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HomeMy WebLinkAboutPermit 86-43-DR - STORSETH - FOSTORIA BUILDING F DESIGN REVIEW 4385 south 133rd street Permit 86-43-DR - STORSETH - FOSTORIA BUILDING F DESIGN REVIEW PLANNING COMMISSIO August 28, 1986 Meeting Minutes Page 4 Karen Van Dusen, 14228 - 59th Avenue South, stated that she has no objec- tion to the proposed relocation and development. She expressed her concern with rear yard landscaping, ponding at the base of the hill, the location and screening of the trash containers, possible lighting overspill, noise impacts, screening of mechanical devices for sight and noise, and retention of the trees existing on the hillside. She was concerned with the stabil- ity of the slope, the location of the gasoline canopy in relation to the corner and the potential for accidents. She suggested a possible histori- cal marker indicating the site of the first Tukwila City Hall, and sug- gested the use of a bulkhead at the base of the hill for stability. Doris Phelps, 14250 - 59th Avenue South, expressed approval of the proposal. She was also concerned with noise, light, slope stability, park- ing adequacy, and the variance requests along the rear and side yards. She requested that the landscape buffer along the south property line be at the maximum , due to the existence of a single - family home directly adjacent to the south of the site. Wayne Primo, Southland Corporation, 1035 Andover Park West, Tukwila, ex- pressed Southland's willingness to work with community members to mitigate any problems with lighting spillover, screening of trash containers and mechanical equipment, the ponding problems, the existence of trees on the hillside, landscaping, parking, the historical marker, slope stability and any other items. Mr. Larson asked about removal of tall trees at the foot of the hill, screening of mechanical devices for sight and noise. He asked if the existing trees on the hillside were evergreens. Mr. Kirsop spoke about the use of alucobond siding and the questions re- garding its flammability. Mr. Reslock, 14208 - 58th Avenue South, stated his concern with slope sta- bility and suggested a bulkhead be constructed to contain any slides. Mr. Larson asked about any proposed cut into the hillside, and the location of the property line and which property owner would be responsible for maintaining stability. Mr. Collins suggested that due to the additional information presented and in order to await the BOA's decision on the variances requested, the Com- missioners continue the hearing and their decision until the September 11, 1986 meeting. MR."k•IRSOP MOVED TO CONTINUE THE PUBLIC HEARING TO THE SEPTEMBER 11, 1986 MEETING. MR. LARSON SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. q86 43- DR:: ;Robert,;Storseth4 requesting BAR approval of Building "F ", Fos- toria Industrial Park, 4385 South 133rd Street. Mr. Knudson removed himself from deciding on this proposal due to his own- ership of property near the site. PLANNING COMMISSIO Meeting Minutes August 28, 1986 Page 5 Mr. Kirsop assumed the chairmanship. Ms. Bradshaw entered the Staff Report into the record and summarized the Findings and Conclusions, adding the following conditions: 4. Compliance with the City's sidewalk ordinance. 5. Screening of any rooftop mechanical equipment. Jesse Johnson, Lance Mueller, representing the applicant, spoke about the applicant's willingness to install the sidewalks, the proposed color scheme, screening of the rooftop mechanical equipment, landscaping, and screening of the trash receptacle. He entered into the record Exhibit D: Civil Drawing. Mr. Coplen asked about drainage on the site. Mr. Johnson indicated that sewers, storm and sanitary, have been approved by the local sewer district. he also stated that the two existing houses will be removed. Joann Poirier, 13405 - 42nd Avenue South, expressed her concern with the landscape screening along 42nd Avenue South, improved walkways along 42nd Avenue South, lighting, hours of operation, truck usage along 42nd Avenue South, pedestrian and vehicle access to the site from 42nd Avenue South, proposed roof color, and noise. The Board recessed for five minutes. The Board reconvened at 11:45 p.m. DAVE LARSON MOVED TO ADOPT THE FINDINGS AND CONCLUSIONS OF THE STAFF REPORT AND RECOMMEND APPROVAL OF THE APPLICATION SUBJECT TO: 1. SUBMITTAL OF A REVISED LANDSCAPE PLAN, SUBJECT TO APPROVAL BY STAFF WITH ADDITION OF SUBSTANTIAL VEGETATION ALONG 42ND AVENUE SOUTH, FIVE RED MAPLES IN PLACE OF EXISTING ALDERS IN FRONT OF THE PARKING AREA, AND TWO ADDITIONAL EVERGREENS ADJACENT TO THE NORTH FACADE. 