HomeMy WebLinkAboutPermit L05-011 - PROCK OLIVER - REHABITAT NORTHWEST DESIGN REVIEWFOSTORIA GARDEN HOMES
13534 MACADAM RD S
L05 -011
r
Department of Community Development
To:
Mr: "Oliver Prock
'5639 16 Ave .SW
Seattle, WA '98106
NOTICE OF DECISION
ill ecember 20, 2005
cc:
King County Assessor's Office
This letter serves asra Notice ofDecision- and :is issued pursuantIto TMC 18 104.170. 'On
(December 19 2005 the Director of Community Development approved the design review
application fora convalescent home located at 13534 Macadam Road S. Design review approval
includes an exterior'remodel imp rovements, location of A future building and landscaping.
The Directors approval was based on the staff report prepared by City staff, the applicant's
response to design review criteria, and building plans date 'stamped December 7 2005 and on
fled with the - Building Division of DCD,
PROJECT BACKGROUND
FILE NUMBER: 1L05.011
APPLICANT Rehabitat NW
OWNER' 1Rehabitat NW
REQUEST: Administrative Design Review approval for an eXterior remodel,
site improVenents, location of future building and installation of
landscaping.
LOCATION:
ASSOCIATED
PERMITS:
SEPA
DETERMINATION;: Exempt
13534 Macadam Road South
Building Permit 005 -072)
Public Works 1Per ►nit
COMPREHENSIVE PLAN /ZONING: Regional Commercial
Property owners affected by this decision may request `a change in valuation 'for property tax
purposes notwithstanding any program of revaluation.
,Steveri,M.,Mullet, Mayor
Steve " Lancaster Director
6300 Southcenter Boulevard, Suite # "100 Tukwila Washington 98188 Phone: 206-431=3670 • ,Fax: :206 =43 "13665
INFORMATIONAL ITEM
• •
The property had previously contained a non - conforming duplex. Rehabitat NW had requested a
code interpretation to determine if any non - conforming rights remained on the property. In
September of 2004 the City issued its interpretation (L04 -056) that the non - conforming rights for
the duplex had ceased. An appeal period was established and no appeal was filed with the City.
All future uses on the property must conform to the C /LI zoning.
CONDITIONS
The design review application is approved subject to the following condition(s):
1. The applicant shall provide a financial guarantee of $13,231.62 to the City for the
landscaping and irrigation that will be included with phase II of the project. A building
permit application must be issued for the phase II building by June 1, 2007. As an
alternative the applicant can choose to install the required phase II landscaping by June 1,
2007.
APPEALS
The period for administrative appeals is 14 days, starting from the issuance of this Notice of
Decision. The administrative body hearing the appeal is the Board of Architectural Review
(BAR). All appeal materials shall be submitted to the Department of Community Development.
Appeal materials shall contain:
1. The name of the appealing party
2. The address and phone number of the appealing party, and if the appealing party is a
corporation, association or other group, the address and phone number of a contact
person authorized to received notices on the appealing party's behalf, a
3. A statement identifying the decision being appealed and the alleged errors in that
decision. The Notice of Appeal shall state specific errors of fact or errors in application
of the law in the decision being appealed, the harm suffered or anticipated by the
appellant, and the relief sought. The scope of an appeal shall be limited to matters or
issues raised in the Notice of Appeal.
Project materials including the application, any staff reports, and other studies related to the
permit(s) are available for inspection at the Tukwila Dept. of Community Development; 6300
Southcenter Blvd.; Suite 100; Tukwila, WA; from Monday through Friday, between 8:30 AM to
5:00 PM. The project planner is Brandon J. Miles, who may be contacted at (206) 431 -3684 or
by email a .miles @ci.t wila.wa.us.
Nora ierloff
Planning Supervisor
City of Tukwila
Dept. Of Community Development
City of Tukwila
AFFIDAVIT OF DISTRIBUTION
I , tAb1. D , , DECLARE THAT:
Notice of Public Hearing
Project Number: 1-0 -'((
Mailer's Signature: S/14414/Lry D •y -3/1/04
Determination of Non - Significance
Notice of Public Meeting
Mitigated Determination of Non -
Significance
Board of Adjustment Agenda Pkt
Determination of Significance & Scoping
Notice
Board of Appeals Agenda Pkt
Notice of Action
Planning Commission Agenda Pkt
Official Notice
Short Subdivision Agenda
Notice of Application
Shoreline Mgmt Permit
Notice of Application for Shoreline Mgmt
Permit
_
__
FAX To Seattle Times
Classifieds
Mail: Gail Muller Classifieds
PO Box 70 - Seattle WA 98111
Other
ih
(� � ,�
C1 'v 1 le,c4„,sn
Was mailed to each of the addresses listed on this
year 20
P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM
,
Project Name: r - La b i r-auf WO-
Project Number: 1-0 -'((
Mailer's Signature: S/14414/Lry D •y -3/1/04
Person requesting mailing: di-0i kilta,,
Was mailed to each of the addresses listed on this
year 20
P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM
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DEPT OF COMM. TRADE & ECONOMIC DEV.
) DEPT OF FISHERIES & WILDLIFE %
KING COUNTY AGENCIES
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() KENT PLANNING DEPT
( ) TUKWILA CITY DEPARTMENTS:
() PUBLIC WORKS
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( ) CITY CLERK
() FIRE
( ) FINANCE
() BUILDING
( ) MAYOR
( ) PUGET SOUND REGIONAL COUNCIL
() SW K C CHAMBER OF COMMERCE
( ) MUCKLESHOOT INDIAN TRIBE
( ) CULTURAL RESOURCES PROGRAM
() FISHERIES PROGRAM
( ) WILDLIFE PROGRAM
( ) SEATTLE TIMES
( ) SOUTH COUNTY JOURNAL
P: \ ADMINISTRATIVE \FORMS\CHKLIST. DOC
FEDERAL AGENCIES
WASHINGTON STATE AGENCIES
SCHOOLS/LIBRARIES
UTILITIES
CITY AGENCIES
OTHER LOCAL AGENCIES
MEDIA
() U.S. ENVIRONMENTAL PROTECTION AGENCY
( ) U.S. DEPT OF H.U.D.
() NATIONAL MARINE FISHERIES SERVICE
( ) DEPT OF SOCIAL & HEALTH SERV.
() DEPT OF ECOLOGY, SHORELAND DIV
() DEPT OF ECOLOGY, SEPA DIVISION*
( ) OFFICE OF ATTORNEY GENERAL
SEND CHKLIST WJ DETERMINATIONS
• SEND SITE MAPS WITH DECISION
() HEALTH DEPT
() PORT OF SEATTLE
() KC. DEV & ENVIR SERVICES -SEPA INFO CNTR
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() FOSTER LIBRARY
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()HIGHLINE SCHOOL DISTRICT
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( ) STRATEGIC PLANNING OFFICE'
• NOTICE OF ALL SEATTLE RELATED PING PROJ.
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() SOUND TRANSIT
() DUWAMISH RIVER CLEAN -UP COALITION
'SEND NOTICE OF ALL APPUCATIONS ON DUWAMISH RIVER
( ) HIGHLINE TIMES
( ) CI.TUKWILA.WA.US.VWVW
P.IC NOTICE MAILINGS FOR PI'S
SEPA MAILINGS
Mail to: (comment period starts on date of mailing)
Dept. of Ecology Environmental Review Section
*Applicant
*Other agencies as necessary (checked off on attached List)
*Any parties of record
* send only the staff report, site plan and the SEPA Determination
KC Transit Division — SEPA Official would like to receive information about all projects that might affect transit demand
Send These Documents to DOE:
SEPA Determination (3 -part from Sierra)
Findings (staff report, usu. with MDNS)
SEPA Checklist (filled out by applicant)
Drawings/Plans of project (site plan, elevations, etc. from PMT's)
Affidavit of Distribution (notice was mailed or sent to newspaper)
SHORELINE MAILINGS:
Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500
feet of subject property, comments are due 30 days after the notice of application is mailed/posted. The notice of
Application for Shoreline Substantial Development Permit must include a statement that any person desiring to submit
written comments on the application or desiring to receive notification of the final decision on the application may do so
within 30 days of the notice of application. If a hearing will be held on the application, the hearing notice must include the
information that written comments may be submitted, or oral presentation made at the hearing.
Shoreline Permit Notice of Decision:
Mail to: (within 8 days of decision; 21 -day appeal period begins date received by DOE)
Department of Ecology Shorelands Section
State Attorney General
*Applicant
*Indian Tribes
*Other agencies as necessary (checked off on attached list).
'Any parties of record
* send only the staff report, site plan and the SEPA Determination
Send These Documents to DOE and Attorney General:
Permit Data Sheet
Shoreline Substantial Development Permit (3 -part from Sierra)
Findings (staff report or memo)
Shoreline Permit Application Form (filled out by applicant)
Drawings/Plans of project (site plan, elevations, etc. from PMT's)
- Site plan, with mean high water mark & improvements
— Cross - sections of site with structures & shoreline
- Grading Plan
— Vicinity map
SEPA determination (3 -part from Sierra)
Findings (staff report or memo)
SEPA Checklist (filled out by applicant)
Any background studies related to impacts on shoreline
Notice of Application
Affidavit of Distribution (notice was mailed)
P:IADM MISTRATIVEIFORMSICHXLIST. DOC
•
•
STAFF REPORT TO
THE BOARD OF ARCHITECTURAL REVIEW
PREPARED 18,Septr 2005
ccollrcr
HEARING DATE: N/A Administrative
NOTIFICATION: Notification is not required for a type II application
FILE NUMBER: L05 -011, D05 -072
APPLICANT: Rehabitat NW
OWNERS: Rehabitat NW
REQUESTS: Exterior work to an existing building that was previously used as a
duplex. The design review application also includes approval of
landscaping for the project and the location of a future building on
the site.
ASSOCIATED PERMITS: Grading Permits
Building Permits
LOCATION: 13534 Macadam Road S
COMPREHENSIVE
PLAN DESIGNATION: Commercial Light Industrial (C/LI)
ZONE DESIGNATION: Commercial Light Industrial (C /LI)
SEPA DETERMINATION: Exempt
STAFF: Brandon J. Miles, Assistant Planner
• Staff Report to the
ATTACHMENTS:
Director 13534 Macadam Road
A. Applicant's response to Design Review criteria
B. Building Permit plans date stamped December 7, 2005 and
on file with the Department of Community Development.
2
L05 -011
• Staff Report to the
• •
Director 13534 Macadam Road
VICINITY /SITE INFORMATION
Project Description
FINDINGS
The property currently contains a duplex which has lost its non - conforming rights to be
used as a dwelling. The applicant wishes to convert the duplex into a convalescent home
and add an addition to the existing structure. The combined square footage of the new
building will be 1,900 square feet.
The applicant has also proposed constructing an additional building on the site.
However, this design review application does not include that phase of the project. The
design review does include the site layout (both phase I and phase II) and landscaping on
the entire property.
Surrounding Land Uses
The site is surrounded by commercial and single family residential uses.
PUBLIC COMMENT
This is an administrative decision and there is no public comment period.
DESIGN REVIEW CRITERIA
L05 -011
TMC 18.60 provides two categories for reviewing design review applications. The first category
is for commercial and light industrial zones and the second category is multi - family, hotel and
motel design criteria.
The specific criteria laid out for multi- family, hotels, and motels will be used to evaluate the
proposed convalescent home.
1. Site Planning.
a. Building siting, architecture and landscaping shall be integrated into and blend
harmoniously with the neighborhood building scale, natural environment, and
development characteristics as envisioned in the Comprehensive Plan. For
instance, a multi family development's design need not be harmoniously
integrated with adjacent single-family structures if that existing single-family use
is designated as "Commercial" or "High Density Residential" in the
Comprehensive Plan. However, a "Low Density Residential" designation would
require harmonious design.
3
Staff Report to the
1 •
L05 -011
Director 13534 Macadam Road
Single - family homes are located on the southwest property line of the project site.
These properties are zoned LDR. A proposed private access drive will be located
between the existing single family home and the proposed convalescent home.
The site will feature landscaping that is typical of residential properties. Parking
for the proposed convalescent home will be located in the rear of the building
behind the proposed phase II structure. Landscaping will be used to screen the
parking area from the single family homes.
b. Natural features which contribute to desirable neighborhood character shall be
preserved to the maximum extent possible. Natural features include, but are not
limited to, existing significant trees and stands of trees, wetlands, streams and
significant topographic features.
The project site is already developed with a dilapidated duplex that has lost its
non - conforming use rights. There are no trees, wetlands, or streams on the
property. The property does contain steep slopes, these slopes are being
incorporated into the site indirectly.
c. The site plan shall use landscaping and building shapes to form an aesthetically
pleasing and pedestrian scale streetscape. This shall include, but not be limited
to facilitating pedestrian travel along the street, using architecture and
landscaping to provide a desirable transition from streetscape to the building,
and providing an integrated linkage from pedestrian and vehicular facilities to
building entries.
The applicant shall install a significant amount of landscaping between the
proposed use and Macadam Road. The property has a downward slope from
Macadam Road. An individual standing on Macadam Road will unlikely be able
to see the addition to the existing building or proposed second structure that is
part of phase II.
This portion of Macadam Road does not have sidewalks. Pedestrian connections
will not be provided from the project site to Macadam Road.
The buildings on the site will be connected via a pedestrian walkway that will be
constructed with concrete or asphalt. The slope of the walkway will not exceed
eight percent in grade and will meet ADA requirements.
d. Pedestrian and vehicular entries shall provide a high quality visual focus using
building siting, shapes, and landscaping. Such a feature establishes a physical
transition between the project and public area, and establishes the initial sense of
high quality development.
4
• Staff Report to the
g.
• •
Only one vehicle access point will be provided to the facility.
5
L05 -011
Director 13534 Macadam Road
Access to the facility will be provided by a private access drive which also
provides access to three single family homes that are located south of the project
area. A small driveway will connect the main facility to the private access drive.
Landscaping has been provided directly along the access road near Macadam
Road and along both sides of the driveway.
e. Vehicular circulation design shall minimize driveway intersections with the street.
f Site perimeter design (i. e. landscaping, structures, and horizontal width) shall be
coordinated with site development to ensure a harmonious transition between
adjacent projects.
A minimum of ten feet of type III landscaping will be used along the north
property line. Ten feet of type II landscaping will be installed along the east
property line. 12.5 feet of type II landscaping will be used along Macadam Road
South.
Varying degrees of privacy for the individual residents shall be provided;
increasing from the public right of way, to common areas, to individual
residences. This can be accomplished through the use of symbolic and actual
physical barriers to define the degree of privacy appropriate to specific site area
functions.
Landscaping will be utilized along the front of the main building to provide a
separation between the public right of way and the bedrooms that are part of the
convalescent home. Only one bedroom has been located along Macadam Road.
h. Parking and service areas shall be located, designed, and screened to interrupt
and reduce the visual impact of large paved areas.
The parking area for the convalescent home will be located in the rear of the
building. Landscaping is also proposed to screen the parking area.
i. The height, bulk, footprint, and scale of each building shall be in harmony with its
site and adjacent long -term structures.
The proposed remodel and addition to the existing structure will utilize materials
and features that will allow the use to blend in with the surrounding residential
uses. The roof will have a 6 to 12 pitch and will utilize composite shingles. The
building will feature two layers and will consist of vertical siding and band board.
A deck will be constructed on the east and south elevation.
' Staff Report to the
Director 13534 Macadam Road
2. Building Design
• •
L05 -011
a. Architectural style is not restricted, evaluation of a project shall be based on the
quality of its design and its ability to harmonize building texture, shape, lines and
mass with the surrounding neighborhood.
The proposed remodel and addition to the existing structure will utilize materials
and features that will allow the use to blend in with the surrounding residential
uses. The roof will have a 6 to 12 pitch and will utilize composite shingles. The
building will feature two layers and will consist of vertical siding and band board.
A deck will be constructed on the east and south elevation.
b. Buildings shall be of appropriate height, scale, and design/shape to be in
harmony with those existing permanent neighboring development which are
consistent with, or envisioned, in the Comprehensive Plan. This will be especially
important for perimeter structures. Adjacent structures that are not in
conformance with the Comprehensive Plan should be considered to be
transitional. The degree of architectural harmony required should be consistent
with the non - conforming structures anticipated permanence.
The existing structure on the property is a two story duplex. As noted, the duplex
has lost its non - conforming status and can longer be used for that specific
purpose. The finished structure will be 30 feet in height from final grade. The
topography of the site also reduces the apparent size of the structure. The
maximum permitted height in the C /LI zone is 45 feet. The adjacent properties
are zoned LDR and the proposed height of the facility is consistent with the
permitted height in the LDR zone.
c. Building components such as windows, doors, eaves, parapets, stairs and decks
shall be integrated into the overall building design. Particular emphasis shall be
given to harmonious proportions of these components with those of adjacent
developments. Building components and ancillary parts shall be consistent with
the anticipated life of the structure.
Small windows will be installed along all four elevations of the proposed
building. Decks will be located on the east and south elevations. The decks will
both be accessed via French Doors. As the proposed use is as a convalescent
home a wheelchair ramp will be added on the south elevation.
d. The overall color scheme shall work to reduce the building prominence and shall
blend in with the natural environment.
The proposed colors will be brown shingles, cedar wall shakes, beige wood, and
white wood used as trim.
6
' Staff Report to the
Director 13534 Macadam Road
e. Monotony of design in single or multiple building projects shall be avoided.
Variety of detail, form, and siting shall be used to provide visual interest.
Otherwise monotonous flat walls and uniform vertical planes of individual
modulation, stairs, decks, railings, and focal entries. Multiple building
developments shall use siting and additional architectural variety to avoid
inappropriate repetition of building designs and appearance to surrounding
properties.
Modulation has been used to break up the large flat walls. The building will have
three layers, a bottom layer which will consists of horizontal vinyl siding, vertical
vinyl siding as a middle, and cedar wall shakes for the top.
3. Landscaping and Site Treatment
• •
L05 -011
a. Existing natural topographic patterns and significant vegetation shall be reflected
in project design when they contribute to the natural beauty of the area or are
important to defining neighborhood identity or a sense of place.
b. Landscape treatment shall enhance existing natural and architectural features,
help separate public from private spaces, strengthen vistas and important views,
provide shade to moderate the affects of large paved areas, and break up visual
mass.
c. Walkways, parking spaces, terraces, and other paved areas shall promote safety
and provide an inviting and stable appearance. Direct pedestrian linkages to the
public street, to on -site recreation areas, and to adjacent public recreation areas
shall be provided.
Approximately 7,160 square feet of the lot will be used for landscaping. The
street frontage will include 12.5 feet of type II landscaping, the north and south
property line will include ten feet of type III landscaping, and the east property
line will include ten feet of type II landscaping.
The landscaping plan notes that 48 trees will be placed on the property. The
following trees will be used on the property, Vine maple, Hinoki False Cypress,
Flowering Pear, and Emerald Green Maple. The landscaping areas will also
include 270 shrubs.
There will also be two large grass areas available for residents of the convalescent
home.
All landscaped areas will be provided with automatic irrigation.
Since the project will occur in phases some of the required landscaping will not be
provided until phase II of the project.
Staff Report to the
• •
Director 13534 Macadam Road
A pedestrian walkway will eventually connect the two buildings that will be
constructed on the site. The walkway will also connect to the main parking area
located east of the phase II building on the site. The pedestrian walkway will be
constructed of concrete or asphalt.
4. Miscellaneous Structures
a. Miscellaneous structures shall be designed as an integral part of the architectural
concept and landscape. Materials shall be compatible with buildings, scale shall
be appropriate, colors shall be in harmony with buildings and surroundings, and
structure proportions shall be in scale.
b. The use of walls, fencing, planting, berms, or combinations of these shall
accomplish screening of service yards, and other places that tend to be unsightly.
