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HomeMy WebLinkAboutPlanning 2020-09-24 COMPLETE AGENDA PACKETCHAIR HEIDI WATTERS; VICE-CHAIR LOUSIE STRANDER; COMMISSIONERS DENNIS MARTINEZ, SHARON MANN, KAREN SIMMONS, DIXIE STARK AND ANDREA REAY CITY OF TUKWILA BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING VIRTUAL MEETING VIA MICROSOFT TEAMS SEPTEMBER 24, 2020 - 6:30 PM To Participate in the Virtual Meeting at 6:30 pm: By Phone: Dial +1 253-292-9750, Access Code 641 273 009# Online: To join the meeting online click here Join Microsoft Teams Meeting FOR TECHNICAL SUPPORT DURING THE MEETING YOU MAY CALL 1-206-433-7155. I. CALL TO ORDER II. ATTENDANCE III. ADOPT MINUTES 07-23-20 IV. CASE NUMBER: L20-0023 PURPOSE: Design Review for a three-story, 36,600 square feet office building with a rooftop patio. The project will be completed with a new parking lot, site lighting, storm drainage, frontage improvements and landscaping. LOCATION: 5119 S 151st ST, 15102 51st Ave S V. DIRECTOR’S REPORT VI. ADJOURN City of Tukwila BOAR BOARD OF ARCHITECTURAL REVIEW (BAR) MINUTES Date: July 23, 2020 Time: 6:30 PM Location: Council Chambers Present: Chair, Heidi Watters; Commissioners, Dennis Martinez, Sharon Mann, Mike Hansen, Karen Simmons, and Dixie Stark Excused Absent: Vice Chair Louise Strander Staff: Department of Community Development (DCD) Deputy Director Minnie Dhaliwal, Planning Supervisor Lynn Miranda, Senior Planner Max Baker, and BAR Secretary Wynetta Bivens Adopt Commissioner Mann made a motion to adopt the April 23, 2020 minutes for case Minutes: number L20-0020. Commissioner Martinez seconded the motion. Motion passed. Chair Watters opened the public hearing and swore in those wishing to provide testimony. CASE NUMBER: L20-0011 PURPOSE: Design Review Public Hearing for construction of new 2-story office and warehouse building with associated site improvements. LOCATION: 14027 Interurban Ave S Max Baker, Senior Planner, DCD, asked the BAR the appearance of fairness questions. There were no disclosures. Then he gave an overview of the design review process, background information, design criteria, and staff’s recommendations. The lot is composed of four parcels, and will be consolidated into one, a lot consolidation permit is pending. If approved the project will receive approval for a development permit after the lot consolidation is approved. Staff noted that a special permission permit was previously applied for and approved to waive the 15’ building setback from the category 4 wetland buffer. The proposed project exceeds the minimum parking requirements; the building design is well below the maximum height for the RCM district; and additional native landscaping will occur within the wetland. Staff recommends approval of the project, with the following condition. Condition: The elevation of the trash enclosure will need to be submitted as part of the development permits to ensure enclosure design is consistent with overall building design. The BAR asked clarifying questions of staff. 1 Page 2 of 2 July 23, 2020 BAR Minutes Bruce McCain and Travis Ness, Hewitt Design Group, for the applicant, addressed questions for the BAR. Chair Watters made comments and inquiries regarding landscaping above the split rail fence, she was also interested in adding a recommendation. She suggested substituting the ash plantings and replacing it with a different large tree, and switching the native spruce with a different native tree TESTIMONY: There was no public testimony. The public hearing was closed. DELIBERATION/COMMENTS: The following comments were made about the project; thank you for a great submittal; the developers and engineers did a great job covering landscaping; staff did their job, due diligence; happy the parking exceeds the requirements; well-designed building; complete packet; sets visual standard for future development on Interurban Blvd, it’s an enhancement and set the mark; looking forward to the landscaping and greenery; well presented, well proposed, thought out, thank you for the submittal; kudos to staff and the applicant; welcome the street scape; contributes to the economic impact of the community when needed the most; brings jobs to the City; care in mitigating environmental impacts; thank you to all for your collective efforts, greatly appreciated; happy to see the site improvements happening along Interurban Blvd; very attractive aesthetically; and it’s a good thing environmentally. Great job staff and applicant. The BAR was in consensus that the project is a great asset to Interurban Blvd / to the City and they welcome the development. MOTION: Commissioner Watters moved to approve Case Number L20-0011 Design Review request based on staff’s findings, conclusions, recommendations, and one condition with a second condition as follows: “The SE strip of the site NE of the split rail fence needs to have appropriate landscaping submitted and be approved by the City.” Commissioner Mann seconded the motion. Motion passed. DIRECTOR’S REPORT: • Staff provided an update on future agenda items • Staff provided an update of department processes and development review. • Staff informed the BAR of a grant awarded to the City for a housing action plan and explained how the funds will be utilized. Staff inquired whether the housing action plan should be presented to the PC/BAR in a briefing or by email. • Staff addressed questions from the BAR Submitted by: Wynetta Bivens Planning Commission Secretary Adjourned: 7:40 PM 2 Staff Report to the Board of Architectural Review Pacific Northwest Regional Council of Carpenters Headquarters Prepared September 15, 2020 Hearing Date: August 27, 2020 File Number: L20-0023 Design Review Associated Permits: E20-0003 SEPA Decision L20-0006 Lot Consolidation Applicant: PNWRCC (Tom Rieger) Request: Construct a three-story, 36,600 square feet office building with a rooftop patio. The project will be completed with a new parking lot, site lighting, storm drainage, frontage improvements and landscaping. Location: 5119 S 151st ST, 15102 51st Ave S Parcel #s 9844400035, 9844400045 Comp Plan and Zoning Designation: Office (O) Environmental Review: Determination of Non-Significance provided August 4, 2020. Public Notice: Notice of Application was posted on site and mailed to surrounding property owners, tenants, and agencies with jurisdiction on March 18, 2020. Notice of BAR public hearing was posted onsite and mailed to property owners and tenants within 500 feet of the property and agencies with jurisdiction on September 10, 2020. Public Comment: A series of comments were received by neighboring property owners Greg and Vanessa Zaputil. Their comments along with responses from the applicant are included as Attachment G. Recommendation: Staff recommends approval of L20-0023 Design Review with conditions. Staff Contact: Max Baker, Senior Planner Attachments: A. Site Plan B. Landscape Plan C. Lighting Plan 3 L20-0023 2 D. Building Renderings E. Building Elevations F. Building Height Diagrams G. Public Comments Provided by Greg and Vanessa Zaputil and Responses Provided by Applicant 4 L20-0023 3 FINDINGS PROJECT BACKGROUND On behalf of the Pacific Northwest Regional Council of Carpenters Headquarters, Tom Rieger submitted a Design Review application and SEPA application to construct a three-story, 36,600 square foot office building. The project will be completed with a new parking lot, site lighting, storm drainage, frontage improvements and landscaping. Preparation for this site will include the demolition of two existing vacant single-family homes. A lot consolidation to combine APN# 9844400035 and APN# 9844400045 is also in progress under file L20-0006. Fig. 1: Proposed Site Plan ZONING The site is located within the Office (O) zoning district. Adjacent properties to the east and south are also zoned Office; they are developed with a single-family residence, a duplex, a triplex, and an office building. The properties to the east are improved with single family residences. The properties to the south are developed with commercial buildings. The properties to the west are zoned Low Density Residential (LDR) and improved with single family residences. 5 L20-0023 4 Fig. 2: Site and Surrounding Zoning EXISTING CONDITIONS The site is developed with two single family residences that are currently vacant; they will be demolished in preparation for the project. The site is moderately vegetated; most of the existing vegetation is unhealthy according to the tree evaluation provided through SEPA review E20-0003. Most vegetation is proposed for removal prior to construction; the report recommends 88.9% of existing trees should be removed due to poor health, poor structure and lack of wind firmness. Revegetation is proposed as part of the development in accordance with Tukwila Municipal Code landscaping standards. Class 2 and Class 3 steep slopes exist throughout the site but are largely located adjacent to 51st Ave S; they are steepest adjacent to the roadway and decrease moving east (see Fig. 3). No wetlands, streams, or associated buffers are located on the site. 6 L20-0023 5 Fig. 3: Sensitive Areas Map (Yellow: Class 2 Slopes, Brown: Class 3 Slopes) Fig. 4: Existing conditions looking southwest along S 151st St towards 51st Ave S 7 L20-0023 6 Fig. 5: Existing conditions looking southeast from intersection of 51st Ave and S 151st St DEVELOPMENT STANDARDS- OFFICE (O) The following development standards apply to projects within the Office zoning district; project compliance follows each standard: • Setbacks, minimum: • Front: 25’ - Complies • Second Front: 12.5’ – Complies • Sides: First Floor 10’, Second Floor 20’, Third Floor 30’ – Complies • Rear: 10’ – Complies • Height, maximum: 3 Stories or 35’ – Complies. The site is significantly sloped, requiring the use of an “Average Grade Plane” to determine the height at a given point. While the project contains four separate floors, no part of the structure along the grade plane contains more than three stories, see Fig. 6. Fig. 6: Building height along average grade plane. • Off Street Parking, Office: 3 per 1,000 sq. ft. usable floor area, 78 required for 25,938 sf building. – Complies. 85 stalls proposed. • Landscaping: 8 L20-0023 7 • Front: 15’ – Complies • Second Front: 12.5’– Complies • Side: 5’ – Complies • Rear: 5’ – Complies • Parking Lot Landscaping: 20’ per stall adjacent to street; 15’per stall if parking is placed behind building – Complies. 85 parking stalls proposed, requiring 1,275 sf of interior landscaping; 3,900 sf provided. DESIGN REVIEW This project is subject to Board of Architectural (BAR) design approval under the Office Design Review Section of the Tukwila Municipal Code (TMC 18.18.070). The project is subject to design criteria included in Chapter 18.60.050. Commercial and Light Industrial Design Review Criteria is separated into five sections. Within each section are a number of criteria, covering such issues as pedestrian and vehicular circulation, architectural relationships, building design, and landscaping. Design Review Criteria explain requirements for development proposals. They are the decision criteria by which the Board of Architectural Review will decide whether to approve, condition or deny a project. 1. RELATIONSHIP OF STRUCTURE TO SITE o The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement: The project will provide a direct pedestrian connection from S 151st St to the main building entrance. A 6’ sidewalk will run the length of the property along S 151st St, connecting to an interior sidewalk that will provide safe, ADA compliant access to the north and south building entrances. A 20’ landscaping area consisting of 15’ of Type I landscaping and 5’ ornamental grass is provided along S 151st St. Nine street trees consisting of three different species (American Hophornbeam, Forest Green Oak, Emerald Sunshine Elm) are proposed; four on S 151st St and five on 52nd Ave S. o Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas: The proposed project’s site design and landscaping effectively conceals the parking area. A large portion of the parking is located on the western portion of the site and screened by the proposed building. Parking and service areas are screened with perimeter landscaping to reduce visual impact. Parking is also significantly below grade of S 151st St and is not visible from the streetscape. A significant amount of parking lot landscaping and trees will also help to break up the parking area, reducing the visual impact of the lot for both neighboring properties and users within the proposed structure. o The height and scale of each building should be considered in relation to the site: Per TMC 18.18, the maximum height in the office district is three stories or 35’; the proposed building will be no more than three stories tall at any given point. The portion of the structure facing the single-family residences in the Low-Density Residential district to the west across 51st Ave S is two stories above the street level instead of three, similar to the height of the residential structures which are one to two stories tall, see Fig. 7. 