 8. CONTRACTOR SHALL CONFIRM AND VERIFY WORK SCOPE ITEMS AND BUILDING UTILITY SERVICES TO DEMOUSH WITH THE OWNERS AUTHORIZED REPRESENTATNE. RAM EX. WATER OMITS 01 DEMOLITION a',S4--ft-e \ �t 1 — \ UCHYYt \_ : —',7t0(4..1-4,,_ ',7t0riv , zi\ a` atic.v d 0 101 f I�1 S y \ Sk✓ SS; \F I1,,,,,\s-',\\ 'E . 5(818 TQ. REMAIN 11 \© b\�� i L .. 8 UMITS OF DEMOUTION JO— u SPECIAL NOTE CONTRACTOR TO MAINTAIN ALL-WEATHER EMERGENCY VEHICLE ACCESS TO NORTHERN ADJACENT PROPERTY THROUGHOUT THE DURATION OF THE PROJECT. CONTRACTOR TO COORDINATE WITH CITY OF TUKWILA TO DETERMINE LOCATION AND SUITABILITY ITS OF DEMOLITION NOTES 1. SEE SHEET 114 FOR EXISTING STRUCTURE TABLE. 2. SEE SHEET 13 FOR T.E.S.C. PLAN 3. ALL EXISTING UTILITIES WITHIN AND ONSITE ALONG TUKWILA INTERNATIONAL BOULEVARD RIGHT OF WAY TO REMAIN UNLESS OTHERWISE NOTED. CONTACT ENGINEER IF CONFLICT EXISTS. 4. REMOVE ALL EXISTING PAVEMENT MARKINGS WITHIN UMITS OF DISTURBANCE TEMPORARY DUST CONTROL MEASURES 1. THE CONTRACTOR SHALL MAINTAIN A SUFFICIENT NUMBER OF WATER TRUCKS AT THE SITE AND WATER THE GRADED OR GRUBBED SITE AS REQUIRED TO CONTROL DUST. 2. THE CONTRACTOR SHALL CONDUCT HIS OPERATIONS 50 THAT ALL EXCAVATION, EMBANKMENT, AND IMPORTED MATERIAL IS SPRINKLED WITH WATER DURING HIS GRADING OPERATIONS. 3. REFER TO THE CITY OF TUKWILA STANDARD CONSTRUCTION SPECIFICATIONS. TEMP. EROSION/SEDIMENT CONTROL CALLOUTS ff DEMOLITION PLAN QCONTRACTOR TO INSTALL TEMPORARY SILT FENCE (MIRAFI 1000, OR EQUIVALENT) AROUND PERIMETER OF SITE AS REQUIRED TO PREVENT SILT -LADEN RUNOFF FROM LEAVING SITE, AND AS DIRECTED BY CITY INSPECTOR. (PER THE CITY OF TUKWILA STANDARD CONSTRUCTION SPECIFICATIONS.) LaCONTRACTOR TO INSTALL TEMPORARY CATCH BASIN PROTECTION AT ALL EXISTING AND PROPOSED CATCH BASINS AS REQUIRED TO PREVENT SILT -LADEN WATER FROM ENTERING STORM DRAINAGE SYSTEM, AND A5 DIRECTED BY CRY INSPECTOR. (PER THE CITY OF TUKWILA STANDARD CONSTRUCTION SPECIFICATIONS.) 08 < 0el J O L] >2m a J Z CO Y C W N 0 5 to N LL 8 r ile.P.\ 15000s\15255\e UTU.RY CONFLICT NOTE, CAUTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION. DIMENSION. AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOUNG THE UTILITIES AND SURVEYING DE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING U11UTY LOCATE 0 1-800-424-5555 AND THEN POT HOUNG ALL OF THE EXISTING UTILRIES AT LOCATIONS OF NEW U111M CROSSINGS TO PHYSICALLY ESE PLANS ARE BASERIFY D OR NOT D UPON THE UNVERIFIED P0FLICTS EXIST. 810 INFORMATION ANUTILITIES �SUBJECT SHOWN ON LAMON. 1 7..,..... --- l- ---- aee GRADING PLAN FOR TUKWILA VILLAGE - PHASE 2 PORTION OF THE SE 1/4, SW1/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON 0 15 30 60 PROPOSED PAVEMENT LEGEND PROPOSED STANDARD ASPHALT PAYFLEN1 PROPOSED PEDESTRIAN CONCRETE PAVEIENI/PAVERS PROPOSED ANGULAR CONCRETE PAVEMENT/PAVERS PROPOSED POROUS PEDESIEMN CONCRETE PAVEMENT/PAVERS KEYNOTE LEGEND 0 5INGLE 0(8(00ON CURB RAMP PER W500T STD. 1-40.16-01 O 0 0 0 0 0 CURB RAMP PER CITY OF TUKWILA S10. RS -12 DRIVEWAY PER CITY OF 'TUKWILA STD. RS -09 CEMENT CONCRETE TRAFFC CURB & GUTTER PER WSOOT STD. F-10.12-02 ADA COUPUMT PARKING AREA. GRADE TO NOT EXCEED 2.0X N ANY DIfEC1101E REFER TO LANDSCAPE PLANS FOR 0(1140 D PLAZA DESIGN BOLLAR0. 13R. REFER TO LANDSCAPE PLANS FOR DETAIL TRASH COLLECTION AREA \ Ir RETaNWG PROPOSER POROUS VEHICULAR COTCRETE PMfl4ENT/P4VERS MGRS: 1. 9000 10 LANOSCIPE PLANS FOR DETMIED PAVEMENT TREATMENT. 2. SEE SHUT C14 P00 PAVEMENT SECTIONS 65 a.12 ialli°91 / / ff=491(18 FFi290.00 •�FFi900o FF.29040 NEW BUILDING A 29 J FF VARIES STARS \ FF4295.75 FF.291.00 NOTES 1. REFER TO SHEET C6 FOR STORM DRAINAGE PLAN. 2. REFER TO SHEET Cls FOR EX. URLOY STRUCTURE DETAILED INFORMATION. 3. ALL ONSITE SIDEWALK 10 BE MONOLITHIC CEMENT CONCRETE CURB R 90EWALX PER WS00T STD. 1-30.10-01 UNLESS OTHERWISE NOTED. 4. WHERE ON5115 CURB 15 NOT ADJACENT 10 CONCRETE SIDEWALK. CURB SHALL BE 6' EXTRUDED CONC. CURB PER DETAIL SHEET CI4. S. ROAMING WALLS BY OTHERS. wg Date/Time:11/11/2015 205 PM Scale:I:I CMILLER L/3- ooU4 15000,\15255\engineering\Phase 2 6,R Plans\15 CAUTION T145 CONTRACTOR SHALL 8E RESPONSIBLE FOR VERIFYING THE LOCATION DIMENSION. 042 DEPTH OF ALL E%ISi1NG UIRJTIES WHETHER SHOWN ON THESE PLANS OR NOT HY POTHOLING THE URURES AND SURVEYING 1HE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. ALL SHALL 5615T10 U11LIT1ESU T LOCATIONS OFiN0UT12UTY 5555 AND CROSSINGS TO POTHOiJNG PHYSICALLY 916N5 ARE BASED UPON THE UNVERIFIED PUBLCC INOFORM LTO J AND TARE SUBJELLTIES AS CT TO VAR HOWN ON 0041. STORM DRAINAGE PLAN FOR TUKWILA VILLAGE - PHASE 2 PORTION OF THE SE 1/4, SW1/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON PROPOSED 0 15 30 60 IX a3 YARD DRAIN TABLE YARD DRAIN • RM ELEV. E REV. 1 29335 290.35 2 291.95 288.95 3 292 288.7 0 293.65 288.6 5 286.5 283.5 •12 64 LF 12' PVC SD SWALE ROOF @ PLAZA RONOFF TO YD/1 NEW BLDG. C 12 1F 8' PVC SD 0 FF•�.00 44 1F 8' PVC 0.87% SD O 0.578 102 LF B' FMC 50 0 1.340 :1II111111111 (1P►.J �ROAQ C ��I 11.1�111110it�. _�% �._ r �„r i �•Y RD DU, S.. CONVEYSDR!.�N��,f0, NOTES 1. REFER 10 SHEET C11 FOR MODULAR WETLAND SYST A DLTARS. 2. REFER TO SHEET CI0 FOR E%. UTILITY STRUCTURE DETAILED INFORMATION. 3. SEE SHEET C8 FOR 50UTH 144TH STREET IMPROVEMENTS 4. REFER TO SHEET C7 FOR STORM DRAINAGE PROFILES. 5. ALL CATCH BASINS SHALL BE MARRED 1Y011 A STAINLESS STEEL DISK THAT READS N0 DUMPING. DRAINS TO STREAM' AS MANUFACTURED BY ALMETER. 6. REFER TO SHEET C12 FOR YARD ORAN DETAIL 5S SS s5 uB•PVLso a \engineering\Phase 2 BAR Plans\15255—m.dag Vile:P:\15000s\152 UTILITY CONI3.ICT NOTE. CAUTION. THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION, DIMENSION, AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PUNS OR NOT BY POTHOLING THE UTILOIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UTILITY LOCATE 0 1-800-424-5555 AND THEN POTHOLING ALL OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFLICTS EXIST. LOCATIONS OF SAID UTILITIES AS SHOWN ON THESE PIANS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. STORM DRAINAGE PROFILES FOR TUKWILA VILLAGE - PHASE 2 PORTION OF THE SE 1/4, SW1/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON CALL BEFORE YOU DIG 1-800-424-5555 --EGRADE "-0' 285-7.1'9E1T17L10. 275 u 11 ="-287:78-(8'...5 S A 0;:,:21+04 9 0.00", RT RIN =.29070 - "287 03 .... -.. T STA - 22+66,32. 19,82'._ LT 0093 TYPE '50848 O'1iT1AT �_..-. 5TA 2,'+01:67. 2887'. (7 --- IE...m 286.73 (8':.5 - PROPOSED GRADE AT FLr Ek. -GRADE A7 ¢- ...:.:.•....... LOOM 11..= 288.53 (12: W): IE 286.53 (8'-7q STA, = 22+66.31.-0,00'.- tYtg I ... .... -2 744 IE 265.60 (2 N) a- E 285.1200 (8' NE) 285.10 (13 W) IE 74 28560 (2 5) ..= 4 IF 12' SO 0 0.50; TYPE 1 W/: SOW;_.. .. TYPL�OUO-GOCKINCTO w/ E = 286.31 (12 W) :_. .::... E = 284.78.(13.:. TO E 28835 ()2' S) ..... .....E . 264.78'(72•....0. 20+00 2 21+00 22+00 23+00 PPE MATERIAL NOTE ALL PVC SD PIPE SHALL BE SOR-35 WHERE PIPE COVER IS > 3'. PVC S0 PIPE SHALL 8E SDR -21 19 CASES WHERE PIPE COVER IS 3'. SEE SHEET C6 FOR PIPE MATERIAL. 275 STA. - 30+44.66 128.83'. R 914=289 56 .._ W1 IE - 285.83.(0 74) ... 08 824 - TYPE 17W/. SOL10.'I. CB825 STANDARD ORATE :.. 5TA 31 74.89, 2863. RT 464 29003 ._.... E 288 33 (8'...W) • ..... C8 TYPE -48' WITH; 5000 LOCKING 1)0 STA = 32+41.3142847' NT 11 = 85.13... (82,w) CB 1YPE 248WITH STA. =130+44,77,-7,5r, Rf _.. 50LI0 LOCKING LID-" R9.1 w. =Or 0 "( )1 IE.= 285.3 12. 5 tp5.7T IE-= 285.711 (8' E)> IE. = 285.38 (72':;.6):; _.. CB . 