2. DUMPSTER ENCLOSURE TO BE TWO FEET HIGHER THAN THE DUMPSTER CONTAINER, NOT TO EXCEED EIGHT FEET. 3. COMPLIANCE WITH THE CITY SIDEWALK ORDINANCE. 4. PAINTING THE ROOFTOP MECHANICAL EQUIPMENT THE SAME COLOR AS THE ROOFING MATERIAL. MR. SOWINSKI SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. MR. COPLEN MOVED TO ADJOURN THE MEETING. MR. SOWINSKI SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. AGENDA ITEM c. CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT 86- 43 -DR: Robert Storseth INTRODUCTION The applicant is proposing development of Building "F" of Fostoria Industrial Park. The site is a recently annexed triangular shaped parcel that was zoned M -1, Light Industrial, in accordance with the City's Comprehensive Land Use Plan. FINDINGS 1. During the SEPA review process for the initial zoning classification of the subject site and the development of the building, a Determination of Nonsig- nificance was issued subject to: A. Board of Architectural Review of the development. B. A landscape buffer along 42nd Avenue South and access limited to South 133rd Street. C. Oil /water separators in parking lots. D. Drainage system to handle on- and off -site drainage. 2. The 23,000 - square foot office /warehouse building is addressed as 4385 South 133rd Street. The elevations show tilt -up concrete panels with a tapering roofline of galvanized metal coping. The average height is twenty -six feet. (Exhibit A) 3. The 95,395- square foot site slopes steeply on the west or 42nd Avenue side, and then slopes gently east (Exhibit B). The building will be set into the hillside with an average elevation of fifteen feet on the west side. 4. A parking ratio of 1 :72 and seven dock high doors are proposed. 5. Per Tukwila Municipal Code (TMC) 18.52.030(2)(c), Special Landscape Require- ments, the required landscape areas shall be increased by fifty percent when an industrial use district occurs across the street from a single - family use district. The front yard landscape requirement in the M -1 district is fif- teen feet. A fifty percent increase would be 22.5 feet. The setback and landscape area on 42nd Avenue is 47 feet. PLANNING COMMISSI01 Meeting Minutes Mr. Kirsop assumed the chairmanship. Ms. Bradshaw entered the Staff Report into the record and summarized the Findings and Conclusions, adding the following conditions: 4. Compliance with the City's sidewalk ordinance. August 28, 1986 Page 5 5. Screening of any rooftop mechanical equipment. Jesse Johnson, Lance Mueller, representing the applicant, spoke about the applicant's willingness to install the sidewalks, the proposed color scheme, screening of the rooftop mechanical equipment, landscaping, and screening of the trash receptacle. He entered into the record Exhibit D: Civil Drawing. Mr. Coplen asked about drainage on the site. Mr. Johnson indicated that sewers, storm and sanitary, have been approved by the local sewer district. he also stated that the two existing houses will be removed. Joann Poirier, 13405 - 42nd Avenue South, expressed her concern with the landscape screening along 42nd Avenue South, improved walkways along 42nd Avenue South, lighting, hours of operation, truck usage along 42nd Avenue South, pedestrian and vehicle access to the site from 42nd Avenue South, proposed roof color, and noise. The Board recessed for five minutes. The Board reconvened at 11:45 p.m. DAVE LARSON MOVED TO ADOPT THE FINDINGS AND CONCLUSIONS OF THE STAFF REPORT AND RECOMMEND APPROVAL OF THE APPLICATION SUBJECT TO: 1. SUBMITTAL OF A REVISED LANDSCAPE PLAN, SUBJECT TO APPROVAL BY STAFF WITH ADDITION OF SUBSTANTIAL VEGETATION ALONG 42ND AVENUE SOUTH, FIVE RED MAPLES IN PLACE OF EXISTING ALDERS IN FRONT OF THE PARKING AREA, AND TWO ADDITIONAL EVERGREENS ADJACENT TO THE NORTH FACADE. 2. DUMPSTER ENCLOSURE TO BE TWO FEET HIGHER THAN THE DUMPSTER CONTAINER, NOT TO EXCEED EIGHT FEET. 3. COMPLIANCE WITH THE CITY SIDEWALK ORDINANCE. 