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HomeMy WebLinkAboutPermit DR-05-84 - WESTERN PACIFIC PROPERTIES - GULL INDUSTRIES DESIGN REVIEWDR-05-84 13435 INTERURBAN AVENUE SOUTH WESTERN PACIFIC PROPERTIES GULL INDUSTRIES DESIGN REVIEW Page -2- Planning Commission Minutes June 27, 1985 TUKWIL P .(r G COMMISSION Rick Beeler Associate Planner RB /blk BOARD OF ARCHITECTURAL REVIEW A. DR- 12 -85: The Architectural Consultants, requesting approval of a mini - storage warehouse facility of approximately 100,000 square feet, at Interurban Ave. S. and S. 143rd. Chairman Knudson excused himself from this item and the remainder of the meeting. Vice chairman Kirsop assumed the chairmanship. Ms. Bradshaw summarized the staff report. Carl Tollefson, The Architectural Consultants, spoke in agreement with the staff report. Mabel Harris, 14301 Interurban Ave. S., asked to view the conceptual drawing presented by the applicant. MR. ORRICO MOVED THAT THE BOARD OF ARCHITECTURAL REVIEW APPROVE THE MINI - STORAGE FACILITY WAREHOUSE, APPLICATION DR- 12 -85, BASED UPON THE FINDINGS AND CONCLUSIONS OF THE STAFF REPORT, AND APPLY THE FIVE CONDITIONS LISTED IN THE REPORT. MR. SOWINSKI SECONDED THE MOTION. MR. LARSON MOVED TO AMEND THE MOTION TO REQUIRE THAT THE REVISED FENCE BE BROUGHT BACK TO THE BOARD FOR REVIEW. MR. ORRICO SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. MAIN MOTION PASSED UNANIMOUSLY. OTHER BUSINESS Ms. Bradshaw presented a revised color scheme for the F1exi= Five'building (application DR-05-84), for the Board's comment and information. ADJOURNMENT MR. LARSON MOVED TO ADJOURN THE MEETING. MR. ORRICO SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 433 -1800 Gary L VanDusen, Mayor TUKWILA PLANNING COMMISSION Minutes of the June 27, 1985, meeting. Chairman Knudson called the meeting to order at 8:00 p.m. Other Commissioners present were Mr. Kirsop, Mr. Orrico, Mr. Larson and Mr. Sowinski. Representing staff were Brad Collins, Moira Carr Bradshaw and Becky Kent, Planning Department. CITY COUNCIL ACTIONS Mr. Collins briefed the Planning Commission on the McMicken Heights compre- hensive plan amendment and rezone, and the Windmark Homes appeal. PUBLIC HEARING A. 85 -23 -R: 51st Annexation between S. 164th and S. 166th Streets, requesting rezone of King County zoning classification of RS -7200 (Low Density Residential) to City of Tukwila zoning classification of R -1 -7.2 (Single Family Residential) located in the first 175.24 feet lying west of 51st Ave. S. between S. 164th St. and S. 166th St. Mr. Sowinski excused himself from consideration of this item. Ms. Bradshaw summarized the staff report. Chairman Knudson opened the public hearing. Ben Angland, 16427 51st Avenue S., inquired about the setbacks of the sub- ject properties. Ms. Bradshaw explained the setback requirements. Chairman Knudson closed the public hearing. MR. KIRSOP MOVED TO ACCEPT THE FINDINGS AND CONCLUSIONS OF THE STAFF REPORT AND RECOMMEND TO THE CITY COUNCIL THAT THE AREA BE ZONED R- 1 -7.2. MR. LARSON SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. Chairman Knudson asked that the Mayor's office be encouraged to find a replacement for the vacant Planning Commission seat. June 25th, 1985 Moira Bradshaw Planning Department City of Tukwila 6200 Southcenter Blvd Tukwila, WA 98188 Moira: Attached, please find an architect's rendering and a color board describing the exterior building colors for Flexi -5 Interurban, Phase I. This color selection is submitted for Planning Department review. The Staff Report from the Planning Commission regarding this development recommended that the colors for the building should not be unduly bright, but should be harmonious with the existing development. We hope the Planning Department will find this color combination appropriate. Sincerely, WESTERN PACIFIC BUILDING CORPORATION (AV ohn R. Holt JRH:pp 9.74 Enclosure: WESTERN PACIFIC BUILDING CORP. Gen eral Con tractor 13975 Interurban Avenue South • Seattle, Washington 98168 • (206) 241 -1616 WESTEPB1 9000 EglOra JUN 2 5 1985 CITY OF TUKWILA PLANNING DEPT. Rick Beeler Department of City Planning City of Tukwila City Hall 6200 Southcenter Boulevard Tukwila, WA 98188 Dear Rick: WESTERN PACIFIC BUILDING CORP. General C ontractor June 5, 1985 This is in response to your request for information on our proposed HVAC system in terms of visual and sound impacts, and our proposed steps to mitigate those impacts. Sound The noise generated by each of the two proposed heat pumps is 45dba at the property line. This is less than the nighttime noise generation allowed by a typical residential heat pump. The daytime allowable level is in the 50's. Measurement to the property line overestimates the noise which would be perceived by adjacent neighbors. The property owner to the south would have to build at least 10 feet back from the property line. The residential development on top of the hill is at least 35 feet from the ground, thus reducing the impact of the heat pump located on the ground considerably, while the unit on the roof would be at least 15 feet from the property above. Therefore, the noise impacts of the two heat pumps would be minimal. This estimate does not even begin to take into account the masking effect of the traffic noise on Interurban and entering and leaving the parking areas. Visual Neither heat pump will be visible from the ground, except the heat pump on the ground, which would be visible from the south. We pro- pose to locate the landscaping to minimize the visibility of the heat pump from there and assume that the evergreen foliage would shield the view from above. The rooftop unit will be visible only from the properties on the top of the hill, and that will be minimal because of the extensive tree cover. When the trees are leafed out, there should be no visibility; in winter a broken view. The parapet walls shield the view from ground level. 13975 Interurban Avenue South • Seattle, Washington 98168 • (206) 241 -1616 WESTEPB1 9000 ( °aliNN ,!UN '11985 CITY UP TUKvW►LA PLANNING DEPT. In order to avoid any negative visual impact from above, we would be willing to provide a lattice screen on top of the roof unit.. The attached sketch shows our proposed screen. We will construct it if you feel it is necessary. Please contact me if you have any questions about the responses to your concerns. Very truly yours, Judith G. Stoloff I- kW(' ?uric" 4 DaLTwoaC. Two sro,t Y 41414 FLAT COW t Mr_Srf- TA ¢A V Cwt. wCu.t. 3a" 14104 Z 4 301 4 ?LAN WtTW %NEAt::.:'fun FLEX%- S INN Yt Sio 1.1% (...% FLAr zoo c WITH full. PiticimEfEiC MitriPF_T wnt.L 30" %ILO I ST0Vi VA%(Ai RAT t w ITN f1JLL. 4tL11 PARt'p F T wom.%. 30" %% L A LATttCt. £ttu t.1 t ovet it :NEAT ft%w + O . DUCT TWO STOtt MIL% FLAT Mc W1Til FuL.. 9f.tihlr.4rQ. pA¢eirsT %rem. sa" . 1.41t.% F<_EX1- S ITITESLtIICV.11N A LOOF ?LAN W1ta AtAT fillt LOW.OU • q u APPLICATION GUIDE The Trans Company, Dealer Products Group,- .,'ler, Texas 75711 Introduction Noise ... a topic of conversation as common today as the pollution of air and water. Noise generating machinery such as airplanes, automobiles, trucks, lawn mowers ... products of our modern tech- nology ... are creating noise levels which at times become seemingly intolerable. In fact many local governments are enacting noise ordinances designed to control noise sources. Of specific importance to our industry is that outdoor air conditioning equipment is often singled out as a noise source and limitations are placed on the noise pro- duced. Part I — Industry Standards ARI- Standard 270 Recognizing the potential seriousness of the noise problem and the need for a standardized method to determine the sound level of equipment, ARI devel- oped a Standard For Sound Rating of Outdoor Unitary Equipment (Standard 270). Unitary equipment tested in accordance with this standard is assigned a numer- ical value called a noise rating (NR). ARI- Standard 275 Knowing the sound level of equipment under test conditions alone is of little value to the field. Subse- quent to ARI Standard 270 which covered equipment rating procedures, another standard was developed which shows how this noise rating number can be used in actual application. This standard is known as Standard 275, Standard for Application of Sound Rated Outdoor Unitary Equipment. This publication can be ordered from Air Conditioning and Refrigera- tion Institute, 1815 North Fort Meyer Drive, Arling- ton, Va. 22209. Part II — What Is An ARI Noise Rating Number? The noise rating is that number which is assigned to equipment rated in accordance with ARI Standard 270. It is determined by measuring the sound power generated by the equipment under specific condi- tions in 21 increments ( octaves) from 100 to 10,000 hertz. These readings are weighted to the response of the ear and corrected for pure tones. This data is then reduced to a single noise rating number. Equipment with equal NR's are presumed to have equal annoyance. The higher the NR's the great- er the annoyance. How Are Noise Rating Numbers Applied? ARI Standard 275 assigns numerical values to easily identifiable factors. These values either amplify or dampen the effective sound level emitting from the equipment as it travels from the source. For instance, a wall adjacent to a condensing unit, amplifies the sound level, conversely a solid wall or parapet in line with the unit will dampen the resulting sound level. The factors that influence the sound level at the point of evaluation are: K £ee.,[ er . Equipment Location Factor — This factor takes into consideration the effect of walls and other reflective surfaces adjacent to the equipment. Barrier Shielding Factors — This factor accounts for the sound reduction benefit of any solid structure that obstructs the line of sight (or sound) from the equipment location to the point of evaluation. Such a barrier may be the corner of a building, the edge of a roof, or a heavy wall of masonry. Sound Path Factor — This factor adjusts for the path of sound from the unit to the points of evalua- tion, which may be to the outdoors only, to a room through open windows, to a room through closed windows, or through a wall. Distance Factor — This factor is the direct distance between the equipment and the point of evaluation and is very significant. After becoming familiar with ARI 275 it is relatively easy to predict the sound level at a point of evaluation of sound rated equipment. This predicted sound level can then be compared to the local code to determine conformance. Other Factors Affecting Noise Factors in addition to those previously mentioned can cause irritating noise problems. When applying equipment follow these specific rules whenever sible. 1. Keep equipment away from 2. Keep equipment away from 3. Keep pad from contacting bu walls. 4. Isolate equipment from pad or 5. Provide adequate vibration iso transfer of vibration from equipment tions of building. 6. Isolate refrigerant lines from building: 7. Insulate and isolate duct work. 8. Keep top discharge equipment away from roof overhang. What The Application Engineer Must Know The air conditioning application engineer must broad- en his knowledge of local sound regulations. He must be informed of industry accepted methods of sound determination. He must be aware of thesound levels produced by various types of equipment and be able to predict the noise level resulting from'his applica- tion. He must be familiar with methods of reducing sound levels at tolerable cost and with mimimum effort. He should have a copy of ARI Standard 275. Part Ill — How To Use The ARI Sound Certifica- tion Program The ARI Sound Certification Program is a rating and application concept that represents a definite break- through in the ability to predict in advance one of the following: sen ternal por- 1. What dBA level be anticipated from a given application design at some point such as: a point on the neighboring property lines, in the center of a neighboring patio, or outside a living area window (of neighboring property) nearest the equipment loca- tion. 2. Or what is required in the way of added cost to meet a proposed regulation or ordinance. 3. Or if the regulations which may be proposed in an ordinance can be met at all. General The use of the calculation form permits contractors, dealers, engineers, municipal inspectors, or other qualified persons to predict the sound level resulting from the operation of outdoor sections of ARI sound - rated unitary air - conditioning or unitary heat pump equipment. The calculation form is based on ARI Standard 275 for Application of Sound Rated Outdoor Unitary Equip- ment which provides a unique method of predicting the sound level mentioned above. A simple step -by- step procedure is given which uses a noise rating number for the outdoor equipment (determined in accordance with ARI Standard 270) and the distance . to the point at which equipment noise is to be pre- dicted. This calculation form includes the information necessary to predict the sound level at any desired location. In addition to distance, the equipment loca- tion, barrier shielding and sound path factors are taken into account in the prediction. If it is necessary APPLICATION GUIDE The Tine co�nv.nr( rw Adducts Group, TyMr; Texas 7571 Furthermore, it gives all who are interested an under- standing of just what the sound levels of typical resi- dential air conditioning installations are or what can realistically be expected. This will permit public offi- cials concerned with enacting sound regulations to determine what that portion of the population desir- ing the health and comfort benefits of air conditioning are willing to accept in the way of added cost, if any, and thus determine what may be acceptable to the majority. Using the rating and application standards of ARI makes the procedure quite simple. Instructions to predict the sound level which would result from the installation of more than one outdoor unit, see ARI Standard 275. Sound Pressure Level Calculation The starting point is the NR number of the unit from product data or the ARI directory. This is adjusted by applying: 1. The location factor which adds to the noise level since it deals with reflective surfaces. Table 1 -1 2. The shielding factor which reduces the noise level since it deals with barriers between the unit and the point of evaluation which make the noise path longer. Table 1 -2 3. The sound path factor which deals with the imme- diate construction between the evaluation point and the unit, primarily windows. Table 1 -3 4. The direct distance between the unit and the eval- uation point. Table 1 -4 TABLE I. APPLICATION FACTORS FOR ESTIMATING A- WEIGHTED SOUND PRESSURE LEVEL , 1. Equipment Location Factor. Factor Value a. Equipment on ground or roof or in side of building wall with no adjacent reflective surface within 10 feet (d greater than 10 ft.) 0 dB b. Equipment on ground or roof or in side of building wall with a single adjacent reflective surface within 10 feet (d less than 10 ft.) 3 dB c. Equipment on ground or roof or in side of building wall within 10 feet of two adjacent walls forming an inside corner (d less than 10 ft. to both surfaces) 6 dB d. Equipment on ground or roof or in side of building wall and between two opposite reflecting surfaces less than 15 feet apart 6 dB 1 .a. Distance greater than 10 —42. ft. to reflective d surface 1.b: Distance less than 10 feet to d reflective surface --42. Residence Residence Unit Unit Reflective Surfaces '♦--- Reflective Surface 1.c. Distance surfaces less than 10 ft. to both reflective 1.d. Distance less than 15 ft. between two opposite reflective surfaces , • Reflective &ghee Garage Unit d Clrport- d d 0 Residence Unit Garage Residence 4. APPLICATION GUIDE m. none Canpry, "aate.wo 2:22 *op, r,M► 2. Barrier Shielding Factor (See Sketches, below). Sound reduction benefits can be gained when a solid structure obstructs the sound path. These structures could be: a. Corner of building - c. Parapet around flat roof b. Corner of flat roof and wall d. Heavy continuous 2.c 2.b i Point of Lz Evaluation .../111111121 2.8 ■.a/ , (n 1 Flat Roof " and Wall • L, ■ as Barrier 12 Point of Evaluation • Corner of L, Building as Barrier- I / I Parapet as p Barrier L2 // . D Point ofA `O - Evaluation L = L, + L2- D, where: L z L 1 + L 2= distance in feet from equip - L i ment to point of evaluation around barrier (Use minimum L L2 L Factor Value 0.5 In O .a 6V c+, CD GN7 4 dB 7 dB 10 dB 12 dB 15 dB 17 dB 1 + E .... o Point of value). /, Evaluation D = Direct distance in feet from equipment to point of evaluation Equipment Barrier with no barrier. Determine D by layout sketch. 3. Sound Path Factor. Factor Value a. To a point of evaluation outdoors b. To room through open window(s) or open door(s) c. To room through closed single glass window(s), or door d. To room through closed double glass window(s) or solid wall .. . 0 dB , .. 10 dB: . -. . 