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HomeMy WebLinkAboutPermit PL15-0022 - DALE SWEENEY - HOLIDAY INN EXPRESS PUBLIC HEARINGDESIGN REVIEW PUBLIC HEARING Parent Project: PL15-0022 APPROVED This File: L15-0027 /\ L i City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director CHAIR, MIKE HANSEN; VICE -CHAIR, SHARON MANN; COMMISSIONERS, LOUISE STRANDER, THOMAS MCLEOD, BROOKE ALFORD, MIGUEL MAESTAS, AND NHAN NGUYEN BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING AGENDA AUGUST 27, 2015 - 6:30 PM TUKWILA CITY HALL COUNCIL CHAMBERS Call to order Attendance Adoption of 07/23/15 Minutes BOARD OF ARCHITECTURAL REVIEW IV. CASE NUMBER: APPLICANT: REQUEST: LOCATION: L15-0027 Design Review Dale Sweeney, Architect Construct a five -story, 92-unit Holiday Inn Express hotel 90 Andover Park E., Tukwila, WA 98188 V. DIRECTOR'S REPORT VI. ADJOURN 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax 206-431-3665 � 1 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Staff Report Board of Architectural Review for Tukwila Holiday Inn Express Prepared August 19, 2015 HEARING DATE: August 27, 2015 FILE NUMBERS: L15-0027 Design Review L15-0028 Shoreline Substantial Development APPLICANT: Dale Sweeney, Architect REQUEST: Board of Architectural Review approval for a Holiday Inn Express, proposed for the vacant site at 90 Andover Park East. The hotel will be five stories, with 92 hotel rooms. LOCATION: 90 Andover Park East COMPREHENSIVE PLAN AND ZONING DESIGNATION: Tukwila Urban Center — Transit Oriented Development SEPA DETERMINATION: Exempt NOTIFICATION: A Notice of Application was distributed to agencies that may have an interest in the project on June 23, 2015. The Notice of Application was also posted on the project site and mailed to surrounding residences/property owners. There were no comments received in response to the Notice of Application. STAFF: Valerie Lonneman ATTACHMENTS: A. Plan Set (Site Plan A010, Site Details A011, Front Elevation A200, Right Elevation A201, Left Elevation A202, Rear Elevation A203, Iso-footcandle E1.01, Grading and Utility Plan 2/6, Landscape Plan L-1, Irrigation Plan L-2, Landscape Details & Specifications L-3, Irrigation Notes and Details L-4) B. Color Renderings (5 perspectives) C. Materials Board (presented at hearing) D. Development Agreement E. Holiday Inn Express Exterior Lighting Guide F. Green Facade Trellis Info Sheet G. TMC 18.28.130 Neighborhood Corridor summary sheet 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 Findings Vicinity/Site Description Project Description This project seeks to transform a vacant lot into a 62,337 sq. ft. five -story, 92-unit Holiday Inn Express hotel located at 90 Andover Park E (the SE corner of Tukwila Parkway and Andover Park East). The project includes frontage improvements along Andover Park E and Christensen Road, 98 parking spaces including a shared parking lot along Christensen Road for hotel guests and access to the Green River Trail, landscaping, and improvements to the vehicular and pedestrian circulation. The site will be accessed by one driveway on Andover Park East and two on Christensen Road (see Attachment A). Figure 1. Project location Tukwila' reen River rail Green Figure 2. Aerial view of project site L15-0027 — Tukwila Holiday Inn Express Page 2 Board of Architectural Design Review Staff Report Existing Development The lot is currently vacant and has no existing development. Previous use of this site was as a gas station. All structures associated with the previous use were demolished and excavated in 2006, at which time soil remediation for the site was completed. The parcel contains 1.16 acres and is zoned Tukwila Urban Center - Transit Oriented Development (TUC-TOD). Andover Park E and Christensen Road, which run parallel on the western and eastern sides of the lot, are both classified as Neighborhood Corridors. Figure 3. Existing Conditions —project site looking NE from Andover Park E. Figure 4. Existing conditions —looking south from Tukwila Pkwy (Green River Trail, Christensen Road, and project site) Surrounding Land Use Adjacent development and land uses include a one-story building that is currently vacant to the south, a one-story building to the west (across Andover Park East), which houses Lowe's hardware store, a public parking lot for access to the Green River Trail to the east, and Tukwila Parkway and I-405 to the north. Farther to the east across Christensen Road are two three-story buildings including the Best Western, located across the river, and the Riverton Office Plaza southeast of the site along the Green River Trail. Topography & Vegetation The parcel is generally flat, with a steep embankment along the Green River to the east of the parcel (beyond Christensen Road and the Green River Trail) and a hill to the north of the parcel, sloping up to Tukwila Parkway. L15-0027 — Tukwila Holiday Inn Express Page 3 Board of Architectural Design Review Staff Report Development Agreement In March 2015, the Tukwila City Council approved a Development Agreement between the City of Tukwila and Tukwila TSD, LLC (the developer) for the proposed hotel at 90 Andover Park East (see Attachment D). The agreement allowed the developer to create shared parking stalls to accommodate required parking for the proposed hotel in the right-of-way of Christensen Road. The shared space includes a drive aisle, 14 new parking spaces, and a reconfiguration of the existing spaces for a total of 45 parking spaces, with 41 to be shared and 4 stalls to be reserved for non -hotel users. In exchange for the shared parking the developer agreed to do the following items: • Landscape the old cul-de-sac area and maintain any areas landscaped as part of this development. • Maintain the parking area (striping, paving, and signs). • Provide public and emergency access through the subject property. • Construct a pedestrian connection from Andover Park E to Christensen Road and the Green River Trail. • Pay $93,849 to the city for future riverbank restoration work. The terms of this agreement have been fulfilled or shall be conditioned as part of the building permit. Design Review This project is subject to Board of Architectural Review approval under Tukwila Municipal Code (TMC) 18.28.030.D. As a large scale project, the project is subject to the applicable district -based standards, corridor - based standards, and supplemental standards in TMC Chapter 18.28 and the guidelines set forth in the Southcenter Design Manual. This discussion below is grouped into four sub -sections: District Based Standards; Corridor Based Standards; Supplemental Standards; and Southcenter Design Manual. The standards can be found online at http://www.tukwilawa.gov/dcd/urbanplan/TMC18.28 New Southcenter Zoning.pdf and the Design Manual can be found at http://www.tukwilawa.gov/dcd/urbanplan/Southcenter%20Subarea%20Plan Final.pdf. I. District -Based Standards Structure Height (TMC 18.28.070): The proposed building reaches a maximum height of 68 feet, which is in conformance with the building height restriction of 70 feet with a height bonus granted in exchange for public frontage improvements along Andover Park E and Christensen Road. Maximum Block Face Length (TMC 18.28.080): The proposed building is in compliance as it does not exceed the 700 foot maximum block face length. Side and Rear Setbacks and Landscaping Requirements (TMC 18.28.100-.110): The building meets the minimum 5 foot setback and landscaping requirement for the side and rear yards. L15-0027 — Tukwila Holiday Inn Express Page 4 Board of Architectural Design Review Staff Report / II. Corridor -Based Standards Andover Park East and Christensen Road are both considered Neighborhood Corridors. See Attachment G for Neighborhood Corridor standards summary sheet. Public Frontage Standards (TMC 18.28.150): The proposed project meets the requirements for public frontage standards along Andover Park East, including streetscape width and landscaping. Ornamental pedestrian- and vehicular -scale street lights shall be installed along the frontage per the Department of Public Works standard. Applicant shall submit a street lighting plan to satisfy this requirement with the building permit materials. Due to the arrangement for provision of shared parking on Christensen Road, the applicant has requested several modifications to the Neighborhood Corridor frontage standards for the eastern frontage as is permitted by TMC 18.28.130 C. The modification request requires a Type 2 decision, which may be consolidated as part of the BAR decision per TMC 18.104.030. The applicant must demonstrate that the modified corridor design: 1. Satisfies the urban design goals as stated in the Corridor Type's purpose, requirements, and description; 2. Is designed to transition safely to the existing conditions at either end; and 3. Enhances the streetscape of the site and adjacent development. The proposed frontage modification widens the landscaping island in between the on -site hotel parking lot and the adjacent off -site shared parking lot on Christensen Road. A nine -foot -wide landscaping strip with a nine -foot - wide sidewalk is proposed in lieu of the 15-foot sidewalk frontage improvement standard required for the Neighborhood Corridor (see Attachment G). Approximately four feet of this landscaping strip is within the right- of-way, with five feet of perimeter landscaping on the subject lot. The modification is a preferred approach to the requirement at the site as it is within the shoreline zone and at the terminus of Christensen Road. Building Orientation/Placement & Landscaping (TMC 18.28.160-.190): The proposed project meets building orientation standards. The building will be oriented to Andover Park E and Christensen Rd, and parking will be provided on the side and rear of the building. Along Andover Park E, no parking is proposed between the building and the street. Along Christensen Road, one double -loaded aisle of parking is proposed between the building and the street. Architectural Design Standards (TMC 18.28.2001: Neighborhood Corridor Architectural Design Standards Design Response Acceptable Partial Unresponsive Not applicable Facade articulation Increment Commercial/mixed use maximum — 50 feet X Major vertical modulation maximum — 120 feet X Ground level Transparency Commercial -use minimum — 50% X Comments: • Frontage improvements are only required along Andover Park E and Christensen Road; the property does not abut Tukwila Parkway along the northern parcel line (there is city owned land in-between the subject parcel and the road). Additionally, no access is provided from Tukwila Parkway and the site topography slopes up to further separate the road from the development site. Therefore, the City has determined that frontage standards shall not be required for the northern frontage. Table 1. Architectural Design Standards for the Neighborhood Corridor L15-0027 — Tukwila Holiday Inn Express Board of Architectural Design Review Staff Report Page5 III. Supplemental Standards Special Corner Feature (TMC 18.28.220): The building is located on the corner of Tukwila Parkway and Andover Park E. The northwest corner of the hotel features a 1-story area with an indoor pool, adjacent to an outdoor patio area with stamped concrete, benches, and landscaping. These features differentiate the northwest corner from the other corners of the building, opening the area up and creating an inviting, human -scale public space. Landscaping Types and General Landscaping Requirements (TMC 18.28.230-.240): The landscaping plan includes all required information for proposed vegetation. Spacing, dimensional, and screening/cover specifications are all satisfied. Irrigation plans have been submitted and approved by the urban ecologist. The setbacks are planted with sufficient shrubs and groundcovers to fulfill the landscaping requirements. Perimeter and interior landscaping square footage requirements have been satisfied. The landscaping islands and trees provided within the landscape islands are consistent with the code requirements. The City's Urban Environmentalist has reviewed and approved proposed plant material to ensure appropriate species selection and spacing. A maintenance agreement for all landscaping installed as part of the development (outside of the subject parcel) shall be instated as required by the development agreement. Open Space Regulations (TMC 18.28.250): The building footprint of approximately 17,000 square feet requires 850 square feet of open space. The open space provided on site includes the public plaza on the northwest corner of the lot and the pedestrian connection from Andover Park E to the Green River Trail, exceeding the open space requirement. 14 individual seats or 42 linear feet of seating has been provided in the form of seven six-foot benches. General Parking Requirements and Guidelines (TMC 18.28.260-.270): The proposed project provides 98 parking stalls, which is sufficient to fulfill the parking requirements for the hotel (a minimum of one stall per room). Per the Development Agreement, all parking stalls within the right-of-way of Christensen Road shall be for the joint use of the hotel guests and Green River Trail users and at least four spaces shall be designated exclusively for public access to the Green River Trail with appropriate signs. The parking lot meets requirements for compact car stalls, stall dimensions, setbacks, curb cuts, access, and provision of pedestrian walkways. Parking lot landscaping, layout, and bicycle parking are provided per code requirements. The sidewalk detail on the building permit must be revised to conform to TMC 18.28.260.C.1.c, which requires the curb cut design for driveways to match the height of the sidewalk to ensure that the sidewalk stays at a consistent grade for pedestrians (see Figure 5). L15-0027 — Tukwila Holiday Inn Express Page 6 Board of Architectural Design Review Staff Report / 1 Driveway With Planting Strips Plantltig strips allow the sidewalk to remain level and In a continuous direction. Figure 5. TMC 18.28260.C. requires driveways in the TUC to be level with the height of the sidewalk. Site Requirements (TMC 18.28.280): A walkway connecting Andover Park E to the Green River Trail has been provided along the northern lot line. A small pedestrian path through the landscaped area that separates Christensen Road from the hotel parking lot has been provided to facilitate pedestrian circulation and reduce plant damage from pedestrian traffic. The three pedestrian crosswalks within the parking lot shall be finished with the same stamped concrete as that used in the plaza in order to enhance pedestrian safety, comfort, and the attractiveness of the site. IV. Southcenter Design Manual The Southcenter Design Manual guidelines support and complement the community vision described in the Southcenter Subarea Plan, supplement and expand upon the design requirements in Chapter 18.28, and provide a flexible tool for quality and innovation. The Design Manual is organized into two main sections: Site Design Elements and Building Design. Site Design Elements covers a number of design topic areas, including Site Design, Service Areas and Mechanical Equipment, Lighting, Walls and Fences, and Open Spaces. The section on Building Design covers Architectural Concept, Entrances and Doors, Building Facade — Base and Top, Corner Treatments, Building Massing, Building Details and Elements, Building Materials and Colors, Windows, Weather Protection, Blank Walls, and Parking Structures. For each topic area, there are one or more Design Criteria, which can be general in nature. The Design Criteria explain the requirements for development proposals. They are the decision criteria by which the Director or Board of Architectural Review will decide whether to approve, condition or deny a project. The examples and explanations which augment each Design Criteria, provide guidance to the project applicant, to City Staff in reviewing a project proposal, and to the decision maker in determining whether the project meets the Design Criteria. L15-0027 — Tukwila Holiday Inn Express Page 17 Board of Architectural Design Review Staff Report A. Site Design/Elements 1. Site Design The intent of the site design/elements criteria is to encourage site design which is easily understood, appropriate to the area, takes advantage of unique opportunities, and is a positive element in the architectural character of the District within which it is located. The design criteria address various elements including: facilitation of traffic circulation by connecting through -streets; provision of safe, convenient, and connected pedestrian access; encouragement of harmonious visual character (where desirable); arrangement of buildings to enhance street frontages and the pedestrian environment; incorporation of open space and landscaping as a unifying feature; incorporation of screening, environmental mitigation, utilities and drainage as positive design elements; incorporation of opportunities for joint development of sites; and the use of site design to take advantage of and/or enhance views of and access to natural amenities such as the Green River. The project meets the design criteria. Due to the fact that the site must comply with both the Tukwila Urban Center and the Shoreline Jurisdiction criteria, the applicant had to strike a balance between the two codes, with priority given to the meet the requirements of the Shoreline Jurisdiction, which is state mandated. Therefore, the main entrance of the building is oriented toward the Green River per TMC 18.44.110.1.e. However, the TUC public frontage improvements, public patio, and secondary exterior public entrance on Andover Park East are instrumental in ensuring that one does not feel like the building has turned its "back" to the street. Additionally, a pedestrian connection from Andover Park E to the Green River Trail is proposed along the northern side of the lot, further enhancing pedestrian access in the area. The building is designed to provide views of the river from a balcony and from rooms that face the Green River. 2. Service Areas and Mechanical Equipment The intent of the service areas and mechanical equipment design criteria is to minimize the potential negative impacts of service elements through thoughtful siting and screening while meeting functional needs. Design criteria include: service element location and design; minimizing public visibility of loading docks and service bays, location and/or design of utility meters; electrical conduit and other service utility apparatus; rooftop equipment screening; and concealment and design incorporation of downspouts. The project meets the design criteria. The refuse and disposal area is accessible and properly screened by appropriate enclosures (with a limestone -like stone veneer to match building exterior) and landscaping. Waste Management has confirmed that the proposed site design provides sufficient access to this area. Appropriate vegetative screening has been indicated on the landscaping plan to obscure mechanical equipment. There is no rooftop mechanical equipment proposed. 3. Lighting Site lighting should be designed to promote safety as well as enhance the nighttime appearance of buildings and landscaping. The project meets the design criteria. The style of the exterior lighting fixtures fits the more contemporary building design, and the fixtures are appropriately spaced. Four different types of building -mounted fixtures are proposed. Gray, upward facing lights will be used to cast the signature Holiday Inn Express blue light beams onto the columns over the main entrance and the secondary entrance on Andover Park E, enhancing architectural features at night. Square gray, downward projecting sconces will be used on the front columns of the porte cochere to enhance visibility of the main entrance. Circular gray sconces will be wall -mounted along the upper facade around the building and will cast an "X" shaped beams on the walls. Curved gray, downward -tilting LID sconces will be mounted along the first floor exterior to help illuminate pedestrian areas (see Figures 6 & 7 and Attachment E). L15-0027 — Tukwila Holiday Inn Express Page 18 Board of Architectural Design Review Staff Report N. Additionally, bollard lights will provide pedestrian -oriented lighting along the pedestrian connection to the Green River Trail on the north side of the building. Figure 6. Proposed building -mounted lights. Fixtures left to right: upward casting blue light, downward casting blue light, "X" light, and curved first -floor sconce. Figure 7. Rendering of Holiday Inn Express signature blue lighting elements. 4. Walls and Fences Walls and fences shall be designed to be compatible with the building, improve the appearance of the site, and improve safety. The proposed building meets the design criteria. The main entrance features pilasters that help announce the pedestrian "gateway" to the hotel. The walls of the refuse and disposal enclosure will be finished with limestone - like stone veneer to match the building and the gate of the enclosure will be western red cedar or equivalent. 5. Open Space Provide safe, attractive, and usable open spaces that promote pedestrian activity and enhance the setting and character of the development. The proposed design features a patio area adjacent to the one-story pool area, which will increase the amount of sunlight received by the patio, which is located on the northwestern corner of the building. Landscaping and L15-0027 — Tukwila Holiday Inn Express Page 19 Board of Architectural Design Review Staff Report stamped concrete will improve the aesthetics of the area. The patio is adjacent to the proposed pedestrian connector that runs the length of the northern lot line, connecting Andover Park E. to the Green River Trail. The patio will serve as an inviting public space along Andover Park E, enhancing the character and functional use of the north and western sides of the building. The applicant shall submit stamped concrete detail/photo for planning approval with building permit materials. B. Building Design 1. Architectural Concept The architectural design criteria encourages building design with easily understood organization, an appropriate relationship to the site, and with a positive impact on the architectural character of the District within which it is located Architectural design should unify the massing and components of a structure or structures on a site into a cohesive and consistent thematic or stylistic architectural character or style that is responsive to the functional requirements of the development. The facades include notable elements of modulation, a distinct base and top, variation in the roofline, and elements of detail such as square embellishments copper accents, and columns, which satisfy the design criteria (see Attachment B). 2. Entrances and Doors The primary entrance should be located and designed to represent the overall style and architectural character of the building and ensure a welcoming public face to the building. The project meets the design criteria. The primary entrance on the eastern side of the building has high visibility (with a covered port cochere) and is consistent with the building's architectural details (Figure 8). A secondary pedestrian -oriented public entrance is located on the west side of the building to provide access from Andover Park East (Figure 9). The northern facade features an additional keyed entrance for hotel guests that is visually consistent with the other entrances but more discrete. L15-0027 — Tukwila Holiday Inn Express Board of Architectural Design Review Staff Report Page 10 l \ Figure 8. East elevation rendering of proposed hotel. Figure 9. West elevation rendering of proposed hotel. 3. Building Facade — Base & Top Create a building base where the horizontal articulation of the lower part of a building facade's design establishes a human scale for pedestrian users and passers-by, and aesthetically "ties" a building to the ground. Create a "top" on buildings through a substantial horizontal articulation of the facade at the uppermost floor of the building to provide an attractive facade skyline and complete the upper facade composition. Rooflines should reflect the architectural style of the building and be a distinctive design element. Roof surfaces should be punctuated with varying roof forms to break up large massing of roof surfaces and/or to provide opportunities to daylight interior spaces. Roof overhangs for both flat and sloping roofs are encouraged to add depth, shadow and visual interest. Building design meets design criteria. The first floor facade is finished with a limestone -like stone veneer to provide horizontal articulation and a durable and distinct base. Copper -colored metal awnings along the first floor further establish a pedestrian scale experience. The top floor and eves are finished with a lighter beige E.F.I.S., which distinguishes the top of the building and contrasts with the dark brown and black of the roof. The roof has a pitch of 7:12 with many distinct ridgelines and includes exaggerated overhangs that add architectural interest. 4. Corner Treatments The design criteria serve to emphasize building corners at important intersections with a distinctive building element. The Northwest corner of the hotel features a 1-story area housing an indoor pool, which lies adjacent to an outdoor patio. These stepped back nature of the building at this corner differentiates it from the other corners of the building, opening the area up and creating an inviting, human -scale public space. 5. Building Massing L15-0027 — Tukwila Holiday Inn Express Page 11 Board of Architectural Design Review Staff Report The use of horizontal and vertical modulation is required to maintain the desired human scale and character for the Southcenter area. The requirements encourage the design of building facades which incorporate interesting architectural details that add variety to the facade, animate the street presence, and are attractive at a pedestrian scale. The project meets the design criteria. The project utilizes decorative awnings, roofline differentiation, variation in materials, vertical and horizontal modulation, and architectural details including copper -painted awnings and columns to reduce the perceived scale and add visual interest. 6. Building Details and Elements Detail elements are required to encourage the incorporation of design details and small-scale elements into building facades that are attractive at a pedestrian scale. The project meets the design criteria. The project employs protruding window frames, custom -designed copper colored awnings, decorative building -mounted light fixtures, an interesting assortment of building materials, and stylized concrete design elements to provide texture and sculptural relief. 7. Building Materials and Colors The use of natural materials that reflect our Northwest setting such as stone, local woods like cedar and fir, and functional materials like concrete, brick, and metal are encouraged. Wall cladding materials appropriate to the architectural style and building type shall be used. Authentic materials and methods of construction should be used to the degree possible. More than two colors and materials should be incorporated into each building's design. Monochromatic schemes are discouraged. Color choices should include warm rich colors that reflect and complement the woodlands, water and open sky of the region; weathered wood and oxidized metal colors relate to industrial and agricultural influences. The project meets the design criteria. Facade materials and colors will be neutral and subdued, with muted green accent -walls on the eastern, southern, and northern facades. A variety of building materials are incorporated in the design, including E.F.I.S, copper colored painted metal, glass, cedar, and limestone -like stone veneer panels. Fascia/beams will be painted dark brown to give the appearance of wooden roof beams and trim (Attachment C to be provided at hearing). 8. Windows Ornamental framing and hardware should be used to provide a utilitarian opportunity for craftsmanship and decoration. Window frames and sills should be designed to be prominent and substantial in order to enhance openings and add additional relief. The project meets the design criteria for windows by utilizing prominent window frames and sills that add textural relief and detailing to the facade. The project includes copper -painted flat metal awnings above the first - floor windows and sloped copper -painted metal awnings above other windows and balconies, which provide additional articulation and interest to the windows. 9. Weather Protection Design buildings with non-residential ground floor uses to provide pedestrian weather protection along adjacent street front sidewalks and open spaces using awnings, canopies, or building overhangs such as porticos, covered porches and arcades. Where building orientation to streets/open spaces is required for the applicable Corridor Type, weather protection at least 6 feet in width along at least 75 percent of the facade must be provided. The project meets the design criteria. Six-foot deep horizontal awnings overhanging 75% of the first -floor windows/doors along Andover Park E and Christensen Road and a porte cochere provides cover for the passenger L15-0027 — Tukwila Holiday Inn Express Page 12 Board of Architectural Design Review Staff Report loading zone at the main building entrance on the eastern facade. Several benches on the southern facade are proposed under awnings, providing a weather -protected outdoor seating area near the main entrance. 10. Blank Walls Blank walls are not permitted facing streets, sidewalks, open spaces, or pedestrian pathways and instead shall be designed to provide visual interest and human scale. The proposed project includes a pattern of windows and trellises (see Attachment F) to cover blank walls and is consistent with the blank wall requirements. 11. Parking Structures Design criteria do not apply as the project does not include a parking structure but rather a parking lot. V. Public Comments A Notice of Application was distributed to agencies that may have an interest in the project on June 23, 2015. The Notice of Application was also posted on the project site and mailed to surrounding residences/property owners. There were no comments received in response to the Notice of Application. • Conclusions 1. District -Based Standards Structure height, length, and setback requirements are in compliance with the Tukwila Urban Center -Transit Oriented Development standards. 2. Corridor -Based Standards Public frontage, building orientation and landscaping, facade articulation, blank wall, and transparency requirements have been fulfilled in accordance with the Neighborhood Corridor standards. The Department Director determined that the 50% ground -level transparency requirement is not applicable to the northern facade (Adjacent to Tukwila Parkway, a Commercial Corridor) as the subject property does not directly abut the street. The proposed frontage modification widens the landscaping island between the on -site hotel parking lot and the adjacent off -site shared parking lot on Christensen Road. A nine -foot -wide landscaping strip with a nine - foot -wide sidewalk is proposed in lieu of the 15-foot sidewalk frontage improvement standard required for the Neighborhood Corridor (see Attachment G). Approximately four feet of this landscaping strip is within the right-of-way, with five feet of perimeter landscaping on the subject lot. The modification is a preferred approach to the requirement at the site as it is within the shoreline zone and at the terminus of Christensen Road. 3. Supplemental Standards Landscaping is in compliance with all TUC-TOD requirements. The City's Urban Environmentalist has reviewed and approved proposed plant materials to ensure appropriate species selection and spacing. A maintenance agreement for all landscaping installed as part of the development (within and outside of the subject parcel) shall be provided by the applicant as required by the development agreement. L15-0027 — Tukwila Holiday Inn Express Page 113 Board of Architectural Design Review Staff Report The site design provides sufficient open space, parking, and pedestrian access to meet code requirements. Additional features, such as a cut -through path in the middle of the landscape island along the eastern property line, serve to increase the utility and durability of the site. The sidewalk detail on the building permit must be revised to conform to TMC 18.28.260.C.1.c. to provide a consistent sidewalk grade. VI. Southcenter Design Manual 1. Site Design Elements The project meets the design criteria. The proposed development meets the minimum setback requirement and creates a pedestrian -scale environment on Andover Park East. Pedestrian amenities such as benches and shade trees are provided. A pedestrian connection from Andover Park E to the Green River Trail is proposed along the northern side of the lot. Landscape islands and stamped concrete pedestrian crossings will promote efficient vehicular circulation and access to parking spaces while providing safe and convenient pedestrian access throughout the site. The proposed site design adds one additional access point off of Christensen Road, which will allow hotel guests and the general public to access parking on Christensen Road from Andover Park E and provide emergency vehicle access between the two roads. This design will also improve vehicular access to the Green River Trail parking lot, which is currently only available by driving north on Christensen Road, with the nearest cross street at Baker Boulevard. Interior parking lot landscaping and perimeter landscaping follow a coherent design concept, which will soften the built environment and create an inviting, pedestrian -friendly atmosphere. Proposed lighting matches the contemporary building design and will improve visibility of the building at night by illuminating areas of the facade, without causing off -site Tight pollution along the shoreline. The proposed public patio will enhance the pedestrian environment on the corner of Andover Park E and Tukwila Parkway through improved landscaping and amenities such as benches, shade trees, and stamped concrete. Applicant shall submit stamped concrete detail/photo for planning approval with building permit materials 2. Building Design The proposed building achieves a more contemporary architectural design than neighboring buildings, improving the architectural character of the TUC-TOD District. The renderings demonstrate a cohesive style and high quality design with ample modulation, articulation, and attention to detail. The color palate features saturated warm neutral hues, with muted green accent walls and metal copper -colored awnings. Materials are varied, adding visual interest. The dynamic roofline pitch is pleasing to the eye and in conjunction with the dark brown fascia and beams, the black roof with dramatic overhangs will create a strong but harmonious "top" to the building. The wall washer lights will provide subtle illumination of the building facade, highlighting architectural features such as the columns at night. The scale of the proposed five -story building is larger than neighboring development, particularly when compared the office building located directly to the south, however there are two three-story buildings L15-0027 — Tukwila Holiday Inn Express Page 114 Board of Architectural Design Review Staff Report located across the river and southeast of the site along the Green River Trail that are more compatible with the proposed development in scale and design. Recommendations Staff recommends the approval of the Design Review application with the following conditions: 1. Prior to building permit approval, civil plans shall be revised to demonstrate conformance with TMC 18.28.260.C.1.c, which requires the curb cut design for driveways to match the height of the sidewalk to ensure that the sidewalk stays at a consistent grade for pedestrians. 2. Applicant shall submit stamped concrete detail/photo for planning approval with building permit materials. Staff also recommends approval of modification of the corridor standards along Christensen Road to require nine feet of sidewalk and nine feet of landscaping (with approximately four feet in the right of way and five feet of perimeter landscaping on the site) in lieu of the 15-foot Neighborhood Corridor frontage requirement. Informational Items 1. Any signage for the property shall be reviewed through submittal of a separate sign permit application. 2. Prior to building permit approval, a maintenance agreement shall be submitted to the city for review and approval for the parking lot and landscaped areas, easement for public/fire access, and easement for public trail access, per the terms of the Development Agreement dated May 15, 2015 (City Ordinance No. 2473). L15-0027 — Tukwila Holiday Inn Express Page 15 Board of Architectural Design Review Staff Report City of Tukwila Jim Haggerton, Mayor Department of Community Development NOTICE OF DECISION TO: Dale Sweeney, Applicant David Kwok, Owner Ray Patel, Owner King County Assessor, Accounting Division Washington State Department of Ecology, NW Regional Office Muckleshoot Indian Tribe Duwamish Indian Tribe Jack Pace, Director August 28, 2015 This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L15-0027; PL15-0022 Applicant: Dale Sweeney, Architect Type of Permit: Design Review Project Description: Construct a new 62,337 sq. ft. 5 story, 92 unit Holiday Inn Express hotel. Location: 90 Andover Park East, Tukwila, WA Associated Files: L15-0028 (Shoreline) Comprehensive Plan Designation/Zoning District: Tukwila Urban Center — Transit Oriented Development (TUC-TOD) II. DECISION SEPA Determination: The City of Tukwila prepared a Supplemental Environmental Impact Statement (SEIS) for the Southcenter Subarea under the State Environmental Policy Act (SEPA) as set forth in RCW 43.21C.420. Project -specific development proposals within the Southcenter Subarea are not subject to individual SEPA review provided they are consistent with the subarea plan, development regulations, and the SEIS. This project was therefore exempt from SEPA review. Decision on Substantive Permit: The City Board of Architectural Review has determined that the application for Design Review does comply 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 following conditions: 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 t 1. Prior to building permit approval, civil plans shall be revised to demonstrate conformance with TMC 18.28.260.C.1.c, which requires the curb cut design for driveways to match the height of the sidewalk to ensure that the sidewalk stays at a consistent grade for pedestrians. 2. Applicant shall submit stamped concrete detail/photo for planning approval with building permit materials. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 4 decision pursuant to Tukwila Municipal Code 18.104.010. Other land use applications related to this project have been approved. One administrative appeal to the Hearing Examiner of the Board of Architectural Review Decision is permitted. No administrative appeal of a DNS or an EIS 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 14 days of the issuance of this Decision, which is by September 11, 2015. The requirements for such appeals are set forth in Tukwila Municipal Code 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. 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 RCW 36.70C. An appeal challenging a DNS, an VL Page 2 of 3 8/28/2015 W:\Users\Valerie\Notice of Decision\L15-0027 NOD A MDNS or an EIS 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. VI. 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 Valerie Lonneman who may be contacted at 206-433-7140 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. Valerie Lonneman, Assistant Planner Department of Community Development City of Tukwila VL Page 3 of 3 8/28/2015 W:\Users\Valerie\Notice of Decision\L15-0027 NOD 4 — I *••••••, r • "••••••7....ro_ 1 } 1."`""ftiftroftsi r1,1 ...am • II 1 1 .1,1•110, 0.101.11M. Th 4uatutpelly • 0 0 0 0 0 0 0 0 0 0 0 0 0 0 • Attachment C. Colors and Materials Board (to be presented at hearing) • WC' • • e ; corT),NAPO ••••ev • "2;e7- tttsy*,7Alo-V HOLIDAY INN EXPRESS TUL MLA WA TUKWILA TSD L L C ARCHTECT WINDOW FRAMES 7)4.44rar.," Attachment D 15.100 Council Approval 3116/15 DEVELOPMENT AGREEMENT Ordinance No. 2473 BY AND BETWEEN THE CITY OF TUKWILA AND TUKWILA TSD LLC, FOR THE SHARED USE OF PARKING IN THE RIGHT-OF-WAY OF CHRISTENSEN ROAD, AS IT RELATES TO THE PLANNED DEVELOPMENT OF A HOTEL LOCATED AT 90 ANDOVER PARK EAST I. PREAMBLE THIS DEVELOPMENT AGREEMENT is made and entered into this t day of �L GL 2015, by and between the City of Tukwila, a noncharter, optional code Washington iunicipal corporation, hereinafter the "City," and Tukwila TSD LLC, an S corporation, organized under the laws of the State of Washington, hereinafter the "Developer." II. RECITALS WHEREAS, the Developer desires to develop a new five -story hotel at 90 Andover Park East with 92 guest rooms; and WHEREAS, one parking space per guest room is required for lodging uses in the Tukwila Urban Center Transit Oriented Development District; and WHEREAS, the Developer has submitted a site plan showing the required number of parking stalls for the hotel cannot be accommodated as surface parking on the project site; and WHEREAS, the Developer proposes non-exclusive use of parking and drive aisle area in the right-of-way of Christensen Road to meet the parking requirements for the proposed hotel at 90 Andover Park East; and WHEREAS, the City of Tukwila is the owner of the Christensen Road right-of-way, which includes undeveloped area adjacent to the project's eastern property line, paved street, parking, and cul-de-sac areas; and WHEREAS, the parking area in the right-of-way of Christensen Road is currently used by members of the public for access to the Green River Trail, shoreline, and parks areas; and WHEREAS, hotel parking spaces are expected to be used primarily in the evening and nighttime hours; parking spaces for trail, shoreline, and parks access are expected to be used during daylight hours; and WHEREAS, the Developer proposes to add parking spaces within the undeveloped right-of- way area adjacent to the hotel site and to reconfigure existing spaces to increase the number of parking spaces that would be shared for hotel use and the public for access to the Green River Trail; and 0114 cp. WHEREAS, all parking spaces within the right-of-way area will be shared and at least four spaces will be designated for non -hotel users to ensure access to the Green River Trail for members of the public; and WHEREAS, the Developer proposes to maintain the parking area within the right-of-way as outlined in Exhibit 2 for the length of this agreement; and WHEREAS, the vision for parking areas within the Transit Oriented Development (TOD) Neighborhood in the Southcenter Subarea Plan is that "parking will be accommodated by a combination of off- and on -street parking spaces/lots" and shared parking facilities. "Such facilities can be shared between public and private uses" (p. 19); and WHEREAS, the Developer proposes to construct a pedestrian connection between the intersection of Andover Park East and Tukwila Parkway to the Green River Trail; and WHEREAS, implementation strategies for policy 10.2.1 of the Tukwila Comprehensive Plan include "Seek opportunities for public/private partnerships;" and WHEREAS, a through -way from Andover Park East to Christensen Road will be constructed as part of the project to replace the emergency vehicle maneuvering function of the cul-de-sac; and WHEREAS, uses that provide public access are prioritized in the Urban Conservancy Environment in the Shoreline Element of the Tukwila Comprehensive Plan and the proposed development furthers this goal; and WHEREAS, the Washington State Legislature has authorized the execution of a development agreement between a local government and a person having ownership or control of real property within its jurisdiction (RCW 36.70B.170(1)); and WHEREAS, a development agreement must set forth the development standards and other provisions that shall apply to, govern and vest the development, use and mitigation of the development of the real property for the duration specified in the agreement (RCW 36.70B.170(I )); and WHEREAS, for the purposes of this development agreement, "development standards" includes, but is not limited to, all of the standards listed in RCW 36.70B.170(3); and WHEREAS, a development agreement must be consistent with the applicable development regulations adopted by a local government planning under chapter 36.70A RCW (RCW 36.70B.170(l )); and 2 WHEREAS, Tukwila Municipal Code Section 18.86.030 explicitly allows for flexibility in development standards applicable to a property developed under a development agreement "to achieve public benefits, respond to changing community needs, or encourage modifications which provide the functional equivalent or adequately achieve the purposes of otherwise applicable City standards"; and WHEREAS, this Development Agreement by and between the City of Tukwila and the Developer (hereinafter the "Development Agreement"), relates to the development known as the 90 Andover Park East Hotel, which is located at: 90 Andover Park East (hereinafter the "Subject Property"); and WHEREAS, a development agreement must be approved by ordinance or resolution after a public hearing (RCW 36.70B.200); and WHEREAS, a public hearing for this Development Agreement was held on November 24, 2014, and the City Council approved this Development Agreement by Ordinance No. 2473 on March 16, 2015; and NOW THEREFORE, in consideration of the mutual promises set forth herein, the parties hereto agree as follows: III. AGREEMENT Section 1. The Project. The Project is the development and use of the Subject Property, located at 90 Andover Park East in the City of Tukwila and a portion of Christensen Road right-of- way for a 92-room 5-story hotel and 45 shared parking spaces on Christensen Road right-of-way, as shown on Exhibit 2. Section 2. The Subject Property. The Subject Property and right-of-way are legally described in Exhibit 1, attached hereto and incorporated herein by this reference. Section 3. Definitions. As used in this Development Agreement, the following terms, phrases and words shall have the meanings and be interpreted as set forth in this Section. a) "Adopting Ordinance" means the Ordinance which approves this Development Agreement, as required by RCW 36.70B.200. b) "Council" means the duly elected legislative body governing the City of Tukwila. c) "Design Guidelines" means the Tukwila Design Manual, as adopted by the City. d) "Director" means the City's Community Development Director. e) "Effective Date" means the effective date of the Adopting Ordinance. 3 / " / f) "Existing Land Use Regulations" means the ordinances adopted by the City Council of Tukwila in effect on the Effective Date, including the adopting ordinances that govern the permitted uses of land, the density and intensity of use, and the design, improvement, construction standards and specifications applicable to the development of the Subject Property, including, but not limited to the Comprehensive Plan, the City's Official Zoning Map and development standards, the Design Manual, the Public Works Standards, SEPA, Concurrency Ordinance, and all other ordinances, codes, rules and regulations of the City establishing subdivision standards, park regulations, building standards. "Existing Land Use Regulations" does not include non -land use regulations, which includes taxes and impact fees. g) "Landowner" is the party who has acquired any portion of the Subject Property from the Developer who, unless otherwise released as provided in this Agreement, shall be subject to the applicable provisions of this Agreement. The "Developer" is identified in Section 5 of this Agreement. h) "Project" means the anticipated development of the Subject Property, as specified in Section 1 and as provided for in all associated permits/approvals, and all incorporated exhibits. i) "Vesting date" means the date a valid and fully complete building permit application for the hotel is submitted to the City of Tukwila. Section 4. Exhibits. Exhibits to this Agreement are as follows: A. Exhibit 1 - Legal description of the Subject Property and the right-of-way. B. Exhibit 2 - Conceptual Site Plan Section 5. Parties to Development Agreement. The parties to this Agreement are: A. The "City" is the City of Tukwila, 6200 Southcenter Blvd., Tukwila, WA 98188. B. The "Developer" or Owner is a private enterprise which owns the Subject Property in fee, and whose principal office is located at 21109 66th Avenue South, Kent, WA 98032. C. The "Landowner." From time to time, as provided in this Agreement, the Developer may sell or otherwise lawfully dispose of a portion of the Subject Property to a Landowner who, unless otherwise released, shall be subject to the applicable provisions of this Agreement related to such portion of the Subject Property. Section 6. Project is a Private Undertaking. It is agreed among the parties that the Project is a private development and that the City has no interest therein except as explicitly outlined in this Agreement and as authorized in the exercise of its governmental functions. 4 Section 7. Effective Date and Term. This Agreement shall commence upon the effective date of the Adopting Ordinance approving this Agreement, and shall continue in force for a period of 50 years, with the option to extend the Agreement an additional 30 years, unless extended or terminated as provided herein. Following the expiration of the term or extension thereof, or if sooner terminated, this Agreement shall have no force and effect, subject however, to post -termination obligations of the Developer or Landowner. Section 8. Terms. A. Design • The Project at 90 Andover Park East shall be allowed non-exclusive use rights for the parking spaces and drive aisle area of Christensen Road (as depicted in Exhibit 2) to meet minimum parking requirements for the development. This Agreement shall not preclude the City from entering into additional agreements regarding use of this area by other private parties. The Project will be subject to the development regulations in effect at the time of complete permit application submittals. • The site plan attached as Exhibit 2 is included with this Agreement for reference only, and has not yet been approved as of the date of execution of this Agreement. The site plan shall be subject to modifications during review of the required land use permits. • As a result of the cul-de-sac closure, public access through 90 Andover Park East is hereby allowed and provided for. • The Developer shall construct a pedestrian connection between the intersection of Andover Park East and Tukwila Parkway to the Green River Trail. • All shared parking stalls will be constructed and maintained to Public Works Infrastructure Design and Construction Standards. • The Developer shall be responsible for making a payment of $93,849 to the City of Tukwila. This payment shall be made prior to the issuance of the building permit for the hotel. B. Construction • The cost of permits and plans required for construction of the parking area shall be borne by the Developer and submitted as part of the permits for the hotel. The parking in the right-of-way must receive final approval by all required City departments prior to issuance of the Certificate of Occupancy for the hotel. C. Maintenance • The parking area shall be subject to inspections every five years. • Developer is solely responsible for the cost and maintenance of the parking spaces. New striping of the parking spaces shall be completed every three years. 5 / / \ D. Operations • A total of 92 parking spaces are required for the 92-room hotel as proposed. The site plan in Exhibit 2 includes 98 parking spaces. All parking spaces within the right-of-way of Christensen Road and the hotel parking lot shall be for the joint use of the hotel users and members of the public and at least four spaces shall be designated for non -hotel users to ensure access to the Green River Trail for members of the public. If the final design of the hotel is for less than 92 rooms, then any additional spaces after calculating one space per room plus two spaces shall be designated for non -hotel users. Section 9. Vested Rights. During the term of this Agreement, unless sooner terminated in accordance with the terms hereof, in developing the Subject Property consistent with the Project described herein, Developer is assured, and the City agrees, that the development rights, obligations, terms and conditions specified in this Agreement, are fully vested in the Developer and may not be changed or modified by the City, except as may be expressly permitted by, and in accordance with, the terms and conditions of this Agreement, including the Exhibits hereto, or as expressly consented thereto by the Developer. Section 10,. Minor Modifications. Minor modifications from the approved permits or the exhibits attached hereto may be approved in accordance with the provisions of the City's code, and shall not require an amendment to this Agreement. Section 11. Further Discretionary Actions. Developer acknowledges that the Existing Land Use Regulations contemplate the exercise of further discretionary powers by the City. These powers include, but are not limited to, review of additional permit applications under Shoreline Substantial Development Permit and Design Review. Nothing in this Agreement shall be construed to limit the authority or the obligation of the City to hold legally required public hearings, or to limit the discretion of the City and any of its officers or officials in complying with or applying Existing Land Use Regulations. Section 12., Existing Land Use Fees and Impact Fees. A. Land use fees adopted by the City by ordinance as of the Effective Date of this Agreement may be increased by the City from time to time, and are applicable to permits and approvals for the Subject Property, as long as such fees apply to similar applications and projects in the City. B. All impact fees shall be paid as set forth in the approved permit or approval, or as addressed in Chapters 16.26 and 9.48 of the Tukwila Municipal Code. IV. GENERAL PROVISIONS Section 1. Assignment of Interests. Rights, and Obligations. This Agreement shall be binding and inure to the benefit of the Parties. No Party may assign its rights under this Agreement without the written consent of the other Party, which consent shall not unreasonably be withheld. This Agreement shall be binding upon and shall inure to the benefit of the heirs, successors, and assigns of the Developer and the City. 6 Section 2. Incorporation of Recitals. The Recitals contained in this Agreement, and the Preamble paragraph preceding the Recitals, are hereby incorporated into this Agreement as if fully set forth herein. Section 3. Severability. The provisions of this Agreement are separate and severable. The invalidity of any clause, sentence, paragraph, subdivision, section, or portion or the invalidity of the application thereof to any person or circumstance, shall not affect the validity of the remainder of this Agreement, or the validity of its application to other persons or circumstances. Section 4. Termination. This Agreement shall expire and/or terminate as provided below: A. This Agreement shall expire and be of no further force and effect if the Developer fails to submit a complete building permit application for the construction of the hotel within one year, or if the Project construction is not completed within three years, of the effective date of this Agreement; or if at any time after Project construction is completed, Developer fails to maintain the parking areas according to the terms of this Agreement. Nothing in this Agreement shall extend the expiration date of any permit or approval issued by the City for any development. B. This Agreement shall expire and be of no further force and effect if the Developer does not construct the Project as contemplated by the permits and approvals identified in this Agreement, or submits applications for development of the Subject Property that are inconsistent with such permits and approvals. C. This Agreement shall terminate at such time as a change of use occurs at 90 Andover Park East, or at such time as 90 Andover Park East is redeveloped. D. This Agreement shall terminate in the event the Washington State Department of Transportation (WSDOT) widens Interstate 405 in the vicinity of the Subject Property, or should any other project or condition arise that requires reconfiguration of Tukwila Parkway and/or the Project parking area. E. This Agreement shall terminate upon the abandonment of the Project by the Developer. The Developer shall be deemed to have abandoned the Project if/when written notice is provided to the City that the Developer's interest in the Project has been terminated. Said notice shall be given to the City no more than 30 days after the Developer's interest in the Project is terminated. F. This Agreement may terminate pursuant to Section IV.,3, Severability, or Section IV.,10, Default, or as otherwise outlined in this Agreement. G. If the use will continue upon expiration of the term of this Agreement, the Developer shall either negotiate a new agreement with the City or provide documentation showing how the number of parking spaces required by the codes at the time of expiration will be provided. 7 Section 5. Effect upon Termination on Developer Obligations. Termination of this Agreement as to the Developer of the Subject Property or any portion thereof shall not affect any of the Developer's obligations to comply with the City Comprehensive Plan and the terms and conditions or any applicable zoning code(s) or subdivision map or other ]and use entitlements approved with respect to the Subject Property, any other conditions of any other development specified in the Agreement to continue after the termination of this Agreement or obligations to pay assessments, liens, fees or taxes. Section 6. Effects upon Termination on City. Upon any termination of this Agreement as to the Developer of the Subject Property, or any portion thereof, the entitlements, conditions of development, limitations on fees and all other terms and conditions of this Agreement shall no longer be vested hereby with respect to the property affected by such termination (provided that vesting of such entitlements, conditions or fees may then be established for such property pursuant to then existing planning and zoning laws). Section 7. Specific Performance. The parties specifically agree that damages are not an adequate remedy for breach of this Agreement, and that the parties are entitled to compel specific performance of all material terms of this Agreement by any party in default hereof. Section 8. Governing Law and Venue. This Agreement shall be construed and enforced in accordance with the laws of the State of Washington. Venue for any action shall lie in King County Superior Court or the U.S. District Court for Western Washington. Section 9. Attorneys' Fees. In the event of any litigation or dispute resolution process between the Parties regarding an alleged breach of this Agreement, neither Party shall be entitled to any award of attorneys' fees. Section 10. Notice of Default/Opportunity to Cure/Dispute Resolution. A. In the event a Party, acting in good faith, believes the other Party has violated the terms of this Agreement, the aggrieved Party shall give the alleged offending Party written notice of the alleged violation by sending a detailed written statement of the alleged breach. The alleged offending Party shall have 30 days from receipt of written notice in which to cure the alleged breach unless the Parties agree, in writing, to additional time. This notice requirement is intended to facilitate a resolution by the Parties of any dispute prior to the initiation of litigation. Upon providing notice of an alleged breach, the Parties agree to meet and agree upon a process for attempting to resolve any dispute arising out of this Agreement. A lawsuit to enforce the terms of this Agreement shall not be filed until the latter of (a) the end of the cure period, or (b) the conclusion of any dispute resolution process. B. After notice and expiration of the ,30-day period or other time period as agreed to by the Parties, if such default has not been cured or is not being diligently cured in the manner set forth in the notice, the other party or Landowner to this Agreement may, at its option, institute legal proceedings pursuant to this Agreement. In addition, the City may decide to file an action to enforce 8 the City's Codes, and to obtain penalties and costs as provided in the Tukwila Municipal Code for violations of this Development Agreement and the Code. Section 11. No Third -Party Beneficiaries. This Agreement is for the benefit of the Parties hereto only and is not intended to benefit any other person or entity, and no person or entity not a signatory to this Agreement shall have any third -party beneficiary or other rights whatsoever under this Agreement. No other person or entity not a Party to this Agreement may enforce the terms and provisions of this Agreement. Section 12. Integration. This Agreement and its exhibits represent the entire agreement of the parties with respect to the subject matter hereof. There are not other agreements, oral or written, except as expressly set forth herein. Section 13. Authority. The Parties each represent and warrant that they have full power and actual authority to enter into this Agreement and to carry out all actions required of them by this Agreement. All persons are executing this Agreement in their representative capacities and represent and warrant that they have full power and authority to bind their respective organizations. Section 14. Covenants Running with the Land. The conditions and covenants set forth in this Agreement and incorporated herein by the Exhibits shall run with the land and the benefits and burdens shall bind and inure to the benefit of the parties. The Developer, Landowner and every purchaser, assignee or transferee of an interest in the Subject Property, or any portion thereof, shall be obligated and bound by the terms and conditions of this Agreement, and shall be the beneficiary thereof and a party thereto, but only with respect to the Subject Property, or such portion thereof, sold, assigned or transferred to it. Any such purchaser, assignee or transferee shall observe and fully perform all of the duties and obligations of a Developer contained in this Agreement, as such duties and obligations pertain to the portion of the Subject Property sold, assigned or transferred to it. Section 15. Amendment to Agreement; Effect of Agreement on Future Actions. This Agreement may be amended by mutual consent of all of the parties, provided that any such amendment shall follow the process established by law for the adoption of a development agreement (see RCW 36.70B.200). However, nothing in this Agreement shall prevent the City Council from making any amendment to its Comprehensive Plan, Zoning Code, Official Zoning Map or development regulations affecting the Subject Property as the City Council may deem necessary to the extent required by a serious threat to public health and safety. Nothing in this Development Agreement shall prevent the City Council from making any amendments of any type to the Comprehensive Plan, Zoning Code, Official Zoning Map or development regulations relating to the Subject Property. Section 16. Releases. Developer, and any subsequent Landowner, may free itself from further obligations relating to the sold, assigned, or transferred property, provided that the buyer, assignee or transferee expressly assumes the obligations under this Agreement as provided herein. 9 Section 17. Notices. Notices, demands, correspondence to the City and Developer shall be sufficiently given if dispatched by pre -paid first-class mail to the addresses of the parties as designated under III Agreement, Section 5 Parties to Development Agreement. Notice to the City shall be to the attention of both the Mayor's Office and the City Attorney. Notices to subsequent Landowners shall be required to be given by the City only for those Landowners who have given the City written notice of their address for such notice. The parties hereto may, from time to time, advise the other of new addresses for such notices, demands or correspondence. Section 18. Reimbursement for Agreement Expenses of the City. Developer agrees to reimburse the City for actual expenses incurred over and above fees paid by Developer as an applicant incurred by City directly relating to this Agreement, including recording fees, publishing fees and reasonable staff and consultant costs not otherwise included within application fees. This Agreement shall not take effect until the fees provided for in this section, as well as any processing fees owed to the City for the Project, are paid to the City. This Agreement shall be terminated if the Developer does not pay to the City the fees provided for in this section. Upon payment of all expenses, the Developer may request written acknowledgement of all fees. Such payment of all fees shall be paid, at the latest, within 30 days from the City's presentation of a written statement of charges to the Developer Section 19. Police Power. Nothing in this Agreement shall be construed to diminish, restrict or limit the police powers of the City granted by the Washington State Constitution or by general law. Section 20. Third Party Legal Challenge. In the event any legal action or special proceeding is commenced by any person or entity other than a party or a Landowner to challenge this Agreement or any provision herein, the City and Developer will collaborate to resolve such legal action. In the event such legal action cannot be resolved, the City may elect to tender the defense of such lawsuit or individual claims in the lawsuit to Developer and/or Landowner(s). In such event, Developer and/or such Landowners shall hold the City harmless from and defend the City from all costs and expenses incurred in the defense of such lawsuit or individual claims in the lawsuit, including but not limited to, attorneys' fees and expenses of litigation, and damages awarded to the prevailing party or parties in such litigation. Neither the City nor the Developer and/or Landowner shall settle any lawsuit without the consent of the other. The City and Developer/Landowner shall act in good faith and shall not unreasonably withhold consent to settle. Section 21. No Presumption Against Drafter. This Agreement has been reviewed and revised by legal counsel for both Parties and no presumption or rule that ambiguity shall be construed against the party drafting the document shall apply to the interpretation or enforcement of this Agreement. Section 22. Headings. The headings in this Agreement are inserted for reference only and shall not be construed to expand, limit or otherwise modify the terms and conditions of this Agreement. Section 23. Recording. Developer shall record an executed copy of this Agreement with the King County Auditor, pursuant to RCW 36.70B.190, no later than 14 days after the Effective Date. 10 Section 24. Legal Representation. In entering into this Agreement, Developer represents that it has been advised to seek legal advice and counsel from its attorney concerning the legal consequences of this Agreement; that it has carefully read the foregoing Agreement and knows the contents thereof, and signs the same of its own free act; and that it fully understands and voluntarily accepts the terms and conditions of this Agreement. IN WITNESS WHEREOF, the parties hereto have caused this Development Agreement to be executed as of the dates set forth below: APPROVED AS TO FORM: ByqCts Lek_ tizi'17�v City Attorney OWNER/DEVELOPER: By Its anagin: m. et - Tukwila TSD LLC 21109 66`i Avenue South Kent WA 98032 11 COUNTY OF I-k r\C1 STATE OF WASHINGTON ) ) ss. On this SJ1`" day of tAUy , 2015, before me personally appeared 'DONNA 3ni-%NOM Y-WOIC. , to me known to be the individual that executed the within and foregoing instrument, and acknowledged the said instrument to be his/her free and voluntary act and deed for the uses and purposes therein mentioned, ar, d on oath stated that he/she is authorized to execute said instrument. Notary Public State of Washington LESLIE N MENDEZ MY COMMISSION EXPIRES May 02, 2018 STATE OF WASHINGTON ) ) ss. COUNTY OF ) 14 On this Print name: NOTARY PUBLIC in and for the State of Washington Residing at VC Wt. , W� Commission expires: MCI_ 2 , 2 \$ day of 1 ! \ , 2015, before me personally appeared JIM HAGGERTON, and said person ed that he signed this instrument, on oath stated that he was authorized to execute the instrument, and acknowledged as the MAYOR OF THE CITY OF TUKWILA to be the free and voluntary act of said party for the uses and purposes mentioned in this instrument. Print name: c‘,/tsly LkQt) NOTARY PUBLIC in and for the State of Washington Residing at JCQ Lill (A2 r (ate/ Commission expires: Exhibit 1 - Legal description of the Subject Property and the right-of-way. Exhibit 2 - Conceptual Site Plan 12 r1 \ EXHIBIT 1 NOVEMBER 18, 2014 PROJECT NO. 06007 EXHIBIT 1-A LEGAL DESCRIPTION OF PROPERTY TRACT 4, ANDOVER INDUSTRIAL PARK NO. 1, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 66 OF PLATS, PAGE 36, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THE SOUTH 28 FEET THEREOF; AND EXCEPT THAT PORTION THEREOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 592245, ACCORDING TO DECREE FILED JANUARY 14, 1963. EXHIBIT 1-B LEGAL DESCRIPTION PARKING EASEMENT NOVEMBER 18, 2014 PROJECT NO. 06007 AN EASEMENT FOR VEHICULAR PARKING PURPOSES OVER, ACROSS AND UPON THE RIGHT-OF-WAY OF CHRISTENSEN ROAD, BEING LOCATED IN THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 23, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON. SAID EASEMENT BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS; COMMENCING AT THE INTERSECTION OF THE CENTERLINE OF ANDOVER PARK EAST WITH THE CENTERLINE OF TUKWILA PARKWAY AS MARKED BY A CONCRETE MONUMENT; THENCE NORTH 84°44'00" EAST ALONG THE CENTERLINE OF TUKWILA PARKWAY 231.72 FEET; THENCE SOUTH 05°16'00" EAST 40.00 FEET TO THE POINT OF INTERSECTION OF THE SOUTH MARGIN OF TUKWILA PARKWAY WITH THE WEST MARGIN OF CHRISTENSEN ROAD; THENCE SOUTHERLY ALONG SAID WEST MARGIN ON A CURVE TO THE RIGHT, HAVING A RADIUS OF 437.50 FEET, A CENTRAL ANGLE OF 00°13'45", THE CENTER OF WHICH BEARS SOUTH 80°38'25" WEST, AN ARC DISTANCE OF 1.75 FEET TO THE TRUE POINT OF BEGINNING; THENCE EASTERLY ON A CURVE TO THE LEFT, HAVING A RADIUS OF 35.00 FEET, A CENTRAL ANGLE OF 28°38'13" EAST, THE CENTER OF WHICH BEARS NORTH 23°22'13" EAST, AN ARC DISTANCE OF 17.49 FEET TO A POINT OF TANGENCY; THENCE NORTH 84°44'00" EAST 46.59 FEET TO THE BEGINNING OF A NON -TANGENT CURVE TO THE LEFT; THENCE SOUTHERLY AND EASTERLY ON A CURVE TO THE LEFT, HAVING A RADIUS OF 16.94 FEET, A CENTRAL ANGLE OF 73°30'10", THE CENTER OF WHICH BEARS NORTH 87°22'15" EAST, AN ARC DISTANCE OF 21.74 FEET TO A POINT OF REVERSE CURVATURE; THENCE EASTERLY AND SOUTHERLY ON A CURVE TO THE RIGHT, HAVING A RADIUS OF 2,.50 FEET, A CENTRAL ANGLE OF 72°45'37", THE CENTER OF WHICH BEARS SOUTH 13°52'05" WEST, AN ARC DISTANCE OF 3.17 FEET TO A POINT OF COMPOUND CURVATURE; THENCE SOUTHERLY ON A CURVE TO THE RIGHT, HAVING A RADIUS OF 1547.72 FEET, A CENTRAL ANGLE OF 09°37'47, THE CENTER OF WHICH BEARS SOUTH 86°37'42" WEST, AN ARC DISTANCE OF 260.13 FEET; THENCE NORTH 84°06'43" WEST 43.00 FEET TO THE BEGINNING OF A NON -TANGENT CURVE TO THE LEFT; PAGE 1 (PARKING EASEMENT CONTINUED) THENCE NORTHERLY ON A CURVE TO THE LEFT, HAVING A RADIUS OF 1504.72 FEET, A CENTRAL ANGLE OF 01°05'52", THE CENTER OF WHICH BEARS NORTH 83°43'52" WEST, AN ARC DISTANCE OF 28.83 FEET TO A POINT OF COMPOUND CURVATURE; THENCE NORTHERLY AND WESTERLY ON A CURVE TO THE LEFT, HAVING A RADIUS OF 25.00 FEET, A CENTRAL ANGLE OF 93°47'54, THE CENTER OF WHICH BEARS NORTH 84°49'45" WEST, AN ARC DISTANCE OF 40.93 FEET TO THE WEST MARGIN OF CHRISTENSEN ROAD; THENCE NORTH 00°45'11" WEST ALONG SAID WEST MARGIN 152.13 FEET TO THE BEGINNING OF A TANGENT CURVE TO THE LEFT; THENCE CONTINUING NORTH ALONG SAID WEST MARGIN ON A CURVE TO THE LEFT, HAVING A RADIUS OF 437.50 FEET, A CENTRAL ANGLE OF 08°22'39", THE CENTER OF WHICH BEARS SOUTH 89°14'49" WEST, AN ARC DISTANCE OF 63.97 FEET TO THE TRUE POINT OF BEGINNING,. SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. PAGE 2 a) 0 N 0 0 z 30' ANDOVER PARK EAST 30' N 00'12'09" W EXHIBIT 1-C VEHICULAR PARKING EASEMENT AREA 267.49'_�__ N8'4'00"E ____ —Q_0 231.72' o! � -RJKWILA PARKWAY 0. S N 84'44'00" E ;m R=50.00' A=84'56'09" L=74.12' // 40' 19 T.L. NO. 022300-0040-03 -/0co 6 � N /��/ M�// i N � Zf CA jo 1" = 50' NOV. 2014 PROJECT NO. 06007 159.38' 211.59' N 89'47'51" E PAGE 1 OF 2 R=437.50' A=08'36'24" L=65.72' /j 40' T1M HANSON AND ASSOCIATES 8255 CJJLTUS BAY ROAD CLINTON, WA 98236 425.822.7271 EXHIBIT 1—C — CONTD. VEHICULAR PARKING EASEMENT AREA 231.72 Cl TPOB CURVE TABLE CURVE DELTA LENGTH RADIUS RADIAL BEARING Cl 013'45" 1.75' 437.50' S 80'38'25" W C2 28'38'13" 17.49' 35.00' N 23'22'13" E C3 73'30'10" 21.74' 16.94' N 87'22'15" E C4 72'45'37" 3.17' 2.50' S 13'52'05" W C5 9'37'47" 260.13' 1547.72' S 86'37'42" W C6 1'05'52" 28.83' 1504.72' N 83'43'52" W C7 93'47'54" 40.93' 25.00' N 84'49'45" W C8 8'22'39" 63.97' 437.50' S 8914'49" W LINE TABLE NUM BEARING DISTANCE L1 N 84'44'00" E 46.59' L2 N 84'06'43" W 43.00' L3 N 00'45'11" W 152.13' 1"=50' NOV. 2014 PROJECT NO. 06007 ••,AIL Lao' 0 PAGE 2 OF 2 1 N v 11M HANSON AND ASSOCIATES 8255 CULTUS BAY ROAD CLINTON, WA 98236 425.822.7271 Exhibit 2 N W a Q' 0 0 2 PROPERTY LINE TUKWILA PARKWAY 1f! rt PATIO • HOTEL 5-STORY 59, 170 5Q. FT. 92 UNITS =_ CUL DE SAC INTO LANDSCAPING • EXISTING CURB LINE e"------"/• LANDSCAPING • • LS a Ib &TYPICAL PARKINW 'CE 9'XI9' ut 04 C AR C '!/II///!//7 ,, 53 ONSITE PARKING SPACES IN CS 11111 [1:1:1:1cf—lcIT AC S` CHRISTENSEN ROAD 41 OFFITE PARING SITE PLAN - OPTION 2 r• 53 ONSITE PARKING SPACES 45 OFFSITE PARKING SPACES 98 TOTAL RE -STRIPE EXIS HOLIDAY INN EXPRESS TULWILA. WA TUKWILA TSD L.L.C. Dale 5wccnc9 ARCHITECT 1/22/15 3713 143,3 Pis 5.6 oMrnw. WA H"3s 423dW.19111 Attachment E simple • t. 'I - ---; HolidayInn Express' Holiday Inn Express Exterior Lighting Guide Americas Region Revised 05-12-15 CURB APPEAL In "The Real World" your door is an inviting beacon. When you arrive, you know you are safe and in the right place. Enhanced design elements at the approach and entry work together to create this kind of "Real World" welcome by creating an energized and branded sense of arrival that is universally recognizable. Holiday Inn Express Global Brand Relaunch Hallmark Guides Americas Region CURB APPEAL Lighting Experience: Facade lightscaping is a Signature Brand element, used to dramatically reinforce the Holiday Inn Express Brand with illuminated color. Colored beams of light are strategically cast on the building facade to provide guests with a visually impactful and intuitively recognizable cue for way finding to the property. Additionally, colored light beams cast along the columns at the entry provide secondary way finding to the entrance dramatically highlighting the arrival experience. Essential Elements: • Brand specified facade and column lighting 1.2 0 Building Lighting NOTES: An fi • ALL fixtures should have Universal Voltage Ballasts • Stories referenced are indicative of the number of stories the light is traveling up the building facade - not the number ofstoriesofthehotel. • Locations with six or more stories, or locations that are predominantly glass, needtobeassessed individuallyand will requirecustomsolutions. Fixture Type 1 To be used to light 0-1 stories 70w CMH Fixture Type 2 To be used to light 2+ stories 150w CMH Semi Gloss Satin Holiday Inn Express Global Brand Relaunch Hallmark Guides Americas Region CURB APPEAL Requirement: A minimum of two up to a maximum of four light fixtures must be installed to effectively light the site -specific facade details. Lights must be cast and narrowed to a visually defined beam upon the facade and between windows. A general light wash on the building or lights shining onto windows is not permitted. The light fixtures can be adjusted on two axes for proper beam aiming, as well as adjustable apertures for refined beam control and shaping. All building light fixtures should be mounted at a consistent Above Finish Floor (AFF) height and discreetly located above the porte cochere. Quantity, mounting location and lamp wattage must be determined based on specific property conditions. A site specific lighting plan must be submitted for approval to IHG Plan Review prior to installation. Secondary entries or exterior wall surfaces which are prominently visible from various building approaches may also be good locations for additional building lighting. Hotels are permitted, but not required, to install additional sets of lights in secondary and tertiary locations. As with front entry, application of light fixtures should be in groups of two to four, based on specific property conditions. For optional installations, a site specific lighting plan must be submitted for approval to IHG Plan Review. 