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HomeMy WebLinkAboutPermit PL12-006 - SARANA INTERNATIONAL BUDDHIST CENTER - DESIGN REVIEWSARANA INTL BUDDHIST CENTER 15241 51 ST AVE S P L 1 2-006 Ll 2-008 DESIGN REVIEW - ADMINISTRATIVE ► s. City of Tukwila Jim Haggerton, Mayor • Department of Community Development Jack Pace, Director August 13, 2012 NOTICE OF DECISION TO: Polwatte Pangnananda, Applicant and Owner King County Assessor, Accounting Division Greg and Vanessa Zaputil 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: L12-008 Applicant: Polwatte Pangnananda Type of Permit Applied for: Administrative Design Review Project Description: Administrative Design Review to construct a Temple Structure within the Low Density Residential (LDR) zone. Location: 15241515t Ave South Associated Files: L11-025 (CUP) L11-026 (Administrative Parking Determination) D12-001 (Building Permit) Comprehensive Plan Designation/Zoning District: Low Density Residential (LDR) H. 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 a Administrative Design Review does comply with applicable City and State code requirements and has approved the application subject the following conditions: Type 2 Permit (except shoreline permits) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 °Y v 1. All conditions placed on this project as part of the approved conditional use permit (L11- 025) remain in effect and are adopted by reference. 2. All conditions placed on this project as part of the approved parking determination (L11- 026) remain in effect and are adopted by reference. 3. The main circulation area shall be designed to be one way (see attached site map). Prior to the issuance of the building permit, the applicant shall submit a map showing signage and pavement markers that clearly delineate the path of travel on the site for the city's approval. At a minimum the plan shall include directional arrows, one way signs, and do not enter signs at appropriate locations on the site. 4. Prior to issuance of the building permit, the following modifications shall be made to the landscaping plan: a. The note under the "Section A" detail regarding decompacting soils and adding 4 inches of topsoil is really the same action shown in the notes next to "Tree Detail", regarding tilling in 4 inches of compost. These are all duplicative. To avoid confusion, delete the notes re: compost in the Tree Detail and change the note for Section A to "compost" instead of "topsoil". In other words, all the landscape areas must be de -compacted per the detail and amended with at least 4 inches of compost, tilled into the upper 18 inches. b. Note 4 under Landscape Notes conflicts with the note in Section A - it requires 6 inches of topsoil. The plan needs to be consistent to avoid confusion and be enforceable. c. Specify root ball standards for B&B trees and shrubs per ANSLA standards: i. root ball diameters for tree/shrub type and caliper/height specified. ii. trunk must be in the center of the root ball. iii. root ball depth. d. Do not stake planted trees. If B&B standards are met and trees are properly planted, trees should not need staking. e. Picea Pungens suffers from aphid damage in Western Washington. Substitute another conifer (non -spruce) species that will not need so much maintenance (i.e. spraying). f. The plan as proposed will likely severely impact the existing cedar and Douglas fir trees in the parking lot island due to grading and paving. Prior to beginning work, an arborist certified by the International Society of Arborists must be contracted to evaluate the health of the trees and the likelihood of the trees being able to be preserved, given the proposed plan. If the trees are healthy but cannot be saved due to the proposed construction impacts, then either the parking lot layout must be modified to save the trees, or the trees may not be counted as credit for the required number of landscape trees. If the trees cannot be counted, the landscaping plan will have to be modified. g. Reduce spacing for Japanese Spurge.groundcover to 1 foot on center, spacing for the Geranium to 2 foot on center, and spacing for Mahonia Repens to 1 foot on center. 5. All trees on the site shall be permitted to achieve their maximum height. Pruning of trees shall be limited to the removal of hazardous or dead branches or if the pruning is done with the purpose of allowing the trees to fully mature. 6. If a monument sign is proposed in the future, the design of the sign shall be consistent with the design of the new Temple structure. The project planner shall approve the final sign design, prior to issuance of a sign permit. Type 2 Permit (except shoreline permits) Initials Page 2 of 4 09/O1/2010 2:21:00 PM W:\Planning\Planning Forms\Notice of Decision\NOD Type 2 permit.doc 7. All mechanical equipment located either on the site or on the building shall be screened from view from all adjacent public rights of way and adjacent single family homes. 8. No deviations in these plans shall be made without prior approval of 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. One administrative appeal to the Board ofArchitectural Review of the Decision on the Permit itself is permitted. 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 ofArchitectural Review. 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 August 27, 2012. 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. S. Appeal fee per the current fee schedule, additional hourly charges may apply. In addition all hearing examiner costs will be passed through to the appellant. V. APPEAL HEARINGS PROCESS Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the Board ofArchitectural Review based on the testimony and documentary evidence presented at the open record hearing. The Board ofArchitectural Review decision on the appeal is the City's final decision. Any party wishing to challenge the Board ofArchitectural 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 EIS may be included in such an appeal. If no appeal of the Board Type 2 Permit (except shoreline pennits) Initials Page 3 of 4 09/01/2010 2:21:00 PM WAPlanning0anning Forms\Notice of Decision\NOD Type 2 pennit.doc * ofArchitectural Review decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project 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 Brandon Miles, who may be contacted at 206-431-3684 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. Nora Gierloff, Acting DirectWof DCD Department of Community Development City of Tukwila Type 2 Permit (except shoreline permits) Initials Page 4 of 4 09/01/2010 2:21:00 PM W:\Planning\Planning Forms\Notice of Decision\NOD Type 2 permit.doc City of Tukwila Jim Haggerton, Mayor (4)k Department of Community Development Jack Pace, Director NOTIFICATION: FILE NUMBER: APPLICANT/OWNER: REQUEST: LOCATION: STAFF REPORT TO THE DIRECTOR PREPARED August 8, 2012 Notice is not required for administrative design review. Notice of Application was provided as part of the Conditional Use Permit (CUP) for the proposed project. The Notice of Application was mailed to surrounding property owners and tenants on November 2, 2011. Notice of Public Hearing was mailed to surrounding property owner and tenants on November 2, 2011. The Notice of Hearing was also published in the Seattle Times on November 2, 2011. The Hearing Examiner held a public hearing on the CUP for the proposed project on November 16, 2011. L12-008 Polwatte Pangnanada Administrative Design Review to construct a Temple Structure within the Low Density Residential (LDR) zone. 15241 515L Avenue South ASSOCIATED PERMITS: L11-025 (CUP) L11-026 (Administrative Parking Determination) D12-001 (Building Permit) SEPA DETERMINATION COMPREHENSIVE PLAN AND ZONING DESIGNATION STAFF RECCOMENDATION Exempt Low Density Residential (LDR) Approval with Conditions STAFF: Brandon J. Miles, Senior Planner (206) 431-3684 Brandon. Miles@Tukwilawa.eov 6300 Southcenter Boulevard, Suite #100 - Tukwila, Washington 98188 - Phone 206-431-3670 - Fax 206-431-3665 ATTACHMENTS: A. Site Plan, Sheet A-1, date stamped by the City on June 27, 2012. B. Color Elevations, Sheet 2A, date stamped by the City on July 27, 2012. C. Landscaping Plan, Sheet L-1, date stamped by the City on June 27, 2012 BACKGROUND On December 5, 2011, the City's Hearing Examiner approved, with conditions, a CUP application for the Sarana International Buddhist Center (SIBC). Religious institutions, such as a Buddhist Temple, are permitted within the LDR zone, provided a CUP is obtained. As a condition to the approved CUP application, the Hearing Examiner required that the applicant immediately cease using the existing structures on the site for places of religious assembly until all necessary Fire and Building Department permits have been obtained. The CUP does not take effect until this condition has been addressed. As part of the CUP application, the Hearing Examiner also approved the construction of a future Temple on the property. In early January of this year, the applicant submitted a building permit application to add onto the existing structure on the site. The scope of work outlined in the building permit was not approved by the Hearing Examiner and staff rejected the proposed work. The applicant then decided to submit for the Temple structure was approved by the Hearing Examiner. Besides the Hearing Examiner approval for the proposed Temple structure, the applicant also obtained a Parking Determination from the Director of Community Development. The Parking Determination required that the use provided 41 onsite parking stalls for regular use and that additional parking stalls be secured for large, special events. The Parking Determination also placed other conditions on the project FINDINGS Vicinity/Site Information Proiect Description The applicant is requesting administrative design review approval to construct a Buddhist Temple. Existing Development The subject property is located at 15247 515Y Ave South and according to the official zoning map is zoned Low Density Residential ("LDR"). According to King County Assessor records, the property has a total area of 46,609 square feet. There is currently a single family house and detached building located on the property. The applicant has been using the site for the last several years as a residence for Buddhist monks and to hold religious ceremonies. There is a large gravel area located on the property that is used for vehicle parking. There is large ravine on the property that eventually drops down to Southcenter Blvd. As shown in Attachment "A", an automobile egress point is located adjacent to the ravine. There are no barriers between the egress point and the ravine. Page 2 of 10 Existing House on Site Surrounding Land Uses The proposed Buddhist Temple site sits on the west side of 51" Ave South. Surrounding land uses are single family homes. The single family homes located on eastside of 51St Ave South are zoned Regional Commercial Mixed (RCM), while the homes on the west side of 51" Ave South are zoned LDR. The onramp for State Route ("SR") is located to the south of the subject property. Currently, there are no sidewalks located along 515t Ave South. Other streets in the area include S. 15Vand 52"d Avenue South. Southcenter Blvd does border the property; however there is a significant grade difference between the property and Southcenter Blvd making the street unusable for access to the proposed Temple. Sound Transit Guideway Located South of Property Page 3 of 10 Single Family Homes Located to the west of project site. Topography The topography of the site varies from a gentle slope to a steep slope on the south side of the property (Attachment 1). No new construction is proposed near the steep slope. Vegetation A significant amount of mature vegetation is located on the south property line. Large conifer trees also exist on the property (Attachment 3). No trees are proposed to be removed. Access Access to the property is from 5V Avenue South. The road tends to be heavily traveled due to its proximity to the on -ramp to SR 518. The curb cut from the property to 515t Avenue South is sized for a residential use and does not meet the width requirement for a commercial access drive. The Hearing Examiner has conditioned that at the time of construction of the future Temple that the applicant enlarge the access point along 5V Avenue South. DESIGN REVIEW CRITERIA The applicant is requesting that the Director approve the design review application for the proposed Buddhist Temple. In the following discussion, the design review criteria found in TMC 18.60.050 (C) are shown in bold, followed by City staff's comments. The applicant has not provided a response to the design review criteria. SITE PLANNING a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi -family development's design need not be harmoniously integrated with adjacent single-family structures if that existing single-family use is designated as "Commercial" or "High - Page 4 of 10 Density Residential" in the Comprehensive Plan. However, a "Low -Density Residential" (detached single-family) designation would require such harmonious design integration. b. Natural features, which contribute to desirable neighborhood character, shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. d. Pedestrian and vehicular entries shall provide a high -quality visual focus using building siting, shapes and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. e. Vehicular circulation design shall minimize driveway intersections with the street. f. Site perimeter design (i.e., landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. g. Varying degrees of privacy for the individual residents shall be provided, increasing from the public right -of way, to common areas, to individual residences. This can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. h. Parking and service areas shall be located, designed and screened to interrupt and reduce the visual impact of large paved areas. i. The height, bulk, footprint