Screening shall be effective in winter and summer.
c. Mechanical equipment or other utility hardware on roof ground or buildings
shall be screened from view. Screening shall be designed as an integral part of
the architecture (i.e. raised parapets and fully enclosed under rooJ and
landscaping.
d. Exterior lighting standards and fixtures shall be of a design and size consistent
with safety, building architecture and adjacent area. Lighting shall be shield and
restrained in design with no off-site glare spill over. Excessive brightness and
brilliant colors shall not be used unless clearly demonstrated to be integral to
building architecture.
Miscellaneous structures on the site are minimal. A slatted chain -link fence will be used
to screen the dumpster /trash enclosure from view. The fence will be located on the north
property line and the dumpster area will be located via the parking area.
The plans submitted to the City show no outdoor mechanical equipment.
CONCLUSIONS
L05 -011
Small lights will be located on the buildings and will provide lighting typical for
residential uses.
The Director of Community Development, pursuant to Tukwila Municipal Code (TMC) Section
18.108.020, and upon finding of the facts above, hereby makes the following conclusions under
the city's Design Review Criteria (TMC 18.60.050) and Determination of Consistency with
Adopted Plans and Regulations for type 2 approvals (TMC 18.100.20.)
The applicant is converting an illegal duplex to an allowed use under the City's Zoning Code.
Since the applicant is retaining the existing structure limitations occur on making modifications
to the site or the building.
(1) Relationship of Structure to Site.
8
Staff Report to the
Director 13534 Macadam Road
The site plan provides an adequate transition between the streetscape and the main building on
the site. The applicant has utilized landscaping along Macadam Road in order to provide a
streetscape. Pedestrian connections do not exist between Macadam Road South and the
convalescent home. However given the fact that there are no public sidewalks along Macadam
Road South there is no need at this time to provide a pedestrian connection from the project site
to the City street.
(2) Building Design
• •
L05 -011
While the proposed use is a commercial structure it is located directly adjacent to single - family
residential uses. The features of the building, such as the roof pitch, choice of materials, and
modulation allow the structure to be compatible with the surrounding residential uses.
The proposed height of the building is consistent with the surrounding residential uses.
Additionally, the topography of the site reduces the height and bulk of the proposed building.
The proposed features to the building are to scale with the building as a whole. The colors are
also consistent with the surrounding residential uses and as required by code "blend with the
natural environment ".
The applicant has utilized modulation and varying color to break up the large mass of the
proposed commercial structure.
(3)
Landscaping and Site Treatment.
There is a curve in Macadam Road South that results in the subject site being a visual focal point
for all eyes looking and traveling southbound on Macadam Road. The layout of the site and the
building do take advantage of this feature.
The applicant has chosen vegetation that is both appropriate for a residential style use and for
providing screening for the proposed use.
A financial guarantee will need to be provided in order to insure that the proper landscaping is
provided on the site.
(5)
Miscellaneous Structures and Street Furniture.
The lighting proposed is adequate for the proposed use and will not have any offsite impacts.
(6) Comprehensive Plan Policies.
The applicant is converting an illegal duplex into a permitted use in the Commercial/Light
Industrial zone. The proposed use is also consistent with Goal 3.4 of the Comprehensive Plan,
which notes that a goal of the City is to provide a full range of housing for persons in all stages of
9
Staff Report to the
• 1
L05 -011
Director 13534 Macadam Road
life. The proposed use of the site as a convalescent home will help achieve this goal by
providing a facility for senior community members.
RECOMMENDATION
Approve the application with the following conditions:
1. The applicant shall provide a financial guarantee of $13,231.62 to the City for the
landscaping and irrigation that will be included with phase II of the project. A building
permit application must be issued for the phase II building by June 1, 2007. As an alternative
the applicant can choose to install the required phase II landscaping by June 1, 2007.
10
June 1, 2009
DEUTSCHE BANK NATIONAL TRUST
616 1ST AVE #500
SEATTLE WA 98104
RE: King County Parcel, 2613200049
Dear Property Owner:
Brdndon . Miles
Senior Planner
cc. File
City of Tukwila
Department of Community Det r
O
1. Article Addressed to:
DEUTSCHE BANK NATL TRUST
616 1 AVE , #500
SEATTLE, WA 98104
eI v
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F„or tlel' iiyery;,, irifo�rtiation�, �visit�our�welisite ,�at�,www7usps�com ® ,�j
Certified Fee
Retum Reclept Fee
(Endorsement Required)
Restricted Delivery Fee
(Endorsement Required)
Total Postage 8
Sent To
Street Apt. No.;
or PO Box No.
City, State, Z /P+5
According to King County records you have become the owner of King County Parcel
2613200049 which is addressed as 13534 Macadam Road S, Tukwila, WA 98188. This letter is
to inform you of the legal permitted uses allowed for the subject property. While the structure on
the site may function and appear to be a residential use, the zoning for the property specifically
limits the use of the structure to non - residential uses.
The property you own is zoned Commercial /Light Industrial (C /LI) by the City of Tukwila.
Residential units are not a permitted use within the C /LI zone. Up until 2004, the property was
legally non - conforming as a duplex. In 2004, a review the status of the non - conforming rights
concluded that the property had lost its non - conforming rights due to failure of the property
owners to maintain the legal non - conforming use. In 2005, Rehabitat NW submitted an
application to the City to convert the duplex into a convalescent home (L05 -011). Convalescent
homes are a permitted use within the C /LI zone. There is a long list of permitted uses within the
C /LI Zone and I have included a copy of the appropriate Tukwila Municipal Code (TMC) Chapter.
If you have any questions, please call (206) 431 -3684 or send an email to
bmiles • ci. wila.wa.us.
® Complete items 1, 2, and 3. Also complete
Item 4 if Restricted Delivery is desired.
® Print your name and address on the reverse
so that we can return the card to you.
In Attach this card to the back of the mallpiece,
or on the front if space permits.
Postage
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6300 Southcenter Boulevard, Suite #100 • 'h°m 226U UI706 4161] 0430
Postmark
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DEUTSCHE BANK NATL TRUST
616 1 AVE , #500
SEATTLE, WA 98104
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SENDER: COMPLETE' SECTION'
COMPLETE THIS SECTION
DELIVERY ,
A. Signature
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❑ Agent
❑ Address
• l i . f � Deliv,
D. Is del' =ry address different from item 1? 0 Yes
If YES, enter delivery address below: 0 No
3. Service Type
)S i Certfled Mall Ofppress Mall
Registered ARetum Receipt for Merchandl
❑ Insured Mail ❑ C.O.D.
4. Restricted Delivery? (Edna Fee)
D Yes
May 22, 2009
Steve Detwiller
3601 West Marginal Way SW
Seattle, WA 98106
RE: Bond Release, King County Parcel 261320 -0049
L05 -011
Dear Mr. Detwiller:
Gity of Tukwila
Department of Community Development Jack Pace, Director
The Department has reviewed your letter dated April 30, 2009 regarding releasing the
landscaping bond that the City has for the above project. At this time the City cannot
release the landscaping bond.
The project, L05 -011, was a design review application for the conversion of an existing
structure into a convalescent home. The proposed exterior renovations triggered design
review which required the entire landscaping on the property to be brought up to City
standards, including the installation of perimeter landscaping. When this project was
permitted, Rehabitat NW noted that a second phase would occur on the property in the
near future and that it would seem more logical to install the remaining landscaping when
phase II was constructed. The City agreed to delay the installation of some of the
landscaping until phase II. The City's Notice of Decision for the design review
application noted the following:
"The applicant shall provide a financial guarantee of $13,231 to the City for the
landscaping and irrigation that will be included with phase II of the project. A building
permit application must be issued for the phase II building by June 1, 2007. As an
alternative the applicant can choose to install the required phase II landscaping by June
1, 2007".
Rehabitat NW sold the property in October of 2006. At the time of the sale, the City had
conversations with your company and the buyer and it was made clear to the City that the
required landscaping would be installed. However, the required landscaping has not been
installed.
Jim Haggerton, Mayor
Rehabitat's landscaping bond can be released under the following scenarios:
1. Install the required landscaping; or
2. Have the current property owner provide a new landscaping bond which will
allow the current bond to be released.
The City had the authority to require the landscaping to be installed prior to signing off
on the Phase I building permit. In order to be flexible and work with Rehabitat NW on
this issue the City accepted a bond in lieu of the landscaping work. Landscaping bonds
are intended to be temporary deferrals of work, to be completed and released in a specific
time period. In this case it is now two years past the deadline and in the absence of a
building permit for Phase II the landscaping should be installed.
If you have any questions please call (206) 431 -3684 or send an email to
bmiles - ci.t ila.wa.us.
Sincerely,
Br don J. Miles
Senior Planner
cc. Nora Gierloff, Deputy Director
Brenda Holt, Permirdinator
File (L05 -011)
Thanks -Steve
Sincerely,
4/30/2009
Reha.bitat west
From Attention
Steve Detwiller City of Tukwila - Planning Dept
206 255 3474 -Cell
206 932 7355 - Office Brenda
206 - 933 - 7355 -Fax 206 -431 -3665
Hi Brenda,
I have enclosed an old bond that is up for renewal that should have been released.
Can you take care of that for me?
Steve Detwiller, President
Rehabitat Northwest, Inc.
3601 West Marginal Woy SW, Seattle WA 98106
Mobile 206 255 3474 Office 206 932 7355 Fox 206 933 7355
www,rehobitatnorthwest,com
TNA
sechaco
MP
GRO
SUBDIVISION
PERFORMANCE BOND
Bond No. 576950S
KNOW ALL MEN BY THESE PRESENTS:
THAT we, Rehabitat Northwest In . 3601 W Mar • inal a SW Seattle WA 98106, as
Principal, and Indemnity Company of California, a corporation organized and doing
business under and by virtue of the laws of the State of California and duly licensed to
conduct surety business in the State of Washington, as Surety, are held and firmly
bound unto the City of Tukwila, 6300 Southcenter Blvd., Suite 100, Tukwila. WA 981$8,
as Obligee, in the sum of Thirteen Thousand Two Hundred Thirty_One and 621100ths
($13,231.62) Del jam. for which payment, well and truly to be made, we bind ourselves,
our heirs, executors and successors, jointly and severally firmly by these presents.
THE CONDITION OF THE OBLIGATION IS SUCH THAT:
WHEREAS, the above named Principal entered Into an agreement or agreements with
said Obligee to complete landscaping and irrigation improvements for Macadam
Convalescent project, Tax Parcel 261320 -0049.
NOW, THEREFORE, the condition of this obligation is such, that if the above Principal
shall well and truly perform sald agreement or agreements during the original term
thereof, or any extension of said term that may be granted by the Obligee with or
without notice to the Surety, and upon receipt of a written discharge from the Obligee,
then this obligation shall be void, otherwise to remain in full force and effect.
IN WITNESS WHEREOF, the seal and signature of said Principal Is hereto affixed and
the corporate seal and the name of the said Surety is hereto affixed and attested by its
duly authorized Attorney -in -Fact thls Lit day of April, 2006.
Rehabitat Northwest, Inc. Indemnity Company of California
By: By :
Steven P. Detwiller, President Larry C. Sears, Sr., Attorney -In -Fact
Insco Insurance Services, Inc.
9750 Third Avenue NE • Suite 305 • Seattle, WA 98115
(206) 525 -8201 • (800) 522.8201 • Fax (206) 525 -8268 • httpJ/www,in9coDico.com
Underwriting Manager for.
Developers Surety and Indemnity Company • Indemnity Company of California
January 24, 2007
Mr. Steve Detwiller
Rehabitat Northwest
5639 16 Avenue SW
Seattle, WA 98106
City of Tukwila
Department of Community Development Steve Lancaster, Director
RE: Landscaping
13534 Macadam Rd S
L05 -011
Dear Mr. Detwiller:
Today, at the request of Wayne Chu, Planning staff conducted an inspection of the landscaping at
13534 Macadam Road South. The City approved the landscaping as part of the overall design
review application (L05 -011).
Generally, given the constraints of the site, the landscaping looked good. However, there are two
items that need to be addressed:
1. Groundcover in most of the landscaped areas has not been installed.
2. Along the north property line the evergreen huckleberry shrubs need to be installed.
Once these two items have been addressed, Planning will be able to final the outstanding building
permit.
If you have any questions, please call (206) 431 -3684 or send an email to
bmiles ' ci.tukwila.wa.us.
Sinc
Brandon J. Miles
Assistant Planner
cc. Lourdes Chu
File (L05 -011)
Steven M. Mullet, Mayor
h .Sn,thrpntpr Rn .Snitp #Inn • Tukwila. Washington 98188 • Phone: 206- 431 -3670 • Fax: 206- 431 -3665
Improving neighborhoods...One home at a time •
October 7, 2005
License Q REHABN'016MA
Responses to Design Review Comment Letter
13534 Macadam Road South
L05 -011
Please see the attached comments for items
Coordination of Plans
1. We have conducted a detailed review of all plans submitted to the City for this
project, the revisions have been made and all plans have been updated. The
retaining wall identified on the Landscaping Plan was correct and has been added
to Al . The garbage enclosure and parking lot noted on the Landscaping plan has
been added to A l .
2. The only new retaining wall to be added is at the West end of the upper parking
lot to the South of the existing structure. The wall will be built with keystone
bricks as noted on Al and shall not exceed 2' in height. This is being built to
ensure the slope does not exceed 5% as required by TMC.
3. The proposed parking stalls on the West side of Phase I will be built to not exceed
a slope of 5 %. If necessary, a keystone retaining wall will be constructed on the
West and North sides of the parking stall to ensure the parking stalls comply with
slope requirements. This retaining wall will not exceed 2' in height.
4. The building permit will be revised to show the proposed addition will be R -4
occupancy.
Site Layout
1. The crushed walkway on the Landscaping Plan has been removed.
2. The buildings will be connected with a walkway that connects the two structures
as required by the City. The walkway will be constructed with poured concrete or
asphalt to ensure easy travel for wheelchairs and walkers. The slope of the
walkway will not exceed 8% in grade and be built to ADA standards.
3. Garbage /Recycling for Phase I will be placed to the West of the upper parking
area and will use the wood - slated chain link gate and screening per TMC
18.52.090. Ref: LI
4. This area will be used to access the Garbage and Recycling located in the NE
corner of the property. The existing asphalt pad referenced by C 1 of 2 was
installed by the adjacent property owner and is encroaching on the property. This
area will be used by Rehabitat Northwest, Inc for the Garbage /Recycling purpose.
No current easements exist for this area.
5. Per the survey, the existing dilapidated fence on the North property line is off -site;
therefore the fence can not be replaced as part of this project. The screening
5639 16th Avenue SW Seattle, Washington 98106
Steve Detwiller
General Contractor
Direct 206.255.3474
Fax 206.933.7355
stevedetwiller @hotmail.com
4
a
proposed by the Landscape Architect should provide adequate screening as to not
deter with the design aspects of the proposed project.
6. The three parking spaces in front of Phase II have been relocated to the East side
of the building.
Architectural Style
1. No additional windows can be added, without damaging the structural integrity of
the building. The 6'0" patio door should allow enough light into the Dining
Room. The Garage wall on the East Elevation is designed as a shear wall, which
prevents any windows from being installed to break up this area.
2. 2x8 Band Board has been added between each floor, along with each gable shall
be cedar shake. This should ensure architectural continuity for each side of the
building, as requested by the City.
Landscaping Plan
1. The landscaping plan has been revised to match the other plan sheets for this
project.
2. The South property line has been added to the Landscaping plan.
3. A 10' Type II planting strip has been added to the East property line
4. A cost estimate for the Phase II landscaping labor and materials has been
provided with the revised plans submittal. Prior to issuance a bond will be in
place for 150% of this total for the completion of these items.
General Questions
1. No, the existing rockeries will remain intact per all site plans.
Existing Structure
1. Label on Al and Landscaping Plan has been changed to "Existing Structure" per
City's request.
Let me know if you have any additional questions or requirements that need to be met for
this project. Thank you for your time.
Sincerely,
Chad Detwiller
Rehabitat Northwest, Inc
(206) 932 -7355
chad @rehabitatnorthwest.com
Improving neighborhoods...One home . at a time!
Northwest
Engineer's Estimate for Phase II Landscaping:
Landscaping Costs:
Planting Materials
Planting Labor
Groundcover Materials
Groundcover Labor
Total Landscaping Costs
Irrigation Costs:
License 4: REHABN•016MA
$2,034.60
$1,740.00
$1,110.98
$1,460.50
$6,346.08
Materials $1,275.00
Labor to Install $1,200.00
Total Irrigation Costs $2,475.00
Total Landscaping Costs
For Phase II $8,821.08
Total Bond (150% of Costs) $13,231.62
5639 16th Avenue SW Seattle, Washington 98106
Steve Detwiller
General Contractor
Direct 206.255.3474
Fax 206.933.7355
stevedetwiller @hotmail.com
10/07/2005 14 : 5b FAX l4'25tS'21 U81 1
Company name Rehabltat NW
Address 5639 16th AVE SW
Address Seattle, WA 96106
phone 206 - 932.735
fax 206 - 933 -7355
Job Name: Aha$a 11
Delivery Date:
Job Address:
Contact Name: Chad
Quantity
7 Acer circinatum
Picea amorika
23 Rhododendron 'PJM'
4 Symphoricarpos alba
Arctosta• los uva -ursi
Comments:
Plant Description
UANUN
I, ,n
Instant Lawn
BidlAcceptence Sheet
Size
8'
6'
6'
Each
360.00
565.00
5135,00
1 Chamaecyparis obtuse
2 Pyrus calleryana 'Redspire' 2" $115.00
c Arbutus unedo 'Compacta' 5 a� 513.50
3 Ceanothus 'Dark Star' 5 sal 517.95
24 _ Ilex crenate 'Convexa' 2 al 59.75
33 Poi stichum munitum 1 gal 53.75
20 Prunus laurocerasus 'Otto Luyken:' 5 gal 515.50
18" 515.50
15" 512.50
4•• $1.50
Arctostaph
Tiarella cordifolie
Vince minor
Vince minor
los uva -urs
1 gal
1 al
4"
1 gal
33.95
$0.00
$1.50
53.75 $0.00 3' spacin. $.42 •er square foot
$0.00
$0.00
30.00
$0.00
$0.00
30.00
30.00
50.00
50.00
50.00
30.00
50.00
50.00
50.00
TOTAL
Total
3420.00 7 -
$0.00
$135.00 7-8'
$230.00
5121.50
$53.85
3234,00 sub3 :allon
5123.75
3310.00 sub 18 -24"
$356.50
550.00 sub 5 •allon
30.00 2' spacing 3.38 per square foot 75c:
$0.00 3' spacing 3.44 per square foot /,„2
30.00
50.00 2' s • acing 5,38 per s uare foot
50.00
50,00
50.00
$0.00
30,00
30.00
50.00
$0,00
30,00
50.00
30.00
50.00
30.00
50,00
32,034.60
Prepared 13y: MEO /Jw
Date Prepared: 10/7/2005
I hereby acknowledge that my signature commits me to the above stipulations and requirements of JB Nursery.
Thank you for your business!
to 002/002
JB Instant Lawn - Nursery Division
14020 NE 124TH ST
Redmond, WA 98034
Phone.(425)821 -04
Toll Free: (800) 599-2699
Fax: (425) 821 -0613
Substitutes/ Slxe /Type /Comments
All orders must be placed 7 to 14 business days prior to shipping.
Price & evalability are subject to change without notice.
The above listed Items may be unavailable at the time of the signed bid
acceptance.
Substitutions may be obtained with your approval.
