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HomeMy WebLinkAboutPermit L09-060 - MCBRIDE PATRICK / GMS ARCHITECTS - DESIGN REVIEWCUTTING SPECIALISTS 6238 S 143rd PL L09 -060 " City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director June 1, 2010 Div NOTICE OF DECISION TO: ,\ Patrick McBride, GMS Architects, Applicant l/ Mike Engstrom, Owner (Dore,101 rorr,1 King County Assessor, Accounting Division Al op/ \t Washington State Department of Ecology ll' mime �F.e���� (`l This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L09 -060 Applicant: Patrick McBride, GMS Architects Type of Permit Applied for: Administrative Design Review Project Description: Design review for construction of a new 3,825 square foot standing metal building for storage use, with two parking spaces, associated landscaping, and frontage improvements along S 143`' Place. Location: 6238 S 143`' Place Associated Files: D09 -241 Development Permit Comprehensive Plan Designation/Zoning District: Commercial/Light Industrial (C/LI) District II. DECISION SEPA Determination: The City SEPA Responsible Official has previously determined that this application does not require a SEPA threshold determination because it is categorically exempt. Decision on Substantive Permit: The Community Development Director has determined that the application for an Administrative Design Review does comply with applicable City and state code requirements and has approved that application, subject to the following conditions based on the findings and conclusions contained in the staff report: 1) Wheel stops shall be placed within the two parking spaces to prevent injury to plantings. Wheel stops or similar barriers shall also be placed along the eastern edge of the perimeter landscaping area on the east side of the building to prevent vehicles from driving over plantings in vicinity of the shared drive aisle. These measures shall be inspected prior to final approval of the building permit. 2) Any trash or recycling area on this project site shall be located within the building. JR Page 1 of 4 05/28/2010 H:\Design Review \Cutting Specialists \L09 -060 Cutting Specialists NOD.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 -431 -3670 • Fax: 206 - 431 -3665 3) Signage for the project site shall be consistent with the architecture of the building and shall be submitted through sign permit applications for review and approval by the City of Tukwila. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code §18.104.010. Other land use applications related to this project may still be pending. No administrative appeal of a DNS or an EIS is permitted. One administrative appeal to the Board of Architectural Review of the Decision on the Permit itself is permitted. If an MDNS was issued, any person wishing to challenge either the conditions which were imposed by the MDNS decision or the failure of the Department to impose additional conditions in the MDNS must raise such issues as part of the appeal to the Board of Architectural Review. A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King County Superior Court from the Board of Architectural Review decision. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Community Development Director's decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 days of the issuance of this Decision; that is by June 15, 2010. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision, including any specific challenge to an MDNS. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee of $225. V. APPEAL HEARINGS PROCESS Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the Board of Architectural Review based on the testimony and documentary evidence presented at the open record hearing. The Board of Architectural Review decision on the appeal is the City's final decision. Any party wishing to challenge the Board of Architectural Review decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an JR Page 2 of 4 H:\Design Review \Cutting Specialists\L09- 060_Cutting Specialists_NOD.doc 05/28/2010 EIS may be included in such an appeal. If no appeal of the Board of Architectural Review decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. The City's decision to issue a DNS, an MDNS or an EIS is final for this permit and any other pending permit applications for the development of the subject property. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Jaimie Reavis, who may be contacted at 206 - 431 -3659 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. The notice board must be removed at the expiration of the appeal period if no appeal is filed. De., ent of Community Development Ci 'of Tukwila JR Page 3 of 4 H:\Design Review \Cutting Specialists \L09- 060_Cutting Specialists_NOD.doc 05/28/2010 FILE NUMBER: APPLICANT: REQUESTS: City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director ASSOCIATED PERMITS: LOCATION: COMPREHENSIVE PLAN/ ZONING DESIGNATION: SEPA DETERMINATION: STAFF: ATTACHMENT: STAFF REPORT TO THE DCD DIRECTOR. PREPARED May 25, 2010 L09 -060 Patrick McBride, GMS Architects Design Review approval for construction of a new 3,825 square foot standing metal building for storage use, with two parking spaces, associated landscaping, and frontage improvements along S 14.3r Place. D09 -241 Development Permit 6238 S 143m Place Commercial/Light Industrial (CLI) District Project categorically exempt Jaimie Reavis, Assistant Planner A. Site Plan B. Building Elevations C. Landscaping Plan D. Applicant's Response to the Design Criteria JR Page 1 of 10 05/28/2010 H:\Design Review \Cutting Specialists\L09 -060 Cutting Specialists ADR SR.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 -431 -3670 • Far: 206 -431 -3665 FINDINGS VICINITY /SITE INFORMATION Project Description This project is to construct a 3,825 square foot standing metal building for storage use by the Cutting Specialists; a metal cutting business which is located on adjacent parcels to the north and east of the project site. The new building will cover most of the area of the parcel, with the exception of perimeter landscape areas on all sides of the building, parking and paved areas on the east and south sides of the building, and a new sidewalk along 143`d Place on the south side of the project site. The site was formerly developed with a single - family home which was demolished in March 2009. Surrounding Land Uses The site is located in the Commercial/Light Industrial (C/LI) zoning district. Use of the site for warehouse storage is a permitted use in the C/LI zoning district. The project site has common ownership with parcels to the east and the north. These parcels are also located in the C/LI zone, and are used by the Cutting Specialists, a local business that specializes in cutting metal. Cutting metal is listed as a conditional use within the C /LI zone; meaning that new metal cutting uses within the C/LI zone are only allowed through review and approval of a Conditional Use Permit. The properties adjacent to the project parcel have been used for many years by the Cutting Specialists to cut metal, and are considered nonconforming uses within section 18.70.040, meaning the uses are preexisting lawful uses of land made nonconforming at the time current zoning regulations were adopted. Existing nonconforming uses may continue, subject to conditions, including the following: "No nonconforming use shall be enlarged, intensified, increased or extended to occupy a greater use of land, structure or combination of the two, than was occupied at the effective date of adoption of this title." While the new building is a permitted use a warehouse /storage, it may not be used for cutting metal unless a conditional use permit is submitted for review and approval to the City of Tukwila. The commercial and industrial area in which the new building will be located is in between the Green River to the east, Interurban Ave S to the west, the Green River and Foster Golf Course to the north, and an area zoned for Regional Commercial Mixed Use (RCM) to the south. Across Interurban Ave S to the west is another RCM zone, to the west of which is a large hillside zoned Low Density Residential (LDR). The surrounding land uses within the CLI district in which the project is proposed are mostly industrial, housed in similar standing -metal buildings, or in concrete tilt -up buildings. There are some office buildings mixed in to the largely industrial area, as well as a few single family homes to immediately to the west and south of the project site. Single - family dwelling units are existing non- conforming uses within the C/LI zone. DESIGN REVIEW CRITERIA This project is subject to administrative design approval under Tukwila Municipal Code (TMC) Section 18.30.070. The applicable design review criteria for this project are listed under TMC Section 18.60.050 (B) Commercial and Light Industrial Design Review Criteria. The Design Review Criteria are organized into five sections; covering Relationship of Structure to Site, Relationship of Structure and Site to JR Page 2of10 H:\Design Review \Cutting Specialists\L09- 060_Cutting Specialists_ADR_SR.doc 05/28/2010 Adjoining Area, Landscaping and Site Treatment, Building Design, and Miscellaneous Structures and Street Furniture. III. DESIGN REVIEW CRITERIA This project is subject to administrative design review approval under Tukwila Municipal Code (TMC) Chapter 18.30.070. In the following discussion the Design Review criterion is shown below in bold, followed by staffs comments. 18.60.050 Commercial and Light Industrial Review Criteria 1. Relationship of Structure to Site. a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement ;. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas; c. The height and scale of each building should be considered in relation to the site. a) The site has street frontage on its south side along S 143`d Place. One curb cut will be constructed to provide access to the project site from S 143`d Place. A drive aisle shared between the project site and the property to the east also provides access to overhead doors on the east side of the building. A concrete sidewalk is proposed along the length of the parcel. Landscaping along the front property line adjacent to S 143`1 Place is clustered at the southwest corner where it will be seen most easily compared with other areas of the site. b) Two parking spaces are proposed as required for warehousing/storage use. The large number of plantings proposed at the southwest corner of the site and along the west property line will help screen the parking areas from view from the west and south. The west and south sides of the project site are the most visible from properties to the west and from Interurban Ave S. The shared drive aisle area on the east side of the building will be screened from view for most of its length by the new building, and will be partially screened from view by properties to the south and east by the landscaping on the south side of the project site. c) The roof of the building has a slight pitch of 1:12; the proposed height of the building ranges from 20 feet to 23 feet. This height is consistent with the building heights of surrounding development, which range from around 10 to 15 feet for existing nonconforming single family homes, up to 28 feet for nearby office buildings and light industrial concrete and metal buildings. The maximum height allowed in the Commercial Light Industrial (C /LI) zone is four stories or 45 feet. 2. Relationship of Structure and Site to Adjoining Area. a. Harmony on texture, lines and masses is encouraged; b. Appropriate landscape transition to adjoining properties should be provided; JR Page 3 of 10 H:\Design Review \Cutting Specialists\L09- 060_Cutting Specialists_ADR_SR.doc 05/28/2010 c. Public buildings and structures should be consistent with the established neighborhood character; d. Compatibility of vehicularr pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged; e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. a) The building as proposed will be constructed from corrugated metal, and will be approximately 85 feet long by approximately 45 feet wide. The texture and lines provided by the corrugated metal are consistent with structures typically used for in areas where primary uses are light industrial. The proposed building is similar in design to the existing Cutting Specialists building to the east, as well as another standing metal building down the street to the east. The proposed building will cover over half of the lot area on which it will be located; the massing of the building is consistent with surrounding light industrial warehouses, and is actually small in comparison to the existing Cutting Specialists building to the east, as well as other warehouse and light industrial buildings directly to the north and to the east in the vicinity of the project site. Buildings in the area are generally rectangular in shape, and range in size from 3800 square feet to over 38,000 square feet. b) The new building is proposed for use in conjunction with the existing Cutting Specialists building directly to the east. The two properties will share a drive aisle located within the eastern -most five feet of the subject property, as well as the western -most 12 feet of the property to the east. Landscaping in this area includes only a few trees and shrubs, and is limited mostly to groundcover to minimize potential damage caused from use of this area for maneuvering of large vehicles moving materials into and out of the new storage building. This perimeter landscape area will also be largely in the shade of the new building, so shade tolerant planting were included in the landscaping plan, and the applicant chose to cluster more plantings than required on the west and south sides of the building to make up for a reduced number of plantings proposed on the east side of the building. Plantings clustered on the west and south sides of the project site help to screen parking areas from view from properties to the west and Interurban Ave S, help to create an inviting appearance at the entrance to the site, and also help to screen the blank wall area of the west side of the building. c) Not applicable - There are no public buildings proposed for this project. d) Pedestrian circulation on the site will