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HomeMy WebLinkAboutPermit L05-015 - RUTLEDGE WILLIAM - TUKWILA STATION MIXED USE DESIGN REVIEWTUKWILA STATION SEPA E05 -003 RELATED: L05 -014, L05 -015 TUKWILA STATION MINOR MOD L05 -015 RELATED: E05 -003, L05 -014 November 6, 2006 Marc Gleason McGranahan Architects 2111 Pacific Suite 100 Tacoma WA 98402 Re: Minor modification decision for Tukwila Townhomes mixed use project. File Number L05 -015 Dear Marc: Based upon the plans and information submitted in connection with your request for minor modification of the Board of Architectural Review (BAR) approval, I hereby approve the proposed changes subject to the original BAR conditions and some additional conditions listed at the end of this letter. BACKGROUND City of Tukwila A Notice of Decision dated April 29, 2006, was issued approving a mixed use multi- family residential project with approximately 291 multifamily units and 5000 square feet of retail space. The project had a lower level of parking with five stories of residential development above parking, in three separate buildings. The City of Tukwila and Pacific Commercial Properties also entered into a Development Agreement along with a Property Exchange Agreement Further, the City received a letter dated June 17, 2006, from the property owner at that time, Stuart McLeod, authorizing Fountain Park LLC to take over any and all environmental, land use and building permits. The letter also authorized Fountain Park LLC to enter into and execute a Development Agreement and Property Exchange Agreement with the City. The City Council approved the Development Agreement and the Property Exchange Agreement with Fountain Park LLC on August 7, 2006. The City received your request for minor modification to the approved design on July 7, 2006. The plans reflecting the revised design and the letter addressing the City's design review comments was received on September 25, 2006. The revised sheets reflecting the changes to the residential main entry were received on October 24, 2006. Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director Q:\HOME \minnie\Design Review \L05 -015- Tukwila Station mixed -use project -minor modificaiton- APPROVAL.docPage 1 of 6 6300 Southcenter Boulevard. Suite #100 • Tukwila. Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206- 431 -3665 COMPARISON OF THE PROPOSED MODIFICATIONS TO THE ORIGINAL APPROVED DESIGN 1. Site Plan Fountain Park's is proposing a mixed use multifamily residential development with parking underneath the building, similar to the previously approved project. The unit mix and 3 building arrangement are also similar to the approved project. There are no significant changes to the site layout. The setbacks from property line are similar to the previous proposal. There are two access driveways along Longacres Way. The east driveway shall be entrance only as in the previous proposal to address sight distance concerns. The play area in the open space along the north side has been converted to a sports court. The trash enclosure has been moved to meet the setback requirements, which was one of the conditions of the previous approval. The residential units open onto a common deck level as in the previous design. A portion of the retail area along the west side has been moved closer to Longacres Way to obtain more visibility from the street. The pedestrian connection from the site to the train station and the crosswalk has been moved to the west to better align with the main entrance to the residential units. The common facilities located in the Building -1 open out into the common plaza above the retail space. Parking layout is similar to the previous design and the minimum parking requirements are met. Density for phase 1 and 2 is similar to the previous proposal and is less then 65 dwelling units per acre allowed. The proposal meets the open space requirements of 200 sq ft per dwelling unit. The proposal also meets the minimum parking requirements for both phase 1 and phase 2. 2. Building Design a) Building layout: The three building arrangement with parking underneath the deck level and five stories of residential development is similar to the previous approved design. The number of units has increased from 291 to 294. The previous design had the following square footage and the number of units: Building 1 had 66,112 sq ft and 60 units; Building 2 had 128,886 sq ft and 120 units; Building 3 had 125,247 sq. ft. and 111 units. The revised proposal has the following features: Building 1 has 74,080 sq ft and 67 units; Building 2 has 129,960 sq. ft. and 120 units; Building 3 has 115,500 sq. ft. and 107 units. Q:\HOME \minnie\Design Review \L05 -015- Tukwila Station mixed -use project -minor modificaiton- APPROVAL.docPage 2 of 6 b) Materials and Colors: The building design includes a variety of materials and colors to add interest and break up the mass of the proposed building. The concept of the materials and colors is similar to the previous design, although, the some of the proposed materials and colors have changed. The proposed building surfaces include cementitious lap and panel siding as well as brick and concrete at the base. Stucco is no longer proposed and a new color (blue) is introduced. The concept that the north and south buildings will have similar color scheme and the middle building will have different but complementary colors to help break up the huge scale of the overall project is still carried forward in the revised design. c) Modulation: The revised design includes vertical modulation. Some horizontal modulation is provided however it is less than the previous design. The horizontal modulation in the previous design was achieved by having different units stacked on top of each other at different levels. The applicant has proposed a trellis at the deck level in lieu of the horizontal modulation, which will help provide transition from private to semi private to public open space at the deck level. The previous design had covered balconies as a design feature. The architect has stated that they did not use covered balconies as a design feature due to moisture penetration concerns. The applicant has stated that prior to building permit submittal they may look into removing some of the arbor /trellis elements and may consider the use of wrought iron or concrete fencing and walls in lieu of what is shown at the deck level. The previous design included a barrel vault roof elements to add interest to the flat roof. Also, it included a coping element to provide an interesting roof line. The revised design does not include a coping element, which the architect has stated works with a more traditional design and the revised design strives to attain a more contemporary architectural style. Instead he has proposed an eye- brow /trellis feature interspersed on some of the buildings. Further, some of the top level units are setback a couple of feet on a few buildings to provide some horizontal modulation and to add interest to the roof line. Also, some units that include a mezzanine level are extended above the roof line as tower elements. d) Garage openings: The revised design uses metal grill in the garage openings for security reasons, which was not a design element in the previous approved design. Also, the revised design includes green screens which are metal grills that will be used to grow vines. Trellises are proposed above the garage entrances to highlight and distinguish those openings from other areas. Q:\HOME \minnie\Design Review \L05 -015- Tukwila Station mixed -use project -minor modificaiton- APPROVAL.docPage 3 of 6 e) Facade along Longacres Way: The facade along Longacres Way includes retail at the ground level. Some of the retail on the west side has been moved closer to the street to provide more visibility. There is a common balcony provided above the first story retail. Also, another private balcony for residential units is provided above the residential entrance lobby. The previous design only included balcony above the two story residential lobby, but not above the retail space. The canopy above the retail storefront is proposed at 10 feet instead of 7 feet. This eliminates clerestory windows above the canopy. The tenant signage is proposed as individual letters attached to the top of the canopy. Brick is proposed for the retail and residential lobby. A larger canopy at the first floor level is provided along the residential lobby, which will provide cover from inclement weather. The eyebrow /trellis feature, which is provided at fifth floor level, is also provided at the second floor level on the lobby tower to better tie in the residential areas. 3. Landscaping The concept of the landscape design has been changed from a more formal and symmetrical planting pattern to more curvilinear planting pattern at the deck level. The amount of proposed landscaping is similar to the previous approved design. The landscape plan shows a grouping of different plants that will be used for different areas and specific plants will be selected from that group. The landscaping plan that will be submitted as part of the building permit submittal shall include specific plant information for each area. The perimeter landscaping along the west property line has been changed to consist of shrubs along the entire perimeter with trees planted in large parking lot islands. Further, the location of foundation landscaping is alternated with the location of landscaping islands to provide landscaping along the entire western side of the building. The landscaping along the Longacres Way is proposed in keeping with the previous approved design such that the trees are located along the street between the sidewalk and the pavement. There is some concern expressed by the landscape architect about the long term sustainability of growing trees in a four foot landscaping strip. As an alternate the city would consider the applicant to provide a 10 foot sidewalk with tree grates instead of the current 8 feet sidewalk with a separate landscaping strip. The applicant shall submit the revised design as part of the building permit application. Also, a plaza, outdoor seating and container plants have been incorporated in the design similar to the previous approved design. The proposed sports court, which is shown on the site plan, shall be incorporated into the landscape plan, prior to the building permit submittal. Further, the site plan shows green screen along the garage and a lot of trellis /arbor structures at the deck level. The landscaping plan shall include appropriate plant materials /vines in those locations that have green screens and trellis /arbor structures. Q:\HOME \minnie\Design Review \L05 -015- Tukwila Station mixed -use project -minor modificaiton- APPROVAL.docPage 4 of 6 4. Miscellaneous Structures Overall the design of the miscellaneous structures and site furnishings shall be consistent with the architectural concept and the landscape design. The applicant shall provide detailed specifications of the site furnishings including light fixtures and benches at the time of the building permit. The retail tenant signage is proposed as individual letters attached to the top of the canopy. The signage for the complex has not been finalized at this time. The proposed signs shall meet all sign code requirements and shall be consistent with the architecture of the building. Mechanical equipment will be screened with raised parapet walls similar to the previous approved design. The lighting plan shall be submitted as part of the building permit to ensure the proposed project provides adequate lighting levels. DECISION The proposed revisions to the approved design are considered minor modifications as permitted under 18.60.030 (E). This request for minor modification to the BAR approved design is approved subject to some of the original BAR conditions and some additional conditions. The condition 1 and 2 are the original conditions of the BAR approval; condition 3 regarding signs is amended from the original condition; and condition 4 and 5 are the new conditions. Following is the list of the conditions of the minor modification approval and the original BAR design review approval: 1. Prior to the issuance of the building permit the applicant shall provide a lighting plan that shall be approved by the City's Police Department. 2. Prior to the issuance of the building permit the applicant shall provide detailed specifications of the site furnishings including light fixtures and benches. 3. The retail tenant signage shall be individual letters that shall be attached to the top of the canopy. The rest of the proposed signs for the complex shall be consistent with the architecture of the building and the design of the signs shall be reviewed as part of the sign permit application. 4. Any changes to the arbor /trellis elements and/or the use of wrought iron or concrete fencing and walls in lieu of what are arbors shall be reviewed as part of the building permit submittal. 5. Prior to issuance of the building permit the landscaping plan shall include the following revisions: a) Specific plants will be selected for each area instead of showing a group of plants. b) Landscaping along Longacres Way shall be revised to provide a 10 foot sidewalk with tree grates instead of the current 8 feet sidewalk with a separate landscaping strip. c) The proposed sports court shall be shown on the landscape plan. d) The landscaping plan shall include appropriate plant materials /vines in those locations that have green screens and trellis /arbor structures. Q:\HOME \minnie\Design Review \L05 -015- Tukwila Station mixed -use project -minor modificaiton- APPROVAL.docPage 5 of 6 APPEAL PROCESS This decision is a Type 1 decision that may be appealed to the City's Hearing Examiner. The Permit Application Types and Procedures chapter of the City's Zoning Code, Classification of Project Permit Applications section (18104.010(B), outlines the authorization and process for appeal. If you have any questions, you can contact Minnie Dhaliwal at 206 - 431 -3685. Sincerely, Steve Lancaster Director Community Development Attachments: 1. Colored elevations and perspective views dated September 12, 2006. 2. Plans set dated September 12, 2006 3. Residential lobby entrance along Longacres Way design - perspective views, plan and elevation dated October 24, 2006 4. Notice of Decision dated April 29, 2006 Q:\HOME \minnie\Design Review \L05 - 015- Tukwila Station mixed -use project -minor modificaiton- APPROVAL.docPage 6 of 6 TUKWILA TOWNHOMES Tukwila, Washington LAND USE RESUBMITTAL 11 SEPTEMBER 2006 Project Team OWNER /DEVELOPER GENERAL PRIUM DEVELOPMENT COMPANY 820 - A STREET. SUITE 300 TACOMA. WA98402 PHONE 253.565.1418 FAX 253.2862312 CONTACT MATT SWEENY. TROYSPURLOCK GENERAL CONTRACTOR PRIUM CONSTRUCTION CO.. LLC LICENSE NO PRIUMHL952KK 820 - A STREET. SUITE 300 TACOMA WA 98402 PHONE 253.865.1418 FAX 253.284.2312 CONTACT. TROY SPURLOCK ARCHITECT MCGRANAHAN ARCH I4l.I 2111 PACIFIC AVENUE SURE 100 TACOMA WA 98402 PHONE 253,3332084 FAX 253383 3097 CONTACT MARC GLEASON. EILEEN FILCHER CIVIL ENGINEERING DESIGN. LLC PACIFIC ENGINEERING 15445 53RD AVENUE SOUTH SEATTLE WA 98188 PHONE 206.431.7970 FAX 206 3881648 CONTACT LOU LARSEN. GREG DIENER LANDSCAPE / STRUCTURAL ENGINEERS AH81. 2215 N. 30TH ST. SURE 300 TACOMA WA 98402 PHONE 25533832422 FAX 253383 2572 CONTACT HENRY BOYER/TOM HICKS MECHANICAL DESIGN BUILD SUNSET AIR 5210 LACEY BLVD. 5E LACEY. WA 98503 PHONE 83475.4044 FAX 253.4566053 CONTACT . RYAN CUIOU PLUMBING DESIGN BUILD PUGET SOUND MECHANICAL INC. 1818 99TH STREET EAST TACOMA. WA 98445 PHONE 253537.8900 FAX 253.5369666 CONTACT MARTIN MCWILLIS ELECTRICAL DESIGN BUILD MCMULLEN ELECTRIC INC. 203 WEST STEWART AVENUE PUYALLUP. WA 98371 PHONE 253.860.0529 FAX 253.225176 CONTACT TOM MCMULLEN FIRE PROTECTION PATRIOT FIRE 2707 70TH AVENUE EAST FIFE WA 98624 PHONE 253.9267290 FAX 2539226150 CONTACT KEN FISH ACOUSTICAL ENGINEER BRC ACOUSTICS 6 TECHNOLOGY CONSULTING 1741 FIRST AVE S. SUITE 401 SEATTLE. WA 98134 PHONE 206270.8910 FAX 206.2708690 CONTACT DAN 8RUCK BUILDING ENVELOPE CONSULTANT RDN BUILDING SCIENCES INC 509 FAIRVIEW AVE N SEATTLE. WA 98109 PHONE 206.3247272 FAX 206.32A 6339 CONTACT SEAN UAW GEOTECHNICAL ENGINEER ASSOCIATED EARTH SCIENCES 9111 STH AVENUE SUITE 100 KIRKLAND, WA 98313 PHONE 425.827.7701 FAX 425.827 5424 CONTACT CURT MERRIMAN ORIOINE SHEET IS II242' 4. 0r1E40 2006 NI 210 014 Sheet Index 50.00 COVER G1.00 CODE ANALYSIS ARCHITECTURAL 41.01A COMPOSITE SITE PLAN 41.02 SITE PLAN PARKING PHASE 1 41.03 SITE PLAN PARKING PHASE 2 AI. 11 SITE DETAILS A203 PLAZA LEVEL PLAN OVERALL A2.01 FLOOR PLAN OVERALL GARAGE & LEVEL 1 A202 FLOOR PLAN OVERALL LEVEL 2 -4.5.6 MEZZANINE A2.10 ENLARGED FLOOR PLAN COMMERCIAL A2.11 ENLARGED FLOOR PLAN BUILDING I LEVEL 4 4212 ENLARGED FLOOR PLAN BUILDING I LEVEL 2-6 A2.13 ENLARGED FLOOR PLAN BUILDING 1 LEVEL 5 42.21 ENLARGED FLOOR PLAN BUILDING 2 LEVEL 1 42.22 ENLARGED FLOOR PLAN BUILDING 2 LEVEL 2-4 4223 ENLARGED FLOOR PLAN BUILDING 2 LEVEL 5 A2.31 ENLARGED FLOOR PLAN BUILDING 3 LEVEL 1 62.32 ENLARGED FLOOR PLAN BUILDING 3 LEVEL 2-4 A2.33 ENLARGED FLOOR PLAN BUILDING 3 LEVEL 5 A3.11 RERECTED CEILING PLAN BUILDING 2 LEVEL 1 A4.01 ROOF PLAN OVERALL 44.10 ROOF DETAILS A5.01 EXTERIOR ELEVATIONS A5.11 EXTERIOR DETAILS 46.01 BUILDING SECTIONS A6.11 WALL SECTIONS A6.12 WALL SECTIONS 46.13 WALL SECTIONS 46.14 WALL SECTIONS A7.01 STAIR PLANS A7.02 STAIR PLANS PLAZA LEVEL A7.03 STAIR SECTIONS LANDSCAPE 11.00 PHASE ONE PLANTING PLAN 11.01 PHASE ONE PLANTING PLAN L200 PHASE TWO PLANTING PLAN L201 PHASE 7W0 PLANTING PLAN OPROIED 3 V" 11(6[ ATTACHMENT 2 CE1VED Va_1 t D EVE L OPMEN T MIGRANANAN ARDNITECTS 11411 24.1eRr_ PACRIC ENCREERINO MEW PA EN6P4lo06 201 1..1.4.0• luq,. AHR OK 1r .1,41- TUNWUA TOVEROMES [NU1_ PRIUM DEME -OR EM 1,4111,4, NNWILI MA Ne11O M 0614 COVER LAND USE REVIEW FOUNDATION PERMIT LAND USE RESUOMRTAL PROGRESS SET 0.42.1 410 50 16.. .00 07 JUL 06 2,200 06 21 20006 OS DEP66 090514 MEET 51'6 AS 48741940 21164 •11 411614 44444•01 040045 BIE CDOES: 00510.001 971 CO(d42 7 RE PEGLUOME03S 614E 1/LM. MATCHµ C(¢-S 2073 EP001 - 4X9 471 (A014136.1711 2003 MOM - NIF/NAYIH4 49034 CODE )541) 2033 017 - *1EM0DONLL *ECM4XC4 COIL (427) 2003 MIEN - NRWIAR044 PRE 7CM (AFC) 2003 EDON - 000* I FELIONO 701 (UPC) 2003 EPOCH - NRM40044 FUEL GAS WE (26) STATE ^.075 200 1519104 - WIGUTION 40 NOpOR AR 00117 66 WIC 51 -11 2134 0Rd - 2*90003 STATE 041447 COX RAC 54 -1' 261 0131 - IBC 09007 5124E 4000115 WAC 51 -50 20010 416E 010 IUOMA 20046 0E571*1101 7C USE & OCCUPANCY (SG CNAP100 3): 3021 MARR13Ni 0t0µ0 - COAOYWIIS 4411441074E - 0400404 504E 9170 *447044 GARAGE T 30212 0O1ED 41416P2µ7 S7ARAIOS ALL A61AIIT 00014NR5 LISTED ABLE 4117E 7 BE SEPARATED 271 A 1 -6 100 PARER SPECIAL DE1A1ED USE REQUIREMENTS (IBC 04A27ER 4): 461 4673 2 -2 5-2 11f PROPOSED 'TREK PAOONG 0AR0f' SHALL MEET 17 0011µ4N4 REG/ EPENTS CONSTRUCTION THE: 710E B W1 BE JSFJ OE0ARGS nit 11x7100 501E O Of STRUCTURE SILL HAW 1.510017 053 00103 17010 CN 2 6 ROE S.OS Of AREA OF 944 6ENN6 24 0TER1OR WALLS 50157 BE AT LEA57 202 0 If TOTAL PERIf13* WALL AREA ((70331101 00010 ARE NOT 400µ4D 70 BE 01579031001110 OVER 402 O DIE BLOC MUM WORE ME RE00 6EISRS ARE 11761117 DAMNED 00 2 5090ID10 900 6 7 BLDG. ALLOWABLE 00040 N. 114 AREA (PER IBC CHAPTER 5)1 5084 5504 904075 - 9780 93107 6113 R HERE A 11437101 I -5161 ADO.E MADE 601 0 -2 P24274 GARAGE O TYPE 1 OHS4RUGDON WIN 9740E 040.1x6.21 PROMO 0004 4 B4LgG OF 601 R DE M16I®R 6 STORES 10 0 050 N 6RRIA04C 1313 IMAM 107E 0 CONSTRUCTION 971 0 WARRED FRW `113 ROM ABM 93 A PARING AREA Of RWR 2350017 90411Fµ 150E PARIOL GARAGE MA WE CROP R ABOVE 9µA1. NPLY 43177 0411 NPE O CONSTRUCT/XI 70 03117 76 013 PARING GARAGE M. 9141 450 *00136 A r iE- 7970MF RATING NOT LESS Dom 271E 11178 OANA4CY SEPWAIMN REO0 N SECTION 302.3 .1 TIE RE04ED OE- #E95 RAM%BETWEEN DE PIPE IA OPEN PAOWG AND 131E TR 14-2 5 4 2 -409 10920110 THE 2A1004 56.7 10 40011 O Di PROON 0 *4DNG 206E THE OPEN 90 0114 GARAGE 91.91 BE MEASURED FRW MADE PLANE M0 971 24014E 000 DE 691 97660 GARAGE 40 DE 910004 0 BLDG ABOEE 01707 R - 2 COS1RUC104 PPE PPE FB FULLY 003 000D (PER 413 0 130400 NO01117501) A 7191 W/ 9RINKTFR INOPAP RE167 55 FY 75 Fl (MEAAREO FRC& MADE) 5 (WARRED TRW iW M PIMA) STORIES 01011201 AREA 2 *9111 50 11136 595 41070i MU. 16.60 Sr PER FIDE 57C1404 56 AEA 11621.41045 . 1406 4 • 010U5E AEA PER FLOM (TABLE 56) • 12,000 0 • AREA 213(4SE 01. TO 99720114 PROIEC0 (24p6 M 2) 5204* 6016 1 1 . 107 [4 -.25]2 • 107[ 40 -2514- • 4`552446.60 • 7.209 r (25.5) • 106100 250026 763' 0 26' 046726 00 0 7' 0160131 a 7,288 SF • 170127 NOEAO µD06 IV • 59268 0 PER µD6 µ16N X.16[0 -25] • I50[74 -25]- - • 63X% 16.000 • 10.66 W (2575) • CORED 4046: 1763" 0 26' F10137, 60' 0 20 FRNI2FE) . 9.136 0 • FRONTAGE 1110FASE • 55.130 7 PER ROM 41000 SECTION 65 AREA 0074071101 0*O 2: 041 02760761 AREA 0 A BLURS EOIPFLD 090101047 *14 AN 4010011 990201117 5770711 M A440001 WN 7771 0131.2 91441 6108001 BY 50.EOl100 1413 010444E AREA PER 8004 01 Rf HEARER 0 STOWS AT 01811 WW ONG AREA 1506 6055162 55.293 0 PER ROM 5 71065 • 276.440 0 *A0WM MOPE AREA 410E0 551 XI 7 PER 710M 1 5 8006. 290690 50 BMA. OBLONG MIA RIM 071PAV0 5-2 / IP 3110µE5 2 OCCUPANCY SEPARATOR BETWEEN 02015 M A. S (1.µ0E 30232) CON544GC06 PPE 160 4-0 54 IODIDE DINT 11561 1000 167 SHOES 11 SE0PAN 56 AREA 116R0D0N5 a 7960 0 • *110072411 AREA PER ROM (TALE 503) 4 237.00 0 • 9400E S767 SWEETER N0EAC (0) (56.3) a 5 5.250 7 • FRONTAGE NOEASE 09 30 7R01TA6 EMCEE POWER) • 375,250 7 PM ROM µT200 5 PRE &PREP ;I N 25-0 PM BLDG 41 - t '- 10013 74 F7 (70100 PARNG OARACL 141 T6 6 ROOF 77) 5 . 720101E 2R7PORM RATED: AREA IND DOW MF27AN7ES) 42459 0 MAX PEP O0OR 214.856 0 (014 ' 7,324 0 *AN PER 7106 23435 SE 1014 MEM 10,250 0 657 .4:1 I/301 P4 BAeDER 010 PEW. ITT 1 1.070 . 1 /2 -110 -. ) T- PARAPET 541 REP STRUCTURE 4LORED 10 EXCEED Tux 9540 DWELLING JAB 0910 '/2-41 ' ` 47. (2011) FOE BARER )45.31 BUILDING SECTION ANALYSIS • 1Ff1 2 ^1 - = u_ � - - - - p9si�sfa ∎ ii ...fsd' 41'k CP91 5 010 GARAGE 1 , / L2-HR 1477004 0011 9MP (56.7 0 302 3 2) TYPE OF CONSIRUCION (WC CHAPTER 65 7 60 010940 F11011 STRUCTURAL FRA113 *0104 WINKS ORDERS 723355ES 7115 (moo.) 1.453 0AR4G WALLS 1417/0711 7106 RCN- BEARING WALLS AND 94801045 *1709 R6R 601510.001 11016i 517P01770 DEWS Ai. ASS 400 WISIRKNN 14410244 0049011N0 E WS 213 0515 TOTE 04 CCH5IRUC7101 (ADC 0407017 54 1302 FRE- RE951ANCE RATING RE02C0f4*5 rot EATEiMR 0415 *USED ON FRE 0440400 DIS (FM R A'. Yo/10-2 6 72) 4 10 430 1 40.9 140 0 102* 44 EFfo1o. no 02 110E 9171415 ON IRE SAE LOT 9141 0.04 BE RECJAAI03 45 SEPARATE 81.111.007 OR SHALL 0 4107500110 AS P0R7015 0 ONE 01127 r DIE AGGREGATE AREA Cr 9104 04DNIS 6 Wi1R1 If 411615 9900D N CHARTER 5 96 4 SNPE %ALON'G FIRE RESISTANCE RATED COISIRUC110N (IBC 04221110 7). 1704.1 MAx54N AREA 0 047009 TALL 5007* 5 4) 110 AREA O 01340445 13 AN 604 620010 51RUCR0E W/ A µE SEPARATOR DISTANCE 4 9711 9121. NOT DE 50710 7048' N 000010 EO1PPEO 1 WN AN CTWA1% PRIMER SYSTEM N ACCOROAN6 141N 5E1701 9013.1.11, 013 1706I 44131*451 4207 OF 030R0RCRD 60646 N =RAKES OTTER 1371 41, 42. 61 6 MALL 30 13E 52113 AS 51 1A451A7E0 50700045 FOR PRORCI1 600RS 72133 07055 002046 FOR 5005E OMB 9101 BE .04107 N 675 OR 014713R1 715 WARMLY E4609D NN FE RESISTANCE 421640 0 1 *011 01 60207$ NR1 41610 ROOMS SHALL HAVE PE POTEC124G RAMA 0 3/4 MOT, 40 9101 BE SELF -CT0SNG M *194*41 06914 701134 REFUSE NUTS 91µL OSOIAA1L 770 AN 074060 ROW COOLEELY SEPARATED MW 70187OER O BOG BY CONSTRUCTION DIAL ERAS A FRE RE95EANCE RATING O 1 NOR ANA 008910 PROTEC*VO NEL NA0E 4 FRE PROTECTION RATING 6 3/4 HOUR 6 6 SELF-0'L09NC OR *07742041 CLOSING DP01 Of 61EC003 6 WOKE 702.14.1 ELEVATORS 602314 2430 A 011- 1(957A151-0010 7610702 AS 0110010 aY 00136 10161 971 EE *0044D NTT AN µ13440R 1067 AT EA01 ROM 07.119.717 SEM 69706. DE 10031 9411 SEPARATE NE 21£04445 FROM 011614301 B1 FRE PARTPA5 41. DE RE07ED Qfl= G PROTECTION. DRAM 1OBBE5 9071 HAWS AT LEAST 013 IE65 6 EGRESS 671.110 MN CRAMER 3 AND ODER *000006 171N MS COX 7014 9107 01049365 971 NEE A ARE 4.952016 441P44 6 440505 sQE 000E0910 FOR SERIES M 020E 453 F E 0957AMI RAMC 6 NANO SEPMAIN4 270117 076 N TIE SAE 01,0410 N 0 -2 (0x2) 917 BE In -µ0N ORE RESISTANCE RATING OF TOMS SEPARATING 3101440 IRS N 04 SANE BOOK N R -2 9,411 BE 1/2-HOSE. (PROP CMG FIRE MB CNS7RUC104 5 ARE SP4MU16) 113E 1AL45A&90ES 110 46010 700 RAMC O 2 HERS 9071 HAZE A 101 DOOR ASPIA407 RAMMO 6 1 I/O x0185 9141 WT 0401639E/E41 PASSALl447 5415 WIN ME PAW 6 4 104 900 HAVE 006 4091E01 RATAN 6 1 101 6606 DALES RA10 05 1025 901 NAVE A 0002 250917 RAMC O 4/3 NOR. FIRE 040101TNIN SYSEMS (IBC CHAPTER 9) 903 NS AREAS 010 0µD#0 WLL 0 1016XI0413 PER DE *1OURELE µ1S 6 403 INTERNATIONAL BUILDING 056 AND HEPA 514002. 957006 O 500001* 53540941 96 PORTABLE PRE EXD501906 9121 BE MOWED PER PC 96: R57*LN PER AMA 10, PPE 2 -A r/ 15 0701 MAXNIN TRAWL DISTANCE. SEE FLOOR PAN 56 PROPOSED LOCAOC15 907 *FANS OF EGRESS (IBC CHAPTER 10): 71P 0-8 F1001 -9 0 W 2•85 2 75 276 0 M 2 W 01R OIR5 004 27+5 04 1 762070713 01 W 1 3-5' N01 PERMITTED 5 105 10 155 15-7 252 20 152 25-30 702 430 NO 507 FRE 01111019044 01516.1. N6L0x. ALARMS (FRE CONTROL AHEAp40Al3N PANEL 77 316 BOX 4CE50 REWIRED). SEE 406 PLAN r6 *060040 IOCAMN OF 4NUN0410X PEEL AND 316 BOX 11015.T RM O 054216- 11415 971 RE SO LOCATED ON EA01 ST61. 944 RIA1 'J2. 5401601 LENGTH 6 DOT ACCESS TRM L MEASURED 1 801 14E 0261 REMOTE PONT NEON DE SEW, 7 111E Cµ1 IS 250 FEET ■100•11 110162 75101 C6RD6 WODI 5 N NOES P0161 CtlR404 710E RE951ANCE 1/2 IN 1 016.3 MAXIMA LENGTH Cr 4 DEW 00 00µ07M IS 20 FEET 79.1 EWEERT04 0 ALLOWS 50 PERMIT 0 EGRESS STAMPS SERVE OE ADJACENT FLOM TO NOT BE ENCLOSED. 17004104 9 41020 NT10M EPEE STARYYS SERWNG TIE FRST 60 7070 52452E5 O 4 07610 E00010 1404001047 *10 W 50101240 PE 500011* 56711 TO 907 0 715047 741410 007 04109/05- 011116 EDIT 51*0035 54011 6 00.070 WIN FRE BA.6R5 DOT 00.0905 91.11 HAZE A NRE- 49514116 R81NG OF NOT LESS THAN 2 40195 WERE 02E1043 4 511115 M MORE AO:FS9001Y (IBC CHAPTER I¢ 11111 965- µ0.411D 10:65191 00E515 SHALL BE CORED BE 14* NRR4ADON4 51107 O 83'1E5500411 AT RE 101064410742049 11 1 - AW590E PAWNING STALL - AC659BL1 PASSENGER L04040 2005 - 076550E 441125 0 REFUGE. PR 00116 1 0076 - 007550E 70TFT 11A0(1115 4CCES551L 062675 WERE NOT 41 ENTRANCES 410E 4065991 01101 *µ113M 2/1 10 AMNON WRAP. AFAR 911026 F50161 TOTAL MIA 0120. 70079041 TOTAL AREA 1411.60 3 7003P0N7 7074 AREA 424µ11S ATA REIM. AREA TOW N075 07 0714 910 AREA 7*10 4 TEMPFOI1 '010 642441 A4A ;MING REQUIREMENTS 20040 30004804 RN (7407-0iE41N 0EV&CFPENT (713) 4019444 0471117 1626 311 B4453 000611011 5141.2405 771740 TO 44205 1/NMw MME. FRONT 15' SOES 9W10KJ21191I 06400 115' 109® 09241 •15' 965 NOM REAR *013 123052 7 HEOWED LAN?SCIPNG WY NELLOE A 502 7 RANT 01049 PEDESTRIAN µ113M4135 440 RARRES 501006 CAFE -STIR SEATING MA 5042.08 7020;43. 91BECT TO APPROVAL AS A IAN70 2 9 3 045155744 010909 RECREATION 5020 RC000 200 SO 77 PER 0A01NG MT • 2001 294 • 51203 511 1(1000 325954 7 4 3506 7 47.607 453199' 15146 Sr (1,403 10 29,434 7 14862 4 20.1429 SF 07.355 SF 4750 4 665 7 102.225 7 444.203 4 ffi P1AP 1 PR0 35)250 2 441 60 26 26' 00' 26' PTIPOI 0240 I 9060µ11 PIA# 2 82' 62' ROP6E] P1A50 1 *063014 P4AP 2 ffiTIMM MA42 -0.103 9 4 35,060 S 7,000 9 33194 .681534 -75502 7 1x1 MAR, M ANGI 0 IBA PPR DIALING 2 57010 16 27 BAILING 3 077350 DP TOTAL 1 174 •107.791 5 NOT *0406 N RECEIVER µ411A C4AUD6S OF 5601 PARKNO P707 STALL 61349045 51202. (01 8 -6' X 15 -0' =PACT (0) 6' -0' Y I2' -0 (6 TO 302 6 TOTAL 07 0 COYP417 STALLS) q501134➢µ 1 PER 54240/4-07 Mr. 2 RR 2-1 001 RETAL 4 PER 4,60 9 USABLE 41.001 AREA 14150 111) 911 14911 µ9M 9700 11NA41 050011. 402 REOWED RETAIL 19 REPRIED TOTAL: 422 TOTAL P47(µ : 435 LOADING PACE5/71AL 1 PAGE 2000E7 1* AREA 74711 10.60 0 EN= 06.124 17( 65 1.2815/401 '94 1/60 0 ROOM '11 4/46 7 10100414 307 5 /420 C ARRx100 21478 1 80 372µ924D: NAB -P0011 1 1046 PER 10 5Tµ1.5. ILL 2 592410.5 RETAIL S4E6 I PACE FM 50 S1µ15 16. 2 7461 µ984R PIP 1 $42 WA' 2 45 506 0 46097 PHASE 1 504 1015/417 ACRES 63 DWELLING CRIS /APRE 0124 P75004 MULE 906 601. 0105 ♦S065 PROPERTY 613 23 20 24 40 12 AN 30 21 204 104404 6.006 5001 200 (AT 50117 CONON 01'502 I A20 014201 0)760 006 030 1 I) ROOM 5066 211404 2440 2 TO 5/730 RCMP 115 5/181 0111064 202 3/126 C TOTAL PP0V3N' Ui 477-27 0144 2 PRO000 *A7 ' 6 2 46 400000 007 2 291 105/6 02 APES 49 10610 UNS /APE 17' µ1 9112M 23410 107 1004 0* 9101101 LR 94441 0 I- fRE 04310 1� 112 I y \ice T WA - r i1�_fAI�Iy {p I 421Y' , �'I '. 7201400I 0 St BUILDING ''LAYOUT DIAGRAM RECEI (1±D r i u LOP NT 04u44u- 103RA1NNONA4000070 11.11 08 P000IC EN042200* 0 OESMW 1•4/•8484 A1RL RC Ar4)4R1- TUKWILA 717104OIR3 811441 - PRNN DEVELOPMENT 4444744 - TUPWM WA 97.8 MA 714 CODE ANALYSIS WID µ5E REVIEW FOUNDA100 PEROT 'J70 VSE RESVBNIT74L PNOGRE55 SET 14 4WA G1.00 To AA 0034 21µM Ws RIF MN 107-4 191 1E4915 =HIT 9419 CA FOODITOI TT 91* M III 1 MA I I I I 11 11 I ton _ MIMI IF111 1111111111111 ' TRASH D.LCATG.N£ 111 MEM. OAN ) LIU DETDDION MIN 1 % 1 SPENT COURT DACieD DEDESTRIAN LOA TO MAW SLUM 010001AL STICET DT •42 c•ccc 1014 NLINs rrrrrrrr tar,' THE UNION PACIFIC R/R 320-e 00-0 MOM POT 1049 1991 ACKENDIT BURLINGTON NORTHERN R/R 30-0 - - . 49 -0 scale. I' • 0,0 • IS 155-2 N 100 ISO COMPOSITE SITE PLAN R ECEIVE (TD r DEV MMU NITY ELOPMEN WO' TOM. MINNOW. ..•t- PRII.MOEVaLP.INT 11.00.110. TroNNNAL 514 COMPOSITE SITE PLAN LAND AE WADY FOUNDATION PERMIT LAND USE OESIANNTAL PROORESS SET .0 rprIsion. A1.01A Of JUL 04 OT LUO 3, NUTT Di 011 MAIL _ 2 CURED COX PEDES02a UKK TRANKKr SIKKIM ORIGINAL SHEET IS 3KK AU 4.4,14■10 2004 •11 00011 00000000 AS - scate. KK-G a LEL 130 SITE PLAN PARKING PHASE 1 RECEiv Com 06- ELop„„ r IKKGRANKKAAN 41004111375 44.KK•Ir_ IKKORG EKKGNEEFING IKKKKGAI 440 KW. MMHG!. 99.UM DEVELOPROrt PreKKA 4e. SITE PLAN PARKING PHASE 1 WO USE MIDI FOUNDATION AVOW LKKID USE MeKKAKKUTTAA PROGRESS SET A102 07 JUL 04 OA AUG 04 11 AUG 04 00 SEP OA • COLAS =IC PEDESTRUN ORIGINAL 5NEET IS 30'45 ..P71.15NED 2104 111ATER RANA SMAITT = Nov ROAST/ UNE PROPERTY UNE -------------_-------- ----_-_-' 150 --' '-' / SITE PLAN PARKING PHASE 2 cU Com DEV MUM ELopm 1401UNAXIN .17/4177275 117, .,•• 4 - MOPE EMMEN. OMAN ~"~ °— DEITIAAAIENT 154.~, 1111(WILA WA Pm. Na 0414 SITE PLAN PARKING PHASE 2 ����A/ FOUNDAPON PERANT LAND USE AMA/4,AL 57 5E7 ^~� A1.03 070 NAL SHEET 6 r.4r wPT<iu.1© !IS 411 x1,614 1...x.41 0614901 06,390[ 0614901 c C WALL SIN 0 (AURORAL -/ CORaTpRs PT SUN PER STRUCT CMC WALL PER STRUET 273 S71. ANGLE M. FRNE 11/ wEM SR. STOPS CRY 'WmZ MESH 571. 151 RAL W/ WELDED ST STOPS 676 '.O POST 6717 WO TSR R47 3x7mMN I orate PA11T[ w/ STL STOP WIDER OMM WIRE SCREEN COHC Rum OEM PER STRICT PT SUFI PER STRICT COW NLL PER STRICT 476 VC RAIL ro wom CE 9]dD1 ERME WIRE MESH DETAIL WOOD SCREEN DETAIL 3 Y GREEN SCREEN DETAIL — :xo'r_ it TTP STEEL WE SCREEN MX SCREEN ELEVATIONS `. Co of or chil•gl, 140PANAMAN MOM= NN1 ••,■•• PACIFIC EMOOREARIO OE90M TUMILA T0..10193 411..1_ MUM OEYELORIER NM.. Of• 61x4 SITE DETAILS i x4.1.••_ PRO.) PHA6E PROGRESS SET DRRHNw SHEETS rc.r c.P,rrysl© ECG, .II rIc . r...r..1 ( IA (IG 16) Y , (I31 (2AI 2F ( 2G ) 2H) (3A) T (3F) (30) � Y ( 3L PLAZA LEVEL PLAN OVERALL .GRAIUJI.M S a•y._ MIL WC Re ceive) s , OEvELO P MHVT civil RRSI.,.r_ PAGRAC ENGINEERING DESIGN Pr.l•ci_ WNW., TOWNIARIES PROW xw OPRER bulb._ TUKWILA. WA CRAW N. %N. PLAZA LEVEL PLAN OVERALL LARD USE REVIEW FOUNGTIOH MAW LARD USE RELRNRT/,L PROGRESS SET [k.<kr1. MO A2.00 07 JUL GC St won E• AUG n OR SEP n MERAMMIAN ARCIOTECTS • b• 4 301 I b : 0.200124AL RAM l5 IP 42 ,opyrig1C) 2006 444 13 ) 1E ; 30 -9" 13.0 IC0-0" 35 • • 1 - - ' '. • -''.; - ‘, ''' .••■ - - 1 5 .) •9,,-I t!(,/ ' 1 afi i I ' ! 1""1- 1 : ,,, • <1' .- _._i, L • _ 120 - 1 1 - 23) 402? 96 50-0.• - 24-0' - le 27 2 .0' 2r-ir __, 2Y-0 zr-a I■24, I —EWE RAI:XS t (9 5222.2S) EliC00C4 90912 7 r • r I • • 96 01 :744 AIN 2 r 2 '4 . '"A; 7 i:k 7A- rt. hit , I, • • , •` 0 • = I l..1. ; . . ; • 1 - I — ' • t . -1 . , : , 1 , , . • 1 • .,. .... , - 1 1 i '_iLL ' _., ' .. . 1,` L' :_. _ . ;1 1- t •• 5 .-- • . " . 1.1- t •._ ' . . : 64 .! •. :....; - --.--• 6- I ,..! ...)._. __ 2., • •„,..„._ 9. i z.:-___ ' .„ \ [ 1 , ' • ' , - / - ' - : - 1 - ; --- -;' ,°. .:-ft.2. -. ._:_:!_._.±.__. G--" N -1 ' —ME 949:2E5 <40 -1 IG • ) ?A ; ; 2C; (1G 2, : 1C, , ,7K ; .• 5 1 • ( .5D ' 3E '4 • ) • 3•3; • :34'; 124( ; ri-cr ma-a' -"` - e 24 20 32 1(-0 0, 22 2(.0 0 0-0" 3021 4 317-6 ; 117 ; . 91' zi-er 4 „_ z-a• -B !(■ . 1 ( . • 2- —. • _ -- ., - r-icimeu Flooki — • ' -<0- 02-0" 124'-0. 4- -it 0 , 27-b :2-0. 22-0- „ „ 21-31 1 I 1■04 arott210/50000 (1150, Sq. PAWS (12 3 ; 39 —ERE RISCE FLOOR PLAN OVERALL GARAGE LEVEL (i or CENTRAL NOS : SHEETS 52.01 3HIR01. 23 09 I 0110190(S 220 0 110< 50 CCWREEE. ClaWMWE 50 tal.lw 'A 10<00 15 2. EROS ow( 20 99a 50 040010 <2<60< CF 911112. 1 SU 5025C10991 EWE 922 WHWEtt 112/2 TIEMESSES 2000 90/1 42,60927.2402,2 100050161229 FLOOR PLAN OVERALL LEVEL 1 1 \1 y5001211 02 00/1 " civil 4.14••,_ PACIFIC ENAIKEEFAMO DESICA 62722.00 at thil•Cl_ preisit_ IUKVALA TOWN/404AM 72122 5000000027 I•e•11•4_ PUMP•. IPA Asp Ne. 004 FLOOR PLAN OVERALL GARAGE & LEVEL 1 r••••■••_ <.0142050 20512.04 07 AR 07 21<20410404 7027721 04 ALIO 01 LAM USE RE:U8142P24.1. 21 01.13 P0212054 020 PI SEP 04 C114<te1. A2.01 AMA A Area 1•1141 110 2116 ell rle10. 00000000 30 :•- ■1. . ^ ;, • ' .-.. .., - . 1;', . 1 L n 1 I 72- ,,,, 37•40" , 1 ,,.! - ; 29170 ..., 1 ,,_ 7(40 ),. 70 , , 4a• 1 • 30-0 :;:4, 32-0 IA ) • - c ol 23'2' L A • 1 T T. ( ( * 18-0 I:yr 1T - , - 1% JA)-9 12 AA-N. ,.' 2C, 1 i n ' 2f ' , 1 , ' 111) , z , 2, .1 : 2A ■ i 111 3 •. v ., '..„ `.....' I, 320-T , -,1 ." ''''' , 1 .., ... - .1 ,N.r , 1— ..edi.MW ' '''' .— PL— UT r.. Ire 4 r• j %UV l '• - IP "" 'ir • 1:3 d . 12 iCT> E,45,* 38 1 -e . •40 33 - ',IL; 1 ; 20 r 304 22 241) I 31: ( 7,, ., ,,; ,,-.) r ;‘, :;' 17,0 f( . ' 2 '1:1-11- 3"- ', ° '1 -- . . ...... ' 21; ' A , 1 2 21/41 1 2 A, : 21. -- i ‘.-1-1, i ._. ■K 1 : iL 1 1 20133 5a i 1 Se 1 . . 291 ( 3C, . , .33'-0 ' 20-0 2 22-0 4-0 ;•-• ,0 4 3, ___ -0 ,, 2 , : :4 , 2F-0 , 24* ,_ 3v , 30-0 , ! 1 ■ 1(71T4 %,±41 ' 1 1 1 : ■ 1 I I T I ! , , , , , ,, . 2, . ,.; , . . i , __,_,_ 1,, 30-0 .„;_ 32-0 , A 1 ) 5. •C ( 13r FLOOR PLAN OVERALL LEVELS 2-4 /32*. i `, ( ) 3, Rece, cr, . .• •DEvE, FLOOR PLAN OVERALL LEVEL 5 & MEZZANINE 3/211 10 v. • /PRAEC1 33 architect_ 4884886406864880868886 41.11 the 4 .* 1 . NOWT DAVAITTON0 DESIGN I•41.4 FAS- AC pre) ircl_ TUNA. MANION. cli•nt_ 8101A1 DEVELOINOThrr 1111.01-11. WA FLOOR PLAN OVERALL LEVEL 2-4 5 & MEZZANINE 46IN433 NA 0614 rselslon_ O REVIEW A AL A FOUNDATION PAWN 4244828 ▪ USE DESUBAITTA 2 448 46 PROGRESS SAT 26501846 :hacked_ 1heet. A2.02 ORIGINAL SHEET 533,AZ P•PINIAC/ 2016 ail rights (T) L H -- - ■ — --• -- , :"—••-•--- . . • . ' t i • i !I ,I',)--11V ' , . .. . .. 4 1 . ••, I __ _ ____ _________: _.,,, ( ..._, ‘, •,..,, _...- .., '. , , , '• Li..,___,-------------,;--..- ___,,-,' :7, ( • ) ,,,.. - •_,,,,, , ,,,,, ••••, ,, ,, ,. , 1 , , ,....: • '\,.,•• __).,. ,....... " ' ' ‘, .. r,•• , 2 , ; -4. • . ,, , • • - ...., 4..5 __ _________- ••• :' 0 ; %'• ;,•• 0.1 ' 1 ;• -• • ', q, .... -":\ -,. ,• , . . " S ■ . ' • '' ' -- - - --- - - -- •';'' •;; ;.• ' ;••••••)\ -. - • ,,,,, . ••;• (••-\ • t; ;, 1, ; 1,i• ' . ■ 11,0, --• ..., i'■••;\ 1 •• ',I • ; '••••' '; 1 ,,l'i - _--_ ;•1• 1'0 :'.. ,I, • •C , ,‘,1___ ----- - `A• -1•• 1 , ', 4 . ;• ..' 1 1,,, ,• t ; —_- 1 \ ,, 1 • il. • . ' - ---&..J \ --• '1 •, i'',,, •'t I 1 0 1 \ ' , ' ; • ; to,, \ ' ' '''• ' •-•-•''''• 1, ',;'' - •;', .r .. '. ; „I', \ I ' I, •- ■ ; ' ' , ',1E—_-,-.,. • • 1 . • S• . 1 ... . I! \ , ' . ,...-. • fl RETAI F LOBBY RETAIL EXCYRICAL RON -r• ;• vThI CADEIAGE POOR Ell 1 • • RETAIL PLAN argallear. INCNANNIAN VICINTECIS civil tacle•ilr_ OAPNC INGINCERINO DENON ssssssss a NC gralisi_ 111101ALA TOVNINOMES Wont_ PRIM DEVELOPMENT lets lig, NORIA WA ERE... NIA ENLARGED FLOOR PLAN COM MERCIAL LAND USE RENEW FOUNLOTION PEPORT LAND USE SIMAliMPOTAL PROGRESS SET A2.10 07 MEIN al AUG ES 71.0 06 RS SEP DP 1 ORIGNAL =ET PP • Si 1104 611 rls61. ENLARGED FLOOR PLAN BUILDING 1 LEVEL 1 ore,•st. MANILA MIINNOSPS cli•N_ PRAM DEVELOININT i•C TUNA, PG INNINA DOA ENLARGED FLOOR PLAN BUILDING 1 LEVEL 1 LAND ESE REV= .UL 06 POUNDATION PERIM N PUG 06 LAND USE RMLIEDEITT AL 71 PUO 06 PROGRESS SET IR SEP 06 <6.01.61. A2.1 1 ORIGINAL DIEU 6 Yr .42 copyrIGIIC) 2016 •O HO. 37 ' -- 17) r -- n m IL . Li - ENLARGED FLOOR PLAN BUILDING 1 LEVEL 2-4 pryl.cl_ TOM. ICIWRICSIES PRIM 17FAELZEICEDIT I•c111/01, RPM.. WA RWWIla 011i ENLARGED FLOOR PLAN BUILDING 1 LEVEL 2-4 rt+1.•••,, LARO GSE REVIEW AIL RIUNCIATON PEW %ALIO 4107 RESUCPUTTAL 71 WO PROGRESS SE, DI SEP A2.12 ORM.. SKEET G II, 4r <.nr4el© 2006 ' • Y L: C 1) L . -- EDEE 1 — —( it 6 4.01 ENLARGED FLOOR PLAN BUILDING 1 LEVEL 5 RECE IVE 07-D , cam proleal_ TUNWNA IOWN2ION6 sll.n l_ FORM OEaEanwENT TUGMLA WA Ny.01Y 0614 ENLARGED FLOOR PLAN BUILDING 1 LEVEL 5 & MEZZANINE UNO USE REVIEW Ol A0.06 FOUNDATION PERMIT UAW 06 uNO USE RESUS,NTAC 21 AUG OE PROGRESS CET CO TFP Of +N A2.13 (2) ORIGINAL SNEETIS Cr c•pyr1.109 211f *II tttttttt ENLARGED FLOOR PLAN BUILDING 2 LEVEL 1 CT arzblie<I. 140NANANAN ARCHITECTS chit •••1••••_ PADFIC ENOINEERINCI Dd aaaaaaaa MOD— NC •I•cI- WNW. TOWNMONES MUM DEVELOPMENT localIon_ TIACIALA. Anict Ma 0614 ENLARGED FLOOR PLAN BUILDING 2 LEVEL 1 ED LAND USE REND 07 . FOUNDATION PW4T O6 UG LAND USE RFSUBMITTAL PROGRESS 5E7 Ca SEP A2.21 ORXWIAL LAM LS •Ar ",,i,.° le., all de. r.seosil ) 11 (7 ENLARGED FLOOR PLAN BUILDING 2 LEVEL 2 ArchlWAt_ 16,01UNAllyi ARCHITEM .wwW•••■_ MOM ENOVISEDANO MAW I 00000000 ANL OK WNW. TOW10101.5 PAWN DEVELOINEWr 1•4•11••_ MOO. WA ENLARGED FLOOR PLAN BUILDING 2 LEVEL 2-4 IVEO LAND IMF PANIEW 17 A&O6 MACATION KRIM CA WO CA UND USE RESUSWITTAL 21 ALIO. MOM. SET SEP DI Owl<L•1_ gets. A2.22 — OTOOPIAL !MEET IS SP • AD ,,,,, NM° EGGS rig. rrrrrrr 0 2G () T I 2J ) / - ' 71 6 L •H - ENLARGED FLOOR PLAN BUILDING 2 LEVEL 5 r/r ) „F rrrrr NAGRANANAN ARIMITECTS gisli migra•or.., PACIFIC ENGINEEMNO DUNN rrrrrrrr lasig•, MGT- INC og( TUKWILA TOWNNOMES , ii• - PRAM DEVELOPMENT Iggalre•_ TUKWILA. WA ENLARGED FLOOR PLAN BUILDING 2 LEVEL 5 & MEZZANINE C , 13 E1/ 16 LAND USE REVIEW 07At FOUNDAIDIN MONT OS AUG OE LAND USE RESIBMITIK II MAIM PROGRESS SET GI SEP GE OM. TA ODA A2.23 — — MORAL SHEET IS rf AE (000!IIht� 0004 rl.his EXERCISE ROOM COMMUNITY ROOM (i) !TO'. / ' • -- ENLARGED FLOOR PLANS BUILDING 3 LEVEL 1 (? oP2fIF WORANAHAN ARCHITECTS <non TA.I•••■_ RAMC PRIMMER:NO DESIGN lasIseaTor MEN. TOWSHOSIES PRRSI DEVELOPMENT TIRCIRLA WA - ENLARGED FLOOR PLAN BUILDING 3 LEVEL 1 LAND USE RENIEW ITOIACIATION PEWIT LAM USE RESURARTTAL PROGRESS SET A2.31 NO ORION. SKEET IS STAC' mpw1.110 2006 sU 4 • 1 1 HI arcblumi., WORANANAN AR•IMTCTS <1.1 taRl••••_ PACMC ENGINEERING DEEMN A1. INC w•Dmi_ TUKWILA TWOMONES climl_ PMUN DEVELOPMENT MOW.. NA NNW M DOS ENLARGED FLOOR PLAN BUILDING 3 LEVEL 2-4 ENLARGED FLOOR PLAN BUILDING 3 LEVEL 2-4 1/a LAND USE REVIEW 117.11/1_ POUND/MON PERMT CR AIM 06 WO USE RESUEDAITTAL MO OS IMOD.WaS SET 06 0010106 WI An_ A132 • • GIGGiNAL SHEET IS V a co pyri. 0IC) 2OI 1 all rigitis rest/v.4 R eCE1 r , Cal ENLARGED FLOOR PLAN BUILDING 3 LEVEL 5 & MEZZ .41,11471_ McGRA71441414 ARINVITECTS civil 6,0040 7_ GAMIC ENGINEER= DESIGN 0 441., ANEIL projaci, 111111110.4 TOWNH0746 vii. 41. MUM DEVELOPIEM I•4 LUIOWLA. WA NW. 44 0616 ENLARGED FLOOR PLAN BUILDING 3 LEVEL 5 & MEZZANINE LOCO USE RESIBV 07 MOM FOUNI14710N PERIM Of AUG 06 WM USE RESUBAWITAL It AUG 06 PROGRESS 5E7 011SE.06 A2.33 • • OROMAL SHEET IS Sr TO STIpI1610 2006 .II r1E61. r...r.. O O 0 O ME CELTIC TISSUE o o o o O O 0 o 0 I//611..1. NGRANANAFI ARCASECTS • • 1 REFLECTED CEILING PLAN BUILDING 2 LEVEL 1 wD.Ett r1■11 ..El.••■_ PACIFIC ENOINEHCNU DESIGN I.A.S... “.IR., ANSL INC �r.l•i1_ INSTIL A ,OYIOIMSES ERNN DEVELOPMENT n TIIRSTALL WA TWA AL 2214 REFLECTED CEILING PLAN BUILDING 2 LEVEL 1 LAM USE RESEW FOUNDATION TESSA LAND USE RESUSATRAL PRODREES SET GM 3.11 07 ASIA OAAUON it AUG U OR SETA • 0NW)AL LIEU 530, SAI3.If I€ 2014 all righl.....e..f ROOF ASSEMBLES O 9 CLE-Pl T MORE ROC/ OVER I/2' OIP9) CONY BOARD DYER BAR 11191LA101 OVER VAPOR BARIEA OVER R1'OOm OETR OWIL STRUCTURE O MANAGE WAR) 0NR SPODE -PET IE3113IA1E R06 OVER lit 0179111 EMT BOARD 0NR YAPDV BARRIER (DER LOANER DECK ROOF PLAN GENERAL NOTES I WOK AROfRC7060 SLEET )1E RAM A/ - LATEST 6010). USED AS BASS Of IE921 )74 CALCULATED ROOF AIEA WWI) PER 00)19W1 AREA EW4 TO 360 SO R PER 93 ). 2 All 001119b9T5 SIDES NOTED ARE 11191Z WAVER AM ARE PLUMED 9001 METAL 1 0036RPOUT EOGTWNS AIE )PROAWIE SEE MOW COMM FDE EOCATI0O5 PRU)0E OJTIER EPAR1W ANTS AND SLAW PANS PER *ACM STANDARDS S RDT 9085 t °RAROAE AREA CALLS 9WVt WE SAMOANA TT. SEE NOW SECP-016 002 0EA6NL E(F6A1101i E ARMORS MICAIE 906E AS )0160) MICRON COW. P. 9E RDCR RARS RR RATA LEND LEM OVERALL ROOF PLAN 1/32' • I'4 .a,llal_ IImRA)AIUN AMITECIS .I.II .efl.A.t. MUM JmND 0109 11366 .loci. TUNWRA TOWNIMMES tl loci_ MUM OEVFLORIp T let.li.e_ TUNWEA WA •• Rs WA ROOF PLAN OVERALL VFo LAND USE RENEW 07 AE01 FOUNDATION PERAIft St AUG Of LANG USERESL361UTAL 21 WO PROGRESS SET 36 SEP DI tN.e,•l_ A4.01 P 47NAL SHEET 671 .41• /.gr1SN© 20.4 411 711000........ O 0610600 0610607 e ti J - FN. M E CD RIMS LOCATED Tr RUN 001 1/7 RAT 11. ' 3/4' al RUhr I1P RUNGS EDGED AT CENTER U MT IPA 70.41/7' 4041 MT OAR END 70 LAMER ROOF HATCH LADDER 8 ( ELEVATOR RELIEF VENT 1 1.11 -0 ELEVATOR SHAFT ROOF DETAIL 6,J 1 r• - v ELEVATOR SHAFT ROOF DETAIL 5`) r - 7' -D FOR RD W1-0173 5¢ 0610.16 0614.04 0610691 RE -7000 CAI CAP COIT COM 1024E I/7' 101- 1.371,0 1 I II CAP , 472E PET 7239011 SET N 11AS7C WARPED WWI CUNT PLAT A • DOER 104, • r 040 0717 WRY RED11 1600 -0. 7(8 6100 0 70 9C 9NPE 720 7419W09T MASTIC DE 110370 1 L 6 ROCC AS90217 PER RAN 7 2'0202 TO SOF CE 41.10.317 90ES Cr RODE - 9E SIF=T TWEED RII9NS PER SGNCT, aTED . /,' 171K M0700 0 10. OG 7172 161 1/i 4002 WT WAR 0)9pO CEA OAB 009 La 3 19m DO® SINGLE FAT EIENANE 7 )9OS 7772 7721 3 111D0041 ARPNO DIEM TJ HOOPED WOAD 0 MECHANICAL UNIT CURB DETAL( r . l ROOF PENETRATION DETAIL ( 3 ) TYP SCREEN VENT @ PARAPET 2 r - r -p 194 COI PREFA WMIN 79 U9 COIL REEA.UCAED RUC 017 RIDGE VENT DETAIL ,7171. TUAM9A TDMNNGM ES I PROM DEVELOWNENT 10010_ NM. WA l.M101I1 MTM ROOF DETAILS 1. 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MATERIAL SCHEDULE COLOR SCHEDULE A HORIZONTAL SIDING B BOARD AND BATTEN SIDING C CAST IN PLACE CONCRETE D CLEAR CEDAR TRELLIS E WOOD AND METAL GREEN SCREEN F HORIZONTAL SUN SCREEN DEVICE 5 NOT USED H OPEN METAL MESH J GUARDRAIL SYSTEM K ROLL-UP GARAGE DOOR I ICI 593 BARN SWALLOW 2 07 1485 NOBLE GREY 3 ICI 667 KANSAS CORN 6 ICI 028 MISSISSIPPI DELTA 5 ICI 199 RED BRICK 6 ICI 1663 SHADY BLUE e•chit•ci, YPORANANAN AIRDNITERS civil egla••r_ PAWN ENOINEEPINO MON »00L00 protect_ 'WNW. TODOONMED NOUN OFVELCOMENT lot•11•• DOM.& NA NigODO/ ON/ EXTERIOR ELEVATIONS eA Iloilo I_ LA/40 USD RENEW FOUND/3"0X PERNIF 400 PEDIAINIFTAL PROGRESS 501 11•01111. ch•clirg_ A5:01 IF 06 01,1/0 01 PI .0 Oh • 50. • ORGNAL NEST S) P. 47 n Prrl,el© 2001 .0 rrye1. 0B00D Jr. 0614 -0%40 9E POE 20404410 N MOO O614 -EMO2 FOS [MGRS N coma 001 WW1 0000 0 0010 9E STTK0040 21 CA 400 —TBm 14SOE MOWS 1011 SEE / I f ASI,/ MIASO400 OQ,ES — S2E S,ROCTR& LAP MOISTURE KEWA - BA ! 1 NEA0 / 0I0 / (IDAN9011C0170 /SOLAR - -( I SIA PER 4440& 2 GA. P0E -40040 CA[ 9 ERICA CS SW 00440 MI) PANT, 10 DP REVEAL JOINT , TR , IM(') 21 CA PIR -400. 9I1 MIL REVEAL ANT SW 24 04 PIE -FN 911 0L 00EYR 1101 LO SID= (GO N10( 01AP • AN1104 I I/4) OPN OP VOW 401D ND SERE ANT IE7.1 1040 SUNG MSC AT 0E(SI 1(011 0000042. PAPA R91G BU00D EWER/ 140 ASST PERMNL 14! 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SPELT IS 30 <66,16110 U06 411 r1,11. rrrrr reI 4111 FI.&8 07. 3R 3 0 3,_cr FLOOR 0_90.11 =7„maz ECTION — BLDG 1 r r TI i_j_ t, _ --i- r ■ r t i tf 1 VIAL SECTION — BLDG 1 - "AME.-oi 55 15 1 .7-& SID LLCOIL +1.3 11.00ILA, CRUM FLOCIL 44-0 NNW, 7011/101014ES c1600. MUM OEVELOPMENI 166.66. 11110411.6. 5••14 0614 WALL SECTIONS f■Si111• LA610 VSE RENEW 1110UND471014 PPERMIT LAND USE RESUBMIT,. 2110001150 4011 SSW. PY•646 A6.1 1 07 JUL 06 06.0 06 21.0 OS SEP 01 ORIGINAL SISEEr IS.V.fr ..might© 2106 all Hybl. r...rr.1 1 1 V u WALL SECTION - BLDG 1 A FC Or) i ax • ■-v IfmNANA1UN A.WIECTS tarn *op rrrr PACIFIC ENOINgTONO OES ION aafac.Fa I•alSa -. AIMS INC prated TUNWIUTOWWMIroffS PWUN DEVELOPMENT I.catl.n- TUNWIIA WA PISMO. NN WALL SECTIONS 7 VFD v i y UNIT USE RENEW TT AIL Of FOUNDATION OEMS D<AUG IN LAND USE NESI.IOTi4 MPS IN F.IDONESS SET A SEP Pr Ir. 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VIS NOG g• Oil/ WALL SECTIONS EIVED ' , UNrry P MENT rittist•e_ PROGRESS SET OS SEP OE tit grist._ AD 4 • ) PROTECT • NORM DOOILLL E111.510 .1T 6,,1.100 1DOE II 1.11111. 1....1...1 ST303 PARKING LEVEL ( ((J ST302 PARKING LEVEL (1 7 } CT ST302 LEVEL _6 ( 1 (( )) r E ST301 LEVEL 1 ST302 LEVEL 1 5 ' ST203 LEVEL 2 -5 v,..-, -0• ( 18 ) �} PRQECT „4• . Cr 16 ) (i . ) ST301 LEVEL - 2 ,O (, 14 411 ST203 LEV 1 " (( ^ )} MEET Cr ST204 TYP MEZZ } ST202 PARKING LEVEL( „1 . I' O ST202 LEVEL 6/" 1) ST104 - TYP MEZZ STAIR( 8 ) 0 I ST103 ST202 LEVEL,/,).-,;( 10 ) ( PROS ST102 LEVEL 2 -5 6 NUM )) raw ST102 LEVELI ,.• - (5 MCT ST101 LEVEL 2 -5(3 1C %.; I COMM 15 DEVELOP ST101 LEVEL 1( 1/4• r -o 5i RECE • ST101 PARKING LEVEL McGRA APW1 YloulgR .1.11 ..1le..r_ PACIFIC ENGPIEERING DESIGN 1•.1...,. Wfaa 1C Fr.l.< *AWLS TEWg1OWS JOUR DEVELOPMENT 1..•11.._ TU WILl WA .1.j 0114 STAIR PLANS VED ITV MEAT PROGRESS SET PROGRESS SET In _ u.<bl . NI T ml A7.01 m EEO DE ORIGINAL SHEET IS AT it. copyright() 2.01 •11 right. \, ,E N LT NOT SEAS 002 No OR IN (5) EOOA *SEAS 0 C-0 ST005 PLAN( 3 a . ST003 PN 2 p LA ( ST001 PLAN �I , /.' • r - O' 1 / t 0E 4* Nr TINWIUTOWNNUNES [li.a_ P.GON DEVELOPMENT NRY u WA P..0014 Oita STAIR PLANS PLAZA LEVEL PROI PRASE PROGRESS SET a SEP t..c..._ A7.02 ORIGINAL SHEET IS90.lr e..ErIEOt© 0066 all r16Pt. CT --'' (5) E0009506 S/r. a . 7-r — t (9) Ell RISERS O ` (9) EG RISERS Or (9) ELI RISERS O (9) 60 16YRS (9) EO RISERS O - • 5' - Y (9)6005ER50r (9) Ea RISERS 0 r �r • s -r (9) E0 RISERS 0 r — (91 EC/ RISERS 0 - 5' - Y (9) 60 RISERS 0 r (0t) 60 RISERS 0 6 //9 • 17-0 •E PARKING EFbF1_, ST101 SECTION RaNa0 061* STAIR SECTIONS 1 LiNtr , 6flE do .6_ PRUJPRASE A7.03 00 SERI% F 44 r 161) OD fi'D 0510 NV �o °oo °�;yo '''�pO��:e T WAU t- ° o0a 0 . - l....o °e .. .. ooh ^eooe 000.00 mau!!L>tmr! 0000pTQTQi°o°. °°°°.0000TO 00000000 III m oO o • • vo 0:00.01 OOCO00 00 O g0000 #00000 :OCtO CO l ��� f�CC:O.� O- I TT _ I I C `0 I I Oaf I _ w i: prO I t: ° ° oaa.�c�c5.0� . .,C_Cpt iii ot��z0!oaa:ooa,'za�#f,00coti�o I.00eooaa.. 0:o:3a`e oo.i� 0.0 �`o 0 1 cc`Qy'e cr o_ I aA. ` "ao3cc. ir°�rs °�'on g groceootso 7. GRAPHIC SCALE OPo60UL SNM6r ..Fr. 4910 2001 111 rights . ...... a 1.m be AO..- CD - IEN PR I CT TACOMA . SEATTLE 12151.017RhSSANNAN 100. Nam. 6. RSAW 29$2ATl 1140 SA1 AWL. . Stag 162+ SwOR m 96101 2005102421 1H N6p.N,NAN AROm¢,6 RECEIVED SEP 1 . COMMUNITY DEVELOPMENT LAND USE REVIEW ETAT! OF C NINIG2E Nfi 360 TUNWILA TOWNNONES FOUNTAIN PARK 11L le..l•°n_ 711.124, WA PnitlN. 0612 2.22 PHASE ONE PLANTING PLAN L1.00 ZONE 'D' PLANT LIST- EVERGREEN SCREEN ZONE 'E' PLANT LIST- ROOFTOP COURTYARD SYMBOL BOTANICAL NAME COMMON NAME 1966 SYMBOL BOTANICAL NAME COMMON NAME 1966 SYMBOU BOTANICAL NAME COMMON NAME 1966 DF00UOUS TREES EVERGREEN & OFgOUQUS 'BEES 2' CAL • EVERGREEN & DECIDUOUS TREES JAPANESE MAPLE ACER ORQNAIUM NNE MAPLE 2' CAL ACER GRISEUM PAPERBARK MAPLE Y CAL. 2" CAL CHAMAECWARIS NOOTKATEN9S INCENSE CEDAR 6 FEET ACER 106666159 SHANTANO 64641.E Y CAL 2' CAL CHAMAECYPARIS OBTUSA 'NANA CRACK'S' HINOO FALSE CYPRESS 4' HT. CALOCEDRUS OECURRENS INCENSE CEDM 6' HT. GINGKO BILOBA 'AUTUMN GOD' FNERGREEN & DECIDUOUS SHRUBS CRAMAECYPARIS 661U5A 'NANA GRAQUT HINOKI FALSE CYPRESS 4' HT. LARD (•) MYRICA CAUFORNICA PACIFIC WAX MMR11E 18' MIN GINGKO BILOBA '5611.604 GOLD' GINGKO Y CAL MEDIUM e ARBUTUS UNEDO 'COMPACTA' DWARF STRAWBERRY TREE 18' MIN CUERCUS ROBUR X ALBA ' RIMSONSPIRE' CIBMSONSPRE OAK Y CAL CNOSYA IERNATA MEXICAN ORANGE 18' MIN STYRAX JAPONICA JAPANESE 044099 LL 2' CAL NANDINA DCMESTICA HEAVENLY BAMBOO 18' MIN EVERGREEN & DECIDUOUS SHRUBS RHODODENDRON RHODODENDRON 18' MIN IARGEQ CAW WORM CARPWORM VAR. GERALD% PROFUSION' BEAUTYBERRY I8' MIN SM COCOCCA RUSCIFOLJA WEE ST BOX 18' MIN CHAFNOMELES JAPONICA 'CAMEO' FLOWERING QUINCE 18' MIN LABURNUM DA4DII DAVID'S VIBURNUM IB' MIN MEDIUM 0 0 ARBUTUS UNEDO 'COAPACIA' DWARF STRAWBERRY TREE IT MIN VIBURNUM TINUS 'COMPACIUM' SPRING BOUQUET VIBURNUM 18' MIN BERBER'S S GLADWYENSS 'NUM PENN' WILLIAM PENN BARBERRY 18' MIN SMALL o POLYSTU4UM MUNIRIIA SWARD FERN IT MIN CALAMAGROSDS X AC TIELOR6 'KARL 40ER51ER' FEATHER REED GRASS 18' MW CHOISYA TERNATA GROUND COVER & GRASSES 0101566 1(866164 MEXICAN ORANGE 1 GAL CORNUS SERICE6 COTONEASTER CREEPING COTONEASTER 1 GAL CORNUS SERICE6 RED TWIGGED DOGWOOD 1B' MIN MAHONIA NERVOSA OREGON GRAPE 1 GAL. CORTADERIA SE1LOANA 'P61666' DWARF PAMPAS GRASS 18' MIN MAHONIA REPENS CREEPING MAHONIA 1 GAL CODNUS COGGYCRIA 'VELVET CLOAK' SMOKE TREE 18' MIN TAXUS BACCATA 'REFERS' SPREADING YEW 1 GAL FOIHEROLLA GARDENII DWARF FO6EROLLA 1B' MIN FOUNTAIN GRASS itLES GARDENIA EUONYMOUS BURNING BUSH 18' MIN VINES e 0E13I6 QUPIATA FIVELEAF AKEBIA 1 GAL NANDINA DCMESTICA HEAVENLY BAMBOO 18' MIN (IEMARS ARMANDO EVERGREEN CLEMATIS 1 GAL PENNISEIUM ALOPECURODES FOUNTAIN GRASS 18' MIN LONICERA OUOSA COMBING HONEYSUCKLE 1 GAL RIBES SANGUINEUM FLOWERING RED CURRANT 18' MIN LONICERA SEUPERVIRENS COMBING HONEYSUCKLE 1 GAL RHODODENDRON RHODODENDRON 18' MIN PARIHENO0SSUS QUINQUEFOUA ORON)A CREEPER 1 GAL ROSA 'KNOCK WY KNOCK OUT ROSE 18' MIN SWORD FERN 18" MIN SMCOCOCCA RUSOFOUA SWEET BOX 18" MIN SYMPHORICARPOS ALBUS SNOWBERRY & GRASSES VIBURNUM DAMEN DAVID'S VIBURNUM J VIBURNUM ONUS 'COMPACTUM' SPRING BOUQUET VIBURNUM CREEPING COTONEASTER 11E1GELA 'VANE AND ROSES' WEIGELA & GRASSES O GARDENIA GARDENIA POLYSDCHUM 6466)1516 SWORD FERN l8' MIN P6010016 X FRASER) JAPANESE PHOITNIA 18' MIN PRUNUS LAUROCERASUS 'MT. VERNON' MT. VERNON LAUREL 18' MIN GROUND 00605 & GRA55E5 1 GAL 16MONIA NERVOSA CARE( ALBULA FROSTY CURLS SEDGE !ANN 11ITI, 111'11. i1i1rr] 1 1 1 1 1 111111 COTO0(6510R CREEPING COTONEASTER HAKONECHLOA MACRA JAPANESE FOREST GRASS MMONIA NERVOSA OREGON GRAPE MAHONIA REPENS CREEPING MAHCNIA TAXUS BACCATA 'RUMS' SPREADING YEW LS'Iffi F 44 r 161) OD fi'D 0510 NV �o °oo °�;yo '''�pO��:e T WAU t- ° o0a 0 . - l....o °e .. .. ooh ^eooe 000.00 mau!!L>tmr! 0000pTQTQi°o°. °°°°.0000TO 00000000 III m oO o • • vo 0:00.01 OOCO00 00 O g0000 #00000 :OCtO CO l ��� f�CC:O.� O- I TT _ I I C `0 I I Oaf I _ w i: prO I t: ° ° oaa.�c�c5.0� . .,C_Cpt iii ot��z0!oaa:ooa,'za�#f,00coti�o I.00eooaa.. 0:o:3a`e oo.i� 0.0 �`o 0 1 cc`Qy'e cr o_ I aA. ` "ao3cc. ir°�rs °�'on g groceootso 7. GRAPHIC SCALE OPo60UL SNM6r ..Fr. 4910 2001 111 rights . ...... a 1.m be AO..- CD - IEN PR I CT TACOMA . SEATTLE 12151.017RhSSANNAN 100. Nam. 6. RSAW 29$2ATl 1140 SA1 AWL. . Stag 162+ SwOR m 96101 2005102421 1H N6p.N,NAN AROm¢,6 RECEIVED SEP 1 . COMMUNITY DEVELOPMENT LAND USE REVIEW ETAT! OF C NINIG2E Nfi 360 TUNWILA TOWNNONES FOUNTAIN PARK 11L le..l•°n_ 711.124, WA PnitlN. 0612 2.22 PHASE ONE PLANTING PLAN L1.00 ZONE 'A' PLANT LIST- ENTRANCE ZONE 'B' PLANT LIST- SIDE YARD AND PARKING LOT SYMBOL BOTANICAL NAME COMMON NAME 1966 SYMBOL BOTANICAL NAME COMMON NAME 1SZE DECIDUOUS TREES ED DF00UOUS TREES e ACER PALMATUM JAPANESE MAPLE 2' CAL ACER PALMARIM JAPANESE MARE 2' CAL ACER 165666NM SHANTANG MAPLE 2" CAL ACER IRUNCAIUM SHANTANG MAPLE 2' CAL 0 FRAANUS PENNSYLVANICA 'MMHALL'S SEEDLESS' GREEN ASH 2' CAL FRAXINUS PENNSYLVANICA 'MARHALL'S SEEDLESS GREEN ASH 2' CAL GINGKO B ILCBA 'AUTUMN GOLD' GINGKO 2' CAL GINGKO BILOBA 'AUTUMN GOD' GINGKO 2' CAL QUERCUS COCLYNEA SCARLET OAK 2 CAL • WERCUS COCCINEA SCARLET OAK 2' CAL QUERQUS ROBUR X ALBA 'CRIMSONSPIRE' CRIMSONSPIRE OAK 2' CAL 66)1006 SERRAT6 JAPANESE ZELICOVA Y CAL ZELKOVA SERRATA JAPANESE ZELKOVA Y CAL EVERGREEN & OEgD10US SHR1186 EVERGREEN & DECIDUOUS SHRUBS LARGE Q CALUCARPA BOONIERI VAR. 0RALD1I PROFUSION' BEAUTYBERRY IT MIN LARGE CAWCARPA 800INIERI VAR. ORALDII PROFUSION' BEAUTYBERRY IT MIN CORTADERIA 5ELL0ANA 'PUNKA' DWARF PAMPAS GRASS 18' MIN CH01516 TERNAT6 MEXICAN ORANGE 18' MIN PHODNIA X FRASER JAPANESE PHOTINIA 18' MIN PHODNIA X FRASER JAPANESE 660116)6 18' MIN PRUNUS LAUROCERASUS 'MT. VERNON' MT. VERNON LAUREL 18' MIN PRUNUS LAUROCERASUS 'MT. VERNON' MT. VERNON LAUREL 18' MIN MEDIUM O 0 ARBUTUS UNEDO 'COMPACTA' DWARF STRAWBERRY TREE 18' MIN MEDIUM O 0 ARBUTUS UNEDO 'CGMPACTA' DWARF STRAWBERRY TREE 18' MIN BERBER'S S G 6050)6NSIS '664WAM PENN' 68WAM PENN BARBERRY 18' MIN BERBEIRS S IAADWYEN95 'WILLIAM PENN' YAWAM PENN BARBERRY 18' MIN CHOISYA TERNATA MEMC6 ORANGE 18' MIN CALAMAGR05D5 X ACUDFLORA 'KARL FOFRSIER' FEATHER REED GRASS 1 GAL CORNUS SERICE6 RED TWIGGED DOG1100) 18' MIN CORNUS 5ERICEA RED TWIGGED DOGWOOD 18' MIN COTWUS WGGYGR1A 'VELVET CLOAK SMOKE TREE 18' MIN COTINUS COGGYGRIA 'VELVET CLOAK' SMOKE TREE 18' MIN EUONYMOUS BURNING BUSH 18' MIN FOIHERQLLA GARDENII DWARF FOTHEROLLA 18' MIN NANDINA DOMESTICA HEAVENLY BAMBOO 18' MIN EUONYMOUS BURNING BUSH 18' MIN PENNISEIUM AOPECURCIDES FOUNTAIN GRASS 18' MIN GARDENIA GARDENIA 18' MIN RIBES SANOUINEU6 FLOWERING RED CURRANT 18' MIN PENNISENM ALOPECUROOES FOUNTAIN GRASS 18' MIN RHODODENDRON RHODODENDRON 18' MIN NANDINA DOMESIICA HEAVENLY BAMBOO 18' MIN ROSA 'KNOCK OUT' KNOCK OUT ROSE 18' MIN RIBES SANOUINEUM FLOWERING RED CURRANT 18' MIN VIBURNUM DA0D1 DAVID'S VIBURNUM 18' MIN RHODODENDRON RHODODENDRON 18" MIN VIBURNUM ONUS 'COMPACT5M' SPRING BOUQUET VIBURNUM 18' MIN ROSA 'MOCK WY KNOCK OUT ROSE IT MIN SMALL 0 POLYS5CHUM WHEW SWORD FERN 18" MIN VIBURNUM DA0DII DANDY VIBURNUM 18" MIN GROUND COVER & GRASSES VIBURNUM ONUS 'COMPACTU9' SPRING BOUQUET VIBURNUM IT MIN - - - - -.-_ .- -_ - ' -_'_ COTONEASTER CREEPING COTONEASTER 1 CAL GROUND COVER & GRASSES MAHONIA NERVOSA OREGON GRAPE 1 GAL CAREX ALBULA FROSTY CURLS SEDGE 1 GAL MAHONIA REPENS CREEPING MAHONIA 1 GAL COTONEASTER CREEPING COTONEASTER 1 CAL RUBUS PENTABOLUS CREEPING BRAMBLE 1 GAL 16MONIA NERVOSA OREGON GRAPE 1 GAL !ANN MAH01416 REPENS CREEPING MAHONIA 1 GAL F 44 r 161) OD fi'D 0510 NV �o °oo °�;yo '''�pO��:e T WAU t- ° o0a 0 . - l....o °e .. .. ooh ^eooe 000.00 mau!!L>tmr! 0000pTQTQi°o°. °°°°.0000TO 00000000 III m oO o • • vo 0:00.01 OOCO00 00 O g0000 #00000 :OCtO CO l ��� f�CC:O.� O- I TT _ I I C `0 I I Oaf I _ w i: prO I t: ° ° oaa.�c�c5.0� . .,C_Cpt iii ot��z0!oaa:ooa,'za�#f,00coti�o I.00eooaa.. 0:o:3a`e oo.i� 0.0 �`o 0 1 cc`Qy'e cr o_ I aA. ` "ao3cc. ir°�rs °�'on g groceootso 7. GRAPHIC SCALE OPo60UL SNM6r ..Fr. 4910 2001 111 rights . ...... a 1.m be AO..- CD - IEN PR I CT TACOMA . SEATTLE 12151.017RhSSANNAN 100. Nam. 6. RSAW 29$2ATl 1140 SA1 AWL. . Stag 162+ SwOR m 96101 2005102421 1H N6p.N,NAN AROm¢,6 RECEIVED SEP 1 . COMMUNITY DEVELOPMENT LAND USE REVIEW ETAT! OF C NINIG2E Nfi 360 TUNWILA TOWNNONES FOUNTAIN PARK 11L le..l•°n_ 711.124, WA PnitlN. 0612 2.22 PHASE ONE PLANTING PLAN L1.00 r 1 10 • L A • L— S - - - �—t LUNL U YLA141Ndi t; t ' ' ala Rah _,.erc Q G +Gl' op. W` - --- P .''O'Opp; s2..e' .ait °J° 4 .O 5601540/10 E °1 111111119070761 WINN - vi ' � f .-- -_ - -.- _ _ .. ORIGINAL SNEET6M ...Tn,p1© E „A Hi rig . so.n., RECEIVED • 0©00 TACOMA • SEATTLE SO WMJ Ak SA Mom NN 3610 m.m,.a rxG WA Awns sm ma um. MI se. MAU. XL MACR.NANAN ARCHITECTS LAND USE REVIEW .,An .Aa6.GTGN 116061111117717 LEONARD E DGQFA CE7711SGATC NO. e67 NA 6LA 702 NNONES faIMMN PARK TUKY111.A. WA howl No. 1114 AO PHASE ONE PLANTING PLAN MINOR MCOIFCAT10.6 AA.TY 2706 Aaron woos AEDA.I AI JULY N. Zn{ AESIAARTA AUDUST E.m FROMM SET SEPT 1.7601 AAA ZONE '0' PLANT LIST- EVERGREEN SCREEN ZONE 'E' PLANT LIST- ROOFTOP COURTYARD SYMBOL SYMBOL BOTANICAL NAME COMMON NAME 1 SIZE 5011801 BOTANICAL NAME COMMON NAME I SZE DE0IX10U5 TREES EVERGREEN & DEgQUQUS TREES 2 CAL EVERGREEN & OEgQUQUS TREES FVFRGRFFN & DECIDUOUS RIFFS 13 ORW CRO R NNE MAPLE 6' CAL ACER G85E PAPERBACK APPLE 2' CAL CH CRAM ARMS NOOIKATEN9S A INCENSE CEDAR 6 FEET ACER TRUNCA CATUM SHANTANG AMPLE 2' CAL CHAMAECYPARIS OBIUSA NANA GRAQUS MN0K1 FALSE CYPRESS 4' HT. CAIOCEDRUS DECURRENS INCENSE CEDAR 6' AT FVFRCMRF0N & DECIDUOUS SHRUB/ CHAMAECWARIS OBTUSA 'NANA GRAQUS 416061 FALSE CYPRESS 4' HT, URGE (• T MYRICA CAUFORNICA PACIFIC WAX MYRTLE 18 MIN GINGKO BILOBA 'AUTUMN GOLD' GINGKO 2 CAL MEDIUM Q, ARBUTUS UNEDO 'COMPACTA' DWARF STRAWBERRY TREE 18 MIN WERCUS RCBUR X ALBA 'CRIMSONSPIRE' CRIMSCNSPIRE OAK 2 CAL. CHOISYA ERRATA MEXICAN ORANGE I8' MIN STYRAX JAPONICA JAPANESE SNOWEIET1 2 CAL NANDINA DGMES71CA HEAVENLY BAMBOO 18' MIN EVERGREEN & DECIDUOUS SHRUBS RH000DENDRGN RHODODENDRON 18' MIN LARGEQ CAWCARPA BOONIERI VAR. 0RAL011'PROFU90N' BEAUTYBERRY 18' MIN SARCOCOCCA RUSCIFOJA SWEET BOX 18' MIN CHAENOMELES JAPONICA 'CAMEO' FLOWERING QUINCE 18' MIN VIBURNUM DAVID! DAVID'S LABURNUM 18' MIN MEDIUM ® 0 ARBUTUS UNEDO 'COMPACTA' DWARF STRAWBERRY TREE 18' MIN VIBURNUM MINUS 'COMPACTUM' SPRING BOUQUET LABURNUM 18' MIN BEABERIS 5 016090EN95 'WIWAM PENN' WILLIAM PENN BARBERRY 18' MIN SMALL 0 POLYSTICHUM MUNIIUM SWORD FERN 18 MIN CALAMAGROSRS X ACURFLORA 'KARL FOERSTER' FEAIHER REED GRASS 18' MIN PRUNUS LAUROCERASUS 'MT. VERNON' GR0ANO COVFB & GRASSES CHOISYA TERNATA MEXICAN ORANGE 18' MIN .... COTONEASTER CREEPING COTONEASTER GAL CORNUS SERICE4 RED WIGGED DOGWOOD 18 MIN ALMOND. NERVOSA OREGON GRAPE i GAL CORTADERIA SELLOANA 'PUMILA' DWARF PAMPAS GRASS 18 MIN MAHONIA REPENS CREEPING MAHONIA 1 GAL. CORNUS COGGYGRIA 'VELVET CLOAK' SMOKE TREE IN MIN TAXUS BACCATA ' REPENS SPREADING YEW 1 GAL FOIHEROLA GARDENI DWARF FOTHEROLLA 18' MIN PHILADELPHUS 1EWA91 DES 18' MIN EUCNYMOUS BURNING BUSH 18' MIN VINES e AKEBIA OJINATA FIVELEAF AKEBIA 1 GAL. NANDINA DOMESTICA HEAVENLY BAMBOO 18' MIN DINARS ARMANDII EVERGREEN CLEMATIS 1 GAL. PENNISEIUM ALOPECURC*DES FOUNTMN GRASS 18' MIN LOBCERA CIUOSA aJMBING HONEYSUCKLE 1 GAL. RIBES SANGUINEUM FLOWERING RED CURRANT 18' 408 LONICERA SEMPERNRENS CLIMBING HONEYSUCKLE 1 GAL RHODODENDRON RHODODENDRON 18' MIN PARIHENOOSSUS OUINQUEFC*JA NR0NIA CREEPER 1 GAL ROSA 'KNOCK OUT' KNOCK WT ROSE 18' MIN LABURNUM RNUS 'COMPACTUM' SPRING BOUQUET VIBURNUM SARCOCOCCA RUSCFOIA SWEET BOX SRQUND COVER SYMPHORICARPOS ALBUS SRC/MERRY PO.YSRCHUM MUNIIUM VIBURNUM DALADI DAVID'S LABURNUM _ _ _ _ _ - ' - _ - _ " _ - _ - _ _ -_ VIBURNUM TINUS 'COMPACTUM' SPRING BOUQUET VIBURNUM 1 GAL WUCELA WINE AND ROSES WEIGEL4 & GUSSE5 SMALL 0 GARDENIA GARDENIA 1 GAL POLYSRCHUM MUNIIUM SWORD FERN 1B' MIN PHORNIA X FRASEPo JAPANESE PHOIINIA 18' MIN PRUNUS LAUROCERASUS 'NT. VERNON' MT. VERNON LAUREL 1B' MIN GROUND MAR & GRASSES RU8U5 PEN7ABOUS CREEPING BRAMBLE CAREX ALBULA FROSTY CURLS SEDGE OREGON GRAPE 1 I 1 T T 7 1 1. 1 1 COTONEASTER CREEPING COTONEASTER AMMONIA REPENS HAKONECHLOA MACRA JAPANESE FOREST GRASS MM -ONIA NERVOSA OREGON GRAPE AMMONIA REPENS CREEPING AMMONIA TAXUS 8406610 ' REPENS' SPREADING YEW LA_WLN r 1 10 • L A • L— S - - - �—t LUNL U YLA141Ndi t; t ' ' ala Rah _,.erc Q G +Gl' op. W` - --- P .''O'Opp; s2..e' .ait °J° 4 .O 5601540/10 E °1 111111119070761 WINN - vi ' � f .-- -_ - -.- _ _ .. ORIGINAL SNEET6M ...Tn,p1© E „A Hi rig . so.n., RECEIVED • 0©00 TACOMA • SEATTLE SO WMJ Ak SA Mom NN 3610 m.m,.a rxG WA Awns sm ma um. MI se. MAU. XL MACR.NANAN ARCHITECTS LAND USE REVIEW .,An .Aa6.GTGN 116061111117717 LEONARD E DGQFA CE7711SGATC NO. e67 NA 6LA 702 NNONES faIMMN PARK TUKY111.A. WA howl No. 1114 AO PHASE ONE PLANTING PLAN MINOR MCOIFCAT10.6 AA.TY 2706 Aaron woos AEDA.I AI JULY N. Zn{ AESIAARTA AUDUST E.m FROMM SET SEPT 1.7601 AAA ZONE 'B' PLANT LIST- SIDE YARD AND PARKING LOT ZONE 'C' PLANT LIST- PARK PLANTING SYMBOL BOTANICAL NAME COMMON NAME 1 SIZE SYMBOL BOTANICAL NAME COMMON NAME SIZE ED 0 DE0IX10U5 TREES H a EVERGREEN & OEgQUQUS TREES ACM PALMAIUM JAPANESE MAPLE 2' CAL ACER PALMATU4 JAPANESE MAPLE 2' CAL AUER TRUNCAIUM SHANTANG MAPLE 2 CAL ACER TRUNCAIUM SHANTANG MAPLE 2' CAL FRAXINU5 PENNSYLVANICA MARHALL'S SEEDLESS' GREEN ASH 2' CAL CAIOCFDRUS DECURRENS INCENSE CEDAR 6 FEET (09060 BILOBA 'AUTUMN COD' GINGKO 2' CAL FRA%INUS PENNSYIVANICA 'NARHALL'S SEEDLESS GREEN ASH 2' CAL QUE860S COCONEA SCARLET OAK 2' CAL. GINGKO OLOBA 'AUTUMN GOLD' GINGKO 2' CAL 00.6004 SERRATA JAPANESE ZELKOV* 2' CAI. PSEUDOTSSGA MFN2IE00 000040 FIR 6 FEET EVERGREEN & DEgD0005 91RU85 OIIERCUS COCCINEA SCARLET OAK 2' CAL LARGE Q CAWCARPA BODINIERI VAR. GRALD0 'PROU90N' 8160108ERRY 16' MIN ZELKOVA SERRAT6 JAPANESE 2ELKOVA 2' CAL. CORTAORIA 5ELL0ANA PU6ILA' DWARF PAMPAS GRASS 18' MIN EXEROBEENAMMULIRM PHORNIA X FRASERI JAPANESE PHOTINIA 18' MIN CHOSYA 'ERRATA MEXICAN ORANGE I8' MIN PRUNUS UUROCERASUS 'MT. VERNON' M1. VERNON LAUREL 18 MIN HCLOOSCUS DISCOLOR OCEANSPRAY 15' MIN 3 0 o ARBUTUS UNEDO 'COMPACTA' DWARF STRAWBERRY TREE 18' MIN MYRICA CAUFORNICA PACIFIC WAX MYRTLE 18' MIN 815818IS S GLADWYEN95 'WIWAM PENN' WIWAA PENN BARBERRY 18' MIN PHOTINIA X FRA5ERI JAPANESE PHORNIA 18' MIN CHOSYA 1166606 MEXICAN ORANGE 18' 41N PRUNUS LAUROCERASUS 'MT. VERNON' MT. VERNON LAUREL 18' MIN CORNUS SERICE4 RED NAGGED DOGWOOD 18' MIN MEDIUM C 0 ARBUTUS UNEDO 'COMPACTA' DWARF STRAWBERRY 1REE 18' MIN CORNUS COGGYGRIA 'VELVET CLOAK' SMOKE TREE 18' MIN CORNUS 5ERICEA RED TWIGGED DOGWOOD 18' MIN EUONYMQUS BURNING BUSH 18' MIN COTINUS COGGYGRIA 'VELVET CLOAK' SMOKE TREE 18' MIN NANDINA DOMESTICA HEAVENLY BAMBOO 18' MIN EUONY4W5 BURNING BUSH 18' MIN PENNISEIU4 ALOPECURO0ES FQUNTMN GRASS 18' MIN PHILADELPHUS 1EWA91 MOCKORANGE 18' MIN RIBES SANGUINEUM FLOWERING RED CURRANT 18' MIN RIBES SANGUINEUM FLOWERING RED CURRANT 18' MIN RHODODENDRON RHODODENDRON 18' MIN RHODODENDRON RHODODENDRON 18' MIN ROSA 'KNOCK OUT' KNOCK OUT ROSE 18' MIN ROSA 'KNOCK OUT KNOCK OJT ROSE 18' MIN LABURNUM DAVIOI DAVID'S LABURNUM 18' MIN SARCOCOCCA RUSCYFOIJA SWEET BOX 18' 4114 VIBURNUM 11NU5 'COMPACIUM' SPRING BOUQUET LABURNUM 18' MIN VIBURNUM DAN0I DAVID'S VIBURNUM 18' MIN SMALL 0 PO.YSTICI044 4UNI1U4 SWORD FERN 18' MIN LABURNUM RNUS 'COMPACTUM' SPRING BOUQUET VIBURNUM 18 MIN SRQUND COVER & GRA55E0 SMALL 0 PO.YSRCHUM MUNIIUM SWORD FERN 18' MIN _ _ _ _ _ - ' - _ - _ " _ - _ - _ _ -_ CREEPING COTONEASTER 1 GAL GROUND C 1618 & GUSSE5 AMMONIA NERVOSA OREGON GRAPE 1 GAL COTONEASTER CREEPING COTONEASTER 1 CAL MAHONIA REPENS CREEPING AMMONIA 0 GAL �' - GAULTHERIA 5HA11ON 501.61 i GAL. RU8U5 PEN7ABOUS CREEPING BRAMBLE 1 GAL MAMMA NERVOSA OREGON GRAPE 1 GAL L� � ` AMMONIA REPENS CREEPING MAHONIA 1 GAL LOX r 1 10 • L A • L— S - - - �—t LUNL U YLA141Ndi t; t ' ' ala Rah _,.erc Q G +Gl' op. W` - --- P .''O'Opp; s2..e' .ait °J° 4 .O 5601540/10 E °1 111111119070761 WINN - vi ' � f .-- -_ - -.- _ _ .. ORIGINAL SNEET6M ...Tn,p1© E „A Hi rig . so.n., RECEIVED • 0©00 TACOMA • SEATTLE SO WMJ Ak SA Mom NN 3610 m.m,.a rxG WA Awns sm ma um. MI se. MAU. XL MACR.NANAN ARCHITECTS LAND USE REVIEW .,An .Aa6.GTGN 116061111117717 LEONARD E DGQFA CE7711SGATC NO. e67 NA 6LA 702 NNONES faIMMN PARK TUKY111.A. WA howl No. 1114 AO PHASE ONE PLANTING PLAN MINOR MCOIFCAT10.6 AA.TY 2706 Aaron woos AEDA.I AI JULY N. Zn{ AESIAARTA AUDUST E.m FROMM SET SEPT 1.7601 AAA ZONE 'E' PLANT LIST- ROOFTOP COURTYARD SYMBOL BOTANICAL NAME COMMON NAME ISIZE ED ACER 0 EVERGREEN & DFODUOUS IREE.5 JAPANESE MAPLE PAPERBARK MAPLE Y CAL T RSEUM ACER IRUNCATUM SHANTANG MAPLE 2' CAL CALOCEDRUS DECURRENS INCENSE CEDAR 6' HT. CHAMAECYPARIS OBTUSA 'NANA GRACIUS' HINpKI FALSE CYPRESS 4' HT. GINGKO BILOBA 'AUTUMN GOLD' GINGKO 2" CAL QUERCUS ROBUR X ALBA 'CRIMSONSPIRE' CRIMSCNSPRE OAK 2' CAL STYRAX JAPONICA JAPANESE SNOWBELL 2" CAL EVERGREEN NV OEgOUOUS SHRUBS LARCEQ CAWCARPA BODINIERI V. GIRAL011 'PROFUSION' BEAUTYBERRY 18" MN CHAENOMELES JAPONICA 'CAMEO' FLOWERING QUINCE 18" MIN MEDIUM O 0 ARBUTUS UNEDO 'COMPACTA' DWARF STRAWBERRY TREE 18' MIN BERBERIS S GLADWTENRS'VAWAM PENN' 66Wo PENN BARBERRY 18" MIN CALAMAGROSTIS X 6061IFLORA 'KARL FOERSTER' FEATHER REED CRASS 18" MIN CHOISYA TERNATA MEXICAN ORANGE CALNMAGROSTIS X AOJRFLORA 'KARL FOERSIER CORNUS SERICEA RED wan DOGYICOD 15 MIN CORTADERIA SELLOANA PUMIA' DWARF PAMPAS CRASS 18 MIN CORNUS COGGYGPJA 'VELVET CLOAK' SMOKE TREE 18' MIN FOTHEROLLA GARDENAI DWARF FOTHEROLLA 15 MIN EUONYMOUS BURNING BUSH 18" MIN RANONA DOMESTCA HEAVENLY BAMB00 18" MIN PENNISEIUU ALOPECURODES FOUNTAIN GRASS 18" MN RIBES SANGUINEUM FLOWERING RED CURRANT 18' MIN RHODODENDRON RHODODENDRON 18' MIN ROSA 'KNOCK OUT KNOCK OUT ROSE 18' MN SARCOCOCCA RUSCIECUA SWEET BOX 18' MN SYMPHORICARPKS ALBUS SNOWBERRY 18' AIN VIBURNUM DANK DAM'S 14BLIRNUM 18" MN LABURNUM RNUS 'COMPACTUM' SPRING BOUQUET VIBURNUM 18' MIN WECELA 11INE AND ROSES' WEIGELA 18' MN SMALL 0 GARDENIA GARDENIA NERVOSA POLYSTCHUM MUNITUM SWARD FERN 18' MIN PHORNIA X FRASERI JAPANESE PHOTMA 18' MN PRUNUS LAUROCERASUS 'MT. VERNON' MT. WRNON LAUREL 18' MN GROUND 006611 NV GRASSES CAREX AL8ULA FROSTY CURLS SEDGE 1 GAL [ z z t1JiT.1, 1 ,1 1 : COTONEASTER CREEPING COTOIEASTER 1 GAL HAKONECHLOA MACRA JAPANESE FOREST GRASS 1 GAL MANOR* NERVOSA OREGON CRAPE 1 GAL MANNA REPENS CREEPING MMN0NIA 1 GAL TAXUS BACCATA REPENS' SPREADING YEW 1 GAL Lati ZONE •A• PLANT LIST- ENTRANCE SYMBOL BOTANICAL NAME COMMON NAME I SIZE DECIDUOUS TREES 0 ACER PALMATUM JAPANESE MAPLE 2" CAL ACER IAIJNCATOM SHANTANG MAPLE 2' CAL FRAXINUS PENNSYLVANICA 'MARHALL'S SEEDLESS' GREEN ASH 2" CAL GINGKO BIL08A 'AUTUMN GOLD' GINGKO 2' CAI. QUERCUS COCONEA SCARLET OAK 2" CAL QUERCUS ROBUR X ALBA 'CRIMSONSPIRE' 00180 INSPIRE OAK 2" CAL ZELKOVA S0RRATA JAPANESE ZELKOVA 2" CAL EYIIRGREEN 4 DEODUOUS SHRUBS CAWCARPA BODINIERI VAR. 6RALDO 'PROFUSION' CAIJJCARPA BOOMER VAR. GRAIDII PROFUSION' BEAUTYBRRY 16' MN CHOISYA TERNATA MEXICAN ORANGE 18' MN PHORNIA X FRASERI JAPANESE PHORNIA 16' MIN PRUNUS LAUROCERASUS 'MT. VERNON' MT. VERNON LAUREL 18' MN MEDIUM O 0 ARBUTUS UNEDO 'COMPACTA' DWARF STRAWBERRY TREE 18' MN BERBERIS 5 GLADWYENSIS 'AMWAM PENN' WILLIAM PENN BARBERRY 18' MN CALNMAGROSTIS X AOJRFLORA 'KARL FOERSIER FEATHER REED GRASS 1 GAL C0RNU5 5ERICEA RED 1580000 DOGWOOD 15 MIN MINUS COGGYGRIA 'VELVET CLOAK' SMOKE TREE 18' MIN FORIERGII1A GARDENII DWARF F0IHEROLLA 18" MIN EUONYMOUS BURNING BUSH 18' MIN GARDENIA GARDENIA 18' MIN PENNISE109 ALOPECURODES FOUNTAIN GRASS 18' MIN NANDINA DOMESRCA HEAVENLY BAMBOO 18' MIN RIBES SANGUINEUM FLOWERING RED CURRANT 18' MIN RHODODENDRON RHODODENDRON 18' MIN ROSA '101004 OUT 66004 OUT R000 18' MIN VIBURNUM DAVIN DA6D'S 14BURNUM 18" MIN VIBURNUM RNUS 'COMPACTOR' SPRING BOUQUET VIBURNUM 18' MIN SXROUNC 006ER R CRAWS CREEPING COTONEASTER CAREX ALBUA FREE CURLS SEDGE 1 GAL � MANOR* r COTONEASTER CREEPING COTONEASTER I CAL NERVOSA OREGON GRAPE 1 GAL MAHONIA REPENS CREEPING MANCNI* 1 CAL ZONE 'B' PLANT LIST- SIDE YARD AND PARKING LOT SYMBOL BOTANICAL NAME COMMON NAME SIZE ED DECIDUOUS TREES ACER PALMATUM JAPANESE MAPLE 2' CAL ACER TRUNCATUM SHANTANG MAPLE 2' CAL PENNSYLVANICA 'MARHALL'S SEEDLESS GREEN ASH 2' CAL GINGKO BILOBA 'AUTUMN GOLD' GINGKO 2' CAL O FRAXINUS QUERCUS COCONEA SCARLET OAK 2' CAL ZElKOYA SERRATA JAPANESE ZEUKOYA 2 CAL EKRGIR0N k DEp0UW5 SHRUBS LARGE 0 CAWCARPA BODINIERI VAR. 6RALDO 'PROFUSION' BEAUTY03ERRY 18' MN CORTADERIA SELLOANA 'PUMA' DWARF PAMPAS GRASS 18' MIN PHOTIMA X FRASERI JAPANESE PHORNIA 18" MIN PRUNUS LAUROCERASUS 'MT. VERNON' MT. VERNON LAUREL 16" MIN MEDIUM 0 0 ARBUTUS UNEDO 'CCMPACIA' DWARF STRAWBERRY TREE 18' MIN BERBERS S GIAOWYEN515 'WOWAM PENN' WWAR PENN BARBERRY 18' MIN CNOISYA TERNATA MEXCAN ORANGE 18" MN CCRNUS 5ERICEA RED TWIGGED D00W000 18' MIN CORNUS COGGYGRIA 'VELVET CLOAK' SMOKE TREE 18' MN EUONYMOUS BURNING BUSH 18' MIN NANDINA DOMEST1CA HEAVENLY BAMBOO 18' MIN PENNISETUM ALOPECURODES FOUNTAIN GRASS 18' MIN RIBES WIGUINEUM FLOWERING RFD CURRANT 18' MIN RHODODENDRON RHODODENDRON 18' MIN ROSA 'KNOCK OUT KNOCK OUT ROSE 18' MIN VIBURNUM DAME! DA14D'S VIBURNUM 18' MN VIBURNUM 1NUS 'CCMPACTUM' SPRING BOUQUET VIBURNUM 18' MIN SMALL 0 PO101106UM MUNIIUM SWORD FERN 18" MIN VIRGINIA CREEPER GROUND COVER k GRASSES ----------- - - - - - - - COTONEASTER CREEPING COTONEASTER 1 GAL MAHONIA NERVOSA OREGON GRAPE 1 CAL CREEPING RAHONA 1 GAL RUMS PENTABOLUS CREEPING BRAMBLE 1 GAL ZONE 'D' PLANT LIST- EVERGREEN SCREEN SYMBOL BOTANICAL NAPE COMMON NAME 102E EVERGREEN 8 DECDUOUS TREES 2" CAL ACER ORCINATUM NNE MAPLE 2" CAL • CHAMAECSP80S CYPAAIS NOOTKATENSIS INCENSE CEDAR 6 FEET CHAMAECWARS OBTU5A 'NANA GRAMS' HIN0KI FALSE CYPRESS 4 HT. EVERGREEN 8 DECKKIOUS SHRUBS LARGE (') MYRICA CAUFCRNICA PACIF10 WAX MYRTLE 18' M1N MEDIUM Q ARBUTUS MECO 'COMPACTA' DWARF STRAWBERRY TREE 18' MN CHO1SYA IERNATA MEXICAN ORANGE 18' MN NANDINA DOMESRCA HEAVENLY BAMBOO 18' MN RHODODENDRON RHODODENDRON 18' MIN SARCOCOCCA RUSOFOJA SWEET 80X 18' MIN VIBURNUM 0814604 DAVID'S VIBURNUM 18' MIN 148URNUM RNUS 'COMPACIUM' SPRING BOUQUET VIBURNUM 18' MIN SMALL 0 POLYSRCHUM 8061108 SWORD FERN 18' MIN GROUND COYER & GRASSES COTONEASTER CREEPING COTONEASTER 1 GAL MAHCNIA NERVOSA OREGON GRAPE 1 GAL MAHONIA REPENS CREEPING MAHONIA 1 GAL TAWS BACCATA ' REPENS' SPREADING YEW 1 GAL AO VINES e AKEBIA WNATA 016010AF AKEBIA 1 GAL CLEMATIS ARMAND1 EVERGREEN CLEMATIS 1 GAL IONICERA CIUOSA CLIMBING HONEYSUCKLE 1 GAL LONICERA SEMPER14RENS CURBING HONEYSUCKLE 1 GAL PARRIENOOSSUS OUINQUEFOLJA VIRGINIA CREEPER 1 GAL C S f • t' 14 J T � 00000eoo0011I 0 Cam, 0,0, a0O_O_O00_00o. e I & u u 00000 IIIIIIm11Ufi @I� CooOQ�Q °O ° oo.0900 T °O'oo00 0000 a000 i ...._, �.. 000 0'000 00_S9_O_9� 090Q0�09004 0000t r o - o. 000.0o = - ORIGINAL SKEET 0 8'.42' 74 .1100 2004 .11 r10Ms nurvl C©OS TACOMA . SEA TTLE 221SALA SM. Mb 000 rmry WA EC O SCUM IS SOO MA Arms Sub ISM bdY. WA pTM 2061671405 TO 60042 LAND USE REVIEW RATE OF WA eowTOR ma.mm 1AIDKAN AROwt•OT lF RIME E TFRTf1CATE NO. YR TUKWILATOWNNONTS FOUNTAIN PAWL LLL N_ TUKWRA WA PWNCN. 0614 101147.40 RECEIVED SE? f c. L ...T COMMU NITY DEVELOPMENT PHASE TWO PLANTING PLAN IOWA A MOU1FTATTONS JULY T.IO O .eN0..4058. 44IDWr•A JULY MEM RESUONRTAL AUOUST220m4 1.5003203 39 SEPT 7E06 Np L2.00 • 6 4 1 K . 4 ".00:00,01 41.:484Nag_ 4 Ce; CW;e • ow rams! rim Iwo 11111111111110111111•11110111111W 'j !v oeo ;ai000c+e!,e ORIGINAL SHEET IS OT.AT <.Ir 10DI RECEIVED SEP � COMMUNITY DEVELOPMENT w ova** two 20 ' a..,e ©OD TACOMA • SEA TILE MIS NINA Ili S...A Sub SO, TIMM WA MIW L'MOE 12 2S3P0 Aru. Alt 1626. SW* WA 0S101 mm2as NI MnwwAAN AROOTECTS LAND USE REVIEW T NOVILA TOWNIOMES FOUNTAIN 0.1410 TUVAI A M ^ PHASE TWO PLANTING PLAN MINOR MODIFICATIONS Mr i. ION RPM Wes 21 AST b. 04 RES SMITTAL 4.11031ST T2. 'WW PROGRESS SE1 SEPT 1. MIN m ETAT. OR MAMImnTOM REGISTERED LADEIRCADE AwnEOT 0FA1F*CATE MS 367 RAND IN 0616 70624440 <n1< t.1. L2.01 ZONE 'D' PLANT LIST- EVERGREEN SCREEN ZONE 'E' PLANT LIST- ROOFTOP COURTYARD SYMBOL SYMBOL BOTANICAL NAME COMMON NAME 192E SYMBOL BOTANICAL NAME COMMON NAME NE el DE0DUOU 0 EVERGREEN & DFOOL1OUS TREES 2' CAL TREES EVERGREEN & DECIDUOUS TREES • 0 NICER MUM NNE MAPLE Y CA ACER GRISEUM PAPERBARX MAPLE 2' CAL CHAMAECYPARIS NOMAIENSS ECWS INCENSE CEDAR 6 FEET ACER TRUNCATUM SHANTANG MAPLE 2' CAL FRA5NUS PENNS1tVAF8CA MARHALL'S SEEDLESS CHAMAECYPARIS OBTUSA 'NANA GRAMS NINON/ FALSE CYPRESS 4' HT. CALOCEDRUS OECURRENS INCENSE CEDAR 6' HT. FVFRGREFN & DECIDUOUS SHRUBS CH AMAECYPARIS OB1USA'NANA GRACILE' UNOLO FALSE CYPRESS 4' HT. LARGE (.T MYRICA CAIJFORNICA PACIFIC WAX MYRTLE 18' MIN GINGKO 05086' AUTUMN GOLD' GINGKO 2' CAL MEDIUM 0° ARBUTUS UNEDO 'COMPACTA' DWARF STRAWBERRY TREE 18' MIN OUERCUS ROBUR X ALBA 'CRIMSONSPIRE CRIMSONSPIRE OAK 2' CAL CHGSYA TERNATA MEXICAN ORANGE 18' MIN STIRAX JAPONICA JAPANESE SJOWBELL 2" CAL NANDINA DOMESBCA HEAVENLY BAMBOO 18' MIN FVFRGRFFN & DECIDUOUS SHRUBS RHODODENDRON RHODODENDRON 18" MIN LARGE° CAWCARPA BODINIERI VAR. GRALD6 'PROFUSION' BEAUTYBERRY 18' MIN SARCOCOCCA RUSOFOUA SWEET 80X 18' MIN CHAENOMELES JAPONICA 'CAMEO' FLOWERING OUNCE 18' MIN LABURNUM OAVIDO DAVID'S VIBURNUM 18" MIN MEDIUM ° 0 ARBUTUS UNEDO 'COMPACTA' DWARF STRAWBERRY TREE 18' MW VIBURNUM DMU5 'COMPACTUM' SPRING BOUQUET VIBURNUM 18' MIN BERBEIOS S GLADWYEN9S 'WILLIAM PENN' WILLIAM PENN BARBERRY 18" MIN SMALL 0 POLYSTIpNM MUNITUM SWORD FERN 18' MIN CALAMAGROSTIS X ACIBFLORA 'KARL FOERSTER' FEATHER REED GRASS 18' MIN PRUNUS LAUROCERASUS 'MT. VERNON' GROUND COVER & DI AS5ES CH01516 TERNATA MEXICAN ORANGE 18" MIN • ; COTONEASTER CREEPING COTONEASTER 1 GAL CORNUS S78CEA RED TWIGGED DOGWOOD 18' MIN LI AHONI8 NERVOSA OREGON GRAPE 1 GAL CORTADERIA SELLOANA 'PUMILA' DWARF PAMPAS GRASS 18' MIN IAHONIA REPENS CREEPING MAHONIA 1 GAL. CODNUS COGGYGRIA 'VELVET CLOAK' SMOKE TREE 18" MIN TAXUS BACCATA REPENS SPREADING YEW 1 GAL FOTHERGILLA GARDENII DWARF FOTHER0LLA 18' MIN PHILADELPHUS LEAST N8ES 18' MIN EUON`NOUS BURNING BUSH 18" MIN VINES ® AKEBIA OUINATA FI59EA AKEBIA 1 GAL. NANDINA DOMESBCA HEAVENLY BAMBOO 18' MIN CIEMAPS ARMANDI EVERGREEN C28*511S 1 GAL PENNISETUM ALCPECURCDES FOUNTAIN GRASS 18' MIN LONICRA 0UOSA 554080 HONEYSUCKLE 1 GAL RIBES SANOJINEUM FLOWERING RED CURRANT 18' MIN LONICERA SEMPERVIRENS CLIMBING HONEYSUCKLE I GAL RHODODENDRON RHODODENDRON 18' MIN PARTHENOCISSUS OUINQUEFOLIA VIRGINIA CREEPER 1 GAL ROSA 'KNOCK OUT' KNOCK OUT ROSE 18' MIN VIBURNUM IINUS 'COMPACTUM' SPRING BOUQUET VIBURNUM SARCOCOCCA RUSOFOUA SWEET BOX GROUND COVER & GRASSES SYMPHORICARPOS ALBUS SNOWBERRY SWORD FERN VIBURNUM DAVIW DAVID'S VIBURNUM VIBURNUM TINUS 'COMPACTUM' SPRING BOUQUET VIBURNUM WEKELA 'NINE AND ROSES' WEIG6LA SMALL 0 GARDENIA GARDENIA P0LYS11CHUM MUNITUM SWORD FERN 18' MIN PHOBNIA X FRASER< JAPANESE PHOTINIA 18' MIN PRUNUS LAUROCERASUS'MT. VERNON' MT. VERNON LAUREL 18' MIN GROUND COYER & GRASSES CREEPING BRAMBLE I GAL CAREX ALBULA FROSTY CURLS SEDGE 1 GAL i I C 7 T i i T .7 l t LT COTONEASTER CREEPING COTONEASTER CREEPING IAHONIA HAKONECHLOA MAORI. JAPANESE FOREST GRA55 LAtlti IAA/IONIA NERVOSA OREGON GRAPE 6 MAHONIA REPENS CREEPING MAHONIA TAWS 650(518 'REPENS SPREADING YEW LAWN • 6 4 1 K . 4 ".00:00,01 41.:484Nag_ 4 Ce; CW;e • ow rams! rim Iwo 11111111111110111111•11110111111W 'j !v oeo ;ai000c+e!,e ORIGINAL SHEET IS OT.AT <.Ir 10DI RECEIVED SEP � COMMUNITY DEVELOPMENT w ova** two 20 ' a..,e ©OD TACOMA • SEA TILE MIS NINA Ili S...A Sub SO, TIMM WA MIW L'MOE 12 2S3P0 Aru. Alt 1626. SW* WA 0S101 mm2as NI MnwwAAN AROOTECTS LAND USE REVIEW T NOVILA TOWNIOMES FOUNTAIN 0.1410 TUVAI A M ^ PHASE TWO PLANTING PLAN MINOR MODIFICATIONS Mr i. ION RPM Wes 21 AST b. 04 RES SMITTAL 4.11031ST T2. 'WW PROGRESS SE1 SEPT 1. MIN m ETAT. OR MAMImnTOM REGISTERED LADEIRCADE AwnEOT 0FA1F*CATE MS 367 RAND IN 0616 70624440 <n1< t.1. L2.01 ZONE 'B' PLANT LIST- SIDE YARD AND PARKING LOT ZONE 'C' PLANT LIST- PARK PLANTING SYMBOL BOTANICAL NAME COMMON NAME 012E SYMBOL BOTANICAL NAME COMMON NAME 19ff el DE0DUOU 0 TREES EVERGREEN & DECIDUOUS TREES NICER PALMATUM JAPANESE MAPLE 2" CAL ACER PALMATU4 JAPANESE MAPLE 2" CAL ACER IRUNCATUM SHANTANG MAPLE 2' CAL ACER TRUNCATUM SHANTANG MAPLE 2' CAL FRA5NUS PENNS1tVAF8CA MARHALL'S SEEDLESS GREEN ASH 2" CAL CALOCEDRUS OECURRE 5 INCENSE CEDAR 6 FEET 050<0 BILOBA 'AUTUMN GOLD' GINGKO 2' CAL FRAXIN65 PENNSItVANICA MARHALL'S SEEDLESS' GREEN 691 2 CAL QUERCUS COCONEA SCARLET OAK 2' CAL GINGKO BILOBA 'AUTUMN GOLD' GINGKO GINGKO 2' CAL ZELX 0688.565 JAPANESE ZELKOVA 2' CAL PSEUD011008 MEN21E96 DOUGLAS FIR 6 FEET EVERGREEN &DECIDUOUS SHRUBS QUERCUS COMMA OAK 2' CAL LARGE ° CAWCARPA BODIMEM VAR. 08510II 'PROFUSION' 8EAUTYBERRY 18' MIN 2ELKOVA SERRAT5 JAPANESE ZELKOVA 2' CAL CO 1856815 06110ANA PULJILA' DWARF PAMPAS GRASS 18' MIN EAMEEILAME8MSidaima PHOTINI5 X FRA5 15 JAPANESE PHORNIA 18' MIN LARGE ° CH0SYA TERNATA MEXICAN ORANGE 18' MIN PRUNUS 151560 FRASU5 'MT. VERNON' MT. VERNON LAUREL 18' MIN HOLODISCUS DISCOLOR OCEANSPRAV 18' MIN MEDIUM O 0 ARBURIS UNEDO 'COMPACTA' DWARF STRAWBERRY TREE 18' MIN MYRICA CAJFORNICA PACIFIC WAX MYRTLE 18' MIN BERBER'S 5 GLADWYENSS 'NIWMA PENN' 'MWAM PENN BARBERRY 18' MIN PHOBNI6 X FRASERI JAPANESE PHOEN15 18' MIN CH0SYA TERNATA MEXICAN ORANGE 18' MIN PRUNUS LAUROCERASUS 'MT. VERNON' MT. VERNON LAUREL 18' MIN CORNUS 5ERICEA RED TAGGED DOGWOOD 18" MIN MEDIUM Q 0 ARBUTUS UNEDO 'COP ACTA' DWARF STRAWBERRY TREE 18' MIN CODNUS COGGYCRIA 'VELVET CLOAK' SMOKE TREE 18' MIN CORNUS SERICEA RED TAGGED DOGWOD 18' MIN EUONYMOUS BURNING BUSH 18' MIN CODNUS MCC/MA 'VELVET CLOAK' SMOKE TREE f8' MIN NANDINA GOMESDCA HEAVENLY BAMBOO 18' MIN EUON1'LJOUS BURNING BUSH 18' MIN PENNISEDIM ALOPECUR0DE5 FOUNTAIN GRASS 18' MIN PHILADELPHUS LEAST 80(605ANGE 18' MIN RIBES SANGBNEUM FLOWERING RED CURRANT 18' MIN RIBES SANOUINEUM FLOWERING RED CURRANT 18' MIN RHODODENDRON RHODODENDRON 18" MIN RHODODENDRON RHODODENDRON 18' MIN ROSA 1K800K our KNOp< OUT ROSE 18' MIN ROSA 'KNOCK WT' KNOCK OUT ROSE 18' MIN VIBURNUM DAMDII DAVID'S VIBURNUM 18' MIN SARCOCOCCA RUSOFOLIA SWEET BOX 18' MIN VIBURNUM BNUS 'COMP ACTUM' SPRING BOUQUET VIBURNUM 18' MIN VIBURNUM DAV10'I DAVID'S VIBURNUM 18' MIN SMALL 0 POL STICHUM MUNIUM SWORD FERN 18' MIN VIBURNUM IINUS 'COMPACTUM' SPRING BOUQUET VIBURNUM 18' MIN GROUND COVER & GRASSES SMALL 0 POLYSBCHUM MUNITUM SWORD FERN 18' MIN - - - - - - _ _ CREEPING COTONEASTER 1 GAL GROUND COVER & GRASSES MAHONIA NERVOSA OREGON GRAPE 1 GAL COTONEASTER CREEPING COTONEASTER 1 GAL MAHONIA REPENS CREEPING MAHONIA I 051 GAULTHERIA SHALLOW SMAAL 1 GAL - - - - - - 60855 PENTABOLUS CREEPING BRAMBLE I GAL MAHONIA NERVOSA OREGON GRAPE 1 GAL LAS{ ,.� ' 4AHONIA REPENS CREEPING IAHONIA 1 GAL LAtlti • 6 4 1 K . 4 ".00:00,01 41.:484Nag_ 4 Ce; CW;e • ow rams! rim Iwo 11111111111110111111•11110111111W 'j !v oeo ;ai000c+e!,e ORIGINAL SHEET IS OT.AT <.Ir 10DI RECEIVED SEP � COMMUNITY DEVELOPMENT w ova** two 20 ' a..,e ©OD TACOMA • SEA TILE MIS NINA Ili S...A Sub SO, TIMM WA MIW L'MOE 12 2S3P0 Aru. Alt 1626. SW* WA 0S101 mm2as NI MnwwAAN AROOTECTS LAND USE REVIEW T NOVILA TOWNIOMES FOUNTAIN 0.1410 TUVAI A M ^ PHASE TWO PLANTING PLAN MINOR MODIFICATIONS Mr i. ION RPM Wes 21 AST b. 04 RES SMITTAL 4.11031ST T2. 'WW PROGRESS SE1 SEPT 1. MIN m ETAT. OR MAMImnTOM REGISTERED LADEIRCADE AwnEOT 0FA1F*CATE MS 367 RAND IN 0616 70624440 <n1< t.1. L2.01 - r �t_ fi.4141 \)t4h Gr�F�F��. �t h }TlEP r�R$B� i f. D rma TUKWILA STATION Building 1 - North-east elevation 015229111' a o NNiINI: I �,Gtin .• " :alb - ::�; } VaI =11M 7 : 1 7 11 3 : 4 1 a; 679 . d a � Keno! 1 aY - i iw� 1 a i 1;.o. r ■__ ■I•t• -r.+ S r. architects McGRANAHAN ATTACHMENT 1 • EAST ELEVATION & COLOR STUDY scale: 1" = 60' -0° project_ TUKWILA TOWNHOMES client PRIUM DEVELOPMENT date_ September 11. 2006 RECEIVED SEP 12 2005 COMMUNITY L`. ELOPCO 4It McGRANAHANarc"e EAST ELEVATION & COLOR STUDY - BUILDING 3 GRAPHIC SCALE MMIBMIMMIIII 40 20 10 5 1 project_ TUKWILA TOWNHOMES client_ PRIUM DEVELOPMENT date September 11, 2006 RECEIVED SEP 1 2 2005 n3. DEVELOPMENT to yo.-aFfili111111113121111rM 1111linkia I 'it umpili0 41C111figra min= fr 111 0 0- c „ 1...,. T, !! %/ o�ifl o ! aomin "�My� or+ Y'!I�I [ I�{fib�I,VA W 1- U W 0 t)) c W 0 H W 1- 0 to m C g - ARC McGRANAHAN architects SUN SHADING ELEMENT BOARD & BATTEN LAP SIDING PLANTED WOOD & METAL GREEN SCREEN GARAGE ENTRY WITH CEDAR TRELLIS ABOVE CONCRETE WALL PANEL OPEN GARAGE SCREENING PLAZA LEVEL TRELLIS - WOOD CEDAR TIMBERS WITH STEEL SUPPORT AND SCREENING ELEMENTS SIM TO GREEN SCREEN EAST ELEVATION & COLOR STUDY - BUILDING 2 GRAPH IC SCALE 40 20 10 5 1 project_ TUKWILA TOWNHOMES client_ PRIUM DEVELOPMENT date September 11. 2006 RECEIVED 3 SEP 1 2 2006 COMMUNITY McG RA N A H A N architects EAST ELEVATION & COLOR STUDY - BUILDING 1 GRAPHIC SCALE 40 20 10 5 1 project_ TUKWILA TOWNHOMES client PRIUM DEVELOPMENT date September 11, 2006 RECEIVED 3 a SEP 1 2 Inn; 6 • f. 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NC RONAL* TNVNNOMES AN61 DEVELOP11ENE TU NVlu WA NN... 0414 FLOOR PLAN BUILDING A LEVEL 2 -4 4414OI.4E RENEW 77 1■14 E4 FOUNDATION fENNR 04 AUG OA LAND USE 1161/OMIEfAL 21 AUG DA LAND USE NES11614I7iAL SA OCT 04 A2.12 EC E /VED OCT 2 4 2006 O��UN ORIGINAL SHEET 610'. nt . .Tr In1© 2111 .II rig.. . e 1. (24) ® i.6 PM MET -- �EIIIIII .•[ l.I. 1; - ; 0 OVERALL EAST ELEVATION CD SCALE : /V. r -Y In � � , i■ ■ ' - SOUTH ELEVATION - BLDG A O 4ME : 3/32 . ,'d RIRIII�A ■� ■_ ■ ■ -nng= ■■=MIENNI■11■ ■I11Irnn ce summm ■ i a;ia i 011" - 3= A mimmimur ! MATFROI SaIFTNIF NGR�M� LAP L�G 0. BOARD AND BITTEN LONG C U d -.ST IN PLAICE COIflE • G CLEAR WOOD E D AND METAL GREEN SCREEN F - NON ONTLL SUNSCREEN ELEMENT ED OPEN METAL MESH G�ImR�O.SYSIFN ▪ R .RAGE UGOR CORN SCNEOAE I -10 WI, BARN SWALLOW OB. GREY 1: a YO. KANSAS CORN RED BR. • , • IC IV).SNAM ELE PARTIAL EAST ELEVATION - BLDG BO YALE : 34r - r-0 11...1NA••RGGTECTS 41,11 e•• aaaaa PACIFIC ENGINEERING OESGN 1. 1 N1Y . r. r 1. r.l MEL IOI 1 r• • 1 SUNSET 1a 6I.m4I•11.a .n1. _ PUGET BOND IIEOI.wu E Gz artvlul I•I•InaU_ MALL EN EIECNUC NC li . r .nrli.. lee ,/16111.. PATRIOT FIRE PROTELI.N .r.i.r _ MEW. LOV NNGNEs PRIM DEVELOPMENT I...II•e_ TUKWILA. WA NNW ra 0614 EXTERIOR ELEVATIONS LAND USE REVIEW ON. ATOM MOO LAND USE REwawn• LWG USE RESUME . A5.01 RECE OCT 2 4 Zoos m AIL. IA ALIO 04 21 AUG De 24 OCT OA TO: William Rutledge, Applicant Stuart McLeod & McLeod Development Company, Owner King County Assessor, Accounting Division Washington State Department of Ecology Agencies with Jurisdiction All Parties of Record This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project: Project File Number: Applicant: Type of Permit Applied for: Project Description: Location: Associated Files: Comprehensive Plan Designation/Zoning District: City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director April 29, 2005 NOTICE OF DECISION I. PROJECT INFORMATION L05 -014 and L05 -015 William Rutledge for Pacific Commercial Properties Conditional Use Permit and Design Review ATTACHMENT 4 A mixed -use project with approximately 291 multi - family units and 5000 square feet of retail. The site is located just south of I-405 between the Union Pacific Railroad and the Burlington Northern Railroad tracks and is just north of Longacres Way. E05 -003 Tukwila Urban Center (TUC) II. DECISION SEPA Determination: The City SEPA Responsible Official has determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS). Decision on Substantive Permit: The City's Board of Architectural Review and the Planning Commission has determined that the Conditional Use permit and the Design Review application, for the proposed mixed use project, do comply with applicable City and state code requirements. The Planning Commission has MD Page 1 of 3 Q: \Conditional use permit \L05 - 014 - Tukwila Station mixed use NOD.doc 04/29/05 1:47 PM 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 approved the Conditional Use Permit application based on the findings and conclusions contained in the staff report. The Board of Architectural Review has approved the Design Review application based on the findings and conclusions contained in the staff report and subject to the following conditions: 1. Prior to the issuance of the building permit the applicant shall provide a lighting plan that shall be approved by the City's Police Department. 