1 7 dB -23 dB r , z ' � • y r :c. t. _ t F;. • .. Open Window , x",!- • • , . t1 . K .i !' _ ..d"' `. . P *� Patio • Outdoors U nit Path 3.c Closed Window Single glass APPLICAT/ON.GUIDE ram Owe r Products Groopi.'7,r; Tam 75711 4. Distance Factor — more distance between the equipment and the point of evaluation will reduce the sound pressure level. Therefore, the calculations must include adjustments for this separation. Distance Between Unit & Evaluation Point (Ft.) PPDPEATV CNC Distance Between Unit & Evaluation Point (Ft.) ,, , Distance Factor Value (dB) , Noise rating x 10 g, 2_ 15 20 25 30 40 50' .--2,---, - --- -. . • + e, 2 + + Add location factor + 3 + + Subtract shielding factor — 11 — — Subtract path factor — 0 — — Subtract distance factor , . — zq ' . — Total .+ • - "7 — '+ e - 6 .- ' + I L: Net -• estimated A-weighted sound pressure -: level ( -± 5 db) .. — - :, - .1 7 li, .( , . . _ • 4. Distance Factor — more distance between the equipment and the point of evaluation will reduce the sound pressure level. Therefore, the calculations must include adjustments for this separation. Distance Between Unit & Evaluation Point (Ft.) Distance Factor Value (dB) Distance Between Unit & Evaluation Point (Ft.) ,, , Distance Factor Value (dB) 5 6 7 8: 10 11.5 13.0 . 14.5 15.5 16.5 15 20 25 30 40 50' .--2,---, - --- -. . • 21.0 23.5 25.5 27.0 29.5 , 31.0 ' • • APPLICATION'OUIDE The- Tram Company,: Maier Products CifoupC tw; Texas 7571' Below is a blank form you can copy to calculate specific situations. On the following pages are some calculation examples. 4 °OF TeD, • • 44 M 1 ' .. ,' , . ' f; -. Propertir Line ' }J t •. Pa Neils rating x 10 + 74 • + 74 Add location factor ' + 3 + 3 Subtract shielding factor — 0 — 8.5 Subtract path factor — 0 — 0 Subtract distance factor — 17.5 ' — 21.7 Total + + 77 77 Total ' — — 17.5 30.2 Net = estimated . ' ' 59.5 46.8 A- weighted sound pressure level (± 5 db) Property line It I 1 I 1 r 10' 13' • APPUCATOON GUIDE= The Trine Canpun'...1saW Products Group. Ty1sr, Texas 7571.1 Example: 1 & 2: Property line direcly in front of unit and patio behind house. Unit — TX736, NR = 7.4. 1. Enter noise rating x 10 = 74. 2. Add location factor from table 1 item b = 3db. 3. Subtract barrier shielding factor from table 2 — not applicable for property line but item 2a applies for patio calculation. See sketch B for calculation of L. L = 1.64 so factor = 8.5. 4. Subtract path factor — both points of evaluation are outdoors so factor is 0. 5. Subtract distance factor -- from sketch A we can see distance to property line is 10' so factor = 17.5; from sketch B distance to patio = 16.4 so factor is calculated by interpolating between. Distance 15 18.4' 20 Factor 21 21.7 23.5 APFvCATIONGU1DE. ::; .... . TM Trans . Com nY. Dealer Productt 01414,•.. yl.r, reza$ 7a71 Example: 3 & 4: Add a wall and a neighbor's house next door per sketch C. 1. The procedure is unchanged for noise rating, NR x 10 = 74. 2. The location factor is now 6 db since unit is between two reflecting surfaces Tess than 15 ft. apart. Table 1d. 3. The shielding factor is determined by calculating L, L = L, + L2 — D = 12.8 + 15.5 — 25.3 = 3. From table 2 factor is 12 db. 4. Sound path factor from table 3 B & C is 10 db for an open window and 17 db for a closed window. 5. Distance factor from table 4 is 25.5 db. 15' 1- 10' Sound Pressure Level Calculation Sketch C The Trane Company Dealer Products Group • Troup Highway • Tyler, TX 75711 L, = 12.8' L2 = 15.5' D = 25.3' P.t. Open Window Closed Window Noise rating x 10 + 74 + 74 Add location factor + 6 + 6 Subtract shielding factor — 12 — 12 Subtract path factor . - ...M_.. — 10 — 17 Subtract distance factor : — 25.5 — 25.5 Total + _ ,., . + 80 80 Total — — 47.5 54.5 Net = estimated 32.5db 25.5 A- weighted sound presaut ::*t ;n 3w t 7 %.,. /'elk: _ - levet•(± 5:db)7 ; - ,w „;.* -; _ -- ;.. ,, ;1 ;i;: ;, -- t . .. 7 77 _ APFvCATIONGU1DE. ::; .... . TM Trans . Com nY. Dealer Productt 01414,•.. yl.r, reza$ 7a71 Example: 3 & 4: Add a wall and a neighbor's house next door per sketch C. 1. The procedure is unchanged for noise rating, NR x 10 = 74. 2. The location factor is now 6 db since unit is between two reflecting surfaces Tess than 15 ft. apart. Table 1d. 3. The shielding factor is determined by calculating L, L = L, + L2 — D = 12.8 + 15.5 — 25.3 = 3. From table 2 factor is 12 db. 4. Sound path factor from table 3 B & C is 10 db for an open window and 17 db for a closed window. 5. Distance factor from table 4 is 25.5 db. 15' 1- 10' Sound Pressure Level Calculation Sketch C The Trane Company Dealer Products Group • Troup Highway • Tyler, TX 75711 L, = 12.8' L2 = 15.5' D = 25.3' P.t. JOSE . • STE ' O C. NO E` ' i 000280 • • • • • • r `► ,� �, ♦ • , - v ; / 1 • 4 z v0A . 't SO�o �c to :I" o�� . •4 Rt • S O -, 0 w ! • i�o f i NWT „ /.3 7 RECIPROCAL EASEMENT AGREEMENT Agreement made this .mi day of May, 1981,-between DONALD A. MOODY and NANCY MOODY, husband and wife, STEVEN M. HARRIS and BENITA HARRIS, husband and wife, and JOHN F. BLOOMQU IST. and JANICE S. BLOOMQUIST, husband and wife, all as tenants in common ( "Moody "), and SEATTLE REALTY, INC., PENSION TRUST ( "Seattle Realty "), hereinafter sometimes collectively referred to as "the parties ". WHEREAS, Moody is the owner of Lots 1, 2 and 3, and Seattle Realty is the owner of Lot 4 of the following described Prop- erty: Lots 1, 2, 3 and 4 of Short Plat No. 80- 36 -SS, File No. 8102020582, situate in King County, Washington, and more fully described on Attachment A hereto which is incorporated herein by this reference, and NOW, THEREFORE, in consideration of the mutual agreements herein contained, the parties covenant and agree for them- selves, and their heirs, successors and assigns, as follows: 1. Easement to Seattle Realty Moody grants to Seattle repairing & maintaining Realty an easement for the purpose of constructing /an entryway and parking area as indicated on the site plan, a copy of which is attached hereto as Attachment 13, the cost of construction of the parking area and entryway to be borne by Seattle Realty. Seattle Realty grants to Moody and all tenants and licensees of the Moody properly, or any part thereof, and their business invitees, licensees and employees, the right to use the entry - ingress and egress way, free of charge, for MCMO cxxto the Moody property. 2. Mutual Parking Easement. Moody and all tenants and licensees of the Moody property, or any part'thereof, and their business invitees, licensees and employees, 'shall have the right to use, free of charge, the parking area constructed by Seattle Realty (which expression as used herein includes entrances, exits, driveways and walks) in common with Seattle Realty, All tenants and licensees of the property owned by Seattle Realty, or any part thereof, and their business invitees, licensees and employees shall have the right to use, free of charge, any parking areas, constructed by Moody (which expression as used herein includes entrances, exits, driveways and walks). 3. Maintenance of Parking Areas. Until Moody has com- pleted construction of a parking area on the Moody property, Seattle Realty shall be responsible for maintenance and upkeep of the parking area which is designated on Attachment B here- to. Once Moody has completed construction of any additional parking on the Moody property, the maintenance and upkeep costs for all the parking areas shall be borne equally between Moody and Seattle Realty. 4. Covenants Running with Land. The easements hereby granted, the restrictions hereby imposed, and the agreements herein contained shall be easements, restrictions and covenants running with the land and shall inure to the benefit of and be binding upon the parties hereto and their respective heirs, successors and assigns, including, but without limitation, all in DONALD A.`"..DY NANCY STEVEN M. HAf BENITA HARRIS S J F. BLOOMQUIST JAN CE S. BLOOMQU T SEATTLE REALTY, INC., PENSION TRUST On this day personally appeared before me DONALD A. MOODY and NANCY MOODY, to me known to be the individual described in and who executed the within and foregoing instrument, and acknowledged that they signed the same as their free and volun- tary act and deed for the uses and purposes therein mentioned. GIVEN under my hand and official seal this j day of May, 1981. NOTARY PUBWC in and for the State of Washington, residing at King County STATE OF WASHINGTON ) ss. • COUNTY OF KING On this day personally appeared before me STEVEN M. HARRIS and BENITA HARRIS, to me known to be the individual described in and who executed the within and foregoing instrument, and acknowledged that they signed the same as their free and volun- tary act and deed for the uses and purposes therein mentioned. r-i() GIVEN under my hand and official seal this ± ) day of May, 1981. STATE OF WASHINGTON ) ) ss. COUNTY OF KING STATE OF WASHINGTON COUNTY OF KING ) ss • NOTARY PUBLIC in and for the ton r siding King of Washington, g g County On this day personally appeared before me JOHN F. BLOOM - QUIST and JANICE S. BLOOMQUIST, to ine known to be the individu- al described in and who executed the within and foregoing instrument, and acknowledged that they signed the same as their free and voluntary act and deed for the uses and purposes therein mentioned. GIVEN under my hand and official seal this ' "day of May, 1981. )/k), / NOTARY PUBLIC in and for the State of Washington, residing at King County On this" -} day of May, 1981, before me, the undersigned, a Notary Public in and for the State of Washingto , duly commissioned and sworn, y pp f, "?•. _) personally a eaxed , ( �r r`1 � �: � l•' , to me known to be the - J;�,�' `,Yt -L )S- iv! • •r-r> t__ -of SEATTLE REALTY, INC., PENSION TRUST, the core ration that executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that (s)he is authorized to execute the said instrument and that the seal affixed is the corporate seal of said corporation. -4- Witness my .hand and official seal hereto affixed the day and year first above written. 6274A NOTARY PUBL C in and for the. State of Washington; residing in King County Page -2- . PLANNING COMMISSION MInutES January 24, 1985 Joanne Poirer, 13405 42nd Ave. So., Seattle, WA 98168, expressed her con- cern with maneuverability problems, early morning and late evening noise, and trailer parking from other operations on the site. Chairman Knudson closed the public hearing. MR. KIRSOP MOVED TO GRANT A CONDITIONAL USE PERMIT FOR NORTHWEST IMPORT AND DISTRIBUTION, CORP., FOR USE OF APPROXIMATELY 3,000 SQUARE FEET OF BUILDING B ON THE SITE SUBJECT TO LIMITATION OF OPERATING HOURS FROM 7:00 A.M. TO 6:00 P.M., MONDAY THROUGH FRIDAY, AND THAT THERE WILL BE NO LONG TERM PARKING OF TRUCKS, VANS, OR TRAILERS ON THE SITE. MR. ORRICO SECONDED THE MOTION. Mr. Coplen asked the applicant if the stipulation of not being able to use Saturday or Sunday would be a hardship. Ms. Pitts said no. Mr. Orrico asked if this would apply only to this company. Mr. Beeler said yes. MOTION PASSED UNANIMOUSLY. BOARD OF ARCHITECTURAL REVIEW Mr. Knudson opened the public meeting. A. DR- 05 -84: Gull Industries, requesting approval of final color scheme of the expansion and remodel of the existing service sta- tion at 13435 Interurban Ave. S. Mr. Beeler summarized the staff report and submitted a color sample to the Board. Roger Olinberg, Gull Industries, described the color scheme to the Board. Mr. Coplen was excused from the meeting at 9:05 p.m. MR. KIRSOP MOVED TO ACCEPT THE GULL INDUSTRIES COLORS AS PRESENTED. MR. SOWINSKI SECONDED THE MOTION WHICH PASSED UNANIMOUSLY. Mr. Orrico was excused from the meeting at 9:05 p.m. B. DR- 02 -85: Hampton Inn, requesting approval of a hotel replacing the previously approved Tukwila Inn Hotel at approximately S. 158th St. and West Valley Highway. Mr. Beeler said the application was not ready for the Board's review because the environmental review had not been completed. Richard Pringle, representing the applicant, requested a special meeting for February 14, 1985. The Board granted the request. TUKWILA PLANNING COMMISSION Minutes of the January 24, 1985, Planning Commission meeting. Chairman Knudson opened the meeting at 8:05 p.m. Other Commissioners pre- sent were Mr. Orrico, Ms. Avery, Mr. Sowinski, Mr. Knudson, Mr. Coplen, Mr. Larson, and Mr. Kirsop. Representing City staff were Rick Beeler and Becky Kent. APPROVAL OF MINUTES MR. ORRICO MOVED TO ACCEPT THE MINUTES OF THE JANUARY 10, 1985, PLANNING COMMISSION MEETING. MR. COPLEN SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. PUBLIC HEARINGS A. 85 -10 -CUP: Northwest Import and Distribution, Corp., requesting approval of a truck terminal at 4475 S. 134th St. Chairman Knudson opened the public hearing. Mr. Beeler summarized the staff report, and added a preliminary second recommended condition of operation during regular business hours of 7:00 a.m. to 6:00 p.m. Mr. Beeler read into the record a letter from Mr. and Mrs. Alan Merkle expressing opposition to the conditional use permit. Deanna Pitts, Northwest Import and Distribution, Corp., described their truck terminal operation. The Commission discussed the circulation on the site and the condition of hours of operation. Ms. Pitts indicated the hours of operation would not be a hardship and their working hours were 8:00 a.m. to 5:00 p.m. Mr. Beeler clarified that there would be at most two trailers on site at one time, but that at a maximum during the day there would be six round trips. The applicant agreed. City(f Tukwila • 6200 Southcenter Boulevard Tukwila Washington 98188 ' via Planning Department September 13, 1984 Mr. John R. Holt Western Pacific Building Corporation 13975 Interurban Avenue Seattle, Washington 98168 RE: REQUIRED• STREET IMPROVEMENTS ON 57th AVENUE SOUTH (West of Interurban) . BY FLEXI -5 DEVELOPMENT Dear Mr. Holt: Per'our phone conversation of 9/14/84 your proposed public street improve- ments in 57th Avenue South as outlined in your /10/84 letter are found to be acceptable and approved through the Public Works Director with one exception as follows: the installation of the extruded curb along the northly border of the roadway shall be concrete curb and gutter (per the City's Standard Plans) instead of extruded curb. Per our phone conver- sation this date you indicated that as a developer's representative this is acceptable to the developer and will be constructed as such as part of the Flexi- 5.development. Under these conditions. I will recommend to the building official that the building permit be issued. It is anticipated that the final working set of drawings will for the improvements in 57th Avenue will be submitted. within three weeks of the .date of this letter to the City for review and'approval. This plan resub- mittal will include criteria provided per the attached correspondence and . prior approval correspondence for your development by Public Works. Sincerely yours Phillip R. Fraser Senior Engineer /cs cc: Byron G. Sneva, Public Works Director Ross Earnst, City Engineer -Brad Collins, Planning Director Lorraine Cronk, Building Official Sally Heye, Assistant Engineer file Enclosures: (2) 'cc. City Engineer • File City("f Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 MEMORANDUM . TO: Byron G. Sneva, Public Works Director FROM: Phillip R. Fraser, Senior Enginee DATE: 9/10/84 SUBJECT: Proposed Street Improvements in 57th Avenue South (west of Interurban) by Flexi -5 Development • Per the attached 9/10/84' letter of John Holt of Western Pacific Building Corporation, representing the Flexi -5 Development at . 57th Avenue South and Interurban -- proposed is the development of . a portion of 57th Avenue South just west of Interurban Avenue as a public. roadway to serve access needs for the poposed Flexf -5 Development. I recommend this partial development of 57th Avenue. as proposed with one exception: Installation of the extruded curb along the northerly border of the roadway should be a concrete curb and gutter per the City's Standard Plans. The 20'foot roadway. pad provides two 10•foot driving lanes and meets the requirements of the Tukwila Fire Department for emergency access. Requested is authro to approve this pr ° oposed.roadway and allow the development to proceed. • • WESTERN PACIFIC BUILDING CORP. General Contractor Director of Public Works C/O Mr. Phil Frazier City of Tukwila 6200 Southcenter Blvd. Tukwila, Washington 98188 Dear Mr. Frazier: The•Harris,. Moody, Bloamquist partnership has proposed a development of two 5,000 s.f.'office buildings off Interurban Avenue South. TO provide access to these buildings, the partnership is proposing partial development of the northerly end of 57th Avenue South as it intersects Interurban. 