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HomeMy WebLinkAboutPermit 76-03-L - BARNABY'S STEAK AND ALE - LANDSCAPE REVIEW76-3-L 16401 WEST VALLEY HIGHWAY BARNABY'S STEAK AND ALE 28 June 1976 Dear Mr. Wells: Sincer Gary Crutchfield Assistant/ Planner GC /cw cc: Bldg Dep Edgar D. Bauch, Mayor CITY or TUKWILA 6230 SOUTHCENTER BLVD. TUKWILA, WASHINGTON 98067 Mr. Bob Wells Lance Meuller & Associates 130 Lakeside, Suite F Seattle, Washington 98122 PLANNING DEPARTMENT The Tukwila Planning Commission, at its regular meeting conducted. Thursday, 24 June 1976, reviewed the landscape plan proposed for the Steak & Ale Restaurant located at Strander Boulevard and West Valley Highway situated in Tukwila. The Commission approved the proposed plan subject to compliance with the following . stipulations: 1. The periphery of the site, specifically along Strander Boulevard and West Valley Highway, be planted with a complimentary tree species no more than thirty feet on center. 2. The Riverzone be planted in accordance with the Shoreline Master Pogram. 3. All planting areas be irrigated in an acceptable manner. 4. All the above conditions be specifically approved by the Planning Depart- ment prior to occupancy.of the building. 5. If the large cottonwood tree is in fact on this property, that it be retained. Should you have any questions or desire any further information, please contact me at 242 -2177. PLANNING COMMISSION STAFF REPORT 24 June 1976 8:00 P.M. AGENDA ITEM VII A : CITY OF TUKWILA PLANNING DEPARTMENT Landscape Plan - Steak & Restaurant ' A detailed landscape plan, prepared by Earth Enterprises, has been submitted for the Steak & Ale Restaurant located at the southwest corner of Strander Boulevard and West Valley Highway. The interior of the lot reflects several different tree and ground cover species including Scarlet Oak, Maple, Austrian Pine, Azaleas and Magnolias. The perimeter of the site along Strander Boulevard and West Valley Highway reflects grass and other groundcover. but no trees at all. Moreover, none of these planted areas are proposed to be irrigated or even have hose couplings nearby. It is doubtful that any of these plantings will survive if not watered for at least the first two years. The plantings indicated along the Riverzone setback area, although desirable for other landscape areas, do not compliment the adjacent river and do not conform to the landscaping requirements of the Shoreline Master Program. The Program requires the Riverzone to be landscaped with "Large hardy shade trees... such as sycamore, maple, willow, oak, beech, walnut, ash, alder, poplar, cotton- wood, birch and black locust." Only the two (2) Paper Birch trees indicated along the river comply with the Program. Staff recommends the Commission approve the landscape plan with the following conditions: 1. The periphery of the site, specifically aldng'Strarider Boulevard and West Valley Highway, be planted with a :complimentary tree species no more than thirty (30) feet on•center. 2. The Riverzone be planted in accordance with the Shoreline Master Pro- gram. 3. All planting areas be irrigated in an acceptable manner. 4. All the above conditions be specifically approved by the Planning Department prior to occupancy of the building. 8 July 1976 Sincerel GC /cw Gary Crutchfield Assistant P1 nner Edgar D. Bauch, Mayor CITY of TUKWILA 6230 SOUTHCENTER BLVD. TUKWILA, WASHINGTON 98067 Mr. Robert Wells • 130 Lakeside Suite F Seattle, Washington 98122 PLANNING DEPARTMENT Should you desire any further information or assistance in the future, please don't hesitate to call. Dear Bob: This office has reviewed the revised landscape plan, dated 2 July 1976, for the Steak and Ale Restaurant in Tukwila. As you are aware, this review was required by the Planning Commission in conjunction with the approval of such. We deem all stipulations of the Planning Commission to be fulfilled as described in your letter dated 7 July 1976. Our only remaining concern is the potential neglect (by the business operator) of the plantings and thus, the potential loss of what appears to be an