2. Prior to the issuance of the building permit the overflow trash area enclosure shall be relocated to meet the minimum setback requirements of 10 feet from the property line and the screen wall shall be consistent with the architecture of the building. 3. The applicant shall provide detailed specifications of the site furnishing including light fixtures and benches at the time of the building permit. 4. The proposed signs shall be consistent with the architecture of the building. The Decision on this Permit Application is a Type 4 decision pursuant to Tukwila Municipal Code 18.104.010. One administrative appeal to the City Council of the Board of Architectural Review and the Planning Commission Decision is permitted. No administrative appeal of a DNS is permitted. In order to appeal the Board of Architectural Review and the Planning Commission decision on the Permit Applications, a written notice of appeal must be filed with the Department of Community Development within 14 days of the issuance of this Decision, that is by May 13, 2005. The requirements for such appeals are set forth in Tukwila Municipal Code18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. III. YOUR APPEAL RIGHTS IV. PROCEDURES AND TIME FOR APPEALING 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. V. APPEAL HEARINGS PROCESS The City Council hearing regarding the appeal shall be conducted as a closed record hearing based on the testimony and documentary evidence presented at the open record hearing conducted by the Board of Architectural Review and the Planning Commission. The City Council decision on the appeal is the City's final decision. MD Page 2 of 3 04/29/05 1:47 PM Q: \Conditional use permit \L05 -014- Tukwila Station mixed use- NOD.doc Any party wishing to challenge the City Council decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS may be included in such an appeal. If no appeal of the City Council decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project m aterials i ncluding the a pplication, any staff r eports, and o ther studies r elated t o t he p ermits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Minnie Dhaliwal, who may be contacted at 206 -431 -3685 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. Department of Community Development City of Tukwila MD Page 3 of 3 04/29/05 1:47 PM Q: \Conditional use permit \L05 -014- Tukwila Station mixed use- NOD.doc STAFF REPORT TO THE PLANNING COMMISSION AND THE BOARD OF ARCHITECTURAL REVIEW PREPARED APRIL 20, 2005 HEARING DATE: April 28, 2005 NOTIFICATION: City of Tukwila Department of Community Development Steve Lancaster, Director On March 28, 2005, Notice of Application was posted on site and mailed to surrounding property owners and occupants. The Notice of Hearing was posted on site and mailed to surrounding property owners and occupants on April 14, 2005. It was published in the Seattle Times on April 15, 2005. FILE NUMBERS: L05 -014 - Conditional Use Permit L05 -015- Design Review APPLICANT: Pacific Commercial Properties REQUEST: LOCATION: SEPA DETERMINATION: DNS COMPREHENSIVE PLAN & ZONING DESIGNATION: STAFF: Minnie Dhaliwal Conditional Use Permit and Design Review approval to construct a mixed -use multi- family residential project with approximately 291 multi - family units and 4750 square feet of retail space on a 4.6 acre site. The site area will be 6.02 acres after the Union Pacific Railroad relocation, which will occur at the time of Strander Boulevard extension. The site is located just south of I -405 between the Union Pacific Railroad and the Burlington Northern Railroad tracks and is just north of Longacres Way. Tukwila Urban Center (TUC) 0 Steven M Mullet, Mayor fi ?nn .Cnnthrontnr Rnnlovarrl Cnito #k/nn • T,Ikwi /a Wachinulnn QR1RR • Phnna• 206- 4.31 -_3h7n • Par- 20A-411-3 665 ATTACHMENTS: A. Architectural, Civil and Landscape Plans B. Colored elevations- Building 1- South -west entry, Building 1- North -east entry, Building 2 -3 -west entry, Overall building massing perspective. C. Property Exhibits showing the land swap. D. Applicant's response to Conditional Use criteria. E. Applicant's response to Design Review criteria. F. Comments received in response to the notice of application. PROJECT DESCRIPTION Staff Report to the Planning Commission L05 -014 and L05 -015 Tukwila Station Mixed -Use Project FINDINGS The proposal is to construct a mixed -use multi - family residential project with approximately 291 multi - family units and 5000 square feet of retail space. The project will have a lower level of parking, which will be in the range of 104,849 square feet and five stories of residential. There will be a total of three separate buildings. The first building will have a square footage in the range of 66,112. There will be a total of 60 units in the first building and 5000 square feet of commercial space at the courtyard level. The second building will have a total square footage in the range of 128,886 and 120 units. The third building will have a total square footage in the range of 125,247 and 111 units. VICINITY /SITE INFORMATION Existing Development The site is currently vacant. An exhibition center was proposed on this site in 1995 but was never constructed. Surrounding Land Uses To the north of the subject site is Interstate 405, to the south is the Sound Transit Commuter Rail Station. The site lies between the Union Pacific Railroad and the Burlington Northern Railroad. Further west of the Union Pacific Railroad are single story industrial /warehouse type of buildings. The property east of the Burlington Northern Railroad is in the City of Renton and is part of the proposed Boeing Longacres Office Park Development. Q: \Conditional use permit \L05 -014- Tukwila Station mixed use- SR.doc Minnie Dhaliwal Page 2 04/22/05 BACKGROUND Staff Report to the Planning Commission L05 -014 and L05 -015 Tukwila Station Mixed -Use Project The site is located just south of I -405 between the Union Pacific Railroad and the Burlington Northern Railroad tracks and is just north of Longacres Way. The Sound Transit Commuter /Amtrak Rail Station is just south of the site. The site is located between the Union Pacific Railroad and the Burlington Northern Railroad. The City of Renton has identified a preferred alternative for the future extension of Strander Boulevard eastward from West Valley Highway. This alternative would require the relocation of the Union Pacific Railroad right -of -way from its current location to a location adjacent and west of the existing Burlington Northern right - of -way. Moratorium The site is within Transit - Oriented Development (TOD) area of the Tukwila Urban Center (TUC). The City's vision for this area is to promote a more compact, mixed -use, pedestrian supportive pattern of development that makes effective use of its proximity to the Commuter Rail Station. While the City is in the process of finalizing the sub -area plan for this area, the City Council has adopted a moratorium of certain activities and use. The City Council amended the moratorium on April 5, 2005 to provide an exemption for residential mixed -use transit - oriented development projects within one - quarter mile of the Commuter Rail Station. Zoning Code Amendments City Council has amended the zoning code to allow transit - oriented development housing up to 65 units /acre on properties that are adjacent to and not greater than one - quarter mile from the Sounder Commuter Rail /Amtrak Station property. Also, the parking requirements for transit - oriented development housing have been amended. Property Exchange Agreement The City of Tukwila and Pacific Commercial Properties have entered into a property exchange agreement. Per this agreement the City will exchange a portion of tax lot 242304 -9034 that is currently owned by the City for 100 feet of tax lots 242304 -9137 and 0005800013 in order to facilitate the relocation of Union Pacific Railroad that is associated with the Strander extension project. See Attachment C. The attached property Exhibit I shows the 100 feet property that will be deeded to the City by Pacific Commercial Services for the relocation of the Union Pacific Railroad. Exhibit II shows 30 feet temporary easement that PCP will retain for parking until the relocation of the Union Pacific Railroad. Exhibit III shows 43 feet that will be deeded to PCP at time of the Union Pacific relocation. This Design Review and the Conditional Use Permit applications are for both Phase I (parking in the 30 feet easement along the east) and Phase II (parking in the 43 feet along the west). Development Agreement In association with the Property Exchange Agreement, there is a Development Agreement between Pacific Commercial Properties (PCP) and the City of Tukwila. Based on this agreement PCP will extend the sidewalk from the subject property to West Valley Highway. Q: \Conditional use permit\L05 -014- Tukwila Station mixed use- SR.doc Minnie Dhaliwal Page 3 04/22/05 PUBLIC COMMENTS In response to the notice of application, written comments were received from the Boeing Company, Puget Sound Energy (PSE) and Mr. Ross Whitney. See attachment F. The letter from Perkins Coie LLC representing the Boeing Company raised some concerns with the traffic report. Those comments were reviewed by the City's traffic engineer and the applicant's traffic engineer. The applicant has included the guaranteed Boeing Longacres Park trips of 390 -peak hour volume in their traffic analysis. The applicant has also agreed that the easterly drive will be restricted to entrance only to meet the sight distance requirements. The trip generation, trip distribution, level of service analysis at the intersection of West Valley Highway and Longacres Way and the impact mitigation fees are governed by the City's concurrency ordinance. All impacts associated with these issues will be mitigated as part of their building permit process. PSE asked for some additional information to insure that there was no conflict with the proposed project and PSE's existing facilities. A copy of the site plan was provided to them. Any issues with the proposed project and PSE's existing facilities will be addressed during the building permit review process. Mr. Ross Whitney requested a copy of the traffic report and it was provided to him. REPORT ORGANIZATION This staff report is divided into two sections. The first section covers the Conditional Use Permit and the second section covers the Design Review decision. Staff's conclusions and recommendations follow each section. SECTION ONE - CONDITIONAL USE PERMIT DECISION CRITERIA- CONDITIONAL USE PERMIT Staff Report to the Planning Commission L05 -014 and L05 -015 Tukwila Station Mixed -Use Project The proposed project must comply with criteria detailed in TMC 18.64.050, (1 -5), concerning Conditional Use Permits. Applicant's response to conditional use criteria is attached to this staff report as Attachment D. Staff makes the following findings under the city's Conditional Use Permit criteria (TMC 18.64.050): (1) The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity of the proposed use or in the district in which the subject property is situated. The site is located in the City's transit - oriented development (TOD) area and is adjacent to Sound Transit Commuter Rail Station. The draft Tukwila Urban Center sub -area plan envisons the development of the TOD area with a dense, vibrant mix of housing, office, lodging and supportive retail and service uses. This project fits in within the long -range Q: \Conditional use permit \L05 -014- Tukwila Station mixed use- SR.doc Minnie Dhaliwal Page 4 04/22/05 Staff Report to the Planning Commission L05 -014 and L05 -015 Tukwila Station Mixed -Use Project vision for the area. Recent amendments to the Tukwila Municipal Code allow transit - oriented development adjacent to and no more than one - quarter mile from the Commuter Rail Station to be developed up to 65 dwelling units per acre. The site is located between the Union Pacific Railroad (UPRR) and the Burlington Northern Railroad (BNSF). This project and the land swap will facilitate the relocation of the Union Pacific Railroad associated with the Strander Boulevard extension project. The properties to the east of the Union Pacific Railroad are developed with light industrial /warehouse type of structures. The property to the west of BNSF railroad is proposed to be developed as Longacres Office Park by the Boeing Company. The City of Renton had issued an Environmental Impact Statement (EIS) for that project. The City of Tukwila has an agreement with the Boeing Company regarding traffic impacts to the City of Tukwila and the mitigation of those impacts. The Traffic Impact Analysis Report for this development of 291 multi - family units and about 5000 square feet of retail was submitted with this application. The traffic impact analysis report will have to be consistent with the City's concurrency ordinance. The trip generation, distribution, level of service at the intersection and impact mitigation fees are regulated by the City's concurrency ordinance. The applicant has revised their proposal to include the 390 guaranteed Boeing trips on Longacres Way in their traffic impact analysis. A lso, t he a pplicant h as r evised their proposal to restrict the east driveway to entrance only to mitigate the sight distance concerns. The site is served by Longacres Way. There is a gate at the entrance to the Boeing property that is only opened for metro buses for a few hours every day. It is not clear if that access will be opened in the future as part of the Longacres Office Park development. The one comment regarding the possibility of cut - through traffic from the proposed development through the Boeing property was not analyzed as part of the Traffic Impact Analysis. It is a situation that may or may not be a problem in the future and there is no concrete site plan or design of the Longacres Office Park at this time. (2) The proposed use shall meet or exceed the performance standards that are required in the district it will occupy. The Development Standards for uses in the Tukwila Urban Center (TUC) zone include a maximum height of 115 feet and the following setbacks: Front setback: 15' Side and Rear Setbacks: 10' The maximum height of the proposed building is approximately 75 feet. The proposed project meets all setback and landscaping requirements of the TUC zone except the overflow trash enclosure. Q: \Conditional use permit \L05 -014- Tukwila Station mixed use- SR.doc Minnie Dhaliwal Page 5 04/22/05 Staff Report to the Planning Commission L05 -014 and L05 -015 Tukwila Station Mixed -Use Project The overflow trash enclosure is proposed in the location where it does not meet the setback requirements for phase I but it will meet the setbacks when phase II is developed. The location of the trash enclosure is addressed in the Design Review section of the staff report. The phase I of the proposed project includes parking in the 30 feet easement in the area where the UPRR will relocate. The site area for phase I is 4.67 acres. Phase II will include the relocation of the parking in the 30 feet easement to the west side within 43 feet of the UPRR right -of -way, which will be deeded to the City at the time of UPRR relocation. The site area for phase II is 6.02 acres. The density of the proposed development in phase I is 63.4 du /acre and will be 49.2du /acre after phase II is developed. The recent code amendments to the density standard allow a maximum density of 65du/acres for TOD housing. Also, the recent code amendments changed the parking requirements for TOD housing to one space for one bedroom unit and two spaces per unit for units that have two plus bedrooms. The proposed project includes 189 studio and one - bedroom units, 107 two - bedroom units and 4750 square feet of retail. The minimum number of required parking spaces is 418. A total of 419 parking spaces are proposed in phase I and there will be 422 parking spaces after phase II is developed. The total amount of recreation space that is required for multi - family project is 200 square feet per dwelling unit. For 291 units a total of 58,200 square feet is required. A total of 60,055 square feet of recreation space is proposed. (3) The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design. The subject site is part of the transit - oriented development area of the Tukwila Urban Center. The sub -area plan for this area will call for an intensely urbanized area with a mix of compatible uses oriented toward the train station and spanning high- density residential, live work, office and lodging. This project will be the first step in that direction. The site is currently located between two railroads. Rail consolidation will open up the land in this area. This project and the land swap associated with it will facilitate the rail consolidation, which will happen at the time of Strander Boulevard extension. The proposed site plan has two access driveways on Longacres Way. There will be a crosswalk on Longacres Way to provide a pedestrian connection with the adjacent Commuter Rail Station. A traffic impact analysis report was prepared for this project and it was peer reviewed for the City's traffic consultant. The Boeing Company had raised some traffic concerns with the proposed development. These were passed on to the applicant who has responded to their comments. The trip generation, distribution and Q: \Conditional use permit \L05 -014- Tukwila Station mixed use- SR.doc Minnie Dhaliwal Page 6 04/22/05 Staff Report to the Planning Commission L05 -014 and L05 -015 Tukwila Station Mixed -Use Project mitigation fee is addressed by the City's concurrency ordinance and the proposed project will meet the concurrency requirements as part of the building permit process. The applicant has revised their proposal to include the 390 guaranteed Boeing trips on Longacres Way in their traffic impact analysis. Also, the applicant has revised their proposal to restrict the east driveway to entrance only to mitigate the sight distance concerns. (4) The proposed use shall be in keeping with the goals and policies of the Comprehensive Land Use Policy Plan This project must comply with the following Comprehensive Plan policies and meet necessary Zoning Code regulations. 10.1.4: Allow residential in proximity to water amenities or within walking distance of the Sounder Commuter Rail/Amtrak Station, subject to special design standards. The proposed project will provide approximately 291 multi - family units in the vicinity of the Commuter Rail Station and it is subject to design review. 13.3.8: Continue to encourage the use of rideshare, transit, bicycle and evolving technological transportation improvements. It is our hope that the residents will use the high- capacity transit due to its close proximity to the Commuter Rail Station. 13.4.15: Encourage transit - oriented uses and development patterns in the vicinity of high- capacity transit stations. This mixed -use project in the close proximity of the Commuter Rail Station will be the first project in the TOD area that fits in with the City's long -term vision for the area. 5) All measures have been taken to minimize the possible adverse impacts, which the proposed use may have on the area in which it is located. The proposed project meets all the development standards of the underlying zoning district. It meets the goal and policies of the Comprehensive Plan. The project is subject to design review and all aesthetic impacts will be addressed as part of that process. The drainage design of this project will meet all King County Surface Water Design Manual requirements. The traffic impact analysis submitted by the applicant was peer reviewed by the City's consultant. All issues related to trip generation, distribution and mitigation fee are covered by the City's concurrency ordinance. The concurrency review of the project will Q: \Conditional use permit \L05 -014- Tukwila Station mixed use- SR.doc Minnie Dhaliwal Page 7 04/22/05 CONCLUSIONS- CONDITIONAL USE PERMIT Staff Report to the Planning Commission L05 -014 and L05 -015 Tukwila Station Mixed -Use Project be done as part of the building permit review process. The site access design was revised by the applicant and has been approved by the City's Traffic Engineer. The project was also reviewed by the City's police department for Crime Prevention through Environmental Design (CPTED) issues. They recommended that a lighting plan be submitted as part of the building permit to insure that the proposed project provides adequate lighting levels. They also recommended that the applicant should work with the police department to do some security enhancements both inside the garage and in the outside common areas. The applicant has agreed that they would work with the police department to make this project safe and secure. The requirement for the lighting plan is addressed in the Design Review section of this report. The proposed mixed -use project will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity. The site is located in the City's TOD area and fits in with the long range vision for the area of a dense, vibrant mix of housing, office, lodging and supportive retail and service uses. The proposed project meets the performance standards that are required in TUC zone. The proposed project is compatible with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design. The traffic impact analysis report fort this project will have to be consistent with the City's concurrency ordinance. The trip generation, distribution, level of service at the intersection and impact mitigation fees are regulated by the City's concurrency ordinance. The applicant has revised their proposal to include the 390 guaranteed Boeing trips on Longacres Way in their traffic impact analysis. A lso, t he applicant h as r evised their proposal to restrict the east driveway to entrance only to mitigate the sight distance concerns. The proposed project is in keeping with the goals and policies of the Comprehensive Land Use Policy Plan. This mixed -use project in the close proximity of the Commuter Rail Station will be the fit in with the City's long -term vision for the area. It can be stated that all measures have been taken to minimize the possible adverse impacts this project may have on the area in which it is located. RECOMMENDATIONS - CONDITIONAL USE PERMIT Staff recommends approval of the Conditional Use Permit. Q: \Conditional use permit \L05 -014- Tukwila Station mixed use- SR.doc Minnie Dhaliwal Page 8 04/22/05 SECTION TWO - DESIGN REVIEW Staff Report to the Planning Commission L05 -014 and L05 -015 Tukwila Station Mixed -Use Project This project is subject to Board of Architectural (BAR) design approval under Tukwila Municipal Code (TMC) Section 18.60.030. In the following discussion the Board of Architectural Review criterion is shown below in bold and italics, followed by staff's comments. For the applicant's response to the criteria, see Attachment G. DECISION CRITERIA- DESIGN REVIEW TMC 18.60.050.C. Multi- Family, Hotel and Motel Design Review Criteria. In reviewing any multi - family, hotel or motel application the following criteria shall be used by the BAR in its decision making as well as the Multi - Family Design Manual. 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" (detached single - family) designation would require such harmonious design integration. The site is located within two railroads. There is no single - family development in the vicinity of the project site. The design will blend in with the future rail station and is consistent with the standards required of mixed -use projects. 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. There are no existing trees and the site is virtually flat. 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. Q: \Conditional use permit\L05 -014- Tukwila Station mixed use- SR.doc Minnie Dhaliwal Page 9 04/22/05 Staff Report to the Planning Commission L05 -014 and L05 -015 Tukwila Station Mixed -Use Project The site plan has been developed to emphasize the pedestrian link to Longacres Way and the adjacent rail station. The main building that fronts Longacres Way has pedestrian plaza and retail shops at the street level. The street cross section includes landscaping and sidewalk along Longacres Way. 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 areas, and establishes the initial sense of high quality development. The apartment structures all open onto a common deck level. The common plaza runs the length of the site from north to south and will allow pedestrian traffic between all the buildings and the common facilities. There will be entrances to the deck level from the parking area outside the garage. These entrances and the main building entrances are highlighted. 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. g. There are two access driveways proposed along Longacres Way. The applicant has proposed that the east driveway shall be entrance only to address the sight distance concerns. The site is located between two railroad tracks. The Union Pacific Railroad will be relocated as part of the Strander Boulevard extension project. A crosswalk is proposed on Longacres to provide pedestrian connection with the train station. 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 degrees of privacy appropriate to specific site area functions. Primary common facilities are located in the southerly building on the deck level. These facilities include a theatre, meeting room, exercise /spa facility. These facilities open out onto the common plaza area above the parking garage. A small open space park is located in the north area. There are also common decks and terrace areas for the units. Some private decks and balconies are also proposed. Q: \Conditional use permit \L05 -014- Tukwila Station mixed use- SR.doc Minnie Dhaliwal Page 10 04/22/05 Staff Report to the Planning Commission L05 -014 and L05 -015 Tukwila Station Mixed -Use Project h. Parking and service areas shall be located, designed, and screened to interrupt and reduce the visual impact of large paved areas; There is street level parking at the south side of the building adjacent to Longacres Way, which will accommodate retail use and guest parking. The bulk of the parking is located in a parking structure below the common plaza. For phase I there is a row of parking in the 30 feet easement along the east. As part of phase II development the row of parking in the 30 feet easement will be relocated to the west side, which is currently Union Pacific Railroad right -of -way. i. The height, bulk, footprint, and scale of each building shall be in harmony with its site and adjacent long -term structures. The height of the building (five stories with the parking structure below) is in scale with nearby existing hotel and commercial structures. The applicant has revised the site plan and shifted the center building to the east to break up the long line of the three buildings. 2. BUILDING DESIGN. 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 design is evaluated based on the quality of the design and no particular architectural style is preferred. The proposed design includes modulation and a variety of material /colors that will help break up the big mass of the buildings. The mixed -use building with its shops and main building entry is designed to present the images reminiscent of a train station with the use of brick and dark green metal storefront and canopies above the retail shops. b. Buildings shall be of appropriate height, scale, and design /shape to be in harmony with those existing permanent neighboring developments, 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 structure's anticipated permanence. The building design is complementary in scale to the neighboring development that is envisioned in the Comprehensive Plan. The proposed design includes three separate buildings. The building design includes a variety materials and colors. The design also includes extensive vertical and horizontal modulation to add interest and break up the mass of the proposed buildings. Q: \Conditional use permit \L05 -014- Tukwila Station mixed use- SR.doc Minnie Dhaliwal Page 11 04/22/05 Staff Report to the Planning Commission L05 -014 and L05 -015 Tukwila Station Mixed -Use Project 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. Building components such as windows, doors, eaves, parapets, stairs and decks have been integrated into the overall building design. The barrel vault roof elements add interest to the flat roof. d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. The north and south buildings will have similar color schemes. The middle building will have a different but complementary color scheme. This will help break up the huge scale of the overall project. The colored elevations are attached to this staff report. 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 buildings shall be broken up with building 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. Extensive horizontal and vertical modulation is proposed to break up the huge mass of the buildings. Covered decks, building entry detailing and other features provide a variety of design for the overall project. Stucco and other siding material as well as color variation is used to further reduce the overall scale of the buildings. 3. LANDSCAPE AND SITE TREATMENT. 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. The site is surrounded by the freeway and the railroads. The site has no existing trees or shrubs. Q: \Conditional use permit \L05 -014- Tukwila Station mixed use- SR.doc Minnie Dhaliwal Page 12 04/22/05 Staff Report to the Planning Commission L05 -014 and L05 -015 Tukwila Station Mixed -Use Project 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. Street improvements along Longacres Way include a sidewalk and street trees. Also, perimeter landscaping is proposed along the sidewalk. In addition the parking at the front of the retail areas will have planting islands. Also, trees will be incorporated into the plaza layout to shade outdoor tables. 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. The main deck area will have extensive landscaping that will create a variety of areas for common use with seating areas and pathways linking the project from north to south. d. Appropriate landscape transition to adjoining properties shall be provided. Perimeter landscaping is proposed along Longacres Way to meet TUC standards. Some initial parking will be located on the east side of the building, but this will subsequently be relocated to the west side of the property when the final land swap is completed. Therefore, landscaping has been designed to accommodate these changes. 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 to scale. Sheet A4.1 shows some of the proposed site furnishings including lighting fixtures and benches. The landscape plan shows the location of these site furnishings. Overall the design of the miscellaneous structures will be consistent with the architectural concept and the landscape design. The applicant shall provide detailed specifications of the site furnishings including light fixtures and benches at the time of the building permit. The design of the signs is not finalized at this time. The proposed signs shall meet all sign code requirements and shall be consistent with the architecture of the building. Q: \Conditional use permit \L05 -014- Tukwila Station mixed use- SR.doc Minnie Dhaliwal Page 13 04/22/05 Staff Report to the Planning Commission L05 -014 and L05 -015 Tukwila Station Mixed -Use Project 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. The overflow trash enclosure is proposed in the location where it does not meet the setback requirements for phase I but it will meet the setbacks when phase II is developed. The trash chutes are provided within each building. The trash and recycle collection area is provided in the parking garage. The overflow trash area may or may not be needed for the project. The applicant shall work with the garbage collection agency to determine the exact area required for this project. If the overflow trash area is required it shall be relocated to meet the minimum setback requirements. Also, the screen wall shall be consistent with the architecture of the building. 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 roof) and landscaping. Mechanical equipment will be fully screened with raised parapet walls at the roof level. These have been integrated with building mass and tied in with the stair and elevator penthouses. d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded, 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. Site lighting has been laid out to provide exterior building lighting that is appropriate for the various uses. The retail plaza area will have a combination of pole mounted and face mounted lights that highlight the retail uses and provide pedestrian lighting. The project was also reviewed by the City's police department for Crime Prevention through Environmental Design (CPTED) issues. They recommended that a lighting plan be submitted as part of the building permit to insure that the proposed project provides adequate lighting levels. Q: \Conditional use permit\L05 -014- Tukwila Station mixed use- SR.doc Minnie Dhaliwal Page 14 04/22/05 CONCLUSIONS - DESIGN REVIEW Staff Report to the Planning Commission L05 -014 and L05 -015 Tukwila Station Mixed -Use Project 1. Site Planning: The site plan has been developed to emphasize the pedestrian link to Longacres Way and the adjacent rail station. The apartment structures all open onto a common deck level. This common plaza runs the length of the site from north to south and will allow pedestrian traffic between all buildings and the common facilities. Open space is also proposed to the north of the site. There is street level parking adjacent to Longacres Way. The bulk of the parking is located in a parking structure below the common plaza. Phase I will include a row of parking along the east of the proposed buildings that will be relocated to the west side as part of the phase II development. 2. Building Design: The main mixed use building fronting Longacres Way present a pedestrian plaza with retail shops on the street level, with five stories of apartments above. Extensive horizontal and vertical modulation is proposed to break up the huge mass of the buildings. Covered decks, building entry detailing and other features provide a variety of design for the overall project. Stucco and other siding material as well as color variation is used to further reduce the overall scale of the building. 3. Landscape and Site Treatment: Street improvements along Longacres Way include a sidewalk and street trees. Also, perimeter landscaping is proposed along the sidewalk. In addition the parking at the front of the retail areas will have planting islands. Also, trees will be incorporated into the plaza layout to shade outdoor tables. 4. Miscellaneous Structures: Mechanical equipment will be fully screened with raised parapet walls at the roof level. These have been integrated in to the building mass and tied in with the stair and elevator penthouses. The retail plaza area will have a combination of pole mounted and face mounted lights that highlight the retail uses and provide pedestrian lighting. The City's Police Department reviewed this project for CPTED issues and recommended that a lighting plan be reviewed for this project. Prior to the issuance of the building permit the applicant shall provide a lighting plan that shall be approved by the City's Police Department. Also, prior to the issuance of the building permit the overflow trash area enclosure shall be relocated to meet the minimum setback requirements of 10 feet from the property line and the screen wall shall be consistent with the architecture of the building. The applicant shall provide detailed specifications of the site furnishing including light fixtures and benches at the time of the building permit. Since the design of the signs is not been finalized yet, the design review of the signs will be done prior to issuance of the sign permit and the proposed signs shall be consistent with the architecture of the building. Q: \Conditional use permit \L05 -014- Tukwila Station mixed use- SR.doc Minnie Dhaliwal Page 15 04/22/05 RECOMMENDATIONS - DESIGN REVIEW Staff Report to the Planning Commission L05 -014 and L05 -015 Tukwila Station Mixed -Use Project Staff recommends approval of the Design Review application with the following conditions: 1. Prior to the issuance of the building permit the applicant shall provide a lighting plan that shall be approved by the City's Police Department. 2. Prior to the issuance of the building permit the overflow trash area enclosure shall be relocated to meet the minimum setback requirements of 10 feet from the property line and the screen wall shall be consistent with the architecture of the building. 3. The applicant shall provide detailed specifications of the site furnishing including light fixtures and benches at the time of the building permit. 4. The proposed signs shall be consistent with the architecture of the building. Q: \Conditional use permit\L05 -014- Tukwila Station mixed use- SR.doc Minnie Dhaliwal Page 16 04/22/05 - .: - ♦ . Unit Types_`"s"- '- _ :..: ; • -. - . '.1W66iig• ',° .'A'8s u51o,ir - .•.' 551?AM ' ..B 16r. ' 7nY- 90f1a. C 600 -9000• 026r.•IBom 9rll• - 1 LYR]• E 2Br .2 Bath 1,200 .1 ;F 28R.. Den 1 Inn° • 1 4DP Total, - "al - 8 5 60. ". d2 .15 -}, • ,11' • • I5 • • •0 • • 5 14 60 • •15•t '^• . ' 11 :. 15 " . • "0 5 14 60 `••04' - , 15'a - -` .9.'• 15 0 4 13 56 ''•85. 9::' . 15 y.TV 0.. '' 17 ." 9 5 - 9 55 Totals ' - 80 . ".. 36 70 - • 24 27 55 291 _: SIDEWALK TO E EXTENDED TO 5T VALLEY PER AR CONDITIONS LORED CONC. :STRIAN LINK ISIT STATION 1: ri PROJECTIN■RMATION PARKING INFORMATIONT r=1-' ReCtalred , 189 X 1 Car /DU 107 "X 2 *DU (4750 X I Car/250 Studio ;& 1 Br. ' 2 Br:,;.. • Retail • Total Read,. �arking - 1 phase . Regular Coinpact NC ''- Total 292, • • 117' 10. ., . 419..• Surface Garage 419 . a Parking - 2. Phase Regular - - n,. Compact .• HC` • Total 0 Surface Garage 422 . 189 • 210 19 418 NOTE, SEE SHEETS A1.2 & 613 S 621 FOR LAND SWAP PHASING DIAGRAMS AND EMERGENCY VEHICLE ACCESS INFORM. . 146 273 149.. 273 ' 1 'ROr'ERTY :NE PROPERTY LINE Open Space I I Repulred 200 / DU X294 DU:58B00 n 9rovl0eC • Common DecWTanoce Area • Private Decal /Bolcontes . ' • Comon Roof Deck (Bldg.' 1) Common indoor rec. F6dR1es Bulking 1: Bufding Open Pork Area ©North: .•` Total Open Space Provided:, . 35.475.00 ° 5.25003 - 50300 •. .456003 . • 18.20000 65.305'.00 Density Calculations n Phose 1 Site Area. 4.67 Acres 202,871 00 S0 Ft . 296 DU r 4.67 . • 63 4 OUTAcre nPhose 2 (After final ' land swap) UNION PACIFIC R/R BURLINGTON NORTHER Site Area. 6.02 Acres - '282,05200 So Ft. 296 DU. 6.02. . 49.2 DU/Acre_ 30 EASEMENT PER LAND SWAP AGREEMENT R/R A1.2. 61.3 901 P02 P03 PO4 P05 Poe 907 P08 P09 P13 P11 Ste Plan phase 1 Site Plan phase 2 A2.1 Paridng garage - front A22 Parking garage • mlaa:e A2.3 Parking garage - rear A24 0uding 1 - plaza A2 5 Bulling 2 -3 - Paso A2 6 Build:no 3-4 • plaza AS 1 South elevation - Building 1 A3 2 West elevation - Building 1 A3 3 West elevation - Building 2-3 A34 Elevation Detd:s A3 5 Building section A4 1 Character board CIVIL ENGINEERING RAMS Cover sheet Preliminary Grading and allies Plan Preliminary Grading and ...Mies Ran Preliminary Grading ono UlSties Nan Preliminary Oft Site Water / Sewer Ron Preliminary Longocres Way Plan and Profle Pretnnory Ste Sections Preliminary Detention / Water Quality Detals Prelkr nary Detention / Water Quality Details Existing Conaltlons Mop Lana swap Pan LANDSCAPING PLANS 11.0 Overall planting plan 11.1 Planting Pan - south polon LI.2 Planing Pan - central parton 11.3 Pontng plan - north portion olae•Il ._ • reriTereisilArie7. oN. 4P^ .