A 25% deposit Is required for orders with delivery date beyond 30 days.
Plants held 30 days beyond Delivery Date will be charged e 15% maintenance feeper month
All field dug trees must be taken no later than April 15th.
A 25% restocking fee will be charged on material bought In good faith and then cancelled for the Job.
A summer dig fee may apply. within 5 days of delivery: thereafter
All discrepancies In quantities /quality must be received, In writing,
merit for credit will be forfeited.
10/7/2005 Page 1 of 2
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E A S T I M A N\AT i
I)01 r�
August 29, 2005
Mr. Steve Detwiller
Rehabitat Northwest
5639 16 Avenue SW
Seattle, WA 98106
RE: Design Review Comment Letter
13534 Macadam Rd S
L05 -011
Dear Mr. Detwiller:
0
City of Tukwila
Department of Community Development
The above application for administrative design review to convert an illegal duplex into a
convalescent home was submitted on February 22, 2005. The application was deemed
incomplete on March 2, 2005. A submittal of the required documents was submitted on
June 2, 2005. A building permit was submitted for the project on July 21, 2005.
It has been noted to City staff that the project will proceed in phases with phase one being
conversion of illegal duplex into convalescent home for at least six persons. Phase II will be
the construction of a second structure on the property with additional bedrooms. Phase II
will require the approval of a Conditional Use Permit (CUP) by the City's Planning
Commission.
A review of the submitted plans shows significant issues with the design of the building, site
layout, as well as issues with phasing. The following comments are only with regards to
design review, however, these comments may require that changes be made to the pending
building permit application.
Plans reviewed were:
Building Permit Plans stamped received by the City on July 21, 2005 and Design Review
Plans stamped received by the City on June 2, 2005.
Coordination of Plans
1. The plans that have been submitted do not match. Most notably is the landscaping
plan and sheet A1. Sheet Al shows retaining walls that are not shown on the
landscaping plan. Additionally, the landscaping plan shows a retaining wall that is
Steven M. Mullet, Mayor
Steve Lancaster, Director
6300 Southcenter Boulevard, Suite #100• • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
• •
not shown on sheet A1. The landscaping plans shows a crushed gravel walkway,
however, that walkway is not shown on sheet Al. The landscaping plan appears not
to reflect the true shape of the convalescent home. The landscaping plans shows a
garbage enclosure and parking yet this is not reflected on sheet Al.
2. Also, a detailed plan needs to be prepared for the new retaining walls on the
property. The plan needs to include the exact location, height and materials to be
used in the construction of the walls. Ecology blocks are not an appropriate material
for the retaining walls. An example of a good material would be keystone bricks. It
must be demonstrated prior to issuance of any permits that the retaining walls can
meet City requirements for height and setbacks.
3. Show the proposed parking stalls on sheet Al. Under TMC 18.56.040 (4) the slope
of any off- street parking spaces shall not exceed five percent. It appears that some
of the parking stalls on this site will have difficulty meeting this requirement. Please
add contour lines on sheet Al at two feet intervals. Please be advised that merely
putting a note on the plans that are parking stalls shall not exceed five percent will
not suffice. It must be demonstrated prior to issuance of building permits how the
parking stalls will meet the slope requirements of the City.
4. The building permit (D05 -072) notes that the occupancy of the structure is R -3.
However, it has been noted in the design review application that the facility may
house up to nine residents, this would make the occupancy an R -4.
Site Layout
1. The walkway located to the north of the first building on the site cannot be crushed
gravel. Walkways in the city at commercial sites must be an approved durable
surface such as concrete, asphalt or other approved surface such as stone or pavers.
Additionally, the use of crushed gravel seems inappropriate for a site that will be
used as a convalescent home where residents may be in wheel chairs, use walkers, or
just have difficultly in walking.
2. Since the site will be one complex consisting of two buildings, the walkway needs to
be extended to the second building. Insure that the grade of the walk meets ADA
requirements.
3. Where will the garbage and recycling functions be for the building constructed under
Phase one. The landscaping plan shows that these facilities will be located on the
northeast property line, yet this area will be constructed during phase II. The
dumpster and recycling enclosures cannot be stand -alone and must be adequately
screened from view (TMC 18.52.090). A split face CMU wall with slatted chain -
link fence needs to be used for screening. The trash enclosure also needs to meet
setbacks, which are five feet from the sides and five feet from the rear.
4. What is the purpose of the area south of the current dumpster location and east of the
proposed phase II building? This area is not shown on the landscaping plan or sheet
A.1. Sheet C 1 of 2 appears to show some type of concrete or asphalt pad that
extends on to the property. What is the purpose of this pad? Will it remain and if so
how is it used? Is the area used by another property owner and if so do easements
exist for this area?
Architectural Style
Landscaping Plan
• •
5. On the north property line there is a dilapidated fence that needs to be replaced.
Please show the fence on the landscaping plan and sheet Al. If the fence is located
on the project site it will need to be replaced. The City's suggestion is to use a wood
slated fence.
6. The location of the three parking stalls along the private access drive is
inappropriate. These stalls will border a LDR zone and need to relocated to insure
adequate screening.
1. Large blank walls should be avoided on the building. Please consider some
measures to break up the large blanks walls on the east elevation and south elevation
Windows in these areas would break up the large walls while at the same time
provide lighting within the structures, most notably the dinning and sitting rooms.
2. Some type of architectural accent needs to be added around the entire building.
1. As noted above, the landscaping plan must match the other plan sheets for this
project.
2. The landscaping plans need to show all property lines.
3. The landscaping plan notes that there is ten feet of type II landscaping along the east
property line. However, the plan does not show any landscaping along the east
property line.
4. Provide a cost estimate for materials and labor for the landscaping plan. Please
break the cost up between phase I and phase II. A bond will be required for the
landscaping that is part of phase II. This is due to the fact that required perimeter
landscaping will not be capable of being installed until phase II. The bond will be
150 percent of the estimate cost for labor and materials for the landscaping included
in phase II.
5. All deciduous trees must be at least two inches in caliper measured foot feet above
ground. Please reference this requirement on the landscaping plan.
6. All existing trees four inches in caliper need to be shown on the landscaping plan.
7. Provide separate landscaping plans for the areas around the retaining walls. Show
the retaining walls to scale. It appears that the retaining walls will conflict with the
landscaping.
General Questions
1. Will all the existing retaining walls on the property be removed?
Existing Structure
As you aware, the existing structure had previously been used as a duplex. The zoning
on the property is Commercial/Light Industrial (C/LI) and residential uses are not
permitted in the C/LI zone. The duplex had been vested legally non - conforming,
however, in October of 2004 the City issued a Code Interpretation that the non-
conforming use rights for the duplex had expired since the duplex was not occupied for
two years. The Code Interpretation specified an appeal period for the City's
determination and no appeal was filed with the City.
In the design review narrative submitted to the City the following statement has been
made:
"Further, we believe we are following the objective of the City, by developing additional
family housing that is not apartment style ".
The building cannot be used for family housing. The permitted use is a convalescent
care facility with accommodations for employees.
The only way that the property can be used for multi - family housing is to have the
zoning on the property changed through a formal comprehensive plan change.
1. Please remove all references to the "existing duplex" simply label as "existing
structure ".
Next Step
• •
Your next step is to address the comments raised in this letter and resubmit the necessary
plan documents for review. Please insure that all plans submitted match and reflect the
construction activities that will take place on the property.
If you have any questions, please call (206) 431 -3684 or send an email to
bmiles@ci.tukwila.wa.us.
Sincerely,
J
Brandon J. Mil
Assistant Planner
cc. File (L05 -011)
Improving neighborhoods...One home at a time!. •
Rehabitat
Northwest
June 3, 2005
License k; RLHABN'016MA
Rehabitat Northwest, Inc
Project: L05 -01 1 — 13534 Macadam Road South
Responses to Notice of Incomplete Application:
1) Please see attached written discussion addressing the aspects of the project.
2) Please find copy of Geotechnical Report within the TIR report.
3) This should be addressed in the Site Engineering report.
JUN 0 22005
04 a
Steve Detwiiller
General Contractor
Direct 206.255.3474
Fax 206.933.7355
slevedetwiller@hotmail.cojn
4) Please find the accompanying storm drainage drawings and technical reports
prepared by PACE Engineering. fiopose., Cam+ : /oo41 112 PAPJ l:
5) Please find the scalable building elevations in 1/8" = 1' scale as part of the
material board. Screening is illustrated on accompanying landscape plan.
6) Please find accompanying materials and color board to illustrate intended
finished materials and colors.
7) The luminaire plan will comply with TMC 18.50.100 and fixture will be
placed according to the elevations.
8) No existing signage exists on the property. Proposed signage will consist of
one sign 24" x 18" to a height of 30" from the final grade placed on the south
side of the proposed structure. Color of signage will match the proposed
residence.
Lel me know if you have any additional questions or requirements that need to be met for
this project. Thank you for your time.
Sincerely,
Chad Detwiller
(206) 932 -7355
chad@rehabitatnorthwest.com
5639 16th Avenue SW Seattle, Washington 98106
PROJECT:
ADDRESS;
OWNER:
CONTACT:
Design Criteria Discussion
Macadam Convalescent Home
13534 Macadam Rd. S. Tukwila, Wa.
Rehabitat Northwest, Inc.
Steve Detwiller- 206 - 255 -3474
1. Relationship to Structure to Site.
a. The site should be planned to accomplish a desirable transition with the
streetscape and to provide for adequate landscaping and pedestrian
movement.
The existing structure is setback approximately 15' from Macadam Rd. which
provides a planting strip on which existing mature trees and proposed plantings will
establish a screen of green between pedestrian movement (paved shoulder) and the
existing dwelling. See attached landscape plan.
b. Parking and service areas should be located, designed and screened to
moderate the visual impact of large paved areas.
The proposal does not require large areas of parking (see attached plan). The
required number of parking stalls have been located strategically on the site to allow
for landscape screening.
c. The height and scale of each building should be considered in relation to
its site.
The site is 22,400 s.f., the proposed structures footprint is approximately 1900 s.f.
(8% of lot coverage). The height will be 2 stories (@35') The scale of building to site
will be more than proportional to surrounding sites.
2. Landscape and Site Treatment
a. Harmony in texture, line and masses is encouraged.
In a spirit of the Craftsman style the proposed structure will blend architectural
composition roofing with a combination of cedar shake and Vinyl siding.
b. Appropriate landscape transition to adjoining properties should be
provided.
The proposed site will be fully landscaped (see attached drawing). Property that
adjoins to the south is single family new construction that we have developed that
will also be fully landscaped, to include the transitional private access roadway.
c. Public buildings and structures should be consistent with the established
neighborhood character.
We have actively pursued a proposal that would be " neighborhood friendly"
despite the fact that the site had a change of zoning making it much more difficult to
blend with single family homes. We have gone to great lengths to provide the type
of development, architectural style, color, massing and character that would
"charm" the neighborhood rather than maximize the full value of its commercial
zoning.
d. Compatibility of vehicular and pedestrian circulation patterns and loading
facilities in terms of safety, efficiency and convenience should be
encouraged.
By providing all off street parking coupled with screening the vehicular traffic with
landscape plantings (see attached plan) from the neighborhood and from the
pedestrian patterns will ensure that the minimal impact of a Boarding Homes'
traffic will be silenced.
e. Compatibility of on -site vehicular circulation with street circulation should
be encouraged.
Proposal provides for all on -site traffic with no need to back out onto or navigate
the circulation of street traffic except directly.
3. Landscape and Site Treatment
a. Where existing topography patterns contribute to beauty and utility of a
development, they should be recognized, preserved and enhanced.
The site provides some slope to accommodate the screening of traffic and traffic
patterns from Macadam Rd. Further the slope provides lots to be "stepped" with
rockeries, plantings, etc. to provide yet another means of privacy and separation.
b. Grades of walks, parking spaces, terraces and paved areas should promote
safety and provide an inviting and stable appearance.
The terraced lawn provided between structures will promote a social gathering area
in addition to green space that separates structure and parking. Areas providing
parking spaces have been integrated into the natural topography of the lot to
enhance, separate and provide as flat of an area for vehicular exiting as possible.
Graded walkways providing wheelchair accessibility will make a connection with
the common areas (see attached plan)
c. Landscape treatment should enhance architectural features, strengthen
vista and important axis, and provide shade.
The lawn areas located on the east and west side of the proposed structures provide
not only privacy for gathering but practical shade. Visually challenged necessities
such as parking and garbage have strategically been placed —see attached plan.
d. In locations where plants will be susceptible to injury by pedestrian or
motor traffic, mitigating steps should take place.
Areas that are provided for vehicular and pedestrian use will have a shallow curb
that separates the paved area from the landscaping.
e. Where building sites limit planting, the placement of trees or schrubs in
paved areas is encouraged.
This site and the building coverage provide for more the adequate landscape
planting locations.
f. Screening of service yards and other places, which tend to be unsightly
should be accomplished by the use of walls, fencing, planting or
combinations of these. Screening should be effective in winter and
summer.
The garbage area has been strategically placed, screened by fencing and plantings.
See attached plan.
g. In areas where general planting will not prosper, other materials such as
fences, walls, and paving of wood, brick, stone or gravel may be used.
Fortunately the site provides adequate location where planting will prosper.
Landscape rockeries have been used at grade change locations. See attached
drawings.
h. Exterior lighting, when used, should enhance the building design and the
adjoining landscape. Lighting standards and fixtures should be of a design
and size compatible with the building and adjacent area. Lighting should
be shielded, and restrained in design. Excessive brightness and brilliant
colors should be avoided.
Given the challenge of designing a commercial building in a predominately
residential setting, product selection and sensitivity was important. The exterior
lighting will be proportional in size and color, relative to comparable light intensity
of exterior lighting found on single family homes. Lighting will be found at all
exterior door locations as well as low intensity sidewalk lighting.
4. Building Design
a. Architectural style is not restricted, evaluation of a project should be based
on quality of design and relationship to surrounding
The proposed project will be comparable to the Craftsman style of newly completed
homes adjacent to the proposed project. The exterior finishes proposed and
submitted will enhance and blend with surrounding buildings.
b. Buildings should be to appropriate scale and be in harmony with
permanent neighboring developments.
Relative to lot coverage the proposed project will harmonize well with surrounding
single family homes. The fact that the proposed project will have more "open"
space that is fully landscaped than adjacent single family lots (7000 s.f.) will only
enhance the neighborhood.
c. Building components, such as windows, doors, eaves and parapets, should
have good proportions and relationship to one another. Building
components and ancillary parts shall be consistent with anticipated life of
the structure.
Architecturally the proposed project has height, mass, glazing, roof pitch, overhang,
siding type and style that mirrors the adjacent single family homes. The building
components have a useful life similar to that of materials used on single family
homes. Roof -30 years, Siding -40, Windows -30
d. Colors should be harmonious, with bright or brilliant colors used only to
accent.
The siding base color will be beige with white trim accents (see enclosed samples)
Roofing shall be Oakridge. No "bright" colors will be used.
e. Mechanical equipment or other utility hardware on roof, ground or
buildings should be screened from view.
All mechanical equipment will be within the structure in a designated utility room.
f. Exterior lighting should be part of the architectural concept. Fixtures,
standards and all exposed accessories should be harmonious with building
design.
See comments on 3 -h.
g. Monotony of design in single or multiple building projects should be
avoided. Variety of detail, form and fitting should be used to provide
visual interest.
Change in window configuration, roof direction, footprint configuration and
exterior finishes will all add interest to what will be a visually attractive building.
(See enclosed drawing)
5. Miscellaneous Structures and Street Furniture
a. Miscellaneous structures and street furniture should be designed to be part
of the architectural concept of design and landscape. Materials should be
compatible with buildings, scale should be appropriate, colors should be in
harmony with buildings and surroundings, and proportions should be to
scale.
No misc structures or street furniture proposed.
b. Lighting in connection with miscellaneous structures and street furniture
should meet the guidelines applicable to site, landscape and buildings.
No misc structures or street furniture proposed.
6. Demonstrate the manner in which the proposal is consistent with, carries out
and helps implement applicable state laws and the regulations, policies,
objectives and goals of the City of Tukwila Comprehensive Plan, the City of
Tukwila's Development Regulations and other official laws, policies and
objectives of the City of Tukwila.
The proposed site (re -zoned to C/LI) was purchased by Rehabitat Northwest, Inc. in
2004. The site contains an existing duplex in poor repair. It is our desire to follow
the goals of the City of Tukwila by renovating the substandard structure and return
it to a far superior usage as a Convalescent Care facility. Further, we believe we are
following the objective of the City, by developing additional family housing that is
not apartment style.
The building will be constructed in a manner consistent with state and local codes to
include DSHS, RCW and WAC requirements.
The TMC 18.30.020 (16) allows for the development of Convalescent and nursing
homes for not more than 12 patients. The proposed facility has been designed and
will be licensed to provide care for up to 9 patients (Phase 1)
The Macadam Rd. Convalescent Care Home will provide direct employment for
6 full time and 6 part time staff. The Home will also generate contract employment
for nursing, transportation, maintenance, food service and caregivers.
March 3, 2005
Mr. Oliver Prock
5639 I n Ave S v
Seattle, WA 98106
Dear Mr Prock:
City of Tukwila
Location of all sensit.ix c areas (e.g. streams, wetlands, slopes over 15 percent, cr.a1
mine areas and irrportant geological and archaeological sites).
b. Lc,.ation (Wall required sensitive area buffers, setback tracts and protection
measures.
c. Show all trees over lour inches in caliper, indicating those to be retained.
d. Existing and proposed building footprints
4. Civil Plans must be provided and must include the following
Steven M. Mullet, Mayor
Department of Community Development Steve Lancaster, Director
Notice of incomplete Application
Design Review for 13534 Macadam Rd S
The City of Tukwila's Planning Department received your application for Administrative Design
Review on February 22, 2005. On March 2, 2005 it was deemed to be incomplete because
certain requirements of the application were not provided:
Please provide the following,:
1. A written discussion of the project consistency with decision criteria. The one page
provided does not address any of the design review criteria that was listed in the application
material.
2. The property contains steep slope, provide a Geotechnical report prepared by a quaililed
prof :.sicna1.
3 A sensitive areas plan needs to be prepared, the plan must include the following:
a. One set of all civil plan and :analyses shall be stamped, signed and dated by a
rrolcssional engineer. include a graphic scale and north arrow. Maxim..+m size is 24
is - ,chcs by 36 inches.
6300 Southcenter Boulevard, Suite #100 0 Tukwila, Washington 98188 o Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
h. Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations
to NGVD 1929, if in flood zone or flood prone area.,
c. Existing (dashed) and proposed (solid) topography at two foot intervals.
d. Total expected cut and fill P-
e. Existing and proposed utility easements and improvements, on site and in street (water,
sewer, power, natural gas, telephone, cable). Schematic designs to be provided
regardless of purveyor (e.g. site line size, location, and size of public main). No capacity
calculations, invert depth, valve locations or the like are needed.
f. Storm drainage design at least 90 percent complete, which meets the TIR and
KCSWDM. Include all storm drainage maintenance access and safety features. Call out
total existing and proposed impervious surfaces in square feet.
vg. Locate the nearest existing hydrant and all proposed hydrants.
h. Plan, profile and cross- section for any right of way improvements.
i. Show planned access to buildings, driveways, fire access lanes and turn- arounds.
5. Dimensioned and scalable building elevations with keyed colors and materials. Show
mechanical equipment and /or proposed screening. Maximum size 24 inches by 36 inces.
6. Color and materials board accurately representing the proposed project.
7. Luminaire plan including location and type of street and site lighting if any changes to the
existing fixtures are proposed. Include proposed fixture cut sheets, site light levels (foot
candles), and measures to shield adjacent properties from glare.
