Loading...
HomeMy WebLinkAboutPlanning 2015-08-27 COMPLETE AGENDA PACKETCity of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director HAIR, MIKE HANSEN; VICE - CHAIR, SHARON MANN; COMMISSIONERS, LOUISE STRANDER, THOMAS MCLEOD, BROOKE ALFORD, MIGUEL MAESTAS, AND NHAN VGUYEN BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING AGENDA AUGUST 27, 2015 - 6:30 PM TUKWILA CITY HALL COUNCIL CHAMBERS L Call to order II. Attendance III. Adoption of 07/23/15 Minutes BOARD OF ARCHITECTURAL REVIEW IV. CASE NUMBER: L15 -0027 Design Review APPLICANT: Dale Sweeney, Architect REQUEST: Construct a five- story, 92 -unit Holiday Inn Express hotel LOCATION: 90 Andover Park E., Tukwila, WA 98188 V. DIRECTOR'S REPORT VI. ADJOURN 6300, `outhcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax 206 - 431 -3665 Date: Time: Location: Present: Absent; City of Tukwila Planning Commission BOARD OF ARCHITECTURAL REVIEW (BAR) AND PLANNING COMMISSION (PC) PUBLIC HEARING MINUTES July 23, 2015 6:30 PM Council Chambers Chair, Mike Hansen; Vice Chair, Sharon Mann; Commissioners, Louise Strander, Brooke Alford, and Nhan Nguyen Commissioners, Thomas McLeod and Miguel Maestas Staff: Jack Pace, Director; Minnie Dhaliwal, Planning Supervisor; La Planner, Valerie Lonneman, Assistant Planner, and Wynetta Bi Commission Secretary Jack Pace, Director, Department of Community Development, on behalf of Ma the Governor's Smart Communities Award to the Planning Commissioners that Southcenter Plan. Chair Hansen called the public hearing to order at 6:40 Motion: Commissioner Mann made a Strander seconded the motic Commissioner Alford made Mann seconded the. motion Chair Hansen opened the public hearing; an Ii1 -' 1 CASE LOCA L1 Benjamin, Assistant s, Planning presented the adopt the 06/18/15 minutes. Commissioner ere in favor. minutes. Commissioner e wishing to provide testimony. W (BAR) PUBLIC HEARING rsop, Magellan Architects t a new 12,386 sq. ft. addition for a bowling alley and 1,646 sq. ft. second ition off the northeast corner of the existing 32,166 sq. ft. amusement 7300 Fun Center Way, Tukwila, WA 98188 Valerie Lonneman, Assistant Planner, Department of Community Development, gave the presentation for staff. She asked the Commissioners the appearance of fairness questions; there was no disclosure and no one objected to any of the Commissioners hearing the case. Staff provided background on the project and gave an overview of the review process. Design Review applies because the structure is over 10,000 sq. ft. The site is within the Shoreline Jurisdiction Urban Conservancy Environment. Therefore, a Shoreline Substantial Development review was conducted and the permit was approved. SEPA was also reviewed and a DNS was issued. Staff recommended approval with no conditions. Josh Peterson, Architect for the applicant, Magellan, noted that the landscaping on the north end of the site was addressed. He explained that the alterations for the addition on the second floor of the existing building 2 Public Hearing Minutes July 23, 2015 are interior only. He also passed around color samples and offered to answer questions. Ms. Lonneman stated she received an email from Commissioner Alford and she wanted to address the issues in the email. She raised the topic of Commissioner Alford's recommendation pertaining to the landscaping for the Commission to discuss. She also provided explanation in reference to Commissioner Alford's question regarding the proposed emergency vehicle access and turn around. She said she discussed the concerns with the Fire Marshall and he said it is necessary for the site to maintain a 26 ft. access area to reach the proposed second floor addition. Mr. Peterson commented there would be a paved area for the access area Commissioner Strander asked for clarification on the need for conditions for the issues raised as a result of Commissioner Alford's landscaping recommendation. Staff said if the Commission is in consensus with Commissioner Alford's recommendation they will need to approve with conditions. However, the emergency vehicle access will be approved by the Fire Department; as part of the building permit process. Commissioner Alford provided clarification on the Mr. Peterson and Scott Huish, for the applicant, Chair Hansen asked the applicant and Commissioner required landscaping condition. The applicant had no would handle suggested landscaping at the time of the I: make it a condition of their approval or request the Ian approval process. There were no further comments. The public hearing was The Commission Motion: questions raised by Commissioner Mann. if they could suggest some language for the ion and suggested that it be noted that they permit. Staff said that the Commission could plan be handled during the building permit issioner Alford moved that staff review and approve the landscaping plan during the building permit and that the project be approved otherwise as presented. Commissioner Stander seconded the All were in favor' G COMMISSION PUBLIC HEARINGS Chair Hansen opened the public hearing and swore in those wishing to provide testimony. CASE NUMBER: L15 -0007 Marijuana Zoning Code Amendment APPLICANT: City of Tukwila REQUEST: Proposed amendments to the Zoning Code regulations regarding marijuana uses and definitions to meet new Washington State regulations contained in SB 5052. Definitions will be revised to reflect the language in the new state law and medical marijuana uses will be accommodated within the same location criteria as recreational marijuana uses. LOCATION: Citywide Minnie Dhaliwal, Planning Supervisor, Department of Community Development gave the presentation for staff She provided background on the project. She said the City has had a moratorium prohibiting medical marijuana, collective gardens, and dispensaries since 2011 due to inconsistent regulations. This year the Washington State legislature adopted two bills that provide more clarity and allow the local Page 2 of 4 Public Hearing Minutes July 23, 2015 jurisdictions control over marijuana uses. At the direction of Community Affairs and Parks (CAP) staff drafted an ordinance that repeals the existing moratorium on medical marijuana uses and updates the definitions to be consistent with the State law. It accommodates commercial medical marijuana uses within the same zoning designations (HI and TVS) as recreational marijuana uses. Also, it prohibits cooperatives, collective gardens and dispensaries. The ordinance also corrects the omission of marijuana uses from the Tukwila South Overlay (where the underlying zoning is HI or TVS). Additionally, it establishes more severe penalties for illegal grow operations. Community Affairs and Parks has reviewed the proposed draft ordinance and forwarded it to the Planning Commission for their recommendation, which is the purpose of tonight's public hearing. The Planning Commission is being asked to determine whether the proposed zoning is appropriate. Staff entered into the record an email from Chuck Parrish. Mr. Parrish inquired which zones should allow marijuana uses. (See the attached email for details). Staff noted that the State criteria has some location restrictions for instance, marijuana uses are not allowed within a certain distance of parks, schools, and family dayeares. Staff showed a map with the buffer areas from these uses with underlying zoning. Commissioner Mann asked for some clarification on cooperatives and collective gardens. She said she understands the concerns of medical marijuana use. She said the collective gardens in the neighborhoods have nothing to do with medical marijuana. There was no public testimony. The public hearing was closed. The Planning Commission deliberated. The Planning Commissioners asked several clam 1) What qualifies a patient to grow a lin domicile and how is it tracked? Staff. A medical need. Also there is a volunteer j that are writing a lot of prescriptions. 2) Should marijuana uses be allowed in t policies mandate that MIC areas be pre inber of medical marijuana plants in their own d users need to demonstrate to the State there is a and the State Law attempts to track down doctors This may be inconsistent. Staff. King County industrial uses. The PC can determine if they 3) Why are cooperatives being banned? Staff. Cities are able to regulate this with the new bill. 4) Do the rules apply the same for recreational and medical retail stores? Staff. The ordinance applies the same rules for both. 5) Does the State allow the City to receive a portion of the sales tax? Staff. Not in the past but with the new house bill a small percentage is allowed if the total amount of tax exceeds a certain amount. 6) If growers are growing` more than the allowable 15 plant who is going to enforce? Staff. The police will do the first investigation and determine if it is a criminal or civil violation. If it is a criminal violation they continue with the process, if it is considered civil Code Enforcement will take the lead. 7) If several individuals live at a residence what is the limit on number of plants -is it 15 per person? Staff. That would be considered collective grow or cooperative, which the ordinance prohibits. State Law limits 15 plants per household on one tax parcel. 8) Is personal recreational marijuana grow allowed in a residence? Staff. No Motion: Commissioner Mann moved to forward the draft ordinance as proposed to the City Council for their review. Commissioner Stander seconded the motion. All were in favor. Page 3 of 4 3 Public Hearing Minutes July 23, 2015 Commissioner Mann said she wanted to personally thank the staff, City Council and Police Department for all their work on the marijuana issue. Chair Hansen opened the public hearing and swore in those wishing to provide testimony. CASE NUMBER: L15 -0017 General Comprehensive Plan Updates APPLICANT: City of Tukwila REQUEST: Updates to the Tukwila Comprehensive Plan Introduction, Vision, Glossary and Land Use Map Legend sections to reflect current conditions and revisions. LOCATION: Citywide Laura Benjamin, Assistant Planner, Department of Community De to these updates are technical items that reflect new policy language Plan and the Strategic Plan is headed. There was no public testimony. The public hearing was closed. Staff addressed clarifying questions raised by the Following are the Planning Commissioners rec housing. It was the consensus of the read: Housing that cost less than 3 She also inquired on to the City Council most of the changes s the Comprehensive in regards to affordable cc for affordable housing to on a County -wide medium program" has been dropped and she asked staff revising the land use map legend in the mixed office section to add the second sentence to read, `except those uses and densities area a'. The Commission concurred. pprove the glossary as revised, and for staff to look into either including ties in school program' was deleted from the glossary and forwarding it val. Commissioner Alford seconded the motion. All were in favor. Commissioner Alford made a motion to approve the land use map legend as revised and forward to the City Council for their review. Commissioner Mann seconded the motion. All were in favor. Director's Report • Staff provided information on upcoming meetings Adjourned: 8:15 PM Submitted by: Wynetta Bivens Planning Commission Secretary 4 Page 4 of 4 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Staff Report Board of Architectural Review for Tukwila Holiday Inn Express Prepared August 19, 2015 HEARING DATE: August 27, 2015 FILE NUMBERS: L15 -0027 Design Review L15 -0028 Shoreline Substantial Development APPLICANT: Dale Sweeney, Architect REQUEST: Board of Architectural Review approval for a Holiday Inn Express, proposed for the vacant site at 90 Andover Park East. The hotel will be five stories, with 92 hotel rooms. LOCATION: 90 Andover Park East COMPREHENSIVE PLAN AND ZONING DESIGNATION: Tukwila Urban Center — Transit Oriented Development SEPA DETERMINATION: Exempt NOTIFICATION: A Notice of Application was distributed to agencies that may have an interest in the project on June 23, 2015. The Notice of Application was also posted on the project site and mailed to surrounding residences /property owners. There were no comments received in response to the Notice of Application. STAFF: Valerie Lonneman ATTACHMENTS: A. Plan Set (Site Plan A010, Site Details A011, Front Elevation A200, Right Elevation A201, Left Elevation A202, Rear Elevation A203, Iso footcandle E1.01, Grading and Utility Plan 2/6, Landscape Plan L -1, Irrigation Plan L -2, Landscape Details & Specifications L -3, Irrigation Notes and Details L -4) B. Color Renderings (5 perspectives) C. Materials Board (presented at hearing) D. Development Agreement E. Holiday Inn Express Exterior Lighting Guide F. Green Fagade Trellis Info Sheet G. TMC 18.28.130 Neighborhood Corridor summary sheet 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206 - 431 -3665 5 Findings Vicinity /Site Description Project Description This project seeks to transform a vacant lot into a 62,337 sq. ft. five- story, 92 -unit Holiday Inn Express hotel located at 90 Andover Park E (the SE corner of Tukwila Parkway and Andover Park East). The project includes frontage improvements along Andover Park E and Christensen Road, 98 parking spaces including a shared parking lot along Christensen Road for hotel guests and access to the Green River Trail, landscaping, and improvements to the vehicular and pedestrian circulation. The site will be accessed by one driveway on Andover Park East and two on Christensen Road (see Attachment A). Figure 1. Project location Figure 2. Aerial view of project site L15 -0027 — Tukwila Holiday Inn Express Board of Architectural Design Review Staff Report A Page 12 Existing Development The lot is currently vacant and has no existing development. Previous use of this site was as a gas station. All structures associated with the previous use were demolished and excavated in 2006, at which time soil remediation for the site was completed. The parcel contains 1.16 acres and is zoned Tukwila Urban Center - Transit Oriented Development (TUC -TOD). Andover Park E and Christensen Road, which run parallel on the western and eastern sides of the lot, are both classified as Neighborhood Corridors. Figure 3. Existing Conditions — project site looking NE from Andover Park E. Figure 4. Existing conditions — looking south from Tukwila Pkwy (Green River Trail, Christensen Road, and project site) Surrounding Land Use Adjacent development and land uses include a one -story building that is currently vacant to the south, a one -story building to the west (across Andover Park East), which houses Lowe's hardware store, a public parking lot for access to the Green River Trail to the east, and Tukwila Parkway and I -405 to the north. Farther to the east across Christensen Road are two three -story buildings including the Best Western, located across the river, and the Riverton Office Plaza southeast of the site along the Green River Trail. Topography & Vegetation The parcel is generally flat, with a steep embankment along the Green River to the east of the parcel (beyond Christensen Road and the Green River Trail) and a hill to the north of the parcel, sloping up to Tukwila Parkway. L15 -0027 – Tukwila Holiday Inn Express Board of Architectural Design Review Staff Report Page 13 VA Development Agreement In March 2015, the Tukwila City Council approved a Development Agreement between the City of Tukwila and Tukwila TSD, LLC (the developer) for the proposed hotel at 90 Andover Park East (see Attachment D). The agreement allowed the developer to create shared parking stalls to accommodate required parking for the proposed hotel in the right -of -way of Christensen Road. The shared space includes a drive aisle, 14 new parking spaces, and a reconfiguration of the existing spaces for a total of 45 parking spaces, with 41 to be shared and 4 stalls to be reserved for non -hotel users. In exchange for the shared parking the developer agreed to do the following items: • Landscape the old cul -de -sac area and maintain any areas landscaped as part of this development. • Maintain the parking area (striping, paving, and signs). • Provide public and emergency access through the subject property. • Construct a pedestrian connection from Andover Park E to Christensen Road and the Green River Trail. • Pay $93,849 to the city for future riverbank restoration work. The terms of this agreement have been fulfilled or shall be conditioned as part of the building permit. Design Review This project is subject to Board of Architectural Review approval under Tukwila Municipal Code (TMC) 18.28.030.D. As a large scale project, the project is subject to the applicable district -based standards, corridor - based standards, and supplemental standards in TMC Chapter 18.28 and the guidelines set forth in the Southcenter Design Manual. This discussion below is grouped into four sub - sections: District Based Standards; Corridor Based Standards; Supplemental Standards; and Southcenter Design Manual. The standards can be found online at htlp: // www. tukwilawa. gov / dcd /urbanplan/TMC18.28_New_ Southcenter_Zoning_pdf and the Design Manual can be found at http: / /www.tukwilawa.gov/ dcd /urbanplan/ Southcenter %20Subarea %20Pian_Final.pdf. I. District -Based Standards Structure Height (TMC 18.28.070): The proposed building reaches a maximum height of 68 feet, which is in conformance with the building height restriction of 70 feet with a height bonus granted in exchange for public frontage improvements along Andover Park E and Christensen Road. Maximum Block Face Length (TMC 18.28.080): The proposed building is in compliance as it does not exceed the 700 foot maximum block face length. Side and Rear Setbacks and Landscaping Requirements (TMC 18.28.100 - .110): The building meets the minimum 5 foot setback and landscaping requirement for the side and rear yards. L15 -0027 — Tukwila Holiday Inn Express Board of Architectural Design Review Staff Report Rl Page 14 II. Corridor -Based Standards Andover Park East and Christensen Road are both considered Neighborhood Corridors. See Attachment G for Neighborhood Corridor standards summary sheet. Public Frontage Standards (TMC 18.28.150): The proposed project meets the requirements for public frontage standards along Andover Park East, including streetscape width and landscaping. Ornamental pedestrian- and vehicular -scale street lights shall be installed along the frontage per the Department of Public Works standard. Applicant shall submit a street lighting plan to satisfy this requirement with the building permit materials. Due to the arrangement for provision of shared parking on Christensen Road, the applicant has requested several modifications to the Neighborhood Corridor frontage standards for the eastern frontage as is permitted by TMC 18.28.130 C. The modification request requires a Type 2 decision, which may be consolidated as part of the BAR decision per TMC 18.104.030. The applicant must demonstrate that the modified corridor design: 1. Satisfies the urban design goals as stated in the Corridor Type's purpose, requirements, and description; 2. Is designed to transition safely to the existing conditions at either end; and 3. Enhances