00828 TYPE =-93+803872£190 381E 12. SD 02.8S ...... ._. tWITM STA 337-2531 800'. .:_ RIM -293.45 -- -. E - 286.96(6'5) CB 830 ' E = 28865 (12 W) JMIa.4613.2 6`0o(i'o08)9 _.._ __.. SOLID IXNG .107 STA. = 32+84.61, 000 I1 =.74.95 (IY fl IE .:95.1127.44 PFT )"OSEO-GRAGE AT ik" EX. GRADE AT 4 1 275 ROAD 'B' PROFILE I VERTICAL i' 5' --_ --_ e .92 29160 30+00 31+00 32+00 33+00 34+00 35+00 285 35+60 S01D LOC6WC,1 .... "578, 23 47.42 000', 74 1 6'• S1 _89,4_,;282.53 C8 #32 STA = 24 01 67 0.00',". $8458 (18 E) 75 qry 28281 15 LF IB' so o'05,1( ,J1Y1Jd6 ... rEE _204,7A_j1.2_N) MODULAR .,. sT a `-,°.aD 14Ji8', LT ROAD 'A' PROFILE .....RIM-292.7212ULANO WRH ...... -_._- IE = 284.50 (18 w) HORIZONTAL 1”-'30' E.9 283.50 08' E) :::: VERTICAL: ,j 5' CB 830 TYPE 2-48' WTH 0002 IOCKMG 110 SIq T 32H84bT-PW' RIM -228 IE'= 284.9.9 5 (2 F) IE - 284.85(2 W) IE- 2134.9.5.(72" 9) Ig 24+00 275 25#03 25+20 CB8( : :_-TYPE --+-WRH ' STANDARD' ORATE STA = 4 •95.95r103)', T �18M -= 29501 I _ -- _ 291,28-(8 N) i C882 TYPE 1 WITH - EX 12". =STS= A1+33;25--25.62', IIT.' RIM -293 07 - ..• IC= 28893 (8"'S) CO83 TYPE 1WITH STANDARD GRATE STA = 40+88.81 25.83', LT -IE = 28860 (12' 23 Li 12' 00 O 1.605 ::- 275 270 ►AD 'C' PROFIL HORIZONTAL: 'VERTICAL 1"-5 PROPOSED :: GRADE A7 Ft '7E2 GRAD: AT f(-1 ::. RIM=29ZA9 7E-28823(12'5) -- IE a 288.23 (12' N) _ IE = 28690 (77' 39+80 40+00 41+00 42+00 42+20 L/3-Xe/P a A STORM DRAINAGE PROFILES N 0 cc a 2d 5 C°"F"`TNOTE. CALL BEFOREYOU DIG: Title:S. 144TH ST. ROADWAY IMPROVEMENTS PLAN AND PROFILE FOR TUKWILA VILLAGE - PHASE2 CAUTION THE CONTRACTOR SHal BE RESPONSIBLE FOR VERIFYING THE LOCATION, DIMENSION. AND DEPTH OF ALL EXISTING UTIUDES WHETHER SHOWN ON THESE PIANS OR NOT BY POTHOLING THE S. 144TH ST. ROADWAY IMPROVEMENTS PLAN AND PROFILE FOR 1-800-424-5555 UTILITIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. -�-=-� THIS $FTH INCLUDE CALLING UTILITY LOCATE O I-800-424-5555 AND THEN POTHCIJNG NCLUDE ALLING ALL THE AT LOCATIONS OF NEW UTILITY CROSSINGS TO PNTSICALLY VERIFY WHETHER OR NOT CONFLICTS EXIST. LOCATIONS OF SAID UTILITIES AS SHOWN ON THESE TUKWILA VILLAGE - PHASE 2 KEYNOTE I EC3FWIl PPE AIA�5AL NOTE PLANS ARE BASED UPON TI1E UNVETOF'IEO PUBLE TFORLunON MD ARE SUBJECT TO VARWTION. 1' a30' PORTION OF THE SE 1/4, SW1/4 OF SEC. 15, & NE1/4, NWI/4 SEC. 22 TARP 23 NORTH, RANGE 4 EAST, WM. DIRECTION OI SINGLE PEN -55DOT SFCURBI RAMP 6-01 ALL PVC SD FIPE SHAL 8E SOR-35 WHERE PIPE COVER 6 > 3'. PVC 5D PIPE SHALL 8E SDR -21 IN CASES WHERE PIPE COVER 6 3'. 0 15 30 6o O n RAMP PER cm. of 11--,1--- ,. , ^t ..-,..,1 CITY OF TUKWILA, KING COUNTY, WASHINGTON 12 / is !���� /y ¢ / :;, Km ' . LIBRARY ♦ •� .' "1q•L ji ' ,-• __'-� -zB,-•;', L -�Ty�' 3 F/54 EAN"�� I F KTaLEREFER o PWAWID DESIGN PIANS FORI�• PEDESTRIAN , ,. �297.00 s®Mii Y. t i � '• `r ` NT o RELREC. 5 FOR rJ.IURk FL. i ,S wr SYSTEM RARD RASH ,,.,c• WATER %. " J/ _ t OF i ORAC�/LE C OF PROP. l9XE BEACON / ADVANCED WARNING AT 30• g / . �..NER *•' M -TEN - / OW OT -ERS) JI, :19 N4.Jy I a. i f ' i++ I i B6 lF IYIRCwP CROSSWAUC. DESIGN SEULL MEET l£ !G2 ri U•NnOIE powER • `/ aPOWCR /, _ 1■ •.'. fi`^:'K•....:ii' ' '. ' 1 1 JJJ•Ep i` R �B- SD o 0.5o% 611 CRY ENGINEER APPROVAL GROUND RODS. T LEAD POLE y�- 1101:ROR •, UGHT POLE . 7 S70P EAR / /JBO JUVS. MANNOIE xELL AIB L:•"' PROPOSED !)111 •� lila• t'7' ry ' I 0....159 0'.17 t ~ '•" D RTW' UNE SLOP ABX �/+ •. W/JBOX .: • rPOx13X 7 �� © _ L 1 TD �I, eim, TIDING (3 - - FS POPLAR Rs POOR ' BDA SIGNAL 1 .7, .. EMEI+� ''.i .44i �j I }� �.• L ..•�3�ii..ial�b�!aWa9iN,c EAS TEL JBOX PEDESTAL I�' .;<+ • ..� .'♦ O. • UGN1f .='L.. IIMMINI1��� _ � _ - xl©,_ --_ r� rt -POPLAR 48• a WATER I POWER • 1 GROUtm Roo „ �. Q AIM1t� �CONC rata - % ��1 .-- issw t 1 -�� ��-_• w/7406X_ -�I��� \ L P✓5 50 X mum: I/2• CABLE VAULT- po " METERS. •, $TONT., .Q� NIG �.7:>R!i.+�il� `. .(4 /w /U, RAMP 0� \ ti -'l � -- -- � . ..- .. .. PR1V,1 � � T-'.IIIII ��w an 4. ferm.131Fg.. ./ RCBAR/CA➢ TEL VAULT w - + E• _ r ,,aa • �x3LOA ]' ,1/C L �FMfP O a ®�. T w/ 80X 3)'( Lam. . 7 Q 1 • VE_ '" -- c i "�W�iWa:tr:. c--��A�J I 15122311 - '.$ PIANTER ��. NH�LL� • ,-7 (� - �p%!/�y,7•it P / i _ -----------•`•o' � .. :I C CC/ +►- '��1 5.. -.Ami �e�\ - _- .- - -' ` wi -OGRt/ - I! �� 1 ! ..,... a, a I I..x 1�L'>✓'- '� 'F 1 - 11iiCilON -0 C� 1 g . s - ' 'IMM �!. IF 12• to ••-. uNE iv, POA ' _ .. . 1 D1_W_ATER BIZ a� 752" SECTION lWE ,a -.: �/L AL- \ � � !(- T 'I�IIIIIIII111111� � I�i� ,C9810II .L -- 1r I.. R vAixT ,6100 � N8Y35.3,1242A6�1 _ +00 T4 .T �• s -a _ _ _ S�•r,*--EeL.raLv..a.-«• " II l� /Z.E•R - •. ti S2 I 8" PNC SD• P I •1.1 ,'114 1p 0 145 LF 12'. PJC •'� alli•"• �L��R��I I� �I 26 LF ,B EX. SDIMF? 19.7' • •• 3t If &Edo& 12.4' 15' R NENTT N'AY, SO .1_�- 566114 4CT1�•S •� , -MUM WC SIT SEC + , n9 �- y� 1411,0•710w. ! . } �N1 �' EF'Tl5P7dnT.E' t9 "lf'X2'•R�V�'k� 4 2'Ell• eA� f l Cllr OF IUw1T8A .-. N/C R014 - n :Jy'.; I, , 204 I • "$O T • CONTROL PC011 - ,-•1 ^ I -1 \ (/r,} /� 9 IF D %�I ' E.F. � \' R.1.2.0/6:.• Vii^•/" I45 5- _ SPEED llM1T ., J80%�, N 1 • - -� •:R/P• PER 9505030368'�yl •' I ��y N/C IEID FOR +r Ibg S PIXNEXES -�7 - „ R0 'aA� < �L�}�,};+.� S - 'E 4.b-i1i1Yi�.NiL7N�E1 yJ, ,,� I ecW� I �) D.'1�i'i'♦'ii1T��l�i`�Gn. I��It�-/.GPI.:I .° USED 3I8 fA5 ( ) ) VALVE `Q' sir.. /j%�, (EMP 'CMN , T \ MMP \ 'I Alm 1SATKAI 'J_.•.-� a .� ISAL4T'.1„--,... J80X IC RAMP w/JBO% Z -.--- •room .. ®©. .�, (,1ATr •L`'1g. :EBAR .ALL PUNCH „ Go J TEL yD5 STOP r - . For TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 27TH AVE. SE, BLDG A, SURE 300 PUYALLUP, WA 98374 1211-\ � ® :• • M EX. R�UNELSPEED PEDESTRANPOLE • .T1 I� - `-.sc� - KrurNi-} I - • ••. OF CORO N 0.8 KW FOR U V B\ METER 580% SIG. �:'V1. „1 5 0 m. 5 ` L ROss WAI/ Yn,. '^'1 " • SIG. TEL RISER ,� (U n/C MAtP -'/ .. 4® 419.'" 'NEW 1 �I Il I CENTERLINE xaiER \ 4151 AVE 5 23 IF E% C, Ig" SD AIB 607 51GNa POLE L' GNU 2800E5 -r�., : 6°. •'! BUILDING D 1 PROPOSED 5CPOLE : UTILITY CONFLICT NOTE CAUTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION. DIMENSION, AND DEPTH OF ALL EXISTING UTILRIES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOLING THE UTILITIES AND SURVEYING TI$ HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THS SHALL INCLUDE CALLING UTILITY LOCATE 0 1-800-424-5555 AND THEN POTHOLING ALL OF THE EXISTING UTI1351E5 AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY PLANS ARE BASEIWI' WHETHER D UPON THEN UUCTS NVERIFIED PUBLIC WORM TIOOF N AND ARE SUBJECTO TO 0081661/ON 09 — STORM DRAINAGE NOTES AND DETAILS 6 FOR TUKWILA VILLAGE — PHASE 2 PORTION OF THE SE 1/4, SWI/4 OF SEC.15, & NEI/4, NWI/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON 2E ` �`�cel��r-col generator 18" RCP Sp 9I0.00RE �ryi \12' RCP RCP 4 ' SD p0.50% 62 161 60 0 c8T7 56 5 54 �53 52 c c I c lc c c c c OPOSED BUILDING B FF =293.20 c C r. entry lobby 550 sf EGL CB 158 - NEW BUILDING C FFE=294.00 " M1111 BUILDING B DEI ENTION SYSTEM PLAN -LF136 SD -O-000%-4 - 2 LF 38; SD 0 0 00 /7.,/„////,/,/.103// CB C38 TYPE260"PATH 7 - SOLID -SOLID LOCKING -LID - —RIM a-29320 — C131,35, -TYPE 243,311. IE -383:30 (36" 0) ::::.:.: 275—Cp1YPE2.660 WITh. SOLID LOCKINGt1D ------RIM=293.20 IE --283.x0 (18" V() 77.7.:1:72,778.340.7:(3.6.7:70:7" SOU° LOCKING UD RRA. -243.20 ._ IE.:F 283.40 (38"-S) -. -CB#37,1YPE2-72" WRN SOUOtOCKING UD � rEX15PNG-GRADE"0-PIPE-4. TRW 29320 1E ---283:40:(38".S) - I I -r GARAGE -FL R ELEV. 0 PIPE - IE :18340 1E ='2834p (18": W) -r _&FLOW:RESTRICTOR RIM 29320 IE a 28340 (36 N) IE 283:40 (18: E)- - 10+00 11100 12+00 13#00 0 10 20 40 12" MIN CALL BEFORE YOU DIG 1-800-424-5555 RISER REMOVABLE WATER -TIGHT COUPLING OF FLANGE PLATE WELDED TO ELBOW WITH ORIFICE AS SPECIFIED FLOW RESTRICTOR ELBOW DETAIL NOT TO SCALE NOTE DETENTION SYSTEM SHALL 8E CONSTRUCTED IN ACCORDANCE WITH KING COUNTY SWOP SECTION 5.3.2 RO ND SOLID COVER MARKER "DRAIN" W/ LOCKING BOLTS. UNLESS OTHERWISED APPROVED BY ENGINEER FRAME AND LADDER OR STEPS OFFSET. SEE PLAN SHEET. FRAME & GRATE ELEVATION PER PLANS RIM -293.20 CHAIN -200; CAPACITY FASTEN CHAIN TO FRAME OVERFLOW ELEVATION IU PUDE 51I ENI WN EL 28840 6" ELBOW 1E-286.90 ORiFICE DA=3", SEE DETAIL THIS SHEET. PIPE SuPPORT STD GALV. STEEL OR ALUMINUM LADDtR/STEPS CLEANOUT GATE WPM—GATE, IR BODY BRONZE MTD. OLYMPIC EDT. STD. OR 275 8) LEFT GATE, cC 'ELG. 270 14+00 14+10 CULVERT INC. OR C) OTHER DEVICE APPROVED BY ENGINEER INVERT EL=28340 OUTLET PIPE RESTRICTOR PLATE / W/ DRILLED ORIFICE DIA=4-1 /8" EL=283.40 8 N a) J 1 Q I Q F Z u1i Q 0 0c (3 cc 0 2J < J Occ W O §S Z Ne I- 0 NOTES: 1) PIPE SIZES & SLOPES. SEE PLANS. 