8. All existing and proposed signage with sign design and locations.
Once the above - mentioned information is provided, City staff can begin to review the
application. If you have any questions, please feel free to call me at (206) 431 -3684 or you can
email me at bmiles(ii)ci.tukwila.wa.us.
Sincerely,
,
Brandon .1. Miles
Assistant Planner
cc. File (L05-011)
One, on- premises sign not electrical or illuminated, four square feet in area or Tess, which is affixed
permanently on a plane parallel to the wall that is located entirely on private property.
As this business has not yet been established, we cannot provide name or font.
Color will match the structure
Placed by side entrance
3
18 "
24"
0"
May 24, 2005
Mr. Steve Detwiller
Rehabitat Northwest
5639 16 Avenue SW
Seattle, WA 98106
Dear Mr. Detwiller:
City of Tukwila
•
Department of Community Development Steve Lancaster, Director
RE: Your letter dated May 19, 2005
The Department of Community Development has received your letter dated May 19, 2005. The
letter requests an extension with regards to the Notice of Incompleteness that the City issued on
March 3, 2005.
The City seeks to work with all developers cooperatively. Our goal is to ensure a smooth review
process and to that end have found Pre - Application meetings to be a very useful tool. The City
provided you guidance on this project at a pre - application meeting on December 2, 2004. At the
meeting the City provided specific requirements that would need to be submitted with any land use
application in order for the application to be complete. The City also noted the presence of steep
slopes on the property and the need to provide a geotechnical report along with the other required
items. To provide additional guidance to potential applicants, the City's land use applications
include a checklist identifying what items need to be provided with the application. Despite the
guidance provided via the Pre - Application Checklist and verbal comments from staff at the meeting,
there were a number of required items missing from your application materials.
Your request for an extension is not granted. In your letter you noted that the required items would
be submitted within two weeks, which would allow the required items to be submitted before June 3,
2005. The application will be canceled if the required items listed in the City's March 3, 2005 letter
on not presented to the City by 5:00, June 3, 2005.
If you have any questions, please call (206) 431 -3684 or send an email to bmiles@ci.tukwila.wa.us.
Sincerely
Br on i es
Assistant Planner
cc. Nora Gierloff, Planning Supervisor
File (L05 -011)
Q: \Developments \Rehabitat \Letters \May 24.doc
Steven M. Mullet, Mayor
6300 Southcenter Boulevard. Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
Improving neighborhoods...One home,at a time!
May 19, 2005
Mr. Brandon Miles
Assistant Planner
City of Tukwila
Dept of Community Development
Dear Mr. Miles,
Ref; Notice of Incomplete Application deadline
L05 -011
Please accept this letter as our request for an extension of time for the design review
process. The request by the City of Tukwila for full geotechnical, environmental,
drainage, and topographic engineering has required more time to prepare then
anticipated. We expect this information to be ready to submit within the next 2 weeks.
Please consider that we are more than motivated to move this project along. The
financial burden that this 12 month long process (to date) has caused far exceeds what
normally one would expect from renovation of blighted structures. We would hope that
the City of Tukwila would see the value in cooperatively working in harmony with the
developer of such projects.
Thank You for your consideration in our request for an extension of time.
teve Detwiller
President
Rehabitat Northwest, Inc.
206 - 255 -3474
License #: REHABN'016MA
•
crEwso
Ma y 3 T*5
DevELOP meg
5639 16th Avenue SW Seattle, Washington 98106
Steve Detwiller
General Contractor
Direct 206.255.3474
Fax 206.933.7355
stevedetwiller @hotmail.com
May 17, 2005
Mr. Oliver Prock
5639 16 Ave SW
Seattle, WA 98106
RE:
Dear Mr. Prock:
w
Ciiy of Tukwila
Department of Community Development Steve Lancaster, Director
Notice of Incomplete Application
Design Review 13534 Macadam Rd S
L05 -011
On March 3, 2005, the City sent you a "Notice of Incomplete Application ". A copy of that letter has
been attached for your reference. As of today, the requested information has not been submitted to
the City.
Please note that the Department shall cancel an incomplete application if the applicant fails to submit
the requested information within 90 -days following notification from the Department that the
application is incomplete. The Department may extend up to 120 days if the applicant submits a
written request for an extension prior to cancellation. The request must clearly demonstrate that the
delay is due to circumstances beyond the applicant's control (such as the need for seasonal wetland
data) or unusual circumstance not typically faced by other applicants, and that a good faith effort has
been made to provide the requested materials (TMC 18.104.070).
If the requested material is not submitted to the City by June 3, 2005 or a request is made to increase
the 90 -day period to 120 -days, your application will be canceled. Any request for an extension must
clearly demonstrate how you were unable to provide the requested information with your original
submittal and why the items could not be provided within the 90 -day period.
If you have any questions, please call (206) 431 -3684 or send an email to bmiles u,ci.tukwila.wa.us.
Sincerely,
"Br don 1V tles
Assistant Planner
cc. File (L05 -011)
Q:\ Developments \Rehabitat \90days.doc
Steven M. Mullet, Mayor
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
1
March 3, 2005
Mr. Oliver Prock
5639 16 Ave SW
Seattle, WA 98106
Dear Mr Prock:
•
Cizy of Tukwila
Department of Community Development Steve Lancaster, Director
Notice of Incomplete Application
Design Review for 13534 Macadam Rd S
4. Civil Plans must be provided and must include the following
The City of Tukwila's Planning Department received your application for Administrative Design
Review on February 22, 2005. On March 2, 2005 it was deemed to be incomplete because
certain requirements of the application were not provided:
Please provide the following:
1. A written discussion of the project consistency with decision criteria. The one page
provided does not address any of the design review criteria that was listed in the application'
material.
2. The property contains steep slope, provide a Geotechnical report prepared by a quailifed
professional.
3. A sensitive areas plan needs to be prepared, the plan must include the following:
a. Location of all sensitive areas (e.g. streams, wetlands, slopes over 15 percent, coal
mine areas and important geological and archaeological sites).
b. Location of all required sensitive area buffers, setback tracts and protection
measures.
c. Show all trees over four inches in caliper, indicating those to be retained.
d. Existing and proposed building footprints
a. One set of all civil plans and analyses shall be stamped, signed and dated by a licensed
professional engineer. Include a graphic scale and north arrow. Maximum size is 24
inches by 36 inches.
Steven M. Mullet, Mayor
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
1
Sincerely,
j
Brandon J. Miles
Assistant Planner
cc. File (L05 -011)
b. Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations
to NGVD 1929, if in flood zone or flood prone area.
c. Existing (dashed) and proposed (solid) topography at two foot intervals.
d. Total expected cut and fill
e. Existing and proposed utility easements and improvements, on site and in street (water,
sewer, power, natural gas, telephone, cable). Schematic designs to be provided
regardless of purveyor (e.g. site line size, location, and size of public main). No capacity
calculations, invert depth, valve locations or the like are needed.
f. Storm drainage design at least 90 percent complete, which meets the TIR and
KCSWDM. Include all storm drainage maintenance access and safety features. Call out
total existing and proposed impervious surfaces in square feet.
g. Locate the nearest existing hydrant and all proposed hydrants.
h. Plan, profile and cross - section for any right of way improvements.
i. Show planned access to buildings, driveways, fire access lanes and turn- arounds.
5. Dimensioned and scalable building elevations with keyed colors and materials. Show
mechanical equipment and/or proposed screening. Maximum size 24 inches by 36 inces.
6. Color and materials board accurately representing the proposed project.
7. Luminaire plan including location and type of street and site lighting if any changes to the
existing fixtures are proposed. Include proposed fixture cut sheets, site light levels (foot
candles), and measures to shield adjacent properties from glare.
8. All existing and proposed signage with sign design and locations.
Once the above - mentioned information is provided, City staff can begin to review the
application. If you have any questions, please feel free to call me at (206) 431 -3684 or you can
email me at bmiles@ci.tukwila.wa.us.
JUNE 2005
PREPARED FOR
Rehabitat NW — Steve Detwiller
5639 16 Ave SW
Seattle, WA 98106
PREPARED BY
750 Sixth Street South Kirkland, WA 98033
Phone: 425- 827 -2014 Fax: 425- 827 -5043
Penhallegon Associates Consulting Engineers, Inc
REC E IV E
,J1
co 2 2005
D EVE L ° MITur
Rehabitat NW — Macadam Rd Commercial Site
June 2005 — Preliminary Technical Information Report
Page 1
I. PROJECT OVERVIEW
The 0.50 -acre developed area for parcel# 2613200049 for the Rehabitat Northwest
Macadam Rd Commercial Site project is located along the northeast side of Macadam Rd
S (S 135 St) approximately 350 ft northwest of 48 Ave S, in the City of Tukwila. This
site is within the NE 1/4 of Section 15, Township 23 North, Range 4 East, West Meridian,
in the City of Tukwila, King County, Washington. For general location, see Figure 2,
Vicinity Map. The property is zoned Commercial by the City of Tukwila.
The scope of work for the Macadam Rd Commercial Site Adjustment project includes the
re- development of approximately 0.50 acres for a new boarding home and an expansion
of an existing home to be used as a boarding home. Proposed improvements are to
include an onsite storm drainage system. Site grading, onsite water system, gas & power,
and onsite side sewer system have been designed and constructed by other firms.
Grading and utility installation are currently underway. No frontage improvements are
included as part of this proposal.
Existing site conditions used for storm system design calculations were taken from the
topographic survey provided by Fox Dobbs Survey Mapping, aerial photographs, and
from a visual inspection of the site. Under existing conditions there are 0.43 acres of
outwash grass and 0.06 acres of effective impervious area. Under proposed development
conditions the total impervious area would be approximately 0.27 acres or 54% of the
total site. The additional 0.21 acres would be outwash grass. This project site is outside
of the limits for the King County Soils Mapping. Soil type was determined as "outwash"
based on the Geotechnical Engineering Report by LIU & Associates, Inc. The site is
underlain by outwash soils and generally slopes from south to north from an elevation of
86 in the south comer of the site to an elevation of 44 in the north corner of the site. Ave.
slopes range from approximately 10% to 29% across the site.
Part 6 SITE CHARACTERISTICS � -;-
_
Drainage Basin
Duwamish River Drainage Basin
River
Floodplain (Middle Fork Snoqualmie)
■
■
Stream
Wetlands (adjacent to site)
■
■
Critical Stream Reach
Seeps /Springs
■
■
■
Depressions /Swales
High Groundwater Table
■
■
Lake
C Groundwater Recharge
■
Steep Slope:
• Part 5, SIT TYAND DRAINAGE BASIN' ' ` { ° �'�
.rek�, _.. ,, d ..3.... ,,,,. L.�..�-
Community
Highline Planning Area
Drainage Basin
Duwamish River Drainage Basin
Figure 1. '111t Worksheet
King County Department of Development and Environmental Services
TECHNICAL INFORMATION REPORT (TIR) WORKSHEET
Part 1 f •PR`OJECT OWNER
PsROJECT ENGINEERf; =;
Project Owner
Rehabitat NW
Address
13534 Macadam Rd S
Tukwila, WA 98168
Phone
360 -659 -0808
Project Engineer
Peter Paulsen
Company PACE Engineers
Address /Phone 425 -827 -2014
Part 3 TYPE OF FERMI
APP.LI.CATION ;
❑ Subdivision
❑ Short Subdivision
❑ Grading
❑ Commercial
❑ Other (Boundary Line Adjust.)
:Part 2 'PROJECT LOCATION'i?
''DESCRIPTION
Project Name
Macadam Road Commercial Site
Location
Township 23 N
Range 4 E
Section 15
Project Size 0.50 acres
Upstream Drainage Basin Size N/A
Part 4 OTHER REVIEWS AND PERMITSt
❑ DFW HPA
❑ COE 404
❑ DOE Dam Safety
111 FEMA Floodplain
❑ COE Wetlands
❑ Shoreline Management
❑ Rockery
❑ Structural Vaults
❑ Other
o. s
Part 9 ESC REQUIREMENTS : s . f r�
MINIMUM ESC REQUIREMENTS
MINIMUM ESC REQUIREMENTS
DURING CONSTRUCTION
AFTER CONSTRUCTION
X Sedimentation Facilities
X Stabilize Exposed Surface
■ Stabilized Construction Entrance
X Remove and Restore Temporary ESC Facilities
X Clean and Remove All Silt and Debris
■ Perimeter Runoff Control
X Ensure Operation of Permanent Facilities
II Clearing and Grading Restrictions
■ Flag Limits of SAO and open space
II Cover Practices
preservation areas
■ Construction Sequence
❑ Other
■ Other
Figure 1 - cont. TIR Worksheet
Other
Part 7 SOILS
Soil Type Slopes
Outwash 10 -29%
❑ Additional Sheets
Erosion Potential Erosive Velocities
Medium Medium
Part 8 DEVELOPMENT LIMITATIONS
REFERENCE
❑ Additional Sheets Attached
LIMITATION /SITE CONSTRAINT
Figure 1 - cont. TIR Worksheet
,,Part10 : SURFACE WATER SYSTEM
❑ Grass Lined
Channel
X Pipe System
❑ Open Channel
C Dry Pond
❑ Wet Pond
X Tank
❑ Vault
❑ Energy Dissapator
❑ Wetland
❑ Stream
X Infiltration
❑ Depression
C Flow Dispersal
❑ Waiver
❑ Regional
Detention
Method of Analysis
KCRTS
Compensation /Mitigation
of Eliminated Site
Storage
Provided Onsite
Brief Description of System Operation: Stormwater runoff will be collected and conveyed to a
detention /infiltration tank subject to level 1 flow control criteria. Detained runoff will discharge
to an existing onsite catch basin. A two- orifice control structure will be used to regulate
discharge from the detention tank.
Facility Related Site Limitations
Reference Facility Limitation
Core Req. #3 Infiltration Tank Level 1 Flow Control
P 11 STRUCTURAL ANALYSIS
❑ Cast in Place Vault
❑ Retaining Wall
❑ Rockery > 4' High
❑ Structural on Steep Slope
❑ Other
Part 12. EASEMENTS/TRACTS
❑ Drainage Easement
❑ Access Easement
❑ Native Growth Protection Easement
❑ Tract
❑ Other
Part 13 SIGNATURE: OF, PROFESSIONAL ENGINEER
I or a civil engineer under my supervision has visited the site. Actual site conditions as observed
were incorporated into this worksheet and the attachments. To the best of my knowledge the
information provided here is accurate.
Signed/Date
Rehabitat NW — Macadam Rd Commercial Site
June 2005 — Technical Information Report
Figure 2. Vicinity Map
If: �' ii
Figure 2. Vicinity Map
Rehabitat NW — Macadam Rd Commercial Site
June 2005 — Preliminary Technical Information Report
Page 2
II. CONDITIONS AND REQUIREMENTS SUMMARY
Conditions and requirements pertaining to surface water management for this project
include the 8 Core Requirements and 5 Special Requirements listed in the 1998 King
County Surface water Design Manual (KCSWDM). The following is a summary of the
Requirements with a discussion of how the applicant proposes to meet each requirement.
Core Requirement #1 — Discharge at the Natural Location
Under existing conditions, runoff from the project site sheet flows in a northeasterly
direction from Macadam Road and discharges into a catch basin on the north end of the
site located in a portion of an existing parking lot that serves an adjacent building to the
north of the site.
Under proposed conditions, runoff would be conveyed northeasterly to the existing catch
basin and discharge at the natural location.
Core Requirement #2 — Offsite Analysis
A level 1 downstream analysis was conducted on May 13, 2005 in order to assess
potential offsite drainage impacts associated with development of the project site, and to
propose appropriate mitigations of those impacts. See section III of this TIR for a
detailed description of impacts and mitigations associated with the downstream drainage
system.
Core Requirement #3 — Flow Control
This project site is subject to level 1 flow control requirements of the 1998 KCSWDM.
Level 1 flow control requires maintaining the predevelopment peak flow rates for the 2-
year and 10 -year post development runoff events. An underground infiltration tank is
proposed to meet the level 1 flow control requirement for this project.
Core Requirement #4 — Conveyance System
The conveyance system will be designed to at a minimum convey the 25 -year peak flow.
See Section V of this report for conveyance system analysis and design.
Core Requirement #5 — Erosion and Sediment Control
A Temporary Erosion and Sediment Control (TESC) plan is assumed to be included in
plans by others that will cover building construction, site grading, and utility installation.
Utility installation & road grading is currently under construction at time of plan
preparation. Silt fence will be installed during the installation of the storm drainage
system and will meet City of Tukwila standards.
Core Requirement #6 — Maintenance and Operations
A Maintenance and Operations Manual for the proposed onsite drainage system and
facilities is included in Appendix A of this report.
Rehabitat NW — Macadam Rd Commercial Site
June 2005 — Preliminary Technical Information Report
Page 3
Core Requirement #7 — Financial Guarantees and Liability
Financial guarantees and liabilities will be posted by Rehabitat NW Inc. as required.
Core Requirement #8 — Water Quality
Water quality is not required for this site. Detained site runoff will be held and released
in an infiltration/detention tank.
Special Requirement #1 — Other Adopted Area - Specific Requirements
There are no other adopted area- specific requirements that affect this site.
Special Requirement #2 — Floodplain/Floodway Delineation
The proposed project site is not within a floodplain per online King County IMAP.
Special Requirement #3 — Flood Protection Facilities
This requirement is not applicable as the site is not subject to flooding.
Special Requirement #4 — Source Control
The proposed project is subject to source controls in order to prevent rainfall and runoff
water from coming into contact with pollutants.
Special Requirement #5 — Oil Control
The proposed project in not a high use site per the definitions given in section 1.3.5 of the
1998 KCSWDM, and therefore does not require oil control measures under the terms of
Special Requirement #5. This site is subject to the Spill Control requirements, which will
be met by having a floatable material separator installed in the catch basin immediately
upstream of the combined detention/water quality vault.
Rehabitat NW — Macadam Rd Commercial Site
June 2005 — Preliminary Technical Information Report
Page 4
III. OFFSITE ANALYSIS
Level 1 Downstream Analysis
Task 1. Study Area Definition and Maps
For the purposes of task 2 below, the study area shall extend approximately 1/4 mile
downstream of the proposed project discharge location. For purposes of tasks 3, 4, and 5,
the study area shall extend downstream to a point on the drainage system where the
proposed project site constitutes a minimum of 15% of the total tributary drainage area,
but not less than 1/4 mile.
The 0.50 -acre Rehabitat Northwest Macadam Rd Commercial Site project is located
along the northeast side of Macadam Rd S (S 135 St) approximately 350 ft northwest of
48 Ave S, in the City of Tukwila. This site is within the NE 'A of Section 15, Township
23 North, Range 4 East, West Meridian, in the City of Tukwila, King County,
Washington. For general location, see Figure 2, Vicinity Map. The property is zoned
Residential by the City of Tukwila.
Task 2. Resource Review
A resource review was conducted to determine potential problems downstream of the
project site. The following is a list of references used in gathering information for the
downstream analysis.
• Site Survey by Fox -Dobbs
• Aerial Photograph
• King County IMAP Data
Task 3. Field Inspection
A Level 1 downstream analysis was conducted on Friday May 13, 2005. The weather
during the site visit was sunny to partly cloudy. Temperatures ranged in the 60's.
The downstream analysis was performed to assess potential offsite drainage impacts
associated with development of the project site, and to propose appropriate mitigations of
those impacts. One discharge location was evaluated.
Task 4. Drainage System Description and Problem Descriptions
Under existing conditions, surface runoff sheetflows in a northeasterly direction towards
the asphalt pavement parking lot located in the project's northeast property corner. The
parking lot serves the adjacent property to the northeast and extends onto the subject site.