extremely effective and aesthic landscape effort. We therefore respectfully urge the property owner be encouraged to . utilize the minimal irrigation system provided in the plan not only for the enhancement of a sensitive business area of the city, but the maintenance of a particular business which we feel is an important asset to the City. lance mueller & associates architects a washington July 7, 1976 Mr. Gary Crutchfield TUKWILA PLANNING DEPARTMENT 6230 Southcenter Boulevard Tukwila, Washington 98067 Re: STEAK AND ALE RESTAURANT - TUKWILA, WASHINGTON Dear Gary, Thank you for the review of landscaping on this project. Enclosed are two copies of the landscape plan with Revision 3, dated 7 -2 -76 for approval. Following is an item -by -item response to your 6 -28 -76 comments on this plan: 1. Plans show 13 London plane trees at the periphery of site at Strander and West Valley. We have omitted a few trees by Revision 2, dated 11- 23 -75, at the corner for traffic safety and building exposure reasons. 2. We have substituted London plane trees for Australian pine and Douglas fir. The two birch trees remain. 3. We have substituted quick coupler valves for automatic irrigation system. 4. The owner is also concerned about the health of the large cottonwood, and it is located outside the property line. We do not know who has jurisdiction, although we have con- tacted the following: Tukwila Planning Department - Mr. Satterstrom King County Dept. of Hydraulics - Mr. Fred Baker Corps of Engineers - Mr. Thompson Department of Natural Resources - Mr. David Pierce Please call if there are any questions. Sincerely, LAN(F)MUELLER & ASSOCIATES /ARCHITECTS ! Robert K. Wells RKW /f cc: Mr. Tim Miller: Mr. William Mazza: Mr. Steve Elliott 130 lakeside • suite f • seattie, washington 913122 (206) 326.2663 lance mueller ala csi • associates: robert olschewsky, eileen furney corporation furnishing architectural services by and under the supervision of registered architects Lance Mueller & Associates 130 Lakeside, Suite F SEATTLE, WASHINGTON 98122 TO eN `- ctJlbh etaii\)47 toGipT, GENTLEMEN: WE ARE SENDING YOU ❑ Shop drawings ❑ Copy of letter REMARKS ran 2400 —IM. IKUna Ises Ibm swim. Inc, Townsend, Attached ❑ Under separate cover via the following items: ❑ Plans ❑ Samples Specifications rints ❑ Change order COPIES DATE NO. DESCRIPTION ' W c G W(.41\)5 sfgec THESE ARE TRANSMITTED as checked below: or approval 0 Approved as submitted ❑ Resubmit //❑ `` For your use ❑ Approved as noted ❑ Submit ❑ As requested ❑ Returned for corrections ❑ Return ❑ For review and com ent ❑ ❑ FOR BIDS DUE 19 COPY TO It enclosures are not as noted, kindly notify us at once. [1.[ETVELI3 ofTrI MSEEI Tuna. DATE 1- JOB NO. ATTENTION RE: ArLE (J3L - C) ❑ PRINTS RETURNED AFTER LOAN TO US �� �1►�starJ SIGNED: copies for approval copies for distribution corrected prints landscape i rrigation specifications Contractor's # Signed: By: Telephone Date RID DOCUMENTS FOR: Steak & Ale Landscaping Tukwila/Northgate Based on Plans and specifications prepared by: EARTH ENTERPRISES INC. BID SUBMITTED TO: STRAND INC. 13605 Northrup Way Bellevue, Washington 98004 Base bids include automatic irrigation. TUKWILA SITE: Base bid Sod alternate One year maintenance Per month $ Annual Two year maintenance Per month $ Annual NORTHGATE SITE: Base bid Sod alternate One year maintenance Per month $ Annual Two year maintenance Per month $ Annual Washington State and King County Sales Taxes are not to be in- cluded in the above. Title Address: Contractor's Name I. SITE PREPARATION II. SOIL LANDSCAPE SPECIFICATIONS A. Landscaped areas will be rough graded by General Contractor. Shrub planting areas will be 12 inches below finish grade and lawn areas will be 6 inches below finish grade.;; Placement of top soil consti- tutes acceptance of subgrades. B. All areas to be planted shall be finished graded to smooth, even contour with generous roll at top and bottom of any slopes. C. All grades shall flow smoothly into one another and produce a posi- tive drainage system, D. Verify all grades with landscape designer before commencement of