2) OUTLET CAPACITY NOT LESS THAN COMBINED INLETS 3) METAL PARTS: A) CORROSION RESISTANT OR GAL- VANIZED OR ALUMINIZED TYPE II, 8) IF GALVANIZED STEEL PIPE, HAVE ASPHALT TREATMENT I. 4) FRAME & LADDER OR STEPS OFFSET 50: A) CLEANOUT GATE IS VISIBLE FROM TOP. 8) CLIMBDOWN SPACE IS CLEAR OF RISER & CLEANOUT GATE. C) FRAME IS CLEAR OF CURB. 5) STRUCTURE SHALL BE A TYPE 11 CATCH BASIN MINIMUM. FLOW CONTROL MANHOLE DETAIL - CB #39 NOT TO SCALE 8 5 03 WW O - 7 2 F 8 4/34-PaP4/ y Date/rime:11/ /20 3 dile F:\ I5000s\15255\e LTTILfTY CONFLICT NOTE: CAUT1OPk THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION. DIMENSION, AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOLING THE UTILITIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UTILITY LOCATE 0 1-800-424-5555 AND THEN POTHOLING ALL OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UTIUTY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFLICTS EXIST. LOCATIONS OF SAID UTILTOES AS SHOWN ON THESE PLANS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. SS STORM DRAINAGE NOTES AND DETAILS SS� FOR TUKWILA VILLAGE - PHASE 2 PORTION OF THE SE 1/4, SW1/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON SS -/ SS SS SS 174iii! 10 LF It" RCP SD I0 170/LF 60" RCP SD 2 LF 36' RCP SD -7- 2 (r 36' RCP -SD 160 LF 60" RCP SD LF 36' RCP SD 19 LF 75 LF 66- RCP SD 10 LF 18=_RCP-56 ih:® iyl • BUILDING E DETENTION SYSTEM PLAN 3.� =20' 5D RCP SD .ID:GARAGE:ENTRY 9AD010 E FFE.2 GARAGE FL00R 'ELEV."O'-PIPE'. • EX. GRADE ter` __-2-L X36 50 0_O:00% CB W1, TYPE 240" WITH --- SOLIDLOCKINGUD -- R04=292.20 ------ 1E- 1E -- 283.80 12' W) - 1E .e.„0300,71 v„;„,,zxpzrfr-f,r,,yyz i J F .�i i_ �. !/f�1�//////////I/%1//I//%1/%//%//%//%/////%//%//%/////%//f///%//%///five...�(//////////%//G////I/fi/U////%1�, �/////////I//////%/d//�!/',////G//�/�y%/I/////r� _2 -If . 36--SD-0-0. 6368,TYPE 2-72" WITH - SOLID .LOCKING UD RIM -290.00 IE = 283.80 (36 W)-' 2- L5 -36' -SD -0-0.00'F IE = 283.80 (36 7) BUILDINGF 1E - 283.80 (18' E) -1f .. . 40-15-18"-S0 -0-000;--DETENTION-SYSTEM-PROFILE CB CB. -TYPE 248" WITH -- 2 -LF-36-20:0 41002 `--- --- _ -- -'.-.2 LF 76 SIT 12-0.902 B*TYPE240`WITH - -' SOLID L0604 1/0 14-290.00 IE =-28380 (38 30 = 283.80118" N) LAMM -C896A.-TYPE 242" -WITH S 113D I ITCHING LID 15-36'7' RIM=Y90.00 __CB#56.7YP.E.240"_W78E1:--- 0 - 283.80 36 E) -- 50U0 LOCKING U0 '- IE = 283.80 (18" N) RIM = 290.00 10 LF 18 SO 0 0 nn IE = 283.80138 5) CB #5A, TYPE] -7Y WITH SOLID -LOCKING LD &PLOWRESTRICTOR 948-290.0 10 = 783.80 (18 W,_ IE - 283.80-(36" 5) IE-= 283.80 (12' N) 8 RIM 290.00-, -EXISTINC-GRAD E' -0 -PIPE -CL_-_ CBS TYPE 2-60 WITH IE = 283.80418 S) SOLIDLOCKING LID E = 28380 (36 W) -GARAGE-FLOOR-ELEV-O-PIPE-QRIM =790.00 IE - 283.80 (36'-N) 0: 283.80 (3"N) 8cq '- 8 ar 8 SOU° LOCKING LD .3M==29000 E 283,86 36" 0) 0 283.80-(36 N) 10 = 283.80 18 5) 275 8 8 10+00 5+00 12+00 13+00 14+00 0 10 20 40 >•:.:1111111K: ,,,saw R LI OVER MARKER 'DRAIN" W LOCKING BOLTS. UNLESS OTHERWISED A PROVED BY ENGINEER FRAME AND LADDER OR S1EPS OFTSET. SEE PLAN SHEET. FRAME & GRATE ELEVATION PER PLANS RIM=290.00 CHAIN -200@ CAPACITY SLACK WHEN GATE IS DOWN FASTEN CHAIN TO FRAME OVERFLOW ELEVATION TO PROVIDE DETENTION EL -288.10 6" ELBOW, IE -287.30 ORIFICE DiA=2-1/4", SEE DETAIL THIS SHEET. PIPE SUPPORT STD GALV. STEEL OR ALUMINUM LADDER/STEPS CLEANOUT GATE ATSH:AR GATE, 9401g BODY BRONZE MTD. OLYMPIC FDY. STD. ORS,` B) LEFT GATE, #CC/I-LG, CA 12" CULV-SRT INC. OUTLET OR PIPE C) OTHER DEVICE APPROVED BY ENGINEER INVERT EL=283.80 RESTRICTOR PLATE W/ DRILLED ORIFICE DiA=2" 36" 60" CALL BEFORE YOU DIG: 1-800-424-5555 INVERT 71=283.80 N w < Waa. Qw ?0 CC LZ2� Q S og oz NOTES: 1) PIPE SIZES & SLOPES, SEE PLANS. 2) OUTLET CAPACITY NOT LESS THAN COMBINED INLETS 3) METAL PARTS: A) GAL- VANIZEDCORROSION OR ALUMINIZED O TYPE B) IF GALVANIZED STEEL PIPE, HAVE ASPHALT TREATMENT I. 4) FRAME & LADDER OR STEPS OFFSET S0: A) CLEANOUT GATE 15 VISIBLE FROM TOP. B) CUMBDOWN SPACE IS CLEAR OF RISER & CLEANOUT CATS C) FRAME IS CLEAR OF CURB. 5) STRUCTURE SHALL BE A TYPE 11 CATCH BASIN MINIMUM. FLOW CONTROL MANHOLE DETAIL - CB #9 NOT TO SCALE NOTE DETENTION 505116 SHALL BE CONSTRUCTED IN ACCORDANCE WITH KING COUNTY SWOM SECTION 5.3.2 12" 2" MIN IN REMOVABLE WATER -TIGHT COUPLING OF FLANGE PLATE WELDED TO ELBOW WITH ORIFICE AS SPECIFIED FLOW RESTRICTOR ELBOW DETAIL NOT TO SCALE TUKWILA VILLAGE LL J J w 8 2 0_ O 0= J 0- 3 0 La � Q 44 W N <E 0 N N 04 c0 -- CO1O aD 3 v)77) � N N N w N N co Sava 8 l) 6 ina\Phase 2 BAR Plans \15255— Fi 15000s\ 15255\e n UT1Lrn CONFLICT NOTE. CAUTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION, DIMENSION, AND DEPTH OF ALL EXISTING UTILMES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOLING THE UTILITIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UTILITY LOCATE 0 1-800-424-5555 AND THEN POTHOLING ALL OF THE EXISTING UTILMES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFUCIS EXIST. LOCATIONS OF 5810 UTILMES AS SHOWN ON THESE PUNS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. STORM DRAINAGE NOTES AND DETAILS FOR TUKWILA VILLAGE - PHASE 2 PORTION OF THE SE 1/4, SWI/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, WM. CITY OF TUKWILA, KING COUNTY, WASHINGTON KO4RATES PEAK TREATMENT FLOW 141.1E = 6,05 CPS OR 22.27 67747 REAL( BYPASS 7108 RAE = DEPENDANT ON PIPE 0120 0091450 NSW SURFACE 0.0 DIMENSIONS 60754 2:67' X 4.33' TOPDF CURB TO AVERT OUT -.78' C/L MODULAR WETLAND SYSTEMS - LINEAR 3-6 VAULT TYPE SHALLOW ROY/ CONTROL RISER 28824 If OUT OUTLET PIPE 512E AND ((CAT/CH MAY -VARY ACCESS HATCH PARKWAY' LOADING INLET PIPE SITE AND LOCATION MAY VARY TOP G BYPASS WE PLAN V/EW � J- 844/8 0C.4££N OAR7Rl82E MEDIA BLUR LEFT END VIEW PRETREATMENT/DISCHARGE CH46LDRR ELEVA17ON NEW SUAMCFAREAuter SIDES - 3.212.4 0097(1 = 4,07750 PER Ei ENOS - 5 2.701 0 2.03"N - 5.64. 'Sr PER CND 7074ME'/• AND MEDIA SURFACE AArti A' PR4ME.47MENTF4g SUIRACEARE1L45a Sea 030'1 16. H=0845/' 001 57N070.16114 - 1.60 54' ENDS = 23'L .6'1.=042 A ENO 5YM,ALY'ARCA = 084 4 0.36777/70Ri A/604 071571647140170 78110 400080 RATE IT- //i 1 O)E Sxft t RIGHT END VIEW I BIOEHTRATION CHAMBER LEGEND INSTALLATION NOTES MN /6507. O 42604 854547/R00T MOISTURE REED/110N LAYER oaf / ACC65 H47CH 7. Mk) UW/ ON LEVE EEO OF 681407 OF AT 17451 6" A 007/7/9 2 00NCRETE 26 0,r COMPRES562-579470777 7[=5,0)7 POI. ▪ R0N10001(6 ASTM A.615. GRADE 60. 