Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
Permit PL14-0050 - MATTHEW HENDRICK PE / PROJECT DELIVERY GROUP - LIQUID PROPANE GAS FUELING STATION DESIGN REVIEW
BLUE STAR GAS FACILITY 15838 TU KWI LA INTERNATIONAL BL PL14-0050 L14-0076 DESIGN REVIEW City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF DECISION TO: Matthew Hendrick, Project Delivery Group, LLC, Applicant Michael Lancaster, Sterling Realty, Owner King County Assessor, Accounting Division Washington State Department of Ecology December 23, 2014 This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. Project Information Prosect File Number: L14-0076 Applicant: Matthew Hendrick, Project Delivery Group,. LLC Type of Permit Applied For: Administrative Design Review Project Description: Design review for construction of a liquid prropane gas (LPG) fueling station, including two LPG storage tanks, a dual hose dispenser, card reader, fuel canopy, appurtenances, and associated landscaping improvements. Location: Associated Files: Comprehensive Plan/ Zoning District: 15838 International Boulevard, Tax Parcel 2223049068 D14-0147 (Development) Regional Commercial (RC) 11. Decision SEPA Determination: The City SEPA Responsible Official has previously determined that this application does not require a SEPA threshold determination because it is categorically exempt. Decision on Substantive Permit: The Community Development Director has determined that the application for an Administrative Design Review does comply with applicable City and state code requirements and has approved that application, subject to the following conditions based on the findings and conclusions contained in the staff report: 1. Applicant shall install small directional signage on site to help with vehicle circulation. These signs shall be small enough to not be seen by pedestrians and motorists off site, but easily seen by patrons on site. Directional signage will help to define the Ace Hardware parking lot from the fueling station, and provide direction for the one-way loop proposed for the fuel dispenser, helping to further minimize conflicts among motorists and pedestrians. Tukwila Municipal Code allows up to four directional signs per premise without a City issued sign permit, see TMC 19.12.030. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code §18.104.010. Other land use applications related to this project may still be pending. No administrative appeal of a DNS or an EIS is permitted. One administrative appeal to the Board of Architectural Review of the Decision on the Permit itself is permitted. A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King County Superior Court from the Board of Architectural Review decision. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Community Development Director's decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 days of the issuance of this Decision. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision, including any specific challenge to an MDNS. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. L14-0076 Blue Star ADR NOD.doc 2 12/23/2014 5. Appeal fee of $620.55. V. APPEAL HEARINGS PROCESS Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the Board of Architectural Review based on the testimony and documentary evidence presented at the open record hearing. The Board of Architectural Review decision on the appeal is the City's final decision. Any party wishing to challenge the Board of Architectural Review decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the Board of Architectural Review decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. The City's decision to issue a DNS, an MDNS or an EIS is final for this permit and any other pending permit applications for the development of the subject property. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Laura Benjamin, who may be contacted at 206-433-7166 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. The notice board must be removed at the expiration of the appeal period if no appeal is filed. Depart ent of Community Development City of Tukwila L14-0076 Blue Star ADR NOD.doc 3 12/23/2014 eitc. of Juliwita Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Laura Benjamin , HEREBY DECLARE THAT: Associated File Number (s): D14-0147 Notice of Application X Notice of Decision Mailer's signature. Notice of Public Hearing Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this 24 day of Decent) beJr- , gi V'''' Project Name: Blue Star Gas Facility Admin. Design Review Project Number: L14-000076 Associated File Number (s): D14-0147 Mailing requested by: Laura Benjamin Mailer's signature. W:\USERS\LAURA\ADMIN DESIGN REVIEW\L14-0076 BLUE STAR ADR\L14-0076 BLUE STAR ADR AFFIDAVIT OF DISTRIBUTION.DOC Matthew Hendrick, Project Delivery Group 3150 22nd Street SE Salem, OR 97302 Michael Lancaster 600 106th Avenue NE, Suite 200 Bellevue, WA 98004 Washington Department of Ecology, SEPA Unit sepaunit@ecy.wa.gov King County Assessor's Office, Accounting Division 500 Fourth Avenue, Room 709A Seattle, WA 98104 W:\USERS\LAURA\ADMIN DESIGN REVIEW\L14-0076 BLUE STAR ADR\L14-0076 BLUE STAR ADR AFFIDAVIT OF DISTRIBUTION.DOC City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director STAFF REPORT TO THE DCD DIRECTOR PREPARED December 23, 2014 FILE NUMBER: L14-0076 (Design Review) APPLICANT: Matthew Hendrick, Project Delivery Group, LLC REQUESTS: Design review approval for construction of a liquid propane gas (LPG) fueling station, including two LPG storage tanks, a dual hose dispenser, card reader, fuel canopy, appurtenances, and associated landscaping improvements along International Boulevard. ASSOCIATED PERMITS: D14-0147 (Development) LOCATION: COMPREHENSIVE PLAN/ ZONING DESIGNATION: Regional Commercial (RC) SEPA DETERMINATION: Project categorically exempt STAFF: Laura Benjamin, Assistant Planner 15838 International Boulevard, Tax Parcel 2223049068 ATTACHMENTS: A. Site Plan B. Building Elevations C. Landscaping Plan D. Drainage Report E. Applicant's Response to the Design Criteria VICINITY/SITE INFORMATION Proiect Description This project is to construct a liquid propane gas (LPG) fueling station for Blue Star Gas, including two LPG storage tanks surrounded by bollards, a dual hose dispenser, card reader, fuel canopy, appurtenances, and landscaping. There is no office component or any onsite employees associated with the fueling station. The project shares a driveway off Tukwila International Boulevard (TIB) with the existing Ace Hardware. No freestanding sign is proposed for this project. The company name and logo is proposed on the vertical fascia of the fuel canopy. The site was previously occupied by El Charro Mexican Restaurant, granted a demolition permit (D14-0171) by the City on June 24, 2014, and expiring December 21, 2014. Surrounding Land Uses The site is located in the Regional Commercial zoning district. Use of the site for a fueling station (automobile services; gas, outside pumps allowed) is a permitted use in the RC zoning district. The project site has common ownership with a parcel to the north. This parcel is also zoned RC and is not associated with the proposed fueling station. The subject property is located on the east side of International Boulevard, north of S. 160th Street, and south of SR 518. An existing Ace Hardware store is located on the southern edge of the same parcel as the proposed fueling station. Properties to the north and east of the property are in the RC zoning district. These properties include Avis Rent A Car, and Doflar Rent A Car and include Targe surface parking lots for storage of the rental cars. The area west of International Boulevard and south of S. 160th Street are under the jurisdiction of the City of Seatac. Properties to the west of the property include Seattle -Tacoma International Airport. Properties south of S. 160th include residential neighborhoods. L14-0076 Blue Star ADR SR.doc 2 12/3/2014 DESIGN REVIEW CRITERIA This project is subject to administrative design review under Tukwila Municipal Code (TMC) Section 18.24.070. The applicable design review criteria for this project are listed under TMC Section 18.60.050(D) Tukwila International Boulevard Design Review Criteria. The Design Review Criteria are organized into four sections; covering Site Design, Building Design, Landscape Design, and Signage Design. In the following discussion, the Design Review criterion is shown in below in bold, followed by staff's comments. 18.60.050 (D) Tukwila International Boulevard Design Review Criteria 1. Site Design a. Site Design Concept 1) Organize all site design elements to provide an orderly and easily understood arrangement of building, landscaping, and circulation elements that support the functions of the site. The site design provides an easily understood arrangement of building, landscaping, and circulation elements that are consistent with adjacent sites. Fueling station patrons will enter the site off TIB from a shared driveway. The fuel dispensing area is covered by a canopy, and directs traffic in a one-way loop from the site entrance to the dispensing area, to the exit. Parking spaces and landscaping help to separate the fueling station from the Ace Hardware parking lot. Proposed landscaping on the west and north sides of the property help to soften the built environment, provide screening, and are consistent with TMC requirements. b. Relationship to Street Front 1) Organize site design elements to create a distinct street edge, and minimize parking between structures and street. 