planting, preferably at time of inspection of staking and layout. A. Topsoil shall be natural, fertile soil, capable of su'sta.iiit g : vigorous plant growth. It shall be a uniform composition through- out. It shall be free of stones, lumps, live plants and their roots, noxious weeds, sticks, and other extraneous matter. B. Manure shall be well - rotted, free from weed seed and other noxious material. C. Humus shall be a composted mixture of manure and sawdust free from toxic chemicals, sticks, roots, weed seeds, or other extraneous material. • D. Planting soil shall be 2/3 topsoil and 1/3 screened humus. E. Commercial fertilizer shall be by manufacturer's recommended per- centages as required under maintenance, and shall be uniform, dry, and free flowing, and shall be delivered to the site in the original unopened containers bearing the manufacturer's guaranteed statement of analysis. F. Mulch shall be ground fir bark or its equivalent. III. PLANT MATERIAL A. Purchased Material 1. Unless otherwise specified, all plants.shall'be nursery grown stock. 2. All plants shall be healthy specimens typical of their species, and shall have well - formed tops and good healthy root systems. The plants shall be free from injurious insect pests, disease, serious injuries to the bark or roots, broken branches, and objectionable disfigurements. LANDSCAPE SPECIFICATION Page 2 IV. LAWNS 3. All plant materials shall be subject to the approval of the inspector. All plants which are found unsuitable in growth or condition or which are not true to name shall be removed at the expense of the contractor and replaced with acceptable plants as specified. B. Contractor shall stake locations of all trees and shrubs for approval by landscape designer. C. Staking. All trees shall be supported immediately after planting. See staking detail on plans. D. Fertilizer 1. The commercial fertilizer, Morgro, ical Division, shall be a complete lent that will not burn. It shall dry and free flowing, and shall be original unopened containers, each guaranteed analysis. manufactured by Wasatch Chem - formula 6 -10 -4 or its equiva- be uniform in composition, delivered to the site in the bearing the manufacturer's 2. Any fertilizer which becomes caked or otherwise damaged, making it unsuitable for use, will not be accepted. 3. After planting is complete on areas, apply fertilizer at the rate of 50 pounds per 2500 square feet. 4. No fertilizer shall be applied to planting hole. :. E. Mulching. Place two (2) inches-of mulch or as much of equal quality on all tree and shrub planting areas. F. Substitution for plant type and /or size may be accepted at the option of the landscape designer. No substitutions shall be made without written approval of the landscape designer. A. Fertilizer 1. The commercial fertilizer, Lawn Grower, manufactured by Wasatch Chemical Company, shall be a complete formula, 20 -10 -5, or some- thing of equal quality that will not burn. It shall be uniform in composition, dry and free flowing, and shall be delivered to the site in the original unopened containers, each bearing the manufacturer's guaranteed analysis. 2. Any fertilizer which becomes caked or otherwise damaged making it unsuitable for use will not be accepted. LANDSCAPE SPECIFICATIONS Page 3 3. Apply fertilizer at the rate of 20 pounds per 1,000 square feet and work two (2) inches of topsoil into top. B. Seed 1. Grass Mixture NAME OF GRASS PROPORTION 2, Application. Spread at one (1) pound per 150 to 200' square feet. NOTE: Seeding will not take place until planting is completed in lawn area. 3. Mulching V. MAINTENANCE Creeping Fescue Chewing Fescue Kentucky Bluegrass Highline Bent 1 part 2 parte 2 parts 1 part (1) A protective cover of peat moss or a similar material for newly seeded areas shall be used. (2) The protective seed cover shall be approximately 1/16 inch thick. (3) Care shall be taken when placing the mulch so as not to disturb the seeded surfaces. A. Maintenance by the landscape contractor shall begin when project com- mences and continue for a period of ninety (90) days after completion and written