1.3 Guidelines For Building Lighting Spacing NOTE: Each light beam is to be no wider than 3(915mm) Holiday Inn Express Global Brand Relaunch Hallmark Guides Americas Region eLialli.1111111111 ill LIMI alt 1.hr, tO trn 10 hrn CURB APPEAL 1.4 Building Lighting Priority First Priority Front Fntry (Mandatory) NOTE: Fach light beam is to be no wider than 3' (915mm) Holiday Inn Express Global Brand Relaunch Hallmark Guides Americas Region Second Priority Front Facade Flanking Fntry Third Priority Side Fipvations CURB APPEAL MEM II EN 111111 1.5 Column Sconce Lights SMrnud RPndPrings tr Holiday Inn Express Global Brand Relaunch Hallmark Guides Fixture Type 70w CMH Semi Gloss Satin Americas Region CURB APPEAL Required: All hotels must install two sconce light fixtures on columns at primary hotel entry. The sconce lighting fixtures should be installed on the front facing portion of the outermost left and right columns. For hotels with no columns, the column light fixtures must be installed to the left and right of the entry door. The column sconce light fixture is primarily intended to be a single down light application, with a decorative Holiday Inn Express square branded shroud. If columns are less than 12" (305mm) in diameter, shroud should not be used. All column light fixtures should be mounted at a consistent Above Finish Floor (AFF) height towards the top three quarters of the column or facade surface where no columns are present. Consideration should be given to actual site -specific architectural details and other existing light fixture placement in determining actual light mounting heights. 1.6 Column Sconce Lights Plan View N•eff'r red1 (nlmm� ayntll IF THERE IS NO PORTE COCHERE THEN INSTALL CCLUMN u6Hr5 AT THIS LOC T1ON 1- NEW CCIVIffil MOUNTED EXTERIOR LIGHT1NC - SEE GOAL CN SHEET EA-3H Holiday Inn Express Global Brand Relaunch Hallmark Guides Americas Region Plan View Alternate( nlumr I ivotit CURB APPEAL ALVAYS USE OUTER TWO COLUMNS C) (G 8 1.7 0 Fixture Type 5w LED Semi Ctioss Satin Formula Blue "X" Lights Sh-oud Rrnderings Hoirdoyinn -? •Express` $ Suites' ., Holiday Inn Express Global Brand Relaunch Hallmark Guides Americas Region CURB APPEAL Recommended: The Formula Blue"X"Light is an optional feature to enhance the sense of arrival. 1.6 Exterior Lighting Information Light Fixture Manufacturer: LED Light Fixtures DecorsUSA, LLC Phone: 866.248.6300 Email: sales @,decorsusa.com Web: www.decorsusa.com Warranty Information for DecorsUSA Light Fixtures Limited Twenty -Four Month Warranty DecorsUSA. LLC warrants to the original purchaser and not for the benefit of anyone else, that this product at the time of its sale by DecorsUSA is free of defects in materials and workmanship under normal and proper use for twenty-four months from the purchase date. This warranty applies to DecorsUSA, LLC products purchased and installed in theUSA. This warranty excludes and there is disclaimed liability for labor for removal of this product or reinstallation. This warranty is void if this product is installed improperly or in an improper environment, overloaded, misused, opened, abused/altered in any manner, or is not used under normal operating conditions or not in accordance with any labels or instructions. There are no other or implied warranties of any kind, including merchantability and fitness for a particular purpose, but if any implied warranty is required by the applicable, jurisdiction, the duration of any such implied warranty, including merchantability and fitness for a particular purpose is limited to two years. DecorsUSA, LLC is not liable for incidental, indirect, special, or consequential damages. including without limitation. damage to, or loss of use of. and equipment, lost sales or profits or delay or failure to perform this warranty obligation. The remedies provided herein are the exclusive remedies under this warranty. whether based on contract, tort or otherwise. What we will do: If your DecorsUSA, LLC product is defective, we will repair or, at our option, replace it at no charge to you. Purchaser may contact or warranty support by calling 1-866-248-6300 (Toll Free) or via e-mail at support©decorsusa.com. DecorsUSA. LLC shall correct such defects by repair or replacement: provided that the product is returned within the first twenty-four months of purchase date, along with a proof of purchase and a description of the problem to: DecorsUSA, LLC Attention: Quality Assurance,5005 Newport Drive Suite 204,Rolling Meadows,IL60008. Holiday Inn Express Global Brand Relaunch Hallmark Guides Americas Region CURB APPEAL Attachment F Wall Mounted Green Facade Trellis Panel The greenscreen® trellis system can transform blank concrete or masonry walls into soft -textured, vine covered, seasonally varying surfaces commonly ireferred to as 'green facade walls.' The elements are simple and the possibilities are endless for mounting modular or shaped panels near entries, around windows and in interior courtyards as a living plant 11 matrix that covers all or part of a building facade... ,{ the examples are many! Our system of engineered mounting accessories is designed to hold greenscreenm trellis panels off the building surface, protecting the building's waterproof membrane from direct plant attachment and transferring the weight of the plants to the screen structure and the wall. Integrate wall mounted greenscreene elements into new construction or retrofit to existing buildings with adjustable clips that adapt to uneven surfaces. Panels can be stacked side to side or top to bottom to cover larger areas. elements f 1 �. -/ Attachment G Figure 18-23: Neighborhood Corridor Standards Neighborhood Corridor Intent: To provide an intimately -scaled pedestrian environment within northern Southcenter's higher dens!ty mixed -use neighborhoods, in a "complete streets" setting with on -street parking and bicycles sharing the roadway with vehicles. APPLIED TO: Existing Streets: Andover Park E. (Tukwila Pkwy to Trek Christensen), Trek Dr, Industry Dr, Minkler (Andover Park E.), to River, Wig Dr, Bauch Dr, Nelson PI, S. 156th St New Streets: As indicated on Corridor Type Map Note: This is a summary of key corridor standards. See 18.28.120 to .210 for supplemental details. THOROUGHFARE CROSS-SECTION (See 18.28.140) Existing street No change New street See new cross-section PUBLIC FRONTAGE STANDARDS (See 18.28.150) Total required width minimum 15 ft; 10 ft on Minkler Landscaping Street trees, located at back of curb face. On Minkler, trees in a continuous landscaped strip a minimum of 5 ft wide located at back of curb face. Also, see 18.28.240 General Landscaping. Tree spacing 20-30 ft, depending on species. Lighting Pedestrian and vehicular -scale decorative street lighting. BUILDING ORIENTATION/PLACEMENT & LANDSCAPING (See 18.28.160 - .190) Building orientation to Required streets/ open spaces Front yard setback 15 ft minimum On -site surface parking Side or rear of building. locations Street Front: 1 double -loaded aisle of parking between building and primary street (maximum 63 ft in width). 2 Front yard landscaping 15 ft of streetscape minimum (waived if Public Frontage Improvements are built to standard) ARCHITECTURAL DESIGN STANDARDS Facade articulation increment Commercial/mixed-use maximum 50 ft Residential maximum 30 ft Major vertical modulation maximum 120 ft Ground level transparency Commercial -use minimum 50% ��— Back of sidewalk I _ i'-- 15A' p1 sidewalk Public frontage u' 60 n.a potion' bat trove tone 110 60 75' fare late bat pakatt New thoroughfare cross-section Articulation 50' max ,.ra Transparency 509E min ins" Facade articulation and ground level transparency 2 New street south of Tukwila Pond shall only have on -street parking on the south side of the street. . , eitii of J u t uuta Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Valerie Lonneman, HEREBY DECLARE THAT: Notice of Application X Notice of Decision 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 28 day of August, 2015 Project Name: Tukwila Holiday Inn Express Project Number: L15-0027 (Design Review) Associated File Number (s): L15-0028 (Shoreline) Mailing requested by: Valerie Lonneman Mailer's signatureC/ - W:\USERS\VALERIE\AFFIDAVIT OF DISTRIBUTION.DOC 'hoteldk888@gmail.com', owner 'patelrk33@gmail.com', owner 'Dale Sweeney' dale.design3d@gmail.com, applicant laura.murphy@rnuckleshoot.nsn.us, Muckleshoot Tribe Karen.Walter@muckleshoot.nsn.us, Muckleshoot Tribe mike.middleton@muckleshoot.nsn.us, Muckleshoot Tribe iames@duwamishcleanup.org, Duwamish Tribe (� Christie.Most@kingcounty.gov, King County Assessor's Office -- 6,3 'sepaunit@ecy.wa.gov' W:\USERS\VALERIE\AFFIDAVIT OF DISTRIBUTION.DOC Valerie Lonneman From: Valerie Lonneman Sent: Wednesday, August 19, 2015 4:17 PM To: 'Dale Sweeney' Cc: 'hoteldk888@gmail.com'; 'patelrk33@gmail.com'; Minnie Dhaliwal; Joanna Spencer Subject: Public Works Conditions for Holiday Inn Express Messrs. Sweeney, Patel, and Kwok, The following conditions of approval for the design review permit must be satisfied during building permit review: 1) Applicant shall execute Traffic Concurrency Test Application and pay $12,000.00 application fee to Public Works. 2) Due to presence of 60" diameter concrete cylinder water transmission pipe line operated by Seattle Public Utilities (SPU) within Andover Park East in the vicinity of this project applicant shall SPU pipe line on the civil plans and submit them to SPU Operations staff for review and approval. Applicant shall contact Mr. Bob Gambill, Sr. Real Property Agent at 206 684-5969 to start the SPU approval process and submit written SPU approval to Public Works. 3) Since over one (1) acre of land will be disturbed as result of this project applicant shall obtain a DOE Construction permit and submit copy of DOE approval at the time of building permit application. 4) Applicant shall submit a geotechnical report and include a letter that the design meets the conditions and recommendations of the geotech report. Will dewatering be required for foundation installation? 5) Since Christensen Road is part of the levee coordination with US army Corps of Engineers is required. 6) There are numerous structures (HH, vaults, etc.) and utility lines under the existing sidewalk along Andover Park East, which were not identified on the civil drawings. These structures might need vertical or horizontal adjustments to accommodate grades of the new 15 feet wide sidewalk. It is also possible that the tree wells might need to be moved east to avoid conflict with existing utility lines (buried PSE power among others). 7) Maintenance agreement for parking lot and landscaped area, easement for public/fire access and easement for public trail access shall be submitted to the city for review and approval. 8) At the time of building permit issue applicant will be assessed Transportation mitigation fee in the amount of $1107.00 per room. 9) Driveway shall be designed in such a manner to provide a level continuity with sidewalk strip. Pedestrian street lighting shall be installed along the frontage. Wheel chair ramp is required at the intersection. 10) At the time of permit application applicant shall execute a Hold Harmless Agreement for work inside the City Right of Way. 11) Applicant shall contact Puget Sound Energy for power and gas service for the new hotel. 12) Developer shall install ornamental pedestrian street lighting along the frontage. A street lighting plan shall be submitted. i Please contact Joanna Spencer, Public Works Engineer, at 206-431-2440 or Joanna.Spencer@TukwilaWA.gov with any questions. Thank you, Valerie Lonneman Assistant Planner, City of Tukwila 1630o Southcenter Blvd, Tukwila WA 98188 206.433.714o I Valerie.Lonnemar@TukwilaWA.gov Tukwila: The City of opportunity, the community of choice. 2 '1 Dale Sweeney - Architect Valerie Lonneman City of Tumwater, Washington July 13, 2015 Re.: Response to comments to letter 6/30/15 regarding Shoreline Permit and Design Review- Holiday Inn Express. Valerie: In response to your letter: Public Works - Please see response from the Civil Engineer. Building - No comments. Fire - Aerial access lane has been designated on the Site Plan. Architectural Design Standards - We request a waiver from the transparency requirement along Tukwila Parkway because: o It is not practical to do so. The spaces along that side of the building include - (1) the electrical room, which will have electrical panels on the wall - (2) a stairwell, a window would have stairs behind it - (3) a maintenance room in which the owners would not want people looking in. o It will not be very visible because of site slope and landscaping. o The main street frontage is along Andover Park East. The roof pitch was chosen because any Tess appeared too shallow. Any more raised the heights of the walls at the gables and seemed too massive. Additional metal canopies have been added to meet the 75% requirement. Also, the width has been increased to 6'. The previous style became too massive at that size, so they have been changed to be cable supported canopies, except over the street side entry. Dumpster detail have been provided. The finish is to match that of the building. Landscape screening is designated on the landscape plans. The Site Plan was sent to Robert Rutledge at Waste Management and we are waiting for his comments. - An accurate rendering depicting the lighting at night is very difficult. I have provided pictures and information for the exterior building lights. I had hoped to have copper colored light fixtures, but we are to use LED lighting and although the selection is growing, it is still limited. Painting the light fixtures may not be an option because the proper type of paint must be used so as not to create a fire hazard. - Photos of copper colored roofing on other buildings has been provided. - A window detail has been provided. 5715 143rd Place SE, Bellevue, WA 98006 S 425.260.8969 dale.design3d@gmail.com ti Dale Sweeney - Architect Parking and Vehicular Access - Signs - - Dimensions for typical standard and compact at the north end spaces has been added to the Site Plan. - Refer to the response from the Civil Engineer for the curb cut/sidewalk levels. - The four parking spaces designated strictly for park use has been noted on the Site Plan at the north end of Christensen Road. - The building facade at the east side is 8,785 sq. ft. The north and south sides are 6,130 sq. ft. each. TMC 19 states that the sign message area at facades over 5,000 sq. ft. is 150 sq. ft. max. Since there is no public access on those sides, the allowed area is 50%, or 75 sq. ft. The sign on the plans is (same on all three sides) 54.6 sq. ft. Landscaping - See the response from the Landscape Architect. Dale Sweeney - Architect 5� 5715 143rd Place SE, Bellevue, WA 98006 S' 425.260.8969 dale.design3d@gmail.com WEAVE VINE BRANCHES INTO SCREEN, STARTING AT BOTTOM. TIE LARGER BRANCHES LOOSELY TO SCREEN, IF NECESSARY W/ BIO-DEGRADEABLE TIES. 3" THICK GREENSCREEN PANEL ATTACHED ATTACHED TO WALL BEYOND PANEL SEAM + ' MOUNTING CLIP ELEVATION VINE PLANTING DETAIL 3/4" = 1'-0- GENERAL NOTES: 1. PLANT VINES PER LANDSCAPE PLANS. TYPICAL SPACING VARIES FROM 1' TO 4' O.C. DEPENDING UPON VINE SPECIES AND CONTAINER SIZE, SEE LANDSCAPE PLANS FOR ADDITIONAL INFORMATION. 2. ENSURE IRRIGATION IS ADEQUATELY WATERING PLANTS ALONG WALLS. SUPPLEMENT BY HAND WATERING IF NECESSARY. 3. INSTALL PER LANDSCAPE PLANS. GREENSCREEN DOES NOT SUPPLY PLANT MATERIAL 12" MAX. 3" THICK GREENSCREEN PANEL ATTACHED TO WALL BEYOND REMOVE STAKE OR ANY TEMPORARY TRELLIS DEVICE. 3" MULCH LAYER 7SAmp 111111111.7. 1111 �. .1 41;+111111111111 1111 lli _i , 44111E111EIIi=111=1 1=11 ..._:.:_',V=:111=111=111=111="1' e111=111E111=111=111=111=111=111=111=1 SECTION BACKFILL MIX -SEE SHRUB PLANTING DETAIL FINISHED GRADE REMOVE CONTAINER AND LOOSEN ROOTS i i '\ PLANTER BED SEE SPECIFICATIONS \, J FOR PREPARATION RECEIVED JUL 142015 (Jommunity Development S-GR-01 , r wi t i 4 1 r _TS?. f'r li Wall Mounted Green Facade Trellis Panel The greenscreen' trellis system can transform blank , concrete or masonry walls into soft -textured, vine covered, seasonally varying surfaces commonly referred to as "green facade walls.' 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FASTNER TYP #5136 SPACER —1/2" X 1 1/2" DIA. — BLACK UHMW PLASTIC, TYP. #5132 MOUNTAIN CLIP, TYP. 3" THICK GREENSCREEN PANEL, TYP. MIN. 3/4" - 2Y4° MAX. VERIFY 3 3/4" - 5 Y2" WALL MOUNT CLIP (#5132) - PLAN VIEW 3" = 1,—e"`� S—GR-07 ken_ oersatrowe TYPICAL WINDOW SECTION 4 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director June 30, 2015 Dale Sweeney 5715 143rd P1 SE Bellevue, WA 98006 Dale.design3D@gmail.com Cc: Ray Patel patelrk33@gmail.com David Kwok dkhotel@gmail.com Subject: Correction Letter #1 Tukwila Holiday Inn Express L15-0027, L15-0028 Dear Mr. Sweeney: Your applications for Shoreline Substantial Development and Design Review permits to construct a Holiday Inn Express located at 90 Andover Park E (PIN#0223000040) were deemed complete on June 10, 2015. A combined Notice of Application and Notice of Public Hearing was posted on the site and mailed to all property owners and tenants/residents within 500 feet of the subject property on June 23, 2015. Technical review has been conducted. Departmental comments are listed below along with reviewer contact information: Public Works —Joanna Spencer (206) 431-2440: 1) Who is going to install the landscaping in the cul de sac, and who will be responsible for its maintenance. Will this landscaping be irrigated? No landscape irrigation plans were submitted and no irrigation water meter was shown. 2) Prior to Design Review approval applicant shall submit Traffic Concurrency Test Application to Public Works and pay the $12,000 fee. 3) Since more than one acre of land will be disturbed during construction of this project applicant shall obtain a DOE construction petinit. 4) Seattle Public Utilities (SPU) operates a 60" concrete cylinder water transmission pipeline within Andover Pkwy. East in the vicinity of Holiday Express project. Please contact Mr. Bob Gambill, Sr. RE Property Agent at 206 684-5969 or e-mail bob.gambill@seattle.gov PW has contacted him via email already. 5) Diagonal sanitary sewer connection is not allowed. Sanitary sewer main shall be extended along Andover Pkwy. East and new manhole shall be added to make a perpendicular connection. 6) June 2015 Storm Drainage report calls for storm water detention on page 5 and 6 and a detention tank (180-LF of 42" diameter storm water detention pipe) is shown on sheet 1, construction note #5 W:\Users\Valerie\Design Review\L15-0027 Holiday Inn Express\L15-0027 Request for Corrections #1 Page 1 of 14 6/2 Dale Sweeney Tukwila Holiday Inn Express L15-0027/L15-0028 drawing no. 1 Tukwila Site 5/15/15 (Shoreline Permit), however there is no detention shown on the Grading and Utility Plan, drawing no. 2/6 Tukwila Site 6/4/15. 7) The north segment of the storm drainage pipe shows a bend. A structure shall be installed, wherever pipe angle changes. 8) The NW corner of the property is very busy, engineer should consider tapping the water main farther to the east. 9) No Geotech report and no foundation design were submitted. Both might impose additional site plan requirements. How much dirt will need to be excavated to accommodate building foundation. Will dewatering be required? 10) State vertical datum on each sheet of your civil site plans. The elevation building plans are in total different vertical datum. Level I on sheet A200 is 425'-6" and sheet 1 of Grading and Utility Plan shows PP elevation at 28.0'. 11) Show and label existing easements. Additional easement may be required if existing easement is not adequate. 12) Is there going to be any public street/sidewalk illumination installed by the developer. If yes it shall be powered off the service cabinet across the street. 13) For safety reasons, if possible angle parking should be reconsidered in the row facing the river instead of perpendicular parking. 14) See redline mark-ups for additional comments. 15) See attached "Standards for Utilities Installed in Proximity of Seattle Public Utilities Transmission Pipelines" document and coordinate with SPU accordingly. 16) An easement for public use and access across the south portion of the property shall be executed. This easement will require City attorney review and approval. 17) All landscaping installed by the developer will need to be maintained by the developer (including the area that used to be a cul-de-sac and portion of R.O.W. between Tukwila Blvd and north side of the property). Landscape irrigation will be required. 18) All lighting installed by the developer shall be maintained by the developer. 19) Parking stall striping shall be done by the developer every three years. 20) The City and Developer will need to enter into a maintenance agreement for items 16, 17 and 18. Building —Allen Johannessen (206) 433-7163: No comments at this time. Fire —Don Tomaso (206) 971-8723: 1) Applicant shall identify the aerial access lane on the site plan per IFC Appendix D, Section D105 Page 2 of 14 Dale Sweeney Tukwila Holiday Inn Express L15-0027/L15-0028 Planning —Valerie Lonneman (206) 433-7140: Summary of Findings Below are summarized corrections regarding the proposed projects consistency with the City of Tukwila's codes and standards —please address all comments. For elaboration on code requirements, refer to additional sections under "Code Consistency" section. Architectural Design Standards • Ground level transparency on Andover Park East meets the City's requirement of 50 percent; however the portion of the building that fronts Tukwila Parkway does not. Please revise drawing to provide at least 50 percent ground level transparency. • Provide an explanation for why roof pitch was chosen and demonstrate its proportionality to the building mass. • Weather protection should be provided for at least 75 percent of the facade. Currently, the proposed project provides weather protection for less than 75 percent of the facade. Please provide awnings of at least 6 feet in width of at least 75 percent of the facade. • Provide details for dumpster screening including enclosure and landscaping. Contact Robert Rutledge at Waste Management rrutledg@wm.com to evaluate dumpster accessibility. • Provide rendering of lighting plan and explanation sufficient to demonstrate that site lighting shall promote the safety and enhance the nighttime appearance of buildings and landscaping. Include detail of sconces. Consider adding copper flashing to sconces to enhance the cohesive use of accent material. • Provide a photo of the proposed copper roofing/accent from another project site. If the stone veneer changes from lighter limestone -like veneer to "Eldorado" architectural stone, consider revising the building accents and roof pitch to a more lodge -like' aesthetic. • Provide detail of window fenestration; include cross section of ledge and trim. Parking and Vehicular Access • Revise site plan to indicate "typical compact parking stall size" and "typical parking stall size", and ensure dimensions are correct for parking that is provided for non -compact cars. • The curb cuts for the driveway off of Andover Park East should be the same height as the sidewalk to ensure consistent grade for pedestrians. Revise the plans to indicate there will be no elevation change as the sidewalk crosses over the driveway. Driveway With Planting Strips �$a < 4 l~ r 1.5m Desirable Minimum / 151 Planting strips allow the sidewalk to remain level and in a continuous direction. Page 3 of 14 Dale Sweeney Tukwila Holiday Inn Express L15-0027/L15-0028 • Indicate the location of the minimum four (4) stalls that are to be reserved for non -hotel users and include sign details. Bicycle parking spaces should be denoted on the site plan. A minimum of two bicycle parking spaces are required. Landscaping • Ensure that all plantings are native within the shoreline buffer. Revise the landscaping within the cul-de-sac area to demonstrate a cohesive design, easy access for maintenance, and CPTED principles and visibility for safety and views. Low -maintenance and drought -tolerant plants are encouraged. • Revise the survey to indicate correct river buffer, which ends at Christensen Road. The River buffer will include a portion of the cul-de-sac once the paving has been removed and should be included in the buffer (see redlines on the survey of the ordinary high water mark). • Revise plans to increase the variety of species —particularly the use of Oregon ash should be decreased as it is used liberally and is a wetland plant species that will not do well in upland areas. Revise landscape plan to incorporate only native plantings within the River buffer, and indicate as such (see redlines on sheet L-1). • Revise landscaping plan to provide continuous landscaping (no trees) along the pedestrian connection adjacent to Tukwila Parkway to the cul-de-sac (see redlines on sheet L-1). • Provide calculations for landscaping and pavement square footage, to demonstrate compliance with interior parking lot landscaping requirements. • Landscaping between the parking lot and Christensen Road is to be screened with evergreen trees and shrubs. Revise landscape plan to include plantings that are evergreen and would provide solid screening year round (see redlines on sheet L-1). • Include irrigation system and underground and at -ground utilities in the landscape plan. The irrigation plan must include the cul-de-sac area and any other landscaping installed as part of the development. • Add a pedestrian path across the landscaped area that separates Christensen Road from the parking area immediately adjacent to the east side of the hotel to facilitate pedestrian circulation. Shoreline Overlay District • Include details for required signage to indicate public connection to the Green River Trail along the northern perimeter of the lot. Call out path as a public connector to the Green River Trail on the plans. Signs • Revise plans to demonstrate compliance with the requirements for flush -mounted signs and a separate sign permit application is required for approval of the proposed signs. The design and location of the proposed signs is reviewed as part of design review to ensure consistency of the proposed signs with the architecture of the building. Page 4 of 14 Dale Sweeney Tukwila Holiday Inn Express L15-0027/L15-0028 Code Consistency The following provides more detail on the City of Tukwila's codes and standards applicable to the proposed project. Detailed findings are provided, and changes indicated, where necessary. Setbacks (Table 18-3 and Figure 18-23) Minimum setback requirements in the TUC-TOD zoning district are: • Front: 15 feet • Side: 5 feet • Rear: 5 feet The project meets the setback requirements. Height (Table 18-3) The maximum height in the TUC-TOD zoning district is 45 feet, however the height limit may be increased to a maximum 70 feet through the Public Frontage Improvement Height Incentive (TMC 18.28.070(C)). The Public Frontage Improvement Height Incentive is applicable if developers construct public frontage improvements along their parcel frontages on existing streets, constructed to the standards of the Tukwila Municipal Code (TMC). The height bonus will be applied to a percentage of the total buildings footprint on site based on the percentage of the parcel's total public frontage that, when averaged, meets the public frontage standard. The public frontage improvements should provide a minimum width of 15 feet, with street trees, located at the back of the curb face, spaced every 20-30 feet (depending on species), and pedestrian and vehicular -scale decorative street lighting. The proposed project has two public frontages and is proposing improvements to both Andover Park East and Christensen Road. A strip of right-of-way exists between the site and Tukwila Parkway, therefore the city will not require frontage improvements to Tukwila Parkway. Therefore, the building may utilize the full height bonus (up to 70 feet) on 100 percent of the building footprint. The proposed building will be approximately 68 feet, which is permissible given the increased height allowance for Public Frontage Improvements on both Andover Park East and Christensen Road. Architectural Design Standards (18.28.200 and Southcenter Design Manual) Transparency The proposed project must provide 50 percent ground level transparency. On Andover Park East (rear elevation), the building appears to have at least 50 percent ground level transparency. On Tukwila Parkway (right elevation), the building appears to have less than 50 percent ground level transparency. Provide a detail of the proposed trellises and rationale as to why the transparency is not met on the northern facade. Include a request for modifications of the corridor standards. See TMC 18.28.130 C for criteria required for approval of modifications. The City may consider features such as low walls with landscaping or trellises as sufficient for the northern facade if site constraints exist that make it difficult to achieve 50 percent transparency and it complies with the modification criteria mentioned above. Page 5 of 14 i Dale Sweeney Tukwila Holiday Inn Express L15-0027/L15-0028 Building Facade — Base and Top Rooflines should reflect the architectural style of the building and be a distinctive design element. Roof surfaces should be punctuated with varying roof forms to break up large massing of roof surfaces and/or to provide opportunities to daylight interior spaces. Roof overhangs for both flat and sloping roofs are encouraged to add depth, shadow and visual interest. Provide an explanation for why roof pitch was chosen and its proportionality to the building mass. Articulation and Modulation The maximum facade articulation increment is 50 feet. The maximum vertical modulation is 120 feet. The facade articulations and building modulations are consistent with the corridor requirements. Weather Protection Weather protection must be provided at least six feet in width and along 75 percent of the facade. On the facade facing Andover Park East the building does not appear to have weather protection on at least 75 percent of the facade. Awnings are provided that are at least six feet in width, however there are long stretches along the facade that appear to be uncovered. Please provide coverage for at least 75 percent of the facade. Blank Walls Blank walls are not permitted facing streets, sidewalks, open spaces, or pedestrian pathways and instead shall be designed to provide visual interest and human scale. The proposed project includes a pattern of windows and trellises to cover blank walls and is consistent with the blank wall requirements. Site Design Developers are encouraged to site buildings at the minimum setback distance from the right-of-way in order to create distinct street edge and foster a more pedestrian oriented environment. Projects should take advantage of and/or enhance views of or access to the river. Projects should provide pedestrian walkways with landscaping, benches, lighting signage and attractive furniture. The proposed project has the minimum setback required and creates a pedestrian oriented environment on Andover Park East. Pedestrian amenities such as benches are provided. Service Areas and Mechanical Equipment Service elements (refuse and disposal areas) are to be located so as to minimize the negative visual, noise, odor, and physical impacts to the street environment, adjacent (on and off -site) residents or other uses, and pedestrian areas. All service entrances and associated loading docks and storage areas should be located to the side or rear of the building unless all facades face a public street in which case locate them in the least visible location or screen them with landscaping. Enclose and screen service areas visible from any street, pathway, pedestrian -oriented space or public parking area (alleys are exempt) with a durable wall or fence at least 6 feet high. Use materials and detailing consistent with primary structures on -site. Acceptable materials include brick, concrete block or stone. Page 6 of 14 Dale Sweeney Tukwila Holiday Inn Express L15-0027/L15-0028 Provide details for dumpster and utility screening including enclosures and landscaping. Contact Robert Rutledge at Waste Management rrutledj@wm.com to evaluate dumpster accessibility. Lighting Site lighting should be designed to promote safety as well as enhance the nighttime appearance of buildings and landscaping. Provide rendering of lighting plan and explanation of how the plan meets the criteria. Include detail of sconces. Consider adding copper flashing to sconces to enhance the cohesive use of accent material. Building Materials and Colors Use of natural materials such as stone, local wood like cedar and fir, and functional materials like concrete, brick, and metal is encouraged. Stone veneers and stucco are all permitted building finishes. The proposed project utilizes stone veneer and copper colored metal roofing. Provide a photo of the proposed copper roofing/accent from another project site. If the stone veneer changes from lighter limestone -like veneer to "Eldorado" architectural stone, consider revising the building accents and roof Hitch to a more lode -like' aesthetic. Primary building colors should be saturated colors. Extremely bright colors should not be used. Accent colors may be more saturated in color. The proposed project utilizes beige/tan colors as the primary building color, with darker brown as accent colors. Windows Ornamental framing and hardware provide utilitarian opportunity for craftsmanship and decoration. Provide detail of window fenestration; include cross section of ledge and trim. Building Orientation/Placement (18.28.160) Building orientation to the street is required within the Neighborhood Corridor. Parking shall be provided on the side or rear of building, and only one double -loaded aisle of parking is allowed between the building and primary street. The building is oriented to the street and parking is provided on the side and rear of the building. No parking is proposed between the building and the primary street. Parking and Vehicular Access (18.28.260) Parking Stalls and Dimensions Parking shall be provided at a rate of one space per guest room (TMC Table 18-5). A minimum of two bicycle parking spaces is required (TMC 18.28.270) The proposed project provides 98 parking spaces, which is sufficient to fulfill the parking requirements for the hotel. Page 7 of 14 Dale Sweeney Tukwila Holiday Inn Express LI 5-0027/L15-0028 A maximum of 30 percent of the total off-street parking stalls may be designed for compact cars (TMC 18.28.260(B)(3)). Off-street parking dimensions for 90 degree parking are as follows (TMC 18.56.040): Parking Angle Stall Width Stall Depth Aisle Width Curb Length Unit Width 1-way traffic 2-way traffic 1-way traffic 2-way traffic 90 8* 16* 24 25 8* 56* 57* 8.5 19 24 25 8.5 62 63 9 19 23 24 9 61 62 9.5 19 22 24 9.5 60 62 There are inconsistencies with the dimensions of the parking stalls on the site plan, landscape plan, and grading & utilities plan. On the site plan, all parking appears to be 8 feet in width and 16 feet in depth, and is dimensioned as "typical parking stall size". On the other plans, when measured, the parking on the south side of the building appears to be designed for compact cars, while the remainder complies with the required parking dimensions. Revise the site plan to reflect accurate dimensions and indicate "typical compact parking stall size" and "typical parking stall size". The code allows for 30 percent of parking provided to be designed for compact cars. Per the landscape plan and grading plan, the proposed project is consistent with the code requirements. Vehicular Access Surface parking areas shall be setback a minimum of five feet from any back of sidewalk, open space, building facade, and adjoining property. The surface parking areas for the proposed project are setback five feet from all building facades, sidewalks, open space, and adjoining properties. Within the Neighborhood Corridor, the curb cut for driveways shall match the height of the sidewalk to ensure a consistent grade for pedestrians, with the apron dipping down to meet the street level starting at the planting strip. The site plan depicts curbs for the driveways, which would imply that they do not match the height of the sidewalk, creating an uneven grade for pedestrians and being in conflict with TMC 18.28.260(C)(1)(c). The curb cuts for the driveway off of Andover Park East should be the same height as the sidewalk to ensure consistent grade for pedestrians. Revise the plans to indicate there will be no elevation change as the sidewalk crosses over the driveway. Access to parking facilities shall be provided at a maximum rate of one two-lane curb cut or two one - lane curb cuts for each 500 linear feet of street frontage. Shared driveways and new public or private streets do not count against this total. The maximum width for a driveway/curb cut is 15 feet for a one - lane and 30 feet for a two-lane driveway. As proposed, one two-lane curb cut is provided along Andover Park East; the street frontage is approximately 220 feet, which is in compliance with the limit. The width of the driveway/curb cut is approximately 25 feet. Two, two-lane curb cuts are provided along Christensen Road. This is in compliance with the requirements because the driveway that runs along the southern side of the lot is shared by trail users and hotel guests. However it may be prudent to make the northern driveway as out Page 8 of 14 / \ f \ Dale Sweeney \ Tukwila Holiday Inn Express L15-0027/L15-0028 only to improve the vehicular circulation of the site and to limit the non -hotel users to use the southern driveway. A minimum six foot walkway shall be provided through parking lots between main building entrances and sidewalks adjacent to streets. Walkways shall be separated from vehicular parking and travel lanes by use of contrasting paving material. The proposed project provides a six foot walkway through the parking lot between the main building entrance and sidewalks that is designated using a contrasting paving material. Parking areas shall provide public access from the parking area to the shoreline. Per the Development Agreement, all parking spaces within the right-of-way of Christensen Road and the hotel parking lot shall be for the joint use of the hotel users and members of the public and at least four spaces shall be designated for non -hotel users to ensure access to the Green River Trail for members of the public. Indicate the location of these four stalls and include sign details in the revised plans. Landscaping General Landscaping Requirements (18.28.240 and 18.44.080(C)) Within the shoreline buffer, a combination of native trees, shrubs and groundcovers (including grasses, sedges, rushes and vines) shall be planted. The plants listed in the Riparian Restoration and Management Table of the 2004 Washington Stream Habitat Restoration Guidelines shall provide the basis for plant selection. As many significant trees and as much native vegetation as possible are to be retained on site. Planting and soil amendment details must be included on the plans. Some of the plantings within the cul-de-sac are not indicated as native. Ensure that all plantings are native within the shoreline buffer. Revise the landscaping within the cul-de-sac area to demonstrate a cohesive design, easy access for maintenance, and CPTED principles and visibility for safety and views. Low -maintenance and drought -tolerant plants are encouraged. Monoculture plantings are discouraged TMC 18.28.240(C)(f). Revise plans to increase the variety of species —particularly the use of Oregon ash should be decreased as it is used liberally and is a wetland plant species that will not do well in upland areas. The 125 foot River buffer ends at Christensen Road, per the SMP: "Any shoreline environment where street or road runs parallel to the river through the buffer: End buffer on river side of existing improved street or roadway." However, once the cul-de-sac has been removed part of this area will fall into the River buffer. Please indicate as such on the civil drawings, and revise landscape plan to include all native plantings within the buffer portion of the cul-de-sac. Plant sizes in non -buffer areas shall be: • Deciduous trees: 2-inch caliper • Conifers: 6-8 ft height • Shrubs: 24 inch height Page 9 of 14 Dale Sweeney Tukwila Holiday Inn Express L15-0027/L15-0028 • Groundcover: 4 inch or 1 gallon container Smaller plant sizes (generally one gallon, bare root, plugs, or stakes, depending on plant species) are preferred for buffer plantings. Willow stakes must be at least 1/-inch in diameter. The landscaping in the non -buffer area complies with the planting requirements. The sizes and plantings indicated are consistent with requirements for landscaping indicated in the shoreline overlay district. Frontage Landscaping (18.28.230(A)) The streetscape shall have one tree per 500 square feet of landscaped setback area or one tree per 20 to 30 linear feet of frontage (depending on tree species and location of underground or at ground utilities and excluding curb cuts), whichever results in more trees and one shrub per four linear feet of frontage, excluding curb cuts, or a planter berm at least 24 inches high. Sufficient groundcovers of varying heights shall be provided to cover, within three years, 100 percent of the landscape area not needed for trees and shrubs. Groundcover shall be planted with a minimum spacing of 12 inches on center for 4- inch pots and 18 inches on center for 1-gallon pots. The proposed project meets the requirements for streetscape landscaping. Street trees in the public frontage shall be at least 3.5 feet back from the face of the curb, at least five feet from underground utility lines, at least 10 feet from power poles, at least 7.5 feet from driveways, at least four feet from fire hydrants. The proposed street trees appear to be 3.5 feet back from the face of the curb. Please revise landscaping plan to include underground utilities. Parking Lots (18.28.240(B)(6) and 18.44.080(C)(3)) Surface parking setbacks shall be planted with one evergreen shrub per four linear feet of property line, excluding curb cuts, sufficient live groundcovers to cover, within three years, 100 percent of the yard area not needed for trees and shrubs. Groundcover must be planted with a minimum spacing of 12 inches on center for 4 inch pots and 18 inches on center for 1-gallon pots. The setbacks are planted with sufficient shrubs and groundcovers to fulfill the landscaping requirements. Within the shoreline jurisdiction and landward of the River buffer, the setback shall be planted with one native tree for each 20 lineal feet of required perimeter landscaping, one shrub for each four lineal feet of required perimeter landscaping, and native groundcovers to cover 90 percent of the landscape area within three years, planted at a minimum spacing of 12 inches on -center. The plantings are planted at the minimum spacing to fulfill the landscaping requirements, however some of the plantings within the shoreline buffer are not indicated as native trees. One native tree should be planted for every 20 lineal feet of required perimeter landscaping. Landscaping should be provided along the north side of the parking lot as well, and should connect the landscaping along the north side of the building to the landscaped cul-de-sac area. A minimum of 20 square feet of interior parking lot landscaping is required for each parking stall. Include square footage calculations for interior parking lot landscaping on the landscape plan to demonstrate compliance with this requirement. Page 10 of 14 Dale Sweeney Tukwila Holiday Inn Express L15-0027/L15-0028 Within the shoreline buffer, every 300 square feet of paved surface requires 10 square feet of interior landscaping within landscape islands separated by no more than 150 feet between islands. Include calculations on the plans to demonstrate compliance with the landscaping requirement. Islands are less than 150 feet apart. Landscape islands must be a minimum of six feet wide and a minimum of 100 square feet in area. Landscape islands shall be placed at the ends of each row of parking to protect parked vehicles. A minimum of one large -canopy evergreen or deciduous tree or two medium -canopy trees are required for every 100 square feet of landscaped island, with the remaining area to contain a combination of shrubs, living groundcover, and mulch. The landscaping islands and trees provided within the landscape islands are consistent with the code requirements. Any parking, loading or storage facilities located between the river and any building must incorporate additional landscaping in accordance with the Vegetation Protection and Landscaping Section and utilize the following screening techniques such as a solid evergreen screen of trees and shrubs a minimum of six feet high; a decorative fence a maximum of six feet high with landscaping; or earth berms at a minimum of four feet high. The landscaping between the river and the building should consist of a solid evergreen screen of trees and shrubs. The plants proposed are not entirely evergreen, some are deciduous, and would not provide the screening necessary to conceal the parking from the river year-round. Landscape Plan Requirements (18.28.240(B)(5)) The landscape plan shall show the diameter, species, name, spacing, quantity and planting location for any proposed vegetation. The landscape plan shall also show the location of irrigation systems and underground and at -ground utilities. The landscaping plan includes all required information for proposed vegetation. Include the location of irrigation systems and underground and at -ground utilities and planting and soil amendment details. The irrigation plan must include the cul-de-sac area and any other landscaping installed as part of the development. Site Requirements (18.28.280(A)) Pedestrian paths must be provided across landscape areas, where needed, to allow convenient pedestrian circulation and prevent plants from being trampled and their roots compacted. Add a pedestrian path across the landscaped area that separates Christensen Road from the parking area immediately adjacent to the east side of the hotel to facilitate pedestrian circulation. Open Space (Table 18-4) The proposed project must provide 50 square feet for every 1,000 square feet of building footprint as open space. At the discretion of the Director, required pedestrian space for commercial uses or residential common open space may be constructed off -premises and/or as part of a larger open space being provided by the City or other private developments within that District or within 1,000 feet of the project premises. Page 11 of 14 / Dale Sweeney Tukwila Holiday Inn Express L15-0027/L15-0028 The proposed project provides sufficient open space. Thebuilding appears to have a building footprint of approximately 17,000 square feet, which would require 850 square feet of open space. The open space provided on site, as well as off -site on the landscaped cul-de-sac fulfills the open space requirement. Shoreline Overlay District (18.44) The proposed project is located within the Urban Conservancy Shoreline Environment. The shoreline buffer consists of the area measured 125 feet landward from the OHWM for leveed portions of the river, and the shoreline jurisdiction includes the upland area which extends from the OHWM landward for 200 feet on each side of the river. The height restriction between the outside landward edge of the River Buffer and 200 feet of the OHWM is 45 feet. The proposed project does not include any buildings within 200 feet of the OHWM, and as such the height restriction does not apply. All shoreline development and uses shall occur in a manner that results in no net loss of shoreline ecological functions through the careful location and design of all allowed development and uses. The analysis of environmental impacts from proposed shoreline uses or developments shall be conducted consistent with the rules implementing the state Environmental Protection Act (SEPA). An Environmental Impact Study (EIS) was conducted by the City for the entire Tukwila Urban Center. Compliance with the code and subarea plan act as mitigation measures, and as such, SEPA review is not required for the proposed project. The site shall be designed in such a way that reflects the importance and value of the river. Development should comply with the following: • Respect and reflect the shape of the shoreline; • Orient building elements to site such that public river access, both visual and physical is enhanced; • Orient buildings to allow for casual observation of pedestrian and trail activity from interior spaces; • Site and orient buildings to provide maximum views from building interiors toward the river and the shoreline; • Orient public use areas and private amenities to the river; • Clearly allocate spaces, accommodating parking, vehicular circulation and buildings to preserve existing stands of vegetation or trees so that natural areas can be set aside, improved, or integrated into site organization and planning; • Clearly define and separate public from non-public spaces with the use of paving, signage, and landscaping. The proposed project is oriented towards the river, and provides views from the interior to the river and shoreline. The main entrance is oriented towards the river, as well as public use areas associated with the entrance to the hotel. Page 12 of 14 l Dale Sweeney \ , Tukwila Holiday Inn Express L15-0027/L15-0028 The building shall be designed so that common areas take advantage of shoreline views and access, and should incorporate outdoor seating areas that are compatible with shoreline access. The structure should include features that take advantage of the river frontage location such as: • Plazas and landscaped open space that connect with a shoreline trail system; • Windows that offer views of the river; or • Pedestrian entrances that face the river. The proposed project takes advantage of the shoreline views by orienting the main entrance towards the River and providing windows and balconies facing the river. All new development shall provide public access. Public access shall be barrier free and designed consistent with the Americans with Disabilities Act. The development agreement indicates that a pedestrian connection between the intersection of Andover Park East and Tukwila Parkway to the Green River Trail will be constructed. The plans should indicate that it is a public path and a connection to the trailhead. The City will require signage to be place at Andover Park East and Tukwila Parkway that indicates this path is a public use path that leads to the Green River Trail. Include sign details in revision. Signs (Title 19) One monument sign is permitted for premises with 600-799 feet of right-of-way. The allowable message area may be 60 square feet per side and 120 square feet total. The total allowable sign size is 80 square feet per side and 160 square feet total. The maximum height of the sign is 7 feet. The maximum width permitted for any new monument sign is 15 feet. All monument signs shall be placed at a minimum of five feet from all property lines; however no sign taller than three feet shall be placed within the sight distance triangle, unless it can be demonstrated the sign will not pose a safety risk by reducing visibility for motorists turning out into traffic. All new freestanding signs shall have the address number or address range of the premise listed on the structure. The address shall not be counted toward the allowable sign message area limit. Address numbers must be plainly legible and visible from the street fronting the property. The address numbers must contrast with the sign background. Address numbers shall be Arabic numerals or alphabet letters. Numbers shall be a minimum of four inches high with a minimum stroke width of 1.5 inches. One flush -mounted building sign or awning is permitted per exterior public entrance and is based on the area of the exposed building face. See TMC 19 for detailed Sign Code regulations. An additional flush - mounted sign (reduced by 50% of what would be allowed with a public entrance) may be permitted on facades that do not provide public access provided they meet the architectural standards listed in TMC 19.20.050(F)(4). Revise plans to demonstrate compliance with the requirements for flush -mounted signs. A separate sign permit applications required before the installation of the signs. However the design and location of the proposed signs is reviewed as part of the design review to ensure consistency with the architecture of the building. Page 13 of 14 / Dale Sweeney Tukwila Holiday Inn Express L15-0027/L15-0028 The Board of Architectural Review Public Hearing is tentatively scheduled for August 27, 2015 at 6:30 pm at 6200 Southcenter Boulevard. In order to stay on schedule for the hearing, we will need to issue the shoreline decision by the week of 7/27. We will need to issue the design review decision by the first week of August. If you are able to turn submit your revisions by July 10th, it would be helpful for meeting these deadlines. Please feel free to contact me with any questions at (206) 433-7140. Sincerely, Valerie Lonnemari Assistant Planner Page 14 of 14 STORMWATER DRAINAGE REPORT Holiday Inn Express & Suites 91 Andover Park East Tukwila, Washington Prepared For: E.A. White Construction Co. LLC PO Box 1389 Molalla, Oregon 97038 Prepared By: TRT Engineering 2636 S.E. Market Portland, OR 97214 (503) 235-7592 June 5, 2015 l J f L J, J J SECTION IV — CONVEYANCE SYSTEM ANALYSIS AND DESIGN 4 SECTION V — WATER QUALITY DESIGN 4 5 A. Listing of proposed BMPs 5 SECTION VI — SOILS EVALUATION 5 SECTION VII — SPECIAL REPORTS AND STUDIES 5 A. Geotechnical 5 B. Wetlands 5 C. Floodplains and Floodways 6 D. Groundwater 6 E. Structural Design 6 F. Existing Water Resource Features 6 SECTION VIII — MAINTENANCE 6 TABLE OF CONTENTS CERTIFICATE OF THE ENGINEER 1 SECTION I — PROJECT OVERVIEW 2 A. Upstream/Downstream Analysis 2 SECTION II — CONDITIONS AND REQUIREMENTS 3 SECTION III — QUANTITY CONTROL ANALYSIS AND DESIGN 3 A. Hydrologic analysis, existing and developed conditions 3 B. Quantity Control System Design 4 C. Quantity Control System Plan LIST OF APPENDICES APPENDIX A — FIGURES APPENDIX B — ONSITE/OFFSITE ANALYSIS APPENDIX C — HYDROLOGY/HYDRAULICS ANALYSIS APPENDIX D — MAINTENANCE AND OPERATIONS MANUAL APPENDIX E — GEOTECHNICAL REPORTS r r r f r- J 1 CERTIFICATE OF THE ENGINEER Holiday Inn Express & Suites - Tukwila Stormwater Drainage Report The technical information and data contained in this report was prepared under the direction and supervision of the undersigned, whose seal, as a professional engineer licensed to practice as such, is affixed below. This document was: Prepared by: Stormwater Report June 2015 topiAL � p y4z431P 6/1JJ5 Timothy R. Turner, P.E. HIE Tukwila Page I r r -, r -i r J J r SECTION I — PROJECT OVERVIEW The project is located on King County in Section 23, T23N, R3E, WM on the southeast intersection of Andover Park E. and Tukwila Parkway in Tukwila, Washington (see Vicinity Map, Figure 1, Appendix A). The approximately 1.11-acre project site is surrounded by commercial businesses on the west and south and the Green River on the east. Currently the site is vacant lot used for equipment storage. A fueling station previously operated on the site. The site if mostly covered with concrete slabs, asphalt pavement and gravel. There is one stormwater catch basin in the northwest corner of the site which drains to the public storm sewer in Andover Park W. A small portion of site runoff along the east property line drains to the public storm sewer located located in Christensen Road. This project proposes the construction of a 13,890 square foot (footprint) multi -story hotel with associated parking, utility lines and services, and landscape improvements. The proposed storm facilities are designed to treat runoff associated with the proposed construction and permanent site improvements. The disturbed area associated with the proposed improvements is approximately 1.2 acres. There will be a pedestrian corridor sidewalk widening along the Andover Park East frontage. Driveway approaches will be constructed along the Christensen Road frontage. Part of the roadway will be converted to parking spaces. Stormwater runoff from proposed on -site impervious areas will be conveyed on -site via inlets and storm piping to on -site treatment facility prior to off -site release to the public storm sewer in Andover Park East. The stormwater runoff will be treated with a Contech Stormfilter assembly. The site construction is scheduled to begin in August 2015 beginning with site clearing, underground utility placement and general grading. Prior to construction erosion control features will be placed consistent with the approved Erosion Control Plan. A. Upstream/Downstream Analysis The subject site is within the Gilliam Creek Basin - East of Interstate 5 drainage basin. The city of Tukwila flow control standard for this area is Level 2 - Conservation to Existing. The subject site contains 42,610 square feet of impervious area draining the storm sewer in Andover Park East. The post -development impervious area will be 37,760 square feet. Since there is no increase in the proposed impervious surface the allowed runoff rate will be the same as the existing condition. Upstream Analysis The source of stormwater runoff at the site is limited to precipitation that fall on the site. There is no runoff originating from up -gradient, adjacent, off -site locations to the project site. Stormwater Report June 2015 HIE Tukwila Page 2 r • 1 r'1 r� • 1 /- , r-i • / • Downstream Analysis Runoff drains to the public storm sewer in Andover Park East. The storm sewer drains to a regional stormwater facility located approximately 100 feet north of the subject site across Tukwila Parkway. Since the post -development peak runoff rates from the subject site will not be increased and there are no know capacity issues with public storm sewer no downstream analysis was done. SECTION II — CONDITIONS AND REQUIREMENTS The Natural Resources Conservation Service soil map for the subject site indicates the site soil classification of urban land (symbol Ur). See Appendix B. SECTION III — QUANTITY CONTROL ANALYSIS AND DESIGN A. Hydrologic analysis, existing and developed conditions The hydrological analysis was completed using Western Washington Hydrology Model. The conveyance and treatment facilities were sized for the continuous modeling period 1948 to 1997. Water quality would be obtained by a Contech Stormfilter assembly. The roof drain runoff will be routed to a drain pipe downstream of the treatment assembly. Precipitation amounts The precipitation amounts for the SeaTac gage with start date of 10/01/1948 and end date of 09/30/1997 and precipitation scale of 1.00 were used. Design summary Table 1 provides details of runoff to be routed through the treatment assembly. See Appendix B for printout of the design modeling. The drainage basin delineation is shown of Figure 2, Appendix A. Stormwater Report June 2015 Table 1 - Treatment Assembly Return Period Peak Flow (cfs) Treatment 0.088 2-year 0.213 5-year 0.270 10-year 0.310 25-year 0.361 50-year 0.400 100-year 0.440 HIE Tukwila Page 3 t Infiltration Rate No site -specific soil infiltration rate testing was conducted. Hydrologic Analysis & Computations The hydrological analysis for sizing the conveyance facilities was completed using the Santa Barbara Unit Hydrograph (SBUH) method within the HydroCad Version 9.10 program. See Figure 3, Appendix A for conveyance facilities drawing. B. Quantity Control System Design The subject site is within the Gilliam Creek Basin - East of Interstate 5 drainage basin. The city of Tukwila flow control standard for this area is Level 2 - Conservation to Existing. The subject site contains 42,610 square feet of impervious area draining the storm sewer in Andover Park East. The post -development impervious area will be 37,760 square feet. Since there is no increase in the proposed impervious surface the allowed runoff rate will be the same as the existing condition. C. Quantity Control System Plan No on -site detention is required. SECTION IV — CONVEYANCE SYSTEM ANALYSIS AND DESIGN The proposed conveyance system upstream of the detention assembly consists of roof drains, catch basin inlets and storm pipes to convey the runoff. The storm pipes onsite were sized to convey peak flow conditions from the 10-year storm event. Proposed pipes are a minimum of 10- inch diameter with a minimum slope of 0.005 ft/ft. Analysis Criteria The conveyance systems were designed to convey peak flow conditions from the 10-year storm event. The conveyance evaluation was done with HydroCad Version 9.10 computer modeling (see Appendix C printouts). Assumptions It was assumed that at the start of the first storm event, all of the stormwater facilities on -site will be empty and that there will be no blockage in any structures or pipes within the system. Stormwater Report June 2015 HIE Tukwila Page 4 7-1 :-1 r' SECTION V — WATER QUALITY DESIGN Quality Control System Design Stormwater treatment will be provided by Stormfilter media filter. This approach is consistent with "BASIC WQ OPTION 8-STORMFILTER" of the 2009 Manual. The Stormfilter assembly will discharge to the public storm sewer in Andover Park East. The Stormfilter assembly will provide final stormwater treatment prior to off -site release to the public storm sewer. Analysis Criteria The Stormfilter assembly was designed to provide treatment for runoff from up to 1/2 of the 2- year precipitation event. Flows in excess of that are by-passed. Assumptions It was assumed that at the start of the modeled storm event, all of the stormwater facilities will be empty. A. Listing of proposed BMPs The following BMP will be constructed to provide treatment of conventional pollutants in the stormwater runoff • Flow control manhole with 4' sump for sediment removal • Wetvault portion of the detention structure with 5' sump for sediment removal • Stormfilter for treatment SECTION VI — SOILS EVALUATION Since on -site infiltration was determined to be unsuitable at the subject site no soils evaluation was conducted. SECTION VII — SPECIAL REPORTS AND STUDIES A. Geotechnical None B. Wetlands No significant area of wetlands has been identified on the subject site. Stormwater Report June 2015 HIE Tukwila Page 5 �.J J • J r .. J • J r + •._1 C. Floodplains and Floodways The site is note within a flood zone. The 100-year flood elevation in the adjacent Green River is 25.5 and is located east of Christensen Road. D. Groundwater There several groundwater monitoring wells located on the subject site. It is assumed their installation and monitoring is connected to previous activities at the site. E. Structural Design No stormwater structures are proposcd. F. Existing Water Resource Features There are no known resources on the subject site. SECTION VIII — MAINTENANCE The stormwater detention and treatment facilities associated with this project will be privately maintained (see Appendix E). Stormwater Report June 2015 HIE Tukwila Page 6 r APPENDIX A Figures J • _J ••-• • n S S 153td St 40fD a Pkwy Tukwila Pkwy ngs YI Lowe's Home Improvement ACME Bowling, Billiards & Events Yy See Y1. Oa.a 0. REI a NORTH is, Strander Blvd , • r41 15 rd St 405 SITE Baker Blvd 'o.j O rn x a a v m Family Fun au!w nkle's:Restaurant D cu��.Co? to i. Censer & 'S -ill to 00 Hampton Inn `' SeattlefSoutheent. -o Longacres Way T Suites -Tat R g . Inn Seattle 'o 405 -� ' Embassy 0 Seattle Tacoma. i ,,, S attie Sea Courtyard)2. 1 t� I. Residence South/Tukwila 6icenienniat Par*, Blvd �< n Strander gw..'i'SQ rtii TRT ENGINEERING, INC. HOLIDAY INN EXPRESS Sc SUITES — TUKWILA STORMWATER REPORT SITE LOCATION 2636 S.E. MARKET STREET PORTLAND, OREGON 97214 (503) 235-7592 FIGURE 1 J 599 0 il �- 70p \.., lip -L W . S ';50TH ST���' (_..._i \, ,x �.. ... i v ,. (;- SODTHCE/y 4-, 11 5:1168TH ST. HA1 y,;. 1/ S I72ND ST 178714:ST S .179TH 5T STRANDER.BLVD Kitchen G Acad 0--- MINK1. BLVD 'S:1:ANGSTON RD;� •-• / r ' •5132ND ST 1330 sT .3"' ---t•_ Black River Renton Junction Orillia _u 5+1 5 130TN_ST Earlington sW 16TH ST Longacres Race Track S 180TH ST S190TH ST ... swift-if-sr-2 FROM DES MOINES AND RENTON QUAD SHEETS TRT ENGINEERING, INC. 2636 S.E. MARKET STREET PORTLAND, OREGON 97214 (503) 235-7592 HOLIDAY INN EXPRESS & SUITES - TUKWILA STORMWATER REPORT TOPOGRAPHIC LOCATION FIGURE 2 TUKWILA VICINITY MAP 4 0 60 120 SCALE IN FEET STORM PIPE TABLE �EXTG 1' INL1. EXTGISTM SY MANHOLE ¢' PIPE LENGTH DIAM ® 114' BQ 20' © 61' © 107' © 91' Q 1' © 46' QH 5' ALL PIPES SHALL STORM CATCH BASIN TABLE ETER SLOPE I.E.IN I.E.OUT NO. 10" 0.5% 20.57 20.00 1 10" 0.5% 22.97 22.87 2 10" 0.5% 23.27 22.97 3 10" 0.5% 23.80 23.27 4 10" 0.5% 24.25 23.80 5 10" 0.5% 25.11 25.10 6 6" 1.0% 20.91 20.45 6" 1.0% 20.06 20.00 BE PVC SDR 35 OR EQUAL TYPE RIM ELEV 26.7 28.4 26.7 26.7 29.9 29.6 I.E. 24.25 23.80 23.27 22.87 27.20 26.90 r j BASIN 1 23,730 SF .o GCB-3 STORM MANHOLE TABLE NO. TYPE RIM ELEV I.E. IN I.E. OUT 1 TR 27.7 22.87 20.57 2 SD 28.0 20.00 20.00 TR=TREATMENT SD=STANDARD 5 c 0 0 0 CC s= HOLIDAY INN EXPRESS & SUITES TUKWILA STORM WATER REPORT DRAINAGE FIGURE 3 TUKWILA DRAINAGE 5/31/15 APPENDIX B Site Soils 47° 27 45"N 47° 27 33" N 556270 556270 cc6330 556330 556390 556390 556450 556450 Map Scale: 1:2,790 if printed on A landscape (11" x 8.5") sheet Soil Map —King County Area, Washington 556510 556510 0 40 80 160 Meters 240 Feet 0 100 200 400 600 Map projection: Web Mercator Comer000rdinates: WC584 Edge tics: URA Zone 1ON WG584 USDA Natural Resources _ _ Conservation Service 556570 556570 556630 556630 Web Soil Survey National Cooperative Soil Survey 556690 556690 556750 556750 556810 556810 556870 ry 5/31/2015 Page 1 of 3 47' 27 45 N 47. 27 33' N 1 L J Soil Map —King County Area, Washington MAP LEGEND Area of Interest (AOI) Area of Interest (AOI) Soils O Special Point Features Blowout Borrow Pit X Clay Spot Closed Depression • Gravel Pit Gravelly Spot C4 Landfill Lava Flow 4.k. Marsh or swamp • Mine or Quarry (q Miscellaneous Water • Perennial Water Rock Outcrop Saline Spot Sandy Spot Severely Eroded Spot • Sinkhole Slide or Slip • Sodic Spot Soil Map Unit Polygons Soil Map Unit Lines Soil Map Unit Points 0 l�3 Spoil Area Stony Spot Very Stony Spot Wet Spot Other Special Line Features Water Features Streams and Canals Transportation .1-14 Rails sy Interstate Highways US Routes Major Roads Local Roads Background Aerial Photography MAP INFORMATION The soil surveys that comprise your AOI were mapped at 1:24,000. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: http://websoilsurvey.nres.usda.gov Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: King County Area, Washington Survey Area Data: Version 10, Sep 30, 2014 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: Aug 31, 2013—Oct 6, 2013 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. USDA Natural Resources cif Conservation Service Web Soil Survey National Cooperative Soil Survey 5/31/2015 Page 2 of 3 Soil Map —King County Area, Washington J r- Map Unit Legend King County Area, Washington (WA633) Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI Ur W Totals for Area of Interest Urban land Water 37.1 4.3 41.5 89.5% 10.5% 100.0% USDA Natural Resources Web Soil Survey 2011 Conservation Service National Cooperative Soil Survey 5/31/2015 Page 3 of 3 APPENDIX C Treatment Modeling r1 Tukwila Hotel Site — Parking and Landscape 0.548 ac Impervious 0.066 ac landscaping (assume HSG C soil) - worst case WWHM2O12 Tukwila-P-L File Edit View Help Summary Report r r Run Analysis Water Quality On -Line BHP 24 hour Volume (ac-ft) ['0696 Standard Flow Rate (cfs) 0,0883 Off -Line BMP Standard Flow Rate (cfs) 00499 Stream Protection Duration l LID Duration Flow Frequency Water Quality 1 Hydrograph Wetland Input Volumes LID Report ( Recharge Duration Recharge Predeveloped J Recharge Mitigated Analyze datasets Compact WDM 1 501 POC1 Predevelo ed Flow •. 1 Tukwila Site 61 WW HM2012 File Edit View Help Summary Report 611 R21 OS L 13 So irthoeoter„.------ 406 Lthifira Bake r 0 WWW2012 Eile Edit View bap 5uminery Report IrS 61 21 id • Site Information Site Name Address City Gage Precip Factor Tukwila Seatac o Et 1.00 Use WS-DOT data Ili; Schematic SCENARIOS 0 Predeveloped 0 Mitigated Scenatio Betio Elements [a • CI. Basin 1 Mitigated Subbasin Name:L11On 1 r' Designate as Bypass Ica poa Surface Intedlow Groundwater Flows To : i [77 Area in Basin riri4friXiieeredi Available Pervious Acres Available Impervious Acres C, Ral i.OM 1 - ................................ PARENG/FLAT F61 ' l.J WWHM2 012 PROJECT REPORT Project Name: Tukwila-P-L Site Name: Tukwila Site Address: City Report Date: 5/26/2015 Gage : Seatac Data Start : 1948/10/01 Data End : 2009/09/30 Precip Scale: 1.00 Version : 2014/12/04 Low Flow Threshold for POC 1 : 50 Percent of the 2 Year High Flow Threshold for POC 1: 50 year PREDEVELOPED LAND USE Name : Basin 1 Bypass: No GroundWater: No Pervious Land Use Acres C, Lawn, Flat .066 Pervious Total 0.066 ._� Impervious Land Use Acres PARKING FLAT 0.548 Impervious Total 0.548 1 J _J Basin Total 0.614 Element Flows To: Surface Interflow Groundwater MITIGATED LAND USE Name : Basin 1 Bypass: No GroundWater: No r• L , r , L , • L J Pervious Land Use Acres C, Lawn, Flat .066 Pervious Total 0.066 Impervious Land Use Acres PARKING FLAT 0.548 Impervious Total 0.548 Basin Total 0.614 Element Flows To: Surface Interflow Groundwater ANALYSIS RESULTS Stream Protection Duration Predeveloped Landuse Totals for POC #1 Total Pervious Area:0.066 Total Impervious Area:0.548 Mitigated Landuse Totals for POC #1 Total Pervious Area:0.066 Total Impervious Area:0.548 Flow Frequency Return Periods for Predeveloped. POC #1 Return Period Flow(cfs) 2 year 0.213171 5 year 0.270701 10 year 0.30995 25 year 0.361025 50 year 0.400228 100 year 0.440472 Flow Frequency Return Periods for Mitigated. POC #1 Return Period Flow(cfs) 2 year 0.213171 5 year 0.270701 10 year 0.30995 25 year 0.361025 50 year 0.400228 100 year 0.440472 t) -, ♦ J P-• Stream Protection Duration Annual Peaks for Predeveloped and Mitigated. POC #1 Year Predeveloped Mitigated 1949 0.280 0.280 1950 0.294 0.294 1951 0.175 0.175 1952 0.151 0.151 1953 0.163 0.163 1954 0.173 0.173 1955 0.196 0.196 1956 0.193 0.193 1957 0.221 0.221 1958 0.176 0.176 1959 0.177 0.177 1960 0.180 0.180 1961 0.188 0.188 1962 0.161 0.161 1963 0.182 0.182 1964 0.175 0.175 1965 0.229 0.229 1966 0.150 0.150 1967 0.260 0.260 1968 0.296 0.296 1969 0.208 0.208 1970 0.199 0.199 1971 0.237 0.237 1972 0.250 0.250 1973 0.145 0.145 1974 0.218 0.218 1975 0.244 0.244 1976 0.169 0.169 1977 0.178 0.178 1978 0.218 0.218 1979 0.299 0.299 1980 0.280 0.280 1981 0.222 0.222 1982 0.316 0.316 1983 0.253 0.253 1984 0.161 0.161 1985 0.222 0.222 1986 0.191 0.191 1987 0.293 0.293 1988 0.177 0.177 1989 0.221 0.221 1990 0.397 0.397 1991 0.313 0.313 1992 0.160 0.160 1993 0.137 0.137 1994 0.148 0.148 1995 0.197 0.197 1996 0.214 0.214 1997 0.206 0.206 1998 0.205 0.205 1999 0.428 0.428 2000 0.211 0.211 2001 0.228 0.228 L J 1J J tJ 2002 0.275 0.275 2003 0.213 0.213 2004 0.399 0.399 2005 0.183 0.183 2006 0.162 0.162 2007 0.374 0.374 2008 0.307 0.307 2009 0.270 0.270 Stream Protection Duration Ranked Annual Peaks for Predeveloped and Mitigated. POC #1 Rank Predeveloped Mitigated 1 0.4280 0.4280 2 0.3995 0.3995 3 0.3971 0.3971 4 0.3744 0.3744 5 0.3161 0.3161 6 0.3129 0.3129 7 0.3074 0.3074 8 0.2987 0.2987 9 0.2959 0.2959 10 0.2939 0.2939 11 0.2934 0.2934 12 0.2802 0.2802 13 0.2801 0.2801 14 0.2746 0.2746 15 0.2702 0.2702 16 0.2601 0.2601 17 0.2530 0.2530 18 0.2502 0.2502 19 0.2440 0.2440 20 0.2371 0.2371 21 0.2287 0.2287 22 0.2282 0.2282 23 0.2221 0.2221 24 0.2219 0.2219 25 0.2213 0.2213 26 0.2210 0.2210 27 0.2179 0.2179 28 0.2177 0.2177 29 0.2140 0.2140 30 0.2134 0.2134 31 0.2113 0.2113 32 0.2081 0.2081 33 0.2065 0.2065 34 0.2049 0.2049 35 0.1987 0.1987 36 0.1966 0.1966 37 0.1957 0.1957 38 0.1928 0.1928 39 0.1906 0.1906 40 0.1883 0.1883 41 0.1828 0.1828 42 0.1823 0.1823 43 0.1801 0.1801 44 0.1778 0.1778 J rl s. 45 0.1770 0.1770 46 0.1767 0.1767 47 0.1759 0.1759 48 0.1750 0.1750 49 0.1748 0.1748 50 0.1735 0.1735 51 0.1685 0.1685 52 0.1632 0.1632 53 0.1624 0.1624 54 0.1615 0.1615 55 0.1612 0.1612 56 0.1596 0.1596 57 0.1511 0.1511 58 0.1504 0.1504 59 0.1475 0.1475 60 0.1452 0.1452 61 0.1370 0.1370 Stream Protection Duration POC #1 The Facility PASSED The Facility PASSED. Flow(cfs) Predev Mit Percentage Pass/Fail 0.1066 1793 1793 100 Pass 0.1096 1626 1626 100 Pass 0.1125 1469 1469 100 Pass 0.1155 1325 1325 100 Pass 0.1184 1203 1203 100 Pass 0.1214 1084 1084 100 Pass 0.1244 991 991 100 Pass 0.1273 908 908 100 Pass 0.1303 837 837 100 Pass 0.1333 768 768 100 Pass 0.1362 703 703 100 Pass 0.1392 650 650 100 Pass 0.1422 600 600 100 Pass 0.1451 557 557 100 Pass 0.1481 516 516 100 Pass 0.1511 475 475 100 Pass 0.1540 436 436 100 Pass 0.1570 406 406 100 Pass 0.1600 387 387 100 Pass 0.1629 361 361 100 Pass 0.1659 333 333 100 Pass 0.1689 317 317 100 Pass 0.1718 293 293 100 Pass 0.1748 276 276 100 Pass 0.1778 249 249 100 Pass 0.1807 235 235 100 Pass 0.1837 215 215 100 Pass 0.1867 208 208 100 Pass 0.1896 193 193 100 Pass 0.1926 180 180 100 Pass 0.1956 165 165 100 Pass 0.1985 157 157 100 Pass 0.2015 146 146 100 Pass 0.2045 137 137 100 Pass 0.2074 129 129 100 Pass 0.2104 121 121 100 Pass 0.2134 113 113 100 Pass 0.2163 107 107 100 Pass 0.2193 101 101 100 Pass 0.2223 94 94 100 Pass 0.2252 88 88 100 Pass 0.2282 85 85 100 Pass 0.2312 80 80 100 Pass 0.2341 77 77 100 Pass 0.2371 72 72 100 Pass 0.2401 67 67 100 Pass 0.2430 64 64 100 Pass 0.2460 61 61 100 Pass 0.2490 61 61 100 Pass 0.2519 56 56 100 Pass 0.2549 52 52 100 Pass 0.2579 52 52 100 Pass 0.2608 51 51 100 Pass 0.2638 47 47 100 Pass 0.2668 46 46 100 Pass 0.2697 40 40 100 Pass 0.2727 38 38 100 Pass 0.2757 33 33 100 Pass 0.2786 32 32 100 Pass 0.2816 30 30 100 Pass 0.2846 27 27 100 Pass 0.2875 25 25 100 Pass 0.2905 24 24 100 Pass 0.2934 22 22 100 Pass 0.2964 17 17 100 Pass 0.2994 16 16 100 Pass 0.3023 15 15 100 Pass 0.3053 12 12 100 Pass 0.3083 11 11 100 Pass 0.3112 11 11 100 Pass 0.3142 9 9 100 Pass 0.3172 8 8 100 Pass 0.3201 8 8 100 Pass 0.3231 8 8 100 Pass 0.3261 8 8 100 Pass 0.3290 8 8 100 Pass 0.3320 8 8 100 Pass 0.3350 8 8 100 Pass 0.3379 8 8 100 Pass 0.3409 8 8 100 Pass 0.3439 8 8 100 Pass 0.3468 8 8 100 Pass 0.3498 8 8 100 Pass 0.3528 7 7 100 Pass 0.3557 6 6 100 Pass 0.3587 6 6 100 Pass 0.3617 6 6 100 Pass 0.3646 6 6 100 Pass u LJ h. _A 0.3676 6 6 100 Pass 0.3706 6 6 100 Pass 0.3735 6 6 100 Pass 0.3765 5 5 100 Pass 0.3795 5 5 100 Pass 0.3824 4 4 100 Pass 0.3854 4 4 100 Pass 0.3884 4 4 100 Pass 0.3913 3 3 100 Pass 0.3943 3 3 100 Pass 0.3973 3 3 100 Pass 0.4002 1 1 100 Pass Water Quality BMP Flow and Volume for POC #1 On-line facility volume: 0.0696 acre-feet On-line facility target flow: 0.0883 cfs. Adjusted for 15 min: 0.0883 cfs. Off-line facility target flow: 0.0499 cfs. Adjusted for 15 min: 0.0499 cfs. LID Report LID Technique Used for Total Volumn Volumn Infiltration Cumulative Percent Water Quality Percent Comment Treatment? Needs Through Volumn Volumn Volumn Water Quality Treatment Facility (ac-ft) Infiltration Infiltrated Treated (ac-ft) (ac-ft) Credit APPENDIX D Conveyance Modeling a_l l.J a J l _1 I. 2 • 1 • 1 • 1 Pipe diameter = Pipe slope = Manning's n = Pipe cross-section area Pipe hydraulic radius K = 1.486/n((AR2/3) Then Job Name: HIE Tukwila Job Number: Date: 6/5/15 1:35 PM Reach: 10" Outlet 'Design Values Results Pipe Capacity (Full Flow) By Manning's Equation Q = 1.486 AR 213S1/2 in. = or 0.833333 feet Q= V= 10 0.005 0.012 A=Trr`= R = D/4 = K ft. per foot 0.545 sq. ft. 0.2083 23.735 1.678 cfs 3.077 fps Minimum Pipe Slopes for Velocity Full > or = to 2.5 fps Manning's "n" = 0.012 Pipe Size (in) Slope (ft/ft) Q FULL (cfs) V FULL (fps) K A 1 0.07147 0.01 2.50 0.051 0.0055 2 0.02816 0.05 2.50 0.3250 0.0218 3 0.01644 0.12 2.50 0.9570 0.0491 4 0.01119 0.22 2.50 2.06 0.0873 6 0.00652 0.49 2.50 6.08 0.1963 8 0.00444 0.87 2.50 13.09 0.3490 10 0.00332 1.36 2.50 23.65 0.5454 12 0.00259 1.96 2.50 38.61 0.7854 15 0.00192 3.07 2.50 70.09 1.2271 18 0.00151 4.42 2.50 113.80 1.7670 24 0.00103 7.85 2.50 245.10 3.1414 30 0.00076 12.27 2.50 444.30 4.9084 36 0.00060 17.67 2.50 722.20 7.0682 42 0.00049 24.05 2.50 1090.00 9.6205 48 0.00041 31.41 2.50 1556.00 12.5656 54 0.00035 39.76 2.50 2131.00 15.9033 60 0.00030 49.08 2.50 2821.00 19.6338 66 0.00027 59.39 2.50 3636.00 23.7568 72 0.00024 70.68 2.50 4587.00 28.2726 and, 753.31 gpm Q=KS1/2 1 • 1 J .. J L_ I l J Roof 00P d 1 P d 8P d 12P d Existing catch basin 4ub0a> Reach Manhole-2 (B2) Manhole-1 Treatment Catch Basins Pavement/sidewalk Drainage Diagram for Tukwila Conveyance Prepared by TRT Engineering, Printed 6/5/2015 HydroCAD® 9.10 s/n 01507 © 2009 HydroCAD Software Solutions LLC k. Tukwila Conveyance Prepared by TRT Engineering HydroCAD® 9.10 s/n 01507 © 2009 HydroCAD Software Solutions LLC Area Listing (all nodes) Area CN Description (acres) (subcatchment-numbers) 0.066 77 Landscape (B2) 0.867 98 Roof (B1, B2) 0.933 TOTAL AREA a ! $ a. Jr a J Printed 6/5/2015 Page 2 L l 4. Tukwila Conveyance Prepared by TRT Engineering HydroCAD® 9.10 s/n 01507 © 2009 HydroCAD Software Solutions LLC Printed 6/5/2015 Page 3 Pipe Listing (all nodes) Line# Node In -Invert Out -Invert Length Slope n Diam/Width Height Fill Number (feet) (feet) (feet) (ft/ft) (inches) (inches) (inches) 1 1 P 20.00 19.10 40.0 0.0225 0.013 2 8P 20.57 20.00 114.0 0.0050 0.013 3 12P 22.97 22.87 20.0 0.0050 0.013 10.0 0.0 0.0 10.0 0.0 0.0 10.0 0.0 0.0 r; , I Tukwila Conveyance Prepared by TRT Engineering HydroCAD® 9.10 s/n 01507 © 2009 HydroCAD Software Solutions LLC Type IA 24-hr 10-year Rainfall=2.60" Printed 6/5/2015 Page 4 Time span=0.00-36.00 hrs, dt=0.05 hrs, 721 points Runoff by SBUH method, Split Pervious/Imperv. Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Subcatchment B1: Roof Runoff Area=13,890 sf 100.00% Impervious Runoff Depth=2.37" Subcatchment B2: Pavement/sidewalk Runoff Area=26,730 sf 89.30% Impervious Runoff Depth=2.20" Pond 1 P: Manhole-2 Tc=5.0 min CN=0/98 Runoff=0.19 cfs 0.063 af Tc=5.0 min CN=77/98 Runoff=0.34 cfs 0.113 af Peak Elev=20.39' Inflow=0.53 cfs 0.176 af 10.0" Round Culvert n=0.013 L=40.0' S=0.0225'/' Outflow=0.53 cfs 0.176 af Pond 8P: Manhole-1 Treatment Peak EIev=20.93' Inflow=0.34 cfs 0.113 af 10.0" Round Culvert n=0.013 L=114.0' S=0.0050 '/' Outflow=0.34 cfs 0.113 af Pond 10P: Existing catch basin Pond 12P: Catch Basins 10.0" Total Runoff Area = Inflow=0.53 cfs 0.176 af Primary=0.53 cfs 0.176 af Peak EIev=23.34' Inflow=0.34 cfs 0.113 af Round Culvert n=0.013 L=20.0' S=0.0050 '/' Outflow=0.34 cfs 0.113 af 0.933 ac Runoff Volume = 0.176 af Average Runoff Depth = 2.26" 7.04% Pervious = 0.066 ac 92.96% Impervious = 0.867 ac r 1 • Tukwila Conveyance Prepared by TRT Engineering HydroCAD® 9.10 s/n 01507 © 2009 HydroCAD Software Solutions LLC Summary for Subcatchment B1: Roof Type IA 24-hr 10-year Rainfall=2.60" Printed 6/5/2015 Page 5 The rainfall amount was 'adjusted' to a value that 'produced' the same peak discharge as the WWHM3 model. In this case P = 2.6 inches, indicated the 100-yr rate of 0.45 cfs. Runoff = 0.19 cfs @ 7.90 hrs, Volume= 0.063 af, Depth= 2.37" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-36.00 hrs, dt= 0.05 hrs Type IA 24-hr 10-year Rainfall=2.60" Area (sf) 13,890 13,890 Tc Length (min) (feet) 5.0 Runoff = CN Description 98 Roof 98 100.00% Impervious Area Slope Velocity Capacity Description (ft/ft) (ft/sec) (cfs) Direct Entry, Assumed Summary for Subcatchment B2: Pavement/sidewalk 0.34 cfs @ 7.91 hrs, Volume= 0.113 af, Depth= 2.20" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-36.00 hrs, dt= 0.05 hrs Type IA 24-hr 10-year Rainfall=2.60" Area (sf) 23,870 2,860 26,730 2,860 23,870 Tc Length (min) (feet) 5.0 Inflow Area = Inflow = Outflow Primary = CN Description 98 Roof 77 Landscape 96 Weighted Average 77 10.70% Pervious Area 98 89.30% Impervious Area Slope Velocity Capacity Description (ft/ft) (ft/sec) (cfs) Direct Entry, Summary for Pond 1 P: Manhole-2 0.933 ac, 92.96% Impervious, Inflow Depth = 2.26" for 10-year event 0.53 cfs © 7.90 hrs, Volume= 0.176 af 0.53 cfs @ 7.90 hrs, Volume= 0.176 af, Atten= 0%, Lag= 0.0 min 0.53 cfs @ 7.90 hrs, Volume= 0.176 af Routing by Stor-Ind method, Time Span= 0.00-36.00 hrs, dt= 0.05 hrs Peak Elev= 20.39' @ 7.90 hrs Device Routing #1 Primary Invert Outlet Devices 20.00' 10.0" Round Culvert L= 40.0' CPP, square edge headwall, Ke= 0.500 Tukwila Conveyance Type IA 24-hr 10 year Rainfall=2.60" Prepared by TRT Engineering Printed 6/5/2015 HydroCAD® 9.10 s/n 01507 © 2009 HydroCAD Software Solutions LLC Page 6 Inlet / Outlet Invert= 20.00' / 19.10' S= 0.0225 '/' Cc= 0.900 n= 0.013 Primary OutFlow Max=0.53 cfs @ 7.90 hrs HW=20.39' (Free Discharge) t-1=Culvert (Inlet Controls 0.53 cfs @ 2.12 fps) Summary for Pond 8P: Manhole-1 Treatment Inflow Area = 0.614 ac, 89.30% Impervious, Inflow Depth = 2.20" for 10-year event Inflow = 0.34 cfs @ 7.91 hrs, Volume= 0.113 af Outflow = 0.34 cfs @ 7.91 hrs, Volume= 0.113 af, Atten= 0%, Lag= 0.0 min Primary = 0.34 cfs @ 7.91 hrs, Volume= 0.113 af Routing by Stor-Ind method, Time Span= 0.00-36.00 hrs, dt= 0.05 hrs Peak Elev= 20.93' @ 7.91 hrs Device Routing Invert Outlet Devices #1 Primary 20.57' 10.0" Round Culvert L= 114.0' CPP, square edge headwall, Ke= 0.500 Inlet / Outlet Invert= 20.57' / 20.00' S= 0.0050 '/' Cc= 0.900 n= 0.013 Primary OutFlow Max=0.34 cfs @ 7.91 hrs HW=20.93' (Free Discharge) t-1=Culvert (Barrel Controls 0.34 cfs @ 2.23 fps) Summary for Pond 10P: Existing catch basin Inflow Area = 0.933 ac, 92.96% Impervious, Inflow Depth = 2.26" for 10-year event Inflow = 0.53 cfs @ 7.90 hrs, Volume= 0.176 of Primary = 0.53 cfs @ 7.90 hrs, Volume= 0.176 af, Atten= 0%, Lag= 0.0 min Routing by Stor-Ind method, Time Span= 0.00-36.00 hrs, dt= 0.05 hrs Summary for Pond 12P: Catch Basins Inflow Area = 0.614 ac, 89.30% Impervious, Inflow Depth = 2.20" for 10-year event Inflow = 0.34 cfs @ 7.91 hrs, Volume= 0.113 of Outflow = 0.34 cfs @ 7.91 hrs, Volume= 0.113 af, Atten= 0%, Lag= 0.0 min Primary = 0.34 cfs @ 7.91 hrs, Volume= 0.113 af Routing by Stor-Ind method, Time Span= 0.00-36.00 hrs, dt= 0.05 hrs Peak Elev= 23.34' @ 7.91 hrs Device Routing Invert Outlet Devices #1 Primary 22.97' 10.0" Round Culvert L= 20.0' CPP, square edge headwall, Ke= 0.500 Inlet / Outlet Invert= 22.97' / 22.87' S= 0.0050 '/' Cc= 0.900 n= 0.013 Primary OutFlow Max=0.34 cfs @ 7.91 hrs HW=23.34' (Free Discharge) t-1=Culvert (Barrel Controls 0.34 cfs @ 2.14 fps) APPENDIX E Stormfilter Maintenance Guidelines • J J J t I t 1 J J • . A���7'ICAv i'*i►FC'i&Wn CONSTRUCTION PRODUCTS INC. The Stormwat , Management StormFilter StormFilter Maintenance Guidelines Maintenance requirements and frequency are dependent on the pollutant load characteristics of each site, and may be required in the event of a chemical spill or due to excessive sediment loading. Maintenance Procedures Although there are other effective maintenance options, CONTECH recommends the following two step procedure: 1. Inspection: Determine the need for maintenance. 2. Maintenance: Cartridge replacement and sediment removal. Inspection and Maintenance Activity Timing At least one scheduled inspection activity should take place per year with maintenance following as warranted. First, inspection should be done before the winter season. During which, the need for maintenance should be determined and, if disposal during maintenance will be required, samples of the accumulated sediments and media should be obtained. Second, if warranted, maintenance should be performed during periods of dry weather. In addition, you should check the condition of the StormFilter unit after major storms for potential damage caused by high flows and for high sediment accumulation. It may be necessary to adjust the inspection/maintenance activity schedule depending on the actual operating conditions encountered by the system. Generally, inspection activities can be conducted at any time, and maintenance should occur when flows into the system are unlikely. Maintenance Activity Frequency Maintenance is performed on an as needed basis, based on inspection. Average maintenance lifecycle is 1-3 years. The primary factor controlling timing of maintenance of the StormFilter is sediment loading. Until appropriate timeline is determined, use the following: Inspection: One time per year After major storms Maintenance: As needed Per regulatory requirement In the event of a chemical spill Inspection Procedures It is desirable to inspect during a storm to observe the relative flow through the filter cartridges. If the submerged cartridges are severely plugged, then typically large amounts of sediments will be present and very little flow will be discharged from the drainage pipes. If this is the case, then maintenance is warranted and the cartridges need to be replaced. Warning: In the case of a spill, the worker should abort inspection activities until the proper guidance is obtained. Notify the local hazard control agency and CONTECH immediately. To conduct an inspection: Important: Inspection should be performed by a person who is familiar with the StormFilter treatment unit. 1. If applicable, set up safety equipment to protect and notify surrounding vehicle and pedestrian traffic. 2. Visually inspect the external condition of the unit and take notes concerning defects/problems. 3. Open the access portals to the vault and allow the system vent. 4. Without entering the vault, visually inspect the inside of the unit, and note accumulations of liquids and solids. 5. Be sure to record the level of sediment build-up on the floor of the vault, in the forebay, and on top of the cartridges. If flow is occurring, note the flow of water per drainage pipe. Record all observations. Digital pictures are valuable for historical documentation. 6. Close and fasten the access portals. 7. Remove safety equipment. 8. If appropriate, make notes about the local drainage area relative to ongoing construction, erosion problems, or high loading of other materials to the system. 9. Discuss conditions that suggest maintenance and make decision as to weather or not maintenance is needed. Maintenance Decision Tree The need for maintenance is typically based on results of the inspection. Use the following as a general guide. (Other factors, such as regulatory requirements, may need to be considered) 1. Sediment loading on the vault floor. If >4" of accumulated sediment, then go to maintenance. 2. Sediment loading on top of the cartridge. If > 1/4" of accumulation, then go to maintenance. 3. Submerged cartridges. If >4" of static water in the cartridge bay for more that 24 hrs after end of rain event, then go to maintenance. 4. Plugged media. If pore space between media granules is absent, then go to maintenance. 5. Bypass condition. If inspection is conducted during an average rain fall event and StormFilter remains in bypass condition (water over the internal outlet baffle wall or submerged cartridges), then go to maintenance. 6. Hazardous material release. If hazardous material release (automotive fluids or other) is reported, then go to maintenance. 7. Pronounced scum line. If pronounced scum line (say >_ 1/4" thick) is present above top cap, then go to maintenance. 8. Calendar Lifecycle. If system has not been maintained for 3 years, then go to maintenance. Assumptions: No rainfall for 24 hours or more. No upstream detention (at least not draining into StormFilter). Structure is online. Outlet pipe is clear of obstruction. Construction bypass is plugged. Maintenance Depending on the configuration of the particular system, workers will be required to enter the vault to perform the maintenance. 1 • Important: If vault entry is required, OSHA rules for confined space entry must be followed. Filter cartridge replacement should occur during dry weather. It may be necessary to plug the filter inlet pipe if base flow is occurring. Replacement cartridges can be delivered to the site or customers facility. Contact CONTECH for more information. Warning: In the case of a spill, the worker should abort maintenance activities until the proper guidance is obtained. Notify the local hazard control agency and CONTECH immediately. To conduct cartridge replacement and sediment removal: 1. If applicable, set up safety equipment to protect workers and pedestrians from site hazards. 2. Visually inspect the external condition of the unit and take notes concerning defects/problems. 3. Open the doors (access portals) to the vault and allow the system to vent. 4. Without entering the vault, give the inside of the unit, including components, a general condition inspection. 5. Make notes about the external and internal condition of the vault. Give particular attention to recording the level of sediment build-up on the floor of the vault, in the forebay, and on top of the internal components. 6. Using appropriate equipment offload the replacement cartridges (up to 150 lbs. each) and set aside. 7. Remove used cartridges from the vault using one of the following methods: Method 1: A. This activity will require that workers enter the vault to remove the cartridges from the under drain manifold and place them under the vault opening for lifting (removal). Unscrew (counterclockwise rotations) each filter cartridge from the underdrain connector. Roll the loose cartridge, on edge, to a convenient spot beneath the vault access. Using appropriate hoisting equipment, attach a cable from the boom, crane, or tripod to the loose cartridge. Contact CONTECH for suggested attachment devices. Important: Cartridges containing leaf media (CSF) do not require unscrewing from their connectors. Do not damage the manifold connectors. They should remain installed in the manifold and can be capped during the maintenance activity to prevent sediments from entering the under drain manifold. B. Remove the used cartridges (up to 250 lbs.) from the vault. Important: Avoid damaging the cartridges during removal and installation. C. Set the used cartridge aside or load onto the hauling truck. D. Continue steps A through C until all cartridges have been removed. Method 2: A. Enter the vault using appropriate confined space protocols. B. Unscrew the cartridge cap. C. Remove the cartridge hood screws (3) hood and float. D. At location under structure access, tip the cartridge on its side. Important: Note that cartridges containing media other than the leaf media require unscrewing from their threaded connectors. Take care not to damage the manifold connectors. This connector should remain installed in the manifold and capped if necessary. E. Empty the cartridge onto the vault floor. Reassemble the empty cartridge. F. Set the empty, used cartridge aside or load onto the hauling truck. G. Continue steps a through E until all cartridges have been removed. 8. Remove accumulated sediment from the floor of the vault and from the forebay. Use vacuum truck for highest effectiveness. 9. Once the sediments are removed, assess the condition of the vault and the connectors. The connectors are short sections of 2-inch schedule 40 PVC, or threaded schedule 80 PVC that should protrude about 1" above the floor of the vault. Lightly wash down the vault interior. a. Replace any damaged connectors. 10. Using the vacuum truck boom, crane, or tripod, lower and install the new cartridges. Take care not to damage connections. 11. Close and fasten the door. 12. Remove safety equipment. 13. Finally, dispose of the accumulated materials in accordance with applicable regulations. Make arrangements to return the used empty cartridges to CONTECH. Material Disposal The accumulated sediment must be handled and disposed of in accordance with regulatory protocols. It is possible for sediments to contain measurable concentrations of heavy metals and organic chemicals. Areas with the greatest potential for high pollutant loading include industrial areas and heavily traveled roads. Sediments and water must be disposed of in accordance with applicable waste disposal regulations. Coordinate disposal of solids and liquids as part of your maintenance procedure. Contact the local public works department to inquire how they disposes of their street waste residuals. ©2007 CONTECH Stormwater Solutions Nothing in this catalog should be construed as an expressed warranty or an implied warranty of merchantability or fitness for any particular purpose. See the CONTECH standard quotation or acknowledgement for applicable warranties and other terms and conditions of sale. The product(s) described may be protected by one or more of the following US patents: 5,322,629; 5,624,576; 5,707,527; 5,759,415; 5,788,848; 5,985,157; 6,027,639; 6,350,374; 6,406,218; 6,641,720; 6,511,595; 6,649,048; 6,991,114; 6,998,038; 7,186,058; related foreign patents or other patents pending. 800.338.1122 www.contech-cpi.com 2 CONTECH ENGINEERED SOLUTIONS URBANGR[[N® StormFilter Inspection and Maintenance Procedures The Stormwater Management StormFilter t. Maintenance Guidelines The primary purpose of the Stormwater Management StormFilter® is to filter out and prevent pollutants from entering our waterways. Like any effective filtration system, periodically these pollutants must be removed to restore the StormFilter to its full efficiency and effectiveness. Maintenance requirements and frequency are dependent on the pollutant load characteristics of each site. Maintenance activities may be required in the event of a chemical spill or due to excessive sediment loading from site erosion or extreme storms. It is a good practice to inspect the system after major storm events. Maintenance Procedures Although there are many effective maintenance options, we believe the following procedure to be efficient, using common equipment and existing maintenance protocols. The following two-step procedure is recommended: 1. Inspection • Inspection of the vault interior to determine the need for maintenance. 2. Maintenance • Cartridge replacement • Sediment removal Timing for Inspection and Maintenance At least one scheduled inspection should take place per year with maintenance following as warranted. First, an inspection should be done before the winter season. During the inspection, the need for maintenance should be determined and, if disposal during maintenance will be required, samples of the accumulated sediments and media should be obtained. Second, if warranted, maintenance (replacement of the filter cartridges and removal of accumulated sediments) should be performed during periods of dry weather. In addition to these two activities, it is important to check the condition of the StormFilter unit after major storms for potential damage caused by high flows, as well as for high sediment accumulation that may be caused by localized erosion in the drainage area. It may be necessary to adjust the inspection/ maintenance schedule depending on the actual operating conditions encountered by the system. In general, inspection activities can be conducted at any time, and maintenance should occur, if warranted, during dryer months in late summer to early fall. Frequency of Maintenance The primary factor for determining frequency of maintenance for the StormFilter is sediment loading. A properly functioning system will remove solids from water by trapping particulates in the porous structure of the filter media inside the cartridges. The flow through the system will naturally decrease as more and more particulates are trapped. Eventually the flow through the cartridges will be low enough to require replacement. It may be possible to extend the usable span of the cartridges by removing sediment from upstream trapping devices on a routine as -needed basis, in order to prevent material from being re -suspended and discharged to the StormFilter treatment system. The average maintenance lifecycle is approximately 1-3 years. Site conditions greatly influence maintenance requirements. StormFilter units located in areas with erosion or active construction may need to be inspected and maintained more often than those with fully stabilized surface conditions. Regulatory requirements or a chemical spill can shift maintenance timing as well. The maintenance frequency may be adjusted as additional monitoring information becomes available during the inspection program. Areas that develop known problems should be inspected more frequently than areas that demonstrate no problems, particularly after major storms. Ultimately, inspection and maintenance activities should be scheduled based on the historic records and characteristics of an individual StormFilter system or site. It is recommended that the site owner develop a database to properly manage StormFilter inspection and maintenance programs. 2 www.ContechES.com/stormfilter Inspection Procedures The primary goal of an inspection is to assess the condition of the cartridges relative to the level of visual sediment loading as it relates to decreased treatment capacity It may be desirable to conduct this inspection during a storm to observe the relative flow through the filter cartridges. If the submerged cartridges are severely plugged, then typically large amounts of sediments will be present and very little flow will be discharged from the drainage pipes. If this is the case, then maintenance is warranted and the cartridges need to be replaced. • Warning: In the case of a spill, the worker should abort inspection activities until the proper guidance is obtained. Notify the local hazard control agency and Contech Engineered Solutions immediately. To conduct an inspection: • Important: Inspection should be performed by a: person who is familiar with the operation and configuration of the StormFilter treatment unit. 1. If applicable, set up safety equipment to protect and notify surrounding vehicle and pedestrian traffic. 2. Visually inspect the external condition of the unit and take notes concerning defects/problems. 3. Open the access portals to the vault and allow the system vent. 4. Without entering the vault, visually inspect the inside of the unit, and note accumulations of liquids and solids. 5. Be sure to record the level of sediment build-up on the floor of the vault, in the forebay, and on top of the cartridges. If flow is occurring, note the flow of water per drainage pipe. Record all observations. Digital pictures are valuable for historical documentation. 6. Close and fasten the access portals. 7. Remove safety equipment. 8. If appropriate, make notes about the local drainage area relative to ongoing construction, erosion problems, or high loading of other materials to the system. 9. Discuss conditions that suggest maintenance and make decision as to whether or not maintenance is needed. Maintenance Decision Tree The need for maintenance is typically based on results of the inspection. The following Maintenance Decision Tree should be used as a general guide. (Other factors, such as Regulatory Requirements, may need to be considered) 1. Sediment loading on the vault floor. a. If >4" of accumulated sediment, maintenance is required. 2. Sediment loading on top of the cartridge. a. If >1/4" of accumulation, maintenance is required. 3. Submerged cartridges. a. If >4" of static water in the cartridge bay for more than 24 hours after end of rain event, maintenance is required. 4. Plugged media. a. If pore space between media granules is absent, maintenance is required. 5. Bypass condition. a. If inspection is conducted during an average rain fall event and StormFilter remains in bypass condition (water over the internal outlet baffle wall or submerged cartridges), maintenance is required. 6. Hazardous material release. a. If hazardous material release (automotive fluids or other) is reported, maintenance is required. 7. Pronounced scum line. a. If pronounced scum line (say _> 1/4" thick) is present above top cap, maintenance is required. 8. Calendar Lifecycle. a. If system has not been maintained for 3 years maintenance is required. www.ContechES.com/stormfilter 3 '1 Maintenance Depending on the configuration of the particular system, maintenance personnel will be required to enter the vault to perform the maintenance. • Important: If vault entry is required, OSHA rules for confined space entry must be followed. Filter cartridge replacement should occur during dry weather. It may be necessary to plug the filter inlet pipe if base flow is occurring. Replacement cartridges can be delivered to the site or to the customer's facility. Replacement cartridges are available from Contech Engineered Solutions. • Warning: In the case of a spill, the maintenance personnel should abort maintenance activities: until the proper guidance is obtained. Notify the local hazard control agency and Contech Engineered Solutions immediately. To conduct cartridge replacement and sediment removal maintenance: 1. If applicable, set up safety equipment to protect maintenance personnel and pedestrians from site hazards. 2. Visually inspect the external condition of the unit and take notes concerning defects/problems. 3. Open the doors (access portals) to the vault and allow the system to vent. 4. Without entering the vault, give the inside of the unit, including components, a general condition inspection. 5. Make notes about the external and internal condition of the vault. Give particular attention to recording the level of sediment build-up on the floor of the vault, in the forebay, and on top of the internal components. 6. Using appropriate equipment, offload the replacement cartridges (up to 150 lbs. each) and set aside. 7. Remove used cartridges from the vault using one of the following methods: Method 1: A. Maintenance personnel enter the vault to remove the cartridges from the under drain manifold and place them under the vault opening for lifting (removal). Unscrew (counterclockwise rotations) each filter cartridge from the underdrain connector. Roll the loose cartridge, on edge, to a convenient spot beneath the vault access. Using appropriate hoisting equipment, attach a cable from the boom, crane, or tripod to the loose cartridge. Contact Contech Engineered Solutions for suggested attachment devices. • Important: Note that cartridges containing leaf media (CSF) do not require unscrewing from their connectors. Take care not to damage the manifold connectors. This connector should remain installed in the manifold and could be capped during the maintenance activity to prevent sediments from entering the underdrain manifold. B. Remove the used cartridges (up to 250 lbs. each) from the vault. • Important: Care must: be used to avoid damaging the cartridges during removal and installation. The cost of repairing components damaged during maintenance will) be the responsibility of the owner unless Contech Engineered Solutions performs the maintenance activities and damage is not related to discharges to the system. C. Set the used cartridge aside or load onto the hauling truck. D. Continue steps a through c until aln cartridges have been removed. Method 2: A. Enter the vault using appropriate confined spac:e protocols. B. Unscrew the cartridge cap. C Remove the cartridge hood screws (3) hood and float D. At location under structure access, tip; the cartridge on its side. • 4 www. ContechES.corn/storrrrfi Iter rn r, • Important: Note that cartridges containing media other than the leaf media require unscrewing from their threaded connectors. Take care not to damage the manifold connectors. This connector should remain installed in the manifold and capped if necessary. D. Empty the cartridge onto the vault floor. Reassemble the empty cartridge. E. Set the empty, used cartridge aside or load onto the hauling truck. F. Continue steps a through e until all cartridges have been removed. 8. Remove accumulated sediment from the floor of the vault and from the forebay. For convenience, this can be accomplished by use of a vacuum truck. 9. Once the sediments are removed, assess the condition of the vault and the condition of the connectors. The connectors are short sections of 2-inch schedule 40 PVC, or threaded schedule 80 PVC that should protrude about 1" above the floor of the vault. Lightly wash down the vault interior. a. If desired, apply a light coating of FDA approved silicon lube to the outside of the exposed portion of the connectors. This ensures a watertight connection between the cartridge and the drainage pipe. b. Replace any damaged connectors. 10. Using the vacuum truck boom, crane, or tripod, lower and install the new cartridges. Once again, take care not to damage connections. 11. Close and fasten the door 12. Remove safety equipment. 13. Finally, dispose of the accumulated materials in accordance with applicable regulations. Make arrangements to return the used empty cartridges to Contech Engineered Solutions. www.ContechES.com/stormfilter 5 • 4 4. , r f Inspection Report Date: Location: System Type: Vault Sediment Thickness in Forebay: Sediment Depth on Vault Floor: Structural Damage: Personnel. System Size: Cast -In -Place Linear Catch Basin Manhole Other Date: Estimated Flow from Drainage Pipes (if available): Cartridges Submerged: Yes No ❑ Depth of Standing Water: StormFilter Maintenance Activities (check off if done and give description) Trash and Debris Removal' Minor Structural Repairs: 7 Drainage Area Report Excessive Oil Loading: Yes No C Source. Sediment Accumulation on Pavement: Yes No Source: Erosion of Landscaped Areas: YesLI No Source: Items Needing Further Work: Owners should contact the local public works department and inquire about how the department disposes of their street waste residuals. Other Comments: 6 www.ContechES.com/stormfilter Review the condition reports from the previous inspection visits. I • .3 StormFilter Maintenance Report Date: Personnel: Location: System Size: System Type: Vau] Cast -In -Plat] Linear Catch Basil] Manho[] Othe❑ List Safety Procedures and Equipment Used: System Observations Months in Service: Oil in Forebay: YeL No El Sediment Depth in Forebay: Sediment Depth on Vault Floor: Structural Damage: Drainage Area Report Excessive Oil Loading: Ye[] No [ ] Source: Sediment Accumulation on Pavement: YeL No Source: Erosion of Landscaped Areas: Ye No ] Source: StormFilter Cartridge Replacement Maintenance Activities Remove Trash and Debris: YeL i No [____] Details: Replace Cartridges: Ye0 No [] Details: Sediment Removed: Ye0 No [] Details: Quantity of Sediment Removed (estimate?): Minor Structural Repairs: Ye i No J Details: Residuals (debris, sediment) Disposal Methods: Notes: www.ContechES.com/stormfilter 7 t l t1 . .t Related Maintenance Activities - Performed on an as -needed basis StormFilter units are often just one of many structures in a more comprehensive stormwater drainage and treatment system. In order for maintenance of the StormFilter to be successful, it is imperative that all other components be properly maintained. The maintenance/repair of upstream facilities should be carried out prior to StormFilter maintenance activities. In addition to considering upstream facilities, it is also important to correct any problems identified in the drainage area. Drainage area concerns may include: erosion problems, heavy oil loading, and discharges of inappropriate materials. CONTECH. ENGINEERED SOLUTIONS ©2015 CONTECH ENGINEERED SOLUTIONS LLC. 800-338-1122 www.ContechES.com All Rights Reserved. Printed in the USA. Material Disposal The accumulated sediment found in stormwater treatment and conveyance systems must be handled and disposed of in accordance with regulatory protocols. It is possible for sediments to contain measurable concentrations of heavy metals and organic chemicals (such as pesticides and petroleum products). Areas with the greatest potential for high pollutant loading include industrial areas and heavily traveled roads. Sediments and water must be disposed of in accordance with all applicable waste disposal regulations. When scheduling maintenance, consideration must be made for the disposal of solid and liquid wastes. This typically requires coordination with a local landfill for solid waste disposal. For liquid waste disposal, a number of options are available; including a municipal vacuum truck decant facility, local waste water treatment plant or on -site treatment and discharge. Conlech Engineered Solutions LLC provides site solutions for the civil engineenng industry. Contech's portfolio includes bridges, drainage, sanitary sewer, stormwater and earth stabilization products. For information on other Contech division offerings, visit contech-cpi.com or call 800.338.1122 The product(s) described may be protected by one or more of the following US patents: 5,322,629; 5,624,576; 5,707,527; 5,759,415; 5,788,848; 5,985,157; 6,027,639; 6,350,374; 6,406,218; 6,641,720; 6,51 1,595; 6,649,048; 6,991,114; 6,998,038; 7,186,058; related foreign patents or other patents pending. The Stormwater Management StormFilter, MFS and CDS are trademarks, registered trademarks, or licensed trademarks of Contech Engineered Solutions LLC. LEED is a registered trademark of the U.S. Green Building Council. Support • Drawings and specifications are available at contechstormwater.com. • Site -specific design support is available from our engineers. SlorrnFilfer Inspection and Maintenance Procedures 01/15 NOTHING IN THIS CATALOG SHOULD BE CONSTRUED AS AN EXPRESSED WARRANTY OR AN IMPLIED WARRANTY OF MERCHANTABILITY OR FITNESS FOR ANY PARTICULAR PURPOSE. SEE THE CONTECH STANDARD CONDITIONS OF SALE (VIEWABLE AT WWWCONTECHES.COM/COS) FOR MORE INFORMATION. We print our brochures entirely on Forest Stewardship Council certified paper. FSC certification ensures that the paper in our brochures contain fiber from well - managed and responsibly harvested forests that meet strict environmental and socioeconomic standards. FSC City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF INCOMPLETE APPLICATION May 29, 2015 Dale Sweeney 5715 143rd Place SE Bellevue, WA 98006 RE: Tukwila Holiday Inn Express L15-0027 L15-0028 Dear Mr. Sweeney: Your applications for Design Review and Shoreline Substantial Development located at the NE lot at the intersection of Tukwila Parkway and Andover Park E (PIN#0223000040) have been found to be incomplete. In order to be a complete application, the following must be submitted to the permit center: a. Color and materials board accurately representing the proposed project b. Luminaire plan including location and type of street and site lighting. Include proposed fixture cut sheets, site light levels (foot-candles), and measures to shield adjacent properties from glare. c. Storm drainage design (at least 90% complete), which meets the King County Surface Water Design Manual. Include a Technical Information Report (TIR) including feasibility analysis if required by the manual. Call out total existing and proposed impervious surface in square feet. Include all storm drainage conveyance systems, water quality features, detention structures, maintenance access and safety features. For additional guidance contact Joanna Spencer, Public Works Engineer, at (206) 431-2440 or go to http://www.tukwilawa.gov/pubwks/pwpermit.html. Upon receipt of these items, the City will re -review them for completeness and will mail you written notification of completeness or incompleteness within 14 days. -1- 5/29/2015 W:\Users\Valerie\Design Review\L15-0027 Holiday Inn Express\L15-0027 Notice of Incomplete Application.doc These applications will expire if we do not receive the additional information within ninety days of the date of this letter unless an extension is granted pursuant to the Permit Application Types and Procedures Section of the Municipal Code. (TMC 18.104.070(E).) Please return the attached Revision Submittal form with requested materials to the Department of Community Development 6300 Southcenter Blvd. Ste. 100, Tukwila, WA 98188. If you have any questions with this matter you may call me at (206) 433-7140. Sincerely, Valerie Lonneman Assistant Planner Dale Sweeney - Architect City of Tumwater, Washington May 12, 2015 Re.: Narrative for Design Review Submittal To Whom It May Concern: We are submitting the Holiday Inn Express project for Design Review. The project is within the Southcenter Subarea Plan. We believe the proposed design is compliant with the requirements in the Southcenter Design manual as described below. 1. SITE DESIGN Streets are connected - Andover Park East and Christensen Road. Walkways are connected for convenient and safe pedestrian access. The lobby area connects the main entrance on the east side to the west - the main street frontage. The open space is located in the prominent NW corner which would also be the access to the walkway to the river front. Screening and environmental mitigation has been utilized. Many guest rooms have views to the river. Also, a deck accessible to all guests is located at the top floor on the river side. Service elements - primarily the dumpster - is to be screened with landscaping and located to minimize visual and odor impacts. - Concrete paving is to be installed at and in front of the dumpster. 2. Utility - These elements are to be screened and located for minimum visual impact. - Rooftop equipment will be located and screened for minimum visual impact. - Downspouts are to be located and matched to wall colors for minimum visual impact. 3. LIGHTING - Lighting on the exterior of the building is to be "wall wash" and will not create spill over Tight that would impact adjacent properties or traffic. - Parking lot light will be directed downward and will not create spill over light that would impact adjacent properties or traffic. 4. WALLS AND FENCES - There are no walls or fences to be addressed. 5. OPEN SPACE - A variety of seating and trellises will be included in the public space. - The landscaping will not be a visual or physical barrier to the adjacent walkways. - Power outlets will be provided as required. c9 5715 143rd Place SE, Bellevue, WA 98006 St 425.260.8969 dale.design3d@gmail.com Dale Sweeney - Architect - Site furnishings are to be made of steel and concrete. - Landscape requirements will be met. Please see the Landscape plans. BUILDING DESIGN 6. ARCHITECTURAL CONCEPT - We believe the proposed building design meets the requirements of the Southcenter Design Manual based on elements required and examples given. 7. ENTRANCES AND DOORS Although the Porte Cochere and main entrance are located on the parking side (east), there is another entrance on the street side (west) clearly defined by column elements and roof. 8. BUILDING FACADE - BASE AND TOP A base and top are defined with color changes and architectural detailing. Roof overhangs, brackets, and beams are among the architectural detailing. Horizontal modulation is incorporated into the design. Color changes and architectural detailing provide the appearance of vertical modulation. 9. CORNER TREATMENTS - A raised facade near the NW corner of the building is included in the design. 10. BUILDING MASSING - Facade articulation - most of the items listing in the Manual are included in the design. Only three are required. - Vertical and horizontal modulation requirements have been met. 11. BUILDING DETAILS AND ELEMENTS - The following features are included in the design and provide further compliance to the design requirements: 1. Window treatments. 2. Vertical planting trellises. 3. Canopies with metal roofs. 4. Decorative wall mounted lighting. 5. Decorative concrete tiles near the Porte Cochere entry. 6. Distinctive use of materials, including copper colored metal and stone veneer with the appearance of cut limestone. 7. Architectural pilasters. c 5715 143rd Place SE, Bellevue, WA 98006 W 425.260.8969 dale.design3d@gmail.com Dale Sweeney - Architect 12. BUILDING MATERIALS AND COLORS - The building materials used are in compliance with the requirements of the manual. 13. WINDOWS - Different window sizes at the upper level help define the vertical articulation. - Surround around the windows help to accent substantial window frames. 14. WEATHER PROTECTION - Weather protection is to be provided with canopies and overhangs. - The canopies will have metal roofing consisting is color with other roof features. 15. BLANK WALLS Compatible materials are to be used on all four sides. A pattern of windows will be included. But where windows are not practical for the interior space, vertical trellises will be included. - There is to be large decorative concrete tiles integral to the wall near the east main entrance. 16. PARKING STRUCTURES - There are no parking structures. We hope this clarifies the prosed design's compliance to the Southcenter Design Manual. Dale Sweeney - Architect c9 5715 143rd Place SE, Bellevue, WA 98006 S 425.260.8969 dale.design3d@gmail.com COMPLETE APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived, or should be submitted at a later date for use at the public hearing (e.g. colored renderings). Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE,REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206-431-3670 (Department of Community Development) and 206-433-0179 (Department of Public Works). Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning APPLI�C/ATION MATERIALS: ✓ X 1. Application Checklist (1 copy) indicating items submitted with application. y 2. Completed Application Form and drawings (5 copies). 3. One set of all plans reduced to 8 1/2" x 11" or 11" x 17". 1„-----' )C 4. Application Fee: See Land Use Fee Schedule. ✓ 5. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (1 copy attached). 6. SEPA Environmental Checklist if required (see SEPA Application Packet). PUBLIC NOTICE MATERIALS: / 7. Payment of notice board fee (see Land Use Fee Schedule) to FastSigns Tukwila OR provide a 4' x 4' public notice board on site within 14 days of the Department determining that a complete application has been received (see Public Notice Sign Specifications Handout). �/ '7 8. Pay the fee as established by the Land Use Fee Schedule for generating mailing labels; OR provide an excel spreadsheet of mailing labels for all property owners and tenants (residents and businesses) within 500 feet of the subject property. Each unit in multiple family buildings e.g. apartments, condos, trailer parks — must be included. Once your project is assigned to a planner, you will be required to provide an electronic copy of the mailing label spreadsheet in the following format: Name, Street Address, City St Zip, with each of these fields as an individual column: Name Street Address City, St, Zip Mr. Smith 1234 Park Ave S Tukwila WA 98188 PLEASE NOTE: Regardless of whether you pay the City to generate the mailing labels or you provide them, there is an additional fee for postage and material as listed under Public Notice Mailing Fee on the Land Use Fee Schedule. Payment of this fee is due prior to issuance of the decision and you will receive a separate bill for this fee. 9. If providing own labels, include King County Assessor's map(s) which shows the location of each property within 500 ft. of the subject lot. .\\deptstore\City Common\Teri\Revisions In Progress\Design Review -Public Hearing-Jan2011.docx Check items submitted with application . Information Rec.,- ed. May be waived in unusual cases, upo/ .oroval of both Public Works and Planning `_, ,..._ PROJECT DESCRIPTION AND ANALYSIS: A -A �(/ 10. Concurrency test notices for water, sewer, surface water and traffic unless the project is exempt from SEPA (see SEPA Application Packet). 'l4 11. Sewer and water availability letters are required from the provider district if additional plumbing fixtures are proposed and the area is not serviced by the City of Tukwila. Forms are available at the DCD office. k ` 12. A written discussion of project consistency with decision criteria, see application. This is your opportunity to highlight the design features of your project. , A 13. Provide two copies of sensitive area studies such as wetland or geotechnical reports if needed per Tukwila's Sensitive Areas Ordinance (TMC 18.45). See Geotechnical Report Guidelines and Sensitise Area Special Study Guidelines for additional information. SURVEY: 14. (a) The survey must include a graphic scale and north arrow. It shall be drawn with black ink in r (b) An existing and proposed boundary and topographic survey (2 ft. contours including a minimum 20 ft. beyond the property line) with all structures, easements, encumbrances and right-of-way width. Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations to NGVD 1929, if in a flood zone or flood -prone area. Y (c) Existing and proposed building footprints. Y (d) Fire access lanes and turn-arounds per Fire Department standards. 1/47 (e) Dash in required setback distances from all parcel lot lines. 1ITE PLAN: 15. (a) The site plan must include a graphic scale, north arrow and project name. Maximum Y (b) Existing and proposed building footprints. X (c) Vicinity Map with site location, does not have to be to scale. X (d) Fire access lanes and turn-arounds per Fire Department standards. >c (e) Parking lots with dimensioned stalls and drive aisles. >c (f) Loading and service areas. (g) Fences, rockeries and retaining walls with called out colors, height and materials. }(' (h) Street furniture such as benches and bike racks. 70 (i) Pedestrian connections between the building entrance(s) and the sidewalk/public street. (j) In MDR and HDR zones provide a development coverage calculation (maximum 50%). LANDSCAPE PLAN: 16. (a) Landscape planting plan that meets the standards at TMC 18.52 by a Washington State licensed landscape architect. One set of all plans and analyses shall have an original Washington State registered Landscape Architect stamp and signature. Plans must include the type, quantity, spacing and location of (b) Show all existing trees to be retained and any tree protection measures required (for example fencing at drip line). \\deptstore\City Common\Ted\Revisions In Progress\Design Review -Public Hearing-Jan20l I.docx r• \ Check items submitted with /application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning SENSITIVE AREAS PLAN: IVtt %i 17. (a) Location of all sensitive areas (e.g. streams, wetlands, slopes over 15%, coal mine areas and important geological and archaeological sites). For stream frontage provide existing and proposed top of stream bank, stream bank toe, stream mean high water mark, and base flood elevation (i.e., 100 yr. flood). Maximum size 24" x 36". *A- (b) Location of all required sensitive area buffers, setbacks tracts and protection measures. 4./A' (c) Show all significant trees (4" or more in diameter measured 4.5 feet above grade), indicating those to be retained and those to be removed. A tree permit will be required for removal of any significant trees within a sensitive area or its buffer. .T (d) Existing and proposed building footprints. CIVIL PLANS: 18. (a) One set of all civil plans and analyses shall be stamped, signed and dated by a licensed professional engineer. Include a graphic scale and north arrow. Maximum size 24" x 36". %` (b) Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations to NGVD 1929, if in a flood zone or flood -prone area. See http://www.tukwilawa.gov/pubwks/pwpermit.html for further information. (c) Existing (dashed) and proposed (solid) topography at 2' intervals. _ )( (d) Total expected cut and fill. Y (e) Existing and proposed utility easements and improvements, on site and in street (water, sewer, power, natural gas, telephone, cable). Schematic designs to be provided regardless of purveyor (e.g. site line size, location, and size of public main). No capacity calcs, invert depth, valve locations or the like are needed. (f) Storm drainage design at least 90% complete, which meets the King County Surface Water Design Manual (KCSWDM). Include a Technical Information Report (TIR) including feasibility analysis if required by the Manual. Call out total existing and proposed impervious surface in square feet. Include all storm drainage conveyance systems, water quality features, detention structures, maintenance access and safety features. For additional guidance contact Public Works or go to http://www.tukwilawa.gov/pubwks/pwpennit.html. lr (g) Locate the nearest existing hydrant and all proposed hydrants. (h) Show the 100 yr. flood plain boundary and elevation as shown on FEMA maps. )c (i) Plan, profile and cross-section for any right-of-way improvements. sf (j) Show planned access to buildings, driveways, fire access lanes and turn-arounds. OTHER: 19. Dimensioned and scalable building elevations with keyed colors and materials. Show mechanical equipment and/or any proposed screening. 7 20. Color and materials board accurately representing the proposed project. 21. A rendering or photo montage showing the project in context is recommended. If submitted it must accurately show the project and be from a realistic perspective (5 to 6 feet above the sidewalk). 22. Luminaire plan including location and type of street and site lighting. Include proposed fixture cut sheets, site light levels (foot-candles), and measures to shield adjacent properties from glare. 7`' 23. All existing and proposed signage with sign designs and locations. \\deptstore\City Common \TeniRevisions In Progress\Design Review -Public Hearing-Jan20I I.docx i CIl JF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 APPLICATION DESIGN REVIEW - PUBLIC HEARING F FOR STAFF USE ONLY Permits Plus Type: P-DRQe`is`oQ" Planner: File Number: L f 5 -. /\ /c a Application Complete Date: Project File Number: p�1,6 " a0,o, Application Incomplete Date: Other File Numbers: L) 6 - V Q ,D NAME OF PROJECT/DEVELOPMENT: Tukwila Holiday Inn Express BRIEF DESCRIPTION OF PROJECT: A 5 story, 92 unit hotel LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. NE lot at intersection of Tukwila Parkway and Andover Park E LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 022300-0040 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: Dale Sweeney Address:5715 143rd Place SE, Bellevue, WA 98006 Phone: (425) 260-8969 E-mail: dale.design3d@gmail.com Signature: '.deptstore',City Common \ Teri \Revisions In Progress\Design Review -Public Hearing-Jan201 I.docx FAX: (425) 378-0987 Date: 05/14/2015 MERIDIAN - NAD83(2011) LEGAL DESCRIPTION BENCHMARK TOP OF CONC MON. IN CASE ELEV. = 25.93 DATUM - NAVD 88 TRACT 4, ANDOVER INDUSTRIAL PARK NO. 1, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 66 OF PLATS, PAGE 36, RECORDS OF KING COUNTY, WASHINGTON: EXCEPT THE SOUTH 28 FEET THEREOF; AND EXCEPT THAT PORTION THEREOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 592245. ACCORDING TO DECREE FILED JANUARY 14, 1963. NOTES 1. LEGAL DESCRIPTION AND 111LE INFORMATION ARE DERIVED FROM STEWART TITLE ORDER NO. 205107278, DATED AUGUST 24, 2005. 2. REFERENCE COVENANTS, CONDITIONS, RESTRICTIONS AND/OR EASEMENTS AND AMENDMENTS OR MODIFICATIONS THERETO RECORDED UNDER REC. NOS. 5256443, 5332848, 5500900, 6138154, 6143022, 6180358 AND 9406061388. LEGEND -SD SD- C.B. P.T. T.S. STORM DRAIN CATCH BASIN POWER TRANSFORMER TRAFFIC SIGN SPOT ELEVATION NOTE. THE UTILITIES SHOWN HEREON, UNLESS SHOWN WITH SURFACE APPURTENANCES, ARE PER PUBLIC RECORD OR BASED ON PAINT STRIPING PROVIDED BY OTHERS. PRIOR TO ANY CONSTRUCTION AND/OR EXCAVATION. THEIR EXACT LOCATION SHOULD BE DETERMINED BY CALUNG ONE -CALL LOCATE AT 1-800-424-5555. 60 41 y1gti 40, Oe, l\Opp GRAPHIC SCALE IN FEET 20' 0' 10' 20' 40' 1" = 20' 0 ai n END. CASED CCNC. MON. NMI CU. NAIL: 03/14/06 30' ANDOVER PARK EAST 30' END. CASED CONC. MON. W71H BRASS DISC; 03/14/06 3 N Z 0 U W N O 0 TUKWILA PARKWAY 4'44'00" E N 85'S8_4:1 E CALC.) N 88 267.49' PLt GP0.11P� a p59P. Wag GS° co 0) co 0' yK "PV.N 85'58'41E CALC 3a-S6- , o N 84'44'00° E PLAT \ 159.38' R=437.50' A=08'36'24" R=50.00' L=65.72' 0=84'56'09" \ L=74.12' VACANT PARCEL OFFSET 125' FROM LINE OF OHW OFFSET 200' FROM UNE OF OHW AREA = 48.476 SQ. FT.± = 1.11 AC.± ASPHALT PAVING 211.59' N 88'57'28" W(CALC.) - N 89'47'51" E(PLAT) TCT 3 \ ASPHALT PAVING 7 / / ,\ / 1 I I / / 1 / 11 / \1 / / EDGE OF PAVEMENT EXTRUDED CONC. CURB ■ PT M CONC. CURB ASPHALT PAVING EXISTING BUILDING \ ASPHALT \ \ ROADWAY \ 1 •� CB RIM-25.7 INV=22.5 \. \;s CB RIM-25.2 1 INV.,22.0 , I \ I J ' Q I I U ISII U1 O I ' M GRASS AREA I O I N 0 1. I I 1 Z 1 Ij I CO I L , I RIM=23 , IINV-21.1.3 1 8 1 , \ 1 Id 1 p , , I , I 11 ‘1, N 1 I 1 1 ro II // /� 1 1 CB , RII.123.9 / INV-21.0 / , I Is 0 11 1; 1• 1' ROCK WALL 11 li 11 1 11 •• 11 14 11 / / / 4 f! \1 CB ( RIM=2 0 INV=222 / U • M. U Q IW< �In Q QI i I O w I z (I) WZ ' V)1 Q�1 = I 0! f 2� m W w a J R 8 6 BENCHMARK MAG NAIL IN I \ CB RIM=27.0 PAINTED PREMARK \ INV-23.2 ELEV. = 30.47' DATUM - NAVD 88 U 40' T 0 O` IY h a \ 1\ 1 \ \ 1111 \\ \ 1\ 1 \\11 \C \ MEET 14 / cr / I , , , ,f, / `M- / / / , , , ///, A 2 / 1 / , /, "ill W , l 1 � � � if�ii Q^: ,,,/„'l / LINE OF ORDINARY HIGH WATER 04/30/2015 LINE OF ORDINARY HIGH WATER L/5 -Oa2.7 E.A. WHITE CONSTRUCTION CO., LLC SURVEY UNE OF ORDINARY HIGH WATER AT 501 TUKWILA PARKWAY, TUKWILA, KING COUNTY, WASHINGTON TIM HANSON AND ASSOCIATES, INC. 8255 CULTUS BAY ROAD CLINTON, WA 98236 (425) 822-7271 WALE = 20' I EEC. T23 R 4 I F17Q� 81 I DATE 2015 I / \ e CREEPING SNOWBERRY (10) 'GRO-LOW' SUMAC COAST LEUCOTHOE (4) 'CRIMSON SPIRE' OAK (2) 'BLUE WAVE' HYDRANGEA (4) SEAT WALL, TYP PEDESTRIAN PLAZA WITH SPECIALITY PAVING, TRELLIS 4 BENCHES 'SOFT TOUGH' HOLLY (20) CRIMSON SPIRE' OAK (I) 'MAGIC CARPET' SPIREA (6) 'BOWHALL' MAPLE (5) TREE GRATE, TYP. 'STELLA DE ORO' DAYLILY (T) 'OTTO LUYKEN' LAUREL (-f) 'MAGIC CARPET' SPIREA (9) 'MORNING LIGHT' MISCANTHUS (5) 'HAMELN' FOUNTAIN GRASS (30) 'MAGIC CARPET' SPIREA (9) 'AUTUMN BRILLIANCE' SERVIGEBERRY Q (2) 'MAGIC CARPET' SPIREA (8) STREET SIGN TO REMAIN -SEE SURVEY VD WARD ARBORVITAE (6) 'STRIGTA' ALASKA CEDAR MOTTO LUYKEN' L REL (5)+ RED FLOWERING CURRANT (1T) Tukwila Parkway 'GRO-LOW' SUMAC" -- (3) COMPACT OREGON GRAPE (2) SLENDER HINOKI CYPRFSS (5) ...6'OSTON 'AUTUMN. BR0ELIANCE' SWEE IGEBERRY (2) JA-ANESE SPURGE (26) REEVES DWARF SKIMMIA SWEETBOX (T) (3) 'BLUE WAVE' HYDRANGEA S3WEETBOX ( OEVE'S DWARF SKIMMIA 'SKY PENCIL' HOLLY (4) SWEETBOX (2) ___— 'SOFT TOUGH' HOLLY ARD ARBORVITAE !1IT O LUYKEN' LAUREL 'M)G4RNING LIGHT' MISCANTHUS SKY PENCIL' HOMY'- 4' (3) MORNING LIGHT' MISCANTHUS 'MORNING LIGHT' MISCANTHUS (13) 'MAGIC CARPET' SPIREA 'STELLA DE ORO' DA LILY (4) 'AUTIMN BRILLIANCE' SERVIGEBERRY (1) 'FIRE POWER' NAN1DINA (4) 4 �f (4RE POWER' NANDINA J� (SKY PENCIL' HOLLY a (2) SKY PENCIL' HOLLY 0,- WARD ARBORVI 'E 0 (12) einiM Fi :y O'Pyq. is i'.! ' atoe- LEGEND WARD ARBOIJ/ITAE (T) 'OTTO LUYKEN' LAUREL (5) SYMBOL DESCRIPTION 24" WIDE CONCRETE BAND -CONCRETE WITH LAMP BLACK OR EXPOSED AGGREGATE STAMPED CONCRETE OR PAVERS SYMBOL DESCRIPTION TREE GRATE, TYP. ihilfQ TRELLIS, TYP SITE FURNISHINGS SYMBOL DESCRIPTION PEDESTRIAN BENCH, TYP. S WBERRY SKY PENCIL' HOLLY (9) 'MAGIC,- CARPET' SPIREA (3)-• - 'MAGIG CARPET' SPIREA (3) SOFT TOUGH' HOLLY (16) (3) RD ARBORVITAE '7P '144,6t0-CARPET' SPIREA7 (10) SKY PENCIL' HOLLY (I) TO LUYKEN' LAUREL T) - (6)FIRE POWER' REEFING 5N. DWARF BAMBOO 1 (3)Ik, LUT{IKE§I' LAUREL. SOFT TOUGH' HOLLY ( 2_.... 'AUTUMN BRILLIANCE' 'SERVICE jS�LR(I)- ('S8T)-FLEA DE ORO' DAYLILY 'EDDfE S - _ (3) WHITE DOGWOOD.1 _ POINT REYES GLORIOSUS (25) DULL OREGON GRAPE (38) LAUREL_ (4) (BARD ARBORVITAE WARD ARBORVITAE (16) 200' SHORELINE JURISDICTION LINE DULL OREGON GRAPE (33) 1 'AI)TVM)1 BRILLIANCE' SERVI65BEERY. KELSEY DOGWOQR--I (10) OREGON ASH - - - NOOTKA ROSE- (3) - SNOWBERRY RED FLOWERING CURRANT' ^-®'1) 4-1 OTKA ROSE K LSEY DOGWOOD ) Eqq e•H '5 WHITE -WONDER± 0CD (2 O 5f0-LOW' SUNIkG RED FLOWERIN. CURRANT .��-- -u 'AUTUMN BRILLIARtE' SPRV O$EiRY (I) U CREEPING SNOWB@RRIY yllll 1 OR EGON ASH - II r • COMPACT OREGON GE: RAP COMPACT OREGON GRAPE (15)-- 3TRIGTA'I,ALAS A CEDAR ) PACIFIC WAX MYRTLE (16) SrlOWBERRY (5) COMPACT' OREGON GRAPE (35)' NOOTKA ROSE (29) + 'GRO-LOW' SUMAC (29) KELSEY'0OGW'CJOD (20) IN ASH', KELSEY DOGWOOD (12) KELSEY DOGW07' D 8)• ! S /'SU O-LOM.QG R3ED FLOWERING-( URRAI")'T SHEET NOTES I. REFER To DETAILS AND 9PE0IFlcATioNs FOR ADDITIONAL INF08'lnTION. ]. NO PLANT WESTINTION9 SHALL 8E PERMITTED A THOVT PRIOR APPROVAL OP LANDSCAPE ARCHITECT/OY1ER ALL WORK SHALL BE PERFORM-ED ro THE SATISFACTION OF THE 000050AM ARCNIrecr/0W8R. PLANT LIST WANTITIES ARE SHOWN FOR RQQ.RGE OMT. CONTRACTOR IS RESPONSIBLE FOR VERIPYNNS ALL WANTITES IN LIST WITH ACTUAL PLAN CAL-C S, AND INSTALLINS PLANTNN65 PER THE LAIDSCAPE FLAN SRCUROCOVER CUANTTIES SHALL BE AD.L5TED AS REWIRED FOR FIELD CONDITONS AT THE SPECIFIED SPACINS. 5. e11 MAN, INSTALLATION.'NWT BE APPROVED BY LANDSCAPE ARCHITECT OTt 0.ERS REFRESENTATVE PRIOR TO PLANT SCHEDULE TREES BOTANICAL NAME COMMON NAME CONT GAL SIZE 5 ACER RUBRUM 'BOWHALL' 'EOWHALL' MAPLE B e 0 2'GAL 12-16' HT, 9 AMELANCHIER CANADEN515 'AUTUMN BRILLIANCE' NATIVE 'AUTUMN BRILLIANCE' SERVIGEBERRY B e B 2"GAL 6' - 8' HT. 9 CHAMAEGYPARIS NOOTKATENSIS 'ETRIGTA' 'STRICTA' ALASKA CEDAR B e B 6-8' HEIGHT 5 CHAMAECYPARIS OBTUSA 'GRACILIS' SLENDER HINOKI CYPRESS 545 OR CONT, 6' - 8' HT. 5 GORNUS NUTTALLII 'EDDIE'S WHITE WONDER' ADAPATIVE EDDIE'S WHITE WONDER' DOGWOOD B 4 B 2"CAL 10'-12' HT. 4 FRAXINUS LATIFOLIA NATIVE OREGON ASH B4B OR CONT. 2"GAL 12'-16 HT, 3 OUERGUS ROBUR x ALBA 'CRIMSON SPIRE' 'CRIMSON SPIRE' OAK B e B 2"GAL IO'-I2' HT. SHRUBS BOTANICAL NAME COMMON NAME SIZE SPACING 9T CORN'S SERICEA 'KELSEYI' KELSEY DOGWOOD 1 GAL O 5' O.G. 18 HEMEROCALLIS X 'STELLA DE ORO' 'STELLA DE ORO' DAYLILY 1 GAL 9 HYDRANGEA MACROPHYLLA 'BLUE WAVE' 'BLUE WAVE' HYDRANGEA 5 GAL O 5' O.G. 24 ILEX CRENATA 'SKY PENCIL' 'SKY PENCIL' HOLLY 5 GAL O 2.5' O.G. 65 ILEX CRENATA 'SOFT TOUGH' 'SOFT TOUGH' HOLLY I GAL O 3' O.G. 4 LEUCOTHOE AXILLARIS COAST LEUCOTHOE 3 GAL O 4' O.G, 55 MAHONIA AQUIFOLIUM 'COMPACTA' COMPACT OREGON GRAPE 2 GAL O 4' O.G. 28 MISCANTHUS SINENSIS 'MORNING LIGHT' 'MORNING LIGHT' MISCANTHUS 3 GAL 0 4' O.G. lb MYRIGA CALIFORNICA NATIVE PLANT PACIFIC WAX MYRTLE 5 GAL O 6' O.G. 14 NANDINA DOMEST'CA 'FIRE POWER' 'FIRE POWER' NANDINA 2 GAL O 2.5' O.G. T PARTHENOCISSUS TRICUSPIDATA VEITCHII' STAKE TO ENCOURAGE CLIMBING BOSTON IVY 5 GAL O 4' O.G. 50 PENNISETUM ALOPECUROIDES 'HAMELN' 'HAMELN' FOUNTAIN GRASS I GAL O 2' O.G. 69 PRUNUS LAUROCERASUS 'OTTO LUYKEN' 18"-21" HT. 4 SPREAD 'OTTO LUYKEN' LAUREL 0 4 0 O 4' O.G. 52 RHUS AROMATICA 'GRO-LOW' ADAPTIVE PLANT '6R0-LOW' SUMAC 2 GAL O 4' OC. 24 RISES SANGUINEUM 'KING EDWARD VII' NATIVE PLANT RED FLOWERING CURRANT 5 GAL O 6' O.G. 43 ROSA NUTKANA NATIVE PLANT NOOTKA ROSE 2 GAL O 5' O.G. I5 SARGOGOCCA HUMUS SWEE1150X 5 GAL O 4' OC. IT SKIMMIA REEVESIANA REEVE'S DWARF SKIMMIA 2 GAL O 3' O.G. 59 SPIRAEA JAPONICA 'MAGIC CARPET' 'MAGIC CARPET' SPIREA 2 GAL O 3' O.G. 26 SYMPHORICARPOS ALEUS CREEPING SNOWBERRY 2 6AL O 4' O.G. 29 SYMPHORICARPOS OCCIDENTAL'S NATIVE SNOWBERRY 2 GAL O 4' O.G. 58 THUJA OCG'DENTALIS 'WOODWARDII' 18"-21" HT. d SPREAD WARD ARBORVITAE 5 4 5 O 4' O.G. MASSES BOTANICAL NAME COMMON NAME CONT SPACING, 90 CEANOTHIJS 6LORIOSUS POINT REYES GLORIOSUS 1 GAL. CONT. O 2.5' O.G. 185 MANONIA NERVOSA DULL OREGON GRAPE ' GAL. CONT, O 2' OC. 46 PACHYSANDRA TERMINAL'S 'GREEN CARPET' JAPANESE SPURGE 1 SAL. CONT. O 2.5' O.G. 95 SHIBATAEA KUMASAGA DWARF BAMBOO ' GAL. CONT. O 20" O.G. STATE OF WASHINGTON LICENSED LANDSCAPEARCHITECT - aA� Y B. GLANDER CENSE NO. 405 RES ON 02-05-2017 NORTH 0 20 d0 80 feet SCALE: 1" = 20' c ; c 0 E HOLIDAY INN EXPRESS TUKWILA, WA LANDSCAPE PLAN cci 0) 0 40 v 0' 0 70 G 0 sheet L-1 of 4 TYE SMILING STALL 512E G IMMIM I I I IDEWAL CHRISTENSEN ROAD ANDOVER PARK EAST D 10/03/09 - PERMIT SET (NOT FOR CONSTRUCTION) DRAWING TITLE SITE PLAN HOLIDAY INN EXPRESS TUK W I LLA, WA. N0. DATE REVISIONS NOTE AIM DWN. SY: AUTHOR DATE: 09/25/08 RVSEH Dale Sweeney ARCHITECT 5715 143rd Place SE Bellevue, WA 98006 DALE SWEENEY STATE OF WASHINGTON B JILDING 51GNAGE NOTES TYP PLAN NOTES n e EXPANSION JOINTS EIFS O6.1 F.2 F.I E.2 GABLE END VENT .2 MEDALLION METAL ROOF GUARDRAIL EXPANSION JOINTS VERTICAL REVEALS -': /V _monieff1I! --'HILL•-- -- LULL "- 911111111i1lIll 6 :ma Ili III II'IYlllif IIIm'. 23 . ALL 51GNAGE INDICATED FOR I. WSTRATIVE PURPOSES ONLY. LOCATION. SIZE. ETC. TO BE PER FRANCHISE REOUIREMENTS. 2. MINIMUM EXTERIOR GRADE 3/4' PLYWOOD BLOCKING REQUIRED AT SIGN _OCA-IONS. AREA SHOULD COVER ENTIRE ,ENGT, AND HEIGHT OF FA5CIA OR SPACE AVALABLE FOR SIGN 3. ELECTRICAL MD FINAL CONNECTION Sr CONTRACTOR ELECTRICAL RE0-,REMENT5 NAY 5E OBTAINED FROM SIGN COMPANY. 4 RACEWAYS / WIREWAYS ARE NOT A_LOWED 5 PERMANENT ACCESS DOORS '01NTE5OR OF A-L PARAPETS WHERE SIGNS ARE .00ATF.D TO 9E PROVIDED BY CONTRACTOR AND COORDINATED WIT, ARCHITECT CONTRACTOR TO FURNISH AND CONNECT PRIMARY ELECTRICAL SERVICE .NS:DE PARAPET WALL 6 GUESTROOMS OR PUBLIC SPACES WITH 51GNAGE ON EXTERIOR WALLS MUST HAVE ELECTRICAL PENETRATIONS, ACCESS DOORS AND/OR REMOTE TRANSFORMERS COORDINATED A5DADR INSTALLED. WITH ARCHITECT APPROVA„ PRIOR TO CLOSING JP 'HE WALL PENETRATION -.OUT MAY BE OBTAINED FROM SIGN COMPANY ? ? /V 22 EXPANSION JOINTS EXPANSION JOINT5 EXTERIOR LIGHT i i i.i111),_ -41111111111111 win Nora MEI IMM 2 I DIMENSIONS ARE TO THE FACE OF STUD (DO 5 1, FACE OF CONCRETE (F.0.0 1. FACE OF POST (F.0. ' 1 OR CENTERLINE OF PARTY WALLS U.N.O. VERIFY Ai., DIMENSIONS. 2 EXTERIOR WAL15 TO 5E 2.6 STUDS. TYP. (u.N.0.1. INTERIOR WALLS -0 BE 2.4 STUDS, TYP. (J.N.0.1. ALL CONSTRUCTION TO BE ONE HOUR FIRE RATED TYP N0J 3. FOR F.00SCEI.ING AND ROOF/CEI,ING TYPES AND A55EM5L IES, SEE BUILDING SECTIONS IN SECTION A6 4. FOR 'LATE HEIGHTS SEE DUILDING SECTIONS IN SECTION A6 AND CORE SECTIONS IN SECTION A9 ELEVATION NOTES GENERA' PROVIDE BLOCKS AND POWER FOR EXTERIOR SIGNAGE (I F 5 NOTES. I EXTERIOR IN5UL t FINISH SYSTEM (EIF5) SYSTEM TO BE INSTALLED PER MANJFACTJRERS SPECIFICAT!ON5 AND DETAILS. 2 MANJFATURERS INSTALLATION MANJAL, SPECIFICATIONS, CONSTRUCTION DOCUMENTS AND PROJECT MANUAL TO BE ON SITE THROUGHOUT CONSTRJCTION PROCESS. 4. EIF5 N ARRANWTY, A. JF. SHALL PROVIDE A WRI"EN. 10 YR. LIMITED MATERIALS WARRANTY AGAINST DEFECTIVE MATERIALS B THE APPLICATOR SHALL WARRANT WORKMANSHIP SEPARATELY AND PROVIDE A 5 YR WARRANTY AGAINST DEFECTIVE INSTALLATON WORKMANSHIP. TT.O. PL LVL� 478 -6" suoi 20 Num INN E.I. F.S PER MANUF_ SPECS ANO DETAILS. Level 5 n gW-6^ 1 T.O PLL 4 6 460'-3' MEM mm .�. 20 1 0 VINYL. WIND W w/ AC JNIT :i Lever T. T.O PLL 3 450'-O' 1_ Level 3 _n STONE VEENER PER MANUF -> SPECS AND DETAILS. T O FRONT ELEVATION SCALE: I/O• T.O PL L'7e 2 447-9' m \ Level2 n T.O PLL I 43707" Level__ I_� 425'-6" LI 415 -d o27 u DRAWING TITLE k SHEET NO. A200 B UI_DIVG 51GNAGE NOTES TYP PLAN NOTES 00 O RIGNT ELEVATION 1 SCALE: I"PSS 11 443 'TREWS I. ALL 51GNAGE INDICATED FOR ILLUSTRATIVE PURPOSES ONLY.-OCATION, SIZE, ETC. TO BE PER FRANCHISE REOI.IREMENTS. 2. M',NIV UM EXTERIOR GRADE 3/4'PLYWOOD BLOCKING REQUIRED AT SIGN LOCATIONS AREA SHOLAD COVER ENTIRE LENGRI AND NEIGN' OF FASCIA OR SPACE AVALABLE FOR SIGN_ 3 ELECTRICAL AND FIN, CONNECTION BY CONTRACTOR. ELECTRICAL REOLAREMENTS MAY BE OBTAINED FROM S:GN COMPANY. 4 RACEWAYS / WI.REWAYS ARE NO' ALLOWED 5 PERMANENT ACCESS DOORS'0 INTERIOR OF ALL PARAPETS WHERE 5'GN5 ARE 2C4'ED '0 BE PROVIDED BY CONTRACTOR AND COORDINATED WI-, ARCHITECT. CONTRACTOR TO F'JR415n AND CONNECT PRIMARY ELECTRICAL SERVNY INSIDE PARAPET WA... 6 GUESTROOMS OR PUBLIC SPACES WITH 51GNAGE ON EXTERIOR WALLS MUST NAVE ELECTRICAL PENETRATIONS, ACCESS DOORS AND/OR REMOTE TRANSFORMERS COORDINATED ANDAR INSTALED, WITH ARCH'TECT APPROVAL, PRIOR TO CLOSING JP TIE WALL PENETRATION AYOUT MAY BE OBTAINED FROM SIGN COMPANY. IIIVIb1 INHIIg;;, I DIMENSIONS ARE TO -DE FACE OF STUD (F.0.5.1, FACE OF CONCRETE (F.O.C.), FACE OF POST (F.0 P.I OR CENTERLINE OF PARTY WALLS U.N.O. VERIFY ALL DIMENSIONS. 2. EXTERIOR WALLS TO BE 2,6 STUDS, TVP. (U.N.O.1. INTERIOR WALLS '0 BE 2x4 STUDS, TYP. (U.N.0.1. ALL CONSTRUCTION 70 BE ONE BOLR FIRE RATED'YP W NO) 3 FOR F-OOR/CEI.ING AND ROOF/CEILING ',ES AND ASSEMBLIES, SEE BUILDING SECTIONS IN SECTION A6 4 FOR PLATE IEIGHTS SEE Su:OING SECTIONS x4 SECTION A6 AND CORE SECTIONS IN SECTION AB. ELEVATION NOTES GEW:L PROVIDE BLOCKG AND POWER FOR EXTERIOR 5'.GNAGE LIT 5 NOBS: I EXTERIOR INSUL. < FINISH SYSTEM (EIF51 SYSTEM TO BE INSTALLED PER MAVUFACTLIREPS SPECIFICATIONS AND DETAILS. 2 MANUFATURERS INSTALLATION MANUAL, SPECIFICATIONS, CONSTRUCTION DOCUMENTS AND PROJECT MANUAL TO BE ON SITE THROUGHOUT CONSTRUCTION PROCESS. 4. EIFS ARA4'Y A MAN JF SHALL PROVIDE A WR;TEN, :0 YR. LIMITED MATERIALS WARRANTY AGAINST DEFECTIVE MATERIALS. B TIE APPLICATOR SHAL_ WARRANT WORKMANSHIP SEPARATELY AND PROVIDE A 5 YR WARRANTY AGAINST DEFECTIVE INSTALLATION WORKMANSHIP_ T.O. PL LVL5 47b'-6" ELF.S PER MAN of. SPECS AND DETAILS Level 5__n 469'-6" LI EXPANSION JOINTS Level4 459'-3" v STONE VEENER VINYL WINDOW w/ c JNIT 449'-d STONE VEENER PER MANJF SPECS AND DE-AIS Lever 4,lS- oQ27 2 IF, z SHEET NO. 142011 50 1 1 � 5(PAN5ION JOINTS EXPANSION JOINTS 2.1 19 19 I I I I O LEFT ELEVATION SCALE: I/O = I'-0" I I III NI IP■ .III I ghti 6 �20) 20 PROVIDE BLOCKING '0 SUPPORT SIGNAGE AND ELECTRICAL - EACH INDEPENDENT IETTTER REQUIRES A SOURCE OF POWER '7111111111 UlEbb, m mem _ ..-�_ MIM 6 B UILDING SIGNAGE NOTES Ail SIGNAGE INDICATED FOR ILLUSTRATIVE PURPOSES ON, LOCATION, SIZE, ETC. TO BE PER FRANCHISE REQUIREMENTS. 2 MINIMUM EXTERIOR GRADE 3/4" PLri7000 BLOCKING REQUIRED AT SIGN LOCATIONS AREA SHOU'.D COVER ENTIRE LENGTH AND HEIGHT OF FASCIA OR SPACE AVAIABLE FOR SIGN. 3, ELECTRICAL AND FINAL CONNECTION BY CONTRACTOR. ELECTRICAL REQUIREMENTS MAY BE OBTAINED PROM SIGN COMPANY. 4. RACEWAYS / WIREWAYS ARE NOT ALLOWED 5 PERMANENT ACCESS DOORS TO INTERIOR OF ALL PARAPETS W-IERE SIGNS ARE LOCATED TO BE PROVIDED BY CONTRACTOR AND COORDINATED WITH ARCHITECT CONTRACTOR TO FURNISH AND CONNECT PRIMARY ELECTRICAL SERVICE 1N51DE PARAPET WALL, 6 GUESTROOMS OR PUBLIC SPACES WITH SIGNAGE ON EXTERIOR WALLS MUST HAVE ELECTRICAL PENETRATIONS, ACCESS DOORS AND/OR REMOTE TRANSFORMERS COORDINATED AND/OR INSTALLED, WITH ARCHITECT APPROVAL. PRIOR TO CLOSING UP 'HE WALL. PENETRATION -AYOU' MAY BE OBTAINED FROM SIGN COMPANY. EI F 5 PER MANUP. SPECS AND DETAILS VINYL WINDOW w/ PTAC UNIT TYP PLAN NOTES . DIMENSIONS ARE TO THE FACE OF STUD (F.0.5.), FACE OF CONCRETE IF.0. C.), FACE OF POST IF O.P 1 OR CENTER INE OF PARTY WALLS U.N.O. VERIFY ALL DIMENSIONS. 2 EXTERIOR WALLS TO BE 2x6 STUDS. TYP_ (U. N.0.). INTERIOR WALLS TO BE 2x4 STUDS, `1T. (U.N.01, ALL CONSTRUCTION TO BE ONE HOUR FIRE RATED TYP (U.N 0.1 3. FOR FLOOR/CEILING AND ROOF/CEILING TYPES AND A55EMBLIES, 5EE BUILDING SECTIONS IN SECTION A6. 4 FOR PLATE HEIGHTS SEE BUILDING SECTIONS IN SECTION A6 AND CORE SECTIONS IN SECTION A9 ELEVATION NOTES e5NPRAI• PROVIDE BLOCKG AND POWER FOR EXTERIOR SIGNAGE PIPS NOTE5: EXTERIOR INS,. 4 FINISH SYSTEM (EIPS) SYSTEM TO BE INSTALLED PER MANUFACTURERS SPECIFICATIONS AND DETAILS. 2. MANJFA7JRER5 INSTALLATION MANUAL, SPECIFICATIONS, CONSTRUCTION DOCUMENTS AND PROJECT MANUAL TO BE ON SITE THROUGHOUT CONSTRUCTION PROCE55, 4 EIPS WARRANTY. A. MANUP. 51-1ALL PROVIDE A WRITTEN, 10 YR. LIMITED MATERIALS WARRANTY AGAINST DEFECTIVE MATERIALS, 5 THE APPLICATOR SHALL WARRANT WORKMANSHIP SEPARATELY AND PROVIDE A 5 YR WARRANTY AGAINST DEFECTIVE INSTALLATION WORKMANSHIP. „Ai STONE VEENER PER MANUF. SPECS AND DETAILS. Level 6 Roof Plan 496'-9" Roof MId-polnt 489'-9' T.O. PL LVL 5 n 478'-0'' Level', 5� T.OPLL 4 468'-3' evel4 T.O PLL 3 458'-0" Level3 /1 T.0 PL L 2 447'-9' evel, 2 n T.OPLL 1 437'-7" Level- 425'-6" L/s-©dz7 a cl 6 9� b z A DRAWING TITLE SHEET NO. A202 GABLE VENT 2x2 MEDALLION METAL AWNING E I f 5 PER MANJF SPECS AND DETAILS. STONE VEENER EXTERIOR LIGHT „Ph;YI IGIV;I,AIIVI;V6VVVtiy O REAR ELEVATION SCALE: B JILDIN'G SIGNAGE NOTES ALL SIGNAGE INDICATED FOR ILLUSTRATIVE PURPOSES ONLY. LOCATION, SIZE, ETC 'O BE PER FRANCHISE REQUIREMENTS 2. MINIMUM EXTERIOR GRADE 3/4" PLYWOOD BLOCKING REQUIRED A' SIGN LOCATIONS AREA SHOULD COVER EN -IRE LENGTH AND HEIGHT OF FASCIA OR SPACE AVAILABLE FOR SIGN. 3. ELECTRICAL AND FINAL CONNECTION BY CONTRACTOR ELECTRICAL REO.JREMENTS MAY BE OBTAINED FROM SIGN COMPANY. 4 RACEWAYS / WIREWAYS ARE NOT AU OWED 5. PERMANENT ACCESS 'YYIRS TO INTERIOR OF AU PARAPETS wHERE 5:GN5 ARE LOCATED TO BE PROVIDED BY CON'RACTOR AND COORDINATED WITH ARCHITECT CONTRACTOR '0 FURNISH AND CONNECT PRIMARY ELECTRICAL SERVICE INSIDE PARAPET WALL. G. GJSTROOMS OR PUBLIC SPACES WITH SIGNAGE ON DC-ER.10R WALLS MUST HAVE ELECTRICAL PENETRATIONS, ACCESS DOORS AND/OR REMO'E TRANSFORMERS COORDINATED AND/OR INSTALLED, WITH ARCHITECT APPROVAL, PRIOR '0 CLOS'.NG UP 'HE WALL. PENETRATION AYOUT MAY BE OBTAINED FROM SIGN COMPANY. TYP PLAN NOTE5 I DIMENSIONS ARE TO THE FACE OF STJD (F 0.5.). FACE OF CONCRETE (f. 0 C.(, FACE Of POST (F. 0. P.) OR CENTERLINE OF PARTY WALLS U.N.O. VERIFY ALL DIMENSIONS 2 EXTEROR WALLS TO BE 2 4 STUDS, -YP. (U. N.0.). INTERIOR WALS TO BE 2x4 STUDS, TIP. (U N O.) ALL CONSTRUCION'O BE ONE HOUR FIRE RATED TYP (u N.0.). 3. FOR FLOOR/CEILING AND ROOF/CEILING TYPES AND ASSEMBLIES, SEE BUILDING SECTIONS IN SECTION AG. 4. FOR'IATE HEIGHTS SEE BUILD:NG SECTIONS IN SECTION AG AND CORE SECTIONS IN SECTION AB. ELEVATION NOES GENFRV• PROVIDE BLOCKG AND POWER FOR EXTERIOR 5'GNAGE [� F,5 NOTE:: I EXTERIOR INSU:. { FINISH SYSTEM (5F5) SYSTEM TO BE INSTALLED PER MANUFACTJRERS SPECIFICATIONS AND DETAILS 2. MANJFA/JRER51NSTALLATION MANUAL. SPECIFICATIONS, CONSTRUCTION DOCUMENTS AND PROJECT MANJAL TO BE ON SITE THROUGHOUT CONSTRUCTION PROCESS. 4 En WARRAN,. A. MANUF. SHALL PROVIDE A WRI'TEN, 0 YR. LIMITED MATERIALS WARRANTY AGAINST DEFECTIVE MATERIALS B. THE APPLICATOR SHALL WARRANT WOR<MANSHIP SEPARA-ELY AND PROVIDE A 5 YR WARRANTY AGAINST DEFECTIVE INSTALLA'ION WORKMANSHIP. ROOF n 506'-3"PLAN Level 6 Roof Plan n 4966'-9' 1 Roof Mld- olnp t n 489'-9" T.O. PL478'-6" 8-6" E.LF.S PER MA, SPECS AND DETAILS Level T.O PLL 4 465-3' PAN5(ON JOINTS Level4 g-3. 7.0 PLL 3 458'-0' VINYL WINDOW VERTICAL REVEAL T.O PL LVk`2 447'-9'' EXPANSION JOINTS T.O PL LVLI 437'-7'' STONE VEENER PER MANUF, 5PEC5 AND DETAILS 25- I 45'-6" 6otPool 420-6" L./S-od27 EXISTING SANITAR' SEWER MANHOL SCALE IN FEET PROPOSED PARKING OE.DRL 5J PROPOSED — - -- PARKING f�0�tl h7 SHORELINE PERMIT REV DAZE DESCRV110N DNN BY DES BY CM BY APP BY DarISSUE MAY 2015 DNN Br RT CM BY Des Br TRT APP BY CONSTRUCTION NOTES 0 INSTALL CATCH BASIN RIM=26.7 I.E.OUT=25.0 OZ INSTALL CLEANOUT ASSEMBLY 0 INSTALL CATCH BASIN RIM=26.7 I.E.OUT=25.0 ® INSTALL NEW CATCH RIM=26.7 I.E.OUT=25.0 OS INSTALL 180 LF OF 42" DIAMETER STORMWATER DETENTION PIPE © INSTALL STORM FLOW CONTROL MANHOLE RIM=29.4 I.E. IN=20.2 0 INSTALL STORM MANHOLE OVER EXISTING STORM PIPE RIM=27.5 I.E.=19.5 0 INSTALL FDC ASSEMBLY 0 INSTALL FIRE HYDRANT ASSEMBLY 10 HOT TAP EXISTING 10" DIP WATER MAIN WITH 6" FIRE AND 4" DOMESTIC SERVICE 11 INSTALL 4" WATER METER ASSEMBLY 12 INSTALL 4" REDUCED PRESSURE CHECK VALVE ASSEMBLY IN HOT BOX 13 CONNECT NEW 6" SANITARY SEWER LATERAL EXISTING LATERAL, INSTALL CLEANOUT ASSEMBLY 14 INSTALL CLEANOUT ASSEMBLY 15 INSTALL NEW CATCH BASIN RIM=29.6 I.E.OUT=25.1 16 INSTALL SOLID GRATE ON EXISTING CATCH BASIN 17 REMOVE EXISTING CURB AND GUTTER 18 REMOVE CATCH BASIN 19 INSTALL NEW CATCH BASIN RIM=29.9 I.E.OUT=27.4 • oC0 a D X 2035207.7 l W LEGEND EXISTING CATCH BASIN PROPOSED CATCH BASIN EXISTING MANHOLE PROPOSED MANHOLE PROPOSED CLEAN OUT PROPOSED ROOF DRAIN EXISTING SPOT ELEVATION PROPOSED SPOT ELEVATION DRAINAGE FLOW DIRECTION PROPERTY UNE PROPOSED EASEMENT EXISTING STORM SEWER PROPOSED STORM SEWER EXISTING SANITARY SEWER PROPOSED SANITARY SEWER -. EXISTING WATER UNE — PROPOSED WATER LINE EXISTING CURB PROPOSED CURB TRT ENGINEERING LLC 2636 S.E. MARKET STREET PORTLAND, OREGON 97214 PHONE (503) 235-7592 FAX (503) 235-7593 CZ 2 TUKWILA SITE 5/15/15 HOLIDAY INN EXPRESS MOTEL 501 TUKWILA PARKWAY TUKWILA, WA 98188 GRADING AND UTILITY PLAN DRAWING N0. 1 PROJECT N0. NOTES: t 0.3 OAR EACH FE BAN LA. -03 BAR poop 6" RISER SECTION 12" RISER SECTION CORNER a MIN.•, mw 0 BAR WAY PRECAST BASE SECTION (MEASUREMENT AT TOP OF THE BASE) 1. MAXIMUM DEPTH FROM FINISHED GRADE TO PIPE INVERT SHALL BE 5'-0". 2. CATCH BASINS TO BE CONSTRUCTED IN ACCORDANCE WITH ASTM C 478 (AASHTO M 1991) 8 ASTM C 890 UNLESS OTHERWISE SHOWN ON PLANS OR NOTED IN THE STANDARD SPECIFICATIONS. 3. REBAR WELDED WIRE FABRIC HAVING A MINIMUM AREA OF 0 12 SQUARE INCHES PER FOOT MAY BE USED. WELDED WIRE FABRIC SHALL COMPLY TO ASTM A 497 (AASHTO M 221). DO NOT PLACE WIRE FABRIC IN THE KNOCKOUTS. 4. THE BOTTOM OF THE PRECAST BASE SECTION MAY BE ROUNDED. PRECAST BASES SHALL BE FURNISHED WITH CUTOUTS OR KNOCKOUTS. KNOCKOUTS SHALL HAVE A WALL THICKNESS OF 2" MINIMUM. 5. KNOCKOUTS MAY BE ON ALL 4 SIDES WITH MAXIMUM DIAMETER OF 20". KNOCKOUTS MAY BE EITHER ROUND OR 'D' SHAPE. PIPE TO BE INSTALLED IN FACTORY SUPPLIED KNOCKOUTS. 6. KNOCKOUT OF CUTOUT HOLE SIZE SHALL BE EQUAL TO PIPE OUTER DIAMETER PLUS CATCH BASIN WALL THICKNESS. 7. THE TAPER ON THE SIDES OF THE PRECAST BASE SECTION AND RISER SECTION SHALL NOT EXCEED 1/2" PER FOOT. 8. CATCH BASIN FRAME AND GRATE SHALL BE IN ACCORDANCE WITH STANDARD SPECIFICATIONS AND MEET THE STRENGTH REQUIREMENTS OF FEDERAL SPECIFICATION RR-F-621D. MATING SURFACES SHALL BE FINISHED TO ASSURE NON -ROCKING FIT. 9. FRAME AND GRATE MAY BE INSTALLED WITH FLANGE DOWN OR CAST INTO RISER. 10. VANED GRATE, REFER TO DS-06. 11. REFER TO DS-06 FOR CATCH BASIN MARKINGS. NOT TO SCALE City of Tukwila CATCH BASIN TYPE 1 DS-01 REVIMON C. 08.03 APPROVAL B. SHELTON T BR ELEVATION VIEW NOTES: 1. USE FOR TAPS ON CEMENT LINED DUCTILE PIPE. 2. PRE -TEST ASSEMBLY BEFORE DRILLING. 3. REFER TO CHAPTER 7 OF THESE STANDARDS. 4. REFER TO WS-13 & WS-14. NOT TO SCALE City of Tukwila WATER MAIN TAPPING TEE WS-10 RonsioN. 08.03 ILAST REVISION: 07.08 APPROVAL. BOB GIBERSON, CITY ENGINEER PLAN VIEW -�'�i 'vill%, • ©I ELEVATION CAST IRON RING AND COVER fr IPA FIBRE NG PACKI AS. SEND 1 4 r I� 1� SIDE SEWER EARTH YK ELN City of Tukwila SANITARY SIDE SEWER CLEAN -OUT SS-03 REVISION 91, 08.03 APPROVAL. B. SHELTON NOTES: 1. REFER TO CHAPTER 7 OF THESE STANDARDS. 2. HYDRANTS EQUAL TO MUELLER 6Ad23 OR CLOW MEDALLION 9F-2545, M 6 H 929. 3. HYDRANTS SHALL BF, EW IWEO WITH TW02-IFI N.S.T. HOSE PORTS AND ONE 5- STORTZ PUMPER DISCHARGE PORT AND SHALL RA. AI/IN- PENTAGON OPEN LIFT OPERATING NUT. HYDRANTS SHALL HAVE A PALA. BOTTOM CONNECTION AND 5-1/4- MAN VALVE OPENING, AND SHALL HAVE +S' ABOVE GRADE LEVEL TO THE CENTER OP THE PUMPER DISCHARGE PORT. HyDRANTs SHALL CONFORM To A.W.WA. SPECFICAToms C Kw./ SHALL BE COMPRESSION TYPE AND SHALL HAVE A TWO PIECE BREADING FLANGE WITH BREAKING TNNBLE AT THE GROUND LINE OR STEW: SHALL HAVE A SELFOAING DRY BONNET WITH FACTORY FILLED RESERVOR HOLDING APPROXIMATELY B OUNCES OF OIL OIL RESERVOR SHALL BE SO DESIGNED AS TO ONE ACOMPLETE LUBRKATIoN oF STEMSEACH TIME THE HYDUNT M OPERATED. THE UPPER STEM SHALL HAVE A BRASS SLEEVE. 5. SHACKLE ROOT SHALL BE ASPHALTfgATED STEEL OR CORTEN STEEL. 6. CITY HYDRANTS BONNET AND PORT CAPS SHALL BE FARLVEST DELPHINIUM BLUE SAFETY 257. BARREL SHALL BE FARWEST CASE YELLOW SAFETY X-3472. T. PRIVATE HYDRANTS SHALL BE PAINTED WITH TWO COATS OF FARWEST CASE YELLOW (P X-3472). 6. WHERE NO CURB ANO GUTTER IS INSTALLED, FIRE HYDRANT SHALL BE LOCATED CLOSE TO THE PROPERTY LINE AND INSIDE THE. RIGHT OF WAY OR EASEMENT. INSTALL BOLLARD GUARD POST PEN.LM. 9. HYDRANTS INSTALLED, RELOCATED OR OTHERWISE WORKED UPON AS A RESULT OF A PROJECT ST LLL BE FRESHLY PAINTED. 10. HYDRANT SHALL NOT BE CLOSER THAN 4' TO ANY FIXED OBJECT, MTH THE EXCEPTION OF HYDRANT GUARD POSTS, PER TALC 14.24.03 City of Tukwila FIRE HYDRANT ASSEMBLY AND SETTING WS-13 RonsioNs.: 08.03 LAST REVISION: 04.08 APPROVAL. BOB GIBERSON, CITY ENGINEER SECTION B-B NOTES: BAR LIST (+r (3} pin DIA.I LONGITUwALI BARB LENGTH 42. 66. 16 TRANSVERSL EARS or DIAGONAL BARS 42--e4. 14 15 1. REFER TO TYPICAL DETAIL OS-108 FOR ACCESS AND CATCH. 2. REFER TO TYPICAL DETAIL DS-10C FOR STEP DETAIL. 3. REFER TO TYPICAL DETAIL DS-11 FOR LADDER DETAIL. City of Tukwila MANHOLE TYPE IV WITH MONOLITHIC BASE DS-10A REVISION : 08.03 APPROVAL. B. SHELTON 6, S I City of Tukwila 2" AND SMALLER REDUCED PRESSURE PRINCIPAL ASSEMBLY INSTALLATION WS-21A m mm91: 02-2014 Los, rawslow O'00*2L R TISCHMAK, CITY ENGINEER SHORELINE PERMIT MATERIAL LIST - COPPER BYPASS 10 2 • FLEX. CPLG. TO FIT, EWAL To ROCKWELL AC(REDUCE AT TAP). 02 2- SINGLE STRAP SERVICE CLAMPS EQUAL TO ROMAC 101 WITH IPS TAP. OCKWELL313. 03 3- STRAGHT CPLG., COPPER TO OUTSIDE I.P. THREAD EQUAL TO MUELLER H-15426110 COMP. -1/4 BEND CPLG. COPPER TO COPPER. EQUAL TO MUELLER H-15525. 05 1.114 BEND CPLG. COPPER TO OUTSIDE p. THREAD EQUAL TO MUELLER H-15530 OO 2- BALL VALVES WITH PADLOCK WINGS oR LOCK CAPS(MUELLERI Cl2-C V. FL EWAL TO MUELLER A-230]d. 3'TO B-COMPWNDM ER SUPP ED BY CITY. + -C.I AOPT., FL X PE LENGTH TO FR. R KWELL 92DPT., FL EWAL TO ROCKSVELL 913. ATERIAL UST-D.I. BYPASS IFCPLO TO FR DFL. E., LENGTH AS REQUIRED 2-TEE, FL. -0 V., FL MUELLER A.23706 OR EOWI 1.3-TO IV METER AS SPECIFIED 1-AOPT. FL x P.E. 12• Loma -CPLG. ADPT., FL. EQUAL TO ROCKWELL 2 -G.V. FL. EQUAL TO MUELLER A-23700 (OW SATISFACTORY LOCKING DEVICE MUST BE URNISHED). 13- C.I. PIPE FL. EACH END, LENGTH TO FIT. 2 - 90' BENDS, FLANGE. 0 0 0 0 0 0 FwI SOISONSPECTION LID COVER BETEA cETER GENERAL NOTES: METERS 31d- SUPPLIED BY CITY. 2 VAULT SHALL BE PRECAST CONCRETE VAULT. 3. ALL PIPE A FITTINGS P AND LANCER SHALL BE CEMENT LINED. CL52. (PING FROM MAIN TO VAULT SHALL BE A-ON3' METER INSTALLATION, TEE WITH VALVE ON EXISTING MAIN REQUIRED. 5 REFER TO SECTION 7.32. :272XNEL CUT TO FIT ASIDE BOX WITH DUCTILE IRON BY-PASS PROW. GONERS. - .FETY PLATE EQUAL TO RYERSON INUND AWAY SAFETY PLATE EACH CORNER *BAT T. DENNE �t•�II�RYET xDRnN TA tl11l rETCR.PEO ROCK BASE 1E MIN TN.. INST.. :CONCRETE SEWER PIPE TO DAYUGHT FOR DRAIN .LESS OPERIMSE APPROVED. MOT TO SCALE City of Tukwila METER 3"TO6" WS-04 REVISION A1. 08.03 APPROVAL. B. SHELTON 1. THE RPPA SHALL BE INSTALLED W. ADEOUATE SPACE TO FACILITATE MAINTENANCE AND TESTING. R SHALL BE TESTED AFTER 9.1ALLATI0N. BY A WASHINGTON STATE CERTIFIED BACK -FLOW ASSEMBLY TESTER. TO INSURE ITS SATISFACTORY OPERATION BEFORE OCCUPANCY AND ANNUALLY THEREAFTER. A COPY OF THE TEST RESULTS SHALL BE GIVEN TO THE PUBLIC WORKS INSPECTOR, 2. AN RPPA SHALL NOT BE INSTALLED IN A PR BELOW GROUND LEVEL. 3. THE FREEZE PROTECTION ENCLOSURE FOR THE RPPA MUST INCLUDE A DAYLIGHT ORA N, THE DRAIN MUST BE ABLE TO BE BORE SIGHTED. IT MUST BE INSTALLED ABOVE GROUND LEVEL THE DRAIN MUST ALSO BE ABLE TO RANDLE THE VOLUME OF WATER THAT POTENTIALLY COULD BE DISCHARGED FROM THE RELIEF PORT. 4. THE FREEZE PROTECTION ENCLOSURE SRAM BE SUPPORTED BY MIN. FOUR (41 INCH CONCRETE SUB WITH FOUR (4) ANCHOR BOLTS ATTACHING THE COVERING TO THE SUB. 5. RPPA MUST BE PROTECTED FOR FREEZING. 0. AN RPPA INSTALLED MORE THAN FIVE 151 FEET ABOVE FLOOR LEVEL MUST HAVE A PLATFORM UNDER IT FOR THE TESTER OR MAINTENANCE PERSON TO STAND ON. THE PLATFORM MUST BE OSHA APPROVED AND MEET ALL APPLICABLE SAFETY STANDARDS AND CODES. T. WHEN THE RPPA IS LOCATED INSIDE A BUILDING IT SHALL BE INSTALLED IN A LOCATOR WHERE BOTH THE OCCASIONAL SPITTING FROM THE RELIEF PORT AND THE POSSIBLE CONSTANT DISCHARGE WRING A FOULED CHECK VALVE SITUATION WILL NOT BE OBJECTIONABLE. AN APPROVED AIR GAP FUNNEL ASSEMBLY. EITHER PROVIDES BY THE MANUFACTURER OF FABRICATED FOR SPECIFIC INSTALLATION. MAY BE INSTALLED To HANDLE THE OCCASIONAL SPITTING OF THE RELIEF VALVE DUE TO PRESSURE FLUCTUATIONS. A LANE FROM THIS FUNNEL ASSEMBLY MAY THEN BE RUN TO AN ADEQUATELY SIZED FLOOR DRAIN OF EQUAL OR GREATER SIZE IT MUST BE EMPHASIZED THAT THE AIR GAP FUNNEL ASSEMBLY WILL HANDLE ONLY THE OCCASIONAL SPITTING AND VRLL NOT CONTROL FLOW IN A CONTINUOUS RELIEF SITUATION. 