2) Orient at least one building to a major public street. The street edge is distinguished by a proposed landscaped planting strip between the fueling station and TIB, and includes an existing guardrail and sidewalk under the jurisdiction of the City of Seatac. The difference in grade between TIB and the project site also distinguishes the edge of the street. The existing sidewalk along TIB is of a consistent grade with the street while the project site is lower than the sidewalk and TIB along the west edge of the site. No building or building entry is proposed for the site. The proposed fuel canopy over the dispensing area is set back from the street and the front edge is parallel to directional North. c. Street Corners 1) Emphasize the importance of street corners through building location, the provision of pedestrian access, special site features, and/or landscape features. Not applicable as street corners do not exist on or near the proposed site. L14-0076 Blue Star ADR SR.doc 3 12/3/2014 d. Continuity of Site with Adjacent Sites 1) Maintain visual and functional continuity between the proposed development and adjacent and neighboring properties through setbacks, building massing, circulation and landscaping, where appropriate. The planting strip on the east and north edge of the site is consistent with the planting strips on the lots to the north and south. The proposed project shares the site entrance with the existing Ace Hardware store, located directly to the south, on the same parcel. The proposed fuel canopy over the dispensing area is consistent in appearance, though at a smaller scale, with other fueling station canopies along Tukwila International Boulevard. e. Shared Facilities 1) Incorporate opportunities for joint development of sites where there is potential for common building walls, shared driveways, landscaping, or other shared facilities. The proposed project shares a driveway and site entrance off Tukwila International Boulevard with the existing Ace Hardware store. Previously, a restaurant had shared the same driveway. The driveway is wide enough to accommodate two-way vehicular traffic. f. Site Design for Safety 1) Minimize conflicts between drivers and pedestrians through the siting of structures, location of circulation elements, landscape design, and placement of signs. 2) Design and site structures to maximize site surveillance opportunities from buildings and public streets. 3) Provide adequate lighting levels in all pedestrian areas, including building entries, along walkways, parking areas, and other public. 4) Design landscaping so that long term growth will not interfere with site lighting and surveillance. 5) Use durable, high quality materials in site furnishings and features for ease of maintenance. The proposed site circulation takes advantage of the existing shared driveway, while separating vehicular traffic and parking for the Ace Hardware from the fueling station. After entry to the site, fueling station patrons make an immediate left into the fueling area, while Ace Hardware patrons will turn right to access existing store parking. Parking space and two planting islands on the south edge of the proposed project help to reinforce the separation of the dispensing area from the Ace Hardware parking. The dispensing area is free of vertical walls that block visual access to the area, maximizing surveillance from TIB, Ace Hardware, and other adjacent lots. A 20 foot parking lot light located on the north property line will provide adequate lighting levels. A triple -light fixture parking lot light on the northeast corner of the site will provide additional light. Mature growth of landscape materials will not interfere with site illumination. L14-0076 Blue Star ADR SR.doc 4 12/3/2014 The gas storage tanks are located on the east side of the property and are protected from accidental collision by stout schedule 40 steel pipes filled with concrete spaced at six foot intervals. Four foot bollards painted bright yellow with reflective tape on top will be placed adjacent to traffic aisles. g. Siting and Screening of Service Areas 1) Minimize the visual and aural impacts of service areas such as loading docks, trash and recycling collection points, utility maintenance areas, etc., and features for ease of maintenance. The proposed fueling station will not generate onsite trash and does not require loading or unloading of goods. The LPG tanks are replenished by truck on an as needed basis. Loading, trash, and recycling collection for the Ace Hardware are located in the southeast corner of the site and are screened from TIB by the building. h. Natural Features and Sensitive Areas 1) Preserve natural features as existing topography, significant trees or wooded area, wetlands and/or watercourses and incorporate them into the overall site, where appropriate. 2) Design and site structures on hillsides to minimize the visual and environmental impact of development in these locations. 3) Employ site design techniques that take advantage of and/or enhance visual focal points along the corridor, where feasible. Not applicable as the proposed site does not include significant trees, or other sensitive areas. i. Surface Stormwater Detention Facilities 1) Integrate water quality treatment techniques such as bio -filtration swales and ponds with overall site design, where possible and appropriate. Surface stormwater detention facilities are not possible on this site. The existing site is completely built upon and paved and will remain as such. Both the fueling station and the Ace Hardware require paved surface for operation. The surface stormwater for the proposed site sheds to an existing catch basin located in the southeast corner of the site. j. Pedestrian Circulation 1) Provide paved pedestrian walkways that connect all buildings and entries of buildings within a site. 2) Provide a paved pedestrian walkway from the public sidewalk(s) to the main entry of developments; where a development fronts two streets, access must be provided from both streets. 3) Provide pedestrian connections from the on-site pedestrian network to walkways on adjacent properties and to other off-site destinations, where feasible. 4) Support pedestrian movement between properties and from private property to public right-of-way by providing facilities that traverse natural or man-made barriers, where appropriate. 5) Provide direct pedestrian walkways from businesses in commercial areas to transit stops, and/or provide additional transit amenities, where appropriate and feasible. L14-0076 Blue Star ADR SR.doc 5 12/3/2014 Pedestrian access for the proposed project is limited to the dispensing area under the fueling canopy. An existing walkway along TIB provides a connection to adjacent properties and pedestrian movement between properties is supported through paved surfaces, visual access, and is barrier free. k. Pedestrian Amenities 1) Incorporate pedestrian amenities in site design to increase the utility of the site and enhance the overall pedestrian environment in the corridor, where possible. The existing walkway, walkway guardrail, street tree, and street lighting provide pedestrian amenities along TIB. As the fuel station and Ace Hardware parking lot function for vehicular use, additional pedestrian amenities are not needed. I. Vehicular Circulation 1) Minimize conflicts between vehicular and pedestrian traffic, 2) Minimize the amount of space devoted to vehicular circulation by limiting access driveways; ensuring that internal site circulation is efficient; and/or taking advantage of opportunities for shared driveways. The site entrance off TIB and north exit are shared with Ace Hardware. The proposed project takes advantage of the shared driveway off TIB and minimizes conflict between pedestrian and vehicular circulation by separating the fuel station from the Ace Hardware parking lot, as discussed in f. Site Design for Safety. m. Parking 1) Minimize the amount of space devoted to parking by taking advantage of shared parking and/or methods for reducing parking demand, where possible. Not applicable as the proposed project does not include an office or retail structure, or include onsite employees. Vehicles will enter the site, refuel, and leave. 2. Building Design a. Architectural Concepts 1) Develop an architectural concept for structure(s) on the site that conveys a cohesive and consistent thematic or stylistic statement, and is responsive to the functional characteristics of development. 2) Ensure that development on sites with more than one structure employ similar or complementary architectural styles and/or are related in scale, form, color, and use of materials and/or detailing. The proposed fueling canopy is 17'-4" high and is approximately 24 by 26 feet with two supporting posts. The proposed height and size is consistent with other fueling canopies along TIB. The longitudinal dimension of the fueling dispenser area and the fuel canopy is parallel to the north -south direction, facing but not parallel to TIB. b. Architectural Relationships 1) Provide for visual and functional continuity between the proposed development and adjacent neighboring structures when these structures demonstrate an appropriate level of architectural quality. L14-0076 Blue Star ADR SR.doc 6 12/3/2014 2) Reduce the apparent scale of Targe commercial buildings located in the Neighborhood Commercial Center district and located adjacent to residential districts. The proposed fueling canopy is consistent with other fueling canopies along TIB. c. Building Elements, Details, and Materials 1) Provide distinctive building corners at street intersections through the use of special architectural elements and detailing, and pedestrian -oriented features where possible. 2) Relate the design and scale of building elements and details to the building's overall form and massing. 3) Employ architectural details that are appropriate to the architectural character of the building. 4) Utilize durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. 5) Integrate the design and placement of exterior lighting with the architectural design and materials. The proposed fuel canopy is 17'-4" high and covers one dual hose dispenser. The proposed materials are metal and plastic. The canopy receives adequate lighting from a lot light on the east side of the property, and a parking lot light on the north side of the property. d. Pedestrian -Oriented Features 1) Provide pedestrian -friendly facades on the ground floor of all buildings that face public streets and entry facades that face parking areas. 2) Provide special treatment for Targe blank walls that are visible from pedestrian walkways and parking areas. 3) Enhance building entries through the use of weather protection, pedestrian amenities and/or distinctive architectural features. Not applicable as the proposed project does not include the construction of any buildings or walls. e. Mechanical Equipment 1) Locate and/or screen roof -mounted mechanical equipment to minimize visibility from public streets, building approaches, and adjacent properties. 2) Locate and/or screen utility meters and other ground level utility equipment to minimize visibility from the street. The project does not include roof -mounted mechanical equipment. Ground level LPG storage tanks are approximately 60 feet from the front lot line. The leading edge of the fuel canopy is approximately 30 feet from the front lot line. All other appurtenance are obscured from the street by plant materials in the planting strips. 