the streetscape of the site and adjacent development. The proposed frontage modification widens the landscaping island in between the on -site hotel parking lot and the adjacent off -site shared parking lot on Christensen Road. A nine - foot -wide landscaping strip with a nine -foot- wide sidewalk is proposed in lieu of the 15 -foot sidewalk frontage improvement standard required for the Neighborhood Corridor (see Attachment G). Approximately four feet of this landscaping strip is within the right - of -way, with five feet of perimeter landscaping on the subject lot. The modification is a preferred approach to the requirement at the site as it is within the shoreline zone and at the terminus of Christensen Road. Building Orientation /Placement & Landscaping (TMC 18.28.160 - .190): The proposed project meets building orientation standards. The building will be oriented to Andover Park E and Christensen Rd, and parking will be provided on the side and rear of the building. Along Andover Park E, no parking is proposed between the building and the street. Along Christensen Road, one double - loaded aisle of parking is proposed between the building and the street. Architectural Design Standards (TMC 18.28.200): Neighborhood Corridor Design Response Architectural Design Standards Acceptable Partial Unresponsive Not applicable Facade articulation Increment Commercial /mixed use maximum — 50 feet X Major vertical modulation maximum — 120 X feet Ground level Transparency Commercial -use minimum — 50% X Comments: • Frontage improvements are only required along Andover Park E and Christensen Road; the property does not abut Tukwila Parkway along the northern parcel line (there is city owned land in- between the subject parcel and the road). Additionally, no access is provided from Tukwila Parkway and the site topography slopes up to further separate the road from the development site. Therefore, the City has determined that frontage standards shall not be required for the northern frontage. Table 1. Architectural Design Standards for the Neighborhood Corridor L15 -0027 — Tukwila Holiday Inn Express Board of Architectural Design Review Staff Report Page 15 n M. Supplemental Standards Special Corner Feature (TMC 18.28.220): The building is located on the corner of Tukwila Parkway and Andover Park E. The northwest corner of the hotel features a 1 -story area with an indoor pool, adjacent to an outdoor patio area with stamped concrete, benches, and landscaping. These features differentiate the northwest corner from the other corners of the building, opening the area up and creating an inviting, human -scale public space. Landscaping Types and General Landscaping Requirements (TMC 18.28.230 - .240): The landscaping plan includes all required information for proposed vegetation. Spacing, dimensional, and screening/cover specifications are all satisfied. Irrigation plans have been submitted and approved by the urban ecologist. The setbacks are planted with sufficient shrubs and groundcovers to fulfill the landscaping requirements. Perimeter and interior landscaping square footage requirements have been satisfied. The landscaping islands and trees provided within the landscape islands are consistent with the code requirements. The City's Urban Environmentalist has reviewed and approved proposed plant material to ensure appropriate species selection and spacing. A maintenance agreement for all landscaping installed as part of the development (outside of the subject parcel) shall be instated as required by the development agreement. Open Space Regulations (TMC 18.28.250): The building footprint of approximately 17,000 square feet requires 850 square feet of open space. The open space provided on site includes the public plaza on the northwest corner of the lot and the pedestrian connection from Andover Park E to the Green River Trail, exceeding the open space requirement. 14 individual seats or 42 linear feet of seating has been provided in the form of seven six -foot benches. General Parking Requirements and Guidelines (TMC 18.28.260 - .270): The proposed project provides 98 parking stalls, which is sufficient to fulfill the parking requirements for the hotel (a minimum of one stall per room). Per the Development Agreement, all parking stalls within the right -of -way of Christensen Road shall be for the j oint use of the hotel guests and Green River Trail users and at least four spaces shall be designated exclusively for public access to the Green River Trail with appropriate signs. The parking lot meets requirements for compact car stalls, stall dimensions, setbacks, curb cuts, access, and provision of pedestrian walkways. Parking lot landscaping, layout, and bicycle parking are provided per code requirements. The sidewalk detail on the building permit must be revised to conform to TMC 18.28.260.C. Lc, which requires the curb cut design for driveways to match the height of the sidewalk to ensure that the sidewalk stays at a consistent grade for pedestrians (see Figure 5). L15 -0027 — Tukwila Holiday Inn Express Page 16 Board of Architectural Design Review Staff Report 10 Driveway Witli Platttittl:; Strip i'.britinng ssI ills nWhm 1'11c, skh' wa/A t o e cmai'n h / and h a conaiirwiarren.s Win s`i'onr, Figure 5. TMC 18.28260.C. requires driveways in the TUC to be level with the height of the sidewalk. Site Requirements (TMC 18.28.280): A walkway connecting Andover Park E to the Green River Trail has been provided along the northern lot line. A small pedestrian path through the landscaped area that separates Christensen Road from the hotel parking lot has been provided to facilitate pedestrian circulation and reduce plant damage from pedestrian traffic. The three pedestrian crosswalks within the parking lot shall be finished with the same stamped concrete as that used in the plaza in order to enhance pedestrian safety, comfort, and the attractiveness of the site. IV. Southcenter Design Manual The Southcenter Design Manual guidelines support and complement the community vision described in the Southcenter Subarea Plan, supplement and expand upon the design requirements in Chapter 18.28, and provide a flexible tool for quality and innovation. The Design Manual is organized into two main sections: Site Design Elements and Building Design. Site Design Elements covers a number of design topic areas, including Site Design, Service Areas and Mechanical Equipment, Lighting, Walls and Fences, and Open Spaces. The section on Building Design covers Architectural Concept, Entrances and Doors, Building Fagade — Base and Top, Corner Treatments, Building Massing, Building Details and Elements, Building Materials and Colors, Windows, Weather Protection, Blank Walls, and Parking Structures. For each topic area, there are one or more Design Criteria, which can be general in nature. The Design Criteria explain the requirements for development proposals. They are the decision criteria by which the Director or Board of Architectural Review will decide whether to approve, condition or deny a project. The examples and explanations which augment each Design Criteria, provide guidance to the project applicant, to City Staff in reviewing a proj ect proposal, and to the decision maker in determining whether the pro) ect meets the Design Criteria. L15 -0027 — Tukwila Holiday Inn Express Page 17 Board of Architectural Design Review Staff Report 11 A. Site Design/Elements 1. Site Design The intent of the site design /elements criteria is to encourage site design which is easily understood, appropriate to the area, takes advantage of unique opportunities, and is a positive element in the architectural character of the District within which it is located. The design criteria address various elements including: facilitation of traffic circulation by connecting through - streets; provision of safe, convenient, and connected pedestrian access; encouragement of harmonious visual character (where desirable); arrangement of buildings to enhance street frontages and the pedestrian environment; incorporation of open space and landscaping as a unifying feature; incorporation of screening, environmental mitigation, utilities and drainage as positive design elements; incorporation of opportunities for joint development of sites; and the use of site design to take advantage of and /or enhance views of and access to natural amenities such as the Green River. The project meets the design criteria. Due to the fact that the site must comply with both the Tukwila Urban Center and the Shoreline Jurisdiction criteria, the applicant had to strike a balance between the two codes, with priority given to the meet the requirements of the Shoreline Jurisdiction, which is state mandated. Therefore, the main entrance of the building is oriented toward the Green River per TMC 18.44.110. Le. However, the TUC public frontage improvements, public patio, and secondary exterior public entrance on Andover Park East are instrumental in ensuring that one does not feel like the building has turned its "back" to the street. Additionally, a pedestrian connection from Andover Park E to the Green River Trail is proposed along the northern side of the lot, further enhancing pedestrian access in the area. The building is designed to provide views of the river from a balcony and from rooms that face the Green River. 2. Service Areas and Mechanical Equipment The intent of the service areas and mechanical equipment design criteria is to minimize the potential negative impacts of service elements through thoughtful siting and screening while meeting functional needs. Design criteria include: service element location and design; minimizing public visibility of loading docks and service bays, location and /or design of utility meters; electrical conduit and other service utility apparatus; rooftop equipment screening; and concealment and design incorporation of downspouts. The project meets the design criteria. The refuse and disposal area is accessible and properly screened by appropriate enclosures (with a limestone -like stone veneer to match building exterior) and landscaping. Waste Management has confirmed that the proposed site design provides sufficient access to this area. Appropriate vegetative screening has been indicated on the landscaping plan to obscure mechanical equipment. There is no rooftop mechanical equipment proposed. 3. Lighting Site lighting should be designed to promote safety as well as enhance the nighttime appearance of buildings and landscaping. The project meets the design criteria. The style of the exterior lighting fixtures fits the more contemporary building design, and the fixtures are appropriately spaced. Four different types of building- mounted fixtures are proposed. Gray, upward facing lights will be used to cast the signature Holiday Inn Express blue light beams onto the columns over the main entrance and the secondary entrance on Andover Park E, enhancing architectural features at night. Square gray, downward projecting sconces will be used on the front columns of the porte cochere to enhance visibility of the main entrance. Circular gray sconces will be wall- mounted along the upper fagade around the building and will cast an "X" shaped beams on the walls. Curved gray, downward- tilting LID sconces will be mounted along the first floor exterior to help illuminate pedestrian areas (see Figures 6 & 7 and Attachment E). L15 -0027 — Tukwila Holiday Inn Express Page 18 Board of Architectural Design Review Staff Report 12 Additionally, bollard lights will provide pedestrian- oriented lighting along the pedestrian connection to the Green River Trail on the north side of the building. Figure 6. Proposed building- mounted lights. Fixtures left to right: upward casting blue light, downward casting blue light, "X" light, and curved first -floor sconce. Figure 7. Rendering of Holiday Inn Express signature blue lighting elements. 4. Walls and Fences Walls and fences shall be designed to be compatible with the building, improve the appearance of the site, and improve safety. The proposed building meets the design criteria. The main entrance features pilasters that help announce the pedestrian "gateway" to the hotel. The walls of the refuse and disposal enclosure will be finished with limestone - like stone veneer to match the building and the gate of the enclosure will be western red cedar or equivalent. 5. Open Space Provide safe, attractive, and usable open spaces that promote pedestrian activity and enhance the setting and character of the development. The proposed design features a patio area adjacent to the one -story pool area, which will increase the amount of sunlight received by the patio, which is located on the northwestern corner of the building. Landscaping and L15 -0027 — Tukwila Holiday Inn Express Board of Architectural Design Review Staff Report Page 19 13 stamped concrete will improve the aesthetics of the area. The patio is adjacent to the proposed pedestrian connector that runs the length of the northern lot line, connecting Andover Park E. to the Green River Trail. The patio will serve as an inviting public space along Andover Park E, enhancing the character and functional use of the north and western sides of the building. The applicant shall submit stamped concrete detail/photo for planning approval with building permit materials. B. Building Design 1. Architectural Concept The architectural design criteria encourages building design with easily understood organization, an appropriate relationship to the site, and with a positive impact on the architectural character of the District within which it is located. Architectural design should unify the massing and components of a structure or structures on a site into a cohesive and consistent thematic or stylistic architectural character or style that is responsive to the functional requirements of the development. The fagades include notable elements of modulation, a distinct base and top, variation in the roofline, and elements of detail such as square embellishments copper accents, and columns, which satisfy the design criteria (see Attachment B). 2. Entrances and Doors The primary entrance should be located and designed to represent the overall style and architectural character of the building and ensure a welcoming public face to the building. The project meets the design criteria. The primary entrance on the eastern side of the building has high visibility (with a covered port cochere) and is consistent with the building's architectural details (Figure 8). A secondary pedestrian- oriented public entrance is located on the west side of the building to provide access from Andover Park East (Figure 9). The northern fagade features an additional keyed entrance for hotel guests that is visually consistent with the other entrances but more discrete. L15 -0027 — Tukwila Holiday Inn Express Page 110 Board of Architectural Design Review Staff Report 14 Figure 8. East elevation rendering of proposed hotel. Figure 9. West elevation rendering of proposed hotel. 3. Building Facade — Base & Top Create a building base where the horizontal articulation of the lowerpart of a building fa(ade's design establishes a human scale for pedestrian users and passers -by, and aesthetically "ties " a building to the ground. Create a "top " on buildings through a substantial horizontal articulation of the fa(ade at the uppermost floor of the building to provide an attractive fa(ade skyline and complete the upper fa(ade composition. Rooflines should reflect the architectural style of the building and be a distinctive design element. Roof surfaces should be punctuated with varying roof forms to break up large massing of roof surfaces and /or to provide opportunities to daylight interior spaces. Roof overhangs for both flat and sloping roofs are encouraged to add depth, shadow and visual interest. Building design meets design criteria. The first floor facade is finished with a limestone -like stone veneer to provide horizontal articulation and a durable and distinct base. Copper- colored metal awnings along the first floor further establish a pedestrian scale experience. The top floor and eves are finished with a lighter beige E.F.I.S., which distinguishes the top of the building and contrasts with the dark brown and black of the roof. The roof has a pitch of 7:12 with many distinct ridgelines and includes exaggerated overhangs that add architectural interest. 4. Corner Treatments The design criteria serve to emphasize building corners at important intersections with a distinctive building element. The Northwest corner of the hotel features a 1 -story area housing an indoor pool, which lies adjacent to an outdoor patio. These stepped back nature of the building at this corner differentiates it from the other corners of the building, opening the area up and creating an inviting, human -scale public space. 5. Building Massing L15 -0027 — Tukwila Holiday Inn Express Board of Architectural Design Review Staff Report Page Ill 15 The use of horizontal and vertical modulation is required to maintain the desired human scale and character for the Southcenter area. The requirements encourage the design of building facades which incorporate interesting architectural details that add variety to the facade, animate the streetpresence, and are attractive at a pedestrian scale. The project meets the design criteria. The project utilizes decorative awnings, roofline differentiation, variation in materials, vertical and horizontal modulation, and architectural details including copper- painted awnings and columns to reduce the perceived scale and add visual interest. 6. Building Details and Elements Detail elements are required to encourage the incorporation of design details and small -scale elements into building facades that are attractive at a pedestrian scale. The project meets the design criteria. The project employs protruding window frames, custom - designed copper colored awnings, decorative building- mounted light fixtures, an interesting assortment of building materials, and stylized concrete design elements to provide texture and sculptural relief. 7. Building Materials and Colors The use of natural materials that reflect our Northwest setting such as stone, local woods like cedar and fir, and functional materials like concrete, brick, and metal are encouraged. Wall cladding materials appropriate to the architectural style and building type shall be used. Authentic materials and methods of construction should be used to the degree possible. More than two colors and materials should be incorporated into each building's design. Monochromatic schemes are discouraged. Color choices should include warm rich colors that reflect and complement the woodlands, water and open sky of the region; weathered wood and oxidized metal colors relate to industrial and agricultural influences. The project meets the design criteria. Fagade materials and colors will be neutral and subdued, with muted green accent -walls on the eastern, southern, and northern facades. A variety of building materials are incorporated in the design, including E.F.I.S, copper colored painted metal, glass, cedar, and limestone -like stone veneer panels. Fascia/beams will be painted dark brown to give the appearance of wooden roof beams and trim (Attachment C to be provided at hearing). 