and scale of each building shall be in harmony with its site and adjacent long-term structures. The applicant is proposing to construct 17 foot tall, 1,440 square foot temple structure. The building will be placed on the tallest elevation on the property and will overlook 515t Ave South. Within the LDR zone, the maximum height permitted within the zone is 30 feet. Additionally, the Temple structure will have a roof pitch of 6:12. Under TMC 18.50.055, the minimum roof pitch within the LDR zone is 5:12. The proposed structure will be 74 feet from 51St Ave South (front setback) and 17 feet from the north property line (side setback). Upon completion of the proposed Temple, the site will have a Floor Area Ratio (FAR) of .06. The table below outlines the FAR for the surrounding homes that are zoned LDR: Location Existing Floor Area Lot Area FAR 1522151St Ave S. 1,020 43,992 sq. ft. .023 4914 Southcenter Blvd 920 8,806 sq. ft. .104 4918 Southcenter Blvd 1,460 9858 sq. ft. .148 15211 515t Ave S. Vacant 36,617 sq. ft. N/A 15201515t Ave S. 2,930 38,768 .075 15215 515t Ave S. 850 8,100 .105 Page 5 of 10 Parking for the proposed temple is scattered throughout the site. The proposed structure is used to buffer single family homes located to the north of the project site from the parking stalls that are being installed. There will be 17 parking stalls located along the west property line that will be adjacent to single family homes; however these stalls will only be used for special events and will not be used for daily activities at the Temple. The parking lot is currently designed to be two way; however, given that the aisle widths are small, a one way layout would be more efficient. There are a number of existing, significant trees located on the project site. The applicant is proposing to retain all trees. Two of the trees that are proposed to be retained are located in the middle of the parking area for the Temple. Construction activities, including grading, could disturb the roots of these two trees. A condition has been placed requiring that a certified arborist examine the.proposed trees and evaluate if they can survive construction. If not, adequate replacement will be required. The project will utilize an existing curb cut from 515t Ave South to access the project site. Currently, the curb cut meets the width requirements for a residential driveway. The Hearing Examiner required that the applicant install a curb cut that meets Public Works standards when the future temple is constructed. As shown on sheet A- 1, the applicant is proposing to construct a 25 foot curb cut to the property. The access to the property is accented by landscaping which will be installed on both sides of the curb cut. No sidewalk is proposed along 51st Ave South. A small pedestrian path will be installed connecting 515Y to the site's parking lot. The existing house will be retained on the site and will be used to house monks. While the City's design standards discuss privacy for tenants, this does not seem appropriate in this situation given that the monks on the site will be the ones who also will use the Temple. A collection area for garbage and recycling has been located along the south property line, which is away from adjacent residential uses. The collection point will be screened with a fence. BUILDING DESIGN a. Architectural style is not restricted; evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood. b. Buildings shall be of appropriate height, scale, and design/shape to be in harmony with those existing permanent neighboring developments that are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent structures that are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the nonconforming structure's anticipated permanence. C. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure. d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. Page 6 of 10 e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. The proposed Temple structure has the appearance of a single family house. The square footage of the building is just less than 1,500 square feet, which is consistent with other buildings (single family homes) in the area. At 17 feet tall, the building is well below the maximum height of 30 feet permitted in the LDR zone and lower in height than many of the surrounding single family homes. The roof pitch for the structure will be 6:12. The City's design standards for residential uses call for 5:12 roof pitch. The building main entrance will face south towards the parking lot. A small door will face towards 515t Ave South; however, there is no direct connection from 51't Ave South to the building, instead access is from the west side via the parking lot. The proposed doors have a residential appearance; the windows have a design and spacing that is consistent with a single family house; and the roof's design is also consistent with the adjacent single family homes. The materials for the building are also consistent with materials that are used for single family construction. The roof utilizes composition roofing; painted cedar siding is used for the main exterior finish; and a brick base. Colors for the building include a black roof, blue siding, and brick color base; with white being used as an accent color. Given the small size of the building, monotony of design is not an issue. LANDSCAPE AND SITE TREATMENT a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place. b. Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views, provide shade to moderate the effects of large paved areas, and break up visual mass. c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on -site recreation areas, and to adjacent public recreation areas shall be provided. d. Appropriate landscape transition to adjoining properties shall be provided All existing trees on the site are proposed to be retained as part of the Temple construction project. Under TMC 18.52.020, non-residential uses within the LDR zone are required to have 15 feet of Type 1 landscaping and ten feet of Type 1 landscaping along both the sides and rear property lines. The landscaping plan provided (Attachment C) complies with the minimum area requirements for landscaping and the specific requirements for Type 1 landscaping. As shown in the landscaping plan, new landscaping will be installed to augment and enhance existing landscaping on the site. TMC 18.52.035 requires 12 square feet of landscaping for each parking stall. The proposed use is required to have 41 parking stalls, thus 492 square feet of additional landscaping is required. The additional landscaping is being provided in the middle of the parking area and by increasing the area of the east (front) and south (side) landscaping area. Page 7 of 10 The landscaping plan provided does not meet the requirement of TMC 18.52.050 (A), which requires that the plan be stamped by a Washington State licensed landscape architect. This requirement was noted to the applicant in a comment letter dated June 8, 2012. While generally the landscaping plan is acceptable for design review purposes, the technical aspect of the plan presents problems with ensuring the long term survivability of the plants. The City's Urban Environmentalist has reviewed the submitted landscaping plan and has provided detailed, technical issues that need to be addressed. These issues have been communicated to the applicant and have been addressed in a condition to this approval. In the City's June 8, 2012 correction letter, the City asked that the applicant provide a lighting plan. The applicant has stated that the plan would be provided as part of the building permit review process. A small walkway is provided that connects the property to 515t Ave South. MISCELLANEOUS STRUCTURES a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale. b. The use of walls, fencing, planting, berms, or combinations of these shall accomplish screening of service yards and other places that tend to be unsightly. Screening shall be effective in winter and summer. c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping. d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded and restrained in design with no off -site glare spill -over. Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building architecture. A trash and waste collection area is proposed along the south property line. A fence and landscaping will be used to screen the collection area from view. Rock retaining walls are proposed in various portions of the property. These retaining walls will be integrated into the design of the site and will face inwards, away from adjacent properties. The applicant's site plan does not show any outdoor or building exterior mechanical equipment. This equipment has tendency of showing up during construction. In the City's June 8, 2012 correction letter, the City asked that the applicant provided a lighting plan. The applicant has stated that the plan would be provided as part of the building permit review process. Reluctantly, in order to get the project moving, staff permitted the submittal of the lighting plan until the building permit stage. PUBLIC COMMENTS Public Notice is not required for Administrative Design Review. Page 8 of 10 CONCLUSIONS 1. The applicant has been granted a conditional use permit for operation of a Temple structure on the subject site. As required by Tukwila Municipal Code Title 18, administrative design review is required for the construction of the Temple structure. 2. The proposed Temple structure is compatible in design and size with the adjacent single family homes. 3. The applicant has stated that landscape and irrigation plans would be provided as part of the building permit. 4. The parking layout creates a very narrow drive path for two way traffic. This issue can be resolved by having the main drive areas on the site be turned into one way aisles. 5. Prior to the issuance of the building permit the landscaping plan shall be revised to address the city's technical comments. 6. The applicant's site plan does not show any mechanical equipment on the site or on the building. RECOMMENDATION Staff recommends approval of the Design Review Application with the following conditions: 1. All conditions placed on this project as part of the approved conditional use permit (1-11-025) remain in effect and are adopted by reference. 2. All conditions placed on this project as part of the approved parking determination (1-11-026) remain in effect and are adopted by reference. 3. The main circulation area shall be designed to be one way (see attached site map). Prior to the issuance of the building permit, the applicant shall submit a map showing signage and pavement markers that clearly delineate the path of travel on the site for the city's approval. At a minimum the plan shall include directional arrows, one way signs, and do not enter signs at appropriate locations on the site. 4. Prior to issuance of the building permit, the following modifications shall be made to the landscaping plan: a. The note under the "Section A" detail regarding decompacting soils and adding 4 inches of topsoil is really the same action shown in the notes next to "Tree Detail", regarding tilling in 4 inches of compost. These are all duplicative. To avoid confusion, delete the notes re: compost in the Tree Detail and change the note for Section A to "compost" instead of "topsoil". In other words, all the landscape areas must be de -compacted per the detail and amended with at least 4 inches of compost, tilled into the upper 18 inches. b. Note 4 under Landscape Notes conflicts with the note in Section A — it requires 6 inches of topsoil. The plan needs to be consistent to avoid confusion and be enforceable. c. Specify root ball standards for B&B trees and shrubs per ANSLA standards: i. root ball diameters for tree/shrub type and caliper/height specified. ii. trunk must be in the center of the root ball. iii.. root ball depth. d. Do not stake planted trees. If B&B standards are met and trees are properly planted, trees should not need staking. e. Picea Pungens suffers from aphid damage in Western Washington. Substitute another conifer (non -spruce) species that will not need so much maintenance (i.e. spraying). f. The plan as proposed will likely severely impact the existing cedar and Douglas fir trees in the parking lot island due to grading and paving. Prior to beginning work, an arborist certified by the International Society of Arborists must be contracted to evaluate the health of the trees and the Page 9 of 10 likelihood of the trees being able to be preserved, given the proposed plan. If the trees are healthy but cannot be saved due to the proposed construction impacts, then either the parking lot layout must be modified to save the trees, or the trees may not be counted as credit for the required number of landscape trees. If the trees cannot be counted, the landscaping plan will have to be modified. g. Reduce spacing for Japanese Spurge groundcover to 1 foot on center, spacing for the Geranium to 2 foot on center, and spacing for Mahonia Repens to 1 foot on center. All trees on the site shall be permitted to achieve their maximum height. Pruning of trees shall be limited to the removal of hazardous or dead branches or if the pruning is done with the purpose of allowing the trees to fully mature. 6. If a monument sign is proposed in the future, the design of the sign shall be consistent with the design of the new Temple structure. The project planner shall approve the final sign design, prior to issuance of a sign permit. 7. All mechanical equipment located either on the site or on the building shall be screened from view from all adjacent public rights of way and adjacent single family homes. 