9 L20-0023 8 Fig. 7: Structure looking southeast from intersection of S 151st St and 52nd Ave SW. 2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA. o Harmony of texture, lines and masses is encouraged: The mass and scale of the building is consistent with the surrounding commercial area and residential areas. The proposed structure will be 26’ tall along the two-story portion to the west and approximately 43’ tall along the three-story section to the east. The building lines and masses of the neighboring structures are similar to those of the proposed 25,983 sf PNWRCC office building; APN 1157200016 to the south contains a two story, 10,762 square foot office building, APN 9844400022 and APN 9844400021 to the east contain two-story multifamily structures, and APN 9844400020 to the east contains a two-story single family home. Properties further to the south and east in the Office district contain two to three story office buildings, see Fig. 8. N 10 L20-0023 9 Fig. 8: Project site and surrounding development. o Appropriate landscape transition to adjoining properties should be provided: The project complies with the requirements of TMC 18.52.030: Perimeter and Parking Lot Landscaping Requirements by Zone District. For projects in the Office district, 15’ of Type I front yard landscaping, 6’ of Type I side yard landscaping, and 6’ of Type I rear yard landscaping) is required. The proposed project provides 10’ of Type I perimeter landscaping along the southern and eastern side yards consisting of small trees and shrubs, providing an appropriate transition between the property and adjacent properties. 75% of shrubs along the eastern property line will be evergreen to provide year-round screening of the parking area from adjacent residential dwellings. The front yards along 51st Ave S and S 151st St will be landscaped with 15’ of Type I landscaping. o Public buildings and structures should be consistent with the established neighborhood character: The proposed project is consistent with the established neighborhood character; the surrounding neighborhood is a mixture of single-family houses and commercial buildings. The Office district is intended to provide for areas appropriate for professional and administrative offices, mixed with certain retail uses. The proposed structure’s use is allowed in this zone and is setback beyond the minimum requirements to reduce visual impacts along the streetscapes. o Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged: Vehicular circulation patterns are designed for safety, efficiency and convenience; the majority of the parking area is to the rear of the building, with a single curb cut/drive-aisle for the site off 51st Ave S. There are multiple access points into the building for pedestrians located away from drive aisles to limit conflicts with auto traffic and increase safety. The trash enclosure is also located at the southeast corner of the site along the main drive-aisle to direct garbage trucks away from the building and associated pathways. N 11 L20-0023 10 o Compatibility of on-site vehicular circulation with street circulation should be encouraged: Vehicle access is exclusively off S 151st St at a single entrance/exit. The curb cut is set to the east away from the intersection of 51st Ave S and S 151st St. to reduce potential vehicular conflicts, see Fig. 9. Fig. 9: Site circulation patterns; vehicle access point in red, pedestrian access in blue. 3. LANDSCAPING AND SITE TREATMENT. o Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced: The proposed project utilizes an existing slope to create a sunken courtyard along the western property line for outdoor space which will be improved with landscaping. Tiered retaining walls along S 151st St will preserve the slope to an extent while still providing an area for development (Fig. 10). N 12 L20-0023 11 Fig. 10: Retaining wall profile along S 151st St o Grades of walks, parking spaces, terraces and other paved areas should promote safety, and provide an inviting and stable appearance: Guardrails will be placed along walkways adjacent to steep slopes, and terraces will have a protective buffer of shrubs and ground cover. Grades of walkways within site meet ADA standards. Fire Department access roads shall be not less than 20’ wide with an unobstructed vertical clearance of 13’6” and cannot be in excess of a 10% grade and a 5% cross-slope. Fire Department access roads in excess of 150’ require an approved turnaround. The applicant will work to confirm these requirements are met as part of the development permit. o Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade: The proposed landscaping enhances architectural futures, including the outdoor courtyard at the landing of the western slope. Street and perimeter landscaping trees screen views of the light rail and freeway, while interior parking lot landscape islands provide shade for users onsite. o In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken: Plants in the parking lots will be protected by concrete curbs or low walls. Trees and shrubs/groundcover along S 151st St will be buffered by grass to provide additional distance between the street and sidewalk. o Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged: Building site does not limit planting; project will meet the standards set forth in TMC 18.52: Landscaping. o Screening of service yards and other places that tend to be unsightly should be accomplished by use of walls, fencing, planting or combination: The trash storage is located away from the building and screened with an 8-foot cedar plank enclosure utilizing a black Shou Sugi treatment (see Fig. 11). Landscaping around the enclosure will provide additional screening. The enclosure will be set back 10’ from the eastern boundary line. Retaining walls and terraced hillsides adjacent to S 151st St and 51st Ave S will be landscaped to reduce visual impacts (see Fig. 12). No fences around the site are proposed. 13 L20-0023 12 Fig. 11: Proposed trash enclosure Shou Sugi treatment and location (blue outline). 10’ of perimeter landscaping and an adjacent landscape island provide additional screening. Fig. 12: Landscaping within terraced slope along S 151st St consisting of shrubs and groundcovers. o In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used: Retaining walls composed of poured concrete will installed along S 151st St and 51st Ave S; these walls provide necessary stabilization for the development while also providing areas where landscaping may prosper. No alternative materials are proposed to meet landscaping requirements. o Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded and restrained in design. Excessive brightness and brilliant colors should be avoided: Light fixtures are of a modern design and meant to match the overall theme of the structure. All fixtures are located to limit offsite impacts, and those along the eastern property line adjacent to the residential structures will be shielded to further reduce spillover. 10’ N N 14 L20-0023 13 Fig. 13: Lighting Plan. P1 fixtures to be equipped with shields to reduce spillover on adjacent properties. 4. BUILDING DESIGN o Architectural style is not restricted; evaluation of a project should be based on quality of its design and relationship to its surroundings: The building is a contemporary design that is meant to reflect the northwest aesthetic by incorporating natural wood, stone, and metal elements. The proposed design implements quality materials such as metal panels, manufactured wood material, and concealed fasteners to enhance horizontal and vertical lines. The new structure and site improvements will enhance the area by redeveloping and bringing into conformance a site that has not seen improvements in recent years and will provide frontage improvements along S 151st which currently has none. o Buildings should be to appropriate scale and in harmony with permanent neighboring developments: The height, lot coverage and setbacks meet basic developments standards as well as fit in with the character of the neighborhood. The surrounding neighborhood is a mixture of commercial buildings, single family homes and vacant lots. The proposed building utilizes the slope of the site to reduce the visual impact along 52nd Ave S to the west by locating much of the building below the street grade. The building is also set further back from the eastern property line, approximately 65’, to reduce visual impacts to the adjacent residences. N 15 L20-0023 14 o Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure: The windows of the proposed building are designed and located to both take advantage of natural light while also conserving energy. A large canopy along the southern elevation (the elevation with greatest solar load) provides shade for the first and second floors while still allowing for natural light to enter the building. Along the eastern elevation, the second and third floors are cantilevered to provide weather protection for the walkway along the first floor (see Fig. 14). Fig. 14: Building rendering with canopy shown along southern elevation (left) and cantilevered second and third floors over eastern walkway (right). o Colors should be harmonious, with bright or brilliant colors used only for accent: The proposed structure utilizes a combination of materials and colors reminiscent of the Pacific Northwest; cedar-toned and black wood siding on the second and third stories, stone along the ground floor, and black window frames throughout. No bright colors are proposed. o Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view: Mechanical or utility hardware on roof will be screened by a combination of wooden siding and landscaping. o Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design: Exterior lighting has been designed to match modern aesthetic of structure and located to highlight the natural wood accents of the building. See Fig. 15 for examples of site lighting design. 