8. Windows Ornamental framing and hardware should be used to provide a utilitarian opportunity for craftsmanship and decoration. Window frames and sills should be designed to be prominent and substantial in order to enhance openings and add additional relief. The project meets the design criteria for windows by utilizing prominent window frames and sills that add textural relief and detailing to the fagade. The project includes copper- painted flat metal awnings above the first - floor windows and sloped copper- painted metal awnings above other windows and balconies, which provide additional articulation and interest to the windows. 9. Weather Protection Design buildings with non - residential ground floor uses to provide pedestrian weather protection along adjacent street front sidewalks and open spaces using awnings, canopies, or building overhangs such as porticos, covered porches and arcades. Where building orientation to streets /open spaces is required for the applicable Corridor Type, weather protection at least 6 feet in width along at least 75 percent of the fa(ade must be provided. The project meets the design criteria. Six -foot deep horizontal awnings overhanging 75% of the first -floor windows /doors along Andover Park E and Christensen Road and a porte cochere provides cover for the passenger L15 -0027 — Tukwila Holiday Inn Express Page 112 Board of Architectural Design Review Staff Report 16 loading zone at the main building entrance on the eastern fagade. Several benches on the southern fagade are proposed under awnings, providing a weather- protected outdoor seating area near the main entrance. 10. Blank Walls Blank walls are not permitted facing streets, sidewalks, open spaces, or pedestrian pathways and instead shall be designed to provide visual interest and human scale. The proposed project includes a pattern of windows and trellises (see Attachment F) to cover blank walls and is consistent with the blank wall requirements. 11. Parking Structures Design criteria do not apply as the project does not include a parking structure but rather a parking lot. V. Public Comments A Notice of Application was distributed to agencies that may have an interest in the project on June 23, 2015. The Notice of Application was also posted on the project site and mailed to surrounding residences /property owners. There were no comments received in response to the Notice of Application. Conclusions 1. District -Based Standards Structure height, length, and setback requirements are in compliance with the Tukwila Urban Center- Transit Oriented Development standards. 2. Corridor -Based Standards Public frontage, building orientation and landscaping, fagade articulation, blank wall, and transparency requirements have been fulfilled in accordance with the Neighborhood Corridor standards. The Department Director determined that the 50% ground -level transparency requirement is not applicable to the northern fagade (Adjacent to Tukwila Parkway, a Commercial Corridor) as the subject property does not directly abut the street. The proposed frontage modification widens the landscaping island between the on -site hotel parking lot and the adjacent off -site shared parking lot on Christensen Road. A nine - foot -wide landscaping strip with a nine- foot -wide sidewalk is proposed in lieu of the 15 -foot sidewalk frontage improvement standard required for the Neighborhood Corridor (see Attachment G). Approximately four feet of this landscaping strip is within the right -of -way, with five feet of perimeter landscaping on the subject lot. The modification is a preferred approach to the requirement at the site as it is within the shoreline zone and at the terminus of Christensen Road. 3. Supplemental Standards Landscaping is in compliance with all TUC -TOD requirements. The City's Urban Environmentalist has reviewed and approved proposed plant materials to ensure appropriate species selection and spacing. A maintenance agreement for all landscaping installed as part of the development (within and outside of the subject parcel) shall be provided by the applicant as required by the development agreement. L15 -0027 — Tukwila Holiday Inn Express Board of Architectural Design Review Staff Report Page 113 17 The site design provides sufficient open space, parking, and pedestrian access to meet code requirements. Additional features, such as a cut - through path in the middle of the landscape island along the eastern property line, serve to increase the utility and durability of the site. The sidewalk detail on the building permit must be revised to conform to TMC 18.28.260.C. 1.e. to provide a consistent sidewalk grade. VI. Southcenter Design Manual 1. Site Design Elements The project meets the design criteria. The proposed development meets the minimum setback requirement and creates a pedestrian -scale environment on Andover Park East. Pedestrian amenities such as benches and shade trees are provided. A pedestrian connection from Andover Park E to the Green River Trail is proposed along the northern side of the lot. Landscape islands and stamped concrete pedestrian crossings will promote efficient vehicular circulation and access to parking spaces while providing safe and convenient pedestrian access throughout the site. The proposed site design adds one additional access point off of Christensen Road, which will allow hotel guests and the general public to access parking on Christensen Road from Andover Park E and provide emergency vehicle access between the two roads. This design will also improve vehicular access to the Green River Trail parking lot, which is currently only available by driving north on Christensen Road, with the nearest cross street at Baker Boulevard. Interior parking lot landscaping and perimeter landscaping follow a coherent design concept, which will soften the built environment and create an inviting, pedestrian - friendly atmosphere. Proposed lighting matches the contemporary building design and will improve visibility of the building at night by illuminating areas of the fagade, without causing off -site light pollution along the shoreline. The proposed public patio will enhance the pedestrian environment on the corner of Andover Park E and Tukwila Parkway through improved landscaping and amenities such as benches, shade trees, and stamped concrete. Applicant shall submit stamped concrete detail/photo for planning approval with building permit materials 2. Building Design The proposed building achieves a more contemporary architectural design than neighboring buildings, improving the architectural character of the TUC -TOD District. The renderings demonstrate a cohesive style and high quality design with ample modulation, articulation, and attention to detail. The color palate features saturated warm neutral hues, with muted green accent walls and metal copper- colored awnings. Materials are varied, adding visual interest. The dynamic roofline pitch is pleasing to the eye and in conjunction with the dark brown fascia and beams, the black roof with dramatic overhangs will create a strong but harmonious "top" to the building. The wall washer lights will provide subtle illumination of the building fagade, highlighting architectural features such as the columns at night. The scale of the proposed five -story building is larger than neighboring development, particularly when compared the office building located directly to the south, however there are two three -story buildings L15 -0027 — Tukwila Holiday Inn Express Board of Architectural Design Review Staff Report IN Page 114 located across the river and southeast of the site along the Green River Trail that are more compatible with the proposed development in scale and design. Recommendations Staff recommends the approval of the Design Review application with the following conditions: 1. Prior to building permit approval, civil plans shall be revised to demonstrate conformance with TMC 18.28.260.C. Lc, which requires the curb cut design for driveways to match the height of the sidewalk to ensure that the sidewalk stays at a consistent grade for pedestrians. 2. Applicant shall submit stamped concrete detail/photo for planning approval with building permit materials. Staff also recommends approval of modification of the corridor standards along Christensen Road to require nine feet of sidewalk and nine feet of landscaping (with approximately four feet in the right of way and five feet of perimeter landscaping on the site) in lieu of the 15 -foot Neighborhood Corridor frontage requirement. Informational Items 1. Any signage for the property shall be reviewed through submittal of a separate sign permit application. 2. Prior to building permit approval, a maintenance agreement shall be submitted to the city for review and approval for the parking lot and landscaped areas, easement for public /fire access, and easement for public trail access, per the terms of the Development Agreement dated May 15, 2015 (City Ordinance No. 2473). L15 -0027 — Tukwila Holiday Inn Express Board of Architectural Design Review Staff Report Page 115 W 20 VINICITY NAP ANDOVER PARK EAST "UBLIC AREA SEE LANDSCAPING PLAN II\ ■ ■ ■ ■ ■ I_ ■ ■ 9' -3 I /4" MONUMENT SIGN , PROPOSED HOTEL (5) STORY 92 UNITS 62,337 SQFT HC PARC NG SIGNS i 771 / / / / / / / / / / / / / / / / / , , , , , , , , , , , ■ Lr- II t C PARKING 51 WHEELSTOP -TYP 5 STANDARD STALLS AT 9' -0 WIDE 4 STANDARD STALLS AT 9' -0 WIDE2 HANDICAP STALLS 4- 4 0 12 COMPACT STALLS AT 8' -0" WIDE ASPHALT ROADWAY C C C C C SITE PLAN SCALE: I " = 20' -0" LANDSCAPE ONSITE PARKING SCHEDULE 25 STANDARD PARKING STALLS 24 COMPACT PARKING STALLS 4 HANDICAP PARKING STALLS 53 TOTAL ONSITE PARKING STALLS \/-200' SHORELINE \ DUMPSTER CONC. SLAB 45 OFFSITE PARKING SCHEDULE 43 STANDARD PARKING STALLS 2 HANDICAP PARKING STALLS 45 TOTAL OFFSITE PARKING STALLS JURISDICTION LINE TRAIL SIGNS SEE DETAIL 7/A LINE OF 011WM 125' BUFFER •II 1111011 NDARD STALLS AT 9'-0' WID I I I I I ANAKD STA 2 AO11 24'- 1 I 1 /2" • U Q ASPHALT ROADWAY I I I 9' -0" I ce) u� 0 U z PORTS COCHERE II PASSENGER LOADING ZONE STAMPED CONC. - SEE LANDSCAPE _PLAN G STANDAR P DESTRIAN A CESS a_ U N U z 9' 0" 4 sZ O U STANDARD OFFSITE PARKING STALLS S RESERVED FOR TRAIL I ' COMPACT ' STALL I J STAMPED CONC. AT CROSSWALKS - TYP. 5 AO 1 1 I / / / )MPACT STALLS AT 4' -0" LANDSCAPE 5' -0" z UI U Q 1 9' -0" 14 STANDARD OFFSITE PARKING STALLS ITYP STANDARD STALL SIZE 5' -4" ii 1 C / N a 0Q U Q c 0 C 0 V- , 200' SHORELINE JURISDICTION LINE 0 CH RISTENSEN z Q U _, N W U - U Q LINE OF OHWM BUFFER I I RE-STRIPED OFFSITE PARKING AREA I I i I I I LINE OF OHWM BUFFER LINE OF ORDINARY HIGH WATER 0 WWW W W' Q N- N N / N z 0 WO z z w W wi Q W <0 OW h z 0 C w tL' a � w H O z w Q O 0 z 7/23/2015 Per City Revision (NOT FOR CONSTRUC Z nJ w F- (,- N w 0' F) AOIO j, o N V 1N 3 IN H OVl1V N N I ' -6" RESERVED FOR TRAIL USE 2-1/2"— GALVANIZED STEEL PIPE CONC. SIDEWALK PER CIVIL DWGS. PARK SIGN DETAIL SCALE: 3/4" = 1 ' -0" PARKING SIGNS AS PER ADAAG 4.6 SEE 4/A01 I ASPHALT PAVING TO TOP OF WALK WHEEL STOP MAXIUM SLOPE OF PAVEMENT 1:48 2" PAINTED STRIPES - TYPICAL INTERNATIONAL SYMBOL FOR ACCESSABLITY - TYPICAL SEE 1 /A0 1 1 BLUE BACKGROUND WITH WHITE BORDER, $ SYMBOL 5/8" HIGH WHITE LETTERING ON BLUE BACKGROUND, TYP. VAN ACCESSIBLE SIGNAGE 2-1/2"— GALVANIZED STEEL PIPE CONC. SIDEWALK PER CIVIL DWGS. hANDICAP / VAN ACCESSIBLE SIGN DETAIL SCALE: 3/4" = 1 ' -0" d PAINT SOLID (2 COATS) WHITE ON BLUE BACKGROUND NE NOTES: 1. (REFER TO SITE PLAN 2. GRID TO BE USED FOR LAYOUT PURPOSES ONLY hANDICAP SYMBOL SCALE: 3/4" = 1 ' -0" NOTES: 1- VERIFY DRAINAGE REQUIREMENTS WITH HEALTH INSPECTOR 2. PROVIDE CEILING MOUNTED LIGHT AND DUPLEX OUTLET IN STORAGE 0'-0" X 12' -0 CLEAR AREA MIN. 6 HOSE BIB - d° ■ 3" 8' -9" 8' -0" MIN HANDICAP STALLS SCALE: 1/4" = 1 ' -0" SNORING WALL PER CIVIL DRAWINGS CONCRETE SLAB WITH REINFORCING 6" MINIMUM TURN SLAB EDGE DOWN PAINT ALL INTERIOR SIDES OF WALLS 6" DIAMETER STEEL PIPE BOLLARDS FILLED W/ CONCRETE. TYP. TRASh ENCLOSURE SECTION SCALE: 1/4" = 1 ' -0" DIAGONAL BRACING LOCKABLE HASP 3 AREA OF TRASH RECPT. D D D EXTERIOR FINISh EIFS TO MATCH BUILDING COLORS PAINT INTERIOR SIDE OF WALL REINFORCED MASONRY PIERS 6" DIAMETER STEEL PIPE BOLLARDS FILLED W/ CONCRETE. TYP. SHORING WALL PER ® CIVIL DRAWINGS STEEL GATE POST — EACH SIDE 811 HATCHED AREA INDICATES CONCRETE SLAB WITH REINFORCING $ 6" MINIMUM TURN SLAB EDGE DOWN TRASh ENCLOSURE PLAN SCALE: 1/4" = 1 ' -0" D / \\ // /\ C \\ // /7 \\ \\ // POST - PAINTED. WESTERN RED CEDAR OR EQUAL DROP ROD, 1" DIAMETER X 2' -0" LONG WITH 90 DEGREE z0 BEND AT EA. GATE. TRASh ENCLOSURE ELEVATION SCALE: 1/4" = 1 ' -0" I— U H- z 0 U 0 w I- 0 z z W 0 w w z z_ ~ ~ W v w �< —••• QO N � z 0 w w I- 0 z w 0 z uJ J J � Q H z 0 < W 0 I— w (SHEET NO. w A011 PDT generated _kPDF Creator a K.COM N W B UILDING SIGNAGE NOTES I . ALL SIGNAGE INDICATED FOR ILLUSTRATIVE PURPOSES ONLY. LOCATION, SIZE, ETC. TO BE PER FRANCHISE REQUIREMENTS. 2. MINIMUM EXTERIOR GRADE 3/4" PLYWOOD BLOCKING REQUIRED AT SIGN LOCATIONS. AREA SHOULD COVER ENTIRE LENGTH AND HEIGHT OF FASCIA OR SPACE AVAILABLE FOR SIGN. 3. ELECTRICAL AND FINAL CONNECTION BY CONTRACTOR. ELECTRICAL REQUIREMENTS MAY BE OBTAINED FROM SIGN COMPANY. 4. RACEWAYS / WIREWAYS ARE NOT ALLOWED 5. PERMANENT ACCESS DOORS TO INTERIOR OF ALL PARAPETS WHERE SIGNS ARE LOCATED TO BE PROVIDED BY CONTRACTOR AND COORDINATED WITh ARCHITECT. CONTRACTOR TO FURNISH AND CONNECT PRIMARY ELECTRICAL SERVICE INSIDE PARAPET WALL. 6. GUESTROOMS OR PUBLIC SPACES WITh SIGNAGE ON EXTERIOR WALLS MUST HAVE ELECTRICAL PENETRATIONS, ACCESS DOORS AND /OR REMOTE TRANSFORMERS COORDINATED AND /OR INSTALLED, WITh ARCHITECT APPROVAL, PRIOR TO CLOSING UP THE WALL. PENETRATION LAYOUT MAY BE OBTAINED FROM SIGN COMPANY. TYP PLAN NOTES I . DIMENSIONS ARE TO THE FACE OF STUD (F.O.S.), FACE OF CONCRETE (F.O.C.), FACE OF POST (F.O.P.) OR CENTERLINE OF PARTY WALLS U.N.O. VERIFY ALL DIMENSIONS. 2. EXTERIOR WALLS TO BE 2x6 STUDS, TYP. (U.N.O.). INTERIOR WALLS TO BE 2x4 STUDS, TYP. (U.N.O.). ALL CONSTRUCTION TO BE ONE HOUR FIRE RATED TYP (U.N.O.). 3. FOR FLOOR/CEILING AND ROOF /CEILING TYPES AND ASSEMBLIES, SEE BUILDING SECTIONS IN SECTION A. 4. FOR PLATE HEIGHTS SEE BUILDING SECTIONS IN SECTION A6 AND CORE SECTIONS IN SECTION A9. ELEVATION NOTES GENERAL: I . PROVIDE BLOCK'G AND POWER FOR EXTERIOR SIGNAGE E.I.F.S. NOTES: I . EXTERIOR INSUL. $ FINISH SYSTEM (EIFS) SYSTEM TO BE INSTALLED PER MANUFACTURERS SPECIFICATIONS AND DETAILS. 2. MANUFATURERS INSTALLATION MANUAL, SPECIFICATIONS, CONSTRUCTION DOCUMENTS AND PROJECT MANUAL TO BE ON SITE THROUGHOUT CONSTRUCTION PROCESS. 4. EIFS WARRANTY: A. MANUF. ShALL PROVIDE A WRITTEN, I0 YR. LIMITED MATERIALS WARRANTY AGAINST DEFECTIVE MATERIALS. B. THE APPLICATOR ShALL WARRANT WORKMANSHIP SEPARATELY AND PROVIDE A 5 YR WARRANTY AGAINST DEFECTIVE INSTALLATION WORKMANSHIP. 2x2 MEDALLION T.O. PL LVL 5 AL 478' -6" METAL ROOF GUARDRAIL— IF111 111 [ IIIII111111IIIIII111111IIIIIIIIIVIIIVIII I II II II1[111111111111 E.I.F.S PER MANUF. SPECS AND DETAILS. EXPANSION JOINTS 2x2 MEDALLION 2" TRIM WALL WASHER LIGhTS Level 5 S 9' -6" T.O PL LV`L, 4 468' -3" VINYL WINDOW w/ PTAC UNIT EXPANSION JOINTS VERTICAL REVEALS EXPANSION JOINTS Level 4 S 9' -3" T.O PL LV`L, 3 � 458' -0" WALL WASHER LIGhTS Level 3 AL 49' -0" T.OPLL 2 447' -9" COPPER COLOR CAP EXPANSION JOINTS EXTERIOR LIGHT Level 2 AIL 8' -9" T.OPLL 437-7" STONE VEENER PER MANUF. SPECS AND DETAILS. Dr ic De DtD .I •I •I •1 .I •I •I •1 ■ •I •I •1 EIIINIE1 HIE MIKE IEEE ®I■IM moms NE1._. ■ ■1 MI ■ ■1 MI MIAMI ■ ■IIiI•Iu ® ®II! ®® ■■ MU ■I ■IMI® Nommis MINIM .I ■I ■I ■I. .I ■I ■I ■I. ■ ■1 ■1 ■■ ■ ■1 ■1 ■■ ®1 ■1 ■1 •1 ®I ■I ■I ■1 ■■■E NEEEN AGO FRONT ELEVATION PINEAPPLEGROVE ROMAN LEAF 36SM -066 I SCALE: I /8" = I ' -0" Level I 425' -6" z O 1- U 1- z 0 U 0 w 1- O Luct z 1- z 0 w0 z w= w w� owo w U W Z U J z O w w 1- O z w O z Z Z W H Z 0 SHEET NO. LLJ A200 to ifo PDT generated kPDF Creator a K corn N 3) B UILDING SIGNAGE NOTES I . ALL SIGNAGE INDICATED FOR ILLUSTRATIVE PURPOSES ONLY. LOCATION, SIZE, ETC. TO BE PER FRANCHISE REQUIREMENTS. 2. MINIMUM EXTERIOR GRADE 3/4" PLYWOOD BLOCKING REQUIRED AT SIGN LOCATIONS. AREA SHOULD COVER ENTIRE LENGTH AND HEIGHT OF FASCIA OR SPACE AVAILABLE FOR SIGN. 3. ELECTRICAL AND FINAL CONNECTION BY CONTRACTOR. ELECTRICAL REQUIREMENTS MAY BE OBTAINED FROM SIGN COMPANY. 4. RACEWAYS / WIREWAYS ARE NOT ALLOWED 5. PERMANENT ACCESS DOORS TO INTERIOR OF ALL PARAPETS WHERE SIGNS ARE LOCATED TO BE PROVIDED BY CONTRACTOR AND COORDINATED WITh ARCHITECT. CONTRACTOR TO FURNISH AND CONNECT PRIMARY ELECTRICAL SERVICE INSIDE PARAPET WALL. 6. GUESTROOMS OR PUBLIC SPACES WITh SIGNAGE ON EXTERIOR WALLS MUST HAVE ELECTRICAL PENETRATIONS, ACCESS DOORS AND /OR REMOTE TRANSFORMERS COORDINATED AND /OR INSTALLED, WITh ARCHITECT APPROVAL, PRIOR TO CLOSING UP THE WALL. PENETRATION LAYOUT MAY BE OBTAINED FROM SIGN COMPANY. TYP PLAN NOTES I . DIMENSIONS ARE TO THE FACE OF STUD (F.O.S.), FACE OF CONCRETE (F.O.C.), FACE OF POST (F.O.P.) OR CENTERLINE OF PARTY WALLS U.N.O. VERIFY ALL DIMENSIONS. 2. EXTERIOR WALLS TO BE 2x6 STUDS, TYP. (U.N.O.). INTERIOR WALLS TO BE 2x4 STUDS, TYP. (U.N.O.). ALL CONSTRUCTION TO BE ONE HOUR FIRE RATED TYP (U.N.O.). 3. FOR FLOOR/CEILING AND ROOF /CEILING TYPES AND ASSEMBLIES, SEE BUILDING SECTIONS IN SECTION A. 4. FOR PLATE HEIGHTS SEE BUILDING SECTIONS IN SECTION A6 AND CORE SECTIONS IN SECTION A9. ELEVATION NOTES GENERAL: I. PROVIDE BLOCK'G AND POWER FOR EXTERIOR SIGNAGE E.I.F.S. NOTES: I . EXTERIOR INSUL. $ FINISH SYSTEM (EIFS) SYSTEM TO BE INSTALLED PER MANUFACTURERS SPECIFICATIONS AND DETAILS. 2. MANUFATURERS INSTALLATION MANUAL, SPECIFICATIONS, CONSTRUCTION DOCUMENTS AND PROJECT MANUAL TO BE ON SITE THROUGHOUT CONSTRUCTION PROCESS. 4. EIFS WARRANTY: A. MANUF. ShALL PROVIDE A WRITTEN, I0 YR. LIMITED MATERIALS WARRANTY AGAINST DEFECTIVE MATERIALS. B. THE APPLICATOR ShALL WARRANT WORKMANSHIP SEPARATELY AND PROVIDE A 5 YR WARRANTY AGAINST DEFECTIVE INSTALLATION WORKMANSHIP. T.O. PL LVL 5 478' -6" E.I.F.S PER MANUF. SPECS AND DETAILS. Levels 469' -6" EXPANSION JOINTS Level 459'-3" VINYL WINDOW w/ PTAC UNIT Level 1 STONE VEENER 0 EXPANSION JOINTS Level 438' -9" STONE VEENER PER MANUF. SPECS AND DETAILS. Level I 425' -6" RIGHT ELEVATION WALL SCONCE LIGHTS 4x8 TRELLIS SCALE: I /8" = I ' -0" z 0 U 0 w I- 0 z z 0 wO zz w= wu- z 0 w w I- 0 z w 0 z Z Z H Z 0 I w (SHEET NO. w L420I I PDT generated _kPDF Creator a K.COM N 01 2.2 ,' �4 5 6 .2 7. I 7. PROVIDE BLOCKING TO SUPPORT SIGNAGE AND ELECTRICAL - EACH INDEPENDENT I LETTTER REQUIRES A SOURCE OF POWER B UILDING SIGNAGE NOTES I . ALL SIGNAGE INDICATED FOR ILLUSTRATIVE PURPOSES ONLY. LOCATION, SIZE, ETC. TO BE PER FRANCHISE REQUIREMENTS. 2. MINIMUM EXTERIOR GRADE 3/4" PLYWOOD BLOCKING REQUIRED AT SIGN LOCATIONS. AREA SHOULD COVER ENTIRE LENGTH AND HEIGHT OF FASCIA OR SPACE AVAILABLE FOR SIGN. 3. ELECTRICAL AND FINAL CONNECTION BY CONTRACTOR. ELECTRICAL REQUIREMENTS MAY BE OBTAINED FROM SIGN COMPANY. 