4 RATED FOR PARNAA1 14000 307 PS0. ` ALL WALLS ARE 4' ROC BATTLES 544E 4' RCN; BOTTOM 8' RNA' 6 JOINT 599M/0: 40770 R8REFR SS -0-00270 MODULAR 117UN0 57571/05 INC. PO 90X MMB 010485101 CA 92049 ww.U88944/1Yelb,Os.rom 6,780/43 PROPRIETARY AND CONFILY-NIIAL THE DIF05AM'IDN CONTAINED 5Y 7 019800 5 RE SOLE IWOPER7YOF 1/06.4.44 *VINO 5457£25 K. AMY RE01/00LCTXYI W PARI OR AS x1940 WM.' Tee n0T7I r ]'15,255/X+ 77 MOOAAR 45775/0 575/445 1/1 6 10008700 TITLE: MWS LINEAR Va UL T TYPE CA TCH BASIN M IMI TUKWILA VILLAGE PUYALLUP WA 5/ZE DWG. ND. MWS -L-3 6-V REV SCALE NTS !UNIT = INCHES SHE 7 OF l MODULAR WETLAND #1 DETAIL NOT TO SCALE PLOWRA175 PECK TREATMENT FLOW RATE = 0051 Cls OR 2080 090 PEAT/ BYPASS 0/70W RATE = OPTIONAL S^EC/PICARWVS INSTALL AT SURFACE 0.6. DIMENSIONS - :.1' X 4.7' X 4.7' FOP Elf CURB TO INVERT OUT 550/47007 570)GE CAPACITY = 4000 185 08 22.5 CF 1'-0" NM OVER EA04/14782 44016/D ALL SOLS MODULAR WETLAND SYSTEMS - LINEAR 4-4 VAULT TYPE ACCESS HATCH PARKWAY COLER LEFTEND VIEW LEGEND -4(7548014400/1 47UH7 RGUr 'R0754/77QV !4705 44440!1 / 4ccess NA/CH WEIR WALLJ/ - 1'-0' ./8007 PIKE OUTLET PIPE -/ PLAN VIEW 8- PVC B. PVC /760 01ASS COQ OMedia'R££N RIDGE MEDIA FRIER ELEVA77ON VIEW 0087/7W9O.NCI8WB66 SURFACE ARFACAW' SIMS = 2 !.5'62x.747/- 5.75E SIDE SURFACE A = 102 5/' (NDS = l .5?'L x 3.4' H = 12.854' ENO SURFACE AREA = 72,8 57 407541 /4ETIAND MEM SURFACE ARCA .22200f WETLAND .719 <OADN6 ROME 2202 0717 % 2200 SF 1.04604(30 MFTRFATMAMFMTER 242734/44944(8,409 70740 PRETREATMENT SURFAS AEA -100/7 457700AMINT F57E0 LOADING RATE 22.86 674/ / 2000 57 114G1:44/SF RIGHT END VIEW INSTALLATION NOTES: 1. IN$TA1 U/OT ON /0113 500 OF BRAY(', OF A7 LEAST 6' IN DERN N9� 1' AONIMUAI OF OWN. L40210087 450/940 ENURE 1.075 OM7. 2 CONSEIL 28.04Y 004270E5SA0 STRENGTH k=5,0/40 PF' 1 817W0 0700:: ASM 4-675. /04401 614 4. FATED FOR PAR84AY /NOWA 303 P5F. 6 JOINT SEALANT: Burn RUBBER 55-5..-40210 M00/4M WE7LM41 571174145 INC. P.O. BOX 869 0000/59(1, CA 02039 ww.M06u/1We0ond5com DAT 5'20/15 1/4)0 PROPR7(TA86 AND CONITL 4/7/14 THE ALFORI ATION 062/74 .E0 N NS 444A4I' 714E SXE 648277 RT NOONAN DEWAR 51570445 011 NW RLPRO0161105 IN PART OR AS A WH0/6 (11,1001 - Re /409(100 02005.535 Of WOMAN RERAN0 575'0,35 :SC 5 450/077700 TITLE MWS LINEAR VAULT TYPE COWENIS CATCH BASIN NWM2 TUKWILA VILLAGE PUYALLUP, WA SIZE DWG. N0. MWS -L -4-4-V REV STALE NT$ I UN/TS = INCHES I SHUT 7 OF 1 MODULAR WETLAND #2 DETAIL NOT TO SCALE CALL BEFORE YOU DIG: 1-800-424-5555 FL0/6RAPES P£AF; TREATMENT FLOW RAE - 0062 013 OR. 2108 FPM PEAK 845455 5409 R417- = DEPENDANT e4.' PPE 512E $F7571TA0006 INSTAL AT SURFACE 0.6 0•AeNSl0N5 = 6.6T' Y 3.5?' A' 5.42' TOP OF CURB TO /AVERT 01/7 = 4.83' 1 MODULAR WETLAND SYSTEMS - LINEAR 3-6 UNDERGROUND VAULT TYPE 1/1 LEFT END VIEW PRETREATMENT/DISCHARGE CHAMBER 80/21 ncaFEN 04R7R/ACE MEDIA INTER FLOW CONTORT RISER LEGEND I WETLAND MEOW M4M101E / ACCESS HM.TCH INLET RPE OUTLET ? I711:777l N. 1y.. MANHOLE COIF.+' INDIRECT 7RATTC LOA DAS 5404 (54495 7 IN SHIPPED 1005 ANO 0407/1 EO N BY (001041708 70 441,18 0/.791077 0045( /0417101.£ COVER PLAN VIEW INDIRECT �,4 COM Lo orNs PLIANT SNIPPED 107501 46/0 CROi1TO 114 B1" CONTRACTOR TO MATCH F1VIVI it GRACE RIGHT END V/EW BIOFILTRATION CHAMBER Bro 7WATra4aAAMAl.R AaAREA ULa 5215 = 2 2031 4 2510 = &03' 'KF SAX ENDS' = 2 2.701 x2701.. 719 SF 1£4 1141 TOTAL #*_05476 MOM 5iWFNX AEA 4YTLAWJ MFJiI (OiIXM1G 096 279 -703 -1.63 EFN/0E INSIALLA7T0N NOTES: 1. IS14.1 LENT ON LEVE BEG OF 0044EL 0117 LEAST o'' m' 0(PIN 7. CON1471 8 Da/ CUMPR0SS116 570 (0=5,140 704 J 408/70007657 A5711 A-675, GRAM 60. 4. STATED FOR PAANAYL0<OA0 301 ASE 5. NL NAILS AE 6' 7XCK, 0447725 ARE 4'511K, BOSON 0' NOr 6. JOINT MCA, BIJ/n R8BFE8 SS -5-40210 MOUNT STRAW 57516215 /4C. 7.0. BOX 669 012£54!4.1(1 G 5809 • .M0d/0FWetlo0dscom. 820 0416 5170/13 PROPRIETARY ANP CON/7 ENNI7 OL 34224147077/ 00 4 7 0211 6 W 7/45 6044416 6 PROPERTY Of /004714544 sE17ANO SYSTEMS AAT. ANY REFRO'N.C7477/ M PARI OR AS A war 777784/7 ENE/WET. PER.05vA W MOOI7AR 4`7/,016 575/745 A1C' 6 PROW/TED. 7T . 0071EMWS LINEAR LIG VAULT TYPE SIZE DWG. N0. MVS -L -3 -6 -UG -'V REV SCALE N75 I UNI75 = /NOME$ I $Nei7 1 OF 7 MODULAR WETLAND #3 DETAIL NOT TO SCALE wcAltg 7007784705 PEAK TREATMENT FLOW RATE = 0.377 CFS OR 14227 CPM 7544' BYPASS FLOW RATE = 017(50ENT ON PIPE SIZE 5/4Z/F01405 5 INSTALL AT SLIRFA01 OD DIMENSIONS = 77' X 9' X 25' RIM ELEVA00N TO IE 921' OUTLET WATER TRANSFER SYSTEM .-MANHOLE C04£R TRAFFIC 84150 SH/PPO .005E AND GROUTED IN 81 CONTRACTOR 70 MA7CH 'FINISHED GRADE INLET Wa1ER TRANSFER SYSTEM CHAMBER 5£PAR47105/ PAFfLE MANHOLE ova 7050£,62 847£0 - w`------CARIR;DGf SNIPPED 1005E AND 64)051100 MEDIA 940064 f/1779 IN 8Y CONTRACTOR TO MATCH 3CH ! EACH 11/858£0 GRADE ((I ,::)[-11 INFLOW PPE OUTFLOW PIPE-" DRAT? DOWN LINE l MANHOLE COVER 70540771 RATED 5835 112- PVC PIPE BYPASS SHIPPED LOOSE AND GROUTED WRFI ROW CON ROL ORIFICE WEIR IN BY CONTRACTOR 70 4/4708 PLAN VIEW FW/SHED CRAD 04. LEGEND Mel $`.i3A: LEFT END VIEW WETLAND REDO PLANT071 MOISTURE RETEN7U4 /A677 954004.101E r ACCESS HAWK 79221 ES/RIM 00007 FLOW CONTROL ORIFICE k RISER 83. OIT '8- PIPE BIOF4T RA9LW C41.UYBER 641RFACEARE. SAC= 57005 = 4 0.710311'0=71.5754' 11.57 5F X 4 :SAES = 46.07 0£115=3 46.04 X 3 CELLS = 139 73 10TH WETUND MEDIA SURFACE AREA 1.1110 a4' WETLAND ATOMLAO/AV RATE 742.29 ON/ 705:13 SF e 4.030P05F 4RErv¢ATR5OTCALcs SURFACEAREALC4 777E 27='7 47MEM 511/07200 AVFA =755F PRETREAT/GNI TET(8 LOMIN0 8470 74227 CAR / 75 Si 1405l.Mb'F c4) R 4'-T• PRETREATMENT 860NL17147700 99.44608 6"7-0' 547547880 6'-=- 6' 73' 0 ELEVATION VIEW RIGHT END VIEW /NSIALL770N NOTES: 1. INSTALL AAV/1 W 10/0( B(D OF 04.4482 0f AT /EAST 6' W' DEPTH NON 7' 97'64189 04£74 EUAVAPfM 4,004/40 ENTRE UA7f: ' COMFIT 2B 847 LDMPId55/17 51k9470 8=5007 PSL 3 R1NFORON6: ASTM A-6,,2 ,00400 68 5 RATES FOR PARKWAY 004/4NS 30,0 psr 5 JO2/T 504/AM7: SPA RUBBER 55-5-002/0 M0.'H0A4 4£71.M0 5151E75 INV. P-0 BOX 869 000475I0/7 CA 92049 476-0.140610111V1057180057 947E PROPRIETARY 6160 (057/D(ML1 i1L AFORMINN C041NNED W 5.5 9447EV6 6 Off SORE PROPERTY W' NCWLW 6£I7.A66 515/06 55 ANY 12075706 6177561 EV 7981 00 AS • vt/£ 17777)/1: Thr ASN TKRMISSJJN 96 1490/440 4ETLUD S751EM5 AL 6 PR081F0 'TLE MWS LINEAR 2.0 UNDERGROUND VAULT TYPE comovis, SIZE DW'G. N0. MWS -L-8-12-UG-V REV SCALE NTS I UNITS = TNCffS 15HEE7 L OF 2 MODULAR WETLAND #4 DETAIL NOT TO SCALE S co E1- Z Q cc a • Z • Q cc co O Or A H TUKWILA VILLAGE - PHASE2 x o C 2 >" 7 EAI o ( & Y$ JI 0 o u o E N 15255—mdl.dwg Dot 07 Fi Ie:P:\ 15000s\ 15255\engineering \Pho UTILrIY CONRJCT NOTE. CAUTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION, DIMENSION, AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOLING THE UTILITIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UTILITY LOCATE 0 1-800-424-5555 AND THEN POTHOLING ALL OF THE EXISTING warneS AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFLICTS EXIST. LOCATIONS OF SAID URLmES AS SHOWN ON THESE PLANS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. MMTERIAIr STORM DRAINAGE NOTES AND DETAILS FOR TUKWILA VILLAGE - PHASE 2 PORTION OF THE SE 1/4, SWI/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, WM CITY OF TUKWILA, KING COUNTY, WASHINGTON Concrete Pipe Division STC 450i Precast Concrete Stormceptor (450 U.S. Gallon Capacity) Cover and Grate 5. K Grade Adjusters To 1.111111. Suit Finished Grade Varies To Maid) Grade Stormcep>nr` mono o Ins T Te! t7° ts}'I— rma -1 J- 8' 60' Alin. 8G Section Thru Chamber 4.0 Ou Pat See rota 2 '00o8et AlRiser Pipe e7 oudet . II.Regwled� Insert Tee Here. (Tee 'Opening to Face Side Wall) Plan View Notes: 1. The Use 'OfFlexible Connection is Recommended atThe Inlet and alder Where. Applicable. 2. The Cover Should be Positioned Ova The InletDrop Pipe and The 03 Pott. 3. The Stonnceptor System is protected by one or more of the following U.S.. Patents:4;4985148, 'a5498331,45725760; #5753115,#5849181, #6068765.#6371690. 