be accommodated with a new sidewalk along the property frontage of S 143rd Place, as well as a striped pedestrian walkway connecting the accessible parking space on the east side of the driveway to the front of the building. Overhead doors on the south and east sides of the building allow vehicles transporting materials into the new building to drive in and maneuver within the building. This prevents large vehicles from having to maneuver within areas on the outside of the building where pedestrians can be expected. Separate pedestrian entrances are located on the front (south), east, and north sides of the building help to further separate pedestrians from vehicle entrance and exit areas. e) S 143rd Place is a dead -end street with low traffic volumes. One curb cut will be constructed for access to the site from S 143rd Place. The design of parking on the site allows vehicles the space needed to maneuver into and out of parking spaces without having to back out into the public right -of -way. Additionally, the location of overhead doors on the south and east sides of the building provides access between adjacent parcels associated with the Cutting Specialists via a shared drive aisle on the east side JR Page 4 of 10 H:\Design Review \Cutting Specialists\L09- 060_Cutting Specialists_ADR_SR.doc 05/28/2010 of the new building. This allows vehicles to move into and out of the new storage building and adjacent Cutting Specialist sites to the east and north without having to enter and exit the public right -of -way. 3. Landscaping and Site Treatment. a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced; b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance; c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade; d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken; e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encour- aged; 1 Screening of service yards, and other places which tend to be unsightly, should be accom- plished by use of walls, fencing, planting or combination; g. In areas where general planting will not prosper, other materials such as fences, walls and paving of wood, brick, stone or gravel may be used; h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. a) The existing topography on the site is flat; the project site is proposed to remain flat. b) The sidewalk proposed for construction along S 143rd Place will be concrete, and will provide a contrast in material from the asphalt used for the driveway area and the asphalt of S 143rd Place. A curb will separate the sidewalk from S 143rd Place. The striped walkway from the accessible parking space to the front of the building will be flat, and the striping will help convey the message to drivers to expect pedestrians in this area. Parking areas will also be flat, and curbs are proposed to separate landscape areas from the parking lot. The addition of curbs around landscape areas will help landscaping to be maintained in a healthy condition, contributing to a stable and inviting appearance. c) Landscaping is clustered along the west property line to provide screening of the long, blank wall of the building. Landscaping on this side of the site includes a mixture of evergreen and deciduous trees to provide a visual interest during all seasons of the year. Landscaping is also clustered at the southwestern corner of the site, providing an inviting entry feature to the development, as well as providing screening for the parking and driveway area on the south side of the proposed building. Deciduous trees proposed in the southwestern corner of the site can provide seasonal shade in the spring and summer, and color in the fall. d) Curbs have been designed around landscape areas adjacent to the parking lot. As a condition of approval, wheel stops shall be placed within the two parking spaces to prevent injury to plantings. Additionally, wheel stops or similar barriers shall be added along the eastern edge of landscaping areas on the east side of the building to prevent vehicles from driving over plantings in this area. The addition of wheel stops shall be inspected prior to final approval of the building permit. JR Page 5 of 10 H:\Design Review \Cutting Specialists\L09- 060_Cutting Specialists_ADR_SR.doc 05/28/2010 e) Tukwila Municipal Code (TMC) Section 18.52.020, requires 12.5 feet of perimeter landscaping along front yards and 5 feet of perimeter landscaping along side yards. The applicant is requesting approval to allow landscape perimeter averaging on the project site, in order to cluster landscaping where it provides the most effective placement for screening of parking areas and blank wall area of the building, and in order to minimize the amount of landscaping located in on the east side of the building, which is in an area largely shaded for most of the day by the new building, and where heavy delivery and forklift activities are planned. Minimizing landscaping on the east side of the building and clustering plantings on the west and southwest sides of the project site will allow a transition area with minimal landscaping between the project site and the other Cutting Specialist properties to the east and north. Areas of the project site that will not meet landscaping requirements as proposed include the perimeter landscape area on the east side of the curb cut off S 143`d Place, as well as the area of perimeter landscaping on the east side of the building, where one of the parking spaces and the overhead door on the eastern elevation are proposed. Additionally, tree and shrub spacing on the east side of the building does not meet the applicable Type II landscape perimeter spacing requirements. TMC 18.52.020 allows landscape perimeter to be averaged if the total required square footage is achieved if all of the following criteria are met: a) Plant material can be clustered to more effectively screen parking areas and blank building walls. b) Perimeter averaging enables significant trees or existing built features to be retained. c) Perimeter averaging is used to reduce the number of driveways and curb cuts and allow joint use of parking facilities between neighboring businesses. d) Width of the perimeter landscaping is not reduced to the point that activities on the site become a nuisance to neighbors. e) Averaging does not diminish the quality of the site landscape as a whole. In order to satisfy the landscape buffer averaging criteria, the proposal was designed to include perimeter landscaping on the north side of the building where it is not required, as well as a wider landscape area at the southwestern corner of the site than is required. The perimeter landscape area at the southwest corner of the site along the front property line was widened from the required width of 12.5 feet to 15.5 feet. Additionally, most of the required trees and shrubs were divided between the southwestern corner of the site and the required five -foot perimeter landscape area on the west side of the building in order to more effectively screen the parking area and to soften the blank wall of the west side of the building. These areas of the site are the most visible from Interurban Ave S and properties to the west. Clustering of the landscaping in these areas will help promote plant health by allowing plantings to receive more sunlight than they would on the east side of the building. Clustering also allows the plantings to be located away from the heavy delivery area on the east side of the building, where the existing drive aisle will be retained and shared between the project site and adjacent Cutting Specialists properties to the east and north. JR Page 6 of 10 H:\Design Review \Cutting Specialists \L09- 060_Cutting Specialists_ADR_SR.doc 05/28/2010 The planting plan proposed provides the same square footage of landscape area and number of plantings as required by code. Perimeter landscape averaging allows shared use of the site to transport materials for storage among Cutting Specialists properties, with appropriate transitions from the project site to Cutting Specialist sites to the north and east, while also allowing for enhanced transitions to the public right -of way and to the adjacent property to the west. f) The building is proposed to be used for storage, and there is not expected to be a need for trash and recycling. Additionally, trash and recycling areas are available on adjacent parcels under the same ownership as the project site. Areas on the site where heavy delivery and forklift activities are planned include the south and east sides of the building where the overhead doors are located. The south side of the site is screened from properties to the west by clustering landscaping at the southwest corner of the site and along the perimeter landscape area located on the west side of the building. The building itself screens the heavy delivery and forklift activities proposed on the east side of the building from properties to the west. g) As discussed in this section under letter e, the applicant is requesting approval for landscape perimeter averaging in order to cluster landscaping in areas of the site where it will prosper and to more effectively screen the parking area on the south side of the site. No other materials, such as fences, walls, or paving are proposed with this project. h) Exterior lighting proposed for this project will be building - mounted. Fixtures proposed will include glare restrictive hoods pointed downward in order to prevent glare from the new lights from spilling over onto adjacent properties. 4. Building Design. a. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to its surroundings; b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments; c. Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure; d. Colors should be harmonious, with bright or brilliant colors used only for accent; e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view; 1 Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design; g. Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. a) The building as proposed is a similar style as surrounding development, and is appropriate for structures and uses within an area zoned for light industrial use. Neighboring developments include a one -story concrete tilt -up building to the south painted earth tones, existing non - conforming single - family homes to the southeast and west, and similarly designed standing metal buildings to the north and east painted beige, blue and white. JR Page 7ofl0 H:\Design Review \Cutting Specialists \L09- 060_Cutting Specialists_ADR_SR.doc 05/28/2010 b) The scale of the building is on the small side for other light industrial buildings in the area. The building floor plate, at approximately 85 feet by 45 feet wide, is most similar in scale to a similarly designed standing meal building located down the street to the east. While larger than the single family homes located to the south and west of the project site, the building mass will be smaller than other light industrial building in the area, including the concrete tilt -up building to the south and the other Cutting Specialists buildings located to the east and to the north. c) The building design is a simple rectangular shape, with pedestrian doors located on the south, east, and north sides; and overhead doors located on the south and east sides. The doors of the building are in proportion to the rest of the building, and similar in design and proportion to those on other buildings in the area. d) The walls and trim of the building are proposed to be a "Regal Blue" color. Overhead and pedestrian doors will be painted a "Cool Regal White ". In contrast to some of the similarly designed buildings in the area, which are painted light colors and which have a worn or dirty appearance, the darker color employed for the body of the proposed building may hold up better over time. e) There is no mechanical equipment or other utility hardware proposed on the roof, ground, or building. f) The building - mounted exterior lighting proposed is appropriate for a light - industrial building, and will be harmonious with the building design. There is only one building proposed for this site, and its design is compatible with development on properties to the east and north which are under the same ownership as the project site. Use of the white accent color for the doors of the building helps to break up the building facade on the south and east sides. g) S. Miscellaneous Structures and Street Furniture. a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale; b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. a) There are no miscellaneous structures or street furniture proposed for this project. According to the applicant, because the use of the site will be for storage only, there is no need for a trash or recycling enclosure. As a condition of approval, any trash or recycling area on this project site shall be located within the building. b) Building - mounted lighting is proposed for this project. According to the applicant's response to the design criteria, these fixtures will include off -site glare restrictive hoods pointed downwards to prevent glare impacts to adjacent properties. Signage for the project site shall be submitted for review and approval by the City of Tukwila through separate sign permits. JR Page 8 of 10 H:\Design Review \Cutting Specialists'L09- 060_Cutting Specialists_ADR_SR.doc 05/28/2010 CONCLUSIONS The proposed use of the building for storage is a permitted use within the C /LI zone. Use of the property to cut metal is a conditional use within the C /LI zone. Parcels to the east and north are also zoned C /LI, are owned by the same owner as the subject property, and are used to cut metal. Existing use of adjacent parcels to cut metal is existing non- conforming, meaning the use of the property to cut metal was lawful at the time current codes were adopted, and the use may continue subject to a set of conditions. Intensification or expansion of the non - conforming use is not permitted. In order to use the current project site to cut metal, the property owner will need to apply and receive approval for a Conditional Use Permit. Use of the site to cut metal was not reviewed as part of the current application; the new building as proposed may or may not meet the requirements necessary in order to approve a Conditional Use Permit to cut metal at the site. 2) The proposed development will provide a desirable transition to the street through the construction of a new sidewalk along S 143rd Place and the addition of landscaping within the front setback area which will help screen the parking area from view. 3) The height ranges from 20 feet to 23 feet, which is below the maximum building height of four stories or 45 feet, and is consistent with surrounding building heights which range from 10 feet to 28 feet in height. 