<r. :Faiseeoag't•IRRLr.;4 i TRASH ENCLOSU / C APR 12 2005 PERMir CEDER OPEN SPACE / / / Vicinity map 0 20' 7a / SITE PLAN SCALE: 1' = 50'-0" wa / 8 Prgect ft: t 0 I W R E hd ,., .... M-04I Drawn by: ....... MD.4 b Date: .... Mot 7, 200 Permit SuorrMrtol Revisions: Apr 12200 ProJect Info A11 I'. P A2.1 PROPERTY LINE PROPERTY LINE A2.2 UNION PACIFIC R/R 30' EASEMENT PE LAND SWAP AGRE MENT BURLINGTON NORTHERN R/R UNION PACIFIC R/R BURUNGION NORTHERN R/R SCALE: 1. _ 160'0" A2.3 • ® 30' TEMPORARY EASEMENT FOR 'A V".11 41 13 Sift SITE PLAN- DIAGRAM - LAND SWAP - SITE AREA LESS C111.O'1.lIfG .13 'C!Y.0 E 'EL E MIME _ 111010111 H 111111111111:CaH11HH1111111H ! .I I III EG�IHIIH1111I111111I1111 11111111M 111 !IIHI1111111111II1111111����Y�� �°e� � "�ealo e o_•o1 =b a swoxokust ?r11!aiINISINKtr ae:_RoWe) �'o�• 111 1111 11111111r 11C b 26'.O' MN FITETRUCK CE 55 tLi26' - 0' MIN FIRE. LIC MIll H r zi ativiVw I!IgR R,4 i I tip,f ._.__ 13 bK IIN 1► r M M�f. , e z; 9 ��► R 45 v. r TRASH EUCLOSUEE / / 0 20 40' 00 OPEN SPACE O ia 4 l SITE PLAN@ PARKING PH1 f I" / SCALE: 1' = 40-0' Project d: Drown by c 0 0 ▪ +- 4 M-041 .... MDS. Date: Mor 7, 213 Perrrtt Submittal ▪ Re ■looru: NY 1220( Site plan phl -1' 1111! 1 111111/ 1111111111ir; r "= 9 eo_ cv a�easu.ar. iT' O j� 0% g r0, o p. ...w•e0 ° a •a wine • . a. �� • n non 111111111111 IIHiuiiHI ligamniummimin 1 111011011111111111111111111110111E111111111111111FIPM1 11' H- 113111HIHhIIHH11H111H11111HHIHM IMO Iiiro =II ALA, OM Ay .0 : 1=- 4 R 45' {{ 1 ►4- 1P t ►� t► 01,„„ (o em a % 'c� 061` ) fie4 ' •. Olt , e • ►y . ! ,►i I a�►y0 o-a> ,Raba a e �� gib✓ 11c 26-01.4W FIRE*RUCKACCE59 ME MI 7:1 ME ME Ell Ell ME MN MI MI NM II_ MIN I• .. •■ ME Id 00 LE MI mere. In, 26-C MN PRE . CK H G:. ink Ea r l 9R - 'vl °l, ,t MI 4.0.2 ) o.sp 4 Cam. 0812.- R 45' 131. I -� Mil ME A2.1 5ECURITY FENCE SECURITY FENCE PROPERTY INE a PROPER'Y A2.2 UNION PACIFIC R/R BURLINGTON NORTHERN R/R > - BURLINGTON NORTHERN R/R SITE PLAN- DIAGRAM - LAND SWAP - SCALE 1' = 160' -O" A2.3 i 48 LAND TRANSFER FROM DIY 59 197 egft N 517E AREA RASH ENCLNSURE SCALE: 1' .413-0" 0 20 .a / / / SITE PLAN@ PARKING PH2 / Prgect l: M-041; Drown br MDS 2S Date: Mar 7. 2004 Penne SLbmltt0 Reyblan:Date np 1.12,41 Kg Site plan ph2 Al Z Mgmt. Offices, Bycicle storage Bollar Prop. line 7R Canopy Bench 30' Parking 1 easement Bench Gate control kiosk 7R 11c 24' -0" 7 PARKING - FRONT 1 ProfeCt t: M -041'' Drawn oy: INDS. S Date: Via 7. 200 Permit Submittal Revision Apr 12.200 Parking - front 7R Driveway below Edge of Balcony Above Garden terrace See landscape plans for planting information Garage entry below T Garage entry below Canopy Bench 4 81Z BUILDING 1 @ PLAZA Prcfect M-0415 Drown DV: MD& 2ST Date: Mar 7. 2CO5 PEArrIt SubrnPfP RevisPr•s: Apr 122005 Building 1 - plaza AO A MATERIAL SCHEDULE A Horizontal siding B VealCol siding C Stucco D Hardlpanel E Conaete F Brick G Metal trellis, canopy and grill H Metal standing seem roof J MDF cornice SCALE: 1" = 10'-0" o 5 e w COLOR SCHEDULE - BUILDING 1 1 HC-77 Alexandria beige Benjamin Moore 2 SW 6055 Fiery Brown Sherwin Williams 3 1617 Cheating heart Benjamin Moore SOUTH ELEVATION - BUILDING 1 4 SW 6258 Tricorn Black Sherwin Wlllloms 5 AC-3 Texas leather Benjamin Moore 6 HC -172 Revere pewter Benjamin Moore I i. �.u . -_ _ I IMMISAMMII�� } t� } S I1•ornimimir p roject rt: M-0415 Drown by, MDS 7ST Date: Mar 7, 2005 Permit Submitted Revisions: Bl South elevation Aft MI Apr 12.20235 Q A Arc Ntoct ue & Plamt.g rma Runodge Mao Architect, P.5. Inc. 19336 47)5 Avo. N.F. 500)110. WA 98155 (205) 440. 0330 FM 302-4381 A residential development Tukwila Station Tukwila. WA Typical park bench Typical lighting Approach to project Time and place Sense of place typical covered bench Kids recreation lam Project m-0415 Drawn by ZST. DJV. M DS Dote: Mar 7. 235 Permit Submittal Rewmons: Apr 12. 2CO5 A4.1 ............ FINISHED FLOOR GARAGE SLAB -19,0 PROPOSED 8" WATER I -- - - — — — I PROPOSED 12" STORM rte'. : AA:5"4 .35 TTO, ER 1i III a:: EPT THE EAST 100.00 FEET OF ALL OF THE ABOVE 151 EXISTING 8' S.S. / I I I / U I II P _ PROPOSED SANITARY 1 - SEVER- MAMNOLE I ()POSED DETENTION I TER QUAUTY �V47ULT• :GAL DESCRIPTION (PROPOSED) I 1 AND 2 OF OTY OF TUKWILA SNORT PLAT N0. 1.98 -0007 AS FILED UNDER TONG MINTY OR7ING NUMBER 9803179075 RECORDS OF KING COUNTY, WASHINGTON. THAT PORTION CL OF THE HENRY MEADER DONATION AIM NO 46 AND OF SECTION 24, TOWNSHIP vORTH, RANGE 4 EAST, WM, IN KING COUNTY wASWNGTON, LYING WEST OF THE BURLINGTON MORN RAILROAD RIGHT—OF—WAY, EAST OF ME UMON PACIFIC RMROAD RIGHT —OF —WAY, AND FEE TH OF A UNE 137 T SOUTH OF THE NORM UNE OF 541D DONATION CLAIM AND NORM OF CENTERLINE OF LONCACRES WAY. ME EAST 43.00 FEET OF THAT PORTION OF THE 100 FOOT WIDE UNION PAOF10 RAILROAD RIGHT NAY (4.K.4. 017CAG0 MILWAUKEE ST. PAUL AND PA0FlC RAILROAD) LOCATED IN THE SOUTHWEST LEER OF SECTION 24, TOWNSHIP 23 NORTH, RANGE 4 EAST, HIM.. IN KING COUNTY. WASHINGTON, 74 UES NORTHERLY OF THE CENTERLINE OF LONGACRES WAY AND SOUTHERLY OF PRIMARY STATE IWAY NUMBER I (INTERSTATE 403) ABOVE MOWED PARCEL CAN BE MORE PARTICULARLY DESCRIBED AS FOLLOWS 7100K LA PORTION OF LOTS 1 AND 2 OF OTY OF 71AA SHORT PLAT N0. L98 -0007 AS FILED UNDER ; COUNTY RECORDING NUMBER 9803129013, RECORDS OF KING COUNTY, WASHINGTON. AND THAT TIM OF THE HENRY HEADER DONATION CLAIM NO. 46 AND OF SECTION 24, TOWNSHIP 23 NORTH, GE 4 EAST, W.M. BEING DESCRIBED AS FOLLOWS: NNING AT THE NORTHWEST CORNER OF SAID LOT 1 THENCE N6673'08 - E ALONG THE NORTH UNE LEON 25.89 FEET TO PONT ON A CURVE WOW WOW RADIUS POINT BEARS S6728'241Y A DISTANCE OF L00 FEET; THENCE SOUTHERLY ALMG SAID CURVE TO THE RIGHT, SAID CURVE ALSO BEING EL ALL TO AND 100 FEET WESTERLY OF THE WESTERLY MARGIN OF THE BURLNNGION NORTHERN ROAD RONT OF WAY. THROUGH A CENTRAL ANGLE OF 187.7157' AN ARC LENGTH OF 558.75 FEET POINT OF COMPOUND Q/RVAIURE; THENCE SOUTHERLY ALONG A CURWE 70 THE RIGHT SAID VE ALSO BEING PARALLEL TO AND TOO FEET WESTERLY OF THE WE57E12 WROTH RGIN OF SAID ROAD RIGHT OF WAY, HAVING A RADIUS OF 232849 FEET THROUGH A CENTRAL ANGLE OF 1'5r, AN ARC LENGTH OF 251.93 FEET: THENCE S0210718 ALONG A UNE WHI04 IS PARALLEL WO 100 FEET WESTERLY OF THE WESTF%Y MARGIN OF SAID RAILROAD RIGHT OF WAY A DISTANCE 75507 FEET TO THE CENTERLINE OF LMGAO4ES WAY" THENCE S8TT7V4YW AL•0 SAID TERUNE.239.32 FEET TO THE @17ERLN8 OF THE EXISTING TRACKS OF THE UNION PACIFIC ROAD; PENCE NO337'43E ALONG SAID CENTERLINE 969.09 FEET; TO A PEWIT OF CURVE TO THE r PENCE NORTHERLY ALONG SAID CURVE TO THE LEYT HAVING A RADIUS OF 373049 FEET NAN A CENTRAL ANGLE OF 03'44'70', AN ARC LFNmTH OF 77814 FEET TO A PONT OF COMPOUND VANRE THENCE NORTHERLY ALONG SAID CURVE TO THE LEFT HAVING A RADIUS OF 187802 FEET 7104 A CENTRAL ANGLE OF 0644'42', AN ARC LENGTH OF 221.08 FEET TO THE SOUTHERLY RIGHT WAY MARGIN OF PRIMARY STATE HIGHWAY ND I; THENCE N662308E ALONG SAID RIGHT OF WAY 019 45.10 FEET TO A POINT ON A CURVE WHOSE RADIUS POINT BEARS S83'44'I5'W A DISTANCE 1921.02 FEET; 7HEOVE SOUTHERLY ALONG SAID CURVE TO THE RIGHT THR01/04 A CENTRAL )11)2'05', 71102'D, AN ARC LENGTH OF 34.67 FEET TO THE POINT OF BEGINNING ANGLE ATE IN THE COUNTY M KING STATE OF WASHINGTON. EX. SSMH119 r SANITARY SEWER BORE I r I IN STEEL SLEEVE 100' RIGHT -OF -WAY -DEDICATION FOR RELOCA DON OF UNION PACIFIC UNE r CONNECT TO EX. WATER , Ex. 10" WATER " y---- WA TER UNE BORE IN STEEL SLEEVE — i AS'9H'tFv_ SeTA°' - -- --— bla� —' PROPOSED SIDE SEWER - - _ _ - "" - --- - -e riLll CONNECTION (TYP. 5 PLACES) PROPOSED 8' WA - - - - - _ ® " w' ° •'`�f EX. PROPERTY LINE TUKWILA STATION EASEMENTS REQUIRED FROM UNION PACIFIC RAILROAD AND PRIVATE PROPERTY OWNERS FOR WORK IN THIS AREA. BASIS OF BEARING BASIS OF BEARINGS AND SECTION BREAKDOWN ARE PER A CONTROL SURVEY DONE FOR THE CITY OF RENTON BY TARGET SURVEYORS. INC. AS RECORDED IN BOOK 58 OF SUR VEYS ON PAGE 286 UNDER RECORDING NUMBER 8712299005. VERTICAL DATUM (NGVD 29) VERTICAL DATUM IS NCVD 1929 PER NOAA BENCHMARK 0 -408 "1965" BRASS DISC SET VERTICALL Y IN THE SOUTH FACE OF COLUMN OF 1 -405 0' X - LNG SR -181. ELEVATION 29.734. NAVE' 1988 CONVERSION ADD 359 FEET TO ALL ELEVATIONS SHOWN. EXISTING UNION PACIFIC RAILROAD RIGHT OF WAY ESTIMATED EARTHWORK OUANfl11ES 4,800 CUBIC YARDS OF CUT 10,500 CUBIC YARDS OF FILL _ _ - _ _ 8 NL �¢ - TaAGKt - ".POSED 8" S .S. PROPOSED DETENTION VAULl\ - r s_ PROPOSED FIRE I " - PROPOSED - 30' - - - -( HYDRANT (TYP) I _ EASEMENT PER PROPOSE _ - - _ PROPERTY UNE - I _ _ - - _ - - - LANDSWAP AGREEMENT EXISTING BURUNGTON NORTHERN RAILROAD RIGHT OF WAY 7 PAC /PLC ENGINEERING DESIGN, LLC 4180 UND AVE S W. RENTON, WA 98055 PHONE: (206) (425) 251 -8811, FAX: (425) 251 -8880 2111'HOR EASTSIDE CONSULTANTS, INC. 415 RAINIER BLVD. N. ISSAQUAH, WA 98027 PHONE: (425) 392 -5351 FAX: (425) 392 -4676 SOILS ENGINEER ASSOCIATED EARTH SCIENCES. INC. 911 FIFTH AVENUE SUITE 100 KIRKLAND, WA 98033 PHONE: (425) 827 -7701 FAX: (425) 827 -5424 PROJECT CONTACTS LAhrW2teE Aftgte- C T GLENN TAKAGI, ASLA 18550 FlRLANDS WAY N. 1102 SHORELINE WA 98133 PHONE: (206) 542 -6100 FAX: (206) 546 -1128 PACIFIC COMMERCIAL PROPERTIES, INC. P.O. BOX 53405 BELLEVUE, WA 98015 PHONE: (425) 453 -4384, FAX: (425) 453 -4385 ARai1TECT RUTLEDGE MAUL ARCHITECTS, P.S, INC. 19336 47th AVE. N.E. SEATTLE, WA 98155 PHONE: (206) 440 -0330. FAX: (206) 362 -4381 TUKWILA, WA. FIFO PRELIMINARY TI-ESE DRAWINGS AYE SUBJECT TO REVISIONS PEIO040 LOCAL JURISDICTIONAL REVIEW VICINITY MAP 50 0 25 50 SCALE: 1' - 50' SHEET INDEX P01 COVER SHEET P02 PRELIMINARY GRADING AND UTILI TIES PLAN P03 PRELIMINARY GRADING AND UT1UTIES PLAN PO4 PRELIMINARY GRADING AND UT71.1 TIES PLAN P05 PREUMINARY OFF -SITE WATER /SEWER PLAN P06 PRELIMINARY LONGACRES WAY PLAN AND PROFILE P07 PRELIMINARY SITE SECTIONS P08 PRELIMINARY DETENTION/WATER QUALITY DETAILS P09 PRELIMINARY DETENTION/WATER QUALITY DETAILS P10 EXISTING CONDITION MAP P11 LANDSWAP PLAN P12 PROJECT LOCATION MAP GY+ • ' *7' 25 4 MAY 6. 2005 0 PROJECT NO.: 04085 ORAWN BY: AA ISSUE DATE: 03-07 -05 SHEET REV.: 04-12-05 1 COVER St-tEET 04085CW1 P01.DWG P01 THE SITE'S WEST PROPERTY LINE TO WEST VALLEY WAY. THIS WORK WILL BE SHOWN ON FUTURE I5 AS SUFFICIENT SURVEY INFORMATION WAS NOT LABLE AT THE TIME OF THIS SVeMITTAL. JNECT EX. TER CB TYPE ri 815 (.40.f./S7 TD OPAO;) !00 BTM =,3 1 RAISED SIDEWALK SEE DTI. SHT P07 Eu 7 (AD.rjST 70 09,40 27 NOTE. DDCVA FOR FIRE SERVICE TO BE - - - LOCATED IN MECHANICAL /SPRINKLER - - RISER .. O0M INSIDE BUILDING. JRB JTTER O ACCES A =15.87 .111 D EWALK SHT. PO AT HIGH ROAD) ACCESS 16.47 .1 CB —� RIM -15.16 IE -16.5 0 v T PO6 FOR i t IEUMINARY I N/PROFILE I ICRES WAY IOVEMENTS L SLOT °RAINI _ - 1 UNION PACIFIC RAILROAD 1 I Ri E 1 I I \ \ 1 I E POLE X. FH L _ 1 CB RIM -15 48 at} PROPOSED 14080 ` C .F C VAULT 29'x 88'K8'DEEP DETENTQN QUALITY VAULT SEE SHEET 1109 FOR DETAILS SWA • OUTFALL STRUCTURE ELEV =11.15 PROPOSED 30' EASEMENT PER LANOSWAP AGREEMENT _ PLrASTdllanrATETER ------ - -____ __ -- -- ?ao?esES- ?Ar?K�IVS- T+aEAr -_ ____ _------ - - - - -- --- - - - - -- OHP - - - -- PR 0�65EiT71'Pf^f - F , �. ' --h8 CA TCRBASIN'(H'P} — - - N PROPOSED TYPE 1 CA TCHBASIN (TYP) - I--- -- 12--------------- - - - - -- -- - - - - --- OWINSWAS MATCH LINE — SEE SHEET P05 FOR CONTINUATION GARAGE , ' ENTRY 190/ GARAGE ENTRY RNISHED SLAB-19.0 GARAGE SLAB-19y .O E ACH EACH BUILDING TO HAVE ITS OWN SIDE SEWER. —•6 -------------------------------------------- ' L i J r GARAGE ENTRY 19.0 GARAGE ENTRY DEDICATED RIGHT OF WAY FOR UNION PACIFIC RELOCATION SEE LANDSWAP PLAN, SHEET P11 EX. SWALE (TO BE MAINTAINED BY CITY) BURLINGTON NORTHERN RAILROAD RIGHT -OF -WAY PROPOSED SANITARY SEWER MANHOLE (IYP) NOTE. PORTION OF WATER MAIN UNDER BUILDING SHALL BE PROVIDED WITH PROTECTION FROM EARTHQUAKE DAMAGE PER NFPA 13 AND NFPA 24. 19 20 SEE SHEET P07 FOR SECTION SEE SHEET 907 FOR SECTION UNION PACIFIC RAILROAD RIGHT -OF -WAY PROPOSEb FIRE - - _HYDRaNT r - 190 CARAGL' - - - - - - _ ENTRY SIDE SEWER CONNECTION (TIP. 5 PLACES) 1 0 GARAGE ENTRY 20 VERTICAL DATUM (NGVD 29) VERTICAL DATUM I5 NGVD 1929 PER NOAA BENCHMARK D -408 "1965" BRASS DISC SET VERTICALLY IN THE SOUTH FACE OF COLUMN OF 1-405 0' X -1NG SR -18I. ELEVATION = 29.734. 1Nc N — TEL 2 • —T- -OHT- - —OHP — G — KEY MAP P05 0 10 20 GRAPHIC SCALE SCALE : 1' - 20' LEGEND • PROPOSED SS MH ® PROPOSED CB (TYPE I) PROPOSED 50'Wx100'Lx5'D CONC. VAULT fi PROPOSED FIRE HYDRANT 12" ST 8" WTR 12" SS 40 PROPOSED STORM PROPOSED WATER PROPOSED SANITARY SEWER PROPOSED PAVING PROPOSED SIDEWALK EXISTING CONTOUR BUILDING OUTLINE DECIDUOUS TREE EVERGREEN TREE EXISTING CB (TYPE I) EXISTING FIRE HYDRANT EXISTING WATER METER EXISTING WATER VALVE EXISTING WATER BLOW OFF EXISTING WATER LINE EXISTING TELEPHONE RISER EXISTING SS MH EX. UNDERGROUND TELEPHONE EX. OVERHEAD TELEPHONE EX. FIBER OPTIC EX. OVERHEAD POWER EX. GAS LINE PRELIMINARY TiE8E ORAWBOS ARE SUBJECT TO RENSIONS PENDNO LOCAL .A TONAL REVIEW PROJECT NO.: 04085 DRAWN BY AA ISSUE DATE: 03 -07 -05 SHEET REV.: 04 -12-05 PRELIMINARY GRADING AND UTILITIES: PLAN 040850801— P02.ONC PO 2 1 PROJECT NO.: 04086 DRAWN BY: AA ISSUE DATE: 03 - 06 SHEET REV.: 04 - 12'06 1 1 -- 1 • • NO3'37'43" E 969.09'7 - ■■••••■ - Z S • PROPOSED TYPE l 19.2 CATCHBASN (TYP) PROPOSED SANITARY SEWER MANHOLE (TYP) SIDE SEWER CONNECTION (TYP 5 PLACES) NOTE: DDCVA FOR FIRE SERVICE TO BE LOCATED IN MECHANICAL/SPRINKLER RISER ROOM INSIDE BUILDING PROPOSED J O" EASETAEN —r— PR T PER LANDST AGREEMENT DL SWALE (TD BE \ MAINTAINED BY CITV • : FNSFED FLOOR GARAGE SLAB-SO NOTE EACH BUILDING TO HAW 175 OWN 917E W. 14— 1 • UNION PACIFIC RAILROAD RIGHT- OF-WAY ---- _ 19.2 100' RIGHT OF WAY FOR RELOCATION OF UNION PACIFIC SEE LANDSWAP PLAN. SHEET P11 BURUNGTON NORTHERN RAILROAD RIGHT- OF-WAY -- -PROPOSED _ — _ __ -- _- - -PROPOSED .I-12E1- - - - - - tA-TCHBASN- ET1R)- NOTE: PORTION OF WATER MAIN UNDER BUILDING SHALL BE PROVIDED 111TH PROTECTION FROM EARTHQUAKE DAMAGE PER NFPA 13 AND NFPA 24. GARAGE 19.0 ENTRY PROPOSED WATER SLEEVE UNDER GARAGE _.190 GARAGE ENTRY l r r'� VERTICAL DATUM (NQVD 29) VERTICAL DATUM IS NGVD 1929 PER NOM BENCHMARK 0-408 '1963' BRASS DISC SET VERTICALLY IN THE SOUTH FACE OF COLUMN OF 1 -405 0' X -ING SR -181. ELEVATION - 29.734. LEGEND • PROPOSED SS MH ® PROPOSED 08 (TYPE I) PROPOSED 50'Wx100'Lx5'D CONC. VAUL T PROPOSED FIRE HYDRANT 12 ST 8' W/R 12' SS PROPOSED SIDEWALK EXISTING CONTOUR Matasinsummaiesmsto BUILDING OUTLINE DECIDUOUS TREE EVERGREEN TREE EXISTING CB (TYPE 1) EXISTING FIRE HYDRANT EXISTING WATER METER EXISTING WATER VALVE EXISTING WA TER BLOW OFF EXISTING WATER LINE EXISTING TELEPHONE RISER EXISTING SS MH EX. UNDERGROUND TELEPHONE T — EX. OVERHEAD TELEPHONE F — EX. FIBER OPTIC — , 'IHP— EX. OVERHEAD POWER 6'Mu F EL° ■ - P02 20 0 10 GRAPHIC. SCALE SCALE :1' -20' PROPOSED STORM PROPOSED WA TER PROPOSED SANITARY SEWER PROPOSED PAVING KEY MAP P05 20 40 PO4 PRELIMINARY 'MESE DRAWN= AE SILELUCT TO REVISIONS MOM LOCAL ARVIOICTICINAL RLNIEW It W vanos (DOb MAY 6.= j ui �i sot � j Z � J lll N Z �j<��� M S 0 'ill () wA 040660R01 -POUND P03 c e 4 Q c 0) 0 U 00 00 g tj 1 ORADNO AND LI Tl JT>88 PLAN PROJECT NO.: 04086 DRAWN BY: AA ISSUE DATE: 03 SHEET REV.: 0 eikrowirtmccow 401 000:00 IMBR IMUMEMilismi ax e • rvb .r s I l 0 Lv q ENTRRYrE 19.0 PROPOSED 30' EASEMENT PER L4NDSWAP AGREEMENT �' •�#Arx£S -- II MD UNION PACIFIC RAILROAD RIGHT- OF-WAY - ►� (m8 dT n I * .. Z5 • 4= 2'44 L= 778.14' .. _OUTPACE TO SW I 1 2 - PROPOSED 25200 C.F. ODNC. VAULT 50'W x 72' LONG x 7.0' DEEP SEE SHEET P08 FOR DETAILS IE =9.36 —VI S1DRM CULVERT THE EXISTING 2 N07E ' /- EX 24' ST. (SEE NOTE LEFT) CULVERT THRU THE BURLINGTON NOTHERN RAILROAD BERM MAY NEED TO BE UPSIZED TO A 48' CULVERT IN A 72 STEEL CASING NEED FOR THIS MORK TO BE DETERMINED FOLLOVNNG FURTHER RENEW BY THE CITY OF TUKWILA. L= 5 5 0 . x : • 1735 i i PROPOSED B10 -SWALE SEE DTI.. SHEET P08 - COSTING PROPERTY UNE N - - (SEE LANDSWAP PLAN. U SEE P11). A= 6 L= 22 R= 18. 42" 08' .02 • 100' RICH T-OF-WAY OED! FOR RELOCATION OF UNI SEE iANDSWAP PLAN. S H TION 1 PACIFIC. P11 A 1 9q It \ 1 l \ VERTICAL DATUM (NOVD 29) VERTICAL DAIUM IS NGW 1929 PER NOM BENCHMARK 0- 408 '1985' BRASS DISC SET VERTICALLY IN THE SOUTH FACE OF COLUMN OF 1 -405 0' X -INO SR -181. ELEVATION - 29.734. — 14 • PROPOSED SS UN ® PROPOSED CB (TYPE 1) 12" ST 8 WIR 12 SS T F7 ° T —OHT — OHP— P02 20 0 10 20 w GRAPHIC SCALE SCALE I1' -20' LEGEND PROPOSED 50'Wx1007.x57) CONC. VAULT PROPOSED FIRE HYDRANT PROPOSED STORM PROPOSED WA TER PROPOSED SANITARY SEWER PROPOSED PAVING PROPOSED SIDEWALK EXISTING CONTOUR BUILDING OUTLINE DECIDUOUS TREE EVERGREEN TREE EXISTING CB (TYPE 1) EXISTING FIRE HYDRANT EXISTING EXISTING EXISTING EXISTING KEY MAP P05 WATER METER WATER VALVE WATER BLOW OFF WATER UNE EXISTING TELEPHONE RISER EXISTING SS UH EX. UNDERGROUND TELEPHONE EX. OVERHEAD TELEPHONE EX. FIBER OPUC EX. OVERHEAD POWER PRELIMINARY TF! DRAWN= AFC 13LELIOOT TO IVVBOl6 MONO LOCAL .RIIEOK.RIONAL RENEW PO4 LL PRELSANAFrf GRADNQ AND UT1UTEB PLAN PO41 SANITARY SEWER BORE IN STEEL SLEEVE UNDER RAILROAD TRACKS --MA-TWINE . CONNECT 70 EX. SSMH119 INV. 8'/11.78 GARAGE ENTRY CONNECT TO DC WATER (CUT -IN 3 -VALVE CLUSTER) 4 3 ?ice EX 10 WATER EASEMENTS REQUIRED FROM UNION PACIFIC AND OTHERS FOR WATER/SERER CONNECTIONS AS SHOW. 1 ATER UNE BORE IN STEEL SLEEVE UNDER RAILROAD TRACKS PROPOSED SANITARY SEWER MANHOLE (712.) £(LULL- F1 "Y SEE SNOT P07 FOR SECTION ® =Mr= -_ FIR PROPOSED -'----- - MTYP). - - - - - - UNION PACIFIC RAILROAD RIGHT- OF-WAY MD ROO ENTRY SDE SEWER CONNECTION (TYP. 5 PLACES) OHr -- MO ROO MED ROO REND SCALE 1'100' SITE BOUNDARY UNION PACIFIC RAILROAD EX 18.0 CONTOUR AS MAPPED BY EASTSIDE CONSULTANTS (NOVO 29 DATUM) BURLINGTON NORTHERN RAILROAD THIS PORTION OF THE SITE IS IDENTIFIED AS A FLOOD HAZARD AREA ZONE AH - ELEVATION 18.0 ON FEMA FLOOD INSURANCE RATE MAP 53033C0978 F; RENSED MAY 18, 1995. ZONE AH - EELVATICN 15.0 IS DESCRIBED: "FLOOD DEPTHS OF 1 TO 3 FEET (USUALLY AREAS OF PONDING); BASE FLOOD ELEVATIONS DETERMINED'. 771ERE ARE NO OTHER KNOWN OR MAPPED SENSITIVE AREAS (STEEP SLOPES, WETLANDS. ETC) LOCATED ON THE SITE SENSMVE AREAS MAP MO MO MO OM 20 p� ORAPI OC SCALE SCALEr1'- 20' VERTICAL DATUM (NOVO 29) VERTICAL DATUM IS NOVO 1929 PER NOM BENCHMARK 0-408 ' 1985 BRASS DISC SET VERTICALLY IN THE SOUTH FACE OF COLUMN OF 1-405 0' X -INO SR -181. ELEVATION 4 29.734, • PROPOSED SS MN ® PROPOSED CB (TYPE I) PROPOSED 50'Wx1001.x5'7 CONC. VAULT PROPOSED FIRE HYDRANT Jf 12 ST 8' WTR 12' SS -- 10 vRu p TEL ° T — —F- - DHH ?— 0 10 KEY MAP 20 LEGEND 40 PROPOSED STORM PROPOSED WATER PROPOSED SANITARY SEWER PROPOSED PAVING PROPOSED SIDEWALK EXISTING CONTOUR BUILDING OUTLINE DECIDUOUS TREE EVERGREEN TREE EXISTING CB (TYPE 1) EXISTING FIRE HYDRANT EXISTING WATER METER EXISTING WATER VALVE EXISTING WATER BLOW OFF EXISTING WATER UNE EXISTING TELEPHONE RISER EXISTING SS MH EX. UNDERGROUND TELEPHONE EX OVERHEAD TELEPHONE EX. FIBER OPTIC EX OVERHEAD POWER PRELIMINARY 111201012RAW1400 ALE 116JBCT TO REYbO•e PEACH* LOCAL .AIREICICT1014AL REVIEW § N zZ et CC 0 Q i P PROJECT NO.: 04006 DRAWN SR: AA ISSUE DATE 0907 - SHEET REV.: 04 -12 PPELIANARY OFF WAT1ERMEWER PLAN l P051 STA: 11+1172 OFFSET: 12.50 L *1 25 -- - 16 STA. 31.53 a. 1 21.01 L SAW JC9 EC co, t--w /A/f.4 A � 1/36F.a PP DISCHARGE 1 IE =12.4 I BOX ACCESS RIM 15.62 1 IE =10.9 STAND PIPE TOP-.15.31 IE =1:.9 5 7' - J I STA: 10+ OFFSET•. 2� 51 l 8 4130/PC: 136 0 , N , `` � _'M 1 11 i SLOT DRAIN -BOX ACCESS RIM -15.47 IE =10.9 44 BOX ACCESS RIM =14.90 IE =10.9 BOX ACCE RIM 14.27 IE -t 0.9 PF RC EX CU It; 0 hi 10400 ,0+4O P ,•� II 1 _+ _ ®il jam A: 12 +06.59 Of'FSET: ,0.6 L TBC/PC∎*17. �•< OFF •� 4127 t i'�4I' 3T - 1+157 O 4-_"_ -. SET._tAO C _ . - 19.32 , El TO Ad', :dralmaim .,c7 WAY I 111!11 MONUMENTE') Q so . _J 158TH XT EXTENDED -- 1h -'OOX ACCESS RIM 15,6,7 E 1Ii 90X ACCESS REM -13.65 „ =10.9 SIKH RAM -19.37 IE =13.5 • Y44 N GIOEt':h:_it LONGA E70S11N0 PAVEMENT TO BE REMOVED - DOSING GRADE ELEVAT ON AT. E C PROPOSED GRADE Elk AT' m m 11+20 EXSTING - UTILITY POLE CURB /aur1ER/ DEw ROW OE ROW- CENTERLINE OF EXISTING ROAD PROPOSED SAW CUT UNE IMPROVEMEN OH CENTERLINE OF R-O-W - BOX ACCESS REM - 47 5 =11 1 STA: 12 +06.59 OFFSET: 10.01 L EDGE OF SAW CUT LINE *16.60 TO AN EX. OR. 11+60 12+00 12+40 STA: 12 +51.54 OFFSET: 10.00 L EDGE OF SAW CUT LINE■*16.13 JOIN EX OR. DOSTING PAVEMENT (TTP.) 2E1 .02 31 IE 10.3 CII . =12 37 15 -10.2 C� C RI 1 -1237 IE 9.8 - 1 R :CN PLAN - -" - -�- EXISTING 011LI TY POLE CB RIM =15.48 IE -13.2 A: 12 +70.60 OFFSET: 17.76 L TBC/PCr *1 -BOX ACCESS RIM -16.00 IE -11 1 100.0 DEDICATION 12+80 CB 0 RIM- I ■ 1 f RIM =12.38 /' I 15=9.9 I 1 CBE / RIM 13.62 / 1 I5 -9.9 / n L 1 J , / I y I I I I :: STA: 12 +70.75 OFFSET: 15.06 L EDGE OF SAW CUT UNE■±15.72 JOIN EX. GR. -C8 RIM =15,18 I5 =16 5 I- 13+20 OU WALL STRUCTURE ELEV =11.IS 11: ' 20' - s 50' 50' 100' BURLINGTON -1- NORERN 25 R/R ROW 13+60 1 !0' 20 05 20 0 10 20 SCALE: 1' - 20' PRELIMINARY TIME DRAWINGS APE SECT TO !1V401! P@ClID LOCAL .ARSSOICTIONAuL REVIEW 0 N a. PROJECT NO.: 04066 X 3 DRAWN BY: VK ISSUE DATE: 02 -07-05 SHEET REV.: 04- 1206 PR13MIN RY LONCIACRE6 WAY PLAN AND PRORLE 04032000,- POILOXO P06 1 PARKING GARAGE FE= 19.0 VARIES FACE OF BUILDING LONGACRES WAY (PRIVATE ROAD) 20' / -EXISTING I / CURB 5= 2.05 (MIN.) e SAWCUT EX. PAVEMENT TO PROVIDE A CLEAN. STRAIGHT MATCH LINE FOR NEW ASPHALT 20.0' (MIN.) 12' NEW CONCRETE CURB AND GUTTER VARIES (26' MIN.) REMOVE EXISTING PAVEMENT AS REQUIRED (VARIES) FLOW UNE 57' PROPOSED EAST PROPERTY LINE LANDSCAPING (WIDTH VARIES) NEW 8.0' SIDEWALK :19.0' (TO FACE OF CURB) PARKING STALL 5= 2.05 (MIN.) AS — BUILT fE TRACKS REMOVE EXISTING CURB AND GUTTER 18.8' E.C.C. r LANDSCAPING (WIDTH VARIES) / 16.0' PARKING SPACE 17,3' E.C.C. 30' EASEMENT PER LANOSWAP AGREEMENT ROAD, PARKING AND PAVEMENT SECTION A -A (PHASE I) J.• EXISTING GRADE UNION PACIFIC RAILROAD RIGHT OF WAY EXISTING-- E.C.C. GRADE 43' 14.75' SCALE 1• -5' ROAD, PARKING AND PAVEMENT SECTION B -B (PHASE I) SCALE P -5' EXISTING GRADE SCALE P -5' 24.0' DRIVE S= 2.07. (MIN.) EXISTING EAST PROPERTY UNE 100' DEDICATION TO UNION PACIFIC RAILROAD EXISTING WEST PROPERTY UNE 3.0' E.C.C. 18.5' ROAD, PARKING AND PAVEMENT SECTION C-C (PHASE I) 26.0' 19.0' PARKING SPACE 18.8' 20.0' DRIVE LANE 3.0' FACE OF BUILDING _S= 2.05 (MIN.) PARKING GARAGE FE= 19.0 7.0' SIDEWALK 19.0' BUILDING FF- 19.0 C/L SWALE PRELIMINARY, T•E98 DRAWINGS ARE 8l6JECT 1O REVISIONS PENDING LOCAL JUREDICTIONAL REVEW l v a PROJECT NO.: 04085 DRAWN BY: OLD ISSUE DATE: 03 - 07 - 05 SHEET REV.: 04 - - PREUMINARY SITE SECTIONS Pool PROJECT NO.: 0 4055 N. DRAWN BY: DJW ISSUE DATE 03-07-05 SHEET REV.: O4 -12.05 ONO DRAIN. (TYPICAL) TE FOOTING DRAIN TO LE 18.87' 18.6? 18.67' B 1r N -12 INLET S- 0.0050 SOLID, 24 LOCKING UD. RIM- 18.60 TOP OF LID ELEV.- 18.10 FOOTING DRAIN, ROUTE OR 1O EV It Ca 11' WATER SURFACE ELEV.= 18.60 (UVE STORTAOE) WATER SURFACE ` E1FY.- 11.60 (DEAD STORAGEA 0.59 0.5 PROVIDE 3'x 3' OPENING THROUGH INTERNAL WAU. (4 REQUIRED) NORTH DETENTION VAULT (PLAN VIEW) 5'x 10' REMOVABLE PANEL 18.8? PROVIDE 3'x 3' OPENING THROUGH INTERNAL WALL (4 REQUIRED) 36' •'1 PROVIDE OPENING THROUGH INTERNAL WALL SCALE' 1 -10' SEE SECTION A 88.OW. 5'x 10' REMOVABLE PANEL 50.01' (INTERIOR DIMENSION) NORTH DETENTION VAULT (SECTION A -A) TOP OF UD ELEV.= 18.10 3.0' WALE 1' - 4' 000 {00 3.0' SEE SECTION B-B, BELOW. 3'x 3' OPENING 11 12' N -12 OUTLET S= 0.0050 I ` 38' A I `SOLID, 24'9, LOCIONG UD. f RIM- 18.80 SEE SECTION B-B, BELOW, RIGHT. - 0.5' MINIMUM FREEBOARD • -S 0' (LIVE STORAGE) 1.1' (DEAD STORAGE) 16.67' `FINISHED GRADE Ex 10' REMOVABLE PANEL PRECAST CONCRETE PANEL FOR VAULT UD. H -20 TRAFFIC RATING. 0.5' MINIMUM FREEBOARD WATER SURFACE ELEV.- 16.80 (LIVE STORTAOE) WATER SURFACIE ELEV.- 11.80 (DEAD STORAGE) 00 72.00' (INTERIOR DIMENSION) MIA AI 1 C". - AS ^50' (LIVE STORAGE) ^ - I.s (DEAD STORAGE) 2 COMPOST TILLED INTO 6' NATIVE SOIL NORTH DETENTION VAULT (SECTION B-B) PERF. UNDERDRAIN PIPE UNDER SWALE FILTER FABRIC 5/6'( -) CLEAN DRAIN ROCK BIORLTRATION SWALE( NORTH DETENTION SYSTEM ONLY) A AVM 1 61 I VD I W1 9 1101 8CAI-F7 1' - r SEE SECTION A -A ABOVE, LEFT LIFT ROD. (SEE OIL., T1115 SNEEI) TOP OF UD SHEAR GATE (SEE OIL. ELEV.- 16.10 THIS. SHEET) !000010000100 D006 010 010a001001 PROVIDE OPOIINO - THROUGH INTERNAL WALL fi A BOTTOM DEY.- 7.60 8' MIN. COVER 00 1.0' MINIMUM FREEBOARD WATER DESIGN DEPTH -0.17' SOLID. 24'9, LOCKING UD. RIM- 1560 EMERGENCY OVERFLOW ELEV. - 18.60 6' ELBOW OF. ELEV. - 1535 6' ELBOW ORIFICE ELEV. - 14.85 ORIFICE DUI. - 1.90' 12'9 N-12 OUTLET INV. or am- 11.60 STRAP TO WALL, 3.0' 0.C. (MAX) ORIFICE ELEV. - 9.60 DRILL A 2.51' DIA. HOLE IN A 12 OA. METAL PLATE WELDED 10 BOTTOM OF RISER PIPE. 2.0' (MIN.) DEPTH FLOW - ENO- SWALE- 2' (DESIGN)- 0.17 DEPTH FLOW - 10011i OVERFLOW 0- 2.34 C.F.S. D- 0.15' C.F.S. r 0.027 1181FAT SLOPE -1.0% PRELIMINARY ,SSE ORAwaos Ai! SUBJECT 10 SWOONS 0) i ?150w dt t g .43 . � Bo • w U0. 1 PFELDANAR1r OETENTKINAVATER CIUALJTY DEALS [P081 PROJECT NO.: 04096 \ ORAWN BY: D.IW ISSUE DATE: 08-07-06 SHEET RV: 041>Z-06 I FOO1INO CRAW. (1W ROME F00T(140 DRAIN 1O SWALE 20.00' B4 - 12 14-12 INLET S- 0.0050 J EIaoIK E 5'x 10' REMOVABLE T PANEL (4 REO'D.) 1 R R l WATER SURFACE ELEV.- 15.50 (LIVE STORTAGE) WATER SURFACE ELEN- 11.60 (DEAD STRRA S'x 10' RDIOVABLE PANEL FOOTINO DRAIN, (TYPICAL) ROUTE F001NO DRAIN TO SWALE 44.00' 88.00' (INTERIOR DIMENSION) 4400' SOUTH DETENTION VAULT (PLAN VIEW) B SEE SECTION BI-B BELOW, RIGHT. -8.0' 4.0' (LIVE STORAGE) INV. hr wfl 11.50 STRAP To WML. 3.0' O.C. (MAX) OtIFICH ELEv. - 0.50 SOUTH DETENTION VAULT (SECTION A -A) TOP OF UD BLE V.- 17.00 000 8CAL.E' 1' - 10' SCUD, 240, LOCIONG UD. RIM- 17.50 TOP OF UD ELEV.- 17.00 eoALE+ T -4' 1 O.S' MINIMUM FREEBOARD EMERGENCY OVERFLOW r ELBOW 0!. B Zv'. - 14.50 J O ELBOW ORIFICE B.EV - 14.00 ORIR� CA. - 1.12' 1r0 N-12 OUTLET DRI . A 1.67' CIA. HOLE IN A 12 GA. METAL PLATE WF9 OED 10 BOTTCM OF RISER PIPE 2.0' (MIN.) FlNISHED GRADE S'x 10' REMOVABLE PANEL WATER SURFACE ELEV.- 15.50 (U t STORTAGE) 4e SOLID. 240, L000NG LID. RIM- 17.50 12' 14-12 OUTLET S- 0.0050 PRECAST OONCRETE PANEL FOR VAULT UD. H -20 TRAFV1C RATINC. WATER SURFACE ELEV.- 11.50 (DEAD STORAGE) tl' 'I= 11 I= 11 ll -il: 71= I= B "= IC= 7' =1= n =.il= it =l = it =l =.IL =u= a =.n- n= .n= l =l=lr 88.00' (INTERIOR DIMD4S10N) 8CALEI 1' -4' REMOVABLE WA1ER - 11GHT COUPUNO. 8 CMP EL90W SOUTH DETENTION VAULT (8ECT10N . B-B) HANDLE WITH LOCH PIN ADJUSTABLE LOCK HOOK MATH LOON SCREW. 1'0 ROD CR TUBINO, VARIABLE LENGTH. LIFT ROD FLOW RESTRICTION ELBOW 0.5' MINIMUM - TOP CF UD FRE®OARD 8.0'- LIFT HANDLE SHALL BE ATTACHED PER MANUFAC'NRE'S BEcOMMENDATIONS. r MIN. SEE SECTION A -A ABOVE, LEFT ELEV.- 17.00 --4.0' (UVE STORAGE) -3X (DEAD STORAGE) R1iONT 2.0' MINIMUM SEPARATION 5.0' r OMP ELBOW 12 pIP RISER MAIL OPD910 oP ate 11 000000000000 ACRIXIlB 13AOBd70A110N= MX E1[ILY �ATE'D 1 �09f�f000NS SHEAR GATE 0. NOOA6lIE 9A®t OAIIRT IBAUIRD BE1MlSN RIlIt YWNiNO EUJI0[ MW 9A1e ItMZ. 7. MAIOIO Y IJD MD BODY 10 BQ UAW pI'D FOR P. -. 117. 0. YOB DaII 91ML BC J/r O *. STMILIIS 0. � ��G P YtiT 11 WIOVI B)� MAIDOAL 9'EORICA11 IB ABOMC ecALEI r -4' ❑❑❑OI■ ■ ■ 15111 00001■8■■' ■t1 100 0❑ 0 ❑00030000 0000 00000000 0000 1. 9fM 0A1! 94ML ! MM90M MIRY PER A8111 3-3!-- Xm 011 OAOr 8011 A5111 MB CIA9t JGB Ae IB:9IDRD. 1. arc B[ r Ob. FOR P,X 1r aA N DUI, 12' 9ti POR PE�FE OPEA1 1NAN 1r. = 89.1 (0�1)WJJWI � 7!£ 9xMOI BY . LPT NOLIe AS 9 BY 11111 WH HMDLL DIIDDE( 10 Mt119! 00S POOR Ol 0o1O1 MW 1 ADIJST L0ON F*SID® 10 FRMi 011 L+ 0A1X 91AI1. MOT OPDI 3!'(0 UIE CLLCAR OPD910 BY IMfl 113 tI9* IT BIW TIIB OR 0011[ OTIBA DBMC[. 2.0' MINIMUM SEPARATION LADDER PLAN VIEW AT SUMP SCLID, 240. 1000140 LID. RIM- 18.60 PRELIMINARY I MAT O. 3!ID 3 LL h 0EE1E4U0N/WAT OUAUW DETALB 1# (Pn�a 1 PROJECT NO.: 04085 DRAWN BY: AA ISSUE DATE: 03 SHEET REV.: 2.2 TYPE 11 R14.17.28 iS OT DRA iS OX ACCE 0/.14.27 k AC SS 1.73.6 70.9 90X ACCESS 4111.15.87 E.11.1 OX ACCESS IM.16.47 BOX ACCES 12111.16.00 I \ ca aa4-15.16 IE-16.5 1 CB rrPE 12111.17.18 IE.13.5 — — VW, CB RIM-?6.07 IE (S).12.4 CB R11.4.15.82 iE.11.9 TYPE 11 12114.15.50 IE (E) IE 09.11.6 "") IE (5).11.7 OX ACCESS 004=1190 fIE BOX.11.0 IE 12 RIA1.14.03 1E-11.8 STAND PIPE TOP./5.31 / C IE.11.9 / / AIN 8l ; -43-041.C.HruCttg-__ o nr 4 re maw ___________ ______ - ______ _ = _ _______ ------------------------------------------------------------------------------------------------- - - - - - - - _ ---- — ------------------ ---- ---------------- --------- ----- do nine 747E2: -- -- PUMP STA TypE 8T14.8.1 8111.15.77 BTA1-6.2 a. CEI 14114.15.45 ,1 NELEION PI P2?. AND L WALL STRUCTURE ELEV.II.15 CATCH BASIN INFORMATION CB A CB 0 RIA1.12.31 RIA1.12.38 1E-10.3 6.9.9 08 8 RIM-12.37 1E00.2 C RIA1.12.27 1E.9.8 C8 E 12111.13.82 1■1 ■LI....MD MID MP VW.) IA OW --------- _ — --------- ce 14111.1523 IE-L17 2 NOTE: IE.9 361 - SURVEY INFORMATION PROVIDED BY EASTS1DE CONSULTANTS, INC. 415 RAINER BLVD. N. ISSAQUAH, WA 98027 PHONE: (425) 392-5351 08 TYPE 0 17111-14.09 IE 24 CONC 8.8 \ \ \ \ 50 0 25 50 SCALE r •. 50' PRELIMINARY THEOil DRAWN= APO' °OBJECT TO REInaloms MOM LOCAL JURODOTIONAL L J O 19081143 oorcomoN MAP 5 l i, \` • `t / f T.L 0005800013 PROPOSED PROPERTY UNE FOMLOMWG LANDSWAP PROPERTY UNE SHOW ON PLANS COSTING PROPERTY UNE i FUTURE PROPERTY UNE FOLLOMING LANDSWAP \,- fit �. l \, t' '\ , /\` . BURLAIGMON NORMS M Rm 137' NORTH UNE HENRY A. MEADER D.C. 48 SOUTH UNE GOVERNMENT LOT 8 SEC 24, T.23 N. R 4 E: W.M. PROPOSED AREA TO BE ABANDONED BY UNION PACIFIC RAILROAD AND ACQUIRED BY PACIFIC COMMERCIAL PROPERTIES INC. *59.180 SF. T.L 2023049029 • Z� '. TL' 20230490J4> > / • EXISTING PROPERTY LINE PROPOSED AREA TO BE DEEDED FROM PACIFIC COMMERCIAL PROPERTIES` INC. TD THE CITY OF TUKWILA *103,525 SR X. NOTE: LANDSWAP INFORMATION PROVIDED BY: EASTSIDE CONSULTANTS, INC. 415 RAWER BLVD. N. ISSAOUAH. WA 98027 PHONE: (425) 392 -5351 PROPOSED AREA TO BE DEEDED FROM THE QTY OF TUKMILA TO PACIFIC COMMERCIAL PROPERTIES. INC. *38490 SF. 5D SCALE: r - 50' 0 25 PRELIMINARY THOM DRAWN= AFC KELE= TO RICOMPAI PePCO40 LOCAL JJFICOCMONAL RENEW 50 0 to 0 PROJECT NO.: 04086 DRAWN BY: AA ISSUE DATE: 03 - SHEET REV.: 0412 1 LANDGWAP PLAN I yy.ro -181 viefas 6✓ L5/ pooippi rout 3M ;V/ _4 ...vaatb v 1d3U 1 03s1A311 dV8V tll 8 4$ -- 4- cn p1 0 ;• t \ /��t •o, N. 1 1 001 p I 31 V0§ \ 0 ' A O C) 0 -ea -SZ /y111 aas L9'bZ£1 9 /.61 •331 Vi TUKWILA STATION c FOR PACIFIC COMMERCIAL PROPERTIES P.O. BOX 53405 BELLEVUE, WA 98015 PHONE (425) 453-4384, FAX' (425) 453 -4385 EMAIL T JKWfl a. WA. 04/11/2005 16:43:26 04085 NEIGHBORHOOD C12 -XES8- by Xerox Corporation9.5.3 - £Z -9Z MN ta1£- Ob -LO Civil Engineering and Planning Consultants MN 1 • • • J .t Pacific 4180 LIND AVE. S.W. Eri lrieeririp� RENTON. WA 98055 b b PHONE: D esign, L LC FAX) 251 -8811 (425) 251 -8880 WEB SITE PACENG.COM • swot el AVM O is o0""fl =e •wi o S h Ita o Q b 1 13418 ,z00 (E40D- 4�'+Wrll1� 8b /bl I0A • 06�S6Z QQ , - ti-iLM S11Li1139115VSY 310110330 /AMC 0 0331NVW08 1011 S1 I NV Al23d08, __ 11110A 9N111/101 NI 8N115ISS ■ ■ Sheet L 1.1 --- - - - - - Sheet Sheet L 1.3 ! � � L 1.2 UNION PACIFIC R/R ,. ]111111k m111111L ou �� �ln�n _...Q n .. 0.0.4 la), 9 oa.o 65!60 JJ49 O' — 1a), 6 iwm•.e.wena �'� ".. u� r BURLINGTON NORTHERN R/R north 25 so SCALE: 1" = 50' 100 Glenn Takagi Landscape Architect 18550 Firlends Way N. Suite 8102 Shoreline, WA 98133 (208) 5428100 FAX: (208) 548 -1128 Project No.: Drawn: Checked: Drawing issue: 3-8-05 Review Plan Revisions: c a. 1 Sheet GT /TV GT L 1.0 CHAINLOCK TIES Acer e. 'Queen Elizabeth' / HEDGE MAPLE Acer g. 'Flame' / AMUR MAPLE Calocedrus decurrens/ INCENSE CEDAR Carpinus b. 'Columnaris'/ COLUMNAR HORNBEAM Chamecyparis o. 'Gracilis' / HINOKI CYPRESS Fagus s. "Purpurea'/ COPPER BEECH Magnolia v. 'Henry Hicks' / SWAMP MAGNOUA Magnolia g. 'St. Mary'/ EVERGREEN MAGNOUA Pus c. 'Trinity' / FLOWERING PEAR Pinus densiflora 'Umbraculifera' / TANYOSHO PINE ® Rhus typhina / STAGHORN SUMAC a Arbutus unedo/ STRAWBERRY TREE ® Cistus x purpureus / ORCHID ROCKROSE o Daphne b. 'Carol Mackie' / DAPHNE O Epimedum x versicolor 'Sulphureum' / NCN • Ilex c. 'Convexa' / BOXLEAF JAPANESE HOLLY Juniperus c. 'Torulosa' / HOLLYWOOD JUNIPER Kalmio I. 'Ostbo Red/ Alba'/ MOUNTAIN LAUREL Myrica califomica/ PACIFIC WAX MYRTLE Nandina domestica / HEAVENLY BAMBOO Q Pinus mugo 'Pumilio' / COMPACT MUGO PINE o Potentilla f. 'Moonlight' / CINQUEFOIL • Sarcococca humilis / LOW SARCOCOCCA Coreopsis verticilata 'Moonbeam' / COREOPSIS Gaultheria shallon/ SALAL Hemerocallis 'Hyperion' / DAYLILY Mahonia repens / CREEPING MAHONIA Pennisetum a. 'Hameln' / DWARF FOUNTAIN GRASS LAWN • Plant sizes are specified per the American Standard for Nursery Stock, Publication —May 2, sponsored by the American Association of Nurserymen, Inc. MIN. 1.5 x 1.5 IN. APPROVED STAKE MATERIAL ALL STAKES SHALL BE DRIVEN OUTSIDE THE EDGE OF THE ROOT BALL. AMENDED BACKFILL 18 "- DEEP AS / ETT BELOW ROOT BARRIER (PLASTIC). G t �. GRADE ONSIDE TO BE PROTECTED. COMPACTED AMENDED BACKFILL TAMP SOIL AROUND ROOT BALL BASE FIRMLY WITH FOOT PRESSURE 50 THAT ROOT BALL DOES NOT SHIFT. SHRUBS /GROUND COVERS TIGHTEN TIES ONLY ENOUGH TO KEEP FROM SUPPING. ALLOW FOR SOME TRUNK MOVEMENT. CHAINLOCK SHALL BE LONG ENl5UGH TO ACCOMMODATE 1.5 IN. OF GROWTH. O DECIDUOUS TREE PLANTING NOT TO SCALE min. 2 -1/2" cal., street tree form min. 2" cal. min. 6'0" hgt. min. 2 -1/2" cal. min. 8'0" hgt. min. 4" cal. min. 2" cal. min. 8'0" hgt. min. 2" cal., single trunk min. 6'0" hgt., specimum quality, submit photograph, approval. min. 3 canes at 4 0 min. 42" hgt. min. 18 spr. min. 21" spr. — compact min. 1 gal., full. min. 18" spr. — compact min. 5'0" hgt. min. 24" spr. min. 36" spr., bushy min. 24" spr. min. 21" hgt., non — sheared min. 15" spr. min. 12" spr., spreading forms. 1 gal. 1 gal. 1 gal. 1 gal. 1 gal. ® 36" O.C. at 24" o.c. ® 30" 0.C. ® 24" 0.C. at 24" o.c. EACH TREE MUST BE PLANTED SUCH THAT THE TRUNK FLARE IS VISIBLE AT THE TOP OF THE ROOT BALL TREES WHERE THE TRUNK FLARE IS NOT VISIBLE SHALL BE REJECTED. DO NOT COVER THE TOP OF THE ROOT BALL WITH SOIL 4 IN. HIGH EARTH SAUCER BEYOND EDGE OF ROOT BALL LA FINISH GRADE ANGLED ODES ROOT BALL IF PLANT IS SHIPPED W1TH A WIRE BASKET AROUND THE ROOT BALL. CUT THE WIRE BASKET IN FOUR PLACES AND FOLD DOWN 8 IN. INTO PLANTING HOLE. SET TOP OF ROOT BALL FLUSH TO GRADE 1 -2 IN. HIGHER IN SLOWLY DRAINING SOILS. 1986 UNDERGROUND VAULT _..... C.I.P..... ;..�. CONCRETE BEN � 5 Ativ AP r 3, .I.P. PLANTER --(LOW) .......... TEMPORARY PLANTING IN UNION PACIFIC R.O.W. COORDINATE PLANTING WITH UNION PACIFIC RAILROAD AND THE CITY OF TUKWILA. GRASSGRID PAVERS WITH THYME INFILL PLANTING north 10 20 SCALE: ONTAINER PLAN TER LIGHT BOLLARD Glenn Takagi Landscape Architect 16550 Firlanda Way N. Suite #102 Shoreline, WA 98133 (206) 5428100 FAX. (206) 548 -1128 Project No.: Drawn: Checked: Drawing Issue: 3-8-05 Review Plan Revisions: GT / TV GT Sheet L 1.1 • a BENCH ONTAINER PLANTERS UNION PACIFIC R/R TEMPORARY PLANTING IN UNION PACIFIC R.O.W. COORDINATE PLANTING WITH UNION RAILROAD AND THE CITY OF TUKWILA anal u ii�ri E"mi - EMISEESMFAHREBEil t ':;f' _'. f iei18iMEMIG wrdEIMi si i,s ��crr" am. .112122 OM. Alp". a1� .d ' • 1 al NM • Bldg 2 FIRE HYDRANT "n•;4`,r-'iil5t:» TABLETOP CROSSING - Bldg 3 LIGHT BOLLARD TABLES/ SEATING ANOPY SHELTER ARBOR LIGHT POLE ONTAINER PLANTERS C.I.P. -BENCH Bldg 4 FIRE — ,.HYDRANT LIGHT BOLLARD $ FIRE - - HYDRANT TABLETOP• CROSSING rd �� *lf _ - 6)0(3'%6) PLANTING NOTES; • Planting soil for shrubs /groundcovers shall be deemed as new topsoil /compost cultivated into existing prepared subgrade. Trees shall be pit planted with prepared planting holes being a minimum twice as wide as the rootball and at least nine Inches (9') deeper. • Soil Preparation: Cultivate shrub bed subgrade to o minimum depth of ten inches (10") and clean /remove all rocks, roots. debris over two inches in diameter. Lay a two inch (2") depth of Compost over entire bed and till again to o minimum depth of ten inches (10") to incorporate Compost thoroughly into grade. Then lay a two inch lift of Compost and till again. • Fertilize all installed plants during backfill operations with 4 -2 -2 Agra Transplanter as recommended by Manufacturer. • Substitutions or changes in materials and placement shall be made only on the written change orders as agreed between Contractor, Landscape Architect and Owner. • Mulch all beds with a minimum 2 inch (2 ") depth of approved 'mulch'. • Stake trees as directed by Landscape Architect. • The Landscape Architect retains the right to inspect trees, shrubs and groundcover for compliance with requirements for plant size and quality of any time. This includes but is not limited to size and condition of rootballs, root systems, insects, latent injuries and defects. Remove rejected material immediately from project site. GRASSGRID PAVERS WITH THYME INFILL PLANTING SECURITY FENCE 10 \ .w\ • Upon completion of the Inspection, the Landscape Architect shall amend the Contractor's list of items to be completed or corrected (Punch List) and Indicate the time period for their completion or correction. This shall constitute Substantial Completion and Provisional Acceptance shall be granted at this time. The Landscape Architect will make an inspection for Final Acceptance of the Work upon request by the Contractor. If all of the items of the Punch List have not been completed to the satisfaction of the Landscape Architect, additional inspections will be scheduled at the request of the Contractor. Final Acceptance shall not be granted until all of the items of tha Punch List have been completed to the satisfaction of the Landscape Architect. At this time the Landscape Architect shall certify in writing the Final Acceptance of the Work. • Replacement of Plantings: Remove from site and replace with new planting, at your expense, any plant that is either dead or In unsatisfactory condition, as determined by Landscape Architect as soon as conditions permit within normal planting season. All replacement plantings are then to be under reinstated guarantee period, as specified. Identify these replacements and take whatever necessary steps to prevent similar demise of plant materials. • Warranty. This Warranty shall include replacing and planting same size and species of plant material shown on Drawings that is designated to be replaced by the Landscape Architect. Except for loss due to excessively severe climatological conditions (20 year weather charts), installed plant materials are required to be guaranteed until the end of one growing season against defects and unsatisfactory growth, except for cases of neglect /abuse by Owners /others. All plants replaced shall be reinstated under plant guaranty conditions. TEMPORARY PLANTING IN UNION PACIFIC R-O.W. COORDINATE PLANTING WITH UNION PACIFIC RAILROAD AND THE CITY OF TUKWILA north to TABLETOP CROSSING ' 20 SCALE: 1" = 20' GENERAL NOTES; • Coordinate work with other trades as required. Determine location of underground utilities and perform work in a manner which will avoid possible damage. Coordinate with Utilities Underground Location Center and Owner for locations of existing underground utilities, etc. servicing or routed through the site. • Provide protection of all property, persons, work in progress, structures, utilities, walls, walks, curbs and paved surfaces from damages incurred arising from this work. The Contractor shall pay for any such damage at no additional cost to the Owner. • During construction, keep pavements, building clean. Protect site and adjacent properties from damage due to construction operations, operations by other Contractors /trades and trespassers. Unfinished and completed work shall be protected from damage by erosion or trespassing, and proper safeguards shall be erected to protect the Public. • Staking and Layout: Immediately notify Landscape Architect in writing of any variance between plans and actual site. Landscape Architect has the right to adjust the location of elements. Verify layout with Landscape Architect prior to any installation work. • Verify installation conditions as satisfactory to receive work. Do not install any site elements until any unsatisfactory conditions are corrected. Beginning of work constitutes acceptance of conditions as satisfactory. When conditions detrimental to plant growth/constructed elements, are encountered such as rubble fill, adverse conditions, or obstructions, notify Landscape Architect. Revisions: 0 0 GT / 1V GT Drawing Issue: 3-8-05 Review Plan Sheet L 1.2 Glenn Takagi Landscape Architect 19550 Wanda Way N. SuIw 0102 Shoreline, WA 98133 (206) 5426100 FAX. (208) 546.1128 Project No.: Drawn: Checked: A Horizontal siding B Vertical siding C Stucco O Hardipanei E Concrete F Brick G Metal trellis. canopy and grill H Metal standing seem root J MDF cornice SCALE: 1" = 10 c-cJLJK as,neuuLe - BUILDING 1 1 HC -77 Alexandria beige Benjamin Moore 2 SW 6055 Fiery Brown Sherwin Williams 3 1617 Cheating heart Benjamin Moore I\ art•:' <r, ZINIII®•11111`_im a 0 aa` aa-r_ 0 w 20 4 SW 6258 Tricorn Black Sherwin Williams 5 AC-3 Texas leather Benjamin Moore 6 HC -172 Revere pewter Benjamin Moore WEST ELEVATION - BUILDING 1 Protect 8: MO4l5 Drawn ay: MOS 2St Date: Nat 7, 2005 Permit S1brrMd Racl4 ru: Apr 12.2005 Bl West elevation nuuillu51111miuu1nn 1111111011153E11101103015618111121111 1111 181811IIBBBl1I11B1CBIIBIIEICIDEIII III n xesitT nmi"erivauainn`iu L'� -1if�a GATE ELEVATION SCALE 1/2" = 1'-0" 9'-10" ►■■ II EIS ► \II\ ■0111■1■10 MIBISPINIB TUBE STEEL GATE CONTRACTOR TO PROVIDE SHOP DRAWINGS PRIOR TO FABRICATION. COLOR SCHEDULE - BUILDING 283 3 1617 5 AC -3 Texas leather Cheating heart Benjamin Moore Benjamin Moore 7 HC -95 Sag harbor gray Benjamin Moore 8 HC -101 Hampshire gray Benjamin Moore WEST ELEVATION SCALE: 1" = 30'-0" J 30 60 - 9 HC -100 Gloucester sage Benjamin Moore 10 HC -102 Clarksville gray Benjamin Moore 11 HC -99 Abingdon putty Benjamin Moore 12 HC -21 Huntington beige Benjamin Moore SCALE: 1" = 10'-0" MATERIAL SCHEDULE A Horizontal siding B Vertical siding C Stucco D Hardipanel E Concrete F Brick IIIIIIIII IIIIIIIIIIIH 11119 llhIIIIIIIIIIIIIYI� I(II IBIIpo! eillII0IOI�IOillral 11110111011111111111111111011410111110111111111 • 1111111 w ■ r i ►VII \RA\16 :' :` :'gClea .. 