Drainage entering the parking lot is collected by Type I catch basins that are situated in
the center of the parking lot. The closest catch basin that collects onsite drainage is
situated approximately 10 -ft. southwest of the easterly property line near the end of the
parking lot.
Rehabitat NW — Macadam Rd Commercial Site
June 2005 — Preliminary Technical Information Report
Page 5
Surface runoff collected by the above catch basin is directed in a northeasterly direction
over a distance of approximately 115 -ft. via an 8 -inch pipe to another Type I catch basin
situated in the center of the parking lot. Drainage then continues to flow in a
northeasterly direction for roughly 100 -ft. in an 8 -inch pipe before entering a Type I
catch basin (last catch basin in parking lot). Flow exits the aforementioned catch basin
through an 8 -inch diameter pipe to flow in a northerly direction. The structure
connecting the downstream end of the pipe could not be located. The alignment suggests
that the pipe is directed towards two driveways adjacent to each on the west side of South
134 Place. A 48 -inch diameter CMP culvert under the two driveways connects a large
roadside ditch that runs along the west side of South 134 Place. It is very possible that
the above 8 -inch diameter pipe is connected to the culvert under pavement of the
driveways.
The north end of the 48 -inch diameter culvert along the west side of South 134 Place is
approximately located 90 -ft. north of the catch basin that collects drainage from the
parking lot immediately northeast of the subject site. The culvert discharges into a
roadside ditch that is approximately 3 -4 -ft. wide and 2 -ft. deep. The ditch is heavily
vegetated mainly with grasses and a few small shrubs. The ditch continues in a
northwesterly direction along the west side of the roadway for a distance of
approximately 110 -ft. before entering another 40 -ft. long 48 -inch diameter culvert under
the driveway that provides access to a commercial building. Drainage exits the culvert
and continues in another section of an approximately 3 -4 -ft. wide and roughly 2 -ft. wide
ditch. The approximately 90 -ft. long ditch is heavily vegetated with grasses. At its
northerly end a 48 -inch diameter concrete culvert that is situated under a driveway
collects runoff from the ditch. It was noted that sediment in the culvert is within
approximately 1 -ft. of the crown of the pipe. The culvert extends roughly 50 -ft. before
discharging into a 4 -5 -ft. wide and roughly 2 -ft. deep ditch. The ditch is lined on each
side with grasses and provides for an open water surface. The ditch with slow- moving
water extends for a distance of approximately 330 -ft. west of South 134 Place before
drainage is collected by a weir structure located southwest of the intersection of South
134 Place and South 133 Street. The weir structure appears to direct runoff in a
northeasterly direction along South 133 Street towards
Task 5. Mitigation of Existing or Potential Problems
The proposed project will not result in an increase in runoff for flows up to the 100 -year
storm. While the proposed system (Level 1 Flow Control) will match the 2 and 10 -year
release rates, the combined infiltration- detention tank will also slightly decrease the 100 -
year peak runoff as designed. No adverse conditions for the downstream flowpath are
expected as a result of this project.
Figure 3. — Downstream Flowpath
Basin
Outwash Grass
Effective Impervious
Total
Onsite
0.426
0.061
0.487
Basin
Outwash Grass
Impervious
Total
Onsite
0.213
0.274
0.487
<� )
(( j
Rehabitat NW — Macadam Rd Commercial Site
June 2005 — Preliminary Technical Information Report
Page 6
IV. FLOW CONTROL AND WATER QUALITY FACILITY ANLAYSIS AND
DESIGN
Existing Site Hydrology:
The existing site is currently developed with an existing 1,130 square foot home and the
land cover is grass with one tree. The 0.50 -acre site is rectangular in shape and is
bounded by the paved Macadam Rd S to the southwest and developed commercial
properties to the northwest and northeast. The southeast border of the site is adjacent to
two residential lots with homes that are currently under construction. The project site
slopes to the northeast with slopes ranging from 10 to 29 %. The site lies outside of the
range of the King County Soils Mapping. Therefore, the KCRTS soil type was
determined based on the soil types given in the geotechnical report. The geotechnical
report lists the top 12" layer of soil as brown, loose, silty fine with fine roots underlain by
a light -brown gravelly, silty, fine to medium sand deposit. These layers are underlain by
gravelly, silty sand deposit which is dense and remained stable at vertical cut. It was
determined that these soils have a good potential for infiltrating runoff and a KCRTS
"outwash" soil group was assigned to the site. The regional scale factor (used in
computing peak runoff) is 1.0 SeaTac.
Under existing conditions, surface water runoff sheet flows away from the site to the
north where it is collected by an existing catch basin located in the northern corner of the
site. This existing catch basin routes the storm water off of the site towards the northeast.
The following table gives the existing condition land use assumptions:
Table 1. Existing Condition Land Use Assumptions (acres
Developed Site Hydrology:
Under developed conditions the majority of the land will be disturbed. The following is a
description of how the site runoff will be detained and treated prior to discharge.
Site runoff will be conveyed to an underground infiltration/detention tank at the east
comer of the site for ground infiltration and storm water detention, and then will be
discharged to an existing storm system that exits on the north side of the site.
The following table gives the post - developed condition land use assumptions:
Table 2. Developed Condition Land Use Assumptions (acres
Performance Standards:
Detention improvements to this site were designed using the 1998 King County Surface
Water Design Manual (KCSWDM) with level 1 flow control. Level 1 flow control
Rehabitat NW — Macadam Rd Commercial Site
June 2005 — Preliminary Technical Information Report
Page 7
requires maintaining the predevelopment peak flow rates for the 2 -year and 10 -year post
development runoff events.
Flow Control System:
An infiltration tank is being used for onsite flow control. Approximately 745 cubic feet
of detention storage is required based on a preliminary design infiltration rate
recommended by Julian Liu of Liu Associates Inc. as 3 in/hr. No infiltration tests have
yet been provided for the proposed infiltration tank location. See Appendix B for flow
control sizing calculations.
Water Quality System:
Water quality is not required per 1998 KCSWDM because this project proposes to
construct less than 5,000 square feet of new pollution generating surfaces. A floatable
material separator will be installed in the first catch basin upstream of the infiltration tank
provided as a spill control measure.
Rehabitat NW — Macadam Rd Commercial Site
June 2005 — Preliminary Technical Information Report
Page 8
V. CONVEYANCE SYSTEM ANALYSIS AND DESIGN
Conveyance capacity was sized for the 25 -year peak storm. The 25 -year design flow rate
over the entire drainage basin of the site is 0.10 cfs. Assuming the smallest most shallow
pipe in the system is a 4" PVC pipe at a slope of 0.020, the maximum flow through this
pipe is 0.29 cfs. Since the 4" PVC pipe only handles a portion of the drainage basins
storm water, the conveyance system can handle a 25 -year peak storm.
Rehabitat NW — Macadam Rd Commercial Site
June 2005 — Preliminary Technical Information Report
Page 9
VI. SPECIAL REPORTS AND STUDIES
The following reports and special studies have been prepared and included in the
Appendix for this project.
July 23, 2004 — Geotechnical Evaluation and Rockery Design
Geotechnical Engineering Report by LIU & Associates, Inc.
Rehabitat NW — Macadam Rd Commercial Site
June 2005 — Preliminary Technical Information Report
Page 10
VII. OTHER PERMITS
The following is a list of potential permits and approvals associated with the proposed
project that may need to be obtained:
Rehabitat NW — Macadam Rd Commercial Site
June 2005 — Preliminary Technical Information Report
Page 11
VIII. ESC ANALYSIS AND DESIGN
An Erosion and Sedimentation Control (ESC) plan is assumed to be provided by others to
cover building construction, site grading, and utility installation currently underway.
Silt fence will be installed for the installation of the Storm Drainage system and will meet
City of Tukwila standards.
Rehabitat NW — Macadam Rd Commercial Site
June 2005 — Preliminary Technical Information Report
Page 12
IX. BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION
OF COVENANT
The Bond Quantities Worksheet will be provided at a later date as required. See
Appendix D for Storm Water Facilities Summary Sheet. No Declaration of Covenant
will be filed for this site.
Rehabitat NW — Macadam Rd Commercial Site
June 2005 — Preliminary Technical Information Report
Page 13
X. OPERATIONS AND MAINTENANCE MANUAL
Appendix A "Maintenance Standards for Privately Maintained Drainage Facilities" from
the 1998 KCSWDM has been included as the operations and maintenance manual for the
drainage facilities proposed for this site.
APPENDIX A
Maintenance
Component
General
Storage Area
Filter Bags
Rock Filters
NO. 2 - INFILTRATION
Side Slopes of Pond
Emergency
Overflow Spillway
Settling Ponds'and
Vaults
Defect
Trash & Debris
Poisonous Vegetation
Pollution
Unmowed Grass/
Ground Cover
Rodent Holes
Insects
Sediment
Sheet Cover (If
Applicable)
Sump Filled with
Sediment and Debris
(If Applicable)
Filled with Sediment
and Debris
Sediment and Debris
Erosion
Rock Missing
Sediment
KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL
MAINTENANCE STANDARDS FOR
PRIVATELY MAINTAINED DRAINAGE FACILITIES
Conditions When Maintenance
Is Needed
See "Ponds" Standard No. 1
See "Ponds" Standard No. 1
See "Ponds" Standard No. 1
See "Ponds" Standard No. 1
See "Ponds" Standard No. 1
See "Ponds" Standard No. 1
A percolation test pit or test of facility indicates
facility is only working at 90% of its designed
capabilities. If two inches or more sediment is
present, remove.
Sheet cover is visible and has more that three
1/4 -inch holes in it.
Any sediment and debris filling vault to 10% of
depth from sump bottom to bottom of outlet pipe
or obstructing flow into the connector pipe.
Sediment and debris fill bag more than 1/2 full.
By visual inspection, little or no water flows
through filter during heavy rain storms.
See "Ponds" Standard No. 1
See "Ponds" Standard No. 1
Remove when 6" or more.
Results Expected When
Maintenance Is Performed
See "Ponds" Standard No. 1
See "Ponds" Standard No. 1
See "Ponds" Standard No. 1
See "Ponds" Standard No. 1
See "Ponds" Standard No. 1
See "Ponds" Standard No. 1
Sediment is removed and /or facility
is cleaned so that infiltration system
works according to design.
Sheet cover repaired or replaced.
Clean out sump to design depth.
Replace filter bag or redesign
system.
Replace gravel in rock filter.
See "Ponds" Standard No. 1
Note: Sediment accumulation of more than .25 inches per year may indicate excessive erosion is occurring upstream of the facility or that
conveyance systems are not being properly maintained. The contributing drainage area should be checked for erosion problems or
inadequate maintenance of conveyance systems if excessive sedimentation is noted in an infiltration facility.
Check twice a year during first 2 years of operation; once a year thereafter. Clean manholes/catch basins, repair damaged inlets/outlets,
than trash racks.
1998 Surface Water Design Manual 9/1/98
A -1
APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES
Maintenance
Component
Storage Area
Manhole
Catch Basins
NO. 3 - CLOSED DETENTION SYSTEMS (PIPES/TANKS)
Defect
Plugged Air Vents
Debris and
Sediment
Joints Between
Tank/Pipe Section
Tank Pipe Bent
Out of Shape
Cover Not in Place
Locking
Mechanism Not
Working
Cover Difficult to
Remove
Ladder Rungs
Unsafe
Conditions When Maintenance is Needed
One -half of the cross section of a vent is blocked at
any point with debris and sediment
Accumulated sediment depth exceeds 10% of the
diameter of the storage area for % length of storage
vault or any point depth exceeds 15% of diameter.
Example: 72 -inch storage tank would require cleaning
when sediment reaches depth of 7 inches for more
than 1 /2 length of tank.
Any crack allowing material to be transported into
facility
Any part of tank/pipe is bent out of shape more than
10% of it's design shape
Cover is missing or only partially in place. Any open
manhole requires maintenance.
Mechanism cannot be opened by one maintenance
person with proper tools. Bolts into frame have less
than % inch of thread (may not apply to self - locking
lids.)
One maintenance person cannot remove lid after
applying 80Ibs of lift. Intent is to keep cover from
sealing off access to maintenance.
King County Safety Office and /or maintenance person
judges that ladder is unsafe due to missing rungs,
misalignment, rust, or cracks.
See "Catch Basins" Standards No. 5
A -2
Results Expected When
Maintenance is Performed
Vents free of debris and
sediment
All sediment and debris
removed from storage area.
All joint between tank /pipe
sections are sealed
Tank/ pipe repaired or replaced
to design.
Manhole is closed.
Mechanism opens with proper
tools.
Cover can be removed and
reinstalled by one maintenance
person.
Ladder meets design standards
allows maintenance person safe
access.
See "Catch Basins" Standards
No. 5
9/1/98 1998 Surface Water Design Manual
Maintenance
Component
General
Cleanout Gate
Orifice Plate
Overflow Pipe
Manhole
Catch Basin
APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES
NO. 4 - CONTROL STRUCTURE/FLOW RESTRICTOR
Defect
Condition When Maintenance is Needed Results Expected When
Maintenance is Performed
Trash and Debris Distance between debris build -up and bottom of
(Includes Sediment) orifice plate is less than 1 -1/2 feet.
Structural Damage Structure is not securely attached to manhole wall
and outlet pipe structure should support at least
1,000 Ibs of up or down pressure.
Structure is not in upright position (allow up to
10% from plumb).
Connections to outlet pipe are not watertight and
show signs of rust.
Any holes —other than designed holes —in the
structure.
Damaged or Missing Cleanout gate is not watertight or is missing.
Damaged or Missing
Gate cannot be moved up and down by one
maintenance person.
Chain leading to gate is missing or damaged.
Gate is rusted over 50% of its surface area.
Control device is not working properly due to
missing, out of place, or bent orifice plate.
Obstructions Any trash, debris, sediment, or vegetation
blocking the plate.
Obstructions Any trash or debris blocking (or having the
potential of blocking) the overflow pipe.
See "Closed Detention Systems" Standards No. 3
See "Catch Basins" Standards No. 5
All trash and debris removed.
Structure securely attached to
wall and outlet pipe.
Structure in correct position.
Connections to outlet pipe are
water tight; structure repaired or
replaced and works as
designed.
Structure has no holes other
than designed holes.
Gate is watertight and works as
designed.
Gate moves up and down easily
and is watertight.
Chain is in place and works as
designed.
Gate is repaired or replaced to
meet design standards..
Plate is in place and works as
designed.
Plate is free of all obstructions
and works as designed.
Pipe is free of all obstructions
and works as designed.
See "Closed Detention Systems'
Standards No. 3
See 'Catch Basins" Standards
No. 5
1998 Surface Water Design Manual 9/1/98
A -3
, APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES
Maintenance
Component
General
NO. 5 - CATCH BASINS
Defect
Trash & Debris
(Includes Sediment)
Cracks in Basin Walls/
Bottom
Sediment/
Misalignment
Conditions When Maintenance is Needed
Trash or debris of more than 1/2 cubic foot which is
located immediately in front of the catch basin
opening or is blocking capacity of the basin by
more than 10%
Trash or debris (in the basin) that exceeds 1/3 the
depth from the bottom of basin to invert the lowest
pipe into or out of the basin.
Trash or debris in any inlet or outlet pipe blocking
more than 1/3 of its height.
Dead animals or vegetation that could generate
odors that could cause complaints or dangerous
gases (e.g., methane).
Deposits of garbage exceeding 1 cubic foot in
volume
Structure Damage to Corner of frame extends more than 3/4 inch past
Frame and /or Top Slab curb face into the street (If applicable).
Top slab has holes larger than 2 square inches or
cracks wider than 1/4 inch (intent is to make sure
all material is running into basin).
Frame not sitting flush on top slab, i.e., separation
of more than 3/4 inch of the frame from the top
slab.
Cracks wider than 1/2 inch and longer than 3 feet,
any evidence of soil particles entering catch basin
through cracks, or maintenance person judges that
structure is unsound.
Cracks wider than 1/2 inch and longer than 1 foot
at the joint of any inlet/ outlet pipe or any evidence
of soil particles entering catch basin through
cracks.
Basin has settled more than 1 inch or has rotated
more than 2 inches out of alignment.
Results Expected When
Maintenance is performed
No Trash or debris located
immediately in front of catch
basin opening.
No trash or debris in the catch
basin.
Inlet and outlet pipes free of
trash or debris.
No dead animals or vegetation
present within the catch basin.
No condition present which
would attract or support the
breeding of insects or rodents.
Frame is even with curb.
Top slab is free of holes and
cracks.
Frame is sitting flush on top
slab.
Basin replaced or repaired to
design standards.
No cracks more than 1/4 inch
wide at the joint of inlet/outlet
pipe.
Basin replaced or repaired to
design standards.
9/1/98 1998 Surface Water Design Manual
A -4
Maintenance
Component
Ladder
Metal Grates
(If Applicable)
APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES
NO. 5 - CATCH BASINS (CONTINUED)
Defect
Fire Hazard
Vegetation
Locking Mechanism
Not Working
Cover Difficult to
Remove
Ladder Rungs
Unsafe
Damaged or
Missing.
Conditions When Maintenance is Needed
Presence of chemicals such as natural gas, oil and
gasoline.
Vegetation growing across and blocking more than
10% of the basin opening.
Vegetation growing in inlet/outlet pipe joints that is
more than six inches tall and Tess than six inches
apart.
Pollution Nonflammable chemicals of more than 1/2 cubic foot
per three feet of basin length.
Catch Basin Cover Cover Not in Place Cover is missing or only partially in place. Any open
catch basin requires maintenance.
Mechanism cannot be opened by on maintenance
person with proper tools. Bolts into frame have less
than 1/2 inch of thread.
One maintenance person cannot remove lid after
applying 80 lbs. of lift; intent is keep cover from
sealing off access to maintenance.
Ladder is unsafe due to missing rungs, misalignment,
rust, cracks, or sharp edges.
Grate with opening wider than 7/8 inch.
Trash and Debris Trash and debris that is blocking more than 20% of
grate surface.
Grate missing or broken member(s) of the grate.
Results Expected When
Maintenance is performed
No flammable chemicals
present.
No vegetation blocking opening
to basin.
No vegetation or root growth
present.
No pollution present other than
surface film.
Catch basin cover is closed
Mechanism opens with proper
tools.
Cover can be removed by one
maintenance person.
Ladder meets design standards
and allows maintenance person
safe access.
Grate opening meets design
standards.
Grate free of trash and debris.
Grate is in place and meets
design standards.
1998 Surface Water Design Manual 9/1/98
A -5
, APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES
Maintenance
Component
Pipes
Open Ditches
Catch Basins
Debris Barriers
(e.g., Trash Rack)
NO. 10 - CONVEYANCE SYSTEMS (PIPES & DITCHES)
Defect
Sediment & Debris
Vegetation
Damaged
Trash & Debris
Sediment
Vegetation
Erosion Damage to
Slopes
Rock Lining Out of
Place or Missing (If
Applicable).
Conditions When Maintenance Is Needed
Accumulated sediment that exceeds 20% of the
diameter of the pipe.
Vegetation that reduces free movement of water
through pipes.
Protective coating is damaged; rust is causing
more than 50% deterioration to any part of pipe.
Any dent that decreases the cross section area of
pipe by more than 20 %.
Trash and debris exceeds 1 cubic foot per 1,000
square feet of ditch and slopes.
Accumulated sediment that exceeds 20 % of the
design depth.
Vegetation that reduces free movement of water
through ditches.
See "Ponds" Standard No. 1
Maintenance person can see native soil beneath
the rock lining.
See "Catch Basins: Standard No. 5
See "Debris Barriers" Standard No.6
Results Expected When
Maintenance is Performed
Pipe cleaned of all sediment
and debris.