4) A sidewalk and a striped pedestrian walkway through the parking lot to the front of the building delineate pedestrian pathways on the site. Pedestrian entrances to the new building are separate from vehicle entrances, helping to separate pedestrians from vehicles maneuvering on the site. Vehicular circulation is limited to one curb cut which provides access to the two required parking spaces for the project. A drive aisle along the east side of the new building, and overhead doors located on the south and east sides of the building allow vehicles to maneuver between Cutting Specialists properties without the need to continually enter and exit the public right -of -way. 5) Perimeter landscape averaging is requested by the applicant in order to reduce the amount of landscaping provided on the east side of the building, which will be shaded by the building is in an area where heavy delivery and forklift activity will be a detriment to plant health. Staff recommends approval of perimeter landscape averaging; clustering of landscaping on the west and southwest sides of the project site will help to more effectively screen the parking area on the south side of the building, and soften the long wall of the west building elevation. Clustering plantings in these areas will enable the existing drive aisle located on the east side of the project site to be retained for use among Cutting Specialists properties. Perimeter averaging will also allow a larger landscape area to transition to the new sidewalk along S 143rd Place, and a greater number of plantings along the west side of the building to add visual interest and transition from the project site to the property to the west. 6) Curbs placed around landscaping will help maintain an inviting and stable appearance. As a condition of approval wheel stops shall be placed within the two parking spaces to prevent injury to plantings. Wheel stops or similar barriers shall also be placed along the eastern edge of the perimeter landscaping area on the east side of the building to prevent JR Page 9 of 10 05/28/2010 H:\Design Review \Cutting Specialists\L09- 060_Cutting Specialists_ADR_SR.doc vehicles from driving over plantings in vicinity of the shared drive aisle. These measures shall be inspected prior to final approval of the building permit. 7) Exterior lighting for the project will be building - mounted, and will include glare restrictive hoods pointed downward to prevent glare from spilling over onto adjacent properties. 8) The design, scale, and materials of the building are consistent with light industrial development. The corrugated metal used for the building is consistent with several adjacent buildings used for light industrial activities, which are constructed of corrugated metal or tilt -up concrete. The new building will be 3,825 square feet; other buildings in the project vicinity range in size from 3,800 to 38,000 square feet. 9) Colors used for the building, including a "Regal Blue" for the walls and trim, and a "Cool Regal White" for the overhead and pedestrian doors will be harmonious with surrounding development. No brilliant colors are proposed. 10) There are no miscellaneous structures or street furniture proposed for this project. Because the use of the project is for storage only, a trash and recycling enclosure was not included in the project design. As a condition of approval, any trash or recycling area on this project site shall be located within the building. 11) Design of signage for the new building was not submitted as part of the design review application. Signage for the project site, if needed, shall be submitted through sign permit applications for review and approval by the City of Tukwila. Any proposed signs shall be consistent with the architecture of the building. RECOMMENDATIONS Staff recommends approval of the Design Review application, with the following conditions: 1) Wheel stops shall be placed within the two parking spaces to prevent injury to plantings. Wheel stops or similar barriers shall also be placed along the eastern edge of the perimeter landscaping area on the east side of the building to prevent vehicles from driving over plantings in vicinity of the shared drive aisle. These measures shall be inspected prior to final approval of the building permit. 2) Any trash or recycling area on this project site shall be located within the building. 3) Signage for the project site shall be consistent with the architecture of the building and shall be submitted through sign permit applications for.review and approval by the City of Tukwila. JR Page 10 of 10 05/28/2010 H:\Design Review \Cutting Specialists\L09- 060_Cutting Specialists_ADR_SR.doc ell* of J uuui&a Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting Mitigated Determination of Non - Significance Project Name: Cutting Specialist Warehouse Board of Adjustment Agenda Packet Project Number: L09 -060 Determination of Significance & Scoping Notice Board of Appeals Agenda Packet Mailing requested by: 7 - Notice of Action Reavis /Minnie Dhaliwal Planning Commission Agenda Packet Mailer's signature: Official Notice 7//'' Li /� J (2 / ( Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 ‘, Notice of Decision Was mailed to each of the addresses listed /attached on this _2 day of June in the year 2010 y v W: \USERS \TERIWFFIDAVIT OF DISTRIBUTION.D U Project Name: Cutting Specialist Warehouse Project Number: L09 -060 Mailing requested by: 7 - i Reavis /Minnie Dhaliwal Mailer's signature: 7//'' Li /� J (2 / ( k______ y v W: \USERS \TERIWFFIDAVIT OF DISTRIBUTION.D U City of Tukwila Notice of Application Cutting Specialists Warehouse Building Administrative Design Review Location:6238 S 143rd Place (parcel #336590 -1700) File #'s: L09 -060 (Administrative Design Review), D09 -241 (Building Permit) Applicant: Patrick McBride, GMS Architectural Group Property Owner: Mike Engstrom Project Planner: Jaimie Reavis, 206 -431 -3659 Project Description: The proposal is for administra- tive design review of a 3,850 square foot warehouse building with associated utilities, landscaping, parking, and frontage improvements along S 143rd Place. Comments and Appeals: The application is available for review at the City of Tukwila, Department of Commu- nity Development (DCD), located at 6300 Southcenter Blvd #100. Written comments on the Administrative Design Review application must be received within 14 days of the Notice of Application; that is by 5:OOpm on January 27, 2010. Written comments may be submitted by email to jreavis @ci.tukwila.wa.us, or by mail or hand delivery to DCD at 6300 Southcenter Blvd #100. You may request a copy of any decision, information on hearings, and your appeal rights by calling Jaimie Reavis, project planner, at 206 -431 -3659. City of Tukwila Notice of Application Cutting Specialists Warehouse Building Administrative Design Review Location:6238 S 143rd Place (parcel #336590 -1700) File #'s: L09 -060 (Administrative Design Review), D09 -241 (Building Permit) Applicant: Patrick McBride, GMS Architectural Group Property Owner: Mike Engstrom Project Planner: Jaimie Reavis, 206 -431 -3659 Project Description: The proposal is for administra- tive design review of a 3,850 square foot warehouse building with associated utilities, landscaping, parking, and frontage improvements along S 143rd Place. Comments and Appeals: The application is available for review at the City of Tukwila, Department of Commu- nity Development (DCD), located at 6300 Southcenter Blvd #100. Written comments on the Administrative Design Review application must be received within 14 days of the Notice of Application; that is by 5:OOpm on January 27, 2010. Written comments may be submitted by email to jreavis @ci.tukwila.wa.us, or by mail or hand delivery to DCD at 6300 Southcenter Blvd #100. You may request a copy of any decision, information on hearings, and your appeal rights by calling Jaimie Reavis, project planner, at 206 -431 -3659. City of Tukwila Notice of Application Cutting Specialists Warehouse Building Administrative Design Review Location:6238 S 143rd Place (parcel #336590 -1700) File #'s: L09 -060 (Administrative Design Review), D09 -241 (Building Permit) Applicant: Patrick McBride, GMS Architectural Group Property Owner: Mike Engstrom Project Planner: Jaimie Reavis, 206 -431 -3659 Project Description: The proposal is for administra- tive design review of a 3,850 square foot warehouse building with associated utilities, landscaping, parking, and frontage improvements along S 143rd Place. Comments and Appeals: The application is available for review at the City of Tukwila, Department of Commu- nity Development (DCD), located at 6300 Southcenter Blvd #100. Written comments on the Administrative Design Review application must be received within ays of the Notice of Application; that is b 5:1 on January 27, 2010. Written comments may be su fitted by email to jreavis @ci.tukwila.wa.us, or by mail or hand delivery to DCD at 6300 Southcenter Blvd #100. You may request a copy of any decision, information on hearings, and your appeal rights by calling Jaimie Reavis, project planner, at 206 -431 -3659. City of Tukwila Notice of Application Cutting Specialists Warehouse Building Administrative Design Review Location:6238 S 143rd Place (parcel #336590 -1700) File #'s: L09 -060 (Administrative Design Review), D09 -241 (Building Permit) Applicant: Patrick McBride, GMS Architectural Group Property Owner: Mike Engstrom Project Planner: Jaimie Reavis, 206 -431 -3659 Project Description: The proposal is for admin a- tive design review of a 3,850 square foot warehouse building with associated utilities, landscaping, parking, and frontage improvements along S 143rd Place. Comments and Appeals: The application is available for review at the City of Tukwila, Department of Commu- nity Development (DCD), located at 6300 Southcenter Blvd #100. Written comments on the Administrative Design Review application must be received within 14 days of the Notice of Application; that is by 5:OOpm on January 27, 2010. Written comments may be submitted by email to jreavis @ci.tukwila.wa.us, or by mail or hand delivery to DCD at 6300 Southcenter Blvd #100. You may request a copy of any decision, information on hearings, and your appeal rights by calling Jaimie Reavis, project planner, at 206 -431 -3659. City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 Patrick McBride GMS Architectural Group 1804 136th Place NE, Suite 1 Bellevue, WA 98005 City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 ALLIED WASTE SERVICES GENERAL MGR 22010 76th AVE S KENT WA 98032 City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 Mike Engstrom 6400 S. 143rd Place Tukwila, WA 98168 City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 PUGET SOUND ENERGY PO BOX 90868 BELLEVUE, WA 98009 AGENCY LABELS • ( ) US Corps of Engineers ( ) Federal HWY Admin ( ) Federal Transit Admin, Region 10 ( ) Dept of Fish & Wildlife Section 1 FEDERAL AGENCIES ( ) US Environmental Protection Agency (E.P.A.) ( ) US Dept of HUD ( ) National Marine Fisheries Service Section 2 WASHINGTON STATE AGENCIES ( ) Office of Archaeology ( ) Transportation Department (WSDOT NW) ( ) Dept of Natural Resources ( ) Office of the Governor ( ) WA State Community Development ( ) WA Fisheries & Wildlife ( ) Dept of Social & Health Services ( ) Dept of Ecology NW Regional Office, Shoreland Division ( ) Dept of Ecology, SEPA ( ) Office of Attorney General ( ) Office of Hearing Examiner ( ) KC Boundary Review Board ( ) Fire District # 11 ( ) Fire District # 2 ( ) KC Wastewater Treatment Div ( ) KC Dept of Parks & Recreation KC Assessor's Office Section 3 KING COUNTY AGENCIES ( ) Health Department ( ) Port of Seattle ( ) KC Dev & Enviro Services -SEPA Info Center ( ) KC Metro Transit Div -SEPA Official, Environmental Planning ( ) KC Dept of Natural Resources ( ) KC Dept of Natural Resources, Andy Levesque ( ) Tukwila School District ( ) Tukwila Library ( ) Renton Library ( ) Kent Library ( ) Seattle Library Section 4 SCHOOLS /LIBRARIES ( ) Foster Library ( ) KC Public Library System ( ) Highline School District ( ) Seattle School District ( ) Renton School District ( ) Westfield Mall Library ( ) QWEST Communications ( ) Seattle City Light ' 'Puget Sound Energy ( ) Highline Water District ( ) Seattle Planning &Dev /Water Dept ( ) Comcast Section 5 UTILITIES ( ) BP Olympic Pipeline ( ) Val -Vue Sewer District ( ) Water District # 20 ( ) Water District # 125 ( ) City of Renton Public Works ( ) Bryn Mawr - Lakeridge Sewer /Water Dist ( ) Seattle Public Utilities Q{( Allied Waste Services ( ) Tukwila City Departments ( ) Public Works ( ) Fire ( ) Police ( ) Finance ( ) Planning ( ) Building ( ) Parks & Rec ( ) Mayor ( ) City Clerk Section 6 CITY AGENCIES ( ) Kent Planning Dept ( ) Renton Planning Dept ( ) City of SeaTac ( ) City of Burien ( ) City of Seattle ( ) Strategic Planning *Notice of all Seattle Related Projects ( ) Puget Sound Regional Council ( ) SW KC Chamber of Commerce ( ) Muckleshoot Indian Tribe * ( ) Cultural Resources ( ) Fisheries Program ( ) Wildlife Program ( ) Duwamish Indian Tribe * Section 7 THER LOCAL AGENCIES ki Puget Sound Clean Air Agency ( ) Sound Transit/SEPA ( ) Duwamish River Clean Up Coalition * ( ) Washington Environmental Council ( ) People for Puget Sound * ( ) Futurewise * send notice of all applications on Green /Duwamish River ( ) Seattle Times ( ) South County Journal Section 8 MEDIA ( ) Highline Times ( ) City of Tukwila Website P:Admin \Admin Forms \Agency Checklist Public Notice Mailings For Permits SEPA MAILINGS Mail to: (comment period starts on date of mailing) Dept. of Ecology Environmental Review Section *Applicant *Other agencies as necessary (checked off on attached list) *Any parties of record * send only the staff report, site plan and the SEPA Determination KC Transit Division — SEPA Official would like to receive information about all projects that might affect transit demand Tribes — For any application on the Green /Duwamish River, send the checklist and a full set of plans with the Notice Of Application Send These Documents to DOE: SEPA Determination (3 -part from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings /Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) SHORELINE MAILINGS: Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500 feet of subject property, comments are due 30 days after the notice of application is mailed /posted. The Notice of Application for Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 days of the Notice of Application. If a hearing will be held on the application, the hearing notice must include the information that written comments may be submitted, or oral presentation made at the hearing. Notice is sent to Ecology's NW Regional Office Shorelands & Environmental Assistance Program. Shoreline Permit Notice of Decision: Mail to: (within 8 days of decision; 21 -day appeal period begins date received by DOE) Department of Ecology Shorelands Section, NW Regional Office State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). *Any parties of record * send only the staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: Permit Data Sheet Shoreline Substantial Development Permit (3 -part from Sierra) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) Drawings /Plans of project (site plan, elevations, etc. from PMT's) - Site plan, with mean high water mark & improvements — Cross - sections of site with structures & shoreline - Grading Plan — Vicinity map SEPA determination (3 -part from Sierra) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) P:Admin \Admin Forms \Agency Checklist 0 eft* of llama' a • Dept. Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting Mitigated Determination of Non- Significance Project Name: Cutting Specialists Warehouse Bldg Admin Design Review Board of Adjustment Agenda Packet Mailing requested by: Jaimie Reavi Determination of Significance & Scoping Notice 4 Board of Appeals Agenda Packet € , Notice of Action Planning Commission Agenda Packet Official Notice Short Subdivision Agenda X Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other: Was mailed to each of the addresses listed/attached l on this / day of January in the year 2010 W: \USERS \TERI\AFFIDAVIT OF DISTRIBUTION. C Project Name: Cutting Specialists Warehouse Bldg Admin Design Review Project Number: L09 -060 Mailing requested by: Jaimie Reavi Mailer's signature: 4 t Q o fJ& � € , W: \USERS \TERI\AFFIDAVIT OF DISTRIBUTION. C City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF COMPLETE APPLICATION January 5, 2010 Mr. Patrick McBride GMS Architectural Group 1804 136th Place N.E., Suite 1 Bellevue, WA 98005 Subject: Cutting Specialists - Administrative Design Review Application L09 -060 Dear Mr. McBride: Your application for Administrative Design Review of a proposed 3,850 building and associated site improvements at 6238 S 143`d Place is considered complete on January 5, 2010 for the purposes of meeting state mandated time requirements. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. Please feel free to call me at (206) 431 -3659 with any questions. Sincerely, Jamie Reavis. Assistant Planner cc. L09 -060 o JR Page 1 of 1 01/04/2010 H:\Design Review \Cutting Specialists \Cutting Specialists AdminDR Completeness.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206 - 431 -3665 TO: City of Tukwila Department of Community Development RECEIVED JAN 04'ZU10 TUKWILA PUBLIC WORKS File Number 1209A-.607.3 (see D0.9 241_for_CiviF (Plans & Survey) LAND USE PERMIT ROUTING FORM Building Planning °ublic Works x Fire Dept. Police Dept. Parks /Rec Project: Cutting Specialists - Administrative- Design- Reviewfor a 3,850 warehouse building with associated utilities, landscaping, parking, and frontage improvements. Address: 6238 S 143`d Place Date transmitted: January 4, 2010 Response requested by: January 19, 2010 Staff coordinator: Jaimie Reavis Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and /or support materials as needed.) This application should be reviewed concurrently with D09 -241 — Civil Plans and Survey are contained in the building permit file. (ie;51 j #i1L%4/ /ri4.0.4-5 t ;a WeykS Plan check date: Comments Update date: prepared by: r MEMORANDUM www.ci.tukwila.wa.us Development Guidelines and Design and Construction Standards TO: PLANNING DEPT. — Jaimie Reavis, Assistant Planner FROM: PUBLIC WORKS DEPT. — David McPherson, Development Engineer DATE: February 10, 2010 SUBJECT: Cutting Specialists 6238 S. 143rd PL TL no. 336590 -1700 Design Review, Building Permit Review, and Miscellaneous Comments PLAN REVIEWER: Contact David McPherson at (206) 431 -2448, if you have any questions /comments regarding the following comments. Design Review — L09 -060 Design Review meets Public Works requirements. Project shall comply with the Geotechnical Engineering Study, by Creative Engineering Options, Inc., dated October 23, 2009; and subsequent geotechnical reports /evaluations. Building Permit — D09 -241 Revise and provide plan sheets A -1.1 thru S2 & additional information, per the following comments and as applicable. A1.1 - Cover Sheet (Rev. 12/21/09) — Revise Sheet Index as applicable — No other comment(s) for Public Works. A2.1 - Overall Site Plan (Rev. 1/6/10) — No comment(s) for Public Works. A2.2 - Site Plan 6 w/Landscape Area Cale. (Rev. 1/06/10) - No comment(s) for Public Works. A3.1 - Floor Plan Elec. Plan — No comment(s) for Public Works. Page 1 of 3 1 of 1 — Boundary & Topographic Survey — No comment(s) for Public Works. A — Elevations & Cross Sections — No comment(s) for Public Works. C1 of 2 — Grading and Utility Plans NOTE : PUBLIC WORKS DIRECTOR TO DETERMINE IF BOND IN- LIEU OF CONSTRUCTION OF HALF - STREET WITHIN S. 143RD PLACE IS TO BE ALLOWED. 1. Revise plan sheet to match most current layout. 2. Show cut and fill quantities on plan sheet. 3. A Reduced Pressure Principle assembly (RPPA), previously called a Reduced Pressure Backflow Assembly (RPBA), shall be installed immediately downstream of the permanent domestic water meter. Installation at another location requires the Public Works Director's approval. The RPPA shall be installed in a Hot Box/Hot Rock or equal freeze protection enclosure anchored to a minimum 4" thick concrete pad. Public Works strongly recommends a power supply for the freeze protection enclosure. 4. Show & label (RPPA) on Civil plan sheet C1 of 2 for domestic water meter. Provide (size, brand, etc. with specifications — including Hot Box). Please specify on your plan size, make and model number of proposed RPPA and submit a backflow cut sheet. (See sample DRA plan sheet C2.0 — enclosed for information.) 6. Approved backflow devices are listed with 'USC" at the following web -site - www.usc.edu /fccchr Contact is Patrick Sylvester patrick.sylvester(cr�usc.edu Foundation for Cross - Connection Control and Hydraulic Research University of Southern California Hot Box information is available on -line at http: / /www.hot- box.com/ 7. Show & label Deduct water meter, including size; on Civil plan sheet and on an Irrigation plan sheet. (See sample DRA plan sheet C2.0 — enclosed for information.) 8. Provide note on Civil plan sheet that "Project shall comply with the Geotechnical Engineering Study, by Creative Engineering Options, Inc., dated October 23, 2009; and subsequent geotechnical reports /evaluations. Page 2 of 3 C2 of 2 — Erosion Control Plan (ESC) — Revise plan sheet to match most current layout. L1.1 Landscape Plan — No comment(s) for Public Works. L1.2 Irrigation Plan — Verify size & location of (Irrigation Deduct Meter w/backfow device) and coordinate with Civil Plan Sht. Cl of 2. L1.3 Irrigation Details — Verify that (Point of Connection Schematic) detail matches with Civil Plan Sht. Cl of 2. S1 General Notes — No comment(s) for Public Works. S2 Foundation Plan Sections & Details — No comment(s) for Public Works. Miscellaneous Comments 1. Provide completed Public Works permit fee estimate sheets — Bulletin A2. (See enclosed.) 2. Complete and provide a Non - Residential Sewer Use Certificate - see form enclosed. 3. A Transportation Impact Fee applies to this Building permit. See Public Works Pavement Mitigation and Transportation Impact Fees Bulletin A3 — enclosed. Fee is calculated to be $0.90 x 3,825 s.f. = $3,442.50 4. Owner /Applicant to complete Traffic Concurrency Certificate Application. Transportation Concurrency Test Fee applies to this Building Permit. (See enclosed.) 5. Dedication of Public Right -of -Way, is to be part of a turnover process and on City of Tukwila forms, together with an Excise Tax Affidavit. Public Works will prepare forms, for the Owner(s) signature. The dedication should be executed at the Owner(s) earliest convenience, as the City Council must review and accept turnover of public right -of -way. 6. Street infrastructure within Public Right -of -Way, is to be part of a turnover process and on City of Tukwila forms. Public Works will prepare forms, for the Owner(s) signature. 7. All utilities including power are required to be underground, per City of Tukwila ordinance. Page 3 of 3 City of Tukwila Department of Community Development File Number 609-060' (see.D091241_for- Civil I ns -B- Survey)% LAND USE PERMIT ROUTING FORM TO: Quilding Planning Public Works Fire Dept. Police Dept. Parks /Rec Project: Cutting Specialists —(` Administrative DesignBeview]for a 3,850 warehouse building with associated utilities, landscaping, parking, and frontage improvements. Address: 6238 S 143rd Place Date transmitted: January 4, 2010 Response requested by: January 19, 2010 Staff coordinator: Jaimie Reavis Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and /or support materials as needed.) This application should be reviewed concurrently with D09 -241 — Civil Plans and Survey are contained in the building permit file. Plan check date: /-5----70 Comments Update date: prepared by: TO: City of Tukwila Department of Community Development File Number @LE0 :9060 ( §ee D:09 24i fi r eivil� Pi! ns S.urveye) LAND USE PERMIT ROUTING FORM Building Planning Public Works Aire Dept. 1 ❑1 Police Dept. Parks /Rec Project: Cutting Specialists = A draistrativ `eD,esignf,Reviewfor a 3,850 warehouse building with associated utilities, landscaping, parking, and frontage improvements. Address: 6238 S 143rd Place Date transmitted: January 4, 2010 Response requested by: January 19, 2010 Staff coordinator: Jaimie Reavis Date response received: REVIEWERS: Please specify how the attached plans . conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and /or support materials as needed.) This application should be reviewed concurrently with D09 -241 - Civil Plans and Survey are contained in the building permit file. No Co1^., ran-J-3 oh 4i. S L4.164 Us-e. Perk.: f (01.+h..ej -S, Cohdj--0rn,; iSS,,tJ o` . Dtustcri,,,,A- PC. -A ID o`i- `'t 1_ Plan check date: 1-7-10 Comments prepared by: S-7 / Update date: 1804 136th Pl. N.E. Suite 1 Bellevue, WA 98005 Phone: (425) 644 -1446 Fax: (425) 644 -1921 office @gmsPWfi!�iNfi21, 2009 4IrCETEF) DEC 23 2009 c:OMMUNirt gP .LQ T Jaimie Reavis City of Tukwila Dept. of Community Development 6300 South Center Blvd, Suite 100 Tukwila, WA 98188 RE: Development Application # D09 -241 Dear Ms. Reavis: • This letter is in response to your correspondence of November 17, 2009, regarding the Letter of Incomplete Application. The following is our submittal of an Administrative Design Review (ADR) application and additional materials for re- submittal. Thank you for meeting with us on 12/3/09 to discuss the reasoning and requirements for ADR for the project. We understand that previous discussions about possible exemptions from ADR were incorrect. Our response follows. The new warehouse building will be 45' ft X 85' ft, with an area of 3,850 sf. The property is located in a C /LI zone, within the City of Tukwila. All services and utilities are currently available to the property (i.e., water, power, sanitation sewer). Design review criteria compliances for Light Industrial Developments (TMC 18.60.050A) is outlined below. 1. Relationship of structure to site: a. Landscaping: The building is planned to be located on the property to provide a desirable transition with the streetscape and to provide adequate landscaping, pedestrian, and vehicular movement, and complimentary use with the existing structures and business needs of Cutting Specialists. The building will be located adjacent to the 5' ft. north and west building setbacks, that will provide physical separation on the east side of the building and property, from the existing building, and provide for the two (2) required parking stalls and driveway /curb cut access on the south. The location of the two (2) parking stalls are located northward between the front yard setback and landscape buffer and the new building; and along the east side of the property to provide additional landscaping area on the southwest portion of the site. Due to 1 Architecture • Design • Planning Member of the American Institute of Architects • • the nature of the heavy metal materials that need to be moved in, around, and between the buildings, the owners require vehicular service area access to the building along the south and southeast walls of the new building. Therefore, additional landscape area and plant materials are primarily planned in the southwest corner of the property and the west side of the new building. The increased landscaping in this area will provide substantial screening and buffering to the properties to the west and to Interurban Ave. This will be accomplished by siting the front of the building 35' ft north of the south property line common with South 143`d Place. This landscape design will provide the described enhanced visual screening of the new building and provide for the much needed material handling and storage of the valuable materials used in their business. b. Parking and Service Areas: The southeast side of the building and property will be paved to accommodate access and handling of these heavy metal materials adjacent to the Cutting Specialist current delivery truck access areas, located east of the subject site. c. Height and Scale of Building: The planned height of the building is for a one story, 20' ft. height at the eave /side walls and approximately 22' ft. height at the centered ridgeline. The C /LI zoning requirements listed in TMC 18.30.080 allows for a four (4) story, 45' ft. maximum height. The building height, scale, and exterior materials proposed are similar and consistent with many buildings adjacent to the subject property. 