8. No deviations in these plans shall be made without prior approval of the City of Tukwila. Page 10 of 10 Brandon Miles From: Brandon Miles Sent: Tuesday, August 14, 2012 9:45 AM To: sibc20l2@yahoo.com Cc: aleyva2100@aol.com; bruce_engr@comcast.net Subject: Notice of Decision and Staff Report Attachments: SIBC DESIGN REVIEW SR.pdf; Design Review Notice of Decision.pdf W1 Attached is the Notice of Decision and Staff report for the proposed Temple structure. Please review all of the conditions. Best Regards, Brandon J. Miles, Senior Planner City of Tukwila Department of Community Development (206) 431-3684 Brandon.Miles@Tukwilawa.gov t / yCity of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director ,I90ai August 14, 2012 SIBC 15241 5151 Ave S Tukwila, WA 98188 RE: Sarana International Buddhist Temple Design Review (L12-008) Notice of Decision Dear Applicant: Please find enclosed a copy of the Notice of Decision and Staff Report for your pending administrative design review application. The issuance of the Notice of Decision completes the application process. You may now begin to secure construction permits for the proposed work. You will also find enclosed a copy of the approved design review plans. In order to ensure that your building permit application is not delayed, please do the following: 1. Review all of the conditions placed on the project as part of the design review application. Some of the conditions will need to be addressed before issuance of the building permit and others before construction commences. It is your responsibility to make sure that these conditions are taken care in an expeditious manner. Failure to address these conditions will delay your project. 2. Make sure that the plans you submit to the City for the building permit are identical to those that have been provided to you which are stamped as "Planning Approved". If you have any questions, please call (206) 431-3684 or send an email to Brandon.Miles@Tukwilawa.gov. Sincerel , ran n J. rs Senior Planner CC. File (L12-008) 6300 Southcenter Boulevard, Suite #100 - Tukwila, Washington 98188 - Phone 206-431-3670 - Fax 206-431-3665 City of Tukwila Jim Haggerton, Mayor • Department of Community Development Jack Pace, Director �46- -J, June 8, 2012 Sarana International Buddhist Temple 15241 51" Ave South Tukwila, WA 98188 RE: Design Review Application (L12-008) Correction Letter # 1 Dear Mr. Pangnanada: On April 2, 2012, the City of Tukwila ("City") received a design review application for the construction of a temple structure at 15241 51st Ave South. A Notice of Complete Application was provided on April 19, 2012 and the application was subsequently routed to City Departments for their review and approval. Based upon the City's review of the items submitted, additional information is required before the City can approve the design review application. Before proceeding, it would be helpful to briefly summarize the project to date. As you are aware, the City's Hearing Examiner approved a Conditional Use Permit ("CUP") for the Temple in November of 2011. As part of the CUP application, the Temple requested that the City allow the current use of the house to continue to be used as a Temple and that the City permits the future construction of a new Temple structure. As part of the CUP a site plan was provided that showed the future Temple location. The Hearing Examiner placed a condition on the project that ordered that the existing structure cease to be used as a Temple until the structure complied with Fire and Building Department requirements for an assembly use. According to the City's permit records this has yet to occur. On January 1, 2012, the Temple submitted to the City a building permit application to construct an addition to the existing house. The addition was to be used for religious services. The addition was never reviewed or approved by the City during the conditional use permit process. This was the first time that the City had ever seen such a proposal from the Temple. On January 5, 2012, the City provided a Letter of Incomplete Application stating that the project proposed in the building permit application on January 1, 2012 was inconsistent with what was approved in the conditional use permit application. The letter stated that the approved conditional use permit application would have to be revised and the proposed future temple removed or that the proposed addition would have to be removed. The City's January 5th letter also stated that design review would be required for the proposed structure. It should also be noted that the design review requirement was clearly stated by the City in the CUP staff report (p.6). As stated above, the design review application was submitted to the City on April 2, 2012: Nearly three months after the City's January 5, 2012 letter stating the requirement and almost five months after the 6300 Southcenter Boulevard, Suite #100 9 Tukwilq Washington 98188 - Phone 206-431-3670 - Fax 206-431-3665 requirement was stated in the conditional use permit staff report. Ensuring that permits get issued in a timely manner is a joint effort by both the City and an applicant. The comments below are for your design review application only. Your building permit application is still pending and those comments will come under a separate letter. Please note that you must ensure that both permit applications are coordinated in order to ensure that the plans provided under both permits match. Correction to Design Review Application Planning Division Comments Landscaping 1. Tukwila Municipal Code (TMC) 18.52.050 (A) requires that the landscaping plan be prepared by a Washington State licensed landscape architect. The plan provided does not meet this requirement. Please provide a plan that meets the requirements of TMC 18.52.050 (A). 2. Type 1 landscaping is required in the front of the property. The plan provided does not meet the requirements of TMC 18.52.030 (A). One tree shall be provided for every 30 feet of lineal frontage; one shrub shall be provided for each seven lineal feet of frontage; and living ground cover shall be provided to cover 90% of the landscaped area within three years of planting. 3. English Ivy is on King County's Noxious Weed List and shall not be installed on the site. Please substitute an appropriate species type. 4. Please see the attached redline drawings which need to be addressed when you provide the updated landscape plan. 5. An irrigation plan needs to be provided for those areas of the site that will have new plantings. Site Desian 6. The following condition from the CUP application needs to be met: "At the time of construction of the proposed Temple, the applicant shall pave (either with asphalt or concrete) the entire parking and site egress/ingress area. The City will consider alternative methods such as previous pavement or grasscrete, the applicant can demonstrate compliance with the City's standards in place at the time of submission of a complete building permit application for the proposed Temple structure. " The City's Infrastructure Design and Construction standard also require that parking lots be paved (4.0.8). The City is willing to consider only require the heavy used areas of the parking lot to be paved, while the overflow parking area uses grasscrete or pervious pavement. 7. The site plan does not show a collection area for waste and recycling. Please update the site plan accordingly. The waste collection facility needs to be sufficiently screened. Equal amount of space for waste and recycling must be provided. The design of any screening materials needs to be consistent with the design of the new Temple structure. Page 2 of 4 Building Design 8. Provide color elevations of the proposed Temple structure. 9. Provide a lighting plan for the parking lot to ensure that sufficient lighting is provided for evening activities. Also, show the location of any exterior lights located on the new Temple structure. Ensure that adequate shielding is provided on all lights so that light from the Temple site does not trespass onto adjacent residential uses. Parking 10. The Parking Decision (L 11-026) issued by the Director on November 7, 2011 required that 41 parking stalls be located on the site prior to occupancy of the new Temple. The site plan provided only shows 40 parking stalls. An additional parking stall needs to be added. 11. Many of the parking stalls do not comply with the City's dimensional size requirements. The parking stalls that are 8.5 feet wide must be at least 19 feet in depth. Also, note that only 30% of the required parking stalls on the site are permitted to be compact. The drive lanes also do not meet City standards, but the City will allow a reduction in the minimum lane width (provided Fire access is maintained) if the parking lot is designed to be one way. In order for this to be accomplished signage and arrows will need to be installed to identify the path of travel. 12. It is unclear from the plans provided if the following condition from the Parking Decision is being complied with: "A physical barrier, approved by the City, shall be installed at the top of the ravine located at the south edge of the property. The physical barrier shall be installed within six months from final approval of the CUP by the Hearing Examiner. The purpose of this physical barrier is to prevent vechicles from going over the ravine. The physical barrier should include a design that would allow it to be seen at night and during poor weather conditions. " Update the site plan according and provide cross sections of the physical barrier. Fire Department l . A fire hydrant shall be within 150 feet of the proposed new building. The Fire Department may be willing to waive this requirement. Please contact the City's Fire Department directly. Update your plans accordingly to show a new fire hydrant or provide sufficient documentation that the Fire Department has waived this requirement. 2. The access for the fire lane needs to be an approved surface. Paving as required by the CUP application will comply with this requirement. Building Division 1. Accessible parking and accessible building walkways extending from the parking lot need to be provided. The surfaces of the parking stalls and walkways must either by asphalt or concrete. 2. At least 60% of all entrances shall be accessible. Page 3 of 4 3. The maximum walking surface slope shall not be stepper than 1:20 from the accessible parking to the building to include any curb cuts (1:12 for curb cuts and ramps) and building entrances. Any other exterior elements or routes required to be accessible must also meet this requirement. Public Works Department Public Works comments do not have a bearing on the design review application; however the comments are being provided to you at this time because they will need to be addressed prior to issuance of the building permit. Please ensure that these comments are addressed in a timely manner so that your construction permit is not delayed. Next Steps Your next step is to address the comments provided above. Please provide four copies of all revised plans submitted to the City. Also, provide a narrative outing a response to each of the items listed above. Please note that the City will cancel the application if a response to this correction letter is not provided within 90-days for the date of this letter. If you have any questions, please call me at (206) 431-3684 or send an email to Brandon.Miles@Tukwilaw.gov. I am more than happy to meet with you to discuss the correction letter. In order for the meeting to be more productive, I would request that you schedule an appointment with me at least two business days in advance. Sincerely aron J. Miles Senior Planner CC. File (1,12-008) Page 4 of 4 Bruce S. MacVeigh, P.E. Civil Engineer/Small Site Geotechnical 14245 59' Ave. S. Tukwila, WA 98168 Cell: (206) 571-8794 June 28, 2012 City of Tukwila Public Works Department Attn: Dave McPherson, Project Coordinator Subject: ADDENDUM: Additional Information Reference Minor Site Retaining Walls, New Temple Building, Sarana International Buddhist Center, 1524151 st Avenue S., Tukwila, WA 98168 (PN: 222304-9019) Dear Mr. McPherson: This letter provides a few additional details to the letter dated June 26, 2012. It is based on final proposed grading of the parking area. The plan shows some locations where the wall sections are greater than 2 feet in height. At these locations the face to face distance for the wall sections is greater than the 5 feet mentioned previously, typically 7 to 9 feet. The height of the final wall section for the top section remains about 2 feet, with the additional height being made up in the lower rockery section. With this consideration, the concept of maintaining the walls outside of the 1:1 internal slope of vehicular loading is still valid. The constructionof the higher than 4 foot rockery sections will be per usual City standards. Questions relating to this request may be made directly to this office. Bruce S. MacVeigh, P.E. Civil Engineer RECEO tukbudtemple05/1208 JUL 02 2012 COMMUNITY DEVELOPMENT RECtIVED - June 27, 2012 JUN 2 7 2012 Gc....:...,:,I i y City of Tukwila nr uF-.� GP;rtE,y7 Department of Community Development RE: Design Review Application (L-12-008) Dear Mr. Brandon Miles Response Landscaping Letter: 1) We require from the City to allow our project to continue with our plan without landscape architect stamp. 2) Type 1 landscaping in front of the project have been corrected. 3) English ivy was removed from our project following your reconsideration. 4) All corrections were addressed according with your redline drawings. 5) Irrigation plan will be addressed when building plans are resubmitted. Site Design: 6) All parking lot will be paved. 7) Collection area for waste and recycling have been incorporated to site plan, landscaping plan, and design is shown on sheet A-1-1 8) Building colors are shown on elevation plan with light blue siding, white trim, and black roof. 9) Lighting plan will be added when building resubmitted. 10) Total parking permit is 41 stalls with 29 standard stalls (8.5' x 19') 11) 2 ADA stalls (8.5' x 20% and 12 compacted stalls (30%), (8' x 16') 12) Physical barrier are shown on the site plan and design is shown on sheet A-1-1 Fire Department 1) Engineer Bruce Mac Veigh is working with the City Fire Department to address this situation. 