61111166 6116 1. MIMI MIN sIESI ! fVd 021 Into i►.►lsli► a is■ ells IS 1r VIIwIS ►.PrsI seas l WEST ELEVATION — BUILNVG 2 &3 G Metal trellis, canopy and grill H Metal standing seem roof J MDF cornice B2 -B3 West elevation Aft A = whJthrl.01 S!TYiCO, 2 R OU ND PRESS. TREATED NE POLE ( OR APPROVED EQUAL) SET TO LEE OF PREVMUNG (MND PLANTING BACKFILL PER SPECIFICATIONS GRASSGRID PAVERS WITH THYME INFILL PLANTING SECURE W/ LOOP OF CHAINLOCK. CONIFEROUS TREE PLANTING NOT TO SCALE WWD PER SPEOF1CA FORM B' HIGH CONTINUOUS WATER BASIN ifi SOIL OR 0MMPACT SUBGRADE TEMPORARY PLANTING IN UNION PACIFIC R.O.W. COORDINATE PLANTING WITH UNION PACIFIC RAILROAD AND THE CITY OF TUKWILA. SHRUB PLANTING NOT TO SCALE LIGHT POLE SILICONE SEALANT Pr SLAB PICNIC TABLE B&B OR CONTAINERIZED SHRUB. TYP SET ALL PLANTS AT NURSERY LEVEL MIN 2' -3' OF MULCH (PER SPECS) SHRUB fdED SOIL PREPARATION DEPTH (SEE SPECS) FINISH GRADE RRDEEPPPTpH PER SPECS yE P L 2 E R � rag FROM TOP NATIVE BACI(FILL WITH SOIL AMENDMENTS (SEE SPECS.) UNDISTURBED SUBGRADE PROVIDES FIRM BASE SO THAT TBALL WILL NOT SINK) POT 6 RRIGATION PIPE DL . PVC RISER 1.3 627,d7,62 F29102235% n RWER PROTECTION BOARD YIN. 2 DWA. HOLE THROUGH PAVER DBNN'HDIES, con WITH APPROVED FILTER FABRIC. CUT CHANNEL IN PROTECTION FIBERBOARD TO ALLOW FOR FREE FLOW POT DRAINAGE O ROOF DECK POT IRRIGATION 2 N.T.S. / / PER LANDSCAPE TYPICAL SPACING PLAN O GROUND COVER PLANTING NOT TO SCALE / 1 SCALE: 1" = 20' JUTE FABRIC UNDERNEATH BARN MULCH ON SLOPES OVER 2.1 MIN 2'MULCH (PER SPECS) FINISH GRADE TYPICAL GROUND COVER PLANTED AT NURSERY LEVEL SOIL AMENDMENT MIXED WITH NATIVE SOIL (SEE SPECS) SCARIFIED SUBGRADE (SEE SPECS) Project No.: Drawn: Checked: Revisions: Glenn Takagi Landscape Architect 1 8550 FineMs Way N. Suite 4102 Shoreline, WA 58133 (208) 5424100 FAX: (208) 5461128 GT /TV GT Drawing Issue: 3$05 Review Plan Sheet I 1 0 v Archttteclure & Planning rma Rutledge Maul Architects. P.S. Inc. 19336 47th Ave. N.E. Seattle. WA 98155 (206) 4460330 FAX 362-1381 A residential developmen Tukwila Static Tukwila, WA SCALE: 1:1 HP W/ 1 X3 BATTENS 7 )( 5/4" 1X3 HP HORIZONTAL TRIM SCALE: 1:1 CUM IMP -Me 1111MAIRITO 1 X3 HP VERTICAL TRIM 1 1/2" HP W / 3/4" REVEAL 3/4 REVEAL SCALE: 1:1 3 / 4"), / MEM gum gorlavol • 5 I 0 Prolect 5.1-0415 D by: ArlIDS. 257 Dater Mar 7, 2005 Permit Submittal RwAsons: Apr 12.2005 ... . Elevation details - - 13R 8R 1111111111 111111111 1 1/111110 11/111110 Bycicie storage Elevator lobby Pedestrian entry Elev. mech. equipm. 9'-o e . Pedestri entry 8' O" y 8R Grassgrid pavers for firetruck (see landscape) 8R • SCALE: 1" = 117-0° PARKING — MIDDLE —BLDG 2 &3 07 0 Parking - middle A n iiHi!iHUii �i level �a Tel & electr. Elevator mech. equipment AoliltinaMM p to deck / laza level Pedestrian en Grassgrid pavers for firetruck (see landscape) XI U L 0 5 10 SCALE: 1" = 10'-0" za 5R PARKING - REAR - BLDG 4 &5 13R : Access to play arca and open space PROPERTY EXHIBITS ATTACHMENT C PROPOSED PROPERTY EXHIBIT L PACIFIC COMMERCIAL PROPERTIES, INC. COMBINED PARCEL � PEE AO X11 44 P\ -C - IQ 0 100 ems. SCALE:1" =200' AS BUILT CL TRACKS d F CI I I H I — SO. 158TH ST I � 200 LONGACRES WAY AS BUILT C TACKS CONSTRUCTION STORAGE & STAGING AREA J SO. 158TH ST PROPOSED 1PROPERTY EXHIBIT - E- PACIFIC COMMERCIAL PROPERTIES, INC. COMBINED 1PARCEL E OrD l vtttl 5� PEE ! \ ‘ ` I 0 100 SCALE: 1" =200' AS BUILT CL TRACKS I I I I IaIQ aa II a. < Q �c 200 .LONGACRES WAY 1 1 AS BUILT C -TACKS T30 EASEMENT ' 41,134.17 sgft PROPOSED PROPERTY EXHIBIT in PACIFIC COMMERCIAL PROPERTIES, INC. COMBINED PARCEL P EE a oy #,1 e/ N 100 SCALE:1" =200' J • IL ad 5 1; N J SO. 158TH ST 43' LAND 5WAP 59,187.70 sct ft AS BUILT cTRACKS 200 LONGACRES�' WAY z W z. 1-1 Ie • O• zl z kU r l< z lw cal I� �IZ 1 AS BUILT C TEAMS REVIEW CRITERIA The review criteria for various types of projects are shown below. Please discuss development consistency with each criteria. Then, refer to the Tukwila Comprehensive Plan for project consistency with the policies. Please note that more than one category of policies may apply. Criteria for Conditional Uses (TMC 18.64.030) 1. The proposed use will not be materially detrimental to the public welfare or injurious to the property improvements in the vicinity. 1.8.1: Restructure zoning ordinance to allow mixed uses along designated transportation corridors. 1.9.1: The Tukwila Urban Center shall be developed as a high - intensity retail, commercial or light industrial area of regional significance, with mixed use residential uses. 3.2.7: Encourage a full range of housing opportunities for all population segments by actions including, but not limited to, revising the Tukwila development codes as appropriate to provide a range of housing types. 2. The proposed use shall meet or exceed the same standards for parking, landscaping, yards and other development regulations that are required in the district it will occupy. The proposed development meets all TUC Basic Development Standards per TMC 18.28.080. The project also meets requirements for parking. 3. The proposed development shall be compatible generally with the surrounding land uses. Existing development in the area is commercial and industrial and impacts to the surrounding properties would generally be the same as those anticipated under the existing code. 4. The proposed use shall be in keeping with the goals and policies of the Comprehensive Land Use Policy Plan. 10.1.4: Allow residential in proximity to water amenities or within walking distance of the Sounder Commuter Rail /Amtrak Station, subject to special design standards. 13.3.8: Continue to encourage the use of rideshare, transit, bicycle and evolving technological transportation improvements. 13.4.15: Encourage transit - oriented uses and development patterns in the vicinity of high - capacity transit stations. 5. All measures shall be taken to minimize the possible adverse impacts which the proposed use may have on the in area which it is located. • Building setbacks and height are substantially less than the existing development standards. • Over 70% of the parking is located in a parking structure thereby minimizing the impact on surrounding uses. • Extensive pedestrian plazas and linkages are proposed that will tie into the rail station, and the impact on traffic and parking will therefore be substantially reduced. H: \Projects \M0415 - Tukwila Station \0415 City of Tukwila \0415 CUP_Review Crit. 3-4-05.DOC, 03/04/05 ATTACHMENT D Architecture & Planning rma Rutledge Maul Architects, P.S. Inc. Background Tukwila Station is a mixed use multi - family residential project with approximately 294 multi- family units and 5,000 sq. ft. of retail space and associated common area facilities and parking. The site is located between the Union Pacific and Burlington Northern railroad tracks with Longacres Way along the south. The Sound Transit Commuter /Amtrak Rail Station is just to the south of the site. The site is within the Transit - Oriented Development (TOD) area of the Tukwila Urban Center (TUC). The project is consistent with the proposed (TUC) subarea plan. While the new subarea plan has not been officially adopted as yet, the City Council and Planning Commission have approved code criteria to allow higher density, and adjusted parking ratios that reflect the sites location adjacent to the rail station. The following is a summary of the project compliance with the City's design criteria. Site Planning Tukwila Station Pp 1. The integration of the building and site plan into the neighborhood is skewed by the fact that it is between two railroad lines and abuts 1405 to the north. However, the design will blend with the proposed future rail station and its development as well as future mixed use projects on adjacent properties. 2. There are no existing trees or plant material and the site is virtually flat, so no integration with existing features is not relevant/ 3. The site plan has been developed to emphasis the pedestrian link to Longacres Way and the adjacent rail station. The main building is set back from Longacres Way to form pedestrian plazas with retail shops at the street level. 4. The apartment structures all open onto a common deck level. This common plaza runs the length of the site from north to south and will allow pedestrian traffic between all buildings and common facilities. There will also be private decks and patios for many of the units. 5. Primary common facilities are located in the southerly building on the deck level. These facilities include a theatre, meeting /party room, exercise /spa facility, business center with conference room, and associated restrooms. These uses will open out onto the common plaza area above the parking garage. There will be a secondary exercise facility and meeting /party in the northerly building that opens out onto the deck area. 6. The common deck area will also serve as a pedestrian link to a small open space park area located to the north of the site. 19336 47th Ave. N.E. Seattle, WA 98155 (206) 440 -0330, FAX (206) 362 -4381 Attachment E Tukwila Station 3 -7 -05 BAR submittal Building Design Landscape and Site Treatment Rutledge Maul Architects, P.S. Inc. 19336 47ft' Ave. N.E. Seattle, WA 98155, (206) 440 -0330, FAX 362 -4381 7. There is street level parking at the south side of the building adjacent to Longacres Way which will accommodate retail use and guest parking. The bulk of the parking (nearly 70%) will be located in a parking structure below the common plaza. 8. The height of the buildings (5 stories above the parking structure) is in scale with nearby existing hotel and commercial structures. 1. The building design is complementary in scale to neighboring structures. The Boeing Offices are to the east and several multistory buildings are to the west. 2. The main mixed use building fronting Longacres Way presents a pedestrian plaza with retail shops on the street level, with 5 stories of apartments above. The parking structure begins behind the retail shops and forms a base for the three separate 5 story apartments. 3. The mixed use building with its shops and main building entry is designed to present the images reminiscent of a train station with the use of brick and dark green metal storefront and canopies above the retail shops. Stucco, and other siding materials, as well as color variation are used to further reduce the overall scale of the building. There is also substantial building modulation both in the height and plan view of the building. 4. The Iwo apartment buildings to the north of the main building will have similar detailing and complementary color schemes. Covered decks, building entry detailing, and other features will provide a variety of design for the overall project. These buildings also feature extensive horizontal and vertical modulation. 5. Mechanical equipment will be fully screened with raised parapet walls at the roof level. These have been integrated into the building mass and tied in with stair and elevator penthouses. 6. Site lighting has been laid out to provide exterior building lighting that is appropriate for the various uses. The retail plaza area will have a combination of pole mounted and face mounted lights (see attached catalogue cuts) that highlight the retail uses and provide pedestrian lighting. 1. The site is unique in that is surrounded by the freeway and the railroad. The site is also flat and has no existing trees or shrubs. Compounding this is the land swap issue which requires a two phase approach to the site planning. Some initial parking will be located on the east side of the building, but this will subsequently be relocated to the west side of the property when the final land swap is completed. Therefore, landscaping has been designed to accommodate these changes. 2. The main focus will be on the south side of site abutting Longacres Way. Street improvements including an 8' sidewalk with street trees will be constructed. In addition, parking at the front of the retail areas will have planting islands, and there will be trees incorporated into the plaza layout to shade outdoor tables. Tukwila Station 3 -7 -05 BAR submittal 3. The main common deck area will have extensive landscaping that will create a variety of areas for common use with seating areas, and pathways linking the project from north to south. These will also tie into the pedestrian links to the rail station to the south. Comprehensive Plan Issues Comprehensive Plan policies support mixed use residential development in this area. The following are specific policies that support the project: • 1.9.1: ?he Tukwila urban Center shaft be developed as high- intensity retail, commercial or light industrial area of regional s with mixed use residential uses. • 3.13: Provide zoning capacity within the Tukwila 'Urban Center for housing units. • 10.1.4 Allow residential in proximity to water amenities or within walking distance of the Sourufer Commuter 1Zail /AmtrakStation, subject to special design standards. • 133.8: Continue to encourage the use of rideshare, transit, bicycle aruf evolving technological transportation improvements. • 13.4.5: Encourage transit - oriented uses and development patterns in the vicinity of hgh- capacity transit stations. Rutledge Maul Architects, P.S. Inc. 19336 47th Ave. N.E. Seattle, WA 98155, (206) 440 -0330, FAX 362 -4381 COMMENTS RECEIVED IN RESPONSE TO THE NOTICE OF APPLICATION ATTACHMENT F April 11, 2005 VIA HAND DELIVERY Th9 BCcing Company P.U. Box 37G7 Sau:ti2., WA 98124 -2207 Department of Community Development 6300 Southcenter Blvd., #100 Tukwila, WA 98188 Re: Tukwila Station Proposal by Pacific Commercial Properties File Numbers: L04 -014, L04 -015 and E05 -003 Dear Department of Community Development: The Boeing Company has serious concerns regarding the traffic impacts to our site that would result from this proposed development and how these impacts will be mitigated. Accordingly, we are retaining a traffic consultant to review the traffic impact analysis submitted by Pacific Commercial Properties for the Tukwila Station project. As soon as our traffic consultant has reviewed the traffic impact analysis documents, we will contact the City to discuss further. Please consider this letter as my request to be a party of record for this matter. I can be reached at (206) 544 -0182 if you have any questions. Sincerely, 4(1 Shaunta R. Hyde Manager, Local Government Relations The Boeing Company Cc: Jeff Adelson, Boeing Realty Corporation Rick Ford, Facilities Planning, Boeing Laura Whitaker, Perkins Coie Minnie Dahliwahl, City of Tukwila [/Tukwila Station Appeal letter) RECEIVED tAPR 11 2005 COMMUNITY DEVELOPMENT Laura N. Whitaker PHONE 206.359.8584 FAX 206.359.9584 EMAIL: Whitaker@perkinscoie.com April 14, 2005 Minnie Dhaliwal Senior Planner City of Tukwila Dept. of Community Development 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 -2544 Re: Tukwila Station Dear Ms. Dhaliwal: [03003- 0104/SB051040.007] RE :` s'r, f.- ' 1 4 2005 D�FLOPNia BY FACSIMILE AND HAND DELIVERY ANCHORAGE • BEIJING • BELLEVUE • BOISE • CHICAGO • DENVER HONG KONG LOS ANGELES MENLO PARK • OLYMPIA • PHOENIX • PORTLAND • SAN FRANCISCO SEATTLE • WASHINGTON, D.C. Perkins Coie LLP and Affiliates Perkins Coie 1201 Third Avenue, Suite 4800 Seattle, WA 98101 -3099 PHONE: 206.359.8000 FAX: 206.359.9000 www.perkinscoie.com As you know, we represent the Boeing Company ( "Boeing "), which owns the Longacres Office Park ( "LOP ") property located along the northeast/northwest boundary between the Cities of Tukwila and Renton. Boeing has conducted planning and environmental review supporting commercial development of the LOP property, with a horizon year for SEPA purposes of 2010. As documented in the 1994 LOP EIS and addressed in the Transportation Mitigation Agreement between Tukwila and Boeing dated December 20, 1995 ( "Tukwila/Boeing Agreement "), LOP at full buildout is forecast to distribute 1,831 vehicle trips into the Tukwila transportation system) 1 Additional SEPA review was conducted by the City of Renton in 2001 supporting an increment of additional LOP commercial development. The traffic study conducted as part of that SEPA review concluded that the additional LOP development area proposed would not generate vehicle trips in excess of those forecast by the 1994 LOP EIS. Minnie Dhaliwal April 14, 2005 Page 2 As a neighboring property owner and developer, Boeing has the following comments on the proposed Tukwila Station project: 1. The transportation analysis does not appear to account for pipeline projects other than the Westfield Shoppingtown Southcenter Expansion. See, Tukwila Station Traffic Impact Analysis at page 7 dated February 24, 2005. But as noted above, the impacts of the LOP development, which has begun and is anticipated to continue at least until 2010, have been analyzed and corresponding mitigation established by the City. LOP is clearly, therefore, a pipeline project that should have been included as background traffic for purposes of the Tukwila Station transportation analysis. The Tukwila Station Traffic Impact Analysis should be revised to include the 1,831 LOP trips as part of baseline traffic. 2. Moreover, the Tukwila Station Traffic Impact Analysis appears to rely on the traffic analysis set forth in the Westfield Shoppingtown EIS for methodology and conclusions regarding traffic impacts and appropriate mitigation. See, e.g., Tukwila Station Traffic Impact Analysis at page 11. As Boeing stated in its comment letter on the Westfield DEIS (see, Letter from Laura Whitaker to City, dated July 2004), the Westfield DEIS's traffic analysis failed to account for the LOP development in its assumptions regarding baseline traffic. We are concerned, therefore, that the City not only ignored LOP trips in the Westfield DEIS, but is now using that flawed analysis as the basis for assessing the traffic impacts of other proposed developments in the City. 3. We note that Longacres Way /S. 158th Street appears to be the single point of access to the Tukwila Station project and is characterized as a "dead end" street in the Tukwila Station Traffic Impact Analysis supplement, dated March 28, 2005. As the City is aware, the Tukwila/Boeing Agreement provides that Boeing has 390 AM and PM peak hour trips over S. 158th Street, as it would serve as a key access point to future development at LOP. It does not appear that the Tukwila Station Traffic Impact Analysis takes these Boeing trips into 2 Although the Tukwila Boeing Agreement establishes the LOP trips as a baseline traffic condition at least until 2010, it should also be noted that both the PSRC Regional Model and the City of Renton Model assume continued buildout at LOP as a future baseline condition. [03003- 0104/SB051040.007] 04/14/05 Minnie Dhaliwal April 14, 2005 Page 3 account in the evaluation of direct SEPA impacts to Longacres Way /S. 158th Street and the West Valley Highway and Longacres Way /S 158 Street intersection. The Analysis should be modified to ensure adequate intersection and street capacity is provided to support future LOP traffic. 4. Also with respect to use of Longacres Way /S. 158th Street, the Tukwila Station Traffic Impact Analysis fails to identify the potential for cut - through traffic from Tukwila Station across Boeing private roadways and parking areas as a potential impact of the Tukwila Station project, and also fails to identify potential mitigation measures to control such impacts. The Analysis should be modified accordingly. 5. Contrary to the characterization and discussion of Longacres Way /S. 158th Street in the context of site access and safety in the Tukwila Station Traffic Impact Analysis, Longacres Way /S. 158th Street will not be a dead end street. In addition to the proposed Tukwila Station project, it will also serve future development on LOP properties immediately east of the proposed Tukwila Station site. As such, stopping and entering sight distance provisions should be considered for both left and right turns from the Tukwila Station driveways and unobstructed sight lines in both the eastbound and westbound directions along Longacres Way /S. 158th Street should be provided. Although the actual posted speed on Longacres Way /S. 158th Street is unclear from the Tukwila Station Traffic Impact Analysis, standard design practice should make provisions for sight distance at a minimum of 5 mph above the posted speed limit, or in this case, 30 mph. Therefore, it is recommended that a minimum of 200 feet of stopping sight distance and 330 feet of entering sight distance (to the east and west) be provided at both proposed site driveways (unless permanent turning restrictions are proposed) to meet standard engineering design practice as outlined in A Policy on Geometric Design of Highways and Streets, 2001, AASHTO. [03003 -0104 /SB051040.007] 04/14/05 Minnie Dhaliwal April 14, 2005 Page 4 Thank you for your consideration of these comments. If you would like to discuss them, please do not hesitate to contact Shaunta Hyde at 206 -544 -0182 or me. Very truly yours, Laura N. Whitaker LNW:tbh cc: Shaunta R. Hyde, Local Government Relations, Boeing Jeff Adelson, Boeing Realty Corporation Rick Ford, Facilities Planning, Boeing John N. Powers, Boeing Realty Corporation [03003- 0104/SB051040.007] 04/14/05 Minnie Dhaliwal - RE: FW: Tukwila development Bellevue, WA 98009 -9734 Phone: 425 - 456 -2838 Fax: 425 - 462 -3355 Email: susan.hempstead @ pse.com www.pse.com Original Message From: Hempstead, Susan B Sent: Tuesday, April 12, 2005 9:47 AM To: 'Moira Bradshaw' Cc: Harris, Wayne A • Subject: Tukwila development Hi Moira, Would you have any additional information regarding the City's recently approved development for 300 condos and 7,000 feet of retail at Longacres near 405 (near the railroad tracks). I am curious if this might be the property between the two railroad tracks centered somewhat around the old Longacres Wy street - one of the old accesses to the racetrack? PSE has two transmission lines, one is partially underground, and we have a 115kv cable station - which looks like a substation - where the transmission converts from overhead to underground. We would need to see how these facilities are affected by the proposed development if we are thinking of the same location. I'm also surmising that this property prompted our earlier email dialogue! Kindest regards, Susan Susan Hempstead Local Government and Community Relations Manager Puget Sound Energy PO Box 97034, PSE 12N Bellevue, WA 98009 -9734 Phone: 425 - 456 -2838 Fax: 425 - 462 -3355 Email: susan.hempstead @pse.com www.pse.com 'Minnie Dhaliwal - RE: FW: Tukwila development Page 1 • From: "Hempstead, Susan B" <susan.hempstead @pse.com> To: "Minnie Dhaliwal" <mdhaliwal @ci.tukwila.wa.us> Date: 4/13/05 9:28AM Subject: RE: FW: Tukwila development Minnie, Thank you kindly for your email and voice mail. Our Senior System Planning Engineer is reviewing the parcel numbers you sent over to determine if they conflict with our facilities. I should hear back from him today or tomorrow. Thank you. ' Susan Susan Hempstead Local Government and Community Relations Manager Puget Sound Energy PO Box 97034, PSE 12N Bellevue, WA 98009 -9734 Phone: 425 - 456 -2838 Fax: 425 - 462 -3355 Email: susan.hempstead @ pse.com www.pse.com Original Message From: Minnie Dhaliwal [mailto :mdhaliwal @ci.tukwila.wa.us] Sent: Tuesday, April 12, 2005 2:25 PM To: Hempstead, Susan B Subject: Re: FW: Tukwila development Hi Susan, I am the planner reviewing Tukwila Station mixed use project. The parcel numbers for the project site are 242304 -9034, 242304 -9137 and 0005800013. Do you have a sketch showing locations of PSE facilities, so we can determine if there is a conflict? Minnie Dhaliwal Senior Planner City of Tukwila 206 - 431 -3685 (PH) 206 - 431 -3665 (FAX) mdhaliwal @ci.tukwila.wa.us »> "Hempstead, Susan B" <susan.hempstead @pse.com> 04/12/05 09:52AM »> Lynn, I understand Moira is out until next Monday. Do you have any information on my question below (regarding the new development at longacres)? Thanks, Susan Susan Hempstead Local Government and Community Relations Manager Puget Sound Energy PO Box 97034, PSE 12N 'Minnie Dhaliwal - FW: Tukwila station site plan From: "Hempstead, Susan B" <susan.hempstead @pse.com> To: <Zsofia @rutledgemaul.com> Date: 4/14/05 9:49AM Subject: FW: Tukwila station site plan Thanks, Susan Susan Hempstead Local Government and Community Relations Manager Puget Sound Energy PO Box 97034, PSE 12N Bellevue, WA 98009 -9734 Phone: 425 - 456 -2838 Fax: 425 - 462 -3355 Email: susan.hempstead @pse.com www.pse.com Original Message From: Zsofia Tantos [ mailto:Zsofia @rutledgemaul.com] Sent: Thursday, April 14, 2005 9:25 AM To: Hempstead, Susan B Subject: RE: tukwila station site plan Susan, Let me know if you have any more questions, Regards, Zsofia Zsofia Tantos Rutledgemaul Architects 19336 47th Ave. N.E. Thanks for the additional drawings, Zsofia. We really appreciate your assistance. We're most concerned about the location of our facilities (especially the Nelson cable station) with respect to the development. I have cc'd PSE's system planning engineer and land manager on this email as well for them to provide our facility comments directly to you . Joe and Wayne, please see Zsofia's email & attachments below and contact her directly with your comments or if you need additional drawings /information to review for potential conflicts. yes, we are aware of the relocation of the railroad tracks. I just didn't want to confuse you right at the beginning with all of our different site plans for the different phases. But I'II send you both of our site plans showing the phases. In phase I we have a 30' easement towards the east which we are going to use as parking. When the railroad dissappears on the west side, we get 43' along that side, and we give up our 30' easement on the east side. Basically the difference between the two phases the location of our outdoor parking area, our building is not going to change. Page 1 Mirnie Dhaliwal - FW: Tukwila station site plan Seattle, WA 98155 (206) 440 -0330, FAX: (206) 362 -4381 zsofia @rutledgemaul.com Original Message From: Hempstead, Susan B [ mailto:susan.hempstead @ pse.com] Sent: Wednesday, April 13, 2005 4:02 PM To: Zsofia Tantos Subject: RE: tukwila station site plan Zsofia, Thank you for your email. I have forwarded your plans to our system planning engineers to review for conflicts. Do you anticipate the future movement of the railroad tracks will impact the development or are you building with that movement in mind? Kindest regards, Susan Susan Hempstead Local Government and Community Relations Manager Puget Sound Energy PO Box 97034, PSE 12N Bellevue, WA 98009 -9734 Phone: 425 - 456 -2838 Fax: 425 - 462 -3355 Email: susan.hempstead @pse.com www.pse.com Original Message From: Zsofia Tantos [ mailto:Zsofia @rutledgemaul.com] Sent: Wednesday, April 13, 2005 4:01 PM To: Hempstead, Susan B Subject: tukwila station site plan Susan, I was asked to send you a site plan of our project in Tukwila which is located south of 405, between the railroads and north of Longacres Way. As far as we know, the site is clear of any structure. Let me know if you have any questions, Zsofia Tantos Rutledgemaul Architects 19336 47th Ave. N.E. Seattle, WA 98155 (206) 440 -0330, FAX: (206) 362 -4381 zsofia @rutledgemaul.com Minnie Dhaliwal - RE: a request From: "Ross Whitney" <ross @whitney - sons.com> To: "'Minnie Dhaliwal "' < mdhaliwal @ci.tukwila.wa.us> Date: 4/1/05 6:42PM Subject: RE: a request Thank you very much. Original Message From: Minnie Dhaliwal [mailto :mdhaliwal @ci.tukwila.wa.us] Sent: Friday, April 01, 2005 5:22 PM To: ross @whitney - sons.com Cc: Cyndy Knighton Subject: Re: a request Mr. Whitney: I sent the Traffic Analysis report that you requested along with the revised report that I received this afternoon from the applicant to you. It went out in the mail this afternoon. Please let me know if you have any questions on the report. As I stated in my cover letter, please contact me directly if you have any questions instead of directly contact Mirai Associates. Minnie Dhaliwal Senior Planner City of Tukwila 206 - 431 -3685 mdhaliwal @ci.tukwila.wa.us »> "Ross Whitney" <ross @whitney - sons.com> 04/01/05 07:03AM »> Minnie, What I request from the City of Tukwila, and it's the only thing I need, is a copy of the Traffic Impact Analysis Report for the Tukwila Station Housing Development, even though it is not the final draft. From me to drive from Gig Harbor to Tukwila and back during business hours is no trivial task. There is heavy traffic all the way. So thank you for your help. Ross Whitney 4606 131st St. CT NW Gig Harbor, WA 98332 253 858 9213 2111 Pacific. Suite 100 Tacoma. Washington 98402 TRANSMITTAL Project Name: Re: Via: Pages: From: Date: flJ v/t S7A?ia iW• N froUo irr- /0. z 0 41(AJW Dom/ Wit L / 0 ;1 - 0 /YA ' 6/ aAz McGRANAHAN a rchitects RECEIVED OCT 2 4 2006 C OMMUNITY DEVELOPMEN www.mcaranahan.com PrniectNumber. 253 383 3084 253 383 3097 /2v A6\ 1 IIw7 of , - iz7l/ /sO or3 S0 A . a/ ,&v /so P /PrN But i , 1 ova fe � G Pd (ft-s pig o 7 Iz 'O ' ' em u - Zi 7 1 . V N/ Q U f7) a Af T F We UNIX 011EA MOO= IADD PASO 4.201 A401 1 1 1/43214 All 1 1 1/82.44 A1112-84W 2 1.5 4/8141 8203-A403 1 1 3/42.41 8204-M04 4/82.47 AM 01100 1 1/A244 4.131. 4, 405 ST= 1 1/4142 8216-4406 SILOO 1 /8222 Cf9 8101-A407 =CO I IA1.0 CM 11203-A4011 1 I 5/4.141 Pi 4209-A409 1 1 /8242 ROTAID) 8210-4410 2 11 1/4113 8211-8411 8000 2/8143 ADI 8322 2 1.5 2/A2.42 1412 2 3/43224 /112-8413 2 15 30242 5214-8414 2 1.5 4/8142 ORDINAL MEET Dr •42 UMT MAIO2X FLOOR PLAN BUILDING A LEVELS 2-4 1 / 3 2 . • r•Cr . .T4611441_ INONANANAN ANCI4115:21 42.21 ...lam, PACIFICENOINNTROD DOM 4 4414._ ter•clAriol 4Thii•e•r_ AN/31 ...... ic•I eeeee •/■•11■1_ SUNDFT AILING II•1•41.4 lflh4•IIS FACET SCQUONTIDADOCAL NCNUILENDIATINICAND N.. 4744.811.. ......... Il■ MINOT FIRDINIOTECOOK proN141_ 11.110111.A 20121010111111 c114•■_ CSEVID-OFMENT loc411.2_ R110211A, FLOOR PLAN BUILDING A LEVEL 2-4 LIDERUNDY 1711.01 FOUNDATION PEWIT OA DAM LANOLINE 21913141TTAL 72 4847 45 LAM tne NESUINITTAL LOUT. RECEI% OCT 2 4 %Wash. 0414 A7 19 0.130.1. SHEET 6 II Ile t...rl.U© 2221 .11 rl..l..a.rae ll9i" f:: J nliuim iy Uaiiii !rfi OVERALL EAST ELEVATION YALE : 1/32 • 1'd SOUTH ELEVATION — BLDG A CD YALE : 7/7Y • I'd PARTIAL EAST ELEVATION — BLDG B � 9LVE : 3/3Y • 1'4 .aal.tl_ IIDRAWI4MARCDIECIS civil ••.I•••r_ PACIFIC EMOIEflnn 0601 AWL II..tl...l •..I•..._ AWL .....1 .1 ...1..,..111_ SUNSET AC.L .I.eel.. 14.1 ..... Ild_ MIXT SCUD MEp1A.RIL •I•tlrlt.l 1.•1 ..... 111_ MC ULLEN EIECCIG Ilr..r.t.tll.. 1•.1../..111 MTDUENS.ROT OL .r••t._ TR90A ,V..D016 sliest_ RIM IN ELIMIE IE 1.t.1 1.._ Tn.v. 11.1x11► nu EXTERIOR ELEVATIONS LARD USE REVIEW F0.1140,4710/1 PO= LAM ISEE91IWR4 LAMM RE9d07.41 1a.._ RSCIOI A5.01 DARW PA MA 01 it C OCT Oil REC EryED 0C 24 Qb Hyun J. Urn Prium Companies 820 A. Street, Suite 300 Tacoma, WA 98402 Dear Mr. Um: City of Tukwila 6200 Southcenter Boulevard • Tukwila, Washington 98188 Steven M Mullet, Mayor Re: Tukwila Station October 6, 2006 Pursuant to Section 1.1 of the Development Agreement between Fountain Park LLC and the City of Tukwila for the Development of a Multi - Family Condominium Project, the deadline for executing the agreement is October 7, 2006. From your attorney Matthew Sweeney's letter, sent to Assistant City Attorney Peter Beckwith, dated October 3, 2006, it is understood that you are prepared to execute the agreement upon the City's approval of a design change. However, a decision on the design change will not occur before the October 7 deadline. Therefore, under the terms of the agreement, I am hereby extending the deadline for executing the agreement to November 7, 2006. Very truly yours, Steven M. Mullet, Mayor cc Peter Beckwith 1/Jack Pace G: \City Attomey \Tukwila\LETTERS\Letter to Hyun Um Re Tukwila Station.dociP /10/06/06 Phone: 206 -433 -1800 • City Hall Fax: 206 -433 -1833 • www ci_h,kwila W. „c Minnie Dhaliwal - Tukwila Station Entry Page 1 Minnie, Thanks, Marc Gleason From: "Marc Gleason" <marc.gleason @mcgranahan.com> To: "Minnie Dhaliwal" <mdhaliwal @ci.tukwila.wa.us >, <jpace @ci.tukwila.wa.us> Date: 10/4/06 3:06PM Subject: Tukwila Station Entry As we discussed this morning....attached are two computer generated images that give you some more detail on the residential entry area. We believe that this solution will provide not only the prominence that the City is asking for, but also a necessary separate identity from the commercial frontage that ties the entry into the rest of the residential building. We are proposing wood and steel detailing to fit in with the arbor and sunscreen detailing that are part of the residential building vocabulary and were submitted in the previous package. The primary canopy beam and joist elements are steel and the canopy decking is wood. (The wood decking is a little dark on the underside due to the shading affect of the computer model. Wood will be visible on the underside of the canopy plane) The sign /column element is also of steel and wood. The sign /column element is not a vestige of the sunshade vertical walls but an individual element that provides structural support and residential identity through use of materials and signage. The site amenities show in the previous hand sketch are still proposed for this area but were not shown in these depictions in order to focus on the entry forms. Please call if you have any questions or concerns. We are anxious for a resolution to the entry and the entire minor modification submittal! CC: "Matt Sweeney" <MSweeney @priumcompanies.com >, <troys @priumdevelopment.com> PRIUM DEVELOP • BUILD • MANAGE October 3, 2006 Peter Beckwith City Attorney, Tukwila 11 Front Street S. Issaquah, WA 98027 -3620 RE: Tukwila Station Dear Mr. Beckwith: RECEIVED OCT 0 4 2006 COMMUNITY DEVELOPMENT or/gif) My client is closing on the McLeod property on Friday. We will be prepared to execute the Developer Agreement and undertake the "land swap" just as soon as I receive written confirmation from the City that our proposed development is approved from a design review standpoint as a "minor" change to the already approved project and building design. I have enclosed copies of the title reports for the City's property and for the McLeod property. They look ok to me. Do you want to prepare deeds for the land swap? Let me know. Thanks again for your assistance. Yours truly, 7/1 ew L. Sweeney General Counsel MLS:ms Enclosure cc Jack Pace, City of Tukwila w /out encl. id (253) 565 -1418 6x.(253)565 -0968 820 A Sued:, Suitc 300, Tacoma, WA 98402 priumcompanics.com priumhonus.com 2111 Pacific. Suite 100 Tacoma. Washington 98402 TRANSMITTAL Tukwila Townhomes Re: Color Sample Via: Mail Page 1 of 1 From: Marc Gleason Email: marc.gleason @ mcgranahan.com Date: Sept 28, 2006 ® Minnie Dhaliwa1, City of Tukwila Planning Dept. McGRANAHAN architects RECEIVED OCT 0 2 2006 COMMUNITY DEVELOPMENT Enclosed is a color sample for the project. Please call me if you have any questions. www.mcgnanahan.cbm 253 383 3084 253 383 3097 Project Number '0529.00-1 T F 2111 Pacific. Suite 100 Wat'hih4toTI,§No2 September 21, 2006 Ms. Minnie Dhaliwal Senior Planner 444 Andover Park e Et Triki WA '981 R Tukwila &W/o/I Modificcdievi revisions Dear NitGRANARA Nta""'s 1RECEIVED SEP "2 5 2006 COMMUNITY DEVELOPMENT 'This letter is to respond to your meeting follow-up letter dated September 8, Below are our responses to the content of that letter, the 'Meeting it recorded and our subsequentconversatioriS to bring resolve to design clarifications for the Minor modification 'revisions submittal dated Septernbet 11th. The numbers correspond with youriletter, 1, Site Plait Per our telecoiti, my understanding is that our resubmitted draWirigs have Met the revision rusts of items a and b for the Sp court and composite Plan 2. Building De Garage doors: 'Trellises have been 2 dded above door opening and ,ate acceptable per our telecom, b) Attaebed ate two sketches of the ;plaza level and building trellises representing intended scale and materials. The 'sunsCreen element near the top br the building parapet is detailed similarly and is shown on the elevations and there is a detail draWing on the same sketch sheet a" T1/4VitIdOw &talk I hOpe you will firid thorn successful mix of steel and Wood that ,address the functional benefits and relate to the project material and detail vocabulary used elsewhere. ic) The wing wall feanites at the 'condominium level have been deleted as requested and are shown on the resubmitted , drawings d) The coping and trellis 'features at the leleTrations and sketches have ibeeri acceptably conformed to one another per our telecom. e) Plaza level arbor/trellis: This element was originally 'added at the request of the City. My uridergtaridirig is that the Citylg allowing us the latitude to 'consider removing some Of rthee arbor ,elements or Consider the use , Of wrought iron or concrete fencing and walls in lieu of what is shown. Based on my understanding of our telecom today, the e of the plaza level arbor/trellis is acceptable, alternate Materials such as wrought iron and concrete can be considered and this will not hold up approval of the 'Minor modification submittal. We have also if details Of the kat leVelgifea 'gerecii at sheet A1.11 ISO you ean compar the similarities 'of iliaWrial arid details with the arbOr, W.Thg 253 Ms. Minnie Dhaliwal Page 2 3. Landscaping f) Included with this letter is a sketch from the Southwest that further illustrates the commercial level base. The residential lobby is a 2 story lobby similar to the previous project. We discussed the modulation and identity reasoning for the commercial frontage and residential entry. The retail needs visible frontage to succeed commercially and the residential entry needs easy identification for residents and visitors. The proposed solution provides both of these fundamental elements. The previous project masked some of the commercial frontage. I understood from our meeting that you and Jack believe the commercial level design and residential entry to be acceptable although nominally different from the previous project. The two story residential entry is very prominent and accentuated by a two story glass lobby and large roof overhang. The sketch shows additional detail related to the coping, signage and 1 story brick base. g) Please see attached sketch illustrating our proposed window detailing. h) Attached is a sample of the proposed blue color added to the palette at the request of the City (ICI color 1463). a and b) We have included proposed locations for plaza amenities such as benches and planters on the drawings (see sketch from southwest). The resubmitted landscape plan represents trees positioned in the planting strip between the curb and sidewalk as requested by the City. Consideration will be given to the use of trees in grates at a widened sidewalk once a tree species is finalized and you can review the merits of this approach with our landscape architect. My understanding is that either solution is acceptable. The resolution as to which approach will be implemented Ms. Minnie Dhaliwal Page 3 Sincerely, McGra han Marc Gleason AIA Attachment 11x 17 sketches We would also like to clarify our intentions at the towers that extend down to the garage level. We intend to use a formliner at the concrete base to emulate the texture of the lap siding above and paint the concrete to relate to the color above. I hope these clarifications and descriptions provide you with the information you need to finalize your administrative approval. Please contact me if you have any other questions. is Distributions: Matt Sweeny, Troy Spurlock, Jack Pace Mc G RA N A H A N architects STEEL OR WOOD VINE SUPPORTS Ei se csel Mo -- UM Ma al ems IOW tela my iii we if - O — roi- 1 = Oa ra t'.a t£."J' caw tai OR i x,i N4 eli all tlit Ilt2i to to ®r ens oat ICI= issmm ii3 Itui am us mi . lei eas Ara sa 01 aa to go au anti' 40 I s Kansansesrm_ ow acraosiffif # SZQ COI tlAta7 ILare �T''ifiQ1GO►.i�f aa[�t]��artr ;itplSSiECERI ZEIEtS $i1f6Si 2341=45351Mktin=triMail WOW .,5.r ^.o.St =111Et acme t� t 1iY:•' !AI a ren t Ott CONCRETE CURB WIRE MESH OR WOOD RAIL PRIVACY SCREEN STEEL POST BASE WOOD POST AND BEAM TRELLIS UNIT PATIO ENTRANCE PLAZA ARBOR 3 n io p roject_ TUKWILA TOWNHOMES client PRIUM DEVELOPMENT date September 21. 