All vegetation removed so water
flows freely through pipes.
Pipe repaired or replaced.
Pipe repaired or replaced.
Trash and debris cleared from
ditches.
Ditch cleaned/ flushed of all
sediment and debris so that it
matches design.
Water flows freely through
ditches.
See "Ponds° Standard No. 1
Replace rocks to design
standards.
See "Catch Basins" Standard
No. 5
See "Debris Barriers" Standard
No. 6
9/1/98 1998 Surface Water Design Manual
A -6
Maintenance
Component
General
Road Surface
Shoulders and
Ditches
APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES
NO. 12 - ACCESS ROADS / EASEMENTS
Defect
Trash and Debris Trash and debris exceeds 1 cubic foot per 1,000 Roadway free of debris which
square feet i.e., trash and debris would fill up could damage tires.
one standards size garbage can.
Blocked Roadway Debris which could damage vehicle tires (glass Roadway free of debris which
or metal). could damage tires.
Any obstruction which reduces clearance above Roadway overhead clear to 14 feet
road surface to less than 14 feet. high.
Settlement, Potholes,
Mush Spots, Ruts
Vegetation in Road
Surface
Condition When Maintenance is Needed Results Expected When
Maintenance is Performed
Any obstruction restricting the access to a 10 to
12 foot width for a distance of more than 12 feet
or any point restricting access to less than a 10
foot width.
When any surface defect exceeds 6 inches in
depth and 6 square feet in area. In general, any
surface defect which hinders or prevents
maintenance access.
Weeds growing in the road surface that are
more than 6 inches tall and less than 6 inches
tall and less than 6 inches apart within a 400 -
square foot area.
Modular Grid Build -up of sediment mildly contaminated with
Pavement petroleum hydrocarbons.
Erosion Damage Erosion within 1 foot of the roadway more than 8
inches wide and 6 inches deep.
Weeds and Brush Weeds and brush exceed 18 inches in height or
hinder maintenance access.
Obstruction removed to allow at
least a 12 foot access.
Road surface uniformly smooth
with no evidence of settlement,
potholes, mush spots, or ruts.
Road surface free of weeds taller
than 2 inches.
Removal of sediment and disposal
in keeping with Health Department
recommendations for mildly
contaminated soils or catch basin
sediments.
Shoulder free of erosion and
matching the surrounding road.
Weeds and brush cut to 2 inches
in height or cleared in such a way
as to allow maintenance access.
1998 Surface Water Design Manual 9/1/98
A -7
TROL CALCULATIONS
PROJECT:
PROJECT LOCATION:
(Check One)
SOIL TYPE:
AREAS:
DETENTION REQUIRED?
a P=ROJECT INF.ORMATION /IKCRTS HYDROGR INPUT'SHEE.1
Rehabitat NW
X SEATAC
SCS TYPE: NB
Existing: Till Forest Acres
Till Pasture Acres
Till Grass Acres
Outwash Forest Acres
Outwash Pasture Acres
Outwash Grass 0.426 Acres
Wetland Acres
Impervious 0.061 Acres
First Interval cutoff = 50% of Exist 2 yr flow = 0.0085
rval size = (exist 50 yr flow - 50% Exist 2yr flow )/ 35 = 0.00124
WATER QUALITY TREATMENT:
(Check One)
LANDSLIDE HAZARD DRAINAGE AREA:
Filenames used: dev
predev
0.487 TOTAL
Yes
No
LEVEL OF DETENTION: O 2 3
(Circle One)
No
Yes
No
DATE: 5/31/2005
LANSBURG Scale Factor: 1.0
(Circle One)
Till
Req'd? Yes Type? Basic
Outwash
Developed: Till Forest Acres
Till Pasture Acres
Till Grass Acres
Outwash Forest Acres
Outwash Pasture Acres
Outwash Grass 0.213 Acres
Wetland Acres
Impervious 0.274 Acres
Qwq = 0.045
0.487 TOTAL
Existing Developed
PEAK VALUES AND RETURN PERIODS: Rank Return Period Peak (CFS) Rank Return Period Peak (CFS)
1 100 0.059 1 100 0.145
L. 100 YEAR FLOW = 0.086 2 25 0.038 2 25 0.099
3 10 0.028 3 10 0.089
4 5 0.022 4 5 0.081
5 3 0.018 5 3 0.073
6 2 0.017 6 2 0.071
7 1.3 0.015 7 1.3 0.068
8 1.1 0.013 8 1.1 0.059
50 0.052 50 0.129
Time Step: 15- Minute Date Type: Historic
(Circle One) (Hourly ((Circle One) (Reduced
Sensitive Lake
Resource Stream
Additional Key Info:
1. Provide level 1 flow control
DESIGNED WA
DRAM MM
6ffIXED PDC
W
APPROXIMATE
DRAINAGE
BOUNDARY
Es, SSMH . \
Rim. 83.96
IMPERVIOUS
AREA
PERVIOUS
AREA
Ex Chain link Fence
.r�, \ "
S E C T ss
r
Engineering Planning Surveying
Penhaliegon Associates Consulting Engineers, Inc.
150 S. Sheaf 50084 . eviden 19 95033 • .0ac«n9r+ n
L(� P10 (azs) 827-20 1- goo - gas -5009
FAX: (325) 827-5043
Kirkland • 65.10.
Es. SSMH
Rim =83.96
Es. CB
R':m =43.85
�J.
REHEBITAT NORTHWEST
REFERENCE INFORMATION
FIELD 80019 II -
1I(V. CPU FIE:
DATUM: NCVO 1929
DATE
JUNE 2005
SCALE
AC CHr1W 1
GRAPHIC SCALE
25 0 10 20
PREDEVELOPED CONDITIONS
TOTAL DRAINAGE AREA= 21,209 SF 0.487 AC.
PERVIOUS AREA
OUTWASH GRASS= 18,557 SF 0.426 AC.
IMPERVIOUS AREA
ROAD /HOUSES= 2,652 SF 0.061 AC.
s0
IMPERVIOUS AREA
PERVIOUS AREA
REHABITAT NW
STORM DRAINAGE EXTENSION
PREDEVELOPED CONDITIONS
JOB NUMBER
05452.00
DWG N0. Dev_Cmddeq
(_t n
A
a
0
0
6
M
0
DESIGNED MAO
MANN MAA
CHECKED PDC
SYU
IMPERVIOUS
AREA
APPROXIMATE
DRAINAGE
BOUNDARY
PERVIOUS
AREA
REVISION
•
DATE
BY
API)
Engineering Planning Surveying
Pennallegon Associates Consulting Engineers, Inc.
750 Sinn Street 9ou4n =Ado.. 90 95033 •uwiancoongrs.com
PH. (425) 827 -201• 1- 800 -945 -8408 843 (425) 522 -5045
Kirkland • alaala
REHEBITAT NORTHWEST
REFERENCE INFORMATION
FIELD BOaC 00—
SURV. CPU FILE:
DATUM: NGVD 1929
DUPPL. ADJ. 1947
DATE
JUNE 2005
SCALE
AS SHOWN
GRAPHIC SCALE
20 0 10 20
DEVELOPED CONDITION S
TOTAL DRAINAGE AREA= 21,209 SF 0.487 AC.
PERVIOUS AREA
OUTWASH GRASS= 9,294 SF 0.213 AC.
IMPERVIOUS AREA
ROAD /HOUSES= 11,915 SF 0.274 AC.
( IN FEET )
I Inch = 20 feet
PERVIOUS AREA
40
IMPERVIOUS AREA
REHABITAT NW
STORM' DRAINAGE EXTENSION
DEVELOPED CONDITION'S
JOB NUMBER
05452.00
04040. Dev —Lend deg
SHEET C' -1 DF
•
Developed and Pre - developed Flow Peaks
DEV
Time Series File:dev.tsf
Project Location:Sea -Tac
- -- Annual Peak Flow Rates-- -
Flow Rate Rank Time of Peak
(CFS)
0.073 5 2/09/01 2:00
0.059 8 .1/05/02 16:00
0.089 3 2/27/03 7:00
0.068 7 8/26/04 2:00
0.081 4 10/28/04 16:00
0.071 6 1/18/06 16:00
0.099 2 10/26/06 0:00
0.145 1 1/09/08 6:00
Computed Peaks
PREDEV
Flow Frequency Analysis
Flow Frequency Analysis
Time Series File:predev.tsf
Project Location:Sea -Tac
- -- Annual Peak Flow Rates-- -
Flow Rate Rank Time of Peak
(CFS)
0.028 3 2/09/01 2:00
0.013 8 1/05/02 16:00
0.038 2 2/27/03 7:00
0.015 7 8/26/04 2:00
0.018 5 10/28/04 16:00
0.017 6 1/18/06 16:00
0.022 4 10/26/06 0:00
0.059 1 1/09/08 6:00
Computed Peaks
Flow Frequency Analysis
- - Peaks - - Rank Return Prob
(CFS) Period
0.145 1 100.00 0.990
0.099 2 25.00 0.960
0.089 3 10.00 0.900
0.081 4 5.00 0.800
0.073 5 3.00 0.667
0.071 6 2.00 0.500
0.068 7 1.30 0.231
0.059 8 1.10 0.091
0.129 50.00 0.980
Flow Frequency Analysis
- - Peaks - - Rank Return Prob
(CFS) Period
0.059 1 100.00 0.990
0.038 2 25.00 0.960
0.028 3 10.00 0.900
0.022 4 5.00 0.800
0.018 5 3.00 0.667
0.017 6 2.00 0.500
0.015 7 1.30 0.231
0.013 8 1.10 0.091
0.052 50.00 0.980
Retention /Detention Facility
Type of Facility: Infiltration Tank
Tank Diameter: 4.00 ft
'Trench Width: 8.00 ft
Tank Length: 45. ft
Effective Storage Depth: 3.50 ft
Stage 0 Elevation: 0.00 ft
Storage Volume: 745. cu. ft
Vertical Permeability: 20.00 min /in
Permeable Surfaces: Bottom
Riser Head: 3.50 ft
Riser Diameter: 12.00 inches
Number of orifices: 2
Full Head Pipe
Orifice # Height Diameter Discharge Diameter
(ft) (in) (CFS) (in)
1 0.00 0.70 0.025
2 2.60 1.10 0.033 4.0
Top Notch Weir: None
Outflow Rating Curve: None
Stage. Elevation Storage Discharge Percolation
(ft) (ft) (cu. ft) (ac -ft) (cfs) (cfs)
0.00 0.00 0. 0.000 0.000 0.00
0.01 0.01 1. 0.000 0.002 0.03
0.02 0.02 2. 0.000 0.002 0.03
0.03 0.03 3. 0.000 0.002 0.03
0.04 0.04 4. 0.000 0.003 0.03
0.05 0.05 5. 0.000 0.003 0.03
0.06 0.06 7. 0.000 0.003 0.03
0.16 0.16 17. 0.000 0.005 0.03
0.26 0.26 28. 0.001 0.007 0.03
0.36 0.36 73. 0.002 0.008 0.03
0.46 0.46 94. 0.002 0.009 0.03
0.56 0.56 116. 0.003 0.010 0.03
0.66 0.66 138. 0.003 0.011 0.03
0.76 0.76 160. 0.004 0.012 0.03
0.86 0.86 183. 0.004 0.012 0.03
0.96 0.96 206. 0.005 0.013 0.03
1.06 1.06 229. 0.005 0.014 0.03
1.16 1.16 252. 0.006 0.014 0.03
1.26 1.26 275. 0.006 0.015 0.03
1.36 1.36 299. 0.007 0.015 0.03
1.46 1.46 322. 0.007 0.016 0.03
1.56 1.56 345. 0.008 0.017 0.03
1.66 1.66 369. 0.008 0.017 0.03
1.76 1.76 392. 0.009 0.018 0.03
1.86 1.86 415. 0.010 0.018 0.03
1.96 1.96 439. 0.010 0.019 0.03
2.06 '2.06 462. 0.011. 0.019 0.03
2.16 2.16 484. 0.011 0.020 0.03
2.26 2.26 507. 0.012 0.020 0.03
2.36 2.36 529. 0.012 0.020 0.03
2.46 2.46 551. 0.013 0.021
2.56 2.56 573. 0.013 0.021
2.60 2.60 581. 0.013 0.021
2.61 2.61 584.. 0.013 0.022
2.62 2.62 586. 0.013 0.022
2.63 2.63 588. 0.013 0.024
2.65 2.65 592. 0.014 0.026
2.66 2.66 594. 0.014 0.028
2.67 2.67 596. 0.014 0.030
2.68 2.68 598. 0.014 0.031
2.69 2.69 600. 0.014 0.032
2.79 2.79 621. 0.014 0.037
2.89 2.89 641. 0.015 0.040
2.99 2.99 661. 0.015 0.044
3.09 3.09 680. 0.016 0.046
3.19 3.19 698. 0.016 0.049
3.29 3.29 715. 0.016 0.051
3.39 3.39 730. 0.017 0.054
3.49 3.49 744. 0.017 0.056
3.50 3.50 745. 0.017 0.056
3.60 3.60 745. 0.017 0.366
3.70 3.70 745. 0.017 0.931
3.80 3.80 745. 0.017 1.660
3.90 3.90 745. 0.017 2.460
4.00 4.00 745. 0.017 2.740
4.10 4.10 745. 0.017 3.000
4.20 4.20 745. 0.017 3.230
4.30 4.30 745. 0.017 3.450
4.40. 4.40 745. 0.017 3.660
4.50 4.50 745. 0.017 3.860
4.60 4.60 745. 0.017 4.040
4.70 4.70 745. 0.017 4.220
4.80 4.80 745. 0.017 4.390
4.90 4.90 745. 0.017 4.550
5.00 5.00 745. 0.017 4.710
5.10 5.10 745. 0.017 4.870
5.20 5.20 745. 0.017 5.010
5.30 5.30 745. 0.017 5.160
5.40 5.40 745. 0.017 5.300
5.50 5.50 745. 0.017 5.440
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
0.03
Hyd Inflow Outflow Peak Storage
Target Calc Stage Elev (Cu -Ft) (Ac -Ft)
1 0.14 * * * * * ** 0.11 3.52 3.52 745. 0.017
2 0.10 * * * * * ** 0.02 1.92 1.92 430. 0.010
3 0.09 0.03 0.02 2.34 2.34 524. 0.012
4 0.08 * * * * * ** 0.02 1.71 1.71 381. 0.009
5 0.07 * * * * * ** 0.02 1.97 1.97 442. 0.010
6 0.07 0.02 0.02 2.47 2.47 553. 0.013
7 0.07 * * * * * ** 0.01 0.72 0.72 152. 0.003
8 0.06 * * * * * ** 0.01 0.56 0.56 116. 0.003
714 i ., . �, t�`"x'' .. „ . .. ( . ,x,;: 4 ,.:77.7_,,,..;-_, - - ..,. s ''" _ :*i t. r
. PA�BLE 2 B EF�( BE S .S SOIL 1 YP AN CR . TY'ES
: -.M t'✓ YLwVO::-.� •1 ifw k.R�'.....'a {..K aL r.. .w. .. m‘..aSr:uw+.'. E ..(" ' ... ..-1,;... ,.; ......«k.L., } '>.1 .. t>e. >'t�H•.
SCS Soil Type
SCS
Hydrologic
Soil Group
KCRTS Soil
Group
Notes
Alderwood (AgB, AgC, AgD)
C
Till
Arents, Alderwood Material (AmB, AmC)
C
Till
Arents, Everett Material (An)
B
Outwash
1
Beausite (BeC, BeD, BeF)
C
Till
2
Bellingham (Bh)
D
Till
3
Briscot (Br)
D
TiII
3
Buckley (Bu)
D
Till
4
Earlmont (Ea)
D
1111
3
Edgewick (Ed)
C
Till
3
Everett (EvB, EvC, EvD, EwC)
NB
Outwash
1
Indianola (InC, InA, InD)
A
Outwash
1
Kitsap (KpB, KpC, KpD)
C
Till
Klaus (KsC)
C
Outwash
1
Neilton (NeC)
A
Outwash
1
Newberg (Ng)
B
1111
3
Nooksack (Nk)
C
Till
3
Norma (No)
D
Till
3
Orcas (Or)
D
Wetland
Oridia (Os)
D
Till
3
Ovall (OvC, OvD, OvF)
C
Till
2
Pilchuck (Pc)
C
Till
3
Puget (Pu)
D
Till
3
Puyallup (Py)
B
Till
3
Ragnar (RaC, RaD, RaC, gaE)
B
Outwash
1
Renton (Re)
D
Till
3
Salal (Sa)
C
Till
3
Sammamish (Sh)
D
Till
3
Seattle (Sk)
D
Wetland
Shalcar (Sm)
D
Till
3
$i (Sn)
C
Till
3
Snohomish (So, Sr)
D
Till
3
Sultan (Su)
C
Till
3
Tukwila (Tu)
D
Till
3
Woodinville (Wo)
D
1911
3
Notes:
1. Where outwash soils are saturated or underlain at shallow depth ( <5 feet) by glacial till, they should
be treated as till soils.
2. These are bedrock soils, but calibration of HSPF by King County DNR shows bedrock soils to have
similar hydrologic response to till soils.
3. These are alluvial soils, some of which are underlain by glacial till or have a seasonally high water
table. In the absence of detailed study, these soils should be treated as till soils.
4. Buckley soils are formed on the low- permeability Osceola mudflow. Hydrologic response is
assumed to be similar to that of till soils.
1998 Surface Water Design Manual
3.2.2 KCRTS/RUNOFF FILES METHOD — GENERATING TIME SERIES
3 - 25
9/1/98
LTU 44:ASSKJATIES, 1NC.,
. .
Vioitorga
M. $1tvO.PigWillor
Rolothl'ad■:4ortliwcsl
019 1' kfthu0 $
Sirtittp; A q81116
Dtar'Nir twIIi
July 23; 4Y)()4
tibjtotl tittteanionl ainduation and Runktwy
Jnitt-OodDriiertv4 Single-flirollY Itatitionotri
I 35xat !vinisAriarn Itcrad
tukwilii Wittlirt
Tukwila Pub& Works Penn Applioritn Nu. pW04-187
Jub Nu; 4417190
1
We bout completed a geoter.lnical nualustion tbr th runt* goki lit to trr'r Walt 411. 4 4. 4 g
tidal of the itittpostA juirrt 4tiyuo,suy tt.) svr■V tbu xiaglc-ifinttly roidenuti lif b buitl 4KI
atiVi0i4 Sitt. The driveway will be sibota 1:t0 rtNet 61 inping per trotri its
wdd end where it:pins fArttAdoan . 104 Wu uoderstana It* grodiag of ibf 174vIum wilt mitii re
141, to leaf of md with no fil) its north (411111 sidu, ant/ oft la aiuj lb 4
vl" 40 along the small (dovmhifi) the thilithvoy: i'to*Alood all> 14iet4'i
findings nf die sobatirrnue conditions of tbt Oft inJ 1.1Xtr teas>tittettin‘ltwiq 1 11, 11 4 .1.4 , 1 11 1, 1
9.9410*.deil erthe ro114rY $
SQIL rri:PNS.
Wo waited the site 011 July 19. 200 tit ol the svils uftjiflt.t, ih hitt, 'lie drsvevaty: 1-tesep
The SeiL9
exposed on the , :40.bank alukg tht iorth 4i4 ffIIt' kliivOrry i:onsaa about
i0?1 K.404 $likze KeflirQ !4)/tIohirOsiik!, M28
phone (425j 484-0134 - Part ,42p).488-2744
Itity 2A, 2604
StOrve lAtWilloeigebribilaNhithtS§st
1010/ti. dAttP6
Pa 2
12 'tido of brown+ 1tue. silly lino with fine z. uMcth t1qin p„ttjnily,
fine RI Modiurn IWO deposit, The tut4rlyine grovtliy, u1b amid durpsit it; Attoc tIrd
MII4fPcs4 att4h1e et
qCW10
lt.bekery by =biro is not en el/Oresund tetra/Ling Il u tuitir Ik .vaq.