3. Landscape Design a. Landscape Design 1) Develop a landscape design concept that demonstrates a clear and appropriate aesthetic statement. L14-0076 Blue Star ADR SR.doc 7 12/3/2014 2) Develop a landscape design concept that reinforces site design and fulfills the functional requirements of the development, including screening and buffering. 3) Ensure that the landscape design reinforces and complements plantings in the public right-of-way. The proposed landscaping plan includes planting strips along the west and north sides of the site and two planting islands. All proposed planting areas meet the requirements of Type I landscape perimeters as outlined in TMC 18.52, including planting deciduous trees, low shrubs, and groundcovers. The planting strips provide screening from TIB, and the islands help to separate the fueling station from the Ace Hardware parking lot. b. Planting Design 1) Select plant materials that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, maintenance needs, and growth characteristics. 2) Incorporate existing significant trees, wooded areas, and/or vegetation in the planting plan where they contribute to overall landscape design. Proposed plant materials include a variety of deciduous trees, low shrubs, and groundcover.All proposed planting is new as the existing site has minimal landscaping. 4. Signage Design a. Signage Concept 1) Provide signage that is integrated with the architectural concept in scale, detailing, use of color, materials, and placement. The proposal includes one five square foot sign located on the 16" wide vertical fascia of the fuel dispensing canopy, which shows the Blue Star Gas company name and logo. No freestanding sign is proposed. The two canopy posts are decoratively painted and the blank areas of the vertical fascia are also decoratively painted to coordinate with the signage. b. Sign Placement 1) Provide signage that is oriented to both pedestrians and motorists in design and placement. 2) Provide adequate directional signage on site and building identification numbers are legiblle from the street(s). 3) Integrate freestanding signs with the landscaping. The placement of the sign on the vertical fascia of the fuel canopy is oriented towards TIB, oriented to both pedestrians and motorists. Directional signage would help direct vehicle circulation, including "Entrance", "Exit", and "One Way." Directional signage would also help to define the Ace Hardware parking lot from the fueling station, and provide direction for the one-way loop proposed for the fuel dispenser, helping to further minimize conflicts among motorists and pedestrians. Tukwila Municipal Code allows up to four directional signs per premise without a City issued sign permit, see TMC 19.12.030. L14-0076 Blue Star ADR SR.doc 8 12/3/2014 c. Sign Design 1) Consider both day- and night-time viewing in the design, placement, and lighting of signage. 2) Provide durable, high quality materials and finishes for signage. The lot light on the west side of the site and the parking lot Tight on the north side of the site allow for the canopy sign to be seen during day- and night-time. The sign will face TIB, making it easily seen by motorists and pedestrians on the TIB corridor. CONCLUSIONS 1. The site design provides an easily understood arrangement of building, landscaping, and circulation elements that are consistent with adjacent sites. Fueling station patrons will enter the site off TIB from a shared driveway. The fuel dispensing area is covered by a canopy, and directs traffic in a one-way loop from the site entrance to the dispensing area, to the exit. Parking spaces and landscaping help to separate the fueling station from the adjacent Ace Hardware parking lot. Proposed landscaping on the west and north sides of the site help to soften the built environment, provide screening, and are consistent with TMC requirements for the RC zoning district. 2. The street edge is distinguished by a proposed landscaped planting strip between the fueling station and TIB, and includes an existing guardrail and sidewalk under the jurisdiction of the City of Seatac. The difference in grade between TIB and the project site also distinguishes the edge of the street. The existing sidewalk along TIB is of a consistent grade with the street while the project site is lower than the sidewalk and TIB along the west edge of the site. No building or building entry is proposed for the site. The proposed fuel canopy over the dispensing area is set back from the street and the front edge is parallel to directional North. 3. The site design includes several aspects to promote safety. The proposed site circulation takes advantage of the existing shared driveway, while separating vehicular traffic and parking for the Ace Hardware from the fueling station. Parking spaces and two planting islands on the south edge of the proposed project help to reinforce the separation of the dispensing area from the Ace Hardware parking. The dispensing area is free of vertical walls that block visual access to the area, maximizing surveillance from TIB, Ace Hardware, and other adjacent lots. A 20 foot parking lot light located on the north property line will provide adequate lighting levels. A triple -light fixture parking lot light on the northeast corner of the site will provide additional light. Mature growth of landscape materials will not interfere with site illumination. The gas storage tanks are located on the east side of the property and are protected from accidental collision by stout schedule 40 steel pipes filled with concrete spaced at six foot intervals. Four foot bollards painted bright yellow with reflective tape on top will be places adjacent to traffic aisles. 4. Surface stormwater detention facilities are not possible on this site. The existing site is completely built upon and paved and will remain as such. Both the fueling station and the Ace L14-0076 Blue Star ADR SR.doc 9 12/3/2014 Hardware require paved surface for operation. The surface stormwater for the proposed site sheds to an existing catch basin located in the southeast corner of the site. 5. Pedestrian access for the proposed project is limited to the dispensing area under the fueling canopy. An existing walkway along TIB provides a connection to adjacent properties and pedestrian movement between properties is supported through paved surfaces, visual access, and is barrier free. The site entrance off TIB and north exit are shared with Ace Hardware. The proposed project takes advantage of the shared driveway off TIB and minimizes conflict between pedestrian and vehicular circulation by separating the fuel station from the Ace Hardware parking lot. 6. The proposed fueling canopy is 17'-4" high and is approximately 24 by 26 feet with two supporting posts. The proposed height and size is appropriate for the proposed project and is consistent with other fueling canopies along TIB. The longitudinal dimension of the fueling dispenser area and the fuel canopy is parallel to the north -south direction, facing but not parallel to TIB. 7. The project does not include roof -mounted mechanical equipment. Ground level LPG storage tanks are approximately 60 feet from the front lot line. The leading edge of the fuel canopy is approximately 30 feet from the front lot line. All other appurtenances are obscured from the street by plant materials in the planting strips. 8. The proposed landscaping plan includes planting strips along the west and north sides of the site and two planting islands. All proposed planting areas meet the requirements of Type I landscape perimeters as outlined in TMC 18.52, including planting deciduous trees, low shrubs, and groundcovers. The planting strips provide screening from TIB, and the islands help to separate the fueling station from the Ace Hardware parking lot. 9. The proposal includes one sign totaling five square feet located on the 16" wide vertical fascia of the fuel dispensing canopy, which shows the Blue Star Gas company name and logo. No freestanding sign is proposed. The two canopy posts are decoratively painted and the blanks areas of the vertical fascia are also decoratively painted to coordinate with the signage. Staff recommends the applicant install small directional signage on site to help with vehicle circulation. These signs can be small enough to not be seen by pedestrians and motorists off site, but easily seen by patrons on site. Directional signage will help to define the Ace Hardware parking lot from the fueling station, and provide direction for the one-way loop proposed for the fuel dispenser, helping to further minimize conflicts among motorists and pedestrians. RECOMMENDATIONS Staff recommends approval of the Design Review application, with the following condition: 1. Applicant shall install small directional signage on site to help with vehicle circulation. These signs shall be small enough to not be seen by pedestrians and motorists off site, but easily seen L14-0076 Blue Star ADR SR.doc 10 12/3/2014 by patrons on site. Directional signage will help to define the Ace Hardware parking lot from the fueling station, and provide direction for the one-way loop proposed for the fuel dispenser, helping to further minimize conflicts among motorists and pedestrians. INFORMATION ITEMS 1. Project will have to comply with all provisions of IFC Chapter 61, 23 and specifically Section 2307. In addition, specific provisions of NFPA 58 will have to be met for unmanned LPF fueling facilities. Contact the Fire Marshal's Office at 206-575-4407 for more information. 2. Applicant shall submit water availability letter from Water District #125 for landscape irrigation. 3. Public Works staff recommends the applicant contact the City of SeaTac to inquire about applicable traffic impact fees and/or hold harmless agreements if construction will take place in the SeaTac right of way. L14-0076 Blue Star ADR SR.doc 11 12/3/2014 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF COMPLETE APPLICATION December 2, 2014 Mr. Matthew Hendrick, P.E. 3150 22nd Street SE Salem, OR 97302 RE: Blue Star Gas Facility L14-0076 (Administrative Design Review) Dear Mr. Hendrick: Your application for Administrative Design Review of a proposed liquid propane gas fueling station and associated site improvements at 15838 International Boulevard is considered complete on December 2, 2014 for the purposes of meeting state mandated time requirements. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. Please feel free to call me at (206) 433-7166 with any questions. Laura Benjamin Assistant Planner cc. PL14-0050 eitg of Sanaa Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Laura Benjamin , HEREBY DECLARE THAT: Associated File Number (s): PL14-0050 Notice of Application ---) Mailer's signature: / Notice of Decision Notice of Public Hearing Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action X Other: Notice of Complete Application Was mailed to each of the addresses listed/attached on this 2 day of December, 2014 Project Name: Blue Star Gas Facility Project Number: L14-0076 (Administrative Design Review) Associated File Number (s): PL14-0050 Mailing requested b : Laura Benjamin ---) Mailer's signature: / W:\USERS\LAURA\AFFIDAVIT OF DISTRIBUTION.DOC c Matthew Hendrick 3150 22nd Street SE Salem, OR 97302 matth@pdgnw.com W:\USERS\LAURA\AFFIDAVIT OF DISTRIBUTION.DOC Document Transmittal PROJ ECT DELIVERY GROUP, LLC Engineers I Land Surveyors I Project Managers DATE: November 21, 2014 TO: Malcolm Davis Blue Star Gas 10802 East Marginal Way South Tukwila, WA 98168 RE: 15838 International Blvd, Tukwila With this transmittal I am sending hard copies of the following for the above project: Site Plan — 22x34 (5 copies) Site Plan— 1 1x17 (1 copy) Design Review Application Drainage Report Project Consistency Narrative Site Canopy Layout Plans RECEIVED NOV 24 2014 GOMMUNI 1 Y DEVELOPMENT If you need any additional information, please contact me by email or at my office or cell number. Thank you, Matthew W. Hendrick, PE Project Delivery Group, LLC office: (503) 364-4004 cell: (503) 931-4291 matth@pdgnw.com 3 150 22' Street SE Salem, Oregon 97302 503-364-4004 pdg@pdgnw.com City of Tukwila, Administrative Design Review Blue Star Gas 15838 International Blvd., Tukwila, WA 98188 -oq 'ECEIVED NOV 24 2014 DEVLLU'MIL.NT 10. WRITTEN DISCUSSION OF PROJECT CONSISTENCY WITH DECISION CRITERIA Blue Star Gas, 15838 International Blvd., Tukwila, Washington (Site of former El Charro Mexican restaurant) Zoned: RC (Regional Commercial) General Project Description: The project is a liquid propane gas fueling station. Elements of the project include 2 LPG storage tanks surrounded by protection bollards, a dual hose dispenser, card reader, fuel canopy, and appurtenances. The project does not have a free-standing sign. The company name and logo are printed upon the fascia surface of the canopy and complies with the maximum square foot requirements for signs. Fueling vehicles circulate via a one-way loop on the site. There is no office component to the Blue Star Facility nor any on site employees. No parking is required for Blue Star Gas facility because vehicles pull up to the refueling station, refuel and leave. The project shares a driveway entrance off International Blvd. (TIB) with an existing Ace Hardware venue. The drive area adjacent to the parking spaces is dimensioned to accommodate 2 -way traffic. Vehicles enter and exit the site via a driveway off TIB. An additional exit point is possible through an adjacent parking lot back to TIB. No freestanding signs are proposed for the project. The company logo and name is positioned on the vertical fascia of the fuel canopy and is no larger than 5 square feet. Specific Criteria for Bar Review of Developments in the TIB Corridor: Site Design: b. Relationship to Street Front No building or building entry exists for the facility. The facility shares the site with an existing hardware store. The proposed fuel canopy over the dispensing area is set back from the street and the front edge is parallel to directional North. The street edge is supported by a landscaped planting strip between the facility and TIB and includes an existing guardrail owned by SeaTac. The edge is reinforced by the vertical dimension of the trees planted in the planting strip along International. The difference in grade between TIB and the project site also distinguishes the edge of the street and by an existing walkway along TIB. The grade of the walkway is consistent with the grade of the street while the project site is lower than the sidewalk and TIB along the west edge of the site. c. Street Corners Street corners do not exist on or near this site. d. Continuity of Site with Adjacent Sites Page 1 of 4 City of Tukwila, Administrative Design Review Blue Star Gas 15838 International Blvd., Tukwila, WA 98188 The planting strip of the proposed site is consistent with the planting strip for the lots to the north and south of the site. The proposed project shares the site entrance with an Ace Hardware store immediately to the south. A former rental car return is to the north of the site. The Ace Hardware building's west side is very close to TIB and its entrance is on the north facade of the facility facing the proposed Blue Star Gas project. The fuel canopy over the dispensing area is consistent in appearance though at a smaller scale, with other fueling station canopies along TIB. e. Shared Facilities As mentioned previously the project shares a driveway/entrance off TIB with the existing Ace Hardware building. Site circulation is not shared with Ace Hardware with the exception of the site exit at the northwest property line. Previously a restaurant had shared the same driveway/entrance off of TIB. f. Site Design for Safety • The proposed site circulation, supported by layout of the Blue Star Gas facility and location of the new parking spaces, separates the Ace Hardware patron parking from access to the dispensing area. Conflicts between drivers and pedestrians are eliminated by the proposed configuration. After entry to the site off of TIB, vehicles using the Blue Star dispensary make an immediate left turn to the covered dispensing area and vehicular traffic for Ace Hardware continues straight to the parking spaces. Planting islands within the parking area reinforces the separation of the dispensing area entrance and exit from the Ace Hardware parking. • Site surveillance is maximized from TIB, Ace Hardware, and adjacent lots. The dispensing area is free of vertical walls that block visual access to the area. • A 20 foot high parking lot light located on the north property line will provide adequate lighting levels for the dispensing and parking areas. In addition, the canopy has 4 lights mounted to the underside of the canopy. At the northeast corner of the site an existing, triple -light fixture parking lot light provides adequate illumination to the north exit and parking area. Mature growth of landscape materials will not interfere with site illumination. • The gas storage tanks are protected from accidental collision by stout schedule 40 steel pipes filled with concrete spaced at 6 foot intervals. The 4 foot high bollards adjacent to traffic aisles are painted bright yellow with 2 bands of reflective tape at the top. g. Siting and Screening of Service Areas. The proposed Blue Star Gas dispensing station does not generate trash and does not require loading or unloading of goods. The tanks are replenished by truck on an as needed basis at the storage tanks. All existing Ace Hardware loading, trash and recycling collection points are located in the southeast corner of the site are screened from TIB by the Ace Hardware building. i. Surface Stormwater Detention Facilities: Page 2 of 4 City of Tukwila, Administrative Design Review Blue Star Gas 15838 International Blvd., Tukwila, WA 98188 Surface stormwater detention facilities are not possible on the site. The area was and remains completely built upon or paved. The commercial use of the existing Ace Hardware requires maximum paved, surface parking on the site. The Blue Star Gas dispensing area also requires paved surface for operation. The surface stormwater run-off for the site sheds to an existing catch basin located in the southeast corner of the site. j. Pedestrian Circulation Pedestrian access necessary to the dispensing area occurs under the canopy. Pedestrian access for the existing Ace Hardware meets the requirements of this section. The existing walkway along TIB provides a connection to adjacent properties. Pedestrian movement between properties is supported through paved surfaces, visual access, and is barrier -free. k. Pedestrian Amenities Blue Star Gas dispensing area and Ace Hardware parking lot function and use do not suggest the need for pedestrian amenities on site. The existing walkway, walkway guardrail, street tree shade, and street lighting provide pedestrian amenities along the corridor. I. Vehicular Circulation The project takes advantage of the existing shared driveway off TIB and minimizes conflict points between pedestrians and vehicles by separating the dispensing area from the Ace Hardware patron parking. The site entrance and north exit are shared with Ace Hardware. Separation between the dispensing area and Ace Hardware patron parking areas minimizes conflicts between Blue Star Gas dispensing and pedestrians. 2. Building Design The project includes a canopy with painted signage but does not include a building. The fueling station canopy is centered over the dispenser area and is approximately 24 x 26 feet with two supporting posts. The fuel canopy is height is 17'-4" to the top and has a 16" fascia painted with the company name and logo. The longitudinal dimension of the fueling dispenser area and the fuel canopy is parallel to the north -south direction facing but not parallel to TIB. e. Mechanical Equipment The project does not contain roof mounted mechanical equipment. Ground level gas storage tanks are approximately 60 feet from the front lot line. The leading edge of the fuel canopy is approximately 30 feet from the front lot line. All other appurtenances are obscured from the street by plant materials in the planting strip. 3. Landscape Design Page 3 of 4 City of Tukwila, Administrative Design Review Blue Star Gas 15838 International Blvd., Tukwila, WA 98188 • Planting strips and islands are consistent with the requirements for parking Tots within RC zone per Chapter 18.52 and are planted with materials that are consistent with planting design for site perimeter and parking lot island planters. Please see Landscape Plan. • A 5 foot wide perimeter planting strip is proposed from the north property line to the existing shared driveway along TIB. The planting strip is to be planted according to Type I landscape perimeter as indicated on the landscape plan. The parking lot planting islands are planted according to 18.52.035 standards. 