16 L20-0023 15 Fig. 15: Exterior and Interior Site Lighting Examples o Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and siting should be used to provide visual interest: The proposed structure provides visual interest in multiple ways. Vertical modulation has been provided along the southern elevation by setting the main entrance forward from the rest of the building. Horizontal modulation has been provided by pulling portions of the building away from the rest of the façade - the main entrance along the southern elevation and the second and third floors along the eastern elevation. The fourth floor, which largely is designed to provide access to the rooftop deck, is set back from the edge of the rest of building (see Fig. 17). Materials are varied along the building façade and meant to reflect the various trades supported by the union. Dark gray metal siding is employed as the primary siding material with cedar and black wood siding used as an accent around the main entrance. The base is composed of poured concrete finished with a wood-grain texture, and black steel and aluminum is used for the window frames. Fig. 16: Building perspective looking southwest from S 151st St. 17 L20-0023 16 Fig. 17: Building perspective looking southeast from S 151st St. 5. MISCELLANEOUS STRUCTURES AND STREET FURNITURE. o Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. The trash storage is screened with a black cedar panel enclosure and additional landscaping. A glacially carved boulder discovered onsite will be incorporated into the landscaping along the building’s western elevation. o Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings: Lighting is designed to highlight accents of the proposed building. Lighting is also designed to provide safety surrounding the building as well as for accessing essential miscellaneous structures such as the trash storage. PUBLIC COMMENTS One public comment letter was received from neighbors Greg and Vanessa Zaputil who had concerns regarding various project impacts. The comment letter and the applicant’s response are included as attachments to this decision. Mr. and Mrs. Zaputil’s outstanding concerns are summarized below, followed by the applicant’s response and the City’s analysis/recommendation: 1. Request for a vinyl fence screening and tree species/location that won’t impact neighboring plantings: The City of Tukwila’s landscaping ordinance requires side and rear yard landscaping in the Office district to provide some site screening without compromising maintenance or safety. The applicant has proposed evergreen shrubs to help reduce offsite visual impacts. While a fence is not required, the applicant has 18 L20-0023 17 committed to exploring the potential before applying for a development permit. Required trees along the eastern property line will be planted along the top of a retaining wall with branches being a minimum of 5’ above grade, reducing potential impacts to neighboring plants by being located well above and away from those on adjacent properties. The City’s Urban Environmentalist has undertaken a review of the proposed landscape plans and the potential impacts they may have on the Zaputils’ landscaping and does not foresee significant concerns related to the viability of their previously city-approved landscaping. 2. Waste enclosure should be relocated from the southeast corner to the southwest site corner or adjacent to the south east portion of the courtyard on the south side of the applicant’s proposed building, away from residences. Concerns for offsite impacts of waste enclosure (appearance, smell, noise, etc.). Applicant coordinated with Waste Management to locate refuse enclosure onsite. It was found that, due to significant sloping from west to east on the site, locating the enclosure at the site’s southwest corner would involve a significant grade for waste trucks to navigate and make entering/exiting the site more difficult. Locating the enclosure closer to the building, as suggested, would create potential fire lane access conflicts in the case of an emergency response. Thus, the southeast corner was deemed safest. Waste units are to be enclosed and designed to match overall project concept during design review per City code. Additionally, the project is expected to primarily generate waste that is incidental to an office operation, i.e. non-organic material, reducing the potential for disturbance from animals. Enclosure, waste units, and adjacent landscaping will be required to be maintained for life of project per City code. The City concurs with the applicant’s proposed waste enclosure location. 3. Sidewalk provided as part of project frontage improvement along S 151st St should connect to existing sidewalk along 52nd Ave S. The applicant provided the following response: “We agree that a continuation of the public sidewalk would be a great improvement to the area. The work required to make this happen however is far greater than simply installing some additional sidewalk on a flat site. The area faces a number of challenges including steep slopes, setback easements, site retainage and felling of a number of mature trees. As of this time, we do not see any regulations in place to require these improvements that are not directly part of our frontage yet are happy to entertain further discussions of collaboration with the City and our neighbors to see these improvements completed as a future City led project.” The City Public Works Department requires and provides review of proposed frontage improvements for projects that require design review. Through their review they determined that 52nd Ave S would not necessitate full frontage improvements (curb, gutter, sidewalk) as the road narrows significantly before terminating into the SR 518 interchange. The department did find that S 151st would be an appropriate right of way to provide improvements along the parcel’s frontage, however the connection to the existing sidewalk on 52nd Ave S has not been fully investigated due to a number of constraints; the City does not typically require offsite improvements, this proposal would require APN 9844400020 to relinquish part of their property to finish the connection, there is a significant grade change which would require a retaining wall, and trees would need to be removed. Further examination of this connection potential would need to be undertaken by the Public Works Department as part of the development permit review. 19 L20-0023 18 4. Lighting should be focused on the proposed development and shields utilized to minimize light pollution in the adjacent residential homes. The applicant has provided an updated plan set showing that site light poles will be reduced to 15’ in height and lights along the edge of the property will be provided with house side shields. The photometrics have been updated to show a reduced light level along the east property line. When the lights are reduced to 50% output at night (when no occupancy is detected) the light levels along the west property line will be .4 or lower. OUTSTANDING TECHNICAL REVIEW CONSIDERATIONS – These will be addressed during building permit review. Fire Department Review Fire Department, 9.3.2020: Fire Department will need access to/from west side of site via stairs/ramp from 51st AVE S. Fire Department vehicle access is required to be within 150’ of any portion of an exterior wall of the first story. It appears that there is no direct access via the stairs located on the Westside of the property, adjacent to 51st AVE S. The required access is not provided from either street. Applicant Response, 9.10.2020: As reviewed with the City on 9/1/2020, the site is challenging due to its slope. Two options were discussed in the meeting and we are pursuing both. Option 1 will provide for fire apparatus turnaround as previously provided with our autoturn exhibit. We will add to our architectural site plan a stairway to access the upper parking level which will satisfy the 150’ reach range. Option 2 shall provide stairway access from 51st street without crossing the property line. CONCLUSION Commercial and Light Industrial Design Review Criteria Relationship of Structure to Site • The existing site is very sloped; the proposed project works to highlight this topography by providing a tiered landscape and building design while still providing necessary structural support for the building. • Drive aisles, landscaping, and sidewalks work to separate pedestrians from vehicles onsite. • Proposed landscaping on all sides of the building helps to soften the built environment, provides screening, and is consistent with TMC requirements for Office zoning district. Relationship of Structure and Site to Adjoining Area • The site design provides an easily understood arrangement of structures, landscaping, and circulation. • A concrete pathway is provided between S 151st and building entrances on north and south elevations, providing a level, ADA compliant surface for users within the site. Landscaping and Site Treatment • Perimeter and parking lot landscaping is in compliance with the relevant Tukwila Municipal Code standards. The City’s Urban Environmentalist has reviewed and approved proposed plant species, siting, and spacing. The perimeter landscaping follows a coherent design concept, which will soften the impact of the development on surrounding properties. 20 L20-0023 19 Building Design • Structure height and setback requirements are in compliance with the Office district development standards. • Mechanical equipment is adequately screened from right-of-ways and neighboring properties. • The color palette features neutral colors with accent colors that are appropriate to their intended use and location. Materials are varied between siding, awnings, and windows while keeping the visual impact on surrounding properties to a minimum. • The design of windows and entrance canopies along the S 151st St elevation adequately emphasize the office structure and main building entrance. Miscellaneous Structures and Street Furniture • Trash enclosure matches overall building design and utilizes resilient materials. • Lighting is proposed to provide a safe pathways to/from building within parking area without creating offsite impacts. RECOMMENDATIONS Staff recommends approval of the Design Review application with the following conditions: • Applicant to work with Fire Department to confirm access from 51st Ave S meets safety requirements as part of development permit, with any changes or impacts to the approved landscape plan mitigated as part of building permit submission. • Access roads will need to meet Fire Department requirements: not less than 20’ wide with an unobstructed vertical clearance of 13’6” and not in excess of a 10% grade and a 5% cross-slope. Any changes or impacts to the approved site plan to be mitigated as part of building permit submission. INFORMATIONAL ITEMS Development Permit and/or Public Works permit may not be issued until Lot Consolidation Permit is recorded with King County. Permanent wall and monument signs will need to be approved through a separate City of Tukwila Sign Permit application. 21 22 WHDN DN DN DN DN 118' - 0" 120' - 0" 122' - 0" 140' - 0" 138 ' - 0" 136' - 0" 142' - 0" 1 4 4 ' - 0 " 1 4 6 ' - 0 " 150' - 0" 106' - 0" 1 08' - 0" 1 0 6 ' - 0 " 1 04 ' - 0 " 102' - 0" 100' - 0" 1 1 4 ' - 0 " 1 1 6 ' - 0 " 1 1 8 ' - 0 " 1 2 0 ' - 0 " 1 2 2 ' - 0 " 1 2 4 ' - 0 " 1 2 6 ' - 0 " 1 2 8 ' - 0 " 110' - 0" 1 12' - 0" 1 14' - 0" 116' - 0" 124' - 0" 126' - 0" 1 1 0' - 0" 112' - 0" 114' - 0" 112 ' - 0" 110 ' - 0" 5 1 S T A V E N U E S O U T H S O U T H 1 5 1 S T S T R E E TCARPENTERS ROADPROPERTY LINE 12.5' SETBACK LINE 10' SETBACK LINE PROPERTY LINE ENTRY ADJACENT TRIPLEX ZONING: O ADJACENT DUPLEX ZONING: O ADJACENT SFR ZONING: O PARKING: 23 STALLS LOWER LEVEL 25' SETBACK LINE10' SETBACK LINEPARKING: 25 STALLS UPPER LEVEL PARKING: 37 STALLS STREET LEVEL WASTE / RECYCLE 264 SF COURTYARDADJACENT PARKING: 19 STALLS ENTRY SPEEA BUILDING R.O.W. CENTERLINE R.O.W. CENTERLINE25'-0" BOULDER ADJACENT PARKING 9 STALLS T 10'-0" 8'-0" TYP. 5'-0"11'-0" W C C 10'-0" 10'-0" 8'-0" 7'-0" 8'-0"TYP. 9'-0" (UNO) 7'-0"20'-0"24'-0"17'-0"31'-0"24'-0"17'-0"12'-6"19'-0"24'-0"17'-0"12' +/- 24'7' TYP. 7'-0" 10'-3"24'-0" TYP. 7'-0" (UNO) 7'-0" 90'-0" W W W 9'-0" (UNO) PACIFIC NORTHWEST REGIONAL COUNCIL OF CARPENTERS HEADQUARTERS A-105 1 12'-6"154'-8"64'-10"24'-0"10'-0"16'-6"V V 27'-2 1/2" CONTROL POINT 20'-0"W W W 10'-0" 10'-0" 10'-0" 4'-0" 9'-0" 5'-0" 11'-0" 4'-0" 5'-0"10'-0"EQEQEQEQ2'-8"2'-0"A 5'-0"10'-0" 10'-0" 8'-0" 8'-0" C C CW8'-0"5'-0"2'-8"A-102 3 A-102 5 173'-7 1/2"72'-6"53'-0" N 1°22'22" E 112.62 S 88°28'24" E106.00NO 1°22'22" E 34.62 N 1°22'22" E 78.00 S 88°28'24" E106.0076'-0"17'-0" 17'-6"66'-6" 66'-6"66'-6" PLANTER17'-5 1/2"1 2 3 3 6 5 4 7 10 11 9 12 13 14 15 16 17 18 2019 21 8 144' TO THIS LOCATION FROM FIRE APPARTUS LOCATION TO EAST 5 9 1 145' TO THIS LOCATION FROM FIRE APPARTUS LOCATION MIDDLE PARKING LEVEL AND ALONG WEST ELEVATION ON 51ST 10% SLOPE MAXIMUM48'-6"10% SLOPE MAXIMUM48'-6"5 % 150'-0" SITE INFORMATION PARCEL NO. ZONING: LOT AREA: PARCEL NO. ZONING: LOT AREA: TOTAL LOT SIZE: 9844400035 O (OFFICE) 1.32 ACRES (57,486 SF) 9844400045 O(OFFICE) .27 ACRES (11,978 SF) 1.59 ACRES (69,464 SF) OFFICE ZONED BASIC DEVELOPMENT STANDARDS: SETBACKS: FRONT: SECOND FRONT: SIDE: REAR: HEIGHT MAXIMUM: PERIMETER & PARKING LOT LANDSCAPE REQUIREMENTS: TMC, 18.52.030, TABLE A FRONT YARD: SIDE YARD: REAR YARD: PARKING: OFFICE MIN. 3 PER 1,000 SF USABLE FLOOR AREA TOTAL USABLE FLOOR AREA: PARKING REQUIRED: 25,938SF/1000 x 3 = PARKING PROVIDED: (INCLUDES (4) ACCESSIBLE STALLS PER 2015 IBC TABLE 1106.1 & 1106.5) BIKE PARKING (LONG TERM): 25 FEET 12.5 FEET 10 FEET 10 FEET 3 STORIES OR 35 FEET 15 FEET 6 FEET 6 FEET 25,938 SF 78 STALLS 85 STALLS 2 REQUIRED GENERAL SITE NOTES 1. DRAWINGS ARE FOR GENERAL BUILDING AND SITE LAYOUT, SEE SEPARATE CIVIL DRAWINGS FOR ADDITIONAL SITE DEVELOPMENT SPECIFICS. 