2. Relationship of New Structure and Project to Adjoining Area: a. Size, shape and location of new building We believe that the size, shape and location of the new building are consistent with the existing bulk and scale of the buildings surrounding the properties. Several neighboring buildings are similar in composition to the proposed warehouse building. b. The harmony in texture, line and massing: The new building will be constructed of steel corregated wall and roof panels over a structural steel column /spanderals, located on a slab -on -grade floor and integrated foundation system. The color of steel cladding will be provided and the character and scale of the building will be similar to existing structures in the immediate area surrounding the site. c. Appropriate landscaping transition to adjoining property areas in the southwest corner of the property. This enlarged landscape area, defined by the north line of the new proposed sidewalk, the new driveway, and parking stall, and the west property line will provide a greater area for landscape screening by using both evergreen and deciduous trees and evergreen shrubs arranged together to provide improved visual interest and screening from South 143`d Place, and as one would view the property standing looking eastward from Interurban Ave. South. toward the subject site. 2 GMS Architectural Group, AIA, P.S. 1804 136th PI. N.E. Suite 1 Bellevue, WA 98005 Phone: (425) 644 -1446 Fax: (425) 644 -1921 Email: office @gmsarch.com • • The enhanced landscaping helps to mitigate the reduced landscaping areas along the east side of the new building to allow for vehicular access and handling the heavy large metal materials used in the Cutting Specialist business. The 660 SF required landscaping has been increased by 8 SF (approximately 1.2 %) (see Sheet L1.1 for landscape averaging exhibit and calculations). This will provide the balance needed between public transition and visual buffering request on the west and southwest and the heavy duty access and delivery requirements along the east and southeast areas of the property. d. There are no public buildings within the surrounding area. e. Compatibility of vehicular and pedestrian circulation patterns and loading facilities: The use of the proposed sidewalk and driveway curt-cut will physically and visually identify the two separate circulation patterns with the use of concrete for the driveway and sidewalks and the asphalt pavement used for the parking and delivery areas of the development. The proposed design of the site makes for an efficient locations and alignment of the overhead garage access doors and the pedestrian doors to the new warehouse building. The building is placed further back on the property to allow for increased landscaping, while providing a secondary overhead garage access located on the southeast building wall, directly aligned with the existing building service areas located on the east. This will provide improved separation between pedestrian circulation along South 143rd Place and the heavier daily delivery and forklift access along the east side of the proposed building. f. The compatibility of on -site Vehicular circulation with the street circulation: These two types of circulation areas are separated and organized to reinforce their respective relationships and uses. The daily direct on -site vehicular access (i.e., forklifts) are accommodated by the overhead garage door located on the east and also the perpendicularly aligned delivery door on the south wall which is directly related to South 143`d Place street. These areas provide the compatibility and reinforce the separation of the uses by their respective locations on the property. 3. Landscape and Site Treatment a. Topographic patterns: The site is very flat. The property has +1 -'/' ft. of elevation change across the property. The topography, wherever possible, will be recognized, preserved and enhanced. b. All sidewalks and parking areas will be sloped a minimum of two percent to provide adequate site drainage. c. The landscape materials selected are intended to enhance and screen the industrial metal warehouse building and provide a softened buffered appearance primarily along the west and south faces of the new building. d. The landscaping along the south areas of the parking and driveway will be provided with concrete vehicular barriers to protect the landscaping and sub- surface irrigation to be provided. A 6' ft. security fence is planned around the . 3 GMS Architectural Group, AIA, P.S. 1804 136th PI. N.E. Suite 1 Bellevue, WA 98005 Phone: (425) 644 -1446 Fax: (425) 644 -1921 Email: office @gmsarch.com • • building. e. The landscaping design enhances areas of the site that have been made larger for improved screening. Areas that are adjacent to the heavy delivery and forklift activities have been minimized and relocated into the larger south and west areas of the site. The use of minimal and shade - tolerant landscape materials along the north and east portions of the building will be the best balance between visual aesthetics and the day -to -day movement of the heavy and large work material around the site. f. The landscape plan is prepared with the intent of providing screening of the building and the convenient/efficient daily heavy -duty activities of the business. The owners Will provide perimeter fencing around the entirety of the planned new property and the existing uses to provide the improved security desired for their business. The addition of the new landscaping with trees, shrubs, and ground cover will improve the screening and visually enhance the buildings appearance from South 143rd Place, that is not currently present, both for summer and winter. New building mounted lighting is provided with 250 Watt energy efficient light :fixtures with off -site glare restrictive hoods, pointed downward. I believe that all of the issues have been addressed. • Patrick W. McBride, AIA, Principal GMS Architectural Group, AIA, P.S. Encl: Revision Submittal Sheet Application for Design Review 4 sets of revised plans cc: Mike Engstrom, Cutting Specialists 4 GMS Architectural Group, AIA, P.S. 1804 136th PI. N.E. Suite 1 Bellevue, WA 98005 Phone: (425) 644 -1446 Fax: (425) 644 -1921 Email: office @gmsarch.com From: 12/17/ 10:20 #043 P.001 /001 8 11/30/2009 11:15 FAX 425 255 48 CAC BUILDING SYSTEMS x]007 /017 s ATE OF WASHINGTON COUNTS' OF KING CITY OF 'TpKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431.36:0 FAX (206) 431 -3665 E- mall.' 4 tLk}Q(& t i,tu cit ila.wa.us AFFIDAVIT OF OWNERSIIIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY ss RECEIVED DEC 2 3 2009 COMMUNITY' DEVELOPMENT The undersigned being duly sworn and upon oath states as follows: I. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the hest of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner greats the City, 'tsS•,Qt{�gy age % eng'n •e or tors r Cher rc resr� �J ht to enter upon Owner's real property, locate) at iGG s3 4 • "Kri Z4- uNt4 • for the purpose of application review, for the limited time noes. ary to complete that purpose. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the lass or damage is the result of the sole negligence of the City. 6. Non - responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the applications) without refund of fees. n EXECUTED at ( V IAAA' k4 (d j, A (state), on b Q-Cem Ee.' 113 2p o 9 bf)KA-c. 5. 772ore\ (Print Name) m5.w 19'7 Nopt•sfA7vDy fl' k, 14)4 9046 (Ad ess) zee:, $70 0613 (Phone Number) (Signature) On this day personally appeared before me executed the foregoing instrument and acknowf°'ged that jteAbe signed t e sa je as hisi er 7oluntary act and deed for the uses and purposes mentioned therein, Q� SUBSCRIBED AND SWORN TO BEFORE ME ON HIS DAY • me known to be the individual who • . 20 01 NO ARY PURL residing at My Commission expires on / 25 .Z� 1,1 P:\ Planning Forms l . Applications ' :AaminLAn•b- On.dur November 30. 2006 CTY OF TUKWILA Department of Community Development 630(1 Southc•c°nter Boulevard, Tukwila, F4- -- Telephone: (206) 431- 3670F,LX (20 ) 4 3-7 -3675 L- -nu, il: tuhplan(h:ci. told• ila. wa. us ADMINISTRATIVE DESIGN REVIEW DEC 2 3 2009 COMMUN TY ,41.E NAME OF PROJECT /DEVELOPMENT: eosi alisitt k1t•ve4wsC LOCATION OF PROJECT /DEVELOPMENT: Give street address or, if.vacant, indicate lot(,c), block and subdivision, access street., and nearest intersection. & t t 40. t+Sta t"i. e _44%. X14. t LIST ALI., TAX LOT NUMBERS (this information may be found on your tax statement) Izer -q 'g Lag ill mutts &La Gs s Tyr; . %A.y f2 of lei' f 4 (4 ,9 24 Vei swt y Liut q. DEVELOPMENT COORDINATOR : The individual who: ® has decision making authority on behalf of the owneriapplicant in meetings with City staff, e has full responsibility for identifying and satisfying all relevant and sometimes overlapping development stanc • is t e-pri y contact with the City to who • 11 notices and reports will be sent. • r� 'V *Seik IL�i L Nani Ad Ph E- ress: Sig 12.16' Purist, :••.a�•i:: , +.tlem % %lye mlx•r 201Ih FOR STAFF USE ONLY Permits Plus Type P -DR Planner: Vet lS File Number: 1`�0 Application Complete (Date: d5 JQ y (Date: / ) Project File Number: Other File Numbers: ak4 1 Application Incomplete NAME OF PROJECT /DEVELOPMENT: eosi alisitt k1t•ve4wsC LOCATION OF PROJECT /DEVELOPMENT: Give street address or, if.vacant, indicate lot(,c), block and subdivision, access street., and nearest intersection. & t t 40. t+Sta t"i. e _44%. X14. t LIST ALI., TAX LOT NUMBERS (this information may be found on your tax statement) Izer -q 'g Lag ill mutts &La Gs s Tyr; . %A.y f2 of lei' f 4 (4 ,9 24 Vei swt y Liut q. DEVELOPMENT COORDINATOR : The individual who: ® has decision making authority on behalf of the owneriapplicant in meetings with City staff, e has full responsibility for identifying and satisfying all relevant and sometimes overlapping development stanc • is t e-pri y contact with the City to who • 11 notices and reports will be sent. • r� 'V *Seik IL�i L Nani Ad Ph E- ress: Sig 12.16' Purist, :••.a�•i:: , +.tlem % %lye mlx•r 201Ih CO C O. J LOT PROPERTY •UNE • LANDSCAPE PLANTINGS PLACE ACCORDING TO PLAN • SEE PLANT SCHEDULE THIS SHEET FOR .PLANT • INFORMATION PLANT 5CHt t7U-L 00114111.1111 COMICNISIM • 511 COI/11,6 1 C... 7.43Or ,0.,�6'; Praaw /db b. At do*a V110 1A¢ Aa pYot.Tdata' Iha•Or4 O 944.05 64 =dfare Palk llfaWlh V- D.nb6a6aep taw pr' Pita/ �RO.a6.bn (g)- [rR.hid. Pabm Pnnol'Cart.fa• OWWioLod 90coal01 ' Pr.ua.. firpb TYPE 11 LANDSCAPE:BUFFER EXISTING 1-STORY METAL SHOP TYPE :II LANDSCAPE, BUFFER arc EXISTING •• GRADES �V . 2 2- 6 '2.. al 4 6' 12 196 MY6wdad /7d 6r51a. /N .. ad / p10, l5- told) • �,e1 „.1y) .' (y4as� MY Dodd/ N / D Gal N /Gooetrl.� �.,aie( D 6d N/ C.w96/ Alps _e/a 6 2d N /r.pd O 24'JO"N /Comet 73 20 N /Good 4 .4"6' N / Comet n - 9+596. a .N`_'r' . 14.1'`' .s-°' 274 Y' pa N/ Cool/ Roar ' 0` Ap �g ,,,..1,•'.7 • G ^. • 1. ▪ Contractor CO be repedb tr bnbms Meade .9, ao other .Co Normwanolb and odmn pro. to stabs �," pl:% S °t o� r _n ' Y�wbactor Rba oolarr.tCo em.abs to mod *Cans nor Claws amoamed. Cobr Cr n m praotlyobae acre a A • 3.Ray *load olio=.Dmmr sawmpont 8 Cunbl 1.01 mocha, '..fGj/ n. . • 4. Cotractor 6bo be, 0o .oYr al►bK not oo&rpnd ofgrand acceptance A' Meorcabapt. • ( .X-•,�W/ •,a ' 4. CarCOW co t m reo.po b rl room la deface d?mndo••ms ad th note. CdimC9 ocmm. spas b T' - `' pinto . C.00 coo 10110 planted pre pen a orpi room /Ines *snm a ap *tthe co boe rb.c 0 3 y.i?. 5. codulo. 9 Coobena onion. .6060. Boor p919.. =Me combo deface Nom aneapaon the y,'./- . crone plot sdl'Omn , Cc. eo o *') orbs..daam 4 Iron a Pules. toss. a rioting a+nm Mal fret 1 r bon meta d pit m Roo. ondaeb, dc. Moon ',Waal') *xar•e Ina x 24• from Ram. d twee. 'iG 5-c ,J G Contractor am be rep.wte for mod,' Oct pat spare M6 we repeated by yaanb on to e...ogs. ' .. 7. 5om9ado o to be WCSoth of ore toot as prowled by amp ,/ 6. tbe01be. to mono c B..Jtop•daas. -.fed .. A'° 0. da.Qav 12' 1 �t(� 9. AI beds to come • anrnn d 3• tan b bob ankh. J' 1`J. V ,"� ti N pat aamW Rao be terbium' oth AGM 72•1152lNIf f5aLL 120.4.2 -2 pre newborn. remomrdm.e. ■ 1 I. M pot mtpW aY conform to AM STANDARDS FOR MUMMY 31067.„ Imo. Mac p A. Ga.oW Nplat=terms embed Rao n haw/. peat= ro..Wol d oar genes d wrCyaN•M tore • poethmR �f y d ewa. thoy chi be 64 ae6•bardrod. ail proporommd. and Co a woamq sebdeacped Cart getem. AI plots MY too Cy* • X L utla 0mmeoaWOme rda mtlreentl+e lo�gd Me ‘‘*1"/. Teem • a u rev or m t J \` 41 D. Tree. .hOA, and ocondoonor aratbes •poaas. and memo. Roe and aar*mro as above o tam petal pbn. rote to b Ksw ,p0�•� G�i1 • hefty, oleos. .e1tohted Own a lee. ?roc d*meae. may. coax limo roomful dlocto *9 cods. Itomadtaednobe �\ Go4'' . node orb mut ..too approval from hrmr�e ad*.a a ocor. larlx� Contact to .pprmr.l ptoa mead poor to .mralma. _ - Rgeaad estorttl not m roomre! amnamdy. „.4'G . C. RIK* landsow N9Kea m.edately 6 .rM Oslo ore not 60691 n am or ammo 1425) 665-2319. LANDSCAPE AREA CALC. ADDED AREAS: ADDED LANDSCAPE AREA ADDED LANDSCAPE AREA ADDED. LANDSCAPE AREA 'C. "• • ADDED LANDSCAPE AREA ADDED LANDSCAPE AREA • ADDED LANDSCAPE AREA ADDED LANDSCAPE AREA = 185 SF. = 330 SF. = •40 SF. = 20 SF. = 23 SF. = 54 SF. = 16 SF. TOTAL ADDED AREA REMOVED AREAS: REMOVED LANDSCAPE AREA "H "• TYPE 1 "LANDSCAPE BUFFER 131.' 