4. PAINTING THE ROOFTOP MECHANICAL EQUIPMENT THE SAME COLOR AS THE ROOFING MATERIAL. MR. SOWINSKI SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. MR. COPLEN MOVED TO ADJOURN THE MEETING. MR. SOWINSKI SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. PLANNING COMMISSIO( Meeting Minutes The meeting adjourned at 11:50 p.m. Respectfully submitted Moira Carr Bradshaw Secretary August 28, 1986 Page 6 AGENDA ITEM CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT 86- 43 -DR: Robert Storseth INTRODUCTION The applicant is proposing development of Building "F" of Fostoria Industrial Park. The site is a recently annexed triangular shaped parcel that was zoned M -1, Light Industrial, in accordance with the City's Comprehensive Land Use Plan. FINDINGS 1. During the SEPA review process for the initial zoning classification of the subject site and the development of the building, a Determination of Nonsig- nificance was issued subject to: A. Board of Architectural Review of the development. B. A landscape buffer along 42nd Avenue South and access limited to South 133rd Street. C. Oil /water separators in parking lots. D. Drainage system to handle on- and off-site drainage. 2. The 23,000 - square foot office /warehouse building is addressed as 4385 South 133rd Street. The elevations show tilt -up concrete panels with a tapering roofline of galvanized metal coping. The average height is twenty -six feet. (Exhibit A) 3. The 95,395- square foot site slopes steeply on the west or 42nd Avenue side, and then slopes gently east (Exhibit B). The building will be set into the hillside with an average elevation of fifteen feet on the west side. 4. A parking ratio of 1:72 and seven dock high doors are proposed. 5. Per Tukwila Municipal Code (TMC) 18.52.030(2)(c), Special Landscape Require- ments, the required landscape areas shall be increased by fifty percent when an industrial use district occurs across the street from a single - family use district. The front yard landscape requirement in the M -1 district is fif- teen feet. A fifty percent increase would be 22.5 feet. The setback and landscape area on 42nd Avenue is 47 feet. PLANNING COMMISSION STAFF REPORT 6. The landscape plan proposes to retain existing Alders along 133rd Street. Six significant trees appear to be identified and saved along 42nd Avenue South. The screening along the 42nd Avenue side, which is 389.81 feet in length, would consist of minimum eight -foot tall Douglas firs approximately 30 on center and a wildflower mix as groundcover on the hillside. Austrian pines are shown interspersed with the existing alders along South 133rd Street. The remaining plant material consists of viburnum, rhododendrons, Japanese and red maples predominantly around the building entrances. (Exhibit C) CONCLUSIONS Review Guidelines 86- 43 -DR: Robert Storseth Page 2 1. TMC 18.60.050(1) Relationship of Structure to Site The building and loading areas are oriented to take advantage of maneuvering area. The minimum area for landscaping is provided along 133rd Street and over twice as much as would normally be required has been shown along 42nd Avenue. There appears to be a conflict between the site plan and the north elevation where both an entrance and dumpster are shown in the same northeast corner. Depending on the final location of the dumpster, four -sided screening would be required. A sidewalk has not been shown along either right -of -way. Construction plans for the required six -foot sidewalks or a developer's agreement with the City will be required prior to issuance of a building permit. 2. TMC 18.60.050(2) Relationship of Structure and Site to Adjoining Area The proposed structure is harmonious and compatible with the existing struc- tures in the Fostoria development. Landscape transition to the predominantly residential development to the west has also been shown. The proposed eight - foot Douglas firs will be quick growing high - elevation screening. Additional low growing evergreen trees, such as the proposed Austrian pine, would be appropriate. The west elevation averages fifteen feet above grade. The finished grade in relation to road elevation is not known. The blank flat wall should be softened with the addition of medium - height evergreens. The circulation pattern is compatible with the street circulation pattern. A curb cut has been proposed along