6. A PVC COLLAR SHALL SE INSTALLED BETWEEN THE PPE AND CONCRETE WAS 9 A UNTON SHALL BE INSTALLED ON THE RISERS TO AID IN REMOVAL OF THE ASSEMBLY. 10. BM,VALVES WILL BEINSTALLE0 ON THE RISERS TOAD IN THE TESTING AND MAINTENACE OF TIEASSEMBLY. II. ALL BRASS FITTINGS SHALL BE LEAD FREE City of Tukwila T' AND SMALLER REDUCED PRESSURE PRINCIPAL ASSEMBLY INSTALLATION 60E . WS-21B 02.2014 I LAST 4.4474w06: R. TISCHMAK, CITY ENGINEER REV DATE DESORPTION DOS BY DES BY CHK BY APP BY ISMN MADAZEYDF S 20UE15 ODY TR CHK APP BY Des BY TR BY TRT ENGINEERING LLC 2636 S.E. MARKET STREET PORTLAND, OREGON 97214 PHONE (503) 235-7592 FAX (503) 235-7593 L(3 -0027 TUKWILA DETAIL1 5/15/15 HOLIDAY INN EXPRESS MOTEL 501 TUKWILA PARKWAY TUKWILA, WA 98188 DETAILS DRAWING N0. 2 PROJECT NO. Tukwila Parkway PROPOSED MOTEL BUILDING FFE=28.0 27.3 — C II 26.7 -- ---- _.__ . PROPOSED __ PARKING r C) J 28.6 / I I_ ,26.7 7.3'� II Zi - - all o' 27.4 I I I 27.7 Ib .0 o. 27.8 27 1 30 8 29.6 'il 30.1 0 Ct / .. _ -i/1 30.1 *I '29.9 100-YEAR FLOOD ELEVATION=25.5 ORDINARY HIGH WATER ELEVATION 35 30 25 20 15 10 35 tNEW BUILDING FFF=28.0 PROPOSEDCRADE o N I ;- f EXISTING GRADE ¢ CC a CROSS SECTIONS SECTION 1"=20 H, 1"=5' V NEW -BUILDING 30- FF=28.0 -PROPOSED GRADE 25 20 10 35 z - 4- EXISTING GRADE (2 CROSS SECTIONS SECTION O 1"=20 H, 1"=5' V 1 NEW BUILDING 0 FFF=28.0 25 20 15 10 PROPOSED GRADE EXISTING GRADE 35 30 25 20 5 0 35 30 25 20 10 35 30 +- 25 REV DATE DESCRIPTION DWI BY DES BY CHK BY APP BY DATE OF ISSUE ONN BY TRT CH( BY MAY 2015 OES BY TRT APP BY CROSS SECTIONS SECTION 1"=20 H, 1"=5' V TRT ENGINEERING LLC 2636 S.E. MARKET STREET PORTLAND, OREGON 97214 PHONE (503) 235-7592 FAX (503) 235-7583 L (S - do27 TUKWILA SECTIONS 5/5/15 HOLIDAY INN EXPRESS MOTEL 501 TUKWILA PARKWAY TUKWILA, WA 98188 SHORELINE CROSS SECTIONS 20 15 io DRAWING NO. 3 PROJECT NO. r _1 SWEETBOX (l) JAPANESE SPURGE (16) - - - CREEPING STNOWBERRY (10) 'GRO-LOW' SUMAC (3) EVERGREEN CLEMATIS )) COAST'LEUGOTHOE- (3) 'CRIMSON SPIRE' OAK EVERGREE'4 CLEMATIS (U ANEMONE CLEMATIS (1) 'BLUE WAVE' HYDRANGEA ) SEAT WALL, TYP PEDESTRIAN PLAZA WITH SPECIALITY PAVING, TRELLIS 4 BENCHES (5) EVERGREEN CLEMATIS ANEMONE CLEMATIS (1) JAPANESE HORNBEAM) 'CRIMSON SPIRE' OAK (1) 'MAGIC CARPET' SPIREA (6) 'GREEN VASE' ZELGOVA (3) 1 SOFT TOUCH' HOLLY K20) 'STELLA DE ORO' DAYLILY 'OTTO LUYKEN' LAUREL (l) 'MAGIC CARPET' SPIREA (8) TREE GRATE, TYP 'MORNING LIGHT' MISCANTHUS (4) 'HAMELN' FOUNTAIN GRASS (21) 'MAGIC CARPET' SP REA (9) 'AUTUMN BRILLIANCE' SERVICEBERRY1 (2): 'MAGIC CARPET' SPIREA (l) STREET SIGN TO REMAIN -SEE SURVEY WARD ARBORVI (6) WESTERN RED CEDAR 'OTTO LUYKEN' ILAJRE L FRONT SECTION TRELLIS DETAIL 0•"i 'GRO-LOW T- (3) (22) W' SU COMPACT OREGON GRAPE (2) SLENDER HINOKI CYPRESS (5) COMPACT OREGON'GRAP JAPANESE SPUR 'GRO- O eqo'q a • "4 le a :,o/e�o o ego q� 41,1? !� e)y1 hN REEVES DWARF SKIMMIA NI.',o re_ IA - SWEETBOX (l) LOSSfr 'BLUE WAVEHYDRANGEA (5) G+b SWEETBOX Y�i�• (3) REEVE'S DWARF SKIMMIA (10) SKY PENCIL' HOLLY (4) BENCH, TYP SWEETBOX'MORNING LIGHT' MISCANTHUS- (2) ANEMONE CLEMATISS) SOFT TOUGH' HOLLY (3) WARD ARBORVITAE (4) 'OTTO LUYKEN' LAUREL (23) SKY PENCIL' HOLLY 'MORNING LIGHT' MISCANTHUS (2) (l) .OENGHES (2) BIKE RACK - PARKIN5-2 BIKES 'SKY PENCIL' HOLLY (3) 'FIRE POWER' NANDINA `MORNING LIGHT' MISCANTHUS (3) 'MAGIC CARPET' SPIREA STELLA DE ORO' DAYLILY (5) (4) 'FIRE POWER' NANDINA (4) 'SKY PENCIL' HOLLY (I) 'SKY PENCIL' HOLLY WARD ARBORVITAE (10) 'AUTUMN BRILLIANCE' SERVIGEBERRY (I) WARD ARBORVITAE (3) 'SOFT TOUCH' HOLLY (16) LILY TURF REEVE'S DWARF SKIMMIA (12) SWEETBOX 'SKY PENCIL' HOLLY (2) .'OTTO LUYKEN' LAUREL (2) LUYKEN' LAUREL (13) Tukwila Parkway (3) COMPACT "- ON -GRAPE -' RED FLOWERING CURRANT PACIFIC WAX MYRTLOE)'' M�, SNOWBERRY . • e�-(W° Ii RED FLOWERING CURRANT • totteorce q a__— I 'SKYI I PENCIL' HOLD (9) L. BOSTON IVY 'MAGIC CARPET' SPIREA 'AUTUMN BRILLIANCE' SERVIGEBERR 2) 'SOFT TOUCH' HOLLY 08) ARD ARBORVITAE (3) 'MAGIC CARPET' SF9)REA S)KY PENCIL' ROLL >Dr 1O LUYKEN' LA REL (I I) i COMPACT OREGON G DWARF BAMBOO(8) (49) PULL OREGON GRAPE (16U 'GRO-LOW' SUMAf 15) DULL OREGOIEGRAPE 'MAGIC CARPET' SPIT)) 'SOFT TOUGH' HOLLY (6) -'AUTUMN BRILLIANCE' SERVICEBER 'EDDIE'S WHITE WONDER' DOGWOOD % (1) -'-'ELLA DE ORO' DAYLILY POINT REYES GEANOTHUS (8)STNI (25) -p 'DITTO LLUYK 0 N. LAUREL 'EDDIE'S WHITIONDER' DOGWOOD ° c c c I c O c c c l c c cELc c c c a iL4Q e00 R ) c OFSIq P OIN RE ES EANyTHU ° I (e I I� og �cv7� A7�i �Air`� i O ° v c �s g�,',`?��'vs e��. t► ��®� — s►`�i Alt& _Of O• ;, yG00.�0.vP9r �d�A;1 7731. '�P`F ��•O•�0►4 ;TCT+T►Rt*r.+'t- ji.ls _Ilrr�l�`►Sri* rr/ ;&�rrl��`rrI►�' WARD ARBORVITAE (l) 'OTTO LUYKEN' LAUREL (5) SIDE SECTION —WARD ARBORVITAE (7) 'OTTO LUYKEN' LAUREL (4) WARD ARBORVITAE (16) 200' SHORELINE JURISDICTION LINE I ° I 'SOFT TOUGH( HOLLY (15) WESTERN RED CEDAR .. (2) (RED FLOWERING CURRANT NOOTKA ROSE .(9) WESTERN HEMLOCK (U SNOWBERRY l TUMN BRILLIANCE I SERVIGEBERRY SOFT TOUGH' HOLLY t KELSEY DOGWOOD • (IO) NOOTKA ROSE GRO-LOW' SUMAC (35) KELSEY DOGWOOD (20) -\--BELICH, TYP KATSURA KELSEY DOGWOOD (12) BUFFER ZONE', KATSURA N) O EBERRY IWBERRY (4) 'AU MN ERILLIA) (3) RED FLOWERING CURRA S ) 54N0WBERRY PEDESTRIAN ACC SNO0 ERRY • COMPACT OREGON GRAPE (� (4) 'SRO -LOW' SUMAC TERN RED CEDAR 3)SEY DOGWOOD_ I 'GRO-LOW' SUMAC bra 'AUTUMN BRILLIANgE' SERVICE ERRY U a — I ( FLOWERING c%1KtrAlYT— - II (4) - CO °' - • i(I /.y)NMN BRILLIA RVIO EIRRY (I • (.)� d SNOWIBERRY ) 11 I I fa) • ATSURA ) . COMPACT DREG N GRAPE' 3) ' / 'KELSEY DOGWOOD (16) GOMP_A(ZORE GpN GRAPE . 00) WESTERA (y 'GRO-LOW' SUG (3) RED FLI (22 /1 SHEET NOTES URRANT I REFER TO DETAILS AND SPECIFICATIp6 FOR ADDITIONAL INFORMATION. 2. NO PLANT NJOSTITUTIONS SHALL OE PERMITTED WITHOUT PRIOR APPROVAL OF LANDSCAPE ARCHITECT/OMER ALL WORK SHALL BE FEWORFED ro Tie 5ATIIFACTION 0P il5 LANDSCAPE ARCHITECT/oHNER 4. PLANT LIST OUANTITES ARE SHOM9 FOR REFERENCE ONLY. CONTRACTOR 15 RESPONSIBLE FOR VERIFYING ALL QUANTITIES'N LIST WITH ACTUAL PLAN CALL -OUTS, AND INSTALLINS PLANTIN55 PER THE LANDSCAPE PLAN. GROUOCOVER GJANTITIES SHALL BE ADJATED AS RECUIRED FOR FIELD CONDITIONS AT THE SPECIFIED SPACINS. 5. ALL PLANTS MAT BE APPROVED BY LANSCAPE ARCHITECT OR PYLORI'S REPRESENTATIVE PRIOR TO INSTALLATION. LEtND SYMBOL DESCRIPTION TREE GRATE, TYP. RPM TRELLIS, TYP SITE FURNISHINGS SYMBOL DESCRIPTION PEDESTRIAN BENCH, TYP. 4' X 8' GREENSGREEN ATTACHED TO BUILDING SYMBOL DESCRIPTION 24" WIDE CONCRETE BAND -CONCRETE WITH LAMP BLACK OR EXPOSED AGGREGATE STAMPED CONCRETE OR PAVERS PLANT SCHEDULE TREES BOTANICAL NAME COMMON NAME CONT GAL SIZE 13 AMELANCHIER GANADENSIS 'AUTUMN BRILLIANCE' NATIVE 'AUTUMN BRILLIANCE' SERVIGEBERRY B 4 B 2"GAL 6' - 8' HT. 2 CARPINUS JAPONICA JAPANESE HORNBEAM B 4 B 2'CAL 12'-16' HT, 4 GERGIDIPHYLLUM JAPONIGUM KATSURA 134B OR CONT. 2'GAL 12.-16' HT, 5 CHAMAEGYPARIS OBTUSA 'GRAGILIS' SLENDER HINOKI CYPRESS B4B OR CONT. 6' - 8' HT. 2 GORNUS NUTTALLII 'EDDIES WHITE WONDER' ADAPATIVE 'EDDIES WHITE WONDER' DOGWOOD B 4 B 2'GAL 10'-12' HT. 3 OUERGUS ROBUR X ALBA 'CRIMSON SPIRE' 'CRIMSON SPIRE' OAK B 4 B 2"GAL 10'-12' HT. II THUJA PLICATA WESTERN RED CEDAR B 4 B 6'-8' HEIGHT I T5U6A HETEROPHYLLA NATIVE WESTERN HEMLOCK B 4 B 6,'-8' HEIGHT 3 ZELKOVA SERRATA 'GREEN VASE' 'GREEN VASE' ZELGOVA B 4 B 2'GAL 12'-16' HT, SHRUBS BOTANICAL NAME COMMON NAME SIZE SPACING 5 CLEMATIS ARMANDII 'APPLE BLOSSOM' ATTACH TO TRELLIS TO ENCOURAGE GROWTH EVERGREEN CLEMATIS 5 GAL ESPALIER 5 CLEMATIS MONTANA RUBENS ATTACH TO TRELLIS TO ENCLORAGE GROWTH ANEMONE CLEMATIS 5 GAL ESPALIER 91 CORNUS SERICEA 'KELSEY'. KELSEY DOGWOOD 1 GAL • 3' O.C. 17 HEMEROGALLIS X 'STELLA DE ORO' 'STELLA DE ORO' DAYLILY 1 GAL • 1.5' O,C. 9 HYDRANGEA MAGROPHYLLA 'BLUE WAVE' 'BLUE WAVE' HYDRANGEA 5 SAL • 5' O.G. 26 ILEX CRENATA 'SKY PENCIL' 'SKY PENCIL' HOLLY 5 GAL • 2.5' O,C. 84 ILEX CRENATA 'SOFT TOUGH' 'SOFT TOUGH' HOLLY I GAL • 3' O.G. 3 LEUGOTHOE AXILLARIS COAST LEUGOTHOE 3 GAL • 4' O.G. 11 LIRIOPE MUSGARI 'VARIESATA' LILY TURF I GAL • 2' O.G. 59 MAHONIA AOUIFOLIUM 'GOMPAGTA' COMPACT OREGON GRAPE 2 GAL • 4' O.G. 19 MISCANTHUS SINENSIS 'MORNING LIGHT' 'MORNING LIGHT' MISGANTHOS 3 6AL • 4' O.C. 10 MYRIGA GALIFORNIGA NATIVE PLANT PACIFIC WAx MYRTLE 5 GAL • 6' O,G. lb NANDINA DOMESTIGA 'FIRE POWER' 'FIRE POWER' NANDINA 2 GAL • 2.5' 0.G. l PARTHENOCISSUS TRIGUSPIDATA 'VEITGHI I' STAKE TO ENCOURAGE CLIMBING BOSTON IVY 5 GAL • 4' O.G. 21 PENNISETUM ALOPEGUROIDES 'HAMELN' 'HAMELN' FOUNTAIN GRASS 1 GAL • 2' O.G. 63 PRUNUS LAUROGERASUS 'OTTO LUYKEN' 18"-21" HT. 4 SPREAD 'OTTO LUYKEN' LAUREL B 4 B • 4' O.G. 64 RHUS AROMATIGA 'GRO-LOIN' ADAPTIVE PLANT 'SRO -LOW' SUMAC 2 GAL • 4' 0,G. 18 RIBES SANGUINEUM 'KING EDWARD VII' NATIVE PLANT RED FLOWERING CURRANT 5 GAL • 6' O.G. 44 ROSA NUTKANA NATIVE PLANT NOOTKA ROSE 2 GAL • 5' O.G. 16 SARGOGOGCA HUMUS SWEETBOX 5 GAL • 4' O.G. 2 SARGOGOGGA RUSGIFOLIA SWEETBOX 5 GAL • 4' O.G. 29 SKIMMIA REEVESIANA REEVE'S DWARF SKIMMIA 2 GAL • 3' O.G. 59 SPIRAEA JAPONICA MAGIC CARPET' 'MAGIC. CARPET' SPIREA 2 GAL • 3' OG. 10 SYMPHORICARPOS ALMS CREEPING SNOWBERRY 2 GAL • 4' O.G. 56 SYMPHORIGARPOS OCCIDENTAL'S NATIVE SNOWBERRY 2 GAL • 4' O.G. 56 THUJA OCCIDENTALS 'WOODWARDI( 18"-21" HT. 4 SPREAD WARD ARBORVITAE 5 4 B • 4' O.C. MASSES BOTANICAL NAME COMMON NAME GONT SPACING 106 GEANOTHUS GLORIOSUS POINT REYES GEANOTHUS 1 GAL. CONT. • 2.5' O,G. 604 MAHONIA NERVOSA DULL OREGON GRAPE 4" POT • 12' O.G. 40 PACHYSANDRA TERMINAL'S 'GREEN CARPET' JAPANESE SPURGE 1 GAL. CONT. • 2.5' 0,G. 86 SHIBATAEA KUMASACA DWARF BAMBOO 1 GAL. CONT. • 20' O.G. INTERIOR PARKING LANDSCAPE CALCULATIONS PARKING AREA 5FOU1RED SOUTH (55 STALLS K IS S. FTJ EAST ON SITE (ID STALLS z :5 SO_ FT) EAST OFF SITE (14 STALLS 5 IS 50. FT) TOTALS 495 SO. PT. 210 SO. PT. "VI 50 FT 1035 50. FT. PER TMC 16.44 OD... IO SO FT PER 50o SF OF PAV INS. II,499 SP. PROPOSED fI1.999 SP / SOO 5F1 x 10 5F. • 363 SF REOUIREP..3 SF. PROPOSED. PROVIDFD 611 SO. FT. 672 50. PT. 51, 50 FT 2021 SO. FIT STATEOF WASHINGTON LICENSED LANDSCAPE ARCHITECT B. GLANOER CENSE NO. 405 RES ON 02-06-2017 L /5-a027 NORTH 0 20 40 60 feet r11r-u--Lr1 SCALE 1' = 20' 3 0 HOLIDAY INN EXPRESS TUKWLA, WA LANDSCAPE PLAN a '4 sheet L-1 of 4 FINISHED GRADE TURF POP LP HEAD 1/2" MARLEX STREET ELLS LATERAL L.NE AND PVC TEE OTURF SPRAY MARLEX ASSEMBLY CLEAR TO FENCE OR HARDSCAPE WHERE APPLICABLE. SCHEDULE 80 PVC NIPPLE, SET AT 45 DECREE ANGLE. 328403.13-01 TECHLINE CV MAXIMUM LENGTH OF SINGLE LATERAL (FEET) DRPPER SPACING 12" 18" 24" DRIPPER FLOW RATE (GPH) 0.26 0.4 ' 0.6 0 9 0.26 0 4 0.6 10.9 0.6 0.9 Lx 15 25 35 45 127 109 86 65 427 325 256 • 194 539 409 322 244 618 469 369 280 177 151 • 120 91 152 116 458 348 580 440 666 506 604 459 361 274 763 579 455 346 877 664 523 397 TECHLINE FLOW PER 100 FEET DRIPPER SPACING 0.26 GPH DRIPPER 0.4 GPH DRIPPER 0.6 GPH DRIPPER 0.9 GPH DRPPER GPH GPM GPH GPM GPH GPM GPH GPM 12" 18" 24" 26.40 0.44 17.58 0.29 N/A : N/A 40.00 0.67 26.67 0.44 N/A ! N/A 61.00 1.02 41 .00 0.68 3100 0.51 92.00 1.53 61 00 1.02 46.00 0.77 TECHLINE CV GENERAL GUIDELINES FOR WATERING TIME TURF SHRUB & GROUND COVER CLAY LOAM T SANDY CLAY LOAM I SANDY DIPPER FLOW (GPH) DRPPER INTERVAL 0.26 0.4 0.6 18" 12" 12" 18"-22" 18"-22" 12"-16" • 19-0 15 43-.35 96-.72 79-100 35-43 16-21 0.26 0.4 0.6 18" 18" 12" 18"-24"18"-24" 16"-20" ~ . .19- 21 .29-.2172-.58 79-107 52-71 21-26 LATERAL (R0W) SPACING APPLICATION RATE (IN/HR) _ T'ME TO APPLY 1/4" O2 NETAFIM MAX LENGTH - FLOW - WATERING CHARTS N.T.S. 32841356-3 DRIPLINE BARBED ELL. ANTELCO RATCHET CLAMP NO. 44345 AT ALL BARBED CONNECTIONS. SO.L SURFACE SUPPLY LATERAL LINE FROM VALVE, SIZE A5 PER PLANS. STAPLE OR STAKE AT ALL TEES, ELLS, AND AT 5' 0 G. AT CLAY, 4' O.G. AT LOAM, OR 3' O.C. AT SAND. DRIPLINE AS SPECIFIED. BLANK DRIPLINE TUBING RISE - TYPICAL "XPANDO" ADAPTER DR,LLED HOLE IN PING MAN:FOLD, WITH RATCHET CLAMP. A5 PER DE'A,L. SCH 40 PVC SUPPLY AND EXAUST HEADER MN`MUM 1-I/2" DIAMETER, UNLESS NOTED AS LARGER ON PLAN. DRILL HOLES FOR ExPANDO INSERT ADAPTER AS PER DETAIL TYPICAL DRIPLINE TO MANIFOLD CONNECTION WTH "XPANDO" ADAPTER IRRIGATION SCHEDULE SYMBOL MANUFACTL'RER/MDDE /DESCRIPTION Se TISO H2167 TO F TORO 0-T-5TOZ-6P-PR 8 SERIES TURF SPRAY, 6" POP-UP, WITH BU.LT IN -RISER PRESSURE REGULATOR. ALSO INCLUDES THE ZERO FLUSH WIPER SEAL. 1/2" FEMALE -THREADED INLET. PRECISION SERIES SPRAY NOZZLES. HUNTER MP3000 PROS-12-PR540-CV SHRUB ROTATOR, 12" (30.45 CM) POP-UP WITH CHECK VALVE, PRESSURE REGULATED TO 40 P51 (2.16 BAR). MP ROTARY NOZZLE. B=BLUE AD.i ARC 90-210, Y=YELLOW ADJ ARC 210-270. A=GRAY 360 ARC ON PR540 BODY. SYMBOL MANUFACTURER/MODEL/DESCRIPTION ❑ NETAFIM LVGZ58OIOOTS-HF PRE -ASSEMBLED CONTROL ZONE KIT, WITH I" SERIES 80 CONTROL VALVE, 3/4" DISC FILTER, AND HIGH FLOW PRESSURE REGULATOR 4 5GPM TO 11.6GPM. ❑ NETAFIM LVGZ-I50 PRE -ASSEMBLED CONTROL ZONE KITS WITH I-I/2" SERIES 80 CONTROL VALVE. I-I/2" DISC FILTER AND I-I/2" HIGH FLOW PRESSURE REGULATOR. FLOW RANGE: 11 GPM - 55 GPM. COMMERCIAL APPLICATION. ' -- --- -- - =_ ----- _ - - SYMBOL - -- =LANDSCAPE _12.0" = - AREA TO REGEVE DRIPLINE NETAFIM TLDL-6-12 (20) TECHLINE PRESSURE COMPENSATING DRIPLINE. 0.66PH EMITTERS AT O.G. DRIPLINE LATERALS SPACED AT 20.0" APART, WITH EMITTERS OFFSET FOR TRIANGULAR PATTERN. SURFACE AND SUB SURFACE INSTALLATIONS UV RESI"`3TANT. MANUFACTURER/MODEL/DESCRIPTION Q TORO P220-26-0 GLOBE ELECTRIC, 1', I-I/2", 2" AND 5" PLASTIC IN -LINE REMOTE CONTROL VALVE. EQUIPPED TO WITHSTAND PRESSURE UP TO 220 P51. FILTER SCREEN ON 2" AND 5" MODELS. STANDARD SOLENOID. GLOBE BODY STYLE. 0 HUNTER H0-55DRC QUICK COUPLER VALVE, YELLOW RUBBER COVER, RED BRASS AND STAINLESS STEEL' WITH 5/4" NPT INLET, 2-PIECE BODY. MS BIJCKNER-SUPERIOR 3100-FRS I" NORMALLY OPEN I" BRASS MASTER VALVE THAT PROVIDES DIRTY WATER PROTECTION. PRESSURE REGULATION FEATURE. QD W1LKINS 8200 5/4" ANGLE VALVE FOR MANUAL DRAIN ASSEMBLY WITH KEY EXTENSION BF FEBCO 550 I" DOUBLE CHECK BAGKFLOW DEVICE M❑ WATER METER I" ASSUME STATIC WATER PRESSURE AT METER BETWEEN 65 P51 AND 150 P51 IRRIGATION LATERAL LINE: PVC. CLASS 200 5DR 21 PVC CLASS 200 IRRIGATION PIPE ONLY LATERAL TRANSITION PIPE SIZES I" AND ABOVE ARE INDICATED ON THE PLAN, WITH ALL OTHERS BEING 3/4" IN SIZE. IRRIGATION MAINLINE: PVC SCHEDULE 40 - PIPE SLEEVE: PVC. SCHEDULE 40 BURY ALL SLEEVES 24" BELOW GRADE, PROVIDE SLEEVES UNDER ALL PAVED SURFACES. Valve Calbut eHe Number Volvo Floe Valve Size DRIPLINE BARBED INSERT TEE OR ELL. RATCHET CLAMP AT ALL BARBED CONNECTIONS, ANTELCO PART N0. 44545. BANK DRIPLINE 113ING RISER, LENGTH A5 REQUIRED. RATCHET CLAMP AT ALL BARBED CONNECTIONS, ANTELCO PART N0. 44345. INSERT ADAPTER, ANTELCO "xPANDO" 13MM x I4MM, PART NO. 45595. 13MM ANTELCO "CAPO" RUBBER GROMMET, N0. 45135. DR,LL 5/ 6" HOLE IN PVC MAN:FOLD PIPE AT DRIP LINE SPACING. YOU MUST USE A "FORSTNER" DR,LL BIT FOR DR.LLING INTO PVC. REMOVE ANY EXCESS BURRS OR ROUGH EDGES. NOTE: I. USE RATCHET CLAMP AT ALL BARBED CONNECTIONS. 2. THOROUGHLY FLUSH SYSTEM TO REMOVE ANY DRILL BURRS OR DEBRIS. TYPICAL "XPANDO" ADAPTER INSTALLATION AT MANIFOLD O3 DRIPLINE TO MANIFOLD "XPANDO" ADAPTER CONNECTION NT S. 328413.56-83 VALVE SCHEDUL E NUMBER MODEL SIZE TYPE P51 PS' 3 POG GPM PREGIP I NETAF'M LVCZ55010015-HF I" AREA FOR DRIPLINE 56.65 46.55 13.84 0.61 In/h 2 NETAFIM LVGZS801001S-HF I" AREA FOR DRIPLINE 35.44 46.41 12.54 061 In/h 3 NETAFIM LVGZ-150 1-1/2" AREA FOR DRIPLINE 42.56 5/.20 15.75 0.61 In/h 4 NETAFIM LVGZSSOIOO15-LF I" AREA FOR DRIPLINE 52.55 35.07 3.80 0.61 in/h 5 TORO P220-26-0 GLOBE 1" SHRUB ROTARY 456. 53.96 15.5P 0.24 In/h E. 6 TORO P220-26-0 GLOBE SHRUB ROTAS" 46.58 55.86 9.04 0,25 In/h 1 TORO P220-26-0 GLOBE 1" BUBBLER 44.14 44.6' 5.00 15.32 In/1, 8 NETAPM LVGZ-I50 II-I/2" AREA FOR DRIPLINE 40.66 150.22 i 1.8T 061 ir/h Tukwila Parkway SHEET NOTES I. 5EE DETAIL5 AND SPECIFICATIONS FOR ADDITIONAL INFORMATION. 2. FLAN 15 DIAGRAMMATIC_ ALL PIPING, LATERALS, AND WIRE TO BE LOCATED IN BED OR LAWN AREAS WHERE APPROPRIATE. 3. PIPE SIZES ARE TO REMAIN CONSTANT BETWEEN PIPE SIZE CALL -OUTS. 4. LOCATE ALL MAINLINES WITHIN THE PROJECT LIMITS. 5. ALL WORK SHALL BE PERFORMED TO THE SATISFACTION OF THE LANDSCAPE ARCHITECT/OWNER 6 INSTALL DRIP IRRIGATION PER MANUFACTURER'S RECOMMENDATIONS FOR CLARITY, THE IRRIGATION PLAN SHOWS ONLY RECOMMENDED PVC SUPPLY AND EXHAUST HEADERS AND A HATCH SHOWING THE AREA OF DRIPLINE. CONTRACTOR SHALL INSTALL HEADERS AND DRIPLINE AS DESCRIBED IN THE PLANS, EOUPMENT LIST, SPECIFICATIONS AND DETAILS. 3 21.9 STATE OF WASHINGTON LICENSED LANDSCAPE ARCHITECT B GLANOER NSE NO. 405 EXPIRES ON 02-062017 NORTH 0 20 40 BO feet SCALE: 1" = 20' c 3 HOLIDAY INN EXPRESS TUKWILA, WA IRRIGATION PLAN sheet L-2 of 4 FOOTBALL WDTH ''LANTING PIT SHALL BE A MIN. OF 3X THE RQ006ALL WIDTH. 1" CHAINLOCK TREE TIES (2)-BVC WOOD TREE STAKES (8' HT.) 2" MULCH IN BASIN 3" WATER RETENTION BASIN (IN SHRUB AND GROUNDCOVER AREAS ONLY) FERTILIZER TABLETS REMOVE BURLAP FROM TOP 2/3 OF ROOT BALL. BACKFILL SOIL MIX NOTES, 1 REMOVE TREATED OR SYNTHETIC BURLAP COMPLETELY. 2 INSTALL 24' DEPTH ROOT BARRIER AT THE EDGE OF ANY PAVING WITHIN 8 FT OF TREE TRUNK. 3, ENSURE THE TRUNK FLARE IS VISIBLE ABOVE GRADE AFTER PLANTING OTREE PLANTING & STAKING DETAIL N.T.S. d� fd 0 ROOTBALL WIDTH PLANTING PIlf SHALL BE A MINI OF TWICE THE ROOTBALL WIDTH. NOTES: 1 REMOVE TREATED OR SYNTHETIC BURLAP COMPLETELY. 329343-03 5' SQUARE CAST IRON TREE GRATE TO MATCH SIDEWALK GRADE. 2" DEPTH MULCH IN BASIN CONCRETE SIDEWALK TREE GRATE FRAME SET IN CONCRETE BACKFILL SOIL MIX FERTILIZER TABLETS REMOVE BURLAP FROM TOP 2/3 OF ROOT BALL 24" ROOT BARRIER COMPACTED NATIVE SOIL 2. TREE GRATE SHALL BE MODEL SLC SERIES. FAIRWEATHER SITE FURNISHINGS. PORT ORCHARD. WA A5 AVAILABLE THROUGH SITE LINES. EVERETT, WA PH. (800) 541-0869, FX. (425) 347-3056 OR APPROVED EQUAL. OTREE GRATE & PLANTING DETAIL N.T.S. LANDSCAPE SPECIFICATIONS SHRUB FLARE SHALL BE CLEARLY VISIBLE AFTER PLANTING PLANTING PIT SHALL BE A MIN. OF TWICE THE ROOTBALL DEPTH PLANTING PR SHALL BE A MINIMUM OF TWICE THE ROOT - BALL WIDTH MULCH WATERING BASIN BERM FERTILIZER TABLETS. 2"-6" DEPTH REMOVE BURLAP FROM A MIN. OF i5 FROM ROOTBALL AFTER PLACING SHRUB IN PLANTING HOLE (REMOVE COMPLETELY IF FIBERGLASS OR TREATED). BACKFILL SOIL MIX OSHRUB PLANTING DETAIL (B&B OR CONT.) NTS 329333-01 51101111 EIBIBUIL-nuemminmm=smar.iilffilIMIF ELEVATION O VINE PLANTING DETAIL 329343-07 3/4" = 1'-0" ADJACENT PAVEMENT FINISH GRADE (INCLUD.NG BED MULCH) 2" 6 SHRUB BEDS, FLUSH 6 LAWN AREA ASPHALT PAVING IDTH VARIES LAN get 3" MIN.; REFER TO PLAN FOR SPECIFIC A A BERM & CROWN HTS. SUB -BASE MATERIAL NATIVE SOIL CONCRETE CURB OR TOPSOIL FILL - REFER TO SPECIFICATIONS FOR SOIL TYPE NOTE. GENERAL CONTRACTOR SHALL REMOVE EXCESS ASPHALT PAVEMENT AND SUB- BASE MATERIAL DOWN TO NATIVE SOIL OPARKING ISLAND PLANTER DETAIL NTS WEAVE VINE BRANCHES INTO SCREEN. STARTING AT BOTTOM. TIE LARGER BRANCHES LOOSELY TO SCREEN, IF NECESSARY W/ BIO-DEGRADEABLE TIES. 3" THICK GREENSCREEN PANEL ATTACHED ATTACHED TO WALL BEYOND PANEL SEAM OUNTING CLIP SECTION C.FNFRAI NOTES. 3293-02 1 PLANT VINES PER LANDSCAPE PLANS. TYPICAL SPACING VARIES PROM 1' TO 4' 0.0 DEPENDING UPON VINE SPECIES AND CONTAINER SIZE, SEE LANDSCAPE PLANS FOR ADDITIONAL :NFORMATION. 2 ENSURE IRRIGATION IS ADEQUATELY WATERING PLANTS ALONG WALLS SUPPLEMENT BY HAND WATERING IF NECESSARY 3 INSTALL PER LANDSCAPE PLANS GREENSCREEN DOES NOT SUPPLY PLANT MATERIAL. 3" THICK GREENSCREEN PANEL ATTACHED TO WALL BEYOND REMOVE STAKE OR ANY TEMPORARY TRELLIS DEVICE. 3" MULCH LAYER BACKFILL MIX -SEE SHRUB PLANTING DETAIL FINISHED GRADE REMOVE CONTAINER AND LOOSEN ROOTS PLANTER BED SEE SPECIE/CATIONS FOR PREPARATION SGR-01 CONTINUOUS OUTER ROW OF PLANTS SPACED "X' ON CENTER AND SET BACK FROM THE PLANTING BED EDGE 2/3 "X' AREA FOR SPACING ADJUSTMENT EDGE OF PLANTING BED TRIANGULAR SPACING WITHIN PLANTING BED SPECIFIED PLANT SPACING-"X.' INDIVIDUAL PLANTS REPRESENTED AS: + OPLANT SPACING DETAIL NTS 2/3 "X" MAINTENANCE PRACTICES 3293-01 I. KEEP ALL WALKS AND PAVED AREAS CLEAN. KEEP SITE FREE FROM DEBRIS RESULTING FROM LANDSCAPE WORK AND MAINTENANCE. 2. REPAIR ALL DAMAGED PLANTED AREAS AND REPLACE PLANTS IMMEDIATELY UPON DISCOVERY OF DAMAGE OR LOSS. STRAIGHTEN AND TIGHTEN TREE STAKES AND GUYS AS NEEDED. REMOVE ALL TREE STAKES AND GUYS AFTER ONE PLANTING SEASON. 3. MAINTAIN ADEQUATE MOISTURE IN SOIL TO ENSURE VIGOROUS GROWTH. MODIFY IRRIGATION SCHEDULE FOR THE SEASON TO ELIMINATE OVERWATERING. LANDSCAPE AREAS SHALL RECEIVE NO MORE THAN AN I" OF IRRIGATION PER WEEK. MAINTAIN ALL HEADS AND DRIPLINE IN PROPER WORKING ORDER. REPAIR DAMAGED HEADS, DRIP LINE OR OTHER EQUIPMENT AS NEEDED TO PREVENT WATER WASTE. DRIP LINE THAT BECOMES EXPOSED SHALL BE REBURIED. REPLACE BATTERIES (IF REQUIRED) IN ANY WIRELESS RAIN OR ET SENSOR. 4. IN FALL ENSURE ALL LEAVES ARE COLLECTED AND REMOVED OFF SITE, GLEAN OUT CATCH BASIN GRATES AS NEEDED. 5. TEST BACK FLOW DEVICE YEARLY OR AS REQUIRED BY THE CITY. IRRIGATION SYSTEM SHALL BE WINTERIZED PRIOR TO FREEZING TEMPERATURES. DURING SPRING STARTUPS ADJUST AND TEST ALL HEADS, VALVES AND OTHER EQUIPMENT FOR PROPER WORKING ORDER, REPLACE OR REPAIR A5 NEEDED. 6. KEEP LANDSCAPE AREAS FREE FROM WEEDS BY CULTIVATING, HOEING, OR HAND PULLING. USE OF CHEMICAL WEED KILLERS SHALL BE KEPT TO A MINIMUM; SPECIFIC REQUIREMENTS IN SHORELINE BUFFER AREAS EXIST CONSULT CITY REQUIREMENTS PRIOR TO USE OF ANY CHEMICALS WITH IN THE SHORELINE BUFFER REMOVE ANY INVASIVE SPECIES IN ALL LANDSCAPE AREAS. 1. WATER, FERTILIZE, AND MOW LAWN AREAS IN ACCORDANCE WITH NORMAL NURSERY PRACTICE. I. REFER TO DETAILS FOR ADDITIONAL INFORMATION. 2. REMOVE FROM SITE ALL EXISTING WEEDS AND VEGETATION NOT SHOWN TO REMAIN ON PLANS. 3 DISTRIBUTE IMPORTED SANDY LOAM TOPSOIL (APPROVED BY THE LANDSCAPE ARCHITECT) IN AREAS SHOWN AND AT DEPTHS INDICATED FOR CROWNING AND BERMING OF LANDSCAPE AREAS, AND BACKFILL OF RETAINING WALLS (IF REQUIRED). DOTTED LINES INDICATE 1' CONTOUR INTERVALS. ALL. LANDSCAPE AREAS SHALL RECEIVE TOPSOIL, WHETHER INDICATED ON PLANS OR NOT, 50 THAT FINISH GRADES OF ALL SHRUB BEDS SHALL BE 2" BELOW TOPS OF ADJACENT CURBS AND PAVEMENT, AND LAWN AREAS SHALL BE 1/2" BELOW TOPS OF ADJACENT CURBS AND PAVEMENT. STRUCTURAL FILL AREAS: ANY LANDSCAPE AREAS OCCURRING WITHIN STRUCTURAL FILL ZONES SHALL HAVE SAID STRUCTURAL FILL MATERIALS EXCAVATED TO A DEPTH OF 12" BELOW FINISH GRADES IN SHRUB AREAS AND 6" BELOW GRADE IN LAWN AREAS, AND REPLACED WITH SPECIFIED TOPSOIL. DISPOSE OF EXCAVATED MATERIAL OFF SITE. 4 FINE GRADE ALL LANDSCAPE BEDS PRIOR TO PLANTING OPERATIONS. 5. NO PLANT SUBSTITUTIONS SHALL BE PERMITTED WITHOUT PRIOR APPROVAL OF LANDSCAPE ARCHITECT/OWNER. 6. ALL PLANTS SHALL CONFORM TO THE LATEST EDITION OF THE AMERICAN STANDARD FOR NURSERY STOCK. 1. ALL PLANT MATERIALS AND PLANT LOCATIONS SHALL BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. ALL PLANTS SHALL BE THOROUGHLY WATERED IMMEDIATELY AFTER PLANTING WITH ALASKA FISH FERTILIZER SOLUTION. 8. ROOT BARRIER SHALL BE INCORPORATED ADJACENT AND PARALLEL TO PAVING, CURB AND SIDEWALK, A MINIMUM OF 15 LINEAR FEET (7.5' ON EITHER SIDE OF TRUNK), 24" DEEP, WHERE ANY TREE 15 WITHIN b' OF PAVING, CURB OR SIDEWALK. ROOT BARRIER SHALL BE DEEPROOT UB-24 AS AVAILABLE FROM EWING IRRIGATION PRODUCTS, 2901 5 TACOMA WAY, TACOMA, WA 98409, (253) 476-9530 OR APPROVED EQUAL. 9. SOIL AMENDMENT FOR SOIL PREPARATION AND PLANTING BACKFILL SHALL BE A SCREENED 5/8" MINUS NITRIFIED WOOD RESIDUAL COMPOST EQUAL TO: A. 'COMPOST PLUS' BRAND COMPOST AS AVAILABLE FROM SOUTH SOUND SOILS, TENINO WA (360) 213-8862. B. "GROGO' BRAND COMPOST AS AVAILABLE FROM SAWDUST SUPPLY CO., SEATTLE. WA (206) 622-4321, OR GREAT WESTERN SUPPLY, OLYMPIA, WA. (360) 154-3122. G. PREP/LRI COMPOST AS AVAILABLE FROM RANDELS SAND AND GRAVEL, INC., PUYALLUP, WA (253) 531-6828. 10. SOIL PREPARATION - (ALL LANDSCAPE AREAS). SPREAD 4 C.Y. OF SPECIFIED SOIL AMENDMENT PER 1000 S.F. (APPROX. 3" DEPTH) OF AREA. ROTO-TILL ALL OF THE ABOVE TO A 12" DEPTH AND GRADE SMOOTH, COMPACTING AS REOUIRED AND REMOVING ALL ROCKS, CLODS AND DEBRIS. II. DO NOT PLACE MULCH TOPDRE55 AGAINST TRUNKS OF TREES OR SHRUBS. MAINTAIN A 4" MULCH FREE RING AROUND ALL PLANT CROWNS. 12. BACKFILL MIX FOR ALL PLANTS SHALL BE A BLEND OF I/3 EXISTING SITE SOIL, I/O COARSE SAND, AND 1/3 SOIL AMENDMENT SPECIFIED IN NO. 9. ID. APPLY OSMOGOTE 18-6-12, 4 MONTH SLOW RELEASE FERTILIZER OVER THE SURFACE OF ALL PLANT PITS AT THE FOLLOWING RATES: TREES OVER :0' HEIGHT ALL SHRUBS EXCEPT I GALLONS, GROUND COVERS: 2 CUPS 1/2 CUP 1/4 CUP TREES UNDER 10' HEIGHT: I CUP I GALLON PLANTS: 1/4 CUP 14. FERTILIZER TABLETS FOR ALL PLANTS SHALL BE AGRIFORM (20-10-5) 21 GRAM OR 10 GRAM TABLETS DISTRIBUTED AS FOLLOWS: ALL TREES: 4-21 GRAM TABLETS. ALL SHRUBS (EXCEPT I GALLONS): 3-21 GRAM TABLETS, ALL I GALLONS: 1-21 GRAM TABLET. ALL 2-1/4° AND 4° POT GROUND COVERS: 1-10 GRAM TABLET EACH. SET TABLETS DIRECTLY NEXT TO ROOTBALL. 15. ALL SHRUB AND GROUND COVER BEDS SHALL RECEIVE A 2" DEPTH (6 G.Y. PER ;000 S.F.) OF "MEDIUM GRIND" HEM/FIR BARK MULCH AS TOP DRESSING. 16. ALL WORK SHALL BE PERFORMED TO THE SATISFACTION OF THE LANDSCAPE ARCHITECT/OWNER. ALL PLANTS SHALL BE GUARANTEED FOR ONE FULL YEAR FROM DATE OF PROJECT ACCEPTANCE. ALL REPLACED PLANTS SHALL BE RE -GUARANTEED. ALL REPLACEMENTS SHALL BE MADE WITHIN 21 DAYS OF RECEIVING WRITTEN NOTICE FROM THE OWNER. CONTRACTOR SHALL NOT BE RESPONSIBLE FOR PLANTS DYING DUE TO OWNER NEGLECT OR VANDALISM, AFTER THE MAINTENANCE PERIOD. 18. PLANT L151 QUANTITIES ARE SHOWN FOR REFERENCE ONLY. CONTRACTOR 15 RESPONSIBLE FOR VERIFYING ALL QUANTITIES IN LIST WITH ACTUAL PLAN GALL -OUTS, AND INSTALLING PLANTINGS PER THE LANDSCAPE PLAN. GROUNDCOVER AND/OR MASS SHRUB QUANTITIES SHALL BE ADJUSTED AS REQUIRED FOR FIELD CONDITIONS AT THE SPECIFIED SPACING. 19. FINAL INSPECTION SHALL OCCUR AT THE CONCLUSION OF A 60-DAY MAINTENANCE PERIOD, MAINTENANCE PERIOD SHALL COMMENCE UPON COMPLETION OF ALL LANDSCAPE INSTALLATION ACTIVITIES AND SHALL INCLUDE THE FOLLOWING: A. REMOVE ALL WEEDS OVER I" IN HEIGHT, B. REPLACE DEAD OR UNHEALTHY PLANTS. C. ENSURE PROPER FUNCTION OF IRRIGATION SYSTEM. D. ENSURE ADEQUATE MOISTURE IS DELIVERED TO ALL LANDSCAPE BEDS INCLUDING NON -IRRIGATED AREAS. L /S-oazT STATE OF WASHINGTON LICENSED LANDSI7ARCHITECT rw EY B. GLANDER CENSE NO. 405 RES ON 02-062017 5 4 0 a HOLIDAY INN EXPRESS TUKWILA, WA LANDSCAPE DETAILS & SPECIFICATIONS sheet L-3 of 4 MAXIMUM SINGLE LATERAL LENGTH, FLOW PER 100 FEET, AND GENERAL GUIDELINES FOR WATERING TIME, SEE CHARTS ON DETAIL: PVC MAINLINE. TYPICAL VALVE, FILTERS PRESSURE REGULATOR. TYPICAL OFFSET 2" FROM HARDSCAPE, 4" FROM PLANTED AREA. 1 TYPICAL - LATERAL PIPE FROM VALVE ASSEMBLY. SIZE AS PER PLANS. 1117 TYPICAL OFFSET 2' FROM HARDSGAPE, 4" FROM PLANTED AREA. TYPICAL I-1/2" M'NINUM SUPPLY MAN'FOLD. DRILL HOLES WITH "XPANDO' INSERT ADAPTERS FOR DRIPLINE AS PER DETAIL, SUPPLY MANIFOLD. EXHAUST MANIFOLD. END FEED EXAMPLE 4117 SUPPLY D MAN:FOLQ DRIPLINE SPADING AC NOTED. EMITTERS .� OFFSET FOR I li LP — -� TUBING LATERALS WITH EMTTER SPACING AS NOTED. STAPLE (TLS6) AT ALL TEES, ELLS, AND AT 5' O.G. AT CLAY, 4 O.G. AT LOAM, OR 3' O.G. AT SAND. MANUAL LINE FLUSHING VALVE PLUMBED TO EXHAUST HEADER, AS FAR FROM THE SUPPLY HEADER AS POSSIBLE. AT D CENTER FEED, FLUSH VALVE AT EACH EXHAUST END. O EXHAUST MANIFOLD. CENTER FEED EXAMPLE WATER SOURCE: DRIP VALVE TYPICAL TECHLINE DRIPPER OR LATERAL FROM VALVE T T - LINE RUNG.TYPICAL TYPICAL PVC OR POLY SUPPLY HEADER. SUPPLY OR EXHAUST HEADER. O MANUAL LINE FLUSHING VALVE PLUMBED TO PVC OR POLY HFADFR I� �J a F SUPPLY HEADER I EXHAUST I. pj ri \ 1 1 \`1 1 1 0 I LTHE COMBINEDHEADER CHECK LONGEST LENGTH OF THESE LATERAL AGAINST LATERALS AND COMPARE CHART FOR MAX. TO THE CHART FOR MAX. LENGTH OF SINGLE LENGTH OF SINGLE LATERAL • SLAND LAYOUT IRREGULAR ODD CURVES VOAKINING OUT JOINING LATERALS LATERALS / / / ///���%%% !� ON EXHAUST TYPICAL START CONNECTION TOTAL LENGTH OF TECHLINE TUBING ! IN THIS AREA CAN NOT EXCEED THE I MAX. LENGTH OF RUN. TYPICAL START CONNECTION ON SUPPLY HEADER. V l IRREGULAR AREAS: TRIANGULAR PARKING ISLAND TYPICAL LAYOUT MANUAL LINE FLUSHING, VALVE. TOP OF SLOP . TECHLINE CV LATERAL TUBING, PVC SUPPLY LATERALS PARALLEL TO THE HEADER. CONTOURS OF THE SLOPE. T PVC EXHAUST HEADER. T - TOE OF 54" MAXIMUM ELEVATION SLOFE. CHANGE WITHOUT CHECK TOP 2/3 OF VALVE IF GREATER, SLOPE: INSTALL INL:NE CHECK CONVENTIONAL VALVES EVERY 54" :N SPAC'NG. ELEVATION CHAIfGE. BOTTOM '/3 OF SLOPE: CONVENTIONAL SPACING i PLUS 25%. REMOTE CONTROL VALVE ASSEMBLY. SLOPE FEED LAYOUT O6 NETAFIM TECHLINE CV W/ XPANDO MANIFOLD N.T.S. 328413.56-20 o -- - - FINISH GRADE AT LIP OF BOX IN TURF AND PAVED 7 AREAS (1" BELOW LIP IN ALL OTHER AREAS) VALVE BOX: REFER TO IRRIGATION SHEET NOTES OR SPECIFICATIONS VALVE BOX COVER 8eo o C/' PVC MAINLINE B. MIS. CLEAF)Q.NCC2+E o o O BACKFLOW PREVENTOR o PEA GRAVEL (INSTALL MIN 2 CU. FT. BELOW BACKFLOW PREVENTOR) ODOUBLE CHECK VALVE NTS 328409-01 SET BOX AT FINISH GRADE (INCLUD'NG BARK MULCH) AT SHRUBS SET BOX AT FINISH GRADE IN TURF AREAS. A.E.P RECTANGULAR BOX M 1015 WITH 6" EXTENSIONS AS REQUIRED. WATER PROOF WIRE CONNECTORS ON 30" LOOPED WIRES LLi u u FINISHED GRADE. PVC CONDUIT FOR CONTROLLER WIRES. co 6%2%16 CONC. BLOCK CAPS, ONE EACH SIDE (2 TOTAL) SXT SCHEDULE 80 NIPPLES VALVE INLLI SIZE 7 OMASTER CONTROL VALVE NOTE: ALL WIRES TO BE INSTALLED AS PER LOCAL CODES. NO "IN-UNE" WIRE SPLICES ALLOWED. TAPE AND BUNDLE WIRES EVERY 20 FEET. PROVIDE EXPANSION COILS AT EACH VALVE - WRAPPING WIRE AROUND 12" PIPE 15 TIMES. ALL THREADED CONNECTIONS SHALL BE MADE WITH TEFLON TAPE. SHED. 80 PVC UNION LATERAL PIPE TO SPRINKLERS LOW VOLTAGE WIRES 1 CU. FT. DRAIN GRAVEL BELOW VALVE SCH. 40 PVC FITTING PVC MAIN UNE I/2" WIRE CLOTH GOPHER SCREEN, WRAP UP SIDES. 325406.23-11 VALVE BOX COVER FINISH GRADE AT UP OF BOX IN TURF AND PAVED AREAS; 1" BELOW UP IN ALL OTHER AREAS VALVE BOX; REFER TO IRRIGATION SHEET NOTES AND/OR SPECS ELECTRIC CONTROL VALVE SCH. ea PVC NIPPLE SCH_ 40 PVC & FITTING --2 X 4 CEDAR BLOCK TAPE AND BUNDLE WIRES OELECTRONIC CONTROL VALVE NTS SCH. 80 PVC NIPPLE; LENGTH AS REQUIRED PRESSURE MAINLINE 328.406.13-05 RAINBIRD 663100 VALVE MARKER 2" PVC SLEEVE MAIN LINE REDUCING TEE 3/4" CLOSE NIPPLE 3/4" X 3" PROTECTIVE PVC NIPPLE GRAVEL SUMP (2 CU. FT.) OMANUAL DRAIN VALVE NTS 12" MAX 6" MIN • TWO STAINLESS STEEL CLAMPS. 1/2" X 36" GALV STEEL PIPE THREE PVC SCH 80 ELLS FINISH GRADE CHAMPION 0200-075 (OR EQ.) BRASS ANGLE VALVE WITH UNION. INSTALL AT ALL MAINLINE LOW POINTS TO FACILITATE COMPLETE MAINLINE DRAINAGE. 325406-01 10" DIAMETER VALVE BOX. HEAD BRAND "OVC ON LID . WITH 2" HIGH CHARACTERS. a r FINISHED GRADE. QUICK COUPLING VALVE AS SPECIFIED GALV. NIPPLE, LENGTH AS REQ. 6" DEEP LAYER OF 3/4" CRUSHED ROCK 3" PVC SCHEDULE 80 NIPPLE 12" PVC SCHEDULE 80 NIPPLE OQUICK COUPLING VALVE IN BOX 20"XI4" JUMBO PLASTIC 'VALVE VC TRUE UNION BALL VALVE. 2" ABOVE GRADE AT SHRUBS. SET BOX FLUSH AT TURF. 320406.43-02 ONTROLLER WIRE WITH 30 INCH LINEAR LENGTH OF COIL. WITH PLASTIC I.D. TAG AND WATERPROOF CONNECTORS. RCV AS SPECIFIED. FILTER AS SPECIFIED. PRESSURE REGULATOR AS SPECIFIED. P/C UNION W/ SHORT NIPPLES_ 2c L �SER NIP LEE 0 2" NIPPLE AT MAINLINE. Y-s" WIRE CLOTH GOPHER SCREEN, WRAP UP SIDES. OUTLET PIPE SAME SIZ AS VALVE, 24" MIN. LENGTH TO FIRST FITTING RAWN ETO LATERAL PIPE PE DEPTH TWO 6x2x16 CONCRETE BLOCK CAPS ONE ON EACH SIDE OF THE BOX. 1" DRIP VALVE/FILTER/REGULATOR S20413/6-23 IRRIGATION SPECIFICATIONS This plan Is dlagrammotic; al p1pIng, valves etc. >ha'1 be !metaled in shrub beds where possible and ahal fo low the plan as close as is practical. 2. Locate all malmllnes wlthie the project Units. 3. Plps slzes are constant between pipe slze call -outs. 4 Refer to detans for additional Information. 5. All plping and wiring under paved areas shall be housed In class 200 PVC sleeves insta led at a 24' depth. 51ze sleeves as needed to accommodate plpe old wires, unless otherwise specified on drawing. 6 Contractor she!! make field adjustments as needed to obtain Pu': coverage. Landscape Architect reeervee the rlglt to make nozzle changes as needed at no additonal cost. Adjnt head pas:Vans and add or delete heads as needed dependrg on actual field condltlona. A,, movai. gate and electrical valves and other underground equipment aha:: be housed r Nelson Ametek or equal rectang.or valve bo,ee. 6 No F-iFe wire splices a lowed_ S0pp!y valve bo.es at a electrical junctions rope od bundle tyres every 25,near feet. 9 Contractor Is responsible for complete system drams. Instal: mon& drains at a;: maln'Fe low polntlsl and where Indicates or plan. Contractor shay' provide adjustable check vaivea on cry rngatian head that experiences low hem drainage. 10. AI1 threaded pipe connections sha l be made using Teflon tape wrapped at least three times ooind pipe threads. II AN gate and electric valves shall be Installed with vnIons on the downstream end of the valve (refer to details). 12. AG plpe shall have a Prm uniform bearing for the entire length of each Ilna, free of rocks or debris. All trenches containing pipe and/or wIres shall be back4i:led with clean topso'I, free of all lumber, rubbish and °oaks over I. In else or clean sold If clean topsoil Is not ova'loble 15. Contractor shall provide owner with one set of aslvllt record drawings showing exact actual locations ': sprinkler equipment. Contractor •ha' orient owner with complete system and contra:ler ope atlors and winterization procedxes. 14. Contractor shall supply and Install o:, equipment shown on the plans and Ndicoted In the speclflcatlans to achieve proper operation of sold equipment. AI: equipment Insto'iotiona. electrical and plumbing actions >ha:l be In canlormoae with al applicable codes and ordlnances, these specifications and the manufacturers recommendations whether Indicated on the drawings or not. 15. Contractor shall include In his bid one Pal! rerterizatlon and one Spring activation of rrlatlon system. These activities shall be Included as pot of Owner orientation procedures. Any damageto the Irrigation system or the landscape as a result of fal:ure to comply with these requirements shall be the sole responsfollity of the Contractor. 16. contractor shall guarantee In writing on his company letterhead al'. materials and workmanship for a period of one full year following acceptance al system Installation. I/. Dackflow pre anion shall be Inspected and tested by a certified backflow device Inspector. Provide Owner with one copy of approval certificate. 10" DIAMETER ROUND VALVE BOX, SEE SPECIFICATIONS FINISH GRADE.- I - - BELDW GRADE ISOLATION VALVE AS SPECIFIED SE? BOX 2" ABOVE GRADE AT SHRUBS. --- SET BOX FLUSH TO GRADE AT LAWN. —� FOUR COMMON `I BRICK SUPPORTS. 10" DIA. PVC PIPE EXTENSION, LENGTH AS REQUIRED PVC MAIN UNE. SLIP/THREAD COUPLING. 6" SCHEDULE 80 THREADED NIPPLE OBRASS ISOLATION VALVE SET CONTROLLER 60- ABOVE FINISHED GRADE UNLESS OTHERWISE NOTED CONTROLLER AS SPECIFIED. SECURELY BOLT CONTROLLER TO WALL INSTALL BACKUP BATTERIES AS REQUIRED GROUND AS PER MFG. SPECIF.CADONS. 1/2- DIAMETER 1,10 STEEL CONDOM FOR 0 vAC ELECTRIC. SOURCE INSTALL AS PER LOCAL ELECTR CAL CODES FINISHED GRADE ■ LONG SWEEP ELL 1'II'B; UV �• b WALL MOUNT CONTROLLER 1 I/2' DuwETER R STEEL CONDUT FOR RCV WIRES USE PVC SCH 40 BELOW GRADE 323406.33-0I -. BALL VALVE D.0 V A. 1SEE DRAWING FOR LOCATION AND SIZE) MASTER VALVE DUCK COUPLER � MAINLINE XMANUAL DRAIN VALVE J/ WATER METER/ POINT OF CONNECTION LP O C.1 BY OTHERS POINT OF CONNECTION DIAGRAM NTS STATE OF WASHINGTON LICENSED LANDSCAPE ARCHITECT 1 NSE NO 405 EXPIRES ON 02-062017 GLANDER 69 13 HOLIDAY INN EXPRESS 14/ IRRIGATION NOTES AND DETAILS sheet L-4 of 4 VINICITY MAP oC ANDOVER P BLIC AREA SEE LANDSCAPING PLA I 19'-3 I/4 MONUMENT SIGN HC PARKING SIGNS PROPOSED HOTEL (51 STORY 92 UNITS 69.337 SOFT HC PA G SIGN' l I EELSTI P ii 5 STANDARD STALLS AT 9'-O WIDE 4 STANDARD STALLS AT 9'-0 WI 2 HANDICAP STALLS 4 4 ASPHALT ROADWAY 12 COMPACT STALLS AT 6-O' WIDE ONSITE PARKING SCHEDULE 25 STANDARD PARKING STALLS 24 COMPACT PARKING STALLS 4 HANDICAP PARKING STALLS OFFSITE PARKING SCHEDULE 43 STANDARD PARKING STALLS 2 HANDICAP PARKING STALLS 53 TOTAL ONSITE PARKING STALLS 45 TOTAL OFFSITE PARKING STALLS 200' SHORELINE JURISDICTION LINE TRAIL SIGNS SEE DETAIL LINE OF OIM"M 251BUFPER ilEIV4F1111112111111111112 DASD STALLS PT 9'-0WD A011 0 ASPHALT ROACWA PORTE COCHERE11 PASSENGER LOADING ZONE ' I� STAMPED CONC.-SEE LANDSCAPE _PLAN I I 119'O 19 ESTRAN GE55 I I COMPACT I STALL LANDSCAPE STAMPED CONC. AT CROSSWALKS • TW. O� 96MPACT STALLS AT B'-O' LANDSCAPE 3 A ANDARD OFPSITE PARNNG STALLS RESERVED _OR TRAIL I9-0' ttP STANDARD STALL SIZE 2 2 OSITE PLAN SCALE: 1 • = 20'_0• 200' SHORELINE JURISDICTION LINE CHRISTENSEN ROAD V..I Z o 1.1 'U) W W CZ U Q 16. UNE OF 0HWM BUFFER RE -STRIPED OFFSITE PARKING AREA LINE DP 0591/M BUFFER LINE OP ORDINARY HIGH WATER a) 0) a) 0) 0 2 4_ 1 RESERVED FOR TRAIL USE 2-1/2'- GALVANIZED STEEL PIPE CONC. SIDEWALK PER CIVIL DWGS. Wit PARK SIGN DETAIL SCALE: 3/4" = 1'-0" PARKING SIGNS AS PER ADAAG 4.6 SEE 4/A0I 1 ASPHALT PAVING TO TOP OF WALK WHEEL STOP b BLUE BACKGROUND WEB WHITE BORDER, A SYMBOL 5/5" HIGH WHITE LETTERING ON BLUE BACKGROUND, Pa.. VAN ACCESSIBLE 51GNAGE 2- I/2.- GALVANIZED STEEL PIPE CONC. SDEWALK PER CIVIL DWG5. • PAINT SOLID (2 COATS) WHITE ON BLUE BACKGROUND NOTES: I (REFER TO SITE PLAN 2 GRID TO BE USED FOR LAYOUT PURPOSES ONLY 4 i HANDICAP / VAN ACCESSIBLE SIGN DETAIL HANDICAP SYMBOL . SCALE: 3/4" = 1'-0" SCALE: 3/4" = 1'-0" MANIUM SLOPE OF PAVEMENT 1 :4B 2' PAINTED STRIPES - 1YPICAL INTERNATIONAL SYMBOL FOR A5.-50dW ITV - TYPICAL SEE 1/A011 B'-0' MIN 5 HANDICAP STALLS H05E &B SCALE: 1/4"= 1'-0" HORING WALL PER CIVIL DRAWNGS CONCRETE SLAB WITH REINFORCING 6" MINIMUM TURN SLAB EDGE DOWN 6' DIAMETER STEEL PIPE � BOLLARDS FILLED W/ CONCRETE. TYP. I-IIII I II I I TIII III 1-III-III-III-III,-III,--III TRASH ENCLOSURE SECTION SCALE: 1/4" = 1'-0" 12 / NOTES: VERFY DRAINAGE REGVIREMENTS MATH 1EALTH INSPECTOR 2. PROVIDE CEILING MOUNTED LIGHT AND DUPED) OUTLET IN STORAGE 1,7 00'% 2-0'- ' CLEARAREA MN.. �% 1 AREA OF TRASH I RECPT (O F.0.1.) 1 1 1 -7 �I - i` OTRASH ENCLOSURE PLAN SCALE: 1/4"= 1'-0' DIAGONAL BRACING LOCKABLE HASP - // EXTERIOR FINISH E FS TO MATCH BUILDING COLORS PAINT INTERIOR SIDE OF WALL REINFORCED MASONRY PIERS 6' DIAMETER STEEL PIPE BOLLARDS FILLED W/ CONCRETE. TP. SHORING WALL PER CIVIL DRAWINGS STEEL GATE POST EACH SIDE HATCFED AREA INDICATES CONCRETE SLAB Win REINFORCING A 6" MINIMUM TURN SLAB EDGE DOWN POST - PAINTED. WESTERN RED CEDAR S$EOUAL DROP ROD, I"DIAMETER% 2'-0" LONG WITH 90 DEGREE BEND AT EA. GATE. TRASH ENCLOSURE ELEVATION � �� SCALE: 1 /4" = I'-0" u mz 0 Z Z } /� Q U) W - JO 0X IW li/ Q` 1 W _ W ZN Q SHEET NO A011 I PDF generated by deskPDF Creator Trial - Get it at http://www.docudesk.com • • • B UILDI NG SIGNAGE NOTES TVP PLAN NOTES EXPANSION JOINTS 2a2 MEDALLION 2. TRIM WALL WASHER UQIT5 EXPANSION JOINTS VERTICAL REVEALS EXPANSION JOINTS COPPER COLOR CAP --MAROON JO$NT EXTERIOR LIGHT STONE VEENER PER MANUF. SPECS AND DETAILS. H MEP, EMI ,III I I I I I1I1 1111111,11'. --- rill NEN! mortiril %MENEM= pm. ill = . ALL SIGNAGE INDICATED FOR ILLUSTRATIVE PURPOSES ON, LOCATION, 52E, ETC. TO BE PER FRANCHISE REQUIREMENTS. 2 MINIMUM EXTERIOR GRADE . /4' PLYWOOD BLOCKING REQUIRED AT SIGN LOCATIONS. AREA SHOULD COVER ENTIRE LENGTH AND HEIGHT OF FASCIA OR SPACE AVAILABLE FOR SIGN. 3. ELECTRICAL AND FINAL CONNECTION BY CONTRACTOR. ELECTRICAL REQUIREMENTS MAY BE OBTAINED FROM SIGN COMPANY. 4. RACEWAYS/ WREWAYS ARE NOT ALLOWED 5. PERMANENT ACCESS DOORS TO INTERIOR OF ALL PARAPETS WPERE SIGNS ARE LOCATED TO BE PROVIDED BY CONTRACTOR AND COORDINATED WITH ARCHITECT. CONTRACTOR TO FURNISH AND CONNECT PRIMARY ELECTRICAL SERVICE INSIDE PARAPET WALL. 6. GUESTRCOMS OR PUBLIC SPACES WITH SIGNAGE ON EXTERIOR WALLS MUST HAVE ELECTRICAL PENETRATIONS, ACCESS DOORS ANDADR REMOTE TRANSFORMERS COORDINATED AND/OR INSTALLED, WITH ARCHITECT APPROVAL. PRIOR TO CLOSING UP THE WALL. PENETRATION LAYOUT MAY BE OBTAINED FROM SIGN COMPANY. 2a2 MEDAWO � 111111 11 ■ l El .III ■�1 11111 gn i m i Ii i { 11.1•• II 1tu w-iI FRONT ELEVATION 1 'SCALE: I/8"- I'-O" RNEAPPIEGROVE - -• h1151 ®m mil mem Nom MEMBER - .mom in mum mem II Em -am _WALL -WALL SCONCE LIGHTS -- I . DIMENSIONS ARE TO THE FACE OF STUD (F.0.5.). FACE OF CONCRETE (F 0.C.). FACE OF POST (F.O.P.) OR CENTERLINE OF PARTY WALLS U.N.D. VERIFY ALL DIMENSIONS. 2. IXTERIOR WALLS TO BE 2a6 STUDS, IMP. (U. N.O.). INTERIOR WALLS TO BE 2a4 STUDS, OP. (U.N.O.). ALL CONSTRUCTION TO BE ONE HOUR FIRE RATED TYP 3. FOR FLOOR/CEIUNG AND ROOF/CEIUNG TYPES AND ASSEMBLIES, SEE BUILDING SECTIONS IN SECTION AG. 4. FOR RATE HEIGHTS SEE BUILDING SECTIONS IN SECTION A6 AND CORE SECTIONS IN SECTION A9. ELEVATION NOTES S'#NEB04 I . PROVIDE BLOCK'G AND POWER FOR EXTERIOR SIGNAGE E.I.F.S. NOTES: I . EXTERIOR INSUL. A FINISH SYSTEM (EIFS) SYSTEM TO BE INSTALLED PER MANUFACTURERS SPECIFICATIONS AND DETALS. 2. MANUFATURE RS INSTALLATION MANUAL, SPECIFICATIONS, CONSTRUCTION DOCUMENTS AND PROJECT MANUAL TO BE ON SITE THROUGHOUT CONSTRUCTION PROCESS. 4. EIFS WARRANTY: A. MANUF. SHALL PROVIDE A WRITTEN, 10 YR. LIMITED MATERIALS WARRANTY AGAINST DEFECTIVE MATERIALS. B. THE APPLICATOR SHALL WARRANT WORKMANSHIP SEPARATELY AND PROVIDE A 5 YR WARRANTY AGANST DEFECTIVE INSTALLATION WORKMANSHIP. ■ mom mown 1164 _ 111111111141 E1111421111 I •• 478'-6' V E I. F.5 PER MANUF. G SPECS AND 8.) DETAILS. LEVEL 5 T.O PL LV'i4 94 VINYL WINDOM m. PTAC UMT LEvd 4 61, 4>29' 3' T.OPLL 458'-O' WALL WASHER LIGHTS LevEl— T.O PL LvT,2 447-9" 1 T.O PL 7.. l /1 43T-7" LEVEL I t 425'-6� G 5 a DRAWING TITLE SHEET NO. y A200 PDF generated by deskPDF Creator Trial - Get it at http://www.docudesk.com • B UILDING SIGNAGE NOTES TYP PLANE5 (12) 1 afpress TRELLIS I. ALL SIGNAGE INDICATED FOR ILLUSTRATIVE PURPOSES ONLY. LOCATION, SIZE, ETC. TO BE PER FRANCHISE REQUIREMENTS. 2. MINIMUM EMERICR GRADE 3'4" PLYWOOD BLOCKING REQUIRED AT SIGN LOCATIONS. AREA SHOULD COVER ENTIRE LENGTH AND HEIGHT OF FASCIA OR SPACE AVAILABLE FOR SIGN. 3. ELECTRICAL AND FINAL CONNECTION BY CONTRACTOR. ELECTRICAL REQUIREMENTS MAY BE OBTAINED FROM SIGN COMPANY. 4. RACEWAYS / WIREWAYS ARE NOT ALLOWED 5. PERMANENT ACCESS DOORS TO INTERIOR OF ALL PARAPETS WHERE SIGNS ARE LOCATED TO BE PROVIDED BY CONTRACTOR AND COORDINATED WITH ARCHITECT. CONTRACTOR TO FURNISH AND CONNECT PRIMARY ELECTRICAL SERVICE INSIDE PARAPET WALL. 6. GUESTROOMS OR PUBLIC SPACES WITH SIGNAGE ON EXTERIOR WALLS MUST HAVE ELECTRICAL PENETRATIONS, ACCESS DOORS AND/OR REMOTE TRANSFORMERS COORDINATED AND/OR INSTALLED, ROTH ARCHITECT APPROVAL, PRIOR TO CLOSING UP THE WALL. PENETRATION LAYOUT MAY BE OBTAINED FROM SIGN COMPA1, I DIMENSIONS ARE TO THE FACE OF STUD (F.05.), FACE OF CONCRETE (F O.C.), FACE OF POST (F.O.P.) OR CENTERLINE OF PARTY WALLS U.N.O. VERIFY ALL DIMENSIONS, 2. EXTERIOR WALLS TO BE 2.6 STUDS, TYP. INTERIOR WALLS TO BE 2.4 STUDS, TYP. (U.N.O.). ALL CONSTRUCTION TO BE ONE HOUR FIRE RATED TYP 3. FOR FLOOR/CEILING AND ROOF/CEILING TYPES AND ASSEMBLIES, SEE BUILDING SECTIONS IN SECTION A6. 4 FOR PLATE HEIGHTS SEE BUILDING SECTIONS IN SECTION A6 AND CORE SECTIONS IN SECTION A9. ELEVATION NOTES 5ENERAL: 1. PROVIDE BLOCK'G AND POWER FOR EXTERIOR SIGNAGE E.I.F.S. NOTES: I EXTERIOR INSUL. • FINISH SYSTEM (El FS) SYSTEM TO BE INSTALLED PER MANUFACTURERS SPECIFICATIONS AND DETAILS. 2. MANUFATURERS INSTALLATION MANUAL, SPECIFICATIONS, CONSTRUCTION DOCUMENTS AND PROJECT MANUAL TO BE ON SITE THROUGHOUT CONSTRUCTION PROCESS. 4. EIFS WARRANTY, A. MANUF. SHALL PROVIDE A WRITTEN, 10 YR. LIMITED MATERIALS WARRANTY AGAINST DEFECTIVE MATERIALS. B. THE APPLICATOR SHALL WARRANT WORKMANSHIP SEPARATELY AND PROVIDE A 5 YR WARRANTY AGAINST DEFECTIVE INSTALLATION WORKMANSHIP. T.O. PL 478'-BLVL 5' 7 L'� E.I.F.5 PER MANUF. SPECS AND DETAILS. Lcvcl ' 469'-6� /Y EXPANSION JOINTS Level 4_ 50 459'-3" v VINYL WINDOW xl PTAC UNIT CV61.- STONE VEENER vS EXPANSION JOINTS Level 2 r STONE VEENER PER MANUF. SPECS AND DETAILS. Level I. _ j-0 25'_6y -1 YI g J DATE: 05/26/15 DRAWING TITLE /8RIGhTo. "HEET N0. ELEVATION a A201 _ PDF generated by deskPDF Creator Trial - Get it at http://www.docudesk.com • EXPANSION JOINTS WALL WASHER LIGHTS EXPANSION JOINTS • (2.22 LEFT ELEVATION ( SCALE: 4 ) c, / 6 )( WALL SCONCE UGFRS (7.3� PRCNIDE BLOCKING TO SUPPORT 51GNAGE AND ELECTRICAL - EACH INDEPENDENT LETTTER REWIRES A SOURCE OF POWER ALL SCONCE uGHTS • B UILDING 51GNAGE NOTES I . ALL SICNAGE INDICATED FOR ILLUSTRATIVE PURPOSES ONLY. LOCATION, 512E. ETC. TO BE PER FRANCHISE REQUIREMENTS. 2. MINIMUM EXTERIOR GRADE 34' PLYWOOD BLOCKING REQUIRED AT SIGN LOCATIONS. AREA SHOULD COVER ENTIRE LENGTH AND HEIGM OF FASCIA OR SPACE AVAILABLE FOR SIGN. 3. ELECTRICAL AND FINAL CONNECTION BY CONTRACTOR. ELECTRICAL REQUIRENENTS MAY BE OBTAINED FROM SIGN COMPANY. 4. RACEWAYS/ WREWAVS ARE NOT ALLOWED 5. PERMANENT ACCESS DOORS TO INTERIOR OF ALL PARAPETS WHERE SIGNS ARE LOCATED TO BE PROVIDED BY CONTRACTOR AND COORDINATED WITH ARCHITECT. CONTRACTOR TO FURNISH AND CONNECT PRIMARY ELECTRICAL SERVICE INSIDE PARAPET WALL. 6. GUE5TROOTA5 OR PUBLIC SPACES WTH SGNAGE ON EXTERIOR WALLS MUST HAVE ELECTRIC*. PENETRATIONS, ACCESS DOORS AND/OR REMOTE TRANSFORMERS COORDINATED AND/OR INSTALLED, WITH ARCHITECT APPROVAL, PRIOR TO CLOSING UP THE WALL. PENETRATION LAYOUT MAYBE OBTAINED FROM SIGN COMPANY. E.I F.5 PER MM1UF. SPECS AND DETAILS. VINYL WINDOW a/ PTAC UNIT WALL WA`N-IER LIGHTS TYr FLAE5 I DIMENSIONS ARE TO THE FACE OF STUD (F.O.S.), FACE OF CONCRETE (F.O.C.). FACE OF POST (F.O.P.) OR CENTERLINE OF PARTY WALLS U.N.O. VERIFY ALL DIMENSIONS. 2. EXTERIOR WALLS TO BE 226 STUDS, TYP. (U.N.O.). INTERIOR WALLS TO BE 224 STUDS, TYP. (U.N.O.). ALL CONSTRUCTION TO BE ONE HOUR FIRE RATED TYP 3. FOR FLIES, SEE LING AND RECTIONILING 1YPF_5 AND ASSEMBLIES, SEE BUILDING SECTIONS IN SECTION A6. 4. FOR PLATE HEIGHTS SEE SECTIONS IN SECTION A6 AND CORE SECTIONSTIONS IN IN SECTION A9. ELEVATION NOTES QNERN.: I . PROVIDE BLOCKG AND POWER FOR IXTERIOR SIGNAGE E.I.F 5. NOTES: I EXTERIOR INSUL. A FINISH SYSTEM (EIFS) SYSTEM TO BE INSTALLED FER MANUFA.'TURERS SPECIFICATIONS AND DETAILS. 2. MANUFATURERS INSTALLATION MANUAL, SPECIFICATIONS, CONSTRUCTION DOCUMENTS AND PROJECT MANUAL TO BE ON SITE THROUGHOUT CONSTRUCTION PROCESS. 4. EIFS WARRANTY. A. MANUF. SMALL PROVIDE A WRITTEN, 10 YR. LIMITED MATERIALS WARRANTY AGAINST DEFECTIVE MATERIALS. B. THE APPLICATOR SHALL WARRANT WORKMANSHIP SEPARATELY AND PROVIDE A 5 YR WARRANTY AGAINST DEFECTIVE INSTALLATION WORKMANSHIP. Level 6 Roof Plan 4%'-9" Roof MldPn 9a'--9t L 1 48" T.O. PL WL 5 �, 478'-6" Levc1 5 T.O PLL 4 468'-3" 459'-3-3" Level 4_/ T.O PL48'LV.3 n 5-0' 7 Lev 1+4 T.O PL LVL.2 S 44T-9" Level T.O PL LA 437 -7"W' Level.._I r� 425 6 3 DATE: 05/26/15 rc DRAWING TITLE SHEET NO. A202 PDF generated by deskPDF Creator Trial - Get it at http:llwww.docudesk.com GABLE VENT 2x2 MEDALLION METAL AWNING E. I.F.5 PER MANUF. • SPECS AND DETAILS. STONE VEENER WALL WASHER LIGHTS • F. ) REAR ELEVATION ALLSCONCE LIGHTS J • B UILDING SIGNAGE NOTES ALL SIGNAGE INDICATED FOR ILLUSTRATIVE PURPOSES ONLY. LOCATION, 512E, ETC. TO BE PER FRANCHISE REQUIREMENTS. 2. MINIMUM EXTERIOR GRADE 3/4' PLYWOOD BLOCKING REQUIRED AT SIGN LOCATIONS, AREA SHOULD COVER ENTIRE LENGTH AND HEIGHT OF FASCIA OR SPACE AVAILABLE FOR SIGN. 3. ELECTRICAL AND FINAL CONNECTION BY CONTRACTOR. ELECTRICAL REQUIREMENTS MAY BE OBTAINED FROM SIGN COMPANY. 4. RACEWAYS / WIREWAYS ARE NOT ALLOWED 5. PERMANENT ACCESS DOORS TO INTERIOR OF ALL PARAPETS WHERE SIGNS ARE LOCATED TO BE PROVIDED BY CONTRACTOR AND COORDINATED WITH ARCHITECT. CONTRACTOR TO FURNISH AND CONNECT PRIMARY ELECTRICAL SERVICE INSIDE PARAPET WALL. 6. GUESTROOMS OR PUBLIC SPACES WITH SIGNAGE ON EXTERIOR WALLS MUST HAVE ELECTRICAL PENETRATIONS, ACCESS DOORS AND/OR REMOTE TRANSFORMERS COORDINATED AND/OR INSTALLED. WITH ARCHITECT APPROVAL, PRIORTO CLOSING UP THE WALL. PENETRATION LAYOUT MAY BE OBTAINED FROM SIGN COMPANY. SCALE: I/8" = ILO' TYP PLA K'ROTES I DIMENSIONS ARE TO THE FACE OF STUD (F.O.S.), FACE OF CONCRETE (F.O.C.), FACE OF POST (F.O.P.) OR CENTERLINE OF PARTY WALLS U.N.O. VERIFY ALL DIMENSIONS. 2. EXTERIOR WALLS TO BE 2x6 STUDS, TYP. (U.N.O.). INTERIOR WALLS TO BE 2x4 STUDS. TYP. (U.N.O.). ALL CONSTRUCTION TO BE ONE HOUR FIRE RATED TYP (U. N.O.). 3. FOR FLOOR/CEILING AND ROOF/CEILING TYPES AND ASSEMBLIES. SEE BUILDING SECTIONS IN SECTION A6. 4. FOR RATE HEIGHTS SEE BUILDING SECTIONS IN SECTION 4,6 AND CORE SECTIONS IN SECTION A9. ELEVATION NOTES 2 NERAL. I . PROVIDE BLOCK'G AND POWER FOR EXTERIOR SIGNAGE E.I! 5. NOTE5: I EXTERIOR INSUL. t FINISH SYSTEM (EIFS) SYSTEM TO BE INSTALLED PER MANUFACTURERS SPECIFICATIONS AND PETALS, 2, MANUFATURERS INSTALLATION MANUAL. SPECIFICATIONS, CONSTRUCTION DOCUMENTS AND PROJECT MANUAL TO BE ON SITE THROUGHOUT CONSTRUCTION PROCESS. 4. EIFS WARRANTY, A. MANUF. SHALL PROVIDE A WRITTEN, 10 YR. LIMITED MATERIALS WARRANTY AGAINST DEFECTIVE MATERIALS. B. THE APPLICATOR SHALL WARRANT WORKMANSHIP SEPARATELY AND PROVIDE A 5 YR WARRANTY AGAINST DEFECTIVE INSTALLATION WORKMANSHIP. ROO5F PI-306'-3" 0.1 Levu 6 Roof Plan 496'-9" Roof MId- Otnt 49909" T.O. PL V3. S `' 478-6 E.I. F.5 PER MANUF. SPECS AND DETAILS LcvT) 55 4S9'-6" T.O PL '-3" A. 46&'-3 1 EXPANSION JOINTS 4491.3„ v T.HT PL WALL WASHER LIGHTS 458'- 3 VINYL WINDOW VERTICAL REVEAL Levc1 3 _ t T.OPLL 2 447'-9" ANSON JOINTS T.O PL LVL 437'-7" STONE VEENER PER MANUF. SPECS AND DETAILS. 420'-6' TJ ci) 4), N I— • 9 2 O • ' Q a pa DRAWING TITLE SHEET NO. A203 PDF generated by deskPDF Creator Trial - Get it at http://www.docudesk.com CC ISOFOOTCANDLE PLOT OF ONE 100W PSMH HALF SCALE Tukwila Parkway ISOFOOTCANDLE PLOT OF TWO 400W PSMH HALF SCALE 92 UNIT HOTEL FIVE STORY 13,888 SQ. FT. BB AA AAM-•• VFT SERIES "RUUD" TWO LIGHT 25' POLE AA- • VFT SERIES "RUUD" ONE LIGHT 25' POLE BB- • VFT SERIES "RUUD" ONE LIGHT WALL MOUNT NORTH SITE PLAN 1" = 20,_0„ File:.IKBR8-LED (1).pdf Slinacitglor invalid reference File IKBR8-LED (1).pdf t9PtifOhor invalid reference CV z Q z Q L- �J J ofy a_ Y O X D S W I- DRAWING TT -LE SITE PLAN SHEET NO. E1.01 OF ( ) CONSTRUCTION NOTES (EXISTING 60" CONCRETE WATER 1 BENCHMARK TOP OF CONC MON. IN CASE ELEV. = 25.93' DATUM - NAVD 88 15' NEI HBORHOOD CORRIDOR I n IW Q. 'o a C Q EXI MH 0I II TING SANITARY SEWER :MANHOLE Tukwila Parkway EXISTING "10_" _ DIR-WATER PROPOSED MOTEL BUILDING FFE=28.0 } 0 20 40 SCALE IN FEET D N m P1 z WATER MAIN +.un- 1 EXISTING I,; STREET EXISTING STOR3 ! 3 30.1 30 2 REV DATE DESCRIPTION OWN BY DES BY CNN BY APP BY DATE Of ISSUE MAY 2015 DYM BY T CHN BY DES BY APP BY O INSTALL CATCH BASIN RIM=26.7, IE-24.25 0 INSTALL CATCH BASIN RIM=28.4, IE=23.80 PER STANDARD PER STANDARD 0 INSTALL CATCH BASIN PER STANDARD RIM=26.7, IE=23.26 0 INSTALL CATCH BASIN PER STANDARD RIM=26.7, IE=22.97 DRAWING DS-01 DRAWING DS-01 DRAWING DS-01 DRAWING DS-01 0 INSTALL 90 LF OF 10" 3034 PVC STORM DRAIN AT SLOPE=0.50% 06 INSTALL STORM TREATMENT MANHOLE ASSEMBLY, SEE DETAIL 1 RIM=27.7, IE IN=22.87, IE OUT=20.57 O INSTALL STORM MANHOLE OVER EXISTING STORM PIPE PER STANDARD DRAWING DS-10A RIM=28.0, IE=20.0 ® INSTALL FDC ASSEMBLY O INSTALL FIRE HYDRANT ASSEMBLY PER STANDARD DRAWING WS-13 10 HOT TAP EXISTING 10" DIP WATER MAIN WITH 6" FIRE AND 4" DOMESTIC SERVICE it INSTALL 4" WATER METER ASSEMBLY PER STANDARD DRAWING WS-04 12 INSTALL 4" REDUCED PRESSURE CHECK VALVE ASSEMBLY IN HOT BOX PER STANDARD DRAWING WS-21A 13 CONSTRUCT NEW 8" SANITARY SEWER MAIN EXTENSION (SEE DETAIL SHEET 4 FOR DETAILS) 14 INSTALL NEW 8" SANITARY SEWER LATERAL AND CLEANOUT ASSEMBLY PER STANDARD DRAWING SS-03 15 INSTALL CATCH BASIN PER STANDARD DRAWING DS-01 RIM=29.6, IE=26.9 16 INSTALL SOLID GRATE ON EXISTING CATCH BASIN 17 REMOVE EXISTING CURB AND GUTTER 18 EXISTING CATCH BASIN AND OUTLET TO REMAIN 19 INSTALL SOLID LID ON EXISTING CATCH BASIN 20 INSTALL 107 LF OF 10" 3034 PVC STORM AT SLOPE=0.50% 21 INSTALL 61 LF OF 10" 3034 PVC STORM AT SLOPE=0.50% 22 INSTALL 20 LF OF 10" 3034 PVC STORM AT SLOPE=0.50% ® CONNECT 6" ROOF DRAIN TO 10" AT IE=20.45 24 CONNECT 6" ROOF DRAIN TO MANHOLE AT IE=21.25 25 INSTALL 90 LF OF 10" 3034 PVC STORM AT SLOPE=0.50% 26 INSTALL ROOF DRAIN DOWNSPOUT, TYPICAL 3 CONSTRUCT 25' COMMERCIAL DRIVEWAY PER STANDARD DRAWING RS-09 CONSTRUCT SO THERE WILL BE NO ELEVATION CHANGE AS SIDEWALK CROSSES DRIVEWAY 28 INSTALL CATCH BASIN WITH SOLID LID PER STANDARD DRAWING DS-01 RIM=29.6, IE=26.9 29 INSTALL 23 LF OF 10" 3034 PVC STORM AT SLOPE=0.50% 30 INSTALL TRASH ENCLOSURE FLOOR DRAIN AND CONNECT TO SANITARY SEWER EXISTING CURB EXISTING PAVEMENT PEDESTRIAN AND VEHICULAR -SCALE DECORATIVE STREET LIGHTING STREET TREE CONCRETE SIDEWALK BACK OF WALK 15' SIDEWALK STREET TREES IN A CONTNUOUS LANDSCAPED STRIP A MINIMUM OF 5 FEET WIDE LOCATED AT BACK OF CURB FACE NEIGHBORHOOD CORRIDOR SECTION TRT ENGINEERING LLC 2636 S.E. MARKET STREET PORTLAND, OREGON 97214 PHONE (503) 235-7592 FAX (503) 235-7593 TUKWILA SITE 7/19/15 HOLIDAY INN EXPRESS & SUITES 91 ANDOVER PARK EAST TUKWILA, WA 98188 GRADING AND UTILITY PLAN DRAWING NO. 2/6 PROJECT N0. ROOFING - MAIN ROOF COMPOSITION SHINGLES - BLACK UPPER WALLS E.I.F.S. 't ;145 ;2. • • . -10 • Va STONE VENEER CORONADO STONE cortoltut AEGEAN CORAL - SANTORINI BLEND 6evetc004111 0 ROOFING-ACCENT FASCIAS/ACCENTS STANDING SEAM METAL ROOFING - COPPER'COLORED r t;› MID WALLS E.I.F.S. • •- TRIM/WINDOWS • '. •rt'.6; $:;t- ; ts-7-• , ' 44;•:.`"Z4zIl ' • • • 4.41 CONCRETE WALL ART PINEAPPLE GROVE - ROMAN LEAF 0 TULWILA Express Suites COLOR BOARD Dale 5weeney Architect 0 RECEIVED MAY-182015 - Gommunity , Lis 0027. 0 RECEIVED MAY 182015 Community R R ` ,• L /5" -o0(2_7 0 0 0 RECEIVED 0 'NAY 182015 Community Develo•m G /5-o0 2 2 r1 B UILDIN6 51GNAGE NOTES ® PDF created with pdfFactory Pro trial version www.Qdffactorv.com YT???(PEPT 1 1 1 1 GABLE VENT 2. MEDALLION METAL 44145NG Si. F,5 PER MANUF. — 5PEC5 AND DETAILS. STONE VEENER-- — ri 1 1 -- _ 1 I •—; 1.1 I I .I I —I _' f—I I-1 . r 1.1,-- '--i -- REAR ELEVATION SCALE: I/8' = I'-O' I ALL 51GNA6E INDICATED FOR ILLUSTRATIVE PURPOSES ONLY. LOCATION. 512E, ETC. TO BE PER FRANCHISE REQUIREMENTS. 2. MINIMUM EXTERIOR GRADE 3/4. PLYWOOD BLOCKING REQUIRED AT SIGN LOCATIONS. AREA SHOULD COVER ENTIRE LENGTH AND HEIGHT OF FASCIA OR SPACE AVAILABLE FOR 516N. 3. ELECTRICAL AND FINAL CONNECTION BY CONTRACTOR ELECTRICAL REQUIREMENTS MAY BE OBTAINED FROM SIGN COMPANY. 4. RACEWAYS / WIREWAIS ARE NOT ALLOWED 5. PERMANENT ACCESS DOORS TO INTERIOR OF ALL PARAPETS WHERE SIGNS ARE LOCATED TO BE PROVIDED BY CONTRACTOR AND COORDINATED WITH ARCH'TECT. CONTRACTOR TO FURNISH AND CONNECT PRIMARY ELECTRICAL SERVICE INSIDE PARAPET WALL. G GUESTROOMS OR PUBLIC SPACES WITH SIGNA6E ON EXTERIOR WALLS MUST HAVE ELECTRICAL PENETRATIONS, ACCESS DOORS AND/OR REMOTE TRANSFORMERS COORDINATED AND/OR INSTALLED, WITH ARCHITECT APPROVAL, PRIOR TO CLOSING UP THE WALL. PENETRATION LAYOUT MAY BE OBTAINED FROM SIGN COMPANY I , DIMENSIONS ARE TO THE FACE OF STUD (F.0.5 ). FACE OF CONCRETE (F.O.C.), FACE OF POST (F.0 P.) OR CENTERLINE OF PARTY WALLS U N.O. VERIFY ALL DIMENSIONS. 2. EXTERIOR WALLS TO BE 246 STUDS, TP (U.N 0 ). INTERIOR WALLS TO BE 2.4 STUDS, T'P. N.N.O.1. ALL CONSTRUCTION TO BE ONE HOUR FIRE RATED TYP (U.N.O.). 3. FOR FLOOR/CEILING AND ROOF/CEILING TYPES AND ASSEMBLIES, SEE BUILDING SECTIONS IN SECTION A6 4. FOR PLATE HEIGHTS SEE BUILDING SECTIONS IN SECTION A6 AND CORE SECTIONS IN SECTION A5. ELEVATION NOTES GENERAL: I . PROVIDE BLOCR•G AND POWER FOR EXTERIOR 51GNAGE 6.LF.5. NOTES: I . EXTERIOR INSUL. t FINISH SYSTEM (EI1.5) SYSTEM TO BE INSTALLED PER MANUFACTURERS SPECIFICATIONS AND DETAILS. 2. MANUFATURERS INSTALLATION MANUAL, SPECIFICATIONS, CONSTRUCTION DOCUMENTS AND PROJECT MANUAL TO BE ON SITE THROUGHOUT CONSTRUCTION PROCESS. 4. EIF5 WARRANTY' A. MANUF. 5HALL PROVIDE A WRITTEN, I YR HATED MATERIALS WARRANTY AGAINST DEFECTIVE MATERIAL$. B. THE APPLICATOR SHALL WARRANT WORKMANSH P SEPARATELY AND PROVIDE A 5 YR WARRANTY AGAINST DEFECTIVE INSTALLATION WORKMANSHIP. ROOF0PL6AN 5'-3" Level 6 Roof Plan /1 4969" — Roof MId-point 489'-9" T. O. PLLVL5.�1 478'-6" V E.LP5 PER MANUF. SPECS AND DETAILS Lcve1. 3b9'-6' 7.0 PL LV{�4 468-3' EXPANSION JOINTS Lcvel 4 7.0 PL L' t 458' O" VINYL WINDOW VERTICAL REVEAL Lcvel, 9'_• III T.O PLL 2 44T-9' EXPANSION JOINTS Level2 7.0 PLL I 437-7" STONE VEENER PER MANUF SPECS AND DETAIL. T BotPool LlS-0o27 ARCHITECT 11 to CO N 0 (5a) < co di Tr 3 • ) n N 2 ELI > o a Z cN Up Z� }N Nne Ja 3 0 X 3L 1 W DRAWING TITLE (SHEET N0. A203 J B UILDING SIGNAGE NOTES TYP f OTE5 EXPANSION JOINTS EXPANSION JOINTS 0- 2il 2.2 19 EP - -. _ 9,1I-- =il _III- - (1) LEFT FLEVATION SCALE: " rT(3 PROVIDE BLOCKING TO SUPPORT SIGNAGE AND ELECTRICAL EACH INDEPENDENT LETTTER REQUIRES A SOURCE OF POWER I '--- I-_II_I- =1 `=1 I. ALL SIGNAGE INDICATED FOR ILLUSTRATIVE PURPOSES ONLY. LOCATION. SIZE, ETC. TO BE PER FRANCHISE REQUIREMENTS. 2. MINIMUM EXTEROR GRADE 3/4' PLYWOOD BLOCKING REMIXED AT SIGN LOCATIONS AREA SHOULD COVER ENTIRE LENGTH AND HEIGHT OP FASCIA OR SPACE AVAILABLE POR SIGN. 3. ELECTRICAL AND FINAL CONNECTION BY CONTRACTOR ELECTRICAL REQUIREMENTS MAY BE OBTA NED PROM SIGN COMPANY 4. RACEWAYS / WIREWAYS ARE NOT ALLOWED 5 PERMANENT ACCESS DOORS TO INTERIOR OF ALL PARAPETS WHERE SIGNS ARE LOCATED TO BE PROVIDED BY CONTRACTOR AND COORDINATED WITH ARCH TEGT CONTRACTOR TO FURNISH AND CONNECT PRIMARY ELECTRICAL SERVICE INSIDE PARAPET WALL. 6. GUESTROOMS OR PUBLIC SPACES WHH SIGNAGE ON EXTERIOR WALLS MUST HAVE ELECTRCAL PENETRATIONS ACCESS DOORS AND/OR REMOTE TRANSFORMERS COORDINATED AND/OR INSTALLED, MTh ARCHITECT APPROVAL. PRIOR TO CLOSING UP THE WALL. PENETRATION LAYOUT MAY BE OBTAINED FROM SIGN COMPANY. E.'..F.5 PER MANUF, SPECS AND DETAILS. VINYL WIN W w/ PTAC LIMIT 0 STONE VEENER PER MANUF. SPECS AND DETAILS. - I . DIMENSIONS ARE TO THE FACE OF STUD (F.0 5.), FACE OF CONCRETE (F.O.C.), FACE OF POST IF.0 P.) OR CENTERLINE OF PARTY WALLS U.N.O. VERIFY ALL DIMENSIONS. 2. EXTERIOR WALLS TO BE 2.6 STUDS, RP. ;U. N0J. INTERIOR WALLS TO BE 2.4 STUDS. TYP. P.N.O, ALL CONSTRUCTION TO BE ONE HOUR FIRE RATED TYP ;U.N.O.) 3. FOR FLOOR/CEILING AND ROOF/CEILING TYP[5 AND ASSEMBLIES, SEE BUILDING SECTION5 /5 SECTION AG. 4. FOR PLATE HEIGHTS SEE BUILDING SECTIONS IN SECTION A6 AND CORE SECTIONS IN SECTION AS. ELEVATION NOTES GENERAL: I PROVIDE BLOCKG AND POWER POR EXTERIOR SIGNAGE [.I.F,5. NOTE5( . EXTERIOR INS*L. l FIN1511 SYSTEM (EES) SYSTEM TO BE INSTALLED PER MANUFACTURERS SPECIFICATION5 AND DETAILS. 2. MANUFATURERS INSTALLATION MANUAL, SPECIFICATIONS, CONSTRUCTION DOCUMENTS AND PROJECT MANUAL TO BE ON SITE THROUGHOUT CONSTRUCTION PROCESS 4. [IFS WARRANTY. A. MANUf. SHALL PROVIDE A WRITTEN. 10 YR LMIT[D MATERIALS wARRANrY AGAINST DEFECTIVE MATERIALS. B. TH[ APPLCATOR SHALL WARRANT WORKMANSHIP SEPARATELY AND PROVIDE A 5 YR wARRANrY AGAINST DEFECTIVE INSTALLATION WORKMANSH Level 6 Ro4of6' Plan 9-9° Roof Mld-point 489'-9° T.O. 478'-6" V _ , _ _ Leve15 /1 _ — 7.0 PLL 4 468'-3" Level__ 4 T.O PL LVi, 3 458'-0' Leve13 S � 9'-O' 1 T.OPLL 2 447'-9' _ _ LGVGI 2 7.0 PLL I lit 437'-7" —425'-6 'dr -i a. SHEET NO. A202 0 PDF created with pdfFactory Pro trial version www.Ddffactorv.com 0 B UILDING SIGNAGE NOTES TYP PLAN NOTES PDF created with pdfFactory Pro trial version www.pdffactorv.com 12 t -r O RIGHT ELEVATION SCALE: i /8" = V-O" 4xB TREWS - I . ALL SIGNAGE INDICATED FOR ILLUSTRATIVE PURPOSES ONLY. LOCATION, SIZE, ETC. TO BE PER FRANCHISE REQUIREMENTS. 2. MINIMUM EXTERIOR GRADE 3M4' PLYWOOD BLOCKING REQUIRED AT SIGN LOCATIONS, AREA SHOULD COVER ENTIRE LENGTH AND HEIGHT OF FASCIA OR SPACE AVAILABLE FOR SIGN. 3. ELECTRICAL AND FINAL CONNECTION BY CONTRACTOR. ELECTRICAL REQUIREMENTS MAY BE OBTAINED FROM SIGN COMPANY. 4. RACEWAYS / WIREWAYS ARE NOT ALLOWED 5. PERMANENT ACCESS DOORS TO INTERIOR OF ALL PARAPETS WHERE SIGNS ARE LOCATED TO BE PROVIDED BY CONTRACTOR AND COORDINATED WITH ARCHITECT. CONTRACTOR TO FURNISH AND CONNECT PRIMARY ELECTRICAL SERVCE INSIDE PARAPET WALL. 6. GUESTROOMS OR PUBLIC SPACES WITH SIGNAGE ON EXTERIOR WALLS MUST HAVE ELECTRICAL PENETRATIONS. ACCESS DOORS AND/OR REMOTE TRANSFORMERS COORDINATED AND/OR INSTALLED, WITH ARCHITECT APPROVAL, PRIOR TO CLOSING UP THE WALL. PENETRATION LAYOUT MAY Be OBTAINED FROM SIGN COMPANY. . DIMENSIONS ARE TO THE FACE Of STUD IF 0.51, FACE OF CONCRETE IF.O.CI, FACE OF POST (P.O.P.) OR CENTERLINE OF PARTY WALLS U.N.O. VERIFY ALL DIMENSIONS. 2. EXTERIOR WALLS TO BE 2:4 STUDS, TYP. (U.N.0.). INTERIOR WALLS TO BE 2.4 STUDS. TYP. (U.N.O.1. ALL CONSTRUCTION TO BE ONE HOUR FIRE RATED TYP (U.N.O.). 3. FOR FLOOR/CEIUNG AND ROOF/CEILING PPES AND ASSEMBLIES, SEE BUILDING SECTIONS IN SECTION A6. 4. FOR PLATE HEIGHTS SEE BUILDING SECTIONS IN SECTION A6 AND CORE SECTIONS 1N SECTION A9. ELEVATION NOTES SLPCB9L . PROVIDE BLOCKG AND POWER FOR EXTERIOR SIGNAGE C.I P.5 NOTES: I. EXTERIOR INSUL. s FINISH SYSTEM (EIF51 SYSTEM TO BE INSTALLED PFR MANUFACTURERS SPECIFICATIONS AND DETAILS. 2. MANUFATURERS INSTALLATION MANUAL. SPECIFICATIONS, CONSTRUCTION DOCUMENTS AND PROJECT MANUAL TO BE ON SITE THROUGHOUT CONSTRUCTION PROCESS. 4. SIPS WARRANTY: A. MANUF. SHALL PROVIDE A WRITTEN, I YR. LIMITED MATERIALS WARRANTY AGAINST DEFECTIVE MATERIALS B. THE APPLICATORS -ALL WARRANT WORKMANSHIP SEPARATELY AND PROVIDE A 5 YR WARRANTY AGU NSF DEFECTIVE INSTALLATION WORKMANSHIP. T.O. PL LVL5 478'-5, 1 — E.I.F,5 PER MANUF. SPECS AND DETAILS. Level 5 455'-G EXPANSION JOINTS 459'Levc3' l4 S -\7 VINYL WINDOW w/ PTAC UNIT STONE VEEHER, cvel p `1 EXPANSION JOINTS Level 2 438'-9' STONE VEENER PER MANUF. SPECS AND DETAILS. Level I _� -425.8 DRAWING TITLE ` (HEET NO.) J / EXPANSION JOINTS 2x2 MEDALLION 2' TRIM EXPANSION JOINTS VERTICAL REVEALS - EXPANSION JOINTS COPPER COLOR CAP EXPANSION JOINT EXTERIOR LIGHT STONE VEENER PER MANU SPECS AND DETAILS GABLE END VENT 2x2 MEDALLION IN`I , [2. - I .3' A , II rum trliiunidl 11I lI' Illiniiiinf111111 I lit METAL ROOF GUARDRA,L PINEAPPLEGROVE - ROMAN LEAP• -365M-066 I' --- -I O FRONT ELEVATION B UILDING 51GNAGE NOTES . ALL SIGNAGE INDICATED FOR ILLUSTRATIVE PURPOSES ONLY. LOCATION, SIZE, ETC. TO BE PEF FRANCHISE REQUIREMENTS 2 MINIMUM EXTERIOR GRADE 3/4' PLYWOOD BLOCKING REQUIRED AT SIGN LOCATIONS. AREA SHOULD COVER ENTIRE LENGTH AND HEIGHT or FASCIA OR SPACE AVAILABLE FOR 51GN. 3, ELECTRICAL AND FINAL CONNECTION BY CONTRACTOR CLECTRJCAL REQUIREMENTS MAY BE OBTAINED FROM SIGN COMPANY. 4. RACEWAYS/ WIREWAYS ARE NOT ALLOWED 5 PERMANENT ACCESS DOORS TO INTERIOR OF ALL PARAPETS WHERE SIGNS ARE LOCATED TO BE PROVIDED BY CONTRACTOR AND COORDINATED WITH ARCHITECT. CONTRACTOR TO FURN:S1 AND CONNECT PRIMARY ELECTRICAL SERVICE !NS'DE PARAPET wAl,L. 6 GUESTROOMS OR PUBLIC SPACES WITH SIGHAGE ON EXTERIOR WALLS MUST HAVE ELECTRICAL PENETRATIONS, ACCESS DOORS AND/OR REMOTE TRANSFORMERS COORD:NATED AND/OR INSTALLED, wan ARCHITECT APPROVAL, PRIOR TO CLOS NG UP THE WALL. PENETRATION LAYOUT MAY BE OBTAINED FROM 5,GN COMPANY. ..2x2 MEDALLION 4,6 TRELLIS- TYr r )TES I . DIMENSIONS ARE TO THE PACE Of STUD IF.O.SJ, FACE OF CONCRETE (F.O.C.), FACE OP POST (F0P.) OR CENTERLINE OF PARTY WALLS U.N.O. VERIFY ALL DIMENSIONS. 2. EXTERIOR WALLS TO Be 2x6 STUDS. TYE ILA N.0J INTERIOR WALLS TO BE 2x4 STUDS. TVP (u.N.0) ALL CONSTRUCTION TO BE ONE HOUR FIRE RATED HE? (U N.0.). 3. FOR FLOORCEIUNG AND ROOfKEIUNG 'TYPES AND ASSEMBLIES. SEE LDING SECTIONS iN SECTION A6. 4 FOR PLATE HEI2nTS SEE BLx,LDING SECTIONS N SECTION A6 AND CORE SECTIONS IN SECT ON A9 ELEVATVON NOTES GENERAL: I. PROVIDE BLOCK. AND POWER FOR EXTER:OK 51GNAGE E I F,5. NOTES: I . ElRER10R INSUI N FINISH SYSTEM (EIFS) SYSTEM TO BE INSTALLED PER MANUFACTURERS SPECIPICAT ONS AND DETAILS 2. MANUFATURERS !NSTAUATION MANUAL, SPECIFICATIONS, CONSTRUCTION DOCUMENTS ANU PROJECT MANUAL TO BE ON SITE THROUGHOUT CONSTRUCTION PROCESS 4. E'P5 WARRANTY: A. MANUF. SHALL PROVIDE A WRITTEN, 10 YR L N:TED MATERIALS WARRANTY AGAINST DEFECTIVE MATERIALS. B. THE APPOCATOR SHALL WARRANT WORKMANSHIP SEPARATELY AND PROVIDE A 5 YR WARRANTY AGAINST DEFECTIVE INSTALLATION WORKMANSHIP. T.O. PL LVL5_-� 478'-6" E.I.P.S PER MANUP. b SPECS AND DETAILS. Leve15 n 1 7.0 PLL 4 468'-3" VINYL WINDOW w/ PTAC UNIT Level 4 T.O PLL 3 458'-0" Level' n .7.0 PL Lvt2 447,9" Level T.O PL LVa I 437-7" ffr- Level I 425'-6" 54 5 DRAWING TITLE V/ LZ r 0 z p 0< Q U. W J W J SHEET NO. A200 PDF created with pdfFactory Pro trial version www,adffactory.com PDF created with pdfFactory Pro trial version www.pdffactorv.com 2- I/2•— GALVANIZED STEEL PIPE CONC. 51DEWAL6 PER CIVIL DWGS _- I 11_ i 111=1 I ! 11 PARK SIGN DETAIL SCALE: 3/4" = 1'-0" PARKING SIGNS A5 PER ADAAG 4.6 SEE 4/A011 ASPHALT PAVING TO TOP OF WALK WHEEL STOP MAXIUM SLOPE OF PAVEMENT 1.48 2' PAINTED STRIPES - TYPICAL INTERNATIONAL SYMBOL FOR ACCESSABLITY - TYPICAL SEE 1/A01 I BLUE BACKGROUND WITH RE BORDER, a SYMBOL 5/8' HIGH 'WHITE LETTERING ON BLUE BACKGROUND, Pre VAN ACCE55'BLt SIGNAGE 2-1/2.— GALVANIZED STEEL PIPE CONC. SIDEWALK PER CIVIL DWGS. • . l_ OhANDICAP / VAN ACCESSIBLE SIGN DETAIL 4 SCALE: 3/4" = 1'-0° 8'-0• MIN NOTE . EXTERIOR CURB AND SIDEWALK D RAMPS ANENTRANCES TO COMPLY O AN D I CAP STALLS WITHAND 4.6.4.ZAND SCALE: I/4" = I'-0" SHORING WALL PER CIVIL DRAWINGS CONCRETE SLAB WITH REINFORCING 6' MINIMUM TURN SLAB EDGE DOWN PAINT OP WALLS PAIN/ OP WALLS 6' DIAMETER STEEL PIPE — BOLIARDS PILLED W/ CONCRETE. M. OTRASh ENCLOSURE SECTION SCALE: I/4' = 1'-0" HOSE BIB PAINT SOLID (2 COATS) WHITE ON BLUE BACKGROUND OTES: 1. (REFER TO SITE PLAN . GRID TO BE USED POR LAYOUT URP05E5 ONLY hANDICAP SYMBOL SCALE: 3/4' = I'-O' CLERAREA N.7— R i \\ AREA OP TRASH RECPT. (O.F.O11 OTRASh ENCLOSURE PLAN 2 SCALE: 1 /4'. = 1'-0" DIAGONAL BRAC'N6 -- LOCKABLC HASP NOTES: VERIFY DRAINAGE REOU!REMENTS WITH HEALTH INSPECTOR 2. PROVIDE CEIUNG MOUNTED LIGHT AND DUPLEX OUTLET IN STORAGE EXTERIOR FINISH TO MATCH BUILDING PAINT INTERIOR SIDE OF WALL REINFORCED MASONRY PIERS 6• DIAMETER STEEL PIPE BOLLARDS PILLED W/ CONCRETE, TYP. SHORING WALL PER CIVIL DRAWINGS STEEL GATE POST EACH SIDE HATCHED AREA INDICATES CONCRETE SLAB WITH REINFORCING t 6' MINIMUM TURN SLAB EDGE DOWN POST - PAINTED. -- WESTERN RED CEDARQLEOUAL DROP ROD. " DIAMETER X 2'-0. LONG WITH SO DEGREE BEND AT EA. GATE. OTRASH ENCLOSURE ELEVATION 3 SCALE: I/4" = 1'-0' L iS--od2T 56 ARCH ITECT DRAWING TITLE 0 SHEET N0. � A011 VINICITY MAP lU ANDOVER P •.HC PARKING 51 •P RANG"-. .5 GAS --.T. EEL5T0P �A ' 5 COMPACT STALLS AT 8'-0 WIDE 4 COMPACT STALLS AT B'-D NOi.2 HANDICAP STALLS 7 COMPACT STALLS AT 8-0 WIDE ASPHALT ROADWAY 8 COMPACT STALLS AT 8'-0 WIDE ONSITE PARKING SCHEDULE 47 STANDARD PARKING STALLS 4 HANDICAP PARKING STALLS OFFSITE PARKING SCHEDULE 43 STANDARD PARKING STALLS 2 HANDICAP PARKING STALLS 5 I TOTAL ONSITE PARKING STALLS 45 TOTAL OFF5ITE PARKING STALLS I .•CCONCRErE '. TOPPING ATE TRASH -. CNCLOSURE PARK SIGNS SEE DETAIL 7/AOI 1 AT WIO[ c I TE PARKING STALLS �� 3 STA✓N—DARD STAL15 �* � STPNOARU OFPSI O I o p,ESERVED POR PPRK ASPHALT ROADWAY I BIKE RACK (MIN 2 BIKES) PORTE COCHERE • 'PASSENGER LOADING ZONE -- PEDESTRIAN ACCESS r�a 2 COMPACT 5TA LS AT 8-0' w:DC 7 COMPACT STALLS AT 8-0 WO • = V.N05CAPE'. . .•. b O SITE PLAN SCALE: I' = 20'-0' -UNSTRIPED—J OFFSITE PARKING AREA I I I / ILI —I I I— ^J � li Z Q 1_ / i 0 6 ct 1 LNt OF ORDINARY HIGH wA'tR SHORELINE 2ONE BUFFER 200-0' LINE OF ORDINARY - 00, WATER �.i Z Z i. J I Y I Q0 0W a a. x I LLJ isT cm TA' J • J 1 1 YL I F SHEET N0. A010 0 PDF created with pdfFactory Pro trial version www.pdffactorv.com Family of Signs Building Signs Secondary Signs Building Letters Note: Wall colors shown below are examples intended to show options available for light and dark ors must be approved by IHG Design & Plan Review. .Nighttime A Holiday/nil Ex' re Nlahttlme 1 Sign Model • XL-SM-6 .XL SM 7 XLSM.8 XL-SM-9 Xt-SM•10 A ' '6'71" [1854] 7'-1" [2159] 8'-1" [24641 `. '9'1" [27691: 10'.1°I30731:. B 13'-101/2' [4229] 16'-2° 14928] 18'-5" (5613] 20.-81R°'[6312] 23'-0" [7010] ( 14.-1112" [4305] 16'-5",[5004] 18'-9" (57151 21`y]".[64261. 23'-412° [7125] D 2'-4° [711] 2'-81/2' [826] 3'-1' [940] 3'-5 3/4" [1060] 3'-101F [1181] sq ft [m'] t >141(1 .10] 192 [17841' :' , 250 [23.23] 2'315(29 281:. 388.(3604] *Face color. is designated by appending a"W°for wh to faces ora"D" for dark faces tArea'is determined by bounding box around graphics Stacked Layout with Monogram Holiday Inn Express® - Exterior Signace Brand Standards Manual V2 October, 1 2014 Page 26 0 rwrsis 2-4r pcil C-1' [PM] 8 UN] "-;•'.;:7iXiVir48 , Ii,4i 3* Ar ,„4!,40 :ik:: :WI-32 .3!•2111 lir f11371 v-21. [2461 32 RN] Holiday Inn Express® - Exterior Signage Brand Standards Manual V2 October, 1 2014 Singl e Faced Wall Signs Page 27 Family of Signs Ground Signs Primary Signs Pylon Signs 8'-« R [2438 Overall Height Overall Height 20 sq ft. 1151n9 Sign Model XPS-20 Pylon & Monument Signs Holiday Inn Express® - Exterior Signage Brand Standards Manual V2 October, 1 2014 L./S--o 2 ? Page 37 SHORELINE SUBSTANTIAL DEV Parent Project: PL15-0022 APPROVED This File: L15-0028 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director September 20, 2017 NOTICE OF DECISION TO: Stacey Smith, Applicant Washington State Department of Ecology- NW Regional Office King County Department of Assessments Muckleshoot Indian Tribe This letter serves as a Notice of Decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. Project File Number: Applicant: I. PROJECT INFORMATION L15-0028 Holiday Inn Express Stacey Smith, MGC Technical Type of Permit Applied for: Revision to Shoreline Development Permit Project Description: Location: Associated Files: COMPREHENSIVE PLAN DESIGNATION: ZONE DESIGNATION: Installation of underground fiberoptic facilities in the Christensen Road right-of-way from Baker Boulevard to the Holiday Inn Express site, on property within the Urban Conservancy designation of the shoreline environment. 90 Andover Park East None TUC-TOD TUC-TOD 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 II. DECISION Decision on Substantive Permit: The City Community Development Director has determined that the application for revision of the Shoreline Substantial Development Peiinit does comply 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 any conditions which are set forth in the staff report. The decision on this penuit application is a Type 2 decision pursuant to Tukwila Municipal Code 18.104.010. Other land use applications related to this project may still be pending. This permit is granted pursuant to the Shoreline Management Act of 1971 and nothing in this permit shall excuse the applicant from compliance with any other Federal, State or local statutes, ordinances, or regulations applicable to the project, but not inconsistent with the Shoreline Management Act (Chapter 90.58 RCW). This permit may be rescinded pursuant to RCW 90.58.140(8) in the event the permittee fails to comply with the project as approved and any conditions thereof. CONSTRUCTION PURSUANT TO THIS PERMIT MAY NOT BEGIN AND IS NOT AUTHORIZED UNTIL TWENTY-ONE (21) DAYS FROM THE DATE OF REECIPT WITH THE DEPARTMENT OF ECOLOGY AS DEFINED IN RCW 90.58.140(6) AND WAC 173-14- 090, OR UNTIL ALL REVIEW PROCEEDINGS INITIATED WITHIN TWENTY-ONE (21) DAYS FROM THE DATEOF SUCH FILING HAVE TERMINATED, EXCEPT AS PROVIDED IN RCW 90.58.140 (5)(a)(b)(c). Construction must begin within 2 years from the effective date of the permit and be substantially completed within 5 years of the effective date of the permit. The effective date of a substantial development permit shall be the date of receipt as provided in RCW 90.58.140(6). III. YOUR APPEAL RIGHTS One administrative appeal to the Shorelines Hearings Board of the Decision is permitted. Any person appealing to the Shorelines Hearings Board may raise certain SEPA issues as part of the appeal to the Shorelines Hearings Board. Appellants should consult the rules and procedures of the Shorelines Hearings Board for details. IV. PROCEDURES AND TIME FOR APPEALING The requirements and procedures for appeals to the Shorelines Hearings Board are set forth in RCW 90.58 and WAC 461.08. Pursuant to RCW 90.58.180 the decision by the City of Tukwila to issue this Shoreline Substantial Development Permit may only be appealed to the Shoreline Hearings Board. Appeals must be filed with the Shoreline Hearings Board within 21-days from the filing of this permit with the Department of Ecology as defined in RCW 90.58.140. For more detailed information on appeals, refer to RCW 90.58 and WAC 461.08. Page 2 of 3 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 RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS 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. VI. 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 Lindsay Brown, who may be contacted at 206-433-7166 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. 'Jack Pace, Director Comm ity Development Department of Community Development City of Tukwila Page 3 of 3 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director STAFF REPORT SHORELINE SUBSTANTIAL DEVELOPMENT- REVISION I. SUMMARY OF PROPOSED ACTION The proposed project is to install underground fiberoptic facilities in the Christensen Road right-of- way from Baker Boulevard to the Holiday Inn Express site, on property within the Urban Conservancy designation of the shoreline environment. The project requires a revision to the Shoreline Substantial Development Peiiiut (City File# L15-0028) issued for Holiday Inn Express. II. GENERAL INFORMATION Project Name: Tukwila Holiday Inn Express File Numbers: L15-0028; PL15-0022 Associated Permits: Applicant: Location: Zoning: Comprehensive Plan Designation: Attachments: L15-0027 — Design Review Stacey Smith 90 Andover Park East TUC-TOD TUC-TOD A. Applicant's explanation of consistency with approved Shoreline Substantial Development Permit (SDP) B. Complete Plan Set (Cover Sheet 1/8, Legend 2/8, General Notes 3/8, Plan View A 4/8, Plan View B 5/8, Plan View C 6/8, Typicals 7/8, Site Photographs 8/8) C. Department of Ecology letter of receipt of L15-0028 approval, August 26, 2015. D. L15-0028 Notice of Decision, August 17, 2015 E. L15-0028 Staff Report 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 111. PROJECT DESCRIPTION The project proposes installation of fiber optic cables along Christensen Road from Baker Boulevard north to the Holiday lnn site. The cables will be installed underground into bore pits via directional drilling. No development is proposed within the 125-foot Urban Conservancy river buffer, which terminates on the river side of Christensen Road. All work will take place on land outside of the river buffer, hut within the Shoreline overlay. Figure 1. Subject Parcel (prior to development) The installation of fiber optic cables is consistent with the requirements of the Shoreline permit, including no net Toss of river functions. This revision to the Shoreline Substantial Development Permit is required because the fiheroptic cabling installation was not included in the scope of work submitted at the time of application in 2015. III. PERMIT REVISION REQUIRED State law provides for permit revisions in lieu of submitting an entirely new permit, if certain conditions are met. Attachment A describes the work to be performed in response to the criteria that must be met to approve a permit revision, below. WAC 173-27-100 (1) (2): A permit revision is required whenever the applicant proposes substantive changes to the design, terms or conditions of a project from that which is approved in the permit. Changes are substantive if they materially alter the project in a manner that relates to its conformance to the terms and conditions of the permit, the master program and/or the policies and provisions of chapter 90.58 RCW. Changes which are not substantive in effect do not require approval of a revision. When an applicant seeks to revise a permit, local government shall request from the applicant detailed plans and text describing the proposed changes. (1) If local government determines that the proposed changes are within the scope and intent of the original permit, and are consistent with the applicable master program and the act, local government may approve a revision. (2) "Within the scope and intent of the original permit" means all of the following: (a) No additional over water construction is involved except that pier, dock, or float construction may be increased by five hundred square feet or ten percent from the provisions of the original permit, whichever is less; (b) Ground area coverage and height may be increased a maximum of ten percent from the provisions of the original permit; (c) The revised permit does not authorize development to exceed height, lot coverage, setback, or any other requirements of the applicable master program except as authorized under a variance granted as the original permit or a part thereof; (d) Additional or revised landscaping is consistent with any conditions attached to the original permit and with the applicable master program; (e) The use authorized pursuant to the original permit is not changed; and (f) No adverse environmental impact will be caused by the project revision. The proposed project meets all of the above criteria to be categorized as within the scope and intent of the original permit, thus a revision to the Substantial Development Permit is required prior to cable installation. IV. COMMENTS On July 21, 2017 a Notice of Application was distributed to agencies that may have an interest in the project and all parties notified of the original application (L15-0028) in 2015. There were no comments received in response to the Notice of Application. V. SEPA The City of Tukwila prepared a Supplemental Environmental Impact Statement (SEIS) for the Southcenter Subarea under the State Environmental Policy Act (SEPA) as set forth in RCW 43.21C.420. Project -specific development proposals within the Southcenter Subarea are not subject to individual SEPA review provided they are consistent with the subarea plan, development regulations, and the SEIS. This project was therefore exempt from SEPA review. VI. CONCLUSIONS 1. The project site is situated on the corner of Tukwila Parkway and Andover Park East in the City of Tukwila. The proposed development along the western edge of Christensen Road is located outside of the 125' shoreline buffer, which terminates at the eastern side of Christensen Road. 2. The shoreline environment designation for the portion of the shoreline zone in the project area is "Urban Conservancy." General commercial uses such as hotels and associated site improvements are permitted in the Urban Conservancy environment designation; the underlying zoning of TUC-TOD also allows this use. 3. The proposed installation of fiber optic cabling is within the scope and intent of the original permit; L15-0028. VII. RECOMMENDATION Staff recommends approval of the revision to the shoreline substantial development permit, with no conditions. 