2. SEE LANDSCAPE ARCHITECTURAL DRAWINGS FOR LANDSCAPING. 3. SITE LIGHTING PER ELECTRICAL DRAWINGS. 4. SEE ENLARGED SITE PLANS FOR ADDITIONAL SITE INFORMATION. 5. SEE FLOOR PLANS FOR ADDITIONAL BUILDING INFORMATION. 6. CONTRACTOR TO RELOCATE EXISTING GLACIAL BOLDER TO NEW LOCATION SHOWN ON PLANS. 7. BUILDING LOCATED PER CONTROL POINT 'A' SHOWN AT NORTHEAST CORNER OF BUILDING ON SITE PLAN. THIS POINT IS THE CORNER INTERSECTION OF THE EXTERIOR CONCRETE WALL FACE. PROJECT LOCATION 5119 S. 151ST STREET VICINITY MAP 525 COLUMBIA ST. | OLYMPIA, WA 98501 360.915.8775 | tasolympia.com All material herein constitutes the original and unpublished work of the architect and may not be used, duplicated, or disclosed without the written consent of the architect. Copyright © 2020 by Thomas Architecture Studio. All rights reserved.NOT FOR CONSTRUCTIONA-101 Project No: 1916 SEPTEMBER 10, 2020 ASI DIAGRAMNEW REGIONAL OFFICEPNWRCC5119 S 151ST STREET | TUKWILA, WASITE PLAN 1" = 20'-0"1 SITE PLAN 0'10' 20' 40' ALTERNATE NO. 1 - STAIR FOR CONNECTION TO ADJACENT PARKING AREA. THIS WORK WILL BE SUBMITTED FOR UNDER SEPERATE PERMIT AND REQUIRES LEGAL AGREEMENT IN PLACE BETWEEN PROPERTY OWNERS. VICINITY MAP NOTE 1 DASHED LINE INDICATES FIRE ACCESS ROUTE FROM END POINT TO END POINT 2 LINE INDICATES SITE DISTANCE TRIANGLE 3 MONUMENT SIGN: 72 SF MAXIMUM SIGN AREA, 6'-0" TALL MAXIMUM 4 42" METAL GUARD RAIL, TYPICAL 5 CONCRETE RETAINING WALL PER DETAILS W/ TERRACED LANDSCAPING 6 NEW 6 FOOT WIDE CONCRETE SIDEWALK, BROOM FINISH. 7 HATCH PATTERN WITHIN DASHED LINES DENOTES REQUIRED AREA FOR AERIAL FIRE APPARATUS ACCESS 8 NEW SHORING WALLS, SEE STRUCTURAL AND CIVIL FOR MORE INFORMATION 9 BIKE PARKING 10 EXISTING TRAFFIC RAIL TO REMAIN, PROTECT AS REQUIRED. 11 NEW POLE LIGHT, SINGLE HOUSING. TYPICAL OF (6) LOCATIONS. SEE ELECTRICAL FOR ADDITIONAL INFORMATION. 12 NEW POLE LIGHT, DUAL HOUSING. TYPICAL OF (4) LOCATIONS. SEE ELECTRICAL FOR ADDITIONAL INFORMATION. 13 DASHED LINE OF STRUCTURE ABOVE. 14 NEW CONCRETE STAIRS TO BE PROVIDED WITH HANDRAILS AT 36" HEIGHT EACH SIDE OF RUN. PROVIDE 42" HIGH GUARDRAIL WHEN TREADS ARE 30" ABOVE ADJACENT GRADE, TYPICAL. SEE DETAILS. 15 LOADING AREA. 16 NEW FIRE HYDRANT, SEE CIVIL DRAWINGS. 17 LIGHT DASHED LINES DENOTE LOCATION OF FUTURE ENTRY GATE, PROVIDE (1) 4" CONDUIT WITH PULL STRING UNDER NEW DRIVE ACCESS AISLE. 18 NEW TRANSFORMER LOCATION, SEE ELECTRICAL. 19 'W' DENOTES WIDE STALLS, (8) LOCATIONS, TYPICAL. 20 'C' DENOTES COMPACT PARKING STALLS, (5) LOCATIONS, TYPICAL. 21 'V' DENOTES VAN ACCESSIBLE STALLS, TYPICAL SITE KEYNOTES # 23 24 MBS 151ST ST(PUBLIC R.O.W.)L-103L-101L-102L-104L-104L-104L-104L-105L-105L-106L-106L-106L-106L-106NORTH0SCALE: feet2040601" = 20'LANDSCAPE PLAN_1835.20 X-LSLS-01J. MCFARLAND20STATE OF WASHING T O N L I C E N S ED LANDSCAPE ARCHITECTJEFFREY B. GLANDE R EXP.02/06/21N O .405SEE PRELIMINARYROOF PLAN SHEETLS-03JOB NO:DRAWING FILE NO:DATE:DESIGNER:BYDATEREVISIONSDRAWN BY:SHEET TITLE:OFDRAWING NO:SHEET NO:PROJECT NAME:SEAL:APPROVED BY:PNWRCC HEADQUARTERSTUKWILA, WAR. WEEDENJ. VERHEYMAY, 20201835.2019S 151ST STREET8730 TALLON LANE NE, SUITE 200, LACEY, WA 98516P: 360.352.1465 F: 360.352.1509SCJALLIANCE.COM05/28/2020CALL BEFORE YOU DIGPARKING STALLS PROVIDED85LANDSCAPE AREA REQUIRED85 X 20 S.F. = 1,700LANDSCAPE AREA PROVIDED3,900 S.F.INTERIOR PARKING LANDSCAPE CALCULATIONSACCORDING TO THE TUKWILA MUNICIPAL CODE, ALL PLANT MATERIAL SHALL ADHERE TO THEFOLLOWING MIN. STANDARDS AT THE TIME OF PLANTING (FOR MORE INFO, SEE PLANT SCHEDULES,THIS SHEET):-PLANTS SHALL MEET THE AMERICAN STANDARD FOR NURSERY PLANT STOCK (AMERICANNURSERY AND LANDSCAPE ASSOCIATION - ANLA) AS IT NOW READS AND IS HEREAFTER AMENDED,AND SHALL BE HEALTHY, VIGOROUS AND WELL-FORMED, WITH WELL-DEVELOPED, FIBROUS ROOTSYSTEMS, FREE FROM DEAD BRANCHES OR ROOTS. PLANTS SHALL BE FREE FROM DAMAGECAUSED BY TEMP. EXTREMES, PRE-PLANTING OR ON-SITE STORAGE, LACK OF OR EXCESSMOISTURE, INSECTS, DISEASE, AND MECHANICAL INJURY. PLANTS IN LEAF SHALL BE WELLFOLIATED AND OF GOOD COLOR. PLANTS SHALL BE HABITUATED TO OUTDOOR ENVIRONMENTALCONDITIONS (IE HARDENED OFF).-EVERGREEN TREES: MIN. 6' HT.-DECIDUOUS TREES: MIN. 2.5" CAL. (AT 6" HT. OFF GROUND)-REQUIRED SHRUBS: MIN. 18" HT., FULL AND BUSHYPLANT MATERIAL MINIMUM STANDARDSACCORDING TO THE TREE REPORT SUBMITTED BY GILLESCONSULTING, EIGHTEEN (18) SIGNIFICANT TREES ARE BOTH VIABLEAND HAVE POTENTIAL TO BE RETAINED. ONE (1) SIGNIFICANT TREEIS VIABLE BUT NOT RECOMMENDED FOR RETENTION, BECAUSE IT ISON THE KING COUNTY NOXIOUS WEED LIST.NO TREES ON SITE ARE PLANNED FOR RETENTION.PER TMC 18.54.080 TABLE B, AND THE TREE REPORT, THE NUMBEROF REPLACEMENT TREES REQUIRED IS BASED ON THE CANOPYAREA OF THE EXISTING TREE, AS FOLLOWS:TREE #REPLACMENT TREES REQUIRED221322212233224322522261229337424212423242634282429243124373444346834691TOTAL41REPLACEMENT TREES PROVIDED = 43TREE REPLACEMENT CALCULATIONSLANDSCAPE PLAN_1835.20 X-LSLS-01J. MCFARLAND20MATCHLINE - SEE SHEET LS-02LANDSCAPESYMBOLDESCRIPTIONSOD LAWN, TYPICAL.CONCRETE MOWSTRIP, TYPICALRELOCATED EXISTING BOULDER TO BE USED ASMONUMENT SIGN. DIMENSION IS APPROXIMATE.BOULDER TO BE RELOCATED BY GENERALCONTRACTOR TO THIS APPROXIMATE LOCATION ANDORIENTATION. COORDINATE MOVING OPERATION,ORIENTATION AND BURIAL DEPTH WITH ARCHITECT.PLANTER OR LANDSCAPE WALL, TYPICAL. FOR MOREINFORMATION, SEE ARCHITECTURAL PLANS. BACKFILLLANDSCAPE PLANTERS AND WALL PLANTING AREASWITH TOPSOIL MIX, COORDINATE WITH ARCHITECT.L-101L-102L-103L-104REFERENCE NOTES SCHEDULE LS-0151ST. AVENUE S.TREESCODEQTYBOTANICAL / COMMON NAMESIZEDESC.OV5OSTRYA VIRGINIANAAMERICAN HOPHORNBEAM2.5" CAL, 12` HTB&B / CONT.PV1PARROTIA PERSICA `VANESSA`PERSIAN PARROTIA2.5" CAL, 12` HTB&B / CONT.QF3QUERCUS FRAINETTO `FOREST GREEN`FOREST GREEN OAK2" CAL., 12-15` HT., B&BUE2ULMUS PROPINQUA `JFS-BIEBERICH` TMEMERALD SUNSHINE ELM2.5" CAL., 12-14` HT. B&B/CONT.PLANT SCHEDULE LS-01SHRUBSCODEQTYBOTANICAL / COMMON NAMESIZESPACINGAS41ABELIA X GRANDIFLORA `SUNSHINE DAYDREAM`VARIEGATED ABELIA5 GAL, 18" MIN. HT.4` O.C.AA56ASTILBE X `DELFT LACE`DELFT LACE FALSE SPIRAEA1 GAL2` O.C.BB42BERBERIS BUXIFOLIA `NANA`DWARF BARBERRY2 GAL., 18" MIN. HT.3` O.C.BC12BERBERIS THUNBERGII `CRIMSON PYGMY`CRIMSON PYGMY BARBERRY2 GAL., 18" MIN. HT.3` O.C.CW25CALLUNA VULGARIS `WICKWAR FLAME`WICKWAR FLAME HEATHER1 GAL2-1/2` O.C.CI13CORNUS STOLONIFERA `ISANTI`ISANTI DOGWOOD5 GAL, 18" MIN. HT.4` O.C.CK22CORNUS STOLONIFERA `KELSEYI`KELSEY DOGWOOD2 GAL., 18" MIN. HT.DE19DRYOPTERIS ERYTHROSORAAUTUMN FERN1 GAL2-1/2` O.C.HB245HAKONECHLOA MACRA `BENI-KAZE`JAPANESE FOREST GRASS2 GAL2-1/2` O.C.HB27HYDRANGEA MACROPHYLLA `ENDLESS SUMMER`BAILMER HYDRANGEA5 GAL, 18" MIN. HT.4` O.C.IS8ILEX CRENATA `SKY PENCIL`SKY PENCIL JAPANESE HOLLYB&B/CONT 4` MIN.MA21MAHONIA AQUIFOLIUMTALL OREGON GRAPE5 GAL, 18" MIN. HT.4` O.C.MC229MAHONIA AQUIFOLIUM `COMPACTA`COMPACT OREGON GRAPE2 GAL., 18" MIN. HT.MX47MAHONIA X `SOFT CARESS`SOFT CARESS MAHONIA2 GAL., 18" MIN. HT.3` O.C.MC27MOLINIA CAERULEA `VARIEGATA`VARIEGATED PURPLE MOOR GRASS1 GAL2-1/2` O.C.PH42PENNISETUM ALOPECUROIDES `HAMELN`HAMELN FOUNTAIN GRASS1 GAL2-1/2` O.C.PP3PINUS MUGO PUMILIO `COMPACT SELECT`COMPACT MUGO PINE5 GAL., 18" HT./SPRD.5` O.C.PM45POLYSTICHUM MUNITUMWESTERN SWORD FERN1 GAL3` O.C.RK15RIBES SANGUINEUM `KING EDWARD VII`RED FLOWERING CURRANT5 GAL, 18" MIN. HT.4` O.C.RG4RUDBECKIA FULGIDA `GOLDSTRUM`CONEFLOWER1 GAL2-1/2` O.C.SH67SARCOCOCCA HOOKERIANA HUMILISSWEETBOX2 GAL2-1/2` O.C.SR21SKIMMIA REEVESIANAREEVES SKIMMIA5 GAL, 18" MIN. HT.2 1/2` O.C.SF47SPIRAEA JAPONICA `NEON FLASH`NEON FLASH SPIREA5 GAL, 18" MIN. HT.3` O.C.SC15SYMPHORICARPOS X CHENAULTII `HANCOCK`HANCOCK CORALBERRY2 GAL., 18" MIN. HT.3` O.C.VT7VACCINIUM OVATUM `THUNDERBIRD`EVERGREEN HUCKLEBERRY5 GAL, 18" MIN. HT.4` O.C.VD30VIBURNUM DAVIDIIDAVID VIBURNUM5 GAL, 18" MIN. HT.3-1/2` O.C.GROUND COVERSCODEQTYBOTANICAL / COMMON NAMESIZESPACINGAM21ARCTOSTAPHYLOS UVA-URSI `MASSACHUSETTS`KINNIKINNICK1 GAL2-1/2` O.C.EC228EUONYMUS FORTUNEI `COLORATA`PURPLE-LEAF WINTER CREEPER1 GAL2-1/2` O.C.ON110OPHIOPOGON PLANISCAPUS `NIGRESCENS`BLACK MONDO GRASS1 GAL1-1/2` O.C.PG102PACHYSANDRA TERMINALIS `GREEN CARPET`JAPANESE SPURGE1 GAL2` O.C.PB184PENNISETUM ALOPECUROIDES `BURGUNDY BUNNY`BURGUNDY BUNNY DWARF FOUNTAIN GRASS1 GAL1-1/2` O.C.PLANT SCHEDULE LS-01S. 151st STREETJ. MCFARLANDJ. GLANDER1.REFER TO DETAILS AND SPECIFICATIONS FOR ADDITIONAL INFORMATION.2.NO PLANT SUBSTITUTIONS SHALL BE PERMITTED WITHOUT PRIOR APPROVAL OFLANDSCAPE ARCHITECT/OWNER.3.PERFORMING PLANTING OPERATIONS BETWEEN THE DATES OF JULY 1 ANDSEPTEMBER 15 IS LIKELY TO RESULT IN PLANT STRESS, DAMAGE AND LOSSBEFORE DURING OR AFTER PLANTING, AND IS DISCOURAGED.4.ALL WORK SHALL BE PERFORMED TO THE SATISFACTION OF THE LANDSCAPEARCHITECT/OWNER.5.PLANT LIST QUANTITIES ARE SHOWN FOR REFERENCE ONLY. CONTRACTOR ISRESPONSIBLE FOR VERIFYING ALL QUANTITIES IN LIST WITH ACTUAL PLANCALL-OUTS, AND INSTALLING PLANTINGS PER THE LANDSCAPE PLAN.GROUNDCOVER QUANTITIES SHALL BE ADJUSTED AS REQUIRED FOR FIELDCONDITIONS AT THE SPECIFIED SPACING.6.ALL PLANTS MUST BE APPROVED BY LANDSCAPE ARCHITECT OR OWNER'SREPRESENTATIVE PRIOR TO INSTALLATION.7.EXISTING TREES: NO EXISTING TREES ARE PLANNED TO BE RETAINED ON SITE.8.ALL PROPOSED PLANTINGS WILL BE WATERED USING A PERMANENTUNDERGROUND IRRIGATION SYSTEM USING THE FOLLOWING TO OPTIMIZEWATER CONSERVATION AND EFFICIENCY: DRIP IRRIGATION, RAIN SENSOR,AUTOMATIC CONTROLLER WITH SEASONAL ADJUSTMENT CAPABILITY, SEPARATEZONES FOR TURF, SUN AND SHADED LANDSCAPE AREAS. ROOF PLANTINGS WILLALSO UTILIZE A PERMANENT IRRIGATION SYSTEM USING WATER EFFICIENTCOMPONENTS.SHEET NOTES11025 26 L-106L-106L-106L-106L-106NORTH0SCALE: feet2040601" = 20'LANDSCAPE PLAN_1835.20 X-LSLS-02J. MCFARLAND21STATE OF WASHING T O N L I C E N S ED LANDSCAPE ARCHITECTJEFFREY B. GLANDE R EXP.02/06/21N O .405JOB NO:DRAWING FILE NO:DATE:DESIGNER:BYDATEREVISIONSDRAWN BY:SHEET TITLE:OFDRAWING NO:SHEET NO:PROJECT NAME:SEAL:APPROVED BY:PNWRCC HEADQUARTERSTUKWILA, WAR. WEEDENJ. VERHEYMAY, 20201835.2019S 151ST STREET8730 TALLON LANE NE, SUITE 200, LACEY, WA 98516P: 360.352.1465 F: 360.352.1509SCJALLIANCE.COM05/28/2020CALL BEFORE YOU DIGLANDSCAPE PLAN_1835.20 X-LSLS-02J. MCFARLAND21MATCHLINE - SEE SHEET LS-011.REFER TO DETAILS AND SPECIFICATIONS FOR ADDITIONAL INFORMATION.2.NO PLANT SUBSTITUTIONS SHALL BE PERMITTED WITHOUT PRIOR APPROVAL OFLANDSCAPE ARCHITECT/OWNER.3.PERFORMING PLANTING OPERATIONS BETWEEN THE DATES OF JULY 1 ANDSEPTEMBER 15 IS LIKELY TO RESULT IN PLANT STRESS, DAMAGE AND LOSSBEFORE DURING OR AFTER PLANTING, AND IS DISCOURAGED.4.ALL WORK SHALL BE PERFORMED TO THE SATISFACTION OF THE LANDSCAPEARCHITECT/OWNER.5.PLANT LIST QUANTITIES ARE SHOWN FOR REFERENCE ONLY. CONTRACTOR ISRESPONSIBLE FOR VERIFYING ALL QUANTITIES IN LIST WITH ACTUAL PLANCALL-OUTS, AND INSTALLING PLANTINGS PER THE LANDSCAPE PLAN.GROUNDCOVER QUANTITIES SHALL BE ADJUSTED AS REQUIRED FOR FIELDCONDITIONS AT THE SPECIFIED SPACING.6.ALL PLANTS MUST BE APPROVED BY LANDSCAPE ARCHITECT OR OWNER'SREPRESENTATIVE PRIOR TO INSTALLATION.7.EXISTING TREES: NO EXISTING TREES ARE PLANNED TO BE RETAINED ON SITE.8.ALL PROPOSED PLANTINGS WILL BE WATERED USING A PERMANENTUNDERGROUND IRRIGATION SYSTEM USING THE FOLLOWING TO OPTIMIZEWATER CONSERVATION AND EFFICIENCY: DRIP IRRIGATION, RAIN SENSOR,AUTOMATIC CONTROLLER WITH SEASONAL ADJUSTMENT CAPABILITY, SEPARATEZONES FOR TURF, SUN AND SHADED LANDSCAPE AREAS. ROOF PLANTINGS WILLALSO UTILIZE A PERMANENT IRRIGATION SYSTEM USING WATER EFFICIENTCOMPONENTS.SHEET NOTESTREESCODEQTYBOTANICAL / COMMON NAMESIZEDESC.CD2CALOCEDRUS DECURRENSINCENSE CEDAR7`-8` HT., B&B/CONT.CP3CHAMAECYPARIS NOOTKATENSIS `PENDULA`WEEPING NOOTKA FALSE CYPRESS7`-8` HT., B&B/CONT.CE4CORNUS NUTTALII X FLORIDA `EDDIE`S WHITE WONDER`EDDIE`S WHITE WONDER DOGWOOD2.5" CAL, 12` HTB&B / CONT.OV2OSTRYA VIRGINIANAAMERICAN HOPHORNBEAM2.5" CAL, 12` HTB&B / CONT.PV7PARROTIA PERSICA `VANESSA`PERSIAN PARROTIA2.5" CAL, 12` HTB&B / CONT.QF3QUERCUS FRAINETTO `FOREST GREEN`FOREST GREEN OAK2" CAL., 12-15` HT., B&BTG5TILIA CORDATA `GREENSPIRE`GREENSPIRE LITTLELEAF LINDEN2.5" CAL., 12-14` HT. B&B/CONT.UE5ULMUS PROPINQUA `JFS-BIEBERICH` TMEMERALD SUNSHINE ELM2.5" CAL., 12-14` HT. B&B/CONT.SHRUBSCODEQTYBOTANICAL / COMMON NAMESIZESPACINGAS22ABELIA X GRANDIFLORA `SUNSHINE DAYDREAM`VARIEGATED ABELIA5 GAL, 18" MIN. HT.4` O.C.BB26BERBERIS BUXIFOLIA `NANA`DWARF BARBERRY2 GAL., 18" MIN. HT.3` O.C.BC92BERBERIS THUNBERGII `CRIMSON PYGMY`CRIMSON PYGMY BARBERRY2 GAL., 18" MIN. HT.3` O.C.CW20CALLUNA VULGARIS `WICKWAR FLAME`WICKWAR FLAME HEATHER1 GAL2-1/2` O.C.CI41CORNUS STOLONIFERA `ISANTI`ISANTI DOGWOOD5 GAL, 18" MIN. HT.4` O.C.MA50MAHONIA AQUIFOLIUMTALL OREGON GRAPE5 GAL, 18" MIN. HT.4` O.C.MC256MAHONIA AQUIFOLIUM `COMPACTA`COMPACT OREGON GRAPE2 GAL., 18" MIN. HT.PH17PENNISETUM ALOPECUROIDES `HAMELN`HAMELN FOUNTAIN GRASS1 GAL2-1/2` O.C.PP14PINUS MUGO PUMILIO `COMPACT SELECT`COMPACT MUGO PINE5 GAL., 18" HT./SPRD.5` O.C.RK12RIBES SANGUINEUM `KING EDWARD VII`RED FLOWERING CURRANT5 GAL, 18" MIN. HT.4` O.C.ST59SPIRAEA BETULIFOLIA `TOR`BIRCHLEAF SPIREA5 GAL, 18" MIN. HT.3-1/2` O.C.SC11SYMPHORICARPOS X CHENAULTII `HANCOCK`HANCOCK CORALBERRY2 GAL., 18" MIN. HT.3` O.C.VT27VACCINIUM OVATUM `THUNDERBIRD`EVERGREEN HUCKLEBERRY5 GAL, 18" MIN. HT.4` O.C.VD14VIBURNUM DAVIDIIDAVID VIBURNUM5 GAL, 18" MIN. HT.3-1/2` O.C.GROUND COVERSCODEQTYBOTANICAL / COMMON NAMESIZESPACINGAM141ARCTOSTAPHYLOS UVA-URSI `MASSACHUSETTS`KINNIKINNICK1 GAL2-1/2` O.C.EC382EUONYMUS FORTUNEI `COLORATA`PURPLE-LEAF WINTER CREEPER1 GAL2-1/2` O.C.MN121MAHONIA NERVOSAOREGON GRAPE1 GAL2-1/2` O.C.PLANT SCHEDULE LS-0251ST. AVENUE S.J. MCFARLANDJ. GLANDER21027 28 L-204L-204L-202L-201L-205L-205L-205L-201L-203L-206L-206L-206L-206JOB NO:DRAWING FILE NO:DATE:DESIGNER:BYDATEREVISIONSDRAWN BY:SHEET TITLE:OFDRAWING NO:SHEET NO:PROJECT NAME:SEAL:APPROVED BY:PNWRCC HEADQUARTERSTUKWILA, WAR. WEEDENJ. VERHEYMAY, 20201835.2019S 151ST STREET8730 TALLON LANE NE, SUITE 200, LACEY, WA 98516P: 360.352.1465 F: 360.352.1509SCJALLIANCE.COM05/28/2020CALL BEFORE YOU DIGNORTH0SCALE: feet1020301" = 10'PRELIMINARY ROOF LANDSCAPE PLAN_1835.20 X-RLLS-03J. MCFARLAND22STATE OF WASHING T O N L I C E N S ED LANDSCAPE ARCHITECTJEFFREY B. GLANDE R EXP.02/06/21N O .405SHRUBSCODEQTYBOTANICAL / COMMON NAMESIZESPACINGBB12BERBERIS BUXIFOLIA `NANA`DWARF BARBERRY2 GAL., 18" MIN. HT.3` O.C.IS5ILEX CRENATA `SKY PENCIL`SKY PENCIL JAPANESE HOLLYB&B/CONT 4` MIN.MC18MOLINIA CAERULEA `VARIEGATA`VARIEGATED PURPLE MOOR GRASS1 GAL2-1/2` O.C.PH14PENNISETUM ALOPECUROIDES `HAMELN`HAMELN FOUNTAIN GRASS1 GAL2-1/2` O.C.SF11SPIRAEA JAPONICA `NEON FLASH`NEON FLASH SPIREA5 GAL, 18" MIN. HT.3` O.C.PLANT SCHEDULELANDSCAPESYMBOLDESCRIPTIONDETAILROOFTOP LANDSCAPE PLANTER USING COLUMBIA GREEN TECHNOLOGIES TRAY-BASED GREEN ROOFSYSTEM, WITH IRRIGATION AND SEDUM MATPLANTINGS BY ETERA. COLUMBIA GREENTECHNOLOGIES - PORTLAND, OR(COLUMBIA-GREEN.COM AND 503.327.8723) ETERA -MT. VERNON, WA (ETERA.COM OR 360.395.3338)ROOFTOP VEGETABLE GARDEN PLANTER, TYP. SEASONAL PLANTS TO BE PROVIDED BY OWNER.LANDSCAPESYMBOLDESCRIPTIONDETAILGARDEN SOIL MIX, TYP.FRP FIBERGLASS ROOFTOP LANDSCAPE PLANTERFOR ROOF PAVING AND OTHER ROOF FINISHES AND FURNISHINGS, SEE ARCHITECTURAL PLANSAT-GRADE LANDSCAPE AREA - SEE SHEETS LS-01 AND LS-02L-201L-202L-203L-204L-205L-206REFERENCE NOTES SCHEDULEJ. MCFARLANDJ. GLANDER1.REFER TO DETAILS AND SPECIFICATIONS FOR ADDITIONAL INFORMATION.2.NO PLANT SUBSTITUTIONS SHALL BE PERMITTED WITHOUT PRIOR APPROVAL OFLANDSCAPE ARCHITECT/OWNER.3.PERFORMING PLANTING OPERATIONS BETWEEN THE DATES OF JULY 1 ANDSEPTEMBER 15 IS LIKELY TO RESULT IN PLANT STRESS, DAMAGE AND LOSSBEFORE DURING OR AFTER PLANTING, AND IT IS DISCOURAGED.4.ALL WORK SHALL BE PERFORMED TO THE SATISFACTION OF THE LANDSCAPEARCHITECT/OWNER.5.PLANT LIST QUANTITIES ARE SHOWN FOR REFERENCE ONLY. CONTRACTOR ISRESPONSIBLE FOR VERIFYING ALL QUANTITIES IN LIST WITH ACTUAL PLANCALL-OUTS, AND INSTALLING PLANTINGS PER THE LANDSCAPE PLAN.GROUNDCOVER QUANTITIES SHALL BE ADJUSTED AS REQUIRED FOR FIELDCONDITIONS AT THE SPECIFIED SPACING.6.ALL PLANTS MUST BE APPROVED BY LANDSCAPE ARCHITECT OR OWNER'SREPRESENTATIVE PRIOR TO INSTALLATION.7.EXISTING TREES: NO EXISTING TREES ARE PLANNED TO BE RETAINED ON SITE.8.ALL PROPOSED PLANTINGS WILL BE WATERED USING A PERMANENTUNDERGROUND IRRIGATION SYSTEM USING THE FOLLOWING TO OPTIMIZEWATER CONSERVATION AND EFFICIENCY: DRIP IRRIGATION, RAIN SENSOR,AUTOMATIC CONTROLLER WITH SEASONAL ADJUSTMENT CAPABILITY, SEPARATEZONES FOR TURF, SUN AND SHADED LANDSCAPE AREAS. ROOF PLANTINGS WILLALSO UTILIZE A PERMANENT IRRIGATION SYSTEM USING WATER EFFICIENTCOMPONENTS.SHEET NOTES31029 30 LANDSCAPE NOTES AND DETAILS_1835.20 X-LSLS-04J. MCFARLAND23STATE OF WASHING T O N L I C E N S ED LANDSCAPE ARCHITECTJEFFREY B. GLANDE R EXP.02/06/21N O .405JOB NO:DRAWING FILE NO:DATE:DESIGNER:BYDATEREVISIONSDRAWN BY:SHEET TITLE:OFDRAWING NO:SHEET NO:PROJECT NAME:SEAL:APPROVED BY:PNWRCC HEADQUARTERSTUKWILA, WAR. WEEDENJ. VERHEYMAY, 20201835.2019S 151ST STREET8730 TALLON LANE NE, SUITE 200, LACEY, WA 98516P: 360.352.1465 F: 360.352.1509SCJALLIANCE.COM05/28/2020CALL BEFORE YOU DIGSPECIFIED PLANT SPACING="X"INDIVIDUAL PLANTS REPRESENTED AS:2/3 "X"CONTINUOUS OUTER ROW OF PLANTS SPACED"X" ON CENTER AND SET BACK FROM THEPLANTING BED EDGE 2/3 "X"PLANT SPACING DETAILNTS"X"EDGE OF PLANTING BEDTRIANGULAR SPACING WITHINPLANTING BED2/3 "X"1P-CO-PNW-01MIN.6"6" MIN.3"ROOTBALLDIAMETERMIN.6"PLANTING PITSHALL BE AMIN. OF TWICETHE ROOTBALLDEPTHROOTBALLDEPTHPLANTING PIT SHALL BEA MINIMUM OF TWICETHE ROOT- BALL WIDTHREMOVE BURLAP FROM A MIN.OF 23 FROM ROOTBALL AFTERPLACING SHRUB IN PLANTINGHOLE (REMOVE COMPLETELY IFFIBERGLASS OR TREATED).BACKFILL SOIL MIXMULCHWATERING BASIN BERMSHRUB PLANTING DETAIL (B&B OR CONT.)NTSSHRUB FLARE SHALL BECLEARLY VISIBLEAFTER PLANTING2P-CO-PNW-04TREE PLANTING & STAKING DETAILN.T.S.BACKFILL SOIL MIXNOTES:1. COMPLETELY REMOVE BURLAP FROM TREE PIT.2. INSTALL 24" DEPTH ROOT BARRIER AT THE EDGE OF ANYPAVING WITHIN 8 FT. OF TREE TRUNK - UNLESSSTRUCTURAL SOIL IS BEING INSTALLED IN THAT LOCATION.3.ENSURE THE TRUNK FLARE IS VISIBLE ABOVE GRADE ANDBARK MULCH AFTER PLANTING.4.THE MINIMUM REQUIRED SOIL VOLUME FOR TREE ROOTSIS 750 C.F. PER TREE(2)-BVC WOOD TREE STAKES (8'HT.)MULCH IN BASIN -DEPTH ASSPECIFIED3" WATER RETENTION BASIN (INSHRUB AND GROUNDCOVER AREASONLY)COMPLETELY REMOVE BURLAP FROMROOT BALL.ROOTBALLWIDTHPLANTINGPITSHALL BE AMIN. OF 3X THEROOTBALLWIDTH.24" MIN.ROOT-BALLDEPTH43"3"6" MIN1" CHAINLOCK TREE TIESNOTE: NO ROOTBARRIER SHALL BEINSTALLED BETWEEN ATREE AND ADJACENTSTRUCTURAL SOILAREAS.3P-CO-PNW-08PARKING ISLAND PLANTER1" = 1"WIDTH VARIESREFER TO PLANFLAT PLANTING BED4" DEPTH OF SPECIFIED MULCHNOTE:GENERAL CONTRACTOR SHALL REMOVE EXCESS ASPHALTPAVEMENT AND SUB- BASE MATERIAL DOWN TO NATIVE SOIL.ASPHALT PAVINGCONCRETE CURB ORADJACENTPAVEMENT12"4"12"12" WIDE 'DEAD ZONE' ATALL CURB EDGESIMPORTED SANDY LOAMTOPSOIL, AMEND PERSPECIFICATIONSNATIVE SOIL2"FINISH GRADE (INCLUDING BEDMULCH) SHALL BE 2" BELOW CURBSEE STRUCTURAL SOILPLANTING DETAIL, THIS SHEET.18"4P-CO-PNW-163" = 1'-0"6" CONCRETE MOW STRIP6"5P-CO-PNW-1712"MIN43"ROOT-BALLDEPTH3"3"TREE PLANTING ON SLOPE1" = 1"NOTES:1.COMPLETELY REMOVE BURLAPFROM TREE PIT.2.INSTALL 24" DEPTH ROOT BARRIERAT THE EDGE OF ANY PAVINGWITHIN 8 FT. OF TREE TRUNK.3.ENSURE THE TRUNK FLARE ISVISIBLE ABOVE GRADE AND BARKMULCH AFTER PLANTING.(2)-BVC WOOD TREE STAKES (8' HT.)MULCH IN BASIN -DEPTH ASSPECIFIED1" CHAINLOCKTREE TIESBACKFILL SOIL MIX3" WATER RETENTION BASIN (INSHRUB AND GROUNDCOVER AREASONLY)FERTILIZER TABLETSCOMPLETELY REMOVE BURLAP FROMROOT BALL.PLANTINGPIT-SHALL BEA MINIMUM OFTWICE THEROOTBALLWIDTH.ROOTBALLWIDTH8"MIN8"MIN6P-CO-PNW-44LANDSCAPE SPECIFICATIONSLANDSCAPE NOTES AND DETAILS_1835.20 X-LSLS-04J. MCFARLAND23CITY OF TUKWILA STRUCTURAL SOIL PLANTING DETAILTREE IN LANDSCAPE AREALANDSCAPE AREA - PLAN VIEWNOTES:1.STRUCTURAL SOILINSTALLATION SHALL NOTOCCUR OUTSIDE OFPROJECT WORK LIMITS.2.STRUCTURAL SOILINSTALLATION SHALL NOTOCCUR WITHIN ANYROADWAY, AND/ORBEYOND ANY EXISTINGCURB TO REMAIN.7J. MCFARLANDJ. GLANDER41031 32 JOB NO:DRAWING FILE NO:DATE:DESIGNER:BYDATEREVISIONSDRAWN BY:SHEET TITLE:OFDRAWING NO:SHEET NO:PROJECT NAME:SEAL:APPROVED BY:PNWRCC HEADQUARTERSTUKWILA, WAR. WEEDENJ. VERHEYMAY, 20201835.2019S 151ST STREET8730 TALLON LANE NE, SUITE 200, LACEY, WA 98516P: 360.352.1465 F: 360.352.1509SCJALLIANCE.COM05/28/2020CALL BEFORE YOU DIGSENNIOALF EP R ON D46437IGERSERETSSTATEOFWASHIGINEERG T O N JARED JASON VERH E YPLANT PHOTOS_1835.20 X-PPLS-05J. MCFARLAND24WEEPING ALASKA CEDARINCENSE CEDAR'EDDIE'S WHITE WONDER' DOGWOODAMERICAN HOPHORNBEAM'VANESSA' PARROTIA'GREENSPIRE' LINDEN'FOREST GREEN' OAK'EMERALD SUNSHINE' ELMTREESSHRUBSVARIEGATED ABELIADWARF BARBERRY'WICKWAR FLAME' HEATHER'SKY PENCIL' HOLLYTALL OREGON GRAPECOMPACT OREGON GRAPESOFT CARESS MAHONIACOMPACT MUGO PINECREEPING SWEETBOXDAVIDII VIBURNUM'CRIMSON PYGMY' BARBERRY'ISANTI' DOGWOOD'KELSEY' DOGWOODHYDRANGEANEON-FLASH SPIREAHANCOCK CORALBERRYEVERGREENHUCKLEBERRYRED-FLOWERINGCURRANT51033 34 JOB NO:DRAWING FILE NO:DATE:DESIGNER:BYDATEREVISIONSDRAWN BY:SHEET TITLE:OFDRAWING NO:SHEET NO:PROJECT NAME:SEAL:APPROVED BY:PNWRCC HEADQUARTERSTUKWILA, WAR. WEEDENJ. VERHEYMAY, 20201835.2019S 151ST STREET8730 TALLON LANE NE, SUITE 200, LACEY, WA 98516P: 360.352.1465 F: 360.352.1509SCJALLIANCE.COM05/28/2020CALL BEFORE YOU DIGSENNIOALF EP R ON D46437IGERSERETSSTATEOFWASHIGINEERG T O N JARED JASON VERH E YPLANT PHOTOS_1835.20 X-PPLS-06J. MCFARLAND25PERENNIALS, FERNS AND GRASSESGROUNDCOVERSKINNIKINNICKPURPLE-LEAF WINTERCREEPERBLACK MONDO GRASSLITTLE BUNNY GRASSJAPANESE SPURGE'DELFT LACE' FALSE SPIREABLACK-EYED SUSANAUTUMN FERNSWORD FERNJAPANESE FOREST GRASSVARIEGATED PURPLE MOOR GRASSHAMELN FOUNTAIN GRASS61035 36 MB112"112"112"112"112"W\S.4"112"6"112"112"112"112.11"1324.961"2617.41"66"77.451"7812.41"84"99.261"9112"112"112"CUVNORTH0SCALE: feet2040601" = 20'PRELIMIMARY IRRIGATION PLAN_1835.20 X-IRLS-07J. MCFARLAND26STATE OF WASHING T O N L I C E N S ED LANDSCAPE ARCHITECTJEFFREY B. GLANDE R EXP.02/06/21N O .405SEE ROOFIRRIGATION PLANSHEET LS-09JOB NO:DRAWING FILE NO:DATE:DESIGNER:BYDATEREVISIONSDRAWN BY:SHEET TITLE:OFDRAWING NO:SHEET NO:PROJECT NAME:SEAL:APPROVED BY:PNWRCC HEADQUARTERSTUKWILA, WAR. WEEDENJ. VERHEYMAY, 20201835.2019S 151ST STREET8730 TALLON LANE NE, SUITE 200, LACEY, WA 98516P: 360.352.1465 F: 360.352.1509SCJALLIANCE.COM05/28/2020PRELIMIMARY IRRIGATION PLAN_1835.20 X-IRLS-07J. MCFARLAND26MATCHLINE - SEE SHEET LS-0851ST. AVENUE S.S. 151st STREETSYMBOLMANUFACTURER/MODEL/DESCRIPTIONPSIDETAILHUNTER PROS-04-CV 8` RADIUSTURF SPRAY, 4.0" POP-UP. WITH DRAIN CHECKVALVE. CO-MOLDED WIPER SEAL WITH UVRESISTANT MATERIAL.30HUNTER PROS-04-CV 10` RADIUSTURF SPRAY, 4.0" POP-UP. WITH DRAIN CHECKVALVE. CO-MOLDED WIPER SEAL WITH UVRESISTANT MATERIAL.30HUNTER PROS-04-CV 12` RADIUSTURF SPRAY, 4.0" POP-UP. WITH DRAIN CHECKVALVE. CO-MOLDED WIPER SEAL WITH UVRESISTANT MATERIAL.30HUNTER PROS-04-CV ADJUSTABLE ARCTURF SPRAY, 4.0" POP-UP. WITH DRAIN CHECKVALVE. CO-MOLDED WIPER SEAL WITH UVRESISTANT MATERIAL.30SYMBOLMANUFACTURER/MODEL/DESCRIPTIONDETAILAREA TO RECEIVE DRIPLINENETAFIM TLCV-06-18TECHLINE PRESSURE COMPENSATINGLANDSCAPE DRIPLINE WITH CHECK VALVE. 0.6GPH EMITTERS AT 18" O.C. DRIPLINE LATERALSSPACED AT 18" APART, WITH EMITTERS OFFSETFOR TRIANGULAR PATTERN. 