4. RACEWAYS / WIREWAYS ARE NOT ALLOWED 5. PERMANENT ACCESS DOORS TO INTERIOR OF ALL PARAPETS WHERE SIGNS ARE LOCATED TO BE PROVIDED BY CONTRACTOR AND COORDINATED WITh ARCHITECT. CONTRACTOR TO FURNISH AND CONNECT PRIMARY ELECTRICAL SERVICE INSIDE PARAPET WALL. 6. GUESTROOMS OR PUBLIC SPACES WITh SIGNAGE ON EXTERIOR WALLS MUST HAVE ELECTRICAL PENETRATIONS, ACCESS DOORS AND /OR REMOTE TRANSFORMERS COORDINATED AND /OR INSTALLED, WITh ARCHITECT APPROVAL, PRIOR TO CLOSING UP THE WALL. PENETRATION LAYOUT MAY BE OBTAINED FROM SIGN COMPANY. TYP PLAN NOTES I . DIMENSIONS ARE TO THE FACE OF STUD (F.O.S.), FACE OF CONCRETE (F.O.C.), FACE OF POST (F.O.P.) OR CENTERLINE OF PARTY WALLS U.N.O. VERIFY ALL DIMENSIONS. 2. EXTERIOR WALLS TO BE 2x6 STUDS, TYP. (U.N.O.). INTERIOR WALLS TO BE 2x4 STUDS, TYP. (U.N.O.). ALL CONSTRUCTION TO BE ONE HOUR FIRE RATED TYP (U.N.O.). 3. FOR FLOOR/CEILING AND ROOF /CEILING TYPES AND ASSEMBLIES, SEE BUILDING SECTIONS IN SECTION A. 4. FOR PLATE HEIGHTS SEE BUILDING SECTIONS IN SECTION A6 AND CORE SECTIONS IN SECTION A9. ELEVATION NOTES GENERAL: I. PROVIDE BLOCK'G AND POWER FOR EXTERIOR SIGNAGE E.I.F.S. NOTES: I . EXTERIOR INSUL. $ FINISH SYSTEM (EIFS) SYSTEM TO BE INSTALLED PER MANUFACTURERS SPECIFICATIONS AND DETAILS. 2. MANUFATURERS INSTALLATION MANUAL, SPECIFICATIONS, CONSTRUCTION DOCUMENTS AND PROJECT MANUAL TO BE ON SITE THROUGHOUT CONSTRUCTION PROCESS. 4. EIFS WARRANTY: A. MANUF. ShALL PROVIDE A WRITTEN, I0 YR. LIMITED MATERIALS WARRANTY AGAINST DEFECTIVE MATERIALS. B. THE APPLICATOR ShALL WARRANT WORKMANSHIP SEPARATELY AND PROVIDE A 5 YR WARRANTY AGAINST DEFECTIVE INSTALLATION WORKMANSHIP. Level 6 Roof Plan AIL 496' -9" Roof Mid -point 489' -9" T.O. PL LVL 478' -6" EXPANSION JOINTS E.I.F.S PER MANUF. SPECS AND DETAILS. Level 9' -6" T.OPLL'4 468' -3" WALL WASHER LIGhTS EXPANSION JOINTS VINYL WINDOW w/ PTAC UNIT Level 9' -3" T.OPLL'3 458' -0" WALL WASHER LIGhTS Level3 49'-0" T.O PL L . 2 447' -9" Level2 8' -9" T.OPLL 437-7" STONE VEENER PER MANUF. SPECS AND DETAILS. WALL SCONCE LIGhTS WALL SCONCE LIGhTS LEFT ELEVATION SCALE: 1/8" = I ' -0" Level 425' -6" z 0 I- U H- z 0 U 0 w I- 0 z 0 W CC V W ww < J z 0 wO zz w= wu- z 0 w w 0 z w 0 z Z Z H z_ 0 I w w (SHEET NO. A202 PDT generated _kPDF Creator .0 N a) GABLE VENT 2x2 MEDALLION METAL AWNING I� H Holiday Inn Express E.I.F.S PER MANUF. SPECS AND DETAILS. m 0 N B UILDING SIGNAGE NOTES MEI STONE VEENER I. ALL SIGNAGE INDICATED FOR ILLUSTRATIVE PURPOSES ONLY. LOCATION, SIZE, ETC. TO BE PER FRANCHISE REQUIREMENTS. 2. MINIMUM EXTERIOR GRADE 3/4" PLYWOOD BLOCKING REQUIRED AT SIGN LOCATIONS. AREA SHOULD COVER ENTIRE LENGTH AND HEIGHT OF FASCIA OR SPACE AVAILABLE FOR SIGN. 3. ELECTRICAL AND FINAL CONNECTION BY CONTRACTOR. ELECTRICAL REQUIREMENTS MAY BE OBTAINED FROM SIGN COMPANY. 4. RACEWAYS / WIREWAYS ARE NOT ALLOWED 5. PERMANENT ACCESS DOORS TO INTERIOR OF ALL PARAPETS WHERE SIGNS ARE LOCATED TO BE PROVIDED BY CONTRACTOR AND COORDINATED WITh ARCHITECT. CONTRACTOR TO FURNISH AND CONNECT PRIMARY ELECTRICAL SERVICE INSIDE PARAPET WALL. 6. GUESTROOMS OR PUBLIC SPACES WITh SIGNAGE ON EXTERIOR WALLS MUST HAVE ELECTRICAL PENETRATIONS, ACCESS DOORS AND /OR REMOTE TRANSFORMERS COORDINATED AND /OR INSTALLED, WITh ARCHITECT APPROVAL, PRIOR TO CLOSING UP THE WALL. PENETRATION LAYOUT MAY BE OBTAINED FROM SIGN COMPANY. 21 31 21 WALL WASHER LIGhTS -- -- r� m• -- ri -- -- r' TYP PLAN NOTES I. DIMENSIONS ARE TO THE FACE OF STUD (F.O.S.), FACE OF CONCRETE (F.O.C.), FACE OF POST (F.O.P.) OR CENTERLINE OF PARTY WALLS U.N.O. VERIFY ALL DIMENSIONS. 2. EXTERIOR WALLS TO BE 2x6 STUDS, TYP. (U.N.O.). INTERIOR WALLS TO BE 2x4 STUDS, TYP. (U.N.O.). ALL CONSTRUCTION TO BE ONE HOUR FIRE RATED TYP (U.N.O.). 3. FOR FLOOR/CEILING AND ROOF /CEILING TYPES AND ASSEMBLIES, SEE BUILDING SECTIONS IN SECTION A. 4. FOR PLATE HEIGHTS SEE BUILDING SECTIONS IN SECTION A6 AND CORE SECTIONS IN SECTION A9. ELEVATION NOTES GENERAL: I . PROVIDE BLOCK'G AND POWER FOR EXTERIOR SIGNAGE E.I.F.S. NOTES: I . EXTERIOR INSUL. $ FINISH SYSTEM (EIFS) SYSTEM TO BE INSTALLED PER MANUFACTURERS SPECIFICATIONS AND DETAILS. 2. MANUFATURERS INSTALLATION MANUAL, SPECIFICATIONS, CONSTRUCTION DOCUMENTS AND PROJECT MANUAL TO BE ON SITE THROUGHOUT CONSTRUCTION PROCESS. 4. EIFS WARRANTY: A. MANUF. ShALL PROVIDE A WRITTEN, 10 YR. LIMITED MATERIALS WARRANTY AGAINST DEFECTIVE MATERIALS. B. THE APPLICATOR ShALL WARRANT WORKMANSHIP SEPARATELY AND PROVIDE A 5 YR WARRANTY AGAINST DEFECTIVE INSTALLATION WORKMANSHIP. KOOf PLAN S 506' -3" Level G Roof Plan S 496' -9" Roof Mid- 489' -9" T.O. FLLVL5 S 478' -6" E.I.F.S PER MANUF. SPECS AND DETAILS. - - r1 m• - - ri - - - - 20 Z x0 30 ■ III 30 30 All Level 5 S 9' -6" T.OPLL 4 468' -3" EXPANSION JOINTS Level 4 9'3" T.OPLL 3 WALL WASHER LIGhTS 45581_011 VINYL WINDOW VERTICAL REVEAL Level 3 S 49' -0" T.O PL L . 2 447' -9" EXPANSION JOINTS Level 2 S 8' -9" T.OPLL I 437-7" STONE VEENER PER MANUF. SPECS AND DETAILS. REAR ELEVATION WALL SCONCE LIGhTS SCALE: 1/8" = I ' -0" Level I Aro 425' -6" Botiool S 420' -6" z 0 I— U H- z 0 U 0 w I- 0 z z 0 w0 z w= u_ —� o0 z 0 w w I- 0 z w 0 z Z Z H z 0 I— w w (SHEET NO. A203 PDT generated _kPDF Creator CO M CC ISOEOOTCA \DLE PLOT OF 0\1 100W PSM HALF SCALE Tukwila Parkway ISOEOOTCA \DL I PLOT OF TWO 400W PSV HALF SCALE BB AA AA1 -•-• VFT SERIES "RUUD" TWO LIGHT 25' POLE AA- r VFT SERIES "RUUD" ONE LIGHT 25' POLE BB- ■ VFT SERIES "RUUD" ONE LIGHT WALL MOUNT CTJ SITE PLAN NORTH -2 K 8LED(1pdf or invaiiri reference K 8 LED (11,pdf or invalid f Fence 1431 z 7 Q(f) ow JD- 0 X =w DRAWING TITLE BENCHMARK TOP OF CONC MON. IN CASE ELEV. = 25.93' DATUM — NAVD 88 Tukwila Park way rn rn EXISTING 60" CONCRETE WATER RIGHT -OF -WAY EXISTING;` STREET' NE PROPOSED MOTEL BUILDING FFE =28.0 EXISTING STOP 10" STORM 2 CB EXI$TIN;G SANITARY EWER IMANHOL 0 20 40 SCALE IN FEET CONSTRUCTION NOTES O INSTALL CATCH BASIN PER STANDARD DRAWING DS -01 RIM =26.7, IE =24.25 O INSTALL CATCH BASIN PER STANDARD DRAWING DS -01 RIM =28.4, IE =23.80 O INSTALL CATCH BASIN PER STANDARD DRAWING DS -01 RIM =26.7, IE =23.26 INSTALL CATCH BASIN PER STANDARD DRAWING DS -01 RIM =26.7, IE =22.97 0 0 0 0 0 0 ,o 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 INSTALL 90 LF OF 10" 3034 PVC STORM DRAIN AT SLOPE =0.50% INSTALL STORM TREATMENT MANHOLE ASSEMBLY, SEE DETAIL 1 RIM =27.7, IE IN= 22.87, IE OUT =20.57 INSTALL STORM MANHOLE OVER EXISTING STORM PIPE PER STANDARD DRAWING DS -10A RIM =28.0, IE =20.0 INSTALL FDC ASSEMBLY INSTALL FIRE HYDRANT ASSEMBLY PER STANDARD DRAWING WS -13 HOT TAP EXISTING 10" DIP WATER MAIN WITH 6" FIRE AND 4" DOMESTIC SERVICE INSTALL 4" WATER METER ASSEMBLY PER STANDARD DRAWING WS -04 INSTALL 4" REDUCED PRESSURE CHECK VALVE ASSEMBLY IN HOT BOX PER STANDARD DRAWING WS-21A CONSTRUCT NEW 8" SANITARY SEWER MAIN EXTENSION (SEE DETAIL SHEET 4 FOR DETAILS) INSTALL NEW 8" SANITARY SEWER LATERAL AND CLEANOUT ASSEMBLY PER STANDARD DRAWING SS -03 INSTALL CATCH BASIN PER STANDARD DRAWING DS -01 RIM =29.6, IE =26.9 INSTALL SOLID GRATE ON EXISTING CATCH BASIN REMOVE EXISTING CURB AND GUTTER EXISTING CATCH BASIN AND OUTLET TO REMAIN INSTALL SOLID LID ON EXISTING CATCH BASIN INSTALL 107 LF OF 10" 3034 PVC STORM AT SLOPE =0.50% INSTALL 61 LF OF 10" 3034 PVC STORM AT SLOPE =0.50% INSTALL 20 LF OF 10" 3034 PVC STORM AT SLOPE =0.50% CONNECT 6" ROOF DRAIN TO 10" AT IE =20.45 CONNECT 6" ROOF DRAIN TO MANHOLE AT IE =21.25 INSTALL 90 LF OF 10" 3034 PVC STORM AT SLOPE =0.50% INSTALL ROOF DRAIN DOWNSPOUT, TYPICAL CONSTRUCT 25' COMMERCIAL DRIVEWAY PER STANDARD DRAWING RS -09 CONSTRUCT SO THERE WILL BE NO ELEVATION CHANGE AS SIDEWALK CROSSES DRIVEWAY 28 INSTALL CATCH BASIN WITH SOLID LID PER STANDARD DRAWING DS -01 RIM =29.6, IE =26.9 INSTALL 23 LF OF 10" 3034 PVC STORM AT SLOPE =0.50% INSTALL TRASH ENCLOSURE FLOOR DRAIN AND CONNECT TO SANITARY SEWER EXISTING CURB EXISTING PAVEMENT —\ PEDESTRIAN AND VEHICULAR —SCALE DECORATIVE STREET LIGHTING STREET TREE J U- 0 CONCRETE SIDEWALK m 15' SIDEWALK STREET TREES IN A CONTNUOUS LANDSCAPED STRIP A MINIMUM OF 5 FEET WIDE LOCATED AT BACK OF CURB FACE NEIGHBORHOOD CORRIDOR SECTION TRT ENGINEERING LLC l 2636 S.E. MARKET STREET PORTLAND, OREGON 97214 PHONE (503) 235 -7592 FAX (503) 235 -7593 TUKWILA SITE 7/19/15 HOLIDAY INN EXPRESS 8c SUITES 91 ANDOVER PARK EAST TUKWILA, WA 98188 GRADING AND UTILITY PLAN DRAWING NO. 2/6 PROJECT NO. 1 REV DATE DESCRIPTION DWN BY DES BY CHK BY APP BY DATE OF ISSUE MAY 2015 DWN BY TRT CHK BY DES BY TRT APP BY CONSTRUCTION NOTES O INSTALL CATCH BASIN PER STANDARD DRAWING DS -01 RIM =26.7, IE =24.25 O INSTALL CATCH BASIN PER STANDARD DRAWING DS -01 RIM =28.4, IE =23.80 O INSTALL CATCH BASIN PER STANDARD DRAWING DS -01 RIM =26.7, IE =23.26 INSTALL CATCH BASIN PER STANDARD DRAWING DS -01 RIM =26.7, IE =22.97 0 0 0 0 0 0 ,o 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 INSTALL 90 LF OF 10" 3034 PVC STORM DRAIN AT SLOPE =0.50% INSTALL STORM TREATMENT MANHOLE ASSEMBLY, SEE DETAIL 1 RIM =27.7, IE IN= 22.87, IE OUT =20.57 INSTALL STORM MANHOLE OVER EXISTING STORM PIPE PER STANDARD DRAWING DS -10A RIM =28.0, IE =20.0 INSTALL FDC ASSEMBLY INSTALL FIRE HYDRANT ASSEMBLY PER STANDARD DRAWING WS -13 HOT TAP EXISTING 10" DIP WATER MAIN WITH 6" FIRE AND 4" DOMESTIC SERVICE INSTALL 4" WATER METER ASSEMBLY PER STANDARD DRAWING WS -04 INSTALL 4" REDUCED PRESSURE CHECK VALVE ASSEMBLY IN HOT BOX PER STANDARD DRAWING WS-21A CONSTRUCT NEW 8" SANITARY SEWER MAIN EXTENSION (SEE DETAIL SHEET 4 FOR DETAILS) INSTALL NEW 8" SANITARY SEWER LATERAL AND CLEANOUT ASSEMBLY PER STANDARD DRAWING SS -03 INSTALL CATCH BASIN PER STANDARD DRAWING DS -01 RIM =29.6, IE =26.9 INSTALL SOLID GRATE ON EXISTING CATCH BASIN REMOVE EXISTING CURB AND GUTTER EXISTING CATCH BASIN AND OUTLET TO REMAIN INSTALL SOLID LID ON EXISTING CATCH BASIN INSTALL 107 LF OF 10" 3034 PVC STORM AT SLOPE =0.50% INSTALL 61 LF OF 10" 3034 PVC STORM AT SLOPE =0.50% INSTALL 20 LF OF 10" 3034 PVC STORM AT SLOPE =0.50% CONNECT 6" ROOF DRAIN TO 10" AT IE =20.45 CONNECT 6" ROOF DRAIN TO MANHOLE AT IE =21.25 INSTALL 90 LF OF 10" 3034 PVC STORM AT SLOPE =0.50% INSTALL ROOF DRAIN DOWNSPOUT, TYPICAL CONSTRUCT 25' COMMERCIAL DRIVEWAY PER STANDARD DRAWING RS -09 CONSTRUCT SO THERE WILL BE NO ELEVATION CHANGE AS SIDEWALK CROSSES DRIVEWAY 28 INSTALL CATCH BASIN WITH SOLID LID PER STANDARD DRAWING DS -01 RIM =29.6, IE =26.9 INSTALL 23 LF OF 10" 3034 PVC STORM AT SLOPE =0.50% INSTALL TRASH ENCLOSURE FLOOR DRAIN AND CONNECT TO SANITARY SEWER EXISTING CURB EXISTING PAVEMENT —\ PEDESTRIAN AND VEHICULAR —SCALE DECORATIVE STREET LIGHTING STREET TREE J U- 0 CONCRETE SIDEWALK m 15' SIDEWALK STREET TREES IN A CONTNUOUS LANDSCAPED STRIP A MINIMUM OF 5 FEET WIDE LOCATED AT BACK OF CURB FACE NEIGHBORHOOD CORRIDOR SECTION TRT ENGINEERING LLC l 2636 S.E. MARKET STREET PORTLAND, OREGON 97214 PHONE (503) 235 -7592 FAX (503) 235 -7593 TUKWILA SITE 7/19/15 HOLIDAY INN EXPRESS 8c SUITES 91 ANDOVER PARK EAST TUKWILA, WA 98188 GRADING AND UTILITY PLAN DRAWING NO. 2/6 PROJECT NO. JAPANESE SPURGE (16) PING SNOWBERRY (1 0) 'GRO -UOW' 'SUMAC (5) EVERGREEN CLEMATIS (5) COAST LEUGOTHOE (5) 'GRIMSONSPIRE' OAK SWEETBOX RED FLOWERING CURRANT, PAG I F I G WAX MYRTLE. (10) SNOWBERRY (15) RING CURRANT ECON-- GRAPE (22). RED FLO Tukwila Parkway 'GRD 1' SU (SNAC COMPACT OREGON GRAPE (2) SLENDER HINOKI ;CYPR COMPACT ORES WESTERN RED CEDAR (2) RE)D FLOWER N OOTKA R SNOWBER � SNOWBERRY (I S) (2) EVERGREEN GLEMATI (I) ANEMONE (I) 'BLUE WAVE' HYDRANG E4 SEAT WALL, TYP PEDESTRIAN PLAZA WITH SPECIALITY PAVING, TRELLIS 15ENGHES (5) EVERGREEN CLEMATIS I) ANEMONE CLEMATIS (I) JAPANESE HORNBEAM (2) 'CRIMSON SPIRE' OA(K 'MAGIC CARPET SPIREA (6) 'GREEN VASE' ZELGOVA JAP NOO+KA R.SE (2°i) 'GRO -LrW' SU (35) KELSEY .OGW (20) (5) TREE GRATE, TYP. 'SOFT TOUGH' HOLLY X20) 'STELLA DE ORO' DAYL I LY (5) 'OTTO LUYKEN' LAUREL (-1) 'MAC I G CARPET' SPIREA (8) 'MORNING LIGHT' MISGANT (4) 'HAMELN' FOUNTAIN GRASS (21) 'MAC I G CARPET' SFI R Ea 'AUTUMN BRILLIANCE' SERV I GEB L 0 REEVE'S DWARF SKIMMIA 4) (4 EETBOX 'BLUE WAVE' HYDRANGEA (5) SWEETBOX REEVE'S DWARF SKIMMIA (10) 'SKY PENGIL' HOLLY BENCH, TYP 'MORNING LIGHT' MISGANTHUS SWEETBOX (5) (2) ANEMONE CLEMATIS 'SOFT TOUGH' HOLLY (5) WARD ARBORVITAE (4) 'OTTO LUYKEN' LAUREL (23) 'SKY PENGIL' HOLLY 'MORNING LIGHT' MISGANTHUS (2) (-1) BENCHES (2) 'SKY PENGIL' HOLLY (5) 'FIRE POWER' NANDI (2 'MORNING LIGHT' MISGANTHUS 'STELLA DE ORO' DAYLILY'MAGIG CARPET' SPIREA (4) (5) 'AUTUMN, BRILLIANCE' SERVICEBERRY (I) WARD ARBORVITAE 'SOFT TOUGH' HOLLY (16) LILY TURF (I I) REEVE'S DWARF SKIMMIA 2 SWEETBOX 'SKY PENGIL' HOLD Y v'OTTO LUYKEN' LAURE L ki 1 tit 3 1GIL' HOLL ra ® mla i Egg RPET' SPIREA ■ : a ■l■i SERV GEBERR �� .1 "1"triA71117:1 /V 4110 L vi. a'oi ti "'I 1 r. -wile fir. ID Jr4 Tom: k ~ (15) TUMN BRILLIANCE' SERVIGEBERRY 'SOFT TOUGH' HOLLY KELSEY Dom` OOD �N (I o) GH, TYP KATSU KELSEY (12) KATSURA I SNOWBERRY (4) 'AUTUMN BRILLIANCE' SE (3) RED: FLOWERING CURRANT (I) SNOWBERRY (4) `. PEDESTRIAN _ - SNOWEERRY BUFFER ZONE 11 11 EBERRY 'SKY PENGIL' HOLLY WARD ARBORVITAE (10) 1.21:12171142WAMI .o 'GRO -LOW' SUMAC (S) ■I� I,..0 1.1.11.1 alb id ram i •i Era mak, Imiall mol ma, ■_i III Am TERN RED CEDAR SEY DOGWOOD- (3) 'GRO -LOW' I SUMAC 'AUTUMN BRILLIA (I) SERV I LEER 'MAGIC CARPET' SPIREA RRY (2) DW �JRF 4MEOO (5-1) II 'OTTO LUYKEN' LAUREL (5) 1 'SOFT TOUGH' HOLLY 'EDD I E'S WHITE WONDER' DOGWOOD (Ir POINT REYES GEANOTHUS (25) .II..... j■..ii ■i ii i1I■.■itjN ....... 0 ,, r #-r' 4 0 h O .„,,,„ Ik:.ii JA frA I LL I A ,F' ERV I GE 3E Y; RY 'MAGIC CARPET' SPIREA (8) 'AUTUMN BRILLIANCE,' SERVIGEBERR —'STELLA DE ORO' DAYL I LY (8) 'EDDIE'S WHIT ONDER' DOGWOOD (C C ..: C I o LC NREGO� -RAP SN WHERRY (2) KATSURA STREET SIN TO REMAIN -SEE SURVEY COMPACT OREGON CRAPE (5) ii, KELSEY DOGWOC,'D, (16) WARD ARBORVI WESTERN RED GE 'OTTO LUYKEN' GOMI RAPE 1 (10) A (6) AR (6) REL 5) WARD ARBORVITAE 'OTTO LUYKEN' LAUREL (7) (4) WARD ARBORVITAE (7) WARD ARBORVITAE (16) 'OTTO LUYKEN' LAUREL WESTER (I) AR 'GRO -Lc (3) RED FL (2)I r= G FRONT SECTION TRELLIS DETAIL II SIDE SECTION 200' SHORELINE JURISDICTION LINE SHEET NOTES I. REFER TO DETAILS AND SPECIFICATIONS FOR ADDITIONAL INFORMATION. 2. NO PLANT SUBSTITUTIONS SHALL BE PERMITTED WITHOUT PRIOR APPROVAL OF LANDSCAPE ARCH TEGT /OWNER. 3. ALL WORK SHALL 5E PERFORMED TO THE SATISFACTION OF THE LANDSCAPE ARCHITECT /OWNER. 4. PLANT LIST QUANTITIES ARE SHOWN FOR REFERENCE ONLY. CONTRACTOR 15 RESPONSIBLE FOR VERIFYING ALL QUANTITIES IN LIST WITH ACTUAL PLAN GALL -OUTS, AND INSTALLING PLANTINGS PER THE LANDSCAPE PLAN. GROUNDGOVER QUANTITIES SHALL BE ADJUSTED AS REQUIRED FOR FIELD CONDITIONS AT THE SPECIFIED SPACING. 5. ALL PLANTS MUST BE APPROVED BY LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE PRIOR TO INSTALLATION. LEGEND SYMBOL DESCRIPTION TREE GRATE, TYP. TRELLIS, TYP SITE FURNISHINGS SYMBOL DESCRIPTION PEDESTRIAN BENCH, TYP. 4' X 5' GREENSCREEN ATTACHED TO BUILDING SYMBOL DESCRIPTION 24" WIDE CONCRETE BAND - CONCRETE WITH LAMP BLACK OR EXPOSED AGGREGATE STAMPED CONCRETE OR PAVERS PLANT SCHEDULE TREES BOTANICAL NAME COMMON NAME GONT GAL SIZE 13 AMELANCHIER GANADENSIS 'AUTUMN BRILLIANCE' NATIVE 'AUTUMN BRILLIANCE' SERVIGEBERRY B 4 B 2 "GAL 6' - 5' HT. 2 GARPINUS JAPONICA JAPANESE HORNBEAM B 4 B 2 "GAL 12' -I6' HT, 4 CERC I12 I PHYLLUM JAPONI CUM KATSURA 54 B OR GONT. 2 "CAL 12' -16' HT, 5 GHAMAEGYPARIS OBTUSA 'GRAGILIS' SLENDER HINOKI CYPRESS 5415 OR CONT. 0 c 6' - 8' HT. 2 GORNUS NUTTALLII 'EDDIE'S WHITE WONDER' ADAPATI VE 'EDDIE'S WHITE WONDER' DOGWOOD B 4 B 2 "GAL 10' -12' HT. 3 OUERCUS ROBUR X ALBA 'CRIMSON SPIRE' 'CRIMSON SPIRE' OAK B 4 B 2 "GAL 10' -12' HT. I I THUJA PL I CATA WESTERN RED CEDAR B 4 B 6' -8' HEIGHT I TSUGA HETEROPHYLLA NATIVE WESTERN HEMLOCK B 4 B 6' -8' HEIGHT 3 ZELKOVA SERRATA 'GREEN VASE' 'GREEN VASE' ZELKOVA B 8 B 2 "GAL 12' -I6' HT, SHRUBS BOTANICAL NAME COMMON NAME SIZE SPACING 5 CLEMATIS ARMANDII 'APPLE BLOSSOM' ATTACH TO TRELLIS TO ENCOURAGE GROWTH EVERGREEN CLEMATIS 5 GAL ESPALIER 5 CLEMATIS MONTANA RUBENS ATTACH TO TRELLIS TO ENCOORAGE GROWTH ANEMONE CLEMATIS 5 GAL ESPALIER '1I GORNUS SERI CEA 'KELSEY I' KELSEY DOGWOOD I GAL @ 5' O.G. 1-1 HEMEROCALLIS X 'STELLA DE ORO' 'STELLA DE ORO' DAYLILY 1 GAL @ 1.5' O.G. cl HYDRANGEA MAGROPHYLLA 'BLUE WAVE' 'BLUE WAVE' HYDRANGEA 5 GAL @ 5' O.G. 26 ILEX GRENATA 'SKY PENGIL' 'SKY PENGIL' HOLLY 5 GAL @ 25' O.G. 8ci ILEX GRENATA 'SOFT TOUGH' 'SOFT TOUGH' HOLLY 1 GAL @ 3' O.G. 5 LEUCOTHOE AXILLARIS COAST LEUCOTHOE 5 GAL @ 4' O.G. II LIRIOPE MUSGARI 'VARIEGATA' LILY TURF I GAL @ 2' O.G. 5a MAHONIA AOUIFOLIUM 'COMPACTA' COMPACT OREGON GRAPE 2 GAL @ 4' O.G. 1 c MISGANTHUS SINENSIS 'MORNING LIGHT' 'MORNING LIGHT' MISGANTHUS 5 GAL @ 4' O.G. 10 MYRICA GAL IFORNIGA NATIVE PLANT PAC, IFIG WAX MYRTLE 5 GAL ® 6' O.G. 16 NAND INA DOMESTIGA 'FIRE POWER' 'FIRE POWER' NANDINA 2 GAL @ 25' O.G. 7 PARTHENOC I SSUS TRI CUSP IDATA 'VEITCHII' STAKE TO ENCOURAGE CLIMBING BOSTON IVY 5 GAL @ 4' O.G. 21 PENNISETUM ALOPECURO I DES ' HAMELN' ' HAMELN' FOUNTAIN GRASS 1 GAL @ 2' O.G. 63 PRUNUS LAUROGERASUS 'OTTO LUYKEN' 15 " -21 " HT. & SPREAD 'OTTO LUYKEN' LAUREL B 4 B @ 4' O.G. 64 RHUS AROMATIGA 'GRO -LOW' ADAPTIVE PLANT 'GRO -LOW' SUMAC 2 GAL @ 4' O.G. 18 RIBES SANGUINEUM 'KING EDWARD VII' NATIVE PLANT RED FLOWERING CURRANT 5 GAL ® 6' O.G. 44 ROSA NUTKANA NATIVE PLANT NOOTKA ROSE 2 GAL ® 5' O.G. 16 SARGOGOGGA HUM ILIS SWEETBOX 5 GAL @ 4' O.G. 2 SARGOGOGGA RUSCIFOLIA SWEETBOX 5 GAL @ 4' O.G. 2c1 SKIMMIA REEVESIANA REEVE'S DWARF SKIMMIA 2 GAL @ 5' O.G. 5a SP I RASA -JAPONICA 'MAO IC CARPET' 'MAGI G CARPET' SP I REA 2 GAL ® 5' O.G. 10 SYMPHOR I CARPOS ALBUS CREEPING SNOWBERRY 2 GAL @ 4' O.G. 56 SYMPHOR I CARPOS OGGI DENTAL IS NATIVE SNOWBERRY 2 GAL @ 4' O.G. 56 THUJA OGGI DENTAL S 'WOODWARDII' 18 " -21 " HT. & SPREAD WARD ARBORVITAE B 4 B @ 4' O.G. MASSES BOTANICAL NAME COMMON NAME GONT SPACING 106 GEANOTHUS GLORIOSUS POINT REYES GEANOTHUS 1 GAL. GONT. @ 25' O.G. 604 MAHONIA NERVOSA DULL OREGON GRAPE 4" POT @ 12" O.G. 40 PACHYSANDRA TERMINAL 5 'GREEN CARPET' JAPANESE SPURGE I GAL. CONT. ® 25' O.G. 86 SHIBATAEA KUMASACA DWARF BAMBOO 1 GAL. GONT. @ 20" O.G. INTERIOR PARKING LANDSCAPE CALCULATIONS PARKING AREA SOUTH (33 STALLS X 15 SO. FT.) EAST ON SITE (18 STALLS X 15 SO. FT.) EAST OFF SITE (14 STALLS X 15 SO. FT.) TOTALS REQUIRED PROVIDED 495 SQ. FT. 210 SO. FT. 210 SO. FT. 1035 SO. FT. PER TMG 18.44.080.3.b, 10 SQ FT PER 300 SF OF PAVING. 11,401ci S.F. PROPOSED (I1,4q SF / 300 S.F.) X 10 S.F. = 383 SF REQUIRED, 883 S.F. PROPOSED. 811 SO. FT. 6-12 SO. FT. 538 SO. FT. 2021 50. FT. STATE OF WASHINGTON LICENSED LANDSCAPE ARCHITECT EY B. GLANDER CENSE NO. 405 RES ON 02 -06 -2017 0 NORTH 20 40 SCALE: 1" = 20' 60 feet a) co revision 0 c 14 -0702 job no. TLG drawn JBG checked 08/12/15 date HOLIDAY INN EXPRESS 1 Landscape Architecture Site Planning 1821 4th Avenue E. Olympia, WA 98506 ph. (360) 357 -6972 fx. (360) 786 -8073 www.glanderassociates.com N sheet L -1 of 4 W O 0 FINISHED GRADE. CLEAR TO FENCE OR HARDSCAPE WHERE APPLICABLE. 2" MINIMUM BELOW GRADE TURF POP UP HEAD. I 1/2" MARLEX STREET ELLS. LATERAL LINE AND PVC TEE. TURF SPRAY MARLEX ASSEMBLY SCHEDULE 80 PVC NIPPLE, SET AT 45 DEGREE ANGLE. 