8521 154`h Ave Ne Redmond, WA 98052 Phone: 206.618.0297 Email: stacey@mgctechnical.com June 16, 2017 City of Tukwila Attn: Jack Pace, Director 6300 Southcenter Blvd, Suite 100, Tukwila, WA 98188-2544 RE: L15-0028 Shoreline Permit — Revision Request Dear Mr. Pace, We are applying for a revision to Shoreline Permit L15-0028 as requested by Joanne Spencer. The work proposed is consistent with the applicable Shoreline Master Program (SMP) and within the scope and intent of the original permit (please see attached). In response to WAC 173-27-100 (2), (a) The fiber-optic facility installation will have no over water construction; (b) The ground cover will not change as the form of underground installation by Comcast is a fiber facility being installed via directional drilling with five total bore pits at a size of 4'x5', needed for boring; (c) This revision request is underground and will not need variance; d) All restoration work will be in accordance with original conditions of approval and no additional adverse impacts will occur; (e) The use requested is authorized use pursuant to the original permit and does not change the original permit; and (f) Comcast understands that if approved, the permit will be effective at time of approval. If you have any additional questions, please contact me at 206.618.0297 or stacey@mgctechnical.com. Thank you, Stacey Smith Permit Manager N RECE VED JUL 112017 t; -ommvni`y Developm onf 8521 154th Ave NE, Redmond, WA 98052 Page 1 ADDRESS: 15800 68TH AVE S, TUKWILA, WA 98188 PROJECT NAME: HORIZON - 223948 - 6 CONTINENTS HOTELS 1-405 I� J r 3 a 0 a TUKWILA PKWY BAKER BLVD 1 1 1 1 LLI 1 SITE LOCATION Know what's below. CaII before you dig. 0 250' 500' CONTACTS HORIZON CONTACT: HOLLY MUNYAN 13718 MUKILTEO SPEEDWAY LYNNWOOD, WA 98087 C.425.361.7802 HMUNYAN@HORIZONNW.NET SHAWN PETTIBONE MGC TECHNICAL CONSULTING, INC. 8521 154TH AVE NE REDMOND, WA 98052 C.206.618.8732 S HAW N @MGCTE C H N I CAL.COM SHEET INDEX 1. COVER SHEET / SITE LOCATION 2. LEGEND 3. GENERAL NOTES 4. PLAN VIEW A 5. PLAN VIEW B 6. PLAN VIEW C 7. TYPICALS 8. SITE PHOTOGRAPHS SCOPE OF WORK: STARTING AT TIE IN LOCATION, PULL (1) FIBER CABLE THROUGH EXISTING COMCAST VAULTS AND CONDUITS. AT EXISTING COMCAST PED DIRECTIONAL DRILL (2) 2" 0 CONDUITS NORTH ON THE WEST SIDE OF CHRISTENSEN RD WHILE PLACING NEW COMCAST 17X30 HAND HOLES PER PRINTS. CONNECT NEW COMCAST CONDUIT TO BUILDING PLACED EXISTING CONDUIT THAT CONNECTS INTO NEW JOB SITE. PULL (1) NEW FIBER CABLE THROUGH, COIL AND SPLICE. RECENED JUL 112091 Community aawuelopmeni 3 AS —BUILT 2 REVISION it• 1 4/14/17 SP RDG ORIGINAL NO. DATE ENGINEER DRAFTER COMMENT @omcast [MOEg CLIENT ENGINEER: HOLLY MUNYAN ENGINEERING FIRM: MGC TECHNICAL CONSULTING INC. PROJECT NUMBER: 233948 LOCATION: 15800 68TH AVE S TUK 1LA, WA 98188 DRAWING NAME: HORIZON - 233948 - SIX CONTINENTS HOTELS - - PLANS.dwg SCALE: 1"=500' CONFIDENTIAUPROPRIETARY SHEET: 1 OF 8 LINETYPES OM MEE OIL X- ABBREVIATIONS AERIAL FIBER — EXISTING AERIAL FIBER — ATTACH AERIAL FIBER — OVERLASH STRAND — EXISTING STRAND — PROPOSED CONDUIT — EXISTING CONDUIT — PROPOSED INNERDUCT — EXISTING INNERDUCT — PROPOSED GAS WATER TELEPHONE FIBER OPTIC ELECTRIC SANITARY SEWER (SEW) STORM DRAIN CABLE TV STEAM OIL UNKNOWN UTILITY FENCE RIGHT OF WAY EDGE OF PAVEMENT ASW ASPHALT SIDEWALK BIP BLACK IRON PIPE BSP CSW ELECT. EOP EOTW FOC F/O HDPE HH JB MH MP 0/S PR PVC RGS ROW SEW SD STA. STM TEL BLACK STEEL PIPE CONCRETE SIDEWALK ELECTRIC EDGE OF PAVEMENT EDGE OF TRAVEL WAY FACE OF CURB FIBER OPTIC HIGH DENSITY POLYETHYLENE HANDHOLE JUNCTION BOX MANHOLE MILE POST OFFSET POWER RISER POLY VINYL CHLORIDE RIGID GALVANIZED STEEL CONDUIT RIGHT OF WAY SANITARY SEWER STORM DRAIN STATION STEAM TELECOM SYMBOLS 0 LEGEND RISER — EXISTING RISER — PROPOSED CATCH BASIN/INLET (RECTANGULAR) CATCH BASIN/INLET (ROUND) FIRE HYDRANT WATER/GAS VALVE LIGHT POST STREET LIGHT TRAFFIC LIGHT ARM TREE CULVERT WING WALL BRIDGE STREET SIGN ADA RAMP UTILITY POLE — EXISTING UTILITY POLE — PROPOSED TRAFFIC RATED VAULT — EXISTING (SIZE AND UTILITY TYPE MAY VARY) TRAFFIC RATED VAULT — PROPOSED (SIZE MAY VARY) HANDHOLE — EXISTING (SIZE AND UTILITY TYPE MAY VARY) HANDHOLE — PROPOSED (SIZE MAY VARY) PEDESTAL — EXISTING (SIZE AND UTILITY TYPE MAY VARY) PEDESTAL — PROPOSED (SIZE MAY VARY) WET UTILITY MANHOLE — EXISTING (SIZE AND UTILITY TYPE MAY VARY) BORE PIT — PROPOSED (SIZE MAY VARY) UTILITY POTHOLE FDP FDP TRANSMISSION/DISTRIBUTION POLE TRANSMISSION POLE DISTRIBUTION POLE GROUND/BOND AERIAL STORAGE — EXISTING AERIAL STORAGE — PROPOSED VAULT/BUILDING STORAGE — EXISTING VAULT/BUILDING STORAGE — PROPOSED POLE ANCHOR/DOWN GUY — EXISTING POLE ANCHOR/DOWN GUY — PROPOSED DOWN GUY TO EXISTING ANCHOR — PROPOSED SPLICE POINT — EXISTING SPLICE POINT — PROPOSED TERMINATION — EXISTING TERMINATION — PROPOSED PULLBOX — EXISTING PULLBOX — PROPOSED CONSTRUCTION NOTE / RESTORATION CALLOUT PHOTO —MARKER NORTH ARROW INFORMATION TABLES POLE NUMBER 11 EXISTING UTILITY 0'-0° PROPOSED ATTACH 0'-0" #F IN: OUT: #F IN: TAIL: #F TAIL: OUT: HATCH PATTERNS a F F • F F 4 4 Know what's below. CaII before you dig. UTILITY POLE INFORMATION TABLE (NUMBER OF ATTACHMENTS MAY VARY) SEQUENTIAL IN/OUT CALLOUT SEQUENTIAL IN/TAIL CALLOUT SEQUENTIAL TAIL/OUT CALLOUT CONCRETE SIDEWALK GRASS/VEGETATION GRAVEL WATER r I s :I. 4S ED JUL 112017 :ommunity Jevelopment L/ oc2r) 3 2 1 NO 4/14/17 SP RDG DATE ENGINEER DRAFTER AS —BUILT REVISION % 1 ORIGINAL COMMENT @om«,st CLIENT ENGINEER: HOLLY MUNYAN ENGINEERING FIRM: MGC TECHNICAL CONSULTING INC. PROJECT NUMBER: 233948 LOCATION: 15800 68TH AVE S TUKWILA, WA 98188 DRAWING NAME: HORIZON - 233948- SIX CONTINENTS HOTELS PLANS.dwg CO N FI DENTI AUPRO PRI ETARY SHEET: 2 OF 8 GENERAL NOTES GENERAL NOTES: The locations of utilities shown on these drawing are only approximate. MGC TECHNICAL CONSULTING, INC. hereby disclaims any responsibility to third parties for the accuracy of this information. Persons working in the area covered by this drawing must contact the statewide Call -Before -You -Dig System to ascertain the location of underground utilities prior to performing any excavation. 1. ALL MATERIALS, WORKMANSHIP, AND CONSTRUCTION OF UTILITY IMPROVEMENTS SHALL MEET OR EXCEED SITE WORK STANDARDS AND THE STANDARDS AND SPECIFICATIONS SET FORTH IN THE CITY OF TUKWILA REGULATIONS AND APPLICABLE STATE AND FEDERAL REGULATIONS. WHERE THERE IS CONFLICT BETWEEN THESE PLANS AND THE SPECIFICATIONS, OR ANY APPLICABLE STANDARDS, THE HIGHER QUALITY STANDARD SHALL APPLY. ALL WORK WITHIN PUBLIC R.O.W. OR EASEMENTS MAY REQUIRE INSPECTED AND APPROVED BY THE CITY OF TUKWILA INSPECTOR. INSPECTION SERVICES AND CONSTRUCTION CERTIFICATION TO BE PROVIDED BY DESIGNEE OF PROJECT SPONSOR/OWNER. 2. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES, AS SHOWN ON THESE PLANS, IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES AND, WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED UPON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE LOCAL UTILITY LOCATION CENTER AT LEAST 48 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATIONS OF EXISTING UTILITIES. THE CONTRACTOR SHALL VERIFY PERTINENT LOCATIONS AND ELEVATIONS, ESPECIALLY AT THE CONNECTION POINTS AND AT POTENTIAL UTILITY CONFLICTS. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES THAT CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THESE PLANS. 3. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL NECESSARY PERMITS FROM ALL APPLICABLE AGENCIES. THE CONTRACTOR SHALL NOTIFY THE CITY OF TUKWILA INSPECTOR AT LEAST 48 HOURS PRIOR TO THE START OF ANY EARTH DISTURBING ACTIVITY OR CONSTRUCTION ON ANY AND ALL PUBLIC IMPROVEMENTS IF REQUIRED. 4. THE CONTRACTOR SHALL COORDINATE AND COOPERATE WITH THE CITY OF TUKWILA AND ALL UTILITY COMPANIES WITH REGARD TO RELOCATIONS OR ADJUSTMENTS OF EXISTING UTILITIES DURING CONSTRUCTION, TO ASSURE THAT THE WORK IS ACCOMPLISHED IN A TIMELY FASHION, AND WITH A MINIMUM DISRUPTION OF SERVICE. THE CONTRACTOR SHALL BE RESPONSIBLE FOR CONTACTING ALL PARTIES AFFECTED BY ANY DISRUPTION OF ANY UTILITY SERVICE. 5. THE CONTRACTOR SHALL HAVE ONE (1) SIGNED COPY OF THE APPROVED PLANS, ONE (1) COPY OF THE APPROPRIATE STANDARDS AND SPECIFICATIONS, AND ONE (1) COPY OF ANY PERMITS AND EXTENSION AGREEMENTS NEEDED FOR THE JOB ON -SITE AT ALL TIMES. 6. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL ASPECTS OF SAFETY INCLUDING, BUT NOT LIMITED TO: EXCAVATION, TRENCHING, SHORING, TRAFFIC CONTROL, AND SECURITY. 7. IF, DURING THE CONSTRUCTION PROCESS, CONDITIONS ARE ENCOUNTERED BY THE CONTRACTOR, HIS SUBCONTRACTORS, OR OTHER AFFECTED PARTIES WHICH COULD INDICATE A SITUATION THAT IS NOT IDENTIFIED IN THE PLANS OR SPECIFICATIONS, THE CONTRACTOR SHALL CONTACT THE ENGINEER IMMEDIATELY. 8. ALL REFERENCES TO ANY PUBLISHED STANDARDS SHALL REFER TO THE LATEST REVISION OF SAID STANDARD, UNLESS SPECIFICALLY STATED OTHERWISE. 9. FOR WORK AFFECTING PUBLIC ROADWAYS OR IF REQUIRED BY THE CITY OF TUKWILA, THE CONTRACTOR SHALL SUBMIT A TRAFFIC CONTROL AND PHASING PLAN IN ACCORDANCE WITH M.U.T.C.D. FOR APPROVAL. PRIOR TO ANY CONSTRUCTION ACTIVITIES WITHIN OR AFFECTING THE RIGHT-OF-WAY, THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING ANY AND ALL TRAFFIC CONTROL DEVICES AS MAY BE REQUIRED BY SAID PLANS. PRIOR TO INSTALLATION A PRECONSTRUCTION CONFERENCE SHALL BE HELD WITH CITY OF TUKWILA. 10. THE CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL LABOR AND MATERIALS NECESSARY FOR THE COMPLETION OF THE INTENDED IMPROVEMENTS SHOWN ON THESE DRAWINGS OR DESIGNATED TO BE PROVIDED, INSTALLED, CONSTRUCTED, REMOVED OR RELOCATED UNLESS SPECIFICALLY NOTED OTHERWISE. 11. PER AGENCY STANDARDS THE CONTRACTOR SHALL BE RESPONSIBLE FOR KEEPING ROADWAYS FREE AND CLEAR OF ALL CONSTRUCTION DEBRIS AND DIRT TRACKED FROM THE SITE. 12. THE CONTRACTOR SHALL BE RESPONSIBLE FOR RECORDING RECORD INFORMATION ON A SET OF RECORD DRAWINGS KEPT AT THE CONSTRUCTION SITE AND AVAILABLE TO THE CITY OF TUKWILA INSPECTOR AT ALL TIMES. 13. DIMENSIONS FOR LAYOUT AND CONSTRUCTION ARE NOT TO BE SCALED FROM ANY DRAWING. FOR ADDITIONAL INFORMATION CONTACT THE ENGINEER FOR CLARIFICATION AND NOTE ON THE RECORD DRAWINGS. 14. ALL EROSION AND SEDIMENT CONTROL (E.S.C.) MEASURES SHALL BE INSTALLED AT THE LIMITS OF CONSTRUCTION PRIOR TO GROUND DISTURBING ACTIVITY. ALL E.S.C. MEASURES SHALL BE MAINTAINED IN GOOD REPAIR BY THE CONTRACTOR UNTIL SUCH TIME AS THE ENTIRE DISTURBED AREAS ARE STABILIZED WITH HARD SURFACE OR LANDSCAPING. 15. ALL WORK WITHIN THE PUBLIC RIGHT-OF-WAY IS SUBJECT TO THE JURISDICTION OF THE CITY OF TUKWILA ENGINEERING DEPARTMENT STANDARD DETAILS AND SPECIFICATIONS. 16. ALL CONSTRUCTION OPERATIONS, INCLUDING THE WARMING UP, REPAIR, ARRIVAL, DEPARTURE OR RUNNING OF TRUCKS, EARTH MOVING EQUIPMENT, CONSTRUCTION EQUIPMENT AND ANY OTHER ASSOCIATED EQUIPMENT SHALL GENERALLY BE LIMITED TO THE TIME PERIOD APPROVED BY THE CITY OF TUKWILA. Know what's below. Call before you dig. RECEIVED JUL 11 Nil Community pr�volop 3 2 1 NO. 4/14/17 DATE SP ENGINEER RDG DRAFTER AS —BUILT REVISION # 1 ORIGINAL COMMENT @Omoast MG CLIENT ENGINEER: HOLLY MUNYAN ENGINEERING FIRM: MGC TECHNICAL CONSULTING INC. PROJECT NUMBER: 233948 LOCATION: 15800 68TH AVE S TU KWI LA, WA 98188 DRAWING NAME: HORIZON - 233948 - SIX CONTINENTS HOTELS - PLANS.dwg CONFIDENTIAUPROPRIETARY SHEET: 3 OF 8 • I PARCEL# 2523049048 BOW LAKE PIPLINE ,711-1 •1• 1-.1-17 MEI •=0 • \ 130 ANDOVE , RK E : : I IJ 338' ........... a.... ‘ -1-6001/CHRiBTENBEN RD BAK-Ell BLVD PLAN VIEW A . • — - \ I \ \ II \ -16 1604kG1-1RISTENSEN RD CONSTRUCTION NOTES 0 EXISTING COMCAST 17'X30HANDHOLE. PULL (1) 36CT FIBER CABLE THROUGH. 0 EXISTING COMCAST CONDUIT. PULL (1) 36CT FIBER CABLE THROUGH. FIECEVED JUL 11 2017 Community Development Know what's below. Call before you dig. 0 10' 20' 30' 40' SCALE: 'I Li 5-- Co 2_ 3 AS —BUILT 2 REVISION 1 4/14/17 SP RDG ORIGINAL NO. DATE ENGINEER DRAFTER COMMENT omcast. MG TM CONNIA•111q)euC CLIENT ENGINEER: HOLLY MUNYAN ENGINEERING FIRM: MGC TECHNICAL CONSULTING INC. PROJECT NUMBER: 233948 LOCATION: 15800 68TH AVE S TUKWILA, WA 98188 DRAWING NAME: HORIZONpLANsdw-g 233948 - SIX CONTINENTS HOTELS - — CONFIDENTIALJPROPRIETARY SHEET: 4 OF 8 9133HS 01 HOIVW 1' 2' 3' 4' 5' 6' 7' 8' 9' 10' 11' II +I: • PLAN VIEW B • r STA. 12+00 STA. 13+00 r t� FIRISTENSEN RD 1 ,4+00 �--- 266 _ _ .� — — --d- r . _ ter.++• •"r r 120 ANDOVER PARK E STA. 14+00 16000 CHRISTENSEN RD 15+00 8'v_ STA. 15+00 / I• STA. 16+00 EXISTI VG GRA DE MEI war r —3.T— EA.6"ST ORM — 7 MED in. • SIM IX.6 STOR — � 1 HORIZ. SCALE: 1"=40'-0" VERT. SCALE: 1"=5'-0" 17 133HS 01 HOlb'W CONSTRUCTION NOTES 0 EXISTING COMCAST 17'X30' HANDHOLE. PULL (1) 36CT FIBER CABLE THROUGH. O2 EXISTING COMCAST CONDUIT. PULL (1) 36CT FIBER CABLE THROUGH. PROPOSED OPEN TRENCH (2) 2'0 CONDUIT. PULL FIBER (1) 36CT FIBER CABLE THROUGH. REPAIR SURFACE AS PER CITY OF TUKWILA STANDARDS. PROPOSED (1) 4'X5' BORE PIT. PULL (1) 36CT FIBER CABLE THROUGH. REPAIR SURFACE AS PER CITY OF TUKWILA STANDARDS. PROPOSED DIRECTIONAL DRILL (2) 2'0 CONDUIT. PULL FIBER (1) 36CT FIBER CABLE THROUGH. REPAIR SURFACE AS PER CITY OF TUKWILA STANDARDS. O6 PROPOSED (1) 17'X30' HANDHOLE. PULL (1) 36CT FIBER CABLE THROUGH. REPAIR SURFACE AS PER CITY OF TUKWILA STANDARDS. 0 POTHOLE UTILITY CROSSING PRIOR TO BORE. MAINTAIN MINIMUM 2' VERTICAL CLEARANCE AT THE CROSSING FROM EXISTING UTILITIES. Know what's below. Call before you dig. ECKVED JUL 112011 Community Development. 0 10' 20' 3D' 40' SCALE: 1 "=40' 00 2- 3 AS —BUILT 2 REVISION / 1 1 4/14/17 SP RDG ORIGINAL NO. DATE ENGINEER DRAFTER COMMENT CLIENT ENGINEER: HOLLY MUNYAN ENGINEERING FIRM: MGC TECHNICAL CONSULTING INC. PROJECT NUMBER: 233948 LOCATION: 15800 68TH AVE S TUKWILA, WA 98188 DRAWING NAME: HORIZON - 233948 - SIX CONTINENTS HOTELS - — PLANS.dwg CONFIDENTIAUPROPRIETARY SHEET: 5 OF 8 1' 2' 3' 4' 5' 6' 7' 8' 9' 10' HORIZ. SCALE: 1"=40-0" VERT. SCALE: 1"=5'-0" 7+00 200 FT SHORELtINE OFFSET" I PLAN VIEW C EX ISTI NG GRA 7E STA. 7+00 STA. 8+00 • llll:li:l . 1 1II. 1i1 l iJ.l' 1 STA. 9+00 •ill,ll I I. Itlll'li1 ,{ !tl Itt:Itt t II t ti -;I 1;11,,1' li 1, 1 t' 11 1 ' t 1 Il11 II1. 112, rt1 il, '.tl I 11 1 1 1 I1 Di li l.i1111'1'„ 11:1,1�1 11 ll.l '11',' 1.11 1111111 tll`.11 <li'1,' 'll' l 1111'. t '1.1. 111' 1i ' 11ii,l.l.' il. ,i`„ .l 1,1 1, 11I 1 111;I 1 1I '1 : 1 1 lI.l ,tll'tt 1 1l'111 '1'1 1' ll 11111: I 111".1 11:I'. 1 t 111.1.1'.1'l 11',?;,111' 1I 1 1 tl1' 111 1 111 11'i1111' l 111111111111',:11• ljll1ill'll'.l'1(ll'.illtilli " 1 1 It 1 1 I It ..1 lIi 11 l:'.111:1.111111i' 1'.1111111.11 1 1. 1' 11.1'1' 11 .111", lill',l',llll 1,11�1 t l' lllll',.l i' � llt? lll,lll - .l'.'.t•il 1111'111!1'2,1 11 �'I1111',',.1:;,- 121' L1i.1.11.11' • 112 ANDOVER PARK E STA. 10+00 200 FT SHO LINE OFFSET• ; '_:� STA. 11+00 2 .5' CONSTRUCTION NOTES PROPOSED OPEN TRENCH (2) 2'0 CONDUIT. PULL FIBER (1) 36CT FIBER CABLE THROUGH. REPAIR SURFACE AS PER CITY OF TUKWILA STANDARDS. PROPOSED (1) 4'X5' BORE PIT. PULL (1) 36CT FIBER CABLE THROUGH. REPAIR SURFACE AS PER CITY OF TUKWILA STANDARDS. PROPOSED DIRECTIONAL DRILL (2) 2'0 CONDUIT. PULL FIBER (1) 36CT FIBER CABLE THROUGH. REPAIR SURFACE AS PER CITY OF TUKWILA STANDARDS. O6 PROPOSED (1) 17'X30' HANDHOLE. PULL (1) 36CT FIBER CABLE THROUGH. REPAIR SURFACE AS PER CITY OF TUKWILA STANDARDS. 1.0 W 0 0 POTHOLE UTILITY CROSSING PRIOR TO BORE. MAINTAIN MINIMUM 2' VERTICAL CLEARANCE AT THE CROSSING FROM UEXISTING UTILITIES. Q EX.6".3TORM RECIEVED JUL 112011 Community Development Know what's below. CaII before you dig. 0 10' 2D' 30' 40' SCALE: 1 "=40' z/5---oaz9 3 AS —BUILT 2 REVISION # 1 NO. 4/14/17 DATE SP ENGINEER RDG DRAFTER ORIGINAL COMMENT MGE� CLIENT ENGINEER: HOLLY MUNYAN ENGINEERING FIRM: MGC TECHNICAL CONSULTING INC. PROJECT NUMBER: 233948 LOCATION: 15800 68TH AVE S TUKWILA, WA 98188 DRAWING NAME: HORIZON - 233948 - SIX CONTINENTS HOTELS - PLANS.dwg CONFIDENTIAUPROPRIETARY SHEET: 6 OF 8 PHOTO #1: FACING NORTH IN PARKING LOT EAST OF 68TH AVE S PHOTO #4: FACING NORTH ON WEST SIDE OF 68TH AVE S SITE PHOTOGRAPHS PHOTO #2: FACING NORTH ON WEST SIDE OF 68TH AVE S PHOTO #3: FACING NORTH ON WEST SIDE OF 68TH AVE S CONSTRUCTION NOTES O EXISTING COMCAST 17'X30' HANDHOLE. PULL (1) 36CT FIBER CABLE THROUGH. O2 EXISTING COMCAST CONDUIT. PULL (1) 36CT FIBER CABLE THROUGH. 3O PROPOSED OPEN TRENCH (2) 2'0 CONDUIT. PULL FIBER (1) 36CT FIBER CABLE THROUGH. REPAIR SURFACE AS PER CITY OF TUKWILA STANDARDS. 04 PROPOSED (1) 4'X5' BORE PIT. PULL (1) 36CT FIBER CABLE THROUGH. REPAIR SURFACE AS PER CITY OF TUKWILA STANDARDS. OS PROPOSED DIRECTIONAL DRILL (2) 2'0 CONDUIT. PULL FIBER (1) 36CT FIBER CABLE THROUGH. REPAIR SURFACE AS PER CITY OF TUKWILA STANDARDS. 0 PROPOSED (1) 17'X30' HANDHOLE. PULL (1) 36CT FIBER CABLE THROUGH. REPAIR SURFACE AS PER CITY OF TUKWILA STANDARDS. REC LIVED JUL 11201T Community Development /s- 0 0.2V Know what's below. CaII before you dig. 3 2 NO. 4/14/17 DATE SP ENGINEER RDG DRAFTER AS —BUILT REVISION {E 1 ORIGINAL COMMENT Ccomcast. [tiGE) CLIENT ENGINEER: HOLLY MUNYAN ENGINEERING FIRM: MGC TECHNICAL CONSULTING INC. PROJECT NUMBER: 233948 LOCATION: 15800 68TH AVE S TUKWILA, WA 98188 DRAWING NAME: HORIZON - 233948 - SIX CONTIN ENTS HOTELS - PLANS.dwg CONFIDENTIAUPROPRIETARY SHEET: 8 OF 8 /1-M mt-rit C tJ ii, , .z ti p STATE OF WASHINGTON DEPARTMENT OF ECOLOGY Northwest Regional Office • 3190 160th Ave SE • Bellevue, WA 98008-5452 • 425-649-7000 711 for Washington Relay Service • Persons with a speech disability can call 877-833-6341 August 25, 2015 Mr. David Kwok 21109 66th Ave Se Kent, WA 98032 Re: City of Tukwila Permit L15-0028 Approved Mr. David Kwok - Applicant Shoreline Substantial Development Permit (SDP) # 2015-NW-2951 Dear Mr. Kwok: On August 20, 2015, the Department of Ecology (Ecology) received notice that the City of Tukwila approved your application for an SDP. Your permit is to construct a 92-unit, five -story hotel and parking within shoreline jurisdiction of the Green River. Only a portion of the parking lot is located within state shorelines. By law, local governments must review all SDPs for compliance with: • The Shoreline Management Act (Chapter 90.58 RCW); • Ecology's Substantial Development Permit approval criteria (Chapter 173-27-150 WAC); and • The City of Tukwila Local Shoreline Master Program. Local governments, after reviewing SDPs for compliance, are required to submit them to Ecology. Your approved SDP has been received by Ecology. What Happens Next? Before you begin activities authorized by this permit, the law requires you wait at least 21 days from August 20, 2015, the "date of filing." This waiting period allows anyone (including you) who disagrees with any aspect of this permit to appeal the decision to the state Shorelines Hearings Board. You must wait for the conclusion of an appeal before you can begin the activities authorized by this permit. We recommend contacting the Shorelines Hearings Board at (360) 664-9160 before beginning permit activities to ensure that no appeal has been filed. Information on appeals is also posted at http://www.eluho.wa.gov/Decision/Search Cases. Select "Shorelines Hearings Board" from the drop down menu labeled "Board" and enter "Search." The most current appeal will appear on top. If LER want to appeal this decision, you can find appeal instructions (Chapter 461-08 WAC) at Mr. David Kwok August 25, 2015 Page 2 of 2 the Shorelines Hearings Board website above. They are also posted on the website of the Washington State Legislature at: http://apps.leg.wa.gov/wac. Other federal, state, and local permits may be required in addition to this shoreline permit. If you have any questions about this letter, please contact David Pater at (425) 649-4253. Sincer avid Pater, Shoreline Specialist Shorelands and Environmental Assistance Program cc: Valerie Lonneman, Tukwila Community Development Dale Sweeney 4 City of Tukwila A 7) Jim Haggerton, Mayor Department of Community Development Jack Pace, Director August 17, 2015 NOTICE OF DECISION SHORELINE MANAGEMENT ACT OF 1971 PERMIT FOR SHORELINE SUBSTANTIAL DEVELOPMENT TO: Dale Sweeney, Architect and Applicant Ray Patel, Owner David Kwok, Owner King County Assessor, Accounting Division Washington State Department of Ecology, NW Regional Office Washington State Attorney General Muckleshoot Indian Tribe Duwamish Indian Tribe This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L15-0028; PL15-0022 Applicant: Dale Sweeney, Architect Type of Permit: Shoreline Substantial Development Permit Project Description: Construct a new 62,337 sq. ft. 5 story, 92 unit hotel located at 90 Andover Park East, Tukwila, WA. The proposed building will be located outside of the 200 foot shoreline zone as measured from the Ordinary High Water Mark (OHWM) of the Green River. Parking for the hotel is located within 200 feet of the OHWM. No development is proposed within the 125-foot river buffer. Location: Associated Files: Comprehensive Plan Designation/Zoning District: 90 Andover Park E L15-0027 — Design Review Tukwila Urban Center —Transit Oriented Development (TUC-TOD) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax 206-431-3665 II. DECISION SEPA Determination: The City of Tukwila prepared a Supplemental Environmental Impact Statement (SEIS) for the Southcenter Subarea under the State Environmental Policy Act (SEPA) as set forth in RCW 43.21C.420. Project -specific development proposals within the Southcenter Subarea are not subject to individual SEPA review provided they are consistent with the subarea plan, development regulations, and the SEIS. This project was therefore exempt from SEPA review. Decision on Substantive Permit: The City Community Development Director has determined that the application for a Shoreline Substantial Development Permit does comply with applicable City and state code requirements and has approved that application based on the findings and conclusions contained in the staff report. The Decision on this Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code § 18.104.010. Other land use applications related to this project may still be pending. This permit is granted pursuant to the Shoreline Management Act of 1971 and nothing in this permit shall excuse the applicant from compliance with any other Federal, State or local statues, ordinances or regulations applicable to this project, but not inconsistent with the Shoreline Management Act (Chapter 90.58 RCW). This permit may be rescinded pursuant to RCW 90.58.140(8) in the event the permittee fails to comply with the project as approved and any conditions thereof. CONSTRUCTION PURSUANT TO THIS PERMIT MAY NOT BEGIN AND IS NOT AUTHORIZED UNTIL TWENTY-ONE (21) DAYS FROM THE DATE OF RECEIPT WITH THE DEPARTMENT OF ECOLOGY AS DEFINED IN RCW 90.58.140(6) AND WAC 173-14-090, OR UNTIL ALL REVIEW PROCEEDINGS INITIATED WITHIN TWENTY-ONE (21) DAYS FROM THE DATE OF SUCH FILING HAVE TERMINATED; EXCEPT AS PROVIDED IN RCW 90.58.140(5)(a)(b)(c). Construction must begin within 2 years from the effective date of the permit and be substantially completed within 5 years of the effective date of the permit. The effective date of a substantial development permit shall be the date of receipt as provided in RCW 90.58.140(6). III. YOUR APPEAL RIGHTS One administrative appeal to the Shorelines Hearings Board of the Decision is permitted. Any person appealing to the Shorelines Hearings Board may raise certain SEPA issues as part of the appeal to the Shorelines Hearings Board. Appellants should consult the rules and procedures of the Shorelines Hearings Board for details. IV. PROCEDURES AND TIME FOR APPEALING The requirements and procedures for appeals to the Shorelines Hearings Board are set forth in RCW 90.58 and WAC 461.08. Pursuant to RCW 90.58.180 the decision by the City of Tukwila to issue this Shoreline Substantial Development Permit may only be appealed to the Shoreline Hearings Board. Appeals must be filed with the Shoreline Hearings Board within 21-days from the filing of this permit with the Department of Ecology as defined in RCW 90.58.140. For more detailed information on appeals, refer to RCW 90.58 and WAC 461.08. VL Page 2 of 3 8/17/2015 W:\Users\Valerie\Notice of Decision\L15-0028 Shoreline NOD •s. t V. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the Shoreline Substantial Development Permit 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 Valerie Lonneman, who may be contacted at 206-433-7140 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. The notice board must be removed at the expiration of the appeal period unless an appeal is filed. ''Jack Pace, Director Department of Community Development City of Tukwila VL Page 3 of 3 8/17/2015 W:\Users\Valerie\Notice of Decision\L15-0028 Shoreline NOD City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director STAFF REPORT SHORELINE SUBSTANTIAL DEVELOPMENT I. SUMMARY OF PROPOSED ACTION The proposed project is to construct a new 62,337 sq. ft. 5 story, 92 unit hotel at 90 Andover Park East. II. GENERAL INFORMATION Project Name: Tukwila Holiday Inn Express File Numbers: L15-0028; PL15-0022 Associated Permits: L15-0027 — Design Review Applicant: Dale Sweeney Location: 90 Andover Park East Zoning: TUC-TOD Comprehensive Plan Designation: TUC-TOD Attachments: A. No Net Loss Checklist and Applicant's Response B. Complete Plans (Cover Sheet 1/6, Grading and Utility Plan 2/6, Erosion Control Plan 3/6, Details 4/6 5/6, Erosion Control Plan Details 6/6, Shoreline Cross -sections sheet 3, Site Plan A010, Site Details A011, Front Elevation A200, Right Elevation A201, Left Elevation A202, Rear Elevation A203, Landscape Plan L-1, Irrigation Plan L-2, Landscape Details & Specifications L-3, Irrigation Notes and Details L-4, Iso-footcandle E 1.01) C. Development Agreement 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 III. PROJECT DESCRIPTION The proposed project is to construct a new 62,337 sq. ft, 5 story, 92 unit hotel located at 90 Andover Park East, Tukwila, WA. The proposed building will be located outside of the 200 foot shoreline management area as measured from the Ordinary High Water Mark (OHWM) of the Green River. Parking for the hotel is located within 200 feet of the OHWM. No development is proposed within the 125-foot river buffer, which terminates on the river side of Christensen Road, as shown in Figure 1. The city has agreed, through a development agreement, to allow the applicant to provide additional parking for the hotel off -site, as the required parking cannot be accommodated on -site. Shared parking will be provided on Christensen Road for both hotel guests and trail users (with four stalls reserved for trail use only). As a condition of utilizing Christensen Road for additional hotel parking, the applicant has agreed to remove the pavement in the cul-de-sac bulb and plant it with native vegetation, consistent with the SMP and existing river vegetation. IV. TUKWILA SHORELINE MASTER PROGRAM - BACKGROUND The City of Tukwila adopted a new Shoreline Master Program (SMP) on August 15, 2011 which was approved by the Washington State Department of Ecology on October 14, 2011 and became effective October 28, 2011. This project is subject to the new Shoreline Master Program. A. Shoreline Environment Designation The shoreline environment designation for the site is Urban Conservancy. The purpose of the Urban Conservancy Environment is to protect ecological functions where they exist in urban and developed settings, and restore ecological functions where they have been previously degraded, while allowing a variety of compatible uses. This project is situated on the south side of Interstate 405 between Andover Park East and the Green River in the City of Tukwila (Figure 1). This is a leveed portion of the river. A buffer width of 125 feet from the ordinary high water mark is established for the Urban Conservancy Environment for the leveed portion of the river. The final buffer widths adopted by the City and approved by Ecology for each shoreline environment attempted to balance shoreline ecological function needs, human life and property protection needs (including future levee repair/reconstruction), existing land use patterns, and state and federal agency policies. However, for any shoreline environment where a street or road runs parallel to the river the buffer shall end on the river side of the existing improved street or roadway. As Christensen Road is an existing roadway, the 125-foot river buffer ends on the river (east) side of Christensen Road, as shown in Figure 1. VL Page 2 of 11 8/17/2015 W:\Users\Valerie\Shoreline\L15-0028 Holiday Inn Express\LI 5-0028 SR Shoreline Effective Shoreline Buffer Shoreline Jurisdiction Figure 1. Subject Parcel (existing conditions VL Page 3of1l W:\Users\Valerie\Shoreline\L15-0028 Holiday Inn Express\L15-0028 SR Shoreline 8/17/2015 B. Shoreline Goals and Policies: The following section discusses the Shoreline Master Program goals and policies as they relate to this project, excerpted from Chapter 6 of the City's SMP. Goal 6.2 Shoreline Planning and Management Goal: Expanded value of the river as a community and regional resource through regional coordination of shoreline management programs and through programs that foster river appreciation and awareness, involving partnerships among business, schools, government, and community organizations. Staff Response: The proposed project will add value to the Green River Trail by providing dedicated parking, signage, and trail connections to foster river awareness. Goal 6.3 Economic Development Goal: Development along the shoreline that fosters the economic vitality of Tukwila while preserving the long-term benefits of the river. Staff Response: The proposed 92-room hotel project will foster economic vitality by offering lodging to visitors and tourists who will spend time and money in the City of Tukwila. It will not result in negative impacts to public access or enjoyment of the Green River. Policy 5.3.1 encourages design that views the river as an amenity. The proposed project will provide views of the river from a balcony and from rooms that face the Green River. Policy 5.3.2 states that development should be designed and located to minimize impacts to areas identified as important for other river uses such as public access. There is an existing public trail adjacent to the property (the Green River Trail) that runs along the river; the project will provide additional connections and signage to promote awareness of and access to the Green River Trail. Goal 6.5 Shoreline Design Quality Goal: Enhanced identity of the river as a unique community asset through high quality development and public activities that reflect Tukwila's history and sense of community pride. • Policy 5.5.1: Require that shoreline development outside of the MIC: ■ Ensures no net loss of shoreline function; • Is designed to be consistent with Tukwila Shoreline Design Guidelines; • Reflects principles of high quality design, in such areas as site planning, architecture and landscaping; ■ Includes setbacks, bulk, height, density, landscape buffers and provisions for open space that enhance the shoreline environment. Staff Response: The proposed project complies with no net loss requirements (Attachment A). The project is consistent with the Tukwila Shoreline Design Guidelines and utilizes site planning and building design to orient the building to provide maximum views of the river. The proposed project will provide trail and parking signage to ensure public access to the trail is welcoming. The building is located outside of the Shoreline Jurisdiction (200' from the OHWM). However, the paved cul-de-sac, which shall be removed and landscaped as part of the development agreement, VL Page 4 of 11 8/17/2015 W:\Users\Valerie\Shoreline\L15-0028 Holiday Inn Express\L15-0028 SR Shoreline will be planted exclusively with native vegetation as it falls within the Shoreline Jurisdiction. All other landscaped areas within the Shoreline Jurisdiction also fulfill this requirement (see Attachment B). Goal 6.6 Access and Recreational Use Goal: Increase the amount and diversity of opportunities for public recreation and access to and along the river, including visual and cultural access, access to the water's edge, opportunities for small boat navigation and access, and connections to other neighborhoods, consistent with the shoreline character. • Policy 5.6.7: Require subdivisions, multi -family residential uses and commercial and industrial uses along the shoreline to provide a trail for public access along the river in areas identified for trail connections, consistent with the King County Green River Trail Master Plan, Shoreline Master Program or any other approved access plan. • Policy 5.6.10: Public access improvements should be designed and constructed to: o Look and "feel" welcoming to the public; o Connect to public areas, street ends, and other pedestrians or public thoroughfares; o Enhance the character of Tukwila; o Avoid conflicts with water -dependent uses; o Provide for public safety and minimize impacts to private property and individual privacy and security; o Require a low level of operation and maintenance; o Ensure that construction (i.e. structures and access pathways) incorporates environmentally sensitive design and materials (e.g. non -toxic, natural materials) Staff Response: Holiday Inn Express guests and the general public will have visual access to the shoreline area from the Green River Trail. Shared parking will be provided on Christensen Road with four spaces dedicated for trail users only. Signage will also be provided along the northern public sidewalk that will connect Andover Park E to the Green River Trail to improve accessibility of the trail from Andover Park E. Goal 6.9 Natural Environment and Habitat Use Goal: Restored, enhanced and protected natural environment resources along the river, including trees, wildlife habitat and features with value for long-term public, scientific and educational uses. • Policy 5.9.1: Ensure that shoreline development results in no net loss of shoreline ecological function, minimizes impacts on wildlife and that significant vegetation, sandbars, wetlands, watercourses, and other critical areas identified as important for habitat are maintained through the proper location, design, construction, and management of all shoreline uses and activities. Staff Response: The proposed project will not result in a net loss to shoreline ecological functions. The existing conditions of the site include little vegetation or trees, and had been previously graded VL Page 5 of 11 8/17/2015 W:\Users\Valerie\Shoreline\L15-0028 Holiday Inn Express\L15-0028 SR Shoreline and paved. Christensen Road is located between the project site and the shoreline. As part of a development agreement (Attachment C) between the City and the developer regarding shared parking on Christensen Road south, the developer has agreed to pay $93,849 to the City for future riverbank restoration work. The developer will also remove the pavement in the cul-de-sac and replace it with native landscaping consistent with regulations for development within the shoreline jurisdiction. V. SHORELINE REGULATIONS TMC 18.44.130 B.3. Shoreline Administration states that a substantial development permit shall be granted only when the development proposed is consistent with the shoreline master program (SMP). The relevant SMP policies were discussed above. The area of the 200-foot shoreline management area that falls across the development site as shown on the plans (Attachment B). The eastern half of the landscaped cul-de-sac, once the pavement has been removed, is the only portion of the site that will fall within the 125-foot river buffer. Accordingly, the project will be reviewed for compliance with standards for the Urban Conservancy Environment Outside of Buffer. The project will also be reviewed for compliance with the applicable standards of the underlying zoning district, Tukwila Urban Center — Transit Oriented Development (TUC-TOD). TMC 18.44.050 Permitted Uses The proposed project is a hotel and is permitted per TMC 18.44.050 C.1, for development within the Urban Conservancy Environment Outside of Buffer. TMC 18.44.070 C. Urban Conservancy Development Standards As shown, the proposal meets the development standards of the Urban Conservancy Environment, including: 1. Setbacks and site configuration: The site does not encroach into the 125' Shoreline Buffer, which terminates at the eastern side of Christensen Road. 2. Height: The proposed building is located outside of the 200' OHWM buffer and is not subject to the height restrictions. 3. Lighting: Parking lot/pathway lighting will be directed downward so as to control glare and off - site illumination. TMC 18.44.070 D. Surface Water and Water Quality Projects are required to be designed so as to cause no net loss to shoreline ecological functions. No net loss has been addressed above under the discussion of the consistency of this project with shoreline goals and policies and the No Net Loss Checklist is provided as Attachment A. Per TMC 18.44.070.D.7, the use of low impact development techniques (LID) is required, unless such techniques conflict with other provisions of the SMP or are shown to not be feasible due to site conditions. Applicant must demonstrate the incorporation of LID techniques at the time of building VL Page 6 of II 8/17/2015 W:\Users\Valerie\Shoreline\L15-0028 Holiday Inn Express\L15-0028 SR Shoreline permit submittal, or else demonstrate their infeasibility on the site. Prior to applying for the building permit the applicant shall incorporate LID techniques in the storm water design if the site conditions allow incorporation of such techniques. TMC 18.44.070 E. Flood Hazard Reduction Not applicable. TMC 18.44.070 F. Shoreline Stabilization Not applicable. TMC 18.44.070 G. Archaeological, Cultural and Historical Resources Applicant will comply with all local, state, and federal laws in the event that archaeological or paleontological artifacts are encountered. The site has been previously cleared and graded. There is a possibility that archaeological materials may be inadvertently encountered during construction. If such materials are discovered, work at the specific location would be suspended until the materials can be inspected by a professional archaeologist and the appropriate agencies notified. TMC 18.44.070 H. Environmental Impact Mitigation No net loss has been addressed above under the discussion of the consistency of this project with shoreline goals and policies and the No Net Loss Checklist is provided as Attachment A. TMC 18.44.070 I. Off Street Parking and Loading Requirements Any parking facilities located between the river and any building must incorporate additional landscaping in accordance with TMC 18.44.080. Berms or other site planning or design techniques should be used to reduce visual and/or environmental impacts from the parking areas utilizing the following screening techniques: a. A solid evergreen screen of trees and shrubs a minimum of six feet high; or b. Decorative fence; or c. Earth berms at a minimum of four feet high planted with native plants As the area east of Christensen Road is not within the subject parcel, it is exempt from the perimeter landscaping requirements. Instead, the area between Christensen Road and the on -site parking east of the building shall fulfil the screening requirement. The City's Urban Environmentalist has reviewed and approved proposed landscaping along the eastern lot line, which includes a combination of native trees and native evergreen shrubs. The landscaping will provide visual relief without unduly obstructing visibility within the parking lot. VL Page 7 of 11 8/17/2015 W:\Users\Valerie\Shoreline\L15-0028 Holiday Inn Express\L15-0028 SR Shoreline TMC 18.44.070 J. Land Altering Activities Development Standards (Section 9.11 of the SMP) addresses clearing, grading and landfill activities in the shoreline jurisdiction. The SMP requires all land altering activities in the shoreline jurisdiction to be in conjunction with an underlying land development permit, except for shoreline restoration projects. A. Land altering activity shall be permitted only where it meets the following criteria: l . The work is the minimum necessary to accomplish an allowed shoreline use; Response: The only clearing and grading that will occur within the shoreline jurisdiction will be for parking associated with the hotel and shared use parking spaces for the Green River Trail. All clearing and grading will be done in accordance with City of Tukwila standards and the approved erosion control plan. 2. Impacts to the natural environment are minimized and mitigated; Response: No vegetation within the Shoreline Buffer will be removed. Native vegetation is proposed in place of the existing paved cul-de-sac and other landscaped areas within the 200' of the OHWM shoreline zone. 3. Water quality, river flows and/or fish habitat are not adversely affected; Response: Erosion control measures in the form of catch basin protection will be installed according to City of Tukwila standards to mitigate any erosion impacts during construction. 4. Public access and river navigation are not diminished; Response: Public access to the Green River Trail will be improved by the project by a pedestrian path leading from Andover Park East to the existing trail along the River. Shared parking is proposed for the hotel and the trail. The project will have no impact on river navigation. 5. The project complies with all federal and state requirements and the project has been coordinated with the U.S. Army Corps of Engineers; Response: Applicant is responsible for compliance with all federal and state requirements. 6. The project complies with the vegetation protection criteria of the Vegetation Protection and Landscaping Section; Response: The City's Urban Environmentalist has reviewed landscape plan and is satisfied with the vegetation selection within the 200-foot shoreline zone. The majority of the landscaping is native, with a few non -natives or native -hybrid species that have been deemed VL Page 8 of I 1 8/17/2015 W:\Users\Valerie\Shoreline\L15-0028 Holiday Inn Express\L15-0028 SR Shoreline more appropriate than comparable native species given the site conditions (the perimeter landscaping bisects the parking lot area). 7. Documentation is provided to demonstrate that the fill comes from a clean source. Response: The applicant has not proposed bringing in any fill from outside of the site. No fill will be placed waterward of the ordinary high water mark. B. Clearing, grading and landfill activities, where allowed, shall include erosion control mechanisms, and any reasonable restriction on equipment, methods or timing necessary to minimize the introduction of suspended solids or leaching of contaminants into the river, or the disturbance of wildlife or fish habitats in accordance with the standards in the Grading Chapter, TMC 16.54. Response: The project will use Best Management Practices, such as catch basin protection, which will be installed before any earthmoving activities take place and will be maintained throughout construction in order to prevent sediment from entering the Green River. TMC 18.44.080 Vegetation Protection and Landscaping Requirements for landscaping within the buffer area of the shoreline include planting native trees, shrubs and groundcover. The landscaping plan (Attachment B) indicates that native species will be planted within the cul-de-sac, which falls entirely within the 200' Shoreline Jurisdiction. Per TMC 18.44.080.C.1.c., an applicant is not required to remove invasive species on properties located behind publicly maintained levees. No vegetation removal in the river buffer is proposed. Per TMC 18.44.080.3.a, required perimeter landscaping requirements of: one tree for each 20 lineal feet; one shrub for each 4 linear feet; and ground cover at 12 inches on -center have been met within the 200' OHWM Shoreline Jurisdiction. Per TMC 18.44.080.3.b, interior parking lot landscaping requirements of 10 sq. ft. of landscaping for every 300 sq. ft. of paved area have been met. Additionally, the landscaping islands have been placed to meet the requirement of maximum of 150 feet between islands. TMC 18.44.100 Public Access Public access to the Green River is not required for the property as it does not directly abut the shoreline. However, the development agreement (Attachment C) requires the construction of a public sidewalk along the northern perimeter connecting Andover Park E to provide enhanced pedestrian access to the trail. The applicant will provide signage to ensure that there is no interference with the existing public access and indicate the public nature of the connecting sidewalk. Details for the required signage shall be provided with the building application materials. TMC 18.44.110 Shoreline Design Guidelines VL Page 9 of 11 8/17/2015 W:\Users\Valerie\Shoreline\LI5-0028 Holiday Inn Express\L15-0028 SR Shoreline The project is subject to Design Review by the Board of Architectural Review per TMC 18.44.110. Design guidelines assessed include: 1. Relationship of Structure to Site: The proposed development is oriented towards the river, with views of the river included for riverfront rooms and a shared use balcony. Existing vegetation on site is comprised of scrubby perimeter vegetation. 2. Building Design: The proposed building faces the river in order to take advantage of shoreline views. All sides of the building meet code requirements for blank walls. The height of the building is 68 feet, which is within the 70 foot maximum height allowed in the zone, given a height bonus for frontage improvements along Andover Park E and Christensen Road. 3. Design of Public Access: Public access to the Green River Trail will not be impacted by the proposed project. A landscaped public sidewalk will connect Andover Park E to the trail, enhancing public access to the trail. The applicant will provide four designated parking spaces for trail users only, with the remaining parking spaces on Christensen Road to be shared between hotel and trail users. Signage will be provided to ensure that access to the trail is welcoming and the joint use parking does not feel like private property. VI. COMMENTS A Notice of Application was distributed to agencies that may have an interest in the project on June 23, 2015. The Notice of Application was also posted on the project site and mailed to surrounding residences/property owners. There were no comments received in response to the Notice of Application. VII. SEPA The City of Tukwila prepared a Supplemental Environmental Impact Statement (SEIS) for the Southcenter Subarea under the State Environmental Policy Act (SEPA) as set forth in RCW 43.21C.420. Project -specific development proposals within the Southcenter Subarea are not subject to individual SEPA review provided they are consistent with the subarea plan, development regulations, and the SEIS. This project was therefore exempt from SEPA review. VIII. CONCLUSIONS I. The project site is situated on the corner of Tukwila Parkway and Andover Park East in the City of Tukwila. The proposed development is located outside of the 125' shoreline buffer, which terminates at Christensen Road. A portion of the site is within 200' of the Ordinary High Water Mark of the Green River. No structures are proposed within the 200' Shoreline Zone. 2. The shoreline environment designation for the portion of the shoreline zone in the project area is "Urban Conservancy." General commercial uses such as hotels are permitted in the Urban Conservancy environment designation; the underlying zoning of TUC-TOD also allows this use. VL Page 10 of 11 8/17/2015 W:AUsers\ValerieAShorelineAL15-0028 Holiday Inn Express\L15-0028 SR Shoreline 3. A Shoreline Substantial Development Permit is required for this project per TMC 18.44.130. 4. The landscaping plan is consistent with TMC 18.44.080. A predominately native vegetation palate is proposed to be installed within the river buffer to replace the previously paved cul-de-sac and other landscaped areas within the 200' shoreline zone. Given the unique nature the a parking lot, which is split between the subject parcel and a public road, the City's Urban Environmentalist has deemed the plant species appropriate to provide screening from the Green River Trail while maintaining parking lot visibility. 5. Per TMC 18.44.070.D.7, the use of low impact development techniques (LID) is required, unless such techniques conflict with other provisions of the SMP or are shown to not be feasible due to site conditions. Applicant must demonstrate the incorporation of LID techniques at the time of building permit submittal, or else demonstrate their infeasibility on the site. 6. The proposed project is consistent with the economic development, shoreline design quality, access and recreational use, historical resource use and archaeological protection, and natural environment and habitat use goals and policies of the Shoreline Master Program. IX. RECOMMENDATION Staff recommends approval of the shoreline substantial development permit, with the following condition: 1. Per TMC 18.44.070.D.7, the use of low impact development techniques (LID) is required, unless such techniques conflict with other provisions of the SMP or are shown to not be feasible due to site conditions. Applicant must demonstrate the incorporation of LID techniques at the time of building permit submittal, or else demonstrate their infeasibility on the site. VL Page 11 of 11 8/17/2015 W:\Users\Valerie\Shoreline\L15-0028 Holiday Inn Express\L15-0028 SR Shoreline Cu* of J ufuuiea Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Lindsay Brown , HEREBY DECLARE THAT: Notice of Application X Notice of Decision 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: Assessor's Office, Applicant (emailed), WA State Dept. of Ecology NW Office, Muckleshoot Tribe (emailed). on this 21st day of September 2017 Project Name: Holiday Inn SDP Revision Project Number: L15-0028 Associated File Number (s): Mailing requested by: Lindsay Brown Mailer's signature: W:\USERS\LINDSAY\SPECIAL PERMISSION\L15-0028 HOLIDAY INN SHORELINE REVISION\L15-0028 NOD AFFIDAVIT OF DISTRIBUTION.DOC STATE OF WASHINGTON DEPARTMENT OF ECOLOGY Northwest Regional Office • 3190 160th Ave SE • Bellevue, WA 98008-5452 • 425-649-7000 711 for Washington Relay Service • Persons with a speech disability can call 877-833-6341 July 27, 2017 David Kwok 21109 66th Avenue SE Kent, WA 98032 Re: City of Tukwila Permit SDP L15-0028 — Revision Approved David Kwok — Applicant Shoreline Substantial Development Permit (SDP) #2015-NW-2951 Dear Mr. Kwok: TD Auu 012011 'n. On July 24, 2017, we received notice that the City of Tukwila approved a revision to your SDP. The revision will allow the underground installation of fiber optic facilities in the Christensen Road right-of-way to the Holiday Inn Express site. This permit will apply within the Urban Conservancy environment designation of the Green River. By law, local governments must review all SDPs for compliance with: • The Shoreline Management Act (Chapter 90.58 RCW). • Ecology's SDP approval criteria (Chapter 173-27-150 WAC). • The City of Tukwila Local Shoreline Master Program. Local governments, after reviewing SDPs for compliance, are required to submit them to Ecology. We have received your approved SDP revision. What Happens Next? Before you begin activities authorized by this permit revision, the law requires you wait at least 21 days from July 24, 2017, the "date of filing." This waiting period allows anyone (including you) who disagrees with any aspect of this permit to appeal the decision to the state Shorelines Hearings Board (SHB). You must wait for the conclusion of an appeal before you can begin the activities authorized by this peiniit. The SHB will notify you by letter if they receive an appeal. We recommend you contact the SHB before you begin permit activities to ensure they have not received an appeal. You may reach them at (360) 664-9160 or http://www.eluho.wa.aov/Board/SHB.- David Kwok July 27, 2017 Page 2 • If want to appeal this decision, you can find appeal instructions (Chapter 461-08 WAC) at the SHB website above or on the website of the Washington State Legislature at http ://apps.leg. wa. gov/wac. Other federal, state, and local permits may be required in addition to this shoreline permit. If you have any questions about this letter, please contact David Pater, Regional Shoreline Planner, at (425) 649-4253. Sincerely, Amelia Petersen, Section Assistant Shorelands and Environmental Assistance Program Cc: Lindsay Brown, Project Planner — City of Tukwila City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director Affidavit of Distribution Project Name: REVISION TO SHORELINE SUB. DEVELOP. Project Number: L15-0028 Associated File Number (s): Date Mailed: 7/21/17 Mailing requested by: LINDSAY BROWN Mailer's signature: ❑ Board of Adjustment Agenda Packet ❑ Board of Appeals Agenda Packet ❑ Determination of Non -Significance ❑ Determination of Significance & Scoping Notice ❑ Mitigated Determination of Non - Significance ❑ Notice of Action Notice of Application Parties of Record: O Notice of Application for Shoreline Mgmt Permit O Notice of Decision ❑ Notice of Public Hearing O Notice of Public Meeting ❑ Official Notice ❑ Other: O Shoreline Mgmt Permit ❑ Short Subdivision Agenda SEE ATTACHED NAME DEPARTMENT Lowes Home Center Tukwila Community Member Nelsen Family Trust Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Stanford Tukwila Hotel Corp Beta Tukwila LLC Tukwila TSD LLC Home Electric Company Pietromonaco/pb LLC Tukwila Community Member Seattle City of SPU-WTR Extended Stay Hotels US ARMY CORP OF ENGINEERS OFFICE OF ARCHAEOLOGY WSDOT NW REGION TRANSPORTATION DEPARTMENT DEPT OF NATURAL RESOURCES WA FISHERIES & WILDLIFE DEPT OF ECOLOGY NW REGIONAL OFFICE WA STATE ATTORNEY GENERAL ECOLOGY DEPARTMENT KING COUNTY PARK AND REC KC ASSESSOR'S OFFICE ACCOUNTING DIVISION KC METRO TRANSIT/SEPA OFFICIA ENVIRONMENTAL PLANNING KC DEPARTMENT OF NAT'L RESOURCES FOSTER LIBRARY WESTFIELD MALL LIBRARY SEATTLE PLANNING AND DEVELOP WATER DEPT SEATTLE PUBLIC UTILITIES MUCKLESHOOT Cultural Resource! Laura Murphy MUCKLESHOOT Fisheries Program Karen Walter ADDRESS 1000 Lowes Blvd 101 Andover Park E 10510 Northup Way #300 112 Andover Park E 116 Andover Park E 120 Andover Park E 15635 W Valley Hwy 15901 W Valley Hwy 1610 Boundary Blvd 18827 Bothell Way NE #100 21109 66th Ave S 3414 NE 55th St 7900 SE 28th ST #310 90 Andover Park E PO BOX 34018 PO BOX 49550 4735 E MARGINAL WY S PO BOX 48343 PO BOX 330310, MS 240 PO 47015 16018 MILL CREEK BLVD 3190 160th AVE SE PO BOX 40117 CITY/STATE Mooresville, NC Tukwila, WA Kirkland,WA Tukwila, Wa Tukwila, WA Tukwila, WA Tukwila, WA Tukwila, WA Auburn WA Bothell, WA Kent, WA Seattle, WA Mercer Island, WA Tukwila, WA Seattle, WA Charlotte NC Seattle, WA OLYMPIA, WA SEATTLE, WA OLYMPIA, WA MILL CREEK, WA BELLEVUE, WA LACEY, WA 201 S JACKSON ST STE 700 SEATTLE, WA 500 4th AVE, RM# 709A Seattle, WA 201 S JACKSON ST., MS KSC-TR- SEATTLE, WA 201S JACKSON ST., STE 600 SEATTLE, WA 14380 Tukwila International BI‘TUKWILA, WA 1386 SOUTHCENTER MALL TUKWILA, WA PO BOX 34019 SEATTLE,WA PO BOX 34018 SEATTLE, WA 39015 172nd AVE SE AUBURN, WA 39015 172nd AVE SE AUBURN, WA ZIP 28117 98188 98033 98188 98188 98188 98188 98188 98101 98011 98032 98105 98040 98188 98124 28277 98124 98504 98133 98504 98012 98008 98504 98104 98104 98104 98104 98168 98188 98124 98124 98092 98092 MUCKLESHOOT Wildlife Program Mike Middleton 39015 172nd AVE SE AUBURN, WA 98092 WASTE MANAGEMENT 8111-1st AVE S SEATTLE, WA 98108 DUWAMISH TRIBE 4705 W MARGINAL WAY SW SEATTLE, WA 98106 City of Tukwila Notice Of Application : Project # L15-0028 Revision to Shoreline Substantial Development Permit Project Planner: Lindsay Brown, 206.433.7166, Lindsay.Brown@TukwilaWa.gov Location: 90 Andover Park East, APN 0223000040 File #: L15-0028 Applicant: Stacey Smith, MTG Technical Consulting Property Owner: TUKWILA TSD LLC Project Description: Revision to Shoreline Substantial Development Permit (City File# L15-0028 ) issued for Holiday Inn Express. The revision will allow the underground installation of fiberoptic facilities in the Christensen Road right-of- way to the Holiday Inn Express site, on property within the Urban Conservancy designation of the shoreline environment. Your written comments on the project are requested and can be delivered to DCD, 6300 Southcenter Blvd, Ste 100, Tukwila WA 98188. Comments must be received by 5:00p.m. on August 21, 2017. You may request a copy of any deci- sion, comment on the project, and learn your appeal rights by contacting the project planner listed above or by visiting our offices Monday through Friday, 8:00am to 5:00 pm at DCD 6300 Southcenter Blvd, Ste 100. City of Tukwila Notice Of Application : Project # L15-0028 Revision to Shoreline Substantial Development Permit Project Planner: Lindsay Brown, 206.433.7166, Lindsay.Brown@TukwilaWa.gov Location: 90 Andover Park East, APN 0223000040 File #: L15-0028 Applicant: Stacey Smith, MTG Technical Consulting Property Owner: TUKWILA TSD LLC Project Description: Revision to Shoreline Substantial Development Permit (City File# L15-0028 ) issued for Holiday Inn Express. The revision will allow the underground installation of fiberoptic facilities in the Christensen Road right-of- way to the Holiday Inn Express site, on property within the Urban Conservancy designation of the shoreline environment. Your written comments on the project are requested and can be delivered to DCD, 6300 Southcenter Blvd, Ste 100, Tukwila WA 98188. Comments must be received by 5:00p.m. on August 21, 2017. You may request a copy of any deci- sion, comment on the project, and learn your appeal rights by contacting the project planner listed above or by visiting our offices Monday through Friday, 8:00am to 5:00 pm at DCD 6300 Southcenter Blvd, Ste 100. City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 You are receiving this notice because you are a property owner or tenant within 500ft of this project City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 You are receiving this notice because you are a property owner or tenant within 500ft of this project 0400 ✓ City of Tukwila Department of Community Development File Number Revision to L15-0028 Shoreline Permit- Holiday Inn ---LAND USE PERMIT ROUTING FORM Building Planning Public Works Fire -Dept. ✓ Police Dept. Parks/Rec hPro;ect Holiday Inn- Revision to Shoreline Substantial Dev. Permit Address: 90 Andover Park East Date transmitted: July 14, 2017 Response August 2017 requested by: g 4, Staff coordinator: Lindsay Brown 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.) * Revision to Shoreline Substantial Development Permit to allow the extension of fiberoptic conduit to Holiday In Express. Plan check date: CommentsdA prepared by: Update date: 0400 TO: Building City of Tukwila Department of Community Development RECEIVED JUL 14 2017 TUKWILA PUBLIC WORKS LAND USE PERMIT ROUTING FORM File Number Revision to L15-0028 Shoreline Permit- Holiday Inn Planning Public Works fire Dept. III Police Dept. Parks/Rec Project: Holiday Inn- Revision -to -Shoreline Substantial Dev. Permit Address: 90 Andover Park East Date transmitted: July 14, 2017 Response August 2017 requested by: g 4, Staff coordinator: Lindsay Brown 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.) * Revision to Shoreline Substantial Development Permit to allow the extension of fiberoptic conduit to Holiday In Express. a V4 ho G no e uk-5 . Plan check date jZO' Comments � prepared by: \.J Update date: 7/18/2017 Mail - Lindsay.Brown@TukwilaWA.gov RE: question re: noticing for revision to Shoreline permit Pater, David (ECY) < DAPA461@ ECY.WA.GOV> Fri 7/14/2017 5:35 PM To: Lindsay Brown <Lindsay.Brown@TukwilaWA.gov>; Hi Lindsay, Seems like a minor revision to a shoreline permit. I think that is a reasonable noticing approach, if the parties of record is the same notification list as the original permit? I also recommend reviewing WAC 173-27-110, which describes permit noticing requirements. I'm out on Monday, but back in Tuesday if you have additional questions. Best regards David Pater / Shoreline Planner Shorelands and Environmental Assistance / Department of Ecology, NWRO david.pater@ecy.wa.gov (425) 649-4253 From: Lindsay Brown[mailto:Lindsay.Brown@TukwilaWA.gov] Sent: Friday, July 14, 2017 4:38 PM To: Pater, David (ECY) <DAPA461@ECY.WA.GOV> Subject: question re: noticing for revision to Shoreline permit https://outlook.office365.com/owa/?realm=TukwilaWA.gov&exsvurl=1 &II-cc=1033&modurl=0&path=/mai I/inbox 1/2 7/18/2017 Mail - Lindsay.Brown@TukwilaWA.gov Hi David, Minnie Dhaliwhal gave me your contact information. I have a question about public noticing that I couldn't get a good answer about in our City code or the RCW, and I'm hoping you can help me! I am working on an application for a revision to a shoreline permit to allow the extension of underground fiberoptic cable to a private development. It's not technically a "limited utility extension" called out as an exception to the 30-day onsite posting requirement, and we unfortunately don't have any provisions in our City code geared toward revisions or minor modifications to shoreline permits. On review of the proposal, the project appears to meet all the criteria of WAC 173-27-100 (2)- within the scope and intent of the original permit, etc. My question then is, can I notice just the parties of record on the original Shoreline application plus agencies with jurisdiction? Thanks so much, Lindsay Lindsay Norris Brown, Assistant Planner Department of Community Development City of Tukwila 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 206-433-7166 Iindsay.brownctukwilawa.gov The City of opportunity, the community of choice. https://outlook.office365.com/owa/?realm=TukwilaWA.gov&exsvurl=1 &II-cc=1033&modurl=0&path=/mail/inbox 2/2 MCC 1ECI-1NCF4.. CONSULTING W. C MGC TECHNICAL CONSULTING, INC. 8521 154th Ave Ne Redmond, WA 98052 Phone: 206.618.0297 Email: stacey@mgctechnical.com June 16, 2017 City of Tukwila Attn: Jack Pace, Director 6300 Southcenter Blvd, Suite 100, Tukwila, WA 98188-2544 RE: L15-0028 Shoreline Permit — Revision Request Dear Mr. Pace, We are applying for a revision to Shoreline Permit L15-0028 as requested by Joanne Spencer. The work proposed is consistent with the applicable Shoreline Master Program (SMP) and within the scope and intent of the original permit (please see attached). In response to WAC 173-27-100 (2), (a) The fiber-optic facility installation will have no over water construction; (b) The ground cover will not change as the form of underground installation by Comcast is a fiber facility being installed via directional drilling with five total bore pits at a size of 4'x5', needed for boring; (c) This revision request is underground and will not need variance; d) All restoration work will be in accordance with original conditions of approval and no additional adverse impacts will occur; (e) The use requested is authorized use pursuant to the original permit and does not change the original permit; and (f) Comcast understands that if approved, the permit will be effective at time of approval. If you have any additional questions, please contact me at 206.618.0297 or stacey@mgctechnical.com. Thank you, Stacey Smith Permit Manager IA? ECEVED JUL 112011 'omn; In, 8521 154th Ave NE, Redmond, WA 98052 Page 1 ADDRESS: 15800 68TH AVE S, TUKWILA, WA 98188 PROJECT NAME: HORIZON - 223948 - 6 CONTINENTS HOTELS 1 1-405 ANDOVERPARK W TUKWILA PKWY i SITE LOCATION IE`ma c'I1 tl EL'yG' JUL 112017 ‘:_ rnmunity of veiopmont Know what's below. Call before you dig. 0 250' 500' CONTACTS HORIZON CONTACT: HOLLY MUNYAN 13718 MUKILTEO SPEEDWAY LYNNWOOD, WA 98087 C.425.361.7802 HM U NYAN @ H ORIZO N N W. N ET SHAWN PETTIBONE MGC TECHNICAL CONSULTING, INC. 8521 154TH AVE NE REDMOND, WA 98052 C.206.618.8732 S HAW N @M GCTE C H N I CAL.COM SHEET INDEX 1. COVER SHEET / SITE LOCATION 2. LEGEND 3. GENERAL NOTES 4. PLAN VIEW 5. PLAN VIEW B 6. PLAN VIEWC 7. TYPICALS 8. SITE PHOTOGRAPHS SCOPE OF WORK: STARTING AT TIE IN LOCATION, PULL (1) FIBER CABLE THROUGH EXISTING COMCAST VAULTS AND CONDUITS. AT EXISTING COMCAST PED DIRECTIONAL DRILL (2) 2" 0 CONDUITS NORTH ON THE WEST SIDE OF CHRISTENSEN RD WHILE PLACING NEW COMCAST 17X30 HAND HOLES PER PRINTS. CONNECT NEW COMCAST CONDUIT TO BUILDING PLACED EXISTING CONDUIT THAT CONNECTS INTO NEW JOB SITE. PULL (1) NEW FIBER CABLE THROUGH, COIL AND SPLICE. Lis -ooze 3 AS —BUILT 2 REVISION / 1 4/14/17 SP RDG ORIGINAL NO. DATE ENGINEER DRAFTER COMMENT @omoast [M�E� CLIENT ENGINEER: HOLLY MUNYAN ENGINEERING FIRM: MGC TECHNICAL CONSULTING INC. PROJECT NUMBER: 233948 LOCATION: 15800 68TH AVE S TUKWILA, WA 98188 SCALE: 1 "=500' DRAWING NAME: HORIZON - 233948- SIX CONTINENTS HOTELS- - PLANS.dwg CONFIDENTIALJPROPRIETARY SHEET: 1 OF 8 LINETYPES /o- t1J NK -- -- X X - ABBREVIATIONS AERIAL FIBER - EXISTING AERIAL FIBER - ATTACH AERIAL FIBER - OVERLASH STRAND - EXISTING STRAND - PROPOSED CONDUIT - EXISTING CONDUIT - PROPOSED INNERDUCT - EXISTING INNERDUCT - PROPOSED GAS WATER TELEPHONE FIBER OPTIC ELECTRIC SANITARY SEWER (SEW) STORM DRAIN CABLE TV STEAM OIL UNKNOWN UTILITY FENCE RIGHT OF WAY EDGE OF PAVEMENT ASW ASPHALT SIDEWALK BIP BLACK IRON PIPE BSP BLACK STEEL PIPE CSw ELECT. EOP EOTW FOC F/O HDPE HH JB MH MP 0/S PR PVC RGS ROW SEW SD STA. STM TEL CONCRETE SIDEWALK ELECTRIC EDGE OF PAVEMENT EDGE OF TRAVEL WAY FACE OF CURB FIBER OPTIC HIGH DENSITY POLYETHYLENE HANDHOLE JUNCTION BOX MANHOLE MILE POST OFFSET POWER RISER POLY VINYL CHLORIDE RIGID GALVANIZED STEEL CONDUIT RIGHT OF WAY SANITARY SEWER STORM DRAIN STATION STEAM TELECOM RECEIVED JUL 112011 ;;;ommunity Development SYMBOLS I _1� I I HH 0 LEGEND RISER - EXISTING RISER - PROPOSED CATCH BASIN/INLET (RECTANGULAR) CATCH BASIN/INLET (ROUND) FIRE HYDRANT WATER/GAS VALVE LIGHT POST STREET LIGHT TRAFFIC LIGHT ARM TREE CULVERT WING WALL BRIDGE STREET SIGN ADA RAMP UTILITY POLE - EXISTING UTILITY POLE - PROPOSED TRAFFIC RATED VAULT - EXISTING (SIZE AND UTILITY TYPE MAY VARY) TRAFFIC RATED VAULT - PROPOSED (SIZE MAY VARY) HANDHOLE - EXISTING (SIZE AND UTILITY TYPE MAY VARY) HANDHOLE - PROPOSED (SIZE MAY VARY) PEDESTAL - EXISTING (SIZE AND UTILITY TYPE MAY VARY) PEDESTAL - PROPOSED (SIZE MAY VARY) WET UTILITY MANHOLE - EXISTING (SIZE AND UTILITY TYPE MAY VARY) BORE PIT - PROPOSED (SIZE MAY VARY) UTILITY POTHOLE TD 0 O HII' 0' co 0' 0 ►41 FDP FDP PB C> PB TRANSMISSION/DISTRIBUTION POLE TRANSMISSION POLE DISTRIBUTION POLE GROUND/BOND AERIAL STORAGE - EXISTING AERIAL STORAGE - PROPOSED VAULT/BUILDING STORAGE - EXISTING VAULT/BUILDING STORAGE - PROPOSED POLE ANCHOR/DOWN GUY - EXISTING POLE ANCHOR/DOWN GUY - PROPOSED DOWN GUY TO EXISTING ANCHOR - PROPOSED SPLICE POINT - EXISTING SPLICE POINT - PROPOSED TERMINATION - EXISTING TERMINATION - PROPOSED PULLBOX - EXISTING PULLBOX - PROPOSED CONSTRUCTION NOTE / RESTORATION CALLOUT PHOTO -MARKER NORTH ARROW INFORMATION TABLES POLE NUMBER 11 EXISTING UTILITY 0'-0" PROPOSED ATTACH 0'-0" #F IN: OUT: #F IN: TAIL: #F TAIL: OUT: HATCH PATTERNS UTILITY POLE INFORMATION TABLE (NUMBER OF ATTACHMENTS MAY VARY) SEQUENTIAL IN/OUT CALLOUT SEQUENTIAL IN/TAIL CALLOUT SEQUENTIAL TAIL/OUT CALLOUT 4 a A 4 f 4 4 t E e Know what's below. CaII before you dig. CONCRETE SIDEWALK GRASS/VEGETATION GRAVEL WATER 3 2 1 NO. 4/14/17 SP DATE ENGINEER RDG DRAFTER AS —BUILT REVISION / 1 ORIGINAL COMMENT @omcast MG� CLIENT ENGINEER: HOLLY MUNYAN ENGINEERING FIRM: MGC TECHNICAL CONSULTING INC. PROJECT NUMBER: 233948 LOCATION: 15800 68TH AVE S TUKWILA, WA 98188 DRAWING NAME HORIZON- 233948-SIX CONTINENTSHOTELS - PLANS.dwg CO N F I DENT I AUPRO PRI ETA RY SHEET: 2 OF 8 GENERAL NOTES GENERAL NOTES: The locations of utilities shown on these drawing are only approximate. MGC TECHNICAL CONSULTING, INC. hereby disclaims any responsibility to third parties for the accuracy of this information. Persons working in the area covered by this drawing must contact the statewide Call -Before -You -Dig System to ascertain the location of underground utilities prior to performing any excavation. 1. ALL MATERIALS, WORKMANSHIP, AND CONSTRUCTION OF UTILITY IMPROVEMENTS SHALL MEET OR EXCEED SITE WORK STANDARDS AND THE STANDARDS AND SPECIFICATIONS SET FORTH IN THE CITY OF TUKWILA REGULATIONS AND APPLICABLE STATE AND FEDERAL REGULATIONS. WHERE THERE IS CONFLICT BETWEEN THESE PLANS AND THE SPECIFICATIONS, OR ANY APPLICABLE STANDARDS, THE HIGHER QUALITY STANDARD SHALL APPLY. ALL WORK WITHIN PUBLIC R.O.W. OR EASEMENTS MAY REQUIRE INSPECTED AND APPROVED BY THE CITY OF TUKWILA INSPECTOR. INSPECTION SERVICES AND CONSTRUCTION CERTIFICATION TO BE PROVIDED BY DESIGNEE OF PROJECT SPONSOR/OWNER. 2. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES, AS SHOWN ON THESE PLANS, IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES AND, WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED UPON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE LOCAL UTILITY LOCATION CENTER AT LEAST 48 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATIONS OF EXISTING UTILITIES. THE CONTRACTOR SHALL VERIFY PERTINENT LOCATIONS AND ELEVATIONS, ESPECIALLY AT THE CONNECTION POINTS AND AT POTENTIAL UTILITY CONFLICTS. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES THAT CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THESE PLANS. 3. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL NECESSARY PERMITS FROM ALL APPLICABLE AGENCIES. THE CONTRACTOR SHALL NOTIFY THE CITY OF TUKWILA INSPECTOR AT LEAST 48 HOURS PRIOR TO THE START OF ANY EARTH DISTURBING ACTIVITY OR CONSTRUCTION ON ANY AND ALL PUBLIC IMPROVEMENTS IF REQUIRED. 4. THE CONTRACTOR SHALL COORDINATE AND COOPERATE WITH THE CITY OF TUKWILA AND ALL UTILITY COMPANIES WITH REGARD TO RELOCATIONS OR ADJUSTMENTS OF EXISTING UTILITIES DURING CONSTRUCTION, TO ASSURE THAT THE WORK IS ACCOMPLISHED IN A TIMELY FASHION, AND WITH A MINIMUM DISRUPTION OF SERVICE. THE CONTRACTOR SHALL BE RESPONSIBLE FOR CONTACTING ALL PARTIES AFFECTED BY ANY DISRUPTION OF ANY UTILITY SERVICE. 5. THE CONTRACTOR SHALL HAVE ONE (1) SIGNED COPY OF THE APPROVED PLANS, ONE (1) COPY OF THE APPROPRIATE STANDARDS AND SPECIFICATIONS, AND ONE (1) COPY OF ANY PERMITS AND EXTENSION AGREEMENTS NEEDED FOR THE JOB ON -SITE AT ALL TIMES. 6. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL ASPECTS OF SAFETY INCLUDING, BUT NOT LIMITED TO: EXCAVATION, TRENCHING, SHORING, TRAFFIC CONTROL, AND SECURITY. 7. IF, DURING THE CONSTRUCTION PROCESS, CONDITIONS ARE ENCOUNTERED BY THE CONTRACTOR, HIS SUBCONTRACTORS, OR OTHER AFFECTED PARTIES WHICH COULD INDICATE A SITUATION THAT IS NOT IDENTIFIED IN THE PLANS OR SPECIFICATIONS, THE CONTRACTOR SHALL CONTACT THE ENGINEER IMMEDIATELY. 8. ALL REFERENCES TO ANY PUBLISHED STANDARDS SHALL REFER TO THE LATEST REVISION OF SAID STANDARD, UNLESS SPECIFICALLY STATED OTHERWISE. 9. FOR WORK AFFECTING PUBLIC ROADWAYS OR IF REQUIRED BY THE CITY OF TUKWILA, THE CONTRACTOR SHALL SUBMIT A TRAFFIC CONTROL AND PHASING PLAN IN ACCORDANCE WITH M.U.T.C.D. FOR APPROVAL. PRIOR TO ANY CONSTRUCTION ACTIVITIES WITHIN OR AFFECTING THE RIGHT-OF-WAY, THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING ANY AND ALL TRAFFIC CONTROL DEVICES AS MAY BE REQUIRED BY SAID PLANS. PRIOR TO INSTALLATION A PRECONSTRUCTION CONFERENCE SHALL BE HELD WITH CITY OF TUKWILA. 10. THE CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL LABOR AND MATERIALS NECESSARY FOR THE COMPLETION OF THE INTENDED IMPROVEMENTS SHOWN ON THESE DRAWINGS OR DESIGNATED TO BE PROVIDED, INSTALLED, CONSTRUCTED, REMOVED OR RELOCATED UNLESS SPECIFICALLY NOTED OTHERWISE. 11. PER AGENCY STANDARDS THE CONTRACTOR SHALL BE RESPONSIBLE FOR KEEPING ROADWAYS FREE AND CLEAR OF ALL CONSTRUCTION DEBRIS AND DIRT TRACKED FROM THE SITE. 12. THE CONTRACTOR SHALL BE RESPONSIBLE FOR RECORDING RECORD INFORMATION ON A SET OF RECORD DRAWINGS KEPT AT THE CONSTRUCTION SITE AND AVAILABLE TO THE CITY OF TUKWILA INSPECTOR AT ALL TIMES. 13. DIMENSIONS FOR LAYOUT AND CONSTRUCTION ARE NOT TO BE SCALED FROM ANY DRAWING. FOR ADDITIONAL INFORMATION CONTACT THE ENGINEER FOR CLARIFICATION AND NOTE ON THE RECORD DRAWINGS. 14. ALL EROSION AND SEDIMENT CONTROL (E.S.C.) MEASURES SHALL BE INSTALLED AT THE LIMITS OF CONSTRUCTION PRIOR TO GROUND DISTURBING ACTIVITY. ALL E.S.C. MEASURES SHALL BE MAINTAINED IN GOOD REPAIR BY THE CONTRACTOR UNTIL SUCH TIME AS THE ENTIRE DISTURBED AREAS ARE STABILIZED WITH HARD SURFACE OR LANDSCAPING. 15. ALL WORK WITHIN THE PUBLIC RIGHT-OF-WAY IS SUBJECT TO THE JURISDICTION OF THE CITY OF TUKWILA ENGINEERING DEPARTMENT STANDARD DETAILS AND SPECIFICATIONS. 16. ALL CONSTRUCTION OPERATIONS, INCLUDING THE WARMING UP, REPAIR, ARRIVAL, DEPARTURE OR RUNNING OF TRUCKS, EARTH MOVING EQUIPMENT, CONSTRUCTION EQUIPMENT AND ANY OTHER ASSOCIATED EQUIPMENT SHALL GENERALLY BE LIMITED TO THE TIME PERIOD APPROVED BY THE CITY OF TUKWILA. Know what's below. Cali before you dig. RECEIVED JUL 11201/ ,-ommunt#y If.-►.r lopmonf 002 3 2 1 NO 4/14/17 DATE SP ENGINEER RDG DRAFTER AS —BUILT REVISION / 1 ORIGINAL COMMENT @Omcast MG CLIENT ENGINEER: HOLLY MUNYAN ENGINEERING FIRM: MGC TECHNICAL CONSULTING INC. PROJECT NUMBER: 233948 LOCATION: 15800 68TH AVE S TUKWILA, WA 98188 DRAWING NAME: HORIZON - 233948 - SIX CONTINENTS HOTELS - — PLANSdwg CONFIDENTIAUPROPRIETARY SHEET: 3 OF 8 CONSTRUCTION NOTES OM ME 130 ANDOVER�1� RK E 1 46000 CHRISJENSEN RD BAKER BLVD PLAN VIEW A 338' PARCEL# 2523049048 BOW LAKE PIPLINE \\HI\1\101k 1607QCHRISTENSEN 0 EXISTING COMCAST 17'X30' HANDHOLE. PULL (1) 36CT FIBER CABLE THROUGH. 2O EXISTING COMCAST CONDUIT. PULL (1) 36CT FIBER CABLE MEI 1 THROUGH. RELIEVED JUL 112011 Community Dovelopm :nt Know what's below. CaII before you dig. 0 10' 20' 30' 40' SCALE: 1"=40' L. /5 - 002? 3 AS —BUILT 2 REVISION / 1 4/14/17 SP RDG ORIGINAL NO. DATE ENGINEER DRAFTER COMMENT @orrxast CLIENT ENGINEER: HOLLY MUNYAN ENGINEERING FIRM: MGC TECHNICAL CONSULTING INC. PROJECT NUMBER: 233948 LOCATION: 15800 68TH AVE S TU KWI LA, WA 98188 DRAWING NAME: HORIZON - 233948 - SIX CONTINENTS HOTELS - PLANS.dwg CONFIDENTIAUPROPRIETARY SHEET 4 OF 8 9 133HS 01 HOlVW 1' 2' 3' 4' 5' 6' 7' 8' 9' 10' 11' 1 • 1I11,, i�''`, '"•11' "• '1 �'.. 1. I1 ' I('1 .. I.1, i',.'1',Li ..i`11..''.'. 11'' 1.1 l, ,, 111 l 1 1. ll ',; 1 PLAN VIEW B 4,0 r \\M • EXMSTI VG GRADE STA. 12+00 rr - OMNI STA. 13+00 s1- 1 — _41...1111•11..— HRISTENSEN RD \1 I. 14+00 �� fi;.. 286' _ —.— 120 ANDOVER PARK E •oe 2o�F� STA. 14+00 18+00 - - • • y4. STA. 15+00 16000 CHRISTENSEN RD Ts a` �r+ _ moo am. ••••.... - / STA. 16+00 T 2.4' EX.6"STORM EX.6 STORM HORIZ. SCALE: 1"=40'-0" VERT. SCALE: 1"=5'-0" CONSTRUCTION NOTES O EXISTING COMCAST 17'X30' HANDHOLE. PULL (1) 36CT FIBER CABLE THROUGH. 0 EXISTING COMCAST CONDUIT. PULL (1) 36CT FIBER CABLE THROUGH. 0 PROPOSED OPEN TRENCH (2) 2'0 CONDUIT. PULL FIBER (1) 36CT FIBER CABLE THROUGH. REPAIR SURFACE AS PER CITY OF TUKWILA STANDARDS. 04 PROPOSED (1) 4'X5' BORE PIT. PULL (1) 36CT FIBER CABLE THROUGH. REPAIR SURFACE AS PER CITY OF TUKWILA STANDARDS. PROPOSED DIRECTIONAL DRILL (2) 2'0 CONDUIT. PULL FIBER (1) 36CT FIBER CABLE THROUGH. REPAIR SURFACE AS PER CITY OF TUKWILA STANDARDS. 0 PROPOSED (1) 17'X30' HANDHOLE. PULL (1) 36CT FIBER CABLE THROUGH. REPAIR SURFACE AS PER CITY OF TUKWILA STANDARDS. 0 O POTHOLE UTILITY CROSSING PRIOR TO BORE. MAINTAIN = MINIMUM 2' VERTICAL CLEARANCE AT THE CROSSING FROM —i EXISTING UTILITIES. cn m m RECIEVED JUL 112011 community t )evelopmc.nt Know what's below. Call before you dig. 0 10' 20' 30' 40' SCALE: 1'=40' G./ 5--ap 2� 3 2 NO 4/14/17 DATE SP ENGINEER RDG DRAFTER AS -BUILT REVISION / 1 ORIGINAL COMMENT ?omcast. CLIENT ENGINEER: HOLLY MUNYAN ENGINEERING FIRM: MGC TECHNICAL CONSULTING INC. PROJECT NUMBER: 233948 LOCATION: 15800 68TH AVE S TUKWILA, WA 98188 DRAWING NAME: HORIZON - 233948-SIX CONTINENTS HOTELS - - PLANS.dwg CONFIDENTIAUPROPRIETARY SHEET: 5 OF 8 2' 3' 4' 5' 6' 7' 8' 9' 10' 11' C; • 7400 CHRISTENSEN RD >a+oo • -x ---- �x 200' r.• r.• 200 FT SHORE1wINE QFFSET PLAN VIEW C EX ISTI VG GRA 17E STA. 7+00 STA. 8+00 .TT : 7 STA. 9+00 112 ANDOVER PARK E 200 FT SHORLINE OFFSETI STA. 10+00 STA. 11+00 CONSTRUCTION NOTES 03 PROPOSED OPEN TRENCH (2) 2'0 CONDUIT. PULL FIBER (1) 36CT FIBER CABLE THROUGH. REPAIR SURFACE AS PER CITY OF TUKWILA STANDARDS. 0 PROPOSED (1) 4'XS' BORE PIT. PULL (1) 36CT FIBER CABLE THROUGH. REPAIR SURFACE AS PER CITY OF TUKWILA STANDARDS. 0 PROPOSED DIRECTIONAL DRILL (2) 2'0 CONDUIT. PULL FIBER (1) 36CT FIBER CABLE THROUGH. REPAIR SURFACE AS PER CITY OF TUKWILA STANDARDS. PROPOSED (1) 17'X30' HANDHOLE. PULL (1) 36CT FIBER CABLE THROUGH. REPAIR SURFACE AS PER CITY OF TUKWILA STANDARDS. H Lu W '2 VJ 0 0 POTHOLE UTILITY CROSSING PRIOR TO BORE. MAINTAIN MINIMUM 2' VERTICAL CLEARANCE AT THE CROSSING FROM = EXISTING UTILITIES. 