57th Avenue South as proposed, will display the following features. "- Approximately 260 1.f. of roadway with pavement 20 feet wide, providing two ten -foot wide lanes. The paving will be set back 8 feet from the northwesterly /westerly border of the City right -of -way set aside for this street. The roadway will extend from Interurban Avenue in a southwesterly direction for approximately 180 feet and then turn south for approximately 70 feet to the southerly limit of the access to Building Phase I. Paving will consist of a 6" lift of ATB and a 2" lift .of Class "B" asphalt. 6" extruded concrete curb will be. installed along the full•length of the northwesterly /westerly border of the paving. The roadway will be crowned' slightly to the northwest to provide appropriate drainage: The southeasterly /easterly portion of the right -of way is to be developed at sane future date by property owners to the south and east. A closed storm main, sanitary sewer main, and 10" water main already exist• under the right -of -way. 150 feet of 12" concrete storm sewer main will be . added to serve 57th Avenue South and the proposed development site. The sewer main will . terminate at the catch basin 190 feet from Interurban. An 8" concrete storm line will extend across the road to the East. This line will be capped and available for future development of properties to the south. Catch basins will be installed at the intersection with Interurban. Appropriate Dead End, No Parking and Stop signage will be provided. Conduit will be provided for a future streetlight approximately where the roadway turns to the South. A fire hydrant will be. installed at roughly the same location. An 8 foot wide sidewalk with appropriate curb cuts will be installed along the northwesterly /westerly border of the roadway within SR17.57 9/1d/84 • 13975 Interurban Avenue South • Seattle, Washington 98168 • (206) 241 -1616 WESTEPB1900 Director of Public Works C/O Mr.. Phil Frazier City of Tukwila 6200 Southcenter Blvd. Tukwila, Washington 98188 SR1.7.57 9/10/84 WESTERN PACIFIC BUILDING CORP. General Contractor Dear Mr. Frazier: The•Harris, Moody, Bloomquist partnership has proposed a development of two 5,000 s.f. office buildings off Interurban Avenue South. To provide access to these buildings, the partnership is proposing partial development of the northerly end of 57th Avenue South as it intersects Interurban. 57th Avenue South as proposed, will display the following features. Approximately 260 1.f. of roadway with pavement 20 feet wide, providing two ten -foot wide lanes. The paving will be set back 8 feet from the northwesterly /westerly border of the City right -of -way set aside for this street. The roadway will extend from Interurban Avenue in a southwesterly direction for approximately 180 feet and then turn south for approximately.70 feet to • the southerly limit of the driveway access t� Building Phase I. Paving will consist of a 6" lift of ATB and a 2" lift of Class "B" asphalt. 6" extruded concrete curb will be. installed along the full•length of the • northwesterly /westerly border of the paving. The roadway will'be crowned' slightly to the northwest to provide appropriate drainage: The southeasterly /easterly portion of the right- of-way is to be developed at some future date by property owners to the south and east. A closed storm main, sanitary sewer main, and 10" water main already exist' under the right -of -way. 150 feet of 12" concrete storm sewer main will be . added to serve 57th Avenue South and the proposed development site. The sewer main will terminate at the catch basin 190 feet from Interurban. An 8" concrete storm line will extend across the road to the East. This line will be capped and available for future development of properties to the south. Catch basins will be installed at the intersection with Interurban. Appropriate Dead End, No Parking and Stop signage will be provided. Conduit will be provided for a future streetlight approximately where the roadway turns to the South. A fire hydrant will be. installed at roughly the same location. An 8 foot wide sidewalk with appropriate curb cuts will be installed along the northwesterly /westerly border of the roadway within 13975 Interurban Avenue South • Seattle, Washington 98168 • (206) 241.1616 WESTEPB1900 the property limits of this development site. Further details of this roadway proposal may be found on drawings prepared by Rupert Engineering dated July 31, 1984 and previously supplied to the Public Wbrks Department. This proposal letter introduces the following changes: Reduction of the paved roadway to two 10 foot wide lanes. Reduction of the length of the roadway by approximately 20 feet at the sound end. Deletion of the'ston sewer main extending under the southerly 90'feet'of. r r; roadway. Installation of extruded curb along northerly border of roadway.' If this proposal is accepted, W Pacific Building Corp. would like'to be issued a building permit and public works permit based on 1) existing drawings dated July 31, 1984; 2) changes introduced in this letter; and 3) contingent upon new drawings reflecting these changes being subnitted within three (3) weeks of the date of issuance of the permits.. thank you for your consideration Sincerely, WESTERN. PACIFIC BUILDING CORPORATION • *ILA 1908 May 4, 1984 Dear Sirs: Respetf (7 4 City of Tukwila Z 6200 Southcenter Boulevard Tukwila Washington 98188 STEVEN M. HARRIS Western Pacific Properties, Inc. 13975 Interurban Ave. So. Seattle, WA 98168 VINCENT FERRESI Mithun Associates 2000 112th Ave. N.E. Bellevue, WA 98004 Gary L VanDusen, Mayor RE: Design Review DR -05 -84 This letter is formal notification that on April 26, 1984, the Tukwila Board of Architectural Review approved the design of the proposed buildings at approximately 13989 57th Ave. So. subject to: 1. Modification of the easterly parking and loading area adjacent to Phase 1 and 57th Ave. So. to include landscaping at least 10' wide. 2. Submission of external illumination for review and approval of the Planning Department. 3. Submission of building colors for review and approval of the Planning Department. This decision is final unless appealed to the City Council by May 7, 1984 per Tukwila Municipal Code Section 18.90.020. If you have any questions please contact me at 433 -1845. Rick Beeler Associate Planner RB /blk cc: Planning Director Building Official Ni•11LA 19 09 ti/4 . City of Tukwila . • 6200 Southcenter Boulevard Tukwila Washington 98188 Gary L VanDusen, Mayor T U . K W I L A P L A N N I N G C O M M I S S I O N Minutes of the April 26, 1984 meeting. Chairman Knudson opened the meeting at 8:05 p.m. Other Commissioners pre- sent were Ms. Avery, Mr..Sowinski, Mr. Orrico and Mr. Larson. Representing staff were Rick Beeler and Brad Collins from the Planning Department. CITY COUNCIL ACTIONS Mr. Collins briefly summarized the recent actions of the City Council. PUBLIC HEARING Application 84 -11 -R: Western Pacific Properties, Inc., requesting rezone of 1.75 acres from RMH (High Density Multi Family) to P -0 (Professional Office). Mr. Beeler summarized the staff report. Chairman Knudson opened the public hearing. Vincent Ferrese, Mithun & Assoc., respresenting the applicant, explained the proposal. He stated a a minor traffic study regarding the turning movements for access to the property will be submitted with the building permit application. There being no further testimony, the public hearing was closed. MR. COPLEN MOVED TO APPROVE THE APPLICATION. MS. AVERY SECONDED THE APPLICATION. MR. COPLEN MOVED TO TABLE THE MOTION FOR FIVE MINUTES. MS. AVERY SECONDED THE.MOTION, WHICH WAS APPROVED UNANIMOUSLY. MR. MOVED FOR A FIVE MINUTE RECESS. MR. LARSON SECONDED THE MOTION, WHICH WAS APPROVED UNANIMOUSLY IN ORDER TO DETERMINE THE FACTUAL AREA OF THE REZONE APPLICATION. The meeting was reconviened. MR. COPLEN MOVED TO AMEND THE MOTION THAT THE REZONE BE FOR THE SOUTHWEST CORNER 175 FEET TO THE NORTH, PERPENDICULAR ACROSS TO THE EASTERLY PROPERTY LINE AND BACK TO THE SOUTHEAST CORNER ADJACENT TO SOUTHCENTER BLVD. BE Page -2- • PLANNING COMMISSIGINUTES April 26, 1984 MAIN MOTION AS AMENDED WAS CARRIED UNANIMOUSLY. REZONED TO THE PROFESSIONAL OFFICE CLASSIFICATION. MR. ORRICO SECONDEb THE MOTION, WHICH WAS UNANIMOUSLY APPROVED. PUBLIC MEETING Application 83 -03 -CUP: Hydrotube at the Pavilion, requesting extention of the conditional use permit. Mr: Beeler read the staff report. Marshal Stevens, representing the Hydrotube, reviewed the differences in the proposed new design from the orignal design approved by the Planning Commission. John Shirley, architect for the application, explained construction and design. Discussion ensued surrounding the appropriateness of the location of the proposal, adequacy of parking, the traffic generation by similar facilities and the prior Planning Commission approval of a cooperative parking 'agreement. •MR. LARSON. MOVED TO APPROVE THE REQUEST FOR EXTENSION OF THE HYDROTUBE PROJECT AT THE PAVILION SUBJECT TO THE TWO CONDITIONS RECOMMENDED BY STAFF. MS. AVERY SECONDED THE MOTION. It was clarified that the motion intended for extension of the original conditions imposed on the conditional use permit. MOTION PASSED 4 -2. Mr. Stevens estimated construction would begin in approximately two months. Application 83 -16 -CUP: Burlington Northern Railroad, review of changes to the approved.conditional use permit. Mr..Beeler summarized the staff report. Mort Thomas, representing the application, explained the.changes and plans to complete asphalt paving of the site when soil conditions are satisfac -' tory. This was estimated to be July or August. MR. COPLEN MOVED TO APPROVE THE CHANGES PROPOSED SUBJECT TO STAFF'S RECOMMENDED CONDITIONS 1 AND 2. MS. AVERY SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. BOARD OF ARCHITECTURAL REVIEW Page -3- • PLANNING COMMISSI°MINUTES April 26, 1984 Application DR- 04 -84: Al and Bernie Sanft, requesting approval of a concrete and metal warehouse building. Mr. Knudson stepped down from the Chairmanship and the meeting due to potential conflict of interest and appearance of fairness. Ms. Avery assumed the Chairmanship by consensus of the Commissioners present. Mr. Beeler summarized the staff report and recommended an additional con- dition of the building being located along the easterly part of the pro- perty. Chuck Grose, representing the application, explained acceptability of the additional staff recommendation and that exterior lighting will be direc- tion off the building to minimize impact in the adjacent residences. MR. SOWINSKI MOVED TO APPROVE THE APPLICATION WITH THE RECOMMENDATIONS OF STAFF OF CONDITIONS 1 THROUGH 8. MR. ORRICO SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. Ms. Avery exited the meeting and Mr. Knudson returned to the Chair. Application DR- 06 -84: Gull Industries, requesting approval of expan- sion and remodel of the service station at 13435 Interurban Ave. So. Mr. Beeler summarized the staff report. Roger 011enberg, representing Gull Industries, briefly summarized the pro- posal. Discussion occurred regarding the Interuban Avenue arterial project and the Metro Park and Ride facility surrounding the applicant's property. MR. COPLEN MOVED TO APPROVE THE APPLICATION WITH THE RECOMMENDATIONS OF STAFF. MOTION WAS SECONDED BY MR. SOWINSKI, WHICH WAS UNANIMOUSLY APPROVED. Application DR- 05 -84: Western Pacific Properties, requesting approval of two 2- story.office buildings at approximately 13989 57th Ave. So. Mr..Beeler summarized the staff report and revised recommended condition No. 2 to read: 2. Modification of the easterly parking and loading area adjacent to Phase I and 57th Ave. S. to include landscaping at least 10 feet wide. Vince Ferrese, representing the application, summarized the proposal and responded to concerns raised by staff in the staff report. He explained the orientation of the warehousing to van operation instead of trucks. It was also stated that phase I can include additional landscaping adjacent to 57th Ave. So. Page -4- PLANNING COMMISSIO CINOTES April 26, 1984 TUKWIL04 N •OMMISSION Rick Beeler Associate Planner RB /blk Don Moody, owner of the property and proposal, addressed the Commissions concerns. MR. ORRICO MOVED TO APPROVE THE APPLICATION WITH THE REVISED STAFF'S RECOMMENDED CONDITIONS. MR. LARSON SECONDED THE MOTION, WHICH WAS CARRIED UNANIMOUSLY. OTHER BUSINESS Special meeting of May 10, 1984 The consensus of the Commission was to hold a special meeting on this date for design review of the Hydrotube at the Pavilion. The Commission requested that such requests in the future be submitted in writing. Presentation of Staff Reports The Commission favored summarization of staff reports in the Planning Commission meetings and hearings. The consensus of the Commission was to continue to read the staff reports unless a motion passes to summarize the reports. The meeting was adjourned at 10:50 p.m. CITY OF TUKWILA NOTICE OF PUBLIC HEARING AND MEETINGS TUKWILA PLANNING COMMISSION Notice is hereby given that the Tukwila Planning Commission has fixed the 26th day of April, 1984 at 8:00 p.m. in City Council Chambers of Tukwila City Hall, 6200 Southcenter Boulevard, Tukwila, Washingotn, as the time and place for Public Hearing. 84 -11 -R: Western Pacific Properties. Inc.. request for a rezone of 1.75 acres at 5900 Southcenter Boulevard from RMH (high density multiple family to P -0 (professional office). Public Meetings: 83 -03 -CUP: Hydrotube at the Pavilion, request for extension of the conditional use permit., 83 -16 -CUP: Burlington Northern Railroad, review of slight changes to the approved conditional use permit. DR- 04 -84: Al & Bernie Sanft. requesting approval of a concrete and metal warehouse building at approximately 6440 S. 144th St. DR- 06 -84: Gull Industries. requesting approval of expansion and remo- deling of an existing service station at 13435 Interurban Ave. S. DR- 05 -84: Western Pacific Properties, Inc.. requesting approval of a two story office building at approximately 13989 57th Ave. S. Published: Record Chronicle, April 15, 1984 CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT AGENDA ITEM VI) C. . DR- 05 -84, Western Pacific Properties INTRODUCTION Western Pacific Properties, Inc.. proposes to construct two identical two -story office buildings totallying 9.520 square feet at approximately 13989 57th Ave. South. Currently the property is essentially level and unimproved. accessing to Interurban Ave. South via unimproved 57th Ave. South. Development will occur in two phases. FINDINGS 1. TMC Section 18.60.030(2)(A) requires Board of Architectural Review of the pro- posal. TMC 18.60.050 and TMC 18.60.060 contain design review guidelines for the Board to utilize in reaching its decision. The Board may approve, modify. or deny the application. 2. Harris. Moody. and Bloomquist ( "Flexi- Five ") propose to develop the two office buildings consisting of 4,760 square feet each with parking for 30 cars in an open paved area between the two buildings (Attachment C). The 29,355 square foot site will contain perimeter landscaping except for the access points along 57th Ave. South and a private access easement extending through adja- cent existing office development and onto Interurban Ave. South. Each building is of the same design and building materials of vinyl siding and stucco (Attachments A and 8). The existing zoning is C -2 (Regional Retail Business) which permits the office building proposal. Additional parking is provided adjacent to the first phase abutting the building and immediately off 57th Ave. South. 3. The subject site is essentially level. the westerly portion of which abuts a steep hillside of substantial elevation. On the top of the hillside is deve- loped single family residences. Substantial vegetation on the hillside stablizes the topography and provides an adequate amount of visual buffering of the C-2 zone from adjacent R -1 -7.2 (Single Family) uses. 4. Adjacent development is a mixture of new and older buildings. Abutting the northwesterly portion of the property is located two relatively recently constructed office buildings. Along the northeasterly property line and abutting phase 2 is located an older building. Along the easterly portion of the property (57th Ave. South) is located older mixed uses. Vacant property exists along the southerly portion of the property. Page -2- 'PLANNING COMMISSION DR- 05 -84. Western Pacific Properties. Inc. April 26, 1984 The buildings are a combination of single and two -story construction. The single story portion of the buildings are treated with vinyl siding and have roll -up doors. The two story portion of the buildings is a mixture of vinyl siding and stucco (see Attachments A and B). CONCLUSIONS 1. Adequate landscaping and pedestrian movement is proposed on the site plan (TMC 18.60.050(1)(A)). The unimproved status of 57th Ave. South. provides no stan- dard to which the development can relate. The sidewalk treatment and parking pavement promotes vehicular movement and pedestrian safety (TMC 18.60 050(3)(B) and TMC 18.60.060(4)(C)). The parking area of the development is adequately screened with perimeter and internal landscaping to break up the expanse of the parking. however the loading facilities adjacent to 57th Ave. South (Phase I) may create future safety problems relative to potential traf- fic on 57th Ave. South (TMC 18.60.050(2)(D) and (E) and TMC 18.60.060(4)(D)). 