the south end of the site. The 133rd Street access point will become an alternate point of access to the other buildings in the development. However, the loading areas for Building "F" are suffi- ciently removed from this new circulation path. Pedestrian movement and vehicular parking are not as well located in relation to the southeast build- ing entrance. Rooftop mechanical equipment has not been shown. Any rooftop equipment will require screening. PLANNING COMMISSION STAFF REPORT 3. TMC 18.60.050(3) Landscape and Site Treatment The red maples which have been used around the perimeter of the Fostoria Development should continue along 133rd Street adjacent to the parking areas, replacing the existing alders. This would provide continuity and be consis- tent with the existing landscape plans for the area. 4. TMC 18.60.050(4) Building Design The building is a typical industrial warehouse structure with minimal fenes- tration or variation in facade. Horizontal banding is established via the window and panel joints around the east, north and south sides. The two sides most visible to the public will be the north and east elevations. A combination of landscape and a contrasting colored trim to compliment the painted tilt -up concrete would provide more visual interest and soften the appearance of the structure. A description of or color samples of the pro - posed colors should be approved by the BAR. The addition of evergreen trees adjacent to the north elevations would provide some visual depth to the flat facade. RECOMMENDATION Based on the above Findings and Conclusions, staff recommends that the BAR approve the application subject to: 1. Revised landscape plan showing five red maples in place of existing alders in front of parking area, two additional evergreens adjacent to north facade, and 7 additional evergreens to soften appearance of west facade. 2. Provide color samples of trim, tilt -up panels and roof, to be approved by BAR. 3. Resolve dumpster and northeast entrance conflict. EXHIBITS A. Elevations B. Site Plan C. Landscape Plan (22 /STORSETH) 86- 43 -DR: Robert Storseth Page 3 { 2. H I V It 2 / ° 4--c A e (( D II Z ;I I I 1 I II 1 II II II II . J ti To 1 0 0 —© o / 4 — t � -t- • D aaaair arc aia 130 I.k•.ld. • ...uhe w..h. e•10•COe 355 5553 • FOSTORIA PARK • . PHASE THREE • Building F • for Robert E. $torseth, Inc. lob no. drawn o h.ok.d dam.. po. raw elan data EXHIBIT A 6rF.HER-AL hr0 ;h 1. .Nnle. 1eenleal .•d plait.. erMng• le b eylgn <lene oft nM v l.elal .e. for d..gag 00 .0.0. 00 only. 7. ut II to Verify ieratIoo of 0 .11 ~ 0t111ty alun, plor to dodder of utility A. an e n n 11. to fare of et. and rn bs t...or of . or. talons. u 0. to's a ..le• ro b. braving, . c• seal.. fontart .•relt•r1 for rem... of • C.•rl l• a ' 6. Cantolrtor to wrrlfy ,11 01010 dl.nslena n ooltln, - 4unrpenl ,. n plan sot r uel 01.101. In to be 400th 00 rho T. c fallen of 4 of bet f nlNlon. ure Many, on. T .. win. on. .lap at eons to be 1R et n ano. on 00 e. s . 0 Mra p to 1 In 70 for S.IO. 1 I . 1? for 1 w. 1. 3 C1•11 br�ly0 I.te deorlonu for gratin. alt• It Illy. • of 700 . 1 . 400 Cenl•neto le Inabel . of dr0vingt 100004• .s It ,ay , poly nla p portico or the wort. 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Ya C CC am • aW W CC Q CO w CO co 0 a. • • • A 7 at PLANT LIST I GENERAL NOTES 4 _ _ _ __, 1. Sub grad. to within 1 /10 foot provided by general Contractor anises of erolu noted. 2. 4• depth topsoil in all planting ; • d. N bark Notch in all planting bed. 11 pram u .rlel and l en t or....h Krell /sW as per .p.c.. 5. All Na.. plettings sha11 have triangular .pndd. 8. MI plant eat.tlal .11.11 tonrorm to ill. standard for nursery Stock, lrt..t edition. 7. Slynbe l that .11.D1. t matarial or else or .ah.tltuted with approval V.A. 1 A. 8. Positive drainage .hall bs maintained, .ound planting areas .ln1.us 12', .olw .lop 1:1, ogle.. oth.roi.. noted. Q shrubs and tr..e claims. If floe curb for car overhang, unleu w o i.tp 10. S. wlde mulch mowing strip where lawn I. adjacent to building. It landscape contractor shall u1ntolo alte until final Inspection and acceptance. Er, 9 .t c30i1 .. era/ •x ter W 0 .0 912231.2 t: Lev itr A,.N. I I ao l:aNthtlr' awrva. l-^-� .z'.2M f ft.a% .Jit: to ,' 644.7•' . tr • - rare t4 - .'rr v tl'1 CaG12M ; ivi. Zd t.L7. -LX / .2YCe4 fq EVERGREEN TREE STAKING DETAIL SHRUB PLANTING DETAIL r /00e..0,0../40, ' 61G'S�L'N aVo. fat , rb •cep. i Are SLIP/A/ — •7/074'# "Yr n✓,rl sae GY "Mir Qe... eerteir-TIO 1.1.11,07/L.