2006 RECEIVED SEP 2 5 2006 DEVELOPMENT MENNT Mc G R A N A H A N architects 0 '4C CONCRETE CURB WIRE MESH OR WOOD RAIL PRIVACY SCREEN STEEL OR WOOD VINE SUPPORTS STEEL POST BASE WOOD POST AND BEAM TRELLIS - UNIT PATIO ENTRANCE PLAZA ARBOR PERSPECTIVE project_ TUKWILA TOWNHOMES client PRIUM DEVELOPMENT date September 21, 2006 RECEIVEC SP 2 5 2006 COM MUNITY DEVELOPMENT McGRANAHAN architects .. ^:a'...,. .. • rf.x >....45t ' .:"3C4. ...... .., ...�: _,. •.r.. • iii;;. -"�: :mss.. .. x r _•t .1 • .�. _ .. `. $ -. ; t -'�� i•:� •... ... ® �dllf ' r. +' L:: :9 a. TYPICAL SUNSHADE TRIM 'T1' TRIM 'T2' TRIM 'T3' TYPICAL BALCONY n n ACCENT WINDOW TRIM TYPICAL WINDOW TRIM TRIM 'T4' BUILDING 1 - EAST ELEVATION McGRANAHAN architects TYPICAL BALCONY DETAIL -T TYPICAL SUNSHADE DETAIL METAL INTERMEDIATE CABLES OR BARS METAL CHANNEL CONTINUOUS METAL ANGLE WOOD OR METAL MEMBERS @ 12" O.C. METAL WT SUPPORTS METAL POSTS & FRAME rate TYPICAL WINDOW TRIM DETAIL TRIM 'T1' LAP OR PANEL SIDING VERTICAL METAL TRIM TYPICAL TRIM DETAILS RTICAL METAL TRIM PANEL IDING OW ACCENT TRIM TYPICAL WINDOW TRIM INDOW VI SIDING PANEL SIDING \ • HORIZONTAL T FLASHING TRIM 'T3' lI LAP SIDING • PANEL SIDING VERTICAL / HORIZONTAL VERTICAL I HORIZONTAL WOOD TRIM WOOD BATTEN TRIM 'T2' TRIM 'T4' McGRANAHAN architects WOOD AND STEEL ARBOR STRUCTURE CO COMMUNITY DECK COMMERCIAL SIGNAGE - ATTACHED TO CANOPY STEEL OR FABRIC CANOPY RESIDENTIAL CANOPY COLUMN AND BUILDING SIGNAGE RESIDENTIAL CANOPY SITE AMENITIES: BENCHES. POTTED PLANTS ACCENT MASONRY COURSE TOP OF PARAPET ENTRY PERSPECTIVE project_ TUKWILA TOWNHOMES client PRIUM DEVELOPMENT date September 21. 2006 ReCeivE SEP 2 5 Z006 DEV ELOP/WENT OP /WENT A September 8, 2006 Marc Gleason McGranahan Architects 2111 Pacific Suite 100 Tacoma WA 98402 1. Site Plan: City of Tukwila Department of Community Development Steve Lancaster, Director Re: Minor modification to the Board of Architectural Review's approval for Tukwila Townhomes mixed use project. Dear Marc, As per our last meeting and after review of your faxed copy of the revised site plan, please address the following items: a) Please revise the site plan to include a play area for active recreation. As discussed at the meeting the previous approved plan included this area at the north end of the site. If you decide to have a sports court at the north location, there may be some opportunity to include a small tot lot at the deck level. b) Provide a site plan that shows the building layout at the deck level along with other site improvements such as landscaping and parking areas. 2. Building Design: a) Garage door openings: Please include trellis over garage entrances to highlight and distinguish those opening from other areas. If it is allowed per building code opening requirements, you may look into raising the concrete along the bottom edge to avoid installing wheel stops. b);, Provide additional detail regarding trellis on building and trellis at the deck level. The scale of the trellis on the building should be consistent with the building mass. Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 c) Wing walls /shading feature: The crossing detail of the wing wall and the eye- brow /trellis feature needs to be worked out. As discussed at the meeting it is your option to take out the wing wall. '`d) Coping and trellis on the perspective are not consistent with the elevations. Please revise the drawings to be consistent. e) The proposed trellis around the perimeter of the building does not provide horizontal modulation. Therefore you may want to consider having that trellis in some locations versus around the entire perimeter. Also, to provide transition from private to semi private to public open space at the deck level, you may want to consider using just landscaping and/or metal gate. See attached examples for some ideas. ( f) Facade along Longacres: The entrance to the residential building was designed as a two story structure with a deck above it. The revised design includes a recessed entry. Since you are looking at removing the wing wall feature on the rest of the building, redesign the entrance feature to the residential units to provide a prominent street frontage. Also, please look into providing windows above the canopy to add interest to the facade. There does not appear to be any area where the business signs will be installed. Please provide additional details showing the stone coping as discussed at the meeting. Also, the original design included a different base material along the commercial frontage. It will be helpful to provide a detail perspective from the southwest entrance showing the facade along Longacres Way. g) Please provide window details along with trim details. h) Please provide a sample of the new blue color introduced for the middle building to update the materials and colors board. 3. Landscaping: a) The landscaping along Longacres Way must be revised so that the location of the trees along the street is between the sidewalk and the pavement. Also, details of a plaza, outdoor seating, and container plants shall be incorporated. Also, any additional features that you are planning on such as a water feature, must be shown on the site plan and the landscaping plan. b) The revised site layout that was faxed with the realigned parking and pedestrian crosswalk along Longacres Way appears to meet the intent of the design guidelines. However please provide dimensions on the site plan to ensure minimum code requirements are met. Based on my conversations with your landscape architect and his concern to have viable street trees, one option is to provide a 10 foot sidewalk with tree grates instead of the current 8 feet sidewalk with a separate landscaping strip. The remainder of the 15 feet of perimeter landscaping could be provided north of the sidewalk. The tree grates will be considered to provide 4 feet of landscaping. If you have any questions, you can reach me at 206 - 431 -3685. Sincerely, p L--- Minnie Dhaliwal Senior Planner TRANSMITTAL Project Name: Re; Via: Pages: From; Dare: a IM tNNM KAY (WJ(V 0 ktE 'lwa y .L A--n aws ct) Zovivre ( . pt - Yc4, "A' (3 Pr SUbtml no , - tuCz- N,An uE- rritfrr W - I- Show `1'— wc pe o S t1 5 ctV- 1 •E b's(,usS 1 (M.o1iN!lob ar 0 Au Iit W: www.mcgranahan_com T W Wl14' - Iowrt Ow e s kpMMD A;, 'CUonr& LANC c MAIL F�Sty4 (.1 Gp-osswOC1,_ 10 LA-s l5 Lt cp‹mr w t -t�c�l t S PI ) d\ . ❑ W N1c EE- iM PnC.ES `t'6-cz -inns 0 r-- "l1 Roy kit w/ 11.K s( 0e i IM,O SA SE (n► r ?Yt 6 •EI` tP 6 E It et. vvoVwO '100 CoN ? Proiect Number. A 1- 2111 Pacific. Suite 100 Tacoma. Washington 98402 TRANSMITTAL Project Name: Re: Via: Pages: From: Date: /I1(NM 6 .' - 11vK1/V!1 4 w tv/M/11 fluNDA 1ootGA'P arrJ - rv10►1 - 11.81 I'TA-ivO Ali 6 o o, AIM / 5 1 /VG(..- S1 GO P 7 4 v C A - 0 00/6 5 ( A2•c, AZ- a/ ( 92.c,2 A2. // A7.2/ A2.3/ ASv/ L 2.uog_c,) 3 /1X/7 GoPI L or- ,4B' 3 //x (7 5 AN) Goi►t_ J71/0!t 1 3 /1 Y (2) GOr vrL s,Ceizt{ - I ( I X (7 fi'Nl6et) e -U 6/42, OPT ^or 2-1Y 3 (o G rri-61 3LO6 Z c I-O 2 577/0 1 Tom? L et-e/A77m -J McGRANAHAN architects RECEIVED AUG 2 4 2006 COMMUNITY DEVELOPP4ENT 253 383 3084 253 383 3097 T McGRANAHAN architects 1111•11■111111■111mair SUN SHADING ELEMENT BOARD & BATTEN VERTICAL WING WALL SHADING DEVICE LAP SIDING PLANTED WOOD & METAL TRELLIS CONCRETE WALL PANEL OPEN GARAGE SCREENING GARAGE ENTRY PLAZA LEVEL PLANTED WOOD ARBOR EAST ELEVATION & COLOR S UDY - BUILDING 2 GRAPHIC SCALE 40 20 1 0 5 1 3 project_ TUKWILA TOWNHOMES client_ PRIUM DEVELOPMENT date August 22. 2006 ReCeiv A UG 24 20 comAnNaAteoaktr, McGRANAHA N architects ► t-st t AA r q �� T a -J�ICa f._ - Y'09� ' ..c�' Luv.J�um ®• , �. �' a I rani �mv�mo• 'y �W : '�R7fOCQ ® ® ® ' - rKd // l7fR�7SI�1 � ` { \• TV AYE '�IfRTJ' � ,M � •Q .aJ IN A 1 1�r . r'.�dt1L IK.ti ®� ® JI�Ji• r.:.::..,e. t •■111111•1111111■11 ■■ 11111111111111••••••• 11111111•111111111111111111 ivEf111•■ ■sn■ 11 •11■ ■•■11■ ■ ■■ ■Eta■ 1111■■11■11■■ Ems ■ ■E � 11 =. e11■11■■ ■ ■■■Eti11■1111■ C ■..:::: 11111111111111111•1111 r r MESH SCREEN AT PARKING GARAGE RECEIVED AUG 2 4 2006 COMMUNi i DEVELOPMENT 3 n project_ TUKWILA TOWNHOMES client_ PRIUM DEVELOPMENT date August 22,2006 tocr NT A< D PcTE FA-mtp f-LA -r bik(L STD Pk1 `'TED S`reeL. c tt-A NNE- 13A-Sf c k6( o- War t3 Al INtE 2- t ATO - P t tE r PAi ? 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DEVELOPMENT McGRANAHA N architects •. , 6C: , .1. 7 , 1 11 14 1%,:,:..: �....�. �.,�.� 5... n .._.. , �.m ,; ... .M.... rIf 9E9 lilt b ieenll �i 0,5 n1101B 0!I ■n ul.flnro.\ - ry a19�fla :0E112 la 83 El El MEI IS El El fff ME1136 ®®EI® EMEIC ®$6MI ; EMM 11 ow so •f /'o1•11 117 tr\/ 1s' \IU /Ii 1I IAO1 \__ 1 HIP i141aQi 11' ILG1 i0 IL II olio 111 I If9iD :::• i� y e 1 r r r s s 11 iQUO 110 It i 1110 o a o/ Si y� �a F �' i.oiie r Ten ur'��eo$t� x �'t N 3 :: i `a a;1; �Sf]a\ 11 ■1� { 6 obi I It Up of Pa01 111 11010'i OY► - 60710. dal R]¢8pa;1 a!10 ® ©(l Ina 1@ c• i�1 • "�G.a ' � :=. 11.10 1a al aa1 � e■ a1 -2 ao ea to la O 'j vl as � av le. c c 9[- @v ���ryryry .. .. . / �.� ; .. 1 feateleSSeaQIa ®aaeg ai i iaeg �E ®®laCa 1 78'i fl 1ieeiiiliiilmc.,tfronlfiezei • _�— <,� - i .v.., C ( E GIEIGIl3®S3E VEICI ® 13 11101',1®t oll GEM CM 1361 113®IBEIGME M®®E ®CENDE fibISO Sa;Eld©EIIE JE11 ENEMBEICI I MOSE Ig i EN 90 ( r!; � A g t I,i emsenli 1 o 001111 001 136 ®II4ii117I �®E11100 INICOMED®®I ® CI®® GIOMMEIEJ ® ® ®;I3AliMMFBO® EM® ® ®613 OC®®®®®EM ®®® ®CIIMMUWICI®®ENI® I €2010 . 61500 10210a60m�E3804(f$(EI MCIEH f f Ifl®®®C3 MESH SCREEN AT PARKING GARAGE Minnie Dhaliwal - RE: Tukwila Townhomes - exterior color study From: "Marc Gleason" <marc.gleason @mcgranahan.com> To: <mdhaliwal @ci.tukwila.wa.us> Date: 8/23/06 12:17PM Subject: RE: Tukwila Townhomes - exterior color study Minnie, Attached are a couple of sketches that include changes to address the k J issues brought up in our last mtg with you: Openings at garage, evw ova articulation at top, additional color /different co or at bldg 2, rails, e kA - zti - 4, °""` • etc. I have sent two sketches at this point to give you a general idea of how we resolved these items. I will include updated CAD dwgs, a revised enlarged view of the garage base, a guardrail dwg blow -up, two colored perspectives, a composite and individual elevation color studies. Things to review: We have made the garage openings more like punched opening where we could to try and reflect the previous submittal. We did have sme limitation due to meeting the open parking garage reqmnts. W. added a 'stepPed bay at the entry areas in order to achieve the step back at the elev/sTair area that you were looking for. We also added the • . iscusse. ►T a are adding color to these sketches with the computer so they will be much tighter and more refined than the hand colored variations. I intend to deliver the updated package tomorrow morning. - - ar 0 s we If you have any questions or concerns please call me as early as possible today. Thanks, Marc McGRANAHAN architects 2111 Pacific Avenue, Suite 100 Tacoma, WA 98402 T: 253.383.3084 F: 253.383.3097 www.mcgranahan.com <http: / /www.mcgranahan.com /> Page 11 itthrtttaitm Tin n • 1 `ittd1 1tg1E t IS J�1 t Taut. MS'w i 4 1 litoffigpilersiNLit . 1 . •,t i.' . ! t , 4 „,f lr� SUMP .. } !. ' i X7 1 1 Win 1 " 11 • i 'llior am iffIgf=if.w. :;I:• (A . 'k , + }!!...._ 111_ _11 Nil ` x,11 � O TRANSMITTAL Project Name: Re: Via: Pages: From: Date: ® M(A/A Rt DTirti INS 0 2111 Pacific. Suite 100 Tacoma. Washington 98402 /1! 6G6e-SO McGRANAHAN architects RECEIVED 7W%I4/Ut% 1151 WM/t ine 'JUL' 3 1' 1006 ) l(/1oY Mod i f eA1 049 ART T K 6i f , em ,t_ /, /vv i 6 4.-")/ ) 4J M)vs' www. m c g ra n a h a n. c o m Project Number: 253 383 3084 253 383 3097 1)1(NNI F wvo vvu s/ ,P Two / /X /7 YOU G $ uEs7`6-- . s&T /i c v' L/1 7S.. 6 /.0o A1-02- 3 A5:0( A�.o2 G/ oo �Z.o I-2. ( LZ•3 / L 2 . 4 1 GZ.5 We 11 AZso / NGWD �� Vg./2-5/6} the- 0 "/ 2 -e -79 SPA ors / / A-- /7 GO LD /L 57L0! 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W M 00241/1106 Cr M 0510040 04105AL COX& 2005 0301 - Ara 31171 (ACQ503Jfl 233 010 - NT0043102AL MILOS 00E (27 2101 0105 - NTE 0141000 001VECAL CO E (NC) 2005 3181 - 041071010 010 OME (111) 2003 0101 - 06001 57112195L 03X (L410) 2003 0102 - .300107 M GAS On (E¢) STATE C0@ 2000 0108 - K81U10N NO ROOM W 701115 07 INC 51 -13 2004 0101 - 1119411[10 STATE Mai 881E INC 51 -11 2003 (00.0 - BC 116765610 STAN .501875 IAC 51 -0 IODIC 000 011 6 10802 00026 3900104 7 USE 6 OCCUPANCY (INC CHAPTER 30 341.1 WAR21101 OADOG - mW0611215 3101815E - 000001 2123 WEN 7781E WAGE 30212 0350 0320101 9771025 ALL 41116x1 3]24165 1510 AWE REODE TO BE 9PARARO 513 0 2 -3 NE BI SPECIAL STARED 115E 761478EN15 (BC 018411E7 41. 4033 NE PRA P■12N20 GARACC .11171 M 131.0046 0C41EIE212S 406 08(0[104 OPE. OPE it CULL BE AND OALOWARIE 110011 AND 0116056 AREA (PER IBC CHAPTER 511 5004 SPECIAL P1749025 - PAINING BOEAN 8(02 111 ,19E A 1awa1 1 -51001 AB61 MADE MOP 5-2 PAPE. 1041116 OF TYPE 10NSTRUC101 WIN CRAM ENTRANCE, 6 FROW021 UNDER A 502146 6 180140 R NE 4111341 Cr STORIES TO BE USED 11 0T176426Y TIC 4210211 IKE 6 0717 1174 971 BE 31050 Rau M 4103 ABOE 901 4 P401141 AREA M ((001 1119113 5 BETWEEN OE PARNI4G CAR.( PM M 002 R I8050 SHALE COMPLY WS M 11PE OF 0051010101 000018( RC PAPoUNG 1JRACE AND 91011 ALSO PRUDE A FOE- 79ST7CE RAMC 301 355 THAN M 3000 30202[1 SPARAIION 001 it SEC10N 30211 5011 III 4011 OF M PM. 6 900x1 ABOVE M 034 PAR0W Cara 9141 BE 1(098(1 FR01 MADE RAKE 110 91011. 0313 03N M MEN 78001 6ARA6 AND M 7471161 6 BLDG AWE 03.20140? R - 2 8 -2 5-2 05106. NE 71137101 SIDE OF M 510C100 91111 001E WORST 861101110 030115. 2 CR 110E SIDES M AREA Cr 971 6EWx85 N EXTERIOR 10113 2151 BE AT LEAST 219 6 M TOTAL 0A*E1ER SAL AEA (01711.) 30616 50 401 4001W05 TO BE 0612711129.1193 018 405 6 M 313 P9011E8 Wl7E Of 0DD CP.NM ARE W00011 800®5100 OER 2 048516 903 6 M BOG M 41104110 RE- 80951016 RATS 519E0N M 118( IA MEN PAWING ,CUB fK 413 17-1 6 2 -1041 X9610181 FIRE BARRER. 08151400104 114E TWPE 5 -5 FULLY VONWEOD (FR 3013) 61/041101 01041 ET 561) A 10501 KENT 5/ 141018(141 24407144 eOepyD 0047 55 R 111 011111' A1110 (T 5 01) 5 596 411001111E AREA • 16.000 4 PER FLOOR 9011. 506 1.2 *311 010015 • 16.00 5 • 4105ABLE AREA PER 003 (TABLE 503) ♦ 32.001 4 • AEI. 00100 0C 10 9001401 P OTECT0 (24.000 2 2) II • 100 rig- 2 � .100 1494 -2 41551 2 16000 • 2.266 •(2515). 5X410 0E003: 1261020 110108060020 10.106) 0 1.055 S • 150106 00147 BOOS 10 • 55.268 4 PER ROM ALLOW!) • (2525) • 50110 01186 1765 0 26' 1R0106 63 0 20 14131116) 15.138 4 • 110186 004E09 503 • 56.126 4 PER ROM ALLOWS 50101 53.4 AEA 3141011810 EIaFP102 2 M 1110•01 AREA 6 A 011106 EOIWPO 11(001011 MIN AN 210010 9+020241 5151E0 1 A00076 38( 91100 9011.2 SILL BE 51010ED 15 2 M 41040E AREA PR 113111 LIE 111048 6 51065 611 0511 06 1886 AREA 1506 4) 482193➢ 40 1X0 APA 001: KZIAA.05) 0015 W 55,233 II PR 1(002 42559 4 um PER 1100 Y 5 ROCRS • 6.010 4 220211 05006 AREA µ1.050 244,656 4 1010 561.354 PER 10041 21.300 435 4 117 1 AA 1(03 2 511.007 • 290.690 4 511501 MOS AREA 1110511 121 4 100 0154102 5-2/ 53115 2 2040N111 20A00I01 34003* 3025 2 AND 5 0401 302 32) 0015183010 111E fPE 1 041ANAF 16011 11 10111 161 5105 11 SECT. 506 AREA 8100(2(105 • 11,00 9 • 410820E AREA PA R0M (TABLE 50) ♦ 237.03 9 • 920E STMT 4RIMAIR NM70 (a3) (506.3) ♦ 59,250 4 . 180126 101451 (110. 30 150106 1018( 0000110) • 375150 4 PER ROM ALLOND II. 10 - • 102[14-'; _ 75 FT 14 R (NEADEE0 ROM F MADE) (01.135 07741 CARA6 TO I3 6 ROOF 612) 5 (MEASURED 14105 TOP 6 PARSNG) 5 . 9EIIA0E MVO 101,250 4 BUILDING SECTION ANALYSIS° SCALE 1/31 7 6 CONSTRI1C110N (INC CHAPTER 60 1601 MOM WINNE SA6KIWAL 100110 0111001 01805 CPI. IXS 121.693 34011*110113 (211035 6414105 TYPE Of CONSTRUE (IBC CHAPTER 6): 1602 .3 MEM. PIO CR 110E 00006. 111 SANE LOT 94. BMA BE 604111411 AS 1040110 8.0352 T O 971 BE 001500 0 AS 101015 Cr 04! 001011 IF N1 4001441E AREA 6 901 91.075 5 WDM M WIS 506100 1 0UP1ER 5 18( A 910.E 000110 111E RE1S1AN6 RATED CONSIRUCOW (INC 017118 71: 11048 11004405 AV Cr 081003 5411 OPENINGS 706.3 (E1c2) NON -BEAROY BALLS PM P028885 SOMA RCM 0610.0[101 OOLONG 96701046 518215 UM 0515 106 8868(1[30 000RIG 9WPORING BEANS 110 056 I50- IE957A 6 RAANC 1100 411*15 /M OW. 00119 BASIN 0 (418 3607728 0510286 (88( it AIR 63/11-1 • 5 -2) 6 10 830 1 1CR 130 0 NOR ONE 402 6 03065 IN All 041 PARKA 5114401161 W /AFCC 1002010 05187 III 1071 971101 BE LACED. 10461 O 0110406 034PM 10010011 80 7771181141 80010 96108 00310401 0111 5E70 9E91121 1 . LIE 11111044 2110431E AREA OF 100701E110 640155 N 0020113 003 MAN 011, Hl. 2280 113 91011 BE M 505E AS 0C 177I71LU1AMO5 1271 PROTECTED CRO7L5 701313 112155 CPD1NG51M REFUSE 0211E5 91111 BE LOOATED N 410015 O O7PA77E1115 00011115 E50.00 011 110 04512)0 6106 Cr I NOM. AND 670185 UNTO A0155 RO S 7. 00(0 FIRE PROTECTING RATOG Cr 1/4 HOUR, 21O 971, BE 411 -0097 CR A110600C 0380. 702114 REFUSE CHUTES SHAG 060006 010 AN 0411050 Kau CMP3h17 S0PA2A1E0 1004 111WER 6 91DC BY 00517110 NAT HAS A FRE RESISTANCE 62160 Cr I 20110 00 6012035 PI01EC1M5 158 721E A FEE 09011010) RAMC 6 3/4 MN a BE 505 -110920 CR 51MA1IC DD9NC UPON 0E 310010 6 WOE 70114.1 01101005 CPE166 100 A FIRE-RESISTANCE-RATED [MOOR AS MOWED 85 SECT. 10:6: 90LL (0 P7070 6111 AN DEN0135 LOBBY AT E. FLOOR 08.77 91011 CCRWC.. M LOBBY SHAT SEPARATE M 11010107 ARM M CD903 BY FIRE Pu105 AND M MOORED 6!41011 PROIECi0N. 010810 LOMB 971 HAK AT 3411 DE SANS 6 EOESS 10411101 010 .CUTER 10 70 0111617 705975 177 NS 000E 701.4 971 EH005U05 91811 HAVE A FPI 0951016 RA1INC OF 2 -110RS WERE C@1EC10C 1108 510PE5 O WORE FTC 719511116 R011111 OF 103 504701046 040.1116 .75 N M Set 528.000 0 8 -2 971 BE 1/0-11141 711.3 FRE RE5S176 Ta1111 0 ROSS 9PARAINC 0513111 001 N THE NEE 8.8,0121 N (01104) 12-2 51021. BE 1/2 -1100, (PRODL 1 TYPE •B (05171114 a FPE 77475) 1.115.3 FPS 42113/BARRIS 08( 003RD FEE 0951X3 4111101 6 2 x035 90111 RAE A WS DOOR 1155171 RAIMS Cr 1 in NOES 9101 101 O4038E/E01 PA55A5(9AY 51115 2101 PRE RA1N6 6 1 HOUR 9011 HAE ODOR 0SSAEBL1 RAMC Cr I x041. 620001 WILLS 41010 15 NOBS SHALL RAE A 0334 ASSMaY RAMC OF 1/3 NOS FIRE PROTEC110* 555TE05 (RC CHAPTER 9) 903 ALL PAW Cr DE BADS Si BE 21704270E0 PM NE 08.5110415 Cr 2033 24771111AL 550011 CCM AID N1118 51/15011410 - 257480. 6 3416718 504 P611.7 FEE 11110069105 901 BE 878530 PER IC 906: 051.10 PER 21 IE TYPE 2 -4 W/ 75 FITT 000001 RAEI 1151AN6 51 Rot PR+ 18( PROPOSED 1044005 FIE 11101017126 615112, MUDS 46 ALANIS (FIRE 00113, 000400241001 P001 ND 0402 BOY 116155 00500). 5E O32 RAN P3 PROPOSED L0CA1101 Cr 71041811[) P8(1 AND 1802 9011 707 uE745 OF EGRESS (101 CHAPTER 10): nail 2711 05176- DNS SHALL BE 50 LOCATED 0 EACH STORY. 900 5101 M *410111 054015 Cr 101 40155 108111 9009410 1907 M 20051 0201E PONT 007 Of 5 TO M EDT 6 250 FEET 1A1A1 110162 *811044* 00800 ON 6 M NOES 0061 0100 18( 80551086 I/2 0 1016.0 011050511808(6 A 311 END 02A00R 520 501 1019.1 1110.1 7221CAL 0301 00.0975- 04191101 199 51005015 91011 BE EN.. NUN FOE BIWORS 1105 05000806 LULL WK 2 20-0112000 ROW Cr 401 LES DWI 1 1086 6E21 38((06 4 51135 CR 100 00014110 6 811065 5D PROM OF 101055 STAIRWAYS 5410246 DE ADJACENT ROM TO NO1 9 1411031 1071 9 7.056 NTEWO 1004 571115011 5010 M 103 1130 9580 51033 Cr A B WS 13270 110 0011 0101 7 2)1[5430 FIE 5001114 575112 TO NOT BE ERODED. A7E5931111) (IBC CHAPTER 11)1 505- 110010 112.290.E 9E7.15 91141 BE 001180 BE M 61357008 Sw80 OF 070909 Al M 1010N446 130012 PA7106 STALLS - 00.._000 P45585.11 100010 20115 - 7372F *SAS Cr KR.. PER SECTION 1007 - 0755930 10601 FAAUIES - 002717 ENTRANCES WEIE 601 Al 0115705 ARE 27593111 1 ( 1 � 1 1 1 ' 1 ilia FR 1,11 1-8 0141 256 i IRS 2WS 015 2 N6 0 l 0141$ O M 2016 0 1R I RR 82ROTECTED 1-r NOT 01114111/ 1 001 171811110 5-I0 ID2 10-15' 1541 15-20 252 20-7 452 75 -30 102 50 NO WT 11401 P5010 R/R 8/120702 N72408 •/A _ PWRMG Apr AB. 0141[011 I 70771 10101 110 811002 10/10041 TOTAL AREA BESS 1 F0p.01 TOTAL. AREA GARAGE A0A RE1AE AEA 10010611 ®i TOTAL 910 AREA MINIM 10020R1i 10101 8416100 AEA MANG 4110010010141 2060 3900101 TUC 141091-2081(0 5(5(5019181(101)03970 05P101 1526 7 1549C 354101101 5740•001 5515405 10 50105 2.1211 410® PROPOSED 0415 1 el3212202_1110111 7611 IS' 60 60 SITES REAR 73 M' 26' BI7010 0801 1806103 150100 81185 I P101001) 0184 2 110 OT 80 03600 202571 PNAS I P.O. R. 0 FRONT BS 4 15 15' YES NONE 0 0 011 40Z 0 0 7.7 100002*000 101011115E a 110 6 R051112 E20015 P80507 42EW6S 210 FEAT12 1 71008 4411E -417 SUING IRO slam 41110401. SUBECI TO APPROVAL AS A Off 1 90051 P0RYIS901 60904 55.1012106 0000 200 50 FT PfR 950146 UNi • 200 R 294 • 56630 5 15.018 II 77.074 01 29..34 II 146052 9 230,14211 4 21051 4 501355 4 4753 4 66 4 102.25 4 7020 4 MN= EttAMI 311151 Etta-2 .26954 4 .3310 9 1150805 4350804 01055 01.039 . 53194 .52194 .60353 S .15502 5 •V2805CAPHG 6 NOT 5101010 N RECREATION AREA 1101020005 61S103T PA 114! P.. 571 32111905, 5170113 (S2 l' 4 10-0 01011[1 (13 0 -0 Y I6' -0' (Ire TO 302 Cr TOTAL MAY 6 MIRAC1 518715) 411108(001: I PR 5000/1 -31 MT. 2 PER 2 -70 UNIT 0102. 4 PER 1.000 4 USABLE ROOM AREA 0750 5) MOM RES11017 . 402 REWIRED 411101 9 00110 TOTIL 422 10/001 SPACES/Kat 1 2106 REWIRED 13 AREA 'LOOM 14000 4 197 5/71 C 9008 1255151 C0100M 308 5/128 C 81150E STAND. 260 -141Er 1 2180 P3 10 STALLS 38. 2 98(65 010E SALES 1 2140 PER 50 5TA14. 50 2 SPACES 00565 1119 I 0(01 25950 2 45 7 MUM 630293➢ PH14 I 2*7 65 0815/00* 794 9015/361 AOES 63 83111011 9115/1101 Mi 1ifNT5 0A0NGI 51168 ll 13 20 2911 24 317041 2 51100 I3 291 BUMS 3 STI00 23 TOTAL EMS 0104 P001140 000041 S00 5.04. 341018 w 32 M 30 3/ 294 31,116 0110008 MEN PAN (AT NCO) =NC 0.7100M PLAZA COOM 01032 R06 3p (BLOC 1) 0003 SPACE 093050 RA14 1 PIOP075 PHAS 2 191 5 05 C 01033 115 5/47 C .10033 316 5/119 C TOTAL PROACCD 426 TOTS PR0WE(: 425 0$16[1 76070 0990 I P7000 01114 2 AROP940 15104 I 6 2 46 POCK. PHASE 2 294 015/608 APES 49 01141618 0015/.01 to iii 111 i p 1111111111111111111111011111111111111111111111111 U 11 g i"CBI3 , ' ii_59 01-. 4 .. >ev -205 mule= X1$6] E� 3 . (UI 210' aIR .1 1 , 0031 IIIIIIIIIIIIII�!(Il' "'-lll�� �'llllllllli�ll ALL 181FI00 WALLS c00 1804 M 7960)171011 91011 BE 1 -47 3E RAED . 1' 18841 11141 Iw1A 1( t ' X11 - 7 7 Da RATED 01103 4-80C(R0 5P•410 05176) AMMO PROPERTY LRE BUILDING LAYOUT DIAGRAM o 46AA5AN■14 3NWT6CT5 6.010 wml*w .....0444 6..88 0186 051 1 706417613 STATE OF WASHINGTON I1IWILAi OY/W.0116 Pow 70.017E47 64•0N4 0401 CODE ANALYSIS LAND LSE RENEW 01 AAM .O BN scum r'nn RECE 3 1'1006 D LOPm N T �| l| |}| |U |�- |T ���� ��� ��� �� �� `�-[T | \| �U /// /' `' • XI EWER INQUDED 1.1 CPEN 7A1M CAL \` \ __ __ ___________ ______________________________________________________________----- \ \ \ ------------------- ---------- - ------ -----------_--_ '_-.-- 150 ' __.-_'_�` ' .' ' ~. '. ----_ '' '.- ' .. ''- ' __. OVERALL SITE PLAN PHARKING PHASE l NORM _~. AHD, PK v_ .,... 5 . 7 .7 31 REGIS � /\ Pre,.‘t_ ` MUM DEVELOP...7 Iocatien SITE PLAN PARKING PHASE 1 LAND USE REVIEW 07 JUL OA ~~� 'JUL RECEIVED 31 2006 dni ID AIL 04 ^~ � ���� °~ " ^»^ es COMMUNITY --'-_---------` _--_ -_-_------_'- ______________________________________ __________ '------__'_---_--_'--'-_----------------_-'---_'-__----_--____----_'-----'-_'- �� M TWIST SW. ORIGINAL SHEET IS 10" -- --~' SEDULITY FENCE |||| //// ��|| //// | ! | �| || | | | | | ----'-----' PROPERTY UK � | || /// Sc Tv � =WN°,"= T — - ''. SITE PLAN PARKING PH2 � Y ,k0.61 TIATW14. WA ���� locallan ^_~0,41 SITE PLAN JUL PARKING PHASE 2 ZS GG ~ Ai: 03 07 Alt Gt SHEET IS ID ..; ORIGINAL r,6I0 711D6 MI riVils A I D PNI/PET a 0 a MATERIAL SCHEDULE A HORIZONTAL SIDING B BOARD AND BATTEN SIDING C CAST IN PLACE CONCRETE D CAST IN PLACE CONCRETE - ELASTOMERIC FINISH E CLEAR CEDAR TRELLIS F METAL GREEN SCREEN G HORIZONTAL SUN SCREEN DEVICE H VERTICAL SUN SCREEN DEVICE J CLEAR CEDAR TRELLIS K GREEN SCREEN L OPEN METAL MESH M GUARDRAIL SYSTEM N GARAGE SIGNAGE O ROLL -UP GARAGE DOOR a COLOR SCHEDULE I ICI 593 BARN SWALLOW 2 ICI 1685 NOBLE GREY 3 ICI 647 KANSAS CORN l ICI B28 MISSISSIPPI DELTA 5 ICI 191 REDBRICK 6 BRICK COLOR 1 - EBONY 7 BRICK COLOR 2 - AUTUMN BLEND a 0 WEST ELEVATION -Il' nn I ii, rn! II■ -1■ • —lami I , ;11■mi.i ■�� f■II■ I ■I 1u him= l••=1- KV �■ri�I�i•• =I I II= =1- • • = 1 ;NMI III -1■= �nv�r��i -- _ == == T D PNiMEI PARTIAL WEST ELEVATION 3/62 • I M MNNAN ARORTYfi engInter, PADRE ENGINEERING DESIGN APRIL INC 5731 REGLSTERED STATE OF WASNINGTON TUWILA TGNNNOMES client_ PRIOR DEVELOPMENT TUKWILA WA N.Ma R. 0614 EXTERIOR ELEVATIONS R ECEIVED 'JUL' 31 2006 t)�Nl�. �.Op,� IAN D USE REVIEW A5.01 EILIUL GNKi.M1.51.161S.v n41.10. 1001 •U 114114 1....4.1 MATERIAL SCHEDULE COLOR SCHEDULE A HORIZONTAL SIDING B BOARD AND BATTEN SIDING C CAST IN PLACE CONCRETE O CAST IN PLACE CONCRETE - ELASTOMERIC FINISH E CLEAR CEDAR TRELL75 F METAL GREEN SCREEN G HORIZONTAL SUN SCREEN DEVICE H VERTICAL SUN SCREEN DEVICE 1 CLEAR CEDAR TRELLIS K GREEN SCREEN L OPEN METAL MESH M GUARDRAIL SYSTEM N GARAGE SIGNAGE O ROLL -UP GARAGE DOOR P RETAIL CANOPY 1 la 593 BARN SWALLOW 2 10 14115 NOBLE GREY 3 ICI 647 KANSAS CORN 4 ICI 703 MKCecVPPI DELTA 5 10 199 RED BRIO( 6 BRICK COLOR 1 - EBONY 7 BRICK COLOR 2 - AUTUMN BLEND Miii iii NNE EMU MIMI t I II •MI ;_ �1 � s i! iJ �� ■ ■I. �■r, _ FINN = = — — • =i � -- a �� � �_ sal mill m a C g 1 71 = = 1 `EME '�■ J■ In • I_o 11 MIA m'■■■l= 111C== =1:L II � [U]1 III ;II i iii 1 - II I -. .. SOUTH ELEVATION nl l MARC STA °. lGl TOM. 7174114i0146 •11.•1_ MUM OVIZLOP14017 Tun. WA .1.e. nu EXTERIOR ELEVATIONS ,••■•1•._ A5.02 r n ■11:111/11 =1111111 =KO mt PECESTRIMI 11110 10 IMO SADA CHARD C IM 10 RRD J 10 1.197 IIA11d PHASE 1 PHASE 2 NOTES: I TRELLISES NOT SHOWN ON LANDSCAPE PUN. SEE ARCHITECRIRAL DRAWINGS FOR TRELLIS LOCATIONS 2. SITE AMENITY LOCATIONS INCLUDING TRASH RECEPTACLES. BENCHES. AND LIGHT POSTS NOT SHOWN. PLEASE SEE ARCHITECTURAL DRAWINGS FOR INFORMATION ON REGARDING PROPOSED MATERIAL AND STYLE OF SITE AMENITIES RNGNU SEES SDT AT •. r: n1© F 40 row. UNION PACIFIC R/R BURLINGTON NORTHERN R/R GRAPHIC SCALE /A ( a Pm) 1 MW . AO M1 TOTAL LANDSCAPED AREA 52.550 SOFT PHASE I INTERIOR LOT LANDSCAPE R PARKING SPACES 10 SPACES W SPACES ADJACFTIO STREET) RED.WEMFM 15 SO FT, SPACE AGNIDO TO STREET TAX OLD OM IO SOFTI SPAESOREEED FROM STREET REQUIRED LANDSCAPING TOTAL PROPOSED LANDSCAPING 111150 FT PHASE I PERIMETER LANDSCAPE REQUIREMENTS FRONT TARO REwfED PORE ETER LANDSCAPE RP:UREMFM PER PC IRV ACC TYPE I MOIRE) LANDSCAPING IRON0MSN1AGA601 MOtoVuOM OF FE600A N(PV11 PROPOSED WOSdRMG (TREES TIIL REWIRED W015CARNG III FT PHASE 2 PERIMETER LANDSCAPE REDUIREM FRONT MO RE011RD 511 RJOMETER L TREES N MOMS ENT 1550 FT/ SPAR ADJAIDIT TOSTREET 1050 FT/ SPAR SCREENED FROM STREET TOTAL PROPOSEDLWDSCARNG Rio SOFT RERIREMENT I TREE PER SO LINEAL FEET PER TUC 1111I0 I 941011 PER TLINEAL FEET PPE I CAOOM9mSER AM 101 COVERAGE N 21EARS RECOVER LANDSCARNG 411E5 100.1.ERTA0A0110 011 tmONONS WEE.. EDEMA AMDAmI PROPOSED 5801044111 43 SO FT ADJACENT TO STREET 1.70050 FT SCREENED FROM STREET . 1.795 SO TT TOTAL I TREE PER 01 LINEAL FEET 19R B PER 11L'EA1 FFF1 GR0DNOEVCEA 111T11101 OSVERAG € INT1FARi 161 SPACES m SPACESAOJAFNT IDSTREED JOS SO FT ROURNT TO STREET 1110 50 FT SCREENED FROM STREET INS SO FT TOTAL { PEES lA $MMIMS S GROUNRITER •! • O ©DO O AGOMA SEATTLE ELM 1.021 1201 MN s... MA Sou a 0 LAND USE REVIEW STAT. 4:4 IIIANIME1011 /�,, y� AMO C ET"` mxAawr . lrrr_ RKMU 10W14140046 FOUNT. 11111 LIC SITE PLAN PHASE 1 & 2 L1.U0 Rec eivEr JUL 3 1 20 ov °au+n' ZONE 'E' PLANT UST- ROOFTOP COURTYARD SYYBO BOTANICAL NNE COMM NAME 142E 0 !oe 10EL5 1OR WWA PNERBANI( DARE Y CAL NDR MUNCH W S RNOANO MARE Y CAL CN.00EDRUS DECLARERS INCENSE CEDAR r NT. WAWECMARS OREA NANA MAOS MO (N3 CYPRESS ( HI. MEW BLWA 'AUTUMN FOLD' CHAD Y CAL. OUFROS ROBOR M ALBA'CRYSONQRS' QVHSCRSPNE OM Y CAL. SEYRW JAWCA JAPANESE SOPBECL _Y CAL (NR(RFTM A 060010115 NCRO LARGE 0 CA CARPA BOOMED VAR. CRAMS PROR&O! BWIIYBERY 18' MN OIADAIEES JAPOHG RCAERING OUNCE ir MN i° ARBUTUS LIMO YOPACTA' BERBERS S CEADITANSS 'MUM PEI)( DWF STRAYBQRY TREE AWAY REM BARBERRY Ir MN 18' MN CAAYA(ROSISI R ALIRLGA RILE F005TIA FEMME RED CRASS 1r MN worm IFEIATA CODAS SDDCEA YEOCAN CRAKE RED JYMEM DOG70O 1r MN CGFADDMA SBIDAU PUMA' MARE PAPAS MASS 1r MORN OlNOS COOYWA NEAT QOM( $Y(( TREE Ir MIN FOTNEROU GARDEN OWE FODIAG%LA Sr MN mW1NX5 BODING 861 18' MN NABNA DIRESOA MAVEM.6 BAYBW IT MN PFNNSEMM AOPEDRUOS FOUNTAIN GRASS Ir 101 REES SANCU EDY BODING RD CURRANT ir MORN RNOOOFMWON RF FOSCN 111E MN ROSA 11001 OUT MOM WI ROSE 18' MN SAROCOCCA R56OJA SIRES BO 18' MN EYWFIMICA POS A BUS 9NOIEEA Y 1r M1 VBLRNUY DAVIN DAVID'S AIRMAN IT MN VBIANUY ENS TXIYPACTW SPYING MOULT YBU%UY 18' MN PAPUA MAC AND MGM REMSIA W MM MARE p GARDENIA CADIEMA Y CAL PUSS,IOUM MOM SMOG FERN lr MN PH01110 X IRJSEA JAPNE E P11010 A 1r MM PRIME LAUROORASUS M. NNW( IRE YFMOM LAUREL 1r MM M(MI 301 E GASSES IT TIN EWBIORN E DEMON CAMS PIMA FOWlS D MS wax CAL H . • ORAEASIFA CREEPING O1WEASTER 1 GAL NMONECMOA MAMA JMANSE EMT MASS 1 CAL 7 • • • • • • • 104101601 MIMOSA CREME GRAPE 1 CAL YNMORA MIDAS CREWING MAMMA 1 CAL • • TAWS BACGTA RUMS' SREMNC TEN 1 GAL SIRES BOX ZONE A' PLANT UST- ENTRANCE ZONE 'B' PLANT LIST - SIDE YARD AND PARKING LOT ZONE 'C' PLANT UST- PARK PUNTING ZONE D' PLANT UST- EVERGREEN SCREEN mat BOTANICAL NAME CANON NAME 191E !oe BOTANICAL MME 01011 NNE 142E 1EIMXAAS EMS tip BOTANICAL YALE COMM NAVE iOSE Is) BOTM(]LL NAME 011W NNE I SR EVRYMFM A DFCDIOK ) BEES CAL RECDERILIREES 1VTRGMFN A DEOSBMS TREES ALSO PNYARN lA➢NfBE MAPLE Y CA. ACER OROW 101E IAI MAPLE Y CAL NOR PNLAIW JON A MAPLE Y CAL 0 LAIM ARR PA W JAPFSE PARE Y CAL OLWACWIIDS MO7IUTEM55 MIONSE CEDAR G 10(1 0100 10(11(000 SNNRNNG PARE Y CAL ACM fRINGTW SHM MARE Y CAL AMR IRIDIUM 9WRN16 MARE Y CAL OIAYMCYPAO$ O111S1 111110 MAORIS NM FALSE CYPRESS A' NT. (111X16 PENNSYSVANG 1A1ALY SEIDIIIS' 000)1 0511 Y CAL CMOOUDS fEORRMi NOISE CEDAR 6 FEET MUMS PDMSriVAMG YARAES SEERESS' GFDI ASH 7 CAL A RAMS PEMNSYLVNKA'YARHAL S SEEDLESS GREEN ASH Y CAL COM0 BLOM'AUTUMN GOD' GECKO 7 CAL 671010 MEM'NIM1 GOD' TWO 7 CAL WIN'{ 14) MUG GLFORNICA PACIFIC MM MYRTLE lr ION 010710 BLOA'NISl1IN CET CNR(0 Y CAL (ERNS WCCREA SCNOET OM Y CAL OMRCIIS MCCREA SCARLET OM Y CAL PY1O01010 11010E91 DOLMAS FIR 6 F1ET 8® ARBUTUS 1EDO'MUNCIA' MARE 51RANBERRT TREE ir ION MUCUS ROM X MBA '(RYSGISEIIRT ODYOMSPRE OM 7 CAL 101RMA SERRATA JAPANESE 2EERON 7 CAL 0101510 EFMAIA MEGAN GAYO 1r ION II100VA SERRATA JAPAN 101MOVM Y CAL 10(01R1T11 0 1(0011(1 DORM CUERC5 WCOEA SCARLET OM Y CAL LARGE O MNIrAPA EM EN MR. 01111 FROi1900 ff.W1TBEIMY ir MN RANDOM OYEST A HAIRNET BAMBOO IT TIN EWBIORN E DEMON WOE ELENA SERRATA JIPAIIEW E MMA Y CAL MIOOOOFMMW MIOCODORCN lr TIN go CAL MAERA BOORI6 VM DRAM PR015pr BEN11510 T 1r YN CMTIDEDA SF110AIA AMA' OWE PAPAS MASS ARE it WI go OI05YA 1ERMATA IEIMCAN CRANE 1r INN SAROOCG 1156011 SIRES BOX 1r la 010110 1(11010 YFIOCIM (0011W ir MN MOM X FRASFM PHO7NA VFDI1NY DEM DARTS 5110(0 11 ir MN PHORMA X FRA410 JAPAN EMMA 1r MN PRIME 1010(00 415 1T. 11M1C10 Al. 01101 1 CAMEL HUMS DISCOLOR OQAIMRAT lr MN VBURMU1 11015 OMPACIUE MARC BOEUET VIBURNUM IT MN PRUNUS 101110010100 11. VERNON' Ii VERVE WAKE ir MN 10 ARBUTUS 110DO'07PACTA MARE SRAW:EMI 1REE YMCA CALIEMSCA PACIFIC MM 111111E 1r MN BERBERS 5 MDMYEIISS WAN POW NUM P011 BARBERRY RNIIDMA X ERASER JAPANESE PNO11 * ir 111 OW I (1 P0L15110IL11 MUMMY VEIR0 FERN 1r MN 10 ARBUTUS IREDO'COPACTA DRAW SOAIBERY TREE 1r MN PRI M15 LAROERA95 1T. 01100" NI. 1ERNW I.WRE 1r MN EMBERS 5 OADEIE6S "N11AM EOM MUM PER BARBERRY 1r YN OME111 ERRATA YEIDUN ORANGE CORPUS SERMEA RD AIMED EGGNOG 1r NN I® ARBN15 UNDO 001PACTA' MARE SRAMBERT TREE IT MN \ \\ CO30EASTE UIffpG OI0IASTER 0 GAL CNAWMROSTIS X ACUELGG NNE FOFDSTE1 FATHER REED GRASS 1 GAL MOM NERVOSA OMEN GAPE I GAL COMM Ml SERICE0 RED NEED DOGMOOD IT IAN MMU5 COCCTAMA NEACT DOOM 51100E TREE ir MN EMUS SEEM ED name mow lr MIN MA M REPEN5 CREEPING MOM I GAL O101U5 OGGER:1X YEVCT mar 910E BEE 1r MN ENORMOUS B,ROIG 0191 1r MN CDTNS 014LY1 111 1ELVIT MOAT SHOE TREE IT YN TAMS BACCATA VENT SERUM NEWT 1 GAL EODEROL1A GARDEN DRAW 1511(0IIA 1r MN MAUNA DOISIICA HEAVENLY BNEO le INN EOM= BIOME 11191 lr 111 PFI AOEVMI51EM IIDCKORANGE 1r 111 WEB E CIONEUS B OM BAH 1r I1 001101MY MOKO.ROOS 101N1NN CRASS 1r 111 ME 50/0111111 ROWS% RED O1RANT ir 111 gm NEBA =RATA 01111117 AXFBIA I GAL GARDENIA GIROMA ir MN REES MEURE R FLOFAIIG RED CURRANT ir MN OEYA15 AMAMR EARGR0(I CURATE 1 CAL PE1A0.5EMY MGEOIRODES WE NN MASS 1r MN RHOOOOMM MIODODOON 1r YN AIOOpBRW RHCOOODIMOI 1r YN LDIKERA CUM MAME NONEISLOLLE I GAL NAIIONA DOYESTCA fEA10E1 BAMBOO IT MN ROSA 'MOM our O400 O7 ROSE 1r BPI ROSA 11001 OUT X1001 CUT ROW Ir MN 1000HA SEYPERNREN5 DAMIG NONEYSUCI1E 1 GL REFS SAM.UME M ELMORE RED CURRANT 1r YN VIBURNUM DA10 DAMES 0011011 1r BIN SAROOCCA 00560111 MET BM Ir MN PMDENCOSSSUS CUNIU6OJA 00011 CREEPER I GM. OIOOENGIM1 RNOOCOLIRO ir MN MUMMY INS YWPPACME SPRING BOOST ANJRMW tr MN V181NIM DAUM DAMES MOM Ir YN *MUM 111(5 01PAC1N( SPRING 001011 VIBURMN 1r YIN ROSA 'HECK CUT KNOCK WI ROSE 1r MN N . •u - r "A OTOMASDR CREEPING COMMAS/DI 1 GAL MBNAM DATUM DANES 5HRM1 ir YN MAD () RP mom HUM M1 MOLD FERN 1r 111 MOM 00505* CREME (RAPE 1 GAL 00.111 LOVES a MA4E5 1BR101 DNS'COPACNII( SPRING BO01ET VBOONY 1r MN COTOEASIFR CREEPING COTOEAS101 1 CAL GEWKD S 1010100 CREEPING MAMMA { /f . � GRII Amu FROST' T' CURLS SEDGE 1 GAL RUBLE )R I I � „ RP06 50_- __ GNEDERM SNADIN SAAL I CAL YNIOMA NEAV060 OREGON GRAB 1 AL O7(IFASTER CREEPING O7WEASTFR CREEPING 1 CAL Vv� YNONA Mills CREEPING MOM V MO RA XERYDS* (00001 GRAPE GAL mom FOPS MAGMA 1 CAL .. ...... .. ..... _ ....... - ... ... _ _ LOT ::: :.::.:.:.- MY,W OLLT ,01 1111Z 1 :11111l44., lll PEO54 gyp''' ZONE A 11(81 POSTMAN ma TO TRINE) MIDI ..,,,, 51 Nut • � •11 npts FOIL ZONE B RANTING / —nmovN iR UNION PACIFIC R/R BURLINGTON NORTHERN R/R ERE B PLANI0K RUN OIOmR GRAPHIC SCALE (D APT 1 d - 41 IL i Cla A e ii h7 WOO TACOMA • SEATTLE 2713.111100s SA. Taosna ISOSAlA.e- Ad NM MM. WA %0 StA7N25 111 LAND USE REVIEW JM misrArz NA JIT FOUNT MA%L. N Il PLANTING PLAN (PHASE 1) KNOA.NotocAnom AIL'? NM NAV -m •DUMIIM Mw 111 SO L 2.0 RECEIVED 'JUL 3 1 2006 DEVELOPMENT ZONE 'E• PLANT UST- ROOFTOP COURTYARD SDM . B TDAIC .NAME CORM NM ISM Q o L1000711 l Nmu.R BM NU WSEIN P/P06NA RARE r CIL POR OUNCARIII SNMINK CAPPED r CM. CAEDCEMA DO:ROS WOW CEDAR r 10. OIAYMCRIAS MUSA AMA COWS` OM FALSE MIMS ( Ni. MOLD MMA 'AURA COD' WOW r CAL HOOPS AMR M ABA UNISWSRS CR &*OOE DM r CAL SOW UPON JMAAH 900:1I1 r CAL RRrn MANMU CONESWA KOMI MIECO IARM C•) CMIICKD•A BCM[R YAM DMMLIP OIDFU900 MAUR87RY sr WI SARCOSOCLA RIrSCIFOIA WMNMOES JAPOKA Mel ROOM DIME Cr a. Io PROMS LNEDO YOPACTA' MAY SIRA>WRY IRE Cr YY MMES S OADOCD95 'IMO POW RUM MN BAOOMA R' Ma CAEAIEMOSTO A ARMCO 1111 ECCCUT R CI0STA 113111ATA ENDER RID CRASS IEM.M MO CI Cr BM 0MUS S[RMA RED IC ROO= Cr W KRIAOA A SEIIOMA AMA DYNE PAMPAS CRASS Cr W [DIMS MD RCMA MAEC CIOAE SNOT TREE Cr w CADNEDMIA CMDEM DOME FORMOSA A Cr YM BEfMEA ROW MAY Cr 101 AMKMA COMMA HEAVENLY BMW Cr YM POMMY ALLPEORMLS MINIM MASS Cr YM WES SN1CSEN 11014106 RED CLOASI sr W RNMOCOOR'II R0oROMOI sr a ROSA OM 017 MO all RISE lr NM SA%00I0'A RI5601A Sc 101 sr ON 5YIP10RCNPOS MA 90I111M7 Cr MI 100111.41 BUM SAWED 14IIR011 Cr a MOON MIS 'CMPACMF 006 BODUEI MRMM Cr NN YOLOA VW NOD 8045 10GIA Cr W WILL O CAOWA CIMOIA BMW S 0.1//11105 'SLIM POW POYSIIWN MOW S IM MIN le a RIDMA R MOW JONES( I MMA Cr 101 PRUNUS LAROMRASUS V1. AMOK ICE WOW OJMR Cr a 1MON1 R GRAM COMMA COMMA NOWT CLOW SLOE WE If PI CAROM ALMA 0011 was RIM 1 CAL IDRERMLA CAIOEAE 110EASCER CREPPIC CE10EASIRR 1 CAL RMOEDEDA IIACM JMNH FOREST AIDED I CAL Rowan NOEODmES YAHOO P ERMOSA OEGa MAPS C GAL MOO RFATA CROAK MEM 1 CAL LAOS BACCACA ROPERS SPRUCING YEP 1 CIA. 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MORECTS LAND USE REVIEW •TATZ OF STAINIONTOO •.NNm E mFNFOIN En :, TOFF/ILA TOVAINORES FOUNTAIN ROM LLC PLANTING PLAN (PHASE 2) RECEIV JUL 1 3 1 2006 bcommuNn 14.061■001FlCAm15 V f Z O6 L 2e4 ZONE 'B' PLANT UST- SIDE YARD AND PARKING LOT ZONE 'C' PLANT UST- PARK PLANTING ZONE D' PLANT UST- EVERGREEN SCREEN ZONE 'E' PLANT LIST- ROOFTOP COURTYARD SOM. BOTARCAL MARE COMMON NAME 191E STISOL DDIAMGI MAIM COMM MAZE 19If SOME COUNCIL MAZE COMM NAVE 1971 SYMBOL DOTANICAI MME I COMM NAME 1S>g 0 0 [AEAOEEM a OM A= DOSE. PAPERSAM MAPLE 7 CAL 0 0 S ACM MUMMA WINE% MAPLE 7 CAL 0 EAr11IRFFN k DE ACM PALLATUA JAPANESE ARE 2' CAL a AGM [IRMA MARI CAL t CM. ACM IRIMCATIM 9WMNR MAPLE 7 CAL TIMMY 9WITNK MARL 7 CAL ACED 1414tA111Y 94NTINE YAAE 7 CAL O4MUACAPA05 MW1M A lEi95 111441 CEDAR 6 lifT C N OODRUS OCIBRElS 0]1 111149 141 r UT. 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TADS BACCATA Rp1* 911011 III I GAL . ... .. :::. 11111 ., :,:' .. ..... o ,o:, oo' o'0...O . � OIL . ■IIIIIIII1IIIIIIIIt 0��TCIIO :nn0000gOO.Oo00p: - -° ' :; :; :: :r1. 00ooc000000Ooc0000J 00 000c D0000rt).N6AMOd il:.•5AoC 8o'A 1.00O. Ala ..., 100 al! rughl, ETENTiON SCALE SEE CIVI NGS GRAPHIC SCALE ZONE C PAP} G 00P TRAIL (3/4 MILE) i i '- °•• - yam Eli e. °• r7 A'l �A 11NMI4I7MM140147: FOUNTAIN PARK LLC N...1.. m.1M PLANTING PLAN (PHASE 2) TACOMA SEATTLE � nIs won 300t Ana Ls%O.T.mm.w.fND) - R 253.. .O Sc. Awn.. Suu 100 Sm. M LAND USE REVIEW ITATZ CV INANNVACTON LAISOCSAVO A.11CINT.01 leimtietat- MINOR MCOIFICANONS AA,' 7. MY L 2.5 Re ceive° JUL 3 1 1606 MATCHLINE SEE SHE ,July 26, 2006 Marc Gleason McGranahan Architects 2111 Pacific Suite 100 Tacoma WA 98402 City of Tukwila Department of Community Development Steve Lancaster, Director Re: Minor , modification to the Board of Architectural Review's approval for Tukwila'Townhomes mixed use project. Dear Marc, As per our meeting yesterday, please address the following items: I: Planning Department comments: 1. Site Plan: Please provide dimensions on `the Site plan to verify parking stall /aisle dimensions and open space requirements. 2. Landscaping: a) Landscaping plan does not have dimensions to verify the landscape area calculations. Please highlight the areas included in the calculations and also provide dimensions. b) Per TMC 18.52.050, the landscape plan shall include the type, quantity, spacing and location of plants and materials, typical planting details: A detailed landscaping plan is required to make the determination if it is a,minor or a dif cation from the approved landscape plan: The approved landscape plan included some perimeter landscaping on the east and west property. line for the phase 2 of the development, Please revise the landscape plan to include some perimeter landscaping along the east and west property line. Steven M. ,Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila Washington '98188 • Phone: 206 -431 -3670 • -Faz ,206 =431 -3665 3. Building Design: a) The approved design included a coping element along the roof line and included trellis work closer to the roof to provide an interesting roof line. The revised design must include some element to provide a top to the building and also provide interest to the roof line. b) The proposed metal grill for the garage openings appears to be very fine grained and considering the large area that it will be used for may make the area appear blank. Please look into breaking up the opening areas and the grill work to add interest. c) Mechanical unit screens shall be painted to match the roof and parapet wall shall be used to provide screening. d) The colors for all three buildings are proposed to be the same colors. Please provide some variation in the color scheme for the three buildings to reduce the scale of the project. 