293.75 n 5l0 YPG.!ire0� .510 I- 0/ 144 ,9tv+"c,e 36 4.25 Sir o.oD y5-., 3 40.0' LANDSCAPE PLAN . SCALE: 1' =10' -0' 1 1 11, 1 {D. 40' = 668 SF. REMOVED LANDSCAPE AREA "H." = 660 SF. TOTAL AREA: NET ADDED AREA = • 8 SF. LANDSCAPE - FRONT YARD: TREES REQUIRED: PER TWC. 18.52.030. (A.) TYPE I. LANDSCAPE PERIMETER 2. a.) ONE TREE PER 30 LF. OF FRONT YARD FRONTAGE LESS ( -) CURB CUTS. • 60' IS. FRONTAGE LESS ( -) 24' L.F. OF CURB CUT = 36' FT. OF FRONTAGE THEREFORE: 36' LF. FRONTAGE / 30' LF. PER TREE = 1.2 TREES = 2 TREES REQ'D SHRUBS REQUIRED: -PER TWC. 18.52.030 (A.) TYPE I. LANDSCAPE PERIMETER 2. b.) ONE SHRUB PER 7 LF. PER TREE OF REQ'D SIDES LESS ( -) CURB CUTS. 60' IF.' PERIMETER SIDE YARD / 7' LF. THEREFORE: 60' .LF / 7' LF. = 8.57 = 9 SHRUBS REQ'D LANDSCAPE - SIDE YARDS: TREES REQUIRED: PER TWC. 18.52.030 (B.) TYPE II. LANDSCAPE PERIMETER 2. a.) ONE TREE PER 20 LF. OF SIDE YARD - PERIMRTER LESS ( -) CURB CUTS. THEREFORE: 200' LF / 20' LF. = 10 TREES REQ'D SHRUBS REQUIRED: PER TWC. 18.52.030 (B.) TYPE II. LANDSCAPE PERIMETER 2. b.) ONE SHRUB PER 5 LF. OF REQ'D SIDES LESS (-) CURB CUTS. ( .<} - I' {tu f!D' -.L .has T y I Ia - ' Ss1 as 2 t' '(SitffS) imtcl2 °' . @'{Taos shn+bi 5 : stools ' 41 THEREFORE: 200' LF ./ 5' LF. ' = 40 SHRUBS REQ'D 0 "ICIAIIILIO■ MOW OR ant •/r• 00. •14 ra IMMO ®mss Rma pan. mU•pmm • .Q KIM :ROOK 9/▪ 90. 0040. • V r mom mROCne am. r.a (4 ▪ 21 n ® .o Rona IA E a ICAO KW Mt AMER re ter =COMM ROM IOW OEM' KKK WM SO NAM. TREE PLANTING 4c STAKING DETAIL w .al OR wt W/i.�s m 600909 0.9 Con ✓ - . m.w 6 r rr r r9 ®.m tamp 104•1 m moo 1�of .Nov Loa �'`w : so: .1 - C9NIFEROUS- TREE PLANTING AND STAKING DETAIL SHRUB PLANTING DETAIL KR m sal ler.m°md KM Or arm m n.eo KR SHRUB AND GROUNDCOVER SPACING DETAIL MOT 10 SCALE LANDSCAPE - TOTAL: TREES REQUIRED: THEREFORE: FRONTAGE REQ'D = 2 TREES REQ'D THEREFORE: PERIMETER REQ'D •= 10 TREES REQ'D THEREFORE: TOTAL TREES SHRUBS REQUIRED: .THEREFORE: THEREFORE: THEREFORE: = 12 TREES REO'D TOTAL PROVIDED = 12 TREES REQ'D FRONTAGE REO'D PERIMETER REO'D TOTAL TREES . = 9 SHRUBS REQ'D = 40 SHRUBS REQ'D = 49 SHRUBS REQ'D • TOTAL PROVIDED = 52 SHRUBS REQ'D VMS erl.■ .arm mvca .. m cro U-. 5o qq <. Sool. Draw,.. 0 C Job 23 -0G Sn..0 60:00' LOT PROPERTY UNE LATERAL ONES MAIN UNE EXISTING 1 =STORY METAL SHOP • EXISTING GRADES . WAIL MOUNT IRRIGATION GRAVEL---N RR_ POINT OF CONNECTION WM1 I • WATER METER INSTALL PER CRY STANDARDS. WATER METER LOCATION TO BE • DETERMINED • IRRIGATION. PLAN SCALE: 1 "= 10' —O' IRRIGATION SCHEDULE SYMBOL MANUFACTURER/MODEL NO. GPM RADIUS P51 - REMARKS RAINBIRD NOZZLES 15 STRIP SERIES O I5EST O 1555T •8 SERIES MPR d 80 8H OO 8F -5 SERIES MPR ▪ 50 5H O 5F ID 0.61 4k15' 30 1.21 4530 30 0.24 0.52 1.05 0.1 0.2 0.41 8' 30 8' 30 •8' 30 5' 30 5' 30 5' 30 6' POP-UP (SHRUB) 6' POP-UP (SHRUB) . POP-tip (SHRUB) • J POINT OF CONNECTION WILL BE TO DaSTING • MAINUNE. MINIMUM I' SIZE WITH 50 PSI. CONTACT ARC I VAILABLE RAINBIRD AUTOMATIC IRRIGATION CONTROLLER - WALL MOUNT MODEL NUMBER 'ESP 4M? 4 STATION CONTROLLER RAINBIRD DVF SERIES VALVES 100 -PEB SERIES ELECTRIC REMOTE CONTROL VALVE ALL VALVES SHALL BE 1.0' SIZE MINIMUM LATERALS - PVC CLASS 200, SIZE AS INDICATED ON DRAWING. MIN. 12' COVER MAINLINE I • PVC SCHEDULE • 40 MINIMUM 18' COVER • IRRIGATION SLEEVE, 4' PVC SCHEDULE 40 MIN.• 18' COVER IRRIGATION VALVE SCHEDULE VALVE NUMBER GALLONS PER MINUTE VALVE SIZE VALVE 11 VALVE 12 VALVE 13 . SIZING POP pvc 0-8- GPM -'/," 9 -16 GPM I7 -24 GPM -1r," 25 -32 GPM -IY2" 55 -50 GPM -2" IRRIGATION NOTES 7.22 GPM 3:40 GPM 8.28 GPM STAIE.tt 222g1 .. m I . GENERAL CONTRACTOR TO PROVIDE: k NOTIFICATION FOR THE INSTALLATION OF SLEEVING. NOTICE TO IRRIGATION CONTRACTOR SHAM BE A MINIMUM OF 48 HOURS PRIOR TO INSTALLATION. B. ALL NECESSARY FIELD LAYOUTS TO VERIFY EXACT LOCATION OF ALL REQUIRED SLEEVES. C. IRRIGATION MAINLINE SLEEVES SHALL BE NO MORE THAN 24 INCHES NOR LEES THAN 18 INCHES FROM TOP OF FINISH GRADE. D. ANY CHANGES AND/OR ADJUSTMENTS IN SLEEVES, ONCE INSTALLED, SHALL BE DONE AT THE EXPENSE OF THE GENERAL CONTRACTOR. E. INSTALLATION OF 1 10 VOLT ELECTRICAL SERVICES FROM ELECTRICAL SOURCE TO AUTOMATIC CONTROLLER, INCUJDING WIRE HOOK -UP INTO MOUNTED CONTROLLER (IRRIGATION CONTRACTOR WILL MOUNT CONTROLLER PER DESIGN AND COORDINATE WITH GENERAL CONTRACTOR). F. PROVIDE EXEMPT WATER METER G. PROVIDE GALVANIZED STANDARD THREADED STUB -OUT WITH THREADED CAP ON DISCHARGE SIDE OF METER STUB -OUT TO BE INSTALLED APPROXIMATELY 18 INCHES BELOW FINISHED GRADE. H. REMOVE ALL ASPHALT EXTENDING GREATER THAN 4 INCHES BEYOND BACK OF EXTRUDED CURBING, TO ALLOW FOR IRRIGATION HEAD PLACEMENT. 2. ALL WORK PER LOCAL CODE. INSTALLED PER MANUFACTURER'S SPECIFICATIONS. 3. PRIOR TO START OF CONSTRUCTION VERIFY MINIMUM 50 GPM AT 60 P51 AT STUB -OUT LOCATION, VERIFY ALL DIMENSIONS AND CONDITIONS, NOTIFY LANDSCAPE ARCHITECT OF ANY DISCREPANCIES PRIOR TO BEGINNING CONSTRUCTION. 4. SLEEVING 15 REQUIRED FOR ALL IRRIGATION AND CONTROL WIRE UNDER ALL PAVEMENTS, WALLS, ETC, CONTRACTOR 5 RESPONSIBLE FOR VERIFICATION OF SIZE OF ALL SLEEVING REQUIRED FOR COMPLETE INSTALLATION OF WORK. 5. ALL SLEEVES SHALL BE 2X THE DIAMETER OF INSERT PIPES UNLESS OTHERWISE NOTED. BURY 18' AND PROJECT 15' INTO PLANTINGS. G. MAINLINE SHOWN RUNNING PARALLEL TO PAVING EDGE SHALL BE INSTALLED IN ADJACENT PLANTING' AREAS AND NOT UNDER PAVEMENT. INSTALL ALL VALVES IN SHRUB AREAS. 7. PLAN 15 DIAGRAMMATIC. ADJUST UNE LOCATIONS A5 NECESSARY. HEADS TO BE PLACED ACCORDING TO PLAN. 8. PLACE ALL POP-UP HEADS 2 INCHES FROM ALL CURBS AND SIDEWALKS. SHRUB POP-UP HEADS TO BE SET MINIMUM 1/2 INCH ABOVE FINISH GRADE (AFTER MULCH). PLACE LAWN POP-UP HEADS FLUSH WITIi GRADE AND 6 INCHES FROM BUILDINGS (TO ALLOW FOR MOW STRIP), 9. PRESSURE TEST ALL SYSEM JOINTS CONNECTIONS, COUPUNGS VALVES, AND ALL OTHER JUNCTION EX POINTS SHALL BE LEFT POSED UkTIL COMPLETION AND ACCEPTANCE BY LANDSCAPE ARCHITECT. 1 O. PROVIDE OWNER. WITH 'AS- BUILT' DRAWINGS AND OPERATORS MANUAL UPON COMPLETION. CaII before you Dtg: — 800 -424 -5555 UNDERGROUND SERVICE, (USA) Dat Saa. Drawn 00_ Job 23 -09 orass • (SE PER PLAN) NOTE: INSTALL SPRINICLER IRRIGATION NOTES RINIMER PROVED BACKF1LL ifr-11=11#117-11=--•n4nti=.0 MANUFACTURED NC . ,IONT • NN Y. FIPE • LATERAL PIPE TERAL TEE TYPICAL •RISER ASSEMBLY NOT TO =ALE PLASTIC BOLT-DOIN NW BOX INN BM EMMONS AS REM COYER 94101 00 MARKED IRRIGATOR war GATE yA...w NOT TO SOME 'CARSIN 1325-111. GREEN RAMC ea.T-E0 m ,VALVE BOX NTH CORSIN BOX EXTD0016 AS RDX11 CON SHAD BE MARKED •RICADIN VPJAr • 24 MAT TIRE. WINCE PAM AT ALL SPUCES 0:11. SOBS NE MEE VALW BOX AUTCRIADC MINX VALK PVC NONE BO 1002 1(2) INC LATERAL LW 3/4. MINUS WASHED RCN ELECTRIC MAN UNE XH so NG TEE , STAPACTED BACKR1 FRCII TRENCH 1TP. IRRIGATION VALVE NOT TO SCALE 02 02402 CRAMMED BANN. FROM • NEM TYR . • r RC CLASS 10002 ITT MW mor,,,E) ve AT EAlittlACEDONER BOX r 400 00402 GA1E 04105 PC MAN LK • Pe SMILE 80 OM (2) 3/• 1000 WADED RON N VAIN BOX PIT • r 1D 1.1/2. REDUCER SO4 BO PIC • I 1/r SCH-40 PVC 1324194 VALVE BOX NTH BM.T CON LID AIM CANN BOX EXTDSO(S) AS NEEDED. 10 01 TOP CF BOX AT MASHED GRACIE 1 0005 CCIPUNG NM FOR IINITERIZATIMI 00105 IMAM SOSiDI . TI/2. PRESOAK RECO= VALVE. TAPPED RN GAUGE NV COX SET OUTLET PRESSURE AT 5 P0. • . . CAEN 17300-123 NUE BOX NTH EOLT CON IN MID CARSON BOX 5111601(2) AS AIMED 10 01 TCP Cr BOX AT FINNED GRATE 1 1/2 DOUBLE DEOC VALVE BADIFLOW PRLIENIEN •4NNI T NTH LINOS 8011 DOS 1 1/2* sai 80 PX 10 FISSURE RECOCING VALVE r TO 1 1/2. REMKER SCH 80 PVC r GAIE VALID. SEE DETAIL 3 r 9:H EC PVC 1D 1010 04150 MITER POINT OF CONNECTION SCHEMATIC NOT 10 SOUE IRRIGATION DETAILS NEW AN/OR 001045 (021010 PAM NONCE AND BASE TO FINED GRACE BACON RN Mt °MAIMED FRCII 118:101. COMPACT MOIL TRACER !RE OR COX= TAPE r CIA. 02 140 PK CAP OPEN DOS FCR FUTIRE USE SO1 40 Rt. MO, 43 000 104 00 ONXIT RR • WORN SENOR MING 101 WES TP. 441)05 021 FINISHED GRADE TOP r OF TRENCH BACON ' 100104 1000 PATENNT I . TRENCH IN PLANTING BED • TRACER IRE CR DM= TNT 004 045 TSP. ACED BACON 400 104104 4 VM.T 0010. MERE REM TAPE 11) BOON 00 0011101 SOL TYPICAL TRENCH DETAILS NOT 10 SCALE WOOER NOEL MN CONTROL VALVE ICEY • . 44* FROI TINICH TYP. BACKFILLAGO P15894 *110 111 0)02 100 PVC PPE 0114 01320410 11011. VALW 9.0505 100 AT TCP OF PIPE TER FAERIC 100)04 14041 CR Ea OTERAP SAL INITH TOP CF RCN • r BRASS MING AS 00540 maw WASHED RIXX • 3/4 MW VALVE MANUAL DRAIN VALVE NOT TO SCALE Call before you D;g. 1-80-0-4245555 • UNDERGROUND SERVICE (US. • L54cE o w STATE OF REGISTERED 4010701,1 010■11. • NUM MOWN 4.6 CINVICAII 3711 ckt 1 2 D ots Scale D rown BCL • .J0. 23-00 Sneet 10 ■ CUTTING SPECIALISTS ■ 2 T U K W I L A ■ W A S H I N G T O N PROJECT STATISTICS GENERAL NOTES PARCEL • LOCATION we Anna OCQ/WATCY TYPE, BLDG GROW AMA. 19611110631 IEfb P AI10481 19162ADEDI 336890- nGo-o6 6238 SOUTH 143RD PLACE 61896.49 N_ 8F. C/LI • COMMERCIAL LIGHT INDUSTRY 6-2 WAREH0118E 3928 8F. (46' FT. X 08' FT.) 1 / 2,00E SQL FT. 2 (TWO) CODE INFORMATION ZONING: OCCUPANCY: SEISMIC ZONE: WIND DEIGN EIPOS(JRE SOIL BEARING CAPACITY: CONSTRUCTION TYPE: BUILDING CODE: FIRE CODE: MECH. CODE: ELEC. CODE: C/IJ •• COMMERCIAL UGHT INDUSTRY S -2 SEE STRUCT. SEE STRUCT. SEE SOILS REPORT TYPE V -B I.B.C. 2006 ED. I.F.C. 2006 ED. I.M.C. 2006 ED. N.E.C. 2006 ED. ENERGY NOTES DE BN1W16 M OAS PR6EC1 5 06vEED M COPLY W1H CIE WA90mRON STATE N00®Of1AL ENERGY COOL 2006, FOR GROUP 5-2 OCC PN1CY, LWE 25.E 1. pm:1. RD:URETEIIS PER 2006 WA90NGTJ1 STATE IDM/ESICOITAL ENERGY CODE COHUNCE FORM FOR CLIMATE MK 1 -GLASS RAZING PER WASH STATE ENERGY 066 (W.SE.C.) - HEAT SOURCE: GAS FURNACE - CODE: WA90400N STATE ENERGY CA6. 2006 - )ANNOY 0.35 GM/96 OF 119110 ROOM AEA ALLOW/ME AN 9LIRAIXN . - ALL GAS DOORS ARE SAFETY 0A5 -REARM (915 TO MAINTAIN 70 IGRES / 0 3' 6T FRI9ED FLOCK PROM SYSTEM 80111 DAY/VENT THERMOSTAT (VIM 91UT -OFT) CAPABLE OF OO118 11940 TEAT SETTING ITNEN 55-70 DEGREES - INSULATE WATER HATERS NTH R -19 INSULATION OR COMPLY WM MIRE 96 1980 USDIG AND APPROVAL - SEAL NO CORING SEAL NO CAULK ALL CRACKS BETWDE DOORS 9ND095 ,NUBS AND READS WM CAULKING. SEAL SILL PULE MM SRI. SEALER. -VAPOR 8469801: UNDO 9AB AND N CRAWL SPACE PROVIDE MN. 10 IN POLYETHYLENE. N WALL PROVE PVA PRIER VAPOR 04 820 -WATER HEATER PROVIDE 90116 VALVE LOSE D TAR. FROLR RELIT VALVE HEATER 94AL MEET A9RA SPREAD 901 -2004 - WALL HOT WATER (21E5 SHALL HAVE 94AP 1N 119AA1191 OR EQUIVALENT FOR DINGY OTC - WIDOWS NO DOORS 1D MEET ICI. MLT9A1pN REQUIREMENTS PER W.S.E.C. All WORK 91A11 COMPLY WITH THE D11EIa1A1NNAL NOOK CODE (2006 ED.) AN0 111111 ALL LOCAL CODES AND PENANCES ALL ELECTRICAL WORK SHALL COMPLY NM DE NATONAL ELECTRIC CODE (2005 ED.) AS AMENDED BY THE LLCM MUNICIPALITY. DO NOT SCALE DRAIMIS. VERIFY ALL 8YEN9015 PRIOR TO CONSTRUCTXN. NOWT ME ARCHITECT 6 ANY 05CREPANOES. 6 WORK 5 STARTED PRIOR TO NOIFICATI(ON, TIE GENERAL AND SUBCONTRACTOR PROCEED AT TER OYN RI91. UNLESS 011ER8SE NOTED. PLAN DIMENSIONS ARE TO 140104AL SURFACE OF MASONRY. FACE OF STUDS, FACE Of CONCRETE WALLS COMMUNES OR COLLAR GRIDS. CONSULT NTH ARCHITECT REGARDING ANY SUSPECTED ERRORS. 18106)015, OR OUNCES OR RNA BEFORE PtOCEEDD WM WORK. VERIFY ALL GRADES AND TEA RELAT10N9® TO BU DING. VERIFY ALL 001101 -94 DOIENSION5 FOR 901DOW5• DOORS, PUN DO, 11XTIPE5 AND APPLIANCES PROP TO 04641 NT OF WORK NOTIFY BULLE R 6 NAY OISC EPAIO]E5 OR OOEN90UL TOLERANCES REQUIRED. VERIFY 921 AND LOCATOR AS YELL AS PROVIDE ALL OPORNGS MOUTH ROOFS AND WALLS. FURRING, CURBS. ANCHORS, 0R9R15. MADINE BASES AND ROAN WOOS/BACKING FOR SURFACE 8061E0 ITEMS. FRONDE FURRING AS REQUIRED TO CONCEAL MECHANICAL AND/ OR ELECTRICAL HARDWARE N FINISHED AREAS REPETITIVE FEATURES ARE 6TFN DRAM ONLY ONCE AND SHALL BE COMPLETELY PROVIDED AS IF DRAM N FULL. DOORS NOT 0111134904ALLY LOCATED SHALL BE 3' FROM STUD FACE 10 EDGE OF DOOR OPENING CR CENTERED BETWEEN WALLS AS 940WN. 'FLOOR LAC REFERS 10 TOP OF CONCRETE SLAB CR TROP OF WOOD FLOOR, ALL EXTERIOR FRAME WALLS ARE 2s6 016. 0.0 AND ALL INTERIOR PARTITIONS ARE 2s4 0 16' 0.0 UNLESS OTHERWISE NOTED. VENT ALL BATHROOM FANS 10 OUTSIDE ATMOSPHERE PER (2006 IBC 1203). GAS FIREPLACE TO BE INSTALLED PER CODE AND MANUFACTURING SPECIFICATIONS. REFER TO STRUCTURAL OVA. MECHANICAL AND ELECTRICAL DRAWNGS FOR CR ADDITENAL NOTES. 5560.0.25 AND meas. ELECTRIC WATER HEATER SHALL COMPLY 8018 UL 174 OR UL 1453 (2000 LOO. 1002) PROVIDE ANOIOIO00 AND BRAGONi 0 WATER HEATER TO RESIST EARTN0./4E 001)996 (2006 IP.C. 0024) 5M0K1 DETECTORS (2000 160. 90721) PER CITY OF MOUNT VERNON ORDINANCES PROVIDE PORTABLE FRE EXTINGUISHERS AS REOAED BY 2000 T.F.C. STAMOAD SECTION 900• MOO WITH LOCAL A1R$C1104 AND NSPECTO. ALL VIM 91BECT 10 FELD INSPECTION AND CORRECTIONS. PLUMBING INSTALLATIONS TO BE INSPECTED BY COMPLIANCE OP1021 PRIOR TO COVERING WORK ACCESSIBLE 0!9046 90)014N KR IOC /AN9 A117.1 -2003 DUPER 6 SECTION 601 THRU 002.6 MECHANICAL PLUMBING & ELECTRICAL 10 BE 1]IC0TR DE901' AT SEPARATE PERMIT PROVIDE APPROVED NUMBER OR ADDRESS POSITIONED 10 BE PLAINLY VISIBLE AND LEGIBLE FROM 111 STREET. TIE JOB SUPERINTENDENT SHALL MAINTAIN AT THE JOB 91901 A UST OF THE CERTIFIED %ELDERS PFIFORMNG WORK ON TE JOB 91E INCLUDED ON THE UST PILL BE NAMES. DATE OF EOC RAIDN OF CERTIFICATIONS AND TIE T1PE OF WELDING TIE N01VIDUAL 5 01ALITED TO PERFORM. N0 BUILDING OR PORTXN 6 A BINDING 91A1 BE OCa1988 at USED FOR STORAGE PRIOR TO TIE ISSUANCE OF THE CERTIFICATE OF 03(91)CY. 110 EXCEP11016.' APPROVAL FOR OCCUPANCY 5 ONLY GRANTED AFTER ACCEPTANCE BY PUBLIC WORKS, PLAITING FRE MARSHA AND BUILDING OFFICIAL SEPARATE PERMITS ARE REPAIRED FOR PWMONG. MECHANICAL ELECTRCAL 9G/5, FENCES. 016NROBm 01 ABOVE GROUND STORAGE TANKS AND 0EI1OJ7)0 5. SEWER CAPPING PERMIT TANKS. AND REQUIRED POOR TO ONGI0ON PERMR. THE JOB 91PW110m0N1 SHALL MANTANI AT THE JOB 9190( A MAT OF 1HE SPECIAL INSPECTORS =maxim 899PECIION5 ON 192 PROJECT. 11E 1151 SHALL NOCAIE TE NAME 6 0E Il9SCTCH, DATES AND 1I10E5 PRESENT 04 THE AB 911 AND OWES OF TE PEC00N5 BEING CONOUCIED. ALL INSPECTORS 9KIND BE REQUESTED DEMON THE 24 Ht INSPECTION NNE AT 11E CITY OF MONT VER1404, (313Q)..32112.13 CHANCES TO APPROVED PLANS SHALL FIRST BE. APPROVED BY THE BUILDING OFFICIAL COPES 6 9301 APPROVALS SHALL BE ON THE AB SITE PRIOR TO C ENCEME911 6 YORK. CHANGES INCLUDE BUT NOT NECESSARILY IRKED TO PROPANE TANKS. ADO1DNA OPENINGS N WALLS. EXMOOR B8ONG MATERIALS. FENCE LOCATIONS. RETAINING WALLS ROCKERIES, LA110509 NG PARKING LOTS. ETC. A WORM 6 TWO TO FIVE WO010NG DAYS SHALL BE EXPECTED FROM APPLICATOR TO 591N10E 6 APPROVAL 6 CHANGES. CIE FINAL SIGNED REPORT FROM THE 1651910 LAB SHALL BE RECEIVED BY THE BUILDING OFFICIAL PRIOR TO FINAL INSPECTION FOR - OCCUPANCY. A11. CONSTRUCTION 91A11 CONFORM TO TM 2003 INTERNATIONAL BU4DNG COTS COMPACTORS TO RENEW OTT OF 9INT N]MOR WOES AND REGULATIONS REGARD= S9GHAGE SMOKERS AND FIRE ALARM SYSTEMS MATERIALS A MOONY OF ONE LATER OF N0. 