4. Signs No free standing signs are proposed for the Blue Star Gas project. The company name and logo are limited to a five foot square area located on the 16" wide vertical fascia of the fuel dispensing canopy. The two canopy supports are decoratively painted and the blank areas of the vertical fascia are also decoratively painted. Page 4 of 4 04?".�Y . c,('t���M 'CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at /5g35 . 'N¢ri-r7,4t.) L 134V•1 S, "�uK ' L4 tae. for the purpose of application review, for the limited time necessary to complete that purpose. 4 Yt Yr 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. a. I c7c. T- 4 •c pi Cr: 2 EXECUTED at 4�, ELc.G 1/N(2- (city), 6-3P' • (state), on ]Io VE'l art_�'- , 20 I `f /77i C14A-et_ 1v l., gti.t c A- sift iL (Print Name) 600 IOC* tiles Sucre limo (Address (gar) Y5S - r(5- (Phone (5(Phone Number) dett.4Vae 64, (Signature) On this day personally appeared before mei►., L �q�+i �_to me known to be the individual who t executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED A,1 11�'��Ij��FORE ME ON THIS �1 DAY OF b•(Jtryl Q�Q/(� , 20 1� `� 1` "fit �i ``l.�l� Lr" ii�'� •C''0� �0 r o • u▪ i O My Commission expires on 1' ete \\deptstore\City Common \Teri\R ��� bilt atti%,,\Deign Review-Administrative-Jan2011.docx NOTARY residing at July 14, 2014 1 COMPLETE APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived. Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206-431-3670 (Department of Community Development) and 206-433-0179 (Department of Public Works). Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning APPLICATION MATERIALS: ✓ 1. Application Checklist (1 copy) indicating items submitted with application. ✓ 2. Completed Application Form and drawings (5 copies). ✓ 3. One set of all plans reduced to 8 1/2" x 11" or 11" x 17". ✓ 4. Application Fee: See Land Use Fee Schedule online. I/5. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (1 copy attached). N/q 6. SEPA Environmental Checklist if required (see SEPA Application Packet) PUBLIC NOTICE MATERIALS: N%4 7. If the project requires SEPA review: Payment of notice board fee (see Land Use Fee Schedule) to Fast Signs Tukwila OR provide a 4' x 4' public notice board on site within 14 days of the Department determining that a complete application has been received (see Public Notice Sign Specifications Handout). Mailed notice is not required. PROJECT DESCRIPTION AND ANALYSIS: N/A 8. Concurrency test notices for water, sewer, surface water and traffic unless the project is exempt from SEPA (see SEPA Application Packet). NMA 9. Sewer and water availability letters are required from the provider district if additional plumbing fixtures are proposed and the area is not serviced by the City of Tukwila. Forms are available at the DCD office. ✓ 10. A written discussion of project consistency with decision criteria. (See Application) NA 11. Provide two copies of sensitive area studies such as wetland or geotechnical reports if needed per Tukwila's Sensitive Areas Ordinance (TMC 18.45). See Geotechnical Report Guidelines and Sensitive Area Special Study Guidelines for additional information. \\deptstore\City Common\Teri\Revisions In Progress\Design Review-Administrative-Jan2011.docx March 24, 2011 i Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning SITE PLAN: ✓ 12 (a) The site plan must include a graphic scale, north arrow and project name. Maximum size 24" x 36". ✓ (b) Existing and proposed building footprints. ✓ (c) Dash in required setback distances from all parcel lot lines. ✓ (d) Fire access lanes and turn-arounds per Fire Department standards. ✓ (e) Parking lots with dimensioned stalls and drive aisles. ✓ (f) Loading and service areas. V (g) Fences, rockeries and retaining walls with called out colors and materials. ✓ (h) Street furniture such as benches and bike racks. `/ (i) Pedestrian connections between the building entrance(s) and the sidewalk/public street. N/A (j) In MDR and HDR zones provide a development coverage calculation (maximum 50%). N/A (k) Show all existing and proposed easements. ✓ (1) Vicinity Map with site location does not have to be to scale. LANDSCAPE PLAN: ✓ 13 (a) If the landscaping will be altered or the existing landscaping does not meet current standards (TMC 18.52) provide a landscape planting plan by a Washington State licensed landscape architect. One set of all plans and analyses shall have an original Washington State registered Landscape Architect stamp and signature. Plans must include the type, quantity, spacing and location of all plantings. Maximum size 24" x 36". ✓ (b) Show all existing trees to be retained and any tree protection measures required (for example fencing at drip line). SENSITIVE AREAS PLAN (If the project will affect any sensitive areas): N/A 14 (a) Location of all sensitive areas (e.g. streams, wetlands, slopes over 20%, coal mine areas and important geological and archaeological sites). For stream frontage provide existing and proposed top of stream bank, stream bank toe, stream mean high water mark, and base flood elevation (i.e., 100 yr. flood). Maximum size 24" x 36". N/A (b) Location of all required sensitive area buffers, setbacks tracts and protection measures. N/A (c) Show all significant trees (4" or more in diameter measured 4.5 feet above grade), indicating those to be retained and those to be removed. A tree permit will be required for removal of any significant trees within a sensitive area or its buffer. N/A (d) Existing and proposed building footprints. \\deptstore\City Common\Teri\Revisions In Progress\Design Review-Administrative-Jan2011.docx March 24, 2011 Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning CIVIL PLANS (If utility or site work is proposed): ✓ 15 (a) One set of all civil plans and analyses shall be stamped, signed and dated by a licensed professional engineer. Include a graphic scale and north arrow. Maximum size 24" x 36". ✓ (b) Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations to NGVD 1929, if in a flood zone or flood -prone area. ✓ (c) Existing (dashed) and proposed (solid) topography at 2' intervals. N/A (d) Total expected cut and fill. Nva (e) Existing and proposed utility easements and improvements, on site and in street (water, sewer, power, natural gas, telephone, cable). Schematic designs to be provided regardless of purveyor (e.g. site line size, location, and size of public main). No capacity calcs, invert depth, valve locations or the like are needed. V (f) Storm drainage design at least 90% complete, which meets the King County Surface Water Design Manual (KCSWDM). Include a Technical Information Report (TIR) including feasibility analysis if required by the Manual. Call out total existing and proposed impervious surface in square feet. Include all storm drainage conveyance systems, water quality features, detention structures, maintenance access and safety features. For additional guidance contact Public Works or go to lam://www.tukwilawa.gov/pubwks/pwpermit.html. ✓ (g) Locate the nearest existing hydrant and all proposed hydrants. N/A (h) Show the 100 yr. flood plain boundary and elevation as shown on FEMA maps. NSA (i) Plan, profile and cross-section for any right-of-way improvements. V (j) Show planned access to buildings, driveways, fire access lanes and turn-arounds. OTHER: ✓ 16. Dimensioned and scalable building elevations with keyed colors and materials. Show mechanical equipment and/or any proposed screening. Maximum size 24" x 36". ✓ 17. Color and materials board accurately representing the proposed project. ✓ 18. A rendering or photo montage showing the project in context is suggested. If submitted it must accurately show the project and be from a realistic perspective (5 to 6 feet above the sidewalk). N/A 19. Luminaire plan including location and type of street and site lighting if any changes to the existing fixtures are proposed. Include proposed fixture cut sheets, site light levels (foot-candles), and measures to shield adjacent properties from glare. V 20. All existing and proposed signage with sign designs and locations. \\deptstore\City Common\Teri\Revisions In Progress\Design Review-Administrative-Jan2011.docx March 24, 2011 CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 ADMINISTRATIVE Telephone: (206) 431-3670 DESIGN REVIEW - APPLICATION FOR STAFF USE ONLY Permits Plus Type: P -DR Planner: File Number: Li ` 001 Application Complete Date: Project File Number: 3G / o�46 `' Application Incomplete Date: Other File Numbers: NAME OF PROJECT/DEVELOPMENT: Blue Star Gas Facility BRIEF DESCRIPTION OF PROJECT (2) 1000 gallon LPG tanks with dispenser and overhead canopy LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 15838 International Blvd LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). Tax Parcel 2223049068 DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: Matthew Hendrick, P.E. (503) 364-4004 Address: 3150 22nd Street SE, Salem Oregon 97302 Phone: (503) 364-4004 FAX: E-mail: matth@pdgnw.com Signature: 10/ Date: itzi /2 c: y \\deptstore\City Common\Teri\Revisions In Progress\Design Review-Administrative-Jan2011.docx PFCEIVED NOV 242014 (;OMIi1UNI 1 Y DEVELOPMENT March 24, 2011 BLUESTARGAS Propane Sales & Service RECEIVED NOV 24 2014 GOMMU Y DEVO-OPM 15838 INTERNATIONAL BLVD SITE PLAN Li4Ob7' PROJECT DELIVERY GROUP Alliance AutoGas , %XLUESTARGAS Prgaan0 Sales & Service 15838 INTERNATIONAL BLVD SITE PLAN 1,1WM7C9 PROJECT �yNDELNERY GROUP • • kg Alliance AutoGas -•,.- *BLUESTARGAS Pono Sale. 8 Ser e 15838 INTERNATIONAL BLVD t SITE PLAN I4b7(p PRO ECT �,�,DELIVERY ~X. GROUP frWE$TARGAS Propano Salac S ServIce 15838 INTERNATIONAL BLVD SITE PLAN 1.14- O7(a I f Alliance AutoGas 5' 0" 5' 0" 24'-0" T G! Alliance AutoGas 1 *BYEITIIMAI 15838 INTERNATIONAL BLVD CANOPY SIGN DETAIL U44X17(a PROJECT DELIVERY GROUP BLUE STAR GAS PROPANE AUTO FUEL DISPENSER 15838 INTERNATIONAL BLVD 34th S PROJECT LOCATION SW 146th St. en 171 St (71)LII <<f Norm,v1dy PeTF' tri 2 TUKWILA, KING COUNTY, WASHINGTON NOVEMBER 20 14 S 133n1 St S 132i Seattle- Tacoma International Airport 1 IIT SI Se3Tac pa to 18.13 titAto 51 VICINITY MAP :P 5 ATTENTION EXCAVATORS: CAUTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION, DIMENSION, AND DEPTH OF ALL EXISTING UTILITIES, WHETHER SHOWN ON THESE PLANS OR NOT, BY POTHOUNG THE UTILITIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHALL INCLUDE CAWNG UTIUTY LOCATE @ 1-800-424-5555 AND THEN POTHOLING AU. OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFLICTS FX15T. LOCATIONS OF SAID UTILITIES A5 SHOWN ON THESE PLANS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATIONS. IF CONFUCTS SHOULD OCCUR, THE CONTRACTOR SHALL CONSULT PROJECT DELIVERY GROUP, LLC THROUGH THE OWNERS PROJECT MANAGER TO RESOLVE ALL PROBLEMS PPJOR TO PROCEEDING WITH CONSTRUCTION. 