4. Miscellaneous: a) Please provide information if accommodations have been made for recycling. Refer to TMC 18.52.070 regarding size and location requirements for recycling storage space for residential development. II. Fire Department comments: Detention tank lid shall support a point load of 45,000 lbs for ladder truck outrigger loading. This load must be applied over a 2'x2' (4sq. ft.) area. III. Building Department comments: The following analysis is based upon a review of the Building Code analysis (sheet G1.00) and preliminary drawings submitted for the land use permit. It seems that the proposed building can comply with the code requirements with regards to the number of stories and building height in feet, without changing the types of construction or waiving code requirements. However, the reference to Section 508 should be removed since the conditions of this section do not apply to the proposed mixed use building. Types of construction as proposed: Type IIIA for the Group R, Division 2 Occupancy. Type IB, for the Group S, Division 2 open parking garage. Allowable heights per Table 503 & increase allowed per Section 504.2 (sprinklers). Type IIIA construction and R2 Occupancy = maximum 4 stories and 65 feet Increase for NFPA13 sprinkler system = 1 story and 20 feet Total allowed = 5 stories and 85 feet. Proposed 5 stories R -2 occupancy allowed (O.K.) THEN, with reference to Section 508.4 "Parking beneath Group R ". This section permits an extra story above the limits of table 503, based upon construction type, for Group "R" buildings. Therefore the number of stories could be increased to six, provided that the height above grade plane remains at 85 feet. This section also permits the number of stories (to be used in determining the minimum type of construction) to be measured from the floor above such parking area, based on the following conditions: • Parking level is limited to one story (O.K., one level proposed) • Open parking garage must be Type I construction. (O.K., Type IB proposed) • Garage must be at grade. (O.K. proposed @ grade entries). • A 2 -hour horizontal assembly must be provided between the parking and the Group R occupancy. (O.K., code analysis calls for 3 -hour assembly) • The limitation of Table 503 for height above grade plane (in feet) is not changed. (Maximum height of building above grade plane is shown as 75 feet. Allowable is 85 feet, O.K.) This review has been directed to the allowable building height issue that surfaced at our meeting of July 25, 06. No review of the allowable area provisions or any other code related provisions have been reviewed. I trust this will be accomplished when the building permit is filed and a formal plan review is completed. If you have any questions, you can reach me at 206 - 431 -3685. If you have any questions regarding Building Department comments you can contact Bob Benedicto at 206 -431- 3675. Please let me know if you would still like to meet on Friday July 28, 2006. Minnie Dhaliwal Senior Planner 2111 Pacific. Suite 100 Tacoma, Washington 98402 TRANSMITTAL Project Name: Re: Via: Pages: From: Date: 7 1-OWN Iniff mtno mod , (e Op.. A/41'G l edr.fel , 1 7.7.O' • "Mlle 1)14g6 W4 l ❑ ❑ ❑ ❑ ❑ M c G R A N A H A N a rch itects eoko° 4 szre Gl / Z4utglse.tpe #4yc1' mu sae 1 / Z 5(Z S' L /wve 253 383 3084 253 383 3097 www.mcgranahan.com Project Number: T F 2111 Pacific. Suite 100 Tacoma, Washington 98402 July 7, 2006 City of Tukwila Department of Community Development Minnie Dhaliwal 6300 Southcenter Blvd Suite 100 Tukwila , WA 98188 Re: Project Statistics for Tukwila Townhomes MCGRANAHAN architects fte r ,OALN >oi cool Minnie, Below is an outline of the statistics for the proposed Tukwila Townhomes project. You will find that the statistics are virtually the same as the previously permitted structure. Prium's proposal is essentially the same development envelope and site layout as the approved project. The unit mix and 3 building arrangement are used in this proposal as well. The City's articulation / modulation regulations are met. The exterior building surfaces will utilize cementitious lap and panel siding as well as brick and concrete at the base. Arbor structures are also included at the courtyard and first floor levels to introduce an additional building articulation as well the benefits of the vines and plant material that will be a part. Below is a list of the primary statistics and how they compare to the previous submittal. You will find a Code Analysis sheet in our drawing set that delineates these statistics further. Use: Mixed use, transit oriented development including multifamily residential, retail and parking, multifamily units Zoning: Tukwila Urban Center (TUC) within Transit oriented Development area Height limit 115'; 75 feet proposed to the roof deck.; approximately 82' to top of parapet. Setbacks — 15' front, 10' side and rear required, 85' front and 25' side setbacks provided Site area: 6.02 acres Phase 2 (4.67 acres Phase 1) Building: 5 stories of Type III - construction (plus mezzanine) over one level of II -B concrete parking; sprinklered. The multifamily /retail will consist of three separate buildings Building one (retail and multi family) — approximately 74,080 sf, 67 units ft Building Two (multi family) — approximately 129,960 sf, 120 units Building Three (multi family) — approximately 115,500 sf, 107 units A total of approximately 294 in lieu of 291 proposed in the previous proposal Density for phases 1 and 2 are less than the 65 dwelling units per acre allowed. Open space: 58,800 sf is required, 67,133 is provided in Phase 1 and 72,027 is provided in Phase Parking: 428 in Phase 1 and 436 in Phase 2 stalls, 422 are required. The proposed trash enclosure has been moved to meet setback and operational requirements. www.mcgranahan.corn 0216.1(0 253 3 Tukwila Townhomes — Land Use submittal July 7th, 2006 Page 2 rn u E A continuous 20 -0" paved firelane has been provided. Three foot of clear staging areas have been provided at key locations around the perimeter of project site on both sides of the firelane. Included as attachments to this letter are property exchange exhibits, site furnishings narrative, Project materials exhibit and two architectural sketches. We look forward to working with you on this project and participating on new transit oriented development in the City of Tukwila! Sincerely, McGranahan Arc arc Gleason, Principal AIA, LEED Copy: Matt Sweeney, Troy Spurlock, File Site Amenity Narrative Benches Benches will be a combination of clear wood finishes and exposed metal (painted and clear finish). Benches will be located on the plaza level, northern open space area and the retail plaza. Light Fixtures Both wall mounted and Pole mounted light fixtures are intended. They will be shielded fixtures. The fixtures will be primarily painted and clear finish metals with H.I.D. or fluorescent light sources Equipment Play or other recreational equipement may be located at the north open space area. Waste cans will be either painted metal or concrete. Other Arbors - Wood and metal arbors will be used as a screening and beautification element. Vines will be used in conjunction with the arbors to provide seasonal color and foliage. Arbors will be used to provide unit privacy screening, delineation of vehicular and pedestrian entry points and integrating the ground level with the plaza level. MC " WIRE MESH AT GARAGE SCREEN & GREEN SCREEN STEEL BALCONY & SCREEN FRAME CEDAR - ARBOR CONCRETE - SEALED OR PAINTED BRICK ONE - EBONY BRICK TWO - AUTUMN BLEND SIDING COLOR - BARN SWALLOW SIDING COLOR - NOBLE GREY SIDING COLOR - MISSISSIPPI DELTA SIDING COLOR - RED BRICK SIDING COLOR - KANSAS CORN SHEET METAL COPING AND FLASHING MEDIUM GREY COLOR BOARD exterior finishes noses — TUKWILA TOVIICOMES c PRIM DEVELOPMENT date D7.07O6 McGRANAHAN arc""" ENTRY VIEW LOOKING NORTH WEST VIEW LOOKING SOUTH EAST Il i•:+5 "-* tv er,•9 ,f4• kltr. 144:4:1 " k • • .77 ` t EXTERIOR VIEWS no scale project_ TUKWILA TOWN HOMES client_ PRIUM DEVELOPMENT date_ 0707.06 PROPOSED LEGAL DESCRIPTION PACIFIC COMMERCIAL PROPERTIES, INC. TO CITY OF TUKWILA THE EAST 100.00 FEET OF LOT 2 OF CITY OF TUKWILA SHORT PLAT NO. L98 -0007 AS FILED UNDER KING COUNTY RECORDING NUMBER 9803129013, RECORDS OF KING COUNTY, WASHINGTON. TOGETHER WITH THE EAST 100.00 FEET OF THE FOLLOWING DESCRIBED PARCEL: THAT PORTION OF THE HENRY MEADER DONATION CLAIM NO. 46 AND OF SECTION 24, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, LYING WEST OF THE BURLINGTON NORTHERN RAILROAD RIGHT -OF -WAY, EAST OF THE UNION PACIFIC RAILROAD RIGHT -OF -WAY, AND SOUTH OFA LINE 137 FEET SOUTH OF THE NORTH LINE OF SAID DONATION CLAIM AND NORTH OF THE CENTERLINE OF LONGACRES WAY. CONTAINING AN AREA OF 103,525 SQUARE FEET MORE OR LESS. PROPOSED PROPERTY EXHIBIT PACIFIC COMMERCIAL PROPERTIES, INC. TO CITY OF TUKWILA AS _N,_jjhE_EENRY A. MEADER D.C. 46 S. LINE GOVT LOT 8 SEC. 24, T. 23N., R. 4E., W.M. 0 100 200 SCALE: 1"=200' O. .1 IZI 121 w u SO. 158TH ST. BUILT TRACKS c 4 /0 0 0 5 (P 57 LONGACRES WAY MONUMENTED SO. 158TH ST EXTENDED \ \ -- AS BUILT q TRACKS \ \ PROPOSED AREA TO BE DEEDED FROM \ PACIFIC COMMERCIAL PROPERTIES, INC. TO THE CITY OF TUKWILA ±103,525 S.F. ■ PREPARED BY: EASTSIDE CONSULTANTS, INC. 415 RAINIER BLVD. N. ISSAQUAH, WA. 98027 PH: (425.1392-5351 PROPOSED LEGAL DESCRIPTION CITY OF TUKWILA TO PACIFIC COMMERCIAL PROPERTIES, INC. LOT 1 OF CITY OF TUKWILA SHORT PLAT NO. L98 -0007 AS FILED UNDER KING COUNTY RECORDING NUMBER 9803129013, RECORDS OF KING COUNTY, WASHINGTON: EXCEPT THE EAST 100.00 FEET THEREOF. CONTAINING AN AREA OF 36,590 SQUARE FEET MORE OR LESS. PROPOSED PROPERTY EXHIBIT CITY OF TUKWILA TO PACIFIC COMMERCIAL PROPERTIES, INC. AS SCALE: 1"=200' ■ a . .4 I SO. 158TH ST. PROPOSED AREA TO BE DEEDED FROM THE CITY OF TUKWILA TO PACIFIC COMMERCIAL PROPERTIES, INC. ±36,590 S.F. BUILT c TRACKS I 157' L AO ,1 fa • IN p 51 P Rj `P 50\ \ \ 43 57' CL) F -- LONG CRES MONUMENTED I SO. 158TH ST EXTENDED � \ 1 1 -- I I AS BUILT r TRACKS � W I I 2. - I I sl a l 1a JAI c e z l m 50'j 50'1 PREPARED BY: EASTSIDE CONSULTANTS, INC. 415 RAINIER BLVD. N. ISSAQUAH, WA. 98027 PH: (425]392 -5351 PROPOSED LEGAL DESCRIPTION AREA TO BE ABANDONED BY UNION PACIFIC RAILROAD AND ACQUIRED BY PACIFIC COMMERCIAL PROPERTIES, INC. THE EAST 43.00 FEET OF THE FOLLOWING DESCRIBED PARCEL: THAT PORTION OF THE 100 FOOT WIDE UNION PACIFIC RAILROAD RIGHT OF WAY (A.K.A. CHICAGO MILWAUKEE ST. PAUL AMD PACIFIC RAILROAD) LOCATED IN THE SOUTHWEST QUARTER OF SECTION 24, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, WHICH LIES NORTHERLY OF THE CENTERLINE OF LONGACRES WAY AND SOUTHERLY OF PRIMARY STATE HIGHWAY NUMBER 1 (INTERSTATE 405) CONTAINING AN AREA OF 59,180 SQUARE FEET MORE OR LESS. PROPOSED PROPERTY EXHIBIT AREA TO BE ABANDONED BY UNION PACIFIC RAILROAD AND ACQUIRED BY PACIFIC COMMERCIAL PROPERTIES, INC. 5 T _E '. e i ■ FA I • .. 1 M 0 PROPOSED AREA TO BE ABANDONED BY UNION PACIFIC RAILROAD AND ACQUIRED BY PACIFIC COMMERCIAL PROPERTIES, INC. ±59,180 S.F. N• IN HEN Y A. HEA DER D.C. SEC. 24 T N., LOT 4E WM. AS BUILT TRACKS T.i.. 0905899099 100 200 SCALE: 1"-=-- 200' . I °5 I C I Ch i --J S O. 158TH ST. T IV I4 Co f -- EXIST. 100' U.P.R /R RIGHT OF WAY LONGACRES WAY I MONUMENTED I I S0. 158TH ST EXTENDED 50\ ■ 1 Z W F. t ) 1 L 2 U 1 I P IS i ft 0 I � I m H 50'150'1 I-- i AS BUILT TRACKS � I PREPARED BY: EASTSIDE CONSULTANTS, INC. 415 RAINIER BLVD. N. ISSAQUAH, WA. 98027 PH: [425]392 -5351 m m 1 ( TUKWILA TOWNHOMES MUM COMPANIES 820 A STREET, SURE 300 TACOMA, WA, 98042 PHONE (253) 585 -14t5 PAX• (253) 505-0808 EMALL.• PRNMOOMPAN ES.COM TUKWILA. WA Pacific 51445 53RD A VE S. Engineering P HON T E � WA" 9811 Design, LLC (2 06 ) 431 -7970 206) 388 -1648 WEB SITE PACENO_COM Civil Engineering and Planning Consultants a STANDARD CONSTRUCTION NOTES 12. 13. CONSTRUCTION F. INSTALL STEEL PLATES OVER ANY TLENCL AT ANY TIME PORK IS STOPPED AND THE TRENCH IS LEFT OPEN. A PORTION OF SOUTHWEST 1/4 OF SOUTHWEST 1/4 SEC. 24, T. 23 N., R. 4 E., W.M. PRIOR TO STARTING CONSTRUCTION. CONTACT ONE -CALL (1 -800- 424 -5555) FOR UTUTY LOCATIONS GENERAL. 1. LOCATIONS SHOWN FOR COSTING WILLS ARE APPROXIMATE 2. AT LEAST 48 HOURS BEFORE STARTING PRO.ECT SITE WORK NOTIFY THE UTILITIES INSPECTOR AT 208 - 433 -0179. .1 REQUEST A PUBLIC WORKS UTTUTY INSPECTION AT LEAST 24 HOURS IN ADVANCE BY CALLING 208 -433 -0179. 4. THE CONTRACTOR ASSUMES SOLE RES'ONSS8ILJTY FOR WORKER SAFETY, AND DAMAGE TO STRUCTURES AND IMPROVEMENTS RESULTING FROM CONSTRUCTION OPERATIONS 5. THE CONTRACTOR SHALL HAVE THE PER10T(S) AND CONDITIONS THE APPROVED PLANS AND A CURRENT COPY OF CITY OF NKLWLA DEVELOPMENT GUIDELINES AND DESIGN AND CONSTRUCTION STANDARDS AVAILABLE AT THE JOB STE 8. ALL WORK SHALL CONFORM TO THESE APPROVED DRAWINGS ANY CHANGES FROM THE APPROVED PLANS REQUIRE PRE - APPROVAL FROM THE OWNER THE ENGINEER. AND THE CITY OF IIUKWILA 7. AU. METHODS AND MATERIALS SHALL MEET CITY OF TUKWILA DEVELOPMENT GUIDELINES AND DESIGN AND CONSTRUCTION STANDARDS, UNLESS OTHERWISE APPROVED BY THE PUBLIC WORKS DIRECTOR. & CONTRACTOR SHALL MAINTAIN A CURRENT SET OF RECORD DRAWINGS ON -S1E 9. CONTRACTOR SHALL PROVIDE RECORD DRAWINGS PRIOR TO PROTECT FINAL APPROVAL. 10. PROVIDE TRAFFIC CONTROL AND STREET MAINTENANCE PLAN FOR PUBLIC WORKS APPROVAL BEFORE IMPLEMENTATION. 11. ALL SURVEYING FOR PUBLIC FACTURES SHALL BE DONE UNDER THE DIRECTION OF A WASHINGTON UCENSED LAND SURVEYOR. VERTICAL DATUM SHALL BE NAND 1988. HORIZONTAL DATUM SHALL BE WASHINGTON STATE (MD) COORDINATES, NORTH ZONE USING HAD 8J/91 SURVEY CONTROL AND TIED TO ANY TWO CITY OF TUKWILA HORIZONTAL CONTROL MONUMENTS FOR PROECTS WI IEN A FL000 CONTROL ZONE THE PERMITTEE SHALL PROVIDE CONVERSION CALCULATIONS TO NM 1929. REPLACE OR RELOCATE ALL SONS DAMMED OR REMOVED DUE. TO CONSTRUCTION. RETAIN, REPLACE OR RESTORE COSTING VEGETATION IN RIGHTS-OF-WAY, EASEMENTS AND ACCESS TRACTS 1 . ALL WORK PERFORMED SHALL BE PER APPROVED PLANS AND SPECIFICATIONS ONLY. THE PERMITTEE IS REQUIRED 70 MAINTAIN A SET OF APPROVED PLANS, SPECIFICATIONS AND ASSOCIATED PERMITS ON TIE JOB SITE WORK SHALL BE PERFORMED IN ACCORDANCE WITH ALL FEDERAL. STATE AND LOCAL LAWS PERMITTEE SILL APPLY FOR A REVISION FOR ANY I4 RK NOT ACCORDING TO THE APPROVED PLANS 2. PERNITTEE /CONTACTOR SHALL ARRANGE A PREODNSTRUCTON CONFERENCE WITH THE CITY'S INSPECTOR(S) PRIOR TO BEGINNING ANY WORK. 3. WORN( IN ROADWAYS A ALL MARK IN ROADWAYS SHALL MEET MC Ii AND THE FOLLOWING: .. B. PRIOR TO ANY ACTIVITY IN CITY RIGHT -OF -WAY. THE PERMITTEE SHALL PROVIDE THE CITY A TRAFFIC CONTROL PLAN FOR RENEW AND APPROVAL THE TRAFFIC CONTROL PLAN SHALL INCLUDE THE LOCATION. ADDRESS AND DESCRIPTION OF TRAFFIC FLOW DURING THE WORK AND SHALL MEET MUTCD REQUIREMENTS, C ALL WORK REQUIRING LANE CLOSURES MUST BE BY PERMIT ONLY. FROM THE THIRD THURSDAY IN NOVEMBER TO THE FOLLOWING JANUARY 2ND, THE DIRECTOR DOES NOT ALLOW LANE CLOSURES IN THE TUKWILA URBAN CENTER O FIRE PEDESTRIAN. AND VEHICULAR ACCESS TO BUILDINGS SHALL BE MAINTAINED AT ALL TIMES EXCEPT WHEN PERWTIEE HAS PERMISSION FROM THE BUILDING OWNER AND THE DIRECTOR TO CLOSE AN ACCESS E ALL ROADWAYS SHALL BE KEPT FREE OF DIRT AND DEBRIS USING SIKCtI SWEEPERS USE OF WATER TRUCKS FOR CLEANING ROADWAYS REQUIRES PREAPPROVAL FROM THE DIRECTOR GRADING AND EROSION CONTROL. NOTES 1. THE EROSION PREVENTION AND SEDIMENT CONTROL (ESC) MEASURES ON THE APPROVED PLANS ARE MINIMUM REQUIREMENTS 2. BEFORE BEGINNING ANY CONSTRUCTION ACTIVITIES. ESTABLISH THE CLEARING OMITS INSTALL CONSTRUCTION ENTRANCE AND INSTALL EROSION PREVENTION AND SEDIMENT CONTROL MEASURES 3. 4. 5. 8 BEFORE ANY GROUND DISTURBANCE OCCURS ALL DOWNSTREAM EROSION PREVENTION AND SEDIMENT CONTROL MEASURES (ESC) MUST BE CONSTRUCTED AND IN OPERATION. INSTALL AND MAINTAIN ALL ESC MEASURES ACCORDING TO THE ESC PLAN. ESC MEASURES, INCLUDING ALL PERIMETER CONTROLS, SHALL REMAIN IN PLACE UNTIL FINAL SITE CONSTRUCTION IS COMPLETED AND PERMANENT STABILIZATION IS ESTABLISHED. FROM MAY I THROUGH SEPTEMBER .30. PROVIDE TEMPORARY AND PERMANENT COVER MEASURES TO PROTECT DISTURBED AREAS THAT MILL REMAIN UNBOWED FOR SEVEN DAYS OR MORE FROM OCTOBER 1 THROUGH APRIL 30, PROVIDE TEMPORARY AND PERMANENT COVER MEASURES TO PROTECT DISTURBED AREAS THAT M ILL REMAIN UNWORK£D FOR TWO DAYS OR MORE IN ADDITION TO COVER MEASURES, THE CONTRACTOR SHALL: A. PROTECT STOCKPILES AND STEP CUT AND FILL SLOPES IF UNWORKED FOR MORE THAN 12 HOURS 8 STOCKPILE ON SITE ENOUGH COVER MATERIALS TO COVER ALL DISTURBED AREAS C BY OCTOBER 8, SEED ALL AREAS THAT WILL REMAIN UNWORKED DURING THE NET SEASON (OCTOBER 1 THROUGH APRIL 30). MU LCIA ALL SEEDED AREAS 7. F AILUR E D A MAINTAIN THE DIRECTION OF THE IN DIRECTOR AND ASSESSED AS APPROVED AGAINST THE PROPERTY MERE SUGI IESTIES ARELOOCATED. 8. DURING THE LIFE OF THE PROJECT. THE PERMIT7EE SHALL MAINTAIN IN G000 CONDITION AND PROMPTLY REPAIR. RESTORE. OR REPLACE ALL GRADE SURFACES; WALLS DRAINS DAMS. STRUCTURES. VEGETATION. EROSION AND SEDIMENT CONTROL MEASURES, AND OTHER PROTECTVE DEVICES IN ACCORDANCE WITH APPROVED PLANS 9. 10. ALL PORK PERFORMED SHALL BE PER APPROVED PLANS AND SPECIFICATIONS ONLY. THE PERMITTEE IS REQUIRED TO MAINTAIN A SET OF APPROVED PLANS AND SPECIFICATIONS AND ASSOCIATED PERMITS ON THE JOB SITE MORK SHALL BE PERFORMED IN ACCORDANCE WITH ALL FEDERAL STATE AND LOCAL LAWS If. AND SHALL INST THE DOWNSTREAM TEMPORARY MEASURES BEFORE ANDISTURBANCE OCCURS BEFORE TEMPORARY ESC MEASURES ARE REMOVED, INSTALL AND ESTABLISH THE UPSTREAM PERMANENT ESC MEASURES 12. THE PERMITTEE SHALL AT ALL TIMES PROTECT SENSTVE AREAS, THEIR BUFFERS, AND ADJACENT PRIVATE PROPERTIES AND PUBLIC EFFECT AT W SS THE TIME OF THE ISSUANCE FROM DAMAGE PERMIT. SENSITIVE AREAS. THEIR AND PUBLIC AND PRIVATE ROPERTIES AND IMPROVEMENTS DAMAGED BY THE PERMIT OPERATIONS 13. PERWTTEE SHALL ARRANGE FOR AND COMPLY MMTH THE FOLLOWWNG A. B. C D. E THE PERMITTEE SHALL MONITOR THE DOWNSTREAM DRAINAGE FEATURES AND SHALL, WITH THE DIRECTOR'S APPROVAL. REMOVE ALL SEDIMENT DEPOSITION RESULTING FROM PROJECT- RELATED WORK NOTIFY THE PUBLIC WORKS DEPARTMENT INTHIN 48 HOURS FOLLOWING INSTALLATION OF ESC MEASURES. OBTAIN PERMISSION IN WRITING FROM THE PUBLIC WORKS DEPARTMENT PRIOR TO MODIFYING THE ESC PLAN. MAINTAIN ALL ROAD DRAINAGE SYSTEMS STORM WATER DRAINAGE SYSTEMS CONTROL MEASURES AND OTHER FACILITIES AS IDENTIFIED IN THE ESC PLAN. REPAIR ANY SILTATION OR EROSION DAMAGES TO ADJOINING PROPERTIES AND DRAINAGE FACILITIES. INSPECT ACCORDING TO THE APPROVED ESC INSPECTION SO4EDULE AND MAKE NEEDED REPAIRS IMMEDIATELY. VJ c W 0 2 Z 0 J STANDARD NOTES AND ATIONB PROJECT NO.: 06041 DRAWN BY: JOC ISSUE DATE 07 -07-06 SHEET REV.: Utl04tN10 hCO>;,ptq CO2 SHEET 2 OF 15 REVISIONS: REVISIONS PER CB A RIM =12.31 IE =70.3 CB 8 RIM-I2.37 IE =10.2 CB C RIM =12.37 IE =9.8 UTILITY POLE CB 0 RIM =12.38 1E -9.9 ullurY POLE RAISED SIDEWALK RIM =15. I SEE DTL, SHT. C IE =13.2 PROPOSED 14,080 CF. CONC. VAULT 20' x 88' x 8' DEEP I I \� VAULT °ERNTIONUTM QUALITY I \ SEE DTL'S, SHTEET CIS II I \ C8 No. 1, TYPE I -48'8 W/FRAME AND GRAZE =175 i IE 12"-00= 11.77 I IE 12' (S4)=11,j7 72 APPROX LOCA110NN 7 - - I - - 1513CTTARCE PER - BESIGN- PLANS- C8 Na 3 TYPE 1 - - - W/FRAME AND GRATE RIM= 7.2 IE 12' NE) -12.20 IE 12' W)=12.20 CB Na 2. TYPE I -48'/ W/FRAME AND GRATE RMh17.2 IE 12' (NE) -17.96 IE 12' (SW)=.11.96 100' RIGHT - -OF -WAY DEDICATION FOR RELOCATION OF UNION PACIFIC UNE SEE LANDSWAP PLAN. SHEET C23 RET. WALL SLOT DRAIN BOX ACCESS RIM =14.80 IE =10.9 BOX ACCESS R1M =14.27 IE -10.9 STAND PIPE TOP -15.31 1£ =11.9 RELOCATED PUMP STATION METER, TELEMETRY, SIMTCHES, AND APPURTENANCES - UNION PACIFIC ROW _ - - - - - -- Rlei 18.26 - N 0.- BQ'P i - ---- �- IE =10.0 � AND f$IAYE - - - �- E/ ei1dOF+� IE For- - -1 o r- 52LF 12' ST 5=0.0200 oewm. MAY 6. 2007 v,. 18 - _tat BOX IE =10.9 - �t7 �1 1, In 1�� 1 Mitt ill7; tl HS IN I N 0 BOX ACCESS RIM =15.47 IE =10.9 A PORTION OF SOUTHWEST 1/4 OF SOUTHWEST 1/4 SEC. 24, T. 23 N., R. 4 E., W.M. INV 12' =11.04 GARAGE ENTRY BURLINGTON NORTHERN A/R (NORTHERN PACIFIC) CB No, 19. TYPE 1 RMf -18.0 IE 72- (so -13.50 UNION PACIFIC R/R L7 SEE SHEET C11 12'257 FOR FOR SECTION C -C -W 1r 8 : 4 E AADZXAIF - - I - -- --- -- - - -- - - - -- -- - - - -- - X 11-- - - _- _ - - - -_ ------- - - - - -- - - - -- 75W)■lxs6 -- -- - FINISHED FLOOR GARAGE SLAB -190 C8 Na 12 TYPE I W/FRAME AND GRATE RIM -Tao IE 12' (NE)=14.98 150LF 12' ST 5 -0.0050 1 E - ----------- - - - - -- 152LF 12' ST S=0.0050 SEE SHEET C11 FOR SECTION 8-8 CB Na 18, TYPE I RIM =183 lE 12' (N)=15.19 I I L BASIS OF BEARING BASIS OF BEARINGS AND SECTION BREAKDONN ARE PER A CONTROL SURVEY DONE FOR THE CITY OF RENTON BY SURVEYS ON PAGE INC. 5 286 UNDER RECORDING NU MBER OF 871229900. VERTICAL DATUM (NOVD 29) VERTICAL DATUM IS NOW) 1929 PER NOAA BENCHMARK D-408 '1963' BRASS DISC SET VERTICALLY IN THE SOUTH FACE OF COLUMN OF I -405 0' X -INO SR -181. ELEVATION - 29.734. NAVD 1988 CONVERSION ADD .159 FEET TO ALL ELEVATIONS SHORN. 12' ST 8' WIR 12' SS • PROPOSED SS MN ® PROPOSED CB (TYPE I) PROPOSED 50'11k1001.xS'D CONC. VAULT A. PROPOSED FIRE HYDRANT --la-- COSTING CONTOUR GRAPHIC SCALP SCALE :1' - 20' LEGEND PROPOSED STORM PROPOSED WATER PROPOSED SANITARY SEN£R PROPOSED PAVING BUILDING OUTLINE DECIDUOUS TREE EVERGREEN TREE COSTING CB (TYPE I) EXISTING FIRE HYDRANT COSTING WATER METER EXISTING WATER VALVE COSTING WATER BLOW OFF COSTING WATER LINE EXISTING TELEPHONE RISER COSTING SS MN EX UNDERGROUND TELEPHONE PROPOSED SIDEWALK KEY MAP cosy PROJECT NO.: 06041 DRAWN BY: JGC ISSUE DATE 07 - 07 - 06 SHEET REV.: GRADING AND DRAINAGE PL A NB 060410001 - 4766,0100 0 06 8HEET 6 OF 15 I _ c5=aaoso; s4r, =s 1 1 1 1 1 1 UNION P l5G1F 1r ST s -aoo5o C8 Na 17, nisi RIM -i8.0 IE 12' (S)..14.43 IE 12 (N) -14,43 GARAGE ENTRY - PROPOSED Jo' EASEM PER LANDSWAP AGREEXILENT A PORTION OF SOUTHWEST 1/4 OF SOUTHWEST 1/4 SEC. 24, T. 23 N., R. 4 E., W.M. UNION PACIFIC R/R A € ---- L— OBIT - - - - - - - —_ F _ _ 17k1T EX. SWALE (10 BE MAINTAINED BY CITY) CB No. 16. RIM =Rao IE 12 (S IE 12' (N 13.67 -I- 15 100' RIGHT-OF-WAY DEDICATION FOR RELOCATION OF UNION PACIFIC LINE SEE LANDSWAP PLAN, SHEET C2,7 14 I _ ______ _ _____ _ ------- — — —12 14— 9 89.09' FINISHED FLOOR GARAGE SLAB-I9.0 BURLINGTON NORTHERN R/R (NORTHERN PACIFIC) SEE SHEET C11 FOR SECTION C -C SEE SHEET C71 FOR SECTION 8 -B CB Na 15, TYPE 8 (48'.) RIM =18.0 IE 12' SE) -1291 IE 1Y NW) -12.91 a�- __________ _________ __ ________________________________ �er� —� -- — 'I- - - - - -_ C� � . �. r GARAGE' --- _ • -�L `� } sa 1501F' SF �'' to A ENTRY - 150LF I2' ST - 0,0050 1$ -�--- CB Na _ II, TYPE I - - - _ _ 5 -00050 - - W/FRAME AND GRATE -' -_ • '•?> > RIM -1$0 III- -- -- - IE ,2' ( ,1.2J -I - - - C8 Na ,4 TYPE i - - - - - - -- _ S . IE 12' (14.2J I � AND GRATE - 1� - - - __ 18.0 ENTRY' I IE 12' 1148 - IE I2' (41148 _ lE IERMW/FRAM1122 c 11 : 7331E CB Na 9. TYPE 0 Or.) 1 I I I I GARAGE ENTRY IZ = — 1 20 0 10 20 40 GRAPHIC SCALE SCALE : r - 20' BASIS OF BEARING BASIS OF BEARINGS AND SECTION BREAKDOMN ARE PER A CONTROL SURVEY DONE FOR THE arY OF RENTOV BY TARGET SURVEYORS, INC. AS RECORDED IN BOOK 58 OF S UFI PAGE 286 UNDER RECORDING NUMBER VERTICAL DATUM (NGVD 29) VERTICAL DATUM IS NGVO 1929 PER NOAH BENCHMARK 0-408 ' 1965 BRASS DISC SET VERTICALLY Al THE SOUTH FACE OF CO.UMN OF 1 -405 0' X -ING SR -181. ELEVATION - 29.7.4. NAVD 1988 CONVERSION ADD 3.59 FEET ro ALL ELEVATIONS SHOW. 12' ST 8' WIR 12' 5S - -- 1 8 - aai WN ® • PROPOSED SS MH ® PROPOSED CB (TYPE 1) ►a TEL. T— LEGEND PROPOSED 501Br1001x51) CONC. VAULT PROPOSED FIRE HYDRANT PROPOSED STORM PROPOSED WATER PROPOSED SANITARY SEWER PROPOSED PAVING PROPOSED SIDEWALK EXISTING CONTOUR BUILDING OUTLINE DECIDUOUS TREE EVERGREEN TREE EXISTING 03 (TYPE 1) EXISTING FIRE HYDRANT EXISTING WATER METER EXISTING WATER VALVE EXISTING WATER BLOW OFF EXISTING WATER LINE COSTING TELEPHONE RISER EXISTING 5S MH EX UNDERGROUND TELEPHONE 3 (1) W O 1 1 4 z i O L J i Q a q ' I airil PROJECT NO.: 06041 DRAWN BY: JOG ISSUE DATE 07 - 07 - 06 SHEET REV.: GiRADBJO A40 DRAINAGE PLANS 0604IO 102- 00TDWO col E3FIEF'T 7 ,Q REVISIONS: REVISIONS PER 0 4 5-0 5 sT ' CB N4 4 ..TYPE U (4B'0) W/FRAME'ANDC1A7E c RIM -17.7 - SE 12' (SE)- 11.78' 1£ 12' (N) -11.78 I I m „„ 6" WI F- CB No. 21 TYPE d (115 W/SOL/D LOCKING LID RIU 18.4 .'E 12' .(S)) -il.47 .,. 12. (NF 11:47 )E . JE 8. CNW)11.89 ►, -. LaF.:i2'.sr NO3 374J E 969.09 C r r � z _ 152LF 12' ST 5 ■0.0050 ED BOOR` GE SL.AB-19 O \SE SHEET C11 SECTION B -B SEE SHEET C11 FOR SECTION C-C AS - _T-Q s . - - 4 2'4410' 178.14' Re 373049' A PORTION OF SOUTHWEST 1/4 OF SOUTHWEST 1/4 SEC. 24, T. 23 N., R. 4 E., W.M. L = - _ -- - -- - - --- - - - - - - - - - - - -- - -- - - -- --- --- r - -- - - AME .AND IE - _ - --- _ - 20 -- - -- ____________ _______ - -- - R01 =78A - - - - -- - • - - - - - - - - �- 20 1 -- -- - --- - -'IH4' 11.98 -It f2= E .98.. - --- --- 1NW1.S9a_ - - - -- -- s^aaTeo -----1-1:1= ::: - l';-- -- 1-: : - - ---.'--1 1: 1 _ --- RROP03ED: 24205•CE :0NC:',' 1 - -; *LIUbo:a7rx7 DEEP, • DEIENTIOW/WA1ER; QUALITY ' ,, VAULT (NC(j.1H)• ; .: •., -' PER' 5IfT. C14: - , - .. 42LF 24' ST S -0.0050 C8 No, 20, TYPE 8 (481) \ W/SOLID LOCKING LID \ RIM -18.3 \ E 24' (NE)- 9.99 11 ' - - - - E 24' SE -9.99 0 C8 No. 14. TYPEYI (48'0) _ - - _ - -- W/fRAME AND CRATE _ - _ '�( _ RIM -185 _ - ' � IE 1r(�j-I 2.15 �,14 - - '- - - '- - �T {-72'T4W) -Izts - _ - -- h L -12 � BY "" t • -12 - r - , - pt 0° ,40247/40=- - / O. INV. ■9.49 DISCHARGE ONTO SPLASH PAD 5 x10 x1' SEE NOTE 8FLOW RIGHT UNION PACIFIC R/R BIOFIL IRATION SWALE 10'x118• PER DLL. SHT. C14 8 5- 844'42' L= 221. BIOFTLTRATION SWALE INLET 12 'ST- 11.43 PRO VIDE DEBRIS BARRIER �Ii T EN0. OF .pJPE N 5p�5 QTL. O EET DISC C14. AFRGE ONTO SPL.A9I PAD. IO'xSO'oI' SEE NOTE BELOW RIGHT \ \ 100' RIGHT - -OF -WAY DEDICATION FOR RELOCATION OF UNION PACIFIC LINE SEE LANDSWAP PLAN. SHEET C23 a N \ 9- 1878. soomessRi" PROPOSr=D`30"EASEMEN:T_: PER LANDSWAP AGREEMENT \ UNION PACIF_ RO _ \ NOTE PASSING 8-INCH SQUARE SIEVE : 100X PASSING 3-9404 9EVE : PASSING 3 /4-INCH SIEVE : 9 7p ' ''A. --ZBL - SPLASH PAD AT INLET INTO 910 -SWALE SHALL BE QUARRY SPALLS WIN GRADATION AS FOLLOWS : 40 TO 60X MAXIMUM 0 TO 10X MAXIMUM T 20 0 10 20 s0 ORAPFOC SCALE SCALE : T - 20' BASIS OF BEARING BASS OF BEARINGS AND SECTION BREAKDONN ARE PER A CONTROL SURVEY DONE FOR THE CITY OF RENTON BY TARGET SURVEYORS INC. AS RECORDED IN BOOK 58 OF SURVEYS ON PAGE 286 UNDER RECORDING NUMBER 87122990G5. VERTICAL DATUM (NGVD 29) VERTICAL DATUM IS NGVD 1929 PER NOAA BENCHMARK D-408 '1 965' BRASS DISC SET VERTICALLY IN THE SOUTH FACE OF COLUMN OF 1 -405 0' X -INC 97-181. ELEVATION - 29.734. NA VD 1988 CONVERSION ADD 3.59 FEET TO ALL ELEVATIONS 5H0814. ►iii�i 12' ST 8' WIN 12' SS LEGEND PROPOSED SS MH ® PROPOSED CB (TYPE I) PROPOSED 50'161O01x5D CON. VAULT � - PROPOSED FIRE HYDRANT PROPOSED STORM PROPOSED WATER PROPOSED SANITARY SERER PROPOSED PAVING PROPOSED SIDEWALK EXISTING CONTOUR BUILDING OUTLINE DECIDUOUS TREE EVERGREEN TREE ® EXISTING CB (TYPE 0 m EXISTING FIRE HYDRANT WM® EXISTING WATER METER 1041 EXISTING WATER VALVE EXISTING WATER BLOW OFF -W- EXISTING WATER LINE TEL o EXISTING TELEPHONE RISER ® EXISTING SS MH T- EX UNDERGROUND TELEPHONE KEY MAP PROJECT NO.: 06041 DRAWN BY: JOC ISSUE DATE 07 - - SHEET REV.: GRAMO AND DRAINAGE PLANS 000416003- C06DW0 C08 SKEET B OF IS REVISIONS REVISIONS PER PARKING GARAGE FF. 19.0 VARIES E — FACE OF BUILDING LONGACRES WAY (PRIVATE ROAD) 20' EXISTING CURB SAWCUT DL PAVEMENT TO PROVIDE A CLEAN. STRAIGHT MATCH UNE FOR NEW ASPHALT 20.0' (MIN.) FLOW LINE 12' NEW CONCRETE CURB AND GUTTER VARIES (26' MIN.) A PORTION OF SOUTHWEST 1/4 OF SOUTHWEST 1/4 SEC. 24, T. 23 N., R. 4 E., W.M. 57' REMOVE EXISTING PAVEMENT AS REQUIRED (VARIES) r LANDSCAPING (WIDTH VARIES) /l NEW B.0' S1DEIWALK AL PROPOSED EAST PROPERTY UNE 19.0' (TO FACE OF CURB) PARKING STALL S= 2.0% (MIN.) AS -BUILT TRACKS 18.8 E.C.C. r LANDSCAPING (MTH VARIES) 17.3 REMOVE EXISTING CURB AND GUTTER 16.0' PARKING SPACE EGG 30' EASEMENT PER LANDSWAP AGREEMENT ROAD, PARKING AND PAVEMENT SECTION A —A (PHASE I) Q DUSTING GRADE ROAD, PARKING AND PAVEMENT SECTION B —B (PHASE I) EXISTING WEST PROPERTY LINE UNION PACIFIC RAILROAD RIGHT OF WAY 26.0' 14.6± EXISTING GRADE SCALE T 24.0' DRIVE SCALE T S. 2.0X (MIN.) 100' DEDICATION TO UNION PACIFIC RAILROAD to' EGG 18.5 ROAD, PARKING AND PAVEMENT SECTION C—C (PHASE 1) EXISTING J GRADE 20.0' DRIVE LANE 19.0' PARKING SPACE FACE OF BUILDING Ss 2.0% (MIN.) 1118 EGG .10' PARKING GARAGE FF- 19.0 7.0' SIDEWALK 19.0 BUILDING FF. 19.0 CA_ SWALE DUSTING EAST PROPERTY LINE / PROJECT NO.: 06041 DRAWN BY: .IOC ISSUE DATE 07 SHEET REV.: TYPICAL SECTIONS / 08041OTD3 -C1t D C11 SHEET OF 15 I rttVI A J: MLV1]1lxnb run FOOTING DRAIN. (TYPICAL) ROUTE FOOTING DRAIN TO SWALE 5'x 10' REMOVABLE PANEL FOOTING DRAIN, ROUE G DR TO SWALE 12" N -12 INLET S- 0.0050 18.87' 16.87' 16.67' 12" N -12 INLET S- 0.0050 WATER SURFACE ELEV.- 16.85 (LAVE STORTAGE) WATER SURFACE 0.5X r PROVIDE 3'x .3' OPENING THROUGH INTERNAL WALL (4 REQUIRED) 16.67' TOP OF UD ELEV.- 18.25 TOP OF LID - ELEV.- 18.25 ELEY.- 11.65 (DEAD STORAGE) 1 SOON 1 4 0.5% A PORTION OF SOUTHWEST 1/4 OF SOUTHWEST 1/4 SEC. 24, T. 23 N., R. 4 E., W.M. INV. (12" W) T -11.65 PROVIDE J'x .3' OPENING THROUGH INTERNAL WALL (4 REQUIRED) INV. (12" IN) -11.65 36' PROVIDE OPENING THROUGH INTERNAL WALL 7200' (ANTERIOR LLEN90N) 7"1 A - 1 NORTH DETEN77ON VAULT (PLAN VIEW) SCALE 1'- 10' 16.67' 50' (WTEBOR DIMENSION) SEE BELOW. A -A. BEI.Ow. 5 PANEL 'x TO' REMOVABLE T SEE SECTION 8 -0. BELOW. B -7.0' 3'x .3' OPENING NORTH DETEN77ON VAULT (SEC77ON A SCALE 1 - 4' FINISHED GRADE 5'x 10' REMOVABLE PANEL PRECAST CONCRETE PANEL FOR VAULT LID. 14-20 TRAFFIC RATING 0.5' MINIMUM FREEBOARD 7200' (INTERIOR DIMENSION) SCALE. r - 4' 4 IY 14-12 OUTLET INV. (12" OUT) -11.65 0.0050 36' A I SCUD. 24'/, LOCKING LID. RIM- 19.80 SEE SECTION B-B. BE OW RIGHT. - 0.5' MINIMUM FREEBOARD - 5.0' (LIVE STORAGE) -1.5' (DEAD STORAGE) 16.67' SOP. 24'1. LOCKING LAD. RIM- 19.80 SEE . LEFT A -A, p ABOVE. LEFT 8 LIFT ROD. (SEE DULL SHEET C15) TOP OF LID SH GATE (SEE 011... ELEV.- 18.25 \ ST C15) \ NORTH DETENTION VAULT (SECTION B -B) A BOTTOM ELEV.- 7.65 • COMPOST I1.LED INTO ' NATIVE sa(L HEIGHT P4 (MAX 8.0') V ; PERF. ERDRAIN � ;�. PPE UNDER SWALE �+> dam 1 r�.�':` �i� a -u, I_ WATER DESIGN DEPTH=0.1r DO SWALE f *1 A AVa M OO) E 10 0 V.0' 6" MIN. COVER FILTER FABRIC 5/8'( -) GLEAN DRAIN ROC( 21 MAXIMUM BAd(3OPE FOR A FLAT BACKSLOPE SURFACE SHOULD BE IMPDRWOUS AND SLOPED TO DRAIN. MINIMUM OF 16" 1.0' MINIMUM ( HEIGHT ) 3 UNDISTURBED GENERAL NOTES • SEE NOTES 1 -3 FOR PERMIT AND CERTIFICATION REQUIREMENTS. 1. ROCNOERIES 4' AND OVER IN HEIGHT REQUIRE A BUILDING PERMIT. 2 FOR ROCKERIES BOW EN 4' AND 6' HIGH, THE INSTALLER OR CONTRACTOR SHALL PROVIDE A LETTER TO THE BUILDING INSPECTOR PRIOR TO FINAL INSPECTION CERTIFYING THAT THE SUBGRADE AND DRAINAGE HAVE BEEN PREPARED IN ACCORD WITH THESE STANDARDS. S ROCKERIES 6' AND OVER IN HEIGHT REQUIRE ENGINEERING SUPERVISOR BY SPECIAL INSPECTOR (I/BC 3068), WHICH AT MINIMUM SHALL CONSIST OF INSPECTOR AND WRITTEN CERTIFICATION OF SUBO ADE PLACEMENT OF BASE COURSE AND DRAINAGE AND FINISHED ROCKERY. 4. ROCK SHALL BE SOUND AND HAVE MINIMUM DENSITY OF 160 POUNDS PER CUBIC FOOT. 5. THE LONG OIMEN90N OF ALL ROCKS SHALL BE PLACED PERPENDICULAR TO THE WALL EACH ROCK SHOULD BEAR ON TWO ROCKS IN THE TIER BELOW. 11111E1111111111 11111111111 ltl,' r =� DEPTH FLOW - BIO- SWALE- 2" ( DESGN)- 0.17" DEPTH FLOW •• 10011? OVERFLOW 0- 234 CF.S. 0- 0.15' CF.S. n- 0.027 1181F AT SLOPE - 1.Oi 1.0' DEPTH OF COVER STABLE CUT FACE IN NATIVE MATERIAL (SEE NOTE j7). FREE - DRAINING BACKFILL (MAX 5X FINES). PROWDE A MINIMUM 12" MDE LAYER OF 2 " -4 QUARRY SPACES ADJUSTED TO ROCKERY. I" (OR LESS) DIAMETER WASHED GRAVEN.; A MIN. B' COVER OVER PIPE AND A MW. 2" GRAVEL UNDER PIPE MINIMUM 4" DIAMETER PERFORATED PVC PIPE WRFI MIN. IX CONTINUOUS SLOPE TO OUTLET; PIPE AND OR CUT FACE LINED IMTH FILTER FABRIC B. IMPROVED WALKING SURFACES ABOVE AND ADJACENT TO ROCKRIES OVER JO' IN HEIGHT SHALL BE PROTECTED BY A GUARDRAIL CONFORMING TO UBC 1711. 7. ROCKERIES ARE EROSION - CONTRA STRUCTURES RETAINING WALLS. NATIVE MATERIAL MUST BE STABLE AND FREE - STANDING IN CUT FACE 8. ANY DEVIATION IN DESIGN OR IN PLACEMENT OF ADJACEl4T STRUCTURES MUST BE SUBMITTED Will THE SEAL OF A OWL ENGINEER CURRENTLY UCNSED IN THE STATE OF WASHINGTON. BIORLTRA77ON SWALE (NORTH DETEN77ON SYSTEM ONLY) SOLID. 24'1. LOCKING LID. RIM- 19.80 EMERGENCY OVERFLOW ELEV. - 18.65 6' ELBOW OF. ELEV. - 15.40 -/ 8" ELBOW ORIFICE ELEV. - 14.90 ORIFICE DIA - 1.90' 12'1 N -12 OUTLET INV. (12" 01UT) -11.65 STRAP TO WALL .3.0' GC (MAX) ORIFICE ELEV. - 9.85 ORAL A 251' OA HOLE IN A 12 GA. METAL PLATE WELDED TO BOTTOM OF RISER PIPE. 20' (MA.) (SECTION D-D) SCALE r -2' ALL STEEL. PARTS MUST BE GALVANIZED AND ASPHALT COATED. (TREATMENT 1 OR BETTER) 0.5' GALVANIZED OR NON - CORROSIVE BOLTS AND NUTS 0.25' x2' 445' STRIPS VIEW 'A' DEBRIS BARRIER NTS MAX 3" SPACING 0.75' DIA. FRAME 0.75" OA (TYP.) ENDS TO BE VIEWED TD TO 0.75" DIA. FRAME ANCHOR STRIP TYPICAL 0.75' DIAMETER FRAME VIEW 'A' 060410101- C1421•11 C14 PROJECT NO.: 06041 DRAWN BY: JQC ISSUE DATE: 07 -07 -06 SHEET REV.: NORTH DETE3NT1ON VAULT AND WATER OUALITY DETAILS SHEET TO OF TB REVISIONS REVISIONS PER 20.00' 1r N -12 INLET - S- 0.0050 5x 10' REMOVABLE PANEL -\ FOOTING DRAIN, (TYP.) ROUTE FOOTING DRAIN TO SWALE l WATER SURFACE ELEV.= 15.50 (LIVE STORTAGE) WATER SURFACE ELEV.= 11.50 (DEAD STORAGE) SEE SECTION 9 B. BELOW. INV. or IN )-11.60 FOOTING DRAIN, (TYPICAL) ROUTE FOOTING DRAIN TO SWALE 44.00' B SEE w, BELORUN B -B, W, RIGHT. B TOP OF UD ELEV.= 17.1 88.00' (INTERIOR DIMENSION) A PORTION OF SOUTHWEST 1/4 OF SOUTHWEST .1/4 SEC. 24, T. 23 N., R. 4 E., W.M. 5 SCALE r - 10' 20.00' SEE SECTION A -A, BELOW. BOTTOM ELEV.= 7.50 SCALE: 4' 5'x 10' REMOVABLE PANEL (4 REVD.) SCUD. 24'0, LOCKING UD. RIM- 18.50 TOP OF LID 17.1 INV. (12' IN) -12.46 INV. (12' 0117)..11.50 44.00' SOUTH DETEN77ON VAULT (PLAN VIEW) SOUTH DETENTION VAULT (SECTION A -A) SILO Ct 0.5' MINIMUM FREEBOARD aE P EMERGENCY OVERFLOW - I ORIFICE DIA. - 1.12' / 12' N -12 INLET S- 0.0200 6' ELBOW O.F. ELEV. - 14.50 --/ 6' ELBOW ORIFICE ELEV. - 14.00 III 23 11111111 li $l1i!lill7i 12 0 N -12 OUTLET INV. or am= 11.50 =�11. STRAP TO WALL. _ 10' 0.C. (MAX) If ORIFICE ELEV. - 9.50 DRILL A 1.67' DIA. HOLE IN A 12 GA. METAL PLATE WELDED TO BOTTOM OF RISER PIPE 2.0' (MIN.) 7- FINISHED GRADE 5'x 10' REMOVABLE PANEL B SOLID, 24'0. LOCKING LID. RIM= 18.50 12' N -12 OUTLET S- 0.0050 PRECAST CONCRETE PANEL FOR VAULT LID. H -20 TRAFFIC RATING. 88.00' (INTERIOR DIMENSION) SCALE: r -4' REMOVABLE WATER TIGHT COUPUNG. 8'0 CUP ELBOW PLAT WITH ORIFICE AS SPECIFIED SOUTH DETENTION VAULT (SECTION B -B) HANDLE WITH LOOK PIN ADJUSTABLE LOCK HOOK WITH LOCK SCREW. 1'0 ROD OR TUBING, VARIABLE LENGTH. LIFT ROD 12 CUP RISER 1 --- -- 6' MIN. LIFT HANDLE SHALL BE ATTACHED PER MANUFACTURES RECOMMENDATIONS. FLOW RESTRICTION ELBOW 8' MIN. SEE SECT A -A, ABOVE. LEFT 0.5' MINIMUM - TOP OF LID FREEBOARD ELEV.- 17.1 FRONT 2.0' MINIMUM SEPARATION 6' CUP ELBOW 1 Y 124P RISER 5.0' A UAL OFENIAG OF GUTS LIFT HANDLE SHALL BE ATTACHED PER RECD DI DATI S RE NUFACIURE'5 S BE EVENLY SPACED HOLES FOR BOLTING TO > EWE SHEAR GATE - 2.0' MINIMUM SEPARATION PLAN VIEW AT SUMP SCALE 1' - 4' LADDER SOLID. 24'0, LOCKING LID. RIM- 18.60 M�ddad ��li 1 �000I000010000 I0000I0000I0000I000010 .0 0 0100 0 010 INV. or IN) -11.80 WATER SURFACE ELEV.- 15.50 (LIVE STORTAGE) fd�;lil;' Ilryilit 0010 000 0000 0 0010000000 0 000000000000000000 '-4.0' (UVE STORAGE) 15' (DEAD STORAGE) 1. SHEAR GAZE SHALL BE AWIONIA/ ALLOY PER ASTM 8- 26-ZG- JYo OR CAST PON AS1L A48 CLASS JOR AS RECUR D. 2 GATE SHALL BE 8' DIA FOR PIPE IY OR LESS IN DIA. / DNA FOR PIPES GREATER THAN I2'. J. GATE SHALL BE JOINED TO TEE SECTION BY BOLTING THROUGH FLANGE 4. LIFT ROO AS SPEONED BY NM Will HANDLE MENDING TO ROHN ONE FOOR OF COVER AND ADJUSTABLE LOCK FASTENED TO FRAME OR S GATE SHALL NOT LIEN BETVNO THE CLEAR OPENING BY LIMITED TOME MOVEMENT. STOP TAB OR SOME OTHER DEWCE & NEOPRDIE RUSSO? GA9ET RECLINED BETWEEN RISER MOB4IIN7 FLANGE AND GATE FLANGE 7. MATING SURFACES OF LID AND BODY TO BE MOOED FOR PROPER FIT. 3 STAINLESS STm BOLTS 91AU. BE J/B' CIA, B. ALTERNATE SHEAR DATES TO THE DESIGN SHOW! ARE A0IEPTABLE PROVIDED THEY MEET THE WTERLAL SPECIFICATIONS ABOVE PROJECT NO.: 06041 DRAWN BY: JGK' ISSUE DATE 07 - 07 - 06 SHEET REV.: SOUTH DETENTION VAULT AND WATER OUALLTY DETAILS / 080410192-C18uw C15 STREET 11 OF 15 REMSON3 RENSIONS PER ,ITT VALLS( M 11 • OSCIRIPI3IN Roam:* P e1/11J 10 Ne 02 1N+2N Wh Ebi ►860N Pl- PAP. Al L A PORTION OF SOUTHWEST 1/4 OF SOUTHWEST 1/4 SEC. 24, T. 23 N., R. 4 E., W.M. MINIIDIP NNW/ UNION PACIFR3 R, u 1 _ f I _ i 1 i� e:a o ■ 60 0 00 40 60 120 GRAPH C SCALE SCALE : 1 - 60' BASIS OF BEARINQ BASS OF BEARINGS AND SECTION BREAKDOIMI ARE PER A CONTROL SURVEY DONE FCR INE CTY OF RENTON BY TARGET SURVEYORS INC. AS RECORDED IN BOOK 58 OF SURVEYS ON PAGE 288 UNDER RECORDING NUMBER 8712299005. VERTICAL DATUM (NGVD 29) VERTICAL DATUM IS TIMID 1929 PER NOM BENCHMARK D-408 •1965' BRASS DISC SET VERTICALLY IN THE SOUTH FACE OF COLUMN OF 1 -405 0 X -ING St -181. ELEVATION - 29.734. NAVE) 1988 CONVERSION ADD 3.59 FEET TO ALL ELEVATIONS SNOW PROJECT NO.: 06041 DRAWN BY: JOG ISSUE DATE 07 - - SHEET REV.: EXISTING r 06041EC01-- C22.D10 0 ?OF? 8*l T A PORTION OF SOUTHWEST 1/4 OF SOUTHWEST 1/4 SEC. 24, T. 23 N., R. 4 E., W.M. NORTH UNE HENRY A. MEADER D.C. 48 SOUTH UNE GOVERNMENT LOT 8 SEC 24, LZ3 N, R 4E WM. PROPOSED AREA TO BE ABANDONED BY UNION PACIFIC RAILROAD AND ACQUIRED BY PRIM COMPANIES. *59.180 S.F. — PROPOSED AREA TO BE DEEDED FROM PROM COMPANIES. TO THE OTY OF TUKWILA *103,525 SF. NOTE LANDSWAP INFORMATION PROVIDED BY` EASTSIDE CONSULTANTS INC. 415 RAINER BLVD. N. ISSAQUAH, WA 98027 PHONE: (425) 392 -5351 PROJECT NO.: 06041 DRAWN BY: JCTIC ISSUE DATE: 07 - - SHEET REV.: L.Atm8WAP 1 « • • • • .. • • • • I• • ▪ • • • ; • • • •I • ; • • ;• • II • • • • • • • ' 1 .I • 1• r • • N • • • • • • • • • • • •1 • • • • • • • ▪ 1• • • • I• • • • • • • • • • • 1• • • • • • • • • • • • • • • • • •1 • • • • • i• • • • • • • • • • • • • • • • • • • • • ,J • • • • • • • 1 • ▪ • r • • • • 1• • • . ..► • .1 • • ▪ • • I . • • • • • • •, • • • • • • • • • ▪ . ' 1 • • . • • ▪ I. • • • •1 • •I . . . . I • • • 1 • • • • • y • J • • • • ▪ • • • ► •I .I • • • • • • • • • /• 1 T •I • • . '/ r • • • • • , 1. .1 • / • '. 1• [ • 'I • / ▪ ••••••• ••. •• • • • • • • • • i• • • • • • • . • • • • I • • • • • • • • • • 1 ▪ • • . • • •' f • • • II f. • •I • I • • • • . • t • • • • 1. . . . . . . ' 1 • � Pi m 1 A a TUKWILA TOWNHOMES FOR. PRISM COMPANIES 820 A STREET, SUITE 300 TACOMA, WA, 68042 PHONE (253) 665 -14)8, FAX. (253) 565 -0688 EMAIL. PWUMCOMPAISES.COM TUKWILA, WA Pacific 51145 53RD AVE S. Engineering ineering SEATNE' E, WA., 981 PH Design, LLC (206) 431 -7970 Civil Engineering and Planning Consultants 206) 388-1648 WEB SITE: PACENG.COM Ikl I:I \ VI I\ \ I \ • / - - - -Q - -_ PARING STATISTICS REWIRED: 422 STALLS PROVIDED: PHASE I: 428 STALLS PHASE 2. 426 STALLS I \ --- i • / es— A PORTION OF SOUTHWEST 1/4 OF SOUTHWEST 1/4 SEC. 24, T. 23 N., R. 4 E., W.M. GROUND LEVEL PARKING - PHASE 1 - — — 40 0 20 40 e0 OFAPFOC SCALE ■ GROUND LEVEL PARKING - PHASE 2 J �AN 2 4 N N o 414 t C6 WQ OD a .9 U DO p0 W � U 3 PROJECT NO.: 06041 DRAWN 8Y: VK ISSUE DATE 07 - 07 - 06 SHEET REV.: GROUND LEVEL PARKING PHASE 1 AND PHASE 2 i 00041PARK— P141- 2— C26DIY0 C25 SHEET 15 OF 15 i - _Ilk AOER � ^ ( 0. �p �� y ''( A � 5[C 3I, T.YJ7✓.. HIE, W.Y. VTI txt riTK 6 v � 0 gl � m m .0g ,OS 1 � 1 0 \ I88AOIIAH, W . TON 98027 FI114219192•8381 FAX882 -4879 H$ 0 \ \ y' ENGINEERS - SURVEYORS Tfl ti AVM - v S3V2VON c Tla p gav .It W( WA 88NOTON 89477 88774.7477 FAX - 8744418 I� liVa7 I ;� I 'I wv = I� �1� "Fill ig 1 ' N I i N t I A M. $ � Al my T I 4 .2 _ Q I r iy P Ip II �Lf r " v r � T G � rI Y iQ \I l i ,. _ • ;= ilms p 1 — ' ® R711Y8 r�3 a� utdr_. X711. v 11111 .. a /[I,�n -,'^ wiCS 4 m.. iP e+7 J � S P�r I -- PACIFIC COMMERCIAL PROPERTIES, INC. SEC. 24, T.23N., R.4E., W.M. TUKWIA A, WASHINGTON F1 a_g1,74 a: vi '1 rNI E oil 1110 11111 Ili R 14 1 bEt 411 i 4! 11 !I 10 Ng $ 1 i 6 R 1 I I: IC Ili Ill! 1 1411 l I p 4 A g 01 �$ A I � gl g 'I I 1 11 Ill i a I 1 1 A X i F ` tl 1 i iii /11$1 8 � Ii8 lilt! i ! 1 41s � g 111; >8g 1i ii F ; i9. 1 Ill i hl 1 Mill < 1 II M I li Lgl ip -;J: mr i � 1§Pl, ��i ql 1 qhi 1111 I'llqh 1 00 11 181 1Y1 r api !ii TOPOGRAPHY SURVEY 110.88 I Qt Elff Q F mum P t y s 40$ r ifi l l mm '1 ! '18 H1891 '08 pEW910N9 NY DAT1 THE PLANS SET FORTH ON THIS SHEET ARE AJO 5HAL sw REMAIN THE PROPERTY CF EASPREIE CONSULTANTS IM Design Review Comments The following information is required as part of the complete submittal for a major modification to the BAR approval: 1. One set of mailing labels. A notice board must be installed on the site if the previous one has been taken down. 2. A written discussion of project consistency with decision criteria. 3. Dimensioned and scaled site plan with dashed setbacks, fire access lane dimensions, parking stalls and drive aisle dimensions, loading & service areas, fences, street furniture such as benches and bike racks. 4. Colored elevations drawn to scale. 5. Landscape plan stamped by a licensed landscape architect. 6. Floor Plans (preferred) 7. Civil Plans? 8. Lighting Plan. 9. Color /materials board and a colored rendering from a realistic perspective. Please address the following comments: Site Planning 1. The approved site plan included a crosswalk connection to the Commuter Rail station. Also, the eastern drive was proposed to be restricted to entrance only. Does the new site plan include both these features? 2. Multifamily Design Guidelines (Page 8) state that parking areas be within 200 feet of the farthest dwelling unit. Please indicate if the proposal meets this requirement. 3. Multifamily Design Guidelines (Page 17) state that structures should be separated by a distance equal to one -half sum of the adjacent building heights. Also, if the building height exceeds 35 feet, the BAR should apply the Design Criteria to establish a building separation distance not less than 35 feet. Please show a minimum of 35 feet distance between the structures. 4. Unable to verify if the parking stalls, drive aisles, setbacks and open space requirements are met since the site plan does not include dimensions or scale. 5. A site plan for phase II where the parking will be located along the west property line must be prepared. 6. Are any carports proposed? Building Design 1. Pitched roof forms should be used to add interest to the roofline of a four -story wood frame building. Roof forms should be varied with gables, dormers and other roof forms to break down the scale of the multifamily building. Roof overhangs should be used and detailed with brackets or other decorative details. 