2) All area will be paved. Building Division 1) Accessible parking are shown with new design to provide better access to the temple. 2) All entrances are accessible. 3) Slope max for accessible parking is shown on site plan 1:20 Public work: Engineer Bruce Mac Veigh has been working with this subject. Sincerely, Armando Leyva Bruce S. MacVeigh, P.E. Civil Engineer/Small Site Geotechnical 14245 59 h Ave. S. Tukwila, WA 98168 Cell: (206) 571-8794 June 26, 2012 City of Tukwila Public Works Department Attn: Dave McPherson, Project Coordinator RECEIVED JUL 02 2012 COMMUNITY oEVELOPME-W RECEIVED JUL 032012 TUK PUBLICwILA WORKS Subject: Additional Information Reference Minor Site Retaining Walls, New Temple Building, Sarana International Buddhist Center, 15241 51st Avenue S., Tukwila, WA 98168 (PN: 222304-9019) Dear Mr. McPherson: Attached is the typical section of site retaining wall. This wall section applies to the east -west run of wall between the upper and lower parking areas. The wall actually consists of two steps. The upper step consists of an existing run of well placed concrete blocks, size 6" x 12". These blocks have a natural back batter due to the rear key at the bottom of each block. The wall is at present approximately 3.5 feet exposed height. An existing active parking/driveway area is immediately at the top of this section. These have been in place for several years with no settling or movement. The finished exposed height of the section would be 2 feet. A proposed lower step would consist of a standard minor rockery with an exposed height of 2 feet. Its face would be stepped 5 feet from the lower face of the block wall above. These walls would usually be considered unregulated except that they may receive vehicular surcharge from the area above the wall. Referring to the section drawing, the two 2 foot steps may be noted, with the 5 foot step offset. Now vehicular bearing loads are transmitted through solid homogenous soils downward,at a slope of45 degrees (or 1:1). As such, the wall sections will have no calculational soil loading except for their own minor backfill. Of note also is that at present vehicles may drive within about 1 foot from the top, and the new layout has the wheel loads at worst, about 2 to 2.5 feet from the wall face. Note that a 2:1 is a more usual theoretical slope design rule, however in this case, with the experience with the performance of the existing wall portion and the known dense and well graded fairly cohesive soils on the site, the 1:1 is acceptable for this particular application. Based on the above, the wall design, with the two stepped sections as noted above, is conservatively conceived and suitable for this use. Questions relating to this request may be made directly to this office. Bruce S. MacVeigh, P.E. Civil Engineer EXPIRES: 4/24/i�7 tukbudtemple04/1208 i a� � „ • . tit, • ' • • .' � ` Q, 44 CF �i ;. JA ,t' •, (• .5 • is ,��� ,• � � 1•�f • (\'��])/l I: ,' •s.%`ra ,' , �r �t 11. 'A. Oft '4/_ .�, •.� •off• ••L , �', •f ,• tiY :. ,•1 ` ',:. + • P •`� '•� �\��1• ' � t G'I l�l••1 •' ;' .f' rt •'I tY. 1 •`, � ,• '••`` •�J�_ , 1.+�,• '•' y+a �,.x.'''•.:' + '�, •1'�r,•a ait' � � 1 •a '^, • -� ,i ••', . '1•� • ,a� ;1Ali al IN m ZY City of Tukwila Jinn Haggerton, Mayor Department of Community Development Jack Pace, Director June 8, 2012 Sarana International Buddhist Temple 15241 51 st Ave South Tukwila, WA 98188 RE: Design Review Application (L 12-008) Correction Letter # 1 Dear Mr. Pangnanada: On April 2, 2012, the City of Tukwila ("City") received a design review application for the construction of a temple structure at 15241 51 st Ave South. A Notice of Complete Application was provided on April 19, 2012 and the application was subsequently routed to City Departments for their review and approval. Based upon the City's review of the items submitted, additional information is required before the City can approve the design review application. Before proceeding, it would be helpful to briefly summarize the project to date. As you are aware, the City's Hearing Examiner approved a Conditional Use Permit ("CUP") for the Temple in November of 2011. As part of the CUP application, the Temple requested that the City allow the current use of the house to continue to be used as a Temple and that the City permits the future construction of a new Temple structure. As part of the CUP a site plan was provided that showed the future Temple location. The Hearing Examiner placed a condition on the project that ordered that the existing structure cease to be used as a Temple until the structure complied with Fire and Building Department requirements for an assembly use. According to the City's permit records this has yet to occur. On January 1, 2012, the Temple submitted to the City a building permit application to construct an addition to the existing house. The addition was to be used for religious services. The addition was never reviewed or approved by the City during the conditional use permit process. This was the first time that the City had ever seen such a proposal from the Temple. On January 5, 2012, the City provided a Letter of Incomplete Application stating that the project proposed in the building permit application on January 1, 2012 was inconsistent with what was approved in the conditional use permit application. The letter stated that the approved conditional use permit application would have to be revised and the proposed future temple removed or that the proposed addition would have to be removed. The City's January 5tn letter also stated that design review would be required for the proposed structure. It should also be noted that the design review requirement was clearly stated by the City in the CUP staff report (p.6). As stated above, the design review application was submitted to the City on April 2, 2012: Nearly three months after the City's January 5, 2012 letter stating the requirement and almost five months after the 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax 206-431-3665 .— N requirement was stated in the conditional use permit staff report. Ensuring that permits get issued in a timely manner is a joint effort by both the City and an applicant. The comments below are for your design review application only. Your building permit application is still pending and those comments will come under a separate letter. Please note that you must ensure that both permit applications are coordinated in order to ensure that the plans provided under both permits match. Correction to Design Review Application Planning Division Comments Landscaping 1. Tukwila Municipal Code (TMC) 18.52.050 (A) requires that the landscaping plan be prepared by a Washington State licensed landscape architect. The plan provided does not meet this requirement. Please provide a plan that meets the requirements of TMC 18.52.050 (A). 2. Type 1 landscaping is required in the front of the property. The plan provided does not meet the requirements of TMC 18.52.030 (A). One tree shall be provided for every 30 feet of lineal frontage; one shrub shall be provided for each seven lineal feet of frontage; and living ground cover shall be provided to cover 90% of the landscaped area within three years of planting. 3. English Ivy is on King County's Noxious Weed List and shall not be installed on the site. Please substitute an appropriate species type. 4. Please see the attached redline drawings which need to be addressed when you provide the updated landscape plan. 5. An irrigation plan needs to be provided for those areas of the site that will have new plantings. Site Design 6. The following condition from the CUP application needs to be met: "At the time of construction of the proposed Temple, the applicant shall pave (either with asphalt or concrete) the entire parking and site egress/ingress area. The City will consider alternative methods such as previous pavement or grasscrete, the applicant can demonstrate compliance with the City's standards in place at the time of submission of a complete building permit application for the proposed Temple structure. " The City's Infrastructure Design and Construction standard also require that parking lots be paved (4.0.8). The City is willing to consider only require the heavy used areas of the parking lot to be paved, while the overflow parking area uses grasscrete or pervious pavement. 7. The site plan does not show a collection area for waste and recycling. Please update the site plan accordingly. The waste collection facility needs to be sufficiently screened. Equal amount of space for waste and recycling must be provided. The design of any screening materials needs to be consistent with the design of the new Temple structure. Page 2 of 4 Building Design 8. Provide color elevations of the proposed Temple structure. 9. Provide a lighting plan for the parking lot to ensure that sufficient lighting is provided for evening activities. Also, show the location of any exterior lights located on the new Temple structure. Ensure that adequate shielding is provided on all lights so that light from the Temple site does not trespass onto adjacent residential uses. Parking 10. The Parking Decision (L11-026) issued by the Director on November 7, 2011 required that 41 parking stalls be located on the site prior to occupancy of the new Temple. The site plan provided only shows 40 parking stalls. An additional parking stall needs to be added. 11. Many of the parking stalls do not comply with the City's dimensional size requirements. The parking stalls that are 8.5 feet wide must be at least 19 feet in depth. Also, note that only 30% of the required parking stalls on the site are permitted to be compact. The drive lanes also do not meet City standards, but the City will allow a reduction in the minimum lane width (provided Fire access is maintained) if the parking lot is designed to be one way. In order for this to be accomplished signage and arrows will need to be installed to identify the path of travel. 12. It is unclear from the plans provided if the following condition from the Parking Decision is being complied with: "A physical barrier, approved by the City, shall be installed at the top of the ravine located at the south edge of the property. The physical barrier shall be installed within six months from final approval of the CUP by the Hearing Examiner. The purpose of this physical barrier is to prevent vechicles from going over the ravine. The physical barrier should include a design that would allow it to be seen at night and during poor weather conditions. " Update the site plan according and provide cross sections of the physical barrier. Fire Department 1. A fire hydrant shall be within 150 feet of the proposed new building. The Fire Department may be willing to waive this requirement. Please contact the City's Fire Department directly. Update your plans accordingly to show a new fire hydrant or provide sufficient documentation that the Fire Department has waived this requirement. 2. The access for the fire lane needs to be an approved surface. Paving as required by the CUP application will comply with this requirement. Building Division 1. Accessible parking and accessible building walkways extending from the parking lot need to be provided. The surfaces of the parking stalls and walkways must either by asphalt or concrete. 2. At least 60% of all entrances shall be accessible. Page 3 of 4 V- 3. The maximum walking surface slope shall not be stepper than 1:20 from the accessible parking to the building to include any curb cuts (1:12 for curb cuts and ramps) and building entrances. Any other exterior elements or routes required to be accessible must also meet this requirement. Public Works Department Public Works comments do not have a bearing on the design review application; however the comments are being provided to you at this time because they will need to be addressed prior to issuance of the building permit. Please ensure that these comments are addressed in a timely manner so that your construction permit is not delayed. Next Steps Your next step is to address the comments provided above. Please provide four copies of all revised plans submitted to the City. Also, provide a narrative outing a response to each of the items listed above. Please note that the City will cancel the application if a response to this correction letter is not provided within 90-days for the date of this letter. If you have any questions, please call me at (206) 431-3684 or send an email to Brandon.Miles@Tukwilaw.gov. I am more than happy to meet with you to discuss the correction letter. In order for the meeting to be more productive, I would request that you schedule an appointment with me at least two business days in advance. ®SincerelkTX raon.les Senior Planner cc. File (L 12-008) Page 4 of 4 CITY OF TUKWILA PUBLIC WORKS DEPARTMENT REVIEW COMMENTS www.ci.tukwila.wa.us Development Guidelines and Design and Construction Standards TO: PLANNING DIVISION — Brandon Miles, Senior Planner ONI-A FROM: PUBLIC WORKS DEPT. — David McPherson, Development Engineer (206) 431-2448 dmcpherson@ci.tukwila.wa.us DATE: April 25, 2012 SUBJECT: Sarana Meditation Hall 15241 51" Ave. South TL no. 222304-9019 Design Review and Miscellaneous Comments DESIGN REVIEW — L12-008 Project to comply with Geotechnical Engineering Reports/Evaluations, by Bruce S. MacVeigh, P.E., and subsequent geotechnical reports/evaluations. Miscellaneous Comments 1. Provide a completed Traffic Concurrency Certificate Application as part of Building Permit no. D12-001. Test Fee based on less than 5,000 s.f. gross floor area (Institutional) is $500.00. (Application previously enclosed as part of Building Permit no. D12-001 review). 2. A Transportation Impact Fee applies to Building Permit no. D12-001. (Public Works Bulletin A3 — previously enclosed). Transportation Impact Fee based on 1,440 s.f. gross floor area (for Commercial - Institutional) in Zone 3 is (1,440 s.f. x $0.70 per s.f. = 1 008.00); due at issuance of Building Permit no. D 12-001. 