3 4 A 4 G 8 SHEET INDEX DRAWING NO. DESCRIPTION C-0.01 COVER SHEET C- I .01 SITE PLAN C-5.01 DETAILS 5-1.01 STRUCTURAL FOUNDATION AND ANCIIOR PLAN D-1.0 DEMOLITION/T.E.S.C. PLAN C-2.0 GRADING AND DRAINAGE PLAN LI LANDSCAPE PLANTING PLAN L2 LANDSCAPE IRRIGATION PLAN L3 LANDSCAPE IRRIGATION DETAILS 7 1 7 9 LI4OO1 (0 8 4 9 1 PREPARED MR: BLUE STAR GAS Propane Solon R. Service PREPARED BY: PROJECT DELIVERY GROUP Enryneen I LagxA/A/AS 1 PM. 111. 49413 EXPIRES: JUNE 8, 2015 DATESIGNED: /1-2u -iely BLUE STAR GAS 15838 INTERNATIONAL BLVD TUKWILA. WA 98188 REV1510N5 NO. DE5CRIPfION DATE BY PROJECT NO: 13084 IMORIZ PATUM: NAD 83 -WA NORTH VERT DATUM: WA NORIZ SCALE: A5 SHOWN VERT SCAM. A5 511014N DESIGN: KW DRAWN: CR5 OIECKED: APPROVED: SHEET TITLE COVER SKEET C — 0 . 0 I EXISTING AREA LIGHT SERVICE ENTRY : 5'. LANDSCAPE STRIP LANDSCAPE STRIP PROPERTY UNE TENTATIVE DUCT BANK LOCATION 20' TALL LIGHT (FUTURE) — 20' SUPERIOR. MldCom DISPENSER (IWO H05E5) PROPOSED FUTURE PREFABRICATED 2 -POLY CANOPY (24'22G') BOLLARD: TYP. 12' LANDSCAPE STRIP 4' WHITE STRIPING 12.0 23'0 M/N. 29.0 MIN PROPERTY UNE BOLLARD, TYP. SEE DETAIL 2/— (2) 1000 GAL `PROPANE TANK TENTATIVE DUCT DANK LOCATION PLANTER r INSTALL PRE -FABRICATED CONCRETE WHEELSTOP 3' BACK FROM STRIPING, (TYP.) 7 4' WHITE STRIPING 41.0 TYP (I) 20 LB. ABC FIRE EXTINGUISHER PLANTERS DIMENSIONED TO ACCOMMODATE "'will. ONE-WAY TRAFFIC 4 ANGLED COMPACT PARKING SPACES 19.0 \ \ \ J - SECONDARY POST -MOUNTED EMERGENCY SHUTOFF '4/1/ ; / INSTALL 'RESERVED PARKING' (SDOT R7-801), AND VAN ACCESSIBLE' (WSDOT R7 -801A) EXISTING BUILDING 2 3 /'/ • • PROPERTY LINE /1./ / / / /4/1 '2/ 4 1 5 A 7 EXISTING AREA LIGHTS } ‚ft L. / / P / ' EXISTING BUILDING 1 / 7 7 it 4, 1, 1, I / PAINT (4) 8' x 20 fI PARALLEL PARKING / STALLS, 4' WHITE STRIPING 8 r 9 U4-000 8 0 L N - u! 'tztl 31: W cit s 0 0 ' 2W C=1 ;vz - z LI 0 10' 20' 30' A 9 PREPARED FOR: BLUE STAR GAS 1"ropono Sala, & So,vlco PREPARED BY: PROJECT DELIVERY GROUP E g,cers 1 Land surveyors 1 Project Managers EXPIRES: JUNE 8, 2015 DATE SIGNED: H`L BLUE STAR GAS 15838 INTERNATIONAL BLVD TUKWILA, WA 98188 REVISIONS 140. DESCRIPTION DATE DY PROJECT NO: 13064 110164 DATUM: NAD 63 -WA NORTH VERT DATUM: WA HOW SCALE: A5 SHOWN VERT SCALE: A5 5HOWN DESI5N: KW DRAWN: CRS CHECKED: APPROVED: SHEET TITLE SITE PLAN C -I .OI F D C 1 8 8 A 2 7 3 7 NO SMOKING SIGN TO BE LOCATED ON EACH TANK 5 I 6 DANGER LAMMABLE GAS NO SMOKING WITHIN 25 FEET r BOLLARD, TW. 50 2/- \`'/\\//\\/Z\•\\ \ /- \\\/\\/\\/\/\\j\ / rMINLLARDS TO BE 4' SCHEDULE 40 PIPE FILLED WITH CONCRETE, 4' EXPOSED, 3' BURIED. TW. 3.0 MINIMUM T P % \ \/\\\/\\/\\ \\f\\. \/// / j:\ / / // /'` Xi\ /,\\i . \ j\\\". /\\ /` >, j)/ /XY>> \\i\ \t/ OTANK PROFILE VIEW 5 if NT5 3.0 BOLLARDS LOCATED ADJACENT TO TRAFFIC AISLES SHALL BE PAINTED BRIGHT YELLOW. INSTALL 2 BANDS OF RW A5TM TWE 111 RETROREFLECTIVE TAPE, SPACED 0 APART AND 3' BELOW THE TOP OF POST 4.0 TYP \\r\/\ j\`/\ K 1 /\/\\/\\//\ //, /i, / %i mx- E D C B A 2 7 3 7 4 r \'l\� \ff\ff\T� /77 \/-77\/\\\ f\\ /\ /\f/\\- jf/ \\7 // �/%/�/�// %\,///i�\ ii\ / 72* /;:), 5 \5 // >',/ is/,/// /7/ .7›. /,//i/,//, f / /��/\ff�ff/f�f�f�� /\\/. \ \, /S f/\./\ff\/f 2'-O' Z, \iii/�\/G� VERIFY BOLT LOCATION. TANK BASE DIMENSIONS. AND DIMENSIONS OF TANK BASE. rL.maJ� I I jr\/�%j \%es\/\'`,/;\>/> -"s j \ =�\� ' \' / \\f\f\•" /Xff/\ff\/\/`f\/\f %f/f!�ff/ /\/ \f .`/\f\f. \/\/\ \\ ,.--s' -1, f,/fj/J�z'o\\_ j;\�\i/\�, 3,.4 N)-7-<,-----:,.c.7.-:-..<77--<-7-<-7-<7,-,\-- , y //�f\ j<y/-<J, 7\/- 15•-11' 4' 0 ANCHOR BOLT. 5EE NOTE TO RIGHT. 2' CLR W\�ifi \\/\\��\�`\\f\\\/jam\/f/ff,�/�fjf�f�\// /�////\i\/ ,�. . \ \Y \/\''' d \/• \\7\<<\/\\f\„\•\/ \<\,•sc \ �f \ dfs.,.,//>.///'���fo\<,-es/,/• \NA; ...,••\‘‘,.,.,/< % i% , //>. / // ›/,//\//'\ \f .i\ \\ f/i,-%i\f/\/\\f%\JiJ1fj/fes/� \\,L\3:/\/\\j��\ j/�j\\/\. A a 4 4 2 4 3 11 4 1 /\//,\f/\/ �/ /,/moi \,,\ / /'< 5 2-64'5@ 18.00 8-645@G' OC 1 6 6 7 7 GENERAL NOTE5 y 8 r GENERAL 1. THESE NOTES ARE GENERA.. SPECIFIC INFORMATION ON THE DRAWINGS DIFFERING PROM THESE NOlE55HALL APPLY. 2. THE CONTRACTOR SHALL VIEW VERIFY ALL DIMENSIONS SHOWN ON THESE DRAWINGS PRIOR TO CONSTRUCTION. 3. A11 CODES, STANDARDS, AND SPECIFICATIONS 5HA11 BE OF THE LATEST REVISIONS UNLESS NOTED OTHERWISE. FOUNDATIONS 1. FOOTINGS SNAIL EXTEND INTO FIRM. UNDISTURBED, NATURAL 5011. OR PAVEMENT STRUCTURAL SECTION. 2.IF 50E7, UNSTABLE 50115 OR WATER TABLE ARE ENCOUNTERED WRING EXCAVATION, CONTRACTOR IS TO CONTACT ENGINEER OF RECORD IMMEDIAT?IY. YORK DONT: WI1HO1N' THE ENGINEERS APPROVAL 15 THE CONTRACTORS RE9PON51BIIUTY. CONCRETE 1. ALL CONCRETE SHALL HAVE A MINIMUM COMPRESSIVE STRENGTH OF 2500 P51 AT 28 DAYS. CONCRETE DESIGN 5 BASED ON A COMPRESSIVE STRENGTH OF 2500 P51. 2.12EINFORCEMENT SHALL CONFORM TO A5TM AG 15. GRADE GO MINIMUM. DEFORMED. FABRICATE REINFORCEMENT PER AC1318-05. CLASS 9' Sft10ES UNLESS NOTED OTHERWISE. 3.RON208211 218 SHALL BE CONTINUOUS BENTAROUND CORNERS, OR CORNER MPS OP ITR` SAME 512E MAY 6i'. 155181128 WITH MINIMUM LEG LENGTH TNAT CONFORMS TO AG 318-05, CIA55 9.5PUCE5. 4.1-001 ALL O805E0 EDGES 51111 A CONCAVE 700055 DEVICE. 5.CONCRETE WORK SHALL BE IN ACCORDANCE WITH ACI 1 17 AND AO 301. G.CMT IN PLACE CONCRETE SHALL MEET THE FOLLOLNNG REQUIREMENTS: • AO 117 - STANDARD SPECIFICATIONS FOR TOLERANCES FOR CONCRETE CONSTRUCTION AND MATERIALS • AC1301 - SPECIPICATIONS FOR STRUCTURAL CONCRETE • AC 1 302 - GUIDE FOR CONCRETE FLOOR AND 51A7 CONSTRUCTION • AO 305 - HOT WEATHER CONCRETING • AO 306.COW WEATHER CONCRETING 7.WELD1NG OF REINFORCING BARS SHALL NOT BE PERMITTED. 1000 GAL. PROPANE TANK — 3'-5' 0 I •-82' 9 t 0 x 3' 51MP50N STRONG -BOLT 2. ONE BOLT AT EACH LEG. j\\/\\/\\jam 7 \ !\\\\i>\�/\\/ 4 4' 0' 2-14'5@ 18.00 8-145 @ OC Ll4-4Y7( 8 1 9 J PREPARED FOR: BLUE STAR GAS Propane St1109 K SarviCe PREPARED BY: 41) RI,.OJ ECT DELIVERY GROUP Ent•xees 115161408)105 1Alta Manages EXPIRES: JUNE 8, 2015 DATE SIGNED: /r -2v -2a!5 2 BLUE STAR GAS 15838 INTERNATIONAL BLVD TUKWILA. WA 98188 REVISIONS NO. DESCRIPTION DATE BY PROJECT NO: 13084 IIORIZ DATUM: NAD 63 -WA NORTH VERT DATUM: WA HOR12 SCALE: 85 SHOWN VERT SCALE: A55HOWN DESIGN: KW DRAWN: CR5 CHECKED: APPROVED: -41 511EET TITLE STRUCTURAL FOUNDATION AND ANCHOR PLAN 5-I .01 21 ry 0 0 z WEST QUARTER CORNER SECTION 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. FOUND "X" IN 3" BRASS DISC, INCASED, V,SITED 9-8-1999 211:„4.4 25.97 28 27 63.46' STORM DRAINAGE INLET PROTECTION AT DOWNSTREAM CB LSOUTHWEST CORNER SECTION 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M FOUND TACK IN 1" IRON PIPE, INCASED, VISITED 7-23-2004 / SW 1/4, SW 1/4 SECTION 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. SET TACK IN IN LEAD., q - f 989'43'00"E .44' / STORM DRAINAGE INLET e PROTECTION (TYP) n co N 0 N89143'00- CHAIN LINK FENCE CTR / STAGING AREA / 4" SANITARY SES L'1 AAI/OXIMATE LOCATION OF CC XIm 4' 0/-9.5 /-9 VA EYL60 GRADE PER VALLEY VIEW SEESR DISTRICT 'NO THEAST/ _ TEES TO 15' NORTHEAST/ SANrrARY SOUTHWEST MAIN LINE TEMPORARY CHAIN UNK FENCE WITH ,.....- EROSION EROSION EELS (OR APPROVED EQUAL INSTALLED ON UPSTREAM SIDE./ XIMATE LOCATION STORM 51AIN LINE PER VALLEY VISA SEVER DISTRICT ASSUILTS 249.13' 4'-0" MIN. I 4'-0" MIN. 2610.20' S89'43'00"E 2636.12' `4 TIMES POST DIA. NOTE: 8'-0" TAU. FENCE UNLESS OTHERWISE NOTED. TEMPORARY CHAINLINK FENCE MOVEABLE CONCRE BLOCKS (TYP.) NTS T APPROXIMATE LOCATION OF SANITARY SEWER - LINE PER VALLEY VIEW SEWER 01STRICT ASBUILTS- 63 l‘ CATCH BASIN STANDARD GRATE RIM 352.68 CONC N 351.27 IE ` CONC E 351.27 IE STORM DRAINAGE INLET PROTECTION (TYP) FILTER FABRIC IN CATCH BASIN SOUTH QUARTER CORNER - SECTION 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. FOUND COPPER NAIL IN CONCRETE POST, INCASED, VISITED 7-1-2002 CONTRACTOR TO TRIM EDGES TO PREVENT TRIPPING. OVERFLOW FLAPS FILTER FABRIC BAG (SEDIMENT TRAP) MIRAFI 100X OR EQUAL (MATERIAL) TEMPORARY INLET PROTECTION NTS gg pDN GA3P/ STA%0ED OF48UILDINGNFA E 22 27 GRAPHIC SCALE I (III FEET) 1 Inch = 20 ft SEEDING/STABILIZATION NOTE: TEMPORARY SEEDING MAY BE USED THROUGHOUT THE PROJECT ON DISTURBED AREAS THAT HAVE REACHED FINAL GRADE OR THAT WILL REMAIN UNWORKED FOR MORE THAN 30 DAYS. PERMANENT SEEDING - ALL AREAS AT FINAL GRADE WITHIN THE AREAS SHOWN ON THE LANDSCAPE PLANS, MUST BE COVERED BY HYDROSEED. PROVIDE TEMPORARY IRRIGATION FOR HYDROSEEDING FOR A MINIMUM OF ONE GROWING SEASON UNTIL THE SEED STABIUZES. THE OPTIMUM PERMANENT SEEDING WINDOW IS APRIL 1 THROUGH JUNE 30 AND SEPTEMBER 1 THROUGH OCTOBER 1. SEEDING OUTSIDE OF THESE WINDOWS MAY REQUIRE IRRIGATION OR MULCH/PLASTIC COVER UNTIL 75 PERCENT GRASS COVER IS ESTABUSHED. LEGEND PROPERTY LINE LIMITS OF DISTURBANCE EROSION EEL, STRAW WATTLE, OR APPROVED EQUAL TEMPORARY CHAIN LINK FENCE INLET PROTECTION PER DETAILS DEMOLITION NOTES (PACLAND) x x x 1. DEMOUTION NOTES ARE FOR CLARIFICATION ONLY AND ARE SHOWN FOR THE CONTRACTOR'S BENEFIT. THESE NOTES ARE NOT INTENDED TO BE COMPREHENSIVE. THE CONTRACTOR SHALL REMOVE OR RELOCATE ALL EXISTING ON-SITE IMPROVEMENTS NECESSARY TO ACCOMMODATE THE PROPOSED CONSTRUCTION. 2. THE DESIGN SHOWN IS BASED UPON THE ENGINEER'S UNDERSTANDING OF THE EXISTING CONDITIONS. THE PLAN DOES NOT REPRESENT A DETAILED FIELD SURVEY. THE EXISTING CONDITIONS SHOWN ON THIS PLAN SHEET ARE BASED UPON THE SURVEY PREPARED BY CENTER POINTE CONSULTANTS, DATED SEPTEMBER 3, 2014. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING FIELD CONDITIONS PRIOR TO BIDDING THE PROPOSED SITEWORK IMPROVEMENTS. IF CONFLICTS ARE DISCOVERED, THE CONTRACTOR SHALL NOTIFY THE OWNER PRIOR TO INSTALLATION OF ANY PORTION OF THE SITEWORK WHICH WOULD BE AFFECTED. IF CONTRACTOR DOES NOT ACCEPT EXISTING SURVEY, INCLUDING TOPOGRAPHY AS SHOWN ON THE PLANS, WITHOUT EXCEPTION, HE SHALL HAVE MADE, AT HIS OWN EXPENSE, A TOPOGRAPHIC SURVEY BY A REGISTERED LAND SURVEYOR AND SUBMIT IT TO THE OWNER FOR REVIEW. 3. CONTRACTOR IS TO REMOVE ALL EXISTING SURFACE IMPROVEMENTS AND DEBRIS WITHIN THE UMITS OF WORK UNLESS OTHERWISE NOTED. ALL DEBRIS FOUND ON SITE SHALL BE DISPOSED OF IN ACCORDANCE WITH APPUCABLE STATE CODES. 