2. The accomodation of one and two -story building height is appropriate and com- patible to the surrounding development as well as the subject property (TMC 18.60.050(1)(C)(4)(B) and TMC 18.60.060(4)(A)). 3 Appropriate landscaping to accomplish transition with adjoining properties has been provided in the landscaping plan (Attachment C). which contributes to the architecture of the proposed buildings (TMC 18.60.050(2)(B)(3)(C)). Plant materials are shielded from automobile traffic by curbing (TMC 18.60.050(3)(D)). Of question is the lack of screening of the loading area on the easterly side of Phase 1 where the loading doors and parking area is unscreened from adjacent 57th Ave. South (TMC 18.60.050(3)(F)). Appropriate screening appears necessary along this area. 4. Since external illumination is not specified in the proposal staff is unable to evaluate the external lighting relative to TMC 18.60.050(3)(H) and (4)(F). This information can be submitted to the staff for review and approval sub- sequent to the Board of Architectural Review final action. 5. Generally. it appears the proposed buildings will be compatible (harmonious) with the other buildings on the adjoining properties (TMC 18.60.050(2)(A) and (4)(A)). The building components are of acceptable proportion and rela- tionship to each other (TMC 18.60.050(4)(C)). and mechanical equipment is not shown to be visible to adjoining or uphill properties (TMC 18.60.050(4)(E)). However. the two buildings of the same design produces monotony of design which should be avoided by variation of the building design (TMC 18.60.050(4)(G)). Essentially the same building facade is presented to 57th Ave. South and the westerly properties. The building facade facing 57th Ave - South is the more utilitarian and "industrial appearance" of the proposed buildings. It appears more appropriate to locate the offices. of more human scale. along this access (TMC 18.60.060(4)(D)). This could be accomplished by turning the buildings and /or modification of the building design. Page -3•- 'PLANNING COMMISSION DR- 05-84. Western Pacific Properties. Inc. April 26, 1984 6. Environmental impacts associated with the proposal have not been identified that would impact the design or location of the proposed buildings (TMC 18.60.060(4)(E)). In addition. historical features were not identified on the property (TMC 18.60.060(4)(F)). 7. Colors for the building have not been provided. These colors should not be unduly bright but harmonius with the existing development (TMC 18.60.050(4)(D)). RECOMMENDATION Based upon the above staff recommends the Board of Architectural Review approve the application subject to revision to include. 1. A different design for one of the buildings of sufficient divergence to create visual break -up of the similarity of the building designs. 2. Deletion of the easterly parking and loading area adjacent to Phase I and 57th Ave. South in favor of landscaping of at least a 10 foot wide strip. 3. Modification of the building locations and /or orientation to locate the office areas adjacent to 57th Ave. South. 4. Submission of external illumination for review and approval of the Planning Department. 5. Submission of building colors for review and approval of the Planning Department. ATTACHMENTS A - Building perspective. B - Site plan. C - Landscaping plan. D - Building elevations and cross section. E - Floor plan. F - Letter of April 5. 1984, from the applicant. G - Zoning Map. RB /blk �� 0 0Jtr, p rn itJZ I . Vi-Ur u .17 z AVM ri .1 k' 11' tom 1'_OCJJ a.flp ILd 20' t. to SITE: PLAN HAHPlc..r 1 HO 4 2• w....1• Lae .., fw.2K•. It (.t' Cr kart Y6Y ,V.aA I tap scut° 14. G•r1..4 TAM 8 ' ..yr. -cr IT co 7,41c..4++T ,1s4-o FA RILPt'_T j,/C1GHat42r dtaxA.. 4 co+T �1 rat- 11Y Is•■i∎s.11 f7NLL 0 - LE• 0 4 ac . w 1uaTa 01-'21+ a 4. ;DM' •tact i!l.�i_ r.arrsn swim 0 __71=.0 W2T4.14 IJe1AAl1• BLOW rag. Cidb VCl. z_ Q MIIR•T f.'T•2t -J- r�Lt r�?1'-� r�� I "t I'd L•M2/ • • *0 PROJECT DATA Site Area Building Type Building Area Construction Type Percent lot coverage Parking Required, Parking Provided Percent Compact Stalls 'LEGAL DESCRIPTION 18.1 rattles •1 Lot. 4, 1, 1, 2 .ad 1, l• 11.18 1 sd 01 Lot 10 1. 41•ck 1, sad of 0118 1 1., all la Ilt1.sa'. Iwul• C•rtae icsctt, les to 181 slat .41.1111 11 Sol... 11 of fiats, pp ll, la llas Co. I;, ••late,[.. /..1118.1 sa !•11.11 lo•t°.1.1 at 0 /plat oft 18. w.18 ll.o of Lot 4, ul1 11.18 1, .►118 to lit ° 00'11'1 al , sold .0.18 Liao 11 ft. f.. 18. I. ,h....14 010 ° 00'129 •4.•s ..10 •..18 Elsa 110.11 11. ta t8. ✓ eal 11.. of 1118 1., lore.rlf l4. a 1 P OI 01'419 aloes .11 put 11. 101.08 ft. to w lat.twu lo° .118 Os ao 1, a•sa..l. •f 181 11.. of u. uot8 11 10 ft. •1 lot 10, ..14 04.18 8; 181.1. 146'lI'4't •la•s uld °at.aoloa sad oast' I1 lla• 11. /l. 10 . 1 le. .1.8 • lido .8118 11 s.nll•1 .lt► s,1 100 feet w 11 1,. u• .0.18 1, llw of tatstake° 1 8 II►.aT 1 -e), uld Ilse •1s, gels' t4. w.08 la wn.r •t 1841 sa,1, 1. Ik.1 le 1 tale to Lwr..c• Ask and Worts 1. 118, ,.carded 8.14.,.'. Ells 1o. /1010101101 1N.c. aloe, Ilia a• 11 1l.• of said 8.8 tract N• 11'00'' aloe, .old. pa.11.1 11.• 100 It; 18.11• 118 1 1"4111t, 112.08 ft. 10 • pals, .81,8 8.•r• 120 ° 11 . 02'1. 21.11 It. to 8.ila'l. /, 5,1.71 pstldo, If w1, of said Block 1, 1El.e ..,taus, of f. limo. DRAWING INDEX '5ITe M N } bIT. D_ TA-L6 rt c -rU.N fi hrwR 6cimco4 utvcpot5 1 lxLt, euT10 - 4 Rzor ft1445 RCCr oGTla 1L5 l f'bG GtT.edL.' t0J- to -11o4 F +S VLfL RL FFId•fl l�� r .i.it'- crTmL5 rc AAING t7C1't�ILa� rR*NI1� GtT1.kb ? ,1. 8 ci -1Lr= VICINITY MAP 29355 sq.il. B -2 9520 sq.ft. V -N 23% 30 CARS 32 CARS 40% ES a:14 N 1 1,10 -11 MU '1 'n A• 1 ,_ . .o. ••.111.1 O -� • / f b11D :1.. i- t.r - � - tUV•ruN a Al•r!A 1 u AI b0 N 1 J IL7 "11 D J J l' 'LD L l, I 'iDVy4y: .•�4WWOD WTJ4RW4••.• • ArtLD�r..n1,r.O• u+r•.r NJ•JL 4.4.14 1 ..f. . ProroEO bUlt•o1Nb Pi 1 4 PNAJUD ••+wcu'.ran O11D UMl Va•R4 /7 Kew r.1 O:WAruM 1 VINC MAPLL f c . ..... 0 _h,1- +•"w,Y�l,a.v�1ua'iJn %%.....A -v. 9.1A41/ N•..- D :l1.40+.L.uSw 17 •I•1■••■•r•171NM -i 1.✓N•+... N•.'b.rr LA+.n •yilNUa \ 1 } L•>76 ✓un•ur•uD Ory.••• 1•0•41.0ar. '�ri17LOPLNDUON t.CPniL•%At.LLy. 'LIDF 1- !"YSL'•r•`•ih' ' • :1 -•N 7.••. Lrut Zr.+O�D4wKON fii z•11tiTN 4 41 7. r.•.4nw.'N i-VNG �4i'��•�tllc�l[ "/ 114 b /l4 IVY Let Nt 1 11 ^ FJ.7rt� . • 'N.... • r..• ••• N 14 AUi0n•TKµa.r Intl .11ON O■PV1.11 01'.61.1 it 21Crl U tt N YrOd•O • 4l'••• rI I J" Jr ♦rAVL Cn.J1.t tn•DII. O••• CNi•r.0 al • • T■• •■••-D :.•••• I ..c6.7719 ;Ay41 r}y.r Pll 11 ONKO 'n A•1 K /••■1 N11w r•66I111 .e.•.DCa 0• ••• ApJALw•r I•A1/•• • .-. .'U•••11.•4 Ar40 •••4 Tb L• L7,16.661• IN TIL LI.4111 Al l vV. lCR]r 1 •.V••1 tQ.t• • • 1.1•4 ••• nD t.rsr..R, rr.cta w tn.. • - .: - ntrN. - T .w: - .1. M..T..► .■6.u. ■•• ID ct fAOVNW - O. Pt/rD.>■ •• ••••Y Y T•791. 1or• •..ra.•df MD 1. D✓ . 1L...r•%•.l.D.O /•A .YO ? 1 V 0C or so 105• 1.1.• 01 n71r+rNW 9.1.., 4•I IYKY /i /Nl1 14. '1 p l•••• 1 .17.1 6,0 •67 ,7 .1/411.? J 1A - .4• K... YICAr CD /LoR M•O L•••■ M •M C • AU7T ••N /J IINC ` L NTUS f 1PIPH •1AI t• Ql 1lP nocnl.At 4 a.•4I• Ax.R.CA T9D4•Lrt:0 • C Yt AL+c#I ♦Lt 1TAr u•e• W W1•' YNNILI. O1.41W MX •4"0 1 1' w7m 7NCP7UN9tr r1111 /nU•u9 1..u•C•L14l# U$ •or10.•u17.t6J V1u •.Ly • ct•LLu w Ant fD'1W11r•0D tAV.•W l l I.IN/JG•NNILf1 ut . I r 1115 •• -u• 1155 -..�. 11 Y •.••� •r .1• r1. r•wr I t �i w�n • Rn IM •r MI . r.•. U . l r••• n t L:et ... r .. . U Lrl. —e�1•. •n... • Iw wu .n•.• u• • weir Ilr ry41.1=f.R n.r.:, • n• 8.16. 1111 awes. D rRl•1JUD - � �r••rornrc P171 F•3N7-N•7‘. Ln4MY •0f10466.1 nNUD •7rnIL4 N•I:uC •AUwar•1w profoSED PJUIWINCP tutu c 2 A ► f tiiPe/... ntw. .1 ‘0 PN.W� IVY 1 rrWNU, L.•M�:4.M1u� 'Ono RUYrcN LAUKL 10 P s0D •le.t .. '441t1Y • CYL/•.I•.t4•4 NARY• 1. r r • • R•rs•1•r ll • N. •r •... •_4 w...• 1515 i ." 1555 1 Lrnru•a ✓ , n.4RLU,. OR•.•o KO••1ti7•• 1 nLYI • .•••••r, I. W r•NU7 N•wA AU0r■••••• PING •••••• 1 u nt CPI r.•OMI>1r•rD ^•Yftl• r•tp v t•1••J•4L r, r.OMOO••■ •�., '1t.IGUL' 1 et 01 1 .O tD 16/ RuiNlr11r1 hslif_. .- 11w.:N pp../s/./ Nw:. tY l W+ •1 •..u> I•YPM...• rlgPt.. Mule' •V••• M••'1 Net i a eE N 0 rl t 1 r Z _ 3 SOUTH ELEVATION 1 1 1 1 1 1 1..1 1 1,11-.1- flI Ct- CON="11Mt &Q. 10/0 WM Ha...4 Vrt.ithiee4 *Ca 0.444, Or. La BUILDING SECTION - • teeerezt, l/Alt 7 ce. A-3 c- SO- .DOLE WALK Asa m't w+M , 14 if _____, 5.,r •Jd, -d ;7/.734. A A KM 11:1M11131511 - KOMI= odd KOMI Cal 0511111 KM I- di' A C O EOM NU p � WINCi2II wirciLe. r 00 144444. IMMII raa Eon r ail 14 5.,r s•o' KM 11:1M11131511 - KOMI= odd KOMI Cal 0511111 KM I- di' O EOM NU p � .P X 1 1d rite 1 , !'d SECOND . FLOOR PLAN r; Q• Z L }� .w A�i — 11 r,ca,, .i • . .Ie I•yai ,443.•• da1. ee SO4 . w.t..r vtn. — = eD' -. L e!OUNTeft pCTf.IL Fisif 1i lWlt. ...._ . J t 1.4 a 4c w nOOwa W r,d w ..M.cs- A... .1.4.4.R'T vri.x.4 F �1( FQ7M VL *JAL/. Al. CM. •••• .o.. orew.y •rLJ1H t044• Yt 44 es+di NGA7N NN . cl tot p , FIRST FLOOR PLAN 6.444 cr .ma,Gie *00.44 t++C4R PL �aa.ao 1 Nara WALL. w «.aM+ 0.114 a0 ,/ Aar - I U M4 luw. 0%0 GAOL • tki Zo•d ICI t o" SI SSL5 :7/t —.=1• M 4CJ74 lltdl -.Ll NOR v. ttC 4. MAO [o+a1R+k -7n i &J e M t,4-(pup 70 n17 x 4..415 ! ee ant) ILmac. or purr ...0 Ti m fttbi. 4 IIRV 710-ttn41442.•rer4 or-.lade. woo.. ILL us.I'ia -46.444R. Pr •Z ci [4' Itd 2a:e el' [+o I ! I a Vo- it 4:," 0 b 0 s dxro4 n r� nz • £ 4 ifl f�XCr� CALL 7 •Wd3 A -2 CITY OF TUKWILA 6200 Southcenter Boulevard Tukwila, WA 98188 Attention: The Board of Architectural Review C RE: HARRIS, MOODY, BLOOMQUIST proposed office building "FLEXI- FIVE ", TUKWILA 13975 Interurban Avenue South Seattle, WA 98168 April 5, 1984 To whom it may concern: This letter is to advise you that subject property owners plan to construct two small commercial office buildings in the City of Tukwila. Architectural drawings for these buildings are submitted with this letter for the Board's review. The two buildings each provide approximately 4,760 square feet of leased space. They are designed to provide a high degree of flexiblity in order to attract a broad range of tenants. Utilization of these buildings can range from small businesses, to clean high -tech firms, to top - quality office users. Development services and leasing for these two buildings will be handled by Western Pacific Properties, Inc., a commercial brokerage firm located in Tukwila. We feel that these buildings will be an attractive addition to the City, and that its quality tenants will make a functional contribution to the fabric of the community. Our plans for the development of this project . are respectfully submitted to the Board for its review and approval. SMH /pd Enc. Sincerely, MOODY, HARRIS, BLOOMQUIST Steven M. Harris r G �1i` J ' .4 M.I . Z: L :/f/ / , Ct \ ' , V. , 4 ..--.4.7 1 • / •,. . „ ' • _ / r . A. WI .. .'• 1 : I ,vif,--) '...4:Hi';;. i .-- ,- .; s .%.,...; C.2/ i -- '' • '. ( M-I ; t ‘• ' • •/ p-A • -.-.. ! i ; • . ,..,...... ,_ ' ....II i . ` I ... % '''.7,5 1,---- =•••- ,=..-..,-...! Nt , . .,. \ 1 r"1:$ ' ‘4Vp.c.2 • ,-- • . ', \ ‘ - I I ? .."7- 7' , b . 0 1 . ,, , 3 • LIMEND R-A TuiaL LJ 2 LESCENTIAL I: S t aL D E AMU' RESCINTIAL 0 2, 4 4 6 E FAMLY FeESCENTML 9l- 72 E FAMLY MSCENTIAL 0 4.0 FAMILY PESCENTik. O-3 Li 'WEE MO FOUR we Receffug. blw apegmeffs LJ ralkE RESOENZE H.i E1E&STY 1 P-0 L MCFESSONAL AND OFFICE 0.1 j ▪ MEIC■43CFMCCD ni C-2 j REGICFaL FETAL P A.ANSED ELEasESS CENTEA C-A4 INDUSTRAL PARK 71 poi 1Gfr MEM( M-2 El WAN FELETRY TLT s\r ©Ufl7 OF TM ONINg M•4 R-A k ./ • M.2 i n / -N\ / i /, ■ • WILA AGENDA ITEM VI) C. INTRODUCTION CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT DR- 05 -84. Western Pacific Properties Western Pacific Properties, Inc.. proposes to construct two identical two -story office buildings totallying 9.520 square feet at approximately 13989 57th Ave. South. Currently the property is essentially level and unimproved. accessing to Interurban Ave. South via unimproved 57th Ave. South. Development will occur in two phases. FINDINGS 1. TMC Section 18.60.030(2)(A) requires Board of Architectural Review of the pro- posal. TMC 18.60.050 and TMC 18.60.060 contain design review guidelines for the Board to utilize in reaching its decision. The Board may approve, modify. or deny the application. • 2• Harris. Moody. and Bloomquist ( "Flexi- Five ".) propose to develop the two office buildings consisting of 4.760 square feet each with parking for 30 cars in an open paved area between the two buildings (Attachment C). The 29,355 square foot site will .contain perimeter landscaping except for the access points along 57th Ave. South and a private access easement extending through adja- cent existing office development and onto Interurban Ave. South. Each building is of the same design and .building materials of vinyl siding and stucco (Attachments A and B). The existing zoning is C -2 (Regional Retail. Business) which permits the office building proposal. Additional parking is provided adjacent to the first phase abutting the building and immediately off 57th Ave. South. 3. The subject site is essentially level. the westerly portion of which abuts a steep hillside of substantial elevation. On the top of the hillside is deve- loped single family residences. Substantial vegetation on the hillside stablizes the topography and provides an adequate amount of visual buffering of the C -2 zone from adjacent R -1 -7.2 (Single Family) uses. 4. Adjacent development is a mixture of new and older buildings. Abutting the northwesterly portion of the property is located two relatively recently constructed office buildings. Along the northeasterly property line and abutting phase 2 is located an older building. Along the easterly portion of the property (57th Ave. South) is located older mixed uses. Vacant property exi'sts along the southerly portion of the property. Page -2- ' 'PLANNING COMMISSION (- DR-05-84. Western Pacific Properties. Inc. April 26, 1984 The buildings are a combination of single and two -story construction. The single story portion of the buildings are treated with vinyl siding and have roll -up doors. The two story portion of the buildings is a mixture of vinyl siding and stucco (see Attachments A and 8). CONCLUSIONS 1. Adequate landscaping and pedestrian movement is proposed on the site plan (TMC 18.60.050(1)(A)). The unimproved status of 57th Ave. South. provides no stan- dard to which the development can relate. The sidewalk treatment and parking pavement promotes vehicular movement and pedestrian safety (TMC 18.60 050(3)(B) and TMC 18.60.060(4)(C)). The parking area of the development is adequately screened with perimeter and internal landscaping to break up the expanse of the parking. however the loading facilities adjacent to 57th Ave. South (Phase I) may create future safety problems relative to potential traf- fic on 57th Ave. South (TMC 18.60.050(2)(D) and (E) and TMC 18.60.060(4)(D)). 2. The accomodation of one and two -story building height is appropriate and com- patible to the surrounding development as well as the subject property (TMC 18.60.050(1)(C)(4)(B) and TMC 18.60.060(4)(A) 3 Appropriate landscaping to accomplish transition with adjoining properties has been provided in the landscaping plan (Attachment C). which contributes to the architecture of the proposed buildings (TMC 18.60.050(2)(B)(3)(C)). Plant materials are shielded from automobile traffic by curbing (TMC 18.60.050(3)(D)). Of question is the lack of screening of the loading area on the easterly side of Phase 1 where the loading doors and parking area is unscreened•from adjacent 57th Ave. South (TMC 18.60.050(3)(F)). Appropriate screening appears necessary along this area. 4. Since external illumination.is not specified in the proposal staff is unable to evaluate the external lighting relative to TMC 18.60.050(3)(H) and (4)(F). This information can be submitted to the staff for review and approval sub- sequent to the Board of Architectural Review final action. 5. Generally. it appears the proposed buildings will be compatible (harmonious) with the other buildings on the adjoining properties (TMC 18.60.050(2)(A) and (4)(A)). The building components are of acceptable proportion and rela- tionship to each other (TMC 18.60.050(4)(C)). and mechanical equipment is not shown to be visible to adjoining or uphill properties (TMC 18.60.050(4)(E)). However. the two buildings of the same design produces monotony of design which should be avoided by variation of the building design (TMC 18.60.050(4)(G)). Essentially the same building facade is presented to 57th Ave. South and the westerly properties. The building facade facing 57th Ave. South is the more utilitarian and "industrial appearance" of the proposed buildings. It appears more appropriate to locate the offices. of more human scale. along this access (TMC 18.60.060(4)(D)). This could be accomplished by turning the buildings and /or modification of the building design. Page -3- ..PLANNING COMMISSION DR- 05-84. Western Pacific Properties. Inc. • April 26. 