3. Parking lot shall be paved with asphalt, concrete, or other similar material as approved by the Public Works Department. 4. Owner shall sign with Notary, a Sensitive Areas Ordinance Hold Harmless Agreement as part of Building Permit no. D12-001. Agreement will be recorded at King County, after Mayor signs the document. Public Works will prepare document for signature. 5. Provide a Water Availability Certificate from Water Dist. 125. 6. Provide a Sanitary Sewer Availability Certificate from Valley View Sewer Dist. 7. Show and label all existing easements on Civil plan sheet(s) as part of Building Permit no. D 12-001. 8. All utilities are required to be underground, per City ordinance. Page 1 of 1 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF COMPLETE APPLICATION April 19, 2012 SIBC 15241 51 St Ave South Tukwila, WA 98188 Subject: Sarana International Buddhist Temple Dear Applicant: Your application for administrative design review is considered complete on April 2, 2012 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 contact me with any questions at (206) 431-3659. Sincere ly, r dor Senior Planner CC. Armando Leyva L12-008 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax 206-431-3665 Building Division Memo Date: April 6, 2012 Project Name: Sarana International Buddhist Center • Exterior elements that relate to Building department concerns would be the accessible parking and building access walk -ways extending from the parking, all on solid surface (asphalt or concrete), extending to the building accessible entrances. • At least 60 % of all entrances shall be accessible. • The maximum walking surfaces slope shall not steeper than 1:20 from the accessible parking to the building to include any curb cuts (1:12 for curb cuts and ramps) and building entrances. Any other exterior elements or routs required to be accessible shall meet the same criteria. • All other building related concerns (D12-001) have been addressed with a correction memo. No other comments at this time. 0 Page 1 Design Review Memo TO: Public Works Development Review Staff Fire Development Review Staff Building Development Review Staff FROM: Brandon Miles, Senior Planner DATE: April 5, 2012 RE: L12-008 Armando Leyva, on behalf of Sarana International Buddhist Center, has submitted a design review application for the construction of a Temple at 15247 515t Ave South. A conditional use permit (1-11-025) and a special permission application (1-11-026) for parking were approved by the City in the summer. The staff report for these two projects can be viewed in Permits Plus by using the office -link function. The following are being routed to all Departments: 1. Copy of the application; 2. Site Plan, Sheet A-1; 3. Elevations, Sheet 2A; 4. Landscaping Plan, Sheet L1; 5. Civil Plan; and 6. TIR (Public Works Only, Other Departments please request). The design review application is administrative and there is no public hearing. The following is the goal of routing the application to each Department: 1. Identification of any code requirement which would alter the proposed elevations, site plan or landscaping plan. 2. A review of access and site circulation. 3. The need for any infrastructure, which would conflict with the proposed site plan or landscaping plan. I have set up a meeting on Apri126, 2012 at 9am for all of us to review the application and discuss the issue as a group. If I could have written comments before or at the meeting it would be appreciated. Please let me know if you have any questions or need additional information. Thanks. Design Review Memo TO: Public Works Development Review Staff Fire Development Review Staff Building Development Review Staff FROM: Brandon Miles, Senior Planner DATE: April 5, 2012 RE: L12-008 Armando Leyva, on behalf of Sarana International Buddhist Center, has submitted a design review application for the construction of a Temple at 15247 51" Ave South. A conditional use permit (1-11-025) and a special permission application (1-11-026) for parking were approved by the City in the summer. The staff report for these two projects can be viewed in Permits Plus by using the office -link function. The following are being routed to all Departments: I. Copy of the application; 2. Site Plan, Sheet A-1; 3. Elevations, Sheet 2A; 4. Landscaping Plan, Sheet L1; 5. Civil Plan; and 6. TIR (Public Works Only, Other Departments please request). The design review application is administrative and there is no public hearing. The following is the goal of routing the application to each Department: 1. Identification of any code requirement which would alter the proposed elevations, site plan or landscaping plan. 2. A review of access and site circulation. 3. The need for any infrastructure, which would conflict with the proposed site plan or landscaping plan. I have set up a meeting on ApH126, 2012 at 9am for all of us to review the application and discuss the issue as a group. If I could have written comments before or at the meeting it would be appreciated. Please let me know if you have any questions or need additional information. Thanks. Design Review Memo TO: Public Works Development Review Staff Fire Development Review Staff Building Development Review Staff FROM: Brandon Miles, Senior Planner DATE: April 5, 2012 RE: L12-008 Armando Leyva, on behalf of Sarana International Buddhist Center, has submitted a design review application for the construction of a Temple at 15247 515L Ave South. A conditional use permit (1-11-025) and a special permission application (1-11-026) for parking were approved by the City in the summer. The staff report for these two projects can be viewed in Permits Plus by using the office -link function. The following are being routed to all Departments: 1. Copy of the application; 2. Site Plan, Sheet A-1; 3. Elevations, Sheet 2A; 4. Landscaping Plan, Sheet L1; 5. Civil Plan; and 6. TIR (Public Works Only, Other Departments please request). The design review application is administrative and there is no public hearing. The following is the goal of routing the application to each Department: 1. Identification of any code requirement which would alter the proposed elevations, site plan or landscaping plan. 2. A review of access and site circulation. 3. The need for any infrastructure, which would conflict with the proposed site plan or landscaping plan. I have set up a meeting on ApH126, 2012 at 9am for all of us to review the application and discuss the issue as a group. If I could have written comments before or at the meeting it would be appreciated. Please let me know if you have any questions or need additional information. Thanks. RECEIVED Bruce S. MacVeigh, P.E. 'AM 0 2 2W 1 Civil Engineer/Small Site Geotechnical 14245 59 Ave. S. COMDEVEi.op r Tukwila, WA 98168 Cell: (206) 571-8794 March 28, 2012 Subject: Technical Information Report (TIR) for New Temple Building, Sarana International Buddhist Center, 15241 51st Avenue S., Tukwila, WA 98168 (PN: 222304-9019) Table of Contents: Project Overview Conditions and Requirements Summery Off Site Analysis Flow Control and Water Quality Facility Analysis and Design Conveyance System Analysis and Design Special Reports and Studies Other Permits ESC Analysis and Design Bond Quantities Operations Manual Project Overview: This Technical Information Report has been prepared for the construction of a new temple building and associated parking areas on the parcel located at 15241 51 st Avenue S.4644 S. in Tukwila, Washington. The proposed project will add one new building and formalize the drainage for the existing gravelled parking areas. The new building will be 1,500 square feet and the parking area to be served by the new drainage system approximately 0.70 acres. Reference is made to the associated site and drainage plan which shows the layout of the site's buildings and parking areas. The existing parcel is approximately 241 feet wide east -west and approximately 210 feet north -south, with an area of 1.07 acres. The site is located on the west side of 51 st Avenue S. in the 15200 block in Tukwila, Washington. An older residence occupies the site and will remain. The existing wooded strip along the south side of the property abutting Southcenter Blvd. will remain undisturbed. The rest of the site is developed with the existing house, parking areas and lawn. The existing site slopes to the south at typically 10 percent, with existing terracing which will be slightly adjusted for the new parking stall layout. The topography of the site is fairly level east to west. The site has no existing drainage system. No downstream problems have been identified relating to drainage from this site. The private storm drainage system will collect flows from the roofs of all buildings and gravelled parking areas. For calculation purposes, the gravelled areas are assumed paved, although this is not proposed at this time. The system will infiltrate the collected flows in a total of three trenches. The upper system will collect the majority of on and off site flows and is comprised of two stepped trenches with an overflow to the street system in 51 st Avenue S. A single trench located in the lower parking area will fully infiltrate without overflow. The soils on the site have been evaluated and found suitable. All flows from vehicular areas will pass through catch basins with tees prior to entering the private infiltration trench. The system is designed and sized based on Small Site Criteria, and KCRTS infiltration calculations. Conditions and Requirements Summery: The upper infiltration trenches with overflow were sized for a 25-year storm event, with overflow into the adjacent street culvert system. The lower infiltration trench without overflow was sized for a 100-year storm event. The storm calculations are attached. These calculations reflect the future full build out condition of the site, including paving of the parking areas. The soils in the location of the proposed trench were found to have a full depth consisting of porous sandy loam. Based on experience a minimum infiltration rate of 15.0 minutes per inch was used. Since the soils are relatively deep, a gravel depth of 4 feet was used. The "existing" impervious area on the site as a whole is provided in the calculations and comprises about 80 percent of the site. The net new impervious surface area is zero since the site is heavily developed already. Attached in the calculations are breakdowns of both on and off site areas of different runoff surface types. Post development water quality factors will include the 6 inch tees in all catch basins prior to water reaching the infiltration trenches. Off -Site Analysis: At present some surface runoff from the site flows beyond its borders to the drainage system in Southcenter Blvd. The proposed drainage system will continue or improve this condition. Some runoff reaches the site from higher properties to the northwest. The design of the system is sized to infiltrate these flows also and they are accounted for in the sizing calculations. The culvert system in 51st Avenue S. and Southcenter 2 Blvd. have been improved recently, and the new infiltration system will maintain or reduce flows into those systems. Flow Control and Water Quality Facility Analysis and Design: As referenced above, the flows from the impervious surfaces will be retained and infiltrated on -site in three underground trenches designed for a 25-year or 100-yr post development rate, with the 25-year designed system having overflow to the street system. Sizing of the infiltration trench is based on the on -site soil evaluation by this office. Drainage standards are per Appendix C of the KCSWM Manual. The method of analysis is KCRTS. Calculations are attached which show the length of the trenches, with all being 4 feet deep and either 10 or 20 feet wide. A minimum of 1 foot of cover is specified for all trenches. Conveyance System Analysis and Design: The 4 inch PVC lines from the roof system of the new building connect to the catch basin of the upper trench. A 4 inch line also is used in the overflow step between the two upper trenches and their overflow to 51 st Avenue S. The 4 inch conveyance lines slope at a minimum of 1 percent. They are deemed adequate by inspection. Special Reports and Studies: No special reports or studies were done for this site. The soils were evaluated in March 2012 at four locations on the site with fairly deep cuts up to 5 feet deep, and observations of soils on the lower hillside. Other Permits: The site development/drainage plan is part of the building permit. In the future when the site is paved, a driveway RAN permit will be required. ESC Analysis and Design: As noted above, the site is small and warrants only the normal placement of standard filter fence along the downhill limit of clearing. This measure is temporary and for use during construction only. Due to the existing gravelled site, a stabilized construction entrance is not recommended. Construction Estimate, Bond Quantities, Facility Summaries and Declaration of Covenant: None. Operations and Maintenance Manual: A facility operation/maintenance manual will be provided upon technical approval of the site and drainage plan, and prior to issuance of permit. Questions relating to this report may be made directly to this office. Bruce S. MacVeigh, P.E. Civil Engineer I EXP!RES• 4/.24// .E- tukbudtir01 /1208 4 oo I I 317 { ov �°lljCCj' I- a , S7o S I !!°_v �'G __ i --- - - , ' I � I - I tea, y `/�i,8� 7,✓N� ����_S .I � I I i I 1 ev !� ! 1 I 4IG I I -- td-- /olo-, log> E b v�s 60 �'o 0. 7 D � ! , - - - O 87 i I : -- I I , EXPI Si 412411-3 I 1 _ 1 -LIP I I 00 111 - — — - ----- J - { - a --� � — - -1� -- I ; I j P,6fF ) . I Si�v2 �.. 1 i i � ' I I j jI j 1 J j�lp - Is�/G�✓ --t I I � r =- � i I L ------� -- I - - - --------- - ----------_ - _. �_- --_L -- - - - - -- - �._. . 