3" = I' -0" 328403.13 -01 TECHLINE CV MAXIMUM LENGTH OF SINGLE LATERAL (FEET) DRIPPER SPACING 12" 18" 24" DRIPPER FLOW RATE (GPH) 0.26 0.4 0.6 0.9 0.26 0.4 0.6 0.9 0.6 0.9 0.6 INLET PRESSURE (PSI) 15 127 109 86 65 177 151 120 91 152 116 25 427 325 256 194 604 459 361 274 458 348 35 539 409 322 244 763 579 456 346 580 440 45 618 469 369 280 877 664 523 397 666 506 TECHLINE FLOW PER 100 FEET DRIPPER SPACING 0.26 GPH DRIPPER 0.4 GPH DRIPPER 0.6 GPH DRIPPER 0.9 GPH DRIPPER GPH GPM GPH GPM GPH GPM GPH GPM 12" 26.40 0.44 40.00 0.67 61.00 1.02 92.00 1.53 18" 17.58 0.29 26.67 0.44 41.00 0.68 61.00 1.02 24" N/A N/A N/A N/A 31.00 0.51 46.00 0.77 TECHLINE CV GENERAL GUIDELINES FOR WATERING TIME SYMBOL TURF SHRUB & GROUND COVER CLAY LOAM SANDY CLAY LOAM SANDY DIPPER FLOW (GPH) 0.26 0.4 0.6 0.26 0.4 0.6 DRIPPER INTERVAL 18" 12" 12" 18" 18" 12" LATERAL (ROW) SPACING 18 " -22" 18 " -22" 12 " -16" 18 " -24" 18 " -24" 16 " -20" APPLICATION RATE (IN /HR) .19 -0.15 .43 -.35 .96 -.72 .19 -.21 .29 -.21 .72 -.58 TIME TO APPLY 1/4" 79 -100 35 -43 16 -21 79 -107 52 -71 21 -26 NETAFIM MAX LENGTH - FLOW - WATERING CHARTS N.T.S. SOIL SURFACE DRIPLINE BARBED ELL. 12" BELOW GRADE ANTELCO RATCHET CLAMP NO. 44345 AT ALL BARBED CONNECTIONS. STAPLE OR STAKE AT ALL TEES, ELLS, AND AT 5' O.G. AT CLAY, 4' O.G. AT LOAM, OR 3' O.G. AT SAND. DRIPLINE AS SPECIFIED. i • 4 • SUPPLY LATERAL LINE FROM VALVE, SIZE AS PER PLANS. 328413.56 -30 BLANK DRIPLINE TUBING RISE TYPICAL "XPANDO" ADAPTER DRILLED HOLE IN PVC MANIFOLD, WITH RATCHET CLAMP, AS PER DETAIL. SCH 40 PVC SUPPLY AND EXAUST HEADER, MINIMUM I -1/2" DIAMETER, UNLESS NOTED AS LARGER ON PLAN. DRILL HOLES FOR EXPANDO INSERT ADAPTER AS PER DETAIL. TYPICAL DRIPLINE TO MANIFOLD CONNECTION WITH "XPANDO" ADAPTER IRRIGATION SCHEDULE SYMBOL MANUFACTURER /MODEL /DESCRIPTION £3'664n-4({306a° 60 Q T 150 H 210 TT TQ F TORO O- T- 51OZ -6P -PR 8 SERIES TURF SPRAY, 6" POP -UP, WITH BUILT IN -RISER PRESSURE REGULATOR. ALSO INCLUDES THE ZERO FLUSH WIPER SEAL. I/2" FEMALE- THREADED I NLET. PRECISION SERI ES SPRAY NOZZLES. CB 0Y GA HUNTER MP3000 PROS- 12- PRS4O -CV SHRUB ROTATOR, 12" (30.48 CM) POP -UP WITH CHECK VALVE, PRESSURE REGULATED TO 40 PSI (2. 76 BAR), MP ROTARY NOZZLE. 15= BLUE ADJ ARC. '10 -210, Y= YELLOW ADJ ARC 210 -270, A =GRAY 360 ARC ON PRS4O BODY. SYMBOL MANUFACTURER /MODEL / DESCRIPTION MODEL NETAF I M LVCZ580I00 75 -HF PRE - ASSEMBLED CONTROL ZONE KIT, WITH I " SERIES 80 CONTROL VALVE, 5/4" D I SC FILTER, AND HIGH FLOW PRESSURE REGULATOR 4.5GFM TO I 7.66PM. TYPE NETAFIM LVGZ -150 PRE - ASSEMBLED CONTROL ZONE KITS WITH I -I/2" SERIES 80 CONTROL VALVE, I -1/2" DISC FILTER AND I -I/2" HIGH FLOW PRESSURE REGULATOR. FLOW RANGE: II GFM - 55 GPM. COMMERCIAL APPLICATION. PSI @ POG AREA TO RECEIVE DRIPLINE NETAFIM TLDL -6 -12 (20) TECHLINE PRESSURE COMPENSATING LANDSCAPE DRIPLINE. 0.66FH EMITTERS AT 12.0" O.G. DRIPLINE LATERALS SPACED AT 20.0" APART, WITH EMITTERS OFFSET FOR TRIANGULAR PATTERN. SURFACE AND SUB SURFACE INSTALLATIONS. UV RESISTANT. PRECIP I NETAFIM LVCZ580I 00 7S -HF I " AREA FOR DRIPLINE 36.68 46.55 13.34 0.61 in /h 2 NETAFIM LVCZ580100 75-HF 1 " AREA FOR DRIPLINE 35.44 46.4'7 SYMBOL MANUFACTURER /MODEL /DESCRIPTION 0 TORO P22O -26 -0 GLOBE ELECTRIC, I ", I -I/2" 2" AND 5" PLASTIC IN -LINE REMOTE CONTROL VALVE. EQUIPPED TO WITHSTAND PRESSURE UP TO 220 PSI. FILTER SCREEN ON 2" AND 5" MODELS. STANDARD SOLENOID. GLOBE BODY STYLE. 0 HUNTER HQ -33DRC QUICK COUPLER VALVE, YELLOW RUBBER COVER, RED BRASS AND STAINLESS STEEL, WITH 3/4" NPT INLET, 2 -PIECE BODY. MS BUCKNER-SUPER I OR 3100 -FRS I " NORMALLY OPEN I" BRASS MASTER VALVE THAT FROV I DES D I RTY WATER PROTECTION. PRESSURE REGULATION FEATURE. 0 WILKINS #2OO 3/4" ANGLE VALVE FOR MANUAL DRAIN ASSEMBLY WITH KEY EXTENSION 4 FEECO 850 I " DOUBLE CHECK BACKFLOW DEVICE BF AREA FOR DRIPLINE WATER METER I " ASSUME STATIC WATER PRESSURE AT METER BETWEEN 65 PSI AND 150 PSI M 3.80 0.61 in /h IRRIGATION LATERAL LINE: PVC CLASS 200 SDR 21 PVC CLASS 200 IRRIGATION PIPE. ONLY LATERAL TRANSITION PIPE SIZES I" AND ABOVE ARE ND I GATED ON THE PLAN, WITH ALL OTHERS BEING 3/4" IN SIZE. TORO 1=220-26 -0 GLOBE 1 " IRRIGATION MAINLINE: PVC SCHEDULE 40 PVC SCHEDULE 40 IRRIGATION PIPE. 45.61 58.(16 PIPE SLEEVE: PVC SCHEDULE 40 BURY ALL SLEEVES 24" BELOW GRADE, PROVIDE SLEEVES UNDER ALL PAVED SURFACES. 0.2(1 in /h 6 # #.- Valve Callout Valve Number Valve Flow Valve Size DRIPLINE BARBED INSERT TEE OR ELL. RATCHET CLAMP AT ALL BARBED CONNECTIONS, ANTELCO PART NO. 44345. BANK DRIPLINE TUBING RISER, LENGTH AS REQUIRED. RATCHET CLAMP AT ALL BARBED CONNECTIONS, ANTELCO PART NO. 44345. INSERT ADAPTER, ANTELCO XPANDO 13MM X 14MM, PART NO. 4550[5. 13MM ANTELCO "CAPO" RUBBER GROMMET, NO. 45735. DRILL 5/ 8" HOLE IN PVC MANIFOLD PIPE AT DRIP LINE SPACING. YOU MUST USE A "FORSTNER" DRILL BIT FOR DRILLING INTO PVC. REMOVE ANY EXCESS BURRS OR ROUGH EDGES. NOTE: I. USE RATCHET CLAMP AT ALL BARBED CONNECTIONS. 2. THOROUGHLY FLUSH SYSTEM TO REMOVE ANY DRILL BURRS OR DEBRIS. TYPICAL "XPANDO" ADAPTER INSTALLATION AT MANIFOLD DRIPLINE TO MANIFOLD "XPANDO" ADAPTER CONNECTION N.T.S. 328413.56 -83 VALVE SCHEDUL E NUMBER MODEL SIZE TYPE PSI PSI @ POG GPM PRECIP I NETAFIM LVCZ580I 00 7S -HF I " AREA FOR DRIPLINE 36.68 46.55 13.34 0.61 in /h 2 NETAFIM LVCZ580100 75-HF 1 " AREA FOR DRIPLINE 35.44 46.4'7 12.54 0.61 in /h 3 NETAFIM LVGZ -150 1 -1/2" AREA FOR DRIPLINE 42.36 5 7.20 18.'75 0.61 in /h 4 NETAFIM LVCZ5801 OO '75 -LF 1 " AREA FOR DRIPLINE 32.55 38.0'7 3.80 0.61 in /h 5 TORO 1=220-26 -0 GLOBE 1 " SHRUB ROTARY 45.61 58.(16 15.5(1 0.2(1 in /h 6 TORO 1=220-26 -0 GLOBE 1 " SHRUB ROTARY 46.38 55.86 (1.04 0.25 in /h 7 TORO 1=220-26 -0 GLOBE I" BUBBLER 44.1(1 4(1.61 5.00 15.32 in /h 8 NETAFIM LVGZ -150 1 -1/2" AREA FOR DRIPLINE 40.66 50.22 11.8'7 0.61 in /h 112" Tukwila Parkway SHEET NOTES I. SEE DETAILS AND SPECIFICATIONS FOR ADDITIONAL INFORMATION. 2. PLAN IS DIAGRAMMATIC,. ALL PIPING, LATERALS, AND WIRE TO BE LOCATED IN BED OR LAWN AREAS WHERE APPROPRIATE. 3. PIPE SIZES ARE TO REMAIN CONSTANT BETWEEN PIPE SIZE GALL -OUTS. 4. LOCATE ALL MAINLINES WITHIN THE PROJECT LIMITS. 5. ALL WORK SHALL BE PERFORMED TO THE SATISFACTION OF THE LANDSCAPE ARCHITECT /OWNER. 6. INSTALL DRIP IRRIGATION PER MANUFACTURER'S RECOMMENDATIONS. FOR CLARITY, THE IRRIGATION PLAN SHOWS ONLY RECOMMENDED PVC SUPPLY AND EXHAUST HEADERS AND A HATCH SHOWING THE AREA OF DRIPLINE. CONTRACTOR SHALL INSTALL HEADERS AND DRIPLINE AS DESCRIBED IN THE PLANS, EQUIPMENT LIST, SPECIFICATIONS AND DETAILS. 3/4 3�4� 3�4� 3�4� 3 "'sl. 11/4' p inner i s FEi di` g imi� ®■i■■k �=: ii 0 D O O J J DO OOTBA WIDTH 1111 - I���III„ 111= PLANTING PIT SHALL BE A MIN OF 3X THE ROOTBALL WIDTH. 1" CHAINLOCK TREE TIES (2) -BVC WOOD TREE STAKES (8' HT.) 2" MULCH IN BASIN 3" WATER RETENTION BASIN (IN SHRUB AND GROUNDCOVER AREAS ONLY) FERTILIZER TABLETS REMOVE BURLAP FROM TOP 2/3 OF ROOT BALL. BACKFILL SOIL MIX NOTES: 1. REMOVE TREATED OR SYNTHETIC BURLAP COMPLETELY. 2. INSTALL 24" DEPTH ROOT BARRIER AT THE EDGE OF ANY PAVING WITHIN 8 Fl. OF TREE TRUNK. 3. ENSURE THE TRUNK FLARE IS VISIBLE ABOVE GRADE AFTER PLANTING. TREE PLANTING & STAKING DETAIL N.T.S. c) t =W=1 =III= 329343 -03 5' SQUARE CAST IRON TREE GRATE TO MATCH SIDEWALK GRADE. I SHA R NOTES: LANTING PI L BE A MIN TWICE THE OTBALL WID OF H. 1. REMOVE TREATED OR SYNTHETIC BURLAP COMPLETELY. 2" DEPTH MULCH IN BASIN CONCRETE SIDEWALK TREE GRATE FRAME SET IN CONCRETE BACKFILL SOIL MIX FERTILIZER TABLETS REMOVE BURLAP FROM TOP 2/3 OF ROOT BALL. 24" ROOT BARRIER COMPACTED NATIVE SOIL 2. TREE GRATE SHALL BE MODEL SLC SERIES, FAIRWEATHER SITE FURNISHINGS, PORT ORCHARD, WA AS AVAILABLE THROUGH SITE LINES, EVERETT, WA PH. (800) 541 -0869, FX. (425) 347 -3056 OR APPROVED EQUAL. TREE GRATE & PLANTING DETAIL N.T.S. 329343 -07 LANDSCAPE SPECIFICATIONS SHRUB FLARE SHALL BE CLEARLY VISIBLE AFTER PLANTING PLANTING PIT SHALL BE A MIN. OF TWICE THE ROOTBALL DEPTH D 6" i 6" MIN. MIN. PLANTING PIT SHALL BE A MINIMUM OF TWICE THE ROOT - BALL WIDTH MULCH WATERING BASIN BERM FERTILIZER TABLETS, 2 " -6" DEPTH REMOVE BURLAP FROM A MIN. OF 2/3 FROM ROOTBALL AFTER PLACING SHRUB IN PLANTING HOLE (REMOVE COMPLETELY IF FIBERGLASS OR TREATED). BACKFILL SOIL MIX SHRUB PLANTING DETAIL (B &B OR CONT.) NTS 329333 -01 FINISH GRADE (INCLUDING BED MULCH) 2" @ SHRUB BEDS, FLUSH @ LAWN AREA ASPHALT PAVING WIDTH VARIES REFER TO PLAN IIIIIIIIIIIIIIIlIIIE AUSTIN 1 I I 1 111111111111 I I I I I' Ming' CONCRETE CURB OR ADJACENT PAVEMENT 4 3" MIN.; REFER TO PLAN FOR SPECIFIC BERM & CROWN HIS. SUB -BASE MATERIAL NATIVE SOIL TOPSOIL FILL - REFER TO SPECIFICATIONS FOR SOIL TYPE NOTE: GENERAL CONTRACTOR SHALL REMOVE EXCESS ASPHALT PAVEMENT AND SUB- BASE MATERIAL DOWN TO NATIVE SOIL. PARKING ISLAND PLANTER DETAIL NTS WEAVE VINE BRANCHES INTO SCREEN, STARTING AT BOTTOM. TIE LARGER BRANCHES LOOSELY TO SCREEN, IF NECESSARY W/ BIO- DEGRADEABLE TIES. = 111 =111: ����*��. *, ' 4�' i I11 =111 =1 111E111 =kt1 144 4I% =111 =111: 111 =11111���`I�```I$''``iiii I���I���I���I���I�IIIEIIIEI 111 = 111= Ir•������*$ *$����!F;! �,������������������ *$* =111 =1111 111 =111 �i.���.����•��y ; ,,. ���4���� _.���.���11E111E1 111= 111= 111Em-.. 10-.. m111m111o111= 111 =111: ELEVATION VINE PLANTING DETAIL 3" THICK GREENSCREEN PANEL ATTACHED ATTACHED TO WALL BEYOND PANEL SEAM MOUNTING CLIP 3293 -02 GENERAL NOTES: 1. PLANT VINES PER LANDSCAPE PLANS. TYPICAL SPACING VARIES FROM 1' TO 4' O.C. DEPENDING UPON VINE SPECIES AND CONTAINER SIZE, SEE LANDSCAPE PLANS FOR ADDITIONAL INFORMATION. 2. ENSURE IRRIGATION IS ADEQUATELY WATERING PLANTS ALONG WALLS. SUPPLEMENT BY HAND WATERING IF NECESSARY. 3. INSTALL PER LANDSCAPE PLANS. GREENSCREEN DOES NOT SUPPLY PLANT MATERIAL. 3" THICK GREENSCREEN PANEL ATTACHED TO WALL BEYOND 12" MAX. REMOVE STAKE OR ANY TEMPORARY TRELLIS DEVICE. 3" MULCH LAYER _ ININ .� - -.41 -u: I 1=11' 11 'j 11 =18181811 :1111. 11 �j�!i =11 1M�1 1 =11� ��15i� ,,,���:111_Md1�811 :111_k�II� , >> r {L;!1.3111 1 LM I_Ih_ ■. _..i_II1E��16.. 1111= 111 = 111 = 111 =■1= 11810181E SECTION BACKFILL MIX -SEE SHRUB PLANTING DETAIL FINISHED GRADE REMOVE CONTAINER AND LOOSEN ROOTS PLANTER BED SEE SPECIFICATIONS FOR PREPARATION 3/4" = 1' -0" S -G R -01 CONTINUOUS OUTER ROW OF PLANTS SPACED "X" ON CENTER AND SET BACK FROM THE PLANTING BED EDGE 2/3 "X" ti / \ / \ / \ \ /+\ /+\ /� \X /+ \X /_ TRIANGULAR SPACING WITHIN PLANTING BED 7 AREA FOR SPACING ADJUSTMENT EDGE OF PLANTING BED SPECIFIED PLANT SPACING = "X" INDIVIDUAL PLANTS REPRESENTED AS: + PLANT SPACING DETAIL NTS 2/3 "X" MAINTENANCE PRACTICES 3293 -01 I. KEEP ALL WALKS AND PAVED AREAS CLEAN. KEEP SITE FREE FROM DEBRIS RESULTING FROM LANDSCAPE WORK AND MAINTENANCE. 2. REPAIR ALL DAMAGED PLANTED AREAS AND REPLACE PLANTS IMMEDIATELY UPON DISCOVERY OF DAMAGE OR LOSS. STRAIGHTEN AND TIGHTEN TREE STAKES AND GUYS AS NEEDED. REMOVE ALL TREE STAKES AND GUYS AFTER ONE PLANTING SEASON. 3. MAINTAIN ADEQUATE MOISTURE IN SOIL TO ENSURE VIGOROUS GROWTH. MODIFY IRRIGATION SCHEDULE FOR THE SEASON TO ELIMINATE OVERWATER I NG. LANDSCAPE AREAS SHALL RECEIVE NO MORE THAN AN I" OF IRRIGATION PER WEEK. MAINTAIN ALL HEADS AND DRIFLINE IN PROPER WORKING ORDER. REPAIR DAMAGED HEADS, DRIP L 1 NE OR OTHER EQU 1 PMENT AS NEEDED TO PREVENT WATER WASTE. DRIP LINE THAT BECOMES EXPOSED SHALL BE REBURIED. REPLACE BATTERIES (IF REQUIRED) IN ANY WIRELESS RAIN OR ET SENSOR. 4. I N FALL ENSURE ALL LEAVES ARE COLLECTED AND REMOVED OFF SITE, CLEAN OUT CATCH BASIN GRATES AS NEEDED. 5. TEST BACK FLOW DEVICE YEARLY OR AS REQUIRED BY THE CITY. IRRIGATION SYSTEM SHALL BE WINTERIZED PRIOR TO FREEZING TEMPERATURES. DURING SPRING START UPS ADJUST AND TEST ALL HEADS, VALVES AND OTHER EQUIPMENT FOR PROPER WORKING ORDER, REPLACE OR REPAIR AS NEEDED. 6. KEEP LANDSCAPE AREAS FREE FROM WEEDS SY CULTIVATING, HOEING, OR HAND PULL 1 NG. USE OF CHEMICAL WEED KILLERS SHALL BE KEPT TO A MINIMUM; SPECIFIC REQUIREMENTS IN SHORELINE BUFFER AREAS EXIST CONSULT CITY REQUIREMENTS PRIOR TO USE OF ANY CHEMICALS WITH IN THE SHOREL 1 NE BUFFER .REMOVE ANY INVASIVE SPECIES IN ALL LANDSCAPE AREAS. WATER, FERTILIZE, AND MOW LAWN AREAS IN ACCORDANCE WITH NORMAL NURSERY PRACTICE. I. REFER TO DETAILS FOR ADDITIONAL INFORMATION. 2. REMOVE FROM SITE ALL EXISTING WEEDS AND VEGETATION NOT SHOWN TO REMAIN ON FLANS. 3. DISTRIBUTE IMPORTED SANDY LOAM TOPSOIL (APPROVED BY THE LANDSCAPE ARCHITECT) IN AREAS SHOWN AND AT DEPTHS INDIGATED FOR CROWNING AND BERM ING OF LANDSCAPE AREAS, AND BACKFILL OF RETAINING WALLS (IF REQUIRED). DOTTED LINES INDICATE I' CONTOUR INTERVALS. ALL LANDSCAPE AREAS SHALL RECE I VE TOPSOIL, WHETHER INDIGATED ON PLANS OR NOT, 50 THAT FINISH GRADES OF ALL SHRUB BEDS SHALL BE 2" BELOW TOPS OF ADJACENT CURBS AND PAVEMENT, AND LAWN AREAS SHALL BE 1/2" BELOW TOPS OF ADJACENT CURBS AND PAVEMENT. STRUCTURAL F ILL AREAS: ANY LANDSCAPE AREAS OCCURRING WITHIN STRUCTURAL FILL ZONES SHALL HAVE SAID STRUCTURAL FILL MATERIALS EXCAVATED TO A DEPTH OF 12" BELOW FINISH GRADES IN SHRUB AREAS AND 6" BELOW GRADE IN LAWN AREAS, AND REPLACED WITH SPECIFIED TOPSOIL. DISPOSE OF EXCAVATED MATERIAL OFF SITE. 4. FINE GRADE ALL LANDSCAPE BEDS PRIOR TO PLANTING OPERATIONS. 5. NO PLANT SUBSTITUTIONS SHALL. BE PERMITTED WITHOUT PRIOR APPROVAL. OF LANDSCAPE ARCHITECT/OWNER. 6. ALL PLANTS SHALL CONFORM TO THE LATEST EDITION OF THE AMERICAN STANDARD FOR NURSERY STOCK. ALL PLANT MATERIALS AND PLANT LOCATIONS SHALL BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. ALL PLANTS SHALL BE THOROUGHLY WATERED IMMEDIATELY AFTER PLANTING WITH ALASKA FISH FERTILIZER SOLUTION. S. ROOT BARRIER SHALL. BE INCORPORATED ADJACENT AND PARALLEL TO PAVING, CURB AND SIDEWALK, A MINIMUM OF 15 LINEAR FEET (7.5 ON EITHER SIDE OF TRUNK), 24" DEEP, WHERE ANY TREE IS WITHIN 6' OF PAVING, CURB OR SIDEWALK. ROOT BARRIER SHALL BE DEEPROOT U5-24 AS AVAILABLE FROM EWING IRRIGATION PRODUCTS, 2°101 S TACOMA WAY, TACOMA, WA c4840ci, (253) 476 -c4530 OR APPROVED EQUAL. cl SOIL AMENDMENT FOR SOIL PREPARATION AND PLANTING BACKFILL SHALL BE A SCREENED 5/8" MINUS NITRIFIED WOOD RESIDUAL COMPOST EQUAL TO: A. "COMPOST PLUS" BRAND COMPOST AS AVAILABLE FROM SOUTH SOUND SOILS, TENINO WA (360) 273 -8862. B. "GROGO" BRAND COMPOST AS AVAILABLE FROM SAWDUST SUPPLY CO., SEATTLE, WA (206) 622 -4321, OR GREAT WESTERN SUPPLY, OLYMPIA, WA. (360) 754 -3722. G. PREP /LRI COMPOST AS AVAILABLE FROM RANDELS SAND AND GRAVEL, INC., PUYALLUP, WA (253) 537 -6828. 10. SOIL PREPARATION - (ALL LANDSCAPE AREAS). SPREAD G G.Y. OF SPECIFIED SOIL AMENDMENT PER 1000 S.F. (APPROX. 3" DEPTH) OF AREA. ROTO -TILL ALL OF THE ABOVE TO A 12" DEPTH AND GRADE SMOOTH, COMPACTING AS REQUIRED AND REMOVING ALL ROCKS, CLODS AND DEBRIS. II. DO NOT PLACE MULCH TOFDRESS AGAINST TRUNKS OF TREES OR SHRUBS. MAINTAIN A 4" MULCH FREE RING AROUND ALL PLANT CROWNS. 12. BACKFILL MIX FOR ALL PLANTS SHALL 5E A BLEND OF 1/5 EXISTING SITE SOIL, 1/5 COARSE SAND, AND 1/3 SOIL AMENDMENT SPECIFIED IN NO. °I. 13. APPLY OSMOCOTE 18 -6 -12, cl MONTH SLOW RELEASE FERTILIZER OVER THE SURFACE OF ALL PLANT PITS AT THE FOLLOWING RATES: TREES OVER 10' HEIGHT ALL SHRUBS EXCEPT I GALLONS: GROUND COVERS: 2 CUPS 1/2 CUP 1/4 CUP TREES UNDER 10' HEIGHT: I CUP I GALLON PLANTS: 1/4 CUP 14. FERTILIZER TABLETS FOR ALL PLANTS SHALL BE AGRIFORM (20 -10 -5) 21 GRAM OR 10 GRAM TABLETS DISTRIBUTED AS FOLLOWS: ALL TREES: 4 -21 GRAM TABLETS, ALL SHRUBS (EXCEPT I GALLONS): 5 -21 GRAM TABLETS, ALL I GALLONS: I -21 GRAM TABLET, ALL 2 -I/4" AND 4" POT GROUND COVERS: I -IO GRAM TABLET EACH. SET TABLETS DIRECTLY NEXT TO ROOTBALL. 15. ALL SHRUB AND GROUND COVER BEDS SHALL RECEIVE A 2" DEPTH (6 G.Y. PER 1000 S.F.) OF "MEDIUM GRIND" HEM /FIR BARK MULCH AS TOP DRESSING. 16. ALL WORK SHALL BE PERFORMED TO THE SATISFACTION OF THE LANDSCAPE ARCH TEGT /OWNER. 17. ALL PLANTS SHALL BE GUARANTEED FOR ONE FULL YEAR FROM DATE OF PROJECT ACCEPTANCE. ALL REPLACED PLANTS SHALL BE RE- GUARANTEED. ALL REPLACEMENTS SHALL BE MADE WITHIN 21 DAYS OF RECEIVING WRITTEN NOTICE FROM THE OWNER. CONTRACTOR SHALL NOT BE RESPONSIBLE FOR PLANTS DYING DUE TO OWNER NEGLECT OR VANDALISM, AFTER THE MAINTENANCE PERIOD. IS. PLANT LIST QUANTITIES ARE SHOWN FOR REFERENCE ONLY. CONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL QUANTITIES IN LIST WITH ACTUAL FLAN CALL -OUTS, AND INSTALLING PLANTINGS PER THE LANDSCAPE FLAN. GROUNDCOVER AND /OR MASS SHRUB QUANTITIES SHALL BE ADJUSTED AS REQUIRED FOR FIELD GOND I TI ONS AT THE SPECIFIED SPACING. 11. FINAL INSPECTION SHALL OGGUR AT THE CONCLUSION OF A 60 -DAY MAINTENANCE PERIOD. MAINTENANCE PERIOD SHALL COMMENCE UPON COMPLETION OF ALL LANDSCAPE INSTALLATION ACTIVITIES AND SHALL INCLUDE THE FOLLOWING: A. REMOVE ALL WEEDS OVER I" IN HEIGHT. B. REPLACE DEAD OR UNHEALTHY PLANTS. G. ENSURE PROPER FUNCTION OF IRRIGATION SYSTEM. D. ENSURE ADEQUATE MOISTURE 15 DEL 1 VERED TO ALL LANDSCAPE BEDS INCLUDING NON - IRRIGATED AREAS. STATE OF WASHINGTON LICENSED LANDSCAPE ARCHITECT EY B. GLANDER ICENSE NO. 405 RES ON 02 -06 -2017 a) 4- ca 0 revision 0 c 14 -0702 job no. TLG drawn checked 08/12/15 date HOLIDAY INN EXPRESS I. 0‘ Landscape Architecture Site Plan 1821 4th Avenue E. Olympia, WA 98506 ph. (360) 357 -6972 fr. (360) 786 -8073 www.glanderassoc LS & SI sheet L -3 of 4 MAXIMUM SINGLE LATERAL LENGTH, FLOW PER 100 FEET, AND GENERAL GUIDELINES FOR WATERING TIME, SEE CHARTS ON DETAIL: PVC MAINLINE. TYPICAL VALVE, FILTER, PRESSURE REGULATOR. TYPICAL OFFSET 2" FROM HARDSCAPE, 4" FROM PLANTED AREA. • • ■■ TYP I GAL LATERAL PIPE FROM VALVE ASSEMBLY, SIZE AS PER PLANS. ■ ■ TYP I GAL OFFSET 2" FROM HARDSCAPE, 4" FROM PLANTED AREA. TYPICAL I -1/2" MINIMUM ���- SUPPLY MANIFOLD. DRILL Z HOLES WITH "XPANDO" INSERT ADAPTERS FOR DRIPLINE AS PER DETAIL: SUPPLY MANIFOLD. MAXIMUM LENGTH 0 LATERAL, SEE CHART. 11 u 4 - RILINE SPACING AC,- NOTED. EMITTERS OFFSET FOR EXHAUST MANIFOLD. END FEED EXAMPLE TUBING LATERALS WITH EMITTER SPACING AS NOTED. STAPLE (TLS6) AT ALL TEES, ELLS, AND AT 5' O.G. AT CLAY, 4' O.G. AT LOAM, OR 3' O.G. AT SAND. MANUAL LINE FLUSHING VALVE PLUMBED TO EXHAUST HEADER, AS FAR FROM THE SUPPLY HEADER AS POSSIBLE. AT CENTER FEED, FLUSH C VALVE AT EACH EXHAUST END. { SUPPLY L. MANIFOLD. u MAXIMUM LENGTH OF SINGLE LATERAL, SEE CHART. EXHAUST MANIFOLD. CENTER FEED EXAMPLE NETAFIM TECHLINE CV W/ XPANDO MANIFOLD N.T.S. 328413.56 -20 n FINISH GRADE AT LIP OF BOX IN TURF AND PAVED AREAS (1" BELOW LIP IN ALL OTHER AREAS) VALVE BOX: REFER TO IRRIGATION SHEET NOTES OR SPECIFICATIONS VALVE BOX COVER 0 • --■ A BRASS UNION BRASS NIPPLES o° 0 0 00 o •0 ° o O O o PVC MAINLINE 0 0 0 ° ° 6" MIN. CLEAFNC, cO 0 Op o °° o °° 0 O BACKFLOW PREVENTOR 0 0 0 0 PEA GRAVEL (INSTALL MIN. 2 CU. FT. BELOW BACKFLOW PREVENTOR) DOUBLE CHECK VALVE NTS SET BOX AT FINISH GRADE (INCLUDING BARK MULCH) AT SHRUBS. SET BOX AT FINISH GRADE IN TURF AREAS. A.E.P. RECTANGULAR BOX #1015 WITH 6" EXTENSIONS AS REQUIRED. WATER PROOF WIRE CONNECTORS ON 30" LOOPED WIRES. ui ui 0 0 0 + 0 + FINISHED GRADE. 0 J w m z w 0 J w m z PVC CONDUIT FOR CONTROLLER WIRES. 328404:1-OI 6X2X16 CONC. BLOCK CAPS, ONE EACH SIDE (2 TOTAL) SXT SCHEDULE 80 NIPPLES VALVE INLET SIZE. MASTER CONTROL VALVE PVC MAIN LINE. 1/2" WIRE CLOTH GOPHER SCREEN, WRAP UP SIDES. 1 1/2" = 1' -0" NOTE: ALL WIRES TO BE INSTALLED AS PER LOCAL CODES. NO "IN- LINE" WIRE SPLICES ALLOWED. TAPE AND BUNDLE WIRES EVERY 20 FEET. PROVIDE EXPANSION COILS AT EACH VALVE - WRAPPING WIRE AROUND 1/2" PIPE 15 TIMES. ALL THREADED CONNECTIONS SHALL BE MADE WITH TEFLON TAPE. SHED. 80 PVC UNION LATERAL PIPE TO SPRINKLERS LOW VOLTAGE WIRES 1 CU. FT. DRAIN GRAVEL BELOW VALVE 0 ELECTRONIC CONTROL VALVE 325406.23-11 VALVE BOX COVER FINISH GRADE AT LIP OF BOX IN TURF AND PAVED AREAS; 1" BELOW LIP IN ALL OTHER AREAS VALVE BOX; REFER TO IRRIGATION SHEET NOTES AND /OR SPECS ELECTRIC CONTROL VALVE SCH. 80 PVC NIPPLE SCH. 40 PVC & FITTING 2 X 4 CEDAR BLOCK TAPE AND BUNDLE WIRES SCH. 80 PVC NIPPLE; LENGTH AS REQUIRED SCH. 40 PVC FITTING PRESSURE MAINLINE NTS 328406.13 -05 2" PVC SLEEVE MAIN LINE REDUCING TEE RAINBIRD #63100 VALVE MARKER 1111-1111 111M111 1111 -1 FINISH GRADE CHAMPION #200 -075 (OR EQ.) BRASS ANGLE VALVE WITH UNION. INSTALL AT ALL MAINLINE LOW POINTS TO FACILITATE COMPLETE MAINLINE DRAINAGE. 