15 ASPHALT FELT, COMP1NG MATH A5TM 0 226 FOR TYPE 1 FELT. 91411 BE ATTACHED TO THE SHEATHING, VIM FLASH= AS DESCRIED N SECTION 14053 N 93X1 A RAWER AS TO PROVIDE A CONTINUOUS WATER - RESISTIVE BARBER BEHIND THE EXTERIOR WALL VENEER. (2006 1..0 1404 a 1405) STRUCURAL WOOD MEMBERS N CONTACT NM EARTH OR CONCRETE OR L0CA1ED NEARER THAN 6 NOES TO THE FARM STALL BE OF PRESERVATIVE TREATED WOOD (7006 MC. 2304.1122) CYPSN WALL BOND SHALL NOT BE INSTALLED UNTO WEATHER PROTECTION 5 INSTALLED. GYPSUM WALL BOARD SHALL NOT BE DATALLED ON WEARER EXPOSED SURFACES NEVI APPLIED DIRECTLY 04 FRAME, ALL EDGES AND DOS Cr G1P9114 WALLBOARD SHALL OCCUR ON THE FRAMING MEMBERS EXCEPT THOSE EDGES W1101 ARE PERPENDICULAR TO THE FRAMING MOISTURE CONTROL 8,160 05 CODE2006 - SECTION 1313 VAPOR RETARDERS 91911 BE INSTALLED ON THE WARM SIDE OF INSULATION. EXCEPTION: VAPOR RETARDER INSTALLED 801H NOT MORE THAN 1/3 OF TIE NORMAL R -VAWE BETWEEN IT AND THE CONN0ONED SPACE. 2000 18C 14032 WEATHER PROTECTOR EXTERIOR WALLS 9041 PROVIDE TIE BUILDING NTH A WEATHER - RESISTANT EXTERIOR WALL ENVELOPE. ME EXTERIOR WALL ENVELOPE 91911 NCWDE RTA90F. AS DESCRIBED N SECTION 14053. TIIE EXTERIOR WALL ENVELOPE 91911 BE DESIGNED AND CONSTRUCTED N SUCH A MANNER AS TO PREVENT THE *60.90.0.0106 Of WATER 981149 THE WALL ASSEMBLY BY PROVIDING A WATER- 1E9511W BARRIER BEHIND THE EXTERIOR VENEER. AS DESCRIBED IN SECTION 1404.2 AND A MEANS FOR DRAIMNG WATER THAT ENTERS ME ASSEMBLY 1D THE EXTERIOR. PROTECTOR AGAINST C010015ATION N THE EXIERICR WAIL ASSEMBLY SHALL BE PROVIDED N ACCORDANCE 6111 THE WA STATE ENERGY COOS. (2000 LB.0 14052) EXTERIOR WALLS SHALL PROVIDE WEATHER PROTECTION FOR ME BUILDING THE MATERIALS OF THE MD9MUM NOLANAL 1110(NES SPECIFIED N TABLE 1405.3 SHALL BE ACCEPTABLE AS APPROVED WATER COVERINGS EXTERIOR 49115 AROUND meows AND DOOR FRAMES. OPENINGS BE1WEDI WALLS AND FOUNDATXN, BETWEEN WALLS RI40 R06 AND BETTED WALL PANEL$ WORKS AT 96(1)1AT0N5 6 OTIUTY SERVICES THROUGH WALLS PL00R5 ANm ROOFS; AND ALL OTHER RICH OPENINGS N ME BUILDING ENVELOPE SHALL BE CAULKED. GASKEIFD, OR WEATHER- STRIPPED TO WAIT AR LEAKAGE HAZARDS THE 9010840 SHALL BE CONSIDERED SPECIFIC HAZARDOUS LOCA00NS REQUIRING SAFETY GLAZING MATERIALS (2006 LB.0 24053) HAZARDOUS LOCATIONS. 1. GAZING 114 SIHNGN0 00085 EXCEPT JALOUSIES (SEE SECTION 2400.3.1). 2. GLAZING N 0XED AND SIDING PANELS OF SMUG DOOR ASSUMES AND •PANELS N SLIDING AND BROW CLOSET DOOR ASSEMBLIES. 3 GLAZING IN STORM DOORS 4. GAZING IN UNFRAMED SPINONG DOORS 5 GAZING N DOORS AND 010091RES FOR HOT TUBS, 618POOLS• SAUNAS, STEAM R00M5, BATHTUBS AND SHOWERS. GAZNG N ANY 9 1T10N OF A BALDING WALL DOWSING THESE COMPARTMENTS WHERE THE BOTTOM EXPOSED EDGE 6 THE GIA190 5 LE50 THAN 60 INCHES (1524 MM) ABOVE A STAKING SURFACE 6. GAZING N AN NOVIDUAL FILED OR OPERABLE PANEL ADJACENT TO A DOOR WERE THE NEAREST EXPOSED EDGE OF THE GLAZING 5 91111IN A 24-0401 610 MM) ARC 6 EITHER VERTICAL EDGE OF THE 0008 N A CLOSED 1101 AND THERE THE BOTTOM 00006E EDGE OF THE GAZING 5 LESS THAN 60 INCHES (1524 MM) ABOVE THE WAXING SURFACE. 7. GAZING N GUARDS AND RAILINGS DELUDING STRUCTURAL BALUSTER PANELS AND MONS1RUC1URAL N -1111 PANELS, REGARDLESS OF AREA DR 481041 ABOVE A WRONG SURFACE 6. GLALMG ADJACENT TO STAIRWAYS, LANDNOS AND RAMPS 111T104 36 010E5 (914 MM) /IMMORTALLY OF A VULCAN SURFACE; WHEN ME EXPOSED SURFACE OF 11)2 GLASS 5 LESS MAN 60 INCHES (1524 0111) ABOVE THE PLANE 6 THE ADJACENT WALKING SURFACE 8 RAMO ADJACENT TO STAIRWAYS WTI 60 INCHES (1524 M)) HORIZONTALLY OF THE BOTTOM TREAD OF A STAIRWAY 04 ANY DIRECTION THEN 156 E9OSED SURFACE OF TIE GAS IS LESS THAN 60 INCHES (1524 MM) ABOVE THE NOSE OF THE TREAD. FIRE SAFETY 2000 LOC 907.2.10.2 POWER SOLACE. N NEW CONSTRUCTOR. REQUIRED SMOKE ALARMS SNA11 RECEIVE THEIR PRIMARY POWER FROM ME BUILDING WRING WHERE 9.101 WRING IS SERVED FROM A COMMERCIAL SOURCE AND SHALL BE EQUIPPED MATH A BATTERI• BACKUP. SMOKE ALARMS SHALL EMIT A SIGNAL WREN THE BATTERIES ARE LOW. WRING SHALL BE PERMANENT AND PI18OUT A DISCONNECTING SWTIN OTHER MAN AS REWIRED FOR OVER CURRENT PROTECTION. 2006 INC 997212.1 SMOKE DETECTORS 91911 BE PROVIDED 01 ACCORDANCE PITH THIS SECOOR. SMOKE DETECTORS STALL BE CONNECTED TO AN AUTOMATIC FOE ALARM OSTEN. THE ACTIVATION OF ANY DETECTOR REWIRED 135 TN5 SECTION SMALL OPERATE 111E EMERGENCY VOCE/ ALARM COMMUNICATION SYSTEM. 2006 1.11.0. SECTION 712 PIPING AND CONDUIT INSTALLED 8)1149 FIRE 9695TANT WALLS, FLOORS AND COLTNC5 ARE TO BE SEALED AT ALL FLOOR AND WALL PENETRATIONS AGANST 111E PASSAGE OF FIRE PER 2006 L80 SECT. 717.4.3 CROP A - DRAFT STOPPING N AT0C SHALL BE INSTALLED N ATTICS AND CONCELED R06 SPACES 9104 MAT ANY N0RI204TAL AREA TOES NOT EXCEED 3 .000 S.F. EXXSP119N: DRAFT510PPN0 5 NOT 060396D N BU9DNG5 MINED MROUCIOUT OM AN AUTOMATIC 969421ER SYSTEM N ACCORDANCE 11174 SECTION 90331.1 FIRE 2TNG094ER5 91911 BE SELECTED, INSTALLED AND MAINTAINED IN ACCORDANCE NTH (2003 1.F.0 SECTOR 906) AND NEPA 10. FIRE 1X19GU191E15 INSTALLED THROUGHOUT THE BUILDING TO BE CLASS 2 -A RATED. (2003 LF.0 012 E E T0G19) E R SHALL BE PROVIDED FOR EACH 3.000 S.F. OF FLOOR AREA AND SHALL BE LOCATED 50 THAT THE MADMUM TRAVEL DISTANCE SHALL NOT EXCEED 75'. FIRE HYDRANT SYSTEMS 2006 T.F.C. SECTOR 6055 - FIRE HYDRANT swan SHALL COMPLY WM SECTIONS 5055.1 THROUGH 50618. OBSTRUCTER POSTS, FENCES. VEHILE5, GROWN. TRASL 517940E AND OTHER MATERIALS OR OBECTS SHALL NOT BE PLACED CR KEPT NEAR FIRE HYDRANTS. FRE DEPARTMENT DUET CONNECTORS OR FIRE PROTECTION SYSTEM CONTROL VALVES IN A MANNER MAT WOULD PREVENT $UCH EOUPIE91 OR ERE HYDRANTS FROM BEING IMMEDIATELY DISCERNIBLE. THE FIRE DEPARTMENT SHALL NOT BE DETERRED OR HINDERED FROM GNHNG IMMEDIATE ACCESS 10 FIRE PROTECTION EOUPMENT OR FOE HYDRANTS (2000 LEG SECTON 506.54) 1006 16.0. SECTOR 509.5.5 - CLEAR AREA Cr 36' SHALL BE PROVIDED FOR comma AROUND THE HYDRANT. EXIT. SOMME AND a10MNA1IOIe2600 L0C SEC11011 111.1 1031 90N5 SHALL BE INSTALLED AT REOURED EXIT DOORWAYS AND THERE OTHERWISE NECESSARY TO CLEARLY INDICATE THE DIRECTION OF EGESS. SONS SHALL BE INTERNALLY OR EXTERNALLY LWIANATID BY TWO ELECTRIC LAMPS CR SHALL BE OF AN APPRO5D SELF - LUMINOUS TYPE ME B ILDING's WIRING SYSTEM SHALL PROVIDE CURRENT SLIPPY TO ONE OF THE LAMPS. POWER TO THE OTHER LAMP 91911 BE FROM A BAT1TRY BACKUP SOURCE OR FR01 AN ON -91E EMERGENCY 51510). PROVIDE TROUPE EXIT 996 AT ALL EXIT DISCHARGE DOORS COMPLYING WM IW A117.1(2000 L8C SECTION 111.3) • SITE SERVICES LEGAL DESCRIPTION SHEET INDEX Nam misery., an 6 TUKWILA 931121959825L an 6 114181A WATER 96961 FN7 PUBLIC YORI(5 DEPARTMENT 600 TIMER BOULEVARD 6300 SOUTH CENTER TUKWILA. WA 99188 BUREVARD (206) 433-179 )T Fe111M•A PONS POET SOUND ENERGY 355 11018 ARNIE NE WA 96004 (206) 425 -2000 (888) 225-5773 311086LFd4 PXET SOUND ENERGY 355 110111 AVENUE NE BELLEVUE WA 96004 (206) 425 -200 (888) 225 -5773 =10L WEST WA GROW PO BOX 62501 LITT ET N, CO 8162 (6W) 526 -3557 10815 A WA 91198 (206) 433 -179 LOT 0 - 9 BLOCK n HILLMANS SEATTLE GARDEN To 891-Y V2 OF 0 4 MALT 20 FT OF 8WLY 1/2 OF 9 PROJECT TEAM VICINITY MAP OWNER: D ONALD a ,ENRET16 WR1R01 6400 SOLIDI 1459 PLACE TUKWILA WA 98108 1E0910101 (206) 246 -4911 FAX: (206) 246 -2036 W AN, ARCHITECT/ PROJECT MGR: C5 ARCOTECRRAL GROW 1804 - 13619 PACE NE. STE P BELLENE, 08005 CONTACT: PA110K W. MCBRIDE. ALA 1111000/2 (425) 644 -1446 TAX: (425) 644-1921 FLA4: OFKEOGMSAR01.094 STRUCTURAL ENGINEER: O 91 9 ASSOC COMATNG 010l0 1220 50301 354TH STREET. SUITE A -3 FEDOR. WAY, WA 94003 CONTACT: ROODY .1 810.1114, PE TEL/PHONE (253) 874-9323 LAND SURVEYORS SU9t 10D 6 MEMOS, INC. 2009 MINOR ME EAST, SEATTLE, WA 98102 -3513 CONTACT: JEFFREY A MCMANUS TELEPHONE (206) 323 -4144 FAX: (206) 323 -7135 BUILDER/ DESIGNER 04G BULOIO 5TSMFE11, NC. P.01301. 75448 sEATRE. WA 9878 CONTACT: BEN SESSIONS IELMORE• (425) 255 -5747 CIVIL• WILDS CONSULTING ENGINEERS, NC. 4205 146TH AVE NE 004 861221. WA 98007 CONTACT: BRACE A DOORS IELE H06. (425) 861 -4928 FAX: (425) 88 -599 LA 109240E ARONECT BIKE LANE 6 ASSOC. NC, AS A 17228 NC 134TH RACE REORO*. WA 98952 CONTACT: BRUCE LAZE TEIDPNOE: (425) 1385 -2319 EMAL' LANEASSOCIA1E5000MCAST.NET 10 ARCHITECTURAL A -LI COVER 81EET A-2.I 816E PLAN A -9.I FLOOR PLAN 814EET SURVEY I CF 1 EXXNDARY /MAD TOPOGRAF141C 811RVEY BUILDING ENVELOPE A BUILDING ELEVATIONS AND SECTIONS CIVIL cl OF 2 GRADING AND UTILITY PLAN C2 OF 2 EROSION CONTROL PLAN (ESC) LANDSCAPE PLANS L -LI LAND8CAPE PLAN L -12 IRRIGATION PLAN L -13 IRRIGATION DETAILS REVISIONS NO. PER DATE DESCRIPTION CITY 12 -21 -09 ADMIN. DESIGN REVIEW 9 8 7 6 5 4 3 2 1804 038th Place NZ Ste. 1 Bellevue Washington 98005 (425)644-1448 8 P05 844 -1021 e -mail: eme.el9ma8Tea.eom Archlteethre Design •P1e8m1W Members of the American Institute of 2.8051laeb J0 70 ewe W � 0 c Q0) J 0 cc O o -z 1-(n O (1) CO Q CV CD 1 1- (W) 206 - 246 - 4911 COVERSHEET LU''QQ ,, LU C D 10 1 {-24)— -- I I I PAR D O BB HObP \ \I1/7 \\1 / COVERED STORAGE AREA TO BE REMOVED CL. FENCE TO BE REMOVED ME1 STORY AL SHOP EXISTING BLDG FE� 45.6 FFE LEGAL DESCRIPTION LOT 8 -9 BLOCK 11 HILLMANS SEATTLE GARDEN TR5± SWLY 1/2 OF 8 4 WLY 20 FT OF SWLY 1/2 OF 9. 25.17 SITE LEGEND NEW PROPOSED BUILDING ,127.57�- l I 1 A57-41)73 rpy _W rPi „ I -. . 1 F2I7?-4 -. I-- -7,1-FAT-71-;-' -- L T c- -S____I ..4.z_Rd ,01.• NORTF -I J CUTTING SPECIALISTS i4; • 10 9 SITE PLAN 65 8 7 6 SCALE: 1 10' -0” 0 2' NORTH 20'.0' 5 4 VICINITY MAP NO SCALE 3 2 1 1804 196th Place Ng Ste. 1 Bellevue Washington 98005 (425)644-1448 & Fax 644 -1921 e-malk office Oam.arch.com Architecture ♦Deal'n ♦Plennin4 Member. of the American In.litute of Architect. ® aws 0009 00 w c° op 0 Z c O M F- Z_ 2 V) o< in - S 00 Q r° _ (O 4 t0 Y r t- (F) 206 - 246 - 2036 Dot.. n -ma -ma Seale. AS aN Job .• 0901 fteei.iona• 12/1/09 B c D J AR 20' HT. STORAGE BUILDING NOTE: 0EE VP eaLDNG CQJ.i1121CTIQJ DOGIl1ENT0 FOR A08EP®LY DRANNGB. • 0 101. -0" l' -91I 0 ELEC. SYMBOLS ELEC. PANEL 400 AI1P O .:•- EXTERIOR LIGHTING FIXTURE WALL MD. 250 W • • 16' PT. • ® FIRE EXTINGUISHER 5 LIRA CLAW AOC �LL��yp MODEL • 2A10E4 3 TOTAL ELEC CUTLET FIXTURE ' y I LIGHTING aWITCH 40' -0• CUTTING SPECIALISTS FLOOR PLAN 10 9 8 7 5 3 1801 138th Place NE SLe..I Bellevue Washington 98005 .(125)81/ =1448 3 Fax 844 -1921 —mall: office @gmaarch.com Architecture •Di•1gi ♦ planning Member. of the American Institute of Architects 10 6119 2000 co w CO U o0 —J o Z. ro M— d Z_ S = I— (/) a off.. O3 : cNi OY H (F) 706 - 246 - 2036 Z Q. Z Q a. J CC . 0 0U Ow. J ww Date. ll4"9-09. ,A 'Seale• AS SI-10LN < Dtawn Fur; Job a• 0901 Re ialone• do 12 -3.09: 0. 12 -21.09 ADR D E F 0 1 0 6 0 —0 —0 — O 0 N rn 2 D .LNa►n dO1 A3® AliNnumo 600Z E 330 G AEE334 -0 9 0 0 0 0 SHEET TITLE: JOEI ADDRESS: ELEVATIONS & GROSS SECTIONS GUTT I NC SPED I AL I STS IN. 6400 5 143RD PL TUKWILA, WA 48168 TC. mama If M Ylt OrtVGtt or .Y (DBLTMTS NIY nowokmial 6 TN] =MY Y�V DK MaOY 1.11099 Y1 19C O MRt N! PM MR 1.110LT 111191CR OPROVAL :... 91M11 YnanoM 91 M GoHDT IY COI ROOM TXCIn CpRlTN9f IMM[{f /J RJN & ASSOCIATES CONSULTING ENGINEERS (283) 874 -9323 also T19.G NOR. Or..111 Ai 1®.0 ..........TC.NOW DATE: NO: REVISIONS: LOT PROPERTY LINE LANDSCAPE PLANTINGS PLACE ACCORDING TO PLAN SEE PLANT SCHEDULE THIS SHEET FOR PLANT INFORMATION TYPE ii LANDSCAPE BUFFER RR TIES EXISTING 1 —STORY METAL SHOP TYPE II LANDSCAPE BUFFER EXISTING GRADES REMOVED LANDSCAPE AREA "H" TYPE 1 LANDSCAPE BUFFER LANDSCAPE PLAN SCALE: 1 °= 10' -0" 0 10 20 40' PLANT 5CHf7Ul.E e09:4:14-41411 2WMCIUAVE 011' 5122 ttWWIlff, lIte5 wus'EbMe•, fete Wed.' / errnNU, Thtla pinata Fntayda V.NZdv/ 333. M, 2 V. Mµ4 E Ib Cede la,- 3e Yobbo UMleral'Ielprprela ;:ben herein ®— Fn."! 'C4a wJen �— rhdawadm/.11,".ma..}f 2" 4 1114 LYndmd / FJ 2n.4 4 E' Old G4:wkd / FJ 12 1.4 Nee, Me. 3 Neon / % "rd. ere Fa:d1: 1Ya Ny-le 8 5.,4 FJ / CoNol / Me 18" kolLsoiJNowsr entmv 13 5,d FJ / CMMwt / 29" fn.4nm 1 2gd FJ/ Cop■1 atalaaMn Lvd 13 2.4" -3a" FJ, Cat.i edp*iunmernn %vdnen, 33 2t4 FJ, Coosa ennrAe vein Abate 1 1•-5' FJ / Col,* 77 104 Vrb Ar-NeN14inn voe3 landled Tit 4 "N FJ /Conant /Ft 21 "an urger PLANTING norm . Contractor stud be renpons.ble for bmarvmg themxh es with all other vte improvement+ and ...Nom prior to stern., 4Mx pc sod, 2. Contractor slue "se uubon 3A.Ie encsvabng 10 ava,d Coto/bog any vdrtcs encoumened. Convactwr is to promptly adore owner of any disturbed ;Anew*. (toutwn emce phone: 1-000-424.5555j 3. Contractor shag mamlam and water an plant naterul Mtd foal .nspectwn and screptance by the owner or Ns a,ent. 4. Contractor sad be responoble for coopvtng speobe gwiMRoes of ,ravrtlr, rs .10 plant materu, vtthog on.center span 9 br plants an stated on the lance pe pan and mounter. pla3KUq distances as 'neceed bebw m thebe notes. 5. Crwndtdcn shad be planted m an egmlateral tnangar spore., pattern at the on- renter 08/31003 shorn on the plan or m the or pole,. rnornsnorr. plant schedule. *Ter, to cub vekwalt. etc. t plaOWg dotan�*0 "Ball be 4' Toms center d trees. ��'"g dutarces stud be 12' from center d Writ 6. Contractor seal be responvble for prov4ng the plait a vantees tat are represented by 3dmbob on the drawgs. 7. 5ub,rade u to be rat. Xdh d she foot as prove ee by others. 8. New bed areas to rsce,e 14 '3 -ova/ topsoil no. 9. Ad beds to recewe a moon,,, of 3' foe hr bark mulch. 10. All plant material sal be /endued +nth AGRO TRANSPLANT FERTILRER 4.2 -2 per mamdactv.n reoamrendatone. 