provisional acceptance. B. Planting maintenance shall include all necessary watering, cultiva- tion, weeding, pruning, wound dressing, disease and insect pest con- trol, protective spraying, replacement of unacceptable material, straightening plants which lean or sag, adjustment of plants which settle or are planted too low, and any other procedure consistent with good horticultural practice necessary to insure normal, vigor- ous, and healthy growth of all work under this contract I. SCOPE OF WORK Furnish all labor, materials, tools, and equipment as necessary for pro- per execution and completion of all sprinkler work. Whether specifically mentioned or not, the intent is that the Contractor shall furnish a com- plete and operable system as indicated on the drawings. II. VERIFICATION Before proceeding with any work, the Contractor shall verify all dimen- sions pertaining to the location of valves and vacuum breakers. Should any errors or conflicts in the drawings and /or specifications be found, the Contractor shall immediately notify the Architect. III. CONTRACTOR QUALIFICATIONS IRRIGATION SYSTEM - GENERAL. Section 0271 Irrigation contractor shall be a qualified contractor with a lawn sprink- ler mechanics license. Upon the owner's request, the contractor will supply job names and locations he has completed which are similar.to this one in nature and size. If irrigation contractor is to do any installation of the control wire, he shall be a licensed electrical contractor. IV. MATERIALS A. Pipe 1. All galvanized pipe shall be schedule 40, ASTM A -120. pipe shall be NSF approved with the following ratings: Sleeving to be PVC schedule 40 rating. Sprinkler main line PVC schedule 40 rating. Sprinkler laterals to be PVC Class 200. All PVC pipe shall be subject to owner's inspection refusal. All PVC and (5) PVC fittings to be schedule 40.. B. Manual Valves 1. Manual valves shall be of non - rising stem variety and domestic man- ufacture. I. SCOPE OF WORK II. VERIFICATION III. CONTRACTOR QUALIFICATIONS IRRIGATION SYSTEM - GENERAL Section 0274 Furnish all labor, materials, tools, and equipment as necessary for pro- per execution and completion of all sprinkler work. Whether specifically mentioned or not, the intent is that the Contractor shall furnish a com- plete and operable system as indicated on the drawings. Before proceeding with any work, the Contractor shall verify all dimen- sions pertaining to the location of valves and vacuum breakers. Should any errors or conflicts in the drawings and /or specifications be found,. the Contractor shall immediately notify the Architect. Irrigation contractor shall be a qualified contractor with a lawn sprink- ler mechanics license. Upon the owner's request, the contractor will supply job names and locations he has completed which are similar to this one in nature and size. If irrigation contractor is to do any installation of the control wire, he shall be a licensed electrical contractor. IV. MATERIALS A. Pipe 1. All galvanized pipe shall be schedule 40, ASTM A -120. All PVC pipe shall be NSF approved with the following ratings: (1) Sleeving to be PVC schedule 40 rating. (2) Sprinkler main line PVC schedule 40 rating. (3) Sprinkler laterals to be PVC Class.200. (4) All PVC pipe shall be subject to owner's inspection and refusal. (5) PVC fittings to be schedule 40. B. Manual Valves. 1. Manual valves shall be of non - rising stem variety and domestic man- ufacture. IRRIGATION SYSTEM - GENERAL Page 2 2. Drain.valves shall be Gee Globe type, located at each valve or valve group. 3. Stop and waste to be Mueller Oriseal or Hays Nu -Seal and variety. C. Automatic Valves 1. To be Hays 3112 Series or approved equal. . D. Automatic Controller 1. Shall be a Toro outdoor pedestal type with a steel casing, or approved equal. E. Control Wire 1. To be #14 OF irrigation wire. White shall be the common, red the valve impulse, with a third color run to the farthest valves from the controller as an extra. F. Sprinkler Heads 1. Nozzels as specified on plans. All pop -up type sprinklers shall have at least a 2" pop -up. G. Risers 1. Shall be of same IPS as the sprinkler base. 2. Pop -up type sprinklers shall be on PVC triple swing risers while shrub type sprinklers shall be on a PVC double swing riser. 