1984 6. Environmental impacts associated with the proposal have not been identified that would impact the design or location of the proposed buildings (TMC 18.60.060(4)(E)). In addition. historical features were not identified on the property (TMC 18.60.060(4)(F)). 7. Colors for the building have not been provided. These colors should not be unduly bright but harmonius with the existing development (TMC 18.60.050(4)(D)). RECOMMENDATION Based upon the above staff recommends the Board of Architectural Review approve the application subject to revision to include A different design for one of the buildings of sufficient divergence to create visual break -up of the similarity of the building designs. 2. 7:71 io of the easterly parking and loading area adjacent to Phase I and 57th Ave. Southlb 444040 `landscaping .er at least foot wide. pi. .> Modification of the building locations and /or orientation to locate the office areas adjacent to 57th Ave. South. 4. Submission of external illumination for review and approval of the Planning Department. 5. Submission of building colors for review and approval of the Planning Department. ATTACHMENTS •A - Building perspective. ' B - Site plan. r C - Landscaping plan. D - Building elevations and cross section. E - Floor plan. F - Letter of April 5. 1984. from the applicant. G - Zoning Map. RB /blk HARRIS, MOODY, BLOOMQUIST proposed office building "FLEXI- FIVE ", TUKWILA � APR 5 4Y 1984 1 .s C F - i ' r oi. TUKVilLA PLANNING DEPT. ' ' ` . . 1 GUM pccu Ft7G vo4Y 3 • I IhfT5fLJl - $ we- b a-Rb j' -It- ri SITE PLAN O HA r ICAr 12.&t-1P NO XisLt F[fr.t pN f+� r7- 111 t! NnW 'WIMD - � 1Q Gta.a TAM Vj FLR rrr, • Isla- r O ' LEGAL DESCRIPTION vei-xrip - I' d PROJECT DATA Sits Arse Building Type Building Arse Construction Type Percent lot coverage Parking Required Parking Provided Percent Compact Stalls Thet portion of Lots 4, S. 1. 7 sod 1, 11 Stock 3 .M of Lot 10 la ■ 1.11 1, mad of 37th 4.n°. 1., sit is ■L51... S Gale' Tract., •ccorllas to the plat rocorl.4 1..oto.. 11 of 11.1., pass 14. 1. [Las County, 1..4lgtoa 4..c.14.l as follows: Msinoi•S st • Riot o0 the moth 11...1 Lot 4, said Slott 3. which is 111 °00.111 sloe{ sail moth l/.. 33 ft. fro. 114. 00 carat thereof; 1b.s . S10 ° 00 . 111 oleos all •oath lino 143.13 ft. to .to wool line of 37th Maus S., formerly tl..rd4 l • [haste SO1 01'411 aloes ..14 wat 110. 101.01 f[. t0 a 1st....ct toe with the *oaths ootsrll .atol.tos of too 0rthe.0t.r l7 e ta f the booths o.ar 17 30 ft. of Lot 10, said 110.1 1; th..c. 1144 aloes . oil ..t0ooloe 0.4 is 11.14 ft. to a lsoractleo with s 11s which is 'atolls' with sod 100 fa[ south ly Iron 1h• .0.14.0010117 lino of 1 (11.11. 11ahs7 3-07. all 11•• a1a. M1a1 the ly corium of thet cart.!■ tract as 4 (h.4 10 noatact of ..to c. Laaras 4.h al Dolor.' T. Doh, 1.41t.r'• 711. So. 0.707030330; 140.1. •toes the south. ly 11so of sol Ash Tract 144 33'001 .toes said p0.li.t 111.. 100 ft; 044'18'48'V, 227.00 ft. to • p1.t which Ma. 110 ° 41'011, 74.11 ft to Msiat.t, tt prtioa. if say, of ..14 Sloth 3, 171os ty DRAWING INDEX Ai 'ITe mi. N t tat. ceTA.1.b k2 ItcoPrLANI 6=704 ►-3 t1L.w'fc 45 7 ash etarloq h 4 PWP FLAkro Par CGTNL !.9 I.*. f7GT/JL4 b I fc•J -K 0.'n ol.l FtAJ -4 9d 'Vey- Far r PrAt -1 6.9 r¢AIANG. ter iL5 0.4 rgAi•NNG L7GrA.IL . VICINITY MAP 29355 s B -2 9520 sq.ft. V -N 23% 30 CARS 32 CARS 40% N XVI Die = ZIA poIC !CA 1r.eco5.e calf av-ets Nil CC Z SO- DOLE M►R1c yce Tyre. Fib 1-e i <olliLd13112MI KoRICIMIIIECA I *sd/od A MI e`dv. d A Kcal ekhr.'d o ac,'" NORM_ 1 e•e — WM 1-e4 ' eve _ A b 1M11 WIN•/ ft MOAK. *11O9.+ 1-e > 4 <olliLd13112MI KoRICIMIIIECA N MI S 'IJ Kcal 3 -o' NORM_ e•e — WM 1-e4 ' eve _ I<M .31' 1M11 M • M • L \ I *d SECOND . FLOOR PLAN tutu. Mgr FCCtl I * ' Llwl. GOLJNTGR CephOL . " mria>1 w.*yI+.1,. ►u. oa• Me MAW 0174•6, 4d rik • Viob HM16.f. • 140101.1 WAIL d o' Mld I AEI lOio" 31& 1 1w a 2 M 8O01 I I II II I . II 1 FIRST FLOOR PLAN . l'azoroungst WOO eV 917111101118 *ORS IINNIT 7 '- I[! 1 Malt ■►tL fM■DML M./ oaa It1_o /d . w wor Wm& f fi� a ai L ed t' 70 -d C41.1.7111 91R OJT" {" ICxP. 'Iff> .4D '� r•$ ■ % 4D 9 te pi7D Tit 44.. NJ, Cf fDr MID •tNi •srcr•c7 fl a71. ad I< d Old' + to' o: 4'o" Da I r @flit" . 3 � i (�( + 1 fn b JOB CATE N A -2 Yuvr,: a3.aw •. %La. * zdte C L 1 1 1 1 1 1 1_.I 11±1'= I ; f aoc n WEST ELEVATION! t , IGt SOUTH ELEVATION EAST ELEVATION r r OIsiTCt✓1 It' fla'MCCP Par .11:10441 $dZ parr 2q � oN ves .an. NW) GELfleo NORTH ELEVATION I BUILDING SECTION 1__ J 4d S D i4 -ltd O avt Aso e A -3. g 0 r// 4 2 3 t • r c.4 z , Z• N r ° � a 44'0 2 1 1. • t tp$ ..n mJ SITE PLAN • v tnJ WESTERN PACIFIC PROPERTIES INTERURBAN AVENUE J Rupert graunatvg m•...11w1w.o.. w n..w• . PI-Ps.HT11..11.1 ••• Hemp.. rie...1.•••••••.1 h..441..e 5 4471•43 7 PUPIPLIP.LU, OPLP40 HOP! 12 14AHN'D Ivy Coe..NIEP)ht : • PLAXIT.44. Ant,. ID C A71f0.101T14. 1.11414HT1004 VIPPE" Vr 7.171t11 1, C NTINONIIID • LC,. TtNt•4 dov•PC. CIIHI44.1 EJIIVIc• oven ewrabe • 141047e0 CUCH TEIHT 1 COWL* . 5.4H.t. OK. HAWN 0.1141414MEI &PAM. OP ADJAciwer • PIA■47•40 APC•4, M.; 132 E.E.0434310 IW •vr jq.rr Poor FHO*4 s.e.e. - TmAg. pa) Grim.* mce5 t ffr • •Pere04.114417 •1.4.14. ID IL POTOvAYIP -0 • PLPT14 O . AP 5"701.,11%. SOH 56344.11 •• • 0 rIDe %h. KPH o4.01/4040.5.11/5.01 MO TOP 4.34 , Of P•OPTIAILD 41bylk•Ot.. "MY pAry.14044 V Cs mr.aog. roe, 7404. Nov sPsoa. rGP, sacu.ocoom ftwo 5110*M •p.. IT viE414.4414n 4 P4 0 . f.014 1.1L10 P4.ATL17 'WM PolAr0 4.111.050 7f7.1171.2. 00511 • P4 . 1”raV•Kr.r.14 A1•44.C.• ••.CID .sT•Pilv-Ob 1. 7 ALZP• C4LSWAT1441 A.ReIrser...P IAA 4..1 KI.4Ng.t.J441.1■Co. 7. P44.7441.17 LP1.44.7LLP4.03 , V117, TEO 7LINIL: riesrLZ P4400...11.7.1.1P1.044 •e,Aiely• LVLA0M.P.1.1 NALL.. 5 1.4.1DROPCHOE1.9...1 0401.0•1:12..3 EH Ha 1 1 c4.4.•-ayr-i. . L.7-111 11)44 ro Hawn 7700/110PO4 7L4P1P.G 1lef:T.P"1194 • 171 P443'4 0117TPOP.4.1 ri L.E•u5 OPIC.HIP /NOCAMO 01 1.X4LPOSG. ...1,.., e'. 1 iiiit 4 16, ,, wir• tit Q 70 14.101.0 7e..42 40H "nes-WM 01..•, C.VE.A7.7.EL14.4.74.44, LI 7 r1.17 P7 1,,01.41.5 OTTO.1.4■4144 LAU.Sti. AP410.117,411,70 Lt4A•Uhl7 pJ141440.1.4NIC.P1 . ••ItIrmal Mr. 34 Mr err. •-• far 3...1. Mar. Ma arra male /wirer. ••...•• • •1•r• 43 443» • Mr• 11.1.•••• Area. ••••• Pia/ • Orb, riar7•Jrfrare'"1.410.:4"4.' P .I. 11 14Ma...=1,8 .1.1.••••■•••• ...V. la Mal SA 414.• rare 11 INC .4 a. atria bora 11 4.....• roma .8.......• 31 MD. al rm. Drat Mar* arml. Mr. .25 ,.............., ....4..... 31 MA. 40 oar. Mr Yr. WM PUWL7 ruL.T - J•HLOTHEJ rfr 1 FU05.1er4*.r.. rw-teP-0.4 ED v07111.14UM T11•11.E 9014 I.Aufk.42rwuz, 4 Er4143Upi.."2..af... Ht.1.4• .1.01.4•O IV( • tr.. • 1• .4.4 LLaLso . ▪ Ire I 18 mar.. .144.■40 ..... arla. • immmaraar 'Orr, Ir.. • •.ftrar Imam, 4 ...trx11..., sk•Ms.urte1.4 011.4117 MEDEA.. MCLANE • 04 1../1" Ls■■••■•41171.■••••■■44 • L of 9 0 70 1 .7 141430 Ty 0t i•.7 P434145 AL.1711143.N 10 4C 14. IvY 4. Ors ralzKu v.i ,1.141 nev 34 Ma. se rot. Il 8aa. or rot. 11' 11 Ma. or. 11 Ma. r or4. Comae. I.11 3433.4. arr. ram, 444.... 444.0. P-00 I PLEASE WR 1 TE LEG I ELY OR TYPE ALL REQUESTED 1NFORMAT1ON-- 1NCOMPLETE APPLI FAT 1 ONS -WILL. NOT BE ACCEPTED FOR PROCESSING. MASTER LAND DEVELOPMENT APPLICATION FORM SECTION 1: GENERAL DATA TYPE OF APPLICATION: OBSIP SHORT PLAT a SUBD1V1S1ON PERMIT aSHORELt 0 PRD DPMUD.: - BAR INTERURBAN CONDUSE NAL nUN D VARIANCE C ZON ING � AMENDM P LAN NT 1) APPLICANT NAME WESTERN PACIFIC PROPERTIES, INC. TELEPHONE (206 ') 241 -1616 ADDRESS 13975 Interurban Ave. S. ZIP 98168 2) PROP. OWNER: NAME HARRIS, MOODY, BLOOMQUIST TELEPHONE (206 )241 -1616 ADDRESS 13975 Interurban Ave. S. 3) PROJECT LOCATION: (STREET ADDRESS, GEOGRAPHIC, LOT /BuocK)Portion of Lots 4,5,6,7,8 in Block 3 of Lot 10 in Block 8 and of vacated 57th Ave S. Hillman's Seattle Garden Tracts. ZIP 98168 SECTION 1I :. PROJECT INFORMATION 4) DESCRIBE BRIEFLY THE PROJECT YQU PROPQ$E. Construction two two -story office buildings totaling 9,520 s.f. Materials to be stucco and vinyl siding. 5) ANTICIPATED PERIOD OF CONSTRUCTION: FROM 1984. TO September 1984 6) WILL PROJECT BE DEVELOPED.IN PHASES? EI YES ONO IF YES, DESCRIBE: Phase I building will be built first, phase II second. 7) PROJECT STATISTICS: A) ACREAGE OF PROJECT SITE: NET GROSS 29,355 s.f. EAsEmENTs n/a B) FLOORS OF CONSTRUCTION: TOTAL11FLOORS 2 TOTAL GROSS FLOOR AREA SITE UTILIZATION: 9,520 INCLUDES: D BASEMENT MEZZANINE INCLUDES BASEMENT 0MEZZANINE EXISTING PROPOSED NOTES C2 ZONING DESIGNATION COMP. PLAN DESIGNATION BUILDING FOOTPRINT AREA -0- 0 2x 4760 sf 0 LANDSCAPE AREA -0- ❑ 9000 sf o 'PAVING AREA -0- 0 12,500 sf o TOTAL PARKING STALLS - STANDARD SIZE. -0- 15 - COMPACT SIZE -0- 13 - HANDICAPPED SIZE -0- 2 TOTAL LOADING SPACES -0- 1 AVER. SLOPE OF PARKING AREA N/A 1% AVER. SLOPE OF SITE 1% or less 1% or less 8) IS THIS SITE DESIGNATED FOR SPECIAL CONSIDERATION ON THE CITY'S ENVIRONMENTAL BASE MAP? Q YES ®NO SECTION 111: APPLICANT'S AFFIDAVIT Steven M. Harris , BEING DULY SWORN, DECLARE THAT 1 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 HEREWITH SUBMITTED ARE IN ALL RESPECTS TRUE AND CORRECT TO THE B- T F MY KNOWLEDGE I)Np BELIEF. SUBSCRIBED AND SWORN BEFORE ME THIS RESIDING AT CITY OF T' 1LWILA k? Central Permit System .1 X DAY OF DATE •f' % / 19 &7• Agif_Air # A TAR - L C "IN •1�'. FOR THE STATE OF WASHINGTON Jr(/17 (/l� (a (y , X (S 1 G� NATURE OF CONTRACT PURCHASER OR OWNER) Siding Window Mullion Accent Stucco unia@TET]ogn F0wgi-FdwG JUN 2 5 1985 t CITY OF TUICWILA PLANNING DEPT. MITHUN • BOWMAN a EMRICH GROUP•PS ARCHITECTURE PLANNING AND INTERIOR DESIGN 2000 112TH AVE NE BELLEVUE, WASH 98004 (206) 454'3344 ACCENT RECE1V� n. CITY. OF, bR -5 -8� 13(to INsrexulte+N W5rEJ ?tFXiS &ULU Iffl:u6TRia5 =Yx\ • PIC"wR11Ml.J+1{TCR.IyfBN w t m�ranN. Mfi' IE? I1 Y�VNr. �itr�V. aC�r�1t.7 A�1�:. 16hXi �1. 'Jl a : L" Cf<Iv) t3HI�tiSk d!,• �! i?14f+ 1' t± �Xa.+'. t .'.' §h'Ci+' 0 ISTHSINCH 2 3 4 5 6 7 8 nn C.7 C!/ /7 07 C7 H7 C7 77 17 FLEXIBLE RULER -302AW..n.. 1 tr, t at ' } Il�t�i'. tY. 4 ti ^ ��' M1FIt+? AttUt*` Je1gA4FA.' ICI;' ui7AYi7CYAk6, �14A39H' itF!' If' �" :6441/0 : h24Ml; xMd+:.f 'Irra IF THIS MICROFILMED DOCUMENT IS LESS CLEAR THAN THIS NOTICE, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT *,y t_r;sue• ".. F;r A4 0%4MIA J u 7.7.17,7 • 6;;;41"1,d4,6;ig .4°61 „ 1 I II111111111111111111111 3 4 111111111111 1111111011111111110111111111101IIIIIIIIIIIIIIT le 711S INCH 1 2 5 6 7 8 1 6)( t; FLEXIBLE RULER -302 IF THIS MICROFILMED DOCUMENT IS LESS CLEAR THAN THIS NOTICE, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT 1: • .411+0,:‘,141:14; • F•••-• • .' 1 . , PLANNINC, DIP. • ' ja3 • P , 4!+T' 7 ' CI '"•!er• '•\';" • ••• • • •■'' •i;•;%•'V'',• F.,••• • .• ". • = Y-0 1 1 iiiiii rn"rinii IT' I fit i 8 k 16X FLEXIBLE RULER -302 IF THIS MICROFILMED DOCUMENT IS LESS CLEAR THAN THIS NOTICE, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT • 1464-i, *41 0,7H:-:. 4.0614T. % ,:-...-...,.. ,4„ , .:,l'0;e iffeallECKIIKEZI=01 11021131111113CASINI iron IMEIMIEZEZIE Kola 41 -11 i'D , I;;Vh!! •:" ''''...-: " , 1,4':: ... = , , , ••••`- .".-- , F•••-• • .' 1 . , PLANNINC, DIP. • ' ja3 • P , 4!+T' 7 ' CI '"•!er• '•\';" • ••• • • •■'' •i;•;%•'V'',• F.,••• • .• ". • = Y-0 1 1 iiiiii rn"rinii IT' I fit i 8 k 16X FLEXIBLE RULER -302 IF THIS MICROFILMED DOCUMENT IS LESS CLEAR THAN THIS NOTICE, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT • : • • , , •;'• • . • " NORTWELEVATION • • '-••• MIR 11111 Ens so ' Li'4 -11,.rf4.:Pnte .4.1)H • j 0 II THS INCH 1 2 3 4 5 6 7 17 Ce7 7 . " FLEXIBLE RULER -302 AWs•nm•nov— • . BUILDING' SECTIO tooctwAi m mi f oi f f . 14 : 14 .tttv"At-"gv•s o lgor-' - *"-- - --''..:-=:‘— • 0•:•{T:.)1r rr. . 5' PI Ais:VINC JA I t _ . IF THIS MICROFILMED DOCUMENT IS LESS CLEAR THAN THIS NOTICE, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT II "i+t i raS , "■ , nsr u ss$1.90AWSIXIM; ' A f, I oot a:," cfrtr IA as, t.., VAL F1-1,4.55 II rff •zas . c. - _rom v. si..•14.26 4,1,15 c2,14) • RIM 40 S 14.10 L. PA. PrIA5E I EL.Ev =21.50 22:(37; ( MI.7) C1* C. . RINI 1 8.o7 E. 17 (AO t. ■ 12.47 (5) T £3,4S i2. O (A.12.1 \V it!5› I - 7 tEEE: / 6 . \ / (21.4) • . c ce 11.3.! 14,16 I 7 R1 6 7 oc y D. 7 sz zz EZ 1E OE GI 131 a 91 gt 91 'CI • ..,_ iCDFLEXIBLE RULER •302Awm(r4, GU, / / \ /CI 84) NI .55\volg E.:roRM smvem wfr:TEMe MAIN slANHoLE cfrs tbAsit4 spo'r ELEVATIr r•AVINsi L-e6T1-1C7 5 7.1)11 5 193 f Ur . 101: ,,, _A PL ANING DEPT. IF THIS MICROFILMED DOCUMENT IS Liss- - ) .CLEAR THAN THIS NOTICE, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT E<.15711.1 NOW — .41 0 ?AA& 1Mtinwriopm \,/iG11-11 NIANt- ALE LEGAL DESCRIPTION THAT PORTION OF LOTS 4,5.6, 7 AND 8, IN BLOCK 3 AND.OF LOT 10 IN BLOCK 8, AND OF VACATED 57th AVE. S. ALL IN HILLMANS GARDEN TRACTS, ACCORDING TO THE PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 24, IN KING COUNTY, WASHINGTON DESCRIBED AS FOLLOWS: BEGINNING AT A A. ON THE SOUTHLINE OF LOT 4. SAID BLOCK 3, WHICH IS 5 8900' 12'E ALONGSAID SOUTH LINE 33 FT. FRO THE SW CORNER THEREOF; THENCE 5 89'0012E ALONG SAID SOUTH LINE 145.13 FT. TO THE WEST LINE OS 57th AVE S., FORMERLY RIVERSIDE AVE; THENCE N 01'0848E ALONG SAID VEST LINE 101.99 FT. TO AN INTERSECTION WITH THE SOUTHWESTERLY EXTENSION OF THE NORTHWESTERLY LINE OF THE SOUTHWESTERLY 50 FT. OF LOT 10, SAID BLOCK 8, THENCE N 46 18 48 E ALONG SAID EXTENSION AND NORTHWESTERLY LINE 81.66 FT TO AN INTERSECTION 1' WITH A LINE WHICH IS PARALLEL WITH AND 100 FEET SOUTHWESTERLY FROM THE SOUTHWESTERLY LINE OF INTERURBAN AVE. (STATE HIGHWAY 5-M). SAID LINE ALSO BEING THE SOUTHWESTERLY CORNER OF THAT CERTAIN TRACT DESCRIBED IN CONTRACT OF SALE TO LAWRENCE'ASH AND DELORES T. ASH, RECORDED UNDER AUDITORS FILE NO. 7207030250; THENCE ALONG THE SOUTHWESTERLY LINE OF SAID ASH7TAACT N 4455 DO' W ALONG SAID PARALLEL ' LINE! 100 FT; THENCE 5 4618' 48W, 227.09 FT TO A POINT WHICH BEARS N 20'48' 02 FROM THE POINT OF BEGINNING; THENCE S 20 76.28 FT. TO BEGINNING, EXCEPT PORTION. IF ANY. OF SAID BLOCK 3, LYING WESTERLY OF WESTERLY LINES THEREOF. 1 • LAUPILAti'l 1.744E. ,41...1 PINE .- CITL1S plAPIP1,11%tA oPitCHIP r) • • • . Plz.L41 1..A.L.4$ "OTTO LU • ''..7 ' 0 P 42 ° 7 Acetr, CIR.G11 VINE. MAPLE. Tosi: .45 wp4.41•1..46 i:;4;41:41:5OciptAtu6' ,forro LAUP,E1.:;• • , . . , ..AFG11 ,4 71 - APHYUO 1.4 • .• 141k11■1160:1I-JNIG.1 1..toi---iyh'it.45 istAriA's•WMIPe.* 1:21z-lAsPze WIts-1(06P.:5111.1PLe. estkge" 1v AUTOMA inr7i‘ATIot,f, • rveivioN I4TE.M .la r; APPI■) VE : THN■I 2' OP •CoP,45pE; 'CHAI-4e:r5 E.X15 ever, e. ts4T112)e. • . A .5LIGH TritNT P16H 6P5APES „ F14.1**4•1.4111-1 JpJI1 atig:M2E OP Aq-1.. At,LJA64 44ps To es GF7d1I-11-1EC; THE c.r ; Al V Pew, Pex:21 prz,OH 5.47e.vE.. No exi•s•iNeo TREES OIL PP-IBPAP•oh11ot-1: ALL. R.ANITIN6: AP:E. AFA BE FzienOVATEA • -. ti ) PEPTI oF , APPLY " Top5OR: FOF: "'HMI-1E5 ANI7 22.' T01 ; • F019 012,01.41■11760k;%R.13 AP 60T0l/".Te.: INTO TOP. -OP .01 1 r Ap p DP TbP'201l./ F6F 2 !' PP ltP'SOIL • P01 CoW,Uk9c..0%/51 Att-.40 P11 6IFAt7E... x.• '": ••••:,• 4 Pii-IL.16'-7(P 11-1fri • • . MiNc HELIX 'HAHkr5. 1-4^Ht ivy PILIU'1.110P7A • . / 4 2 3 4 F 5 6 7 a LE XIBLE GULEft -302 GM •4x ,•,11 oc 6 O. 12 gZ gZ " I OZ GI el LI 91 91 I/I 'El El II Ca • • • Acseatiiarusi: • Rid 21/2" , •11atclia1 .7; . ' i i : • . i • rm oa u r , . . , , " ; . ^ • Pinus ' • Pull' • • Piunui. ! 2" cal. . Matencal;:, - - i3 ' ;• • 11■ APR 5 1984 e At-NY 'F.L.PW 5P 1+ 4 1 , ;0 1 1 . ' • : 11 11AHNb IvY . 9 r1 ' , OrTz,l.A.141 , 7t4‘4 27 p)l-loPOPP...t-IIPT:01:4' tVE.F0F AZALEA • 25 PrUnUi '.. 1auroceraau Oto LuVken 21 B411, : . 0'1' Hahn 1 or I . ' IF THIS MICROFILMED DOCUMENT IS LESS 1 r ,CLEAR THAN THIS NOTICE, IT IS DUE TO li THE QUALITY OF THE ORIGINAL DOCUMENT • ID :, :21 `; •••': PLAPIPLIREC.,•:::' • . : • -,:agt.4-110:1400 kai-I41k.. v ..- • MiZiEEENRIENIIMUI -: ' •..• '-'- r ''' : 7 .• .::" ! HO, or cont. •iy 'ainia Cruz i ' .. . .. , . . ..,I, ! 1 '.•: .', -1,Pirathor • • J ' g.. :• .' : . ,' ' ••■ :..., I .: ,,.. ,;,4 ; 'Z''..' .. • ' ' i ' . .24" • ':, ''`-'!:...—':" • ', : •litOandlon:!D°r1Aa.t!-- S , •.• !, .34Boicorli.'..•:-. • ' •:iid;44:agin'eGitiialter' • : 23', . i ,,,-..,.., :,. f : ,. -:::::,:,.. . , 27, , IgiEsssison 'Ca14tY' .. ., , : :' „ .'. ! ,'• '-' • ' .:. : •,, • • ”' :1' pifa9r•011.'Azi4., '' ' ,, '. BCD or cont.. ''' - ?'' V•1/2■FgSasnalea .. f ftergreantisals!$ • ' ,. . BO '. or 'cont. ' •': ;'..Eyo?•. '. , , . • • ., . . c. • Big '. or cont.' - : ,. '• '' 16 1 .Viitirnusi; tintiti S 00.4 • ', unique • ' . ' 6o tainer, full • .piing Bouq44_ , 24 tl " !' n . • ! , . . . hi. growth 1 gal.' ' 3!.4.1" c..c:. Sri- angdfar. 'P • "., arigclar 'spacing 40' • • • 4 • • li;f3.6.7814.. :tea ..1•• utast. e a eon e• X • r i4. RseGQ?lscr„ 9 MENZ /Es// • • •DW afLA9 . 