1 I . All /4,1 material sad conform to MN STANDARDS FOR NURSERY STOCA, blest eeften. A. General: Al plant matcrub /Tooled sad be heathy representatwcs, typical of their bpe.. of gritty and shall area normal ab0 of growth. they sad be fill, ■ed - branched, 33333 p 090110ned. ant l ne a vigorous, sell-de ebped root 38101,. M plants sad be hardy under c0ma3e cond aced smear to tltr,e ■ the beaky ce the project. D. Trees, shoes, and erovocl avcre: Quote., 1peoea, and vanetes, sues and eondaona as shown on the Writ rig Wn. P4rrts to be healthy. Mg0r0l.. well tooted when 0IW. need deal, miwy, meet', decay. harmer defects all reeds. No substrtois sad be Made .thout molten approval from bnd,cape arcreect or owner. Landxape Archlect to approve all Writ material poor to estalbtar,. R0.ected naterul meat be removed umedrtey. C. Notfy Lanes oe Are Mtect amnedute r if any plants are not available m sued ,peon (425) 885.2319. LANDSCAPE AREA CALC. ADDED AREAS: ADDED LANDSCAPE AREA ADDED LANDSCAPE AREA ADDED LANDSCAPE AREA "C." ADDED LANDSCAPE AREA ADDED LANDSCAPE AREA ADDED LANDSCAPE AREA "F." ADDED LANDSCAPE AREA = 185 SF. = 330 SF. = 40 SF. = 20 SF. 23 SF. 54 SF. 16 SF. TOTAL ADDED AREA REMOVED AREAS: REMOVED LANDSCAPE AREA "H." = 660 SF. = 668 SF. TOTAL AREA: NET ADDED AREA • 8 SF. LANDSCAPE — FRONT YARD: TREES REQUIRED: PER TWC. 18.52.030 (A.) TYPE I. LANDSCAPE PERIMETER 2. a.) ONE TREE PER 30 LF. OF FRONT YARD FRONTAGE LESS ( —) CURB CUTS. 60' LF. FRONTAGE LESS ( —) 24' LF. OF CURB CUT = 36' FT. OF FRONTAGE THEREFORE: 36' LF. FRONTAGE / 30' LF. PER TREE = 1.2 TREES = 2 TREES REQ'D SHRUBS REQUIRED: PER TWC. 18.52.030 (A.) TYPE I. LANDSCAPE PERIMETER 2. b.) ONE SHRUB PER 7 LF. PER TREE OF REO'D SIDES LESS ( —) CURB CUTS 60' LF. PERIMETER SIDE YARD / 7' LF. THEREFORE: 60' LF / 7' LF. = 8.57 = 9 SHRUBS REO'D LANDSCAPE — SIDE YARDS: TREES REQUIRED: PER TWC. 18.52.030 (B.) TYPE II. LANDSCAPE PERIMETER 2. a . ) ONE TREE PER 20 LF. OF SIDE YARD PERIMRTER LESS ( —) CURB CUTS THEREFORE: 200' LF / 20' LF. = 10 TREES REO'D SHRUBS REQUIRED: PER TWC. 18 52.030 (8.) TYPE II. LANDSCAPE PERIMETER 2. b.) ONE SHRUB PER 5 LF. OF REO'D SIDES LESS ( —) CURB CUTS. THEREFORE: 200' LF / 5' LF. = 40 SHRUBS REO'D • • StartY ORAL MUSD". Nlri •VIM ORAN. MOVE 110■074 6006,1.111r • OW I/1 Of Y mom MOM .1n VOW. MON (a_al w11_,o-,o-3( 3001 DINTINt INOOD (IYa a i�1a FON NEMO a Nm Vbs. CO7 "�vounoa�m OFTNINGI ONION TO PlANTING. TREE PLANTING & STAKING DETAIL nor ro bona CONIFEROUS TREE PLANTING AND STAKING DETAIL mot to outs ROO IT KKR ONZATED pops SUN°. lee 1/3 aauto. YIITtm tOI or SOON. MOW IN NURSERY FINISH GRADE T,.tty� ✓a�a� th��t n.r SHRUB PLANTING DETAIL NOT TO SC. /2 c. a OR AO !OM MIL IMMO �rtvl q��A�lYil� • T�• MAw%w Or OR SHRUB AND GROUNDCOVER SPACING DETAIL NOT TO SCALE LANDSCAPE — TOTAL: TREES REQUIRED: THEREFORE: FRONTAGE REQ'D = 2 TREES REO'D THEREFORE: PERIMETER REO'D = 10 TREES REQ'D THEREFORE: TOTAL TREES SHRUBS REQUIRED: THEREFORE: THEREFORE: THEREFORE: = 12 TREES REQ'D TOTAL PROVIDED = 12 TREES REQ'D FRONTAGE REQ'D PERIMETER REQ'D TOTAL TREES = 9 SHRUBS REQ'D = 40 SHRUBS REO'D = 49 SHRUBS REQ'D TOTAL PROVIDED = 52 SHRUBS REO'D 54 SOOT OF MA94NC3O1 IEas8Edm L- ANP5CAP PLAN Dot. Drawn BCL Job IRRIGATION SCHEDULE SYMBOL MANUFACTURER/MODEL NO, GPM RADIUS P51 REMARKS HYDROZONE NO. 3 RAINBIRD NOZZLES 15 STRIP SERIES ▪ 15E5T 0.61 4'x15' 30 0" POP -UP (SHRUB) • 1555T 1.21 4'x30' 30 LOT PROPERTY LINE 3/4" 8 SERIES MPR. 8 0 0.24 8' 30 6' POP -UP (SHRUB) 8 H 0.52 8' 30 8 F 1.05 8' 30 5 SERIES MPR 5 0 0.1 5' 30 6 POP -UP (SHRUB) 51-1 0.2 5' 30 5 F 0.41 5' 30 STATE Of MA9RIGTON REGISTERED LATERAL LINES MAIN LINE 32:9• PGt POINT OF CONNECTION WILL BE TO EXISTING SHOPPING CENTER IRRIGATION MAINLINE. MINIMUM 1" SIZE WITH 50 P51. CONTACT ARCHITECT IF NOT AVAILABLE © RAINBIRD AUTOMATIC IRRIGATION CONTROLLER - WALL MOUNT MODEL NUMBER 'ESP 4M1' 4 STATION CONTROLLER RAINBIRD DVF SERIES VALVES 100 -PEB SERIES ELECTRIC REMOTE CONTROL VALVE ALL VALVES SHALL BE 1.0' SIZE MINIMUM LATERALS - PVC CLASS 200, SIZE AS INDICATED ON DRAWING. MIN. 12" COVER EXISTING 1 -STORY METAL SHOP MAINLINE - 1 ' PVC SCHEDULE 40 MINIMUM 18' COVER CITATIDCATE 37, IRRIGATION SLEEVE, 4" PVC SCHEDULE 40 MIN. 18" COVER IRRIGATION VALVE SCHEDULE VALVE NUMBER GALLONS PER MINUTE VALVE SIZE GR FVEL EXISTING GRADES VALVE N I VALVE N2 VALVE N3 7.22 GPM 3.40 GPM 8.28 GPM SIZING FOP PVC PIP WALL MOUNT IRRIGATION CONTROLLER. HYDRO VALVE 7.22 G NE NO. MAIN k LATERAL LINES TO BE SLEEVED BENEATH PAVED AREAS AS NECESSARY (lYP.). POINT OF CONNECTION WITH I' WATER METER. INSTALL PER CITY STANDARDS. WATER, METER LOCATION TO BE DETERMINED GRAVEL- RR TIES 0-8 GPM 9-I6 GPM =I" 17-24 GPM -I Yi " 25 32 GPM S I I/2" 33 50 GPM -2" IRRIGATION NOTES I . GENERAL CONTRACTOR TO PROVIDE: A. NOTIFICATION FOR THE INSTALLATION OF SLEEVING. NOTICE TO IRRIGATION CONTRACTOR SHALL BE A MINIMUM OF 48 HOURS PRIOR TO INSTALLATION. B. ALL NECESSARY FIELD LAYOUTS TO VERIFY EXACT LOCATION OF ALL REQUIRED SLEEVES. C. IRRIGATION MAINLINE SLEEVES SHALL BE NO MORE THAN 24 INCHES NOR LESS THAN 18 INCHES FROM TOP OF FINISH GRADE. D. ANY CHANGES AND/OR. ADJUSTMENTS IN SLEEVES, ONCE INSTALLED, SHALL BE DONE AT THE EXPENSE OF THE GENERAL CONTRACTOR. E. INSTALLATION OF I I 0 VOLT ELECTRICAL SERVICES FROM ELECTRICAL SOURCE TO AUTOMATIC CONTROLLER, INCLUDING WIRE HOOK -UP INTO MOUNTED CONTROLLER (IRRIGATION CONTRACTOR. WILL MOUNT CONTROLLER PER DESIGN AND COORDINATE WITH GENERAL CONTRACTOR). F. PROVIDE EXEMPT WATER METER. G. PROVIDE GALVANIZED STANDARD THREADED STUB -OUT WITH THREADED CAP ON DISCHARGE SIDE OF METER. STUB -OUT TO BE INSTALLED APPROXIMATELY 18 INCHES BELOW FINISHED GRADE. H. REMOVE ALL ASPHALT EXTENDING GREATER THAN 4 INCHES BEYOND BACK OF EXTRUDED CURBING, TO ALLOW FOR IRRIGATION HEAD PLACEMENT. 2. ALL WORK PER LOCAL CODE. INSTALLED PER MANUFACTURER'S SPECIFICATIONS. 3. PRIOR TO START OF CONSTRUCTION VERIFY MINIMUM 50 GPM AT 00 P51 AT STUB -OUT LOCATION, VERIFY ALL DIMENSIONS AND CONDITIONS, NOTIFY LANDSCAPE ARCHITECT OF ANY DISCREPANCIES PRIOR TO BEGINNING CONSTRUCTION. 4. SLEEVING IS REQUIRED FOR ALL IRRIGATION AND CONTROL WIRE UNDER ALL PAVEMENTS, WALLS, ETC. CONTRACTOR I5 RESPONSIBLE FOR VERIFICATION OF SIZE OF ALL SLEEVING REQUIRED FOR COMPLETE INSTALLATION OF WORK. 5. ALL SLEEVES SHALL BE 2X THE DIAMETER OF INSERT PIPES UNLESS OTHERWISE NOTED. BURY 18" AND PROJECT I5 "INTO PLANTINGS. 0. MAINLINE SHOWN RUNNING PARALLEL TO PAVING EDGE SHALL BE INSTALLED IN ADJACENT PLANTING AREAS AND NOT UNDER PAVEMENT. INSTALL ALL VALVES IN SHRUB AREAS. 7. PLAN 15 DIAGRAMMATIC. ADJUST LINE LOCATIONS AS NECESSARY. HEADS TO BE PLACED ACCORDING TO PLAN. 8. PLACE ALL POP -UP HEADS 2 INCHES FROM ALL CURBS AND SIDEWALKS. SHRUB POP -UP HEADS TO BE SET MINIMUM 1/2 INCH ABOVE FINISH GRADE (AFTER MULCH). PLACE LAWN POP -UP HEADS FLUSH WITH GRADE AND 6 INCHES FROM BUILDINGS (TO ALLOW FOR MOW STRIP). 9. PRESSURE TEST ALL SYSEM JOINTS, CONNECTIONS, COUPLINGS, VALVES, AND ALL OTHER JUNCTION POINTS SHALL BE LEFT EXPOSED UNTIL COMPLETION AND ACCEPTANCE BY LANDSCAPE ARCHITECT. 10. PROVIDE OWNER WITH "AS- BUILT" DRAWINGS AND OPERATOR'S MANUAL UPON COMPLETION. IC?pIGAfION'ILAN Dots Call before you 1- 800 - 424 -5555 UNDERGROUND SERVICE (USA) Drown Je 23 -09 J • NOZZLES (SIZE PER PLAN) NOTE: INSTALL SPRINKLER ER IRRIGATION NOTES SPRINKLER PPROVED BACKFlLL MANUFACTURED WANG JOINT NNY PIPE LATERAL PIPE TERAL TEE TYPICAL RISER ASSEMBLY NOT TO SCALE • CARSON 132® -I3B, CON PLASIA BOLT -DOWN VALVE BOX NTH CARSON BOX DODGERS AS REOD. COVER SHALL 8E MAO VOCATION VALK' WISED MADE 24 VOLT IM E, PROVIDE N:AIIERPR00F SPLICE PACKS AT ALL SPLICES CM. EXCESS NRE N9( VALVE BOX AUTOMATIC CONINX VALVE PVC MEOW Bo u60N (2) PVC LATERAL 114 3/4' 1N15 0A9ED 0001 • MAN UNE 501 80 PVC 110E CQPACIED 800011 FROM 1REN01 11P. ELECTRIC IRRIGATION VALVE NOT TO SCALE IRRIGATION DETAILS GATE VALVE NOT TO SCALE PLASTIC DOLT -DOWN VALVE BOX 041N BOX F11109M AS REVD. COVER 94111 BE MARKED i RIGA110N VALVE' tn9(13 GRADE 11PACIED BA0011 FROM TRENCH TSP. 8' PVC CLASS 160 0R Mmum 40 PPE SLEEVE TO 141 OAROND MAN LINE) 3/4' 104415 SASHED ROCK BOCK (4)-PLAM AT EA01 06605 BOX 2 NIS BRASS GATE VALVE PVC MAR UNE P VC 501006E 80 UN01 (2) 3/4' 101115 RASED ROCK N VALVE BOX PR r TO 1 1/1" REDUCER SCH 80 PVC 1 l/r 501 40 PVC CARSON 1324 -178 VALVE BOX NTH BOLT DOWN ID AND CARSON 80X 0X10010) AS NEEDED TO SET TOP CF BOX AT M9ED MADE r GUM COUPLING VALVE KR VAF1ERZA1ION OF 114 IRRIGATION SYSTEM 1 1/Y PRESSRE REDUCING VALVE. TAPPED WIN DOZE AIM COCK. SET CUTLET PRESSURE AT 55 P9. CARSON 17301 -12B VALVE BOX NTH BOLT DORN 144 ANA CARSON BOX EXIFN901(S) AS NEEDED TO SET TOP 0 805 AT F119E0 GRADE 1 1h' DOUBLE CHECK VALVE 800510N PREVENTION Y 04111 0605 BOTH DOS 1 1/2 SCI 80 PVC TO PRESSURE REDUCING VALVE 2 10 1 1/r REDUCER 501 80 PVC 2' GATE VALVE, SEE OETAE 3 2' Sol Bo PVC ro PONT CF CCN1(C1XN AID N01ER 1ETER POINT OF CONNECTION SCHEMATIC NOT TO SCALE • 2'-0' MAX TRENCH UNDER PAVEIENT 7-0' MAX • SR AND/0R RESTORE EX50NG PAVED SURFACE AND BASE TO FRAMED CRAG: BA00111 NTH SM. EXCAVATED FROM TRENCH. COVPAC1 BA061LL TRACER ONE OR DETECTOR TAPE 4' DIA. SO4 40 PVC, CAP OPEN DOS FOR FUTURE USE S01 40 PVC, OA AS REOV 1' SO4 80 CONDUIT FIN 90015E SENSOR SONG CATCU LOI S ITP. NDI0IURBED NATIVE SOIL 16119444 GRADE TOP 6' OF TRENCH BA0011 SHALL BE TOPSOIL TRACER IMRE OR 001001011 TAPE 011011 UNE rep. ACTED BACKF61 TRENCH N PLANTING BED FINISH GRADE PVC MAN AND TEE TYPICAL TRENCH 1401 TO SCALE r-1 FROM TRENCH 24 VOLT WIRING %HERE REVD. TAPE TO SOTTO/ OF 0RIGATICU LINE TURBID SOL DETAILS BUCKNER MODEL TRW CONTROL VALVE KEY ij / ,. " .0= BACKFlLL FROM IRENCH TIP. 2' BRASS RTONG AS REM) 3 C.F. 3/4' MINUS WASHED ROCK 2' CLASS 160 PVC PPE NTH 8)10 R MODEL XVII VALVE SIFEVE GAP AT TOP OF PPE NITER FABRIC MBAR 140N OR E0. OVERLAP FULL MOTH ON TOP OF ROCK BUOOIER VBM -07 3/4' ANGLE VALVE MANUAL DRAIN VALVE NGr ro SOME C01PAC1ED FROM TRENCH VP 6' VALVE UD FORM GRADE 1{4{ J6' 1010 REBAO N/ S.S. HOSE CAMP. TIP. 7 C.F. 3/4' MNUS N094D ROCK COUPLER VALVE N1H 1m0NG LID SCH. 80 RISER / NPPLE OEG. SCH. BD EU. SCH. 80 NIPPLE 90 DEG. SCI. 80 Ell S0. 80 RISER 145 DEG. MAX ANGLE FROM ZONTAL) DEG. SCH. 80 ELL SC. 80 NPPLE PVC SUPPLY UNE PVC TEE OR Ell LNN� O ▪ 1F' N .tee C D �� L'A! C\t g® ww U - �r Lu Call before you 3;g. J 1-800-424-5555 UNDERGROUND SERVICE (USA) Pi STATE Or WASHINGTON REGISTERED worts AMMER aNla wuGN we G:FmcAT[ W. m IWIGA110N 191-AN Date Some Drown SCL Job 23 -09 Shut - 'e VP BUILDINGS WALL &ROOF COLORS Long -Term Beauty. • Unmatched Protection • Superior Quality — You Get All Three APR 0. PERMIT Sc White . nf,Ypl i�7:L-rm FINISH— PANEL RIB. WALL, RPR, STRAN- LOK,.VEE.RIB & PANEL RIB ROOF Classic Beige Cool Sierra Tan Tahoe Blue Ash Gray Cool Regal White Egyptian White Cool Colonial Red Regal Blue Leaf Green Zinc Gray Matte Black* * Available as trim color only Patrician Bronze Terra Cotta KXLTM FINISH - SSR ROOF Cool Regal White Egyptian White Cool Colonial Red Regal Blue, Leaf Green Patrician Bronze Unpainted Galvalume ** Also available for Panel Rib Roof This card roviJdJe %%s approximation r.`actual ainf ,ccicrc Vanatton �ayoccur between sample. materials and finished product. i !_� i I I �s�i�cwdllp�ifa�foi riainfed metal'chip PAINT FINISHES 'VP uses high quality paintsystems designed to provide long -term performance and protection: Each coating is formulated with thoroughly ?esearched; tested and field proven pretreatments, primers, resins and; pigments that can meet your design and performance requirements- All colors shown approximate actual paint colors as accurately as possible. Actual paint colors may vary. Colors in this guide are for reference only. VP Buildings reserves the right to change color offerings shown here without notice. Metal samples with paint are available. VP's KXLTM FINISH on Hot Dipped Galvanized & Galvalume® Panels This paint system combines ceramic pigmentation with polyvinylidene fluoride for superior, long- lasting performance. PVDF finishes are respected for their durability, resistance and color retention. Our KXL finishes are warranted for up to 20 years. 70% PVDF finishes meet both Kynar 500 and Hylar 5000 specifications. Kyhar 500 is a registered trademark of Arkema. Hylar 50006' is a registered trademark of Solvay Solexis. Galvalume ®is a registered trademark of BIEC International, Inc. Note: All panels formed from light gauge metal may exhibit waviness, also known as "0i1 Canning," commonly occurring in, but not restricted to, flat portions of a panel. This inherent characteristic is not a defect of material and is not cause for rejection VP's KXL paint finishes are formulated to meet owners and specifiers needs for "Cool Roof" applications including LEED certified and Title 24 projects. Please refer to the information chart for Solar Reflectivity Values, Emissivity ratings and calculated Solar Reflectivity Index. Low slope values apply to roof slopes 2:12 or lower; Steep slope applies to roof pitches greater than 2:12. BUILD SMART VP BUILDINGS VARCO PRUDEN BUILD GREEN CHARACTERISTICS /TESLMETH OD Dry Film Thickness ASTM1 D -1400, D -1005, D -1438 (NCCA211-13, 14, 15) Specular Gloss (60) ASTM D -523 10 -15° Pencil Hardness ASTM C -3363 (NCCA II -12) Eagle Turquoise Pencil Flexibility: T -Bend NCCA II -9 (No cracking or tape removal of film) Mandrel ASTM D -522 (180° bend around 1/8" mandrel) Adhesion ASTM D -3359 (NCCA 11.5) Reverse Impact Cross Hatch Reverse Impact ASTM D -2749 (NCCA II -6) Impact in. per Ib. a 2000 X metal thickness for steel Abrasion Resistance Falling Sand ASTM D -968 Liters to expose 5/32" of substrate transit Based on topside to backside contact in transit Mortar Resistance AAMA' 621.02 - 24 Hour Pat Test Detergent Resistance ASTM D -2248 - 3% Detergent, 100 °F, 72 hrs. Acid Pollutants Resistance ASTM D -1308, Proc. 7.2 10% Mudatic Acld (15 min.) 20% Sulfuric Acid (24 hrs.) AAMA 621.02 Test 7,7 3.1- 70% Nitric Acid Vapors (30 min.) Kestemich SO2 CyclicTest (2 liters) Alkali Resistance ASTM D-1308 10%, 25% Sodium Hydroxide (1 hr.) Salt Spray Resistance ASTM B -117 - 5% Salt Fog @ 95°F Humidity Resistance ASTM D -2247 Weatherometer Test ASTM G23 Color Change ASTM D -2244 Chalking Resistance ASTM D -4214 Exterior Weathering Florida Exposure ASTM D -2244 Color 5 years @ 45 °S ASTM D -4214 Chalk AAMA 621.02 Film Erosion 0.2-0.25 mil primer', 0.7 -0.8 mil top coat HB -H 2T' No cracking No adhesion loss No cracking or adhesion loss' 65 ± 151 /mil of film Acceptable No effect No effect No effect No effect < 5 units color change', 10 cycles' No effect 1000 Hours' 2000 Hours10 (100 % Relative Humidity @ 95 °F) 2000 Hours < 2 units change' Maximum #8 Meets or exceeds MCA Premium guidelines Meets or exceeds MCA Premium guidelines Less than 10% film loss 1. AMERICAN SOCIETY FOR TESTING AND MATERIALS. 4. HIGHER AND LOWER GLOSSES AVAILABLE UPON 2. NATIONAL COIL COATERS ASSOCIATION. 5. FRACTURING OF SUBSTRATE MAY RUPTURE FILM 3. HIGHER FILM KXL COATINGS AND PERFORMANCE 6. AMERICAN ARCHITECTURAL MANUFACTURERS DATA AVAILABLE UPON REQUEST ASSOCIATION. REQUEST. 7. HUNTER AE COLOR DIFFERENCE. 8. NO OBJECTIONABLE COLOR CHANGE 9. LESS THAN 1/16" CREEP FROM SCRIBE. 10 NO BUSTERS. COOL ROOF INFORMATION,- Consult specifieforigendiesto meet specific requirements ',: VP, BuildmgsSolarReftectiveAnalysisasofAugust20o7 ',, ,';ASTM- E- 903: C -1549, C 1371; E -1980 -°:::::;,.:"4-;* 3 i i , LEER 2.2,.. `:. 'Low Slope.;l k LEED2.2-, ; SteepSIOpefl 1 •.Energl/Star = ' L'ow sldpe:.-,. #EnergyStar(LL s Steep Slope:: VP s C0L0R.11;, - FINISHNAME . , Results A: SRV Radiative 4V hEmisslvity t t Resultse ,t,SRI ?,,i ;