4. CONTRACTOR TO PROTECT EXISTING FEATURES WHICH ARE TO REMAIN. 5. ABANDONED PIPES LOCATED OUTSIDE PROPOSED BUILDING PAD UMITS WITH AN EXCESS OF 3' COVER MAY BE DECOMMISSIONED AND ABANDONED IN PLACE, PROVIDED THAT THESE ABANDONED UTIUTIES ARE GROUTED AND CAPPED. EXISTING SUBSURFACE IMPROVEMENTS AND DEBRIS WITHIN THE PROPOSED BUILDING PAD AREA, INCLUDING 10' BEYOND FOUNDATIONS, SHALL 8E REMOVED. SEQUENCE OF CONSTRUCTION 1. HOLD A PRE -CONSTRUCTION MEETING WITH CITY AND OBTAIN REMAINING REQUIRED PERMITS FOR ALL WORK WITHIN PUBUC RIGHT OF WAY AND ON-SITE. 2. ALL NECESSARY CONSTRUCTION SIGNAGE MUST BE IN PLACE PRIOR TO START OF CONSTRUCTION. 3. ESTABLISH LIMITS OF DISTURBANCE AND INSTALL CHAIN UNK FENCE AROUND PROJECT AREA. 4. INSTALL EROSION EELS AND STRAW WATTLES AS SHOWN ON THE PLANS. 5. INSTALL INLET PROTECTION ON ALL EXISTING STORM DRAINAGE STRUCTURES TO REMAIN. 6. SAWCUT AND REMOVE ASPHALT TO INSTALL UTIUTIES AND FOOTINGS FOR PROPANE TANKS, Rrj9E AL 41STINQ• FEATURES PER DEMOUTION PLAN. CLEAR, GRUB, AND STRIP THE SITE AS NECESSARY. 7. BEGIN ROUGH GRADING THE SITE. 8. TEMPORARILY STABIUZE DENUDED AREAS. 9. INSTALL UTIUTIES.- 10. START CONSTRUCTION OF BUILDING PADS AND FOUNDATIONS UPON BUILDING PERMIT APPROVAL. ' 11. COMPLETE ROUGH GRADING ACTIVITIES. 12. FINISH PAVING THE SITE. 13. REMOVE ALL TEMPORARY SEDIMENT AND EROSION CONTROL AFTER INSPECTOR HAS DETERMINED THE SITE IS COMPLETELY STABILIZED, WITH PERMANENT STABIUZATION AND/OR LANDSCAPING. ii g acr MAINTENANCE ALL MEASURES STATED ON THIS EROSION AND SEDIMENT CONTROL PLAN, SHALL BE MAINTAINED IN FULLY FUNCTIONAL CONDITION UNTIL NO LONGER REQUIRED FOR A COMPLETED PHASE OF WORK OR FINAL STABILIZATION OF THE SITE. ALL EROSION AND SEDIMENTATION CONTROL MEASURES SHALL BE CHECKED BY A QUALIFIED PERSON IN ACCORDANCE WITH THE CONTRACT DOCUMENTS OR THE APPLICABLE PERMIT, WHICHEVER IS MORE STRINGENT, AND REPAIRED IN ACCORDANCE WITH THE FOLLOWING: 1. INLET PROTECTION DEVICES AND BARRIERS SHALL BE REPAIRED OR REPLACED IF THEY SHOW SIGNS OF UNDERMINING, OR DETERIORATION. 2. ALL SEEDED AREAS SHALL BE CHECKED REGULARLY TO SEE THAT A GOOD STAND IS MAINTAINED. AREAS SHOULD BE FERTILIZED, WATERED, AND RESEEDED AS NEEDED 3. EROSION EELS OR STRAW WATTLES SHALL BE REPAIRED TO THEIR ORIGINAL CONDITIONS IF DAMAGED. SEDIMENT SHALL BE REMOVED FROM BOTH WHEN IT REACHES ONE-THIRD THE HEIGHT OF THE EEL OR WATTLE. 4. CATCH BASIN INLETS SHALL BE CLEANED OR REPLACED PER THE MANUFACTURER'S RECOMMENDED SCHEDULE. 5. SINCE THE SITE IS COMPLETELY PAVED, A CONSTRUCTION EXIT IS NOT NECESSARY. THE CONTRACTOR IS TO ENSURE THAT THERE IS NO TRACKING OR FLOW OF MUD OR DIRT ON TO PUBUC RIGHTS-OF-WAY FROM THE SITE. IF TRACKOUT BECOMES AN ISSUE, MEASURES SUCH AS A WHEEL WASH, SHAKER PLATES, RUMBLE STRIP, OR OTHER APPROVED MEASURES MAY BE NECESSARY. TRACKING OR FLOW OF MUD ONTO PUBUC RIGHTS-OF-WAY. 6. THE CONTRACTOR STAGING AREA SHALL BE KEPT IN GOOD CONDITION (SUITABLE FOR PARKING AND STORAGE). No. Date By Revision Description Deemed Bye JW( Drawn By CLP Checked Bp JWT Tale Date. 11/19/2014 PERMIT Proled No; 50-250-009 .. - -_ 14005 60106 Subs 345 Renese, WA 98004 T (425) 95399501 F (425)453-8208 P.dwom BLUE STAR GAS FACILITY 15838 INTERNATIONAL BLVD TUKWILA, WA DEMOLITION/T.E.S.C. PLAN L14iXffls D-1.0 WEST QUARTER CORNER SECTION 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. FOUND "X" IN 3" BRASS DISC, INCASED, VISITED 9-8-1999 0 22 28 Y 27 25.92' / 359.14 358.56 358.34 358.23 358.13 357.92 SW 1/4, SW 1/4 SECTION 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. STAAT CNDARD CH BASURIN ATE RIM 357 B7 C .q9 4' PVVF355:59 I 4" DI STORM DRAIN TC:357.86 357x59 TP:357.36 (RIM) VTP:357. .• 71.5% IE= 354.69 10 LF 6" TRE.N6114, DRAIN 2.0%.. 7% 589'43'00"E -mot Amico=r: N PV -4Q Sy TP:357. TP: 357.74 TC: 358.56 TP:358.16 358.1 358.14 358.18 `357.43 5.44357.37 r -TC: 357.78 MEET AND MATCH EXISTING CURB SET TACK IN LEAD 3 7.57 "357.441.83 TP: 357.28 (EXISTING) 356.77 INSTALL NEW SE . ASPHALT F USH F WITH EXISTI G 35 5.55 ASPHALT ( O / O .67 IIIII)111 1111E11111 357.88 357.59 `357.16 357.74 `357.62 \ .357.12 356-53, INSTALL NEW >356.13 357.451T1 EX STING H ASPHALT ( .) / >356.20 1-355151 355.33 355.78 355.49 \-355.58 / SLOPE PAVEMENT TO DRAIN TOWARD EXISTING CATCH BASIN SOUTHWEST CORNER SECTION 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. FOUND TACK IN 1" IRON PIPE, INCASED, VISITED 7-23-2004 63.46' N89'43.00" 249.13' 2610.20' 589'43'00"E 2636.12' T `354.97 357.15 ( 360.08 56.86 356.84 \359.¢7 i 1- /355.08 356.41 it -355.86 L 354.86 [354.68/I' 354.55 I • I. L a -441 APPROXIMATE LOCATION Y µ OF STSIII DRAIN LITE /1. PER VALLEY VIED SEM81 DISTRICT ASIIUILLTS A 354.13 (354.35 /- y y5N' ; 353.78 3 MAITAIN FLOW / /PATTERN BETWEEN/ EXISTING CURB • AND NEW ISLAND 353.13 352.80 3.24 CATCH BASIN STANDARD GRATE RIM 352.58 ' CONC N 351.27 IE 5' CONC E 351.27 IE U0 1 FN SOUTH QUARTER CORNER SECTION 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. FOUND COPPER NAIL IN CONCRETE POST, INCASED. VISITED 7-1-2002 SOIL AMENDMENT NOTES 22 ---K4 27 (EXCERPTED FROM K.C.C. 16.82.100) F. THE DUFF LAYER AND NATIVE TOPSOIL SHALL BE RETAINED IN AN UNDISTURBED STATE TO THE MAXIMUM EXTENT PRACTICABLE. ANY DUFF LAYER OR TOPSOIL REMOVED DURING GRADING SHALL BE STOCKPILED ON-SITE IN A DESIGNATED, CONTROLLED AREA NOT ADJACENT TO PUBUC RESOURCES AND CRITICAL AREAS. THE MATERIAL SHALL BE REAPPLIED TO OTHER PORTIONS OF THE SITE WHERE FEASIBLE. G.1. EXCEPT AS OTHERWISE PROVIDED IN SUBSECTION G.2. OF THIS SECTION, AREAS THAT HAVE BEEN CLEARED AND GRADED SHALL HAVE THE SOIL MOISTURE HOLDING CAPACITY RESTORED TO THAT OF THE ORIGINAL UNDISTURBED SOIL NATIVE TO THE SITE TO THE MAXIMUM EXTENT PRACTICABLE. THE SOIL IN ANY AREA THAT HAS BEEN COMPACTED OR THAT HAS HAD SOME OR ALL OF THE DUFF LAYER OR UNDERLYING TOPSOIL REMOVED SHALL BE AMENDED TO MITIGATE FOR LOST MOISTURE -HOLDING CAPACITY. THE AMENDMENT SHALL TAKE PLACE BETWEEN MAY 1 AND OCTOBER 1. REPLACED TOPSOIL SHALL BE A MINIMUM OF EIGHT INCHES THICK, UNLESS THE APPLICANT DEMONSTRATES THAT A DIFFERENT THICKNESS WILL PROVIDE CONDITIONS EQUIVALENT TO THE SOIL MOISTURE -HOLDING CAPACITY NATIVE TO THE SITE. REPLACED TOPSOIL SHALL HAVE AN ORGANIC MATTER CONTENT OF BETWEEN EIGHT TO THIRTEEN PERCENT DRY WEIGHT AND A PH SUITABLE FOR THE PROPOSED LANDSCAPE PLANTS. GRAPHIC SCALE . nn w 111111 (I FEET) 1 Inch - 20 SL LEGEND PROPERTY UNE EXISTING CONTOUR TRENCH DRAIN STORM DRAIN TOP CURB ELEVATION TOP PAVEMENT ELEVATION EXISTING SPOT ELEVATION SLOPE ARROW GRADING NOTES (PACLAND) - - - 356 - - - TC: XXX.XX- TP: XXX.XX '-XXX.XX .7 X. XXX 1. THE SPOT ELEVATIONS INDICATED ON THIS PLAN REPRESENT THE DESIGN TOP OF PAVEMENT, UNLESS OTHERWISE NOTED. 2. CONTRACTOR IS RESPONSIBLE FOR DEMOLITION OF EXISTING STRUCTURES INCLUDING REMOVAL OF ANY EXISTING UTILITIES SERVING THE STRUCTURE. UTILITIES ARE TO BE REMOVED TO THE RIGHT-OF-WAY. 3. ALL PERMANENT CUT AND FILL SLOPES SHALL BE CONSTRUCTED PER THE UBC CODE AND APPUCABLE LOCAL REGULATION. ALL PERMANENT CUT AND FILL SLOPES SHALL BE 3:1 OR FLATTER UNLESS OTHERWISE NOTED. 4. CONTRACTOR SHALL ASSURE POSITIVE DRAINAGE AWAY FROM BUILDINGS FOR ALL NATURAL AND PAVED AREAS AND SHALL GRADE ALL AREAS TO PRECLUDE PONDING OF WATER. 5. ALL POLLUTANTS OTHER THAN SEDIMENT ON-SITE DURING CONSTRUCTION SHALL BE HANDLED AND DISPOSED OF IN A MANNER THAT DOES NOT CAUSE CONTAMINATION OF STORMWATER. THE CONTRACTOR SHALL ADHERE TO ALL TERMS AND CONDITIONS AS OUTLINED IN THE GENERAL N.P.D.E.S. PERMIT FOR STORMWATER DISCHARGE ASSOCIATED WITH CONSTRUCTION ACTIVITIES. 6. PROPERTIES AND WATERWAYS DOWNSTREAM OF THE SITE SHALL BE PROTECTED FROM EROSION DUE TO INCREASES IN THE VOLUME, VELOCITY AND PEAK FLOW RATE OF STORMWATER RUNOFF FROM PROJECT SITE. 7. CONSTRUCTION SHALL COMPLY WITH ALL APPLICABLE GOVERNING CODES AND BE CONSTRUCTED TO SAME. 8. ALL EARTHWORK SHALL CONFORM TO THE PROJECT GEOTECHNICAL REPORT RECOMMENDATIONS, UNLESS APPRO OTHERWISE BY THE PROJECT GEOTECHNICAL ENGINEER. 9. FOR LAYOUT INFORMATION REFER TO THE SITE PLAN. STORM DRAINAGE NOTES (PACLAND) ' 1. ALL WORKMANSHIP AND MATERIALS SHALL CONFORM TO THE MOST CURRENT APPUCABLE LOCAL STATE, AND FEDERALI' STANDARDS. ti .. 2. EXISTING DRAINAGE STRUCTURES TO BE INSPECTED AND REPAIRED AS NEEDED, AND EXISTING PIPES TO BE CLEANED OUT TO REMOVE ALL SILT AND DEBRIS. 3. IF ANY EXISTING STRUCTURES TO REMAIN ARE DAMAGED DURING CONSTRUCTION IT SHALL BE THE CONTRACTOR'S RESPONSIBIUTY TO REPAIR AND/OR REPLACE THE EXISTING STRUCTURE AS NECESSARY TO RETURN IT TO EXISTING CONDITIONS OR BETTER. 4. STORM DRAINAGE PIPE WITH LESS THAN 2'-0" COVER SHALL BE CLASS 50 DUCTILE IRON PIPE, OR APPROVED EQUAL, TO SUSTAIN H-20 LOADING. 5. ALL ONSITE STORM DRAINAGE PIPE SHALL BE SMOOTH-WALLED INTERIOR, MANUFACTURER'S VERIFICATION OF MANNING'S ROUGHNESS COEFFICIENT N=0.012 OR LESS. 6. PRECAST STRUCTURES MAY BE USED AT CONTRACTOR'S OPTION. 7. ALL CATCH BASINS AND AREA DRAINS ARE TO BE SITUATED SUCH THAT THE OUTSIDE EDGE OF GRATE FRAME IS AT TOE OF CURB OR FLOW LINE OF GUTTER (WHERE APPUCABLE). 8. CATCH BASIN INLET PROTECTION / EROSION CONTROL TO BE USED FOR ALL NEW INLETS. 9. ALL STORM PIPE ENTERING STRUCTURES SHALL BE GROUTED TO ASSURE CONNECTION AT STRUCTURE IS WATERTIGHT. 10. ALL STORM SEWER MANHOLES IN PAVED AREAS SHALL BE FLUSH WITH PAVEMENT, AND SHALL HAVE TRAFFIC BEARING RING AND COVERS. MANHOLES IN UNPAVED AREAS SHALL BE 6" ABOVE FINISH GRADE. UDS SHALL BE LABELED "DRAIN 11. ALL STORM STRUCTURES SHALL HAVE A SMOOTH UNIFORM POURED MORTAR INVERT FROM INVERT IN TO INVERT OUT, UNLESS OTHERWISE SHOWN IN THE CATCH BASIN DETAIL 12. CONTRACTOR SHALL CONNECT ROOF DRAIN LEADERS TO PROPOSED STORM DRAINS AS SHOWN. 13. TRENCH DRAIN SHALL BE ZURN Z886 -HD WITH CONCRETE ENCASEMENT. Aar ,krIF 5 S ,y CLr 14-0040 No. Date ByRevision Description Deepled Br JWf Drawn Br CLP Checked Br JWT Imus Dates 11/19/2014 PERUIT Probe) No. 50-250-009 A / ▪ , 1400 SEBe1 S. Sae 345 Slime, WA90O4 T (425)4534501 F (425)45342C6 wwv.Pedwo mM BLUE STAR GAS FACILITY 15838 INTERNATIONAL BLVD TUKWILA, WA GRADING AND DRAINAGE PLAN C-2.0 WAINLACK 115 4 4 MIN 1.5x 1.5114. APPROVED STAKE MATERIAL ALL STAKES SHALL BE DRIVEN OUTSIDE THE EDGE OF THE ROOT BALL AMENDED BACKFILL (PLASTIC).AS ROOT BARRER _ $ETB 0) W GRADE ONSIDE TO ) BE PROTECTED (Public Strest/Sldaedk).: COMPACTED ALENDED SACKFUL TAMP SOIL AROUND ROOT BALL BASE FIRMLY MTh FOOT PRESSURE 50 THAT ROOT BALL DOES NOT SIFT. 44 • " EACH TREE M11ST BE PLAITED ST101 THAT TIETRUNK RARE IS SW ii TRAM WIE7EP ifelRUNKp FLARE 5 NOT VISIBLE SHALL HE ROOT NOT COV TEMP OF THE TIQ1101 TIES ONLY 01011041 TO KEEP FROM SUPPING. ALLOW FOR SOME 181114K MOVEMENT. CHANWCK SHALL BE LONG 010101 TO ACCOMMODATE 1.5 N. OF GROVRH. 