3/4" CLOSE NIPPLE 3/4" X 3" PROTECTIVE PVC NIPPLE GRAVEL SUMP (2 CU. FT.) C2D MANUAL DRAIN VALVE NTS 12" MAX 6" MIN. 10" DIAMETER VALVE BOX. HEAD BRAND "QVC" ON LID WITH 2" HIGH CHARACTERS. FINISHED GRADE. 4 TWO STAINLESS STEEL CLAMPS. QUICK COUPLING VALVE AS SPECIFIED. 328406 -OI LAWN AREAS. z GALV. NIPPLE, LENGTH AS REQ. 6" DEEP LAYER OF 3/4" CRUSHED ROCK. 3" PVC SCHEDULE 80 NIPPLE. 1/2" X 36" GALV STEEL PIPE. THREE PVC SCH 80 ELLS. 12" PVC SCHEDULE 80 NIPPLE. QUICK COUPLING VALVE IN BOX SHRUB AREAS. 11/2" = I' -0" 20 "X14" JUMBO PLASTIC VALVE BOX. PVC TRUE UNION BALL VALVE. 328406.43 -02 CONTROLLER WIRE WITH 30 INCH LINEAR LENGTH OF COIL, WITH PLASTIC I.D. TAG AND WATERPROOF CONNECTORS. RCV AS SPECIFIED. FILTER AS SPECIFIED. PRESSURE REGULATOR AS SPECIFIED. PVC UNION W/ SHORT NI PPLES. 2" ABOVE GRADE AT SHRUBS. SET BOX FLUSH AT TURF. ijSxT TEE W/ 2" NIPPLE AT MAINLINE. Y2" WIRE CLOTH GOPHER SCREEN, WRAP UP SIDES. SCH. 80 RISER. OUTLET PIPE SAME SIZE AS VALVE, 24" MIN. LENGTH TO FIRST FIT4IGDOWN AS REQ. TO LATERAL PIPE DEPTH. TWO 6X2X16 CONCRETE BLOCK GAPS, ONE ON EACH SIDE OF THE BOX. 1" DRIP VALVE /FILTER /REGULATOR a 11/2" = I' -0" 328413.76 -23 IRRIGATION SPECIFICATIONS I. This plan is diagrammatic; all piping, valves, etc. shall be installed in shrub be where possible and shall follow the plan as close as is practical. 2. Locate all mainlines within the project limits. S. Pipe sizes are constant between pipe size call -outs. 4. Refer to details for additional information. 5. All piping and wiring under paved areas shall be housed in class 200 PVG sleeves installed at a 24" depth. Size sleeves as needed to accommodate pipe and wires, unless otherwise specified on drawing. 6. Contractor shall make field adjustments as needed to obtain full coverage. Landscape Architect reserves the right to make nozzle changes as needed at no additional cost. Adjust head positions and add or delete heads as needed depending on actual field conditions. 1. All manual, gate and electrical valves and other underground equipment shall be housed in Nelson, Ametek or equal rectangular valve boxes. S. No in -line wire splices allowed. Supply valve boxes at all electrical junctions. Tape and bundle wires every 25 linear feet. ci. Contractor is responsible for complete system drainage. Install manual drains at all mainline low point(s) and where indicated on plan. Contractor shall provide adjustable check valves on any irrigation he that experiences low he drainage. 10. All threaded pipe connections shall be made using Teflon tape wrapped at least three times around pipe threads. II. All gate and electric valves shall be installed with unions on the downstream end of the valve (refer to details). 12. All pipe shall have a firm uniform bearing for the entire length of each line, free of rocks or debris. All trenches containing pipe and /or wires shall be backfilled with clean topsoil, free of all lumber, rubbish and rocks over I" in size, or clean sand if clean topsoil is not available. 15. Contractor shall provide owner with one set of as -built record drawings showing exact actual locations of all sprinkler equipment. Contractor shall orient owner with complete system and controller operations, and winterization procedures. 14. Contractor shall supply and install all equipment shown on the plans and indicated in the specifications to achieve proper operation of said equipment. All equipment installations, electrical and plumbing connections shall be in conformance with all applicable codes and ordinances, these specifications, and the manufacturers recommendations whether indicated on the drawings or not. 15. Contractor shall include in his bid one Fall winterization and one Spring activation of irrigation system. These activities shall be included as part of Owner orientation procedures. Any damage to the irrigation system or the landscape as a result of failure to comply with these requirements shall be the sole responsibility of the Contractor. 16. Contractor shall guarantee in writing on his company letterhead all materials and workmanship for a period of one full year following acceptance of system installation. 17. Backflow preventor shall be inspected and tested by a certified backflow device inspector. Provide Owner with one copy of approval certificate. 10" DIAMETER ROUND VALVE BOX, SEE SPECIFICATIONS. FINISH GRADE. H H H H II 18" BELOW GRADE SET BOX 2" ABOVE GRADE AT SHRUBS. SET BOX FLUSH TO GRADE AT LAWN. III III III • ISOLATION VALVE AS SPECIFIED. BRASS ISOLATION VALVE 11/2" = I' -0" SET CONTROLLER 60" ABOVE FINISHED GRADE UNLESS OTHERWISE NOTED. CONTROLLER AS SPECIFIED. - SECURELY BOLT CONTROLLER TO WALL. INSTALL BACKUP BATTERIES AS REQUIRED. GROUND AS PER MFG. SPECIFICATIONS. 1/2" DIAMETER RIGID STEEL CONDUIT FOR 110 VAC ELECTRICAL SOURCE. INSTALL AS PER LOCAL ELECTRICAL CODES. FINISHED GRADE. LONG SWEEP ELL. WALL MOUNT CONTROLLER FOUR COMMON BRICK SUPPORTS. 10" DIA. PVC PIPE EXTENSION, LENGTH AS REQUIRED. 6 PVC MAIN LINE. SLIP /THREAD COUPLING. 6" SCHEDULE 80 THREADED NIPPLE. 1 1/2" DIAMETER RIGID STEEL CONDUIT FOR RCV WIRES. USE PVC SCH. 40 BELOW GRADE. 328406.33 -OI BALL VALVE D.C.V.A. (SEE DRAWING FOR LOCATION AND SIZE) MASTER VALVE QUICK COUPLER MAINLINE MANUAL DRAIN VALVE WATER METER/ POINT OF CONNECTION (P.O.C.) BY OTHERS POINT OF CONNECTION DIAGRAM NTS N.T.S. STATE OF WASHINGTON LICENSED LANDSCAPE ARCHITECT B. GLANDER I _ NSE NO. 405 EXPIRES ON 02 -06 -2017 WATER SOURCE: DRIP VALVE TYPIGAL TEGHLINE DRIPPER OR LATERAL FROM VALVE. I I LINE TUBING. I TYPIGAL PVC OR POLY SUPPLY OR EXHAUST HEADER TYPIGAL SUPPLY HEADER. 0 MANUAL LINE FLUSHING VALVE PLUMBED TO PVC OR POLY HEADER I I revision 1 \ice!!! Ali II' ' i___ - +- SUPPLY HEADER lit EXHAUST HEADE- --- III i - + - - O C I' JEM drawn TLG checked ! I� 1I 1 \� ', \, . � 1111W 0\ Landscape Architecture Site Plan 1821 4th Avenue E. Olympia, WA 98506 ph. (360) 357 -6972 fx. (360) 786 -8073 www.glanderassoc -. 0 0 TOTAL THE COMBINED CHECK LONGEST LENGTH OF THESE LATERAL AGAINST LATERALS AND COMPARE CHART FOR MAX. TO THE CHART FOR MAX. LENGTH OF SINGLE LENGTH OF SINGLE LATERAL • e _ . ISLAND LAYOUT IRREGULAR ODD CURVES ilthiA6IFIING OUT JOINING LATERALS LATERALS . 0 jl i llllii (ilu�i — i yjlulli f li!IIII p TYPICAL START CONNECTION ON EXHAUST HEADER. TOTAL LENGTH OF TEGHLINE TUBING I e -1111 i i IN THIS MAX. TYPICAL SUPPLY si AREA GAN NOT EXCEED THE LENGTH OF RUN. START CONNECTION ON HEADER. IRREGULAR AREAS: TRIANGULAR PARKING ISLAND TYPICAL LAYOUT MANUAL LINE FLUSHING VALVE. TOP OF SLOPE. TEGHLINE CV LATERAL TUBING. PVC SUPPLY LATERALS PARALLEL TO THE HEADER. OW CONTOURS OF THE SLOPE. PVC. EXHAUST HEADER. iorwitiffor.--•.-... TOE OF 54 MAXIMUM ELEVATION CHANGE WITHOUT VALVE. IF GREATER, INSTALL INLINE CHECK VALVES EVERY ELEVATION CHANGE. II �! SLOPE. CHECK TOP 2/5 OF . SLOPE: CONVENTIONAL 54" IN SPACING. BOTTOM I/3 OF SLOPE: lipCONVENTI ONAL SPACING PLUS 25 %. REMOTE CONTROL VALVE ASSEMBLY. SLOPE FEED LAYOUT NETAFIM TECHLINE CV W/ XPANDO MANIFOLD N.T.S. 328413.56 -20 n FINISH GRADE AT LIP OF BOX IN TURF AND PAVED AREAS (1" BELOW LIP IN ALL OTHER AREAS) VALVE BOX: REFER TO IRRIGATION SHEET NOTES OR SPECIFICATIONS VALVE BOX COVER 0 • --■ A BRASS UNION BRASS NIPPLES o° 0 0 00 o •0 ° o O O o PVC MAINLINE 0 0 0 ° ° 6" MIN. CLEAFNC, cO 0 Op o °° o °° 0 O BACKFLOW PREVENTOR 0 0 0 0 PEA GRAVEL (INSTALL MIN. 2 CU. FT. BELOW BACKFLOW PREVENTOR) DOUBLE CHECK VALVE NTS SET BOX AT FINISH GRADE (INCLUDING BARK MULCH) AT SHRUBS. SET BOX AT FINISH GRADE IN TURF AREAS. A.E.P. RECTANGULAR BOX #1015 WITH 6" EXTENSIONS AS REQUIRED. WATER PROOF WIRE CONNECTORS ON 30" LOOPED WIRES. ui ui 0 0 0 + 0 + FINISHED GRADE. 0 J w m z w 0 J w m z PVC CONDUIT FOR CONTROLLER WIRES. 328404:1-OI 6X2X16 CONC. BLOCK CAPS, ONE EACH SIDE (2 TOTAL) SXT SCHEDULE 80 NIPPLES VALVE INLET SIZE. MASTER CONTROL VALVE PVC MAIN LINE. 1/2" WIRE CLOTH GOPHER SCREEN, WRAP UP SIDES. 1 1/2" = 1' -0" NOTE: ALL WIRES TO BE INSTALLED AS PER LOCAL CODES. NO "IN- LINE" WIRE SPLICES ALLOWED. TAPE AND BUNDLE WIRES EVERY 20 FEET. PROVIDE EXPANSION COILS AT EACH VALVE - WRAPPING WIRE AROUND 1/2" PIPE 15 TIMES. ALL THREADED CONNECTIONS SHALL BE MADE WITH TEFLON TAPE. SHED. 80 PVC UNION LATERAL PIPE TO SPRINKLERS LOW VOLTAGE WIRES 1 CU. FT. DRAIN GRAVEL BELOW VALVE 0 ELECTRONIC CONTROL VALVE 325406.23-11 VALVE BOX COVER FINISH GRADE AT LIP OF BOX IN TURF AND PAVED AREAS; 1" BELOW LIP IN ALL OTHER AREAS VALVE BOX; REFER TO IRRIGATION SHEET NOTES AND /OR SPECS ELECTRIC CONTROL VALVE SCH. 80 PVC NIPPLE SCH. 40 PVC & FITTING 2 X 4 CEDAR BLOCK TAPE AND BUNDLE WIRES SCH. 80 PVC NIPPLE; LENGTH AS REQUIRED SCH. 40 PVC FITTING PRESSURE MAINLINE NTS 328406.13 -05 2" PVC SLEEVE MAIN LINE REDUCING TEE RAINBIRD #63100 VALVE MARKER 1111-1111 111M111 1111 -1 FINISH GRADE CHAMPION #200 -075 (OR EQ.) BRASS ANGLE VALVE WITH UNION. INSTALL AT ALL MAINLINE LOW POINTS TO FACILITATE COMPLETE MAINLINE DRAINAGE. 3/4" CLOSE NIPPLE 3/4" X 3" PROTECTIVE PVC NIPPLE GRAVEL SUMP (2 CU. FT.) C2D MANUAL DRAIN VALVE NTS 12" MAX 6" MIN. 10" DIAMETER VALVE BOX. HEAD BRAND "QVC" ON LID WITH 2" HIGH CHARACTERS. FINISHED GRADE. 4 TWO STAINLESS STEEL CLAMPS. QUICK COUPLING VALVE AS SPECIFIED. 328406 -OI LAWN AREAS. z GALV. NIPPLE, LENGTH AS REQ. 6" DEEP LAYER OF 3/4" CRUSHED ROCK. 3" PVC SCHEDULE 80 NIPPLE. 1/2" X 36" GALV STEEL PIPE. THREE PVC SCH 80 ELLS. 12" PVC SCHEDULE 80 NIPPLE. QUICK COUPLING VALVE IN BOX SHRUB AREAS. 11/2" = I' -0" 20 "X14" JUMBO PLASTIC VALVE BOX. PVC TRUE UNION BALL VALVE. 328406.43 -02 CONTROLLER WIRE WITH 30 INCH LINEAR LENGTH OF COIL, WITH PLASTIC I.D. TAG AND WATERPROOF CONNECTORS. RCV AS SPECIFIED. FILTER AS SPECIFIED. PRESSURE REGULATOR AS SPECIFIED. PVC UNION W/ SHORT NI PPLES. 2" ABOVE GRADE AT SHRUBS. SET BOX FLUSH AT TURF. ijSxT TEE W/ 2" NIPPLE AT MAINLINE. Y2" WIRE CLOTH GOPHER SCREEN, WRAP UP SIDES. SCH. 80 RISER. OUTLET PIPE SAME SIZE AS VALVE, 24" MIN. LENGTH TO FIRST FIT4IGDOWN AS REQ. TO LATERAL PIPE DEPTH. TWO 6X2X16 CONCRETE BLOCK GAPS, ONE ON EACH SIDE OF THE BOX. 1" DRIP VALVE /FILTER /REGULATOR a 11/2" = I' -0" 328413.76 -23 IRRIGATION SPECIFICATIONS I. This plan is diagrammatic; all piping, valves, etc. shall be installed in shrub be where possible and shall follow the plan as close as is practical. 2. Locate all mainlines within the project limits. S. Pipe sizes are constant between pipe size call -outs. 4. Refer to details for additional information. 5. All piping and wiring under paved areas shall be housed in class 200 PVG sleeves installed at a 24" depth. Size sleeves as needed to accommodate pipe and wires, unless otherwise specified on drawing. 6. Contractor shall make field adjustments as needed to obtain full coverage. Landscape Architect reserves the right to make nozzle changes as needed at no additional cost. Adjust head positions and add or delete heads as needed depending on actual field conditions. 1. All manual, gate and electrical valves and other underground equipment shall be housed in Nelson, Ametek or equal rectangular valve boxes. S. No in -line wire splices allowed. Supply valve boxes at all electrical junctions. Tape and bundle wires every 25 linear feet. ci. Contractor is responsible for complete system drainage. Install manual drains at all mainline low point(s) and where indicated on plan. Contractor shall provide adjustable check valves on any irrigation he that experiences low he drainage. 10. All threaded pipe connections shall be made using Teflon tape wrapped at least three times around pipe threads. II. All gate and electric valves shall be installed with unions on the downstream end of the valve (refer to details). 12. All pipe shall have a firm uniform bearing for the entire length of each line, free of rocks or debris. All trenches containing pipe and /or wires shall be backfilled with clean topsoil, free of all lumber, rubbish and rocks over I" in size, or clean sand if clean topsoil is not available. 15. Contractor shall provide owner with one set of as -built record drawings showing exact actual locations of all sprinkler equipment. Contractor shall orient owner with complete system and controller operations, and winterization procedures. 14. Contractor shall supply and install all equipment shown on the plans and indicated in the specifications to achieve proper operation of said equipment. All equipment installations, electrical and plumbing connections shall be in conformance with all applicable codes and ordinances, these specifications, and the manufacturers recommendations whether indicated on the drawings or not. 15. Contractor shall include in his bid one Fall winterization and one Spring activation of irrigation system. These activities shall be included as part of Owner orientation procedures. Any damage to the irrigation system or the landscape as a result of failure to comply with these requirements shall be the sole responsibility of the Contractor. 16. Contractor shall guarantee in writing on his company letterhead all materials and workmanship for a period of one full year following acceptance of system installation. 17. Backflow preventor shall be inspected and tested by a certified backflow device inspector. Provide Owner with one copy of approval certificate. 10" DIAMETER ROUND VALVE BOX, SEE SPECIFICATIONS. FINISH GRADE. H H H H II 18" BELOW GRADE SET BOX 2" ABOVE GRADE AT SHRUBS. SET BOX FLUSH TO GRADE AT LAWN. III III III • ISOLATION VALVE AS SPECIFIED. BRASS ISOLATION VALVE 11/2" = I' -0" SET CONTROLLER 60" ABOVE FINISHED GRADE UNLESS OTHERWISE NOTED. CONTROLLER AS SPECIFIED. - SECURELY BOLT CONTROLLER TO WALL. INSTALL BACKUP BATTERIES AS REQUIRED. GROUND AS PER MFG. SPECIFICATIONS. 1/2" DIAMETER RIGID STEEL CONDUIT FOR 110 VAC ELECTRICAL SOURCE. INSTALL AS PER LOCAL ELECTRICAL CODES. FINISHED GRADE. LONG SWEEP ELL. WALL MOUNT CONTROLLER FOUR COMMON BRICK SUPPORTS. 10" DIA. PVC PIPE EXTENSION, LENGTH AS REQUIRED. 6 PVC MAIN LINE. SLIP /THREAD COUPLING. 6" SCHEDULE 80 THREADED NIPPLE. 1 1/2" DIAMETER RIGID STEEL CONDUIT FOR RCV WIRES. USE PVC SCH. 40 BELOW GRADE. 328406.33 -OI BALL VALVE D.C.V.A. (SEE DRAWING FOR LOCATION AND SIZE) MASTER VALVE QUICK COUPLER MAINLINE MANUAL DRAIN VALVE WATER METER/ POINT OF CONNECTION (P.O.C.) BY OTHERS POINT OF CONNECTION DIAGRAM NTS N.T.S. STATE OF WASHINGTON LICENSED LANDSCAPE ARCHITECT B. GLANDER I _ NSE NO. 405 EXPIRES ON 02 -06 -2017 a) ca revision O C 14 -0702 job no. JEM drawn TLG checked 08/12/15 date HOLIDAY INN EXPRESS 1111W 0\ Landscape Architecture Site Plan 1821 4th Avenue E. Olympia, WA 98506 ph. (360) 357 -6972 fx. (360) 786 -8073 www.glanderassoc ES Al sheet L -4 of 4 COLOR RENDERING ATTACHMENT B m Attachment C. Colors and Materials Board (to be presented at hearing) .i ATTACHMENT D .1,4 THIS DEVELOPMENT AGREEMENT is made and entered into this day of M (XU 2015, by and between the City of Tukwila, a noncharter, optional code Washington C� 11unicipal corporation, hereinafter the "City," and Tukwila TSD LLC, an S corporation, organized under the laws of the State of Washington, hereinafter the "Developer." C) t� WHEREAS, the Developer desires to develop a new five-story hotel at 90 Andover Park East with 92 guest rooms; and WHEREAS, one parking space per guest room is required for lodging uses in the Tukwila Urban Center Transit Oriented Development District; and WHEREAS, the Developer has submitted a site plan showing the required number of parking 0 0 stalls for the hotel cannot be accommodated as surface parking on the project site; and WHEREAS, the Developer proposes non-exclusive use of parking and drive aisle area in the right-of-way of Christensen Road to meet the parking requirements for the proposed hotel at 90 Andover Park East; and WHEREAS, the City of Tukwila is the owner of the Christensen Road right-of-way, which includes undeveloped area adjacent to the project's eastern property line, paved street, parking, and cul-de-sac areas; and WHEREAS, the parking area in the right-of-way of Christensen Road is currently used by members of the public for access to the Green River Trail, shoreline, and parks areas; and WHEREAS, hotel parking spaces are expected to be used primarily in the evening and C, D nighttime hours; parking spaces for trail, shoreline, and parks access are expected to be used during rz, daylight hours; and WHEREAS, the Developer proposes to add parking spaces within the undeveloped right-of- way area adjacent to the hotel site and to reconfigure existing spaces to increase the number of parking spaces that would be shared for hotel use and the public for access to the Green River Trail; and -)44 0� 1 41 WHEREAS, all parking spaces within the right -of -way area will be shared and at least four spaces will be designated for non -hotel users to ensure access to the Green River Trail for members of the public; and WHEREAS, the Developer proposes to maintain the parking area within the right -of -way as outlined in Exhibit 2 for the length of this agreement; and WHEREAS, the vision for parking areas within the Transit Oriented Development (TOD) Neighborhood in the Southcenter Subarea Plan is that "parking will be accommodated by a combination of off- and on- street parking spaces /lots" and shared parking facilities. "Such facilities can be shared between public and private uses" (p. 19); and WHEREAS, the Developer proposes to construct a pedestrian connection between the intersection of Andover Park East and Tukwila Parkway to the Green River Trail; and WHEREAS, implementation strategies for policy 10.2.1 of the Tukwila Comprehensive Plan include "Seek opportunities for public /private partnerships;" and WHEREAS, a through -way from Andover Park East to Christensen Road will be constructed as part of the project to replace the emergency vehicle maneuvering function of the cul -de -sac; and WHEREAS, uses that provide public access are prioritized in the Urban Conservancy Environment in the Shoreline Element of the Tukwila Comprehensive Plan and the proposed development furthers this goal; and WHEREAS, the Washington State Legislature has authorized the execution of a development agreement between a local government and a person having ownership or control of real property within its jurisdiction (RCW 36.70B.170(1)); and WHEREAS, a development agreement must set forth the development standards and other provisions that shall apply to, govern and vest the development, use and mitigation of the development of the real property for the duration specified in the agreement (RCW 36.70B.170(1)); and WHEREAS, for the purposes of this development agreement, "development standards" includes, but is not limited to, all of the standards listed in RCW 36.70B.170(3); and WHEREAS, a development agreement must be consistent with the applicable development regulations adopted by a local government planning under chapter 36.70A RCW (RCW 36.70B.170(1)); and 2 42 WHEREAS, Tukwila Municipal Code Section 18.86.030 explicitly allows for flexibility in development standards applicable to a property developed under a development agreement "to achieve public benefits, respond to changing community needs, or encourage modifications which provide the functional equivalent or adequately achieve the purposes of otherwise applicable City standards "; and WHEREAS, this Development Agreement by and between the City of Tukwila and the Developer (hereinafter the "Development Agreement "), relates to the development known as the 90 Andover Park East Hotel, which is located at: 90 Andover Park East (hereinafter the "Subject Property "); and WHEREAS, a development agreement must be approved by ordinance or resolution after a public hearing (RCW 36.70B.200); and WHEREAS, a public hearing for this Development Agreement was held on November 24, 2014, and the City Council approved this Development Agreement by Ordinance No. 2473 on March 16, 2015; and NOW THEREFORE, in consideration of the mutual promises set forth herein, the parties hereto agree as follows: III. AGREEMENT Section 1. The Project. The Project is the development and use of the Subject Property, located at 90 Andover Park East in the City of Tukwila and a portion of Christensen Road right -of- way for a 92 -room 5 -story hotel and 45 shared parking spaces on Christensen Road right -of -way, as shown on Exhibit 2. Section 2. The Subject Property. The Subject Property and right -of -way are legally described in Exhibit 1, attached hereto and incorporated herein by this reference. Section 3. Definitions. As used in this Development Agreement, the following terms, phrases and words shall have the meanings and be interpreted as set forth in this Section. a) "Adopting Ordinance" means the Ordinance which approves this Development Agreement, as required by RCW 36.7013.200. b) "Council" means the duly elected legislative body governing the City of Tukwila. c) "Design Guidelines" means the Tukwila Design Manual, as adopted by the City. d) "Director" means the City's Community Development Director. e) "Effective Date" means the effective date of the Adopting Ordinance. 