* :Ala, WAWA p/24teeta.y �er.w ..7 .2'LWG4c , a;r- -�av AMA . -. _ eGCaw / _ u* ..Neill? .9595z/h$e ^ , .w s.Afrr r»zs S •c n. G..4.. j - .✓s ,uvu, /./...57. ....di .7 _ Ace. .xrtt* ✓H, az•telr/ t"'4 6. - 14/. R t.. .!ug1 4. x "r 7 ,N. SITE PLAN sae• ALL owe . � , y . ieea' 57"EF.' 4 -1 -9.ae 14.1 .NC aS ✓a KEN i.OrEY /!ai,.!!f,'r (;f., - 1111rni. i7•i on.arl.. as !! 3 / 0 0 • • • CC c dm • I Q CO I— CO O � • • • C • 0 v nanent grading and drainage plan City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 433-1800 Gary L VanDusan, Mayor CITY OF TUKWILA Notice of Public Hearing and Meeting of the Tukwila Planning Commission NOTICE IS HEREBY GIVEN that the Tukwila Planning Commission has fixed the 28th day of August , 1986 , at 8 :00 p.m. in City Council Chambers of Tukwila City Hall, 6200 Southcenter Blvd., Tukwila, Washington, as the time and place for: Public Hearings 86 -28 -R: Elling Halvorson, requesting a M -1 Light Industry Tukwila zoning classification to be established at 4621 S. 134th Place. Public Meetings 86- 40 -DR: Southland Corporation, requesting BAR review and approval of a 7 -11 convenience center at 14225 Interurban Ave. S. 86- 35 -DR: Fort Dent Office Building, requesting approval of a revised site and landscape plan for a two story 39,900 square foot office building on a 2.28 acre parcel at the northwest corner of Southcenter Boulevard and the access road to Fort Dent Park and adjacent to the Green River. 86- 22 -DR: United Homes Corporation, requesting approval of a revised site plan for a manufactured home display and sales center at the northeast corner of Interurban Ave. S. and Southcenter Boulevard. 86- 43 -DR: Robert Storseth, requesting BAR approval of Building F, Fostoria Industrial Park, 4385 S. 133rd St., Any and all interested persons are invited to attend. Published: Record Chronicle - August 11, 1986 Distribution: Mayor, City Clerk, Property Owners /Applicants, Adjacent Property Owners, File . i flr -- (;[ r ] AUG 1 1 1 t:.!"r ' OF i Urc,;.rViL/1 MASTER LAND DEVELOPMENT APPLICATION FOR(N ry..T. LAi,3 N { N t i DEPT. PLEASE WRITE LEGIBLY OR TYPE ALL REQUESTED INFORMATION -- INCOMPLETE APPLICATIONS WILL NOT BE ACCEPTED FOR PROCESSING. SECTION 1: GENERAL DATA TYPE OF APPLICATION: O BSIP Q SH PL O AT PERMI U'SUBDIVISiON OSMORELI 1 NE pRD DPMUD BAR INTERURBAN CONDITIONAL L ❑UNUSESS. VARIANCE C ZONING DAMENDMENT 1) APPLICANT: NAME Robert E. Storseth TELEPHONE ( 206 )747 -5665 ADDRESS15610 S.E. 24th Street Bellevue, WA ZIP 98008 2 ) PROP. OWNER: NAME SAME AS APPLICANT TELEPHONE ( ) ADDRESS ZIP 3) PROJECT LOCATION: (STREET ADDRESS, GEOGRAPHIC, LOT /BLOCK)4385 133rd, Tukwila, WA 98188 At the S.W. corner of 133rd Street and 42nd Avenue South SECTION II: PROJECT INFORMATION 8 ) CITY OF TUKWILA Central Permit System Control # File #(s) 8W Fee(s) $ ( Receipt # Z8 DESCRIBE BRIEFLY THE PROJECT YOU PROPOSE Building iS a light. industrial tilt -up concrete office warehouse project. ANTICIPATED PERIOD OF CONSTRUCTION: FROM September '86 TO March - '87 WILL PROJECT BE DEVELOPED IN PHASES? OYES NO IF YES, DESCRIBE: PROJECT STATISTICS: A) ACREAGE OF PROJECT SITE: NET 95,395 GROSS EASEMENTS B) FLOORS OF CONSTRUCTION: TOTAL # FLOORS 1 ± _ INCLUDES: 0 BASEMENT D MEZZANINE TOTAL GROSS 23,800 - INCLUDES: 0 BASEMENT [J MEZZANINE FLOOR AREA C) SITE UTILIZATION: EXISTING PROPOSED NOTES ZONING DESIGNATION Nil M1 COMP. PLAN DESIGNATION Light Industrial BUILDING FOOTPRINT AREA 0 0 22,050 0 LANDSCAPE AREA 0 0 33,342 0 PAVING AREA 0 0 19,L03 0 TOTAL PARKING STALLS: - STANDARD SIZE 0 31 - COMPACT SIZE 0 0 - HANDICAPPED SIZE a 1 TOTAL LOADING SPACES NA NA AVER. SLOPE OF PARKING AREA 0 �r2� AVER. SLOPE OF SITE 12% 10%,± IS THIS SITE DESIGNATED FOR SPECIAL CONSIDERATION ON THE CITY'S ENVIRONMENTAL BASE MAP? OYES [ONO SECTION III: APPLICANT'S AFFIDAVIT 1, Robert E. Storseth , REING DULY SWORN, DECLARE THAT I AM THE CONTRACT PURCHASER OR OWNER OF THE PROPERTY INVOLVED IN THIS APPLICATION AND THAT THE FORE- GOING STATEMENTS AND ANSWERS HEREIN CONTAINED AND THE INFORMATION HEREWI UBMITTED ARE IN ALL RESPECTS TRUE AND CORRECT TO E BEST OF MY 1 • 1 E I• BELT RESIDING AT