174 j . Step:7a Select dates for Iteration Hydrograph Ranked peaks that have changed: None Step:7b Route Timeseries to Point of Compliance Route Time Series Facility Length=201.971 Trial Area Storage -Avail Storage -Used Target Result 6 403.9 484.700 483.716 4.000 3.992 Step:7a Select dates for Iteration Hydrograph Ranked peaks that have changed: None Step:7b Route Timeseries to Point of Compliance Route Time Series Facility Length=201.799 Trial Area Storage -Avail Storage -Used Target Result 7 403.6 484.300 484.252 4.000 4.000 Step:7a Select dates for Iteration Hydrograph Ranked peaks that have changed: None Step:7b Route Timeseries to Point of Compliance Route Time Series Facility Length=201.777 Trial Area Storage -Avail Storage -Used Target Result 8 403.6 484.300 484.251 4.000 4.000 Step:.7a Select dates for Iteration Hydrograph Ranked peaks that have changed: None Step:7b Route Timeseries to Point of Compliance Route Time Series Facility Length=201.774 Trial Area Storage -Avail Storage -Used Target Result 9 403.5 484.300 484.300 4.000 4.000 Step:7a Select dates for Iteration Hydrograph Ranked peaks that have changed: None Type of Facility: Gravel Infiltration Trench Facility Length: 201.77 ft Facility Width: � 00 ft Facility Area: 404 sq. ft Effective Storage Depth: 4.00 ft Stage 0 Elevation: 0.00 ft Storage Volume: 484. cu. ft Vertical Permeability: 15.00 min/in Permeable Surfaces: Bottom Riser Head: 4.00 ft Riser Diameter: 12.00 inches Top Notch Weir: None Outflow Rating Curve: None Click Right Mouse Button or Press Any Key to continue 3 '�,+• yn -.' rtx�kY'�'��. Kankecl eaks that nave cnangea: None Step:7b Route Timeseries to Point of Compliance Route Time S ies Facility Length=971.125 Trial Are Storage -Avail Storage -Used Target Reult 10 1942. 2330.700 2330.467 4,"0 OQO Step:7a lect dates for Iteration Hydrograph Ranked peaks that ha changed: None Step:7b Route 'meseries to Point of mpliance Route Time Series Facili Length=971.122 Trial Area Storage -A it Storage-U d Target Result 11 1942.2 2330.70 233 00 4.000 4.000 Step:7a Select dates fo It ation Hydrograph Ranked peaks that have changed: None Type of Facility: Gr el Infiltr tion Trench Facility Length: 971.12 ft Facility Width: 2.00 ft Facility Ar . 1942. sq. ft Effective Storage D the 4.00 ft Stage 0 E1 ation: 0.00 ft Stora Volume: 2331. cu. ft Vertical P meability: 15.00 min/in Perme le Surfaces: Bottom Riser Head: 4.00 ft � Riser Diameter: 12.00 inches ` Top Notch Weir: None Outflow Rating Curve: None Flow Frequency Analysis -------------------- -------------------- Time Series File:tukbuddhlower.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- -----Flow Frequency Analysis --- ---- Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob (CFS) (CFS) Period 0.039 7 2/09/01 2:00 0.076 1 100.00 0.990 0,034 8 1/05/02 16:00 0.058 2 25.00 0.960 0.047 3 12/08/02 18:00 0.047 3 10.00 0.900 0.040 6 8/26/04 2:00 0.047 4 5.00 0.800 0.047 4 10/28/04 16:00 0.041 5 3.00 0.667 0.041 5 1/18/06 16:00 0.040 6 2.00 0.500 0.058 2 10/26/06 0:00 0.039 7 1.30 0.231 0.076 1 1/09/08 6:00 0.034 8 1.10 0.091 Computed Peaks 0.070 50.00 0.980 ------------ Iffie'Relly..�.. � .-. 7/,0 Land. Use Type Area (acres)' Till Forest Till Pasture Till Grass Outwash Forest 10.000 Outwash Pasture 10.000 Outwash Grass 10.000 Wetland Impervio Scale Facl or Time Step-____ Hourly 15 -minute Step:7a Select dates for Iteration Hydrograph Ranked peaks that have changed: None Step:7b Route Timeseries to Point of Compliance Route Time Series Facility Length=971.148 Trial Area Storage -Avail Storage -Used Target Result 8 1942.3 2330.800 2330.449 4.000 3.999 Step:7a Select dates for Iteration Hydrograph Ranked peaks that have changed: None Step:7b Route Timeseries to Point of Compliance Route Time Series Facility Length=971.13 Trial Area Storage -Avail Storage -Used Target Result 9 1942.3 2330.700 2330.467 4.000 4.000 Step:7a Select dates for Iteration Hydrograph Ranked peaks that have changed: None Step:7b Route Timeseries to Point of Compliance Route Time Series Facility Length=971.125 Trial Area Storage -Avail Storage -Used Target Result 10 1942.3 2330.700 2330.467 4.000 4.000 Step:7a Select dates for Iteration Hydrograph Ranked peaks that have changed: None Step:7b Route Timeseries to Point of Compliance Route Time Series Facility Length=971.122 Trial Area Storage -Avail Storage -Used Target Result 11 1942.2 2330.700 2330.700 4.000 4.000 Step:7a Select dates for Iteration Hydrograph Ranked peaks that have changed: None Type of Facility: Gravel Infiltration Trench Facility Length: 971.12 ft Facility Width: 2.00 ft Facility Area: 19742. sq. ft Effective Storage Depth: 4.00 ft Stage 0 Elevation: 0.00 ft Storage Volume: 2331. cu. ft Vertical Permeability: 15.00 min/in Permeable Surfaces: Bottom Riser Head: 4.00 ft Riser Diameter: 12.00 inches Top Notch Weir: None Outflow Rating Curve: None 9 O Click Right Mouse Button or Press Any Key to continue £ u. m e+"tp 1'i. _y 1. .,y E ` VA None Step:'7b Route Timeseries to Point of Compliance Route Time Series Facility Length=128.894 Trial "",:,Area Storage -Avail Storage -Used Target 167.8 309.300 309.300 4.000 Step:7a Select dates for Iteration Hydrogra Ranked peaks tha-t-.-have changed: None Step:7b Routa,.Timeseries to Point o ompliance Route Time Series Facil`i:t`y Length=l2$.883 4.000 t Trial Area Storage -Avail Storage- ed Target Result 17 257.8 309.3011f 3 .300 4.000 4.000 Step:7a Select dates or,I ration Hydrograph Ranked peaks that have changed: None Type of Facility Facility Length: Facility Width: Facility Are . Effective Storage De h: Stage 0 Elev ion: Storag olume: Vertical Pe eability: Permea a Surfaces: Riser Head: iser Diameter: Top Notch Weir: tflow Rating Curve: Graplel Inf ileration Trench 128.88 ft 2.00 f t 268. sq. f t , 4.00 f t hk` R 0.00 ft 309, cu. ft 15.00 min/in Bottom 4.00 ft 12.00 inches None None Flow Frequency Analysis Time Series File:tukbuddhupper.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- -----Flow Frequency Analysis ---- --- Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob (CFS) (CFS) Period 0.299 5 2/09/01 2:00 0.616 1 100.00 0.990 0.220 7 1/05/02 16:00 0.358 2 25.00 0.960 0.358 2 2/27/03 7:00 0.317 3 10.00 0.900 0.212 8 8/26/04 2:00 0.309 4 5.00 0.800 0.260 6 10/28/04 16:00 0,299 5 3.00 0.667 0.317 3 1/18/06 16:00 0.260 6 2.00 0.500 0.309 4 10/26/06 0:00 0.220 7 1.30 0.231 0.616 1 1/09/08 6:00 0.212 8 1.10 0.091 Computed Peaks 0.530 50.00 0.980 RM;.,ViWrMV ,:CY. o..JM>.^L,. Mm A01, .a /0//o REOMM CRY OF TU((MLA APR 0 3 2012 W�' �'qs CITY OF TUKWILA • Department of Community Development PERMIT CENTER 'i G 6300 Southeenter Boulevard, Tukwila, WA 98188 4 i Telephone: (206) 431-3670 FAX (206) 431-3665 i = E-mail:. tukplan@ci.tukwila.wa.us. 1908 , AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON W COUNTY OF KING The undersigned being duly swom 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 best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, rengi eers, contractors or other representatives the right to enter upon Owner's real property, located at /S 24 / 5 !=j- A Vr-- SO for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at C,N" i-t4 (city), t.l.1_(state), on fA M Aene--A , 20 P (Print Name) L cam• 1%) 51 %° - Ay*G Ty (Lr- S . Tt1, LW c•``► i " $ (Address) v�g6 (Phone Number) (Signature) On this day personally appeared before me 11W.TQA to me known to be the individual who executed the foregoing instrument and acknowledged thatiei /she. signed the same as .his er. voluntary act and deed for the uses and purposes mentioned therein. L_DAYOF SUBSCRIBED AND SWORN TO BEFORE ME ON THIS M� V (/V 202— s�-� SC/� `1+ItIFA /t ION O�tt'rpiAR�i SUS do C.O its o ttt4+�6.QP1W ► ►�,a '� W:\ Forms\ Applications, Land Use\2011 Applications\Design Review-Administrative-Jan2011.doc February 4, 2017 U2wo-004; CITY OF TUKWILA ADMINISTRATIVE Department of Community Development DESIGN 6300 Southcenter Boulevard, Tukwila, WA 9&L&L t�5"'r.,_1� PREVIEW Telephone: (206) 431-3670 FAX (206) 431-3 �'' 11 E E-mail: tukplan@ci. tkwila. wa. us 'APR 0 � 20121 FOR STAFF USE ONLY Permits Plus Type P-DR Planner: File Number: L 2-00 Application Complete (Date: ) Project File Number: -p Application Incomplete (Date: ) Other File Numbers: NAME OF PROJECT/DEVELOPMENT: LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 22 2 4 - 5019 . DEVELOPMENT COORDINATOR: APR Q 5 Z012 The individual who: TUKWILA • has decision making authority on behalf of the owner/applicant in meetings with City sEWBLIC WORKS has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: AzI-4A/4,c7o Address: 7 5604. 120 M • FL.. K N7' IAA C160,;�o Phone: Z53 - � - 610 /9* FAX: V-5-3 -% 26 - 0 �V� E-mail: Signature: W:\Forms\Applications, Land Use\2011 Applications\Design Review-Administrative-Jan2011.doc Staff will meet with you as needea to help achieve project goals, and formulate a recommendation to the Director. Once all design issues have been resolved we will issue a Notice of Decision. This approval will expire unless construction begins within three years of the decision. The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived. Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206-431-3670 (Department of Community Development) and 206-433-0179 (Department of Public Works). Check items Information Required. submitted with May be waived in unusual cases, upon approval of both Public Works and Planning application APPLICATION MATERIALS: 1. Application Checklist (1 copy) indicating items submitted with application. 2. Completed Application Form and drawings (5 copies). ✓ 3. One set of all plans reduced to 8 1/2" by I I" or I I" by 17". 4. Application Fee: See Land Use Fee Schedule. V 5. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (1 copy attached). PUBLIC NOTICE TERIALS: If the project requires A review: Payment of a $365 tice board fee to Fast Sign kwila or Provide a 4' x public notice board on sit lthin 14 days of the Depart determining that a complete app ' ation has been received Public Notice Sign Specifi ons Handout). Mailed not' is not required. PROJECT DESCRIPTION AND ALYSIS: Concurren est notices for water, sew urface water an fic unless the pr exempt fr EPA see SEPA A lica ' n Packet). 9. wer and water availability letters required from the provide lstrict if additional umbing fixtures are proposed and a area is not serviced by t ity of Tukwila. Fo are available at the DCD office. 10. A written discu5sion of project consistency with decision criteria. (See Application) 11. Provide copies of sensitive area studi uch as wetland or geo nical reports neede er Tukwila's Sensitive Areas Or ' ance (TMC 18.45). Se eotechnical port 1 elines and Sensitive Area Speci tudy Guidelines (onli t www.ci.tukwila.wa.us/dcd/dcdpl htm) for additional infQ ation. SITE PLAN: 12 (a) The site plan must include a graphic scale, north arrow and project name. Maximum size V W:\ Forms\ Applications, Land Use\2011 Applications\Design Review-Administrative-larv2011.doc Check items Information Rt,_,._,red. submitted with May be waived in unusual cases, upon approval of both Public Works and Planning application 24" x 36". b Existing and proposed building footprints. ✓ (c) Dash in required setback distances from all parcel lot lines. (d) Fire access lanes and turn-arounds per Fire Department standards. (e) Parking lots with dimensioned stalls and drive aisles. (f) Loading and service areas. (g) Fences, rockeries and retaining walls with called out colors and materials. (h) Street furniture such as benches and bike racks. (i) Pedestrian connections between the building entrance(s) and the sidewalk/public street. 0) In MDR and HDR zones provide a development coverage calculation (maximum 50%). (k) Show all existing and proposed easements. (1) Vicinity Map with site location does not have to be to scale. LANDSCAPE PLAN: 13 (a) If the landscaping will be altered or the existing landscaping does not meet current standards (TMC 18.52) provide a landscape planting plan by a Washington State licensed landscape architect. One set of all plans and analyses shall have an original Washington State registered Landscape Architect stamp and signature. Plans must include the type, quantity, spacing and location of all plantings. Maximum size 24" x 36". (b) Show all existing trees to be retained and any tree protection measures required (for example cing at drip line). SENSITIVE ARE PLAN (If the project will affect any sensitive areas): le*,- Z (a) Location of all sensitive a as (e.g. streams, wetlands, slop s over 20%, coal mine reas and important geological and rchaeological sites). For stream outage provide existin and proposed top of stream ba , stream bank toe, stream mean h water mark, and bas ood elevation (i.e., 100 r. fl d). Maximum size 24" x 36". (b) Location of al a uired sensitive area buffers, set acks tracts and rotectio measures. (c) Show all sip&ificant trees (4" or more in diamet r measured 4.5 feet abov grade), . A tree permit will be r quired for indicating those be retained and those to be remVea removal of an i nificant trees within a sensitiveor its buffer. (d) Existing and proposed building footprints. CIVIL PLANS (If utility or site work is proposed): 15 (a) One set of all civil plans and analyses shall be stamped, signed and dated by a licensed professional engineer. Include a graphic scale and north arrow. Maximum size 24" x 36". (b) Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations to NGVD 1929, if in a flood zone or flood -prone area. (c) Existing (dashed) and proposed (solid) topography at 2' intervals. (d) Total expected cut and fill. (e) Existing and proposed utility easements and improvements, on site and in street (water, sewer, power, natural gas, telephone, cable). Schematic designs to be provided regardless of purveyor (e.g. site line size, location, and size of public main). No capacity calcs, invert depth, valve locations or the like are needed. (f) Storm drainage design at least 90% complete, which meets the King County Surface Water Design Manual (KCSWDM). Include a Technical Information Report (TIR) including feasibility analysis if required by the Manual. Call out total existing and proposed impervious W:\Forms\Applications, Land Use\2011 Applications\Design Review-Administrative-Jan2011.doc Check items Information Required. submitted with May be waived in unusual cases, upon approval of both Public Works and Planning application surface in square feet. Include all storm drainage conveyance systems, water quality features, detention structures, maintenance access and safety features. For additional guidance contact Public Works or go to www.ci.tukwila.wa.us/pubwks/pwpermit.htm#techinfo. Locate the nearest existing hydrant and all proposed hydrants. (h) Show the 100 yr. flood plain boundary and elevation as shown on FEMA maps. (i) Plan, profile and cross-section for any right-of-way improvements. (j) Show planned access to buildings, driveways, fire access lanes and turn-arounds. OTHER: 16. Dimensioned and scalable building elevations with keyed colors and materials. Show mechanical equipment and/or any proposed screening. Maximum size 24" x 36". 