4. Contact a Concrete Pipe Division representative for further details not listed on this drawing. STORMCEPTOR DETAIL NOT TO SCALE Rinker 027 CALL BEFORE YOU DIG 1-800-424-5555 0,21 IN0EWNTED WIC1UF WON FRAME B GRATE TO W10INI8N DA NYLOPLAST 152 DRAIN BASIN: 2815AG X (3) VARIABLE WERE ROOMS AMIABLE (ACCORDING 1D' PINs70ff OFF) Mr0NA114F BUMP, GEPINFR RPE MANUFACTURER RECOMMENDATION FMN MANUFACTURING REQ SUE AS MN WI Ir IANWIDTNGUDaVE • r MN 1000Ems WOW* TRAFFIC UJADI CONCRETE BLAS memo*Al000R 0180ELIE PORP0205 ONLY. ACTUN.CONCRETE SASUISTRE DE0Cd®TAXING INTO WNSIDERATpN IOCALSdt COMI06. TRAFFC8INANG,A OTHER APPUC6SEOEAFNEI000M . SEE DRAWING NO. 70041RDF11FORWNTNAFR INSTNLATION IS) ADAPTER ANGLES VARIABLE CC -3W ACCORDING 0001k S H) mama WKS OF WILT 6OURET ADAPTaS AMNIAB1E: 4--16 FOR COWOCA1EnFOE(9201-)2frW WDIALWALL AOSMMGY)R SINGLE WALL). K1I1P; PVC SENE(CC SOR 351 FVC OVM(E: SCH AO):PVO C9C00305,CORROGATEOIRIBRED F4C WATERTIGHT YOM (CORRUGATEDFCPESHOMO GRAOPTIONS LOAD RAMC PART* DRAWINOt eng.NNAN WETS .07 Med. roci 710.7 COM COVER FEOEsI NMv1E WEIS 1•70, N 1007COC meedt4.8 70094104. 9701-110.0 CROP 0i BMfr • 1.1410111, 1_17 . IRE 8006121 MATERIAL SMALL BE,Q8)61ED.SRIFE OR OMER GRMMARNAT00IL MEETING THE REO REMMTSOF CUM MATERIAL ASMEWED AS11402321. 8E000088AIXFAt FOR SURFACE OF21NKE METS 9441.13E RACED l OOMPAOIED WF'ORI¢Y N ACCORDANCE MN AVM CCM 0) MIAMI SUMP OEM ACCORDING TOPIH0 LS MK BASED ON MWUGACRROr&PEQ) v MN -Rams MIXOTIENO.E. A4MMATAVDEA60M 6 C?iW 11. 136E T eLLININZ IRED.011N010A.YN OEtMS MEM b1B6rtRaPDAM 736R1017671S106 049 1 0.1100C COANECIIC9111110 407111.111.5•459,011C01170.170 FTR n.PI6srzNNmRam1.1131 waw,aovca., 6-901018164011P, IMMO NNli.w0.EPTOW.. 7011£900 EMAW 1/9771E 6EIM7EX 9Y17ER6 SB CR..G10. 117412 PBFONi CIS¢1.28 T:TRNTaY' 17710.5711194910.19101146.195. 71IE PLONK TRANVIDICIRLICENSF.C.EWOR T13>MUttF06Th-14'1®1 MEPP711.D]I O F 110S3 8011 4170111.71 W C 1032801811W WA2FK4ORIF 1EOF A1*9 NOW RERUN. FORT. CBDtaDE TO Mem 19FL44FN.£NERTBY6F4.4CMFMriD1 5.4.770.41004.54. 9070..791 0791.104 4 1194130+1 OAR AMB 11.91510117 BC 7110.LrWAtAE x 0 SI CIA MOM ME MAMA30 wP1.9.01.0.019.0970 one WIN. CM 005.0611197.1011701099. 6[118 01E£t 1011 0W N0. 70H10I90 0D/ C 15" YARD DRAIN DETAIL NOT TO SCALE L/3 -G044/ W 0 Q Z Q cca 030 z TUKWILA VILLAGE - PHASE2 0 8 Wwg o a a 2 2 3 au i D Y C W Q 0 <t a_ wN 0 5 P,6 N LL i8 2 VV VJ 10 N N 5 Plops\15255—mdl.dwg Oote/ilme:11/ File: P:\ 15000s\ 15255\ UTILITY CONFLICT NOTE. CAUTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION, DIMENSION, AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PIANS OR NOT BY POTHOLING THE UTILITIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UTILITY LOCATE 0 1-800-424-5555 AND THEN POTHOLING ALL OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY PLANS ARE WHETHER BASED UPON THE UNVERIFIED EXIST.LOCATIONS INFORMATION 860 ARE SUBJEAS CT TO VARIATION. EROSION AND SEDIMENT CONTROL NOTES: 1. APPROVAL OF THIS TEMPORARY EROSION AND SEDIMENTATION CONTROL (TESC) PLAN DOES 201 CONSTITUTE AN APPROVAL OF PERMANENT ROAD OR DRAINAGE DESIGN (E.G., SIZE AND LOCATION OF ROADS, PIPES, RESTRICTORS, CHANNELS. RETENTION FACILITIES, UTIUTIES, ETC.). 2. THE IMPLEMENTATION OF THESE TESC PLANS AND THE CONSTRUCTION, MAINTENANCE. REPLACEMENT, AND UPGRADING OF THESE TESC FACILITIES IS THE RESPONSIBILITY OF THE APPLICANT/TESC SUPERVISOR UNTIL ALL CONSTRUCTION IS APPROVED. 3. THE BOUNDARIES OF THE CLEARING LIMITS SHOWN ON THIS PLAN SHALL BE CLEARLY FLAGGED BY A CONTINUOUS LENGTH OF SURVEY TAPE (OR FENCING. IF REQUIRED) PRIOR TO CONSTRUCTION. DURING THE CONSTRUCTION PERIOD, NO DISTURBANCE BEYOND THE CLEARING LIMITS SHALL BE PERMITTED. THE CLEARING LIMITS SHALL BE MAINTAINED BY THE APPLICANT/TESC SUPERVISOR FOR THE DURATION OF CONSTRUCTION. 4, THE TESC FACILITIES SHOWN ON THIS PLAN MUST BE CONSTRUCTED PRIOR TO OR IN CONJUNCTION WITH ALL CLEARING AND GRADING SO AS TO ENSURE THAT THE TRANSPORT' OF SEDIMENT TO SURFACE WATERS, DRAINAGE SYSTEMS, AND ADJACENT PROPERTIES IS MINIMIZED. 5. THE TESC FACILITIES SHOWN ON THIS PLAN ARE THE MINIMUM REQUIREMENTS FOR ANTICIPATED SITE CONDBIONS. DURING THE CONSTRUCTION PERIOD, THESE TESC FACILITIES SHALL BE UPGRADED AS NEEDED FOR UNEXPECTED STORM EVENTS (E.G.. ADDITIONAL SUMP PUMPS. RELOCATION OF DITCHES AND SILT FENCES, ETC.). 6. THE TESC FACILITIES SHALL BE INSPECTED DAILY BY THE APPLICANT/TESC SUPERVISOR AND MAINTAINED TO ENSURE CONTINUED PROPER FUNCTIONING. WRITTEN RECORDS SHALL BE KEPT' OF WEEKLY REVIEWS OF THE TESC FACIUPES DURING THE WET SEASON (OCT. 1 TO MARCH 31) AND OF MONTHLY REVIEWS DURING THE DRY SEASON (APRIL 1 TO SEPTEMBER 30). 7, ANY AREA OF EXPOSED SOILS, INCLUDING ROADWAY EMBANKMENTS, THAT WILL NOT BE DISTURBED FOR TWO DAYS DURING THE WET SEASON OR SEVEN DAYS DURING THE DRY SEASON SHALL BE IMMEDIATELY STABILIZED WITH THE APPROVED TESC METHODS (1.0., SEEDING, MULCHING, PLASTIC COVERING, ETC.). 8, ANY AREA NEEDING TESC MEASURES, NOT REQUIRING IMMEDIATE ATTENTION, SHALL 8E ADDRESSED WITHIN FIFTEEN (15) DAYS, 9. THE TESC FACILITIES ON INACTIVE SITES SHALL BE INSPECTED AND MAINTAINED A MINIMUM OF ONCE A MONTH OR WITHIN THE 48 HOURS FOLLOWING A STORM. EVENT. 10, AT NO TIME SHALL MORE THAN ONE (1) FOOT OF SEDIMENT BE ALLOWED TO ACCUMULATE WITHIN A CATCH BASIN. ALL CATCH BASINS AND CONVEYANCE LINES SHALL BE CLEANED PRIOR TO PAVING. THE CLEANING OPERATION SHALL NOT FLUSH SEDIMENT -LADEN WATER INTO THE DOWNSTREAM SYSTEM. II. STABILIZED CONSTRUCTION ENTRANCES AND ROADS SHALL BE INSTALLED AT THE BEGINNING OF CONSTRUCTION AND MAINTAINED FOR THE DURATION OF THE PROJECT. ADDITIONAL MEASURES. SUCH AS WASH PADS. MAY BE REOUIRED TO ENSURE THAI ALL PAVED AREAS ARE KEPT CLEAN FOR THE DURATION OF THE PROJECT. 12. ANY PERMANENT RETENTION/DETENTION FACILITY USED AS A TEMPORARY SETTLING BASIN SHALL BE MODIFIED WITH THE NECESSARY EROSION CONTROL MEASURES AND SHALL PROVIDE ADEQUATE STORAGE CAPACITY. IF THE PERMANENT FACILITY IS TO FUNCTION ULTIMATELY AS AN INFILTRATION SYSTEM, THE TEMPORARY FACILITY MUST BE GRADED 50 THAT THE 8070M AND SIDES ARE AT LEAST ONE FOOT ABOVE THE FINAL GRADE OF THE PERMANENT FACILITY. 13. WHERE STRAW MULCH FOR TEMPORARY EROSION CONTROL IS REQUIRED, 11 SHALL BE APPLIED AT A MINIMUM THICKNESS OF 2 INCHES. SEEDING NOTES 1. SEED MIXTURE SHALL 8E EROSION CONTROL SEED MIXTURE, AND SHALL BE APPLIED AT THE RATE OF 120 POUNDS PER ACRE. 2. SEED BEDS PLANTED BETWEEN MAY I AND OCTOBER 31 WILL REQUIRE IRRIGATION AND OTHER MAINTENANCE AS NECESSARY TO FOSTER AND PROTECT THE ROOT STRUCTURE. 3. FOR SEED BEDS PLANTED BETWEEN OCTOBER 31 AND APRIL 30, ARMORING OF THE SEED BED WILL BE NECESSARY (E.G., GEOTEXTILES. JUTE MAT, CLEAR PLASTIC COVERING). 4. BEFORE SEEDING, INSTALL NEEDED SURFACE RUNOFF CONTROL MEASURES SUCH AS GRADIENT TERRACES. INTERCEPTOR DIKES, VALES, LEVEL SPREADER. AND SEDIMENT BASINS. 5. THE SEED BED SHALL BE FIRM WITH A FAIRLY FINE SURFACE. FOLLOWING SURFACE ROUGHENING. PERFORM ALL OPERATIONS ACROSS OR AT RIGHT ANGLES TO THE SLOPE. 6. FERTILIZERS ARE TO BE USED ACCORDING TO SUPPUERS• RECOMMENDATIONS. AMOUNTS USED SHOULD BE MINIMIZED, ESPECIALLY ADJACENT TO WATER BODIES AND WETLANDS. SEED MIXTURE FOR EROSION CONTROL NAME PROPORTIONS BY PERCENT PURITY PERCENT WEIGHT GERMINATION REDTOP (AGROSRS ALBA) 10 PERCENT 92 90 ANNUAL RYE (LOLIUM MULTIFLORUM) 40 PERCENT 98 90 CHEWING FESCUE (FESTUCA RUBRA COMMUTATA)(JAMESTOWN, BANNER, SHODOW, OR KOKET) 40 PERCENT 97 80 WHITE DVTCH CLOVER (TRIFOLIUM REPENS) 10 PERCENT 96 90 NOTES 1. SEE WSDOT STANDARD SPECIFICAT ONS SECTION 7-08.3(3 FOR PIPE ZONE BACKFILL. 2, SEE WSDOT STANDARD SPECIFICAT ONS SECTION 9-03.12(3) FOR GRAVEL BACKFILL FOR PIPE ZONE BEDDING 3. SEE WSDOT STANDARD SPECIFICATIONS SECTION 2-09.4 FOR MEASUREMENT OF TRENCH WIDTH, RIP RAP SPECIFICATIONS ALL RIP RAP PADS SHALL BE 7' WIDE X 8' LONG X 1' DEEP, USING THE GRADATION SPECIFIED BELOW' RIP RAP SHALL BE IN ACCORDANCE WITH SECTION 9-13.1 OF THE WSDOT/APWA STANDARD SPECIFICATIONS. RIP RAP TO BE REASONABLY WELL GRADED WITH ROCK GRADATION AS FOLLOWS: ( PASSING 8 INCH SQUARE SIEVE 100% OR MAXIMUM STONE SIZE 8" PASSING 6 INCH SQUARE SIEVE 40-60% OR MEDIUM STONE SIZE 6" )} PASSING 2 INCH SQUARE SIEVE 0-10% OR MINIMUM STONE SIZE 2" FILTER FABRIC FENCE INSTALLATION NOTES: STOCKPILES 1 INSTALL BIO BERM OR SEDIMENT FENCING/BARRIERS AT TOE OF SLOPE. 