DATE SUBSCRIBED AND SWORN BEFORE ME T}i 1 S 3 - • AY OF J• (- NOTARY PURL I ^ . I N AND FOR THE STA OF WASH I NGTON TURE OF CONTRACT PURCHASER OWNER) ' r Vicinity Map Legal Description 'IYIAI' I OR l' 01' 'TRACY 48, RIVERS H)l INI'I:RCIRBM '(7L \CZ's, A ACCORD I N: 'IO TI Ili PI Avninew ItI :LORIN:I) I N VOLUME 10 OF riArS, PN .1: 7a, IN KIN[: COUNl Y, WASH l NINON, LYING SOUTH OF SOUTH 133RD ;;'l'Itlil ?t' (W. W. HICK ROAD); AND '1'I At INV PORT IUN DI' 'I'INCI' 18, EOL :IORIA GARDEN 'TRACI'S, ACCORD LNG '111 '11IIi I'I Ar 'DIliRl•1)1•' RECORDED I N VOI UME 9 OF PI RI'S, PAGE 95, IN KINcI COUNTY, WA:IIININON, I.1'INO SOUTH OF SOUTH 133RD STREET .W.W. IINCI hVD); •i K:NI III:u WI'HI VACI'1'Id) 43RD AVENUE SOUTH (SW 1 ItE Nr}4Nt r) AI \'01 N •,t;. N•W ASI'NAI1r I'AVI:\SiNZ' -11 I•:Xlsl'. WNADNS - -ss-^ NXItii•. SANI'T'ARY SEWER LINE W EXIST. WATNN LINE G 1 .XISr. GAS LINE NI'.W GABION WALT, NEW STORM DRAIN -� - - NEW 4" llX 'lNG DRAIN b, I.E. = 12.3 EXIST. W.M. Ex1ST. SA.N.SEWEP LI5'i' STATION • 0 EXIST. CB' RIM = 20.50 1.E.= 12.59 . • EXIS - 2 I,,'. '1D" t'Mn 4 EXIST. S.S. MI RCM = 13.5t C1�' 1 y:91. �"/ / ' � \ \ '// i // CONC. RETAINING WALL PEI� ARCH. PLANS CONC. NTEPS PER ARCH. PLANS,. 1, 42 2,b' WDti.:..RLTAINING WALL PER ARCH PI NS .,"ONC S TER.S_LFR • \ i a' WNC 'WALE MATCH EXIST. A.C. PAVEMENT WITH NL'W ASPIIALT PAVEMENT TYPICAL ALONG EDGE OF EXIST. PAVEMENT • EXIST. CB N. RIM = 2 .20 ' 1.E.= 15.22 • EXIST. CH" RIM = 21-7 1.E.= 18.7 r- EXIST. DITCH TO BE MAINTAINED ss `3 1q' 2" CONTRACTOR SHALT. EXTEND EX1STI NG 30" CMP AS REQUIRED TO PROVIDE NEW ENTRANCE TO EX I ST. PAVEI•IIN°. EXlsr. A.C. PAVEMENT • • 1 . W EX 1ST. EDGE OF PAVEMENT-,, DOWNSPOUT (TYPICAL) CONTRACTOR SHALL TIGIrTLINi ALL DOWNSPOUTS TO STORM DRAINAGE SYSTEM CB 01 'TYPE: 11 - 48" W /RES'lIIICIOR OIL MAR SEPARATOR a SOLID LOCKING I,ID RIM = 22.17 1. E.= 17. OVEI(I•'LDN = 20.50 SLOPE AREA AMONG SOUTH PROPOEEPY LINE CO ' MATCH EXISTING GRADE to .# EXIST. •S. S. Nil WM -10 RIM = %18.96 11.7 (10 ") 14.0 (6 ") / C)NSrltUCI' GRASS LINED SWALE '10 FILTER SURFACE DRAINAGE PR1011 'PO ENTERING OIL /WATER SEPARATOR. 14AX. WATER SURFACE ELEV. = 20.50 I .L'.= 34.0 EXIST. sToR4 mil RIM = 38.0 1. E.• 30.50 (IN) -T.E.= 30.10 (OUT) S. 433r ti / ryp •t Y G EXIST .• OS 1.111 0M -11 RIM = 21.71 I.L•'.= 16.2 PROVIDE 3' WIDE BERM ALONG NOR1'll PROP. LINE. MIN. TEL. = 21.50 0 y �1 36" 52 r ICI 111 111 ICI 111 111 I 111 111 111 111 111 111 11! 111 111 111 111 111 111 111 I 111 I or II 11111 111,110111111111MIPIIIIP 111 111 111 111 ICI 111 111 111 ICI 111 111 111 111 3 4 5 6 __ IIF MICR 7 8 9 10 11 ^� "�� w" 12 � THIS MICROFILMED DOCUMENT IS LESS I CL EAR THAN THIS NOTICE, IT IS DUE TO sz h ez) zz Iz ( a TH E UALITY OF THE ORIGINAL DOCUMENT o [III 11)1111 �unl I)„ 1 km i ICI[ l)I) riIl"Imifml uu 1m !ill nnlgil6mhu____ illl�IlllmhTafiuliillllinhud lanai im 1' r k. s.5a "(:''R.` ! ".T` -(iv. ,t..p.•p• _r {�i.»v.•t,� 6 8 L 9 S 7 C Z l nry VIII !MIMI IIIIIIIII I I III IIIIIIIII IIIIIIIII IIIIIIIII IIIIIIIII IIIIIIIII IIIIIIIII� SURVEY DATA ALL 'TOPOGRAPHIC INFORMATION AND EXISTING UTILITIES 5110WN ON TIIIS PLAN WERE OBTAINED FROM BOUNDARY AND TOPOGRAPHIC SURVEY PREPARED BY BUSII, 140ED AND HITCHING$ INC. DATED 8/2 V85 JOB NO. 85157 AND FC5STORIA PARK SITE UTILITIES PLAN, DATED 9 /9/83, .3011 ND. 85184. 4" FUJI' I NG DIN IN AMJUNU 1'1311M1 ?rIlt OI' BUI 1.13 !AI Slil•: El'ltUC1411Ni• PI ANC / DE PA LS. 'l' I GII't'I,IME 'CO CIi I I 36 "SO 7 1.(4.DGICAPrE ANN III/ITN; IMAM: 1:1IAI,I, BE '['ICI M'I'LI NIiI) 'II) :;it d4.1 DIN I NA: !;'[:1 CO^'rRACIOR SINIA, Ill: ItESI °JNS I Ill ,E 'C L LYLNG WL'TII 'I111 Al'I'LICNILE LX)UE_ AI ItlfU'J I Id :MITTS FOR DF14)l,1'1'104 01' EXISTING BUILDINGS 10" 11W14-3 S i �XlHgrr J� GABION WAI.I, TOP = 34.0 00'T . = 26.0 GABION WALL TOP = 39.5 BOT.= 28.5 GABION WALL TOP = 29. �- IIOr.= 27.5 10 GAS VAULT NOTE: GABION WALL TO BE CONSTRUCTED IN ACCORDANCE WITH MANUFAC- TURES RECOMMENDATIONS AND SPECIFICATION_ O. Tr ' ��.' STAMP ' o ' c R1 N M Z bEHEIZ�V NO'I'�2 1: "'Mechanical, electrical and plumbing• drawings to , -be , bidder. design - '',portions 'of these shown on architectural ere .for design. intent only. - 2.-•Al1;titilities to be bidder.deaign. • .3:,' location of all utility stubs' prior to design' of utility • 'ayatema.•' . 4.