17MM.SYMBOLMANUFACTURER/MODEL/DESCRIPTIONDETAILHUNTER HQ-33DLRCQUICK COUPLER VALVE, YELLOW LOCKINGRUBBER COVER, RED BRASS AND STAINLESSSTEEL, WITH 3/4" NPT INLET, 2-PIECE BODY.MATCO-NORCA 759BRASS SHUT OFF BALL VALVE, 1/2" TO 4". TWOPIECE BODY, BLOW-OUT PROOF STEM, CHROMEPLATED SOLID BRASS BALL, THREADED, WITHPTFE SEATS. SAME SIZE AS MAINLINE PIPE.WILKINS #200 3/4"ANGLE VALVE FOR MANUAL DRAIN ASSEMBLYWITH KEY EXTENSIONFEBCO 825Y 1-1/4"REDUCED PRESSURE BACKFLOW PREVENTERWATER METER 1"POC AT NEW 1" WATER METER INSTALLED BYGENERAL CONTRACTOR - SEE CIVIL PLANS.IRRIGATION MAINLINE: PVC SCHEDULE 40PIPE SLEEVE: PVC CLASS 200 SDR 21VDlYe NXPEeUVDlYe FloZVDlYe Si]eVDlYe CDlloXW###"IRRIGATION SCHEDULE1.SEE DETAILS AND SPECIFICATIONS FOR ADDITIONAL INFORMATION.2.PLAN IS DIAGRAMMATIC. ALL PIPING, LATERALS, AND WIRE TO BE LOCATED IN BED OR LAWNAREAS WHERE APPROPRIATE.3.PIPE SIZES ARE TO REMAIN CONSTANT BETWEEN PIPE SIZE CALL-OUTS. PIPES ARE LABELEDTO SMALLEST PIPE SIZE ONLY (34").4.ALL IRRIGATION HEADS LOCATED IN LAWN AREAS SHALL BE 4" POP-UPS AND HEADS INSHRUB AREAS SHALL BE 12" POP-UPS.5.ALL DRIP TUBING SHALL BE INSTALLED BELOW THE FINISH SOIL GRADE UNLESS NOTEDOTHERWISE. INSTALL TUBING AT A CONSISTENT DEPTH OF 2" BELOW TOP OF TOPSOIL.6.ALL PIPES AND SLEEVES UNDER PAVED AREAS SHALL BE 24" DEEP. ALL MAINLINE SHALL BE18" DEEP IN ALL UNPAVED AREAS, 24" IN PAVED ARES. ALL LATERALS SHALL BE 12" DEEP INALL UNPAVED AREAS AND 24" DEEP IN PAVED AREAS.7.LOCATE ALL MAINLINES WITHIN THE PROJECT LIMITS. INSTALL #14-AWG DIRECT BURIAL LOWVOLTAGE WIRE ALONG MAINLINE; TAPE AND BUNDLE WIRE EVER 20' FT. PROVIDE REDCOLOR WIRE FOR SIGNAL AND WHITE COLOR WIRE FOR COMMON. PROVIDE A MINIMUM OFONE SPARE WIRE FOR EVERY 10 VALVES FOR A MAXIMUM OF FIVE SPARE WIRES.8.ALL WORK SHALL BE PERFORMED TO THE SATISFACTION OF THE LANDSCAPEARCHITECT/OWNER.IRRIGATION SHEET NOTESVALVE SCHEDULENUMBERMODELSIZETYPEGPMPSIPSI @ POC1HUNTER ICZ-101-251"AREA FOR DRIPLINE12.1152.9963.142HUNTER ICZ-101-251"AREA FOR DRIPLINE4.9640.2450.603HUNTER ICZ-101-251"AREA FOR DRIPLINE10.9547.7558.574HUNTER ICZ-101-251"AREA FOR DRIPLINE11.4748.5959.685HUNTER ICZ-101-251"AREA FOR DRIPLINE10.2447.1758.656HUNTER ICV-G1"TURF SPRAY17.4534.4045.577HUNTER ICV-G1"TURF SPRAY7.4533.1343.808HUNTER ICZ-101-251"AREA FOR DRIPLINE12.3850.6862.539HUNTER ICZ-101-251"AREA FOR DRIPLINE9.2646.1257.5671037 38 51ST AVE S (PUBLIC R.O.W.)112"112"6"4"112"311.01"3510.21"5112"411.51"4NORTH0SCALE: feet2040601" = 20'PRELIMINARY IRRIGATION PLAN_1835.20 X-IRLS-08J. MCFARLAND27STATE OF WASHING T O N L I C E N S ED LANDSCAPE ARCHITECTJEFFREY B. GLANDE R EXP.02/06/21N O .405JOB NO:DRAWING FILE NO:DATE:DESIGNER:BYDATEREVISIONSDRAWN BY:SHEET TITLE:OFDRAWING NO:SHEET NO:PROJECT NAME:SEAL:APPROVED BY:PNWRCC HEADQUARTERSTUKWILA, WAR. WEEDENJ. VERHEYMAY, 20201835.2019S 151ST STREET8730 TALLON LANE NE, SUITE 200, LACEY, WA 98516P: 360.352.1465 F: 360.352.1509SCJALLIANCE.COM05/28/2020PRELIMINARY IRRIGATION PLAN_1835.20 X-IRLS-08J. MCFARLAND27MATCHLINE - SEE SHEET LS-071.SEE DETAILS AND SPECIFICATIONS FOR ADDITIONAL INFORMATION.2.PLAN IS DIAGRAMMATIC. ALL PIPING, LATERALS, AND WIRE TO BE LOCATED IN BED OR LAWNAREAS WHERE APPROPRIATE.3.PIPE SIZES ARE TO REMAIN CONSTANT BETWEEN PIPE SIZE CALL-OUTS. PIPES ARE LABELEDTO SMALLEST PIPE SIZE ONLY (34").4.ALL IRRIGATION HEADS LOCATED IN LAWN AREAS SHALL BE 4" POP-UPS AND HEADS INSHRUB AREAS SHALL BE 12" POP-UPS.5.ALL DRIP TUBING SHALL BE INSTALLED BELOW THE FINISH SOIL GRADE UNLESS NOTEDOTHERWISE. INSTALL TUBING AT A CONSISTENT DEPTH OF 2" BELOW TOP OF TOPSOIL.6.ALL PIPES AND SLEEVES UNDER PAVED AREAS SHALL BE 24" DEEP. ALL MAINLINE SHALL BE18" DEEP IN ALL UNPAVED AREAS, 24" IN PAVED ARES. ALL LATERALS SHALL BE 12" DEEP INALL UNPAVED AREAS AND 24" DEEP IN PAVED AREAS.7.LOCATE ALL MAINLINES WITHIN THE PROJECT LIMITS. INSTALL #14-AWG DIRECT BURIAL LOWVOLTAGE WIRE ALONG MAINLINE; TAPE AND BUNDLE WIRE EVER 20' FT. PROVIDE REDCOLOR WIRE FOR SIGNAL AND WHITE COLOR WIRE FOR COMMON. PROVIDE A MINIMUM OFONE SPARE WIRE FOR EVERY 10 VALVES FOR A MAXIMUM OF FIVE SPARE WIRES.8.ALL WORK SHALL BE PERFORMED TO THE SATISFACTION OF THE LANDSCAPEARCHITECT/OWNER.IRRIGATION SHEET NOTES1" = 1'-0"RP BACKFLOW W/ENCLOSURECOVER SIZE + 6"P-CO-PNW-0211 1/2" = 1'-0"QUICK COUPLING VALVE IN BOXP-CO-PNW-33281039 40 SOLAR ARRAYVBYHDVB2DC2C3I-202I-202I-201I-201I-203I-203I-206I-206I-205I-207I-207I-204I-204JOB NO:DRAWING FILE NO:DATE:DESIGNER:BYDATEREVISIONSDRAWN BY:SHEET TITLE:OFDRAWING NO:SHEET NO:PROJECT NAME:SEAL:APPROVED BY:PNWRCC HEADQUARTERSTUKWILA, WAR. WEEDENJ. VERHEYMAY, 20201835.2019S 151ST STREET8730 TALLON LANE NE, SUITE 200, LACEY, WA 98516P: 360.352.1465 F: 360.352.1509SCJALLIANCE.COM05/28/2020NORTH0SCALE: feet1020301" = 10'PRELIM. ROOF IRRIGATION PLAN AND NOTES_1835.20 X-RRLS-09J. MCFARLAND28STATE OF WASHING T O N L I C E N S ED LANDSCAPE ARCHITECTJEFFREY B. GLANDE R EXP.02/06/21N O .405VACUUM BREAKER CONNECTED TO HOSE BIBB1 1/2" = 1'-0"12" ABOVE HIGHEST HEADVACUUMBREAKER-SEE PLANSEXTEND HOSEBIB, CONNECTBRASS NIPPLEFROM WATERLINE TOVACUUMBREAKER SIZEAS NEEDEDBRASSRISER-SIZE ASNEEDEDSCH. 40 MAINLINEROOF DECKBRASS NIPPLEFINISH DECK GRADECONNECT TOBUILDING1P-CO-PNW-59SYMBOLDESCRIPTIONSHRUB DRIPLINE 0.6 GPH @ 18" O.C. (2.3 L/H @ 0,46M)DRIPLINE WITH 0.60 GPH EMITTERS AT 18" O.C., ROWSPACING AT 18" O.C.SHRUB SPRAY - PRECISION5`-15` RADIUS (1,5M-4,6M), TORO PRECISION SPRAYSERIES, TRIANGULAR SPACED, HEAD TO HEADCOVERAGE.IRRIGATION SCHEDULESYMBOLMANUFACTURER/MODEL/DESCRIPTIONDETAILHUNTER ICZ-101-25DRIP CONTROL ZONE KIT. 1" ICV GLOBE VALVEWITH 1" HY100 FILTER SYSTEM. PRESSUREREGULATION: 25PSI. FLOW RANGE: 2 GPM TO20 GPM. 150 MESH STAINLESS STEEL SCREEN.PIPE TRANSITION POINTSYMBOLMANUFACTURER/MODEL/DESCRIPTIONDETAILHUNTER ICV-G1", 1-1/2", 2", AND 3" PLASTIC ELECTRIC REMOTECONTROL VALVES, GLOBE CONFIGURATION,WITH NPT THREADED INLET/OUTLET, FORCOMMERCIAL/MUNICIPAL USE.YARD HYDRANTSIMMONS 4800 SERIES FROST FREE YARDHYDRANT, OR APPROVED EQUAL.MATCO-NORCA 759BRASS SHUT OFF BALL VALVE, 1/2" TO 4". TWOPIECE BODY, BLOW-OUT PROOF STEM, CHROMEPLATED SOLID BRASS BALL, THREADED, WITHPTFE SEATS. SAME SIZE AS MAINLINE PIPE.WILKINS #200 3/4"ANGLE VALVE FOR MANUAL DRAIN ASSEMBLYWITH KEY EXTENSIONZURN 720A 3/4"PRESSURE VACUUM BREAKER1/LS-09ZURN 720A 3/4"PRESSURE VACUUM BREAKER1/LS-09HUNTER NODE-2002-STATION IN-GROUND CONTROLLER,OUTDOOR, BATTERY POWERED. PROVIDE DCLATCHING SOLENOIDS ORDERED SEPARATELY.INSTALL IN VALVE BOX AND INCLUDE 4`CONDUIT EXTENSION TO ALLOW FOR FIELDPROGRAMMING.HUNTER NODE-2002-STATION IN-GROUND CONTROLLER,OUTDOOR, BATTERY POWERED. PROVIDE DCLATCHING SOLENOIDS ORDERED SEPARATELY.INSTALL IN VALVE BOX AND INCLUDE 4`CONDUIT EXTENSION TO ALLOW FOR FIELDPROGRAMMING.POINT OF CONNECTION 3/4"ROOF PLANTERS POC: EXTEND SERVICE LINEFOR HOSE BIB (BY OTHERS) TO ALLOW FORCONNECTION OF VACUUM PRESSUREBREAKER.POINT OF CONNECTION 3/4"GREEN ROOF POC: EXTEND SERVICE LINE FORHOSE BIB (BY OTHERS) TO ALLOW FORCONNECTION OF VACUUM PRESSUREBREAKER.IRRIGATION LATERAL LINE: PVC CLASS 200 SDR21IRRIGATION MAINLINE: PVC SCHEDULE 40PIPE SLEEVE: PVC CLASS 200 SDR 21YHDVBVB2C2C3IRRIGATION SCHEDULEIRRIGATIONSYMBOLDESCRIPTIONROOF IRRIGATION PLAN IS DIAGRAMMATIC, TYP.CONTRACTOR SHALL COORDINATE INSTALLATION OFVALVES, PIPES AND OTHER EQUIPMENT WITHOWNER`S REPRESENTATIVE AND WITH ROOF DECKAND GREEN ROOF CONSTRUCTION AND MATERIALS.ROOF POC, TYP. EXTEND SERVICE LINE FOR HOSE BIB(BY OTHERS) TO ALLOW FOR CONNECTION OFVACUUM PRESSURE BREAKER. FIELD VERIFYLOCATION OF HOSE BIB/WATER SOURCE ANDCOORD. WITH OWNER`S REPRESENTATIVE.INSTALL CONTROLLER IN VALVE BOX PERMANUFACTURER`S RECOMMENDATIONS.COORDINATE INSTALLATION OF CONTROL VALVESAND MANUAL DRAIN, IF POSSIBLE BELOW RAISEDFLOOR ON TOP OF ROOF. CENTER VALVE BELOW ASINGLE TILE TO SIMPLIFY ACCESS. CONTRACTORSHALL USE CARE TO AVOID DAMAGE TO ROOFSTRUCTURE AND MEMBRANE. IF ANY DAMAGE TOROOF OCCURS, CONTRACTOR SHALL IMMEDIATELYINFORM OWNER`S REPRESENTATIVE.INSTALL YARD HYDRANT IN AND ANCHOR TO GARDENBED. PROVIDE ADDITIONAL BRACING AS NEEDED ANDINSTALL PER MANUFACTURER`S RECOMMENDATIONS.GREEN ROOF (2" HT. SPRAY POP-UP) IRRIGATIONAREA. INSTALL PER IRRIGATION SCHEDULE ANDDETAILS, TYP.ROOF LANDSCAPE PLANTER (DRIP TUBING)IRRIGATION. INSTALL PER IRRIGATION SCHEDULE ANDDETAILS, TYP.I-201I-202I-203I-204I-205I-206I-207REFERENCE NOTES SCHEDULE1.SEE DETAILS AND SPECIFICATIONS FOR ADDITIONAL INFORMATION.2.PLAN IS DIAGRAMMATIC. ALL PIPING, LATERALS, AND WIRE TO BELOCATED UNDER PAVING WHERE POSSIBLE. LINES LOCATED INGRAVEL AREAS SHALL BE SLEEVED TO PROTECT FROM DAMAGE.3.PIPE SIZES ARE TO REMAIN CONSTANT BETWEEN PIPE SIZECALL-OUTS. PIPES ARE LABELED TO SMALLEST PIPE SIZE ONLY (34").4.ALL DRIP TUBING SHALL BE INSTALLED BELOW THE MULCH LAYER INPLANTERS.5.LOCATE ALL MAINLINES UNDER PAVING AS MUCH AS POSSIBLE,MAINLINE LOCATED IN GRAVEL AREA SHALL BE SLEEVED TOPROTECT WIRE AND PIPE. INSTALL #14-AWG DIRECT BURIAL LOWVOLTAGE WIRE ALONG MAINLINE; TAPE AND BUNDLE WIRE EVER 20'FT TO MAINLINE. PROVIDE RED COLOR WIRE FOR SIGNAL AND WHITECOLOR WIRE FOR COMMON. PROVIDE A MINIMUM OF ONE SPAREWIRE FOR EVERY 10 VALVES FOR A MAXIMUM OF FIVE SPARE WIRES.6.ALL WORK SHALL BE PERFORMED TO THE SATISFACTION OF THELANDSCAPE ARCHITECT/OWNER.ROOF IRRIGATION SHEET NOTES91041 42 IRRIGATION DETAILS_1835.20 X-IRLS-10J. MCFARLAND29STATE OF WASHING T O N L I C E N S ED LANDSCAPE ARCHITECTJEFFREY B. GLANDE R EXP.02/06/21N O .405JOB NO:DRAWING FILE NO:DATE:DESIGNER:BYDATEREVISIONSDRAWN BY:SHEET TITLE:OFDRAWING NO:SHEET NO:PROJECT NAME:SEAL:APPROVED BY:PNWRCC HEADQUARTERSTUKWILA, WAR. WEEDENJ. VERHEYMAY, 20201835.2019S 151ST STREET8730 TALLON LANE NE, SUITE 200, LACEY, WA 98516P: 360.352.1465 F: 360.352.1509SCJALLIANCE.COM05/28/2020IRRIGATION DETAILS_1835.20 X-IRLS-10J. MCFARLAND291 1/2" = 1'-0"BRASS ISOLATION VALVEP-CO-PNW-0523/4" X 3" PROTECTIVEGRAVEL SUMP3/4" CLOSE NIPPLE2" PVC SLEEVEREDUCING TEE(2 CU. FT.)PVC NIPPLEMAIN LINE12" MIN.24" MIN.VALVE MARKERRAINBIRD #63100MANUAL DRAIN VALVE DETAILNTSBRASS ANGLE VALVE WITH UNION.INSTALL AT ALL MAINLINE LOWPOINTS TO FACILITATE COMPLETEMAINLINE DRAINAGE.3P-CO-PNW-06NOTE: ALL WIRES TO BE INSTALLED AS PER LOCAL CODES. NO "IN-LINE" WIRE SPLICESALLOWED. TAPE AND BUNDLE WIRES EVERY 20 FEET. PROVIDE EXPANSION COILS AT EACHVALVE - WRAPPING WIRE AROUND 1/2" PIPE 15 TIMES. ALL THREADED CONNECTIONS SHALL BEMADE WITH TEFLON TAPE.ELECTRONIC CONTROL VALVENTSVALVE BOX & COVER;REFER TO IRRIGATIONSHEET NOTES AND/ORDETAILS, PROVIDEVALVE BOX EXTENSIONSAS REQUIRED.1"FINISH GRADE AT LIP OFBOX IN TURF AND PAVEDAREAS; 1" BELOW LIP INALL OTHER AREASSCH. 80 PVC UNIONLATERAL PIPE TOSPRINKLERSELECTRIC CONTROL VALVESCH. 80 NIPPLESCH. 40 PVC & FITTINGSUPPORT VALVEBOX WITH 4BRICKS, TYP.3"PROVIDE A MIN. 3"CLEARANCELOW VOLTAGE WIRESPRESSURE MAINLINESCH. 40 PVC FITTINGMINIMUM 6" DEPTHOF PEA GRAVELP-CO-PNW-075THREADED RISER(IF NEEDED)1-SCH. 40 & 2-MARLEXSTREET ELLS ORPRE-ASSEMBLED SWINGJOINT W/ SCH. 40 SWIVELELLSSPRINKLER BODYPOP-UP SPRINKLER HEADN.T.S.WALK OR CURBFINISHED GRADE3"LATERAL LINE FITTING30°-45°P-CO-PNW-3561 1/2" = 1'-0"1" DRIP VALVE W/BASKET FILTERSxT TEE W/ 2" NIPPLE ATMAINLINE.SCH. 80 RISER.PRESSURE REGULATOR ASSPECIFIED.PVC TRUE UNION BALLVALVE.20"X14" JUMBO PLASTICVALVE BOX.2" ABOVE GRADE ATSHRUBS.BASKET FILTER AS SPECIFIED.RCV AS SPECIFIED.CONTROLLER WIRE WITH 30 INCH LINEARLENGTH OF COIL, WITH PLASTIC I.D. TAG ANDWATERPROOF CONNECTORS.12" BELOW GRADE.12" WIRE CLOTH GOPHERSCREEN, WRAP UP SIDES.TWO 6X2X16 CONCRETE BLOCK CAPS, ONEON EACH SIDE OF THE BOX.OUTLET PIPE SAME SIZE ASVALVE, 24" MIN. LENGTH TOFIRST FITTING.PVC UNION W/ SHORTNIPPLES.3" MIN.SET BOX FLUSHAT TURF.P-CO-PNW-1073-6" BELOWMIN. 12" BELOW GRADETECHLINE START CONNECTION (SWING JOINT RISER)N.T.S.34" MIN. TRIPLE SWINGJOINTFINISH GRADETECHLINE COMBINATION TEE(MODEL TL075FTEE)DRIPLINE TUBINGPVC TEE (SXSXT) OR90° (SXT)LATERAL LINE, TYP.NOTE - EACH CONNECTION ISCAPABLE OF MAX 10 GPM8P-CO-PNW-09REMOTE CONTROL VALVE WITHDISC FILTER AND PRV.MF.26 @ 12" o.c. = 1,310'.26 @ 18" o.c. = 1,864'.4 @ 12" o.c. = 960'.4 @ 18" o.c. = 1368'34" MIN PVC TO CONNECTION;SIZE BASED UPON OVERALLSYSTEM DEMAND, SEE PLAN.NOTE:-CENTER FEED LITE LAYOUTS ALLOW 2X MAXTUBING LENGTH OF STANDARD LAYOUTS.