2 STOCK PILES ON SITE SHALL BE COVERED WITH POLYETHYLENE PLASTIC SHEETING 6 MIL MINIMUM THICKNESS. 3 COVERING SHALL BE INSTALLED AND MAINTAINED TIGHTLY IN PLACE BY USING SANDBAGS ON ROPES WITH A MAXIMUM ICY GRID SPACING IN ALL DIRECTIONS. ALL SEAMS SHALL BE TAPED OR WEIGHTED DOWN FULL LENGTH AND THERE SHALL 8E AT LEAST A 12 OVERLAP OF ALL SEAMS. FOR SEAMS PARALLEL TO THE SLOPE CONTOUR. THE UPHILL SHEET SHALL OVERLAP THE DOWNHILL SHEET. NO RUNOFF SHALL BE ALLOWED TO RUN UNDER THE PLASTIC COVERING. 4 CONSTRUCTION MATERIALS CONTAINING TOXIC CONTAMINANTS SHALL NOT BE STORED WITHIN 25 FEET OF ANY STORM DRAIN INLET STRUCTURE OR DESIGNATED PROTECTED AREA 5 DEBRIS, WASTE AND GARBAGE PILES SHALL NOT 8E PLACED WITHIN 25 FEET OF ANY STORM DRAIN INLET STRUCTURE OR DESIGNATED PROTECTED AREA. 6 LOCATION OF CONSTRUCTION MATERIAL STORAGE AREAS AND DEBRIS, WASTE AND GARBAGE PILE AREAS SHALL BE PROVIDED BY THE CONTRACTOR AT THE TIME OF THE INITIAL ESC CONTROL INSPECTION. 2. 3. 4. 5, 6. 7. 8. 9. T.E.S.C. NOTES AND DETAILS FOR TUKWILA VILLAGE - PHASE 2 PORTION OF THE SE 1/4, SW1/4 OF SEC. 15, & NE1/4, NW1/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON THE FILTER FABRIC SHALL BE PURCHASED IN A CONTINUOUS ROLL CUT TO THE LENGTH OF THE BARRIER TO AVOID USE OF JOINTS. WHEN JOINTS ARE NECESSARY, FILTER CLOTH SHALL BE SPLICED TOGETHER ONLY AT A SUPPORT POST. WITH A MINIMUM 6 -INCH OVERLAP, AND BOTH ENDS SECURELY FASTENED TO THE POST. THE FILTER FABRIC FENCE SHALL BE INSTALLED TO FOLLOW THE CONTOURS (WHERE FEASIBLE). THE FENCE POSTS SHALL BE SPACED A MAXIMUM OF 6 FEET APART AND DRIVEN SECURELY INTO THE GROUND (MINIMUM OF 30 INCHES). A TRENCH SHALL 8E EXCAVATED, ROUGHLY 8 INCHES WIDE AND 12 INCHES DEEP, UPSLOPE AND ADJACENT' TO THE WOOD POST TD ALLOW THE FILTER FABRIC TO BE BURIED. WHEN STANDARD STRENGTH FILTER FABRIC I5 USED, A WIRE MESH SUPPORT FENCE SHALL BE FASTENED SECURELY TO THE UPSLOPE SIDE OF THE POSTS USING HEAVY DUTY WIRE STAPLES AT LEAST 1 INCH LONG, TIE WIRES OR HOG RINGS. THE WIRE SHALL EXTEND INTO THE TRENCH A MINIMUM OF 4 INCHES AND SHALL NOT EXTEND MORE THAN 36 INCHES ABOVE THE ORIGINAL GROUND SURFACE. THE STANDARD STRENGTH FILTER FABRIC SHALL BE STAPLED OR WIRED TO THE FENCE, AND 20 INCHES OF THE FABRIC SHALL BE EXTENDED INTO THE TRENCH. THE FABRIC SHALL NOT EXTEND MORE THAN 36 INCHES ABOVE THE ORIGINAL GROUND SURFACE. FILTER FABRIC SHALL NOT BE STAPLED TO EXISTING TREES. WHEN EXTRA STRENGTH FILTER FABRIC AND CLOSE POST SPACING ARE USED, THE WIRE MESH SUPPORT FENCE MAY BE ELIMINATED. IN SUCH A CASE, THE FILTER FABRIC IS STAPLED OR WIRED DIRECTLY TO THE POSTS WITH ALL OTHER PROVISIONS OF STANDARD NOTE 5 APPLYING. THE TRENCH 586111,80 BACKFILLED WITH 3/4 -INCH MINIMUM DIAMETER WASHED GRAVEL. FILTER FABRIC FENCES SHALL BE REMOVED WHEN THEY HAVE SERVED THEIR USEFUL PURPOSE, BUT NOT BEFORE THE UPSLOPE AREA HAS BEEN PERMANENTLY STABILIZED. FILTER FABRIC FENCES SHALL BE INSPECTED IMMEDIATELY AFTER EACH RAINFALL AND AT LEASE DAILY DURING PROLONGED RAINFALL. ANY REQUIRED REPAIRS SHALL BE MADE IMMEDIATELY. STAPLES OR WIRE RINGS (TYP)x \ FABRICi4 OR EQUALDED WIRE FILTER FABRIC MATERIAL MIRAFI 100 X OR EQUAL 2x44' O,C" DOU ,2,x49" . 2"x4" DOUG. FIR OR EQUAL FILTER FABRIC MATERIAL 2"12"x14 GA. W.W.F. 3/4"-1 1/2" WASHED ROCK OR PEA GRAVEL. 6'4" TRENCH 2" EXCESS OVERLAP 6"x6" TRENCH NOTES: i. PLACE 1' OF 3/4'-1 1/2" WASHED ROCK OR PEA GRAVEL ON BOTH SIDES 01" FENCE TO CREATE A BEVEL SHAPE. 2. FABRIC SHALL COVER BOTTOM OF 6"x6" TRENCH AND EXTEND BEYOND THE LIMITS OF THE GRAVEL IN ORDER TO MAINTAIN AN EXCESS OVERLAP 017 2" MINIMUM AS SHOWN IN TYPICAL CROSS-SECTION. TYROAL CRIBS BECDa4 FILTER FABRIC SILT FENCE DETAIL NOT TO SCALE STABILIZED CONSTRUCTION ENTRANCE 1 ESTABLISHED CONSTRUCTION ENTRANCES SHALL BE INSTALLED AT THE BEGINNING OF CONSTRUCTION AND MAINTAINED FOR THE DURATION OF THE PROJECT IN A CONDITION THAT WILL PREVENT TRACKING OR FLOWING OF SEDIMENT INTO PUBLIC RIGHT OF WAY. 2 ADDITIONAL GRAVEL SHALL BE ADDED PERIODICALLY. IF NECESSARY, TO MAINTAIN PROPER FUNCTION OF THE PAD. 3 IF THE GRAVEL PAD DOES NOT ADEQUATELY REMOVE DIRT AND MUD FROM VEHICLE WHEELS SUCH THAT MUD AND DIRT TRACKING IS EVIDENT OFF SITE, ADDITIONAL MEASURES MUST BE TAKEN. SUCH MEASURES MAY INCLUDE HOSING OFF WHEELS BEFORE VEHICLES LEAVE THE SITE OR OTHER CONSTRUCTION TECHNIOUES/WORK OPERATION MODIFICATIONS. WHEEL WASHING SHOULD BE DONE ON THE GRAVEL PAD AND WASH WATER SHOULD DRAIN THROUGH A SILT -TRAPPING STRUCTURE PRIOR TO LEAVING THE CONSTRUCTION SITE. 4 REFER TO DETAIL 3 ON THIS SHEET FOR MORE INFORMATION. 20' MIN RADIUS CLEAN PIT RUN OR 2"-0 GRAVEL S08GRADE IN GEDTEXTLE. AS REQUIRED PROVIDE FULL WIDTH OF INGRESS/EGRESS AREA °STABILIZED CONSTRUCTION ENTRANCE NOT TO SCALE NOTICE BOARD CONSTRUCTION SPECIFICATIONS. THE NOTICE BOARD SHALL BE CONSTRUCTED WITH 4' X 4' X 1/7' PLYWOOD, EXTERIOR GRADE. GOOD SURFACE ONE SIDE. PROFESSIONALLY PREPARED PLASTIC BOARD OVERLAYS, PERMANENTLY AFFIXED TO THE BOARD ARE PERM1551BLE. THE NOTICE BOARD SHALL DISPLAY THE INFORMATION AS SHOWN IN THE FIGURE ON PAGE TWO AND AS SPECIFIED AT THE PRE -CONSTRUCTION MEETING. NOTICE BOARDS MAY BE 12100E3, BUT THEY MUST BE CLEAN AND SHOW NO EVIDENCE OF FORMER WORDING. I. LETTERING STYLE 2. LETTERING SIZE 3. LETTERING 4. BACKGROUND COLOR 5. LOGO HELVEIICA 0R SIMILAR TYPEFACE TOLE SHOULD BE 3" CAPITAL LETTERS (NOTICE OF PROPOSED CONSTRUCTION ACTIVITY). OTHER LETTERS SHOULD BE 2" LETTERS AND THE 'EMERGENCY' TEXT AND PHONE MAO BE 1-1/2' LETTERS. SEE ILLUSTRATION ON PAGE TWO FOR USE OF CAPITAL AND LOWERCASE LETTERS, THE SIZE OF THE COUNTY LOGO WITH DOES ADDRESS (LETTERING HEIGHT i") SHALL FIT THE AVAILABLE SPACE AS SHOWN. BORDER AREA AND UNES OF TEXT SHALT. BE EVENLY SPACED TO APPROXIMATE THE SAMPLE SHOWN, BLACK (PERMANENT INK OR SILK-SCREEN) WHITE KING COUNTY EMBLEM, IN BLACK THE APPLICANT/DEVELOPER SHALL ERECT THE NOTICE BOARD 8Y SOLIDLY SETTING TWO 4" X 4' POSTS TO 11 TO 24 INCHES INTO THE GROUND: OR STRUCTURALLY ATTACHING IT TO AN EXISTING BUILDING. POST LENGTH SHALL BE AT LEAST 7 FEET ABOVE THE GROUND. TWO 2" X 4' DIAGONAL BRACES SHOULD BE NAILED TO THE INSIDE BACK OF THE POSTS AND STAKED AT THE GROUND TO PROVIDE STABILITY AGAINSTWIND DR SOFT SOIL CONDITIONS 1F POSTS ARE LESS THAN 24 INCHES INTO THE GROUND. THE 20110E BOARD SHALL BE ATTACHED TO THE POSTS WITH FOUR LAG BOLTS AND WASHERS (3/8 -INCH DIAMETER AND 3" LONG). NOTICE BOARD LOCATION" THE 201111 BOARD SHALL 8E LOCATED' •AT THE MIDPOINT ON THE SITE STREET FRONTAGE OR AS OTHERWISE DIRECTED BY ODES STAFF TO MAXIMIZE VISIBILITY. •AT A LOCATION 5 FEET INSIDE THE STREET PROPERTY UNE; A NOTICE BOARD STRUCTURALLY ATTACHED TO AN EXISTING BUILDING SHALL BE EXEMPT FROM THE SETBACK PROVSIONS, PROVIDED MAT THE NOTICE BOARD IS LOCATED NOT MORE THAN 5 FEET FROM THE PROPERTY LINE WITHOUT APPROVAL FROM DDE5 STAFF. •50 THAT THE TOP OF THE NOTICE BOARD I5 BETWEEN 7 TO 9 FEET ABOVE GRADE. •SO THAT IT IS TOTALLY VISIBLE 70 PEDESTRIANS. MAINTENANCE AND REMOVAL OF NOTICE BOARD. THE APPUCANT/DEVELOPER SHALL MAINTAIN THE NOTICE BOARD IN GOOD CONDITION THROUGHOUT THE SITE IMPROVEMENT CONSTRUCTION PERIOD, WHICH SHALL EXTEND THROUGH THE TIME OF FINAL CONSTRUCTION APPROVAL BY KING COUNTY DDE5 OR ITS SUCCESSOR AGENCY OR JURISDICTION. THE NOTICE BOARD SHALL BE REMOVED WITHIN 14 DAYS AFTER FINAL CONSTRUCTION APPROVAL. EARLY REMOVAL OF THE NOTICE' BOARD MAY RESULT IN ENFORCEMENT ACTIONS AUTHORIZED UNDER KING COUNTY CODE, TITLE 23 AND MAY DELAY FINAL CONSTRUCTION APPROVAL. TEMPORARY CONSTRUCTION NOTICE SIGN NOT 10 SCALE CATCH BASIN INSERT MAINTENANCE STANDARDS 1. ANY ACCUMULATED SEDIMENT ON OR AROUND THE FILTER FABRIC PROTECTION SHALL BE REMOVED IMMEDIATELY. SEDIMENT SHALL NOT BE REMOVED WITH WATER, AND ALL SEDIMENT MUST BE DISPOSED OF AS FILL ON SITE OR HAULED OFF SITE. 2. ANY SEDIMENT IN THE CATCH BASIN INSERT SHALL BE REMOVED WHEN THE SEDIMENT HAS FILLED ONE-THIRD OF THE AVAILABLE STORAGE. THE FILTER MEDIA FOR THE INSERT SHALL BE CLEANED OR REPLACED AT LEAST MONTHLY. 