:et IthOugh U roeltiey well eau provido stare: deorne +.4 remdisip tP1I ns N!rieti9,1 is to
serve rti! penteetive to retool weetliwirita:une rwsion pwoess w thc meth (soak 'behind ihe
roidieryi To achieve n,ritiisfosiury wehery wiIt, the curth Ion} behind We roizkers mem tit stotrlt?
1 1 0 if .41 txfilbb, [1:1 44041,1* tockely roast be colistruttod in t pitycr Atly
keep the dnriti beak behind ti stablevart besis‘
Th1 north,fivekery well aiundtc uphill side or ay: lifivooky to bunk, while the ih
ttaeq, W011 Along the downhill side of the Witte* *ill ate WI Niel(
owlesitlimetit. OW! design /Witte rockery inn Philo 1 (Ibr intffiz *34 hooky nod
und 21) or i.iAins fill euitonliweitt)ettiteltd herald.
CUT WOO
R.OcK4
.
g gge waycagy, tidy, rine to a:tedium sand deposit exposed 4.6; CIA ban* 4.1441& the italih side Ur
the driveway is :dense and was rueulti stable ter a leng,tctin ir 41 0: 4 i P*Wr
. 0.41010,1444:4 MGILL'O c:IiI11311 ftickeiy shook' pitteeed iiinthtk.t 1kT Eil
Lai & ASSOC1AT N
j
t
frply - 2i, '4004
Notihwest
144 40ti.NR.
04.
P111 plated to patio the driveway and to bc lined by auckary nittA,Ift 1 mittiereik with
001pin:a iJI 13 potatiappe with the rettnthnuoilatan pownitai tlit
Oln Oni;PtnOili 01*ItiCnittli ihe tpriltitif stoikio pb.41.404: rived .4Pw'n .Jp
4 firtivoodigtiabeti hewing spits, ft nikaptcdu tong-yam ptplolit): tlihll i Iwi u 1
ng4ory shOultl the be oVer then ettc batik u wItpot the r 4; to be
sottsonsieit tx t1.4 filiemitanturients filwaltitereiniotektii u:khrtoti umappui m veogi uiurift.
$T1Wriri.t. rig<
$thacturtil fill to b moil for watiirtg4bc4tivtheuyehottitli:ttattisi ttinat. tt dreitiittg.gitutuha
mils whit partiaca nth lar than fear irietata anti sltotthi 1 lid* of cr,tonivinn.i other thiricticto
sabnp4 skactigaira:op likr..v a tauftituth tin t within ..oe p -otrritthrth
wplswm motteat at the tituaof Oitteeptenh mptlitutt ! moisture emneut c teaks tangent h
1tisH tbat the eoil to be ooftwocteO to the 1110tes4 thy titrueiu, Mr a iiYurr UProfeNthrl.)
OW. :$tilti;tunil shnuid be.plt in lib tur 11 !Oft I iiOntOldiA "I 1.0°14 tlL Lb
1 ihotI1 b mit:5100d twat loast:1 .5 parecothge uf tho maxiiu a. tie) tlettsit ttottommtal by
AIR 01557 (Mbilifial FrOetiti
itesttiVAV TRiler:ClitS-AND SUMMADE
Ette iseywuy treticheS Air l'i1 ntxrtli vettrSt: St611's tau (At iffit. sOble.
stii14 Papab)n teptjecipg no althwohia bearing lant,nart) 01 kitLA 1.001) ca. anti
thouldbe free ofloosatilathbed soi/s standing wort:Nu:m.4 t fIKLacy pinpongtti gikenkinsr
sdits fl 1h611e, trenche Should be tiOntlitiettfti with 0 Nibiatthy eornintmir lo
rho lo troctiecy ta 1.otite tliaottbott tioa$, 1 etica■totivw.41 nu: ii l kvSAt.4
irenOtleAl Oikatl tit oven-exeuitittni : nod htioldhleti mitt, 2.1o k ,iputts 1 itt liktyt*i)
LIU tvt ASSOCIA iNC
hily 24i)4
$40e.pawilitilitehobitot North wo4
Job P9, 4A046
Pfte 4
fttebes be wide &lute? such *kilt aid Dtc,4:1 if thv ittyway etticti it at Ittfm itto16 thytti
baekbithe bate-course 4184 ger?.0!,
1 itAiN CON:MA
stinuici b InitI in ;lit koy*ily trotiniiv bohinti tht fiaoc ooir4so (.1111( anti
Ode 4w:ny lieft:4001 Egintniltilwer ilowirto lark : th e fupk.er,p Walls flie atiith 8iI Mould
:e011:4ig pritoWd. rgk EVC pipe 'of hikd. eee'etolesi A - 5 ; PiS
*.ftiocti in a *Or Of apa fitter Fattii, Mkt WILI:lifif Ca rite Jrt IIv tiuW he
ipti4 0'dt tile a storm wawa. or a saitabli at);,a#/wAtet Oiklbsid llffly •
kci�iy ItilATLOAL Aisa) connwpo
mc3 vtateciai tbr rockery conAntedop ahooki 121.ni. Wu* p'1r 4th3 ti*
t4ackg1. fieSIU#alagl sAVIT Thefoeial *ales Nheatd bcatgol> nmiguioattu 44, ramibla.
tbp al:auireetiep ai rockery s,huu10 rtglkhi+ tha SitiodittO fitMe LEAALNIELSisligiliritiF
di0 Assiiciathal ilia katicary ,Coraraator
r 'helot elelies should berstucked tIvAtly tipinat one tasother nin& 4 Krtwv4,11(ht
*nil* th�u1d Ito.elanlirti with slaraler soak li•om hid Ih. lii 41 mieniw
of the o.tak.ory should Pe tilted back at buttri siatiser dam 4VMI. hi ftrviet) wait 1.itaald
be.aeasLruebfai matt that the stoa cifb saccessivo ayuno pft1041 S.laap me: ffJ ittopolikd
two previatg course:
DUES WO( COUglit
flotin foek, epor* i eij 12 inch uS Thick herituutully utxt1 0.1 1 .1,i4 inert reek
§P6 .Nhould t» plexsed behind 111.0: awical ip IOW :14 qa;i1 cskairwt ol eta
1111 Sr, OSSOC,11A.TES, iM
I
Jul 2604
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6ornplgi8d. Ma: pups f tht=
tvithtiwatei' io b1ti 1)4
The riiates:uttiatIvair
lin rad itrn 4oil in
ICLOSME
Wg.ure rikasett pzybo-or!vielia,) ta Oki pitljuo Piwce, &4t1 i; you U4t ituus;iO4u,
TAIJ & ASS TES, INC,
Ntli1r4, vto
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3. S. (Jullnii) i in, Ph I). P L
( 'ensuithig iitolethilival i'ligiutr
APPENDIX D
STORM WATER FACILITIES. SUMMARY
WORKSHEET
ENGINEER
DEVELOPER
Name: Peter Paulsen
Name: Rehabitat NW Inc.
Firm: Penhallegon Associates Consulting
Engineers, Inc.
Firm:
Address: 750 Sixth Street South
Address: 5639 16 Ave SW
Kirkland, WA 98033
Seattle, WA 98106
Phone: 425- 827 -2014
Phone: 206 - 932 -7355
(
t
KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL
STORMWATER FACILITY SUNIlVIARY SHEET
Development Macadam Road Commercial Site
Location Tukwila, Washington
Date June, 2005
Developed Site: Acres 0.50
Number of lots 1
Number of detention facilities on site: Number of infiltration facilities on site:
ponds ponds
vaults vaults
tanks 1 tanks
Flow control provided in regional facility (give
location)
No flow control required Exemption number
Downstream Draina a Basins
Number & type of water quality facilities on site:
biofiltration swale (regular /wet/ or
continuous inflow ?)
combined detention/WQ pond
(WQ portion basic or large ?)
combined detention/wetvault
compost filter
filter strip
flow dispersion
landscape management plan
plate ?)
catch basin inserts: Manufacturer
pre - settling pond
sand filter (basic or large ?)
sand filter, linear (basic or large ?)
sand filter vault (basic or large ?)
stormwater wetland
wetpond (basic or large ?)
wetvault
farm management plan
oil/water separator (baffle or coalescing
1998 Surface Water Design Manual 9/1/98
1
' )
Manufacturer
KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL
pre - settling structure:
flow - splitter catchbasin
DESIGN INFORMATION
Water Quality design flow
Water Quality treated volume or
wetpond Vr
INDIVIDUAL BASIN
1
N/A
NOTE: Vb= Wetpool Volume
Vr = Volume of Runoff from Mean Annual Storm
9/1/98
2
1998 Surface Water Design Manual
• RECEIVED •
'FEB 22 2005'
o aP it ADMINISTRATIVE
CITY OF TUKWILA DESIGN
REVIEW
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA
98188
Telephone: (206) 431 -3670 FAX (206) 431-
3665
E -mail: tukplan 0 ci.tukwila.wa.us
APPLICATION
NAME OF PROJECT / DEVELOPMENT: 'oN7b'?--t Pt G- ZE1J KoME,s
LOCATION OF PROJECT/DEVELOPMENT: (Give street address or, if vacant, indicate
lot(s), block and subdivision, access street, and nearest intersection. LIST ALL 10 DIGIT PARCEL
NUMBERS.
I S539 M Pt - CAN PrM . c o K.w 11-k 2.69 1 320ooD 41
Quarter:■1 Section: ( Township: 23 Range:
(This information may be found on your tax statement.)
DEVELOPMENT COORDINATOR :
The individual who:
• has decision making authority on behalf of the applicant in meetings with City staff,
• has full responsibility for identifying and satisfying all relevant and sometimes overlapping development
standards, and
• is the primary contact with the City to whom all notices and reports will be sent.
Name: 0L111leK .? r— S�T E S�E� WI LLE`�
Address: 5G3R k(0 fit- SvJ St , WA lZ 1D to
Phone:
2.foG 3Ci 1 9 gr1 1 FAX: 'a 2oCo C 13 . 3 73S5
Date:
4 hos
06-
FOR STAFF USE ONLY Sierra Type P -BAR
Planner:
File Number: L 0t
_ c .71
Application Complete
(Date:
)
Project File Number:
Application Incomplete
(Date:
)
Other File Numbers:
• RECEIVED •
'FEB 22 2005'
o aP it ADMINISTRATIVE
CITY OF TUKWILA DESIGN
REVIEW
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA
98188
Telephone: (206) 431 -3670 FAX (206) 431-
3665
E -mail: tukplan 0 ci.tukwila.wa.us
APPLICATION
NAME OF PROJECT / DEVELOPMENT: 'oN7b'?--t Pt G- ZE1J KoME,s
LOCATION OF PROJECT/DEVELOPMENT: (Give street address or, if vacant, indicate
lot(s), block and subdivision, access street, and nearest intersection. LIST ALL 10 DIGIT PARCEL
NUMBERS.
I S539 M Pt - CAN PrM . c o K.w 11-k 2.69 1 320ooD 41
Quarter:■1 Section: ( Township: 23 Range:
(This information may be found on your tax statement.)
DEVELOPMENT COORDINATOR :
The individual who:
• has decision making authority on behalf of the applicant in meetings with City staff,
• has full responsibility for identifying and satisfying all relevant and sometimes overlapping development
standards, and
• is the primary contact with the City to whom all notices and reports will be sent.
Name: 0L111leK .? r— S�T E S�E� WI LLE`�
Address: 5G3R k(0 fit- SvJ St , WA lZ 1D to
Phone:
2.foG 3Ci 1 9 gr1 1 FAX: 'a 2oCo C 13 . 3 73S5
Date:
4 hos
06-
Check items
submitted
with
application
Information Required. May be waived in unusual cases, upon approval of both Public
Works and Planning
APPLICATION MATERIALS:
1. Application Checklist (1 copy) indicating items 'tted with application.
V
2. Completed Application Form and drawing (5 copies .._— Nri4V.v •'.- !\Nf• 1‘\/\ ''r
V
3. One set of all plans reduced to 8 1/2" by 11 ". One complete set of PMTs of the
final drawing set will be required prior to final approval.
V
4. Application Fee $400.
///A
5. SEPA Environmental Checklist if required (see SEPA Application Packet)
PUBLIC NOTICE MATERIALS:
NIA
6. If the project requires SEPA review a 4' x 4' public notice board will be required on
site within 14 days of the Department determining that a complete application has
been received (see SEPA Application).
PROPERTY INFORMATION:
V
7. Vicinity Map with site location.
sIs.& -<■0&
8. Document sewer and water availability if provided by other than the City of
Tukwila (for new construction only).
PROJECT DESCRIPTION AND ANALYSIS:
9. A written discussion of project consistency with decision criteria. (See
Application)
Nfrt
Volt s
MCW P'
10. Technical Information Report (TIR) including feasibility analysis per King County
Surface Water Design Manual (KCSWDM). For additional guidance contact Public
Works.
Os
11. Provide sensitive area studies as needed per Tukwila's Sensitive Areas Ordinance
(TMC 18.45).
•
•
7 005
COMPLETE APPLICATION CHECKLIST
The materials listed below must be submitted with your application unless specifically waived in
writing by the Public Works Department and the Department of Community Development. Please
contact each Department if you feel that certain items are not applicable to your project and should be
waived, or should be submitted at a later date for use at the public hearing (e.g. colored renderings).
Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS
MAY BE REQUIRED.
The initial application materials allow starting project review and vesting the applicant's rights.
However, they in no way limit the City's ability to require additional information as needed to
establish consistency with development standards.
City staff are available to answer questions about application materials at 206 - 431 -3670 (Department
of Community Development) and 206 - 433 -0179 (Department of Public Works).
Check items
submitted
with
application
Information Required May be waived in unusual cases, upon approval of both Public
Works and Planning
SITE PLAN.
/
12 (a) The site plan must include a graphic scale, north arrow and project name.
Maximum size 24" x 36 ".
✓
(b) Existing and proposed building footprints.
(c) Dash in required setback distances from all parcel lot lines.
(d) Fire access lanes and turn- arounds per Fire Department standards.
/
(e) Parking lots with dimensioned stalls and drive aisles.
/
(f) Loading and service areas.
t /
(g) Fences, rockeries and retaining walls with called out colors and materials.
NA
(h) Street furniture such as benches and bike racks.
V
(i) Pedestrian connections between the building entrance(s) and the
sidewalk /public street.
m N
(j) In MDR and HDR zones provide a development coverage calculation
(maximum 50 %).
(k) Show all existing and proposed easements.
LANDSCAPE PLAN:
✓
13 (a) If the landscaping will be altered or the existing landscaping does not meet
current standards (TMC 18.52) provide a landscape planting plan by a Washington
State licensed landscape architect. One set of all plans and analyses shall have an
original Washington State registered Landscape Architect stamp and signature. Plans
must include the type, quantity, spacing and location of all plantings. Maximum size
24" x 36 ".
(b) Show all existing trees to be retained and any tree protection measures
required (for example fencing at drip line).
SENSITIVE AREAS PLAN (If the project will affect any sensitive areas):
4
14 (a) Location of all sensitive areas (e.g. streams, wetlands, slopes over 20 %, coal
mine areas and important geological and archaeological sites). For stream frontage
provide existing and proposed top of stream bank, stream bank toe, stream mean high
water mark, and base flood elevation (i.e., 100 yr. flood). Maximum size 24" x 36 ".
N 1 P.
(b) Location of all required sensitive area buffers, setbacks tracts and protection
measures.
N I k
(c) Show all trees over 4" caliper, indicating those to be retained.
N I.P.`
(d) Existing and proposed building footprints.
CIVIL PLANS (If utility or site work is proposed):
15 (a) One set of all civil plans and analyses shall be stamped, signed and dated by a
licensed professional engineer. Include a graphic scale and north arrow. Maximum
size 24" x 36 ".
(b) Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion
Check items
submitted
with
application
Information Required. May be waived in unusual cases, upon approval of both Public
Works and Planning
calculations to NGVD 1929, if in a flood zone or flood -prone area.
(c) Existing (dashed) and proposed (solid) topography at 2' intervals.
(d) Total expected cut and fill.
(e) Existing and proposed utility easements and improvements, on site and in
street (water, sewer, power, natural gas, telephone, cable). Schematic designs to be
provided regardless of purveyor (e.g. site line size, location, and size of public main).
No capacity calcs, invert depth, valve locations or the like are needed.
(f) Storm drainage design at least 90% complete, which meets the TIR and
KCSWDM. Include all storm drainage maintenance access and safety features. Call
out total existing and proposed impervious surface in square feet.
(g) Locate the nearest existing hydrant and all proposed hydrants.
(h) Show the 100 yr. flood plain boundary and elevation as shown on FEMA
maps.
(i) Plan, profile and cross - section for any right -of -way improvements.
(j) Show planned access to buildings, driveways, fire access lanes and turn-
arounds.
OTHER:
16. Dimensioned and scalable building elevations with keyed colors and materials.
Show mechanical equipment and /or any proposed screening. Maximum size 24" x
36 ".
17. Color and materials board accurately representing the proposed project.
18. A rendering is optional. If submitted it must accurately show the project and be
from a realistic perspective (5 to 6 feet above the sidewalk).
19. Luminaire plan including location and type of street and site lighting if any
changes to the existing fixtures are proposed. Include proposed fixture cut sheets, site
light levels (foot - candles), and measures to shield adjacent properties from glare.
20. All existing and proposed signage with sign designs and locations.
STATE OF WASHINGTON
SUBSCRIBED AND SWORN TO BEFORE
to o, 1 • I,,
residing a
1 •
CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431-3670 FAX (206) 431 -3665
E -mail: tukplan(h?ci.tukwila.wa.us
AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS
PERMISSION TO ENTER PROPERTY
ss
COUNTY OFFING
The undersigned being duly sworn and upon oath states as follows:
I . 1 am the current owner of the property which is the subject of this application.
2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge.
3. The application is being submitted with my knowledge and consent.
4. Owner grants the City, its employees, agents, engineers, contractors or ottjgr representatives the right to enter upon Owner's real property,
located at f 353 MACAg R.-3
for the purpose of application review, for the limited time necessary to complete that purpose.
5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's
entry upon the property, unless the loss or damage is the result of the sole negligence of the City.
6. The City shall, at its discretion , cancel the application without refund of fees, if the applicant does not respond to specific requests for items
on the "Complete Application Checklist' within ninety (90) days.
7. Non - responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of
fees.
EXECUTED at r _LI. )1 1 d (city), VOA (state), on 2 of FEZ
CD L1U C
(Print Name) 3sR Ne_
(Address)
'2 - 4 ° t GR°ll
On this day personally appeared before me Q\ 'J � \U �� ' to me known to be the individual who executed the
foregoing instrument and acknowledged that he/she signed the same as his /her voluntary act and deed for the uses and purposes mentioned
therein.
EO THIS D OF _ ' • ■ A 1
e i& _
U' 4; C i an d 1 r `- , ` ; te%f Washington '
• . 4
C ) - ```b
r-
RECEIVE/3
'FEB 22 2005
DE
1
Parcel # 2613200049
Address; 13534 Macadam Rd. S.
Zoned Commercial /Light Industrial
Design Review Narrative
We are proposing a Convalescent Home facility.
Because the lot adjoins single family residential lots, we chose a structure that would
most closely resemble a large single family home and best blend in with the
neighborhood.
The building will house 6 residents on the top floor and a care giver residence on the 1St.