3. Liquid teflon joint compound shall be used on all threaded joints. Note details. ' H. Vacuum Breakers 1. Pressure type breakers shall be installed on the discharge side of the meter or service connection as shown on the plans. Vacuum breakers shall be of heavy duty construction with all bronze bod- ies, check valves and test cocks. Pressure type vacuum breakers shall be designed to operate under continuous pressure permitting the free flow of water at all times. Air intake shall be spring loaded to insure positive opening upon release of pressure or vacuum created in the supply lines. Vacuum breakers shall be fur- nished with approved check valves, inlet and discharge shut -off valves, and field testing cocks. Assembly for various pipe sizes shall be as specified on plan. Unless otherwise specified, pres- sure type vacuum breakers shall have a service rating of 300 psi for non -shock cold water. IRI.RIGATION SYSTEM - GENERAL Page 3 V. INSTALLATION 2. Size of all vacuum breakers must be the same as the pipe or larger unless otherwise specified. 3. Exact locations of vacuum breakers shall be determined in the field by Architect. A. Trenching 1. Trenches shall be straight and without abrupt grade changes. Trench bottoms shall be flat and clean of any large or sharp rocks. The trench depth shall be deep enough to allow 2L" of cover over sleev- ing under pavement, 18" of cover over sprinkler main line, and 12" of cover over sprinkler laterals. B. Sprinklers 1. All lawn pop -up sprinklers to be on triple swing joints and set 4" below grade. 2. All shrub sprinklers to be on galvanized risers 6" above grade. 3. Paint all galvanized fittings and pipe above grade with tar based paint. 4. All nozzels to be adjusted and balanced. C. Risers 1. Risers are to be per attached details. 2. Minimum riser shall be the iron pipe size of the sprinkler head. D. Vacuum Breakers 1. Vacuum breakers shall be installed in location shown on drawings and shall have sufficient clearance from other materials for pro- per maintenance, exact location as directed by owner. 2. All underground valves are to be enclosed in valve boxes, Ametek or approved equal. 3. Valve bonnet packings and bolts shall be checked and tightened before backfill. E. Automatic Valves 1. Before installation, supply line shall be thoroughly flushed. 11(1(1 UT] UN LiYN'I'1'M — c;1MJ. t AIJ F. Control Wire 1. Control wires shall be taped together at 3/ intervals. 2. There shall be absolutely no splices of the lead wire between the valve and the relays. G. Auto /Controllers 1. Electrical wiring shall be installed according to local code. The cost of all electrical work necessary to make the automatic equip- ment operate properly shall be included in this contract„ 2. Location and type of mounting of controllers shall be per Archi- tect's direction. H. Pipe Fittings 1. Due to the nature of PVC pipe and fittings, the Contractor shall exercise care in handling, loading, unloading, and storing to avoid damage. The pipe and fittings shall be stored under cover, and shall be transported in a vehicle with a bed long enough to allow the length of pipe to lay flat so as not to be subject to undue bending or concentrated external load at any point. Any pipe that has been dented or damaged shall be discarded until such damage has been cut out and the pipe rejoined with coupling. 2. Solvent welded joints shall be given at least 15 minutes set -up time before moving or handling. Pipe shall be partially center loaded to prevent arching and slipping. No water shall be per- mitted in pipe until a period of at least 10 hours has elapsed for solvent weld setting and curing. 3. Backfilling shall be done when tion due to heat or pressure. lished by operating the system or by backfilling in the early of the day. pipe is not in an expanded condi- Cooling of the pipe can be accomp- for a short time before backfilling, part of the morning before the heat 4. Before pressure testing, soluble weld joints shall be given at least 2L hours' curing time. 5. No PVC pipe may be threaded or connected to a threaded fitting without an adapter. 