3. REGULAR MAINTENANCE IS CRITICAL FOR BOTH FORMS OF CATCH BASINS PROTECTION. UNLIKE MANY FORMS OF PROTECTION THAT FAIL GRADUALLY, CATCH BASIN PROTECTION WILL FAIL SUDDENLY AND COMPLETELY IF NOT MAINTAINED PROPERLY. GRATE STANDARD STRENGTH FILTER FABRIC NOTE: ONLY TO BE USED WHERE PONDING OF WATER ABOVE THE CATCH BASIN WILL NOT CAUSE TRAFFIC PROBLEMS AND WHERE OVERFLOW WILL NOR RESULT IN EROSION OF SLOPES, CATCH BASIN OCATCH BASIN INLET FILTER NOT TO SCALE CALL BEFORE YOU DIG 1-800-424-5555 hV&V94' 0 ij 0' T.E.S.C. NOTES AND DETAILS N 0 w ma 1LJ O Sj V Mt 0 1 1 rpp��1.. � ii 1 ii Fx• Y2, ..::: N. 0.% J. lI 111F,y`11- l i))I:L [1) I : II II If} .III I III 7�1 a L16 I1.TII 'Ail11� 11 f)I ,1L;,11... ,{oimi: V V ELEVATION V V 2"x4" DOUG. FIR OR EQUAL FILTER FABRIC MATERIAL 2"12"x14 GA. W.W.F. 3/4"-1 1/2" WASHED ROCK OR PEA GRAVEL. 6'4" TRENCH 2" EXCESS OVERLAP 6"x6" TRENCH NOTES: i. PLACE 1' OF 3/4'-1 1/2" WASHED ROCK OR PEA GRAVEL ON BOTH SIDES 01" FENCE TO CREATE A BEVEL SHAPE. 2. FABRIC SHALL COVER BOTTOM OF 6"x6" TRENCH AND EXTEND BEYOND THE LIMITS OF THE GRAVEL IN ORDER TO MAINTAIN AN EXCESS OVERLAP 017 2" MINIMUM AS SHOWN IN TYPICAL CROSS-SECTION. TYROAL CRIBS BECDa4 FILTER FABRIC SILT FENCE DETAIL NOT TO SCALE STABILIZED CONSTRUCTION ENTRANCE 1 ESTABLISHED CONSTRUCTION ENTRANCES SHALL BE INSTALLED AT THE BEGINNING OF CONSTRUCTION AND MAINTAINED FOR THE DURATION OF THE PROJECT IN A CONDITION THAT WILL PREVENT TRACKING OR FLOWING OF SEDIMENT INTO PUBLIC RIGHT OF WAY. 2 ADDITIONAL GRAVEL SHALL BE ADDED PERIODICALLY. IF NECESSARY, TO MAINTAIN PROPER FUNCTION OF THE PAD. 3 IF THE GRAVEL PAD DOES NOT ADEQUATELY REMOVE DIRT AND MUD FROM VEHICLE WHEELS SUCH THAT MUD AND DIRT TRACKING IS EVIDENT OFF SITE, ADDITIONAL MEASURES MUST BE TAKEN. SUCH MEASURES MAY INCLUDE HOSING OFF WHEELS BEFORE VEHICLES LEAVE THE SITE OR OTHER CONSTRUCTION TECHNIOUES/WORK OPERATION MODIFICATIONS. WHEEL WASHING SHOULD BE DONE ON THE GRAVEL PAD AND WASH WATER SHOULD DRAIN THROUGH A SILT -TRAPPING STRUCTURE PRIOR TO LEAVING THE CONSTRUCTION SITE. 4 REFER TO DETAIL 3 ON THIS SHEET FOR MORE INFORMATION. 20' MIN RADIUS CLEAN PIT RUN OR 2"-0 GRAVEL S08GRADE IN GEDTEXTLE. AS REQUIRED PROVIDE FULL WIDTH OF INGRESS/EGRESS AREA °STABILIZED CONSTRUCTION ENTRANCE NOT TO SCALE NOTICE BOARD CONSTRUCTION SPECIFICATIONS. THE NOTICE BOARD SHALL BE CONSTRUCTED WITH 4' X 4' X 1/7' PLYWOOD, EXTERIOR GRADE. GOOD SURFACE ONE SIDE. PROFESSIONALLY PREPARED PLASTIC BOARD OVERLAYS, PERMANENTLY AFFIXED TO THE BOARD ARE PERM1551BLE. THE NOTICE BOARD SHALL DISPLAY THE INFORMATION AS SHOWN IN THE FIGURE ON PAGE TWO AND AS SPECIFIED AT THE PRE -CONSTRUCTION MEETING. NOTICE BOARDS MAY BE 12100E3, BUT THEY MUST BE CLEAN AND SHOW NO EVIDENCE OF FORMER WORDING. I. LETTERING STYLE 2. LETTERING SIZE 3. LETTERING 4. BACKGROUND COLOR 5. LOGO HELVEIICA 0R SIMILAR TYPEFACE TOLE SHOULD BE 3" CAPITAL LETTERS (NOTICE OF PROPOSED CONSTRUCTION ACTIVITY). OTHER LETTERS SHOULD BE 2" LETTERS AND THE 'EMERGENCY' TEXT AND PHONE MAO BE 1-1/2' LETTERS. SEE ILLUSTRATION ON PAGE TWO FOR USE OF CAPITAL AND LOWERCASE LETTERS, THE SIZE OF THE COUNTY LOGO WITH DOES ADDRESS (LETTERING HEIGHT i") SHALL FIT THE AVAILABLE SPACE AS SHOWN. BORDER AREA AND UNES OF TEXT SHALT. BE EVENLY SPACED TO APPROXIMATE THE SAMPLE SHOWN, BLACK (PERMANENT INK OR SILK-SCREEN) WHITE KING COUNTY EMBLEM, IN BLACK THE APPLICANT/DEVELOPER SHALL ERECT THE NOTICE BOARD 8Y SOLIDLY SETTING TWO 4" X 4' POSTS TO 11 TO 24 INCHES INTO THE GROUND: OR STRUCTURALLY ATTACHING IT TO AN EXISTING BUILDING. POST LENGTH SHALL BE AT LEAST 7 FEET ABOVE THE GROUND. TWO 2" X 4' DIAGONAL BRACES SHOULD BE NAILED TO THE INSIDE BACK OF THE POSTS AND STAKED AT THE GROUND TO PROVIDE STABILITY AGAINSTWIND DR SOFT SOIL CONDITIONS 1F POSTS ARE LESS THAN 24 INCHES INTO THE GROUND. THE 20110E BOARD SHALL BE ATTACHED TO THE POSTS WITH FOUR LAG BOLTS AND WASHERS (3/8 -INCH DIAMETER AND 3" LONG). NOTICE BOARD LOCATION" THE 201111 BOARD SHALL 8E LOCATED' •AT THE MIDPOINT ON THE SITE STREET FRONTAGE OR AS OTHERWISE DIRECTED BY ODES STAFF TO MAXIMIZE VISIBILITY. •AT A LOCATION 5 FEET INSIDE THE STREET PROPERTY UNE; A NOTICE BOARD STRUCTURALLY ATTACHED TO AN EXISTING BUILDING SHALL BE EXEMPT FROM THE SETBACK PROVSIONS, PROVIDED MAT THE NOTICE BOARD IS LOCATED NOT MORE THAN 5 FEET FROM THE PROPERTY LINE WITHOUT APPROVAL FROM DDE5 STAFF. •50 THAT THE TOP OF THE NOTICE BOARD I5 BETWEEN 7 TO 9 FEET ABOVE GRADE. •SO THAT IT IS TOTALLY VISIBLE 70 PEDESTRIANS. MAINTENANCE AND REMOVAL OF NOTICE BOARD. THE APPUCANT/DEVELOPER SHALL MAINTAIN THE NOTICE BOARD IN GOOD CONDITION THROUGHOUT THE SITE IMPROVEMENT CONSTRUCTION PERIOD, WHICH SHALL EXTEND THROUGH THE TIME OF FINAL CONSTRUCTION APPROVAL BY KING COUNTY DDE5 OR ITS SUCCESSOR AGENCY OR JURISDICTION. THE NOTICE BOARD SHALL BE REMOVED WITHIN 14 DAYS AFTER FINAL CONSTRUCTION APPROVAL. EARLY REMOVAL OF THE NOTICE' BOARD MAY RESULT IN ENFORCEMENT ACTIONS AUTHORIZED UNDER KING COUNTY CODE, TITLE 23 AND MAY DELAY FINAL CONSTRUCTION APPROVAL. TEMPORARY CONSTRUCTION NOTICE SIGN NOT 10 SCALE CATCH BASIN INSERT MAINTENANCE STANDARDS 1. ANY ACCUMULATED SEDIMENT ON OR AROUND THE FILTER FABRIC PROTECTION SHALL BE REMOVED IMMEDIATELY. SEDIMENT SHALL NOT BE REMOVED WITH WATER, AND ALL SEDIMENT MUST BE DISPOSED OF AS FILL ON SITE OR HAULED OFF SITE. 2. ANY SEDIMENT IN THE CATCH BASIN INSERT SHALL BE REMOVED WHEN THE SEDIMENT HAS FILLED ONE-THIRD OF THE AVAILABLE STORAGE. THE FILTER MEDIA FOR THE INSERT SHALL BE CLEANED OR REPLACED AT LEAST MONTHLY. 3. REGULAR MAINTENANCE IS CRITICAL FOR BOTH FORMS OF CATCH BASINS PROTECTION. UNLIKE MANY FORMS OF PROTECTION THAT FAIL GRADUALLY, CATCH BASIN PROTECTION WILL FAIL SUDDENLY AND COMPLETELY IF NOT MAINTAINED PROPERLY. GRATE STANDARD STRENGTH FILTER FABRIC NOTE: ONLY TO BE USED WHERE PONDING OF WATER ABOVE THE CATCH BASIN WILL NOT CAUSE TRAFFIC PROBLEMS AND WHERE OVERFLOW WILL NOR RESULT IN EROSION OF SLOPES, CATCH BASIN OCATCH BASIN INLET FILTER NOT TO SCALE CALL BEFORE YOU DIG 1-800-424-5555 hV&V94' 0 ij 0' T.E.S.C. NOTES AND DETAILS N 0 w ma 1LJ O Sj V Mt 0 UTILITY CONFLJCT NOTE. CAUTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION, D14E85108, AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOLING THE UTILITIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CALLING UTILITY LOCATE 0 1-800-424-5555 AND THEN POTHOLING ALL OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFUCIS EXIST. LOCATIONS OF SAID UTILITIES AS SHOWN ON THESE PLANS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. 35.75' R/ rE%.Cy. & SECTION LINE 44.25' R/ NEW 4" CONCRETE SIDEWALK PER TUKWILA STD. PUN RS -11 • NEW PAVEMENT SECTION NEW 4' CONCRETE SIDEWALK PER GEOTECHNICAL REPORT PER TUKWILA STD. PLAN RS -11 NEW CONCRETE CURB AND GUTTER NEW CONCRETE SWALE PER TUKWILA STD. PIAN R5-09 NEW CONCRETE CURB AND GUTTER PER TUKWILA STD. PLAN R5-09 SOUTH 144TH STREET STA. 10+60.37 TO STA. 12+16.39 PER DETAIL THIS SHEET NOT TO SCALE NEW CONST. C _\ jr EX. E & SECTION LINE --OVARIES R/W WIDTH VARIES NEW PAVEMENT SECTION PER GEOTECHNICAL REPORT R/W WIDTH VARIES 06 16.5' 85' WIDTH VARIES WIDTH VARIES 8.5' 13,5' 29. MAX BIKE E.B.L. LOAD/UNLOAD STALL LANE (WIDTH VARIES) (WIDTH 27" VARIES) 23 CON(. MEDIAN W.B.L. BIKE (WIDTH VARIES) (WIDTH VARIES) 29. LANE (WIDTH VARIES) LOAD/UNLOAD STALL 23 23 MAX. NEW PAVEMENT SECTION PER GEOTECHNICAL REPORT .