-CHECK VALVE HOLDS BACK 4.6' OF WATERBELOW ARE MAX LINE DISTANCES FOR CENTERFEED LITE LAYOUT @ 57 PSI INLET; REFER TO FULLCHART FOR ALTERNATE PRESSURES:TECHLINE CV LITE IRREGULAR AREASN.T.S.SEE EQUIPMENT LIST FORROW SPACINGMANUAL FLUSH VALVEPLUMBED TO DRIPLINETECHLINE DRIPLINEREFER TO START CONNECTION DETAILAREA PERIMETERPERIMETER LATERALS 2" TO 4" FROM EDGE, TYP.P-CO-PNW-119MFMFMFREMOTE CONTROL VALVEWITH DISC FILTER AND PRVTechline® CV DRIPLINETechline® START CONNECTIONISLAND PERIMETERMANUAL FLUSH VALVE PLUMBEDTO Techline® CV (TYP)PVC OR POLY SUPPLY HEADERSEE SPECIFICATIONSFOR ROW SPACINGPERIMETER LATERALS 2"TO 4" FROM EDGENOTE:1.RECOMMENDED MINIMUM FILTRATION: 120MESH2.PRESSURE AT FLUSH VALVE SHALL BE MIN21.8 PSI3.HIGH CHECK VALVE (MAX 4.6' OF WATER(ELEVATION CHANGE))4.REFER TO MAXIMUM LENGTH OF A SINGLELATERAL CHARTTECHLINE CV ISLAND LAYOUTNTS10IRRIGATION SPECIFICATIONS101043 44 45 46 47 48 49 50 525 COLUMBIA ST. | OLYMPIA, WA 98501360.915.8775 | tasolympia.comAll material herein constitutes the original and unpublished work of the architect and may not be used, duplicated, or disclosed without the written consent of the architect. Copyright © 2020 by Thomas Architecture Studio. All rights reserved.A-901Project No: 1916FEBRUARY 24, 2020DESIGN REVIEWNEW REGIONAL OFFICEPNWRCC5119 S 151ST STREET | TUKWILA, WA 98188PERSPECTIVES51 52 525 COLUMBIA ST. | OLYMPIA, WA 98501360.915.8775 | tasolympia.comAll material herein constitutes the original and unpublished work of the architect and may not be used, duplicated, or disclosed without the written consent of the architect. Copyright © 2020 by Thomas Architecture Studio. All rights reserved.A-902Project No: 1916FEBRUARY 24, 2020DESIGN REVIEWNEW REGIONAL OFFICEPNWRCC5119 S 151ST STREET | TUKWILA, WA 98188PERSPECTIVES53 54 525 COLUMBIA ST. | OLYMPIA, WA 98501360.915.8775 | tasolympia.comAll material herein constitutes the original and unpublished work of the architect and may not be used, duplicated, or disclosed without the written consent of the architect. Copyright © 2020 by Thomas Architecture Studio. All rights reserved.A-903Project No: 1916FEBRUARY 24, 2020DESIGN REVIEWNEW REGIONAL OFFICEPNWRCC5119 S 151ST STREET | TUKWILA, WA 98188PERSPECTIVES55 56 FLOOR 2130' - 6"FLOOR 1115' - 6"FLOOR 3143' - 0"A B C D E F G H I 15' - 0 1/2"12' - 2 1/2"12' - 6"15' - 0"PROPERTY LINEROOF DECKING155' - 2 1/2"ROOF DECKING - UPPER170' - 3"2174269R 4' - 1"10' - 6 3/4"6' - 3 1/4"BUILDING-MOUNTED SIGN: 58 SF +/- (PERMIT NOT REQUIRED PER TMC 19.12.020)8' - 1 3/4"44' - 0"7' - 6 35/64"18' - 7"12' - 0"DASHED LINE DENOTES 35 FOOT MAXIMUM BUILDING HEIGHT ABOVE EXISTING GRADE WHERE BUILDING IS GREATER THAN 3 STORIES, PER TMC 18.18.080 (HEIGHT MAXIMUM: 3 STORIES OR 35 FEET).MECHANICAL EQUIPMENT SCREENING, TYPICAL8174 16 2310 TOP OF PARAPET26733FLOOR 2130' - 6"FLOOR 1115' - 6"FLOOR 3143' - 0"12345 ROOF DECKING155' - 2 1/2"ROOF DECKING - UPPER170' - 3"15' - 0" 12' - 6" 12' - 2 1/2" 15' - 0 1/2"30"32' - 6"18"BUILDING-MOUNTED SIGN: 82 SF (< 107 SF ALLOWED)MONUMENT SIGN: 36 SF (MAX.) ARES EA. SIDE;6'-0" (MAX.) HEIGHT ABOVEGRADEPROPERTY LINELINE OF APPROXIMATE GRADE 2 61049 110372779779 GENERAL ELEVATION NOTES1. SEE SHEET A-301 FOR BUILDING MOUNTED SIGN CALCULATIONS.2. SEE BASIS OF DESIGN AND DESIGN SPECIFICATIONS FOR MORE INFORMATION. 3. ALL EXTERIOR FINISHES OF DOORS AND WINDOWS TO MATCH EXTERIOR METAL TRIM. UNO. 4. SEE WINDOW AND DOOR SCHEDULES FOR MORE INFORMATION. 525 COLUMBIA ST. | OLYMPIA, WA 98501360.915.8775 | tasolympia.comAll material herein constitutes the original and unpublished work of the architect and may not be used, duplicated, or disclosed without the written consent of the architect. Copyright © 2020 by Thomas Architecture Studio. All rights reserved.A-301Project No: 1916FEBRUARY 24, 2020DESIGN REVIEWNEW REGIONAL OFFICEPNWRCC5119 S 151ST STREET | TUKWILA, WA 98188ELEVATIONS 1/8" = 1'-0"1 ELEVATION - SOUTH 1/8" = 1'-0"2 ELEVATION - EAST 0' 4' 8' 16'0' 4' 8' 16'ELEVATION LEGENDTYPE MATERIAL MANUFACTURER FINISH1 BOARDFORM CONCRETE PER SPECIFICATIONS -2 METAL PANEL PAC-CLAD FINISH COLOR: GRAPHITE3 METAL PANEL PAC-CLAD COLOR: WEATHERED STEEL4 FIBER CEMENT PANEL HARDI PANEL PAINT COLOR: WHITE5 WOOD PLANK PER SPECIFICATIONS NATURAL STAIN6 STOREFRONT GLAZING KAWNEER OR SIMILAR CLEAR VISION GLASS7 METAL TRIM SEE SPECIFICATIONS FINISH: BLACK8 STEEL STRUCTURE SEE SPECIFICATIONS FINISH: BLACK9 WOOD BEAMS FINISH: NATURAL STAIN10 CEDAR PLANK, PAINTED NATURAL STAINAREA OF EXPOSED BUILDING FACE (EBF) PERMITTED SIGN AREA1501 - 3000 SF (EBF-1500) X .03 + 65 SFOVER 5000 SF 150 SF MAXIMUM SIZEBUILDING ELEVATION PERMITTED SIGN AREANORTH FACADE 6429 SF (> 5000 SF) = 150 SFEAST FACADE (2915 SF - 1500 SF) X .03 + 65 SF = 107.45 SFSOUTH FACADE 6004 SF (> 5000 SF) = 150 SFWEST FACADE (1576 SF - 1500 SF) X .03 + 65 SF = 67.28 SFBUILDING MOUNTED SIGN AREA CALCULATIONS 57 58 FLOOR 2130' - 6"FLOOR 1115' - 6"FLOOR 3143' - 0"ABCDEFGHI ROOF DECKING155' - 2 1/2"ROOF DECKING - UPPER170' - 3"15' - 0" 12' - 6" 12' - 2 1/2" 15' - 0 1/2" 4' - 0"PROPERTY LINE12' - 6"2 1 11' - 0"R 4' - 1"BUILDING MOUNTED SIGNS: 82 SF +/- TOTAL (< 150 SF ALLOWED)17' - 6"5' - 0"R 2' - 7"3A-1034A-1037A-104 5A-103 8A-103 6A-103 10' - 0"277 10 4797 1244FLOOR 2130' - 6"FLOOR 3143' - 0"1 2 3 4 5PROPERTY LINEROOF DECKING155' - 2 1/2"ROOF DECKING - UPPER170' - 3"28' - 0"FACE OF CONCRETE14' - 9"20' - 0"34' - 9"TOP OF ELEVATOR SHAFTAPPROXIMATE FINISHED GRADEBUILDING-MOUNTED SIGN: 23 SF (< 67 SF ALLOWED)17' - 3"18"48"1A-1042A-104MONUMENT SIGN: 36 SF (MAX.) AREA EA. SIDE; 6'-0" (MAX.) HEIGHT ABOVE GRADE 4 7 9 4 6 7 89 2 3 12 GENERAL ELEVATION NOTES1. SEE SHEET A-301 FOR BUILDING MOUNTED SIGN CALCULATIONS.2. SEE BASIS OF DESIGN AND DESIGN SPECIFICATIONS FOR MORE INFORMATION. 3. ALL EXTERIOR FINISHES OF DOORS AND WINDOWS TO MATCH EXTERIOR METAL TRIM. UNO. 4. SEE WINDOW AND DOOR SCHEDULES FOR MORE INFORMATION. 525 COLUMBIA ST. | OLYMPIA, WA 98501360.915.8775 | tasolympia.comAll material herein constitutes the original and unpublished work of the architect and may not be used, duplicated, or disclosed without the written consent of the architect. Copyright © 2020 by Thomas Architecture Studio. All rights reserved.A-302Project No: 1916FEBRUARY 24, 2020DESIGN REVIEWNEW REGIONAL OFFICEPNWRCC5119 S 151ST STREET | TUKWILA, WA 98188ELEVATIONS 1/8" = 1'-0"1 ELEVATION - NORTH 1/8" = 1'-0"2 ELEVATION - WEST 0' 4' 8' 16'0' 4' 8' 16'ELEVATION LEGENDTYPE MATERIAL MANUFACTURER FINISH1 BOARDFORM CONCRETE PER SPECIFICATIONS -2 METAL PANEL PAC-CLAD FINISH COLOR: GRAPHITE3 METAL PANEL PAC-CLAD COLOR: WEATHERED STEEL4 FIBER CEMENT PANEL HARDI PANEL PAINT COLOR: WHITE5 WOOD PLANK PER SPECIFICATIONS NATURAL STAIN6 STOREFRONT GLAZING KAWNEER OR SIMILAR CLEAR VISION GLASS7 METAL TRIM SEE SPECIFICATIONS FINISH: BLACK8 STEEL STRUCTURE SEE SPECIFICATIONS FINISH: BLACK9 WOOD BEAMS FINISH: NATURAL STAIN10 CEDAR PLANK, PAINTED NATURAL STAIN(3) FLAG POLES 59 60 ROOF168' - 3"ROOF DECKING - UPPER168' - 3"TERRACE LEVEL157' - 2"FLOOR 3 - SUBFLOOR142' - 8 1/2"FLOOR 2 - SUBFLOOR130' - 2 1/2"STORY 1 STORY 2 STORY 3EQEQ33'-0"ELEVATOR TOWER25'-5 1/8"25'-7 7/8"FLOOR 1115' - 6"ROOF168' - 3"ROOF DECKING155' - 2 1/2"TERRACE LEVEL157' - 2"FLOOR 3 - SUBFLOOR142' - 8 1/2"FLOOR 3 - SUBFLOOR142' - 8 1/2"FLOOR 2 - SUBFLOOR130' - 2 1/2"FLOOR 2 - SUBFLOOR130' - 2 1/2"39'-8 1/2"STORY 3STORY 2STORY 1STORY 3STORY 2STORY 1EQEQ32'-11"38'-0 1/2"26'-5 1/2"EQEQ*THIS PORTION OF ELEVATION SET BACK 26 FEET FROM PRIMARY FACADETHIS LINE REPRESENTS EXISTING GRADENEW REGIONAL OFFICE5119 S 151ST STREET | TUKWILA, WAELEVATIONSAD-2.1ASI DIAGRAM | SEPTEMBER 10, 20203/32" = 1'-0"1ELEVATION DIAGRAM - WEST3/32" = 1'-0"2ELEVATION DIAGRAM - SOUTH61 62 FLOOR 1115' - 6"ROOF168' - 3"ROOF DECKING - UPPER168' - 3"TERRACE LEVEL157' - 2"FLOOR 3 - SUBFLOOR142' - 8 1/2"FLOOR 2 - SUBFLOOR130' - 2 1/2"STORY 1 STORY 2 STORY 3 STORY BEYOND44'-2"ELEVATIONSSEE ADDITIONALFLOOR 1115' - 6"ROOF168' - 3"ROOF DECKING155' - 2 1/2"ROOF DECKING - UPPER168' - 3"ROOF DECKING - UPPER168' - 3"TERRACE LEVEL157' - 2"FLOOR 3 - SUBFLOOR142' - 8 1/2"FLOOR 3 - SUBFLOOR142' - 8 1/2"FLOOR 2 - SUBFLOOR130' - 2 1/2"FLOOR 2 - SUBFLOOR130' - 2 1/2"6'-0"EQ EQSTORY 1 STORY 2 STORY 335'-7"EQ EQ36'-2 1/2"RED DASHED LINE OF APPROXIMATE EXISTING GRADENEW REGIONAL OFFICE5119 S 151ST STREET | TUKWILA, WAELEVATIONSAD-2.2ASI DIAGRAM | SEPTEMBER 10, 20203/32" = 1'-0"1ELEVATION DIAGRAM - EAST3/32" = 1'-0"2ELEVATION DIAGRAM - NORTH63 64 360.915.8775 ● 109 CAPITOL WAY N, OLYMPIA, WA 98501 ● TASOLYMPIA.COM May 29, 2020 City of Tukwila Community Planning and Development 6300 Southcenter Blvd. Tukwila, WA 98188 Attn: Yorusalem Mengistu Re: Project No. L20-0023 & E20-0003 / PNWRCC 5119 South 151st Street Dear Ms. Mengistu: Please find enclosed our responses to the review comments received for the Pacific Northwest Regional Council of Carpenter’s New Office Building submitted for Public Hearing Design Review and SEPA. Planning Division – 1. Comment: “A parking agreement should be submitted to document the shared parking arrangement…” Response: The parking agreement is not required for this project in order to meet the parking requirements and will be submitted for under separate permit. The stairs shown between lots will be noted as a design alternate that shall be submitted for under separate permit. 2. Comment: “Provide a picture/cutsheet/detail showing the proposed design of the gate at the vehicle entry to the site.” Response: No gate being installed at this time. The gate is noted as a “future gate” and will only be installing empty conduit at this time to allow for potential of a future powered gate. Gate design will be submitted under separate permit at time of installation. 3. Comment: “Are all retaining walls shown as part of the development proposed to be of the same design and material? Are these cast-in-place concrete?...” RECEIVED - PLANNING 6/12/2020 COMMUNITY DEVELOPMENT 65 66 May 21, 2020 Page 6 of 8 12. Comment: “A legal agreement document must be developed for parking on adjacent property. Response: The parking agreement is not required for this project in order to meet the parking requirements and will be submitted for under separate permit. The stairs shown between lots will be noted as a design alternate that shall be submitted for under separate permit. 13. Comment: “Please note that Public Works may have additional comments since Geotech Report and Technical Information Report were not submitted.” Response: Reports provided for review. 14. Comment: “Obtain an easement for storm drainage line.” Response: The existing easement that crosses the private property allows storm drainage. 15. Comment: “A sidewalk connection along S 151st Street from 52nd Ave S to 53rd Ave S with possible roadway storm drainage is required.” Response: We have requested clarification from the City as we have received different information from different people. This is not a simple corner to address as there are multiple items that affect it based on grade and proximity to existing structures. Here is a list of potential issues that need to be considered: a. Not enough available ROW to accommodate grading. Easements will need to be coordinated. b. Based on proximity of existing structures to the property line, a retaining wall will be required and will likely be taller than 4 feet which will require engineering. c. The existing trees along the frontage will not be able to be preserved with the requested design connection. d. Access to the residence will be significantly disrupted as part of the driveway reconstruction. 16. Comment: “Please note that Public Works may have additional comments since Geotech Report and Technical Information Report were not submitted” Response: This is a doubled comment, see response to item 13 above. 17. Comment: “The assumption about the extent of frontal improvements is correct. New streetlighting should be installed on the south side of the roadway with this development. Poles should be located at the back edge of the sidewalk. If right of way…” Response: Noted, and will be shown on permit submittal. 18. Comment: “The corner of 51st/151st requires a curb ramp to cross S.151st northbound. The asphalt ramp on 51st Ave S. to the south is fine but the ADA ramp is still required to cross S.151st” Response: Noted, and will be shown on permit submittal. Public Comments – 1. Comment: “Drainage…” Response: The existing easement appears to allow for the intended use for utilities which would include both water and sewer. 2. Comment: “Buffer…” 67 May 21, 2020 Page 7 of 8 Response: We are happy to explore the option of installing a vinyl coated black chainlink fence along the east property line to address the public concern. We do have reservations with this appearing as a harsh edge in conjunction with the retaining wall also planned. In response to the concern we plan to provide a hedge of approximately 75% evergreen shrubs along this line to help block the light trespass from automobiles. Trees along the east property line are required by City code. However, they will be planted at the top of the retaining wall, and their branching at the time of planting will be a minimum of 5 feet of planting grade, so this will alleviate some of the conflict with adjacent photinia plantings. Wheel stops will be provided to address the notion of runaway vehicles as well as the grading is set to slope back to the center of the drive aisle thus further reducing the ability of vehicles to roll toward the property to the east. Per the assessor’s website, the parcels located on the east property line are all zoned office, so it is our understanding the setback listed of 6 feet is correct per TMC 18.52.030 Table A. 3. Comment: “Waste Enclosure Location…” Response: The site is a challenging one given the terrain and not being flat. We have studied multiple options in concert with Waste Management including the SW corner, and the location shown at the southeast corner is the best and safest location available and will not require drivers to back down the hill putting people and property at risk. Regarding odor and pests, this can be addressed with proper care and storage of waste debris. Being this is an office building facility; the organic waste should be far less than that produced by a residential housing complex or a food serving facility. With proper care odor and pests should be minimal. This will include keeping the storage area clean and neat. No waste will be allowed to accumulate outside of the waste containers within the enclosure. All containers will be properly fitted with lids and closures to ensure they remain closed at all times. Landscaping designed to screen the facility will be maintained and not allow hiding areas for pests. A hose bib shall be provided near the enclosure to allow for it to be cleaned out as required. 