6. Great care must betaken to ensure that the inside of the pipe is absolutely clean. Any pipe ends not being worked on should be protected and not left open. F'LAN VIEW ;171./1,11)S * 14 GALV 2 1_ O I VAR IES: . 12 '' 1 �� --- NEW - .13LAMTRUBS HOSE. A't RaHED 3IZawt∎I . - : ED P�aGKFI l:.t. ::W�S'P�'I_'EIED : : :S�DIL. M IX OAK SIMS. : bNl of R ANII : pm _T D _ AU.DW . FOR o r _ FPN1ATION .::. LI P_V.LLISURLAW: R TaP'__ . Y.g:bP. BALL ..._.....1.1k.1.141 1. 11 RISER MINIMUM FOP -UP 2 PvG sTRErr UL'>CWS pvc RISER Pvc b LAT> L. PVc cr r L / INFICtL I- AWN s PR N KI-sR PVC LA ( SFR( NI< 2_WG 57125M1 t L VWS TYPICAL s1:1 Ufa spRINKLKg DETAIL -5 CONCRETE w/ -K OR CURB 2' MINIMUM Pa '-UP 2 „ r6 '�GALV N ITPLE PVC LATERAI- . PVC. E-r CL$OW PVC RI55R, GWRUB FOP — s AC — Nir WAI., ( OR CL 1 RE) GRAVE 190 ELZow 1 1 h-AYs __mwr -- 4 1) _VA: SERIES ::._31i2 - (o PP ROVEb:_ EQUAL) - �tLP X35: - rya MAN: TVALVE DETAIL Lo mN lT� e.0NN � -. R AppRovrzt, EQUAL) - tia 9A "1 H 1 , - 'ON Ski Va2 o "/VIVA tivac „17/0 No1Nn A1v5 .71 .1r.ktris- A._;LYN\ -- e 0 - - aLsYm ciaLs am.) - Pima av? v-innavk itL-d earth enterprises, inc. 3006 west Valley Highway Na. Auburn,Wa.9800 Second week of Aprils Use 15 -5 -10 fertilizer at a rate of twelve (12) pounds per one thousand (1,000) square feet of lawn. Third week of Maas Uae 15.5 -10 fertilizer at a rate of twelve (12) pounds per one thousand (1,000) square feet of lawn. Second week of Julys Use Hilorganite fertiliser at a rate.of fifteen (15) pounds per one thousand (1,000) square feet of lawn... Third week of Augusts: Use Milorganite fertilizer at a rate of fifteen (15) pounds per one thousand square feet of lawn. Second week of Septeabers Use 15 -5 -10 fertilizer at a rate of twelve (12) pounds peer one thousand (1,000) square feet of lawn. (Notes 15 -5.10 fertilizer to have nitrogen derived from Sulfate of ammonia.) Shrubs & Ground Covers s' Second week of Aprils Use 10.20 -20 applied at the rate of twenty (20) pounds per one thousand (1,000) equare feet of bed area. Mid.Augusts Use 10 -20 -20 applied at the rate of ten (10 pounds per one thousand (1,000) square feet of bed area. (Fertilizer formulas 1. 50% of the Nitrogen shall be derived from Nitro form "Blue Chip." 2. Potash shall be derived from Sulfate of Potash.) Rhododendrons' Apply 4.8.8 fertilizer at a rate of fifteen (15) pounds per one thousand (1,000) square feet of bed area as blooms begin to fade. AERIFICATION OF LAWN AREAS First, aerifying shall be done immediately prior to application of fertilizer in April. Second, aerifying shall be done immediately prior to application of fertilizer in July. Note: Aerifying machine to be' used shall be a core removing machine capable of a depth'of two (2) inches. Do not begin aerifying sodded lawns until second year. Do: :not begin aerifying seeded lawns until third year. LAWN MOWING' SCHEDULE March 1 to April 15 Mow every lh dap April 15 to May 15' Mow every 10 days May 15 to September 1 ., Mow eyexry,,,7 : , days INSECT CONTROL Spray Lor insect control Firet.epraying in February ; Second spraying in April Third spraying in June Fourth spraying in August .:'. WEED CONTROL Use one (1) pound of Casoron 10 granular per 450 square feet of bed area once each winter. Do not apply within six (6) feet of the edge of eloped beds. Do not apply within three (3) feet of the edge of level beds. " . • " 1401 \IQ ViscuEl gAgOk1301 . . . , . . . . .. . . . , . . .. . . . . . . . . . . . . . . . , . . .. . . . . . . . . . . . . , . . . . . . - . . . .. . . . . . . . . . . . . , . . . . .. . . . . , . . . . . . . . , . . . . . . . . . , . . . . , . r • • • : " 1( • .. r VALVE`.... 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ClcnttR. wYU�awv!,1. iR.: m,. r. w... ara. H. rJ.r rs+ yra4; i. t m;: r4 11 4,V4'oui7'isl.^Jt:`S�xM'MI!1%, e:Naintr, ,... IF THIS MICROFILMED DOCUMENT IS LESS CLEAR THAN THIS NOTICE, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT. IV