17. Color and materials board accurately representing the proposed project. 18. A rendering or photo montage showing the project in context is suggested. If submitted it must accurately show the project and be from a realistic perspective (5 to 6 feet above the sidewalk). 19. Luminaire plan including location and type of street and site lighting if any changes to the existing fixtures are proposed. Include proposed fixture cut sheets, site light levels (foot - candies), and measures to shield adjacent properties from glare. 20. All existing and proposed si na a with sign designs and locations. W:\ Forms\ Applications, Land Use\2011 Applications\Design Review-Administrative-jan20ll.doc 19 symbd of access. 60' SARANA INTERNATIONAL B U D D H I S T CENT E 15247 51-. AVENUE S. TUKWLA WA. 98188 FOUND 2- BRASS -IN "'Inii'o 11 1] DOW 0.6' 1. A= E IN WSE DHOW inUffrObOnil 11,11711001 at al Yen sub. ri z. On ESSEF'Oe", stsbid, lj=) W=Er L-3 violation. Vertical Disarance for van is 98"fdr, W-Van Stantlard s: FOUND 1118AR AND•P 1 0 SEVER EASEMNT CAP 5' W & O. 2' S OF PER AF#2ODaO4i6OOG7S 0. PROPERTY CORNER bacxprountl Nag Inlannab"I symbol ------ 241.�Z__- of access ----- -- - --- - -------- -77 FOUND PIK NAIL W1 D ILLEGIBLE WASHER ACCessible see T: :: Stan Dtimsbied pPervilt ""ar sae Wan for location Instal One sign at head of each 0/ .12111 REQUIRED SIGNAGE LEGEND 2" E-57ORY HOUSE W/ BASEMEN FINISH FLOOR 1,35.1' VIA 111CA00- ��J!!r- BASEMENT FF 313, 0 9E r Riano-m AND "P Rpm "EIGHT I so. 9' 0 pWNDPXa4RANIVCAP =Y OUT BUILDIN2 Al FOUND RESAR AND C/7-11 /lY PVIX T .-Do IE R,bGj -T T !f7 129A'rFUM EB— WAMER. HEMP- iI)429' CAP CAMN OASW -- ------------ SMAM r)R-Ajr4 MN14OLE - — — — — — — In SAM IAJZY t44NioL9sell - 4F Y, -IRA MYOPAHr W,&7'9)Z VAW9 /Z JS -ONE— OVEQH-OAD Ft:,Wae --4Hv 1419CAOT. MI OVEWH64D C-45LS vi -RIM musill— CONCRETE WALL ArOPHALr -9VAZPAC.9 A 7� -IJO c mAtIoL- sa=-AW 125 ----- - -- cr.— inOOAR a- 2 ------ - - - - - - a', ------------ -------- EASE ----------- ps nscIr-w-16 -Dmfy 9' _PS.F-�*711 !L --- - --- 4EW-i2' els"clix - -------- - -- SITE SURVEY & MAPPING. W- - - -------- lw,5214THAIPSNUEIN� 114 - - - - REDMOND.WANO63 x --------- pww4m�"12 __ape____ ___ 85'33'2 w BASIS OF BEARINGS NORTH.F11j" CONQIETE UGHT 'L N� 7.4' X 6.2 SUPPORT CCLUMN ACCEPTEDABEARINGOF NOD-54111M ALONG THE EAST UNE OF SECTION 22 SUED ON FOR LIGHT RAIL ,QU MONUMENT, pERSM,,,y FOR SOUNDITRANSTITUGHT RAIL BY UN A ASS�nS"MCCRDEOM���=�REODMW#20IWi2DW= EN BLVD. (R n E ENTON HC SOLIT THREE -TREE E ITREE ROAD) VERTICAL DATUM& CONTOUR INTERVAL ELEVATIONS SHOWN ON THIS DRAWING WERE CEFO�D FROM INFoRMA,TION PROIIDED By CrTy OF SEATTLE SURVEY CONTROL DATABASE. 517—E PLAM POINT ID NO, 93VZ13, THE POINT IS A BRASS NAIL IN D CONCRETE IN MONUMENT CASE AT THE INTERSECTIONS OF 8 ,�.STREET. MAGADAMROAD SANOSISTAVE ESOUTHI, ELFVATKW Ifti8DFEET (4j,=METERS)MVD08 ZV CONTOUR INTERVAL. THE FXFECTEDVERTlC6L ACCURACY IS EQUAL TO 1/2 THE CONTOUR INTERVAL OR IMINUS IV FORTHISPRO JECr. q R13111� PROJECT DATA IM�sA"im OWN - PROJECT ADDRESS 15247 .6167. AVE %5- PARCEL *. ZONING: SCOPE OF WORK CCAg7-gjjCrj0j4 Or A NOW ONZ 5MRY BWjLpjtjc. wnW AAV lip gCo p r,0.S/cj t4. 72) 00 use Pi::IZ A surowior TEMPLE. OCCUPANCY GROUP. 5. CONSTRUCTION TYPE: 05- SETBACKS: FROM: 74-01 SIDE : 14.17.o FEAR : or-oz, AREA: FLOOR, (IF-4FLfi)*- 1:2000 Cp4orw'. 14.4 7-07Al- 5. 1440 -Q.r-T- S /92 ScFr. LOT SIZE: S00046 w-pr. LOT COVERAGE LEGAL OEBCRIPTKK. THAT FOqnQN OF THE SOUTH HALF OF THE NORTH HALF OF TW NORTHEAST HEASTOVARTEROFSECTI 22, TOWNSHIP M NORTH. RANGE =IEI OF T41 SOUTHEAST ON OF THE RIGHT OF WAY LINE w,m.. IN KING bmumv, WASHINGTON. LYING NORTHERLY OF THE RENTON THREE TREE "NT ROAD AND EASTERLY OF THE FOLOWING DESCRIBED LINE BEGINNING AT THE EAST GUARTER CORNER OF SAID SECTION M THENCE NORTH W,,N, M_­ALOW TLC EAST.WEST CENTERLINE OF SAID SECIID.. A KEY: TKNCESDUTH-59 WE5T343IFEET. &NSDI'EAST MUSOPEET TO THE WILE rO.Hr OF SEMNNIHGOF SAID WTH 2•FO WEST =L00 FEET,MORIE Dri US$ TO THE NORTH LINE OF SAID Rii—HREE TREE ROAD JvIx fA(: T,IATPDRTION IYNIG WrTHRI, 5i "ENUESCIUrk. ;\, - -T VICINITY MAP IN la 'K A W/Atl Wan 1:41 rxle-r i a--0- %'o 0,De"^0-y ✓ PIPF- A7RAIIJ M AMWOW DISCHA"S tNW4 vAuL. ?"A:Cp J:1 AF56 a' lcw= 9z 0 d =( 011". 5*rje,mm 4&W IIAN YilrH 2 HAW A� asp= coagga - A -A, �02117- 723 �JAA , 3kw,\, Zj Lu z ID o MU U • 9 — /YX1ND MAIM: lNC4eE. � .' E _ sEr Rao" Aw cAP . _O— rwuNDwa4RANOcAP ®_ Fbk/6R momit .0 — ur/W ry M45 W ' .•. ®— � � WArAXL METEK I�•T b 1 E — CAMH 0A0,14 ' ®— 67amN DRAIN 1-EINI404Z — — — — G_ -RANIrARY6-owag f-ZW9 t6 — d — F/JTZA HyoRANr D4 _ W47UR 16"1/6 ttqq . -GNP— OVERHEAD JR.7YN6,E - j 1 Y\ ; - 4 01CQ iFAo7MMONONE :.. ovaRHPPAo CA6L$ ti T>P' T T` :.i_ —N— CNA/NLJNK PGNF'E 0 WNCROV WA4.L.(eI/I177G) RccxaglED (NEW): _A5PHA4-r,.PAV1HG, =_LECr/o4AREA - . ac _ .. Ger1a4 WA6r6-REcYGLlnt7 -Ce PLAN-D-r4C . DF _ DouaZ" r/a ---- P3 _ ch-cizvowis ------- -- �= Ix .a—N6W 2sow•MErALLIG .x IiAL•LIDEAREA UCkT (990,500x) SARANA INTERNATIONAL BUDDHIST CENTER 15247 51-. AVENUES. TUKWILA WA. 98188 sAsts of BEARINGS _ FOUND 2• GRASS PROJECT DATA . OISN W/ PUNCH IN ACCEPTEDAaENaN°OF N00.64SaEALONGTHe EAST LINE OF SECTION 22BASEDON CONCRETE IN CASE FOUNDMONU6ENTa PER SURVEY FOR aOUNOTRAN81TUGHTRAIaYUNa DOWN 0.6' OWNER . `9ARANA 7NT&R/JG'f/OldAL 1'Ju/aD /�!. . ASSOCIATES AS RECORDED UNDER ION° COUNTY RECAROM COMIM00002 --_ r� PMEEMADDRES& ' /47 5/a7 AV06- CVO VERTICAL DATUM & CONTOUR INTERVAL J8 PAS #, 222304 -9019 AQQP ELEVATIONS S IMN ON TMa DRANfINO WERE DERIVED FROM G t0 V - INFORMATION PROVWD N' Cm OF SEATiLE SURVEY IF, CONTROL OATASASE K ZONING: POINTS) NO. a9V413, THE POW A BRASS HAUL IN �� ....M1i 8Q'P • pt'V�Q' OATLM CONCRETE IN MONUMENT CASE AT THE INTERSECTIONS OF 5 SCOPE OF WORK. C,0f&rX4.Cr/014 OP A 14 W OJIX .r7VPY 001-D/N0 ' 1MTH STREET. MACADAM ROADS AM 5187 AVENUE SOUTH. ELEVATIONz NIOA SO F`�T(40LOn METERS) NAw M 'I 01490- 1A//O( rM !�O /'� CONC. SLA W I E3 ROOPr MA-4 ZW ACCONTOURURACY QUEUE-n THE ooCTEDVERTIOAL OCCUPANriY GROUP. 8. ACCURACY ISEQUMrO1fJTNeCONTOWaRERVALORPLUS II B/J/LD//,!G WJl.1..(361/3B /`GfLA9//OpH/ST / MINUS T Jf FOR THE PROJECT. S TEMPLE' WJTNA ROOF I'roR foK /RAY6K pgte LONSTRUMON TYPE: Vb. AHD TWO ACCASMW046 RB3A XOCXA-/. ��ti JZF.S/DENG6 I - , V}SN7?"77ol'i w"" /NTE0.e4T60 7D 7W6 SET BACKp ,p✓ I WM SURVEY & MAPPINO, C. 'FPAW7Q•O ELgrr pL'1¢CEAlR HEAT/N4. 10' SEVER EASEMENT ix T01f6m4T IAVENUENa . SIDE A(. 17.o'-Cj•gq.ew 3/7L. will jWMAINO AS A9&4WZ9 PER AF%2008041600075 - ' I REDMOND. WAM068 REAR N89'51'13'E .L�/ _ - / ,o' PHONE: 42L2NA412 .. Mg 711E AJ3dAT AHD 1;M /')CIVIC �yi W/Tif •Ty`- , �' I N4s'�O24tSFLOOR. (f&4FLB� r_ _ _ - ' _____ ------------ __' / o ° I 7-or 44AL 3= f44o 8s1.Fr ~ -•_ - - . ' FOUND PN NAIL W/ _-- N 1 ILLEGIBLE WASHER F' A /COv 3 / EoE 92 rJe F7 LOT SIZE eso46 A2.Pr. lo ------- TcoVERAc2� . 0.09 y•. I, �? _- yY �...,.•, ,T•,. sJ.•. / I iI - A Iwp l{ I an 15 10 5 /o ?O .I.EMI OESCAIRTIONt V'•� ___r? r__ . yC� I �I THAT PORTION OF THE SOUTH HALF OF THE NORTH WLLF OF THE NORTHEAST QUARTER VV'' _ •Y ''j / r�/.. I I I .. OF r4F SOUTIJEABTOU EROFSECTRTT/ 21TOWNeWP27NORTH.RAMGk4EAET. :!I I. OI - QI WA1..INgNOCWNTYVA�j�BWNOTp1,LYINONORTHERLYOFTHERIGHTOFWAYUNEaF ;: ' .�;:.b'' %/�( �`' TNE RENTON THRi E TfIfIE POIM ROAD AND EASTERLY OF THE FOLON4q DESCRIBED �'' "•Y ' : , 2' .� •` ' y' I -...- - •-'^'-Q• 1 I f ^ aWNCEIO AT THE EASTQUARTERCORNER OF SAID SECTION a 1 • *1 .� •(,f -f 44 fI - = I THENCE NORTH Wl IT1• WEST ALONG THE EAST. /�1{� ©''�':. WEST CE!iTERLINE OF SAID BE CTI0N.A G INSTANCE OI!5W.NIFEET: �} r .` / I j1 I IH THENCE eCUTN4FFw WEST V�'!I „:� :•/_✓! •:'/UO COA.I-.l1.1[• `,I r I 1 \ ,* a 36' T24&0 FEET: W ' �' ~ ' • s • THENCE SOUTH BM16M' EAST 29560 FEET 70 DE TRUE PONT OF SEfNNNINOOF 9N0 r'.•,,>— _ / 53.5. yOj"II ,C jE DESCRIBED UW y •E�.,�!:.'. �'•'.,�' TNK. tGGCX.Bi. �. •.•.- /•-- , I ' I' I FOUND RESAR AND F k1 N THENC.ESOUTN TfO'WEST201.00 FEET.MORE TNI LESS TO THE NORTH LIME'OF SAID f F _ N THRE T . RMO y�) L J{T RI 1a42a CAP _1.JY4 R�.�FTTHATVCpTgN:YINGYIITWNNfTAVENUE SOUTH.. .._ .. -M., CAL. L.. �.. � •'� �• _ •� -�.,� I pF P-E Y � 'fit �, �6 1: w IIv i N 1 Pu Z 4 ' tW W Z W DaaG'N I : I I ga RIM DIX _ •i.�'t., .,��� tJ'_i � • ?:.J ::.i; �.�-�.. r�'�',� ° _ I .'1 _3*-_rJ.wi, v` - -• A.N i � � �aa�a�allsL za / • 0 �;:r �' �aoa,. _ �: PAD I .`' I yv",�I,_r T"y_-;I „g, i, I - ._IJ,�,,�"°T ,.,�/ J I. I '. ` I ''' -- ---:_ _ ter— `sn.L3 96f'i ` !:Y1' t .��.'''•'.-_.,.e?- �` VR -qM 12.ar I, I VICINITY MAP -ram= -•^ r ' -' `` `y 1 - � - - - � _ _ ''-- — -He ' r4 - �' Bl0" .O � � i�� 3 AFD 271 - _ —_ - - - �'�-�'-•�„ ___. _ - � � --'-- - -_ '-__^ � --~ _- [ASF]6NL _- __--- - 1T `�R• ..,-,--.-11S--r-' �11e' ' C '�-�.. - --- ---------112- Z x - x _ =-T1r Ib _n0-- - �___ __y, !30c ;v. '•riea 4 XJ'Y lbriNl'MDrY /JAVG x __Ta6 -- - .l � 33'2'�'W`—x �_ "-x• ' �4°' I� �- q /29OT. � ..A: ��:.• I . oo _ //I .. _-_--.-..._ n I /-•.F (_J,L ., l F- 4 I !I1 �I j1�TfMIFj. �fl — --__ _ �_ _ E'.ez --.e - 1s; • 6xi6TY aaND. 5 I _p.•_A E—' s?- . ---- --- 1 "*wmy xl°P/OOVeY7a8eHAaGB P6iANJ4V6 WotL. // 3 PAP L;L499 @' Lcwm jt /70G1 G I �"causN 90rc :OVER ir WQHN7/(9R7d�� - �_zisr/NG easE ,erx/cs. /TH 2 tuW JrcoKs I- - _ s�crlot! A -A. > � 77 U N a A �� ,gag► � �� PAo : t . . I ''I I - I i I ice I. • � ACCE95e ,� I I i,, I L_ �__J • - L- tr _� C.ARTACCESS GATE I -I cAXrAcr£95 CAm �NcLosuRE PLAN. 6C614.E I Q1 nNecex� �/oa uol.a_ W-BEAM PLAN FNp SEG7fAN WO.& 9. 5 5�A�9 x 2-Bur'TONH6A0 Ante Hsr eor�grt /rr/B R !/2-rkx N�'.w eac.T T MyRarL Ar.CNORw.e9HEK' f71rOF.0 t30{.7HEA4-YFf/r (.'.3' `ANCHOR PLT• see H , 0 TYP¢ 1 0 . N 0 AA4AN 0 ACCFtjS. il) ' 13. ELEVAT/onf. Ame 1x4 Op. ., 1M47ED)cb571 - 2ar4 7bP PLATE 1z3 p/MPER 2-2xd Wn Pt7. 4 CO & PAD . SE'CTioN. A M=AL6/ P••-/!Or .E"CLOSU/2 E FOR COLLE-G7I0R1 WASTE ¢ RECYCLING PIOTES MrTYPO uar I. 4 anrllor eehaaM1 Fa cable, eve Stwtlwd 1. Andar p4u may Oe mrhWhacted from )f- plates � aoa�e n a h v PC ne welded to equal strength and dknsbm as Slaws 2. Pow spade Is Wdr wa- oeh M. alaan d. For Toner b" and dataaa, tea Ca knor Pere used 1. Eight SW a 1 K- machine butts with hem mrt and I s ,.�I naps-efa atward P.X.). washer. Piece washer on tam side of race. m i C- - _ T uses NDTe • L The OR son the edpa of use Sho lder bib the - k- of the, guanine O.Ad not a=.d 101 wtun ' 3. Outside nut shag be orgae aPkW Inside nut a ? waea mes mtnarcD ore r r Mum mace a anWDfA thus boe a the aherd'at is M- than tZd' aem Mhharn of 108 R per am _ csaa a to adpa a to areadar. i Fa a rwy taAlc w Type a whale. For ar a. Toenail beahK P� with Wd nag at corners to sateG hM Type / ochre, g- ypf-0la SW Wrd and prevent tsethirhg. "Mh(U for dakaa. -.--'.-' - _ t• Yehan gown 1— G. M R Tw , ama uwa bosh t�t Art_ S. &Ww Per VmA does not apply when andw IS R wri a a a Gumkwb xx of 25 r of ea cwwar chat a be n•�d ER IneWM In a Beam Guwdrail TenolnaL OEAR1146 PLT. ANO WAONER ZfA M GUARDRAIL ANCHOR, _ 1 1 1. When rahprked by the Contract a Snow toed Pout Washer shelf be used on the beckelde of the post (h Iasi of the 1 314' Post Bog washar) and a Snow Load Rag Washer shag be T I 4• I placed on the bus sloe of Bum Ghardral Types 1 and 2. �x8x/o Snow Load Washers stag not be Installed on tetmkak. TirtBr/Q Herz .kv. �lLr-)C. •r -h 2. Rat Washers. also CagW'Snow Load ROM YJrMrs' are not -- required on now kWallation except as ailed for In Note 1. Unaemsery Rai washers need rot be renaYed from exlst- kp hwletions, except thou on posts 2 tls-ph S of a BCT htfalelbn shag be removed. 3. Beam Gurdral poet spacial; for Types 1 duouph a $half be S - 3" on centers. ...,o, a. Tknber bbeu slug be Ice+heted to the Pat wgh sled eel- vanized nag to pre"19 Won* rotan-1 S. For post and bbdt detab, sea Standard Plan C-lb. 1Mhen-Bearrn Guartral Type - _ FL Long Poet' ls specified yJ"^ _ ...r. •--• h the Conba0. tle poat = slug be atrr - wth nnbers. .area , h.aa. 1 1W mil high and 31/- wide at the location where the latter W is shown In the ASSEMBLY DETAIL For wood pat .pp - Nation. to Meer &Ml be atsmpad to a MA*m n depth of W. For deal post appiatbn the larger alai be mgbie ••�> `� .�...,...n ....•a>, after the pat Is paivanbed. Aft- pal Yrbbatbn I elan be T�1 r or use Corhbecoys seep-ewgy a.naive MM Se siamped raxrhbers ranrnahn NaDM. m..rr ,m / •` 7• Existinii pats "I not be raked. Rplaa posts as nem"M to Whim required puardral helphL ...raw � ra•..r.�r.wrhu �v wru.-.a..rrr-wrawmn .nwaaonr B_&W_FI-GUAIl2beAjL.-_7 yfi.r. ar s.aa� s!r taa�ara� �..m-ate r �7,a��1 � aaaaatl�aN _ eat• 1 0" i — i ay..eoawcmh RA/LING. Accessible pavS�paebs W .11n. �bulmrq 0 entrarae. RocxE,e y tzo. Sipe wgh htamesoma / ayrttalfaeoaa0.a skim 6(rr 'Vanmin. to below hbmetbnel I (�� I eYnhbolMell van atsM. II h fu o� ` Davy miawnah)etndad l .r.as Dut (✓ I I I I� it I 1 vernal clearance for Ile_ n O vane Is fib' n*L O ~� NOTE 8'Wm Stendwd See Papa 2 for delectable w'a�rW. Ven.Fuse sus• nn*,, 1. M Plan View backWouncl ""a••"e1eh mum. t:12 max 1:12 1 / sr* adht al access , Ftr 'Stele Okabbd par" 11-9 Van Ao-aaEie• a site plan for ioaec bead = at Ftamdsidmmax. slope 1:10 � a q���1:iz 7� - aaesshb pwl6tg QSIDEWALK RAMP ©EXIS"f111G W= YOOryLY , {RED SKit1AGE N � W a Z Q a 1 J 8" �m I Q`(Q Q J G� ZQU d a Q .raarr.rrr.rr �� • I- err liftrgrr - - s _.