• All dimension .lines to face of stud and 'centerline of beams and -casein,' unless otherwise noted. 5. Drawinga'•are not to. be scaled. Contact Architect for resolution of ". any oonfliote or diacrepenoy. • 6: Contractor to .verify all field dimensions and' conditions - any discrepancy between . plan and actual condition is to be brought to ,the attention' of Architect for resolution. 7. Curb heights max. 7" and mih. 4", max. step at doors to be 1/2" or as shown on details. 8. Max. ramp to be 1 in 20 for handicap. 1 in 12 for all others. • 9. See, Civil Drawings (site development) for grading, site utilities, catch basins, etc. 10. Each Contractor to inspect each sheet of drawings insofar as it' may apply to his portion of the work. Contractors to coordinate no no conflict occurs. 1.1; All. site development, building construction and handicap provisions are to meet or exceed applicable portions of Washington State Handicap Standards (WS8F Deaign), 0.S. H.A., W. I. S. H. A. , Washington State Energy Code or locally amended counterpart, U.B.C., U.P.C., U.M.C., N.F.P.A., etc., Local Zoning Codes and Local Ilmendments' to these codes and ' standards. (All current editions 83 .adopted by local authority). ' :72. Building address,to be clearly visible. '13. No occupancy prior to issuance of Certificate of Occupancy. 1;. Special teat' laboratory inspection required: for all site welding, high atrergth bolting, and all. structural concrete. 15. Poor no concrete when the anticipated site temperature will be below . 34 F during the first 48 hours of curing. 18. /n the event of field errors or omissions the Contractor shall notify the Architect and make no repairs without hie approval. 17. Contractor shall co - ordinate the work of all trades' to avoid interference between divisions of the work. • 18. Contractor to provide all work, services, and materials'neceasary'to.' . construct a complete operating facility. 19. The Contractor shall apply and secure all occupancy, sewer; storm,' water, electrical and other permits except building permits. He shall pay all necessary fees and post bonds required. , • • 20. The Contractor to provide energy budget calculations as required by Washington State Energy Commission. 21. Concrete walks to meet the following criteria: a. 4" thick with expansion joints at 20' -0" o.c. and score joints at 5' -0" 0.c. V, - b. 'Slope for drainage - 1% min., 3% max. 22. General Contractor responsible for all cutting and patching. 23.- . Repetitive features may be .drawn only once, but; shall be provided as � r: -- - -f- 211krb table• -fire ui extingahera,per'NFPA 10 endd in oonitruction shack IPenanent; eztingui'ehers b Owger I . r : Suapend ed'oei]ipga ",to ; be designed for seismic .Zone III,.sut,att: eel . .to 10011'bu$ldi authority; for /pprovIl T 6 `7}1e Contr, for ,shall ca11 the .' atruotural en { [meet tor; field ,. Vcbeervation prior,to pouring of precast panel and prior 'to;applioation }a { of roofing and as' specified r*oteohpieah' Engineer . W verity coil bearing prior to poutons of dotiage fi `Oeo hn ical .Enginee r ` to inspect and approve building jad prio ti to pouring floor. 29.,Geotechnical Engineer to inspect and approve paving areas prior to paving. 30. All roof mounted equipment to be: a. Curb mounted per plans. ` b. Screened per plans. . c. Approved by Structural Engineer for any beefing -up of structure because of mechanical unit. loads. ' 32. Provide mechanical ventilation per Uniform Fire Code Chapter 81. 33. Provide draft curtains at 10,000 s.f. or less. 34. Required hydrants per City Ordinance to be operational prior to combustible building materials delivered to site.. Fire flow. per 1.5.0 Guide. Hydrant locations shall be approved by Fire Department. 35. Fire sprinkler drawings are bidder design and shall comply with HF PA - 1975 and be approved by Fire Department. • 36. All high piled storage areas to comply with Article 35, Uniform Fire Code. 37. Storage, handling and use of combustible liquid per 'Article 15, Uniform Fire Code. 38. "Tenant improvements to have approval of Building /Fire Departments prior to constpuotion•or occupancy. '39. Rack storage over 8' in height requires seismic design calculations • under separate permit. 40. Provide approved monitored alarm system per Ordinance where required. 41. Provide approved hose stations per Ordinance where required. (bL.l'D (>. 