All materials will be standard residential in nature. No commercial grade finishes.
Roofing - a 30 year high definition asphalt shingle from Elk, color brown
Siding - Dutch lap vinyl siding, color beige
Windows - Vinyl sliding and single hung windows from Jeldwen, color white
Walkways - Poured concrete with brushed finish.
Decks - Stained cedar
Landscaping - Architect's design attached
Driveways - Paved asphalt
Parking
Tukwila Municipal Code 18.56.050 - The minimum number of off - street parking spaces
for the listed uses shall be as shown in Figure 18 -7.
A boarding home for up to 40 residents requires a minimum of 10 parking spaces. We
are proposing a maximum of 12 residents between two structures and have provided
10 spaces. These spaces will be split between the two buildings and will more than
adequately accommodate the potential total residents.
13534 Design Review Narrative
9
o
9
T.O. Ridge Line
fo
T.O. Top Plate
io
°
T.O. Subfloor
T.O. Top Plate
° T.O. Subfloor
T.O. Foundation Wall
° T.O. Footing
�421110 Proposed New Roof w/ 25 -year
i11 11 Composite Shingles over 7/16"
■A7 OSB over 15# Felt over Stick- Framed I■4
1■LJ.IQt ■I `+ Trusses @ 24" O.C. �1 ± �� ■11.-
y0. ■1mma!1 !Inl��l ■�� ■1 ■In ��.
4-inch Vinyl Siding
Existing Roof w/
Composite Shingles
4 Pou ed Concrete —
Slab on Grade over =
4" G anular Fit
6x12
I BR
Proposed New Roof w/ 25-year
Composite Shingles over 7/16"
OSB over 15# Felt over Pre -
Engineered Trusses @ 24" O.C.
New
=4 -inch Vinyl Siding (New over 7# -
=Vapor Barrier over 7/16" OSB
—over 2x6 studs @ 16" O.C. over —
=R -19 over 1/2" GWB. Typ @ Ext =
=Walls UNO
Continuous Footing (Proposed)
New
Existing
Existing Roof w/
Composite Shingles
Existing
B
Poured Concrete
Patio (Existing)
Finish Grade
Continuous Footing (Existing)
cyst C levrit on
Existing Rockery
Retaining Wall
T.O. Ridge Line
0
T.O. Top Plate
_ (V
Finish Grade
T.O. Subfloor
Lam' -
T.O. Top Plate
T.O. Subfloor� °_
T.O. Foundation Wall
9
ih
9
T.O. Footing
E0
- N:6 Ridge Line
T.O. Top Plate
T.O. Subfloor
T.O. Top Plate
0
T.O. Subfloor
_ _ _
T.O. Footing
4x12
,Existing
BR
Existing
New, .
New, .
12
East E0evatiot,
BR
JA
(Ack1W
6x12
25-year Composite Shingles over 15# Building Felt
over 7/16" OSB over Pre-Engineered Trusses @
24" O.C. over R-30 Insulation over 5/8" GWB. Typ
@ Proposed New Roof UNO.
Final Grade
T.O. Ridge Lin
176
— -
T.O. Top Plate
0
T.O. Subfloor
— - _
T.O. Top Plate
to
T.O. Subfloor
T.O. Footing
0
kr
9
9
T.O. Ridge Line
T.O. Top Plate
TO. Subfloor
T.O. Top Plate
2 Cantilever
0
Subfloor
9
Final Grade
0 -
en t‘?
T.O. Footing
New
Existing
4" Vinyl Dutch B
La. Sidin
I Wei lib
—Lr■++++
PAO I I •
ibute.
IVO
12
BR
11
4 Vinyl Dutch
Lap Siding
4" Vinyl Dutch
Lap Siding
BR
BR
New Existing .,
North Bevatoon
12
4 Vinyl Dutch -
Lap Siding
25-year Composite Shingles
over 7/16" OSB over 154 Felt
over Pre-Engineered Trusses
@ 24" O.C. over R-30 Ceiling
Insulation
4' Vinyl Dutch
Lap Siding
Li
4" Poured Concrete
Slab on Grade over
4" Granular Fill
T.O. Ridge Line
T.O. Top Plate
9
0
T.O. Subfloor
T.O. Top Plate
Existing Rockery.
Retaining Wall '7
9
T.O. Subfloor
9
9
T.O. Footing_ t•.,
T.O. Ridge Line
T.O. Top Plate
b
° T.O. Subfloor
T.O. Top Plate
to
T.O. Subfloor
Existing Rockery
Wall'.
6x12
BR
4 -inch Dutch La
inyl Siding
1L_
•
- Existing
BR
Existing Foundation
Existing
New .-
Stairway and
Handrail Built
per IBC.
3 Risers
@7.5 "EA
New
South aav it on
/
6" High Railing w/ 2" x 7'
spindles spaced to not
allow the passage of a
4" sphere per IBC.
Built over
Existing Deck
4 -inch Siding (New) over 7# Vapor
Barrier over 7/16" OSB over 2x6
studs @ 16" O.C. over R -19 over
=1/2" GWB. Typ @ Ext Walls UNO
f
BR
1
Continuous Footing (Proposed)
Proposed New Roof w/ 25 -year
Composite Shingles over 7/16"
OSB over 15# Felt over Pre -
Engineered Trusses @ 24' O.C.
fl
r
6x12
Finish Grade
T.O. Ridge Line
T.O. Top Plate
to
to
to
T.O. Subfloor ° b
T.O. Top Plate
is
T.O. Subfloor
2613200176
2673200174
2613200046
2613200050
2613200182 2613200031
2613200051
2613200027
2613200055
2613200049
0
2613200047
2613200048
2613200032
2613200021
2613200025
2813200029
2613200026
5673000010
2613200028
5673000175
26132001
t _ 2673200178
2613200183
IC) 2001 King County
2673200084
2673200179
613200175
2613200045
2613200169
2673206066
2613
2613200172
173
261 3200181
2613200042
2613200177
2613200043
R E C E
FEB 22 00
COMMl1WITY
2616600035
5673000030
«IO 039mi
2616600030
,Z 2616600072
2616600071
5673000125
5673000135
5673000145
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BEDROOM
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13'9'
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RITTIN/'. ROOM
PINING ROOM
0'-0 4?
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1a -3 1?
5'/ 4 4_•_
RAMS r Rnn53
RFORn0M.2.
14/ SF
14' -11 1?
RFO, OOM Ml
0 5F
� •a' -0'
1 53 t?
Macadam Rd.
55'-0'
Tukwila Boarding Home
Lower Floor Plan
RECEIVED
FEB 2 2 2005
COMMUNITY
DEVELOPMENT
Macadam Rd.
55'-0'
Tukwila Boarding Home
Upper Floor Plan
sa?
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PARCEL NUMBER:
PAM[84 2E5200040
LEGAL DESCRIPTION:
THAT IMO 6 W 14 ROMA OAKEN 10441; ACCORDED 10 ME PUT
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TI M OO(OOMD SO TI ESIDE.r MAUL 10 ME MOODIEST 001S111M Or
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TIM SODDEA4EDLr A{O61 SAD MM101 0.40 REM
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REHA ITAT ORTHWEST INC
CADAM ROAD COMMERCIAL SITE
STOM DRAINAGE
PORTION OF: NE 1/4 OF SECTION 15, T. 23 N., R. 4 E., W.M.
VICINITY MAP
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PAD Engineering
Planning
Surveying
Penhallegon Associates Consulting Engineers, Inc.
750 SIXTH STREET KIRKIAND. WA 98033 (425) 827 -2014
SMARM PERMIT
ITEETUIREIT ROW
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ING Or4I40N
SHEET INDEX:
COVER SHEET
C1 STORY DRAINAGE PLAN
C2 STOW DRAINAGE NOTES & DETAILS
OWNER:
1 WY' DO S
TUKWILA MEE ( .SE-�
ENGINEER:
PHDWIE001 ASSOCIATES 009*LVIE
750 MI STREET SOUOI
MUM *9014101 10033
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SURVEYOR:
FOX 00885 61611E1016 11A11961
15255 5161.0061 OLIO. 911E 4-41
109.111. WA 00105
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TUKWILA, WASH. 98188
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SCALE: 1" =10'
DRAWN BY: SPD
Rehabitat Northwest, Inc. - (206) 932 -7355
Tukwila Convalescent Home - Tukwila, WA
APPROVED
DATE: October 0T, 2005
REVISED
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Tukwila Convalescent Home - Tukwila, WA
SCALE 1N' • 1'
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DATE Octubw0,.
REVISED
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Tukwila Convalescent Home - Tukwila, WA
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REVISED
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Tukwila Convalescent Home - Tukwila, WA
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REVISED
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Tukwila Convalescent Home
Upper Floor Plan
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Bd : fd
10 1?
Macadam Rd.
F Fromdna Nolen
1. W1tten D'mlensions take precedence over Scaled D6nensioes.
2 All Headers to be 4x10 D.F. #1 Unless Noted Otherwise (UNO).
3. Bottom of Headers to be 68' this Floor UNO.
4. All Exterior Walls to be 2x8 w/ R-21 insulation UNO.
5. All Frame Nailing to salisy IBC Block all Plywood edges and nail
vAth 10D at 6' O.C. Typical all Exterior Walls.
8. Provide Double Joists or Blocking where Partitions max above.
7. Provide Solid Blocking over Supports.
8. Plate Height to be Cr this Floor UNO.
9. Rreblocldtg at all Piano g Penetrations. Penetrations between
floors shall comply with 2 -hour separation requirements.
■
Lower Floor Plea
Occu anccy: R-3
10. All Storage and Spaces under Staircases to
be Fedshed with Mr G.W.B.
110 Denotes Solid Bearing under Concentrated
Loads. Use (2) 2x4 at 4' Wafts UNO.
12 Finish all Ceilings with 12' G.W.B. UNO.
13. At Garage use 518' Typer G.W.B. at all Common
Walls and Ceilings, wrap all Posts and Beams.
14. Provide 28 -Gauge Galvanized Sheet Metal Flashing
Windows and Doors. (Typ) Lap Bolding Paper over.
15. Smoke Detectors Nttercomacted 110V wf Battery
18 Fasten Molt am 2x Beams per IBC.
17. Upper Floor Framing to be 91/r IWist at 18' O.C.
UNO Plan shows dkedion.
Living
18. Ali Egress Doors shall be built per IBC Section 1003.3.1.
above 19. All voids 10 be Fire/Draft Blocked per IBC.
20. Install Water Heater per 1987 NAECA See Sheet 1 Project from Duped
per t99111112B. 4006 Z.K.G.
21. Upper Floor shall meet miu4nun dearanoes for al sinks & Grab Bar
Locations. See Sheet AT for Betels.
WWI 21. Install 2-way Communications Svstemper IBC In all Bedrooms & Bathrooms.
Macadam Rd.
paw
Manufacturer's specs per IBC.
24. Provide Continuous Handrail at all Stabs a min. of 1 1/7 from wall.
25. Note all areas to be ealklpped wllh Airtime= Spridder Systems per BC
Sed on 903.
28. Al Bathrooms. Shelves. Closets. Cowden, and Sinks for Upper Floor only
shall comply nth ADA Requkeinents. See A7 for betels.
Total SF: 4189 SF
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:a=
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Lower Floor 1885 SF
EMstingt 988 SF
New Living Space: 149
Covered porch: 248 SF
Garage: 502 SF
Upper Floor 2304 SF
Existing; 1145SF
Now 1159
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Tukwila Convalescent Home
Upper Floor Plan
• .: t:h . LCI not for vlrheelchai
Bd : fd
10 1?
Macadam Rd.
F Fromdna Nolen
1. W1tten D'mlensions take precedence over Scaled D6nensioes.
2 All Headers to be 4x10 D.F. #1 Unless Noted Otherwise (UNO).
3. Bottom of Headers to be 68' this Floor UNO.
4. All Exterior Walls to be 2x8 w/ R-21 insulation UNO.
5. All Frame Nailing to salisy IBC Block all Plywood edges and nail
vAth 10D at 6' O.C. Typical all Exterior Walls.
8. Provide Double Joists or Blocking where Partitions max above.
7. Provide Solid Blocking over Supports.
8. Plate Height to be Cr this Floor UNO.
9. Rreblocldtg at all Piano g Penetrations. Penetrations between
floors shall comply with 2 -hour separation requirements.
■
Lower Floor Plea
Occu anccy: R-3
10. All Storage and Spaces under Staircases to
be Fedshed with Mr G.W.B.
110 Denotes Solid Bearing under Concentrated
Loads. Use (2) 2x4 at 4' Wafts UNO.
12 Finish all Ceilings with 12' G.W.B. UNO.
13. At Garage use 518' Typer G.W.B. at all Common
Walls and Ceilings, wrap all Posts and Beams.
14. Provide 28 -Gauge Galvanized Sheet Metal Flashing
Windows and Doors. (Typ) Lap Bolding Paper over.
15. Smoke Detectors Nttercomacted 110V wf Battery
18 Fasten Molt am 2x Beams per IBC.
17. Upper Floor Framing to be 91/r IWist at 18' O.C.
UNO Plan shows dkedion.
Living
18. Ali Egress Doors shall be built per IBC Section 1003.3.1.
above 19. All voids 10 be Fire/Draft Blocked per IBC.
20. Install Water Heater per 1987 NAECA See Sheet 1 Project from Duped
per t99111112B. 4006 Z.K.G.
21. Upper Floor shall meet miu4nun dearanoes for al sinks & Grab Bar
Locations. See Sheet AT for Betels.
WWI 21. Install 2-way Communications Svstemper IBC In all Bedrooms & Bathrooms.
Macadam Rd.
paw
Manufacturer's specs per IBC.
24. Provide Continuous Handrail at all Stabs a min. of 1 1/7 from wall.
25. Note all areas to be ealklpped wllh Airtime= Spridder Systems per BC
Sed on 903.
28. Al Bathrooms. Shelves. Closets. Cowden, and Sinks for Upper Floor only
shall comply nth ADA Requkeinents. See A7 for betels.
Total SF: 4189 SF
tcl
kij
N
C1RRECTIOb
:a=
Arsik$mmoqt
Lower Floor 1885 SF
EMstingt 988 SF
New Living Space: 149
Covered porch: 248 SF
Garage: 502 SF
Upper Floor 2304 SF
Existing; 1145SF
Now 1159
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AVGLFVALUE
GLAZING %.
1 7x00 PATIO DOOR
I
1
7x00 SLIDER
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1
I =48 S910LE HUNG
11
11
II
1 46148 SLIDER
PRODUCT CODE
TOTAL UNALUE /
TOTAL GUI2943 SF
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U.VALUE
WINDOW
TOTALS
TOTALS
I_ I 2
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1 1
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3
12 I
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4
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Rehabitat
Tukwila
n
Inc. - (206) 932 -7355
-cart Home - Tukwila, WA
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APPROVED
DATE: F40nnry 28.2008
REVISED
DRAWNGS 20044)OS
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Rehabitat Northwest, Inc. - (206) 932 -7355
Tukwila Convalescent Home - Tukwila, WA
SCALE 1I4 T
DRAWN BY: SAD
APPROVED
DATE F4bwY2342008
REVISED
DRAWINGS 2004-003
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1 1642 MIN
1 1842
1 1642 MEN
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11
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EACH FACE
Nr MIN
1118'
MN
84' MIN
Ur MIN
SHEATHING
LNG
mor (pare 3)
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BOTTOM RATE TO
8UO3 OR JOIST
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for ANCHOR BOLTS
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61r ANCHOR BOLTS
Ta os
fir ANCHOR 8008
2-8' 0.C.
dr ANCHOR BOLTS
0
dr ANCHOR BOLTS
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(NOTES 7 8 9)
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(NOTE 7)
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FDN SHEAR WALL,
SHEAR WALL SCHEDULE,
& GENERAL NOTES
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PROJECT:
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TUKWILA CONVALESCENT HOME
REHABITAT NORTHWEST
WANG ENGINEERING, INC.
14735 168TH AVE. NE.
WOODINVILLE, WA. 98072
TEL/FAX (425)4e9-0927
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UPPER FLOOR FRAMING,
MAIN SHEAR WALL PLAN
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PROJECT:
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TUKWILA CONVALESCENT HOME
REHABITAT NORTHWEST
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WANG ENGINEERING, INC.
14735 168TH AVE. NE.
WOODINVILLE, WA. 98072
TEL/FAX: (425)489-0927
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STRUCTURAL ROOF FRAMING &
UPPER FLOOR SHEAR WALL
PLAN SHEET
TUKWILA CONVALESCENT HOME
REHABITAT NORTHWEST
WANG ENGINEERING, INC.
14735 168TH AVE. NE.
WOODINVILLE, WA. 98072
TEL/FAX. (425)489-0927
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STRUCTURAL DETAILS
SHEET
TUKWILA CONVALESCENT HOME
REHABITAT NORTHWEST
WANG ENGINEERING, INC.
14735 168TH AVE. NE.
WOODINVILLE, WA. 98072
TEUFAX: (425)489-0927 f
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REHABITAT NORTHWEST
13534 S. MACADAM ROAD TUKWILA, WA 98168 -6205
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REHABITAT NORTHWEST
13534 S. MACADAM ROAD TUKWILA, WA 98168 -6205
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PROPOeED DRIVEIWY
PROPERTY LIE
PROPERTY LINE
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PARKING
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SEC 97121
FERMICENTFA
Beers I Withinpton
MCICECIME
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P Box 64271
17-460 -7672 1A6'198464
approved by:
Drawl by:
SHEET:
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Irrigation
Plan
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Backllow Assembly Detail
Manual Drain Valve Detail
Sprinkler Swing Joint Detail
4
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82/8,01118. pals
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Point Of Connection Detail
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Remote Control Valve Detail
Automatic Controller Detail
Eauin ment Legend
Project Notes:
ve Schedule
1. Irrigation earl a.esi02 plea bad r S /1• s 1/1• water
alter with 52.0 lbe. p./ .1.11. water presser., ins
to .1.10r gaol.. 1. 11.1.11.11...
2. All .0alust to be 11.0.11.1 per Coda ad the Clip
.t T.k.11a .aelfiatiea. Installer to be r..ponalble
for r.0nired remit..
S. All aader0roaad wil1 be lee.t.d prior le .p
site exa.at /on. Call 1- 500 - 112 -S3SS.
O5O
4. The Installer .1.11 be respoesible for keeping lb. .act
Ins th
tall ..cords ter lb. creation .f e A.- bs111
drawing.
s. ....Ia. a1• .l.i.a a..r 0.. 0b. et. Its. .sa wiring
and 11. ter all lateral piping.
1. 2.81 tree materiels aba11 be mud to baekf111 01 tr.nrl.a
.d the bedding .t plpia. All 717100 10.11 be ...Puled.
232 deonilr ter lsadaosplat. SS* for .1..1100.
T. Splice of unreel wires .bail be within valve boxes onI7.
wing IN -O0T .lect.Ical pliee kits. 7r..ta. a 22
loo fox .11 wiring inside each valve 500. All car. yellow
Tres .ball be visible lesil each control ale* box. D.
n et splice lb. glued wire between the matron., l .alas.
S. All valve boxes .M11 be enure sad flub .it► the f 1.111
g rad..
0. T. A eatr.11.r eraw to spar. 2.11w wires, to valve be.
Al. pre. 8 controller 4w I. boxes Il. 82 a 22.
IS. latall 1 grate. al Il. on in 11... with .11
Ieest/ons recorded low pedal. on A. -1.111 na.
11. All .pigneet I. be 1 as per detail. and I
.p..It/ati.a.
Beers 1 Withington
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6o-767 WA 98464
Irrigation
Details
Approved by. LW
Dlarm by: AC
SHEET:
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