2 2 .5' EX6"STORM HORIZ. SCALE: 1"=40-0" VERT. SCALE: 1"=5'-0" RECEj !! ED JUL 112017 Community Cievelopment Know what's below. Call before you dig. 0 10' 2D' 30' 40' SCALE: 1-=40' L,/5" - 002 ' 3 AS —BUILT 2 REVISION # 1 NO. 4/14/17 DATE SP ENGINEER RDG DRAFTER ORIGINAL COMMENT @OMCCISt. CLIENT ENGINEER: HOLLY MUNYAN ENGINEERING FIRM: MGC TECHNICAL CONSULTING INC. PROJECT NUMBER: 233948 LOCATION: 15800 68TH AVE S TUK9MLA, WA 98188 DRAWING NAME: HORIZON- 233948-SIX CONTINENTSHOTELS - PLANS.dwg CONFIDENTIAUPROPRIETARY SHEET: 6 OF 8 +) 6" MIN. r 12" 36" MIN DEPTH EXISTING GROUND WARNING TAPE BACKFILL (8" LAYERS) BACKFILL (COMPACTED @ 90%) HDPE DUCT CLEAN BACKFILL BACKFILL (COMPACTED EARTH @ 90%) TYPICAL TRENCH IN SOIL DETAIL SCALE NTS 2" UNDERGROUND TYPICALS 18" LIFT SLOT " L-BOLT (CAPTIVE) 79 7i2„ 4-3/4"X4-3/4" gyp, KNOCK OUT 74„ (2 PLACES) 1730HH VAULT DETAIL 3" HMA (CL I") (MATCH EX. IF GREATER) EX. ASPHALT SURFACE 11"HMA (CL}"OR1) 6" MIN. COMPACT MINERAL AGGREGATE TYPE 2 COMPACTED BACKFILL 6" SAND COVER 6" SAND BEDDING PANEL WIDTH PER PLAN TYPICAL ASPHALT TRENCH DETAIL 3' MIN. SCALE: NTS ANCHOR TABS SCALE: NTS RECEVED JUL 112011 Community Development Knowwhat'sbe ore below.0L /S — 002 �.,/ Cell before you dig. Ql/ 3 AS —BUILT 2 REVISION II 1 1 4/14/17 SP RDG ORIGINAL NO. DATE ENGINEER DRAFTER COMMENT @omvast ri) CLIENT ENGINEER: HOLLY MUNYAN ENGINEERING FIRM: MGC TECHNICAL CONSULTING INC. PROJECT NUMBER: 233948 LOCATION: 15800 68TH AVE S TUKWILA, WA 98188 DRAWING NAME: HORIZON - 233948 - SIX CONTINENTS HOTELS - - PLANS.dwg CONFIDENTIAUPROPRIETARY SHEET: 7 OF 8 PHOTO #1: FACING NORTH IN PARKING LOT EAST OF 68TH AVE S PHOTO #4: FACING NORTH ON WEST SIDE OF 68TH AVE S SITE PHOTOGRAPHS PHOTO #2: FACING NORTH ON WEST SIDE OF 68TH AVE S PHOTO #3: FACING NORTH ON WEST SIDE OF 68TH AVE S CONSTRUCTION NOTES O EXISTING COMCAST 17'X30' HANDHOLE. PULL (1) 36CT FIBER CABLE THROUGH. 2O EXISTING COMCAST CONDUIT. PULL (1) 36CT FIBER CABLE THROUGH. O3 PROPOSED OPEN TRENCH (2) 2'0 CONDUIT. PULL FIBER (1) 36CT FIBER CABLE THROUGH. REPAIR SURFACE AS PER CITY OF TUKWILA STANDARDS. 0 PROPOSED (1) 4'X5' BORE PIT. PULL (1) 36CT FIBER CABLE THROUGH. REPAIR SURFACE AS PER CITY OF TUKWILA STANDARDS. SO PROPOSED DIRECTIONAL DRILL (2) 2'0 CONDUIT. PULL FIBER (1) 36CT FIBER CABLE THROUGH. REPAIR SURFACE AS PER CITY OF TUKWILA STANDARDS. O6 PROPOSED (1) 17'X30' HANDHOLE. PULL (1) 36CT FIBER CABLE THROUGH. REPAIR SURFACE AS PER CITY OF TUKWILA STANDARDS. RECEQVED JUL 112017 Community Development [...2O2 l / Know what's below. / �^ C�/( Can before you dig. 3 AS —BUILT 2 REVISION 1 1 4/14/17 SP RDG ORIGINAL NO. DATE ENGINEER DRAFTER COMMENT @omcast �MGE� CLIENT ENGINEER: HOLLY MUNYAN ENGINEERING FIRM: MGC TECHNICAL CONSULTING INC. PROJECT NUMBER: 233948 LOCATION: 15800 68TH AVE S TUKWILA, WA 98188 DRAWING NAME: HORIZON - 233948 - SIX CONTINENTS HOTELS - PLANS.dwg CONFIDENTIAUPROPRIETARY SHEET: 8 OF 8 7/11/2017 Mail - stacey@mgctechnical.com RE: Shoreline amendment for Comcast Franchise Utility Permit Application PWF17-0063 Jaclyn Adams <Jaclyn.Adams@TukwilaWA.gov> Wed 6/28/2017 9:11 AM To:Stacey Smith <stacey@mgctechnicai.com>; Joanna Spencer <Joanna.Spencer@TukwilaWA.gov>; cc:Minnie Dhaliwal<Minnie.Dhaliwal@TukwilaWA.gov>; Mariah Calbero <mcalbero@mgctechnical.com>; Dear Ms. Smith, Thank you for your email. My apologies for the delay in responding to your request. The Planning and Public Works departments needed to converse about the shoreline amendment first, since it is a more unusual circumstance. With a shoreline amendment, we will need to take this over the counter. Joanna was correct that we can accept the request in letter format, but we will also require 4 copies of plan sets and four copies of any additional support documents. This is so that the request can be routed to all departments for review. We also require payment at the time of application and the cost of this permit is $667.80. We appreciate your patience in this matter. Please feel free to reach out by phone or email with any questions. Thank you, Jaclyn Adams Administrative Support Specialist! City of Tukwila 6300 Southcenter Bl, Suite 100 J Tukwila, WA 98188 T: 206-431-3670 I F: 206-431-3665 Jaclyn.Adams(TukwilaWA.gov ( http://www.TukwilaWA.gov The city of opportunity, the community of choice From: Stacey Smith [mailto:stacey@mgctechnical.com] Sent: Tuesday, June 27, 2017 6:47 AM To: Joanna Spencer <Joanna.Spencer@TukwilaWA.gov> Cc: Jaclyn Adams <Jaclyn.Adams@TukwilaWA.gov> Subject: FW: Shoreline amendment for Comcast Franchise Utility Permit Application PWF17-0063 Good Morning Joanna, Checking in on the PWF17-0063. Is it ready to be issued? As for the shoreline amendment please see email below. Thank you, Stacey Smith, MPA Permit Manager Direct.206.618.0297 RIECEN JU'1.11 2011 -ommumt nt )F..velop https://outlook.office.com/owa/?realm=mgctechnical.com&exsvurl=1 &II-cc=1033&modurl=0&path=/mail/search 1/3 7/11/2017 Mail - stacey@mgctechnical.com A MGC Technical Consulting, Inc. From: Stacey Smith Sent: Tuesday, June 20, 2017 2:40 PM To: 'jaclyn.adams@tukwilawa.gov' <jaclyn.adamsPtukwilawa.gov> Cc: Mariah Calbero <mcalberoPmgctechnical.com> Subject: Shoreline amendment for Comcast Franchise Utility Permit Application PWF17-0063 HI Jaclyn, My co-worker Mariah was there this afternoon and had spoken with you regarding my letter., I am sorry it was so confusing. I was told by Joanna that just need to submit a letter for the revisions to the director. If this is incorrect I apologize. The letter is attached and is a word document. If you would advise what we should have done that would be great. Joanna email is below for reference. Thank you so much for all your help. Stacey Smith, MPA Permit Manager Direct.206.618.0297 MGC Technical Consulting, Inc. From: Joanna Spencer [mailto:Joanna.Soencer a TukwilaWA.gov] Sent: Wednesday, May 10, 2017 1:54 PM To: Jim C <jimcCa eawhiteconstruction.com>; Dale Sweeney <dale.design3dPgmail.com> Cc: petewPeawhiteconstruction.com; Maxwell Baker <Max.BakerPTukwilaWA.gov>; Stacey Smith <staceyOmgctechnical.com>; Dave Stuckle <Dave.StucklePTukwilaWA.gov> Subject: RE: Comcast Franchise Utility Permit Application PWF17-0063 Good afternoon, Per Planning Dept. proposed Comcast work requires a Shoreline Permit and in this case it can be done under a revision to the existing Holiday Inn Shoreline Permit L15-0028. There is no formal shoreline revision application for. Revision request shall be done in a letterform addressed to Mr. Jack Pace, Director of Dept. of Community Development, phone 206-431-3686. Your letter shall address all the highlighted items of the attached Chapter 173-27 WAC. Joanna Spencer Development Engineer Public Works Department 6300 Southcenter Blvd, Suite 100, Tukwila, WA 98188-2544 Phone: 206 431-2440 Fax: 206 431-3665 From: Jim C [mailto:jimc@ eawhiteconstruction.com] Sent: Tuesday, April 25, 2017 4:08 PM To: Joanna Spencer <Joanna.SpencerPTukwilaWA.gov> Cc: petewPeawhiteconstruction.com Subject: RE: Comcast Franchise Utility Permit Application PWFI7-0063 Please approve ASAP. Thanks, https://outlook.office.com/owa/?realm=mgctechnical.com&exsvurl=1 &II-cc=1033&modurl=0&path=/mail/search 2/3 7/11/2017 Mail - stacey@mgctechnical.com ,A Jim Culver (503) 819-0638 From: Joanna Spencer(mailto:Joanna.SpencerPTukwilaWA.gov) Sent: Tuesday, April 25, 2017 9:59 AM To: Jim C <jimcPeawhiteconstruction.com> Cc: Dale Sweeney <dale.design3dt gmail.com>; Dave Stuckle <Dave.StucklePTukwilaWA.gov> Subject: Comcast Franchise Utility Permit Application PWF!7-0063 Good Morning Jim, Comcast has applied for a Franchise Permit to install conduit to Holiday Inn Express site. Any comments? Joanna Spencer Development Engineer Public Works Department 6300 Southcenter Blvd, Suite 100, Tukwila, WA 98188-2544 Phone: 206 431-2440 Fax: 206 431-3665 https://outlook.office.co m/owa/?realm=mgctechnical.com&exsvurl=1 &II-cc=1033&modurl=0&path=/mail/search 3/3 r b City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director August 17, 2015 NOTICE OF DECISION SHORELINE MANAGEMENT ACT OF 1971 PERMIT FOR SHORELINE SUBSTANTIAL DEVELOPMENT TO: Dale Sweeney, Architect and Applicant Ray Patel, Owner David Kwok, Owner King County Assessor, Accounting Division Washington State Department of Ecology, NW Regional Office Washington State Attorney General Muckleshoot Indian Tribe Duwamish Indian Tribe This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L15-0028; PL15-0022 Applicant: Dale Sweeney, Architect Type of Permit: Shoreline Substantial Development Permit Project Description: Construct a new 62,337 sq. ft. 5 story, 92 unit hotel located at 90 Andover Park East, Tukwila, WA. The proposed building will be located outside of the 200 foot shoreline zone as measured from the Ordinary High Water Mark (OHWM) of the Green River. Parking for the hotel is located within 200 feet of the OHWM. No development is proposed within the 125-foot river buffer. Location: Associated Files: Comprehensive Plan Designation/Zoning District: 90 Andover Park E L15-0027 — Design Review Tukwila Urban Center —Transit Oriented Development (TUC-TOD) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax 206-431-3665 H. DECISION SEPA Determination: The City of Tukwila prepared a Supplemental Environmental Impact Statement (SEIS) for the Southcenter Subarea under the State Environmental Policy Act (SEPA) as set forth in RCW 43.21C.420. Project -specific development proposals within the Southcenter Subarea are not subject to individual SEPA review provided they are consistent with the subarea plan, development regulations, and the SEIS. This project was therefore exempt from SEPA review. Decision on Substantive Permit: The City Community Development Director has determined that the application for a Shoreline Substantial Development Permit does comply with applicable City and state code requirements and has approved that application based on the findings and conclusions contained in the staff report. The Decision on this Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code § 18.104.010. Other land use applications related to this project may still be pending. This permit is granted pursuant to the Shoreline Management Act of 1971 and nothing in this permit shall excuse the applicant from compliance with any other Federal, State or local statues, ordinances or regulations applicable to this project, but not inconsistent with the Shoreline Management Act (Chapter 90.58 RCW). This permit may be rescinded pursuant to RCW 90.58.140(8) in the event the permittee fails to comply with the project as approved and any conditions thereof. CONSTRUCTION PURSUANT TO THIS PERMIT MAY NOT BEGIN AND IS NOT AUTHORIZED UNTIL TWENTY-ONE (21) DAYS FROM THE DATE OF RECEIPT WITH THE DEPARTMENT OF ECOLOGY AS DEFINED IN RCW 90.58.140(6) AND WAC 173-14-090, OR UNTIL ALL REVIEW PROCEEDINGS INITIATED WITHIN TWENTY-ONE (21) DAYS FROM THE DATE OF SUCH FILING HAVE TERMINATED; EXCEPT AS PROVIDED IN RCW 90.58.140(5)(a)(b)(c). Construction must begin within 2 years from the effective date of the permit and be substantially completed within 5 years of the effective date of the permit. The effective date of a substantial development permit shall be the date of receipt as provided in RCW 90.58.140(6). III. YOUR APPEAL RIGHTS One administrative appeal to the Shorelines Hearings Board of the Decision is permitted. Any person appealing to the Shorelines Hearings Board may raise certain SEPA issues as part of the appeal to the Shorelines Hearings Board. Appellants should consult the rules and procedures of the Shorelines Hearings Board for details. IV. PROCEDURES AND TIME FOR APPEALING The requirements and procedures for appeals to the Shorelines Hearings Board are set forth in RCW 90.58 and WAC 461.08. Pursuant to RCW 90.58.180 the decision by the City of Tukwila to issue this Shoreline Substantial Development Permit may only be appealed to the Shoreline Hearings Board. Appeals must be filed with the Shoreline Hearings Board within 21-days from the filing of this permit with the Department of Ecology as defined in RCW 90.58.140. For more detailed information on appeals, refer to RCW 90.58 and WAC 461.08. VL Page 2 of 3 8/17/2015 W:\Users\Valerie\Notice of Decision\L15-0028 Shoreline NOD 7 *\ V. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the Shoreline Substantial Development Permit 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 Valerie Lonneman, who may be contacted at 206-433-7140 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. The notice board must be removed at the expiration of the appeal period unless an appeal is filed. Jack Pace, Director Department of Community Development City of Tukwila VL Page 3 of 3 8/17/2015 W:\Users\Valerie\Notice of Decision\L15-0028 Shoreline NOD City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director STAFF REPORT SHORELINE SUBSTANTIAL DEVELOPMENT I. SUMMARY OF PROPOSED ACTION The proposed project is to construct a new 62,337 sq. ft. 5 story, 92 unit hotel at 90 Andover Park East. II. GENERAL INFORMATION Project Name: Tukwila Holiday Inn Express File Numbers: L15-0028; PL15-0022 Associated Permits: L15-0027 — Design Review Applicant: Dale Sweeney Location: 90 Andover Park East Zoning: TUC-TOD Comprehensive Plan Designation: TUC-TOD Attachments: A. No Net Loss Checklist and Applicant's Response B. Complete Plans (Cover Sheet 1/6, Grading and Utility Plan 2/6, Erosion Control Plan 3/6, Details 4/6 5/6, Erosion Control Plan Details 6/6, Shoreline Cross -sections sheet 3, Site Plan A010, Site Details A011, Front Elevation A200, Right Elevation A201, Left Elevation A202, Rear Elevation A203, Landscape Plan L-1, Irrigation Plan L-2, Landscape Details & Specifications L-3, Irrigation Notes and Details L-4, Iso-footcandle E1.01) C. Development Agreement 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 III. PROJECT DESCRIPTION The proposed project is to construct a new 62,337 sq. ft. 5 story, 92 unit hotel located at 90 Andover Park East, Tukwila, WA. The proposed building will be located outside of the 200 foot shoreline management area as measured from the Ordinary High Water Mark (OHWM) of the Green River. Parking for the hotel is located within 200 feet of the OHWM. No development is proposed within the 125-foot river buffer, which terminates on the river side of Christensen Road, as shown in Figure 1. The city has agreed, through a development agreement, to allow the applicant to provide additional parking for the hotel off -site, as the required parking cannot be accommodated on -site. Shared parking will be provided on Christensen Road for both hotel guests and trail users (with four stalls reserved for trail use only). As a condition of utilizing Christensen Road for additional hotel parking, the applicant has agreed to remove the pavement in the cul-de-sac bulb and plant it with native vegetation, consistent with the SMP and existing river vegetation. IV. TUKWILA SHORELINE MASTER PROGRAM - BACKGROUND The City of Tukwila adopted a new Shoreline Master Program (SMP) on August 15, 2011 which was approved by the Washington State Department of Ecology on October 14, 2011 and became effective October 28, 2011. This project is subject to the new Shoreline Master Program. A. Shoreline Environment Designation The shoreline environment designation for the site is Urban Conservancy. The purpose of the Urban Conservancy Environment is to protect ecological functions where they exist in urban and developed settings, and restore ecological functions where they have been previously degraded, while allowing a variety of compatible uses. This project is situated on the south side of Interstate 405 between Andover Park East and the Green River in the City of Tukwila (Figure 1). This is a leveed portion of the river. A buffer width of 125 feet from the ordinary high water mark is established for the Urban Conservancy Environment for the leveed portion of the river. The final buffer widths adopted by the City and approved by Ecology for each shoreline environment attempted to balance shoreline ecological function needs, human life and property protection needs (including future levee repair/reconstruction), existing land use patterns, and state and federal agency policies. However, for any shoreline environment where a street or road runs parallel to the river the buffer shall end on the river side of the existing improved street or roadway. As Christensen Road is an existing roadway, the 125-foot river buffer ends on the river (east) side of Christensen Road, as shown in Figure 1. VL Page 2 of 11 8/17/2015 W:\Users\Valerie\Shoreline\L15-0028 Holiday Inn Express\L15-0028 SR Shoreline Effective Shoreline Buffer Shoreline Jurisdiction Figure 1. Subject Parcel (existing conditions) VL Page 3 of 11 W:\Users\Valerie\Shoreline\L15-0028 Holiday Inn Express\L15-0028 SR Shoreline 8/17/2015 B. Shoreline Goals and Policies: The following section discusses the Shoreline Master Program goals and policies as they relate to this project, excerpted from Chapter 6 of the City's SMP. Goal 6.2 Shoreline Planning and Management Goal: Expanded value of the river as a community and regional resource through regional coordination of shoreline management programs and through programs that foster river appreciation and awareness, involving partnerships among business, schools, government, and community organizations. Staff Response: The proposed project will add value to the Green River Trail by providing dedicated parking, signage, and trail connections to foster river awareness. Goal 6.3 Economic Development Goal: Development along the shoreline that fosters the economic vitality of Tukwila while preserving the long-term benefits of the river. Staff Response: The proposed 92-room hotel project will foster economic vitality by offering lodging to visitors and tourists who will spend time and money in the City of Tukwila. It will not result in negative impacts to public access or enjoyment of the Green River. Policy 5.3.1 encourages design that views the river as an amenity. The proposed project will provide views of the river from a balcony and from rooms that face the Green River. Policy 5.3.2 states that development should be designed and located to minimize impacts to areas identified as important for other river uses such as public access. There is an existing public trail adjacent to the property (the Green River Trail) that runs along the river; the project will provide additional connections and signage to promote awareness of and access to the Green River Trail. Goal 6.5 Shoreline Design Quality Goal: Enhanced identity of the river as a unique community asset through high quality development and public activities that reflect Tukwila's history and sense of community pride. • Policy 5.5.1: Require that shoreline development outside of the MIC: • Ensures no net loss of shoreline function; • Is designed to be consistent with Tukwila Shoreline Design Guidelines; • Reflects principles of high quality design, in such areas as site planning, architecture and landscaping; ■ Includes setbacks, bulk, height, density, landscape buffers and provisions for open space that enhance the shoreline environment. Staff Response: The proposed project complies with no net loss requirements (Attachment A). The project is consistent with the Tukwila Shoreline Design Guidelines and utilizes site planning and building design to orient the building to provide maximum views of the river. The proposed project will provide trail and parking signage to ensure public access to the trail is welcoming. The building is located outside of the Shoreline Jurisdiction (200' from the OHWM). However, the paved cul-de-sac, which shall be removed and landscaped as part of the development agreement, VL Page 4 of 11 8/17/2015 W:\Users\Valerie\Shoreline\L15-0028 Holiday Inn Express\L15-0028 SR Shoreline will be planted exclusively with native vegetation as it falls within the Shoreline Jurisdiction. All other landscaped areas within the Shoreline Jurisdiction also fulfill this requirement (see Attachment B). Goal 6.6 Access and Recreational Use Goal: Increase the amount and diversity of opportunities for public recreation and access to and along the river, including visual and cultural access, access to the water's edge, opportunities for small boat navigation and access, and connections to other neighborhoods, consistent with the shoreline character. • Policy 5.6.7: Require subdivisions, multi -family residential uses and commercial and industrial uses along the shoreline to provide a trail for public access along the river in areas identified for trail connections, consistent with the King County Green River Trail Master Plan, Shoreline Master Program or any other approved access plan. • Policy 5.6.10: Public access improvements should be designed and constructed to: o Look and "feel" welcoming to the public; o Connect to public areas, street ends, and other pedestrians or public thoroughfares; o Enhance the character of Tukwila; o Avoid conflicts with water -dependent uses; o Provide for public safety and minimize impacts to private property and individual privacy and security; o Require a low level of operation and maintenance; o Ensure that construction (i.e. structures and access pathways) incorporates environmentally sensitive design and materials (e.g. non -toxic, natural materials) Staff Response: Holiday Inn Express guests and the general public will have visual access to the shoreline area from the Green River Trail. Shared parking will be provided on Christensen Road with four spaces dedicated for trail users only. Signage will also be provided along the northern public sidewalk that will connect Andover Park E to the Green River Trail to improve accessibility of the trail from Andover Park E. Goal 6.9 Natural Environment and Habitat Use Goal: Restored, enhanced and protected natural environment resources along the river, including trees, wildlife habitat and features with value for long-term public, scientific and educational uses. • Policy 5.9.1: Ensure that shoreline development results in no net loss of shoreline ecological function, minimizes impacts on wildlife and that significant vegetation, sandbars, wetlands, watercourses, and other critical areas identified as important for habitat are maintained through the proper location, design, construction, and management of all shoreline uses and activities. Staff Response: The proposed project will not result in a net loss to shoreline ecological functions. The existing conditions of the site include little vegetation or trees, and had been previously graded VL Page 5 of 11 8/17/2015 W:\Users\Valerie\Shoreline\L15-0028 Holiday Inn Express\L15-0028 SR Shoreline and paved. Christensen Road is located between the project site and the shoreline. As part of a development agreement (Attachment C) between the City and the developer regarding shared parking on Christensen Road south, the developer has agreed to pay $93,849 to the City for future riverbank restoration work. The developer will also remove the pavement in the cul-de-sac and replace it with native landscaping consistent with regulations for development within the shoreline jurisdiction. V. SHORELINE REGULATIONS TMC 18.44.130 B.3. Shoreline Administration states that a substantial development permit shall be granted only when the development proposed is consistent with the shoreline master program (SMP). The relevant SMP policies were discussed above. The area of the 200-foot shoreline management area that falls across the development site as shown on the plans (Attachment B). The eastern half of the landscaped cul-de-sac, once the pavement has been removed, is the only portion of the site that will fall within the 125-foot river buffer. Accordingly, the project will be reviewed for compliance with standards for the Urban Conservancy Environment Outside of Buffer. The project will also be reviewed for compliance with the applicable standards of the underlying zoning district, Tukwila Urban Center — Transit Oriented Development (TUC-TOD). TMC 18.44.050 Permitted Uses The proposed project is a hotel and is permitted per TMC 18.44.050 C.1, for development within the Urban Conservancy Environment Outside of Buffer. TMC 18.44.070 C. Urban Conservancy Development Standards As shown, the proposal meets the development standards of the Urban Conservancy Environment, including: 1. Setbacks and site configuration: The site does not encroach into the 125' Shoreline Buffer, which terminates at the eastern side of Christensen Road. 2. Height: The proposed building is located outside of the 200' OHWM buffer and is not subject to the height restrictions. 3. Lighting: Parking lot/pathway lighting will be directed downward so as to control glare and off - site illumination. TMC 18.44.070 D. Surface Water and Water Quality Projects are required to be designed so as to cause no net loss to shoreline ecological functions. No net loss has been addressed above under the discussion of the consistency of this project with shoreline goals and policies and the No Net Loss Checklist is provided as Attachment A. Per TMC 18.44.070.D.7, the use of low impact development techniques (LID) is required, unless such techniques conflict with other provisions of the SMP or are shown to not be feasible due to site conditions. Applicant must demonstrate the incorporation of LID techniques at the time of building VL Page 6 of 11 8/17/2015 W:\Users\Valerie\Shoreline\LI5-0028 Holiday Inn Express\L15-0028 SR Shoreline permit submittal, or else demonstrate their infeasibility on the site. Prior to applying for the building permit the applicant shall incorporate LID techniques in the storm water design if the site conditions allow incorporation of such techniques. TMC 18.44.070 E. Flood Hazard Reduction Not applicable. TMC 18.44.070 F. Shoreline Stabilization Not applicable. TMC 18.44.070 G. Archaeological, Cultural and Historical Resources Applicant will comply with all local, state, and federal laws in the event that archaeological or paleontological artifacts are encountered. The site has been previously cleared and graded. There is a possibility that archaeological materials may be inadvertently encountered during construction. If such materials are discovered, work at the specific location would be suspended until the materials can be inspected by a professional archaeologist and the appropriate agencies notified. TMC 18.44.070 H. Environmental Impact Mitigation No net loss has been addressed above under the discussion of the consistency of this project with shoreline goals and policies and the No Net Loss Checklist is provided as Attachment A. TMC 18.44.070 I. Off Street Parking and Loading Requirements Any parking facilities located between the river and any building must incorporate additional landscaping in accordance with TMC 18.44.080. Berms or other site planning or design techniques should be used to reduce visual and/or environmental impacts from the parking areas utilizing the following screening techniques: a. A solid evergreen screen of trees and shrubs a minimum of six feet high; or b. Decorative fence; or c. Earth berms at a minimum of four feet high planted with native plants As the area east of Christensen Road is not within the subject parcel, it is exempt from the perimeter landscaping requirements. Instead, the area between Christensen Road and the on -site parking east of the building shall fulfil the screening requirement. The City's Urban Environmentalist has reviewed and approved proposed landscaping along the eastern lot line, which includes a combination of native trees and native evergreen shrubs. The landscaping will provide visual relief without unduly obstructing visibility within the parking lot. VL Page 7 of 11 8/17/2015 W:\Users\Valerie\Shoreline\L15-0028 Holiday Inn Express\L15-0028 SR Shoreline TMC 18.44.070 J. Land Altering Activities Development Standards (Section 9.11 of the SMP) addresses clearing, grading and landfill activities in the shoreline jurisdiction. The SMP requires all land altering activities in the shoreline jurisdiction to be in conjunction with an underlying land development permit, except for shoreline restoration projects. A. Land altering activity shall be permitted only where it meets the following criteria: 1. The work is the minimum necessary to accomplish an allowed shoreline use; Response: The only clearing and grading that will occur within the shoreline jurisdiction will be for parking associated with the hotel and shared use parking spaces for the Green River Trail. All clearing and grading will be done in accordance with City of Tukwila standards and the approved erosion control plan. 2. Impacts to the natural environment are minimized and mitigated; Response: No vegetation within the Shoreline Buffer will be removed. Native vegetation is proposed in place of the existing paved cul-de-sac and other landscaped areas within the 200' of the OHWM shoreline zone. 3. Water quality, river flows and/or fish habitat are not adversely affected; Response: Erosion control measures in the form of catch basin protection will be installed according to City of Tukwila standards to mitigate any erosion impacts during construction. 4. Public access and river navigation are not diminished; Response: Public access to the Green River Trail will be improved by the project by a pedestrian path leading from Andover Park East to the existing trail along the River. Shared parking is proposed for the hotel and the trail. The project will have no impact on river navigation. 5. The project complies with all federal and state requirements and the project has been coordinated with the U.S. Army Corps of Engineers; Response: Applicant is responsible for compliance with all federal and state requirements. 6. The project complies with the vegetation protection criteria of the Vegetation Protection and Landscaping Section; Response: The City's Urban Environmentalist has reviewed landscape plan and is satisfied with the vegetation selection within the 200-foot shoreline zone. The majority of the landscaping is native, with a few non -natives or native -hybrid species that have been deemed VL Page 8 of 11 8/17/2015 W:\Users\Valerie\Shoreline\LI5-0028 Holiday Inn Express\L15-0028 SR Shoreline more appropriate than comparable native species given the site conditions (the perimeter landscaping bisects the parking lot area). 7. Documentation is provided to demonstrate that the fill comes from a clean source. Response: The applicant has not proposed bringing in any fill from outside of the site. No fill will be placed waterward of the ordinary high water mark. B. Clearing, grading and landfill activities, where allowed, shall include erosion control mechanisms, and any reasonable restriction on equipment, methods or timing necessary to minimize the introduction of suspended solids or leaching of contaminants into the river, or the disturbance of wildlife or fish habitats in accordance with the standards in the Grading Chapter, TMC 16.54. Response: The project will use Best Management Practices, such as catch basin protection, which will be installed before any earthmoving activities take place and will be maintained throughout construction in order to prevent sediment from entering the Green River. TMC 18.44.080 Vegetation Protection and Landscaping Requirements for landscaping within the buffer area of the shoreline include planting native trees, shrubs and groundcover. The landscaping plan (Attachment B) indicates that native species will be planted within the cul-de-sac, which falls entirely within the 200' Shoreline Jurisdiction. Per TMC 18.44.080.C.1.c., an applicant is not required to remove invasive species on properties located behind publicly maintained levees. No vegetation removal in the river buffer is proposed. Per TMC 18.44.080.3.a, required perimeter landscaping requirements of: one tree for each 20 lineal feet; one shrub for each 4 linear feet; and ground cover at 12 inches on -center have been met within the 200' OHWM Shoreline Jurisdiction. Per TMC 18.44.080.3.b, interior parking lot landscaping requirements of 10 sq. ft. of landscaping for every 300 sq. ft. of paved area have been met. Additionally, the landscaping islands have been placed to meet the requirement of maximum of 150 feet between islands. TMC 18.44.100 Public Access Public access to the Green River is not required for the property as it does not directly abut the shoreline. However, the development agreement (Attachment C) requires the construction of a public sidewalk along the northern perimeter connecting Andover Park E to provide enhanced pedestrian access to the trail. The applicant will provide signage to ensure that there is no interference with the existing public access and indicate the public nature of the connecting sidewalk. Details for the required signage shall be provided with the building application materials. TMC 18.44.110 Shoreline Design Guidelines VL Page 9 of 11 8/17/2015 W:\Users\Valerie\Shoreline\L15-0028 Holiday Inn Express\L15-0028 SR Shoreline The project is subject to Design Review by the Board of Architectural Review per TMC 18.44.110. Design guidelines assessed include: 1. Relationship of Structure to Site: The proposed development is oriented towards the river, with views of the river included for riverfront rooms and a shared use balcony. Existing vegetation on site is comprised of scrubby perimeter vegetation. 2. Building Design: The proposed building faces the river in order to take advantage of shoreline views. All sides of the building meet code requirements for blank walls. The height of the building is 68 feet, which is within the 70 foot maximum height allowed in the zone, given a height bonus for frontage improvements along Andover Park E and Christensen Road. 3. Design of Public Access: Public access to the Green River Trail will not be impacted by the proposed project. A landscaped public sidewalk will connect Andover Park E to the trail, enhancing public access to the trail. The applicant will provide four designated parking spaces for trail users only, with the remaining parking spaces on Christensen Road to be shared between hotel and trail users. Signage will be provided to ensure that access to the trail is welcoming and the joint use parking does not feel like private property. VI. COMMENTS A Notice of Application was distributed to agencies that may have an interest in the project on June 23, 2015. The Notice of Application was also posted on the project site and mailed to surrounding residences/property owners. There were no comments received in response to the Notice of Application. VII. SEPA The City of Tukwila prepared a Supplemental Environmental Impact Statement (SEIS) for the Southcenter Subarea under the State Environmental Policy Act (SEPA) as set forth in RCW 43.21C.420. Project -specific development proposals within the Southcenter Subarea are not subject to individual SEPA review provided they are consistent with the subarea plan, development regulations, and the SEIS. This project was therefore exempt from SEPA review. VIII. CONCLUSIONS 1. The project site is situated on the corner of Tukwila Parkway and Andover Park East in the City of Tukwila. The proposed development is located outside of the 125' shoreline buffer, which terminates at Christensen Road. A portion of the site is within 200' of the Ordinary High Water Mark of the Green River. No structures are proposed within the 200' Shoreline Zone. 2. The shoreline environment designation for the portion of the shoreline zone in the project area is "Urban Conservancy." General commercial uses such as hotels are permitted in the Urban Conservancy environment designation; the underlying zoning of TUC-TOD also allows this use. VL Page 10 of 11 8/17/2015 W:\Users\Valerie\Shoreline\L15-0028 Holiday Inn Express\L15-0028 SR Shoreline 3. A Shoreline Substantial Development Permit is required for this project per TMC 18.44.130. 4. The landscaping plan is consistent with TMC 18.44.080. A predominately native vegetation palate is proposed to be installed within the river buffer to replace the previously paved cul-de-sac and other landscaped areas within the 200' shoreline zone. Given the unique nature the a parking lot, which is split between the subject parcel and a public road, the City's Urban Environmentalist has deemed the plant species appropriate to provide screening from the Green River Trail while maintaining parking lot visibility. 5. Per TMC 18.44.070.D.7, the use of low impact development techniques (LID) is required, unless such techniques conflict with other provisions of the SMP or are shown to not be feasible due to site conditions. Applicant must demonstrate the incorporation of LID techniques at the time of building permit submittal, or else demonstrate their infeasibility on the site. 6. The proposed project is consistent with the economic development, shoreline design quality, access and recreational use, historical resource use and archaeological protection, and natural environment and habitat use goals and policies of the Shoreline Master Program. IX. RECOMMENDATION Staff recommends approval of the shoreline substantial development permit, with the following condition: 1. Per TMC 18.44.070.D.7, the use of low impact development techniques (LID) is required, unless such techniques conflict with other provisions of the SMP or are shown to not be feasible due to site conditions. Applicant must demonstrate the incorporation of LID techniques at the time of building permit submittal, or else demonstrate their infeasibility on the site. VL Page 11 of 11 8/17/2015 W:\Users\Valerie\Shoreline\L15-0028 Holiday Inn Express\L15-0028 SR Shoreline 4. Y. at* o f .J ulicuiea Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Valerie Lonneman, HEREBY DECLARE THAT: Notice of Application X Notice of Decision 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 18 day of August, 2015 Project Name: Tukwila Holiday Inn Express Project Number: L15-0028 (Shoreline) Associated File Number (s): L15-0027 (Design Review) Mailing requested by: Valerie Lonneman Mailer's signature: -*----------------- W:\USERS\VALERIE\AFFIDAVIT OF DISTRIBUTION.DOC laura.murphy@muckleshoot.nsn.us, Muckleshoot Tribe Karen.Walter@muckleshoot.nsn.us, Muckleshoot Tribe mike.middleton@muckleshoot.nsn.us, Muckleshoot Tribe fames@duwamishcleanup.org, Duwamish Tribe pate1rk33@gmail.com, Ray Patel, Owner dale.design3d@gmail.com, Dale Sweeney, Architect hote1dk888@gmail.com, David Kwok, Owner Christie.Most@kingcounty.gov, King County Assessor's Office W:\USERS\VALERIE\AFFIDAVIT OF DISTRIBUTION.DOC SENDER: COMPLETE THIS SECTION COMPLETE THIS SECTION ON DELIVERY ■ Complete items 1, 2, and 3. Also complete item 4 if Restricted Delivery is desired. • Print your name and address on the reverse so that we can return the card to you. • Attach this card to the back of the mailpiece, or on the front if space permits. 1. Article Addressed to: Department of Ecology NW Regional Office 3190 - 160th Ave. SE Bellevue, WA 98008 ST O r`.trt ' ice , . A. Signature X B. Received by (Printed Name) Cl Agent ❑ Addressee C. Date of Delivery D. Is delivery address different from item 1? 0 Yes If YES, enter delivery address below: 0 No 3. Se ce Type Certified Mail ❑ Express Mali ❑ Registered Retum Receipt for Merchandise ❑ Insured Mail 0 C.O.D. 4. Restricted Delivery? (Extra Fee) 0 Yes 2 4• { 's rer'tl7a A 7003 2260 0006 4160. 0492 PS Form 3811, February 2004 Domestic Return Receipt 102595=02-M•1.54C I HI UNITED STATEMagt&VICE : VIA _ ER/Fn •Ai,..$G cF31 -tor /4- 2015 First -Class Mail Postage & Fees Paid USPS Permit No. G-10 1.)1 VI I ( )1 'MI r,1 I • Sender: Please print your name, addresRre11Nruty4 in this box • City of Tukwila Dept. Community Development 6300 Southcenter Blvd, Suite 100 Tukwila, WA 98188 Hid; STATE OF WASHINGTON DEPARTMENT OF ECOLOGY Northwest Regional Office • 3190 160th Ave SE • Bellevue, WA 98008-5452 • 425-649-7000 711 for Washington Relay Service • Persons with a speech disability can call 877-833-6341 August 25, 2015 Mr. David Kwok 21109 66th Ave Se Kent, WA 98032 Re: City of Tukwila Permit L15-0028 - Approved Mr. David Kwok - Applicant Shoreline Substantial Development Permit (SDP) # 2015-NW-2951 Dear Mr. Kwok: On August 20, 2015, the Department of Ecology (Ecology) received notice that the City of Tukwila approved your application for an SDP. Your permit is to construct a 92-unit, five -story hotel and parking within shoreline jurisdiction of the Green River. Only a portion of the parking lot is located within state shorelines. By law, local governments must review all SDPs for compliance with: • The Shoreline Management Act (Chapter 90.58 RCW); • Ecology's Substantial Development Permit approval criteria (Chapter 173-27-150 WAC); and • The City of Tukwila Local Shoreline Master Program. Local governments, after reviewing SDPs for compliance, are required to submit them to Ecology. Your approved SDP has been received by Ecology. What Happens Next? Before you begin activities authorized by this permit, the law requires you wait at least 21 days from August 20, 2015, the "date of filing." This waiting period allows anyone (including you) who disagrees with any aspect of this permit to appeal the decision to the state Shorelines Hearings Board. You must wait for the conclusion of an appeal before you can begin the activities authorized by this permit. We recommend contacting the Shorelines Hearings Board at (360) 664-9160 before beginning permit activities to ensure that no appeal has been filed. Information on appeals is also posted at http://www.eluho.wa.gov/Decision/Search Cases. Select "Shorelines Hearings Board" from the drop down menu labeled "Board" and enter "Search." The most current appeal will appear on top. If want to appeal this decision, you can find appeal instructions (Chapter 461-08 WAC) at 0 Mr. David Kwok August 25, 2015 Page 2 of 2 the Shorelines Hearings Board website above. They are also posted on the website of the Washington State Legislature at: http://apps.leg.wa.goviwac. Other federal, state, and local permits may be required in addition to this shoreline permit. If you have any questions about this letter, please contact David Pater at (425) 649-4253. Sincer avid Pater, Shoreline Specialist Shorelands and Environmental Assistance Program cc: Valerie Lonneman, Tukwila Community Development Dale Sweeney l \ , , .._, cif* o f J cd wiea Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Valerie Lonneman, HEREBY DECLARE THAT: Notice of Application X Notice of Decision 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 17 day of August, 2015 Project Name: Tukwila Holiday Inn Express Project Number: L15-0028 (Shoreline) Associated File Number (s): L15-0027 (Design Review) Mailing requested by: Valerie Lonneman Mailer's signature: Gt W:\USERS\VALERIE\AFFIDAVIT OF DISTRIBUTION.DOC laura.murphy@muckleshoot.nsn.us, Muckleshoot Tribe Karen.Walter@muckleshoot.nsn.us, Muckleshoot Tribe mike.middleton@muckleshoot.nsn.us, Muckleshoot Tribe fames@duwamishcleanup.org, Duwamish Tribe pate1rk33@gmail.com, Ray Patel, Owner dale.design3d@gmail.com, Dale Sweeney, Architect hoteldk888@gmail.com, David Kwok, Owner Christie.IYiost@kingcounty.gov, King County Assessor's Office W:\USERS\VALERIE\AFFIDAVIT OF DISTRIBUTION.DOC v JEFFREY B. GLANDER & ASSOCIATES, PLLC Landscape Architecture & Site Planning MEMORANDUM Project: Holiday Inn Express & Suites Tukwila, WA VIA EMAIL No. Sheets (including cover sheet) 1 Hard Copy Follows? Yes No To: Dale Sweeney Design Date: August 4, 2015 Dale Sweeney Subject: Response to City Comments Per Correction Letter # 1 Tukwila Holiday Inn Express L15-0027, L15-0028, June 30, 2015 Landscaping: From: Trent Grantham, PLA • Ensure that all plantings are native within the shoreline buffer. Revise the landscaping within the cul- de-sac area to demonstrate a cohesive design, easy access for maintenance, and CPTED principles and visibility for safety and views. Low -maintenance and drought -tolerant plants are encouraged. JBGA Response: Discussed plants with Andrea Cummins at the City and adjusted non-native plants out of shoreline buffer area. Andrea allowed us to adaptive plants (varieties of native plants) for their lower growing size. • Revise the survey to indicate correct river buffer, which ends at Christensen Road. The River buffer will include a portion of the cul-de-sac once the paving has been removed and should be included in the buffer (see redlines on the survey of the ordinary high water mark). JBGA Response: Landscape plan shows the revised buffer line. • Revise plans to increase the variety of species -particularly the use of Oregon ash should be decreased as it is used liberally and is a wetland plant species that will not do well in upland areas. Revise landscape plan to incorporate only native plantings within the River buffer, and indicate as such (see redlines on sheet L-1). JBGA Response: Plant material was adjusted along with shoreline buffer line which allowed for less Copy: File Project/File No.: 1.4-0702 HIE-TUKWILAJBGA-RESPONSE TO CITI13110(' YMEN' 2) Olympia, WA 98506 (360) 357-6972 JEFFREY B. GLANDER & ASSOCIATES, PLLC Landscape Architecture & Site Planning native species. Landscaping was revised. • Revise landscaping plan to provide continuous landscaping (no trees) along the pedestrian connection adjacent to Tukwila Parkway to the cul-de-sac (see redlines on sheet L-1). JBGA Response: Additional landscaping was provided along the north side of the path way and feathered into the cul-de-sac landscaping. • Provide calculations for landscaping and pavement square footage, to demonstrate compliance with interior parking lot landscaping requirements. JBGA Response: Parking calculations were added to sheet L-I. • Landscaping between the parking lot and Christensen Road is to be screened with evergreen trees and shrubs. Revise landscape plan to include plantings that are evergreen and would provide solid screening year round (see redlines on sheet L-1). JBGA Response: Buffer line was adjusted and allowed for less native species. Landscape bed was adjusted to include evergreen shrubs. • Include irrigation system and underground and at -ground utilities in the landscape plan. The irrigation plan must include the cul-de-sac area and any other landscaping installed as part of the development. JBGA Response: Irrigation plan was completed but was not submitted. Irrigation plan shall be submitted as part of pennit submittal. • Add a pedestrian path across the landscaped area that separates Christensen Road from the parking area immediately adjacent to the east side of the hotel to facilitate pedestrian circulation. JBGA Response: Walkway was added to sheet L-I. Comments Received via Email from Valarie Lonneman 7/27/2015 Landscaping (please pass the landscaping comments along to the project Landscape Architect and ensure they are addressed in the plans): • Clarify the location of proposed trellises; landscape plans and building plans don't show the same locations/specifications. Vine species selection is dependent on trellis placement — clematis will not do Copy: File Project/File No.: 14-0702 HIE-TUKWILAJBGA-RESPONSE TO CTIPBi]OMMENT OQ) Olympia, WA 98506 (360) 357-6972 APPL JEFFREY B. GLANDER & ASSOCIATES, PLLC Landscape Architecture & Site Planning well with reflected heat on their roots, so landscaping in front of the trellises will be necessary. Boston Ivy must be planted adjacent to a hard surface to cling to as it will not grow through a wire frame as clematis does. JBGA Response: Architect provided updated building elevations showing the locations of the green screen trellis locations. 'Ve have added additional Anemone Clematis on the East side of the building and Evergreen Clematis at the north end of the building. **Please consider integrating the "shrub cul-de-sac" into the row of shrubs along the northern pedestrian path. This may be accomplished by feathering shrubs out to make the cul-de-sac plantings meet the northern access in a more intuitive way. Integration of the shrub cul-de-sac planting into the landscape would be more visually coherent and might ease maintenance requirements by reducing the weed pressure from offsite. Again, low -maintenance plants and a layout that allows for easy maintenance access and high visibility are encouraged. One of the Board of Architectural Review Commissioners has studies landscape architecture and will likely ask for justification of this aspect of the landscape design at the hearing. JBGA response: Revised the plans to feather additional shrubs along the north side of the walk and connected to the proposed landscaping located at the cul-de-sac. Shrubs along walk were selected to he lower to maintain visibility along the walkway. Comments Received via Email from Valarie Lonneman 7/30/2015 1. If the two trellises on either end of the patio area are to remain, include a detail to show us what they will look like (as they will not be wall -mounted like the others). Ensure that the wall -mounted trellises on the northern and eastern facades are visible and called -out on the landscaping plan. JBGA response:An elevation of the proposed arbor was added to sheet L-I. 2. Per TMC 18.28.280(A)(5) "In the Regional Center, TOD, and Pond Districts, where a walkway crosses a driveway or a paved area accessible to vehicles, the crosswalk shall be distinguished by the use of durable low maintenance surface materials, such as pavers, bricks, or scored concrete, to enhance pedestrian safety and comfort, as well as the attractiveness of development." On the plans, it appears that the pedestrian crosswalks are asphalt with striping, which does not comply with this regulation. Please use the same stamped concrete or pavers in the three parking lot crosswalks as you use in the patio area. Please note that these areas must be designed to accommodate fire lanes and emergency vehicle access routes. Copy: File Project/File No.: 14-0702 HIE-TUKWILAJBGA-RESPONSE TO CIITETlt fUNEN' Q) Olympia, WA 98506 (360) 357-6972 / JEFFREY B. GLANDER & ASSOCIATES, PLLC Landscape Architecture & Site Planning JBGA response: Matching accent paving from patio area added al entry and in all crosswalks. 3. Per TMC 18.28.250(E)(2) open space regulations require a minimum of 3' of seating area or one individual seat/60 square foot of open space required. As noted in previous communication, the building footprint of approximately 17,000 sq. ft. requires 850 sq. ft. of open space, which means that 14 seats (or 42 linear feet) of seating area is required. This may take the form of 4 additional benches or an additional 24 linear feet of seating walls/or benches. See section 4 of the Southcenter Design Manual for guidelines on designing walls for seating. JBGA response: Ttvo additional benches were added on the east side of the building off the north south building walkway, two additional benches were added under the trellis/ arbors, on additional bench added near the sidewalk to the river trail. Copy: File Project/File No.: 14-0702 HIE-TUKWILAJBGA-RESPONSE TO Cffl fl( fMEi81130) Olympia, WA 98506 (360) 357-6972 f1 `i City of Tukwila Department of Community Development FILE NUMBER L15-0027 L15-0028 Land Use Routing form for Revisions TO: ❑ Building ❑ Fire Dept. tigtPublic Works: (please list the name) ❑ Police Dept ❑Parks/Rec. Pr-i*".Prli JUL 21 2015 Lji\V r lLn PUBLIC WORKS Project: Tukwila Holiday Inn Express Address: 90 Andover Park E. Date transmitted: 7/21/15 Response requested by: 8/4/15 Planner: Valerie Lonneman Date response received: COMMENTS Responses from architect, civil engineer, and landscape architect included in revision. l4P rovee� w COk �4ou s . P Q -Teat-kit ❑ DRC review requested ❑ Plan submittal requested ❑ Plan approved Plan check date: $ lOe /s' Comments prepared by: Q(94 -cs City of Tukwila Department of Community Development FILE NUMBER L15-0027 L15-0028 Land Use Routing form for Revisions TO: Ebuilding ❑ Fire Dept. ['Police Dept ❑Parks/Rec ❑ Public Works: (please list the name) Project: Tukwila Holiday Inn Express Address: 90 Andover Park E. Date transmitted: 7/21/15 Response requested by:, 8/4/15 Planner: Valerie Lonneman Date response received: COMMENTS Responses from architect, civil engineer, and landscape architect included in revision. %-,t- /j l / /��, •7/ ❑ DRC review requested ❑ Plan submittal requested ❑ Plan approved Plan check date: Comments prepared by: City o -=Tukwila "EVISION SUBMITTAL Department of Community Development PLANNING DIVISION 1EyV ED 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 08188 JUL 142015 Phone: 206-431-3670 CommU Development Revision submittals must be submitted in person at the Permit Center, ACCOMPANIED BY RESPONSE DOCUMENTS AND THIS COMPLETED FORM. Revisions will not be accepted through the mail, email, fax, etc. Date: 7/14/2015 Permit Number: L15-0027 & L15-0028 Project Name: Tukwila Holiday Inn Express Project Address:{" Andover Park E. Project Contact: Dale Sweeney Contact Phone number: (425) 260-8969 City Planner: Valerie Lonneman PLEASE ATTACH A COPY OF ANY LETTER REOUESTING CORRECTIONS / ADDITIONAL INFORMATION ❑ Response to Preliminary Approval ® Response to letter requesting additional information (Please attach a copy of the letter) ❑ Final Short Plat Submittal Summary of revision/response�submittal: / Srr /�( DQ4 5 !-/�C/`h 0/c 471 f C/ l� ri/I�//Jr C/ f 70,74gr_Cipt 4'!'L4l 49/ , Received at the City of Tukwila Permit Center by: ❑ Entered in TRAKiT on C:\Users\Dale\AppData\Local\Microsoft\Windows\Temporary Internet Files \Content.Outlook\ZZU0007W\L15-0027 Revision Submittal Form.doc Revised: March 2014 O 0 Dale Sweeney - Architect Valerie Lonneman City of Tumwater, Washington 0 0▪ .. July 13, 2015 4.71 Re.: Response to comments to letter 6/30/15 regarding Shoreline Permit and Design Review- Holiday Inn Express. Valerie: In response to your letter: Public Works - Please see response from the Civil Engineer. Building - No comments. Fire - Aerial access lane has been designated on the Site Plan. Architectural Design Standards - - We request a waiver from the transparency requirement along Tukwila Parkway because: o It is not practical to do so. The spaces along that side of the building include - (1) the electrical room, which will have electrical panels on the wall - (2) a stairwell, a window would have stairs behind it - (3) a maintenance room in which the owners would not want people looking in. o It will not be very visible because of site slope and landscaping. o The main street frontage is along Andover Park East. The roof pitch was chosen because any less appeared too shallow. Any more raised the heights of the walls at the gables and seemed too massive. Additional metal canopies have been added to meet the 75% requirement. Also, the width has been increased to 6'. The previous style became too massive at that size, so they have been changed to be cable supported canopies, except over the street side entry. Dumpster detail have been provided. The finish is to match that of the building. Landscape screening is designated on the landscape plans. The Site Plan was sent to Robert Rutledge at Waste Management and we are waiting for his comments. An accurate rendering depicting the lighting at night is very difficult. I have provided pictures and information for the exterior building lights. I had hoped to have copper colored light fixtures, but we are to use LED lighting and although the selection is growing, it is still limited. Painting the light fixtures may not be an option because the proper type of paint must be used so as not to create a fire hazard. Photos of copper colored roofing on other buildings has been provided. A window detail has been provided. cR 5715 143rd Place SE, Bellevue, WA 98006 V 425.260.8969 dale.design3d@gmail.com Dale Sweeney - Architect Parking and Vehicular Access - Signs - Dimensions for typical standard and compact at the north end spaces has been added to the Site Plan. - Refer to the response from the Civil Engineer for the curb cut/sidewalk levels. - The four parking spaces designated strictly for park use has been noted on the Site Plan at the north end of Christensen Road. - The building facade at the east side is 8,785 sq. ft. The north and south sides are 6,130 sq. ft. each. TMC 19 states that the sign message area at facades over 5,000 sq. ft. is 150 sq. ft. max. Since there is no public access on those sides, the allowed area is 50%, or 75 sq. ft. The sign on the plans is (same on all three sides) 54.6 sq. ft. Landscaping - See the response from the Landscape Architect. Dale Sweeney - Architect 64 5715 143rd Place SE, Bellevue, WA 98006 it 425.260.8969 dale.design3d@gmail.com WEAVE VINE BRANCHES INTO SCREEN, STARTING AT BOTTOM. TIE LARGER BRANCHES LOOSELY TO SCREEN, IF NECESSARY W/ BIO-DEGRADEABLE TIES. 3" THICK GREENSCREEN PANEL ATTACHED ATTACHED TO WALL BEYOND PANEL SEAM MOUNTING CLIP ELEVATION VINE PLANTING DETAIL 3/4" = 1'-0" ,tG J o SECTION GENERAL NOTES: 1. PLANT VINES PER LANDSCAPE PLANS. TYPICAL SPACING VARIES FROM 1' TO 4' O.C. DEPENDING UPON VINE SPECIES AND CONTAINER SIZE, SEE LANDSCAPE PLANS FOR ADDITIONAL INFORMATION. 2. ENSURE IRRIGATION IS ADEQUATELY WATERING PLANTS ALONG WALLS. SUPPLEMENT BY HAND WATERING IF NECESSARY. 3. INSTALL PER LANDSCAPE PLANS. 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SE�riii.rrri.C.sr.'�A.SIIM ; �s.B PANELTRIM. 5104/5105.OPTIONAL 1 MOUNTING CUP 5132R WITH %7 5136 SPACER /SEE SUPPORT PLACEMENT GUIDELINES FOR LOCATION 5132G OPTIONAL r o VERTICAL PANELS 5131 FLEX'C'RING FOR PANEL ALIGNMENT OPTIONAL Co 5105 PANEL TRIM AT BOTTOM RECOMMENDED NO PANELTRIM REQUIRED @ BOTTOM PANEL EDGE FINISH GRADE r, 1- c . ,• f c rc c ru® 1743 S. La Cienega Blvd. Los Angeles CA 90035 T - 800.450.3494 www.greenscreen.com 151 o0 r 0 3" EXSTG. CONCRETE OR MASONRY WALL EXPANSION ANCHOR BY OTHERS - MIN. 550 LBS. PULL OUT #5136 SPACER - 1/2" x 1 112" DIA. - BLACK UHMW PLASTIC, TYP. #5132R MOUNTING CLIP, TYP. 3" THICK greenscreen PANEL, TYP. MIN. 33/4" - MAX. 2 Y4" VERIFY 3y4"-5Y4" SECTION WALL MOUNT WITH MOUNTING CLIP (#5132R) 3" = 1,-0" 3" EXIST. CONCRETE OR MASONARY WALL EXPANSION ACHOR -MIN. 550 LBS. PULLOUT - CLIP SIZED OF Y4" DIA. FASTNER TYP #5136 SPACER -1/2" X 1 1/2" DIA. - BLACK UHMW PLASTIC, TYP. #5132 MOUNTAIN CLIP, TYP. 3" THICK GREENSCREEN PANEL, TYP. MIN. 3/" - 2 Y4" MAX. VERIFY 33/4"-5Y2" S-GR-06 WALL MOUNT CLIP (#5132) - PLAN VIEW 3"=1°-0" S-GR-07 414. `r JEFFREY B. GANDER & ASSOCIATES Landscape Architecture and Site Planning July 13, 2015 Dale Sweeney 5715 143rd PI SE Bellevue, WA 98006 Dale.design3D@ gmail.com RE: Correction Letter #1, Tukwila Holiday Inn Express, L15-0027, L15-0028 • Indicate the location of the minimum four (4) stalls that are to be reserved for non -hotel users and include sign details. Bicycle parking spaces should be denoted on the site plan. A minimum of two bicycle parking spaces are required. JBGA Response: We will add a bicycle rack near the front entrance see updated plans. Landscaping • Ensure that all plantings are native within the shoreline buffer. Revise the landscaping within the cul-de-sac area to demonstrate a cohesive design, easy access for maintenance, and CPTED principles and visibility for safety and views. Low -maintenance and drought -tolerant plants are encouraged. JBGA response: Plan has been adjusted slightly to improve views from the trail. Plant material ha.s' been discussed with city of Tukwila some alteration.s were made, see updated plan_ • Revise the survey to indicate correct river buffer, which ends at Christensen Road. The River buffer will include a portion of the cul-de-sac once the paving has been removed and should be included in the buffer (see redlines on the survey of the ordinary high water mark). JBGA response: Plan has been adjusted slightly to improve views from the trail. Plant material has been discussed with city of Tukwila some alterations were made, see updated plan. • Revise plans to increase the variety of species -particularly the use of Oregon ash should be decreased as it is used liberally and is a wetland plant species that will not do well in upland areas. Revise landscape plan to incorporate only native plantings within the River buffer, and indicate as such (see redlines on sheet L-1). JBGA response: With the buffer line being adjusted native plants were no longer needed in parking islands, Oregon Ash has been replaced with an ornamental tree that will survive much better in a parking lot environment. See revised plans. • Revise landscaping plan to provide continuous landscaping (no trees) along the pedestrian connection adjacent to Tukwila Parkway to the cul-de-sac (see redlines on sheet L-1). JBGA response: Additional plants have been added along the northern pedestrian walk, see revised plans. Innovation Creativity Experience 1821 4th Avenue East Olympia, WA. 98506 (360) 357-6972 FAX (360) 786-8073 • Provide calculations for landscaping and pavement square footage, to demonstrate compliance with interior parking lot landscaping requirements. JI3GA response: Parking lot calculations have been added to the plans. Calculations shoiv 2,021 square feet of interior landscaping has been proposed, only 1, 035square feet is required • Landscaping between the parking lot and Christensen Road is to be screened with evergreen trees and shrubs. Revise landscape plan to include plantings that are evergreen and would provide solid screening year round (see redlines on sheet L-1). JBGA response: Based on the actual buffer line Location native shrubs were not needed and more ornamental evergreen shrubs have been added to provide screening, see revised plans • Include irrigation system and underground and at -ground utilities in the landscape plan. The irrigation plan must include the cul-de-sac area and any other landscaping installed as part of the development. J13G.=1 response: The entire site has been proposed to he irrigated and an irrigation plan has been completed and will be provided. • Add a pedestrian path across the landscaped area that separates Christensen Road from the parking area immediately adjacent to the east side of the hotel to facilitate pedestrian circulation. JBGA response: A small 4' wide concrete path has been added, see revised plans. Sincerely, Trent Grantham, PLA Innovation Creativity Experience 1821 4th Avenue East Olympia, WA. 98506 (360) 357-6972 FAX (360) 786-8073 I owl of J d wi&a Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl , HEREBY DECLARE THAT: x Notice of Application Notice of Decision Notice of Public Hearing x 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 _23_ day of June 2015 Project Name: Tukwila Holiday Inn Express Project Number: PL15-0022 Associated File Number (s): L15-0027 and L15- 8 Mailing requested by: V ie nneman Mailer's signature: / R 7 A W:\USERS\TERI\TEMPLATES-FORMS\AFFIDAVIT OF DISTRIBUTION.DOC City of Tukwila Notice Of Application and Notice of Hearing Tukwila Holiday Inn Express TukwUaRkwy «` Project site Project Description: Proposal to construct a five -story, 92-unit hotel on the NE lot at intersection of Tukwila Pkwy and Andover Park E. Files: L 15-0027 (Design Review) L15-0028 (Shoreline Substantial Development) Property Owner: David Kwok Applicant: Dale Sweeney, Architect Project Planner: Valerie Lonneman 206-433-7140 or Valerie.Lonneman@TukwilaWA.gov Comments and Appeals: Your written comments on the project are requested and can be sent to the Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, WA 98188 or via email to Valerie.Lonneman@TukwilaWA.gov Comments on Design Review must be received before or on July 7 by 5:00 pm; comments on the Shoreline review must be received before or on July 23 by 5:00 pm. This project is also scheduled for a public hearing on August 27, 2015, at 6:30 pm in Council Chambers located at Tukwila City Hall at 6200 Southcenter Blvd., Tukwila. Please call two weeks prior to the hearing to confirm the date. You may also submit design review comments at the public hearing, before the Board of Archi- tectural Review. To request a copy of any decision, information on hearings, and your appeal rights, please call 206-433-7140. name US ARMY CORP OF ENGINEERS OFFICE OF ARCHAEOLOGY WSDOT NW REGION DEPT OF NATURAL RESOURCES WA FISHERIES & WILDLIFE DEPT OF ECOLOGY WA DEPT OF ECOLOGY WA STATE ATTORNEY GENERAL KC PARKS & RECREATION KC ASSESSOR'S OFFICE KC METRO TRANSIT/SEPA OFFICIAL KC DEPARTMENT OF NAT'L RESOURCES FOSTER LIBRARY WESTFIELD MALL LIBRARY SEATTLE PLANNING & DEVELOPMENT SEATTLE PUBLIC UTILITIES WASTE MANAGEMENT MUCKLESHOOT Cultural Resources Program MUCKLESHOOT Fisheries Program MUCKLESHOOT Wildlife Program DUWAMISH INDIAN TRIBE dept DEVELOPMENT SERVICES NW REGIONAL OFFICE SEPA REVIEW ECOLOGY DEPARTMENT ACCOUNTING DIVISION ENVIRONMENTAL PLANNING WATER DEPARTMENT JALAINE MADURA, SEPA Laura Murphy Karen Walter Mike Middleton address 4735 E MARGINAL WY S PO BOX 48343 PO BOX 330310, MS 240 PO 47015 16018 MILL CREEK BLVD 3190 160th AVE SE PO BOX 47703 PO BOX 40117 201 S JACKSON ST., STE 700 500 4th AVE, RM# 709A 201 S JACKSON ST., MS KSC-TR-0431 2015 JACKSON ST., STE 600 4060 S 144th STREET 1386 SOUTHCENTER MALL PO BOX 34019 PO BOX 34018 8111-1st AVE S 39015 172nd AVE SE 39015 172nd AVE SE 39015 172nd AVE SE 4705 W MARGINAL WAY SW city st zip SEATTLE WA 98124 OLYMPIA WA 98504 SEATTLE WA 98133 OLYMPIA WA 98504 MILL CREEK WA 98012 BELLEVUE WA 98008 OLYMPIA WA 98504 LACEY WA 98504 SEATTLE WA 98104 SEATTLE WA 98104 Q SEATTLE WA 98104 SEATTLE WA 98104 TUKWILA WA 98168 TUKWILA WA 98188 SEATTLE WA 98124 SEATTLE WA 98124 SEATTLE WA 98108 AUBURN WA 98092 AUBURN WA 98092 AUBURN WA 98092 SEATTLE WA 98106 1 NAME LOWE'S HOME CENTERS LLC TUKWILA COMMUNITY MEMBER NELSEN FAMILY TRUST TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER STANFORD TUKWILA HOTEL CORP BETA TUKWILA LLC TUKWILA TSD LLC HOME ELECTRIC COMPANY PIETROMONACO/PB L L C TUKWILA COMMUNITY MEMBER SEATTLE CITY OF SPU-WTR EXTENDED STAY HOTELS ADDRESS 1000 LOWES BLVD # NBTA 101 ANDOVER PARK E 10510 NORTHUP WAY # 300 112 ANDOVER PARK E 116 ANDOVER PARK E 120 ANDOVER PARK E 15635 W VALLEY HWY 15901 W VALLEY HWY 1610 BOUNDARY BLVD 18827 BOTHELL WAY NE # 110 21109 66TH AVE S 3414 NE 55TH 7900 SE 28TH ST STE 310 90 ANDOVER PARK E PO BOX 34018 PO BOX 49550 CITY STATE MOORESVILLE NC TUKWILA WA KIRKLAND WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA AUBURN WA BOTHELL WA KENT WA SEATTLE WA MERCER ISLAND WA TUKWILA WA SEATTLE WA CHARLOTTE NC ZIP 28117 98188 98033 98188 98188 98188 98188 98188 98001 98011 98032 98105 98040 98188 98124 28277 l 1• � 1 2 0400 City of Tukwila Department of Community Development 1 t RECEIVED JUN 112015 TUKWLA PUBLIC WORKS File Number L15-0027 LAND USE PERMIT ROUTING FORM TO: U Building ❑ Planning Public Works Fire Dept. Police Dept. Parks/Rec Project: Tukwila Holiday Inn Express Address: NE lot at intersection of Tukwila Parkway and Andover Park E Date transmitted: June 10, 2015 Response requested by: 6/24/15 Staff coordinator: Valerie Lonneman 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 Update date: $/04/1j _ prepared by: V104e/i/j4a Valerie Lonneman From: Minnie Dhaliwal Sent: Wednesday, June 03, 2015 4:56 PM To: Valerie Lonneman Subject: Hotel on 90 Andover Park East Follow Up Flag: Follow up Flag Status: Flagged Valerie, I met with the owners for this site today and they would like to be copied to all emails we send to Dale (architect and applicant listed on the application). Here are their email addresses. 'Ray Patel' email : patelrk33@gmail.com David Kwok: dkhotel@gmail.coM 1 0400 City of Tukwila Department of Community Development File Number PL15-0022 (L15-0027 & L15-0028) LAND USE PERMIT ROUTING FORM TO: O Building Planning In Public Works U❑U Fire Dept. Police Dept. Parks/Rec Project: Tukwila Holiday Inn Express Address: NE lot at intersection of Tukwila Parkway and Andover Park E Date transmitted: 5/20/2015 Response requested by: June 3, 2015 Staff coordinator: Valerie Lonneman 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: SL Comments Update date: —�7-"� prepared by: Dale Sweeney - Architect City of Tumwater, Washington May 12, 2015 Re.: Narrative for No Net Loss regarding impact to Shoreline- Holiday Inn Express To Whom It May Concern: Existing conditions of the shoreline area: - The river bank is fairly steep and overgrown, much of it with invasive species. The soils are stable and there is no evidence of erosion. - There is an existing paved road (Christensen Road) within the 200 foot shoreline jurisdiction, including a cul-de-sac turn -around at the north. There are no other structures within the 200 foot shoreline jurisdiction. - Until recently, there was also pavement on the project property, but that was removed. The site is currently being used for storage of construction materials and parking for construction equipment. There is little vegetation on the site except for trees and brush along the perimeter. - There is currently storm sewer catch basins and pipes in the 200 foot shoreline jurisdiction. How this project would change the existing conditions: - Part of a development agreement between the City of Tukwila and the hotel developer is to provide funding to the city, which the City Council has decided to use the funds to upgrade the condition of the river bank. Also, the pavement at the cul-de-sac turn -around is to be removed and replace with natural landscaping. - There is not expected to be any negative impact to the 200 foot shoreline jurisdiction as a result of this project. Dale Sweeney - Architect a; 5715 143rd Place SE, Bellevue, WA 98006 W 425.260.8969 dale.design3d@gmail.com Dale Sweeney - Architect City of Tumwater, Washington May 12, 2015 Re.: Project Valuation- Holiday Inn Express To Whom It May Concern: Based on preliminary estimates for the general contractor for the Tukwila Holiday Inn Express project is $5,100,000.00 Dale Sweeney - Architect n41 5715 143rd Place SE, Bellevue, WA 98006 V 425.260.8969 dale.design3d@gmail.com r CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 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. 1 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 1 C /\ ) Inc `l�_�� 1 <t� K. &T7 \ 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), VIA, (state), on 1A ! �. t (Print Name) (Address) (Phone Number) (Signature) On this day personally appeared before me T 3&L//j u21/( 201Cj• < j v iA fig° - 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 M)N THIS HAY OF Notary Public State of Washington STACY I JAMES MY COMMISSION EXPIRES e� May 25, NOTARi PURL in�n�fq�the State Washington residing at My Commission expires on ,20/V COMPLETE APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works De artment and the De artment of Communi Develo ment. Please contact each De')artment if you feel that certain items are not applicable to your project and should be waived. Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials, once deemed complete, allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206-431-3670 (Department of Community Development) and 206-433-0179 (Department of Public Works). Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning. APPLICATION MATERIALS: y1. Application Checklist (1 copy) indicating items submitted with application. 1 2. Completed Application Form (page 7) and notarized Hold Harmless Agreement (page 9) (5 copies). 3. Application Fee: See Land Use Fee Schedule for Standard App fee. 7` 4. Project Value Documentation. ----- .4 5. Public Notice Materials and fee. See item A (page 4) for details. / Y 6. Project Description/Analysis (5 copies) and other environmental reports (2copies). See item B (page 4) for details. / 7. Drawings (5 copies) Additional copies may be required upon determination that the application is complete: a). Site Plan See item C (page 4) for details. b). Site Cross Sections along the shoreline . See item D (page 5) for details. c). Landscape Plans. See item E (page 5) for details. ''--- ( d). Civil Plans. See item F (page 5) for details. — ; e). Other plans to help explain the project such as elevations, lighting plan, signage etc. See item G (page 6) for details. i k 8. One set of all plans reduced to 8 1/2" by 11" or 11" by 17". -74 9. An electronic copy of all project application materials. / v/ 10. Other land use applications, as applicable: SEPA Environmental Checklist, Design Review Application (see TMC 18.44.110 for review criteria), Special Permission, Director, for buffer reduction requests. A. PUBLIC NOTICE MATERIALS: 1. Payment of notice board fee (see Land Use Fee schedule) to Fast Signs Tukwila or Provide a 4' x 4' public notice board on site within 14 days of the Department determining that a complete application has been received (see Public Notice Sign Specifications Handout). / -c 2. Pav the fee as established by the T.and 11.cp FPP rt,Ptl„1P fnr oP„ara+;,,er ,,,,;a;,,,, i•Ni,,,i,. n_ ,._..,:a,. /-1 HP( Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning. an excel spreadsheet of mailing labels for all property owners and tenants (residents and businesses) LLN11111111'I111iI111If 1liPilli` III 9111 condos, trailer parks —must be included. Once your project is assigned to a planner, you will be required to provide an electronic copy of the mailing label spreadsheet in the following format: Name, Street Address, City St Zip, with each of these fields as an individual column: Name Street Address City, St, Zip Mr. Smith 1234 Park Ave S Tukwila WA 98188 PLEASE NOTE: Regardless of whether you pay the City to generate the mailing labels or you provide them, there is an additional fee for postage and material as listed under Public Notice Mailing Fee on the Land Use Fee Schedule. You will receive a separate bill for this fee and payment is due prior to issuance of the decision. 3. If providing your own labels, include King County Assessor's map(s) which highlights each property within 500 feet of the project, and are included on the mailing list. B. PROJECT DESCRIPTION/ANALYSIS AND OTHER ENVIRONMENTAL REPORTS: 1. Vicinity Map with site location - does not have to be to scale. 2. Provide: a) a written discussion of project consistency with the Review Guidelines(see page 11), or a reference on plan sheets illustrating compliance with the Review Guidelines; and b) a response to the No Net Loss Checklist (see pages 13-14). Check with a planner if you are unsure what criteria apply to your project. 3. Provide two copies of sensitive area studies if needed per TMC 18.44.090 D (Environmentally Sensitive Areas within the shoreline jurisdiction section of the SMP). 4. Provide an analysis of river bank stability if alteration of the riverbank is proposed. See TMC 18.06.696 for the definition of a riverbank analysis and report. 5. Provide two copies of any other studies prepared for the project (Biological Assessment etc.). C. SHORELINE SITE PLAN: 2e 1. The site plan must include a graphic scale, north arrow and project name. Maximum size 24" x 36". Y 2. Identify existing top of bank, landward and riverward toe of levee (or toe of bank if no levee), ordinary high water mark and base flood elevation (i.e., the 100 year flood). 3. For work riverward of the OHWM: Distance work extends into the river and distance to Federal projects and navigation channels. 4. Identify the location of the shoreline buffer (measured from the Ordinary High Water Mark) applicable to the shoreline environment in which the project is located: • Shoreline Residential Buffer - show where the top of the river bank would be at a 2.5:1 slope from OHWM and add twenty feet. If there is not enough room on the parcel for this buffer, the minimum buffer width is 50 ft.; • Urban Conservancy Buffer —100 ft. non -levee area; 125 ft. in leveed area; • High Intensity Buffer -100 ft. • The Aquatic Environment indudes the area waterward of the OHWM and does not have an Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning. ' 5. Show any levee/riverbank maintenance easements. X 6. Construction limit lines and areas of clearing/grading/filling. See TMC 18.44.070 J for land altering regulations. Removal of any significant trees or native vegetation in the shoreline jurisdiction requires a Shoreline Tree Removal and Vegetation Clearing Permit. 7. Show public access and/or trails per TMC 18.44.100. X' % 8. Show building footprint, parking lots, driveways, loading and service areas. See TMC 18.44.070 I for parking regulations. `-1. 9. Identify any sensitive areas and their buffers, as applicable. D. CROSS -SECTIONS FOR SHORELINE PROJECTS /r SHORELINE CROSS SECTIONS at maximum 75' intervals along the shoreline showing: 1. Existing and proposed elevations and improvements; 2. Limits of the applicable shoreline buffer and 200 foot shoreline jurisdiction, as measured from the OHWM; 3. The top of bank elevation, landward catch point toe of levee, riverbank toe, ordinary high water mark and base flood elevation (i.e., the 100 year flood as determined by the Federal Emergency Management Administration - FEMA), and levee/ riverbank maintenance easement and the location of the top of bank at a 2.5:1 slope. E. LANDSCAPE PLAN: ,K 1. Landscape planting plan by a Washington State licensed landscape architect or an approved biologist. Plans must include the type, quantity, spacing and location of all plantings, soil preparation and amendment, irrigation, weed management, mulching and maintenance plan. Invasive vegetation must be removed and native vegetation planted. Maximum size 24" x 36". See 2. Show all existing trees over 4" in caliper, indicating those to be retained, those to be removed and any tree protection measures required. Any trees removed over 4" in caliper are subject to the replacement requirements of TMC 18.44.080 B.4. x. 3. Provide notes on landscaping sheets that address consistency of landscaping with requirements of TMC 18.44. F. CIVIL PLANS: %r 1. One set of all civil plans and analyses shall be stamped, signed and dated by a licensed professional engineer. Include a graphic scale and north arrow. Maximum size 24" x 36". 2. Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations to NGVD 1929, if in a flood zone or flood -prone area. See www.tukwilawa.gov/pubwks/bulletins/cablist.html Bulletin A7 and related documents for further information. 3. Existing (dashed) and proposed (solid) topography at 2' intervals. 