4. Comment: “Sidewalks/Public Access…” Response: As noted above, this is not a simple corner to address as there are multiple items that affect it based on grade and proximity to existing structures. Here is a list of potential issues that need to be considered: a. Not enough available ROW to accommodate grading. Easements will need to be coordinated. b. Based on proximity of existing structures to the property line, a retaining wall will be required and will likely be taller than 4 feet which will require engineering. c. The existing trees along the frontage will not be able to be preserved with the requested design connection. d. Access to the residence will be significantly disrupted as part of the driveway reconstruction. 68 May 21, 2020 Page 8 of 8 5. Comment: “Lighting…” Response: The site light poles updated to 15’ (see sheet E-101), the Type P1 lights along the edge of the property will be provided with house side shields (E-001) and the photometrics have been updated to show a reduced light level along the east property line. When the lights are reduced to 50% output at night (when no occupancy is detected) the light levels along the west property line will be .4 or lower. 69 Greg & Vanessa Zaputil 15171 52nd Ave. S. # 5 Tukwila, WA 98188 zzzapspeed@hotmail.com 206-242-9945 8/10/20 City of Tukwila Dept. Of Community Development 6300 Southcenter Blvd. Tukwila, WA 98188 RE: Project #L20-0023 & E20-0003 Pacific Northwest Regional Council of Carpenters- 5119 S 151st St. Dear Mr. Pace, Thank you for sending, via US Mail, a packet of updated information regarding the proposed development located at 5119 S. 151st St. Tukwila, WA 98188. As we have previously indicated, the plans overall are aesthetically pleasing to us, however certain concerns raised have not been adequately addressed. Of significant importance is the claim of an easement for drainage through our property at the applicant’s proposed drainage location is not valid as we outline below. Drainage According to the “Final Staff Evaluation Environmental Checklist” the information considered for the drainage easement is listed as 7901250881. That document is not pertaining to our property; that document is a short plat for property currently encompassed within the boundaries of the applicant’s own consolidated lot. (For reference purposes it is a short plat of land directly to the west of ours.) The short plat pertaining to our property is 7710140681. The short plat for our property contains no easement for drainage nor utilities through the area the applicant proposes. Furthermore, as the original owners and developers of our property since the short plat for our property was recorded, we can assure there has been no drainage easement granted to the applicant’s property in their proposed location. Buffer We understand that this will be further addressed as part of the Design Review and wish to reiterate our concerns surrounding plantings that will negatively impact the sustainability of our city approved landscape plantings. Waste Enclosure We understand that this will be further addressed as part of the Design Review and have the concerns we previously identified which have not been mitigated. The applicant has indicated safety concerns surrounding the SW corner of their property therefore we can suggest another potential location. It 70 could be located adjacent to the south east portion of the courtyard on the south side of the applicant’s proposed building. This would mitigate the noise and other offensive issues, formerly noted, in our residential neighborhood and address the cited safety concern. Sidewalks/Public Access We understand that this will be further addressed as part of the Design Review. As we noted previously ADA accessibility, public safety, and access to transit is a priority in our neighborhood. The short-term challenges should not supersede long term community safety. Furthermore, our community member who owns the affected property has indicated to us he is amenable to improvements that would facilitate a sidewalk. We encourage discussions with him. Lighting We understand that this will be further addressed as part of the Design Review. We are pleased that light level reductions are being proposed, especially during non-occupied hours. For clarification, though reduction projections were noted along the “west property line”- was that meant to be along the applicant’s east property line which is adjacent to the residential properties? We appreciate that COVID-19 has imposed unprecedented challenges, and reiterate our request that, when circumstances permit, we can be scheduled to meet with City Staff prior to the Design Review. Please do not hesitate to contact us if you have any questions. Respectfully, Greg & Vanessa Zaputil 71 360.915.8775 ● 109 CAPITOL WAY N, OLYMPIA, WA 98501 ● TASOLYMPIA.COM September 10, 2020 City of Tukwila Community Planning and Development 6300 Southcenter Blvd. Tukwila, WA 98188 Attn: Maxwell Baker Re: Project No. L20-0023 & E20-0003 / PNWRCC 5119 South 151st Street Dear Mr. Baker: Please find enclosed our responses to the review comments received for the Pacific Northwest Regional Council of Carpenter’s New Office Building submitted for Public Hearing Design Review and SEPA dated September 3, 2020. Fire Department Comments – 1. Comment: “Due to Land Use permit L20-006, the Fire Department will assign a new address to the property…” Response: Noted. This is part of a lot consolidation that we are conditioned to have approval on once we demolish the existing buildings on site. We are in the process of completing additional requested items from the City (asbestos survey, sewer capping permit) which are both underway. Once complete we will submit the approved items requested. 2. Comment: “The applicant needs to provide better details of the west side of the building so fire department can determine if access requirements can be accomplished…” Response: As reviewed with the City on 9/1/2020, the site is challenging due to its slope. Two options were discussed in the meeting and we are pursuing both. Option 1 will provide for fire apparatus turnaround as previously provided with our autoturn exhibit. We will add to our architectural site plan a stairway to access the upper parking level which will satisfy the 150’ reach range (see attached plan). Option 2 shall provide stairway access from 51st street without crossing the property line. 3. Comment: “It also appears that a Fire Department Access Road is necessary…” Response: The access road is provided and has no vertical obstructions. We have clearly defined the access road location on the attached site plan. 4. Comment: “ The applicant will need to show the buildings designated fire lanes on plans…” Response: Fire lanes have been indicated on revised site plan attached. 72 September 10, 2020 Page 2 of 3 5. Comment: “Noteworthy Fire Code Requirements For This Project, Items 1-8” Response: These noteworthy items will all be addressed in the building permit submittal. Public Work Comments – 1. Comment: “Applicant shall submit plans to WD #125 for review and approval.” Response: Noted. WD #125 is in the process of doing the design work for this project. 2. Comment: “Is the green roof going to have an irrigation system?...” Response: No irrigation system is planned for the green roof. A hosebibb shall be provided for manual watering. 3. Comment: “Applicant shall submit copy of the existing sewer easement” Response: Additional investigation has determined that no existing easement for the sewer is available for use to the east. Project will be designed to run north to 151st and connect as required. 4. Comment: “Applicant shall provide proof that has legal rights cross properties to the south (east)…” Response: As noted in item 4 above, additional investigation has determined no legal easement is in place for the properties to the east to allow for connection as originally planned. We will design the system to run north to 151st and connect as required. Planning Comments – 1. Comment: “Responses to the additional public comments provided by Greg and Vanessa Zaputil will need to be addressed....” Response: Noted. See responses to items below has outlined in letter dated 8/10/20. a. Drainage – Additional investigation has found no easement on the adjacent parcels for the original intended use proposed. This project shall be revised to provide drainage to the north and shall not impede on the neighboring parcels to the east. b. Buffer – c. Waste Enclosure – The location of the waste enclosure has been carefully studied and reviewed with Waste Management. The location at the south east area of the public space courtyard was looked at as a potential option but still has the same concerns for safety as the previously suggested location in the southwest corner of the site and would still require the waste management vehicles to back down a hill to make the multiple “picks” required for the multiple collection containers. The location adjacent to the courtyard would also conflict with the required fire apparatus access described above under the fire comments as well as be located adjacent to the front door and main entry to the building. The location provided on the site plan in the south east corner of the site meets the requirements of the code and is the safest location for waste collection. d. Sidewalks/Public Access – We agree that a continuation of the public sidewalk would be a great improvement to the area. The work required to make this happen however is far greater than simply installing some additional sidewalk on a flat site. The area faces a number of challenges including steep slopes, setback easements, site retainage and felling of a number of mature trees. As of this time, we do not see any regulations in 73 September 10, 2020 Page 3 of 3 place to require these improvements that are not directly part of our frontage yet are happy to entertain further discussions of collaboration with the City and our neighbors to see these improvements completed as a future City led project. e. Lighting – Correct on the clarification. Lighting levels will be reduced along the east property line. 2. Comment: “Provide building height in plan set using Average Finished Grade…” Response: Additional diagrams attached. Per the zoning requirements noted under 18.18.080, and was clarified by the City in emails and phone conversations, maximum height is 3 stories OR 35 feet. We asked this question at our pre-sub, and we verified with follow up phone conversations to Jaime: “if our 3 allowed floors are each 15 feet tall, this would equate to 45 feet total” and we were instructed that as long as we met the 3 stories OR 35 feet height as noted in the municipal code we would be OK. We proceeded with the design with this understanding. As noted with the attachments received with this letter regarding grade, the calculations are based on the building code which also notes that stories are determined as being above grade, not below. With the grade change on our site we are three stories above grade and provide terracing on the north and south to assist in bringing natural light to all floors. 74