2. Please show window - opening details. The windows should be divided with true mullions or sectional windows. Shaped frames and sills could be used to enhance openings and add additional relief. 3. The original proposal included some common large covered balconies with trellis as an added feature for modulation. Does the revised proposal include these features? The elevations show some balconies. Please provide more details and dimensions. Are they are accessible or just french balconies? 4. The main building entry should be a visual focal point. Please use structural articulation, materials and color for identity and interest. Landscape and Site Treatment 1. Please provide a landscaping plan that is stamped by a licensed architect and meets the perimeter and interior parking lot landscaping requirements. Also includes details of the courtyard areas and the open space at the north end of the site. The landscaping plan must be submitted for phase II when the parking will be relocated along the west property line. Miscellaneous Structures 1. All exterior maintenance equipment including HVAC and garbage dumpsters should be screened. Please show the location of all dumpsters. Several small dumpsters adjacent to buildings such as garages are preferable to single large freestanding site. Recycling areas are to be provided to meet the minimum standards. 2. Please show street furniture, play equipment, location of mailboxes etc on the site plan. 3. The lighting plan must be provided to show that the project will be well lit throughout. The maximum parking area light standard height is 20 feet and the maximum walkway and grounds lighting shall be 15 feet. (Page 29 of the Multifamily Design Manual). 4. Provide details of any proposed fences. William E. Rutledge 19336 47 Avenue NE Seattle WA 98155 Re: Proposed changes to the design of Tukwila Station mixed -use project located between UP and BNSF just north of Longacres Way in Tukwila. Dear Mr. Rutledge: Department of Community Development Steve Lancaster, Director This is in response to your email regarding some proposed changes to the architectural design of the project mentioned above. The Design Review application and Conditional Use Permit for the proposed project were approved by the City's Board of Architectural Review and the Planning Commission on April 28, 2005. The original proposal had three buildings with 60 units in Building 1, 120 units in Building 2 and 111 in Building 3. The changes proposed at this time are to add 35 units in Building 1 with a total of 95 units and reduce units in Building 2 to 93. The original proposal was for a total of 291 units and the proposed changes will increase the number of units to 304. Please note that the proposal must meet the maximum density requirements of 65 du/acre, all parking and open space requirements. It appears that with 305 units in 4.67 acres you may be a little over the maximum density requirements. In addition to providing documentation on how the proposal meets these standard code requirements, please provide updated architectural elevations and perspectives with your request for modification. Based on review of the site plan and floor plans, it appears that the Director of Community Development will be able to review these administratively as allowed by Tukwila Municipal Code 18.60.030 (E). Please include all the information requested above with your request for modification to the approved design. If you have any questions you can reach me at 206 - 431 -3685 or Jack Pace at 206 -431- 3686. Sincerely, Minnie Dhaliwal Senior Planner C: Kenneth P. Kester L71111 [`- ..aL -... a -- D.... 1.... - -..1 C`..la.. LL I - T.. h...lI. T.I /- ..1. ..a... n0100 - DL ... -_ ')/ 4'11 '1L'71 - Steven M Mullet, Mayor 7n6 A'1I '1AAC Minnie Dhaliwal - FW: Tukwila Station 2 From: 1`" "Bill Rutledge" <Bill @rutledgemaul.com> To: <jpace @ci.tukwila.wa.us> Date: 8/16/05 3:29PM Subject: FW: Tukwila Station S C7 Jack �7p - /0 I sent this to you last Thursday, but her it is again. Please let me know when you get this as we may have a problem with our provider. Thanks. Bill Rutledge 19336 47th Ave NE Seattle, WA 98155 off (206) 440 -0330 fax (206) 362 -4381 cell (206) 940 -7172 Original Message From: Bill Rutledge Sent: Thursday, August 11, 2005 9:37 AM To: 'Jack Pace (jpace @ci.tukwila.wa.us)' Cc: Ken Kester (kkester @earthlink.net) Subject: Tukwila Station b o Attached is the updated / site plan and building plan that Ken mentioned to you last week. W were advised by the marketing re 'earch people and the investors that building one needed to be at least 0,00 for the phasing of sales ty.'work. We added 35 units to building 1 and reduced building 2/3 to N units. Building 4/5 remained at 111, for a total of 304. The building elevations remain basically the same but the proportions of the three buildings are much better with this change (building 2/3 is now more in scale with the other buildings). The big plus is that the major outdoor deck space adjacent to the main common area spaces is larger and more units front this area. The site plan remains unchanged and all of the building entry and garage entry locations and designs remain unchanged. Jack We are assuming that this shift of units from one building to another would be a change that could be reviewed administratively, but take a look at the plans and let me know what the process should be. We are scrambling to incorporate these changes into the plans and obviously, this has set us back even more in our schedule. As I understand it, Ken is scheduled to go before the City Council next Monday to coordinate the request for an extension of the September 1st deadline. At the same time, our Civil Engineer is completing their drawings this week (the changes did not impact his design). They are aiming at submitting for a clear and grade permit next week. Bill Rutledge 9 -, c-,oLuic) (A.0 • ‘Y)(- ,Avi' oc,v u- Page 1] Ego .a. bum - rma Tukwila, WA A residential development Tukwila Station ofiF Su ti:a i.... 0 1�1OT. eYrO1 :.erenbiRimridm1rsccrfflca}SO7. 11111111 y11Ni1111� BUILDING 1 @ PLAZA SCALE: r •.wa Ste Pion A -01 A residential development rma Tukwila Station Tukwila, WA BUILDING 1 @ PLAZA SCALE'. I = IO-A Building 1 Pia, A -02 rma a� uv PAx Om)�oetn [u E Wav: .>_ 111.11V rellillililt iS m11111.4t alma r ■pm a a t1111111 1111111 D 1111111 ' • • 8R Cl Lobty ntry ( 7 • f BUILDING 2 A residential development Tukwila Station Tukwila, WA Canopy Bench BUILDING 3 Bunging entry d partibeloow�ge 6 MOOS BUILDING 1 @ PLAZA SCALE: I .IVP ' 1 Rpf 21 05 04:55p rm Architecture & Planning Rutledge Maul Architects, P.S. Inc. 19336 47• Ave. N.E. Seattle, WA 98155 (206) 440 -0330, FAX (206) 362 -4381 Facsimile Transmittal Attn: Minnie Dhaliwal Date: April 21, 2005 Company: City of Tukwila r For Your Use r For Approval BIII Rutledge From: Bill Rutledge Fax: 206 -431 -3665 Pages: 2 Project: Tukwila Station Project No: M0415 Re: Traffic Mitigation CC: file • Description: Attached Is the letter you requested regarding the traffic issues. • Comments: Please call me if you have any other questions. 2Ub abe - 4:1b 1 F.7 As Requested r" For Review & P . Architecture & Planning rma Rutledge Maul Architects, P.S. Inc. April 21, 2005 City of Tukwila 6300 Southcenter Blvd. Suite 100 Tukwila, WA 98188 -2544 Attn: Minnie Dhaliwal RE: Tukwila Station Dear Minnie We have reviewed the site distance issues that were raised during the project review and will revise the site plan to meet the requirements. The easterly drive will be moved to the west to provide the 200' minimum required. The easterly drive will be for "entry only to accommodate the 330' requirement. These conditions will remain in force until such time as it is determined that they are no longer required. Thank you again for your help in these matters. Sincerely, Rutledge aul Architects PS Inc. Rutled William President 19336 47th Ave. N.E. Seattle. WA 98155 (206) 440 -0330, FAX (206) 362 -4381 Changes to the Architectural sheets: Sheet A1.1 1. Added new sheet to project list. 2. Revised entry on Longacres way. Sheet Al .2 1. Revised entry on Longacres way. Sheet Al .3 1. Revised entry along Longacres Way. 2. Removed Security Fence. Sheet A2.2 1. Removed Security Fence Sheet A2.3 1. Removed Security Fence Sheet A2.4 1. Revised entry along Longacres Way 2. Removed Security Fence 3. Changed rear entry to the Club Room and the Exercise Room. Sheet A2.5 1. Removed Security Fence. Sheet A2.6 1. Removed Security Fence Sheet A3.1 1. NO CHANGE Sheet A3.2 1. Added trellis over parking Entrances. Sheet A3.3 1. Changed Horizontal Siding to a darker Color A -8 to A -9. 2. Added detail boxes for Hardi Panel Siding. 3. Added entrance gate elevation. 4. Added trellis over parking entrances. Sheet A3.4 is a new sheet showing Hardi Panel elevations and details. Sheet A3.5 was A3.4 Wendy A. Zilka PHONE: 206.359.3689 FAX: 206.359.4689 EMAIL wzilka @perkinscoie.com April 12, 2005 Minnie Dhaliwal Senior Planner City of Tukwila Dept. of Community Development 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 -2544 Re: Copying Charge Dear Ms. Dhaliwal: Enclosed is our check for $10 to cover copying charges from last Friday. again for rushing this project through. Sincerely, Wendy A. Zilka Secretary to Tia Heim :waz Enclosure (03003 -0104- 000000 /SB051020.1591 ANCHORAGE • BEIJING MENLO PARK • OLYMPIA Perkins Coie LIP and Affiliates RecEi Er) 'APR 1 2005' DE VELOPMENT BELLEVUE • BOISE CHICAGO • DENVER • HONG KONG LOS ANGELES PHOENIX • PORTLAND • SAN FRANCISCO • SEATTLE • WASHINGTON, D.C. Perkins Cole 1201 Third Avenue, Suite 4800 Seattle, WA 98101 -3099 PHONE: 206.359.8000 FAX: 206.359.9000 www.perkinscoie.com Thank you .1. . .: 1 . / e . . 4..d t . ..( . ,i it 44 410..4,..,. 4 ,. .111 ( ,t "-A • 1 1 1 7 . 43' Minnie Dhaliwal Senior Planner Department of Community Development 206-431-3685 6300 Southcenter Blvd., Suite 100 -- Tukwila, Washington 98188-2544 Fax: 206 Email: mdhaliwal@ci.tukwila.wa;us TCR TRAMMELLCROW RESIDENTIAL Flits) ('line) Group 401(1 lake \Vashin, tan N.F. Suite 330 K rlaancl, \ \'A 95033-7866 (4 5) 825 -3003 ). \N (425) 525 -0 December 22, 2005 Jack Pace City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste. 100 Tukwila, WA 98188 RE: Tukwila Station Dear Jack, On behalf of Trammell Crow Residential and landowner Stuart McLeod, we are pleased to present the following outline path to completion for Tukwila Station. We are excited by the rare opportunity to transform a very challenged site into a vibrant, contributing, part of the City of Tukwila. This letter and its attachments generally describe the schedule and steps necessary to complete the development of a 200+ unit transit oriented development. We see this as a preliminary document, because we have not yet had adequate time to study all of the design and engineering challenges inherent in the updated configuration. However, we do think that these ideas are a good starting point. The schedule (Attachment A) is aggressive, but we feel it is achievable. The knowledge already garnered by the project team which will significantly reduce time spent on the learning curve. The critical path, however, is negotiating revised terms for the Development Agreement. The agreement (as outlined in Attachment B) will quantify many of the unknowns associated with a project in predevelopment, which will enable us to move much more quickly. In addition, we will be working with Jack McCullough, our land use attorney, to present a tax exemption ordinance which will be critical to the project's short- and mid -term viability. We hope to have the development agreement and tax exemption ordinance completed and ready for council review in January. This will require active engagement by the city attorney. Also on the critical path is the re- approval of the updated design. We have tried hard to maintain the spirit of the original approval by the Board of Architectural Review, and believe that this should be subject to no more than an administrative review. Open communication will be vitally important throughout this process. Please feel free to call me at (425) 739 -7660, Brian Leibsohn at (425) 455 -1122 or Brian Fritz at (425) 739 -7677 with any questions or concerns. Sincerely, Dan Shieder Development Associate Stuart McLeod McLeod Development Tukwila Station Proposed Timeline January 5, 2006 January 17, 2006 January 27, 2006 February 15, 2006 February 22, 2006 February 28, 2006 May 1, 2006 June 15, 2006 Attachment A Agreement in principle regarding Development Agreement Draft Development Agreement presented to Council Draft Tax Exemption Ordinance presented to Council BAR approval of redesigned project Mutual Acceptance of Revised Development Agreement Council Approval of Tax Exemption Ordinance Civil Design substantially complete Issuance of 100% DD plans and specifications Bldg Permit Submittal (50% CD) Issuance of Building Permit Construction Start Components of New Development Agreement Tukwila Station Property • Property Exchanges: Same provisions as in previous Development Agreement; closing would occur upon issuance of building permits. If the Union Pacific realignment does not occur within 10 years, then the easement for Project parking on the east side of the site will become permanent. • Building Permit: Property exchanges and obligations under agreement are conditioned on issuance of Project building permits • Entitlement Issues: Development Agreement should confirm the status of the following entitlement issues (as of the date of execution): o SEPA is complete; no additional SEPA review for the Project o Board of Architectural Review consideration is complete for the Project o Conditional Use Permit for the Project is complete; no revision necessary o No additional permits required o Confirm that modifications to previous project are appropriate (i.e., elimination of retail use) • Mitigation Issues: Development Agreement should confirm the following mitigation issues: o Because the project site is located in the City's Economic Enterprise Zone, all transportation impact fees ($17,600) are waived o No other impact fees are due o Complete list of SEPA mitigations • Multifamily Property Tax Exemption o City will adopt an ordinance providing 10 -year tax exemption for - multifamily projects in the urban center (we will provide draft ordinance) • Off -site Infrastructure Attachment B o City will cooperate in acquisition of easements or right -of -way for off -site utilities and infrastructure for the Project o City will bear the cost of off -site infrastructure improvements necessary to manage capacity • Term o The term of the Agreement should be 10 years, with Project entitlements vested against future zoning changes for this period of time • Assignment o Agreement is freely assignable by property owner to property developer and successor owner Architecture & Planning Rutledge Maul Architects, P.S. Inc. December 21, 2005 City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 -2544 Attn: Minnie Dhaliwal RE: Tukwila Station Dear Minnie: Attached is an itemization of the changes to the SEPA Checklist for the subject project. As you will see, there are only a few changes, and they reflect the reduction in the size and scope of the current proposed project. The new proposal reduces the number of units from 294 to 238 (a 20% reduction). This proportionately reduces the number of trips per day for traffic, number of residents, as well as impacts on utilities, police, etc. The 4,500 SQ. FT. of commercial /retail space in the original project has been eliminated. All requirements for open space, parking, landscape, setbacks, fire lane access, etc, are met in the new plan. The proposed buildings will utilize similar materials and color to the original project. Building modulation will also be similar to the previous designs. The proposed buildings are smaller in size and height than the previous buildings as well. Please review the revisions to the checklist and call me if you have any questions or want to go over any of the details. Thank you for your continued help with this project. Sincerely, hat William E Rutledge( IA Copy to: file Brian Fritz Stewart McCloud 19336 47th Ave. N.E. Seattle, WA 98155 (206) 440 -0330, FAX (206) 362 -4381 • Revisions to Environmental Checklist Tukwila Station Submitted by: Rutledge Maul Architects PS Inc. Bill Rutledge A. Background 4. December 16, 2005 6. Estimated construction start date will be the summer of 2006 with a completion date in late 2007 or early 2008. 11. The site is located on 4.6 acres of land. We will have five, 4 -story buildings on the site, three of which have semi - private courtyards. The approximate square footage for the buildings is as follows: Building 1 = 26,300sf, Building 2 & 3 = each 61,000sf, Building 4 = 54, 100sf, Building 5 = 29, 300sf. Building 1 will contain a Clubhouse and Exercise Room and Management office. B. Environmental Elements 8i. Approximately 364 residents. 1Oa. The tallest height of any portion of this structure will be approximately '1O 10c. Nearly 25% of the parking will be in private garages. The buildings have been designed with substantial vertical and horizontal modulation. Color and material variety are also used to diminish the overall impact. 12c. The project will have over 48,000 sf of combined open space, common and recreation facilities. 14c. We will provide 282 parking spaces, none will be eliminated. 14f. Add: "There are 20% fewer units, so the number of trips per day should be proportionately reduced." Tukwila Station • Conditional use permit and design review application approved on April 29, 2005. • Expiration and modification provision listed in TMC: 1. Per TMC 18.64.050, "conditional use permit shall automatically expire one year after a Notice of Decision approving the permit is issued unless a building permit conforming to plans for which the CUP was granted is obtained within that period of time. A conditional use permit shall automatically expire unless substantial construction of the proposed development is completed within two years from the date a Notice of Decision approving the permit is issued. The Planning Commission or the City Council, on appeal, may authorize longer periods for a CUP if appropriate for the project. The Planning Commission or the City Council on appeal, may grant a single renewal of the CUP if the party seeking the renewal can demonstrate extraordinary circumstances or conditions not known or foreseeable at the time the original application for a conditional use permit was granted, which would not warrant such a renewal. No public hearing is required for a renewal for a CUP ". 2. Per TMC 18.60.030, "no changes shall be made to approved designs without further BAR or Director approval and consideration of the change in the context of the entire project; except that the Director is authorized to approve minor, insignificant modifications which have no impact on the project design ". 3. Per TMC 18.60.070(D), "construction permitting for BAR approved plans must begin within three years from the notice of decision or the BAR decision becomes null and void". • Moratorium Status: The site is subject to a six -month moratorium until June 7, 2006. The effective date of Ordinance 2107 is 12- 07 -05. Section 4 and Section 7 of the ordinance talk about the exemption for residential mixed -use project and the requirement of a development agreement. Ordinance 2107 and 2085 are attached. • Property exchange was part of the development agreement, which is now no longer valid. A copy of the agreement is attached. • Applicant is proposing an apartment complex instead of a mixed -use project. They want administrative approval for design changes and no new CUP. • The City would like a mixed -use condominium project. The current TMC only allows mixed -use projects in the TOD area. The CUP was approved for a mixed —use project. The existing BAR approval will need to go before BAR for major design changes. Some preliminary design review comments for the revised proposal are attached. Also, a copy of their revised proposal is attached. The development agreement will need to be re- negotiated. Background Tukwila Station • The original proposal was for 291 units and 5000 sq. ft. of retail with covered parking under a five -story steel frame building. The Conditional Use Permit and BAR approved on April 29, 2005. • Development Agreement has expired. • Conditional Use Permit expiration is April 29, 2006 unless a building permit conforming to plans for which the CUP was granted is obtained by April 29, 2006. The CUP shall automatically expire unless substantial construction of the proposed development is completed by April 29, 2007. The Planning Commission or the City Council may grant single renewal of the CUP if the applicant can demonstrate extraordinary circumstances or conditions. No public hearing is required for renewal. The CUP was approved for a mixed -sue project. • BAR approval is good for three years, i.e. until April 29, 2008. However major modifications to the design have to be reviewed by BAR. • Moratorium expires on June 7, 2006 (six months from the effective date of 12- 07 -05). There is an exemption for residential mixed use and a requirement for a development agreement. Trammell Crow's Proposal • The revised proposal is for a total of 238 units with 164 units as one - bedroom units. The proposal does not include any retail. The project is designed as a four -story wood -frame building with surface parking. • They would like to extend the conditional use permit. Also, they want the design changes to be approved administratively. • Development Agreement- potential issues • Traffic Impact Fees • Utilities- Stormwater • Code amendment to delete the requirement for mixed- What city wants: use • Condominium and mixed -use type of development • Better design quality • Removal of the city's commitment for $300,000 for stormwater improvements • Preserve 100 feet for railroad right-of-way TC TRAMMELL CROW RESIDENTIAL Ilit l C UU.cf Group 41)1)) Lake A\ashinawn Blvd.. N.F. Suite 330 Kirkland. WA 98033-7M6 (42)) S2S -3003 FAN (425) 828- 1)004 December 22, 2005 Jack Pace City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste. 100 Tukwila, WA 98188 RE: Tukwila Station Dear Jack, On behalf of Trammell Crow Residential and landowner Stuart McLeod, we are pleased to present the following outline path to completion for Tukwila Station. We are excited by the rare opportunity to transform a very challenged site into a vibrant, contributing, part of the City of Tukwila. This letter and its attachments generally describe the schedule and steps necessary to complete the development of a 200+ unit transit oriented development. We see this as a preliminary document, because we have not yet had adequate time to study all of the design and engineering challenges inherent in the updated configuration. However, we do think that these ideas are a good starting point. The schedule (Attachment A) is aggressive, but we feel it is achievable. The knowledge already garnered by the project team which will significantly reduce time spent on the learning curve. The critical path, however, is negotiating revised terms for the Development Agreement. The agreement (as outlined in Attachment B) will quantify many of the unknowns associated with a project in predevelopment, which will enable us to move much more quickly. In addition, we will be working with Jack McCullough, our land use attorney, to present a tax exemption ordinance which will be critical to the project's short- and mid -term viability. We hope to have the development agreement and tax exemption ordinance completed and ready for council review in January. This will require active engagement by the city attorney. Also on the critical path is the re- approval of the updated design. We have tried hard to maintain the spirit of the original approval by the Board of Architectural Review, and believe that this should be subject to no more than an administrative review. Open communication will be vitally important throughout this process. Please feel free to call me at (425) 739 -7660, Brian Leibsohn at (425) 455 -1122 or Brian Fritz at (425) 739 -7677 with any questions or concerns. Sincerely, _ GL) L-- Dan Shieder Development Associate Stuart McLeod McLeod Development Tukwila Station Proposed Timeline January 5, 2006 January 17, 2006 January 27, 2006 February 15, 2006 February 22, 2006 February 28, 2006 May 1, 2006 June 15, 2006 Attachment A Agreement in principle regarding Development Agreement Draft Development Agreement presented to Council Draft Tax Exemption Ordinance presented to Council BAR approval of redesigned project Mutual Acceptance of Revised Development Agreement Council Approval of Tax Exemption Ordinance Civil Design substantially complete Issuance of 100% DD plans and specifications Bldg Permit Submittal (50% CD) Issuance of Building Permit Construction Start • Off -site Infrastructure Attachment B Components of New Development Agreement Tukwila Station Property • Property Exchanges: Same provisions as in previous Development Agreement; closing would occur upon issuance of building permits. If the Union Pacific realignment does not occur within 10 years, then the easement for Project parking on the east side of the site will become permanent. • Building Permit: Property exchanges and obligations under agreement are conditioned on issuance of Project building permits • Entitlement Issues: Development Agreement should confirm the status of the following entitlement issues (as of the date of execution): o SEPA is complete; no additional SEPA review for the Project o Board of Architectural Review consideration is complete for the Project o Conditional Use Permit for the Project is complete; no revision necessary o No additional permits required o Confirm that modifications to previous project are appropriate (i.e., elimination of retail use) • Mitigation Issues: Development Agreement should confirm the following mitigation issues: o Because the project site is located in the City's Economic Enterprise Zone, all transportation impact fees ($17,600) are waived o No other impact fees are due o Complete list of SEPA mitigations • Multifamily Property Tax Exemption o City will adopt an ordinance providing 10 -year tax exemption for multifamily projects in the urban center (we will provide draft ordinance) o City will cooperate in acquisition of easements or right -of -way for off -site utilities and infrastructure for the Project o City will bear the cost of off -site infrastructure improvements necessary to manage capacity • Term o The term of the Agreement should be 10 years, with Project entitlements vested against future zoning changes for this period of time • Assignment o Agreement is freely assignable by property owner to property developer and successor owner Architecture & Planning Rutledge Maul Architects, P.S, Inc. December 21, 2005 City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 -2544 Attn: Minnie Dhaliwal RE: Tukwila Station Dear Minnie: Attached is an itemization of the changes to the SEPA Checklist for the subject project. As you will see, there are only a few changes, and they reflect the reduction in the size and scope of the current proposed project. The new proposal reduces the number of units from 294 to 238 (a 20% reduction). This proportionately reduces the number of trips per day for traffic, number of residents, as well as impacts on utilities, police, etc. The 4,500 SQ. FT. of commercial /retail space in the original project has been eliminated. All requirements for open space, parking, landscape, setbacks, fire lane access, etc, are met in the new plan. The proposed buildings will utilize similar materials and color to the original project. Building modulation will also be similar to the previous designs. The proposed buildings are smaller in size and height than the previous buildings as well. Please review the revisions to the checklist and call me if you have any questions or want to go over any of the details. Thank you for your continued help with this project. Sincerely, 6�! William E Rutledge( IA Copy to: file Brian Fritz Stewart McCloud 19336 47th Ave. N.E. Seattle, WA 98155 (206) 440 -0330, FAX (206) 362 -4381 Revisions to Environmental Checklist Tukwila Station Submitted by: Rutledge Maul Architects PS Inc. Bill Rutledge A. Background 4. December 16, 2005 6. Estimated construction start date will be the summer of 2006 with a completion date in late 2007 or early 2008. 11. The site is located on 4.6 acres of land. We will have five, 4 -story buildings on the site, three of which have semi - private courtyards. The approximate square footage for the buildings is as follows: Building 1 = 26,300sf, Building 2 & 3 = each 61,000sf, Building 4 = 54, 100sf, Building 5 = 29, 300sf. Building 1 will contain a Clubhouse and Exercise Room and Management office. B. Environmental Elements 8i. Approximately 364 residents. 10a. The tallest height of any portion of this structure will be approximately 60'. 10c. Nearly 25% of the parking will be in private garages. The buildings have been designed with substantial vertical and horizontal modulation. Color and material variety are also used to diminish the overall impact. 12c. The project will have over 48,000 sf of combined open space, common and recreation facilities. 14c. We will provide 282 parking spaces, none will be eliminated. • 14f. Add: "There are 20% fewer units, so the number of trips per day should be proportionately reduced." CITY OF TUKWILA PUBLIC Department of Community Development HEARING 6300 Southcenter Boulevard, Tukwila, WA 98188 RECENED Telephone: (206) 431 -3670 FAX (206) 431- 36661Ty OF TUKWILA DESIGN E -mail: tukplan@atukwila.wa.us APPLICATION NAME OF PROJECT/DEVELOPMENT: -16eit ,24 ..57-#2 -*/0A/ 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. X or .? csry ac re.eev /,l,¢ .S r P.t je r' 4t Z ?A" 'e fo Ve03/ 'f'y3 #,cs Zobe..17 . N a44�36) 943 7 Quarter: Section: Township: 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. /L Name: P4 /Jr'!C `e, "*.sz,�• ieGiq.v Pi >ACe 7 . 1,F5 477,0 4 t ' 4.Fly P 415 Address: Re.. 6r 53 e seCc 1 8=4.6 Phone: -54.15 'V5 ?— '5 FAX: KI S - 4453 — '/36 = 5 E - mail: / >' e 4Y , Cs r i 4c7" Signature: �// / Date: 34IVA G:\APPHAN doe. 09/11/03 MAR 0 9 2005 REVIEW 3 FOR STAFF USE ONLY Sierra Type P -BAR Planner: File Number: L.05 015 Application Complete (Date: ) Project File Number: ?05 —D Application Incomplete (Date: ) Other File Numbers: 2-06' — Q 1-i row -a CITY OF TUKWILA PUBLIC Department of Community Development HEARING 6300 Southcenter Boulevard, Tukwila, WA 98188 RECENED Telephone: (206) 431 -3670 FAX (206) 431- 36661Ty OF TUKWILA DESIGN E -mail: tukplan@atukwila.wa.us APPLICATION NAME OF PROJECT/DEVELOPMENT: -16eit ,24 ..57-#2 -*/0A/ 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. X or .? csry ac re.eev /,l,¢ .S r P.t je r' 4t Z ?A" 'e fo Ve03/ 'f'y3 #,cs Zobe..17 . N a44�36) 943 7 Quarter: Section: Township: 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. /L Name: P4 /Jr'!C `e, "*.sz,�• ieGiq.v Pi >ACe 7 . 1,F5 477,0 4 t ' 4.Fly P 415 Address: Re.. 6r 53 e seCc 1 8=4.6 Phone: -54.15 'V5 ?— '5 FAX: KI S - 4453 — '/36 = 5 E - mail: / >' e 4Y , Cs r i 4c7" Signature: �// / Date: 34IVA G:\APPHAN doe. 09/11/03 MAR 0 9 2005 REVIEW 3 • I Architecture & Planning rma Rutledge Maul Architects, P.S. Inc. Background Tukwila Station Tukwila Station is a mixed use multi - family residential project with approximately 294 multi- family units and 5,000 sq. ff. of retail space and associated common area facilities and parking. The site is located between the Union Pacific and Burlington Northern railroad tracks with Longacres Way along the south. The Sound Transit Commuter /Amtrak Rail Station is just to the south of the site. The site is within the Transit - Oriented Development (TOD) area of the Tukwila Urban Center (TUC). The project is consistent with the proposed (TUC) subarea plan. While the new subarea plan has not been officially adopted as yet, the City Council and Planning Commission have approved code criteria to allow higher density, and adjusted parking ratios that reflect the sites location adjacent to the rail station. The following is a summary of the project compliance with the City's design criteria. Site Planning 1. The integration of the building and site plan into the neighborhood is skewed by the fact that it is between two railroad lines and abuts 1405 to the north. However, the design will blend with the proposed future rail station and its development as well as future mixed use projects on adjacent properties. 2. There are no existing trees or plant material and the site is virtually flat, so no integration with existing features is not relevant/ 3. The site plan has been developed to emphasis the pedestrian link to Longacres Way and the adjacent rail station. The main building is set back from Longacres Way to form pedestrian plazas with retail shops at the street level. 4. The apartment structures all open onto a common deck level. This common plaza runs the length of the site from north to south and will allow pedestrian traffic between all buildings and common facilities. There will also be private decks and patios for many of the units. 5. Primary common facilities are located in the southerly building on the deck level. These facilities include a theatre, meeting /party room, exercise /spa facility, business center with conference room, and associated restrooms. These uses will open out onto the common plaza area above the parking garage. There will be a secondary exercise facility and meeting /party in the northerly building that opens out onto the deck area. b. The common deck area will also serve as a pedestrian link to a small open space park area located to the north of the site. 19336 47th Ave. N.E. Seattle, WA 98155 (206) 440 -0330, FAX (206) 362 -4381 Tukwila Station 3 -7 -05 BAR submittal 7. There is street level parking at the south side of the building adjacent to Longacres Way which will accommodate retail use and guest parking. The bulk of the parking (nearly 70 %) will be located in a parking structure below the common plaza. 8. The height of the buildings (5 stories above the parking structure) is in scale with nearby existing hotel and commercial structures. Building Design 1. The building design is complementary in scale to neighboring structures. The Boeing Offices are to the east and several multistory buildings are to the west. 2. The main mixed use building fronting Longacres Way presents a pedestrian plaza with retail shops on the street level, with 5 stories of apartments above. The parking structure begins behind the retail shops and forms a base for the three separate 5 story apartments. 3. The mixed use building with its shops and main building entry is designed to present the images reminiscent of a train station with the use of brick and dark green metal storefront and canopies above the retail shops. Stucco, and other siding materials, as well as color variation are used to further reduce the overall scale of the building. There is also substantial building modulation both in the height and plan view of the building. 4. The two apartment buildings to the north of the main building will have similar detailing and complementary color schemes. Covered decks, building entry detailing, and other features will provide a variety of design for the overall project. These buildings also feature extensive horizontal and vertical modulation. 5. Mechanical equipment will be fully screened with raised parapet walls at the roof level. These have been integrated into the building mass and tied in with stair and elevator penthouses. 6. Site lighting has been laid out to provide exterior building lighting that is appropriate for the various uses. The retail plaza area will have a combination of pole mounted and face mounted lights (see attached catalogue cuts) that highlight the retail uses and provide pedestrian lighting. Landscape and Site Treatment 1. The site is unique in that is surrounded by the freeway and the railroad. The site is also flat and has no existing trees or shrubs. Compounding this is the land swap issue which requires a two phase approach to the site planning. Some initial parking will be located on the east side of the building, but this will subsequently be relocated to the west side of the property when the final land swap is completed. Therefore, landscaping has been designed to accommodate these changes. 2. The main focus will be on the south side of site abutting Longacres Way. Street improvements including an 8' sidewalk with street trees will be constructed. In addition, parking at the front of the retail areas will have planting islands, and there will be trees incorporated into the plaza layout to shade outdoor tables. Rutledge Maul Architects, P.S. Inc. 19336 47th Ave. N.E. Seattle, WA 98155, (206) 440-0330, FAX 362 -4381 Tukwila Station 3 -7 -05 BAR submittal 3. The main common deck area will have extensive landscaping that will create a variety of areas for common use with seating areas, and pathways linking the project from north to south. These will also tie into the pedestrian links to the rail station to the south. Comprehensive Plan Issues Comprehensive Plan policies support mixed use residential development in this area. The following are specific policies that support the project: • 1.9.1: The Tukwila urban Center shall be developed as high- intensity retail, commercial or light industrial area of regional significance, with mixed use residential uses. • 3.1.3: Provide zoning capacity within the Tukwila Urban Center for housing units. • 10.1.4 Allow residential in proximity to water amenities or within walking distance of the Sounder Commuter 1Zail /11 mtrakStation, subject to special design standards. • 133.8: Continue to encourage the use of rideshare, transit, bicycle and evolving technological transportation improvements. • 13.4.5: Encourage transit - oriented uses and development patterns in the vicinity of high - capacity transit stations. Rutledge Maul Architects, P.S. Inc. 19336 47 Ave. N.E. Seattle, WA 98155, (206) 440 -0330, FAX 362 -4381 Letter of Transmittal Architecture & Planning rma Rutledge Maul Architects, P.S., Inc. 19336 47 Ave N.E. Seattle, WA 98155 (206) 440 -0330 (206) 362 -4381 FAX City of Tukwila 6300 Southcenter Blvd. Suite 100 Tukwila, WA 98188 -2544 We are sending you: Enclosed Copies Date 1 3 -04 -05 1 3 -07 -05 1 3 -03 -05 1 3 -07 -05 5 3 -07 -05 1 3 -07 -05 2 3 -07 -05 1 3 -07 -05 1 1 -10 -05 1 2 -10 -92 1 2 -14 -05 4 2 -24 -05 These are transmitted for...your use Remarks Date: Job No. March 9, 2005 M0415 Attention: Minnie Dhaliwal Project: Tukwila Station Re: CUP & BAR submittal Via: Hand delivered No. Description 9 BAR application, written discussion of project, & checklist 4 CUP application, review criteria discussion, & checklist 2 Affidavit of Ownership 27 Architectural, Civil, & Landscape drawings (8 'h xl 1 x) 27 Architectural, Civil & Landscape drawings (full size) 13 SEPA checklist 1 Mailing Labels 1 Technical Information Report 1 Site Survey 1 City of Renton 48" storm sewer improvement drawing 9 Title Report 1 Traffic Impact Analysis RECEIVED CITY OF TUKWI},A NAR 09 20 PERMIT CENTEFi We are having two color perspectives of the project prepared and they will be completed next week some time. One view is from the southwest at Longacres Way showing the mixed use building, and the other will be from the northeast showing the buildings at the deck /plaza level. As soon as they are available we will submit five full size copies and one 8th size of each. �pS-01 �j I.oS -cis d os oa3 Page 1 of 1 0415 CUP -BAR submittal transmittal 3- 09- 05.doc Sent By: Pacific Commercial; 425 - 453 -4385; CITY OF TUKWILA 6300 Soutionuer Boulevard livbstile, WA 08188 Telephone: (206)431-3670 FAX (205) 1-360 Mar -3 -05 12:28PM; NOTARY PUB Resitf ng at MY Commission vet** as 4 Page 2/2 REC MAR 0 9 2005 DEy LrGPMENT AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON cOVNTy OF KING The enderalgneg tog duly swam end epm oeth sumo at Maws: l . I an the eullwgnowoer of the popery which b the subject of tide aplkwtkm. 2. 3. All aleteleathe son and to the attittleathes have teen Pnptped Or the or my eau and ate Owe oat comet to the bat ',hay knowledge Tim application la being mamma/4 with my loeorrledgo one otunent. a . st Owner gnats the city. Its employees, age, agioemrq oesarepaa or other nptae zetstIwa the right to ear upon Owner's mal '> to cos Oat impost ha tha o f review. Or the . loomed S• Owner egrets to hold do n0' Wisdom ibr u pon the PivFmlY, eaten* loss or damage II Ms G � ige of progeny c O° �e Primo � d° arc air/ Oat* 6' The - A at ka �Gtook Monty (a) days a o! OA itlba apptlew thee not named m epaaitio e�e:ae i e ea coned ths exilesion without 7. ar more Nob y toe tlon maul ftr oltaloft OM . dam *ha is Delon m mace! 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