4. Construction limit lines, areas of clearing/grading/filling including volume and type of expected cut and fill. 5. Existing and proposed utility easements and improvements. `f 6. If additional impervious surface is proposed, provide a storm drainage design at least 90% complete, which meets the King County Surface Water Design Manual (KCSWDM). For guidance on preparation of the Technical Information Report contact the Public Works Dept. or go to: www.tukwilawa.gov/pubwks/pwpermit.html4SURFWATFR. CPL Page 4 of 10 W:\\Long Range Projects \Shore'ine\ew Shoreline Permits\4-11-12 SSDP Permit 07/17/2014 10:16 AM Check submitted Iiiii application items i Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning. See also TMC 18.44.070 D for additional surface water regulations. 7. Show the 100 yr. flood plain boundary and elevation as shown on FEMA maps which are available at the Tukwila Public Works Department counter. T` 8. Show all site improvements including footprints of all existing and proposed buildings, paved areas and any shoreline stabilization structures proposed in the shoreline. See TMC 18.44.070 E. ( 9. Show fences, rockeries and retaining walls. 'i 10. Show docks and other overwater structures. See TMC 18.44.070 K. G. OTHER PLANS: 1. If new construction is proposed, provide dimensioned and scalable building elevations with keyed colors and materials. Show mechanical equipment and/or any proposed screening. 2. If site lighting changes are proposed, provide a luminaire plan including location and type of street and site lighting. Include proposed fixture cut sheets, site light levels (foot-candles), and what measures will be used to shield adjacent properties and the river from glare. r 3. All existing and proposed signage with sign designs and locations. See TMC 18.44.070 L. `f 4. Any other drawings or materials needed to explain your proposal. CPL Page 5 of 10 07/ 17/2014 10:16 AM On a separate sheet of paper, please respond to the following questions to evaluate your project's impacts and assist in analyzing whether there will be a net loss to shoreline ecological functions requiring mitigation: 1. Describe the existing condition of the shoreline area and riverbank. For example, what plants and how much vegetation currently exist within the 200 foot shoreline jurisdiction; what is the condition of the shoreline (how steep are the banks, is there any erosion or slope failure, what are the soils like); is there "hard armoring" on the riverbank (for example, concrete or wooden bulkheads, metal sheet piling, rip -rap [rocks or concrete/asphalt blocks]), is there paving or are there any structures within the 200 ft. shoreline jurisdiction; are there any docks, piers, decks or other structures near or over the water; are there any above -ground or below ground utilities; etc.? 2. How will your project change the existing condition of the shoreline described above? 3. Please respond to the questions in the following chart - A No Net Loss analysis (prepared by a qualified biologist) must be prepared if the response to any of the questions in the chart below is "yes": WILL THE PROJECT: NO YES a. Alter/remove vegetation in the shoreline jurisdiction? yC b. Alter the river bank (i.e. re -slope bank, add armoring etc.)? Y c. Add fill in the shiorelIne juiTs iction? d. Discharge new stormwater to the river? ? e. Store or use hazardous materials in the shoreline jurisdiction? �c f. Construct an in- or over -water structure? )c g. Increase impervious surface in the shoreline jurisdiction? )C 4. The way to achieve no net loss of ecological function is to mitigate the loss through one or a combination of the mitigation sequencing steps identified below. If preparing a No Net Loss analysis, please discuss how your project addresses the following mitigation sequencing steps (TMC 18.44.070 H.3.): a. Avoiding the impact altogether by not taking a certain action or parts of an action; b. Minimizing impacts by limiting the degree or magnitude of the action and its implementation by using appropriate technology or by taking affirmative steps to avoid or reduce impacts; c. Rectifying the impact by repairing, rehabilitating, or restoring the affected environment; d. Reducing or eliminating the impact over time by preservation and maintenance operations; e. Compensating for the impact by replacing, enhancing, or providing substitute resources or environments; and f. Monitoring the impact and the compensation projects and taking appropriate corrective measures. CPL Page 10 of 10 W:ULong Range Projects\Shoreline\New Shoreline Permits\4-11-12 SSDP 07/17/2014 10:16 AM CITY OF TUKWILA SHORELINE De artment oi Community Develo ment aw.D 6300 Southcenter Boulevard, Tukwila, WA Mg182015 Telephone: (206) 431-3670 DEVELOPMENT Community Development PERMIT APPLICATION FOR STAFF USE ONLY Permits Plus Type: P-SHORE Planner: File Number: Li 5 - 2)n3 Application Complete (Date: ) Project File Number: 'Ll _00,Da Application Incomplete (Date: ) Other File Numbers: L) p _ Qyr) ,--9.., NAME OF PROJECT/DEVELOPMENT: Tukwila Holiday Inn Express BRIEF DESCRIPTION OF PROJECT: A 5 story, 92 unit hotel LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. NE lot at intersection of Tukwila Parkway and Andover Park E LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement or NWMaps.net). 022300-0040 PROJECT VALUE (PLEASE ATTACH DOCUMENTATION): $5,100.000 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: Dale Sweeney Address: 5715 143rd Place SE, Bellevue, WA 98006 Phone: 425-260-8969 FAX: 425-378-0987 E-mail: dale.design3d@gmail.com Signature: 'i�,i?/ Date: 5/ 14/ 15 f1. STANDARD CONSTRUCTION NOTES j Prior to starting construction, contact ONE -CALL (1-800-424-5555), or 811, for utility locations. CONTACTS Project Manager: Pete White (503) 691-8311 Design Engineer Timothy Turner (503) 235-7592 Owner: ?? (xxx) xxx-xxxx GENERAL 1. Locations shown for existing utilities are approximate. 2. At least 48 hours before starting project site work, notify the Utilities Inspector of 206-433-0179. 3. Request a Public Works utility inspection at least 24 hours in advance by calling 206-433-0179. 4. The Contractor assumes sole responsibility for worker safety, and damage to structures and improvements resulting from construction operations. 5. The Contractor shall have the permit(s) and conditions, the approved plans, and a current copy of City of Tukwila Development Guidelines and Design and Construction Standards available at the job site. 6. All work shall conform to these approved drawings. Any changes from the approved plans require pre -approval from the owner, the engineer, and the City of Tukwila. 7. All methods and materials shall meet City of Tukwila Development Guidelines and Design and Construction Standards, unless otherwise approved by the Public Works Director. 8. Contractor shall maintain a current set of record drawings on -site. 9. Contractor shall provide record drawings prior to project final approval. 10. Provide traffic control and street maintenance plan for Public Works approval before implementation. DEVELOPMENT GUIDELINES AND DESIGN AND CONSTRUCTION STANDARDS B-2 11. All surveying for public facilities shall be done under the direction of a Washington licensed land surveyor. Vertical datum shall be NAVD 1988. Horizontal datum shall be Washington State (grid) Coordinates, North Zone, using NAD 83/91 survey control and tied to any two City of Tukwila Horizontal Control Monuments. For project3 Wttrtln a flood control zone, the Permittee shall provide conversion calculations to NGVD 1929. 12. Replace or relocate all signs damaged or removed due to construction. 13. Retain, replace or restore existing vegetation in rights -of -way, easements, and Access Tracts. CONSTRUCTION 1. All work performed shall be per approved plans and specifications only. The Permittee is required to maintain a set of approved plans, specifications, and associated permits on the Job site. Work shall be performed in accordance with all federal, state, and local laws. Permittee shall apply for a Revision for any work not according to the approved plans. 2. Permittee/Can iroctor shaii arrange a preconstruction conference with the City's Inspector(s) prior to beginning any work. 3. Work in Roadways a. All work in roadways shall meet TMC 11 and the following: b. Poor to any activity in City right-of-way, the Permittee shall provide the City a traffic control plan for review and approval. The traffic control plan shall include the location, address and description of traffic flow during the work and shall meet MUTCD requirements. c. All work requiring lone closures must be by permit only. From the third Thursday in November to the following January 2nd, the Director does not allow lane closures in the Tukwila Urban Center. d. Fire, pedestrian, and vehicular access to buildings shall be maintained at all times, except when Permittee has permission from the building owner ner and the Director to close an access. e. All roadways shall be kept free of dirt anddebris using street sweepers. Use of water trucks for cleaning roadways requires preapproval from the Director. f. Install steel plates over any trench, at any time work is stopped and the trench is left open. DEVELOPMENT GUIDELINES AND DESIGN AND CONSTRUCTION STANDARDS B-3 GRADING AND EROSION CONTROL NOTES 1. The erosion prevention and sediment control (ESC) measures on the approved plans are minimum requirements. 2. Before beginning any construction activities, establish the clearing limits, install construction entrance, and install erosion prevention and sediment control measures. 3. Before any ground disturbance occurs, all downstream erosion prevention and sediment control measures (ESC) must be constructed and in operation. Install and maintain all ESC measures according to the ESC plan. 4. ESC measures, including all perimeter controls, shall remain in place until final site construction is completed and permanent stabilization is established. 5. From May 1 through September 30, provide temporary and permanent cover measures to protect disturbed areas that will remain unworked for seven days or more. 6. From October 1 through April 30, provide temporary and permanent cover measures to protect disturbed areas that will remain unworked for two days or more. In addition to cover measures, the Contractor shall: a. Protect stockpiles and steep cut and fill slopes if unworked for more than 12 hours. b. Stockpile, on site, enough cover materials to cover all disturbed areas. c. By October 8, seed all areas that will remain unworked during the wet season (October 1 through April 30). Mulch all seeded areas. 7. Failure to maintain ESC measures in accordance with the approved maintenance schedule may result in the work being performed at the direction of the Director and assessed as a lien against the property where such facilities are located. 8. During the life of the project, the Permittee shall maintain in good condition and promptly repair, restore, or replace all grade surfaces; walls, drains, dams, structures, vegetation, erosion and sediment control measures, and other protective devices in accordance with approved plans. 9. The Permittee shall monitor the downstream drainage features, and shall, with the Director's approval, remove all sediment deposition resulting from project -related work. DEVELOPMENT GUIDELINES AND DESIGN AND CONSTRUCTION STANDARDS B-4 10. All work performed shall be per approved plans and specifications only. The Permittee is required to maintain a set of approved plans and specifications and associated permits on the job site. Work shall be performed in accordance with all federal, state, and local laws. 11. As the first order of business, the Permittee shall install erosion prevention and sediment control measures per the ESC and shall install the downstream temporary ESC measures before any site disturbance occurs. Before the temporary measures are removed, install and establish the upstream permanent ESC measures. 12. The Permittee shall at all times protect sensitive areas, their buffers, and adjacent private properties and public rights -of -way or easements from damage during grading operations. The Permittee shall restore, to the standards In effect at the time of the issuance of the permit, sensitive areas, their buffers, and public and private properties and improvements damaged by the Permittee's operations. 13. Permittee shall arrange for and comply with the following: a. Notify the Public Works Deportment within 48 hours following installation of ESC measures. b. Obtain permission in writing from the Public Works Department prior to modifying the ESC plan. c. Maintain all rood drainage systems, storm water drainage systems, control measures and other facilities as identified in the ESC plan. d. Repair any siltation or erosion damages to adjoining properties and drainage facilities. e. Inspect according to the approved ESC inspection schedule and make needed repairs immediately. UTILITY NOTES 1. All trench excavation operations shall meet or exceed all applicable shoring laws for trenches over 4-feet deep. All trench safety systems shall meet WISHA requirements. 2. Power, cable, fiber optics, and telephone lines shall be in a trench with a 5' minimum horizontal separation from other underground utilities. 3. Adjust all manholes, catch basins, and valves in public rights -of -way or easements after asphalt paving. DEVELOPMENT GUIDELINES AND DESIGN AND CONSTRUCTION STANDARDS B-5 STORM DRAINAGE NOTES 1. All methods and materials shall meet City of Tukwila Development Guidelines and Design and Construction Standards, and the adopted King County Surface Water Design Manual, unless otherwise approved. 2. Mork all storm drain inlets with "Dump No Waste" and either "Drains to Streams", "Drains to Wetlands", or "Drains to Groundwater", as applicable. 3. Driveway culverts shall be of sufficient length to provide a minimum 3:1 slope from the edge of the driveway to the bottom of the ditch. Culverts shall have beveled end sections that match the side slope. SITE CIVIL PLANS HOLIDAY INN EXPRESS MOTEL 501 TUKWILA PARKWAY TUKWILA, WASHINGTON JU N E 2015 SHEET INDEX 1. COVER 2. SITE PLAN 3. EROSION CONTROL PLAN 4. DETAILS 5. DETAILS 6. EROSION CONTROL DETAILS Tukwila Parkway PROPOSED MOTEL BUILDING SITE PLAN REV DATE DCSa2IPTi0N ONN BY DES BY CM, BY API BY OA1E Or ISSUE 'puts BY TRT CHK BY MAY 2015 Des Br TRT APP BY TRT ENGINEERING LLC 2836 S.E. MARKET STREET PORTLAND, OREGON 97214 PHONE (503) 235-7592 FAX (503) 235-7593 VICINITY MAP LEGEND 0 0 o O o O X 527.7 EXISTING CATCH BASIN PROPOSED CATCH BASIN EXISTING MANHOLE PROPOSED MANHOLE PROPOSED CLEAN OUT PROPOSED ROOF DRAIN EXISTING SPOT ELEVATION PROPOSED SPOT ELEVATION DRAINAGE FLOW DIRECTION ----PROPERTY LINE PROPOSED EASEMENT EXISTING STORM SEWER PROPOSED STORM SEWER -- -EXISTING SANITARY SEWER - - - - PROPOSED SANITARY SEWER EXISTING WATER LINE w PROPOSED WATER EXISTING CURB PROPOSED CURB L 15- 0 OZJUKWILA LINE RECEIVED 1iUN 11 pp15 TUKWILn PUBLIC WORKS SITE 6/4/15 HOLIDAY INN EXPRESS MOTEL 501 TUKWILA PARKWAY TUKWILA, WA 98188 COVER SHEET eDRAWING NO. 1 /6 PROJECT NO. sYV 0 vPBENCHMARK .j AP TOP OF CONC 0 , MON. IN CASE ELEV. = 25.93' DATUM - NAVD 88 15' NEI HBQRHOOD CORIIIDOR 4 y W I., 0' y 4 O IQ SAD;. S R. MH `: 1 l ! R111=1E.0 NV=19C EXISTING$ANT ARY SEWIR MANHOLE ESo4.1, t°2 08 R 1 26.2 INV=23.4 RD 27 CB RIM=26 5 NV=24.4 PROPOSED MOTEL BUILDING FFE=28.0 n CB RIM=23.2 1A 0 20 40 SCALE IN FEET 10" STORM DRAIN �B M=28.3 V.- 25. STREET EXISTING STO CB RIM-30.0 NV=25.3 CB RIM-30.1 INV=26 3 5H00 pt Lft3CL 0XI571N4 60115fU W R- -IRA Nsm (sstoN PIPE PF6.e 5 of- Jur6 s, zoi5 Tp(ZPt A1.2 trJAc,£ ezpoR.1 CfaLI.S Fa - vETURu LT PoRTI0NF oG TtoNo STRu-crop=E 1'451511M??9 wrOla CONSTRUCTION NOTES 0 INSTALL CATCH BASIN RIM=26.7, IE=24.25 02 INSTALL CATCH BASIN RIM=28.4, IE=23.80 0 0 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 REV DATE DESCRPVON DIN BY DES BY CNN BY APP BY DATE 0E ISSUE MAY 2015 DYM BYTRT CHt BY DES BY APP BY INSTALL CATCH BASIN RIM=26.7, IE=23.26 INSTALL CATCH BASIN RIM=26.7, IE=22.97 PER STANDARD DRAWING DS-01 PER STANDARD DRAWING DS-01 PER STANDARD DRAWING DS-01 PER STANDARD DRAWING DS-01 INSTALL 90 LF OF 10" 3034 PVC STORM DRAIN AT SLOPE=0.50% INSTALL STORM TREATMENT MANHOLE ASSEMBLY, SEE DETAIL 1 RIM=27.7, IE IN=22.87, IE OUT=20.57 INSTALL STORM MANHOLE OVER EXISTING STORM PIPE PER STANDARD DRAWING DS-10A RIM=28.0, IE=20.0 INSTALL FDC ASSEMBLY INSTALL FIRE HYDRANT ASSEMBLY PER STANDARD DRAWING WS-13 HOT TAP EXISTING 10" DIP WATER MAIN WITH 6" FIRE AND 4" DOMESTIC SERVICE INSTALL 4" WATER METER ASSEMBLY PER STANDARD DRAWING WS-04 INSTALL 4" REDUCED PRESSURE CHECK VALVE ASSEMBLY IN HOT BOX PER STANDARD DRAWING WS-21A CONNECT NEW 6" SANITARY SEWER LATERAL EXISTING LATERAL, INSTALL CLEANOUT ASSEMBLY PER STANDARD DRAWING SS-03 INSTALL CLEANOUT ASSEMBLY PER STANDARD DRAWING SS-03 INSTALL CATCH BASIN PER STANDARD DRAWING DS-01 RIM=29.6, IE=26.9 INSTALL SOLID GRATE ON EXISTING CATCH BASIN REMOVE EXISTING CURB AND GUTTER EXISTING CATCH BASIN AND OUTLET TO REMAIN INSTALL SOLID LID ON EXISTING CATCH BASIN INSTALL 107 LF OF 10" 3034 PVC AT SLOPE=0.50% INSTALL 61 LF OF 10" 3034 PVC INSTALL 20 LF OF 10" 3034 PVC CONNECT 6" ROOF DRAIN TO 10" AT SLOPE=0.50% AT SLOPE=0.50% AT IE=20.45 CONNECT 6" ROOF DRAIN TO MANHOLE AT IE=21.25 INSTALL 114 LF OF 10" 3034 PVC AT SLOPE=0.50% INSTALL ROOF DRAIN DOWNSPOUT, TYPICAL CONSTRUCT 24' COMMERCIAL DRIVEWAY PER STANDARD DRAWING RS-09 EXISTING CURB EXISTING _ PAVEMENT PEDESTRIAN AND VEHICULAR -SCALE DECORATIVE STREET LIGH11NG STREET TREE CONCRETE lSIDEWALK BACK OF WALK 15' SIDEWALK STREET TREES IN A CONTNUOUS LANDSCAPED STRIP A MINIMUM OF 5 FEET WIDE LOCATED AT BACK OF CURB FACE NEIGHBORHOOD CORRIDOR SECTION TRT ENGINEERING LLC 2638 S.E. MARKET STREET PORTLAND, OREGON 97214 PHONE (503) 235-7592 FAX (503) 235-7593 TUKWILA SITE 6/4/15 HOLIDAY INN EXPRESS MOTEL 501 TUKWILA PARKWAY TUKWILA, WA 98188 GRADING AND UTILITY PLAN DRAWING N0. 2/6 PROJECT N0. � �j 11 L J \ CB FiIMv25-— IN V 9.'3 EXISTING STORM INLET ST RM MH RI =23.4 IN 14.3 N/3 NV=148 E. I - I -- 717- -7 - -- t'1-I' `-'j_ i ;[-1Ii1 � _._III • 'IijRIM=26.5 IINV='}4.4 HI I � � �' I. I} I II Ii I TEM SE' 6 ORARY MENT P CB RIM=23.2 M=28.,3 V_ 25.1 I CB �02IIA=27.a ,II ,111 j I '�I j't .il • RIM=27.0 IN V=24.1 CB RIM=30.0 N V=25.3 IM-30.1 NV=26 3 CL ARING LI I T$ SEDIME - 0 T F:NCE2, _ CATCH BASIN NSET TYPICAL 9 PL•CES SEE DETAIL ear 2/Lain 6frrks JFGEND CL CLEARING LIMITS SF SEDIMENT FENCE BMP C233 0 20 40 SCALE IN FEET CO CONSTRUCTION ENTRANCE BMP C105 IP INLET PROTECTION BMP C220 SC SAW CUT AND SURFACE POLLUTION BMP C152 © CONCRETE HANDLING BMP C151 VG PRESERVE NATURAL VEGETATION BMP C101 6 WHEEL WASH BMP C106 FB GRAVEL FILTER BERM BMP C232 SP TEMPORARY SEDIMENT POND BMP C241 © DUST CONTROL BMP C140 REV DATE DESCRIPTION DM BY DES BY CHK BY APP BY DATE OF ISSUE NOV 2010 DM BY TRT CHK APP BY DEs BY TRT BY TRT ENGINEERING LLC 2636 S.E. MARKET STREET PORTLAND, OREGON 97214 PHONE (503) 235-7592 FAX (503) 235-7593 STORMWATER POLLUTION PREVENTION PLAN CLEARING LIMITS SHALL BE FLAGGED ON THE PROJECT AREA PRIOR TO INITIATING CLEARING. FROM OCTOBER 1 THROUGH APRIL 30 NO SOILS SHALL REMAIN EXPOSED AND UNWORKED FOR MORE THAN TWO DAYS. FROM MAY 1 TO SEPTEMBER 30 NO SOILS SHALL REMAIN EXPOSED AND UNWORKED FOR MORE THAN SEVEN DAYS. SOIL SHALL BE MANAGED IN A MANNER THAT DOES NOT PERMANENTLY COMPACT OR DETERIORATE THE FINAL SOIL AND LANDSCAPE SYSTEM. IF DISTURBANCE AND/OR COMPACTION OCCUR THE IMPACT MUST BE CORRECTED AT THE END OF THE CONSTRUCTION ACTIVITY. THIS SHALL INCLUDE RESTORATION OF SOIL DEPTH, SOIL QUALITY, PERMEABILITY, AND PERCENT ORGANIC MATTER. CONSTRUCTION PRACTICES MUST NOT CAUSE DAMAGE TO OR COMPROMISE THE DESIGN OF PERMANENT LANDSCAPE OR INFILTRATION AREAS. LOCATE ANY SOIL PILES AWAY FROM DRAINAGE SYSTEMS. SOIL PILES SHOULD BE TARPED OR MULCHED UNTIL THE SOIL IN EITHER USED OR REMOVED. PILES SHOULD BE SITUATED SO THAT SEDIMENT DOES NOT RUN INTO THE STREET OR ADJOINING YARDS. BACKFILL FOUNDATION WALLS AS SOON AS POSSIBLE AND ROUGH GRADE THE LOT. THIS WILL ELIMINATE LARGE SOIL MOUNDS, WHICH ARE HIGHLY ERODIBLE, AND PREPARES THE LOT FOR TEMPORARY COVER, WHICH WILL FURTHER REDUCE EROSION POTENTIAL. REMOVE EXCESS SOIL FROM THE SITE AS SOON AS POSSIBLE AFTER BACKFILLING. THIS WILL ELIMINATE ANY SEDIMENT LOSS FROM SURPLUS FILL. THE CONSTRUCTION ENTRANCE SHALL BE STABILIZED WHERE TRAFFIC WILL BE LEAVING THE CONSTRUCTION SITE AND TRAVELING ON PAVED ROADS OR OTHER SURFACES. PROVIDE FOR PERIODIC STREET CLEANING TO REMOVE ANY SEDIMENT THAT MAY HAVE BEEN TRACKED OUT. SEDIMENT SHOULD BE REMOVED BY SHOVELING OR SWEEPING AND CAREFULLY REMOVED TO A SUITABLE DISPOSAL AREA WHERE IT WILL NOT BE RE —ERODED. STREET WASHING IS PROHIBITED WITHOUT SPECIAL PERMISSION FROM SSW UTILITY, CALL 360— 778-7900. THE CLEARING LIMITS WILL BE MARKED BY PLACEMENT OF THE SEDIMENT FENCE ON ALL SIDES, EXCEPT ALONG THE EXISTING PAVEMENT ON THE EAST SIDE TUKWILA EROSION 6/4/15 HOLIDAY INN EXPRESS MOTEL 501 TUKWILA PARKWAY TUKWILA, WASHINGTON 98188 EROSION CONTROL PLAN DRAWING N0. 3/6 PROJECT NO. INLET airilliNti 04prof*,N. lkili - ACCESS FRAME AND TOP SLA B SEE COV ER DETAIL CONTRACTOR TO GROUT TO FINISHED GRADE GRADE RING/RISERS INLET PIPE FILTER CARTRIDGE FLOW KIT PLAN VIEW SECTION A -A OUTLET SUMP A 48" I.D. MANHOLE STRUCTURE 58" 0.D. OUTLET SUMP GENERAL NOTES 1. CONTECH TO PROVIDE ALL MATERIALS UNLESS NOTED OTHERWISE. 2. DIMENSIONS MARKED WITH ( ) ARE REFERENCE DIMENSIONS. ACTUAL DIMENSIONS MAY VARY. 3. FOR SITE SPECIFIC DRAWINGS WITH DETAILED VAULT DIMENSIONS AND WEIGHTS, PLEASE CONTACT YOUR CONTECH ENGINEERED SOLUTIONS LLC REPRESENTATIVE. www.ContetES.com 4. STORMFILTER WATER QUALITY STRUCTURE SHALL BE IN ACCORDANCE WITH ALL DESIGN DATA AND INFORMATION CONTAINED IN THIS DRAWING. 5 STRUCTURE SHALL MEET AASHTO HS20 LOAD RATING, ASSUMING EARTH COVER OF 0' - 5' AND GROUNDWATER ELEVATION AT, OR BELOW, THE OUTLET PIPE INVERT ELEVATION. ENGINEER OF RECORD TO CONFIRM ACTUAL GROUNDWATER ELEVATION. CASTINGS SHALL MEET AASHTO M306 AND BE CAST WITH THE CONTECH LOGO. 6. FILTER CARTRIDGES SHALL BE MEDIA -FILLED, PASSIVE, SIPHON ACTUATED, RADIAL FLOW, AND SELF CLEANING. RADIAL MEDIA DEPTH SHALL BE 7-INCHES. FILTER MEDIA CONTACT TIME SHALL BE AT LEAST 39 SECONDS. 7. SPECIFIC FLOW RATE IS EQUAL TO THE FILTER TREATMENT CAPACITY (gpm) DIVIDED BY THE FILTER CONTACT SURFACE AREA (sq ft). INSTALLATION NOTES 1. ANY SUB -BASE, BACKFILL DEPTH, AND/OR ANTI -FLOTATION PROVISIONS ARE SITE -SPECIFIC DESIGN CONSIDERATIONS AND SHALL BE SPECIFIED BY ENGINEER OF RECORD. 2. CONTRACTOR TO PROVIDE EQUIPMENT WITH SUFFICIENT LIFTING AND REACH CAPACITY TO LIFT AND SET THE STORMFILTER STRUCTURE (LIFTING CLUTCHES PROVIDED). 3. CONTRACTOR TO INSTALL JOINT SEALANT BETWEEN ALL STRUCTURE SECTIONS AND ASSEMBLE STRUCTURE. 4. CONTRACTOR TO PROVIDE, INSTALL, AND GROUT INLET PIPE(S). 5 CONTRACTOR TO PROVIDE AND INSTALL CONNECTOR TO THE OUTLET RISER STUB. STORMFILTER EQUIPPED WITH A DUAL DIAMETER HDPE OUTLET STUB AND SAND COLLAR. IF OUTLET PIPE IS LARGER THAN 8 INCHES, CONTRACTOR TO REMOVE THE 8 INCH OUTLET STUB AT MOLDED IN CUT LINE. COUPLING BY FERNCO OR EQUAL AND PROVIDED BY CONTRACTOR. 6. CONTRACTOR TO TAKE APPROPRIATE MEASURES TO PROTECT CARTRIDGES FROM CONSTRUCTION -RELATED EROSION RUNOFF. FRAME AND COVER FLOATABLES BAFFLE HDPE OUTLET RISER SITE SPECIFIC DATA REQUIREMENTS STRUCTURE ID 1 WATER QUALITY FLOW RATE (cfs) PEAK FLOW RATE (<1 cfs) RETURN PERIOD OF PEAK FLOW (yrs) 8 OF CARTRIDGES REQUIRED 0.05 0.14 10 3' CARTRIDGE FLOW RATE (15 OR 7.5 gpm MEDIA TYPE (CSF, PERLITE, ZPG) 15 ZPG PIPE DATA: I.E. MATERIAL DIAMETER INLET PIPE 102.8 HDPE 10" OUTLET PIPE 100.5 HDPE 10" RIM ELEVATION I 108.0 ANTI -FLOTATION BALLAST WIDTH HEIGHT NOTES/SPECIAL REQUIREMENTS: 'Standard cartridge flow rate cut in half for FS=2 STORM TREATMENT MANHOLE ASSEMBLY DETAIL O NTS ejy L).010 REV DATE DESCRIPTION DIN BY DES BY CHK BY APP BY DATE OF ISSUE MAY 2015 DIN BY TRT CHK BY DES BY TRT APP BY rF SECTION A -A CURB DETAIL NOTES: 1. THIS ALTERNATE SHOULD BE USED ONLY AFTER STUDYING CLOSENESS OF DRIVEWAYS, DRAINAGE, TOPOGRAPHY, DRIVEWAY GRADES, RIGHT OF WAY. ETC. 2. DRIVEWAYS WITH HIGH VOLUME (AS NOTED BY CITY ENGINEER) MAY BE APPROVED FOR INTERSECTION TYPE ACCESS. 3. TURNING RESTRICTIONS MAY BE APPLIED BY THE CITY ENGINEER. 4. CONCRETE SHALL BE CLASS 4000 5. INSPECTION REQUIRED BEFORE PLACING CONCRETE. AT LEAST 24 HOUR NOTICE MUST BE GIVEN TO TUKWILA PUBLIC WORKS DEPARTMENT FOR INSPECTION. 8. ALL DRIVEWAY APRONS SHALL BE A MINIMUM OF 6' THICK. 7. WHERE DRIVEWAY WIDTHS EXCEED 15'. A 3/8' X 5-1/2" EXPANSION JOINT SHALL BE PLACED LONGITUDINALLY ALONG THE CENTERLINE. 8. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH APWA/WSDOT PLANS AND SPECIFICATIONS OR AS DIRECTED BY THE CITY OF TUKWILA. 9. AN ASPHALT APRON MAY BE USED IN AREAS WHERE NO CURB EXISTS. 10. REMOVAL OF EXISTING CONCRETE CURB, GUTTER OR SIDEWALK SHALL BE TO THE NEXT EXPANSION JOINT; SCORE JOINTS MUST BE SAW CUT AND REPLACED WITH AN EXPANSION JOINT. NOT TO WALL TRT ENGINEERING LLC 21338 S.E. MARKET STREET PORTLAND. OREGON 97214 PHONE (503) 235-7592 FAX (503) 235-7593 City of Tukwila COMMERCIAL DRIVEWAY PERT. RS-09 umsomoos: 08.03 I LAST : 04.08 4^44Vw BOB GIBERSON, CITY ENGINEER TUKWILA DETAIL2 5/26/15 HOLIDAY INN EXPRESS MOTEL 501 TUKWILA PARKWAY TUKWILA, WA 98188 DETAILS DRAYANG N0. 4/6 PROJECT N0. S" RISER SECTION 12" RISER SECTION CORNER BAR SACS TRY PRECAST BASE SECTION (MEASUREMENT AT TOP OF THE BASE) NOTES: 1. MAXIMUM DEPTH FROM FINISHED GRADE TO PIPE INVERT SHALL BE 5'-0". 2. CATCH BASINS TO BE CONSTRUCTED IN ACCORDANCE WITH ASTM C 478 (AASHTO M 1991) 8 ASTM C 890 UNLESS OTHERWISE SHOWN ON PLANS OR NOTED IN THE STANDARD SPECIFICATIONS. 3. REBAR WELDED WIRE FABRIC HAVING A MINIMUM AREA OF 0.12 SQUARE INCHES PER FOOT MAY BE USED. WELDED WIRE FABRIC SHALL COMPLY TO ASTM A 497 (AASHTO M 221). DO NOT PLACE WIRE FABRIC IN THE KNOCKOUTS. 4. THE BOTTOM OF THE PRECAST BASE SECTION MAY BE ROUNDED. PRECAST BASES SHALL BE FURNISHED WITH CUTOUTS OR KNOCKOUTS. KNOCKOUTS SHALL HAVE A WALL THICKNESS OF 2" MINIMUM. 5. KNOCKOUTS MAY BE ON ALL 4 SIDES WITH MAXIMUM DIAMETER OF 20". KNOCKOUTS MAY BE EITHER ROUND OR 'D' SHAPE. PIPE TO BE INSTALLED IN FACTORY SUPPLIED KNOCKOUTS. 6. KNOCKOUT OF CUTOUT HOLE SIZE SHALL BE EQUAL TO PIPE OUTER DIAMETER PLUS CATCH BASIN WALL THICKNESS. 7. THE TAPER ON THE SIDES OF THE PRECAST BASE SECTION AND RISER N. SECTION SHALL NOT EXCEED 1/2" PER FOOT. 8. CATCH BASIN FRAME AND GRATE SHALL BE i0 ACCORDANCE WITH STANDARD SPECIFICATIONS AND MEET THE STRENGTH REQUIREMENTS OF FEDERAL SPECIFICATION RR-F-821D. MATING SURFACES SHALL BE FINISHED TO ASSURE NON -ROCKING FIT. 9. FRAME AND GRATE MAY BE INSTALLED WITH FLANGE DOWN OR CAST INTO RISER. 10. VANED GRATE, REFER TO DS-06. 11. REFER TO DS-06 FOR CATCH BASIN MARKINGS. NOT TO SCALE City of Tukwila CATCH BASIN TYPE 1 DS-01 REVI AI 08.03 APPROVAL B. SHELTON CONCRETE THRUST BLOCX O c", OMTHENXYPAINT- ELEVATION VIEW NOTES: O O O O ] ] F RESILIENT SSW ...LYE 1. USE FOR TAPS ON CEMENT LINED DUCTILE PIPE. 2. PRE -TEST ASSEMBLY BEFORE DRILLING. 3. REFER TO CHAPTER 7 OF THESE STANDARDS. 4. REFER TO WS-13 8 WS-14. NOT TO SCALE City of Tukwila WATER MAIN TAPPING TEE WS-10 REVISION n. 08.03 I UST RELATOR: 07.08 4F1P1O44L: BOB GIBERSON, CITY ENGINEER n•R.SE IEY WOE BORDER LABELED CO PLAN VIEW � /A,�ii'�7 /. Milli IINEmi ELEVATION CAST IRON RING AND COVER 1.01.3 MORE JORT PACKING SIDE SEWER NOT TO SCALE City of Tukwila SANITARY SIDE SEWER CLEAN -OUT SS-03 REVISION SI: 08.03 APPROVAL. B. SHELTON NOTES: 1. REFER TO CHAPTER T OF THESE STANDARDS. 2. HYDRANTS EQUAL TO MUELLER YAy23 OR CLOW MEDALLION AF-2545. M 8 H R28. 3. HYDRANTS SHALL BE EQUIPPED WITH TWO 2.1?N.S.T.HOSE PORTS AND ONE STORTZ PUMPER DISCHARGE PORT ND SHALL HAVE A tPENTAGON IT OPERATING M. HYDRANTS SHALL HAVE A 6'NJ. BOTTOM CONTECTIONANO 5.1M' MAN VALVE VALVE OPENING. AND SHALL HAVE 1r ABOVE GRADE LEVEL TO THE CENTER OF THE PUMPER DISCHARGE PORT. 4. HYDRANTS SHALL CONFORM TO A. SPECIFICATIONS C 502-54: SHALL BE COMPRESSION TYPE AND SHALL HAVE A TWO PIECE BREAKING RANGE WITH BREAKING THIMBLE AT THE GROUND LINE OR STEM: SHALL HAVE A SELF -OILING DRY BONNET WITH FACTORY FILLED RESERVOIR...APPROXIMATELY B OUNCES OF OIL. OIL RESERVON SHALL BE SO DESIGNED AS TO GIVE A COMPLETE LUBRICATOR OF STEMS EACH TIME THE HYDRANT IS OPERATED THE UPPER STEM SRAL HAVE A BRASS SLEEVE. 6. SHACKLE RODS SHALL BE ASPHALTCOATED STEEL OR CORTES STEEL B. CRY HYDRANTS BONNET AND PORT LAPS SHALL BE TARTEST DELPHINIUM BLUE SAFETY 257. BARREL SHALL BE FARWEST CASE YELLOW 7. PRIVATE HYDRANTS SHALL BE PANTED WITH TWO COATS OF FARWEST CASE YELLOW (M X3172). S. WHERE NO CURB ANO GUTTER IS INSTALLED. FIRE HYDRANT SHALL BE LOCATED CLOSE TO THE PROPERTY LINE ANO INS/DE THE RIGHT OF WAY OR EASEMENT. INSTALL BOLLARD GUARD POSY PER WS-14. O. HYDRANTS INSTALLED, RELOCATED OR OTHERWISE WORKED UPON AS A RESULT OF PROJECT SHALL SE FRESHLY PAINTED. HYDRANT SHALL NOT BE CLOSER THAN 4,0 ANY FIXED OBJECT. WITH THE EXCEPTION OF HYDRANT GUARD POSTS, PER RAC 14.2403. NOT TO SCALE City of Tukwila FIRE HYDRANT ASSEMBLY AND SETTING WS-13 08.03 I LAST PFAU.. 04.08 APPROVAL BOB GIBERSON, CRY ENGINEER BAR LIST ®MR S 0 IC:kILLIERLINELLI MIN O la L'Iu:F1i ./23.� SECTION B-B SECTION A -A NOTES: 1. REFER TO TYPICAL DETAIL DS-10B FOR ACCESS AND CATCH. 2. REFER TO TYPICAL DETAIL DS-10C FOR STEP DETAIL. 3. REFER TO TYPICAL DETAIL DS.11 FOR LADDER DETAIL. NOT TO SCALE City of Tukwila MANHOLE TYPE IV WITH MONOLITHIC BASE D5-10A 08.03 APPROVAL. B. SHELTON fru_ FLT111 4.5 SNP $S City of Tukwila P' AND SMALLER REDUCED PRESSURE PRINCIPAL ASSEMBLY INSTALLATION WS-21A autumn 02-2014 1 LA0RLWNN AMAROS : R TISCHMAK, CITY ENGINEER MATERIAL UST -COPPER BYPASS Q 2 -FLEX. CPLG. TO FR, EQUAL TO ROCKWELL 441(REDUCE AT TAP). © 2- SINGLE STRAP SERVICE CLAMPS EGVAL TO ROMAC 101 WITH PS TAP. ROCKWELL 313. OS 3- STRAIGHT MG., COPPER TO OUTSIDE I.P. THREAD EQUAL TO MUELLER H-15428110 COMP Q 1.114 BEND CPUS. COPPER TO COPPER, ®®UAL TO MUELLER H-15526. 1.1/4 BEND CPLO. COPPER TO ours. THREAD EOIAL TO MUELLER IL15530 © 2 BALL VALVESE PADLOCK WINGS OR LOCK CAPS (MUELLER). 2 -O.V. FL. EQUAL TO MUELLER A-2307E. e 3' TO 6' COMPOUND METER SUPPLIED BY ® 11 -C.I. ADPT.,F L %PE LENGTH TO FR. -CRG. ADP'., FL. EQUAL TO ROCKWELL 812. MATERIAL LIST - B.I. BYPASS G O f7 0 2 -FLEX CPLG. TO FIT. 2.0.I. FL X P.E., LENGTH AS REQUIRED. 2-TEE, FL. 2 -0.V.. FL MUELLER A237080R EQUAL 1-S TO 6. METER AS SPECIFIED. 1-AOPT. FL.0 P.E.1Y LONG. 1-CRG. ADP'., FL. EQUAL TO ROCKWELL. 2-G.V. FL. EQUAL TO MUELLER A-2370-8 (C.V. SATISFACTORY LOCKING DEVICE MUST BE FURNISHED). 3- DI. PIPE FL. EACH END, LENGTH TO FR. 2 -SO' BENDS, FLANGE RN FROU,TLECW.ILT YISPECTICRLIO CENTRE GENERAL NOTES: 1. METERS 3,6- SUPPLIED BY CITY. 2 VAULT SHALL BE PRECAST CONCRETE VAULT. ALL PIPE 4 FITTINGS P AND LARGER SHALL BE CEMENT LINED. CL52. 4. PIPING FROM MAIN TO VAULT SHALL BE 4. ON 3.METERINSTALLATION, TEE WITH VALVE ON EXISTING MAIN REQUIRED 5. REFER TO SECTION 7.2.2. TXTRIICL COT TO GIT MOE BOX UP CALL. SAFE. PLATE EQUAL TO WORM PATTERN SCE #M�1] oma rill SLISPCRI BLOCKS MOYLE WITH DUCTILE IRON BY-PASS ES BAR • I' OVULAR FAGI CORNER T ON CENTERS VE 1.1,-ORBSHEO ROCK BASE IAN. THICK. INSTALL e CONCRETE ALL Flrr,NG Sfri,44c.L Be- Fi2cE NOT TO SCALE City of Tukwila METER 3" TO 6" WS-04 REVISION M: 08.03 APPROVAL. B. SHELTON 1. THE RPPA SHALL BE INSTALLED WITH ADEQUATE SPACE TO FACILITATE MAINTFY2NF AND TESTING. IT SHAM BE 1B61e0 AFTER INSTALLATION. BY A WASHINOTON STATE CERTIFIED BALWFLOW ASSEMBLY TESTER, TO INSURE ITS SATISFACTORY OPERATION BEFORE OCCUPANCY AND ANNUALLY THEREAFTER. A COPY OF THE TEST RESULTS SHALL BE GIVEN TO THE PUBUC WORKS INSPECTOR. Z. ANRPPA SHALL NOT BE INSTALLED IN A PR BELOW GROUND LEVEL. 3. THE FREEZE PROTECTION ENCLOSURE FOR THE RPPA MUST INCLUDE A DAYLIGHT O AIN. THE DRAW MUST BE ABLE TO 0E BORE SOHTPD. IT MUST BE INSTALLED ABOVE GROUND LEVEL THE DRAIN MUST ALSO BE ABLE TO HANDLE THE VOLUAE OF WATER THAT POTENTIALLY COULD BE DISCHARGED FROM THE RELIEF PORT. 4. THE FREEZE PROTECTION ENCLOSURE SHALL SE SUPPORTED BY A NIA. FOUR (4) INCH CONCRETE SLAB WITH FOUR NI ANCHOR BOLTS ATTACHING THE COVERING TO THE SLAB. 5. RPPA MUST BE PROTECTED FORFREEZNG. 6. AN RPPA INSTALLED MORE THAN FIVE (5) FEET ABOVE FLOOR LEVEL MUST HAVE A PLATFORM UNDER IT FOR THE TESTER OR MAINTENANCE PERSON TO STAND ON. THE PLATFORM MUST BE OSHA APPROVED AND MEETAU.APPUGABLE SAFETY STAN BTS AND CODES. 7. WREN THE RPPA IS LOCATED NU* A NUS. R SHALL BE INSTALLED N A LOCATION WE'RE BOTH THE OCCASIONAL SPITTING FROM THE RELIEF PORT AND THE POSSIBLE CONSTANT RIF^,..•^'^ DURING A FOULED CHECK VALVE SITUATION WILL NOT BE OBJECTIONABLE AN APPROVED AIR GAP FUNNEL ASSEMBLY, EITHER PROVIDED BY THE MANUFACTURER OF FABRICATED FOR SPECIFIC INSTALLATION, MAY BE INSTALLED TO HANDLE THE OCCASIONAL SPITTING OF THE RELIEF VALVE DUE TO PRESSURE FLUONATIOHB. A LINE FROM THIS FUNNEL ASSEMBLY MAY THEN BE RUN TO AN AC/EQUATELYSIZED FLOOR GRAIN OF EGIAL OR GREATER SIZE IT MUST BE EMPHASIZED THAT THE AIR GAP FUNNEL ASSEMBLY WILL HANDLE ONLY THE OCCASION. SPRTTNG AND WILL NOT CONTROL FLOW INA CONTINUOUS RELIEF SRUATIDN. S. ARM COLLAR SHALL BENSTALLED BETWEEN TIEPIPE AND CONCRETE SUB. R. A UNION SHALL BE INSTALLED ON THE RISERS TO MO IN REMOVAL OF THEASSEMBLY. 10. SALLVALVESV U. BE INSTALLED ON THE RISERS TOMO IN THE TESTING AND MANTETACE OF 'REASSEMBLY. 11. ALL BRASS FITTINGS SHALL BE LEAD FREE HOLM SEA. City of Tukwila 2" AND SMALLER REDUCED PRESSURE PRINCIPAL ASSEMBLY INSTALLATION WB-21B 02-2014 1 LASTTMWMO.: APPMIV.L. R TISCHMAK. CITY ENGINEER REV DAZE DESCRIPTION DYN BY DE5 BY CHIN BY APP BY 0ATE OF ISSUE MAY 2015 Dr6Y TfiT CIA APP BY DES 6r TRi BY TRT ENGINEERING LLC 2636 S.E. MARKET STREET PORTLAND, OREGON 97214 PHONE (503) 235-7592 FAX (503) 235-7593 4/6--doze TUKWILA DETAIL1 5/15/15 HOLIDAY INN EXPRESS MOTEL 501 TUKWILA PARKWAY TUKWILA, WA 98188 DETAILS DRAWING NO. 5/6 PROJECT NO. /STORMVATER POLLUTION PREVENTION Pa. r'(SWPPP) MINBfIUM REQUIREMENTS Element #1 - Mark Clearing Limits The clearing limits are show on Erosion Control Plan drawing. Because there are minimal setback requirements all vegetation will be stripped from the site. There are no required buffer zones. Sediment fencing will be placed along the clearing limits, except along the shared Starbucks and residential driveway. • Element #2 - Establish Construction Access A gravel construction access (BMP C 105) will be placed at the south end of the shared driveway. A wheel wash (BMP C 106) will be installed along the gravel access. There will be approximately 260 feet of existing pavement between the construction access and the public street. This area will be cleaned on an as -needed basis to prevent tracking onto the public street or the Starbucks parking lot. The concrete handling area (BMP C151) will be located along the construction access. Element #3 - Control Flow Rates Off -site stormwater release rates will be limited by construction of a temporary sediment pond (BMP C241). Treated runoff collected in this structure will be pumped to an existing public storm inlet located along the Bakervicw Road frontage. Element #4 - Install Sediment Controls A silt fence (BMP C233) will be placed along the site perimeter, except along the share driveway. The existing catch basins will be fitted with gcotextile fabric inserts (BMP C220). Element #5 - Stabilize Soils The entire site will be stripped of vegetation and topsoil. Crushed rock base material will be placed in the areas where the parking lot, sidewalks and building are to be constructed. This material will stabilize the underlying soils until the impervious materials are placed. Stripped area where landscaping will be placed will stabilized with mulch or covered with plastic sheeting. Stripped topsoils will not be stockpiled in the project area. Element #6 - Protect Slopes A temporary interceptor ditch with check dams (BMP C207) will be installed to divert flow from the slopes along the south and west site boundary. These ditches will be removed after the retaining walls are completed. Slopes exposed during the retaining wall construction will be protected with mulch or plastic sheeting. Element #7 - Protect Drain Inlets Geotextile fabric inserts (BMP C220) will be placed in the four on -site. two off -site Starbucks parking lot) and one public street (Bakerview Road) catch basins. Element #8 - Stabilize Channels and Outlets There are no permanent stormwater channels on the subject site. The pipe cattail from the western detention/treatment assembly will be stabilized with a level flow spreader (BMP C206). Element #9 - Control Pollutants Pollutants are to be controlled by the proposed BMPs. All on -site construction waste handling and disposal methods shall prevent contamination of the stormwater runoff. All chemicals and petroleum products shall be stored in secured and covered containers. All on -site fuel tanks shall be fitted with secondary containment. Element #10 - Control Dewstering Water collected in foundation, elevator, and utility excavations shall be conveyed to the sediment pond or transported off -site. Element #11 - Maintain BMPs All erosion and sediment control measures shall be maintained and repaired as needed to ensure proper function. Sediment control measures shall be inspected weekly or after significant precipitation during the dry season and daily during the wet season. All erosion and sediment control measures shall be removed within 30 days after final site stabilization is completed or after the BMPs are no longer needed. Trapped sediment shall be removed or stabilized on -site. Element #12 - Manage The Project Construction shall be phased in order to prevent, to the maximum extent possible, the transport of sediment form the project site. Revegetation of exposed areas and maintenance of that vegetation shall be an integral pan of the clearing activities. BMPs shall be inspected, maintained and repaired as needed to assure continued performance. A certified erosion control professional assigned to the project shall be identified at the pre -construction meeting and shall be on -site or on -call at all times. Emergency contact information shall be kept on -site. If inspection of site run-off indicates the listed BMP's are inadequate the contractor shall immediately add BMP's as necessary. STORMWATER POLLUTION PREVENTION PLAN CLEARING LIMITS SHALL BE FLAGGED ON THE PROJECT AREA PRIOR TO INITIATING CLEARING. FROM OCTOBER 1 THROUGH APRIL 30 NO SOILS SHALL REMAIN EXPOSED AND UNWORKED FOR MORE THAN TWO DAYS. FROM MAY 1 TO SEPTEMBER 30 NO SOILS SHALL REMAIN EXPOSED AND UN WORKED FOR MORE THAN SEVEN DAYS. SOIL SHALL BE MANAGED IN A MANNER THAT DOES NOT PERMANENTLY COMPACT OR DETERIORATE THE FINAL SOIL AND LANDSCAPE SYSTEM. IF DISTURBANCE AND/OR COMPACTION OCCUR THE IMPACT MUST BE CORRECTED AT THE END OF THE CONSTRUCTION ACTIVITY. THIS SHALL INCLUDE RESTORATION OF SOIL DEPTH, SOIL QUALITY, PERMEABILITY, AND PERCENT ORGANIC MATTER. CONSTRUCTION PRACTICES MUST NOT CAUSE DAMAGE TO OR COMPROMISE THE DESIGN OF PERMANENT LANDSCAPE OR INFILTRATION AREAS. LOCATE ANY SOIL PILES AWAY FROM DRAINAGE SYSTEMS. SOIL PILES SHOULD BE TARPED OR MULCHED UNTIL THE SOIL IN EITHER USED OR REMOVED. PILES SHOULD BE SITUATED SO THAT SEDIMENT DOES NOT RUN INTO THE STREET OR ADJOINING YARDS. BACKFILL FOUNDATION WALLS AS SOON AS POSSIBLE AND ROUGH GRADE THE LOT. THIS WILL ELIMINATE LARGE SOIL MOUNDS, WHICH ARE HIGHLY ERODIBLE, AND PREPARES THE LOT FOR TEMPORARY COVER, WHICH WILL FURTHER REDUCE EROSION POTENTIAL. REMOVE EXCESS SOIL FROM THE SITE AS SOON AS POSSIBLE AFTER BACKFILLING. THIS WILL ELIMINATE ANY SEDIMENT LOSS FROM SURPLUS FILL. THE CONSTRUCTION ENTRANCE SHALL BE STABILIZED WHERE TRAFFIC WILL BE LEAVING THE CONSTRUCTION SITE AND TRAVELING ON PAVED ROADS OR OTHER SURFACES. PROVIDE FOR PERIODIC STREET CLEANING TO REMOVE ANY SEDIMENT THAT MAY HAVE BEEN TRACKED OUT. SEDIMENT SHOULD BE REMOVED BY SHOVELING OR SWEEPING AND CAREFULLY REMOVED TO A SUITABLE DISPOSAL AREA WHERE IT WILL NOT BE RE —ERODED. STREET WASHING IS PROHIBITED WITHOUT SPECIAL PERMISSION FROM SSW UTILITY, CALL 360-778-7900. 2"X2" BY 14 GA. WIRE OR EQUIVALENT, IF STANDARD STRENGTH FABRIC IS USED. NEWLY GRADED OR DISTURBED SLOPE 2 ] 1 MAXIMUM NO FILL WITHIN 4 FT. OF FENCE. BURY BOTTOM OF FILTER FABRIC MATERIAL. BACKFlLL TRENCH 'WITH NATIVE SOIL OR 3/4'-1.5" WASHED GRAVEL TYPICAL CROSS SECTION. NTS WIRE MESH FENCE WITH. FILTER FABRIC MATERIAL 2 X 2 WOOD POST, STEEL POST, OR EQUIVALENT. 24' 2.5' MIN 1 I I JOINTS IN FILTER FABRIC SHALL BE SPUCED AT POSTS USE STAPLES. WIRE RINGS OR EQUIVALENT TO ATTACH FABRIC TO POSTS. II I II II /Y> H.-6' MAXIMUM —.-I -1 8' II II II II 2' MIN. 24' BURY BOTTOM OF FILTER POST SPACING MAY BE INCREASED FABRIC MATERIAL W 12'x TO 8' IF 'WIRE BACKING IS USED. 8' TRENCH. ELEVATION. NOTE$: Nis 1. FENCE SHALL NOT BE INSTALLED ON SLOPES STEEPER THAN 2:1. 2. JOINTS IN FILTER FABRIC SHALL BE OVERLAPPED 6 INCHES AT POST. 3. USE STAPLES, WIRE RINGS, OR EQUIVALENT TO ATTACH FABRIC TO WIRE FENCE. 4. REMOVE SEDIMENT THEN IT REACHES 1/3 FENCE HEIGHT. REINFORCED SILT FENCE ADAPTER SKIRT TRIM TO WITHIN 3"-5" OF GRATE GEOTEXTILE FABRIC /—RETRIEVAL STRAP OVERFLOW BYPASS FOR PEAK STORM VOLUMES SEDIMENT ACCUMULATION NOTES' t. INSERT SHALL BE INSTALLED PRIOR TO CLEARING AND GRADING ACTIITY, OR UPON PLACEMENT OF A NEW CATCH BASIN. 2. SEDIMENT SHALL BE REMOVED FROM THE UNIT WHEN IT BECOMES HALF FULL 3. SEDIMENT REMOVAL SHALL 8E ACCOMPUSHED BY REMOVING THE INSERT, EMPTYING. AND RE—INSERTING IT INTO THE CATCH BASIN. CATCH BASIN INSERT REV DATE DESCRIP'ION 000 BY DES BY CHN BY PPP BY DALE OF ISSUE MAY 2015 DxN BY TRT ow APP Y Les Br TRT BY EXISTING GROUND 12' MINIM GEOIDR0.E ORNEWAY RAMP OR PAVED SURFACE 100' MINIMUM GEOTEXTILE BENEATH QUARRY SPALLS 4' TO 6' QUARRY SPALLS 25' RADIUS PAVED 0RMNG SURFACE CULVERT AS REQUIRED 21Ad NOTES: NTS 1. PAD SHALL IX REMOVED AND REPLACED WHEN SOIL IS EVIDENT ON THE SURFACE OF THE PAD OR AS DIRECTED BY THE CRY. 2. PAD SHALL BE INSTALLED IN PLANTING STRIP AS APPROPRIATE. 3. PAD THICKNESS SHALL BE INCREASED IF SOIL CONDITIONS DICTATE OR PER THE DIRECTION OF THE CRY. 4. MINIMUM DIMENSIONS MAY BE MODIFIED AS REQUIRED BY SITE CONDITIONS UPON APPROVAL OF THE CITY. PAVED DRIVING SURFACE TEMPORARY CONSTRUCTION EXIT CMP DR PVC RISER WITH TRASH RACK AND DESIGNED ORIFICES MAXIMUM WATER LEVEL DURING DESIGN STORM 6' 1 FT. MINIMUM BASE 1 FT. MINIMUM THICK CONCRETE ANTI —SEEP COLLAR CLEAR, GRUB, AND RIP RAP KEY —IN BERM LEVEL- SPREADER OR ENERGY DISSIPATER EMERGENCY OVERFLOW COMPACTED EARTH DAM MAXIMUM SLOPE NOTE$: 1. POND WATER VOLUME SHALL BE DETERMINED IN ACCORDANCE WITH THE DEPARTMENT OF ECOLOGY STORM WATER MANAGEMENT MANUAL FOR THE PUGET SOUND BASIN. 2. SEDIMENT SHALL BE REMOVED MEN IT FILLS HALF THE POND. 3. POND LENGTH SHALL BE 6 TIMES GREATER THAN THE WIDTH AND MAY INCORPORATE BAFFLES. 4. THE DESIGN SHALL DE PER CURRENT QCIE,TECHNICAL MANUAL. 5. WASHED GRAVEL FILTER MAY BE HELD IN PLACE WITH WIRE MESH. TRT ENGINEERING LLC 2636 S.E. MARKET STREET PORTLAND, OREGON 97214 PHONE (503) 2357592 FAX (503) 235-7593 TEMPORARY SEDIMENT POND TUKWILA DETAIL3 6/4/15 HOLIDAY INN EXPRESS MOTEL 501 TUKWILA PARKWAY TUKWILA, WASHINGTON EROSION CONTROL PLAN DETAILS DRAWING N0. 6/6 PROJECT N0. fm 3 CC ISOFOOTCANDLE PLOT OF ONE 100W PSMH HALF SCALE 5 AA ISOFOOTCANDLE PLOT OF TWO 400W PSMH HALF SCALE BB AA AA1-. VFT SERIES "RUUD" TWO LIGHT 25' POLE AA- ► VFT SERIES "RUUD" ONE LIGHT 25' POLE BB- • VFT SERIES "RUUD" ONE LIGHT WALL MOUNT TYPELOCATION ISC. INFORMATION AA PARKING AA-1 PAR G BB PARKIN CC PARKI DD BLD BRK. FF DRI THRU GO 8 G FEATURE 400 WATT M.H. DOUGLE HEAD ADJUSTABLE - 1E' POLE 400 WATT M.H. SINGLE HEAD ADJUSTIBLE - f6' POLE 4' - 100 WATT HALITE BOLLARD RUUD N5 6410-0 100 WATT M.H. FLOOD ADJUSTABLE RUUD SS 0221-1 LW 21 WATT FLOUR. RUUD MCL0417 - M 175 WATT M.H. RUUD SE5410-0 100 WATT M.H. UPON CORRIDOR PROGRESS P-7102-10 WALL SCONCE VARIOUS 2 LAMP EMERG. W/ BATTERY - PRESCOLITE E052 C UNIT VANITY SOFT CLOUD - PROGRESS P7115-60 D UNIT LAV. BATH FAN E VARIOUS EXIT W/ BATTERY BACK UP CHECK LOWER LEVEL LOCATIONS F UNIT ENTRY PROD. P-3418-30 E NORTH SITE PLAN 1" = 20'-0" /5--Qd 2�f MERIDIAN — NAD83(2011) LEGAL DESCRIPTION TUKWILA PARKWAY N 85'58_41" E CALC.) N 84'44'00" E(PLAT -- -- MD. CAS- ED conc. 267.49' PNP�` RDPD�yt o 4VA W. NAIL; PS ae s curP�K BENCHMARK TOP OF CONC MON. IN CASE ELEV. - 25.93 DATUM - NAVD 88 TRACT 4, ANDOVER INDUSTRIAL PARK NO. 1, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 66 OF PLATS, PAGE 36, RECORDS OF KING COUNTY. WASHINGTON: EXCEPT THE SOUTH 28 FEET THEREOF; AND EXCEPT THAT PORTION THEREOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 592245, ACCORDING TO DECREE FILED JANUARY 14, 1963. NOTES 1. LEGAL DESCRIPTION AND TITLE INFORMATION ARE DERIVED FROM STEWART TITLE ORDER NO. 205107278, DATED AUGUST 24, 2005. 2. REFERENCE COVENANTS, CONDITIONS, RESTRICTIONS AND/OR EASEMENTS AND AMENDMENTS OR MODIFICATIONS THERETO RECORDED UNDER REC. NOS. 5256443, 5332848, 5500900, 6138154, 6143022, 6180358 AND 9406061388. LEGEND -SD SD--- STORM DRAIN C.B. CATCH BASIN P.T. POWER TRANSFORMER T.S. TRAFFIC SIGN ,pR SPOT ELEVATION NOTE: THE UTILITIES SHOWN HEREON, UNLESS SHOWN WITH SURFACE APPURTENANCES, ARE PER PUBLIC RECORD OR BASED ON PAINT STRIPING PROVIDED BY OTHERS. PRIOR TO ANY CONSTRUCTION AND/OR EXCAVATION, THEIR EXACT LOCATION SHOULD BE DETERMINED BY CALUNG ONE -CALL LOCATE AT 1-800-424-5555. SCALE IN FEET 20' 0' 10' 20' 1"=20' 40' 789.19(MEAS.) 30' ANDOVER PARK EAST 30' z LAJ N a co 0 cgOc" 85'5841" E CALC — N 84'44'00" E 159.38 R=437.50' R=50.00' L; 65.72'=08'36'24" =84'56'09" L=74.12' TFIRICT �1 VACANT PARCEL OFFSET 125' FROM LINE OF OHW OFFSET 200' FROM UNE OF OHW AREA = 48,476 SO. FT.± = 1.11 AC.± ASPHALT PAVING 211.59' N 88'57'28" W(CALC.) — N 89'47'51" E(PLAT) TRRCT B —4 ASPHALT PAVING / / / I I • / / / 2d / / EDGE 06 PAVEMENT CONC. CURB ASPHALT PAVING EXISTING BUILDING 6 6 ROCK WALL INV=22.0 GRASS AREA a Cod' pN I 1 1 I 1 1 I 1 1 I 1 I I 1 II \ CB RIM=269 INV=222 / BENCHMARK' MAG NAIL IN co ', RIM=2T.o PAINTED PREMARK INv=23.2 ELEV. - 30.47' DATUM - NAVD 88 8 til8i 40' 2- O F S a 3. \ 1 \\ `\ N \\ o 10 \N c.,,k 0 1\\,\ lY crA \\ \ \\\\1 1\\ y ▪ \\ `1, `\ ``, \\ \\ \\ \\ ``\ 01, , 1 , \ 1 \\ \ n TRACT a • // // / / / i/I /I LINE OF ORDINARY HIGH WATER 04/30/2015 LINE OF ORDINARY HIGH WATER �S- odz, E.A. WHITE CONSTRUCTION CO., LLC SURVEY LINE OF ORDINARY HIGH WATER AT 501 TUKWILA PARKWAY, TUKWILA, KING COUNTY, WASHINGTON FND. CASED CONC. MON. K11H BRASS DISC 03/14/06 TIM HANSON AND ASSOCIATES, INC. 8255 CULTU8 BAY ROAD CLINTON, WA 98236 (425) 822-7271 M1 = 20' I 23 B4 I �170 81 I DATE IPRIL 2015 I15�0�0 GKCtMINGSNOWBERRY (10) GRO-LOW' SUMAC COAST LEUCOTHOE (4) CRIMSON SPIRE' OAK (2) 'BLUE WAVE' HYDRANGEA (4) SEAT WALL, TYP PEDESTRIAN PLAZA WITH SPECIALITY PAVING, TRELLIS E BENCHES SOFT TOUCH' HOLLY (20) 'CRIMSON SPIRE' OAK (I) MAGIC CARPET' SPIREA (6) 'BOWHALL' MAPLE TREE GRATE, TYP. STELLA DE ORO' DAYLILY) 'OTTO LUYKEN' LAUREL (7) 'MAGIC CARPET' SPIREA (9) C MORNING LIGHT' MISGANTHUS (5) 'HAMELN' FOUNTAIN GRASS (30) MAGIC CARPET SPIREA (9) 'AUTUMN BRILLIANCE' SERVIGEBERRY' (2)1 'MAGIC CARPET' SPIREA (5) STREET SIGN TO REMAIN -SEE SURVEY 7 WARD ARBORVITAE) I (6) 'STRICTA' ALASKA CEDAR (6) 'OTTO LUYKEN' LALREL (5) LEGEND SYMBOL DESCRIPTION REEVES DWARF SKIMMIA SWEETBOX (7) (3) 'BLUE WAVE' HYDRANGEA SWEETBOX (5) (3) REEVE'S DWARF SKIMMIA (10) 'SKY PENCIL' HOLLY (4) SWEETBOX (2) _ 'SOFT TOUCH' HOLLY YARD ARBORVITAE f23)O LUYKEN' LAUREL MCIRNIN6 LIGHT' MISCANTHUS (7) (3K PENCIL' i0fL Y MORNING LIGHT' MISGANTHUS MORNING LIGHT' MI GANTHUS (13) (3) 'MAGIC CARPET' SPIREA 'STELLA DE ORO' DAYLILY (5) (4) 'AUTIFMN BRILLIANCE' SERVIGEBERR(UY 'FIRE POWER' NAt3DINA (4) II WARD ARBORVITAE FIRE POWER' NANDINA (4) 'SKY PENCIL' HOLLY 'SOFT TDUGH' HOLLY 2) (16) / (3) PENCIL' HOLLY WARD ARBOR.VI (12) IOTTO LL'YKEN' LAUREI 24" WIDE CONCRETE BAND -CONCRETE WITH LAMP BLACK OR EXPOSED AGGREGATE STAMPED CONCRETE OR PAVERS SYMBOL DESCRIPTION TREE GRATE, TYP. TRELLIS, TYP BITE FURNISHINGS SYMBOL DESCRIPTION PEDESTRIAN BENCH, TYP. POINT REYES GLORIOSUS (25) RED FLOWERING CURRANT (I7) WBERRY • SKY PENCIL' HOLLY (9), `i MA ICE CARPET-SPIREA (• 44510 'GARRET' SPIREA SOFT TOUGH' HOLLY (16) -• ARBORVITAE (3) _ 'MAGIC -CAR' SPI 'SKY PENCIL' HOLLY = 0 LUYKEN. LAUREL (I7) DV.AF BAMBOO 'GRO-LOW' SUMAG (5) BRILLIANCE_SERVIGEB 'STELLA DE ORO' DAYLILY (6) (D3UL)L OREGON GRAPE' CREEPIN 5NOWBF,RRY Alin,IP (4) (WARD ARBORVITAE WARD ARBORVITAE (16) 200' SHORELINE JURISDICTION LINE lw 11 41111 DULL OREGON GRAPE (33) TUMIIJ BRILLIANCE' SERVICMgla KELSEY DOG (10) OREGON A5H (I) NOOTKA ROSE (3) SNOWBERRY RED FLOWERING CURRANT OTKA ROSE K LSEY DOGWOOD ( ) ( ) IFI6 WAX MYRTLE SI.IOWBERRY (5). O1;7PACT. OREGON GRAPE (35)1, 11 NOO7(A ROSE '6RO-LOW' SUMAC (29) \ • KELSEY'DOGW(O012 (20) 1E'S WHITE-OONDER' DOC=,`5OQD •-LOW' SUt-Ik7 101 ( )D FLOWERI* CURRANT ANT Jj(UMN BRILLIAU IG45ERIRY OREGON ASH (2) COMPACT ORES (3) COMPACT OREGI (15) SHEET NOTES REFER TO DETAILS AND 5PELmlcAT10N9 FCR ADDTONK INFORMATIO, 2 NO PLANT NESTITVIIONS SHALL R PERMITTED KNOUT PRIOR APPROVAL OF UN050AFE ARCHITECT/OMHL ALL MORK SHALL BE PERFORMED TO TIE SATISFACTION OF TOE LAN05.APE ARCOmST/OMEN A. PLANT LIST GRANTTES ARE 04001 FOR REFERENCE at9J1-. Corm -ACTOR 15 RESPOI 043 FOR VERIFYINe ALL 41ANTTES M LIST MTH ACTUAL PLAN CALL-01R5. AND INSTALL!. PLANTW54 PER TIE LANDSCAPE PLAN 6ROFOCOVEIF CLIANTITES SHALL OE ADJISTED AS REQUIRED FOR FIELD COIIDTONS AT TOE SPECIFIED SPACE.. S 3).PLAMTS MAT 09 APPROVED DT LM05CAPE ARCHITECT OR OMENS R4REYNTATIVE PItGR TO INSTALLATION PLANT SCHEDULE TREES BOTANICAL NAME COMMON NAME CONT CAL SIZE 5 AGER RUBRUM 'BOWHALL' 13OWHALL' MAPLE B 4 B 2"GAL 12'-16' HT, 9 AMELANCHIER CANADENSIS 'AUTUMN BRILLIANCE' NATIVE 'AUTUMN BRILLIANCE' SERVIGEBERRY B 4 B 2"GAL 9 CHAMAEGYPARIS NOOTKATENSIS 'STR1CTA' 'STRIGTA' ALASKA CEDAR B • B 6'-6' HEIGHT 5 CHAMAEG7PAR15 OBTU5A 'GRAGILIS' SLENDER HINOK1 CYPRESS B4B OR CONT. 6' - 6' HT. 5 GORM15 NUTTALLII EDDIE'S WHITE WONDER ADAPATI VE 'EDDIE'S WHITE WONDER' DOGWOOD B E B 2"GAL 10'-12' HT. 4 FRAXIMJS LATIFOLIA NATIVE OREGON ASH 515 OR CONT. 2"GAL 12'-16' HT, 5 OUERGU5 ROBUR X ALBA 'CRIMSON SPIRE' 'CRIMSON SPIRE' OAK 5 4 B 2"GAL 10'-12' HT. SHRUBS BOTANICAL NAME COMMON NAME SIZE SPACING 91 GORIUS SERIGEA 'KELSE71' KELSEY DOGWOOD I GAL O 3' 0.C. 18 HEMEROCALLIS X STELLA DE ORO' STELLA DE ORO' DAYLILY I GAL 9 HYDRANGEA MAGROPHYLLA 'BLUE WAVE' 'BLUE WAVE' HYDRANGEA 5 GAL O 5' O.G. 24 ILEX GRENATA 'SKY PENCIL' "SKY PENCIL' HOLLY 5 GAL O 2.5' O,L, 63 ILEX GRENATA 'SOFT TOUGH' 'SOFT TOUGH' HOLLY I GAL O 3' O,G. 4 LEUCOTHOE AXILLARIS COAST LEUCOTHOE 3 GAL O 4' 0,C. 55 MAHONIA AOUIPOLIUM 'COMPACTA' COMPACT OREGON GRAPE 2 GAL O 4' O.G. 28 MISCANTHUS SINENSIS MORNING LIGHT' 'MORNING LIGHT MISGANTMIS 3 GAL O 4' O.G. 16 MYRIGA GALIFORNIGA NATIVE PLANT PACIFIC WAX MYRTLE 5 SAL O 6' O.G. 14 NANDINA DOMESTIGA 'FIRE POWER' 'FIRE POWER' NANDINA 2 SAL O 2.5' O.G. 7 PARTHENOGISSUS TRIGUSPIDATA VEITCHII' STAKE TO ENCOURAGE CLIMBING BOSTON IVY 5 GAL • 4' O.G. 30 PENN15ETUM ALOPEGUROIDES HAMELN' 'HAMELN' FOUNTAIN GRASS I GAL O 2' O.G. 69 PRUNU5 LAUROGERASUS 'OTTO LUYKEN' 16"-21' HT. 4 SPREAD 'OTTO LUYKEN' LAUREL B E B O 4' O,G. 52 RH15 AROMATIGA 'GRO-LOW' ADAPTIVE PLANT 'GRO-LOW' SUMAC 2 GAL O 4' O.G. 24 RIBES SANGUINEUM 'KING EDWARD VII' NATIVE PLANT RED FLOWERING CURRANT 5 SAL 0 6' O.G. 43 ROSA NUTKANA NATIVE PLANT NOOTKA ROSE 2 GAL 0 5' O.C, 15 SARGOGOGGA HUMUS 511EETBOX 5 GAL O 4' O.G. 17 SKIMMIA REEVESIANA REEVES DWARF SKIMMIA 2 SAL O 3' O.G. 59 SPIRAEA JAPONICA MA61C CARPET' MAGIC CARPET' SPIREA 2 GAL O 3' O.G. 26 SYMPHORIGARPOS ALEUS CREEPING SNOWBERRY 2 GAL O 4' O.G. 29 SYMPHORICARPO5 OCCIDENTALIS NATIVE SNOWBERRY 2 SAL O 4' O.G. 56 THUJA OGGIDENTALIS 'WOODWARDII' 18"-21" HT. 4 SPREAD WARD ARBORVITAE B 4 B O 4' O.G. MASSES BOTANICAL NAME COMMON NAME GONT SPACING 90 CEANOTHUS GLORIOSU5 POINT REYES 6LORIOSUS 1 GAL. GONT. O 2.5' O.G. 163 MAHONIA NERVOSA DULL OREGON GRAPE I SAL. CONT, O 2' O.G. 46 PAGH75ANDRA TERMINALIS 'GREEN CARPET' JAPANESE SPURGE I GAL. CONT. • 25' O.G. 95 51-1IBATAEA KUMASAGA DWARF BAMBOO 1 GAL. CONT. • 20" O.G. STATE OF WASHINGTON LICENSED LANDSICAP FARCHITECT lIj\/w' �1LT EV 6. GLONDER ENSE NO.405 ES ON 02462017 NORTH 0 20 40 60 feet SCALE: 1" = 20' c LANDSCAPE PLAN TUKWILA, WA 0 5 HOLIDAY INN EXPRESS col sheet L-1 of 4 VINICITY MAP �- SHORELINE BUFFER SHOREINE ZONE 20 -O LINE Of ORDINARY HIGH WP1ER L/S-Qa2s' J Q 1- J o 0- z Q o 1 (SHEET N0. A010 / 1 EXPANSION JOINTS B UILDING 51GNAGE NOTES I. ALL SIGNAGE INDICATED FOR ILLUSTRATIVE PURPOSES ONLY LOCATION. SIZE. ETC TO BE PER FRANCHISE REQUIREMENTS. 2 MIN -ILIUM EXTERIOR GRADE 3/4' PCAVOOD SLOCAING REO&00 AT SIGN LOCAIONS. AREA SHOAD COVER EN"IRE LENGTH AND HEIGHT OF FASCIA OR SPACE AVAIU&E FOR SIGN. 3. ELECTRICAL AND FINAL CONNECTION BY CONTRACTOR_ ELECTRICAL REOJIREMENTS MAY BE OBTAINED PROM SIGN COMPANY. 4_ RACEwAYS/ WIREWAYS ARE NOT ALLOWED 5 PERMANENT ACCESS DOORS TO INTERIOR OP Ai PARAFETB WHERE SIGNS ARE LOCATED TOM PROVIDED BY CONTRACTOR AND COORDINATED Wirt ARCHITECT CONTRACTOR TO FURNISH AND CONNECT PRIMARY ELECTRICAL SERVICE INSIDE PARAPET WALL. 6 GUEST ROOM5 OR PUBLIC SPACES MITH SIGNAGE ON EXTERIOR wALLS WS' .HAVE ELECTRICAL PENETRATIONS. ACCESS DOORS ANO0R REMOTE TRANSFORMERS COORDINATED ANDACR INSTALLED, wlTH ARCHITECT APPROVAL, PRIOR TO CLOSING UP THE WALL PENETRATION LAYOUT MAY BE OBTAINED FROM SIGN COMPANY. 1111171491191 lilt K'71i.imm ifl lwll-Wi'11 �, `4 `", `4ll Mtn 1111111 ��I,iniiili�_T�IiIIiiuLLlli:i��ulnii�■'q�_l��t_—JO�JOI-1�0 iii •� gi I gli EllM .1 =Ion raise rd m."111 LI= rls'l ii it A' nir "I NI II ,1 rft."11 win am mai Immil o23 li P MI mCI .. .... iEl rt;>1 f Nam Nora asammim 11 ::___, iii Es MEP Al--•tEI'd M'W. Kt>11 rim ra BSI iss :a I•IIHUI EXPANSION JOINTS — - Ex AN51ON JOINT EXTERIOR LIGHT STONE VEENER PER MANUF SPECS AND DETAILS. 1O FRONT ELEVATION SCALE: I/8' TYP PLAN NOTES . DIMENSIONS ARE TO THE FACE OF STUD (F.O.S.), FACE OF CONCRETE (P.O.C.). FACE OF POST (F O.P.) OR CENTERLINE OF PARTY WALLS U. N.0 VERIFY ALL OIMEN510N5 2. SFERIOR WALLS TO SE 24 5TUD5. TYP. INTERIOR WALLS TO SE 2x4 STUDS. TYP. (U-N.0.1. ALL CONSTRUCTION TO BE ONE HOUR FIRE RATED M 3. FOR CEIJNG AND SECTIONS LUNG TYPES AND ASSEMBLIES,.FORPLATE SEE 50.LD:NG SECTIONS W SECTION A6 4. FOR PUTS NEIG•HTS SE TIONS54 SECTION A N SECTION A6 AND FORT 5ECN0N51N SECTION A9 ELEVATION NOTES 612MALd PROVIDE BLCCRG AND POWER FOR EXTERIOR SIGNAGE P LF0 NOTES: ENTERIOR INSUL 4 FINISH SYSTEM (SIPS) SYSTEM TO SE INSTALLED PER MANUFACTURERS SPECIFICATIONS AND DETAILS. 2 MANUFA'U.RER5 INSTALLATION MANJAL. SPECIFICATIONS. CONSTRUCTION OOCIJMF-NTS AND PROJECT MANUAL TO 5E ON SITE THROUGHOUT CONSTRUCTION PROCESS 4 EIFS wARRANIY A. MANUF. SHALL PROVIDE A WRITTEN, 10 YR. LIMITED MATERIALS WARRANTY AGAINST DEFECTATE MATERIALS. B THE APPLICATOR SHALL WARRANT VgRCMANSHIP SEPARATELY AND PROVIDE A 5 YR WARRANTY AGAINST DEFECTIVE INSTALLATION wORRMANSHIP. Level S T.OPLL 4 b 468'-3' (1 VINYL WIN OW tar. PTAC UNIT Lcvel4 9'.3• T.O PLL 3 458'-O' Lcvcl_3 T.OPLL 2 447'-9" Level__ _2_�1 T.O PLL I 437'-7" DRAWING TITLE k SHEET NO. A200 1' Nla E vie ISM lire Hilo ■■I EP CP4 V,8ITRELLIS 5 UIIDING SIGNAGE NOTES I. ALL SIGNAGE INDICATED FOR ILLUSTRATIVE PURPOSES ONLY. LOCATION, SIZE, ETC. TO BE PER FRANCHISE REQUIREMENTS. 2 MINIMUM EXTERIOR GRADE 3/4' PLW/OOD BLOCKING REQUIRED AT SIGN LOCATIONS. AREA SHOULD COVER ENTIRE LENGTH AND .HEIGHT OF FASCIA OR SPACE AVAILABLE FOR SIGN. 3. ELECTRICAL AND FINAL CONNECTION BY CONTRACTOR. ELECTRICAL REQUIREMENTS MAY BE OBTAINED PROM SIGN COMPANY. 4. RACEWAYS / w1REWAY5 ARE NOT ALLOWED 5. PERMANENT ACCESS DOORS TO INTERIOR OF ALL PARAPETS WHERE SIGNS ARE LOCATED TO BE PROVIDED BY CONTRACTOR AND COORDINATED WITH ARCHITECT. CONTRACTOR TO FURNISH AND CONNECT PRIMARY ELECTRICAL SERVICE INSIDE PARAPET WALL. 6. GUESTROOMS OR PUBLIC SPACES min SIGNAGE ON EIGER/OR WALLS MUST HAVE ELECTRICAL PENETRATIONS. ACCESS DOORS AND/OR REMOTE TRANSFORMERS COORDINATED AND,OR INSTALLED, WITH ARCHITECT APPROVAL, PRIOR TO CLOSING UP THE WALL. PENETRATION LAYOUT MAY SE OBTAINED FROM SIGN COMPANY. 411I Targ la Ed TYF FLAN NOTCS 1. DIMENSIONS ARE TO THE FACE OF STUD FACE OF CONCRETE IF. O.C.I. FACE OF POST (F.O.P.I OR CENTERLINE OF PARTY WALLS U.N.O. VERIFY ALL DIMENSIONS. 2. EXTERIOR WALLS TO 5E 256 STUDS, TYP_ (U.N.O.). INTERIOR WALLS TO BE 2,4 STUDS, TYP. (U.N.0.1. ALL CONSTRUCTION TO BE ONE HOUR FIRE RATED TYP 3. FO J. 3. FOR FLOOROEILINGBUILDING AND ROOF/CEILINGSECTIONS ROOF/CEILING SECTION AND A55EMSLIES, SEE BUILDING SECTIONS IN SECTION A6. 4. FOR PLATE HEIGHTS SEE SECTIONS IN SECTIONSAIN S. SECTION A6 AND CORE SERION5IN SECTION A5. ELEVATION NOTES GL0=TLL PROVIDE BLOCAO AND POWER FOR EXTERIOR SIGNAGE Cyr NOTES EXERIOR INSUL. < FINISH SYSTEM (EMS) SYSTEM TO BE INSTALLED PER MANUFACTURERS SPECIPICATION5 AND DETAILS. 2 MANUFATURERS INSTALLATION MANUAL. SPECIFICATIONS, CONSTRUCTION DOCUMENTS AND PROJECT MANUAL TO BE ON SITE THROUGHOUT CONSTRUCTION PROCESS. 4. EMS WARRANTY: A. MANUF SHALL PROVIDE A WRITTEN. 10 YR. LIMITED MATERIALS WARRANTY AGAINST DEFECTIVE MATERIALS B. THE APPLICATOR SHALL WARRANT WORKMANSHIP SEPARATELY AND PROVIDE A 5 YR WARRANTY AGAINST DEFECTIVE INSTALLATION WORKMANSHIP. I,. 11 II II 1111i IIII -- milli IL,llIfillfIy T.O. PL LVLS n 470-6' E.I.F.5 PER MANUF. SPECS AND DETAILS, Lwd 5 n 469'-6" EXPANSION JOINTS Lcvel4 S 459'-3" STONE VEENER v1Ntt 4INDOw PTAC UNIT EXPANSION JOINTS STONE VEENER PER MANUF. SPECS AND DETAILS. Lever] 425'-6'• a DRAWING TITLE C1 O KIGhT ELEVATION 1 SCALE: SHEET NO. A201 / 11` EXPANSION JOINTS EXPANSION JOINTS O LEFT ELEVATION 1 SCALE: l/8" = l'-a AND ELECTRICAL LE BLOCKING 01 SUPPORT LIGNAGE NT AND ER REQUIRES - EACH UR E Of PO LETITER REWIRES A SOURCE Of PQVE.2 B UILDING SIGNAGE NOTES ALL 51GNAGE INDICATED FOR ILLUSTRATIVE PURPOSES ONLY. LOCATION. 512E, ETC. TO BE PER FRANCHISE REQUIREMENTS 2. MINIMUM DPERIOR GRADE 3)4' PLYWOOD BLOCKNG REWIRED AT 516N LOCATIONS AREA 5H0,0 COVER ENTIRE LENGTH AND -LIGHT Of FASCIA OR SPACE AVAILABLE FOR SIGN. 3 ELECTRICAL AND FINA. CONNECTION BY CONTRACTOR. ELECTRICAL REQUIREMENTS MAY BE OBTAINED FROM SIGN COMPANY. 4 RACEWAYS / WIR"WAY5 ARE NOT ALLOWED 5. PERMANENT ACCESS DOORS TO INTERIOR OF ALL PARAPETS WHERE SIGNS ARE LOCATED TO BE .PROVIDED BY CONTRACTOR AND COORDINATED WITH ARCHITECT. CONTRACTOR TO fuRNE511 AND CONNECT PR'MARY ELECTRICAL SERVICE INSIDE PARAPET WaL. G GUESTR00145 OR PUBLIC SPACES WITH 51GNAGE ON EXTERIOR WALLS MUST PAVE ELECTRICAL PENETRATIONS, ACCESS DOORS AND0R REMOTE TRANSFORMERS COORDINATED ANDOR INSTALLED, WITH ARCHITECT APPROVAL, PRIOR TO CLOSING UP THE WALL. PENETRATION LAYOUT MAY BE OBTAINED FROM SIGN COMPANY. E.I.PS PER MANUF SPECS AND DETAILS. VINYL WINDOW W PTAC UNIT TV? PLAN NOTES DIMENSIONS ARE TO THE FACE OF STUD (F.0 5.1. PACE OF CONCRETE (PLOW C-1, FACE OF POST (FLOW..) OR C.PN'E(L'NE OF PARTY WALLS U 14.0 VERIFY ALL O'MEN510N5. 2 EXTERIOR WAL5 TO BE 24 STUDS. ',? (U 140.). INTERIOR WALLS TO BE 2x4 5TUD5, TYP. 1U N.O.) ALL CONSTRUCTION TO BE ONE HOUR FIRE RATED M (U.N.0.) 3. FOR FLOORCEILING AND R000APILING TYPES AND ASSEMBLIES, SEE BUILDING SECTIONS IN SECTION AG 4 FOR PLATE HEIGHTS SEE BUILDING SECTIONS IN SECTION AG AND CORE SECTIONS IN SECTION A9. ELEVATION NOTES GC1 (1. PR0OVI DE BLOCKG AND POWER FOR EXTERIOR 51GNAGE LLP 5. NorIN EXTERIOR INSu*. a NINSH SYSTEM (PF515Y5TEN1 TO BE INSTALLED PER MANUFACTURERS SPECIFICATIONS AND DETAIL. 2. MANUFATURERS INSTALLATION MANUAL. SPECIFICATIONS, CONSTRUCTION DOCUMENTS AND PROJECT MANUAL TO BE ON SITE THROUGHOUT CONSTRUCTION PROCE55. 4 EIFS WARRANT. A MANUP. SHALL PROVIDE A WRITTEN. 10 YR LIMITED MATERIALS WARRANTY AGAINST DEFECTVE MATERIALS B- TIE APPLICATOR SHALL WARRANT WORKMANSHIP SEPARATELY AND PROVIDE A 5 YR WARRANT AGAINST DEFECTIVE INSTALLATION WORKMANSHIP. Level 6 Roof PI2H._ n 496'-9' 1 Roo` M1d 7"r &n 489'-5" T O PL LVL S, 478'--6" v Level_5._� T.OPLL 4 468'-3" LCV9BI 4 I\ 3" T.OPLL 3 458'-O" Lever 7.0 PLL 2 447-9" Lever 338'-9' / 7.0 PL LVi, I 437'-7" Level_ ( n 42�-6 3 2 5* 8. ARCHITECT 5 y 2 a 0 l DRAWING TITLE I SHEET NO. 1A2021 GABLE VENT 2r2 MEDALLION METAL AWNING E.I. F.5 PER MANUF SPECS AND DETAILS STONE VEENER EXTERIOR LIGHT f3?EP YEPYT —L l.111Llllglll'k1li. Ilyllll {tl�i'lllf4'" O REAR ELEVATION 1 SCALE I/8" = I' B UILDING SIGNAGE NOTES I . ALL SIGNAGE INDICATED FOR ILLUSTRATIVE PURPOSES ONLY. LOCATION, SIZE, ETC. TO BE PER FRANCHISE REQUIREMENTS. 2. MINIMUM EXTERIOR GRADE 3/4' PLYWOOD BLOCKING REQUIRED AT SIGN LOCATIONS. AREA SHOULD COVER ENTIRE LENGTH AND HEIGHT Of FASCIA OR SPACE AVAILABLE FOR SIGN. 3. ELECTRIC, AND FINAL CONNECTION BY CONTRACTOR. ELECTRICAL REQUIREMENTS MAY BE OBTAINED FROM SIGN COMPANY. 4. RACEWAYS / WREWAY5 ARE NOT ALLOWED 5. PERMANENT ACCESS DOORS TO INTERIOR Of ALL PARAPETS WMERE SIGNS ARE LOCATED TO BE PROVIDED BY CONTRACTOR AND COORDINATED WITH ARCHITECT. CONTRACTOR TO FURNISH AND CONNECT PRIMARY ELECTRICAL SERVICE INSIDE PARAPET WALL. 0. GUESTROOMS OR PUBLIC SPACES WITH SIGNAGE ON G'TERIOR WALLS MUST HAVE ELECTRICAL PENETRATIONS, ACCESS DOORS AND/OR REMOTE TRANSFORMERS COORDINATED AND/OR INSTALLED, WITH ARCHITECT APPROVAL, PRIOR TO CLOSING UP THE WALL. PENETRATION ,AYOUT MAY BE OBTAINED FROM SIGN COMPANY. TYP PLAN NOTES I. DIMENSIONS ARE TO THE PACE OF STUD (F.0.5.), FACE OF CONCRETE (F.O.C.), FACE OF POST (f.O.P.) OR CENTERLINE OF PARTY WALLS U.N.O. VERIFY ALL DIMENSIONS. 2. EXTERIOR WALLS TO BE 2,0 STUDS, M. (U.N.O.). INTERIOR WALLS TO BE 2.4 STUDS, /P. IU.N.O.1. ALL CONSTRUCTION TO BE ONE HOUR PRE RATED TIP (U.N.OJ 3. FOR FLOOR/CEILING AND 20020CILING TYPES AND ASSEMBLIES, SEE BUILDING SECTIONS 1N SECTION AG. 4. FOR PLATE HEIGHTS SEE BUILDING SECTIONS IN SECTION AG AND CORE SECTIONS IN SECTION A9. ELEVATION NOTES 51F(ERAL PROVIDE BLOCKG AND POWER FOR EXTERIOR SIGNAGE F IF 5. N0TC.5: EXTERIOR IN5UL. 4 FINISH SYSTEM JEIFS) SYSTEM TO BE INSTALLED PER MANUFACTURERS SPECIFICATIONS AND DETAILS. 2 MANUFATURERS INSTALLATION MANUAL, SPECIFICATIONS. CONSTRUCTION DOCUMENTS AND PROJECT MANUAL TO BE ON SITE THROUGHOUT CONSTRUCTION PROCESS. 4. [IFS WARRANTY: A. MANUF. SHALL PROVIDE A WRITTEN, 10 YR. LIMITED MATERIALS WARRANT' AGAINST DEFECTIVE MATERIALS. B. THE APPLICATOR SHALL WARRANT WORKMANSHIP SEPARATELY AND PROVIDE A 5 YR WARRANTY AGAINST DEFECTIVE INSTALLATION WORKMANSHIP. ROOF PLAN 506'-3" Level 6 Roof Plan n 496'--9" V Roof MId- omp t �1 489' 9" V T.O. PL LVL 5 478' 6" E.I.f.5 PER MANUF. SPECS AND DETAILS. Level T.O PLL 4 468'-3° EXPANSION JOINTS Lever] 7.0 PLL 3 458'-0' v)Ntt WINDOW VERTICAL REVEAL Level___3 n A49'-fJ�/ T.O PL LVI` 447'-9° EXPANSION JOINTS Level_ 2 338'-9" 1 7.0 PL LV I 437'-7" STONE VEENER PER MANUF. SPECS AND DETAILS. 425'-6" Bo 4otPo20-6) " CC 3/ 2 s a 1 LL` SHEET NO. A203 _ J DRAWING TITLE / GABLE VENT 2v2 MEDALl1O META! AWNING e.IFS PER MANU SPECS AND DETAILS. 7YY E.2F.I F.2TI I I I I I I STONE VEENER EXTERIOR LIGHT LVI NM III'. da 111011211 EN E 4mil_wil on El Es NE E -I 6!I IIfi�i�!Iil�illX Ell MINN !swami liIHI" Cm� 011111111111 Ira MEI O REAR ELEVATION 1 SCALE: I/8" = I'-0' 1 • =M E I1:II■1■� B UILDING SIGNAGE NOTES 1 ALL SIGNAGE INDICATED FOR ILLUSTRATIVE PURPOSES ONLY. LOCATION, SIZE, ETC. TO Be PER PRANCH15E REQUIREMENTS. 2. MINIMUM EXTERIOR GRADE 3/4• PLYWOOD BLOCKING REOUIRED AT SIGN LOCATIONS AREA SHOULD COVER ENTIRE LENGTH AND HEIGHT OF FASCIA OR SPACE AVAILABLE FOR SIGN. 3 ELECTRICAL AND FINAL CONNECTION BY CONTRACTOR. ELECTRICAL REQUIREMENTS MAY BE OBTAINED FROM SIGN COWAN', 4. RACEWAYS / WREWAYS ARE NOT ALLOWED 5. PERMANENT ACCESS DOORS TO INTERIOR OF ALL PARAPETS WHERE SIGNS ARE LOCATED TO BE PROVIDED BY CONTRACTOR AND COORDINATED WIT, ARCHITECT. CONTRACTOR TO FURNISH AND CONNECT PRIMARY ELECTRICAL SERVICE INSIDE PARAPET WALL. 6. GUESTROOMS OR PUBLIC SPACES wan SIGNAGE ON EXTERIOR wAL'5 MUST HAVE ELECTRICAL PENETRATIONS. ACCESS DOORS AND/OR REMOTE TRANSFORMERS COORDINATED AND/OR INSTALLED. Min ARCHITECT APPROVAL, PRIOR TO CLOSING UP THE WALL PENETRATION LAYOUT MAY BE OBTAINED FROM SIGN COMPANY TYP PLAN NOTES 1. DIMENSIONS ARE TO THE FACE OF STUD (F.0.5.), PACE OF CONCRETE (F.O.C.), FACE OF POST (F.O. P.) OR CENTERLINE OF PARTY WALLS U.N.O. VERIFY ALL DIMENSIONS. 2. EXTERIOR WALLS TO SE 2.6 STUDS, TYP_ (U-N.O.). INTERIOR wALS TO 9E 2a4 STUDS. TYP. (U.N.0.). ALL CONSTRUCTION TO BE ONE .HOUR FIRE RATED TYP 3. FOR FLOOR/CEILING AND ROOF/CEILING TYPES AND ASSEMBLIES, SEE BUILDING SECTIONS IN SECTION AG 4 FOR PLATE HEIGHTS SEE BUILDING SECTIONS IN SECTION A6 AND CARE SECTIONS IN SECTION A9. ELEVATION NOTES =MALE 1 PROVIDE BLOCK, AND POWER FOR EXTERIOR SIGNAGE E•LP.5 NOTES: EXTERIOR INSUL. { FINISH SYSTEM (EIF5) SYSTEM TO BE INSTALLED PER MANUFACTURERS SPECIFICATIONS AND DETAILS. 2. MANUFATURERS INSTALLATION MANUAL, SPECIFICATIONS, CONSTRUCTION DOCUMENTS AND PROJECT MANUAL TO BE ON SITE THROUGHOUT CONSTRUCTION PROCE55. 4_EIFS WARRANTY A MANUF. SHALL PROVIDE A WRITTEN, 10 YR. LIMITED MATERIALS WARRANTY AGAINST DEFECTIVE MATERIALS. B. THE APPLICATOR SHALL WARRANT wORKM V5n'P SEPARATELY AND PROVIDE A 5 YR WARRANTY AGAINST DEFECTIVE INSTALLATION WORKMANSHIP. ROOF PIA_ N n 506'-3" Lcvcl 6 Ro496'-9-9lan of Pn " Roof 489'-9" T.O. PL LVL_5 n 478'-6" ZI E. I.P.S PER MANUP SPECS AND DETAILS !ilk ElICI - �j�j �jj� ..J1111 _iI m al tInc1111tfaI1cps I C«111 1191/Km 1;;1:111I„ __ mu •• •� ■■ ■■ alls NM • V, 1 Level 5 /\ 469'-6' 1111 PLLVi4 I1 ' EXPANSION JOINTSNTS 468'-3" Level 40 as9-3^ V •IM3i ■1 ■._ 17• _ CCCCCCC] 7.0 PL LVL 3 458'-0" VINYL WINDOW VERTICAL REVEAL Level_io _ 3 �1 T.O PLL 2 447'-9" EXPANSION JOINTS a 8'-9^ Level T.OPLL I 437'-7" STONE VEENE.R PER MANUF. SPECS AND DETAILS. 425'-6 Level I & � 420'-6" V 0 ZA\ V W �- ko a)O U 8 co UN76 CA LL to Q nN 0 IJ N m t LL� k SHEET NO. A203 DRAWING TITLE `` J PCIE o INV= 19.1' FI 1, 14.8 E I 1 15' EIGHBORHOOD cOIFRIDOR . (( 1n L 1 ;o CL 1 0 I� .0 I• iC Is.N 27.7 27.3 HIV=I'3-0 EXISTING SANITAR' SEWER MANHOL I i e `NO 1-06 c� k e� \f�\jE1o9m 28.0� 27 7 Tukwila Parkway p i $97....igr, 6_r_ -....-.-=-. _ _ II Idill 1 0� PROPOSED MOTEL BUILDING FFE=28.0 C6 PN,23 2 0 20 40 SCALE IN FEET PROPOSED PARKING EXISTING STREET EXISTING_S_TORM 6 s(11/N SHORELINE PERMIT REV DESCRIPTION DWN BY DES BY CHK BY APP BY pDAATTE OMAY{'ZpjS I APP DES BY I1 BY CONSTRUCTION NOTES Ol INSTALL CATCH BASIN RIM=26.7 I.E.OUT=25.0 0 INSTALL CLEANOUT ASSEMBLY 0 INSTALL CATCH BASIN RIM=26.7 I.E.OUT=25.0 ® INSTALL NEW CATCH RIM=26.7 I.E.OUT=25.0 OS INSTALL 180 LF OF 42" DIAMETER STORMWATER DETENTION PIPE © INSTALL STORM FLOW CONTROL MANHOLE RIM=29.4 I.E. IN=20.2 0 INSTALLRIM-27.ST5ORM MANHOLE OVER EXISTING STORM PIPE I.E.=19.5 ® INSTALL FM ASSEMBLY 09 INSTALL FIRE HYDRANT ASSEMBLY 10 HOT TAP EXISTING 10" DIP WATER MAIN WITH 6" FIRE AND 4" DOMESTIC SERVICE 11 INSTALL 4" WATER METER ASSEMBLY 12 INSTALL 4" REDUCED PRESSURE CHECK VALVE ASSEMBLY IN HOT BOX 13 CONNECT NEW 6" SANITARY SEWER LATERAL EXISTING LATERAL. INSTALL CLEANOUT ASSEMBLY 14 INSTALL CLEANOUT ASSEMBLY 15 INSTALL NEW CATCH BASIN RIM=29.6 I.E.OUT=25.1 16 INSTALL SOLID GRATE ON EXISTING CATCH BASIN 17 REMOVE EXISTING CURB AND GUTTER 18 REMOVE CATCH BASIN 19 INSTALL NEW CATCH BASIN RIM=29.9 I.E.OUT=27.4 LEGEND EXISTING CATCH BASIN ■ PROPOSED CATCH BASIN EXISTING MANHOLE PROPOSED MANHOLE PROPOSED CLEAN OUT PROPOSED ROOF DRAIN 527.7 EXISTING SPOT ELEVATION PROPOSED SPOT ELEVATION DRAINAGE FLOW DIRECTION — — — — PROPERTY UNE PROPOSED EASEMENT EXISTING STORM SEWER PROPOSED STORM SEWER — — — — EXISTING SANITARY SEWER — — — — PROPOSED SANITARY SEWER EXISTING WATER UNE PROPOSED WATER LINE EXISTING CURB PROPOSED CURB .00 o D N W TRT ENGINEERING LLC 2636 S.E. MARKET STREET PORTLAND, OREGON 97214 PHONE (503) 235-7592 PAX (503) 235-75933 TUKWILA SITE 5/15/15 HOLIDAY INN EXPRESS MOTEL 501 TUKWILA PARKWAY TUKWILA, WA 98188 GRADING AND UTILITY PLAN DRAWING N0. 1 PROJECT N0. � J 1 MM. HOOP 6" RISER SECTION 12" RISER SECTION CH WAY OAR G PRECAST BASE SECTION (MEASUREMENT AT TOP OF THE BASE) NOTES: 1. MAXIMUM DEPTH FROM FINISHED GRADE TO PIPE INVERT SHALL BE 5'-0". 2. CATCH BASINS TO BE CONSTRUCTED IN ACCORDANCE WITH ASTM C 478 (AASHTO M 1991) & ASTM C 890 UNLESS OTHERWISE SHOWN ON PLANS OR NOTED IN THE STANDARD SPECIFICATIONS. 3 REBAR WELDED WIRE FABRIC HAVING A MINIMUM AREA OF 0.12 SQUARE INCHES PER FOOT MAY BE USED. WELDED WIRE FABRIC SHALL COMPLY TO ASTM A 497 (AASHTO M 221). DO NOT PLACE WIRE FABRIC IN THE KNOCKOUTS_ 4. THE BOTTOM OF THE PRECAST BASE SECTION MAY BE ROUNDED. PRECAST BASES SHALL BE FURNISHED WITH CUTOUTS OR KNOCKOUTS. KNOCKOUTS SHALL HAVE A WALL THICKNESS OF 2" MINIMUM. 5. KNOCKOUTS MAY BE ON ALL 4 SIDES WITH MAXIMUM DIAMETER OF 20". KNOCKOUTS MAY BE EITHER ROUND OR 'D' SHAPE. PIPE TO BE INSTALLED IN FACTORY SUPPLIED KNOCKOUTS. 6. KNOCKOUT OF CUTOUT HOLE SIZE SHALL BE EQUAL TO PIPE OUTER DIAMETER PLUS CATCH BASIN WALL THICKNESS. 7 THE TAPER ON THE SIDES OF THE PRECAST BASE SECTION AND RISER SECTION SHALL NOT EXCEED 1/2" PER FOOT. 8. CATCH BASIN FRAME AND GRATE SHALL BE IN ACCORDANCE WITH STANDARD SPECIFICATIONS AND MEET THE STRENGTH REQUIREMENTS OF FEDERAL SPECIFICATION RR-F-621D. MATING SURFACES SHALL BE FINISHED TO ASSURE NON -ROCKING FIT. 9. FRAME AND GRATE MAY BE INSTALLED WITH FLANGE DOWN OR CAST INTO RISER. 10. VANED GRATE, REFER TO DS-06. 11. REFER TO DS-06 FOR CATCH BASIN MARKINGS. NOT TO SCALE City of Tukwila CONCRIT. E THRUST BLOCK G°( 9m N. OeJe4 CATCH BASIN TYPE 1 DS-01 RevtmoRKL 08.03 APNmVAL, B. SHELTON PLAN VIEW DUCTILE IRON ONviLLIJED STEEL COATED WON EPDXY PAINT O j \1\\I NOTES: ELEVATION VIEW VAR..07:NovER Is GREATER LA d 1. USE FOR TAPS ON CEMENT LINED DUCTILE PIPE. 2. PRE -TEST ASSEMBLY BEFORE DRILLING. 3. REFER TO CHAPTER 7 OF THESE STANDARDS. 4. REFER TO WS-13 8 WS-14. City of Tukwila NOT TO SCALE WATER MAIN TAPPING TEE W S-10 REVISION N: 08.03 1 LAST REVISION: 07.08 APPROVAL: BOB GIBERSON, CITY ENGINEER -OM RAISE •IOMPILIE BORDER r- PLAN VIEW LABELED C.0 ELEVATION CAST IRON RING AND COVER fl SIDE SEwER NOT TO SCALE City of Tukwila SANITARY SIDE SEWER CLEAN -OUT SS-03 08.03 1.12.0vAL. B. SHELTON NOTES: I. REFER TO CHAPTER 7 OF THESE STANDARDS. 2. HYOMNTS EQUAL TO MUELLER KA-423 OR CLOW MEDALLION 9F-2545. M d H 929. 3. HYDRANTS SHALL BE EQUIPPED WITH TWO 2-1? N.S.T. HOSE PORTS AND ONE 5' STORTZ PUMPER DISCHARGE PORT AND SHALL HAVE AI-1M' PENTAGON OPEN LIFT OPERATING NUT. HYDRANTS SHALL HAVE A 6 M.J. BOTTOM CONNECTION AND SN4' MAIN VALVE OPENING. AND SHALL HAVE 1S-ABOVE GRADE LEVEL TO THE CENTER OF THE PUMPER DISCHARGE PORT. 4. HYDRANTS SHALL CONFORM TO A.W.WA SPECIFICATIONS C 502.54: SHALL BE COMPRESSION TYPE ANO SHALL HAVE A TWO PIECE BREAKING FLANGE WITH BREAKING THIMBLE AT THE GROUND LINE OR STEM: SHALL HAVE A SELF-0NNG BONNET WOH FACTORY FILLED RESERVOIR HOLDING APPROXIMATELYS OUNCES OF OIL OIL RESERVOIR SHALL BE SO DESIGNED AS AS TO GIVE A COMPLETE LUBRICATION OF STEMS EACH TIME THE HYDRANT IS OPERATED. THE UPPER STEM SHALL HAVE A BRASS SLEEVE. 5. SHACKLE ROOS SHALL BE ASPHALT -COATED STEEL ORCORTEN STEEL. 6. CITY HYDRANTS BONNET AND PORT CAPS SHALL BE FARWEST DELPHINIUM BLUE SAFETY 257. BARREL SHALL BE FARWEST CASE YELLOW SAFETY X-3472. T. ORNATE HYDRANTS SHALL BE PAINTED WITH TWO COATS OF FARWEST CASE YELLOW IS X-34725 0. WHERE NO CURB AND GUTTER IS INSTALLED, FIRE HYDRANT SHALL BE LOCATED CLOSE TO THE PROPERTY LINE AND INSIDE TIE RIGHT OF WAY OR EASEMENT. INSTALL BOLLARD GUARD POST PER WS-14. HYDRANTS INSTALLED, RELOCATED OR OTHERWISE WORKED UPON AS A RESULT OF A PROJECT SHALL BE FRESHLY PAINTED. M. HYDRANT SHALL NOT BF CLOSER THAN 4'TOANY FIXED OBJECT, WITH THE EXCEPTION OF HYDRANT GUARD POSTS. PER TALC NDTTOSCALE City of Tukwila FIRE HYDRANT ASSEMBLY AND SETTING SHEET: WS-13 REVISION N: 08.03 I LAST REVISION: 04.08 APPROVAL BOB GIBERSON, CITY ENGINEER IOW SECTION B-B NOTES: PO P BAR LIST (o- (2)- PiPE uNlR LENGTH LONGTILK if TRANSOM Ar BARS (3} OMGONA BARS 2-54. 4 I 5 I 3 6 1. REFER TO TYPICAL DETAIL DS-108 FOR ACCESS AND CATCH. 2. REFER TO TYPICAL DETAIL DS-10C FOR STEP DETAIL. 3. REFER TO TYPICAL DETAIL DS-11 FOR LADDER DETAIL NOT TO SCALE City of Tukwila MANHOLE TYPE IV WITH MONOLITHIC BASE DS-10A : 08.03 A450000 . B. SHELTON City of Tukwila 2" AND SMALLER REDUCED PRESSURE PRINCIPAL ASSEMBLY INSTALLATION WS-21A RENSION111) 02-2014 UST PENSION: APPROVAL: R. TISCHMAK, CITY ENGINEER SHORELINE PERMIT MATERIAL LIST - COPPER BYPASS 10 2 - FLEX CPLG. TO FIT. EQUAL TO ROCKWELL 441 (REPLACE AT TAP). 02 2- SINGLE STRAP SERVICE CLAMPS EQUAL TO ROMAC 101 WITH IPS TAP. ROCKWELL 313. 03 3- STRAIGHT CPLG.. COPPER TO OUTSIDE I.P. THREAD EQUAL TO MUELLER H-15428110 COMP. Q -N BEND CPLG. COPPER TO COPPER, EQUAL TO MUELLER H-15526. 05 1... BEND CPLG. COPPER TO OUTSIDE I.P. THREAD EQUAL TO MUELLER H-15530. © 2- BALL VALVES WITH PADLOCK WINGS OR LOCK CAPS (MUELLER). 8 2-G V. FL EQUAL TO MUELLER A-23016. 3-TO IN COMPOUND METER SUPPLIED BY CITY. 1 -C.I. ADPT., FL. X PE LENGTH TO FIT. 1- CP. ADPT., FL. EQUAL TO ROCKY., Sit. MATERIAL MST - DJ. BYPASS 2 - FLEX CPLG. TO FIT. -DI. FL. X P.E., LENGTH AS REQUIRED. -TEE, FL. 2- G.V.. FL. MUELLER A-2370S OR EQUAL 1 -3' TO B• METER, AS SPECIFIED. 1 -ADPT. FL X P.E. fY LONG. 1 -CPLG. ADPT.. FL. EQUAL TO ROCKWELL. 2 -G.V. FL. EQUAL TO MUELLER A-23205 (C.V. SATISFACTORY LOCKING DEVICE MUST BE FURNISHED). 14 3• EL PIPE FL. EACH END. LENGTH TO FIT 2 -BOY BENDS. FLANGE. 0 0 0 O 0 0 FRON TOP OF VAULT TO FUYISHED GRADE IN PuNTEOARF-AS Mr INSPECTION LID CENTERED OYER .TER REGISTER GENERAL NOTES: 1. METERSTSSUPPLIED BY CITY. 2. VAULT SHALL BE PRECAST CONCRETE VAULT. 3. ALL PIPE 0 FITTINGS 4" AND LARGER SHALL BE CEMENT LINED. CL52. 4. PIPING FROM MAIN TO VAULT SHALL BE 4" ON 3' METER INSTALLATION. TEE WITH VALVE ON EXISTING MAIN REQUIRED. 5. REFER TO SECTION 7.32. 2-ArklAY cur To Pr INS. BOX WITH DUCTILE IRON BY-PASS PROKOE CONCRETE MEOPZIn PATTERN S. BLOCKS 45 AT I' ON CENTER& vERT HORIZONTAL 1.1.0,RUSIQD ROCK BASE Lc ow. THMK. INSTALL 4- CONCRETE SEWER RIPE TO DAYLIGHT FOR DRAIN UNLESS OT.RWISE APPRO., NOT TO BGLE City of Tukwila METER 3" TO 6" WS.04 REVISION m. 08.03 1 APPROVAL: B. SHELTON 1. THE RPPA SHALL BE INSTALLED WITH ADEQUATE SPACE TO FACILITATE MAINTENANCE AND TESTING. IT SHALL BE TESTED AFTER INSTALLATION. BY A WASHINGTON STATE CERTIFIED BACKFLOW ASSEMBLY TEETER TO INSURE ITS SATISFACTORY OPER0700 BEFORE OCCUPANCY AND ANNUALLY THEREAFTER. A COPY OF THE TEST RESULTS SHALL BE GIVEN TO THE PUBLIC WORKS WSP'e0TO0. 2. AN RPPA SHALL NOT BE INSTALLED INAPIT BELOW GROUND LEVEL 3. THE FREEZE PROTECTION ENCLOSURE FOR THE BPPA MUST INCLUDE A DAYLIGHT ORMN. THE DRAIN MUST BE ABLE TO BE BORE SIGHTED. IT MUST BE INSTALLED ABOVE GROUND LEVEL THE DRAIN MUST ALSO BEAGLE TO HANDLE THE VOLUME OF WATER THAT POTENTIALLY COULD BE DISCHARGED FROM THE RELIEF PORT. 4. THE FREEZE PROTECTION ENCLOSURE SHALL OE SUPPORTED BY AMIN. FOUR (41INCH CONCRETE SLAB WITH FOUR (4) ANCHOR BOLTS ATTACHING THE COVER WG TO THE SLAB. 5. RPPA MUST BE PROTECTED FOR FREEZING. 6. AN 'EPA INSTALLED MORE THAN FIVE(51FEET ABOVE FLOOR LEVEL MUST HAVE A PLATFORM UNDER IT FOR THE TESTER OR S W6NTENAN PERSON TO STAND DN. THE PLATFORM MUST BE OSHA APPROVED AND MEET ALL APPLICABLE SAFETY STANDARDS AND CODES. T. WHEN THE RPPA IS LOCATEDNSIDE A BUILDING ITSWLL BE INSTALLEOIN A LOCATION WHERE BOTH THE OCCASIONAL SPITTING FROM THE RELIEF PORT AND THE POSSIBLE CONSTANT DISCHARGE DURING A FOULED CHECK VALVE SITUATION WILL NOT BE OBJECTIONABLE. ANAPPROVED AIR GAP FUNNEL ASSEMBLY. EITHER PROVIDED BY THE MANUFACTURER OF FABRICATED FOR SPECIFIC INSTALLATOM MAY BE INSTALLED TO HANOIE THE OCCASIONAL SPITTING OF THE RELIEF VALVE DUE TO PRESSURE FLUCTUATIONS. A LINE FROM THIS FUNNEL ASSEMBLY WIT THEN BE RUN TO AN ADEQUATELY SIZED FLOOR DRAIN OF EQUAL OR GREATER SIZE IT MUST BE EMPHASIZED THAT THE AIR GAP FUNNEL ASSEMBLY WALL HANDLE ONLY THE OCCASIONAL SPITTING AND WALL NOT CONTROL FLOW INA CONTINUOUS RELIEF SITUATION. 5, A PVC COLLAR SHALL BE INSTALLED BEIVIEN THE PIPE AND CONCRETE SLAB. 0. A UNX3N SHALL BE INSTALLED ON THE RISERS TO MD IN REMOVAL OF THE ASSEMBLY. 10. BALL VALVES WILLBE INSTALLED ON THE RISERS TO AID W ME TESTING AND IANNTENACE OF THE ASSEMBLY. 11. ALL 0RA5S FITTINGS SHALL BE LEND FREE ROT la SCALE City of Tukwila 2" AND SMALLER REDUCED PRESSURE PRINCIPAL ASSEMBLY INSTALLATION SKIM.. WS-21B RLYMON PI: 02.2014 ILAST RNISIOX: APPROVAL. R.TISCHMAK, CITY ENGINEER REV DATE DESCRIP00N DWN BY DES BY CHK BY APP BY DATE OF ISSUE MAY 2015 DARN BY TRT CHK APP BY DES BY TRT BY TRT ENGINEERING LLC 2636 S.E. MARKET STREET PORTLAND, OREGON 97214 PHONE (503) 235-7592 FAX (503) 235-7593 L/5-o02" TUKWILA DETAIL1 5/15/15 HOLIDAY INN EXPRESS MOTEL 501 TUKWILA PARKWAY TUKWILA, WA 98188 DETAILS 1 `DRAWING N0. 2 PROJECT NO. Tukwila Parkway :e .1=2J S 3 PROPOSED MOTEL BUILDING FFE=28.0 CCV 27.3-- .252 L. ® O L • • III • L-27371 I PROPOSED PARKING • III III 2ROPOSED PARKING 11': /, 1/I 30 2 0.3 1 N, jlIljf UJ 14� II S EXISTING STREET 15 1 • C) CO 7 co 100-YEAR FLOOD ELEVATION=25.5 ORDINARY HIGH WATER ELEVATION 3 2 1 10 3 3 2 20 15 10 3 3 25 20 15 10 1 s I --I- 1 Icc --�— 1 ; 1 PROPOSED GRADE NEW BUILDING I I o - II % EXISTING GRADE FFF=28.0' H I� - I + -I- i I I I I as i ¢, I a- I CROSS SECTIONS SECTION CD 1=20 H, 1"=5' V F I I 'BUILDING NEW a F'ROPOSED-GRrOC� o FF =28.0 N i —� EXISTING GRADEY I , E� 1 ra3 I ', I CROSS SECTIONS SECTION O 1 1"-20 H, 1"-5' V ' I w N1 S BUILDING Ix r EXISTINGI GRADE FFF=28.0 PROPOSED GRADE IMINEIMEMIE Mill 11.1 1 z o ill --I" i I � I I REV DAZE DESCRIPTION OM BY DES BY CM BY APP BY DATE OF ISSUE MAY 2015 DMBT Tt�T CNN APP BY DES BY TRT BY CROSS SECTIONS SECTION CD 1"=20 H, 1"5' V TRT ENGINEERING LLC 2636 S.E. MARKET STREET PORTLAND, OREGON 97214 PHONE (503) 235-7592 FAX (503) 235-7593 L/5-Od2e TUKWILA SECTIONS 5/5/15 HOLIDAY INN EXPRESS MOTEL 501 TUKWILA PARKWAY TUKWILA, WA 98188 SHORELINE CROSS SECTIONS 35 30 5 0 5 0 35 30 25 20 5 0 35 30 25 20 5 0 DRAWING NO. 3 PROJECT NO. r JAPANESE SPURGE (16) CREEPING $NOWBERRY (10) 'GRO-LOWSUMAC (3) EVERGREEN CLEMATIS) COAST' LEUGOTHOE ) 'CRIMSON ,SPIRE' OAS) EVERGREEN CLEMATIS (I) ANEMONE CLEMATIS ) 'BLUE WAVE' HYDRANGEA SEAT WALL, TYP PEDESTRIAN PLAZA WITH SPECIALITY PAVING, TRELLIS 6 pENCHES (5) EVERGREEN C, EMAT15 ) ANEMONE CLEMATIS JAPANESE HORNBEAM) 'CRIMSON SPIRE' OAK (I) 'MAGIC CARPETI SPIREA (6) 'GREEN VASE' ZELCOVA (3) TREE GRATE, TYP 'SOFT TOUGH' HO(L2LOT) 'STELLA DE ORO' DAYLIL i 'OTTO LUYKEN' LAUREL (1) 'MAGIC. CARPET' SPIIREBA 'MORNING LIGHT' MISGANTHUS 'HAMELN' FOUNTAIN GRASS (21) 'MAGIC CARPET' SPIREA • (91 'AUTUMN BRILLIANCE' SERVIGEBERRY' (2)1 SWEETBOX (1) air taw F p®O O'r. 0ir• 5s• 0,1t 16 BM Pr 'MAGIC CARPET' SPIREA (1) STREET SIGN TO REMAIN -SEE SURVEY WARD ARBORVIt(6) WESTERN RED GED (AGR) OTTO LUYKEN' LAUREL FRONT SECTION TRELLIS DETAIL Tukwila . ,. 