%mNNN a rrrrarrr �.r �h>� .w+sw. rer,r...rr ...... a rarrur.rrrrrrrrrr O a `.r�rrrRarrp.aYYwr,a�rr \ �. rwrrarra _� `me....0 'o o.....n. a ••w^•r.arr.rrror.nr+. __ ��� rr.rr.rrrarrrrr wa 711Y1oalaDODaaa alTaY as1eCMRanaaAaeahNACeoRK R .. 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P 1!11'i1911111 fl;w.., .1 11�II191i I - E .�rq'm-r',T '' �� �ITI I I�1�I ■S4 1 ;ii,F • IF Y F 614iCiB111!IIIPl--- + I ,i."fell' II'JR ,:L.r• .,-. z- 1j wi. J . - .r "•- , �; •_•nl �l.�-T., � .'i4u. :. .... - - sE9Fa '!dt!7iii�lir m ® w® _wa..c� ar.��-a' ��- I{1 rl_ tS rl _0 1"-'� =�•- =� - --o - '---- ---" , , ,: , - _ I , .. , � ull��, - _ . _ __ -- - �� ❑ r V .••,•.•••......� ro , I I lures wrusa� w� 1 , 11lIIYIII PJprs®6,.irr �I.1� r6._rr®�® �) lii� �� i 1�11����� I.,IL m,I C �r��rrrwr rO WWI !� IIIIIL�nII R�tat�OCfiri�LalAl,il�ruuyrrr _� - l — n iII. I� W •'Cr' A 1)/ 1 1 r1 SARANA INTERNATIONAL 8 U D D H I S T CENTER 15247 51`. AVENUE S. TUKWILA WA. 98188 NE 1/4, SE 1/4, SEC 22, TWP 23N, RNG 4E, W.M. PRESERVING VEGETATION WEE FEMfJcSINL BE I, IBIMYN 6 i NW _,,,,,,„. OYP U1E ORM19E NErnw rBLYE L" 513ER BETM19 PK'IB 9RMW. W 7 M PII9TECIM1E FEYaIW Ol9Ma Yl9E'ff mYNiE' gNMN' CJWBYWIY IEf/L 7 tlt�NEM SOIL BAY BE'mm Fm uret 2 911190E K R191EC111E i9gN9 I GANWY m B90T ZOE' MRM1- M 0 fN9MLf WE Y-BIDES CNWVf BMP I/KLL KILL Raw HA Wl(i A OMEIEB BY IISN9 R0015 EYIEIO YELL BEY00 OCF HAM .EYGYimN.TF7lNMIIS LYE 1 IMMIQF mMmY1CmB Role PRO= f ATQ1'm19BE C9BBnYWfIBx mw BY 9EOMUM A YIM Mp M9oun mmaWnou..wlraw A N' W IEMIQ EYD9M Yr vYlsnMx9 IMWII.IL wocra9B11 rEM;M11 rBICIWIac _-- m a7 W a PLANTING NOTES 1. A MINIMUM OF 25%OF THE PROPOSED PLANTINGS ARE DROUGHT TOLERANT. . . DROUGHT TOLERANT PLANTS ARE MARKED WITH AN ASTERISK IN SCHEDULE ABOVE 2. ALL NEW LANDSCAPE AREAS ARE TO BE WATERED WITH AN AUTOMATIC WATER CONSERVING IRRIGATION SYSTEM. . 3. ALL NEW SHRUB AND GROLINOCOVER AREAS ARE TO BE MULCHED AS SPECIFIED. 4. WHERE GROUNOCOVER B PROVIDED. IT SHALL BE PLANTED AT THE SPECIFIED SPACING THROLIGHOUT THE BED, INCLUDING AREAS UNDERNEATH TRIBES AND ... _.SHRUBS STARTRFiS FpW 12'. FROM EDGE OF.BW NorE -/Ni�X/c+eR>,aKJxcllECaurJ�+ern5: 7'aZJ?iyerAGC.•4rbiAJl-5 "Ar C2004&r. ). PtANTti /TINES PER 105i �L 4/6TAL[f! 4? /�oP/T,01/JAEPJC6N6W�, P991t4 TYPE .r f l%E29 cp'j0 z";- C�'6 GO✓6KA<'G'AFTE.� 3 yaa) f9JLIdl.A3C�% F. -. - . N89'51'13'E� I � 1 J \ IL L 11191E RIM. T ha 121.or RIM 2.!7; t I aog.o1• e�33 2i'w _ 7�aLoscapE ec.g-n1. r,�`- ON THREE -TREE ROAD) S LANDSCAPE SCHEDULE SYMBOL BOTANICAL NAME/CONWION NAME REMARKS/ DE6CRIPMNJS -- 'iL P$JE0075UGA MENSIESII - - MIN. 2" CAL 12' -14' HT ' t DOUGIAS RR �q,� MATCHED, WELL- BRANCHED ABOVE 6'. B&B AC:ER RUBRUM/ - MIN'' CAL OR MULTI -STEM RED MAPLE C3) 12- - 14- HT, MATCHED. WELL BRANCHED ABOVE 8'. B&B PRUNUO 91JANZAP4 fo) MULTI -STEM. MIN .(3)h- CAL TRUNKS. B' - 10' HT. VVELL- LANDSCAPE NOTES KUANZ A N C9EXRY BRANCHED ABOVE 6'. BW 1.. DO NOT DIG BEFORE LOCATING UTILITIES _ 2. SUBGRAOES INCLL ONG SUM, TO WITHIN 1/10- FOOT PROVIDED BY GENERAL •CORNUS KOISA/ KOUSA DOGWOOD C•i� MULTI.STEM, MIN. (3) W CAL TRUNKS. 8' -10' HT. VVELL- CONTRACTOR UNLESS OTHERWISE NOTED BRANCHED ABOVE 6'. B&B 3. SUBGRADE SHALL BE SCARIFIED OR ROTOTIL ED IF CONDITIONS REMAKE TUM / - MULTF.SIEM. MN. (3j h CAI. 4. APPLY 6' DEPTH TYPICAL 3-WAY MIX TOPSOIL N ALL PLANTING AREAS OR AS VINE MAPLE C� MINE MAPLE R - 1 O HT. WELL OTHERWISE NOTED ANC H D BRANCHEDABOVE 8', Bse 5. APPLY 2' DEPTH FINE GRADE BARK MULCH N ALL PLANTING AREAS MULCH TO BE FREE OF WEED SE Ea SAWDUST, RESIN OR TANNIN AND SHALL NOT CONTAIN ANY LARGE/MEDIUM SHRUBS OOVIF UNDS DETRIMENTAL TO PLANT GROWTH. PRUNUS LAUREL OTTO WYKEN/ MIN. 24' - 30' HT FULL AND - S. CONTRACTOR IS RESPONSIBLE FOR BRINGING ANY PROPOSED SUBSTITUTIONS OR Lh.AI OTTO LUYKEN LAUREL ov) BUSHY. B 6 8 OR CONT. SPACING U INFORSEEN FIELD CONOMONS TO THE ATTENTION OF THE LANDSCAPE ARCHITECT. AS SHOWN ON PLAN. _ 7. LANDSCAPE ARCJ•N1ELT MAY ADJUST PLANT QUANTITIES OR VARIETIES BASED ON RHOOODENORUM TESSA/ MN. 24' - 30' HT. FULL AND AVAILABILITY O R-RELD CON D ONS. R R HYBRID PNK BUSHY. 8 S 8 OR CONT. SPACING . S. ALL PLANT MATERIAL SHALL BE DISEASE FREE AND ARRIVE N A VIGOROUS GROWING _ AS SHOWN ON PLAN 9, ALL PLANT MATERIAL SHALL CONFORM TO USA STANDARD FOR NURSERY STOCK RHODODENORUM Mom/ MN. 24' - 30' HT, RILL AND LATEST EDITION. - HYBRID MARS (22) . BUSHY. B 6 8 OR CONT. SPACING 10.SPECIF® PLANT SPACING W PLANT LEGEND SUPFACEDES SYMBOLS SHOWN ON ' . AS SHOWN ON PLAN. PLANS AZALEA h?UU.0 914056 11.AI. TREE PITS SHALL BE INSPECTED TO INSURE PROPER DRAINAGE d p; AZAJ� 041,A, -25) BUSI-4Y, B 6 B OR CONT. SPACING 12.POSnTVE DRAINAGE SHALL BE -MAINTAINED. MOUND PLATING AREAS A MMAUM OF AS SHOWN ON PLAN 12' UNLESS OTHERWISE NOTED. 13.CONTRACTOR AGREES TO WARRANTY AND MAIITAIN ALL PLANT MATERIAL FOR ONE FILL GRACING SEASON PAST INSTALLATION AND SHALL REPLACE DEAD PLANT - - MATSUI WITHIN THAT WARRANTY/MAINTENANCE PERIOD WITH NO OBLIGATION . TO THE OWNER - PERENNIAL GRASSES 14.STRBET TREES SHALL HAVE UNIFORM BRANCHING HEIGHT OF 5'A" MINIMUM ABOVE - FEOERA FEW 1 GALLON CONTAINER FULL GRADE OR AS OTHERWISE NOTED. ENGLSH IVY AS NOTED ON PLAN. 15.STREET TRIES NEAREST INTERSECTIONS SHALL BE A MNIAUM OF 11' FROM ANY .. . SIGNAGE. f1ARK I&STREET TREE LOCATIONS ARE APPROXIMATE AND SHOULD BE ADJUSTED PER STREETLIGHT HYDROSEED MIX FOR PLANTING STRIP AND UTL Y LOCATIONS. 17.ALLTREES SHALL BE DOUBLE STAKED AS SHOWN ON THE DETAILS STAKES TO I € PROPORTION ON GERMINATIONBY REMOVED AFTER CNGROWING E FULL SEASON. TREES THAT HAVE DIED WITHIN THE WEIGHT WE ONE YEAR WAA RANTY/MAINTENANCE PERIOD SHALL BE REPLACED AND RESTAKED TRIPLE BOND PERENNIAL RYEGRA.SS 70% BO PER THE DETAIL TURF QUALITY I SIANDSCAPE CONTRACTOR SHALL MAINTAIN SITE UNTIL FINAL INSPECTION AND FINE FESCUE 30% s ACCEPTANCE BY OWNER -. - RATE - APPLICATION 6-BLBS./1,000SF. NOTES SEED ALL AREAS THAT ARE SAFE GROUND AND AT LEAST 18' FROM ANY PLANTED TREE OR SHRUB. - USE APPRO)OMATELY 9.10 USE. OF 102020 N-PX FEFML12ER PER 1,000 SQUARE FEET, AND APPPoaIV ATB-Y 4546 LBS. OF WOOD M I I LOSE FIBER MULCH PER 1.000 TREE STARS TO BE VERTICAL SQUARE FEET N ALL AREAS TO BE SEEDED. PARALEU-EVENLTOPPEO, - UNSCARfEO AND OFAIEN INTO - SEEDING SEASON IS LIMITED TO MARCH 1 - MAY 15 6 AUGUST 15 - OCTOBER 1. UNDISTURBED SUBGRADE • FERTILIZE ALL TREES WITH SEED SHALL CONFORM TO STANDARDS FOR 9.E TIRED' GRABS SEED OR BETTER. AS APPROVED STARTER FERTILIZER / OUTLINED N WSDA'RULES FOR SEED CEHTIFICATON', LATEST EDITION, APPLIED AT MANUFACTURERS SUGGESTED RATES. - S • PLANT TREE 1' HIGHER THAN DEPTH GROWN AT NURSERY. - GUYING APARATUS �---� 10? REINFORCED RUBBER HOSE 12 GA GALV. WIRE 2X2 DOUGIAS RR STAKE 2' DEPTH BARK MULCH 4' WATERING BASING SURFOUNDINGTREE FINISHED GRADE PULL BURLAP OFF TOP 1/3- OF R0OTBALL PLATING MIX BACKRU- - SEE GENERAL RULES. SCARIFY PLANTING PIT WALLS EXL4TING SUBGRADE SET FOOTBALL ON MCLIND - OF C ONIPACTEO PLANTING BAC KRILL MIX TREE DETAIL 111ro. 2' DEPTH BARKIMULCH 4' WATERING BASIN SURROUNDING PLANT REMOVE BURLAF FROM TOP 1/3 OF FOOTBALL LIGHTLY\ -SCARIFY. FOOTBALL OF COWAJNER43FOM PLANTS PRIOR TO BACKRLUNG COSTING SUBGRADE PLANTING BACKRU. - MDL SEE GENERAL NOTES SET FOOTBALL ON MOUNO OF COMPACTED PLANTING BAC KI ILL MIDI --q1 .PLANT SHRUB 1' HIGHER THAN DEPTH GROVIN AT NURSERY. .FERTILIZE ALL PLANTS WITH APPROVED STARTER AT MANUFACTURERS SUGGESTED RATES. O O Z �I w - �j fl`T 1 i a I cPL- 2L a 15 - 2 TIMES, ROOT .. SAIL DIAMETER HSCl1RUB DETAIL I L r�t !//� 81111WBI T 000 0 e� p3 eplaw el; �_tleOulaUo N CBAOtlddV E)NINN1fld TOP SOn RRFONIRFNFNIS FSM CON CTEO SOBS sRr �. .► +e s�cR nae, auc ro ia■■■, ■ad SV i F�■1�■OIME AT Y Rtb■ (■BI ■w i �� Trr■o■ .R■ ■oTmu Nro sv a v'�■c wo uT>� Nn wTm■a Nm ■ SECT/ oN �41 /1r755 IW -�" �� :w�At )• i•rii fie• W •-Y.Lf■:. _r1i�C'S�__'^tlllf(�.:�:Iv_ _ _ --ukl lYlr.' - _ _- /, u• a Ili i'_4 ili��. ► ay} . ; ° Q� No :a<`+ -i'j Q�' it % %•�� �', mn >: � r • � 0 11 bill e :0 i` 4o33e(�. ors ����.�.•._-ice ■� _ - NORTH FAa. OF, . LIGHT RAIL LINE (RENTq TM�TER BLVD' R _ TREE ROAD) LA D5CAPE PL-AA1_ AlOTES. INTERIOR PARKING REGUIREMENT6f79D.FrR167ALL•-W65.F.(29O4sF.�, PLANT ONE TREE FLR 10 STALLS C 4rRSEES RR,00- (e. Pkt7VIDED), PER/ME7•FR LAN05CAPE t TYPE I . TREE STAKES TO BE VERTICAL PARALEU- EVEN -TOPPED, UvSCARSED AND DRIVEN INTO LINDGTURBED SUBGRADE. FEW LIZE ALL TREES WITH APPROVED STARTER FERTILIZER APPLED AT MANUFACTURERS SUGGESTED RATES. AMEND ENTIRE PLANrb. - AREA, BEFORE -h7b RICO d•COMAaST AND ' TILL INTO C9PTH0A01..�, GUYWGAPARATUS 14• REINFORCED RUBBER HOSE 12 GA. GALV. WIRE 2X2 DOUGLAS RR STAKE 3' DEPTH BARK MULCH OF AWAY FROM7KUNll PULL BURLAP OFF TOP 2/3 1� OF RIITTBALL7voar EK W 4 .' W/RE54TWINES•- 6CA711FY QZ070A1.L PFG[Y/TA1111Z G'70t+1-h SET R0OTBALL ON MOUND OF COMPACTED PLANTING BACKFILL MIX. TREE DETAIL_ V DEPTH BARK MULCH YAWA.YFROMT UHN \. 4' WATERING BASIN SURROUNDING PLANT REMOVE OUR LAP FROM TOP 2/3 OF RO.'>TBA LL ,4Nl1.3ZVIRES 6.TWINES� 55A)ZI FY RL07-6ALL. tZF C0NTA0J62-090K1,N. m* sEGT• AMEND ENT! PLANI"n AREA BEFORE F40/Tt JDD 4'-00MP05rAND TILL INTO DEPTH OFAT .L.EAe r/' 18•- 15 - 2 TIMES ROOT FGL 'FRUB•SH THAN GROWN AT ZE ALL PLANTS WITH APPROVED STARTER TIMESFERnU2ER APPLIED AT MANUFACTURERS d7OTBALL DI4 SUGGESTED RATES SET ROOTBALL ON MOUND / SHRUB DETAIL OF COMPACTED RANTING SCALE - •' - V -0 BACKALL MIX. LANDSCAPE NOTES ` 1. DO NOT DIG BEFORE LOCATING UTILTTES. 2. SUBGRADES, INCLUDING BERMS. TO WITHIN 1/ 10- FOOT PROVIDED B1' GENERAL CONTRACTOR UNLESS OTHERWISE NOTED. 3. SUBGRADE SHALL BE SCARIFED OR ROTOTIU ED IF CONDTTIONS REDUIRE. 4. APPLY 6' DEPTH TYPICAL 3-WAY MIX TOPSOIL IN ALL PLANTING AREAS OR AS OIHERIMSE NOTED. 5. APPLY 2' DEPTH RNE GRADE BARK MULCH IN ALL PLANTING AREAS. MULCH TO BE FREE OF WEED SEED, SAWDUST, RESIN OR TANNIN AND SHALL NOT CONTAIN ANY COMPUNDS DETRIMENTAL TO PLANT GROWTH. 6. CONTRACTOR IS RESPONSIBLE FOR BRINGING ANY PROPOSED SUBSTITUTIONS OR UNRORSEEN FIELD CONDITIONS TO THE ATTENTION OF THE LANDSCAPE ARCHITECT. 7. LANDSCAPE ARCHITECT MAY ADJUST PLANT QUANTITIES OR VARIETIES BASED ON AVAILABILITY OR REI CSONDCTIONS. e. AL PLANT MATERIAL SHALL BE DISEASE FREE AND ARRIVE IN A VIGOROUS GROWING CONDITION. 9. ALL PLANT MATERIAL SHALL CONFORM TO USA STANDARD FOR NURSERY STOCK, LATEST EDITION. 1 O.SPECIFED PLANT SPACING IN PLANT LEGEND SUPERCEDES SYMBOLS SHOWN ON PLANS, 11.ALL TREE PITS SHALL BE INSPECTED TO INSURE PROPER DRAINAGE 12.POSTTIVE DRAINAGE SHALL BE MAINTANED. MOUND PLATING AREAS A MINIMUM OF 12' UNLESS OTHERWISE NOTED. 13.CONTRACTOR AGREES TO WARRANTY AND MAINTAIN ALL PLANT MATERIAL FOR ONE FLU GFNVOING SEASON PAST INSTALLATION AND SHALL REPLACE DEAD PLANT MATERIAL WITHIN THAT WARRRANTY/MAINTENANCE PERIOD WITH NO OBLIGATION TO THE OWNER. 14.SOREE7 TREES SHAD_ HAVE UNIFORM BRANCHING HEIGHT OF 5'A' MINIMUM ABOVE GRADE OR AS OTHERWISE NOTED. 15.STREET TREES NEAREST INTERSECTIONS SHALL BE A MINIMUM OF 1 V FROM ANY SIGNAGE. 1 &STREET TREE: LOCATIONS ARE APPROXIMATE AND SHOULD BE ADJUSTED PER STREET LIGHT AND UTILITY LOCATIONS. WALL TREES SHALL BE DOUBLE STAKED AS SHOWN ON THE DETAILS STAKES TO BE REMOVED AFTER ONE FULL GRE WING SEASON. TREES THAT HAVE DIED WITHIN THE ONE YEAR WARRANTY/MAINTENANCE PERI00 SHALL BE REPLACED AND RE -STAKED PER THE DETAIL I ELL ANDSCAPE CONTRACTOR SHALL MAINTAIN SITE UNTIL FINAL INSPECTION AND /.0 CEPTANCE BY OWNER LANDSCAPE MCNEDULLE ' 5YME50L 8071AN/CALICOHMON NAMES- 0E9CR/PT/DNS EVER4REEN TREes- P5UEDOMUGA MENSIE511 DOUGLA6 P/R 141N•Z'CAl- !Z'-/4'HT MATGHED,WE/1.0RAMCNED IADOV6 & 1, 8.40. .yv Sn &µ`M'y..' PICEA PUN4GN6C0LAUcA) COL'ORADO BLUE SPRUCE MW.Z'CAL. 6'-7'NI'- MATCHED, WELL 6RANOW0 ABovE 4', e. 4- J5. AB/65 PROCERA 1400L6 FIR MtN.2`GAL. 6b'-7'Hr MArGH6D, wnLHRANcAfaP �9 a r."BLS• DEC/DUOS ACCENT TREES. PRUNUs sERRULATA Ku4NZA4 MULTI -STEM, MIN.(P) 'CAL. ICUANZAN CHERRY 7XUNK6,8'-10't+7. WELL BRAMGNED ABDV6 4, 006. CORNLIS 9OL4A MULT/ STEM, MIN 0)1121GAL. �1! ZOUSA 004W000, 7KUNKS,B=/O'NT•wELL ARANCNBD ABOVE 4 8 F B. ACER RUDRL/M MIN, Z GAL. DI¢ MULT! onsm RED MAPLE !E'-14'Hf. N147r,NED,WEL1. aYANC/-46D A0OV8 4: 04 0. MAONOL/A BrELLATA MULT/-STeHM/N�+I/2'CAL. ® STAR MACrVb NA Ti¢uNK9, (o =7 iJfWELL BRANCHED ABOVE W, 010. LARGE�MEDluM SHRuss. _ CAMELLIA B. MlNF--7W-YUKI' M!N•24= a0'NffLrcie�Mth! O GAMEL-L(A 040 09ONIT SPAC/N6 P/Pr,AN R RHoDbDENDOc411 IWS.&A r4J9•24 =P.dW-nXL ABVSAY © NYORID P/NK - 040 OK =14r. Sf7>,C/NG gPL.aN. O Al M/N.24,�-30'//I.PuL40BL54Y HL` RNOMDENORUM 'AMP HYDRID RED, Bd B. OR Cci lT BPAG /NG PIPLAN. O +� RhbkoozvmoauM MARS M1N.24'-?O'iA'Ft.LL�6VJDi1Y h,'pRrD MORs. 0¢OG¢O�rrr SPAG/NG P/P4AN. SMALL SHRUBS VO HK• VACCrNlUM OVATUM MrN. lb'-24'NT PULL<Be-,NY, BVERQREBN NL/GKLEBERRY BQB O,CCONr OPAUNG PE,2 AZALEA JONrl CAIRN-S' M/N.r2'-!S"NT•FULLl0llSrlY AZALEA 040 49C t1r. SPAC/NG PFJ2 PLAN. Rp DUXU5 J.'WINTER GEM' M/N•/2'-/5'NfFutl-IBUsw © ODX W WD 010 OR 4,V1rT :9P.AQNt, PER PLAN. C90074DCOVER. PACHYSANDRA TERMINALS JAPAH006 SPUIZG6 ®T9AHOMA REP&W CREEP/NCr MANONIA AE GAULfNER/A SHALLOH 9ALAL . + + ,>'• 4EIIZANruN rANNFL7LKARD' ` . 6l4FtK, 41 R7TJ' Q 1WO.G MIAMC04AIR aFmc1N4, FIX.L -WELL R:17 w. / 4AL.CGWT• @ �b.G. fiOANGUrA2 aPAC/Nb. FULG-WQLA DIED. 4'197rs 60 4 ac, TVIA NGdLAK S9sGNe., FULL-WErL ReOMD I CA C - 0 Z ftr a WO 5A CJHC.. PZIU-JRJEU-R-14we-R �E (INDICATES DROU4.4 7b4.Er,4W PLAN. PLANTING NOTES 1. A MINIMUM OF 25%OF THE PROPOSED PLANTINGS ARE OROUG HT TOLERANT. DROUGHT TOLERANT PLANTS ARE MARKED WITH AN AS eRsK IN SCHEDULE 2. ALL NEW LANDSCAPE AREAS ARE TO BE WATERED WITH AN AUTOMATIC WATER CONSERVING IRRIGATION SYSTEM. 3. ALL NEW SHRUB AND GROUNDCWER AREAS APE TO BE MULCHED AS SPECIFIED. 4. WHERE GROUNDCWER IS PROVIDED. IT SHALL BE PINKED AT THE SPECIFIED SPACING THROUGHOUT THE BED. INCLUDING AREAS UNDERNEATH TREES AND - SHRUBS START.RRSL2W12' FRONT®Cf OF BED 5. REFER TO SPECIFICATIONS FOR ADDITIONAL FEQUIREIVENTS. 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