3 CORN(// ROUJA KOUSA ,L4 WOOD SOD /D CAPR/NUS a &T'62t ' FA/T/O,/AT9' dFL—S/ PZ"3� • P,L4A174 AREA 727 6E ,9 re /CALL y eR/G47ED. SYSTEM TO .BE E'L LLG"3/4N /WO AR/,Rowa BY OWNER P/C/o/Q ra by37ALLA7 /ON, i LESS Tb19N 2' OF aRA220 CHANGE EX /3T3 OVER EN77RE 774 AREAS SHALL eE 0a05,0 SW// THAT / 7N /9f! G• AI SHALL OE PLUSH,r "./da- AN/0/ CiR9aCS' ALL A.U•CCNT AREAS, ' ALL Pr.9M /N4 AREAS ARE Ta GQOWNEe, /N THE CENTER 74" Pax Farr FROM EGl?E. 1 T/lERE /Kg NG E,17-477Nq TRF-'3 eN .S7TE • .0.L. PgemeRreNs Ate: P.:AN77N4 AREAS ARE TO EE RorowZ' 7z A DEPTI' z3 APPLY TOP SC/L FOR 5fRUr3.3 9ND "7V/ L 4k V ARPLAS ANO ROTOVA?E /NTO rap rce " / ROTDVf9TED AP?LY RE)9 /N /NG 3' ' TOPSO /L fro ,SYJP!/ .9 f4ND 2 " 7CPs'C7.4 -I LAWN ARr95 FIND F /N //W ! PAGE, ,�cT /DAY 77/goavi . PLANT /NC , NGT TD SCALE • CaaMNAR EUROPEAN fi'C/WEEAM { 01111 !1III11111111111111I1111111211� � 1 5 6 7 � 8 ', 1 1 rLE XI U LE a ULE 7.30 Winn, oc l'L eL LZ 9Z 5Z 4Z CZ Ze tZ OZ Gt at Lt 9l 9t ', 'Et Zl tt Ot . Imdmllnuhmluuhul�ludmlluulnq�unlnn�unlun�nuluu�uuluuluuluuluu6ul�luduu�mduulunluu�mdull�uuhm�uuluu�nulnllllllduulullluulu RO AN /C,96• NA/ e 477X • .cer4, 0/ NAN)� . ACiEfgeliest6!&Z RED sUAE9.67,"::14!)!gE ea4VA69/e 2 eekf IMN8Er9M 3 _(11LeNUS�SA-431 •• - Ka/SA La#1,4 9,,O 1� P9EI .T,ogs_iiesX1k5'// DOUGLAS /F/R 9HRUB3 7 • R 4449RON LH//N!/B !r,croCCOVER .1360 BOD SG, fir IF THIS MICROFILMED DOCUMENT IS LESS CLEAR THAN THIS NOTICE, IT IS DUE TO TIIE QUALITY OF TIIE ORIGINAL DOCUMENT •!r•, ^,» _,ri;i�•7'�:e'�`,u�� co/a^�ENrs • . YL Y � i rsrcwED V.a .Y F Porch* , 2p 9,0,:a777, HT . .se) 6`k r T L n . /O•'f/T. 2 P/2'7'r zof „ Bf ,t CaNT, p R/FY G4swr /rY RECEIVED • CITY OF TUKWIL ' AUG 13 198,, SUILDINO DEPT. CopyrI9ht ©1984- Thomas L; Berger.AeeocIates,;PS 11 UY- I , .iE y �'�� . : �.; pl IMHwaaar.g ^Two .•: , ut flat, pisntit1 d 0..sao0 dr I DS, + ° r 819 , 1TMl�Mf .. : ,, ,bee so upl 401 hiC 7. mtAkett.Nrll , include. L4t'ii•not trc•swrll .l t.E ` t t : ; ti,•-lhs fe11owi110tiss 11 A,jdicated•'ai tbi arewinge(ibd as; spScitled v basin `l • ' .1 •'(ti'' -.• . •. • - am' 'S a a' glint >� ^ Yegaire� .'•�yihisx•gtaltttgr. wL1•Ie'!pat.tl0ri; isrtilisatiaii: ?tM.jiul ;p . srMfiiir,.lnstil3a' of � ti udtomtio itripatioa ;ayst.m r �i - sv- ferlse�IwMii�i *`'�ntitia'.�s t r f:;Y5ts • !, 7lsnklug. this, ` sbaobsCyiomdcovsr aid , .Yablt4At C0M n NP •.:r.t k.,y.' 4 t .. I i . , .and a11'ysrk. iat'y elticatiia ll t6. rncuts �t s ,Foniraet a. outlined in file • dinifti4.at♦ ipe ha.in %;`,` r : b ROR Joni Segos: OOdtr%ctor Mail >teirain.CS;a11,woek,With ths'Owntit and LindseepearihiUOt pElftefe,oamnncernt.of eny 4VAL2tf' As CIt1mOE i r, ooafract• iae.O11 2:iioe:ed by firm. iativil;ii*ROOeei noid'i Opeetipr trades.riprtie.nted' In plans :;Contraotgf ° & hail Iv' ; raspdidb1. for Mimi' o! 'ill work'` '>' Iiaeil- project or,pert•ot ?project; • !e ar:i:apted'by Oiinir. ,open accept- t. MCC' cs.' Owner�bicei respOn.Lbl. tor; a *Linton*. *Lint•. prabtdcsa F itt , • • or to prder o m tect tbs quaramt...• • ._•_1.. ' ... INK . A)m :11Slb110El16ND •;,Linda Ustontriotor• josssntespater'ia1s,and worbanghib fora � 'pksiod Ynr; lnlleuiims: final400 aiuospt -that, plat " • •'. .aat.riels;idstslled .hall, •gmer ntsed.only until•tha. end of. ens ', !toapletigradnq fio'4t. of ylantinq. •IaMucaps. ;.Contreetot hsl, sponsibla:tor, damage resulting.frrm : ..eiceasiw ?clLsto1 gicll:ccMitioi,. Lsndioaps Oontractor'.buil,b. ''iaspcn.thle ; far 5si•aiag or vandal Lute,siateriels ibttil'ibo.pfaO.isy •. t Ce mar.. Qurutse •,psrlod.$)all,caiaho.011 6MS'Of;0Wuir's acceptance, _ of project' or portions ofptoj'ect unlsse •tetekotbriFise'beriin. •,Airy• plenteibich require replaausnt:during the gmrant.a•yiriod; shall' • b., isirt ted rithi a .a,gierante period • alms as - for above. ' ' ,Any'plant includsd,in.thia Contract. tha t.is.'sith.r.duad,Or,in.onsetis -• ..'factory, tandition, al detorminsd by.Iandarogna Architsotic shall b,' ruovad sitar:'them. inld:.ny. other Ms.Lnq b. rsplac.d al :soon, ae conditions permit.within theholval. plentinq sseaon'at • •Landscspe CcntrLator's expense: ,Ali raploty rnt plant•mtsriais ehall t,liev. yuaraste .•psrie44.i.itist.d.for.c . yiar,au originally specified. . Andpraps Contractarabill ibimtify'•ena,'ifergei peist.,,do ell. work''• n.cassary. to ;pr.Yut rapi•e.ment pleat.. fre.. m e simer demise. ' • AEP2Ampoir MATlOt:414 ' ;' , see s,. r r r a F . a t- , • . ..> . . . 'All'rsplscsaent plants'sb.11' ba of, same v.ri•t . siae,•and root oondition ▪ of erieting sdjacent' plant, saterials, and .ball inelud..any mw growth ' ' •that:may. haveeccurred'•.itu+. jlu,tinq, such:that replacement plants '. ''�uaatch•atatit3q plantn'of the same variety.' P71J{CON6T1lUCTION c .;rL tEllCt .- -- • . After this Contract UU.aNarded and bfors consttucfion are started,' .Iatidaeapi. Contractor ehall;'obntact Lendscape'Arebit.ct'or representative,, 'att3. diactise Contiact r•quiraiente., Muting shall, dewelop,settual under- , ataadinq, r•lativ. to' da4ils of, spcification$ and drawings;' including :'fona'to,ba deed for .bop drawing.. subeiseiots, adainiarationof Contrast,. : • insiectlonsi' tastsi.safety,'and planning.' • ' Before vot:k iwerini, iCOntrabtor shall supply.landacape architect 'and Caner • . -: With a'psopoaad;aclwdul. of work :" Schedule..hall include dates far'ooss •.. aiincement•and completion of.all phase. of construction:- If delays are •• laeurrad;(two days., br sots) .'revised sehedule.shall b Supplied ismedi- ' ataly• ':3hia.Mork'.scbeduif: shall include. ill proposed inspection trips to the site Lor Landscape :)architect. 4;0, liLl OF LISTING ' CONDITIONS •,COatssetet ahrll revise a'•b sitfore oosnaneesent'o construction.• If : IContrector'alould fiivid'axist1iq conditions,'in viriance • ith'plae and . ." , :apeciticatiens, ha Landscape Architect before.proceeding. ,• , 1.05 PRDSlC IOS'OF; PROPERTY RND, SEINING UTILMIES .i. under ;no eireuistanhes:akell errors in location of ntilltiea.•hown on' plant,. WhetMn:thsy;bk.visible from' tha'aurfae., buri.d,'.or.othsrri.. ,' "obscured; :ba it . basis.for:•dditional compansatien to Landscape Contractor, I :should unearranted'disturbanc.er &vege,ta such.utilitias:r.sult from •' L'the o natruotion'p.Lhods.used by Landscape Contractor: • •'Laidsclipa 7iithiteCt' assumes no, responsibility for'fablura to:show utility 1"oeatbons. on; ionstructiosf plkna. :. , ,.. Iinaa:ape' ahi11 adegately and prsurva: fron.daiage, • . • Aatrucpienlandlntarfer.uoa with the' use of;all existing property or ' itelppurtenancee on or,. irrihe vicinity of•ttie project, work.• These raquire- : rots otall'also.apply%to public'and private, utilities lawfully' occupying aria "of.t i project,abow•ground. or buried. Whenever such property .,is da*agid or the'use interferred With due.to the operations of Landscepe'.Coneractor.• it shall b' rutorsd :to operation by'Landscape Contraiifor, or tlie',auitboritiea having Control t ersof,:end•th. expense ...'of sueb,rapai shatl,be.eharged to Landscape Contractor. • _ l:Og pE1t I'f5, . L WS AND lttdiJi "IfaIS . . Building permits.mey bit 'required and ail, permit. and licenses necessary *for installation of,'work' atoll be secured and paid foe. by Contractor. Ease- ments for, pereanent,structures•orpermnent changes in' existing, facilities • " :'s) - 1' be secured and paid'YOr by Owner, unless otharwis. specified. Land- "scape Contractor'ihellgi e'all notices and onply With all law, codes, ordinances; rula•,and, regulations baring on the conduct of:work as drawn ud'spacified. If Contractor observes that drawings and specifications are at variance th.rewith:,he shall promptl•notify Landscape Architect in'writing and any nec.ssuy changes shall b,adjuutetd cs provided in the • i Contract. Knowinq'it,to be contrary to,such lava, ordinances, rules and regulations, and'without such notice to Landscape Architect, ha shall bear .,all costs arising therefrom. .• _. • 1.10; PTILITIES, STOAsGE )1Nh) PARKING • - • ' ' 'Contractor shall arrange with Omer for temporarruec of utilities, storage ' ` 'arias and parking ar may be required. " lam; smarms t, ._.,;• •, ., 'Landsca Contractor shall submit samples of all materials as noted in ' .. specifications." Failure to do so may result in:non= acceptance.of materials ' already used hauled to site. Any removal' or delays incurred will be at ths,expsn.s of Landscape Contractor. All. smplee submitted. for approval must be unaltered aijd•of quantity sufficient to allow for proper inspection ':.and Landscape Contraetor must provide'shop drawings when required. ' "1.12 'SUBSTITUTIONS .,: . • . - Changes in'matarials and placement shall be made only on . written change orders as agreed between Contractor, Landscape Architect, and Owner. PE PLiwr,CtiILirr `, ct. , ) : ": • .:: .' , _ - Within' fdi:E'•n •(lq days Other' ' signLM o t' LOnt : R!ct.''<Land!eipi }CanrIctor:' ..' 1 '`• ; i shall prOV foot' tM�lQcatloa .;roet,'•condition' and; ata of , all ;p1anfe.04 pl•nt•'list beg1,nnieq: say ; t liDrk;on ;tha.eaiik ; ^ 'Won �.' r• approval pt • th/s formatiai'2udsaPs • Atohltact s s11: •nkboriia•,psynlnt .:'ref• itt ot'Dontraet t ;. hii biieig,n..d fax dspbils'.an ssIe ' plat Uaterials,� ,. - Oadtractor.iwgl.ctcto,, psovideitki•`liit•MLNin ; :'th•',1 lUocated say},uha,tozlaitt''agy'eubs- patina bsnsfit.'irid;a)ia1L'._;�,y ▪ previds.plieti at ..•s;ltd oonditiann'.1 it<I1eated',00'plut', list with no • . :;saaPLioi%I. y.17o'a11bt1tatiori w1.4,1re1udi.biYeM• th.'le daY p•r46d i:ospt .far larg r :plants It )• adaitiapa[•coat to Owmr.•.. - 1.14'i, MATER11hL' voir3cAl2Die. '; r. i ,, , ',' shall ;pro ticket. 'imoiee.., sale, .l ,-. e for _'131 •aatiei us oh this project.). F is.. limit b• 'suLmittad before final payment. ° is ` alit)ibriiM . - F , • Any-trete which ie not ordered was ivied or prOVided for . removal' by')lrchit•ct: `:'end which to" ter, sxt•nt tka; opinion of A reblLmti'_tba ooiitiniee 'lifi;o! this tree di whioh. • ";• diifi gur• d', bl 'tsndeaap•:Cmtraotor;bsowee'of oassliasrisu.'trglllmo., or , '. r lane Other rmsaa, L)rll be ralsolN be. l aielacagi,Coetraotor.et tii.,own'• - : '.eiipeiiee'.;,,111 addilion:t) ices •ti.',lleniidat•d ti us•s.•d.ayainet '..La dscap•,ContrectsI'000OnS11lg, U set by:INkarnitialial aoci•ey ot. Arboricolttre and.ly; methods cootatnad within, that.pubiioatioh'. ..mare any'. tees Mu bsee relloIed.Mich has notbeeii'ordared r•metrad. pievidad low .-rt»vsyyy 'Architect, Architect stall. determine cross - section veer suracent. of stns p;and Apply par primciples :in the' value with a minianmm'.;: • . - !Assailant of 5500 _ 1 16 sloivi i iiaDj PROffCT10M a MatlltIM45: ,.� - ' •'::, ' . • Coatractor. ,b l rs.porlbre for prcpir oara:atd p ef•all ' : ilia ° ..at•rials,; pmsnti. etc..:0elivr•d at .Ste: t'llulldlnq matsrlala, Landsoap CeatractofIs aquiprnt,: eta., day b itexsd t sits" but the .,: placing op: ia,a,:.bll b, Oubj.tt. to; approval of'Landscape•Architect., .Land. '. .tape • Contractor; shill• protect :'and:1 • reeponaibls for4 say damag• to, his ;, work. or,.matarisls.trOm•,th. date of .kgrawnt to data of final'scceptance ▪ of•CSntrsoti and iball:mks . good without noel to O.marcany damage or loss'', tbat' sy occur during this period: -. . Laidaaps Contractor shall hmdi. all dsUrisl an ma . dirt• .cd:.o it y be' Snspee ' toe ,by idstite Architect.'•' . ` ' . >ShoulE,:any material be found .def.ctiv, or•in any Way' contrary. to Contract, • this, aetaslal'. ria natter what stage' of f completion,' my, be rejected by :i La cap krehitsct aid' shall hie re od from the premises at once. E1 :• .vt' vs teen et l..r.�. :� 'r , +.•}••'l /'> s _., • ' • MsinLi ' itisl2; tsYgin `1Mp12st l,Oi,''plenl�and'a!i•11 ' A. •; pwotict and maintain tntil .fiscal scooptanca of projector agrmed ,•' partial aonptanse, s ems.: •, ; .:. ' 5. .Mork includes weterinq, Vsading cultivating, tightening and, repairing ,'of:guys,.sesoval'ot d steris1 .remettiag plaints to prop•r..grades 'or upright position, ens othew operations naceaaary to the. proper. fmplanentation of.ths project: . -1.18 DAILY CLXAN{IP', • ' • ': All areas shall to kept cl■a. :asst and orderly at•all times. :Dirt and... ' rubbish'shall be kipt off both`paysd sand planted area. during ''.Proj.etshall b m last safe. cla, and neat "at the end of • each working • • 1.19 ADJU5TM2iT : OP LAYOUT • Landscape Architect. shall have th. right to adjust location of.plant • L3tcri .l'du.ing installation as appropriate to the'job. .• 1.20. SITE OBSEOVATION'TAIFS • ' Site' observation Of Landscape Contractor's work shall be carried out by. Landscape Architect or representative. . randstape' Contsactor'shall squat 'that obsereation■ib. mada .a when the'greatestmount of work can. bs observed. • Tripe must be scheduled' at lseit forty -eight 1 4e) hours in advac. anise■ ..an emergency, deems it nscsssary.to. sake • a spacial trip to the: site. .1.21. .FINAL INBPECTION OF LANDSCAPE commuclION • • A. Inspection of all work'in thie'teetion- shall'be to'datarmine conple- : lion of'Contract work. ' It'iha11 be sada Arebitect'or. .. representative upon written notice requesting. such inspection..This notice : shall bj provided 'a iiniaum of.5 days prior, anticipated Att. for. inspection: ' e: Site must.be thoroughly clea(I.d and 511•work shall:be completed unless otherwise indicated "in regoeet for final. inspection: - Landscape Architect or r presatativs may determine from:lsttar of request whether sufficient work is completed for final. inspection.• " C. If•the condition of the Job is.rat' in' compliancs•with Paragraph 1.21.8, inspection trip will aborted and al) expenses far I.andasap► Archi - ' . tact or,'r presatativs. time shall ,be paid for,,by Landscape Contractor. There'vill b. . exception ;to this item. Ratan for, each tripe shall. be $50:00 per hour with • two hour asinine= per person. . 1.22 FINAL ACCEPTANCE 6P LANDSCAP1 CONSTRUCTION ' After inspection, Landscape Contractor will be notified in writinglby Land- • scape Architect of soceptace of all work-in this Section, inclusive of.. replacement of plants subject to guaranty. or of requirements nec.esrsy for completion of Contract work. . . . . . sees PAYNt27f .. ' . All load tickets,.invoice!, sales alips,,•tc.i will b submitted to Land= • .cape Architect befor•,peymnt.'Payrequeste will be •uteittad to Landscape Architect for approval before payment. All credits, extra charges, etc.,, 101311 b approve,) by Landsetpe ArchitecL. • 2.00 )PTBRIALS, • • 2.01 'PLANES ' ;. . ' , . Landscape Contractor shall provide vises, condition. and quantities of' plants shown on accompanYinq plant list and/or on plans. Landscape Con tractor shall determine enact quantities from plating plans. Plats not conforming to standards and requirements' listed' may be rejected at • any tics. 1n grouped planting ,arena precedepca sha11 b'given to specified distance on center •( "o.c." on plans) rathsr.than •stimated'number of'' plants be it•a larger'or.Cia11fX.tuantity of plate. • A. STANDARDS'FOR GRADING . . . •. ; . , r . ' "Ornaaentai Evergreen and Deciduous Plats, Nursery Stook Standards'' of the Washington Stat. Impartment of Agriculture" (Order No. 1229, 1230, 1320, 1321,1322) and 6. '1900 edition of "American Standard for • ' Nursery Stock." B. STANDARDS FuR•IDEN'TIFICATION . • • `'. Sunset Western Garden look,' 1967.fourth edition, and Hortus Third, Cornell University, 1976.. . ._. --__- _- 2.02 SO[i . •'• % . , .. ,�, -, �'' •'' .. Contractor - ie ; responsible tor_dsteirnino amount.of,aod material. required.. Sot Perennial' Ryegrue,. 301 BlueGrass.X20% Faeces, trot e. approved sourc: Saint Cori'ification'of.p.neentagf - and varlaty'ot, }isd to Landscape )arch , itect for„4proval. Sod shell' b. psamius quality;. free of 'all, wada,- .p.stsi and �dLusui Poe ,Anil (annual blo.graa.) aid otber.adersirables: Itsha11 -not be leiethan.13 months old,_nor mre.than 30 aonths.o3d,. grows), inn fumigated soil,•and•hay.'s;,dense vigorous'eii11- developed ' structure.. Sod shill not •. eut'from' field more than'24 hours prior to : •dalivary to project vita: All sod:ehail bone continuous cut from one. . ,field. • lisdullli'etiall, b. Nipla val ieyzhbmt. 4Nay RiA.Yor.. approved r '• �; OG■t .M iaotok.i' .utnit iaslp1. to LaMscapa tac Archit _ r l Y "�;Iiatar1i1. sSt;lia' of waderdelst riow N an aterbls'd rock■. :. • , .:at 6abrSe:sbiah w112 j ten•through • 3 /4 "•acre•n. 4hi'ionstitusnts ", .. .. .:•. ua51 bs s■s.4y,diatkib(Lbd tberougb t: out, s t op.oil',nta,, .5" Semple' , 4ed •aura tenet be. apprGV■d by,LsMeape Architect prior to h■ulsia..... • 2. W !.T . LINS i }. r , .•.1►ralita e.5 se d.ns.tr mOlt t'in the, team" of groe - t d,'.lrseloviag ' dolimliSe,tLaat6n•'•c a0! f•t,1o00 •F, !wall-Planting ire■k =or brirq,ph -� taeter•.to e: S - 7.0 idth'■nau�h doloidcie ,llmstob as req iiraa:.' Nos * ^- ,444.;a.oaposN nawanne "s tee r oo . or approva / ,• quit:'' Sdbait •,3 gsllea •sSep for approval . ; Groundb.rk is hot an acceptable euloh. tR2'IL1ELR - 1}, ....provide l0emoe "' .ts 14-U: or sppioved equal 'for .11aree shrubs. ,and gronnadovar t•foinnl&etureea recommendations ,. proiido:'Agroltensplsater!:;for trwa, phrubs and gsouedoover per .ai.)lsatersr'i rael5rm4tions C .;.Proeids granular forte 10.20 - 20 . std Hareslsa:llitiotom 3a% (urea ••lee.eldahydel.foe 511'3aae areas yaw ashdfacturer's retc�endation'. , N.i.C.. 1.. .: provi4 20- 10-15; plant..tablsU form) for trees and strata 'per, . pandfac uisr s . r•oo�atdstices..