-.: :.:.,: ,3333::.:'• �/,pp•P9`vi�0 :.: ..�� _,___�.: NEW CEMENT CONCRETE CURB S GUTTER PER WSDOT STD. PLAN F-10.18-00 SOUTH 144TH STREET STA. 12+16.39 TO STA. 14+02.36 NOT TO SCALE EX. 20' R/W ARIES 35' R/W NEW CONCRETE SWALE PER DETAIL 1110 SHEET 13. 1' 16.5' 16.5' 8.5' WIDTH VARIES 5' 11.5' BIKE E.B.L. LANE 11.5' 5' W.B.L. 23 2" OVERUYJ EX, CURBS GUTTER PER GEOTECHNICAL REPORT NEW PAVEMENT SECTION BIKE LANE LOAD/UNLOAD STALL 13 1=23 MAX. NEW CONCRETE SWALE PER DETAIL THIS SHEET SOUTH 144TH STREET ESTA.TO S 4+02.36 TO STA. 15+35.40 ...9_..8.11401 - EX. CURB S GUTTER '43 w o F EX. 20' R/W 2.5' EX. 20' R/W 16.5' 165' 5.5' rc r 5' 11.5 11.5' 5' BIKE LANE E.B.L. EX. ASPHALT PAVEMENT W,BL. SOUTH 144TH STREET O15+3a40 TO STA. 17+78.27 451 TO SCALE BIKE LANE EX. CONC. SIDEWALK CONSTRUCTION NOTES AND DETAILS FOR TUKWILA VILLAGE - PHASE 2 PORTION OF THE SE 1/4, SW1/4 OF SEC. 15, & NE1/4, NWI/4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W"M" CITY OF TUKWILA, KING COUNTY, WASHINGTON NEW 4' CONCRETE SIDEWALK PER TUKWILA STD. PUN R5-11 NEW CONCRETE CURB AND GUTTER PER TUKWILA STD. PLAN RS -09 NEW PAVEMENT SECTION PER GEOTECHNICAL REPORT NEW 4 CONCRETE SIDEWALK PER TUKWILA STD. PIAN R5-11 NEW CONCRETE CURB AND GUTTER PER TUKWILA STD. PUN R5-09 NEW PAVEMENT SECTION PER GEOTECHNICAL REPORT 0.5' 6' WIDE STEEL TROWEL FINISH 3' MINI 1108118E OF CONCRETE SWALE 4' (MIN.) COMPACTED DEPTH AGGREGATE BASE (953 COMPACTED) 12' MIN. (953 COMPACTED) COMPACTED SUBGRADE OR STRUCTURAL FILL MATERIAL COMPACTED AND PLACED IN ACCORDANCE W/ SOILS ENGINEER'S RECOMMENDATIONS NOTE: INSTALL EXPANSION JOINTS 0 20'-0' O.C. MAX. CONCRETE SWALE DETAIL NOT TO SCALE 3" COMPACTED DEPTH CLASS 'B' A.C. PAVEMENT 2" COMPACTED DEPTH 5/8" CRUSHED SURFACING TOP COURSE 4" COMPACTED DEPTH I-1/4" CRUSHED SURFACING BASE COURSE 12" SUBGRADE COMPACTED TO 953 HEAVY DUTY ASPHALT PAVING SECTION PER GEOTECHNICAL REPORT BY ASSOCIATED EARTH SCIENCES DATED 3/18/13 4' COMPACTED DEPTH PERMEABLE A.C. PAVEMENT 3" COMPACTED DEPTH CHOKER COURSE 12"-18' COMPACTED DEPTH 2" WASHED RAILROAD BALLAST ALth.RESSOBEREMSEMENEEMENEMSE 12" SU80RADE COMPACTED TO 953 PARKING AREA PERMEABLE PAVING SECTION PER 070077841CAL REPORT BY ASSOCIATED EARTH SCIENCES DATED 3/18/13 6' EXTRUDED CONCRETE CURB DETAIL 1401 TO SCALE CALL BEFORE YOU DIG- 1-800-424-5555 IG1-800-424-5555 EX. STRUCTURE TABLE NAME TYPE ROA INVERT 1 INVERT 2 OVERT 3 INVERT 4 INVERT 5 CBI C8 (56115) 28001 6'891 58=264.96 8* ADS 8=28959' 787 C8 (56115) 38.58 12'ADS 9=296.58' 12.415 5629558' 783 CB (50118) 301.11 18' A05 41=296.91' 18' 405 5=29691' 12" 61 8=19791' 004 00 (5010) 30106 CB5 CN (50110) 30404 111.9011 10 OWN 786 78 (STHCD) 30424 12' ADS 8=30092 12' 405 S -110092' 12' 805 W=3093' 6' RC 4=3894' 6" PVC 8=396,94' 007 CB (52810) 305.15 8'01 A =300.7' 12"A05 14918' 8.05 304=299.85' CEO CO (50'10) 31064 12' ADS £=30719' 8' RC W=307,)9' 8" d 5707.39' 8' ADS 1117=39184' C89 00 (001O) 305.90 18" A05 1,4=3016' 12' AOS 5=30215' 12"01 9.1=31105' 0010 00 (510) 290.82 Mil CM EWE 7811 78 (510) 28808 8'01 7=286.48' 0012 8 (SO 287.16 0013 00 (510) 28670 12' GP 5=28402' 8" CMP 94'=2851 7814 88 (510) 287.76 C815 C8 (SIO) 26677 11' GP 61=28489' 12' CMP 5=284.94' 0016 CB (50) 28188 11" ADS 6=186.46' 12' 805 5=28648' CBI) 00 (50) 287.95 1r A05 N=29452' it 805 5=281,12' 8' A0S E=184.25' 0018 00 (Si0) 28533 24'805 N=18558' 24' ADS 5=280.59' 1819 78 (110) 28195 24' ADS 8=279.3' 24' A05 5=279,3' 1820 CB (50) 28691 12' ADS 548656' 12'A05 8=29556' 0871 C8 (510) 18015 12' 405 5=28618' 7822 C8 (515) 288.48 7823 CB (570) 286.64 11" A05 56=28341' 12' ADS 8=28341' 6' PVC 91-284.12' CEN CB (510) 287.01 11'A05 4117=28109' 24' ADS 9=28209' 18' A05 57=28301' 7825 7B (SID) 29391 17' ADS N=791249' 11 -ADS 5=290.49' 7876 70 (510) 29217 l8' 48 11=28679' 18' AOS 5=286.42' 8' 48 W=28547' 0627 00 (510) 292,14 18' ADS 4=28834' 16'401 5=18834' 587NIS 144=28894' 0828 00 (510) 299.11 12' A05 1196429566' 11' ADS 5=29580' 001 78 (511) 29702 11'805 .29152' 12' ADS 5=79352' 12" 405 E-29.562' CBD CE (51D1 301.93 8" LYWC 8=295,22' 8' Calc 5=29526' 8' 8612 8=29538' 0031 C8 (50) 296.34 18' MS 8629444' 18"A0S 5-194.4.' 12'805 4-294.99' 0032 CB (510) 29427 18' A01 6=29082' 18' 40S 5=2961.82' 12' 48 517=290.97' 7833 CB (50) 32332 8" 01 5530107' Er 01 896=301.02' C831 78 (510) 31141 18' 401 9=199.05 18 00 01=1998 17.815 8=299.55 7895 78 (510) 38.92 12' ADS 14=38.47' Ir ADS 5=306 47' 12' A05 W=3.8.47' CBM 1B (510) 307.39 52' WS N=34.01' 12" AOS 5=3404' 7837 C8 (510) 303755 18' 48 9=3852' 18" A05 5=38,52' CTUB C8 (PD) 30486 52 ADS 8=30586' 57 A05 5=38.86' COD CB MO) 36698 12' ADS 9-31178' 11' ADS 5-38.78' it ADS 00398' CE10 CE (SIN 304.98 62'9.8 N=301.48' 11' A0S 5=301,59' 0841 78 (SID) 302.28 12' ADS 8=298.73' It ADS 5=29873' 8042 68 (587) 29185 8" 111 11964289,46' 12' CMP 5=18699' CEO CB (571) 28037 11' CMP 9=28617' 11" CMP 5=28617' 7944 78 (5101 18798 12'01 5=28558' I2'CONC 8628539' 12' 7487 E=285.48' 0845 CE (510) 28647 12' COW 550=28577 7846 CB (510) 28693 12'01 E=28609' 7847 CB (510) 28859 12' GIP 8=28101' lr COAL 6111786285.04' 18'891 51484.44' 1848 00 (50) 78757 It CMP 7=28592' It CMP 19=28161' 12' 7041 9=28587' 0849 CB (510) 78780 18' COAT 8=28315" 18"8018 5=28325' 7850 00 (10) 28162 12'ADS 8628184' 12CTWC 5=185.89' 0855 00 (510) 285.96 8151 W 6181 7852 CB (510) 281.99 8" COM' 144=282.19' 12' 6011 W=281.89' 12" C0#7 1=781.81' 8" CON( S=78203' 7502 CB (SID) 29E04 12' CMP N=788,42' 12' CMP 7=288.42' 6854 68 (510) 291.8 8"PK 5=28865' 6855 CB (SID) 289.19 1t CMP 1=286.41' 1t CMP W=296.49' 52' CUP 96=28541' LE56 CB (SID) 285.33 8" 7941 5=28309' 0057 CB (510) 296.97 1r A05 W=2931' Old SOUR 28765 1r COAL 11=281 8' CON( 51=28525' 16"8916 5=281.9' 591111 55481 293,60 8' (848 1=278.39' 8' 651,M( N=218,27' 55912 4481 28770 8' 61181 4=27888' 8'404C 5=27896' 44813 4185 291.73 8' CMC 881-27712' 8' CMC 5=27734' 559114 55411 28866 8" 65441 8=276.67' 8" MC 5427569' 5541115 55101 286.39 8" 66419=27019' 8' CONC 1=279.44' 8' 6806 8=27924' 99.24' 554116 S9w 289.37 8" (CWC 8=282.13' 9.CONC 5=28229' 6" PVC 17-20167' 550117 55446 29467 8"7O87 11=18893' 876091 5=28101' 5900 5961 29150 8" 7847 11=28195' 6" 0096 5=28405' 51488 SSID 301.77 16" A0S 86297.47' 18"01 1=298.67' 5511110 SSMN 309,36 8' CONC 8=301.36' 8' CTWC 5=301.44' 591111 55481 26926 12' CUT 1-279.04' 12' LW 8-27876' 12' CUE W-21.04' 594612 4140 78137 8' 681 5=27542' 8' RC C=275.51 709113 554451 28,911 8' PM 8=17595 8' RC 8=27385' 5510114 55461 79403 12" 70147 5=781.03' 15'7086 7=28093' 6" 1011 4=281.66' 555115 4441 28219 15' GDC W=28064' 1t GAY f=28.51' 8" COV( 5=281.29' 8' OMC N=280.64' 596116 55481 286.10 6" PVC 1=278.8' 8' PVC 5=277,98' 5595117 5981 28843 8" PVC 916282.13' 12'811 1628196' 8"PVC 5=2181' 7.5" COMPACTED DEPTH 4.000 P51 PCC 6" COMPACTED DEPTH 1-1/4" - CRUSHED SURFACING BASE COURSE GRADE 40 STEEL ()4 BMS AT 24' 0.C. MAX WITHIN So d 00 UPPER 1/2 OF SLAB AND 4"_13 MIN. 2" OF CONC. COVER =04°°0 N Jho 99 per, 12" SUBGRADE COMPACTED TO 953 CONCRETE PAVING SECTION 8101 TO SCALE PAVEMENT SEC0ON PER RECOMMENDATIONS BY ASSOCIATED EARTH SCIENCES. INC. DATED AUGUST 12, 2013. REFER TO PORTLAND CEMENT PAVING RECOMMENDATIONS MEMO FOR FURTHER DETAIL O N w a a cn 2 (ff 511 Z • co w J cc 0 OQ2a J LA0 D Q -J z Ne0 0 TUKWILA VILLAGE 0 O 8 2g co w • �' 0aa. W N O Q N 0 0T w x 1 a Z 01 w Q M Ncy Z N < I 1511 • N N N Z03 N N - Y v v 5 CN Nrs 5 -06 Flie:r:\ 5000s\ 15255\e