9 43 f) "Existing Land Use Regulations" means the ordinances adopted by the City Council of Tukwila in effect on the Effective Date, including the adopting ordinances that govern the permitted uses of land, the density and intensity of use, and the design, improvement, construction standards and specifications applicable to the development of the Subject Property, including, but not limited to the Comprehensive Plan, the City's Official Zoning Map and development standards, the Design Manual, the Public Works Standards, SEPA, Concurrency Ordinance, and all other ordinances, codes, rules and regulations of the City establishing subdivision standards, park regulations, building standards. "Existing Land Use Regulations" does not include non -land use regulations, which includes taxes and impact fees. g) "Landowner" is the party who has acquired any portion of the Subject Property from the Developer who, unless otherwise released as provided in this Agreement, shall be subject to the applicable provisions of this Agreement. The "Developer" is identified in Section 5 of this Agreement. h) "Project" means the anticipated development of the Subject Property, as specified in Section and as provided for in all associated permits /approvals, and all incorporated exhibits. i) "Vesting date" means the date a valid and fully complete building permit application for the hotel is submitted to the City of Tukwila. Section 4. Exhibits. Exhibits to this Agreement are as follows: A. Exhibit 1 - Legal description of the Subject Property and the right -of -way. B. Exhibit 2 - Conceptual Site Plan Section 5. Parties to Development Agreement. The parties to this Agreement are: A. The "City" is the City of Tukwila, 6200 Southcenter Blvd., Tukwila, WA 98188. B. The "Developer" or Owner is a private enterprise which owns the Subject Property in fee, and whose principal office is located at 21109 66th Avenue South, Kent, WA 98032. C. The "Landowner." From time to time, as provided in this Agreement, the Developer may sell or otherwise lawfully dispose of a portion of the Subject Property to a Landowner who, unless otherwise released, shall be subject to the applicable provisions of this Agreement related to such portion of the Subject Property. Section 6. Project is a Private Undertaking. It is agreed among the parties that the Project is a private development and that the City has no interest therein except as explicitly outlined in this Agreement and as authorized in the exercise of its governmental functions. N .. Section 7. Effective Date and Term. This Agreement shall commence upon the effective date of the Adopting Ordinance approving this Agreement, and shall continue in force for a period of 50 years, with the option to extend the Agreement an additional 30 years, unless extended or terminated as provided herein. Following the expiration of the term or extension thereof, or if sooner terminated, this Agreement shall have no force and effect, subject however, to post- termination obligations of the Developer or Landowner. Section 8. Terms. A. Design • The Project at 90 Andover Park East shall be allowed non - exclusive use rights for the parking spaces and drive aisle area of Christensen Road (as depicted in Exhibit 2) to meet minimum parking requirements for the development. This Agreement shall not preclude the City from entering into additional agreements regarding use of this area by other private parties. The Project will be subject to the development regulations in effect at the time of complete permit application submittals. • The site plan attached as Exhibit 2 is included with this Agreement for reference only, and has not yet been approved as of the date of execution of this Agreement. The site plan shall be subject to modifications during review of the required land use permits. • As a result of the cul -de -sac closure, public access through 90 Andover Park East is hereby allowed and provided for. • The Developer shall construct a pedestrian connection between the intersection of Andover Park East and Tukwila Parkway to the Green River Trail. • All shared parking stalls will be constructed and maintained to Public Works Infrastructure Design and Construction Standards. • The Developer shall be responsible for making a payment of $93,849 to the City of Tukwila. This payment shall be made prior to the issuance of the building permit for the hotel. B. Construction • The cost of permits and plans required for construction of the parking area shall be borne by the Developer and submitted as part of the permits for the hotel. The parking in the right -of -way must receive final approval by all required City departments prior to issuance of the Certificate of Occupancy for the hotel. C. Maintenance • The parking area shall be subject to inspections every five years. • Developer is solely responsible for the cost and maintenance of the parking spaces. New striping of the parking spaces shall be completed every three years. 9 45 D. Operations A total of 92 parking spaces are required for the 92 -room hotel as proposed. The site plan in Exhibit 2 includes 98 parking spaces. All parking spaces within the right -of -way of Christensen Road and the hotel parking lot shall be for the joint use of the hotel users and members of the public and at least four spaces shall be designated for non -hotel users to ensure access to the Green River Trail for members of the public. If the final design of the hotel is for less than 92 rooms, then any additional spaces after calculating one space per room plus two spaces shall be designated for non -hotel users. Section 9. Vested Rights. During the term of this Agreement, unless sooner terminated in accordance with the terms hereof, in developing the Subject Property consistent with the Project described herein, Developer is assured, and the City agrees, that the development rights, obligations, terms and conditions specified in this Agreement, are fully vested in the Developer and may not be changed or modified by the City, except as may be expressly permitted by, and in accordance with, the terms and conditions of this Agreement, including the Exhibits hereto, or as expressly consented thereto by the Developer. Section 10. Minor Modifications. Minor modifications from the approved permits or the exhibits attached hereto may be approved in accordance with the provisions of the City's code, and shall not require an amendment to this Agreement. Section 11. Further Discretionary Actions. Developer acknowledges that the Existing Land Use Regulations contemplate the exercise of further discretionary powers by the City. These powers include, but are not limited to, review of additional permit applications under Shoreline Substantial Development Permit and Design Review. Nothing in this Agreement shall be construed to limit the authority or the obligation of the City to hold legally required public hearings, or to limit the discretion of the City and any of its officers or officials in complying with or applying Existing Land Use Regulations. Section 12. Existing Land Use Fees and Impact Fees. A. Land use fees adopted by the City by ordinance as of the Effective Date of this Agreement may be increased by the City from time to time, and are applicable to permits and approvals for the Subject Property, as long as such fees apply to similar applications and projects in the City. B. All impact fees shall be paid as set forth in the approved permit or approval, or as addressed in Chapters 16.26 and 9.48 of the Tukwila Municipal Code. Section 1. Assignment of Interests, Rights, and Obligations. This Agreement shall be binding and inure to the benefit of the Parties. No Party may assign its rights under this Agreement without the written consent of the other Party, which consent shall not unreasonably be withheld. This Agreement shall be binding upon and shall inure to the benefit of the heirs, successors, and assigns of the Developer and the City. M. Section 2. Incorporation of Recitals. The Recitals contained in this Agreement, and the Preamble paragraph preceding the Recitals, are hereby incorporated into this Agreement as if fully set forth herein. Section 3. Severability. The provisions of this Agreement are separate and severable. The invalidity of any clause, sentence, paragraph, subdivision, section, or portion or the invalidity of the application thereof to any person or circumstance, shall not affect the validity of the remainder of this Agreement, or the validity of its application to other persons or circumstances. Section 4. Termination. This Agreement shall expire and /or terminate as provided below: A. This Agreement shall expire and be of no further force and effect if the Developer fails to submit a complete building permit application for the constriction of the hotel within one year, or if the Project construction is not completed within three years, of the effective date of this Agreement; or if at any time after Project construction is completed, Developer fails to maintain the parking areas according to the terms of this Agreement. Nothing in this Agreement shall extend the expiration date of any pen-nit or approval issued by the City for any development. B. This Agreement shall expire and be of no further force and effect if the Developer does not construct the Project as contemplated by the permits and approvals identified in this Agreement, or submits applications for development of the Subject Property that are inconsistent with such permits and approvals. C. This Agreement shall terminate at such time as a change of use occurs at 90 Andover Park East, or at such time as 90 Andover Park East is redeveloped. D. This Agreement shall terminate in the event the Washington State Department of Transportation (WSDOT) widens Interstate 405 in the vicinity of the Subject Property, or should any other project or condition arise that requires reconfiguration of Tukwila Parkway and /or the Project parking area. E. This Agreement shall terminate upon the abandonment of the Project by the Developer. The Developer shall be deemed to have abandoned the Project if /when written notice is provided to the City that the Developer's interest in the Project has been terminated. Said notice shall be given to the City no more than 30 days after the Developer's interest in the Project is terminated. F. This Agreement may terminate pursuant to Section IV.,3, Severability, or Section IV.,10, Default, or as otherwise outlined in this Agreement. G. If the use will continue upon expiration of the term of this Agreement, the Developer shall either negotiate a new agreement with the City or provide documentation showing how the number of parking spaces required by the codes at the time of expiration will be provided. EYA Section 5. Effect upon Termination on Developer Obligations. Termination of this Agreement as to the Developer of the Subject Property or any portion thereof shall not affect any of the Developer's obligations to comply with the City Comprehensive Plan and the terms and conditions or any applicable zoning code(s) or subdivision map or other land use entitlements approved with respect to the Subject Property, any other conditions of any other development specified in the Agreement to continue after the termination of this Agreement or obligations to pay assessments, liens, fees or taxes. Section 6. Effects upon Termination on City. Upon any termination of this Agreement as to the Developer of the Subject Property, or any portion thereof, the entitlements, conditions of development, limitations on fees and all other terms and conditions of this Agreement shall no longer be vested hereby with respect to the property affected by such termination (provided that vesting of such entitlements, conditions or fees may then be established for such property pursuant to then existing planning and zoning laws). Section 7. Specific Performance. The parties specifically agree that damages are not an adequate remedy for breach of this Agreement, and that the parties are entitled to compel specific performance of all material terms of this Agreement by any party in default hereof. Section 8. Governing Law and Venue. This Agreement shall be construed and enforced in accordance with the laws of the State of Washington. Venue for any action shall lie in King County Superior Court or the U.S. District Court for Western Washington. Section 9. Attorneys' Fees. In the event of any litigation or dispute resolution process between the Parties regarding an alleged breach of this Agreement, neither Party shall be entitled to any award of attorneys' fees. Section 10. Notice of Default/Opportunity to Cure/Dispute Resolution. A. In the event a Party, acting in good faith, believes the other Party has violated the terms of this Agreement, the aggrieved Party shall give the alleged offending Party written notice of the alleged violation by sending a detailed written statement of the alleged breach. The alleged offending Party shall have 30 days from receipt of written notice in which to cure the alleged breach unless the Parties agree, in writing, to additional time. This notice requirement is intended to facilitate a resolution by the Parties of any dispute prior to the initiation of litigation. Upon providing notice of an alleged breach, the Parties agree to meet and agree upon a process for attempting to resolve any dispute arising out of this Agreement. A lawsuit to enforce the terms of this Agreement shall not be filed until the latter of (a) the end of the cure period, or (b) the conclusion of any dispute resolution process. B. After notice and expiration of the ,30 -day period or other time period as agreed to by the Parties, if such default has not been cured or is not being diligently cured in the manner set forth in the notice, the other party or Landowner to this Agreement may, at its option, institute legal proceedings pursuant to this Agreement. In addition, the City may decide to file an action to enforce .; the City's Codes, and to obtain penalties and costs as provided in the Tukwila Municipal Code for violations of this Development Agreement and the Code. Section 11. No Third -Party Beneficiaries. This Agreement is for the benefit of the Parties hereto only and is not intended to benefit any other person or entity, and no person or entity not a signatory to this Agreement shall have any third -party beneficiary or other rights whatsoever under this Agreement. No other person or entity not a Party to this Agreement may enforce the terms and provisions of this Agreement. Section 12. Integration. This Agreement and its exhibits represent the entire agreement of the parties with respect to the subject matter hereof. There are not other agreements, oral or written, except as expressly set forth herein. Section 13. Authority. The Parties each represent and warrant that they have full power and actual authority to enter into this Agreement and to carry out all actions required of them by this Agreement. All persons are executing this Agreement in their representative capacities and represent and warrant that they have full power and authority to bind their respective organizations. Section 14. Covenants Running with the Land. The conditions and covenants set forth in this Agreement and incorporated herein by the Exhibits shall run with the land and the benefits and burdens shall bind and inure to the benefit of the parties. The Developer, Landowner and every purchaser, assignee or transferee of an interest in the Subject Property, or any portion thereof, shall be obligated and bound by the terms and conditions of this Agreement, and shall be the beneficiary thereof and a party thereto, but only with respect to the Subject Property, or such portion thereof, sold, assigned or transferred to it. Any such purchaser, assignee or transferee shall observe and fully perform all of the duties and obligations of a Developer contained in this Agreement, as such duties and obligations pertain to the portion of the Subject Property sold, assigned or transferred to it. Section 15. Amendment to Agreement; Effect of Agreement on Future Actions. This Agreement may be amended by mutual consent of all of the parties, provided that any such amendment shall follow the process established by law for the adoption of a development agreement (see RCW 36.7013.200). However, nothing in this Agreement shall prevent the City Council from making any amendment to its Comprehensive Plan, Zoning Code, Official Zoning Map or development regulations affecting the Subject Property as the City Council may deem necessary to the extent required by a serious threat to public health and safety. Nothing in this Development Agreement shall prevent the City Council from making any amendments of any type to the Comprehensive Plan, Zoning Code, Official Zoning Map or development regulations relating to the Subject Property. Section 16. Releases. Developer, and any subsequent Landowner, may free itself from further obligations relating to the sold, assigned, or transferred property, provided that the buyer, assignee or transferee expressly assumes the obligations under this Agreement as provided herein. M .