'SS27LO4' SUMAC3) COMPACT OREGON GRAPE ) SLENDER HINOKI CYPRESS COMPACT OREGON GRAP JAPANESE SPUR 4) 550- E SUMAC RED FLOWERING CURRANT (5 PACIFIC WAX MYRTLE 00) SNOWBERRY (13) RED FLOWERING. CURRANT Parkway (3) COMPACT <- ON -GRAPE (22) 101 1110104, , REEVES DWARF SKIMMIA ebliy54WEETBOX (-7) 'BLUE WAVE' HYDRANGEA (5) SWEETBOX (3) REEVE'S DWARF SKIMMIA (10) SKY PENCIL' HOLLY (4) BENCH, TYP SWEETBOXMORNING LIGHT' MISGANTHU) (2) ANEMONE CLEMATIS T 'SOFTOUGH' HOLLY (3) (5) . WARD ARBORVITAE (4) 'OTTO LUYKEN' LAUREL (23) 'SKY PENCIL' HOLLY 'MORNI NG' LIGHT' MISGANTHUS (2) (1) BENG);IE3 (2) BIKE RACK - 142kI140-2 BIKES 'SKY PENCIL' HOLLY (3) 'MORNING LIGHT' MISGANT (3) STELLA DE ORO' DAYLIL (4) 'AUTUMN BR 'FIRE POWER' NANDINA (4) 'SKY PENCIL' HOLLY (I) 'SKY PENCIL' HOLLY (4) WARD ARBORVITAE (10) aaa„'e4-4:' WARD ARBORVITAE (l) 'OTTO LUYKEN' LAUREL (5) SIDE SECTION 'FIRE POWER' NANDINA HUS (2) Y 'MAGIC CARPET' SPIRES) ILLIANCE' SERVIGEBERRY WARD ARBORVITAE 'SOFT TOUGH' HOLLY (16) LILY TURF REEVE'S DWARF SKIMMIA (12) SWEETBOX (2) SKY PENCIL' HOLLY (2) 'OTTO LUYKEN' LAUREL (2) KEN' LAUREL 'SOFT TOUGH' HOLLY (6) 'EDDIE'S WHITE WONDER' DOGWOOD nr POINT REYES GEANOTHUS (25) UYCK G 114U (5)c 401. 0e'17l eoG CO (U +`Ecl7l :w�r�0 e{,`OaIt,oQ�ePto y►�1y.'�e O�•�00.00 row. WESTERN RED OEDAR 5KY PENCIL' ROLL 'AUTUMN BRILLIANCE' SERVIGEBERR 'SOFT TOUGH' HOLLY (15) ARD ARBORVITAE (3) 'MAGIC CARPET' ......6.-. 115) SKY PENCIL' HOLL (U TO LUYKEN' LAUREL (II) COMPACT OREGON G DWARF BAMBOO (8) (44) •pNLL OREGON GRATE (16U 'GRO-,OW' SUMAS) DULL OREGONGRAPE 'MAGIC G4.RPET' SPIREA 1�1� 'AUTUMN BRILLIANCE' SERVICEBERR (U @'5TELLA DE ORO' DAYLILY (5) 'EDDIE'S WHIT�01 tiONDER' DOGWOOD (CI) • r 0:67 C C C 11 I LC 1761O0d RAPE 8 SAI el, .,�.�e1�1� OrOl�r'�° �"""sit.�T'cT� - -[max-fit WARD ARBORVITAE (7) 'OTTO LUYKEN' LAUREL (4) WARD ARBORVITAE (16) 200' SHORELINE JURISDICTION LINE 'SOFT TOUGHI HOLLY (15) TUMN BRILLIANCEI SERVIGEBERRY 'SOFT TOUGH' HOLLLY' (9) KELSEY DOGVT5OD (IF) WESTERN HEMLOCK SNOWBE5 1' (IS) NOOTKA Rgq5E 'GRO-LOW' SUMAC (35) KELSEY DOGWOOD (20) BENGH, TYP 'KATSURA (1) KELSEY DOGWOOD (12) BUFFER ZONE KATSURA (1) SNOWBERRY--- (4) 'AUTUMN BRILLIANCE' SE VI4EBERRY (RED:FLOWERING CURRANT SNOWBERRY (4) PEDESTRIAN A2GE- -1 SNOIHERRY 1 (6) OMPAGT OREGON GRAPE (4 ) 'GRO-LOW{' SUMAC TERN RED CEDAR (2) 33) SEY DbGWOOD.— 'GRO-LOW', SUMAC (3) (2) RED FLOWERING CURRANT (5) ---NOOTKA ROSE (9) _1 _111 Ii 'AUTUMN BRILLIA .E' SERVIGSERRY (I)• 0��. io RED FLOWEIRING 41912RANT----I (4) 0 I 1 I 'AUTUMN BRILLIA/TGE,4E.R,V110 ER,RY SNOWBERRY (8) KATSURA COMPACT ORE6 N GR�E. (3) KELSEY (16) 1 GOMPAC, ORES14'GRAPE. (10) et STERFfT2ED'5 A "GELS LOW' SU+ G (3) --RED FI:O RING -CURRANT (2) I SHEET NOTES REFER TO DETAILS AND SPECIFICATIONS bR ADDITONAL INFORMATION. NO PLANT SUBSTINTIIONS SHALL DE PERMITTED WITHOUT PRIOR APPROVAL OF LANDSCAPE ARCHITECT/01NER. ALL WORK SHALL Be PERFORMED TO THE SATSFACHON OF THE LANDSCAPE ARCHITECTIOWNER. PLANT LIST OUANTITES ARE SHOWN FOR ReFE RENCE ONLY. CONTRI.GTOR IS RESPONSIDLE FOR VERIFYIALL OIANTITES N LIST WITH ACNAL MNINSTALL!. N CALLTS. AND INSTALLIPLANTINGS PER THE LANDSCAPE PLAN. GRO.WCOVER QUANTITIES SHALL DE ADJISTED A5 REQUIRED POR FIELD CONDITIONS AT THE SPECIFIED SPACINS. ipN PLANTS ANTS 1, NT DE APPROVED DY LANDSCAPE ARCHITECT OR OWNERS REPRESENTATIVE PRIOR LE•..,.....4D SYMBOL DESCRIPTION TREE GRATE, TYP. TRELLIS, TYP SITE FURNISHINGS SYMBOL DESCRIPTIQN PEDESTRIAN BENCH, TYP. 4' X 5' GREENSGREEN ATTACHED TO BUILDING SYMBOL DESCRIPTION 24' WIDE CONCRETE BAND -CONCRETE WITH LAMP BLACK OR EXPOSED AGGREGATE STAMPED CONCRETE OR PAVERS PLANT SCHEDULE TREES BOTANICAL NAME COMMON NAME CONT GAL SIZE 13 AMELANGHIER CANADEN5I5 'AUTUMN BRILLIANCE' NATIVE 'AUTUMN BRILLIANCE' SERVIGEBERRY B 4 B 2"GAL 6' - 8' HT. 2 GARPINUS JAPONICA JAPANESE HORNBEAM B S B 2"GAL 12'-16' HT, 4 CERGIDIPHYLLUM JAPONIOUM KATSURA 8633 OR CONT. 2"GAL 12'-16' HT, 5 GHAMAEGYFARIS OBTUSA 'GRACILIS SLENDER HINOKI CYPRESS BEB OR GONT. b' - 5' HT. 2 CORNUS NJTTALLII EDDIES WHITE WONDER' ADAPATIVE 'EDDIE'S WHITE WONDER' DOGWOOD B 4 B 2"GAL 10'-12' HT. 3 OUERGUS ROBUR X ALBA 'CRIMSON SPIRE' 'CRIMSON SPIRE' OAK B / B 2"GAL IO'-12' HT. II THUJA PLIGATA WESTERN RED CEDAR B 6 B 6'-8' HEIGHT TSUGA FETEROPHYLLA NATIVE WESTERN HEMLOCK B 4 B 6'-8' HEIGHT 3 ZELKOVA SERRATA 'GREEN VASE' 'GREEN VASE' ZELGOVA B 4 B 2"GAL 12-16' HT, SHRUBS BOTANICAL NAME COMMON NAME SIZE SPACING 5 CLEMATIS ARMANDII 'APPLE BLOSSOM' ATTACH TO TRELLIS TO ENCOURAGE GROWTH EVERGREEN CLEMATIS 5 GAL ESPALIER 5 CLEMATIS MONTANA RUBENS ATTACH TO TRELLIS TO ENGLORAGE GROWTH ANEMONE CLEMATIS 5 GAL ESPALIER 91 CORNIS SERICEA 'KELSEYI' KELSEY DOGWOOD 1 GAL • 3' O.G. Il HEMEROCALLIS X 'STELLA DE ORO' STELLA DE ORO' DAYLILY 1 GAL • 1.5' O.G. 9 HYDRANGEA MAGROPHYLLA 'BLUE WAVE' 'BLUE WAVE' HYDRANGEA 5 GAL • 5' O.G. 26 ILEX GRENATA 'SKY PENCIL' 'SKY PENCIL' HOLLY 5 GAL • 2.5' O.G. 89 ILEX GRENATA 'SOFT TOUGH' 'SOFT TOUCH' HOLLY 1 GAL • 3' O.G. 3 LEUGOTHOE AXILLARIS COAST LEUGOTHOE 3 GAL • 4' O.G. II LIRIOPE MUSGARI 'VARIEGATA' LILY TURF 1 GAL • 2'0.C. 59 MAHONIA AOUIFOLIUM 'GOMPACTA' COMPACT OREGON GRAPE 2 GAL • 4' O.G. 19 MISCANTHUS 51NEN515 'MORNING LIGHT' 'MORNING LIGHT' MISGANTHUS 3 6AL • 4' O.G. 10 MYRICA CAL',FORNICA NATIVE PLANT PACIFIC WAX MYRTLE 5 GAL • 6' 06. lb NANDINA DOMESTICA 'FIRE POWER' 'FIRE POWER' NANDINA 2 GAL • 2.5' 0.C. 7 PARTHENOCISSUf TRICUSPIDATA 'VEITGHII' STAKE TO ENCOURAGE CLIMBING BOSTON IVY 5 GAL • 4' O.G. 21 PENNISETUM ALOPEGUROIDES 'HAMELN' 'HAMELN' FOUNTAIN GRASS 1 GAL • 210.C. 63 PRUNUS LAUROGERASUS 'OTTO LUYKEN' 18"-21" HT. 6 SPREAD 'OTTO LUYKEN' LAUREL B / B • 4' O.C. 64 RHUS AROMATICA 'GRO-LOW' ADAPTIVE PLANT 'GRO-LOW' SUMAC 2 GAL ' • 4' O.C. 18 RIBES SANGUINEUM 'KING EDWARD VII' NATIVE PLANT RED FLOWERING CURRANT 5 GAL • 6' OC. 44 ROSA NUTKANA NATIVE PLANT NOOTKA ROSE 2 GAL • 5' O.G. 16 SARGOGOGCA HUMUS SWEETBOX 5 GAL • 4' O.G. 2 SARGOCOCCA RUSGIFOLIA SWEETBOX 5 GAL • 4' O.C. 29 SKIMMIA REEVESIANA REEVES DWARF SKIMMIA 2 GAL • 3' O.C. 59 SPIRAEA JAPONICA 'MAGIC CARPET' 'MAGIC CARPET' SPIREA 2 GAL • 3' O.G. 10 SYMPHORIGARPOS ALMS CREEPING SNOWBERRY 2 GAL • 4' O.G. 56 SYMPHORIGARPOS OCGIDENTALIS NATIVE 5410W5ERRY 2 GAL • 4' O.G. 56 THUJA OCCIDENTAL'S 'WOODWARDII' 18"-21" HT. 1 SPREAD WARD ARBORVITAE B / B • 4' O.G. MASSES BOTANICAL NAME COMMON NAME CONT SPACING 106 CEANOT14./5 GLORIOSUS POINT REYES GEANOTHUS 1 GAL. CONT. • 2.5' 0.C. 604 MAHONIA NERVOSA DULL OREGON GRAPE 4" POT • I2' 0.0 40 PACHYSANDRA TERMINAL'S 'GREEN CARPET' JAPANESE SPURGE 1 GAL. CONT. • 2.5' 06. 56 SHIBATAEA KLMASACA DWARF BAMBOO 1 6AL. CONT_ • 2O° O.G. INTERIOR PARKING LANDSCAPE CALCULATIONS PARKING AREA WV. 155 STALLS X 15 5O. FTJ EAST ON 51TE (ID STALLS X 15 SO. PT) EAST OFF SITE (14 STALLS X 15 SO. FT.) TOTALS REQUIRED MS 50. PT. 2-0 SO. PT. ^TO SO FT 1055 SO. FT. PER T C 15.4405.035, 10 50 FT PER 900 SF OF PAVING. 1.,41.1141 5.F. PROPOSED 11149N SF / 500 5F1 X 10 SF. a 555 5F REDUIRED. 5. 5F. PROPOSED. PROVIDED 511 SO. FT. Y 50 PT P- 50 2021 SO. FT ���-- 00 Z1 STATE OF WASHINGTON LICENSED LANDSCAPE ARCHITECT � 411- B. GLANDER ICENSE NO. 405 ES ON 02-06-2017 0 20 SCALE 1' = 20' NORTH 40 60 feet 72 HOLIDAY INN EXPRESS LANDSCAPE PLAN Ass, 6 G € 2 0 N 21 sheet L-1 of 4 FINISHED GRADE T TURF POP UP HEAD u 1 /2" MARLEX STREET ELLS LATERAL LINE AND PVC TEE OTURF SPRAY MARLEX ASSEMBLY CLEAR TO FENCE OR HARDSCAPE WHERE APPL_AB_E SCHEDULE 80 PVC NIPPLE, SET AT 45 DECREE ANGLE 52840913-01 TECHLINE CV MAXIMUM LENGTH OF SINGLE LATERAL (FEET) DRIPPER SPAGNG 12" 18" 24' DR'.PPER FLOW RATE (GPH) 026 0.4 0.6 09 0.26 04 •06 09 0.6 0.9 0 -" 15 25 35 45 127 109 86 65 427 T 325 256 1 194 539 409 322 244 618 469 369 280 177 151 120 91 604 459 361 274 763 579 456 346 877 664 523 397 152 116 458 ♦ 348 580 440 66E 506 TECHLINE FLOW PER 100 FEET DRIPPER SPACING 0.26 GPH DRIPPER 0.4 GPH DRIPPER 0.6 GPH DR'PPER 0.9 GPH DRIPPER CPH GPM GPH GPM GPH GPM GPH GPM 12" 18' 24' 26,40 0.44 17.58 0.29 N/A N/A 4000 0.67 26 67 0.44 N/A . N/A ' 61.00 1.02 41.004 0.68 31 00 , 0.51 92.00 153 61 00 1.02 ' 46.000.77 TECHLINE CV GENERAL GUIDELINES FOR WATERING TIME TURF SHRUB & GROUND COVER CLAY , LOAM SANDY CLAY LOAM SANDY DIPPER FLOW (GPH) DFPPER INTERVAL LATERAL (ROW) SPACING APPLICATION RATE (IN/HR) TIME TO APPLY I/4" 0.26 ' 0.4 0 6 Y 18- 12- 12" 18"-22" 18'-22- 12--16" 19-015 43-.35 96-.72 + /9-100 35-43 16-21 0.26 1 0.4 T 0.6 18" 18" 12" - 18"-24' 18"-24' 16"-20' Y .19- 21 .29-.21 72-.58 /9-107 52-71 21-26 ONETAFIM MAX LENGTH - FLOW - WATERING CHARTS N.T.S. 3284135630 W cO DRIPLINE BARBED ELL. ANTELCO RATCHET CLAMP NO. 44545 AT ALL BARBED CONNECTIONS. STAPLE OR STAKE AT ALL TEES, ELLS, AND AT 5' O.G. AT CLAY, 4 O.G. AT LOAM, OR 3' O.G. AT SAND. SOIL SURFACE SUPPLY LATERAL LINE FROM VALVE, SIZE AS PER PLANS. DRIPLINE AS SPECIFIED, BLANK DRIPLINE TUBING RISE TYPICAL "XPANDO' ADAPTER DRILLED HOLE IN PVC MAN:FOLD, WITH RATCHET CLAMP, AS PER DETAIL. SCH 40 PVC SUPPLY AND EXAUSF HEADER MINIMUM I-12" DIAMETER, UNLESS NOTED AS LARGER ON PLAN. DRILL HOLES FOR EXPANDO INSERT ADAPTER AS PER DETAIL TYPICAL DRIPLINE TO MANIFOLD CONNECTION WITH "XPANDO" ADAPTER IRRIGATION SCHEDULE SYMBOL MANUFACTURER/MODEL/DESCRIPTION 6498drblp&.%9¢�f 50 0 S350 H 210Tl iC TORO 0-T-510Z-6P-PR 8 SERIES TURF SPRAY, 6' POP-UP, WITH BU,LT IN -RISER PRESSURE REGULATOR. ALSO INCLUDES THE ZERO FLUSH WIPER SEAL. i/2" FEMALE -THREADED INLET. PRECISION SERIES SPRAY NOZZLES. t54G HUNTER MP3000 PROS-I2-1912540-CV SHRUB ROTATOR, 12" (50.45 CM; POP-UP W'TH CHECK VALVE. PRESSURE REGULATED TO 40 PS (2.16 BAR) MP ROTARY NOZZLE. B=BLUE ADJ ARC 90-2.0. Y=YELLOW ADJ ARC 20-210. A=GRAY 360 ARC ON PR540 BODY. SYMBOL I MANUFACTURER/MODEL/DESCRIPTION El NETAFIM LVCZS80100/S-HF PRE -ASSEMBLED CONTROL ZONE KIT NTH 1" SERIES 80 CONTROL VALVE, 3/4" DISC FILTER, AND HIGH FLOW PRESSURE REGULATOR 45GW1 TO 11.6GPM. ❑ NETAFIM LVCZ-I50 PRE -ASSEMBLED CONTROL ZONE KITS WITH I-I/2' SERIES 50 CONTROL VALVE, I-1/2" DISC F.LTER AND ,-7/2" HIGH FLOW PRESSURE REGULATOR. FLOW RANGE: 11 GPM - 35 GPM. GOMMERG'AL APPLICATION. . ' -- AREA TO RECEIVE DRIPLINE NETAFIM TLDL-6-12 (20) TECHLINE PRESSURE COMPENSATING LANDSCAPE DRIPLINE. 0.65PH EMITTERS AT .2.0' O.G. DRIPLINE LATERALS SPACED AT 200' APART, WITH EMITTERS OFFSET FOR TRIANGULAR PATTERN. SURFACE AND SUB SURFACE INSTALLATIONS. UV RESISTANT. -- - - SYMBOL MANUFACTURER/MODEL/DESCRIPTION 0 TORO P220-26-0 GLOBE ELECTRIC, I", I-I/2", 2" AND 3' PLASTIC IN -LINE REMOTE CONTROL VALVE. EQUIPPED TO WITHSTAND PRESSURE UP TO 220 PSI. FILTER SCREEN ON 2" AND 3" MODELS. STANDARD SOLENOID. GLOBE BODY STYLE. 4 HUNTER HO-33DRC QUICK COUPLER VALVE, YELLOW RUBBER COVER, RED BRASS AND STAINLESS STEEL, WITH 3/4" WI INLET, 2-PIECE BODY, MS BUCKNER-SUPERIOR 3100-PRS I" NORMALLY OPEN I" BRASS MASTER VALVE THAT PROVIDES DIRTY WATER PROTECTION. PRESSURE REGULATION FEATURE. Qp WILKINS n200 3/4" ANGLE VALVE FOR MANUAL DRAIN ASSEMBLY WITH KEY EXTENSION CI)DOUBLE FEBGO 550 1" CHECK BACKFLOW DEVICE Li WATER METER I" ASSUME STATIC WATER PRESSURE AT METER BETWEEN 65 PSI AND 150 PSI IRRIGATION LATERAL LINE: PVC CLASS 200 5DR 21 PVC CLASS 200 IRRIGATION PIPE. ONLY LATERAL TRANSITION PIPE SIZES I" AND ABOVE ARE INDICATED ON THE PLAN, WITH ALL OTHERS BEING 3/4" IN SIZE. - --- IRRIGATION MAINLINE: PVC SCHEDULE 40 PVC- SCHEDULE 40 IRRIGATION PIPE. PIPE SLEEVE: PVC SCHEDULE 40 valve Collo. V lue Nu be a. Fax Vb. 5Le DRIPLINE BARBED INSERT TEE OR ELL. RATCHET CLAMP AT ALL BARBED CONNECTIONS, ANTELCO PART N0. 44545. BANK DRIPLINE TUBING RISER, LENGTH AS REQUIRED. RATCHET CLAMP AT ALL BARBED CONNECTIONS. ANTELCO PART N0. 44345. INSERT ADAPTER, ANTELCO "XPANDO" I3MM X 14MM, PART NO. 45595. NOTE 13MM ANTELCO "CAPO` RUBBER I. USE RATCHET GROMMET. N0. 45135. CLAMP AT ALL BARBED DRILL 5/ 8' HOLE IN PVC CONNECTIONS. MANIFOLD PIPE AT DRIP LINE 2. THOROUGHLY FLUSH SPACING. YOU MUST USE A SYSTEM! TO REMOVE "FORSTNER" DRILL BIT FOR ANY DRILL BURRS DRILLING INTO PVC. REMOVE OR DEBRIS. ANY EXCESS BURRS OR ROUGH EDGES. TYPICAL "XPANDO" ADAPTER INSTALLATION AT MANIFOLD O`; DRIPLINE TO MANIFOLD "XPANDOII ADAPTER CONNECTION N TS. 328413.5683 VALVE j SC9EDUL E NUMBER MODEL 51ZE TYPE P51 PS 9 POC GPM PRECIP 4- NETAFIM LVCZ580'0015-HF 4 NETAFIM LVCZ580:00T5-HF }NETAFIM LVCZ-I50 NETAFIM LVCZ58010015-LF AREA FOR DRIPLINE 36.65 AREA FOR DRIPLINE 35,44 46.55 15.54 46.41 TT2.54 0.61 In2 In/h -A 1-!/2 AREA FOR DRIPLINE 42.36 57.20 18.15 0.61 In/n AREA FOR DRIPLINE 32.55 35.01 3.50 TORO P220-26-0 GLOBE I I• SHRUB ROTARY 4561 55.96 15.59 TORO P220-26-0 GLOBE TORO P220-26-0 GLOBE SHRUB ROTARY BUBBLER NETAFIM LVCZ-50 :-I/2 46.38 55.86 9.04 Obi In% 0 29 in/h - 0.25 WI AREA FOR DRIPLINE 4419 49.61 40.66 50.22 5.00 15.32 In/h 64 91 0.6' In/1^ Li W. 0 0 C Q 112 MAINLINE C J tea! c� I c 1y2" 1.4 Oti Tukwila Parkway II C C P. SHEET NOTES SEE DETAILS AND SPECIFICATIONS FOR ADDITIONAL INFORMATION, 2. PLAN IS DIAGRAMMATIC. ALL PIPING, LATERALS. AND WIRE TO BE LOCATED IN BED OR LAWN AREAS WHERE APPROPRIATE. 3 PPE SIZES ARE TO REMAIN CONSTANT BETWEEN PIPE SIZE GALL-OVTS. 4. LOCATE ALL MAINLNES MITHN THE PRO.ECT 5. ALL WORK SMALL BE PERFORMED TO THE SATISFACTION OF THE LANDSCAPE ARCHITECT/OWNER. 6 INSTALL DR'.P IRRIGATION PER MAN)FACTURER'S RECOMMENDATIONS. FOR CLARITY, THE IRR6ATION PLAN SHOWS ONLY RECOMMENDED PVC SUPPLY AND 595449T HEADERS AND A HATCH SHOWING THE AREA OF DRIPL:1E. CONTRACTOR SHALL INSTALL HEADERS AND DRIPLINE A5 DESCRIBED :N THE PLANS. 802,8MENT LIST SPECIFICATIONS AND DETAILS, 3 1y2" 21.9 11-s 0c' c I C C I c It STATE OF WASHINGTON LICENSED LANDSCAPE ARCHITECT . GLANDER L NSE NO. 405 EXPIRES ON 02-062017 NORTH 0 20 40 60 f001 SCALE: 1' = 20' 5 F HOLIDAY INN EXPRESS IRRIGATION PLAN sheet L-2 of 4 • d .0 -0-410 pO0TBAI4 LZIDTN PLANTING NS SHALL BE A MIN, OF 3X THE ROOTBALL WID1H CHAINLOCK TREE TIES (2)-BVC WOOD TREE STAKES (8' HT) 2" MULCH IN BASIN 3" WATER RETENTION BASIN (IN SHRUB AND GROUNDCOVER AREAS ONLY) FERTILIZER TABLETS REMOVE BURLAP FROM TOP 2/3 OF ROOT BALL BACKFILL SOIL MIX NOTES. 1. REMOVE TREATED OR SYNTHETIC BURLAP COMPLETELY. 2. INSTALL 24" DEPTH ROOT BARRIER AT THE EDGE OF ANY PAVING WITHIN 8 FT. OF TREE TRUNK. 3.ENSURE THE TRUNK FLARE 15 VISIBLE ABOVE GRADE AFTER PLANTING. OTREE PLANTING & STAKING DETAIL N.T.S. did^ v J - J �JSJ J + � dd ROOTBALL DT^, PLANTING PIT SHAPE BE A MIN, OF TWICE THE RoTBALL WIDTH. NOTES, 1 REMOVE TREATED OR SYNTHETIC BURLAP COMPLETELY. SHRUB FLARE SHALL BE CLEARLY VISIBLE AFTER PLANTING PLANTING PIT SHALL BE A MIN. OF TWICE THE ROOTBALL DEPTH PLANTING PIT SHALL BE A MINIMUM OF TWICE THE ROOT - BALL WIDTH WATERING BASIN BERM FERTILIZER TABLETS, 2"-6" DEPTH REMOVE BURLAP FROM A MIN. OF 33) FROM ROOTBALL AFTER PLACING SHRUB IN PLANTING HOLE (REMOVE COMPLETELY IF FIBERGLASS OR TREATED). BACKFILL SOIL MIX FINISH GRADE (INCLUDING BED MULCH) 2" 0 SHRUB BEDS, FLUSH 0 LAWN AREA ASPHALT PAVING CONCRETE CURB OR ADJACENT PAVEMENT IDTH VARIES LAN 01A 3" MIN.; REFER TO 1 PLAN FOR SPECIFIC BERM & CROWN HTS. SUB -BASE MATERIAL NATIVE SOIL TOPSOIL FILL - REFER TO SPECIFICATIONS FOR SOIL TYPE NOTE: GENERAL CONTRACTOR SHALL REMOVE EXCESS ASPHALT PAVEMENT AND SUB- BASE MATERIAL DOWN TO NATIVE SOIL. CONTINUOUS OUTER ROW OF PLANTS SPACED "X' ON CENTER AND SET BACK FROM THE PLANTING BED EDGE 2/3 X" AREA FOR SPACING ADJUSTMENT EDGE OF PLANTING BED TRIANGULAR SPACING WITHIN PLANTING BED SPECIFIED PLANT SPACING=''X' INDIVIDUAL PLANTS REPRESENTED AS: + - ® SHRUB PLANTING DETAIL (B&B OR CONT.) O PARKING ISLAND PLANTER DETAIL O PLANT SPACING DETAIL 329343-03 NTS 329333-01 NTS 3293-02 NTS 5' SQUARE CAST IRON TREE GRATE TO MATCH SIDEWALK GRADE. 2" DEPTH MULCH IN BASIN CONCRETE SIDEWALK TREE GRATE FRAME SET IN CONCRETE BACKFILL SOIL MIX FERTILIZER TABLETS REMOVE BURLAP FROM TOP 2/3 OF ROOT BALL. 24' ROOI BARRIER COMPACTED NATIVE SOIL 2. TREE GRATE SHALL BE MODEL SLC SERIES, FAIRWEATHER SITE FURNISHINGS, PORT ORCHARD. WA AS AVAILABLE THROUGH SITE LINES, EVERETT, WA PH. (800) 541-0869, EX_ (425) 347-3056 OR APPROVED EQUAL. O5 TREE GRATE & PLANTING DETAIL N.T.S. LANDSCAPE SPECIFICATIONS ELEVATION O VINE PLANTING DETAIL 329343-07 3/4" = 1'-0" WEAVE VINE BRANCHES INTO SCREEN. STARTING AT BOTTOM. TIE LARGER BRANCHES LOOSELY TO SCREEN, IF NECESSARY W/ BI0-DEGRADEABLE TIES. 3" THICK GREENSCREEN PANEL ATTACHED ATTACHED TO WALL BEYOND PANEL SEAM OUNTING CLIP GENERAL NOTES: 1. PLANT VINES PER LANDSCAPE PLANS. TYPICAL SPACING VARIES FROM 1TO 4' 0.C. DEPENDING UPON VINE SPECIES AND CONTAINER SIZE, SEE LANDSCAPE PLANS FOR ADDITIONAL INFORMATION. 2. ENSURE IRRIGATION IS ADEQUATELY WATERING PLANTS ALONG WALLS. SUPPLEMENT BY HAND WATERING IF NECESSARY 3. INSTALL PER LANDSCAPE PLANS GREENSCREEN DOES NOT SUPPLY PLANT MATERIAL. THICK GREENSCREEN PANEL ATTACHED TO WALL BEYOND REMOVE STAKE OR ANY TEMPORARY TRELUS DEVICE. 3" MUI CH LAYER SECTION BACKFILL MIX -SEE SHRUB PLANTING DETAIL FINISHED GRADE REMOVE CONTAINER AND LOOSEN ROOTS PLANTER BED SEE SPECIFICATIONS FOR PREPARATION S-GR-01 MAINTENANCE PRACTICES 3293-01 I. KEEP ALL WALKS AND PAVED AREAS GLEAN. KEEP SITE FREE FROM DEBRIS RESULTING FROM LANDSCAPE WORK AND MAINTENANCE. 2. REPAIR ALL DAMAGED PLANTED AREAS AND REPLACE PLANTS IMMEDIATELY UPON DISCOVERY OF DAMAGE OR LOSS. STRAIGHTEN AND TIGHTEN TREE STAKES AND GUYS AS NEEDED. REMOVE ALL TREE STAKES AND GUYS AFTER ONE PLANTING SEASON. 3. MAINTAIN ADEQUATE MOISTURE IN SOIL TO ENSURE VIGOROUS GROWTH. MODIFY IRRIGATION SCHEDULE FOR THE SEASON TO ELIMINATE OVERWATERING. LANDSCAPE AREAS SHALL RECEIVE NO MORE THAN AN I" OF IRRIGATION PER WEEK. MAINTAIN ALL HEADS AND DRIPLINE IN PROPER WORKING ORDER. REPAIR DAMAGED HEADS, DRIP LINE OR OTHER EQUIPMENT AS NEEDED TO PREVENT WATER WASTE. DRIP LINE THAT BECOMES EXPOSED SHALL BE REBURIED. REPLACE BATTERIES (IF REQUIRED) IN ANY WIRELESS RAIN OR ET SENSOR. 4. IN FALL ENSURE ALL LEAVES ARE COLLECTED AND REMOVED OFF SITE, CLEAN OUT CATCH BASIN GRATES AS NEEDED. 5. TEST BACK FLOW DEVICE YEARLY OR AS REQUIRED BY THE CITY_ IRRIGATION SYSTEM SHALL BE WINTERIZED PRIOR TO FREEZING TEMPERATURES. DURING SPRING START UPS ADJUST AND TEST ALL HEADS, VALVES AND OTHER EQUIPMENT FOR PROPER WORKING ORDER, REPLACE OR REPAIR AS NEEDED. 6_ KEEP LANDSCAPE AREAS FREE FROM WEEDS BY CULTIVATING, HOEING, OR HAND FULLING. USE OF CHEMICAL WEED KILLERS SHALL BE KEPT TO A MINIMUM; SPECIFIC REQUIREMENTS IN SHORELINE BUFFER AREAS EXIST CONSULT CITY REQUIREMENTS PRIOR TO USE OF ANY CHEMICALS WITH IN THE SHORELINE BUFFER REMOVE ANY INVASIVE SPECIES IN ALL LANDSCAPE AREAS. 1. WATER, FERTILIZE, AND MOW LAWN AREAS IN ACCORDANCE WITH NORMAL NURSERY PRACTICE. 1. REFER TO DETAILS FOR ADDITIONAL INFORMATION. 2. REMOVE FROM SITE ALL EXISTING WEEDS AND VEGETATION NOT SHOWN TO REMAIN ON PLANS. DISTRIBUTE IMPORTED SANDY LOAM TOPSOIL (APPROVED BY THE LANDSCAPE ARCHITECT) IN AREAS SHOWN AND AT DEPTHS INDICATED FOR CROWNING AND BERMING OF LANDSCAPE AREAS, AND BACKFILL OF RETAINING WALLS (IF REQUIRED). DOTTED LINES INDICATE 1' CONTOUR INTERVALS. ALL LANDSCAPE AREAS SHALL RECEIVE TOPSOIL, WHETHER INDICATED ON PLANS OR NOT, 50 THAT FINISH GRADES OF ALL SHRUB BEDS SHALL BE 2" BELOW TOPS OF ADJACENT CURBS AND PAVEMENT, AND LAWN AREAS SHALL BE 1/2" BELOW TOPS OF ADJACENT CURBS AND PAVEMENT. STRUCTURAL FILL AREAS: ANY LANDSCAPE AREAS OCCURRING WITHIN STRUCTURAL FILL ZONES SHALL HAVE SAID STRUCTURAL FILL MATERIALS EXCAVATED TO A DEPTH OF 12" BELOW FINISH GRADES IN SHRUB AREAS AND 6" BELOW GRADE IN LAWN AREAS, AND REPLACED WITH SPECIFIED TOPSOIL. DISPOSE OF EXCAVATED MATERIAL OFF SITE. 4. FINE GRADE ALL LANDSCAPE BEDS PRIOR TO PLANTING OPERATIONS. 5. NO PLANT SUBSTITUTIONS SHALL BE PERMITTED WITHOUT PRIOR APPROVAL OF LANDSCAPE ARCHITECT/OWNER. 6. ALL PLANTS SHALL CONFORM TO THE LATEST EDITION OF THE AMERICAN STANDARD FOR NURSERY STOCK. 1. ALL PLANT MATERIALS AND PLANT LOCATIONS SHALL BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. ALL PLANTS SHALL BE THOROUGHLY WATERED IMMEDIATELY AFTER PLANTING WITH ALASKA F'SH FERTILIZER SOLUTION. 8. ROOT BARRIER SHALL BE INCORPORATED ADJACENT AND PARALLEL TO PAVING. CURB AND SIDEWALK, A MINIMUM OF 15 LINEAR FEET (7.5' ON EITHER SIDE OF TRUNK), 24' DEEP, WHERE ANY TREE IS WITHIN 6' OF PAVING, CURB OR SIDEWALK. ROOT BARRIER SHALL BE DEEPROOT U5-24 AS AVAILABLE FROM EWING IRRIGATION PRODUCTS, 2901 5 TAGOMA WAY, TACOMA, WA 9840F, (253) 416-9530 OR APPROVED EQUAL. 9. SOIL AMENDMENT FOR SOIL PREPARATION AND PLANTING BACKFILL SHALL BE A SCREENED 5/5' MINUS NITRIFIED WOOD RESIDUAL COMPOST EQUAL TO: A. "COMPOST PLUS' BRAND COMPOST AS AVAILABLE FROM SOUTH SOUND SOILS, TENINO WA (560) 213-8862. B. "612000" BRAND COMPOST AS AVAILABLE FROM SAWDUST SUPPLY CO., SEATTLE, WA (206) 622-4521, OR GREAT WESTERN SUPPLY, OLYMPIA. WA. (3601 154-3122. C. PREP/LR1 COMPOST AS AVAILABLE FROM RANDELS SAND AND GRAVEL, INC., PJYALLJP, WA (253) 531-6828. 10. SOIL PREPARATION - (ALL LANDSCAPE AREAS). SPREAD 9 G.Y. OF SPECIFIED SOIL AMENDMENT PER 1000 S.F. (APPROX. 3" DEPTH) OF AREA. ROTO-TILL ALL OF THE ABOVE TO A 12' DEPTH AND GRADE SMOOTH, COMPACTING AS REQUIRED AND REMOVING ALL ROCKS. CLODS AND DEBRIS. II. DO NOT PLACE MULCH TOPDRE55 AGAINST TRUNKS OF TREES OR SHRUBS. MAINTAIN A 4" MULCH FREE RING AROUND ALL PLANT CROWNS. 12. BACKFILL MIX FOR ALL PLANTS SHALL BE A BLEND OF 1/3 EXISTING SITE SOIL, 1/5 COARSE SAND, AND 1/5 SOIL AMENDMENT SPECIFIED IN NO 9. 13. APPLY OSMOGOTE 18-6-12, 9 MONTH SLOW RELEASE FERTILIZER OVER THE SURFACE OF ALL PLANT PITS AT THE FOLLOWING RATES: TREES OVER 10' HEIGHT ALL SHRUBS EXCEPT I GALLONS: GROUND COVERS: 2 CUPS 1/2 CUP 1/4 CUP TREES UNDER 10' HEIGHT: I CUP 1 GALLON PLANTS: 1/4 CUP 14. FERTILIZER TABLETS FOR ALL PLANTS SHALL BE AGRIFORM (20-10-5) 21 GRAM OR 10 GRAM TABLETS DISTRIBUTED AS FOLLOWS: ALL TREES: 4-21 GRAM TABLETS, ALL SHRUBS (EXCEPT I GALLONS): 3-21 bRAM TABLETS. ALL 1 GALLONS: 1-21 GRAM TABLET, ALL 2-1/4" AND 4' POT GROUND COVERS: 1-10 GRAM TABLET EACH. SET TABLETS DIRECTLY NEXT TO ROOTBALL. 15. ALL SHRUB AND GROUND COVER BEDS SHALL RECEIVE A 2" DEPTH (6 G.Y. PER 1000 S.F.) OF "MEDIUM GRIND" HEM/FIR BARK MULCH AS TOP DRESSING. 16. ALL WORK SHALL BE PERFORMED TO THE SATISFACTION OF THE LANDSCAPE ARCHITECT/OWNER. 17. ALL PLANTS SHALL BE GUARANTEED FOR ONE FULL YEAR FROM DATE OF PROJECT ACCEPTANCE. ALL REPLACED PLANTS SHALL BE RE -GUARANTEED. ALL REPLACEMENTS SHALL BE MADE WITHIN 21 DAYS OF RECEIVING WRITTEN NOTICE FROM THE OWNER. CONTRACTOR SHALL NOT BE RESPONSIBLE FOR PLANTS DYING DUE TO OWNER NEGLECT OR VANDALISM, AFTER THE MAINTENANCE PERIOD. 18. PLANT LIST OUANTITIES ARE SHOWN FOR REFERENCE ONLY. CONTRACTOR 15 RESPONSIBLE FOR VERIFYING ALL QUANTITIES IN LIST WITH ACTUAL PLAN CALL -OUTS, AND INSTALLING PLANTINGS PER THE LANDSCAPE PLAN. GROUNDCOVER AND/OR MASS SHRUB QUANTITIES SHALL BE ADJUSTED AS REQUIRED FOR FIELD CONDITIONS AT THE SPECIFIED SPACING. 19, FINAL INSPECTION SHALL OCCUR AT THE CONCLUSION OF A 60-DAY MAINTENANCE PERIOD, MAINTENANCE PERIOD SHALL COMMENCE UPON COMPLETION OF ALL LANDSCAPE INSTALLATION ACTIVITIES AND SHALL INCLUDE THE FOLLOWING: A. B. C. D. REMOVE ALL WEEDS OVER 1" IN HEIGHT. REPLACE DEAD OR UNHEALTHY PLANTS. ENSURE PROPER FUNCTION OF IRRIGATION SYSTEM. ENSURE ADEQUATE MOISTURE 15 DELIVERED TO ALL LANDSCAPE BEDS INCLUDING NON -IRRIGATED AREAS. /s- 0 02E' STATE OF WASHINGTON LICENSED LANDSCAPA ARCHITECT A Y B. BLANDER ICENSE NO.405 ES ON 02-06-2017 a HOLIDAY INN EXPRESS TUKW LA, WA .r/ LANDSCAPE DETAILS & SPECIFICATIONS �-I es sheet L-3 of 4 MAXIMUM SINGLE LATERAL LENGTH, FLOW PER 100 FEET, AND GENERAL GUIDELINES FOR WATERING TIME, SEE CHARTS ON DETA,L, P•/C MAINLINE, TYPICAL VALVE. FIL PRESSURE REGULATOR TYPICAL OFFSET 2" FROM HARDSGAPE, 4" FROM PLANTED AREA. 0' 1 Ark TYPICAL TYPICAL OFFSET LATERAL PIPE 4 2' FROM FROM VALVE HARDSGAPE, 4" 1 _ - ASSEMBLY, SIZE/1 FROM PLANTED AS PER PLANS. AREA. TYPICAL I-I/2" MINIMUM - PPLY MAN. FOLD. DRILL HOLES WITH "XPANDO" INSERT ADAPTERS FOR DRIPLINE AS PER DETAL, SUPPLY MANIFOLD DRIPLINE SPADING A� �... NOTED. EM'.TTERS OFFSET FOR -i - TY ReL ECHLPINE in - EXHAUST MANIFOLD. END FEED EXAMPLE TUBING LATERALS WITH EM'TTER SPACING AS NOTED. STAPLE (TLS6) AT ALL TEES, ELLS, AND AT 5' O.G. AT CLAY, 4' O.G. AT LOAM, OR 3' O.G. AT SAND. — MANUAL LINE FLUSHING VALVE PLUMBED TO EXHAUST HEADER, A5 FAR FROM THE SUPPLY HEADER A5 ,' POSSIBLE, AT • 0 CENTER FEED. FLUSH VALVE AT EACH EXHAUST END. SUPPLY 0 MAN:FOi 0 s W � O W JN � Q i4 amid"momminvi EXHAUST MANIFOLD. CENTER FEED EXAMPLE WATER SOURCE DRIP VALVE TYPICAL TECHLINE DRIPPER OR LATERAL FROM VALVE LINE TUBING. TYPICAL PVC OR POLY TYPICAL SUPPLY HEADER. SUPPLY OR EXHAUST HEADER F MANUAL LINE FLUSHING VALVE PLUMBED TO PVC OR POLY HFAI"FR - I - I' la �I r 0Yi' I SUPPLY HEADER EXHAUST HEADE ,,)) / / \` \T \ \ Gi TOTAL THE D CHECK LONGEST LENGTH OFS AND GLATERALAGAINST ONM PARE A TO THE CHART FOR MAX. LENGTH OF SINGLE LENGTH OF SINGLE LATERAL H SLAND LAYOUT 'ODD IRREGULAR CURVES VrafleF1ING OUT JOINING LATERALS LATERALS // / � , y'� TYPICAL START CONNECTION ON EXHAUST HEADER. TOTAL LENGTH NE r „....):, OF TUBING IN THIS GCAN 502 NOT EXCEED THE MAX. LENGTH OF RUN. TYPICAL START CONNECTION ON SUPPLY HEADER. IRREGULAR TRIANGULAR TRIANGULAR PARKING ISLAND TYPICAL LAYOUT MANUAL LINE FLUSHING VALVE. TOP OF SLOP TECHLINE CV LATERAL TUBING. PVC SUPPLY LATERALS PARALLEL TO THE HEADER, CONTOURS OF THE SLOPE. r- PVC EXHAUST HEADER. TOE OF SLOPE 54" MAXIMUM ELEVATION CHANGE WITHOUT CHECK TOP 2/3 OF VALVE IF GREATER, SLOPE: INSTALL INLINE CHECK CONVENTIONAL VALVES EVERY 54" IN SPRUNG, ELEVATION CHAtfIGE BOTTOM I/3 OF SLOPE: 1 CONVENTIONAL SPACING PLUS 25%. REMOTE CONTROL VALVE ASSEMBLY. SLOPE FEED LAYOUT a�ao o 0 0a PVC MAINLINE FINISH GRADE AT LIP OF BOX IN TURF AND PAVED AREAS (1' BELOW UP IN ALL OTHER AREAS) RAINBIRD #63100 VALVE BOX: REFER TO IRRIGATION SHEET VALVE MARKER NOTES OR SPECIFICATIONS VALVE BOX COVER 6" MIN CLEAF�NC�k'a o a0 BACKFLOW PREVENTOR o P - PEA GRAVEL (INSTALL MIN. 2 CU_ FT, BELOW BACKFLOW PREVENTOR) DOUBLE CHECK VALVE NTS 526409-01 SET BOX AT FINISH GRADE (INCLUDING BARK MULCH) AT SHRUBS SET BOX AT FINISH GRADE IN TURF AREAS. A.E.P. RECTANGULAR BOX #1015 WITH 6" EXTENSONS AS REQUIRED. WATER PROOF WIRE CONNECTORS ON 30" LOOPED WIRES FINISHED GRADE PVC CONDUIT FOR CONTROLLER WIRES. 6X2X16 CONC. BLOCK CAPS, ONE EACH SIDE (2 TOTAL) SXT SCHEDULE 80 NIPPLES VALVE INLET SIZE OMASTER CONTROL VALVE NOTE ALL WIRES TO BE INSTALLED AS PER LOCAL CODES. NO 'IN-UNE' WIRE SPUCES ALLOWED. TAPE AND BUNDLE WIRES EVERY 20 FEET. PROVIDE EXPANSION COILS AT EACH VALVE- WRAPPING WIRE AROUND 1/2" PIPE 15 TIMES. ALL THREADED CONNECTIONS SHALL BE MADE WITH TEFLON TAPE. SHED. 80 PVC UNION LATERAL PIPE TO SPRINKLERS LOW VOLTAGE WIRES 1 CU. FT. DRAIN GRAVEL BELOW VALVE ONETAFIM TECHLINE CV W/ XPANDO MANIFOLD O ELECTRONIC CONTROL VALVE N T.S. 32841356-20 NTS PVC MAIN UNE — 2" PVC SLEEVE MAIN LINE REDUCING TEE 3/4" CLOSE NIPPLE 3/4" X 3" PROTECTIVE PVC NIPPLE GRAVEL SUMP (2 CU. FT.) OMANUAL DRAIN VALVE NTS 12 MAX_... 6" MIN _ FINISH GRADE CHAMPION #200-075 (OR E0.) BRASS ANGLE VALVE WITH UNION. INSTALL AT ALL MAINLINE LOW POINTS TO FACILITATE COMPLETE MAINLINE DRAINAGE IRRIGATION SPECIFICATIONS This pi. Is dlagommatic, o'' plphg. v , etc. she : be Installed In shrub bees ..here possible d ar: stfo !on the plan as close as Is prac1.'andcal. 2 Locate all morn:Ines within the project limits. 3. Pipe sizes are constant between pipe size call -outs. 4 Refer 10 details for addltlaral hformalbn 5 A: piping and wiring rider paved cress she' be housed In class 200 PVC sleeves irsto%ed at a 24' depth Size sloe/ea as needed to occommodote pipe and mires, unless otherwise specrflea or bowleg. 6. Contractor Mal: make field adjustments as needed to obto4 NI coverage Landscape Architect re . the right to make nozzle changes as needed at no odd. one cost. Adjust head positions and odd or delete heads as needed depending or actual Paid conditions. T. A.; may I gpte a elect ea antl other underground equipment shalt be housed In Nelson, Ametek of aqua rectrngra /ol/e 80,ea. 6 No In-Ihe rere splices a"owed. Supply v Iva boxes of 011 elec41ca1 J,octions Tape ord bundle whes every 25 !Mee feet. 6 Contractor Is responsible for complete system drayage. Insta.. (Aorta drains of 0.1 mobil, •ow pointlsl and where indicated on plan. Contractor steal' provide adjustable check va;ves or any Irrigation head that experiences low head drainage. 10. A I threaded plpe connections Mal' be made using Teflon tape wrcpped at least three times around pipe threads. 1. A', gate and electric voives Mau be este and with unions on the do.wstredm .no of the va,ve (refer to derta2.). 12. All pipe shall have a fem uniform bearing for the entire length of each line, free of rocks or debris. AI! trenches containing pipe and/or wires steal' be backli:led with clean topsoil, free of al! lumber, rubbish and rocks over 1' In size or clean sand if clean Lapse:'. Is not ova'. able. 13. Contractor Ma'. provide owner with one set of asibu'it record teanings 'honing exact acual locations of a;; spunkier equipment. Contractor shal . orient owner NIth complete system and contro:ler operations, red winterization procedures. 14. Contractor shall supply and Instal. all equipment shown on the plans and Indlcoted In the specifications to achieve proper operatfon of eaid equipment. AN equipment Installations, electrical and plumbing connections shoji be in conformance with oi' app'!cable codes and oroinncnces, these speclflcatlans and the manufacturers recommendations whether Indicated or the drawings or not. 15. Contractor shall include In his bid one Fa I wlnterizatlon and one Spring ...Ion of lerlgation system. These activities shall be Included as pat of Owner orientation procedures. Any damage to the irrigation 'system or the landscape a resvIt of failure to comply with these requ0eents shall be the sale respo lly of the Contractor. o m 528406-01 16. Contractor shall grorontee 1n wrltlog on h1s comport' letterhead al', materials and wakmo,shlp for a period of one /U'I year following acceptance of system Insta'.Iatlon. DIAMETERVALVE L HE 1� HEAD BRANDD"OVC"ALONLID N WITH 2" H:GH CHARACTERS ERS QCV ) s Q u OUICK COUPUNG VALVE AS SPECIFIED 11. Backflow preventor shall be inspected and tested by a certlfled beckflow device Inspector. Provide owner with one copy of approval certificate. 10" DIAMETER ROUND VALVE BOX, SEE SPECIFICATIONS FINISHED GRADE TWO STAINLESS ' O) 1 1 f II GALV NIPPLE, LENGTH AS REG. STEEL CLAMPS. 1/2" X 36" GALV STEEL PIPE. 1/2" WIRE CLOTH GOPHER THREE PVC SCH BO SCREEN, WRAP UP SIDES ELLS 528406.25-I I VALVE BOX COVER FINISH GRADE AT UP OF BOX IN TURF AND PAVED AREAS; 1" BELOW UP IN ALL OTHER AREAS VALVE BOX, REFER TO IRRIGATION SHEET NOTES AND/OR SPECS ELECTRIC CONTROL VALVE SCH. 80 PVC NIPPLE SCH. 40 PVC & FITTING 2 X 4 CEDAR BLOCK TAPE AND BUNDLE WIRES SCH. 80 PVC NIPPLE; LENGTH AS REQUIRED SCH. 40 PVC FITTING PRESSURE MAINLINE 6" DEEP LAYER OF 3/4" CRUSHED ROCK. 3" PVC SCHEDULE 80 NIPPLE. 12" PVC SCHEDULE BO NIPPLE. OQUICK COUPLING VALVE IN BOX 1 I/O" • 1'-0" 20"XI4^ JUMBO PLASTIC VALVE PVC TRUE UNION BALL VALVE. 2" ABOVE GRADE AT SHRUBS. SET BOX FLUSH AT TURF. 328406.43-02 ONTROLLER WIRE WITH 50 INCH LINEAR LENGTH OF COIL, WITH PLASTIC '.D_ TAG AND WATERPROOF CONNECTORS. RC,/ AS SPECIFIED. FILTER AS SPECIFIED_ PRESSURE REGULATOR AS SPECIFIED. PVC UNION IN/ SHORT 0 NIPPLES. -.-5CH. 80 RISER 6 SxT TEE W/ 2" NIPPLE AT MAINLINE. Y ^ WIRE CLOTH GOPHER SCREEN, WRAP UP SIDES. OQ ry OUTLET PIPE SAME 51 A5 VALVE, 24" KN. LENGTH TO FIRST l—F7 4P6DOWN A5 RED TO LATERAL PIPE DEPTH TWO 6X2x16 CONCRETE BLOCK GAPS ONE ON EACH SIDE OF T-E 50%. FINISH GRADE. SET BOX 2" ABOVE GRADE AT SHRUBS SET BOX FLUSH TO GRADE AT LAWN FOUR COMMON BRICK SUPPORTS. 10" DIA. PVC PIPE EXTENSION, LENGTH AS REQUIRED ISOLATION VALVE AS 1 / I / L- PVC MAIN LINE. SPECIFIED. SLIP/THREAD COUPLING_ I 6" SCHEDULE 80 THREADED NIPPLE. BRASS ISOLATION VALVE SET CONTROLLER 60' ABOVE RN'SHED GRADE UNLESS OTNERwiSE NOTED. CONTROLLER AS SPECIFIED. SECURELY BOLT CONTROLLER TO WALL INSTALL BACKUP BATTERIES AS REQUIRED GRO.0 AS PER MFG SPECIFICATIONS 1/2' °METER FGO STEEL CONDUIT FOR 110 VAC ELECTRICAL SOURCE INSTALL AS PER LOCAL ELECTRICAL COCES ■ SI/O' DIAMETER RIGID TEEL CONDUIT FOR RCV %RES FINISHED GRADE �} ^u111:1 illr ` LONG SWEEP ELL '� III. *I,LJrl USE PVC SCH 40 BELOW GRADE O 11' DRIP VALVE/FILTER/REGULATOR WALL MOUNT CONTROLLER 328406.I8-05 I/O" • I'-0" 328413.T6-23 528406.55-01 BALL VALVE DCVA. (SEE DRAWING FOR LOCATION ANO SIZE) MASTER VALVE DUCK COUPLER MAINLINE MANUAL DRAIN VALVE WATER METER, POINT OF CONNECTION (P.0.C.) BY OTHERS POINT OF CONNECTION DIAGRAM NTS STATE OF WASHINGTON LICENSED LANDSCAPE ARCHITECT B. GLANDER L' NSE NO. 405 EXPIRES ON 02.06-2017 a HOLIDAY INN EXPRESS IRRIGATION NOTES AND DETAILS 5O G 0 OW 0/ GO sheet L-4 of 4 T \ VINICITY MAP ANDOVER PARK EAST t ARIA ft ANC,:of Ruks, kn_ PARA..= Re NI,' tr2,337 ,FT ONSITE PARKING SCHEDULE 25 STANDARD PARKING STALLS 24 COMPACT PARKING STALLS 4 HANDICAP PARKING STALLS 53 TOTAL ONSITE PARKING STALLS OFFSITE PARKING SCHEDULE 43 STANDARD PARKING STALLS 2 HANDICAP PARKING STALLS 45 TOTAL OFFSITE PARKING STALLS 00' SHORELINE JURISDICTION UNE 2 AtRf.,01,,ADIN:),NE RR"tE .R R..'" 1 FR; 'SEW, JR, Aol , A,MAL- R,1ADVVA E: AN 7E.,3 IANC,,,Aft 4 •Tok,420 2,ERNft, f' ,-R9NDARE 4 4,4/AKI/ ./FFtiltr. F,K4 ,TALL-5 C)SITE PLAN SCALE " = 2CY-0" 200' SHORELINE JURISDICTION UNE ChRISTENSEN ROAD uJ = < RE R`R.Rf' RAIRKING AREA 4f ,WN fRER W, WARFR 8=002 e SITE PLAN A010 Prk =A / RESERVED FOR TRAIL USE EWA [ "tk 7 PARK SIGN DETAIL SCALE: 3/4" = 1'-0' ARR A,- M1 A 'tF A:WA: -EE VAX V _ h'F N ✓AN'EE. "1 N-EkNA':i'. 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'5'4/,P:,',.AW5 rr NA=E E • f 5 NOIEB. E%E4Ok N. _a N - 5-EMR EE N A.. EC 'Ek VA kEk: 'F AND DIA 5-EV - ';AT.r IN. 'a'N'. rk Y-A. TRY :•'MEN, AND '.:N TR..:':;N'k :E' A E:_ WARRA30" A MA.,7 5 A. 'k'.W DE A Wk'E\, MATERIAL WARRAN„ ADA, N_' DE'E ME MATERA_5 B -nEAP5L';AT)1k.,;'k. WARRANT WC/N(4AN..,P 'E'A5ATE YANC P4'N'SF A YK WAk4ANY A"AIN " WEE :T VE 'N:'AI:30 /5 W^KNMAN. ^' O. Pl LVL 5 S 47B'-G" t E F`Ek VAN:I` :ETA Lcvcl 5 T.0 PL LVL4G8'-4 3" on. w \DOW Level 4 459'-3" • T.OPL LVL3416 458'-O" evel 3 T.O PLLVL2 AL 447'-9" Level 2 AL \ 438,9" T.O PL LVL I 437'-7" Level 1 425'-5" DRAWING TITLE (SHEET NO, A200 PDF generated by deskPDF Creator Trial - Get it at http:llwww.docudesk.com \ 1• e .L n', . •A'4E M1'. TE: TVP PLAk ,.OTE5 13 12 9 1 5 5 3 IE • I RIGHT ELEVATION SCALE: i /5' _ '-O' 12 12 2 _ 2 12 --22 2 r 2_ -2 - 2 12 2 r-=! - r#. - A A _ .� e V \ V V rx'F'% O kA, • M•: ` YVV " E V \ . VEA\ 4 k2 TWA" 1N'2WAv A5GY:.-A. Nrf', "tkvANE\-A;;t . `Jh-'" Nft E'.k JEN `AFAty'_ W-'Ekt N. AFE F.. WA \'-W 'A Ar ' VW A\F• •t V \ WA\+ 2 20 20 :r - 1 20 1 . -/ _-IL VEn 'A E_Er A- \ M1'_"t GENgkA `h 'A `.-A-AV.' wtE ":4 tx'« n M1A .f E5 NOTE5' 22 25 i \. a \ --"TV ;: 1 ' "tV - VAN -A -ti N 'A A M1 VA\ f '= WAFFA5'" VAEEA. WAEkAVOA'A, ':t"[_'VE VA2EA, F ""f A"' A' ;'t :^A WA4.A5" W"FkVAN •` :t"Asart 4 AN1.^'ti:V'.-A 15WAF50,0'` A.:An- T.O. PL LVL 5 478' 110 F AEE VA\ evel 5 cvel 4 459'-3" e el 3 - — - nF vEP\E0 3. WAN. Level 2 1 43&-9' VAS __ Levcl I 2 DRAWING TITLE SHEET NO. A201 PDF generated by deskPDF Creator Trial - Get it at http:l/www.docudesk.com P_- :..CI N5 5 SNAGE N:!'E TYP PLAN\ 45 F%75N '.N N WA. WA ^ER 2.1 2.2 • 10 1, 1 LEFT ELEVATION SCALE: I/8"= 1'-0' WA.._ ::C^N.'.E ' 5 I I 6 3� A0502 1 6.2 • A301 II '✓ 7.4 9 10 11 12 'R 4 :f E<' Y:L N': ":: . "1:R2 AND Et'_ R':A_ EA., NCEPEN.ENr ETER RENE RE.' A.'..;R::E DE5,BER A_..:. 'APSE NC.:A'EC 'DR — TRA-VE 5N RTS-.E vr.Y .0E0T.1N. : IF. E: "t•5F'ER 'RAN 2,1)i Rt:._ <EMEN' 2 MA VBA :-RAGE .99 '.YW':"C 5UY:YJN: RE::..'RED AT :SSA" AREA :1.VFR FN' RE F',515 AND : 7 A 4 AC 75A.E AVA.ABiE -:]R _ 5.5 E£ rR :ti ANS 'NA, ,NNE ,ET W BE ., :A_ RE.; RENEti - VA' F NE',`R..V SS, V'AW 4P RA' :EWAY: / WREWAY,-. ARE N'•" A_.0WE E. PERMANENT A SSE.,c. 1E:=SR, :7 A:. 'ARA1E'.- W'.ERE'5SN5 ARE 'l:A EC';: BE 4v ON RA 77-k A'N„ _'5S. NA -EL CR 5 '4 V A5Y E .E E'R E0. 5ERV 'E N: 'E 'AW'F WA: ;JE r4.:5)9 R' s - 'A:F. WT* NA'.E 05 Ex'; R.:k WA AM- r '^AVE E. F':"R 1. 'ENE -RA",.. A. :::E ..: Or•'R. MC/.R. REV: :IT "RAN W:RVER ::._';RC' 5ATEC AND/DR .N5TA: LED. W AR TF 7 al'k TA., 'R:3B'D - N'-". .5E WA E ERA A' " VA7 5E 'BTA NEr. r.:NVANV E = 57ER VAN = :'E'C5 AN( DE'A VVS WAN•.,VJ NE VE:NEB T..k VAN' MEN.. 3», ARE TS, TrE RASE "T' .• .0 (`. ), 'AEEOF E:N.. :RETE(F:. C). FACE e.__-(F';o 1..R :EWER. NE "AR"WA_ -.N" VER'N'A-'_ VENT CA 2. Er ER.DR WAI - TD BE 2,. 5 _04. 1'. (_, N) 4ER 05 WA:E. r; ` BE 2.4 C 1, 'YP f, N O) As . ' .N -" •.E ^M1'E Y k' BE RA)F'. Y' 7. :1. 9, . :F N' A\". k' '::E A EV' E Er N;:. f N- \-E, A: -N Ae AND -)RE .BENT ON : N .,E 7.."/N A3 E_FVA' T QENIERBA PR'N CEE :N NA'E E!.F 5. NOTES: ESE 4 N BEN 0..E0'Fk VAN N'A. -' R. MDT' 5N EV Cr ) R RE. A' Pk.:.E! VAN. Al ": 'E Om 2TE NP R-C , RR. :E., 9 E'er WAR5JN'Y A VAN_- ,Ass 'k WCE AW< —EN, MArEEA.B. WAR5AN'Y A ;ASPS" 'AEF 7VF VA-Fk Al. • 5 'ME PPP:WARRANT W. :R.C1AN.-5' E'ARAT1:" ANS PRSV SE A -. Yk WARRANTY A':AI NWT SERF ?Vf N •TA. A':A W:'*LVAN. '" Level 6 Roof Plan 496'-9" Roof Mid_ -point 489'-9" T.O. PL LVL 5 478'-6" Level 5 T.O PL LVL 4 40 -3" Level 4 45913" T.O PL LVL 3 458O" Level 3 Ali T.0 PL LVL 447' 92" Levcl2 438'-9" T.0 PL LVL 1 437'-7" Lcvcl I 425'-S" L DRAWING TITLE SHEET NO. A202 PDF generated by deskPDF Creator Trial - Get it at http://www.docudesk.com \ A 0.A0., VEN' e xe VEDA. N,A. E E °EK r - DE, Nt VEENE0. Er -r„ 1 - • , • : h7 1 REAR ELEVATION SCALE I/O = 1.0" E.2 F.1 F.2 H _ .r_ C 7- io 1. 1 0. 30 - 30 30 ..rE ktVEN-0. e V V EX0.tk 0. C.R.Art E.- :kV.30 kE1, A- e • AREA ...,33140 A.EAAr A0.3A Oh" 0.ANA, 30.-,f ¼ A, 0.. 0.4 e :\, .r PK,,A-r AA :t r .0. 303 0.030.- AA,. AA". fg. A 'A I' r K. I M - 4 — r - Ef 333 PLO., ATE5 VEN t " E.5 nOTE5 Er, A. • AV. 0300 e. VA, NV 304. VA0. 0., A t A0.0.0.AV0. E A 0.E NAkiAN, ROOF P1.AN 50G'-3" Level G Roof Plan A. Roof Mi4c1-nt 8„ T.°. Lev;_1,5, T.0 P4L.L\75.L..31, `11,, 4; WO P4L 5LV56L .3. , Vt'C 0.EVEA, 1_47_103 4 9.0 PL OA. 3 447'-9" W E0.0.AA V.0. _ A•sl_ % T,0 PL3LV7L 471. 30. AN', DE, uJcO CO 0 0 8 00 cp 10 (D- V L_D z- 0 clp DRAWING TITLE (SHEET NO A203 PDF generated by deskPDF Creator Trial - Get it at http://www.docudesk.com STANDARD CONSTRUCTION NOTES Prior to starting construction, contact ONE-..../(1-800-424-5555), or 811, for utility locations. CONTACTS Project Manager: Pete White (503) 691-8311 Design Engineer: Timothy Turner (503) 235-7592 Owner: Tukwila TSD LLC GENERAL 1. Locations shown for existing utilities are approximate. 2. At least 48 hours before starting project site work, notify the Utilities Inspector at 206-433-0179. 3. Request a Public Works utility inspection at least 24 hours in advance by calling 206-433-0179. 4. The Contractor assumes sole responsibility for worker safety, and damage to structures and improvements resulting from construction operations. 5. The Contractor shall hove the permit(s) and conditions, the approved plans, and a current copy of City of Tukwila Development Guidelines and Design and Construction Standards available at the job site. 6. All work shall conform to these approved drawings. Any changes from the approved plans require pre -approval from the owner, the engineer, and the City of Tukwila. 7. All methods and materials shall meet City of Tukwila Development Guidelines and Design and Construction Standards, unless otherwise approved by the Public Works Director. 8. Contractor shall maintain o current set of record drawings on -site. 9. Contractor shall provide record drawings prior to project final approval. 10. Provide traffic control and street maintenance plan for Public Works approval before implementation. DEVELOPMENT GUIDELINES AND DESIGN AND CONSTRUCTION STANDARDS B-2 11. All surveying for public facilities shall be done under the direction of a Washington licensed land surveyor. Vertical datum shall be NAVE) 1988. Horizontal datum shall be Washington State (grid) Coordinates, North Zone, using NAD 83/91 survey control and tied to any two City of Tukwila Horizontal Control Monuments. For projects within a flood control zone, the Permittee shall provide conversion calculations to NGVD 1929. 12. Replace or relocate all signs damaged or removed due to construction. 13. Retain, replace or restore existing vegetation in rights -of -way, easements, and Access Tracts. CONSTRUCTION 1. All work performed shall be per approved plans and specifications only. The Permittee is required to maintain a set of approved plans, specifications, and associated permits on the job site. Work shall be performed in accordance with all federal, state, and local laws. Permittee shall apply for a Revision for any work not according to the approved plans. 2. Permittee/Contractor shall arrange a preconstruction conference with the Citys Inspector(s) prior to beginning any work. 3. Work in Roadways o. All work in roadways shall meet TMC 11 and the following: b. Prior to any activity in City right-of-way, the Permittee shall provide the City o traffic control plan for review and approval. The traffic control plan shall include the location, address and description of traffic flow during the work and shall meet MUTCO requirements. c. All work requiring lane closures must be by permit only. From the third Thursday in November to the following January 2nd, the Director does not allow lane closures in the Tukwila Urban Center. d. Fire, pedestrian, and vehicular access to buildings shall be maintained at all times, except when Permittee has permission from the building owner and the Director to close an occess. e. All roadways shall be kept free of dirt and debris using street sweepers. Use of water trucks for cleaning roadwoys requires preopproval from the Director. f. Instoll steel plates over any trench, of any time work is stopped and the trench is left open. DEVELOPMENT GUIDELINES AND DESIGN AND CONSTRUCTION STANDARDS B-3 GRADING AND EROSION CONTROL NOTES 1. The erosion prevention and sediment control (ESC) measures on the approved plans are minimum requirements. 2. Before beginning any construction activities, establish the clearing limits, install construction entronce, and install erosion prevention and sediment control measures. 3. Before any ground disturbance occurs, all downstream erosion prevention and sediment control measures (ESC) must be constructed and in operation. Install and maintain all ESC measures occording to the ESC plan. 4. ESC measures, including all perimeter controls, shall remain in place until final site construction is completed and permanent stabilizotion is established. 5. From May 1 through September 30, provide temporary and permanent cover measures to protect disturbed areas thot will remain unworked for seven days or more. 6. From October 1 through April 30, provide temporary and permanent cover measures to protect disturbed areas that will remain unworked for two days or more. In addition to cover measures, the Contractor shall: a. Protect stockpiles and steep cut and fill slopes if unworked for more than 12 hours. b. Stockpile, on site, enough cover materials to cover all disturbed areas. c. By October 8, seed all areas that will remain unworked during the wet season (October 1 through April 30). Mulch all seeded areas. 7. Failure to maintain ESC measures in accordance with the approved maintenance schedule may result in the work being performed at the direction of the Director and assessed as a lien against the property where such facilities are located. 8. During the life of the project, the Permittee shall maintain in good condition and promptly repair, restore, or replace all grade surfaces; walls, drains, dams, structures, vegetation, erosion and sediment control measures, and other protective devices in accordance with approved plans. 9. The Permittee shall monitor the downstream drainage features, and shall, with the Director's approval, remove all sediment deposition resulting from project -related work. DEVELOPMENT GUIDELINES AND DESIGN AND CONSTRUCTION STANDARDS B-4 10. All work performed shall be per approved plans and specifications only. The Permittee is required to maintain a set of approved plans and specifications and associated permits on the jab site. Work shall be performed in accordance with all federal, state, and local lows. 11. As the first order of business, the Permittee shall install erosion prevention and sediment control measures per the ESC and shall install the downstream temporary ESC measures before any site disturbance occurs. Before the temporary measures are removed, install and establish the upstream permanent ESC measures. 12. The Permittee shall at all times protect sensitive areas, their buffers, and adjacent private properties and public rights -of -way or easements from damage during grading operations. The Permittee shall restore, to the standards in effect at the time of the issuance of the permit, sensitive areas, their buffers, and public and private properties and improvements damaged by the Permittee's operations. 13. Permittee shall arrange for and comply with the following: a. Notify the Public Works Department within 48 hours following installation of ESC measures. b. Obtain permission in writing from the Public Works Department prior to modifying the ESC plan. c. Maintain all road drainage systems, storm water drainage systems, control measures and other facilities as identified in the ESC plan. d. Repair any siltation or erosion damages to adjoining properties and drainage facilities. e. Inspect according to the approved ESC inspection schedule and make needed repairs immediately. UTILITY NOTES 1. All trench excavation operations shall meet or exceed all applicable shoring laws for trenches over 4-feet deep. All trench safety systems shall meet WISHA requirements. 2. Power, cable, fiber optics, and telephone lines shall be in a trench with a 5' minimum horizontal separation from other underground utilities. 3. Adjust all manholes, catch basins, and valves in public rights -of -way or easements after asphalt poving. DEVELOPMENT GUIDELINES AND DESIGN AND CONSTRUCTION STANDARDS B-5 STORM DRAINAGE NOTES 1. All methods and materials shall meet City of Tukwilo Development Guidelines and Design and Construction Standards, and the adopted King County Surface Water Design Manual, unless otherwise approved. 2. Mark all storm drain inlets with "Dump No Waste" and either "Drains to Streams', 'brains to Wetlands", or 'brains to Groundwater", as applicable. 3. Driveway culverts shall be of sufficient length to provide a minimum 3:1 slope from the edge of the driveway to the bottom of the ditch. Culverts shall have beveled end sections that motch the side slope. SITE CIVIL PLANS HOLIDAY INN EXPRESS 8c SUITES 91 ANDOVER PARK EAST TUKWILA, WASHINGTON AUGUST 2015 I a- ' I • C Tukwila Parkway PROPOSED MOTEL BUILDING IL_ -r-II I I I I I t O 1` 0 30 60 SCALE IN FEET "e! I; SHEET INDEX 1. COVER 2. SITE PLAN 3. EROSION CONTROL PLAN 4. DETAILS 5. DETAILS 6. EROSION CONTROL DETAILS SITE PLAN REV DATE OESCR0PIION [MN BY DES BY CHK BY APP BY DATE OF ISSUE OWN BY L. MAY 2015 DES BY TRT TRT CHK BY APP BY TRT ENGINEERING LLC 2636 S.E. MARKET STREET PORTLAND, OREGON 97214 PHONE (503) 235-7592 FAX (503) 235-7593 VICINITY MAP 0 0 0 0 x 527.7 203.0 LEGEND EXISTING CATCH BASIN PROPOSED CATCH BASIN EXISTING MANHOLE PROPOSED MANHOLE PROPOSED CLEAN OUT PROPOSED ROOF DRAIN EXISTING SPOT ELEVATION PROPOSED SPOT ELEVATION DRAINAGE FLOW DIRECTION - - - - PROPERTY LINE PROPOSED EASEMENT EXISTING STORM SEWER PROPOSED STORM SEWER - - EXISTING SANITARY SEWER - - - - PROPOSED SANITARY SEWER a -- EXISTING WATER LINE w PROPOSED WATER LINE EXISTING CURB PROPOSED CURB TUKWILA SITE 7/19/15 HOLIDAY INN EXPRESS & SUITES 91 ANDOVER PARK EAST TUKWILA, WA 98188 COVER SHEET DRAWING NO. 1/6 PROJECT N0. CONSTRUCTION NOTES EXISTING 60" CONCRETE WATER RIGHT-OF-WAY BENCHMARK TOP OF CONC MON. IN CASE ELEV. = 25.93' DATUM - NAVD 88 - I I .15, I NEIGHBORHOOD CORRIDOR I o LIJ J=1 CI.. II 1 ,..1 14 r ii� C II3.r1' ' • • 111 'ill, - Ilia. M H �I:, RIGHT-OF-WAY CENTERLINE 27 1M-Jh 4 !L 0 Tukwila Parkway m " EXISTING 10 10 �1P� WATER - __.® �- WATER MAIN y®..', 0��m -�- == sr ss -.1\� . Pr rIF 13 - f ; R.- ® I 7: 26.7 1 PROPOSED MOTEL BUILDING FFE=28.0 RD RO 1' ;'Jra ,. I .III I.' 11 -1 EXI TING SANITAR EWER MANHOL 77 3I 0 \27.2' 1 ! ! 0 I It: L 27.7 — 0 10" STORM II F IN I 1 27.4 ce o 27.7 52 J 28.0 29. 27.8` 27 3b.4 28.6 0 8.4 29.9/-- 29.9 I !D., 29.6 30.3 if+30.1 II - 41) 0 EXISTING STREET EXISTING STORK II I ce I' • III I•'. I 1 1 I 0 20 40 SCALE IN FEET \302 rll I,''' 17I' 'I co m REV OATS DESCRIPBON ONN BY DES BY CHIC BY APP BY DATE OF ISSUE MAY 2015 DAN BY TRT CHK BY DES BY TRT APP BY Ot INSTALL CATCH BASIN PER STANDARD DRAWING DS-01 RIM=26.7, IE=24.25 0 INSTALL CATCH BASIN PER STANDARD DRAWING DS-01 RIM=28.4, IE=23.80 0 INSTALL CATCH BASIN PER STANDARD DRAWING DS-01 RIM=26.7, IE=23.26 ® INSTALL CATCH BASIN PER STANDARD DRAWING DS-01 RIM=26.7, IE=22.97 O INSTALL 90 LE OF 10" 3034 PVC STORM DRAIN AT SLOPE=0.50% O INSTALL STORM TREATMENT MANHOLE ASSEMBLY, SEE DETAIL 1 RIM=27.7, IE IN=22.87, IE OUT=20.57 O INSTALL STORM MANHOLE OVER EXISTING STORM PIPE PER STANDARD DRAWING DS-10A RIM=28.0, IE=20.0 O INSTALL FDC ASSEMBLY 0 INSTALL FIRE HYDRANT ASSEMBLY PER STANDARD DRAWING WS-13 10 HOT TAP EXISTING 10" DIP WATER MAIN WITH 6" FIRE AND 4" DOMESTIC SERVICE 11 INSTALL 4" WATER METER ASSEMBLY PER STANDARD DRAWING WS-04 12 INSTALL 4•' REDUCED PRESSURE CHECK VALVE ASSEMBLY IN HOT BOX PER STANDARD DRAWING WS-21A 13 CONSTRUCT NEW 8" SANITARY SEWER MAIN EXTENSION (SEE DETAIL SHEET 4 FOR DETAILS) 14 INSTALL NEW 8" SANITARY SEWER LATERAL AND CLEANOUT ASSEMBLY PER STANDARD DRAWING SS-03 15 INSTALL CATCH BASIN PER STANDARD DRAWING DS-01 RIM=29.6, IE=26.9 16 INSTALL SOLID GRATE ON EXISTING CATCH BASIN 17 REMOVE EXISTING CURB AND GUTTER 18 EXISTING CATCH BASIN AND OUTLET TO REMAIN 19 INSTALL SOLID LID ON EXISTING CATCH BASIN 20 INSTALL 107 LF OF 10" 3034 PVC STORM AT SLOPE=0.50% 21 INSTALL 61 LF OF 10" 3034 PVC STORM AT SLOPE=0.50% 22 INSTALL 20 LF OF 10" 3034 PVC STORM AT SLOPE=0.50% 23 CONNECT 6" ROOF DRAIN TO 10" AT IE=20.45 24 CONNECT 6" ROOF DRAIN TO MANHOLE AT IE=21.25 25 INSTALL 90 LF OF 10" 3034 PVC STORM AT SLOPE=0.50% 26 INSTALL ROOF DRAIN DOWNSPOUT, TYPICAL 27 CONSTRUCT 25' COMMERCIAL DRIVEWAY PER STANDARD DRAWING RS-09 CONSTRUCT SO THERE WILL BE NO ELEVATION CHANGE AS SIDEWALK CROSSES DRIVEWAY 28 INSTALL CATCH BASIN WITH SOLID LID PER STANDARD DRAWING DS-01 RIM=29.6, IE=26.9 29 INSTALL 23 LF OF 10" 3034 PVC STORM AT SLOPE=0.50% 30 INSTALL TRASH ENCLOSURE FLOOR DRAIN AND CONNECT TO SANITARY SEWER EXISTING CURB EXISTING _ PAVEMENT PEDESTRIAN AND VEHICULAR -SCALE DECORATIVE STREET LIGHTING STREET TREE CONCRETE SIDEWALK BACK OF WALK 15' SIDEWALK STREET TREES IN A CONTNUOUS LANDSCAPED STRIP A MINIMUM �/ OF 5 FEET WIDE LOCATED AT BACK OF CURB FACE ` aocz e/ NEIGHBORHOOD CORRIDOR SECTION TRT ENGINEERING LLC 2636 S.E. MARKET STREET PORTLAND, OREGON 97214 PHONE (503) 235-7592 FAX (503) 235-7593 TUKWILA SITE 7/19/15 HOLIDAY INN EXPRESS & SUITES 91 ANDOVER PARK EAST TUKWILA, WA 98188 GRADING AND UTILITY PLAN DRAWING N0. 2/6 PROJECT NO. 1 Z 1 cc SOFOO CANDLE PLOT OF ONE 100W PSMH HALF SCALE ISOFOOTCANDLE PLOT OF TWO 400W PSMH HALF SCALE BB AA AAt-.• VET SERIES "RUUD' TWO LIGHT 25' POLE AA- • VFT SERIES "RUUD' ONE LIGHT 25 POLE BB- • VFT SERIES "RUUD" ONE LIGHT WALL MOUNT Tukwila Parkway ED NORTH SITE PLAN 1" = 20'-0" File:.1KBR8-LED (1).pdf Wm:taglor invalid reference File IKBR8-LED (1).pdf 1Vor invalid reference L14- 17, 2 0 m w 0 Z 03 O U J DRAWING T1TLE TUKWILA, WA. Z J 0 W co EX EXISTING STORM INLET PUMP TO STING INLET Andover Park East E 47J GRAVEL FILTER BERM SUMP Tukwila Parkway 1 TEMPORARY SEDIMENT POND. y ��n t1. �I I ,11 CLEARING LIMITS • CONSTRLCTION EXIT SE DETAIL SEDIMENT FENCE_ _ - -DETAT�- CATCH BASIN INSERT P TYPICAL 9 PLACES ' SEE DETAIL IP_ O ee 1n U II 0 20 40 SCALE IN FEET LEGEND 0 CO CLEARING LIMITS x CO SEDIMENT FENCE BMP C233 © CONSTRUCTION ENTRANCE BMP C105 ▪ IP INLET PROTECTION BMP C220 SC SAW CUT AND SURFACE POLLUTION BMP C152 © CONCRETE HANDLING BMP C151 © PRESERVE NATURAL VEGETATION BMP C101 6 WHEEL WASH BMP C106 FB GRAVEL FILTER BERM BMP C232 SP TEMPORARY SEDIMENT POND BMP C241 © DUST CONTROL BMP C140 ENNEEN REV DALE DESCRIPTION DMM BY DES BY CHK BY APE BY DAZE OF ISSUE NOV 2010 DM BY CNN ARP BY ors Br BY TRT ENGINEERING LLC 2536 S.E. MARKET STREET PORTLAND, OREGON 97214 PHONE (503) 235-7592 FAX (503) 235-7593 STORMWATER POLLUTION PREVENTION PLAN CLEARING LIMITS SHALL BE FLAGGED ON THE PROJECT AREA PRIOR TO INITIATING CLEARING. FROM OCTOBER 1 THROUGH APRIL 30 NO SOILS SHALL REMAIN EXPOSED AND UNWORKED FOR MORE THAN TWO DAYS. FROM MAY 1 TO SEPTEMBER 30 NO SOILS SHALL REMAIN EXPOSED AND UNWORKED FOR MORE THAN SEVEN DAYS. SOIL SHALL BE MANAGED IN A MANNER THAT DOES NOT PERMANENTLY COMPACT OR DETERIORATE THE FINAL SOIL AND LANDSCAPE SYSTEM. IF DISTURBANCE AND/OR COMPACTION OCCUR THE IMPACT MUST BE CORRECTED AT THE END OF THE CONSTRUCTION ACTIVITY. THIS SHALL INCLUDE RESTORATION OF SOIL DEPTH, SOIL QUALITY, PERMEABILITY, AND PERCENT ORGANIC MATTER. CONSTRUCTION PRACTICES MUST NOT CAUSE DAMAGE TO OR COMPROMISE THE DESIGN OF PERMANENT LANDSCAPE OR INFILTRATION AREAS. LOCATE ANY SOIL PILES AWAY FROM DRAINAGE SYSTEMS. SOIL PILES SHOULD BE TARPED OR MULCHED UNTIL THE SOIL IN EITHER USED OR REMOVED. PILES SHOULD BE SITUATED SO THAT SEDIMENT DOES NOT RUN INTO THE STREET OR ADJOINING YARDS. BACKFILL FOUNDATION WALLS AS SOON AS POSSIBLE AND ROUGH GRADE THE LOT. THIS WILL ELIMINATE LARGE SOIL MOUNDS, WHICH ARE HIGHLY ERODIBLE, AND PREPARES THE LOT FOR TEMPORARY COVER, WHICH WILL FURTHER REDUCE EROSION POTENTIAL. REMOVE EXCESS SOIL FROM THE SITE AS SOON AS POSSIBLE AFTER BACKFILLING. THIS WILL ELIMINATE ANY SEDIMENT LOSS FROM SURPLUS FILL. THE CONSTRUCTION ENTRANCE SHALL BE STABILIZED WHERE TRAFFIC WILL BE LEAVING THE CONSTRUCTION SITE AND TRAVELING ON PAVED ROADS OR OTHER SURFACES. PROVIDE FOR PERIODIC STREET CLEANING TO REMOVE ANY SEDIMENT THAT MAY HAVE BEEN TRACKED OUT. SEDIMENT SHOULD BE REMOVED BY SHOVELING OR SWEEPING AND CAREFULLY REMOVED TO A SUITABLE DISPOSAL AREA WHERE IT WILL NOT BE RE —ERODED. STREET WASHING IS PROHIBITED WITHOUT SPECIAL PERMISSION FROM SSW UTILITY, CALL 360-778-7900. THE CLEARING LIMITS WILL BE MARKED BY PLACEMENT OF THE SEDIMENT FENCE ON ALL SIDES, EXCEPT ALONG THE EXISTING PAVEMENT ON THE EAST SIDE L. /5 -00 2 r TUKWILA EROSION 7/19/15 HOLIDAY INN EXPRESS & SUITES 91 ANDOVER PARK EAST TUKWILA, WASHINGTON 98188 EROSION CONTROL PLAN DRAWING N0. 3/6 PROJECT NO. INLET TOP SLAB ACCESS SEE FRAME AND COVER DETAIL CONTRACTOR TO GROUT TO FINISHED GRADE GRADE RING/RISERS INLET PIPE FRAME AND COVER FILTER CARTRIDGE FLOW KIT PLAN VIEW SECTION A -A GENERAL NOTES 1. CONTECH TO PROVIDE ALL MATERIALS UNLESS NOTED OTHERWISE. 2. DIMENSIONS MARKED WITH () ARE REFERENCE DIMENSIONS. ACTUAL DIMENSIONS MAY VARY. 3. FOR SITE SPECIFIC DRAWINGS WTH DETAILED VAULT DIMENSIONS AND WEIGHTS, PLEASE CONTACT YOUR CONTECH ENGINEERED SOLUTIONS LLC REPRESENTATIVE. www.ContechES.com 4. STORMFILTER WATER QUALITY STRUCTURE SHALL BE IN ACCORDANCE WITH ALL DESIGN DATA AND INFORMATION CONTAINED IN THIS DRAWING. 5. STRUCTURE SHALL MEET AASHTO HS20 LOAD RATING, ASSUMING EARTH COVER OF 0' - 5' AND GROUNDWATER ELEVATION AT, OR BELOW, THE OUTLET PIPE INVERT ELEVATION. ENGINEER OF RECORD TO CONFIRM ACTUAL GROUNDWATER ELEVATION. CASTINGS SHALL MEET AASHTO M306 AND BE CAST WITH THE CONTECH LOGO. 6. FILTER CARTRIDGES SHALL BE MEDIA -FILLED, PASSIVE, SIPHON ACTUATED, RADIAL FLOW, AND SELF CLEANING. RADIAL MEDIA DEPTH SHALL BE 7-INCHES. FILTER MEDIA CONTACT TIME SHALL BE AT LEAST 39 SECONDS. 7. SPECIFIC FLOW RATE IS EQUAL TO THE FILTER TREATMENT CAPACITY (gpm) DIVIDED BY THE FILTER CONTACT SURFACE AREA (sq ft). INSTALLATION NOTES 1. ANY SUB -BASE, BACKFILL DEPTH, AND/OR ANTI -FLOTATION PROVISIONS ARE SITE -SPECIFIC DESIGN CONSIDERATIONS AND SHALL BE SPECIFIED BY ENGINEER OF RECORD. 2. CONTRACTOR TO PROVIDE EQUIPMENT WTH SUFFICIENT LIFTING AND REACH CAPACITY TO LIFT AND SET THE STORMFILTER STRUCTURE (LIFTING CLUTCHES PROVIDED). 3. CONTRACTOR TO INSTALL JOINT SEALANT BETWEEN ALL STRUCTURE SECTIONS AND ASSEMBLE STRUCTURE. 4. CONTRACTOR TO PROVIDE, INSTALL, AND GROUT INLET PIPE(S). 5. CONTRACTOR TO PROVIDE AND INSTALL CONNECTOR TO THE OUTLET RISER STUB. STORMFILTER EQUIPPED WITH A DUAL DIAMETER HDPE OUTLET STUB AND SAND COLLAR. IF OUTLET PIPE IS LARGER THAN 8 INCHES, CONTRACTOR TO REMOVE THE 8 INCH OUTLET STUB AT MOLDED IN CUT LINE. COUPLING BY FERNCO OR EQUAL AND PROVIDED BY CONTRACTOR. 6. CONTRACTOR TO TAKE APPROPRIATE MEASURES TO PROTECT CARTRIDGES FROM CONSTRUCTION -RELATED EROSION RUNOFF. OUTLET SUMP A 48" I.D. MANHOLE STRUCTURE 58" O.D. FLOATABLES BAFFLE HDPE OUTLET RISER OUTLET SUMP SITE SPECIFIC DATA REQUIREMENTS STRUCTURE ID WATER QUALITY FLOW RATE (cfs) PEAK FLOW RATE (<1 cfs) RETURN PERIOD OF PEAK FLOW (yrs) *OF CARTRIDGES REQUIRED 0.05 0.14 10 3' CARTRIDGE FLOW RATE (15 OR 7.5 gpm MEDIA TYPE (CSF, PERLITE, ZPG) 15 ZPG PIPE DATA: I.E. MATERIAL DIAMETER INLET PIPE 102.8 HDPE 10" OUTLET PIPE 100.5 HDPE 10" RIM ELEVATION ANTI -FLOTATION BALLAST WIDTH 1108.0 HEIGHT NOTES/SPECIAL REQUIREMENTS: 'Standard cartridge flow rate cut in half for FS=2 STORM TREATMENT MANHOLE ASSEMBLY DETAIL 0 NTS NOTES: 1. THIS ALTERNATE SHOULD BE USED ONLY AFTER STUDYING CLOSENESS OF DRIVEWAYS, DRAINAGE, TOPOGRAPHY, DRIVEWAY GRADES. RIGHT OF WAY. ETC. 2. DRIVEWAYS WRH HIGH VOLUME (AS NOTED BY CITY ENGINEER) MAY DE APPROVED FOR INTERSECTION TYPE ACCESS. 3. TURNING RESTRICTIONS MAY BE APPLIED BY THE CITY ENGINEER. 4. CONCRETE SHALL BE CLASS 4000. 5. INSPECTION REQUIRED BEFORE PLACING CONCRETE. AT LEAST 24 HOUR NOTICE MUST BE GIVEN TO TUKWILA PUBLIC WORKS DEPARTMENT FOR INSPECTION. 8. ALL DRIVEWAY APRONS SHALL BE A MINIMUM OF 6' THICK. 7. WHERE DRIVEWAY WIDTHS EXCEED 15', A 3/8' X 5-1/2' EXPANSION JOINT SHALL BE PLACED LONGITUDINALLY ALONG THE CENTERLINE. 8. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH APWWWSDOT PLANS AND SPECIFICATIONS OR AS DIRECTED BY THE CITY OF TUKWILA 9. AN ASPHALT APRON MAY BE USED IN AREAS WHERE NO CURB EXISTS. 10. REMOVAL OF EXISTING CONCRETE CURB, GUTTER OR SIDEWALK SHALL BE TO THE NEXT EXPANSION JOINT; SCORE JOINTS MUST BE SAW CUT AND REPLACED WITH AN EXPANSION JOINT. ROI TO SC City of Tukwila COMMERCIAL DRIVEWAY R5-09 08.03 1 uurr•eo+>o 04.08 APPROVAL. BOB GIBERSON, CITY ENGINEER e TO 25. MAX L NOTES: - STEP -\ FIPF MAW,' fCHAN"EZATlo, J 1. MAX. PIPE DIAMETER MAY BE LIMITED BY PIPE CONFIGURATION OR AS DETERMINED BY ENGINEER. 2 RUBBER GASKET AND GROUT AT ALL JOINTS 3. GROJT ALL LIFTING EYE HOLES 4 SEE SSC/8 FOR ACCESS AND CHANNELIZATION 5. SEE SS-13 FOR STEP DETAIL. 6 INSTALL PER CHAPTER 8 OF THESE STANDARDS. • APPLIES TO 24' OR SMALLER DIAMETER PIPES. NOT TO SEAL. City of Tukwila APPROVAL MANHOLE 48" AND 54' as-04 08.03 T B. SHELTON 32 30 28. 26 22 8.7n oNm. F .. wrcW.w - N o mr. X z 8 EXISTING PAVEMENT R- o ABOVE PIPE N ..... }e'er N EXISTING 60" CONCRETE - _ WATER TRANSMISSION PIPE26 DEPTH UNKNOWN - - ...- ............. ..._ _... __. _.. ___. _ __-' __-_ _ 8".024j_r.VC AT SLOPE=O-40% • me of ,o n u q K W w , - 32 30 28 22 20 115 lF 18 .. ...... ..... _ _ _ __-_ •-____ •___ _ _ ... - 18 0+00 0+50 1+00 PROFILE SGALE; 1"=10' HORIZ., 1"=2' VERT. 0+00 -ry CONNECT NEW 8" SANITARY SEWER TO EXISTING MANHOLE 115 LF OF 8" 3034 PVC EXISTING 60" CONCRETER CITY OF SEATTLE WATER TRANSMISSION PIPE ...7.-- 0 10 20 SCALE IN FEET INSTALL SANITARY SEWER MANHOLE PER STANDARD DRAWING SS-04 0+50 SANITARY SEWER EXTENSION 1+00 _._ RIGHT_0F WAY. __ ... - T PLAN SANITARY SEWER MAIN EXTENSION DETAIL O NTS TRT ENGINEERING LLC 2636 S.E. MARKET STREET PORTLAND, OREGON 97214 PHONE (503) 235-7592 FAX (503) 235-7593 TUKWILA DETAIL2 7/16/15 HOLIDAY INN EXPRESS & SUITES 91 ANDOVER PARK EAST TUKWILA, WA 98188 DETAILS i DRANING NO. 4/6 PROJECT NO. C} 1. A3 BAR HoOP 6" RISER SECTION 12" RISER SECTION on LIAR rAcH m LIAR EACH PRECAST BASE SECTION (MEASUREMENT AT TOP OF THE BASE) NOTES: 1, MAXIMUM DEPTH FROM FINISHED GRADE TO PIPE INVERT SHALL 8E 5'-0". 2. CATCH BASINS TO BE CONSTRUCTED IN ACCORDANCE WITH ASTM C 478 (AASHTO M 1991) & ASTM C 890 UNLESS OTHERWISE SHOWN ON PLANS OR NOTED IN THE STANDARD SPECIFICATIONS. 3. REBAR WELDED WIRE FABRIC HAVING A MINIMUM AREA OF 0.12 SQUARE INCHES PER FOOT MAY BE USED. WELDED WIRE FABRIC SHALL COMPLY TO ASTM A 497 (AASHTO M 221). DO NOT PLACE WIRE FABRIC IN THE KNOCKOUTS. 4. THE BOTTOM OF THE PRECAST BASE SECTION MAY BE ROUNDED. PRECAST BASES SHALL BE FURNISHED WITH CUTOUTS OR KNOCKOUTS. KNOCKOUTS SHALL HAVE A WALL THICKNESS OF 2" MINIMUM. 5 KNOCKOUTS MAY BE ON ALL 4 SIDES WITH MAXIMUM DIAMETER OF 20". KNOCKOUTS MAY BE EITHER ROUND OR'D' SHAPE. PIPE TO BE INSTALLED IN FACTORY SUPPLIED KNOCKOUTS. 6 KNOCKOUT OF CUTOUT HOLE SIZE SHALL BE EQUAL TO PIPE OUTER DIAMETER PLUS CATCH BASIN WALL THICKNESS 7 THE TAPER ON THE SIDES OF THE PRECAST BASE SECTION AND RISER •M SECTION SHALL NOT EXCEED 1/2" PER FOOT. 8. CATCH BASIN FRAME AND GRATE SHALL BE IN ACCORDANCE WITH STANDARD SPECIFICATIONS AND MEET THE STRENGTH REQUIREMENTS OF FEDERAL SPECIFICATION RR-F-621D. MATING SURFACES SHALL BE FINISHED TO ASSURE NON -ROCKING FIT. 9 FRAME AND GRATE MAY BE INSTALLED WITH FLANGE DOWN OR CAST INTO RISER. 10. VANED GRATE, REFER TO IDS-06. 11. REFER TO DS-06 FOR CATCH BASIN MARKINGS. NOT TO SCALE City of Tukwila CATCH BASIN TYPE 1 DS-01 REVISION III 08.03 APPRDVLL B. SHELTON co NORFTE THRusT a.00 [NAIAD yATH Epoxy PAINT - ELEVATION VIEW NOTES: 1 O O 1. USE FOR TAPS ON CEMENT LINED DUCTILE PIPE. 2. PRE -TEST ASSEMBLY BEFORE DRILLING. 3. REFER TO CHAPTER 7 OF THESE STANDARDS. 4. REFER TO WS-13 8 WS-14. NOT TO SCALE City of Tukwila WATER MAIN TAPPING TEE WS-10 REVISION At: 08.03 1 LAST RENSIUIE 07.08 APPROVAL. BOB GIBERSON, CITY ENGINEER PLAN VIEW VINSVL 15, ELEVATION CAST IRON RING AND COVER NOT TO scALE City of Tukwila SANITARY SIDE SEWER CLEAN -OUT 6HFJ is n. 08.03 SS-03 APPROVAL. B. SHELTON caso AHD con. THRNS AAR BRAN StOCKNO uNDISHARSED saL NOTES: 1. REFER TO CHAPTER) OF THESE STANDARDS. 2. HYDRANTS EQUAL TO MUELLER 60,4230R CLOW MEDALLION W.2545. M 6 H 929. BDXTE Ft n 3 HYDRANTS SHALL BE EQUIPPED WITH TWO 2-1(f N.S.T. HOSEPORTS AND ONES STOxTZ PUMPER DISCHARGE PORT AND SHALL HAVE AI.1N• PENTAGON OPEN LIFT CREWING NUT. HYDRANTS SHALL HAVE A O-MJ. BOTTOM CONNECTION AND SW' MAN VAL. OPENING, AND SHALL HAVE 1r ABOVE GRADE LEVEL TO THE CENTER OF THE PIAAPER DISCHARGE PORT, a. HYD WITS SHALL CONFORM TO A W WA. SPECIFICATIONS C 502-54; SHALL BE COMPRESSION TYPE AND SHALL HAVE A TWO PIECE BREAKING PURGE WITH BREAKING THIMBLE AT THE GROUND L. OR *IL M: SHAH HAVE A SELF -OIL -MG DRY BONNET wIT+I FACTORY FILLED RESERVOIR HOLDING APPROXIMATELY 6 OUNCES OF DILL. OR RESERVOIR SHALL BE SO DESILYED AS 10 GIVE A COMP. IL LUBRICATION OF STEMS EACH TIME THE HYDRANT IS OPE.ED 11u UFMR S1EM SrWt HAVE A MM. SLEVL S. MMCKLE HODS SHALL BE ASPHAI TOCATED STEEL OR OATEN STEEL 6. CRY HYDRANTS BONNET AND PORT CAPS SHALL OF FARWEST DELPHINIUM BLUE SAFETY 257. BARREL SMALL BE FOOWEST CASE YELLOW SAFE, /2. 1. PRIVATE HYDRANTS SHALL DI PANTED W11H TWO COATS OF FARWFST CASE YELLOW 16 x-3.72). a. O 9YSTAIl FIRE HYDRANT SHALL BE LOCATED CLOSE TO THE PROPERTY LINE AND INSIDE THE RIGHT OFL PO. OR EN=MOE NT NM ALL BOLURD CHARD POST PER WS.u. 0. HYDRANTS INSTALLED, RELOCATED OR OTHERWISE WORKED UPON AS A RESULT OF A PROJECT SHALL BE FRESHLY PANTED 0.HYDRANT SHALL NOT BE CLOSER THAN 4' TO ANY FIXED OBJECT WITH THE EXCEPTION OF HYDRANT GUARD POSTS PER TMC s4.2.1.03 NOT To SuLE City of Tukwila FIRE HYDRANT ASSEMBLY AND SETTING WS-13 08.03 1 LAST REVISION 04.08 APPROVAL; BOB GIBERSON, CITY ENGINEER r 90O "9 ��►► d 11rI.�IIIB i4 l tosommosiii SECTION B-B NOTES: BAR LIST IS12130011M12231® 0 11(121.17010.1.6 tF Ai4T• 0 MFa91111.10111.11.M.0 AIM 1. REFER TO TYPICAL DETAIL DS-108 FOR ACCESS AND CATCH. 2. REFER TO TYPICAL DETAIL DS-10C FOR STEP DETAIL 3. REFER TO TYPICAL DETAIL DS-11 FOR LADDER DETAIL. NOT To scALE City of Tukwila MANHOLE TYPE IV WITH MONOLITHIC BASE D5-10A 08.03 APPROVAL. 8. SHELTON 6, S 1 NOT 10 SCA66 City of Tukwila 2" AND SMALLER REDUCED PRESSURE PRINCIPAL ASSEMBLY INSTALLATION WS-21A maim.. u 02.21114 UNT RPM. 0FMRIAL R. TISCNMAK, CITY ENGINEER MATERIAL LIST - COPPER BYPASS 10 2 - MEX. CMG. TO FIT, EQUAL TO CKWELL M1(REDUCE AT TAP) 0 2 -SINGLE STRAP SERVICE CLAMPS EQUAL TO ROMAC 101 WITH MS TAP ROCKWELL MI 03-STUIGHZ CPLG , COPPER TO OUTSIDE .P THREAD EQUAL TO MUELLER .15426 110 COMP, 1N BEND CPC COPPER TO COPPER, EQUAL TO MUELLER H-1.20 E BEND CMG COPPER TO OUTSIDE THREAD EQUAL TO MUELLER FM15530 00 2- BALL VALVESWTM PADLOCK WINGS OR LOCK CAPS(MUELLER). 6 8 2- CY. PL. EQUAL TO MUELLER A-2302E. 3" TO 6" COMPOUND METER SUPPLIED BY CRY (e 1; GI ADPT., FL. %PE LENGTH TO FIT ® CPLG. ADP,. FL. EQUAL TO OCKWELL 912. MATERIAL LIST - DJ. BYPASS 2-FLEX CPLG. TO F11 2 - D.I. FL. X PE, LENGTH AS REQUIRE, 2- TEE. FL. 2 - G Y. FL. MUELLER A-2310.5 OR EQUAL. - M TO B. METER AS SPECIFIED - AOPT. FL. X P.E 12' LONG. . C0LG. ADP,. FL EQUAL TO ROCKWELL 2 -G V. FL EOWL TO MUELLER A-2310-6 (0 V SATISFACTORY LACKING DEVICE MUST BE FURNISHEDI. 90 3- D.I. PIPE FL. EACH ENO, LENGTH TO F IT. ® 2-90'RENDS. FLANGE. O O 0 A 0 0 PROM TOP Oi MILL TO FNIGHED GM. IN ANTCD AREAS 0 x,sINSPEC,ION OVER METER REGISTER 0 0 .0 0 0 O GENERAL NOTES: O Emssusuill METERS J-d' SUPPLIED BY CITY. 2 VAULT SHALL BE PRECAST CONCRETE VAULT. ALL PIPE d FITTINGS C- AND LARGER SHALL B£ CEMENT LINED, CL52. PIPING FROM MAIN TO VAULT SHALL BE a' ON 3- METER INSTALLATION, TEE WITH VALVE ON EXISTING MAIN REIN IRED. 5 REFER TO SECTION T 32 10 Fa INSIDE BOX WITH DUCTILE IRON BY-PASS GALV SOW,' PLATE EQUAL TO DUN PAT1ERN AN 1'L� ro.SUPPOR I BLOCKS -Fz9ARS. nP FACIA CORNER g I AD PH CENTERS SEWER PPE TO DAYLIGHT FCR DRAIN MLESS OTHERWISE APPROVED Ban TO SCALE City of Tukwila METER 3" TO 8" 1111901 YES-04 REYNON n: 08.03 1 AP0000). B. SHELTON 1. THE RPPA SMALL BE INSTALLED WITH ADEQUATE SPACE TO FACILITATE MAINTENANCE AND TESTING. R SMALL BE TESTED AFTER INSTALLATION, BY A WASHNGTON STATE CERTIFIED BADII.LOW ASSEMOLT TESTER. TO INSURE ITS SATISFACTORY OPERATION BEFORE OCCUPANCY AND ANNUALLY TNEREAFTER A COPY OF THE TEST RESULTS SRA11 BE GIVEN TO THE PUBLIC WORKS INSPECTOR. 2. AN RPPA SHALL NOT BE INSTALLED IN A PR BELOW GROUND LEVEL. 3. THE FREEZE PROTECTION ENCLOSURE FOR THE RPPA MUST INCLUDE A DAYLIGHT DRAIN. THE DRAIN MUST BE ABLE TO BE BORE SIGHTED. IT MUST BE INSTALLED ABOVE GROUND LEVEL. THE DRAIN MUST ALSO BE ABLE TO HANDLE THE VOLUME OF WATER THAT POTENTIALLY COULD BE DISCHARGED FROM THE RELIEF PORT. 4 TIE FREEZE PROTECT ION ENCLOSURE SHALL BE SUPPORTED BY A MIN FOUR (4, INCH CONCRETE SLAB 4WTF1 FOUR (A) ANCHOR BOLTS ATTACHING THE COVERING TO THE SAD. 5. RPPA MUST BE PROTECTED FOR FREEZING, 9. AIRPPA INSTALLED MORE THAN FIVE (5, FEET ABOVE FLOOR LEVEL MOST HAVE A PLATFORM UNDER IT FOR THE TESTER OR MAINTEWNCE PERSON TO STAND ON. THIS PLATFORM MUST OE OSHA AJ'PROVED AND MEET ALL APPI YAA F SAFETY STANDARDS AND CODES 7. VAEN THE RPPA IS LOCATED INSIDE A BUILDING R SMALL BE INSTALLED IN A LOCATION WHERE BOTH THE OCCASIONAL SPITTING FROM THE RELIEF PORT AND THE POSSIBLE CONSTANT DISCHARGE DURING A FOULED CHECK VALVE SITUATION WILL NOT BE OBJECTIONABLE. AN APPROVED AIR GAP FUNNEL ASSEMBLY. EITHER PROVIDED BY THE MANUFACTURER OF FABRICATED FOR SPECIFIC INSTALLATION, MAY BE INSTALLED TO HANDLE THE OCCASIONAL SPITTING OF THE RELIEF VALVE DUE TO PRESSURE FLUCTUATIONS. A LINE FROM THIS FUNNEL ASSEMBLY MAY THEN BE RUN TO AN ADEQUATELY SIZED FLOOR DRAW OF EQUAL OR GREATER SIZE. IT MUST BE EMPHASIZED THAT THRAR GAP FUNNEL ASSEMBLY WILL RANDLE 0`&Y THE OCC AS10NOA SPITTING AND WILL NOT CONTROL FLOW INA CONTINUOUS RELIEF SITUATION B. A PVC COLLAR SMALL BE INSTALLED BETWEEN THE PIPE AND CONCRETE SLAB. 0. A UR0N SHOAL BE INSTALLED ON THE RISERS TO AID W REMOVAL OP THE ASSEMBLY. 10. BALL VALVES.. BE INSTALLED ON THE RISERS TO AO IN THE TESTING AND MNNTENACE DP THE ASSEMBLY 11. ALL BUSS FITTINGS SHALL BE LEAD FREE. NOT TO SEXLS City of Tukwila r AND SMALLER REDUCED PRESSURE PRINCIPAL ASSEMBLY INSTALLATION MEV WS-21B 9,44494 02.2014 I LAST 9N49A. R.11SCHMAK, CITY ENGINEER REV DATE DESCRIPTION DYN BY DES BY CHK BY APP BY DA1E O ISYJE MAY 201$ OBN BY CHK APP BY DIES BY R BY TRT ENGINEERING LLC 2636 S.E. MARKET STREET PORTLAND. OREGON 97214 PHONE (503) 235-7592 FAX (503) 235-7593 L/5 -oD28/ TUKWILA DETAIL1 5/15/15 HOLIDAY INN EXPRESS & SUITES 91 ANDOVER PARK EAST TUKWILA, WA 98188 DETAILS DRAWING NO. 5/6 PROJECT N0. STORMWATER POLLUTION PREVENTION PLA. ,,,PPP) MINIMUM REQUIREMENTS Element #1 - Mark Clearing Limits The clearing limits are show on Erosion Control Plan drawing. Because there are minimal setback requirements all vegetation will be stripped from the site There are no required buffer zones Sediment fencing will be placed along the clearing limits, except along the shared Starbucks and residential driveway. Element #2 - Establish Construction Access A gravel construction access (BMP C105) will be placed at the south end of the shared driveway. A wheel wash (BMP C106) will be installed along the gravel access. There will be approximately 260 feet of existing pavement between the construction access and the public street This area will be cleaned on an as -needed basis to prevent tracking onto the public street or the Starbucks parking lot The concrete handling area (BMP CISI) will be located along the construction access Element #3 - Control Flow Rates Off -site stormwater release rates will be limited by construction of a temporary sediment pond (BMP C241). Treated runoff collected in this structure will be pumped to an existing public storm inlet located along the Bakerview Road frontage Element #4 - Install Sediment Controls A silt fence (BMP C233) will be placed along the site perimeter, except along the share driveway The existing catch basins will be fitted with geotexti le fabric inserts (BMP C220) Element #5 - Stabilize Soils The entire site will be stripped of vegetation and topsoil Crushed rock base material will be placed in the areas where the parking lot, sidewalks and building are to be constructed. This material will stabilize the underlying soils until the impervious materials are placed. Stripped area where landscaping will be placed will stabilized with mulch or covered with plastic sheeting Stripped topsoils will not be stockpiled in the project area. Element 46 - Protect Slopes A temporary interceptor ditch with check dams (BMP C207) will be installed to divert flow from the slopes along the south and west site boundary. These ditches will be removed after the retaining walls are completed. Slopes exposed during the retaining wall construction will be protected with mulch or plastic sheeting. Element #7 - Protect Drain Inlets Geotextile fabric inserts (BMP C220) will be placed in the four on -site, two off -site Starbucks parking lot) and one public street (Bakerview Road) catch basins. Element #8 - Stabilize Channels and Outlets There are no permanent stormwater channels on the subject site. The pipe outfall from the western detention/treatment assembly will be stabilized with a level flow spreader (BMP C206). Element #9 - Control Pollutants Pollutants are to be controlled by the proposed BMPs. All on -site construction waste handling and disposal methods shall prevent contamination of the stormwater runoff All chemicals and petroleum products shall be stored in secured and covered containers. All on -site fuel tanks shall be fitted with secondary containment. Element #10 - Control Dewatering Water collected in foundation, elevator, and utility excavations shall be conveyed to the sediment pond or transported off -site. Element #11 - Maintain BMPs All erosion and sediment control measures shall be maintained and repaired as needed to ensure proper function. Sediment control measures shall be inspected weekly or after significant precipitation during the dry season and daily during the wet season. All erosion and sediment control measures shall be removed within 30 days after final site stabilization is completed or after the BMPs are no longer needed. Trapped sediment shall be removed or stabilized on -site Element #12 - Manage The Project Construction shall be phased in order to prevent, to the maximum extent possible, the transport of sediment form the project site. Revegetation of exposed areas and maintenance of that vegetation shall be an integral part of the clearing activities BMPs shall be inspected, maintained and repaired as needed to assure continued performance. A certified erosion control professional assigned to the project shall be identified at the pre -construction meeting and shall be on -site or on -call at all times. Emergency contact information shall be kept on -site If inspection of site run-off indicates the listed BMP's are inadequate the contractor shall immediately add BMP's as necessary STORMWATER POLLUTION PREVENTION PLAN CLEARING LIMITS SHALL BE FLAGGED ON THE PROJECT AREA PRIOR TO INITIATING CLEARING. FROM OCTOBER 1 THROUGH APRIL 30 NO SOILS SHALL REMAIN EXPOSED AND UNWORKED FOR MORE THAN TWO DAYS. FROM MAY 1 TO SEPTEMBER 30 NO SOILS SHALL REMAIN EXPOSED AND UNWORKED FOR MORE THAN SEVEN DAYS. SOIL SHALL BE MANAGED IN A MANNER THAT DOES NOT PERMANENTLY COMPACT OR DETERIORATE THE FINAL SOIL AND LANDSCAPE SYSTEM. IF DISTURBANCE AND/OR COMPACTION OCCUR THE IMPACT MUST BE CORRECTED AT THE END OF THE CONSTRUCTION ACTIVITY. THIS SHALL INCLUDE RESTORATION OF SOIL DEPTH, SOIL QUALITY, PERMEABILITY, AND PERCENT ORGANIC MATTER. CONSTRUCTION PRACTICES MUST NOT CAUSE DAMAGE TO OR COMPROMISE THE DESIGN OF PERMANENT LANDSCAPE OR INFILTRATION AREAS. LOCATE ANY SOIL PILES AWAY FROM DRAINAGE SYSTEMS. SOIL PILES SHOULD BE TARPED OR MULCHED UNTIL THE SOIL IN EITHER USED OR REMOVED. PILES SHOULD BE SITUATED SO THAT SEDIMENT DOES NOT RUN INTO THE STREET OR ADJOINING YARDS. BACKFILL FOUNDATION WALLS AS SOON AS POSSIBLE AND ROUGH GRADE THE LOT. THIS WILL ELIMINATE LARGE SOIL MOUNDS, WHICH ARE HIGHLY ERODIBLE, AND PREPARES THE LOT FOR TEMPORARY COVER, WHICH WILL FURTHER REDUCE EROSION POTENTIAL. REMOVE EXCESS SOIL FROM THE SITE AS SOON AS POSSIBLE AFTER BACKFILLING. THIS WILL ELIMINATE ANY SEDIMENT LOSS FROM SURPLUS FILL. THE CONSTRUCTION ENTRANCE SHALL BE STABILIZED WHERE TRAFFIC WILL BE LEAVING THE CONSTRUCTION SITE AND TRAVELING ON PAVED ROADS OR OTHER SURFACES. PROVIDE FOR PERIODIC STREET CLEANING TO REMOVE ANY SEDIMENT THAT MAY HAVE BEEN TRACKED OUT. SEDIMENT SHOULD BE REMOVED BY SHOVELING OR SWEEPING AND CAREFULLY REMOVED TO A SUITABLE DISPOSAL AREA WHERE IT WILL NOT BE RE —ERODED. STREET WASHING IS PROHIBITED WITHOUT SPECIAL PERMISSION FROM SSW UTILITY, CALL 360-778-7900. 2"X2" BY 14 GA. WIRE OR EQUIVALENT. IF STANDARD STRENGTH FABRIC IS USED. NEWLY GRADED 0R DISTURBED SLOPE. 2 —I 1 MAXIMUM NO FILL 'WITHIN 4 FT. OF FENCE. BURY BOTTOM OF FILTER FABRIC MATERIAL. BACKFlLL TRENCH VATH NATIVE SOIL OR 3/4"-1.5" WASHED GRAVEL TYPICAL CROSS SECTION NTS WIRE MESH FENCE WITH. FILTER FABRIC rI MATERIAL JOINTS IN FILTER FABRIC SHALL BE SPUCED AT POSTS. USE STAPLES, WIRE RINGS OR EQUIVALENT TO ATTACH FABRIC TO POSTS. NOTES: 1. FENCE SHALL NOT BE INSTALLED ON SLOPES STEEPER THAN 2:1. II II II 2 X 2 WOOD POST, STEEL POST, OR EQUIVALENT. 24" 2.5' MIN 2' IN. _Li_ I I 24„ MAXIMUM—+{ BURY BOTTOM OF FILTER POST SPACING MAY BE INCREASED FABRIC MATERIAL IN 12"x TO 8' IF WIRE BACKING IS USED. 8" TRENCH. ELEVATION. Nis 2. JOINTS IN FILTER FABRIC SHALL BE OVERLAPPED 6 INCHES AT POST. 3. USE STAPLES, WARE RINGS, OR EQUIVALENT TO ATTACH FABRIC TO WIRE FENCE. 4. REMOVE SEDIMENT WHEN IT REACHES 1/3 FENCE HEIGHT. REINFORCED SILT FENCE ADAPTER SKIRT TRIM TO WITHIN 3"-5" OF GRATE GEOTEXTILE FABRIC RETRIEVAL STRAP OVERFLOW BYPASS FOR PEAK STORM VOLUMES SEDIMENT ACCUMULATON NOTES: 1. INSERT SHALL BE INSTALLED PRIOR TO CLEARING AND GRADING ACTIVITY, OR UPON PLACEMENT OF A NEW CATCH BASIN. 2. SEDIMENT SHALL BE REMOVED FROM THE UNIT WHEN IT BECOMES HALF FULL. 3. SEDIMENT REMOVAL SHALL BE ACCOMPLISHED BY REMOVING THE INSERT, EMPTYING, AND RE—INSERTING IT INTO THE CATCH BASIN. CATCH BASIN INSERT REV DATE DESCRIPTION DOS BY DES BY CHK BY APP BY UrnISSVE2015 DYM BY TRT Y ors Br TRT CHN BY APP BY PAVED DRMNG SURFACE EXISTING GROUND NOTES: GEOTEXTILE BENEATH QUARRY SPALLS 4" TO 6" QUARRY SPALLS 25' RADIUS eLAII NTS 1. PAD SHALL BE REMOVED AND REPLACED WHEN SOIL IS EVIDENT ON THE SURFACE OF THE PAD OR AS DIRECTED BY THE CITY. 2. PAD SHALL BE INSTALLED IN PLANTING STRIP AS APPROPRIATE. 3. PAD THICKNESS SHALL BE INCREASED IF SOIL CONDMONS DICTATE OR PER THE DIRECTION OF THE CITY. 4. MINIMUM DIMENSIONS MAY BE MODIFIED AS REWIRED BY SITE CONDITIONS UPON APPROVAL OF THE CITY. TEMPORARY CONSTRUCTION EXIT CMP OR PVC RISER WITH TRASH RACK AND DESIGNED ORIFICES MAXIMUM WATER LEVEL DURING DESIGN STORM 6' 1 FT. MINIMUM BASE 1 FT. MINIMUM THICK CONCRETE ANTI —SEEP COLLAR CLEAR, GRUB, AND KEY —IN BERM RIP RAP LEVEL SPREADER OR ENERGY DISSIPATER EMERGENCY OVERFLOW COMPACTED EARTH DAM MAXIMUM SLOPE NOTES: 1. POND WATER VOLUME SHALL BE DETERMINED IN ACCORDANCE WITH THE DEPARTMENT OF ECOLOGY STORM WATER MANAGEMENT MANUAL FOR THE PUGET SOUND BASIN. 2. SEDIMENT SHALL BE REMOVED WHEN IT FILLS HALF THE POND. 3. POND LENGTH SHALL BE 6 TIMES GREATER THAN THE WMDTH AND MAY INCORPORATE BAFFLES. 4. THE DESIGN SHALL BE PER CURRENT CAE, TECHNICAL MANUAL 5. WASHED GRAVEL FILTER MAY BE HELD IN PLACE WITH WIRE MESH. TRT ENGINEERING LLC 2636 S.E. MARKET STREET PORTLAND, OREGON 97214 PHONE (503) 235-7592 FAX (503) 235-7593 TEMPORARY SEDIMENT PQND L /6= 0028' TUKWILA DETAIL3 6/4/15 HOLIDAY INN EXPRESS & SUITES 91 ANDOVER PARK EAST TUKWILA, WASHINGTON EROSION CONTROL PLAN DETAILS DRAWING N0. 6 /6 PROJECT N0. •