4 7 PJLOb, C.00E : l ovc. ' _oNE: accoANGY coNhr /zuc:r `jrr /'4E,A ; 4 13,4 1 16 Bf • 171.-DO AF 1 '1 $00 ar / PeEi9LIa : 21' r •{'1 j T _71:71C. (tirizlNkL SRED) / 0 K4 r''1fPRA'IL• :HT zra3;L Tutee,„ rwlrh -4 1°i1114H � • • ✓ '�''' n os a� I 41='111= 1111 =ML =III i/ 1 a' \ to / 17 ■ { r \ •t o ., \ ~\ • st 1.: 3f. N vbt'Ir TV.. ENCL.. H •16 \\ t .}•'.o .. f • , p , p + + • • 5 �✓�Gt'IDN 44-AND I CA RAI•-1 T E/.12• -5' ACCEhh •54.0 We Am 055 e0; AAr G.AS I H- H h Vt i c 1/42.e c - 2KG e:MD PL, woLoso ra iron: cHi ' or' yTGGL Turin pI IL• o o J GUR r hi"�livi �--- , k 4 r, a IZ I.L+. w/.•1' Rio y L.AHD�AC✓rF -- 2 hrEEL TU3E GURh• 1�iE: . ""j IoN or• G I JIL- TN .670 5 W M vs.= r-' • T+.0 G• I. P• Gutz -i 4 a/4.1-1r J I I 1 \ I / `_ \ ` I'r1'hrHY•Lr /Cotyi• 'vu 7 t roP`r 1 \ X - -- 2-2 � / ib •W Pvc \ DUG# PULL I Afb F f . PHONE /Irr. rolAa.0 re: OAC (ttr) / - �l 6 61' 54 .FO' u 11 .0to • WA L-L- z 1 r ss So • 41"/ 15,19' S INDEX ,41a•cH S•o1-URAL_ A - I 0 51TE PLAN A -7 r-cepr PLAN A- 3 ELEVAT A - 4 WALL 554:noHh A - 5 - 114, DE'1'AILh A - 6 ! ALAN 4 51" rtu GT U Iza L_ FxDUHDATIoN PL-AN t1aeF 1=I=A1 pLAH DPYt - �lI L5 (25/7.11 1 AI EL ELGVA1I M' t'�NEI- ELV••rIoNh d�rAlL.s 4 64 ' 4 'tD h1 DRA'I . LAriDhGAP6 L -I L -A1Gr0 L I'r6 rLi N IfYIF WO-DR AuG 1.5 1986 CITY 01' 1u,.v.r.A PLANNING DEPT. 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PAK Cr GFa 4' PJUrIPEf h crir) - 0 \. - i%r <r rLTw' PrL I,o.l�. -,n - 0 MF - 46 DR - d' IfE,MIEICEM I AUG 151986, CITY OF 1UKWILA PLANNING DEPT. ••■ I III I III I III I III I III I III I III I III I III I III I III I III I I I�I I I.I I I I I I I I I I I I I I I I I I I I LI I I I I I I I I I IJ.I I.I II I.I.I.I I I.LI.II 1 1 1 1 1 111111 U.IJ11J111U 1111LI 1 11111 11 111 1 9 3 1 4 5 6 � l.._...__8 9 FIF THIS MICROFILMED DOCUMENT IS LESS, CLEAR THAN THIS NOTICE IT IS DUE TO' oe ez 9e Lz 9E sz hZ CZ I Ez Iz ' CTHE UALITY OF THE ORIGINAL DOCUMENT �' ° 111 I I Iul m u u l l l i l ®I II I111 1 i lluulnn6inluulii�llllulilii mfTlnjaii llnnliill cull ii 480 i1niduu1uul L'' si.�..r..¢•`_ r. .:;. _.,i.r,'�� �., I�II11111111111jIIII 111111lI1IIIII11111111'I 10 11 ...ow. 12 • 951 E w w0 I II III IIIIIIIIIIIIIIIIIIIIIIIIIIIIIII II TN 2 •1r �7 , 0 C .0 0 C 3 e e U e ' S • • .• • c 0 .. 0 LL y ° C W CL co 0: ■ 0 W . CC CC 0 IX uj 0 = L.L. a • • • � L r I 1 :A• mr:a^snmzs TREE STAKING DETAIL GENERAL NOTES i r PLANT LIST • ;rr1/t • fi 1— fry 4s/40 /NWT . TK/, 1 /le O ncr rL."4/17A/d3' 1. Sub grade to within 1/10 foot provided by geni61 contractor unless otherwisU' noted. f: : 2. 4" depth topsoil in all plOting•areas. ,y; 4 2• depth,bark Mulch in all, beds.• " I, , All - plant material and lawn: areas shall be fertilized as per specs. ' ),:• 5. 7:11 mass plantings shall' hive triangular spac 6. All plant material shall conform to USA standard for . nursery stock, latest edition. • . 1;• . 7. Plant material of size or that is not available may be substituted with approval of L.A. .i ' 8. Positive drainage shall .bs,aaintained, mound planting .. areas minimum 12 ", saximu1;slope 3:1, unless Otherwise � ' 'noted. t : , S 3 a Shrubs and trees minimum 4 from curb for oar overhang, I unless whselstops noted. ;0 I S 10. 6N wide mulch mowing stri}: where lawn is adjacent to building. : 11. Landscape contractor shall maintain site until final inspection and acceptant.:;' G'T7: �rAV��G l Ga/4-1/!'•L7V MM /e• z "4"4/ /11 i4E0 54'P / ROO 5'UM '7 M4OLE /7 /'A/u5 Ni/Tot / /7'V' ti' - 6' 0 _ Ac5R , 4Lrsvu,'1 G/ ery Li rra-e g OD /7 fir/0/ MA F/1ASEra/ 30 " /`W, ee 9 igracbpt7vt7RON /•cz✓/AgEr "M /N. CO /O i'4 roaxert/Cmv vercciLv vc" ,wV, 90 Well/gA 040,0// 2 6�L ! a HEixRA fh'!L/x ' .�1GTKA ' / r/G 1W 4 " /Dr$ 1•1 >0/7o • Q CLO ✓Cf t /'W /LGI<LO/c/E/o M/X /2 /°60L1422156/ ". i'1 NL✓OS // / i6LA�3 F /r'Q 8 'M /N, EVERGREEN . TREE STAKING D -: "GAL.. Btj 414 ev , /v i-r•Wiae p^t.■. • wi/lre Ttflit Li n GL �/vf ✓ /NYL f' 2' AVArkie , KO/Ai 7 w /rrr 1 0 2•2 574''ce es4ce ,4r rS .5 /moo ,hv7Nb M/x ,w., 5i4C ar / 41444- SHRUB .PLANTING DETAIL - ,r,.uve O /ffeA0.0"4lO O,ROPSev G' t'1/eer - 2 "CCE,. {+/AEA .CA4/N 14//i7.1 /44/LCp1 ,% Wf /M /'/f Tsc' 9 srzE 'f , r o/�cL Al/A. ! eu/LGS'N6 EX /Sr /NG LAvosaa -/.V� SITE. PLAN 1 .,, ?0 , e.x/srivG- 5.z/w sr7gr SAVE Aid.. 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