° ' Providerroot atbiulant,,.ii, Liquinox,, Hoot Grow,. vitamin 11-2 2.07 TRIE WRAPPItiO MATERIALS . �• Ai 'appreaed by AseriOan' ASaociatio Nurseryeen, materials for tr.., trunk. shall'tfe:itsrdard burlap on' wt.rproof.h.avy crepe psp Recur.. with Nitableeord, ten- plastic. • DrOglas,Fir, oonstruction grad.:.- Stain stake. Olympia. 8ui- tianr- .' , patsat 4715, or approved equal, before installation. . 10 gauge wire,' vinyl hose, all one oolor: • 2.09. THE PZPAIR MATERIALS' Tree rspair. materials shill 'b. epproved tree wound compound, i.e., Gammon rubbingalcohol: , . ' . , , 2.10 PCWA F ROCK �� /7N, & 2W .j " //2" WASVE0 DC9/N RerK, ,W,Wr A -4-o4 4ressiier 77CE4TEZ MUG%'VP hiCAPFA: 3.00 INSTALIATION 3.01 GENERAL All products and materials .noted herein' or on drawings are to b. installed per manufacturer's recoim.ndations and per each appropriate trade's high- : ' eat•standards. . . 3.02 . EXISTING GRADES . . • •• '. • General Contractor for building is to leave all planting areas in • clean : condition and is required to, bring .l1 grades to designated subgrades, eacept special ar!aa noted on plans. Soil' and grading for these areas ,. shall b. provided by Landscape Contractor. Landscape Contractor shall review these existing grades to determine' extant of 'further rough grading • as necessary to uaomplish proposed .grading as indicated on drawings and specifications. After his assessment of conditions, he . shall notify.Land- scape Architect of any discrap.nci.s and if necessary, raquest an inspec- tion trip for the establishment of grades. 3.03. FINISH GRADES' A. :.. , 5 RlJ3. f. CROlfIDCOVi& AAE118 `to'elloer..for , e.tei.oil` and B. 'LAWN ARCS 4 ;'!:j.1�.kliey fcr: ee;.to iDii an4 i ',S: `.:• less _. • .. - .. 3.64 . SOIL'WHD2TIO118 " • • Verify existing. aoil'conditione for any contaminants that may have been ,"'discarded by othes'tredes, •.g., thinner,. plaster, and report immediately • to Landscape Architect and Owner prior to placeaent of topsoil. 3.05NOTIFICATIaN,OP ADVERSE CONDITIONS. : Laiidseap. Contractor is. esponsible for any adverse drainage conditions . ' ' " that may affsct.plant growth unison he contacts Landscape Architect irae - diatelyindicating any possible problms. : 3.06 SOIL PREPARATION .. A11 planting areas are bibs rotovstad ac fotloa,(Genaral Contraetor is required to provide subgrade of planting cress except as noted on drawings), . A. Rotovate all subgrades - toes depth a depth of a ". . , , • 11. Apply 1/2 of proposed topsoil specified heroin ands rotovate into top ' .:'4 -6" of rotwatad.subgrads. . C.. Apply remaining topsoil and finish grade. • ' s , _-1 ' 3.07 PMNISR GRADING • a.:.� . 'All ,shall be finish,gradsd for commencement of.plantinc. The areas ,shay b graded such that finish grade shall be flush with finish grade .,of all adjacent areas except a noted.. All areas shall allow ton topsoil • and mulch added to individual planting pits as specified heroin. 3.0e, POSITIVE . _ DRAINAGE ' A11 planting areas are to be crowned in the center at 1 /4" par foot from • wags (unites otherwise notcd'on plant). All grades shall flow smoothly into,one another and producepositive drainage. 3.09 FINISHED CONDITIONS 'Finish grades (top of mulch)'shall be as follows. Planting areas (including' .'{ ,.'ground coact areas) - minus 1/2" from all walks, curbs and /or surface • ' edges, accept as noted on planting plans. , VERIFICATION OF,GRADES • • - :'� - Verity 'all gradeewith Landscape Architect befora,commencamnt of planting, -•. preferably st tLee"of staking and layout. :•3.11 LAYOOI . ?; A : ..asters to verifications of layout for all plantings (trees, shrubs, and groundcovers). and pathway. with Landscape Architect. • • .41:" T Landseaps Contractor. shall refer to'general notem on plans. • , .C.`:1Io Work•shall commence on installation of mat.riala until layout is ' verified and accept.d•by Landscape Architect.. Should Landscape -'Contractor choo.ea to,begin installation prior to approval; he doss so . '• at his own risk.. ' ' D: Landscape Contractor 'shali notify,Landscape Architect in writing iiae- diately.of any variances betvea plan., and actual site and await. instructions before proceading. -. ,: E: ' -TOr large blocks of" identical plant aat.rial', Landscape Contractor . has . ' • th. of staking boundaries , of planting rather th.n'individual erses. • l ? : of ill large'plantinq areas eiall•bS set such that this . - ro. :1. parallel with adjacent'.dges: 'Inside plants shall be spaced I :, u,ryacified on plane and, specifications-,.: • • I o IOINTIIIIIIIHIP11110101111TII5IIIIIII PIIIIIHIIIIIII�III�I�III�IIII1I�1118{ IF THIS MICROFILMED DOCUMENT IS LESS' 2 3 4 CLEAR THAN THIS NOTICE, IT IS DUE TO ® FLEX10 LE nutfo. 302 Awrnarr = ��� • THE QUALITY OF THE ORIGINAL DOCUMENT • s ees _. oc 6e OL LE 9E 92 be CZ ZZ IZ OZ Gl 01 LI 91 91 Vi 'CI el ll ()( • 1.1i ' fiANT hOC71TIUN . r . . . .� _' S•t' all; tieear shrubs, and groundcov eacordinj to spacing en plane ' If '; ;'ground'posittoo i Nora than 2' fat.tiom plan position. aonsulf ith Land -' scapekoohie.ct` hefors •prooseding. K ! •.PIANlSMf PL'tr v . . • : Diq.piU ter trolls and shrub•,ae indicated in'plans and in datailebersin. `Plaetisq.pita are to b e ,l 'LackfLll materials tot Plantings ,' ,era ,teens ;lop '5 specified... If LandscapS, Contractor. aeountars clay'. i sail `cr any„ � condition vhinh'i!i hie oninlon tuy 9» detr,imentel:to'- nmi'plaeitings;:lie shall notify Landscape Architect immediately. Rssovu alt. anoaea;or unsuitable mterisl: • acavat.d from plant holes and dispose off All plants shall hava•positive drainage from rootbil ;;unless otherwise ..noted on plans. ' r ,'!` 1111.plintitgs aid groundco vershallbi against harm from ,••wind;sed unnaual:vaather. apmicial;plantingtschnig»e, defoliating, wilt= proofing. apraY-aistinq msy:b required by.t;andscapo Architect for . „uneueona4 periods of,;'drought, etc. No work shall be performed in, over, or. adjacent to planting areas Without,proper protection and utiquaria .;Plant at once .11 plaht:matirials dalivered and accepted. " Plants'that,eamrt be planted Within 1,d.7.aftsr :larrival'.rs to be heeled in;in accordanas' With accepted horticultural practice.' Protect rootball • .. • ' of, ballad and•terl,pped plants with Foist earth, Crwdust or other !cceptahlo Sold plante'*ui:. bs of hole approximately two'.tnches (2 ").above, a totl , _ growing position and backfill approximately halfway. Place 1/2 "' "Tran.- . m wscAisandeA ;by mnufaoturir'wenly around rootbli. Nckfill to within.Sk of; finish grade, fill hole;with; water and allow to settle. 'Nekfill'to subgrade depth (if Mulct is to 1a appliadl,or to nursery. • grown daptbi, Apply "OSSoeotA. es racow.nded by manufacturer to surface around parif.ry'of plant's. roothall Nckfill'mat.rial shall b'topsoil ap.oifis0'hersin. All tranaplantad .plant material shall require same soil pr par.tion, planting, ,staking and fertiliser as new plant. material. ' -Finish gram ICt :planta settling shall afford positive :drainage !roe drawn at no.greater,than 1/2" per unl•m otherwise.' ' specified. "f0ak rootballs.which )iwe,dri.d significantly bfors :planting. ..Prune broken toots 1/2 ". or'more.in diameter cleanly.","-./Plant at any tier plant iateriala are available and weather conditions are consistent:with : good•)iortieultural practice. If container stock' is'rootbonnd slash roots ..:',vertically with a sha - knife along'`outside of ball in .three plans aini -• q .. befor. planting. hov..all string ties'Or'straps holding rootball '. - of ballad, aka. balapped plants upon cwvpletion of planting. 41.. ehiub/ teee Planting detail. a. !•r w- • 3.16 '. SOD LANN iIIl?ALLM'IOR , ' A. ,;Fina:grade.to uniform finish, removing all:aurface rock•.larger than, .3 /4" diaeietew. •Compact all sod bed aea. 'uniformly to approximately.' • , • B.• Apply. dolomite lime uniformly at tate of 501 per;1000 SP Apply.: fertilises "Of 10 -20-20 at rata 0f.204, per 1000 SF. ; C. Init.tV.od so that ail" joints era tight _atsd, smooth on • .smoo mois lightly.compacted surface: ,Lay. - sod such. that long edges arse parallel" . to contours and perpendicular to slope. Alternate joints in running bond D. d t 8011 a eohen apply urea fermaldshyda fereiliser at rate of 34 per - I . 1000 5F. :Final rolling' process aust: provide uniform .srface., -. - ",: E. Landaea •ticntractor, shall: adjust•gradi,irrequlsritiu as, required.• irr.glilaritlea of 1 ".W111 b maximae-acceptable :toberance:; ,. P. Upon coipIIticn of final rolling; lawn .lia11 with reel type :•sower end' Watered... Approval: will bebased on.,unifor., halthy and 'vigoroi* 9ro.th with no dead spot. in'any nw _ sod arose.. Sub-' aeent,', nos op s tagular basin shall'he':Landacape:Contractor'a • qu ,responsib ly until- projanris;acc.pted..;: ...'.: .. 3.17 IANN.ESTABLISHNID7T.. .. . Landscape contractor shall b responsible. for first mowing and fertilising 'of all lawn areas and 'further /owing. until lawn is accepted. Howver, '.this shall not exempt Landscape Contractor from 'repair of damaged after first mowing and fertilising. Nowing..hsll•be done by an approved - reel mower. Fertilizing shall occur (with urea: formaldehyde) as follow! A. 1st Application - shall occur not narli.r than wake. and not later , •..than 6 weeks alter inztalletbon of sod. ' If: 2nd Application - shall occur 4 -6 woks after'' 4 fir.t application but not to eacaed 10 wok. after inatallatio•of sod. ' Should fertiliser application occur after October' 1st,.Landscape Contractor shall apply approved "winterising" fertilizer, as "Agro Lawn Ninterizer," in lieu of urea formaldehydS., Landscape Contractor shall notify. Landscape Architect in writing that these fertilizer applications have centred and . on what dates.. pates of epplicatton, for urea fotnaldehydo 'halite 1501, per acre. Verify method ING' of application. . 3.18 TREE ANDS PRUN 'No tre.s.or shrubs shall .te pruned without direct supervision from Land- , soap! ' Architect or representative. ,This applies to native plant materials • existing at Ito ad.nw plant materials to be installed at the site. „ Under.•no circumstances . shall any plant material be pruned prior to.dfliv.ry • or after plating until directed by Landscape 'Architect. . TREE WRAPPING �. . . . , All deciduous trees ar. to be wrapped promptly after planting, .Wrap api- rally from the ground line to the height of the second•finieh.d branches. • All wrapping tall te neat and snug, and the nateniat shall.be held in place by a.suitabie cord, non - plastic. !sniping shall occur prior to staking.. 3.20 STAKING . Stake or g all trees and stales all shrubs which are or say b .eome ' loosened or tipped from their proper position during the first growing season; as indicated in staking details herein and on plans. ' • 3.21 NULCHiOG • Provide all planting areas with uniform 2" layer of mulch material over a properly,cleaned and graded subausfece. Howver,, before installation of mulch,. Lendaeaps Contractor shall contact Landscape Architect for a semi- 'finel inspection of planting areas; grades, soil depth and plat location. Should Contractor install mulch before inspection, it will be at his own , risk. - ' • • • • . 3.22 PLUM' ESTABLreNQNT . • . Contractor'shail apply 2nd application of "ossocote" to all plantings; RECEIVED • trees, shrubs and groundcover, not less than twelve (12) weeks or morCITY OF TUKWIIr than twenty -four (24) weeks after initial planting.. Time of actual appli- cation must be verified in writing with Landscape Architect as eaeaonal AUG 13 19B'. changes may. require a certain delay. mare planting conditions or root- ball tiles Warrant, root stimulant such as "Liquinox," Root Grow," Vit*lbl.DINO DEPT B -1, etc., shall be applied par. manufacturer's specifications. 3.23 FINAL CLEANUP Prior to final. inspection, remove 411 deleterious material and debris from all areas „rake neatly all plating areas to an even fine grade and wash clean al ,hard surfaces. 3.24 IDENTIFICATI011 Co CON'fINUING-WIINTENANCE REQUIREMENTS ' It shall be the responsibility of Landscape Contractor to identify any 'all maintenance requirements.that will affect the proper and healthy ' .maturation of this project.' A mintenace task outline shall be submitted in writing before final payment and shall identify special needs,, tine requirements and duration of maintenance within the next one year to the'' Owner. • • As Y T Z •O O U h iti •f•Provids fuily'anttaat c biddet.desienedArrlg tion•ayetam aa; '�hiisein ;fit• is. to be 'installad,8y a qualified licensed Contractor.' .BY9'ifN� oWEtu1Gz • t '' , � •Ths'syat�,! %'to ptovidelull'COVerage'in all plantad'.rset le. antic- ' . gated th t Contractor eillieleicisa profsaatonai judglent'. In'.location;' - v; Might, and elopi: of. eprinhler, heads. to, proud. full'cov rag.. Lopata Made fb.fleold' apriyU(g'Ybuilding- end "exee.itv.1y''wihing walk. : Shrub " r andylawn 'sptlnklers.aseato.be.valved separately- ' 1 '.04.i', 87 87.141 PAOTIOTZOI( . , + , '•ASS part of the : wrranty w i der this, Contract, Contractor atoll te • responsible • • 'for deactivating end,6rainirj of2M .syst. priorto th.a ones:of• the '' +'1 tr acing,ieamon,• and'for ,activating: thasystm at, the oni.t'of the Spring i �.. n': .tubing Hier, sach•evsnt ehietbe accoaipiished' one. :duritg - ts one- year,., ! :gr'ranty ' the avant. the•aystel .is completed in" a...aaoa•'vMn the • ' be in: use,: Contractor will winterise tM'ayste .upon oom -' • pistiop of• t.iking :Rend ipproeal b, ;,andicaps Architect) 'and' reactivate p:;1thweyatae•in the . Spring:• Contractor shall)•upon coipletion',of'wlnt.r= -*bit phaa.r'subeit, • letter- to'Landseape Architect (with Copy to Owner) ' �c.ztlfying , "that syatem;was.winterized and drained end "indicate'th. date • such• iction.was accomplished. Contractor will b. liable for any damage • s-ittng to comply. 04 ' I AARRANer . i n :., ) r.;•Systsm' : all; b. vsgrant.d„tor all' labor and material for a period .one' . year: trim. date of final acceptance' of system of .' During •Warrasty. Period' '. :Centractor ? ehs11 check: clean and edjait .prinkler'htede and otherwise ,'."'insure:.dequate op.r.tlon as directed by Landscape Architect.' •:• T)w Li'to be inspect.d' a. minimum of two times on amp ' during Warrenty.Period:. ' • ' 05 :•,7 PLi1NS - 1 ...: ' ; • ; ' , ± Contractor ` shall subsit'set• of irrigation plans to landecap.' Arch'it.ct .•for.approval. prior construction for those areas accepted in: the proposal. .f Contractor shall also submit !catalogue cuts" of all'proposed materials, :..subject. to approvdl-of landscape. ArchLtect, prior to' purchase of ^.aubj.ct w.terial. by Laneicapa,COntrector. Approval of plane. and isierials by., LandecapaArchitect shall'not in any way 'relieve th Landscape' Contractor ''frotafull responsibility for providing full 'coverage in all planting o6' „ . Ir "(xntraetorsshall maintain' i, current retotd.of all pipe and equipment -;'.placnmant'and ' eh 1' .cord 'any variations approved by, iandecape . xchituct.; , Upon ;completion of irrigation system and prior to release bf final 'payment. COntractor.shall.provlds Landscape Architect.with a neat and • _ • .legible,, ",.,bunt "'drawing,of completa'lrrigation system, Anytplpe,not. inItalled±in accoraence with plena.' originally.eon- • - .tracted'sMll,be.dimenslomd to•a permanent structure sufficient for '!. location:after burial.,'• 147: FAMILIARISATION • .- ;. • .. : ; Upon: aecaptance.0* .y$t.m by Landscape Architect, Contractor shall "pro-,ide .. ''necessary' k eys and /or otMMr, tools:nacessary,to (*erate /drain/activate ' syit.m; and'sAellapemd sufficient dale with Owner•to'insure that system operation/aatnt.nanci /winterising can continue after deperture,of Con- ;tractor : liable for all dmge br, loeeu'reaulting P ) ;area failure to comply. with of this paragraph' . submit written verltieation fi _coipliance-to Landscape Architect indicating date.and • • "f :'oe sgiTE LxpaimioI4 ..: . ' • . • Pravide•auxiliary vlrea;for suture valve'location.. Coil wire in Ametek x CODE ' • . '.A:- All'work shall be accomplished in strict accordance. with applicable . , plumbing: and health cod.. •: • . -- A1fwiring' shall. bi acconplislied in accordance with the National tlectrical'Code as' modified by, the Washington State.Eleotrical' Cod.. :c..: Contractor ;ehall,bi responsible for :obtaining "any and all .necessary , permits' to accomplish the work herein described'and .hall include ' costs thereof, in price bid' for the completed landscape irrigation • systa: .. ' .00.. MATERIALS .. , . . 