• Section 17. Notices. Notices, demands, correspondence to the City and Developer shall be sufficiently given if dispatched by pre -paid first -class mail to the addresses of the parties as designated under III Agreement, Section 5 Parties to Development Agreement. Notice to the City shall be to the attention of both the Mayor's Office and the City Attorney. Notices to subsequent Landowners shall be required to be given by the City only for those Landowners who have given the City written notice of their address for such notice. The parties hereto may, from time to time, advise the other of new addresses for such notices, demands or correspondence. Section 18. Reimbursement for Agreement Expenses of the City. Developer agrees to reimburse the City for actual expenses incurred over and above fees paid by Developer as an applicant incurred by City directly relating to this Agreement, including recording fees, publishing fees and reasonable staff and consultant costs not otherwise included within application fees. This Agreement shall not take effect until the fees provided for in this section, as well as any processing fees owed to the City for the Project, are paid to the City. This Agreement shall be terminated if the Developer does not pay to the City the fees provided for in this section. Upon payment of all expenses, the Developer may request written acknowledgement of all fees. Such payment of all fees shall be paid, at the latest, within 30 days from the City's presentation of a written statement of charges to the Developer Section 19. Police Power. Nothing in this Agreement shall be construed to diminish, restrict or limit the police powers of the City granted by the Washington State Constitution or by general law. Section 20. Third Party Legal Challenge. In the event any legal action or special proceeding is commenced by any person or entity other than a party or a Landowner to challenge this Agreement or any provision herein, the City and Developer will collaborate to resolve such legal action. In the event such legal action cannot be resolved, the City may elect to tender the defense of such lawsuit or individual claims in the lawsuit to Developer and/or Landowner(s). In such event, Developer and /or such Landowners shall hold the City harmless from and defend the City from all costs and expenses incurred in the defense of such lawsuit or individual claims in the lawsuit, including but not limited to, attorneys' fees and expenses of litigation, and damages awarded to the prevailing party or parties in such litigation. Neither the City nor the Developer and /or Landowner shall settle any lawsuit without the consent of the other. The City and Developer /Landowner shall act in good faith and shall not unreasonably withhold consent to settle. Section 21. No Presumption Against Drafter. This Agreement has been reviewed and revised by legal counsel for both Parties and no presumption or rule that ambiguity shall be construed against the party drafting the document shall apply to the interpretation or enforcement of this Agreement. Section 22. Headings. The headings in this Agreement are inserted for reference only and shall not be construed to expand, limit or otherwise modify the terms and conditions of this Agreement. Section 23. Recording. Developer shall record an executed copy of this Agreement with the King County Auditor, pursuant to RCW 36.70B.190, no later than 14 days after the Effective Date. H 50 Section 24. Legal Representation. In entering into this Agreement, Developer represents that it has been advised to seek legal advice and counsel from its attorney concerning the legal ID tD consequences of this Agreement; that it has carefully read the foregoing Agreement and knows the contents thereof, and signs the same of its own free act; and that it fully understands and voluntarily accepts the terms and conditions of this Agreement. IN WITNESS WHEREOF, the parties hereto have caused this Development Agreement to be executed as of the dates set forth below: ATTEST- M y F_ P�_-4 City Clerk, By (Tri r UJ,- ' City Attorney OWNER/DEVELOPER: By Its ManagingA 15 el, Tukwila TSD LLC 21109 66 th Avenue South Kent WA 98032 51 STATE OF WASHINGTON) } ss. COUNTY OF STATE OF WASHINGTON ) ss. COUNTY OF ) On this )s day of a , 2015, before me personally appeared JIM HAGGERTON, and said person acknowle ed that he signed this instrument, on oath stated that he was authorized to execute the instrument, and acknowledged as the MAYOR OF THE CITY OF TUKWILA to be the free and voluntary act of said party for the uses and purposes mentioned in this instrument. o;,, �,y1,1 Pant name: �t i �� 4 F LA kQ/ NOTARY PUBLIC in and for the State of Washington �'� 3 6 ,= s Residing at i t J 9- co 4q►���a��a��• Commission expires: Exhibit 1 - Legal description of the Subject Property and the right -of -way. Exhibit 2 - Conceptual Site Plan 52 12 ''! • /1/ TRACT 4, ANDOVER INDUSTRIAL PARK NO. 1, ACCORDING TO THE PLAT THEREOF !'! ! IN VOLUME •• OF PLATS, PAGE 36, RECORDS COUNTY, #' ! ow- mup EXCEPT THAT PORTION THEREOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 592245, ACCORDING TO DECREE FILED JANUARY 14, 53 LEGAL DESCRIPTION PARKING EASEMENT NOVEMBER 18, 2014 PROJECT NO. 06007 AN EASEMENT FOR VEHICULAR PARKING PURPOSES OVER, ACROSS AND UPON THE RIGHT -OF -WAY OF CHRISTENSEN ROAD, BEING LOCATED IN THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 23, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON. SAID EASEMENT BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS; COMMENCING AT THE INTERSECTION OF THE CENTERLINE OF ANDOVER PARK EAST WITH THE CENTERLINE OF TUKWILA PARKWAY AS MARKED BY A CONCRETE MONUMENT; THENCE NORTH 84 044'00" EAST ALONG THE CENTERLINE OF TUKWILA PARKWAY 231.72 FEET; THENCE SOUTH 05 016'00" EAST 40.00 FEET TO THE POINT OF INTERSECTION OF THE SOUTH MARGIN OF TUKWILA PARKWAY WITH THE WEST MARGIN OF CHRISTENSEN ROAD; THENCE SOUTHERLY ALONG SAID WEST MARGIN ON A CURVE TO THE RIGHT, HAVING A RADIUS OF 437.50 FEET, A CENTRAL ANGLE OF 00 °13'45 ", THE CENTER OF WHICH BEARS SOUTH 80 038'25" WEST, AN ARC DISTANCE OF 1.75 FEET TO THE TRUE POINT OF BEGINNING; THENCE EASTERLY ON A CURVE TO THE LEFT, HAVING A RADIUS OF 35.00 FEET, A CENTRAL ANGLE OF 28 038'13" EAST, THE CENTER OF WHICH BEARS NORTH 23 022'13" EAST, AN ARC DISTANCE OF 17.49 FEET TO A POINT OF TANGENCY; THENCE NORTH 84 044'00" EAST 46.59 FEET TO THE BEGINNING OF A NON - TANGENT CURVE TO THE LEFT; THENCE SOUTHERLY AND EASTERLY ON A CURVE TO THE LEFT, HAVING A RADIUS OF 16.94 FEET, A CENTRAL ANGLE OF 73 °30'10 ", THE CENTER OF WHICH BEARS NORTH 87 022'15" EAST, AN ARC DISTANCE OF 21.74 FEET TO A POINT OF REVERSE CURVATURE; THENCE EASTERLY AND SOUTHERLY ON A CURVE TO THE RIGHT, HAVING A RADIUS OF 2.50 FEET, A CENTRAL ANGLE OF 72 04537 ", THE CENTER OF WHICH BEARS SOUTH 13 052'05" WEST, AN ARC DISTANCE OF 3.17 FEET TO A POINT OF COMPOUND CURVATURE; THENCE SOUTHERLY ON A CURVE TO THE RIGHT, HAVING A RADIUS OF 1547.72 FEET, A CENTRAL ANGLE OF 09 037'47, THE CENTER OF WHICH BEARS SOUTH 86 037'42" WEST, AN ARC DISTANCE OF 260.13 FEET; THENCE NORTH 84 006'43" WEST 43.00 FEET TO THE BEGINNING OF A NON - TANGENT CURVE TO THE LEFT; PAGE 1 54 E. 'o W- 903 � /// 0// �, PAGE 2 55 EXHIBIT 1 -C VEHICULAR PARKING EASEMENT AREA W — 267_.49' N 8- 4 _ N 231.72' S - - -� ' PARKWAY o o° � TUKW►LA _,m N B4'44'00" E 159.38' R= 437.50' R=50.00' A= 08'36' 24" 0= 84'56'09" L= 65.72' L= 74.12' I 30' 40' , , I , I Q / , � Q w T.L. NO. 022300 - 0040 -03 /0 �C 0) cn r / Z , 3: 0 co � N ( o T r Lo x O O /W;� ? Z Z /��0 0 Z Z U (� 211.59' , o N 89'47'51" E o I o I SHY E sy I , 30 I b 40' 18903 1 = 50 /FS /sT��E l TIM HANSON AND ASSOCIATES 8255 CULTUS BAY ROAD NOV. 2014 CLINTON, WA 98236 PROJECT NO. 06007 PAGE 1 OF 2 425.822.7271 56 � of sy CURVE DELTA EXHIBIT 1 —C — CONT'D. RADIUS RADIAL BEARING C1 VEHICULAR PARKING EASEMENT AREA 437.50' S 80'38'25" W C2 28'38'13" 17.49' 231.72' N 23'22'13" E C3 73'30'10" 21.74' 16.94' o; C4 72'45'37" 3.17' 2.50' S 13'52'05" W rn 0 0;0 1 260.13' 1547.72' S 86'37'42" W C6 Fm 28.83' 1504.72' N 83'43'52" W C7 93'47'54" 40.93' 25.00' N 84'49'45" W C8 8'22'39" 63.97' Cl C2 S 89'14'49" W TPOB I � I I I I CURVE TABLE j ' I ' I I I I w I II LINE TABLE i I I I I I I I I I j I I I I L---kL2 , o ; I 18903 p 1" = 50' C /STE� '�yL LAt A TIM HANSON AND ASSOCIATES 8255 CULTUS BAY ROAD NOV. 2014 PROJECT NO. 06007 PAGE 2 OF 2 CLINTON, WA 98236 425.822.7271 CURVE DELTA LENGTH RADIUS RADIAL BEARING C1 013'45" 1.75' 437.50' S 80'38'25" W C2 28'38'13" 17.49' 35.00' N 23'22'13" E C3 73'30'10" 21.74' 16.94' N 87'22'15" E C4 72'45'37" 3.17' 2.50' S 13'52'05" W CS 9'37'47" 260.13' 1547.72' S 86'37'42" W C6 1'05'52" 28.83' 1504.72' N 83'43'52" W C7 93'47'54" 40.93' 25.00' N 84'49'45" W C8 8'22'39" 63.97' 437.50' S 89'14'49" W NUM BEARING DISTANCE L1 N 84'44'00" E 46.59' L2 N 84'06'43" W 43.00' L3 N 00'45'11" W 152.13' M-17 Hux.mm W.* HOLIDAY INN EXPRESS EXTERIOR LIGHTING GUIDE AMERICAS REGION Revised 05 -12 -15 CURB ARC' -A n " —he Rea ;Nord__ your door is an inviting beacon. vvnen you arrive, you know you are safe and in the right place. Enhanced design elements at the approach and entry work together to create this kind of "Real World" we come by creating an energized and branded sense of arriva that is universa y recognizab e. •. =..:R_ .nn =r:n' <- § C=bal Brand Rel-. 1nC> ides Americas . -.;:. ;Fn CURB APPEt . Lighting Experience: Facade lightscaping is a Sig, ature Brand element, used to dramatically reinforce the Holiday Inn Express Brand with illuminated color. Colored beams of light are strategically cast on the building facade to provide guests with a visually impactful and intuitively recognizable cue for way finding to the property. Additionally, colored light beams cast along the columns at the entry provide secondary way finding to the entrance dramatically ,g the arrival experience. Essential Elements: • Brand specified facade and column lighting Building ^ g~t ^ ng NOTE'S: ALL fixtures should have Universal Voltage Ballasts Stories referenced are indicative -of the number -of stories the ight is traveling upme building facade -nmme number m stories m the hotel. • Locations with six -or n-ore stories. -or -ocati-ons that are oredorninanty glass: need to be assessed individually and will require custom solutions. Fixture Type 1 To be used to light 0-1 stories rmxcmH Fixture Type 2 To be used to light 2+ stories 150w CMH Semi Gloss Satin Holiday inn Express Global Brand Relaunch Hallmark Guides Americas Region CURB APPEAL Requirement: A minimum of two up to a maximum of four light fixtures must be installed meffectively light the site-specific facade details, Lights must be cast and narrowed to a visually defined beam uron the taade and between windows. xnenem|Unhr wash onthe buildina or liahts shinina onto windows is not permitted. The ight fixtures cn be dIusted on two axes for proper beam aiming, as well as adjustable apertures for refined beam control and shaping. Ail building light fixtures should bemoumed at a consistent Above Finish Floor (AFF) height and discreetly located above the no,tororxo,o, Quantit\ mounting ocation and amp wattage must be determined based on specific property conditions, x site specific lighting pan must be submitted for approva to HG Pan Review prior to instaUation. Secondary entries or exterior wall surfaces which are prominently visible from various building approaches may also be good locations for additional buildina liahtina. Hotels are permitted, but not required, to install additional sets of liahts in secondary and tertiary locations, s with front entry, application o[ light fixtures sou:d be in grous of two to four, based on secific property conditions. For optional installations, o site specific lighting plan must be submitted for approval to HG Plan Review. 13 Guidelines For Building Lighting Spacing NOTE: Each &@ beam is eo« than +(91;mm) Holiday mnExp@a Global Brand I kGu Americas Re »(9,1-0 - CURB APPEAL m w«* e« ) Building Lighting Priority rst Priority-Fr n Entry - (Mandatory) NOT:: Each iight bear E is >e no U der than 3' (915 r ) Holiday _r r Express G_oba_ Brand kGu —meccas Re Second Pr r_ty Fr r Facade s r k_r Entry Third Priority -Side Elevations CURB APPEAL Column Sconce Lights Shroud Renderings Dime sic ns: 1 3C. Holiday _nn Express G oba Brand e ci ides ure Type 70w CMH Semi Gloss Satin ricas Region CURB APPEAL Required: All hotels must install two sconce fixtures on columns at primary hotel entry. The sconce lighting fixtures should be installed on the front facing portion of the outermost left and right columns. For hotels with no columns, the column light fixtures must be installed to t and right of the entry door. The column sconce i gi primarily intended to be a single down light application, with a decorative Holiday Inn Express square branded shroud. If columns are less than 12:: (305mm) in diameter, shroud should not be used. X1l column light fix fixtures could be Finish Floor (AFF) height towards the t three g tartars of the column or present. Consideration sho lid be given t o actual site- s chitectural details and other existing light fixture placement in determining actual light mounting 1.6 Column Sconce Lights Nan View Preferred Column Layout IF THERE IS NO PORTE COCHERE THEN INSTALL COLUMN U-115 THrs LOCATM 0 NEW CIXIATI MOUNTED EKTERICR LCHT1NG – SEE / DUAL UN SHEET EA-3H —r Nan View Alter-r ate Column Layout Holiday inn Express Global Brand Relaunch Hallmark Guides Americas Reqion I CURB APPEAL Formula Blue "X Lights Shroud Renderings Din m:. s:6'(1 etet ure Type 5w LED Semi Gloss Satin Ho aay nn Express coba Brand R aund ides ricas Re /on CURB APPEAL Recommended: The Formula Blue "X" Tight is an optional feature to enhance the sense of arrival. L6 Exterior Lighting Information ures Deco LL Phone: 866 248_6300 Email: sales@decorsusa.com Web: www.decorsusa.com arranty Info Limited Twenty-Four DecorsUSht LC warrants to sale by bA is free of frorn t ase date. This. warranty e. toil duct is ann and there is cts r,t'- i Fixtn uses jai _ not for the Ie 'f t mime ease, that this product at the roe of t a er als and ' rikmans under for ,c_ and propel j fo " nt tf0j r a 1t s -chased aar1 installed in ±_ e` : S, . This as or or =removal o tn_s ` goduct or r a__a1 41 This rraar t is DecorsUSA, LLC or ed improper , or in a improper environment, t o rloaded, misused rib E any not used under normal opera � rconditions r not in accordance with and s -tructions. h er , other or im ranties of any 1. warranty is r _ _ x > ae €app _ a for ar laa rpe _- consequential damag mitt ure to orri S warranty mar `, ..the based on contra th ac, L and , tries for a pa friar purpose, but it as ; wr ne Lollar any o od to two ea , net-torsJSA, LC is not liable for What ` Jr Vie- o taetor damage to The remedies provided he in are the ex o a aer _se. al , _ - _ r ,e c a taa all d equipment ye, ' 'e V reaa 4_00 Deruo_ s S ,_LC i r' o such de.eo 't o _ aOe e t' ur i o purch date, proof of o= o.se and a DecorsUSA, I LC Attention: Quality Assurance,5005 Newport Drive Suite 204,Ro eplace it at ] , charge t e-mail ail i su ort decorsus .co , out spy` -_a- sales or pro Pled o -grader IoI day Inn Express Global Brand ReIaunc Ilra ar Guides Americas Region CURB APPEAL chaser € d =eda_ first c _em to: rag eadows.1L66668. 8ft 10 ft 12 ft 14 ft 2 or 3" c-W Custom Sizes Ave: able in widths and len, lure-rents up to 4 ft x 14 ft • galvanized steel wire paneit; baked on powder coat finish green - black siiver white custoii ''''';•( '• '.-v''''"';'.- ,.-' .,*,,.,; :- ---.. . -,,;:. „ . t; ' --'!"-;:',46‘,. :T: ,', -•. ': ., .,:-., -si,:, -: - .• • - . ,.,:,.-44.`•i-,•-`1:, . - l• • - ' - ,-, • g.: ,,.. , , , , ,i., _,-..- i. ,..,t..f,!. „f ,;•., ' '' „; - s,, • ._ ',1,',":-. ::-. 'f.'--•_ . ' T:,..---, P.'. . •A - -..•-7 •• ' ;''' ..i- • . -----4, , , _ ,, .,...,,, --..,,, ir-.4.----iii,--.4„,. • :_• ...- - - , ''--4:4 ')JIit,,, -. • .■rr- _ •.'.. r' ' ' ‘::'''. ' L- . ' - ' .-..c.,. t • Mounting Hardwa ft..•I range avai•able • /114 P f i A 1 Wall Mounted Green Facade Trellis Pane The greenscreen® trellis system can transform blank concrete or masonry walls into soft-textured, vine covered, seasonally varying surfaces commonly referred to as 'green facade walls.' The elements are simple and the possibilities are endless for mounting modular or shaped panels near entries, around windows and in interior courtyards as a living plant matrix that covers all or part of a building facade... the examples are many! Our system of engineered mounting accessories is esigned to hold greenscreen® trellis panels off the building surface, protecting the building's waterproof membrane from direct plant attachment and transferring the weight of the plants to the screen structure and the wall. Integrate wall mounted greenscreen5 elements into new construction or retrofit to existing buildings with adjustable clips that adapt to uneven surfaces. Panels can be stacked side to side or top fo bottom to cover larger areas. • 4 . , 'TV.v X.14 ospital, Houston, TX LU d 1 N 3 IN H OV1IV elements 6 Z �5 F t3 Z cc 22 EE Zo 70 ln- Z Z U U Z iv Z x O a. ,g ol wns UP TO 4'- 0 MAXIMUM IN 2" INCREMENTS Wall Mounted This example showing multiple rnod(Alar panels in a waH bung application references typical trims and clips frorn our Accessory Items list, Combine custom screen sizes and profiles fore YOUr own Unique greenscreene. PANELTRIM, 5104/5105. OPTIONAL. MOUNTING CLIP 51328 WITH 5136 SPACER SEE SUPPORT PLACEMENT GUIDELINES FOR LOCATION 5 1 32G OPTIONAL 5131 FLEX "C"' RING FOR PANEL ALIGNMENT OPTIONAL C cc 5105 PANEL TRIM AT BOTTOM RECOMMENDED NO PANELTRIM REQUIRED @ BOTTOM PANEL EDGE FINISH GRADE t,c c o,5 C rcc^' 1743 S. La Cienega Blvd, Los Angeles CA 90035 T - 800.450,3494 www.greenscreen.corn I ■ 111M., 0 Figure 18 -23: Neighborhood Corridor Standards ATTACHMENT G APPLIED TO: Existing Streets: Andover Park E. (Tukwila Pkwy to Trek Christensen), Trek Dr, Industry Or, Minkler (Andover Park E.), to River, Wig Dr, Bauch Dr, Nelson PI, S. 156th St New Streets: As indicated on Corridor Type Map Note: This is a summary of key corridor standards. See 18.28.120 to .210 for supplemental details. THOROUGHFARE • • 4I Existing street No change New street See new cross - section Total required 15 ft; 10 ft on Minkler width minimum Landscaping Street trees, located at back of curb face. On Minkler, trees in a continuous landscaped strip a minimum of 5 ft wide located at back of curb face. Also, see 18.28.240 General Landscaping. Tree spacing 20 -30 ft, depending on species. Lighting Pedestrian and vehicular -scale decorative street lighting. BUILDING ORIENTATION/PLACEMENT .0 •0 Building orientation to Required streets/ open spaces Front yard setback 15 ft minimum On -site surface parking locations Side or rear of building. Street Front: 1 double - loaded aisle of parking between building and primary street (maximum 63 ft in width). Z Front yard landscaping 15 ft of streetscape minimum (waived if Public Frontage Improvements are built to standard) Facade articulation increment Commercial /mixed -use maximum .......- ..-- _,.... -50 ft 1 f— B ,of I,Jr,=vz;lk �., , 15Xi ,,sdew,Tfk Public frontage �I .....• *.4 � rib i' b I G .....,..r�.,.. li4 G� ._!I... de.Gti' 11�.".."T +;i� New thoroughfare cross - section Transparency ISrri% min Articulation SI,Y rz2�tx Facade articulation and ground level transparency _.. ....... ._ -_ Residential maximum 30 ft ' New street south of Tukwila Pond shall only have on- street parking on Major vertical modulation maximum 120 ft the south side of the street. ._n.­­ �. � e -.mm Ground level transparency Commercial -use minimum 50% 71