2.01 GALVANIZED PIPE . •1 Shell 40, domestic manufacture, and shall conform to ASTM ' ; designation:A. 120 -65. `Fittiaga`sha11..6e; malleable galvanized... ' . .: ;2.02 , ]PLASr'IC.PIPE... . . '.. ', :SM11, be PVC 1120 or 1210, Cla.r(160 tor lateral piping.(downitream .r,freee Class "200 batVeen valves and backflow prwsntar (main , .linej'.' Pipp'shall W.aarked with.ianufacturer's name, class of pipe, . • :NSF�esal• and data' and shift: f.'eaeptfacturinq run. Pip% 'hall bear no „',evident of.interioror exterior..xtrusion marks. ! Pipe, Malls shall be : .unifori, smooth and glossy.- .Pipe`aay be pre -belled or with. individual :':solvent-weld couplings.:'.The.suecessful• bidder shall submit, three (3) • ' =,=saeples,of.1 "•Close. 160'pipe, .l! -0'. long for approveapprove]. prior.to starting . • work.'• Pips shall :confolA to UB'Produtt Standard P8.22 -70.' Fittings aM11i bi scMdele eeight lull .ism. .Fittings,, ceient and thinner :'apall,!W 'of. the Dranda recoisended by manufacturer 'of .pipe :: Plastic. L ` „ . pipe .hall be Sipson'Red Olam r' ond'o approved equal. '' ' ..2 03 0PRI11XLER HEADS' • • . • . Shall be bras', spray heads; sized to provided full coverage. :04 .AUTOMATIC VALVES . " '.Shall be" braes,.Weathermatic 00248 or approved equal, 24 volt, normally + •Velve shall include a flow adjustment /shut -off handle. , I:OSVALVE'BOXES • • Shall;be Fog -tits 01 meter box or Arri valve box' ', ' (12" Jumbo Boxes only) . • . metek plastic irrigation .06.: AUTOMATIC CONTROLLER :. . . • Controller 'shall b. wall. mounte, 110 volt service with 24 volt output. have 14 day ;eliminator wheel, individual station, indexing units' and. en hour wheel permitting { selection of cycle start within any half hour period in the24 -hour day. '.Controller shall be UL' approved-and marked ;accordingly.' Individual :station adjustment shall be 3, minutes to 30 mihutei'idjustable. with timing accuracy to be 95s. Controller shall be ,.capable of accepting additional 'tones in the future. ., .b11'vlre from controller,to' valves shall be ale UP direct burial (UL Lppmvsd)' red.or• black. for het'•side, white for corn on' ground. • Wire shall ''be solid copper. 'Auxiliary wire .shall be'eny third color. CF.and UL ' ,d.signationa;shell be'clearly:earked on insulation' jacket.of .11 wires. 3;:. ... 2,08.' QUICK •,COUPLING VALVE FOR Ralnbird loektop or! approved equal, provide 1" MAT key to fit, 2.09 STOPAND:.WA0TE!VALVE.. ... 'POr. ay tam abut - off. Provide in -pine ale eve; with• cap. : 2. 30.','gAC1CFLOSi•,'DREVFJFI'8 :'`6 i e . ,,'} •, ' ) f " <:: • Shall be S1 approved bf oCI1 cods . ?SMllhay. gat.", Valve et each. and 2,11 `PPISbURL .Pl000ING∎VALVS'.p, ., '�'c;• " .`Shall' be Uatte ,4227 ere ipprdvsd egwl I. : :• •, . , - • ' Pla.tio pop -up bodiis'sM11 painblyd;1800 or .approved eq '.,. ', Gaivanired. rieera'Ihall A be , ae descrihed •herein. " . . ^3.00 .INSTALLATION •+ 3.01; TRIONCNfWG'AND NIQIFI81i. •, Pip..hill be • installed,with...minim of 16" cows. Ln'ahrdb beds, .12 in lawn' area.. Ditches' .Mil, be' free from reek, "debris - or sharp articles • .Backtiliing ihall b. sccc pllsMd in,emanner to ineura no ;titers settle. - ment'of ditch.' lackfil1ing,around:aprinkler heads atoll. b. ;thorough .and .- ..specially attentive to restrictions of movement of Aeade Jry •external .` force.. Contractor atoll be responsible for repair of all trench'settle -, ' . ment during period of watraaty :of•this.contract 3.02 SHRUB HEADS AND RISERS .. .. Shrub heads shall be eat aropiium of 4 "'from any walk patio,' driveway, • or path.. Shrub.head risers to Neset' typically at 8 ",above finish.grade. 9hrub,heads.. adjacent to"sidewalks, patio",: drivways, "or tither locations. which pose a. thraat.to tM• safety of pedestiiene..Mll, i be oint.d ^on •'approved plattq pop -up :bodies._; i. Needs'in. lawnto b.mount.d'on'2 "., einiiaa'pop- up!bodies,. typically:. Lam +pop -upg, to beset, at a' Might so: ` that spray.claars•lawn'at eeerags..ewd:.hei9ht:, M All galvanised ad' 'hall be ataked'with e4 rebar: or' 1/2 "'galvanised. pipe driven to•refueal .and clamped to pipe ricer with'etainites st.el'poly pips chap. Riser, '.aesembly .hall, coneiit of one'Marl.x, one galvanised 90 degree street. ells to forP joint,, the,Marlex: 90 degree' street ell connects to 'PVC ell or'tse with threaded outlet. , Riser " shall be 1/2 galvanized . pipe, with 1. /2"•.galvanized coupling at or•alightly above'finleh grade. ' Reber 'hall be minimum 12" in length and is to be set flush with finish grade. . • 3.03 AUTOMATIC VALVES' • : : - . • . ' . Shall be installed in eater boxes or. plaat4c .valve :boxes per apecificationa. Provide galvanized nipple (miniieun 4" long) and galvanized ground -joint union on inlet side. Adjust flow with stem'of'valve: is required to balance slates. Valve boxes .hall• be'awonted•tlush with surface unless. otherwise indicated on drawings. Instill immediately adjacent to walks or curbs (in shrub beds where possible)... . 3.04 3.05 PIPE , ' . PVC pipe ends shall be cut to 90 degrees to the :pipe length and cleaned of all cutting burrs prior to cementing. Use approved reaming tool.. Pipe ends.shall•be 'wiped clsan•with'rag lightly wetted with:PVC. thinner. Cement shall, be applied with light coat on inside of fitting 'and heavier coat on''outalde of,pipe. Pipe iniarted into fitting and given • quarter turn to seat cement. Excess cement ehall'be wiped from outside of pipe.: Pipe.will be tested as indicated elsewhere thee' specifica- tion.. No backfilling wili,be'pernitted other than at canters of pipe ' lengths until pressure.test is completed. .. BACKFLON PREVENTION UNIT Verify location with Landscape Architect. Landscape Contractor to be • held responsible for cost of relocation of hackflov prevention unit which results from failure to verify location with Landscape, Architect prior to installation. install per code, include galvanized joint union on both inlet and.outlet rieeri. , Double check and NPBP unite to be installed in meter, box. Provide minimum of 6 ",of 3/4" washed gravel at bottom of meter box. . . • . . 3.06 PRESSURE REDUCING VALVE Install per plan in Ametek "'Jumbo Box,'ii required. • 3.07 ELECTRIC WIRE • Shall be buried at sufficient depth to meet-local code and in no case less than bottom aide of parallel pipe. Spare wire, where specified, shall be common to all valves in system; provide loop at each valve as wire passes valve. .Loop knot end of spare wire' at future valve locations. Sleeve under all pavement. Tag.epare wire for easy identification at inspection time. 3.08 3.09 MAIN LINE .' Install with minimum of 16" cover. VALVE SLEEVES ' Shall be 2" PVC pipe with Weathermatic 906L looking cap connected thereto. Use for all shut -off valves, atop and waste valves and special drain valves. 3.10 AUTOMATIC CONTROLLER Wail mount where shown on plan. Verify.with Owner. 3.11 PIPE SLEEVE • Piping end wire shall be installed in sleeves of plastic pipe of sufficient inside diameter to permit easy withdrawal and reinsertion of piping and/ or wire. Pipe sleeves shall have • minimum of 18" cover for water piping and depth according to code for electrical wires. . 3.12 • RISER PAINTING . • Paint all galvanized shrub risers with one coat of "Carbon Elastic Paint," black. Also paint galvanized risers of backflow preVentioadevicee, 3.13 SYSTEM FLUSHING - . Entire system shall be flushed prior to installation of sprinkler nozzles. After capping all risers, Contractor shall remove cap nearest automatic, valve, flush and recap. Repeat this process until last head" on circuit is flushed. If a pressure reducing valve is included in system, open . wide for maximum flushing pressure during flushing operation: ' 3.14 PRESSURE TEST All system joints, connections, etc., shall be:left exposed until after completion and acceptance of pressure test. Entire system shallbe capped • and opened to full main static pressure (pressure reducing valve wide ' open) and shall remain so for, a period of two (2) hours, If static exceeds 100 psi, rat PRV at 100 psi. Joints and connections shall be checked visually for leaks. All leaks, however minor, shall be repaired and corrected.. Landscape Architect shall be present during preaiur. teat (Landscape Architect to,be notified.48 hours prior to tasting). ' Written record of teat shell be delivered to Landscape Architect. • 3.15 PERFORMANCE TESTS •Upon completion of system installation and after flushing and pressure tests are completed, Contractor shall operate system in preaencs of Landscape Architect. Automatic system shall be cycled to satisfaction of Landscape Architect. Landscape Architect may request that up to five: percent (5%) of the total nossles be substituted at no extra cost to ' ' Contract. . . .'3.16 FINAL APPROVAL ' ' Upon completion of all teats, final approval !or'system will be corttln- gent upon Contractor providing .signed and approved sprinkler /plumbing/ health/eleetrical permits as "ay be applicable in the area. . I - holmI!I!1 ropey I men! rljltIIIII) oII) Ilril) IIIIIIIrIITIhIIIllllllllli )IroollglllTrrirt)vj)I)jil 3 4 5 6 7 8 ©FLEX RUL ES.352 AWrimsr.= of 6Z eL 4Z gZ sZ YZ ez ZZ IZ Oz 6t et LI 91 51 at 'CI al 11 O I ImdnulmdulilmdimlNnlmilu )II)I1(111IIII1( 110( illiil1pghul1allhmlmlblulDNhill m Nduo a 1NUl u olu u lmllmdi1)id) LANDSCAPE .MAINTENANCC,SPqIFICATION!' The intent of this' sp.ciflcation >ii to provide a landscape raintenanca pro -, ;'•�grai which;eill produce;4 vital, vigorous landscape for'th..use and visual anjoyesnt. ... The land- . 'icape includeit • healthy, green. lean,• free of.weeds'.nd.ineect , dmgei trees) shrubs, and groundcover nurtured. to grow. at, their'norsul rate,:' in their characteristic forma, neat) orderly'planting beds fras,o! ' weeds ;and lltter;,an automatic irrigation iystee.tunctioning at mexisue . , efflciencyi'natural arse" managed to'encouraga'tba growth:of desirable. native" plant materials.' In the'courss of providing landscape maintenance, the Contractor''. management of this project shall reinforce and promote this. intent. . . . • Ire' LAWN AREAS A,' MOWING: .. All lawn as"as'shall be,cut at.reguiar •intervals to maintain • neat ' . Malthyjapp ..rant: " - Frequf5cy'of cutting and duration of cutting - ssason sha11 dsteriined by the owner Weed on climat.'and.growing .'conditions. 'All lawn arse. shall b. mowed to ..height of approximately 1" with'a reel -type mower: 'Turf shall not be allowed to'grow. to • Might greater than' 1 -3/4," •between sowings. Aecuwulationa. of 'grass • clippingi'sMll be removed after each mowing. :Finely mulched' clippings • ' are not r.gUired to be.r.moved. . • B. FERTILIZING Fertilise three tiles per year ae noted in the following.schedule: ' May, "Perez ".28 -3 -5 with IBDU At . • the rats of 50 'lbs. /14,000 square feet ' (156 lbs. /acre) . Augusts' "Par'ex" 24 -4 -12 with IBDU • At-the, rata ac 50 lbs./12,000 square feet (182 lbs. /) November "Par ex" 24 -4 -12 (last . • At the rate of 50 lbs. /12,000 square feet • -week) (182 lbs. /acre) 'Par ex•fertilizerx are available from Fran -Cher Chemicals, Inc., Poet Office Box 1399, Longview, Wa. 98632; 1 -800 -562 -3185. • C. BOIL CONDITIONING Apply dolomitic . limestone par. recommendations of Washington State University Extension Service Annual Testing. In lieu of test, . II. C.' SOIL CONDITIONING, continued ' • • annually apply 50 pounds'of dolomitic limestone per 1,000 square feet between November 15th and January 15, following manufacturer's recom- mendations for application. D. AERATION • .8. T. G. All lawn areas shall be mechanically aerated once per year. Aerate to insure proper root development, promote penetration of water, nutrients and air to the root zone, and prevent soil compaction. All plugs shall be removed from lawn surface. WEED CONTROL . Weld control, as needed, shall be accomplished in May and September by chemical means approved by the Landscape Architect. Follow manufac- turer's recommendation for rate and method of application. Thin work to be remedial rather than preventive. EDGING AND CLEAN -UP Lawn areas shall be edged and trimmed after every second mowing. 911 debris resulting from moving, edging and other maintenance atoll be removed after each operation. Care should be taken to prevent debris froa standing on the'lawn for prolonged periods. Contractor shall be responsible for correcting damage to trees and shrubs such as girdling and scarring as a result of edging equipment. LITTER PICK -UP All lawn areas should be cleaned of litter and vegetative debris at the frequency required to keep the lawns in neat, orderly appearance; once per week minimum. H. DISEASE CONTROL Disease control shall be accomplished as needed in accordance with recommendations of Washington State University Extension Service. This work is to be remedial rather than preventive. III. TREES4 SHRUBS. A. CLEAN -UP AND CULTIVATION Vegetative debris (leaves, etc.) and litter shall be removed from shrub beds with frequency as required to keep the areas in a neat; orderly appearance (month to month basis is recommended). All planting areas shall be cultivated by hand at least two times per year to prevent soil b0epaction and provide healthyprowing. ronditions. Care should be taken to.prevent damage to root systems during this process. First cultiva- tion should occur at time of fertilisation. (No cultivation should occur atlas. of rhododendrons and conifers except as needed to remove weeds and prevent conviction.) • 8. NEEDING . .. • 8l1,0.anting areas shall be weeded regularly or kept in • weed free condition to ensure a neat appearance. Weed control may be supple- mented by the use of a pre - emergent herbicide approved by the Landscape Architect.. Application of herbicides shall be per manufacturers' directions.. . C. FERTILIZATION All groundcovers, shrubs and ornamental trees, except rhododendrons and evergreens, shall be fertilLred once.. year (spring) with "Osmocote 14- 14 -14" or fertilizer approved by Landscape Architect. Rhododendrons, deciduous azaleas and evergreen materials requiring similar care will be fertilized in March and June using Agro "Rhodo- Bloom" or other rhododendron fertilizer approved by Landscape Architect. Rate shall be 6 pounds per 100 square feet; fertilizer to be hand broadcast and raked into the surface. 0. MULCHING Mulching shall be repl.nishedand raked on • regular basis to prevent crust formation, usually at the time of cultivation, to conserve mois- ture, promote root growth and minimize damage from freezing and thawing. A 2" layer of . "Steered," "Fsrtil- Mulch," or "Gro -Co" is recommended; 1/2" at the crowns of rhododendrons and azaleas. 8.• INSECT, PEA 6 DISEASE CONTROL • All plant materials should be periodically inspected throughout the year, to insure against disease and insect infestation. When necessary •and'es approved by the L and "cape Architect, the appropriate fungicide or insecticide shall be applied in accordance with state and local regulations. This to be remedial rather than preventative application. • IF THIS MICROFILMED DOCUMENT IS LESS] . CLEAR THAN THIS NOTICE, IT IS DUE TOl THE QUALITY OF THE ORIGINAL DOCUMENT'' F. PRUNING '. . Trees and shrubs ihell•• pruned under the direction of the Landscape , Architect to obtain•optimua rasuite according ti the cultural require- • scante of ths'plant..,44.11 dmged,and unwanted growth,ihall' be removed, as needed, to, ensure development according to. its natural growth habit. Pruning to take place in January...Car. .hall ba taken to contain all, groundcovers:to ..tablished bed. or aid tha}rdavelopdent according to the then of the planting. TM M spent flower.ads .hall be removed from rhododendrons and deciduous azaleas after blooming.. • . • G. . STAKING .. ' . All tree .takes and fastening. shall be kept in tact ,end effective in Maintaining firm auppott. Where fastening. or .take. have become too tight,or to .port, new and larger fastenings or stakes .Mll•be installed tW prevent strangulation or irregular, growth of the tree. All tree stakes W W1 be removed .rtes the second growing seasonior the plant should be restabret with m single .take on the vindward•side, to be removed after one additional - growing season. ' • IV. AUTOMATIC IRR10AT108 SYSTEM A. SERVICING The irrigation system shall be serviced at least. twit. a year). in the spring'for activation, and in the' fall fer,winterisation, to ensure uniform coverage and fr.eee dmge.% The system should alia be . reviewed and adjU'ted.monthly to insure proper head operation, and coverage and to not. any leaks or breakages. Any malfunction or damage should be prooptly brought to the Owner's' attention.. B." REPAIRS . Repairs to the irrigation system .hall be upon the Owner's authorize- ' tion at the contracted fixed unit cost. Contractor, shall not be responsible for the repair or replacement of item. guaranteed Under the installation contract unless authorized to do so by the :0w.r. • END OF LANDSCAPE MAINTENANCE SPECIFICATION Copyright ©1984• "(homes L. Berger Associates PS J m m Z 0 8 8