481 HIGH EARTH SAUCER BEYOND EDGE OF ROOT BALL FINISH GRADE IFOOT PPNNTT IS SHIPPED NTH A 81RE BASKET AROUND THE ROOT BALL CVT THEA E BASKET IN FOUL PLACES AND FOLD DOWN 8 N. INTO PLANTING HOLE ST TOP OF R00T BALI. FLUSH TO GRADE 1-2 N. HIGHER IN SLOVLY DRAINING SOLS O DECIDUOUS TREE PLANTING NOT TO SCALE PLANT SCHEDULE C S mbo=otanical/ Common Name TREES: drdnatuml VINE MAPLE Liquldambar s. 'Rotundlloba'/ SWEETGUM 19 109 10 6 5 21 5 11 0 a'Chantideer/ FLWG. PEAR SHRUBS/ PERENNIALS: Size/ Remarks min. 7 cal. min. 2-1/7 cel., min. 2" cai. Ilex c. 'Convexo'/ JAPAN. BOXLEAF HOLLY min. 18- spr. Mahonla repass! CREEPING MAHONIA Pinus m. 'WhBebud'/ MUGHO PINE Ribes s. 'King Geo. VII'/ FLWG, CURRANT Juniperus c. 'San Jose'/ JUNIPER Pennlsetum a. 'Hamlyn'/ FOUNTAIN GRASS Polystichum munitum / SWORD FERN Vacdnlum mak./ EVERGREEN HUCKLEBERRY 1 gal. cans min. 24' spr. min. 24• hgt min. 2 gal. cans min. 1 gal. cans EDN. 5 fronds ©17 o.a min. 24• hgt. • Plan names shown In'bold' are native/ drought tolerant • If plant quantity shown on schedule conflicts with what is represented by symbol • Plant sizes are spedfled per the Ameluan Standard for Numery Stock, Publication - May 2, 1988 sponsored by the American Association of Nurserymen, Inc. on Plan, the quantity represented by symbol shall be used. GENERAL NOTES: 1. Coordinate work with other trades as required. Determine location of underground utilities and perform work in a manner which will avoid possible damage. Coordinate with Utilities Underground Location Center and Owner for locations of existing underground utilities, etc. servicing or routed through the site. 2. Provide protection of all property, persons, work in progress, structures, utilities, walls, walks, curbs and paved surfaces from damages incurred arising from this work. The Contractor shall pay for any such damage at no additional cost to the Owner. 3. Prior to beginning any construction activities, erect Tree Protection around existing street tree to be retained. 4. During construction, keep pavements, building clean. Protect site and adjacent properties from damage due to construction operations, operations by other Contractors/trades and trespassers. Unfinished and completed work shall be protected from damage by erosion or trespassing, and proper safeguards shall be erected to protect the Public. 5. Staking and Layout: Immediately notify Landscape Architect in writing of any variance between plans and actual site. Landscape Architect has the right to adjust the location of elements. Verify layout with Landscape Architect prior to any installation work. 6. Verify installation conditions as satisfactory to receive work. Do not install any site elements until any unsatisfactory conditions are corrected. Beginning of work constitutes acceptance of conditions as satisfactory. When conditions detrimental to plant growth/contructed elements, are encountered such as rubble fill, adverse conditions, or obstructions, notify Landscape Architect. PLANTING NOTES: 1. Planting soil for new planting areas shall be a pre -approved approved Compost cultivated into the existing prepared subgrade. If existing subsoil is deemed not suitable by Landscape Architect, a pre -mixed soil with a 'Sandy Gravelly Loam' texture shall be used to achieve finish planting grades. Provide textural and nurtrient analysis of imported Sandy Gravelly Loam for approval. 2. Soil Preparation: Planting Beds: Determine/ attain shrub bed subgrade and cultivate to a minimum depth of eight inches (8"), dean/ remove all rocks, roots, debris over two inches in diameter. Lay a two inch (2") depth of Compost (or three (3") depth of imported soil mix) over entire bed and till again to a minimum depth of six inches (6") to incorporate Compost thoroughly into grade. Then lay a two inch lift of Compost (or four (4") depth of imported soil mix) and till again. (total of 4" of added Compost or total of 7" of imported soil mix). Note that finish grade of mulched beds shall be one inch (1") below adjacent paved surfaces. 3. Fertilize all installed plants during backfill operations with 4-2-2 Agro Transplanter as recommended by Manufacturer. Fertilize lawn with lawn 'Starter fertilizer as recommended by Manufacturer. 4. Substitutions or changes In materials and placement shall be made only on the written change orders as agreed between Contractor, Landscape Architect and Owner. 5. Mulch all beds with a minimum 2 inch (2") depth of approved 'mulch'. Finish grade of mulch shall be 1" below adjacent hard surfaces/ walls. 6. Stake trees per detail and as directed by Landscape Architect. 7. Maintenance: Provide landscape maintenance immediately after planting and pruning, resetting of plants, restoring eroded areas, adjustments to staking and removal of weeds/debris as required for healthy growth of plants. Maintain until Final Acceptance, but in no case less than 30 days (including a min. of two lawn mowings if applicable). 8. The Landscape Architect retains the right to inspect trees, shrubs and groundcover for compliance with requirements for plant size and quality at any time. This includes but is not limited to size and condition of rootballs, root systems, insects, latent injuries and defects. Remove rejected material immediately from project site. n 0 11 7 L Ex. sSub Bed /1 // 1/ 1/ i/?4tN i. \ ' .},'.' 141. . ...•4 , .1 - \ ° c ///i/////////////////////i//////////` (4i•/// / / / //////////// LANDSCAPE NOTES: Parking Area Planting Required: 25 stalls Parking Area Planting Provided: Trees Required: min Trees Provided: /v= ROOTBALL DEP ROOTBALL + IV MIN OR 3 TIMES WIDTH Ci ROOTBALL O SHRUB PLANTING NOT TO SCALE 15 s.f. per stall x 15 s.f. = 375 s.f. 375 s.f. . 1 tree per planter 1 tree per planter B&B OR CONTANENI2ED SHRUB, TW SET ALL PLANTS AT NURSERY LEVEL MIN 2•-3" OF MULCH (PER SPECS) SHRUB EIED SOIL PREPARATION DEP1H SEE SPECS) MASH GRADE DEPTH PER SPECS BUblitEIE h SIRFII0 FROM TOP 2/3 OF ROOTBALL NATIVE SACKFUL NTH SOIL AMENDMENTS (SEE SPECS .) Is1URBED SIBGRADE PROVIDES 1R4 BASE SO THAT 1BALL NIL NOT SINK) X//////////// 0' 8' 16' 32' SCALE: 1/16" = 1'- 0" "e; 4, Tukwila, WA 98188 Glenn Takagi Landscape Architect 18550 Flrlands Way N. Suite #102 Shoreline, WA 98133 (208) 542-8100 FAX: (206) 546-1128 co North let JUTE FABRIC UNDERNEATH BARK MULCH ON SLOPES OVER 2:1 MN 7M1.1.01 (PER SPECS) FHNISH GRADE A A n 11 A n A A (1 4" "s ^t.4 s G^ (z4 V (_ PER LANDSCAPE TYPICAL SPACING PLAN AGROUND COVER PLANTING NOT TO SCALE TYPICAL GROUND COVER PUNTED AT NURSERY LEVEL SOIL AMENDMENT MIXED WTI NATIVE SOIL (SEE SPECS) SCARIFIED SUBGRADE (SEE SPECS) U4-00710 0_ Project No.: Drawn: GT Checked: GT Drawing Issue: 11.19.14 Revisions: Sheet L1 of 3 VALVE No. JRRIGA110N LEGEND Symbol Item Hunter Pro—C Controller/ Outdoorl Cabinet/ © Flo—Sync w/ Receptacle Tee/ Rain Clik. Mount in Metal Pedestal (per Manufacturers recommendations) P.O.C. (Point of Connection, see detail, with Master Valve e MANUAL DRAIN VALVE (at mainline low point(s) RAINBIRD PGA ALLONS PER MINUTE ALVE SIZE HUNTER MP ROTATOR MPCORNER HUNTER MP ROTATOR MPSS530/ Strip • HUNTER MP ROTATOR MPLCS515/ Corner • HUNTER MP ROTATOR MP1000—X Schedule 40 PVC sleeve, 476" diameter Mainline: Schedule 40 PVC Lateral Line: Schedule 40 PVC N0TE: 1. VERIFY EXISTING STATIC PRESSURE OF 50 PSI. 2. PIPE LAYOUT IS DIAGRAMATIC. MAINUNE SHOWN OUTSIDE BEDS FOR GRAPHIC CLARITY. CAREFULLY COORDINATE THE INSTALLATION OF SLEEVING TO ENSURE LOCATION, ACCESS AND QUANTITY/ SIZES. INSTALL MAINUNE AND VALVES WITHIN PROPERTY UNE. 3. ALL SPRAY SHRUB HEADS ON 12" POP UPS, ALL SPRAY LAWN HEADS ON 4" POP UPS. IRRIGATION SYSTEM NOTES • Coordinate work with other trades as required. Determine location of underground utilities and perfom work in a manner which will avoid possible damage. • Provide protection of all property, persons, work in progress, structures, utilities, walls, walks, curbs and paved surfaces from damages incurred arising from this work. Contractor shall pay for any such damage at no additional cost to the Owner. Unfinished and completed work shall be protected from damage by erosion or trespassing, and proper safeguards shall be protected from damage by erosion or trespassing, and proper safeguards shall be erected to protect the Public. • Staking and Layout Verify installation conditions as satisfactory to receive work. Do not install any site elements until any unsatisfactory conditions are corrected. Immediately notify Landscape Architect in writing of any variance between plans and actual site. Landscape Architect has the right to adjust the location of elements. Beginning of work consitutes acceptance of conditions as satisfactory. Layout of valve boxes is especially critical for visual and maintenance needs. • Irrigation Plan is drawn for graphic clarity. Adjust pipe, valves and sprinkler heads according to field conditions and plant locations. Coordinate location of Valve Boxes and Auto/ Controller with Owner. Install no more than two automatic valves per box. Note: No battery operated Vavles or Controllers allowed. • Contractor shall verify all dimensions, quantities, available water pressure and volume, locations, sleeving and conditions prior to bidding and start of installation. During layout, consult with Landscape Architect to verify proper placement and make recommendations where revisions are advisable. • System shall provide full coverage on all areas less shrub interference. It Is assumed that the Contractor will exercise professional judgement in location, height, and slope of sprinkler heads. System not to be operated during periods of high wind. • Piping shown in parallel may be installed In common trench. • Mainline PVC pipe shall be Schedule 40, buried at a minimum 24" depth. Lateral PVC pipe shall be Schedule 40 and be buried at a min. 18" depth. Unless stated, min. pipe size is 3/4". • All valve equipment shall be placed in valve boxes. • Sleeving shall be four inch diameter (4") Sch. 40 PVC. Extend sleeve 6" past the edge of concrete flatwork/walls. • Place sprinkler heads two inches (2") from edge of walks, curbs. • Install 14-1 direct burial wire continuous; run one hot wire to each valve and one common wire through each valve, provide one spare wire to each valve. Leave a 'loop' of wire at all mainline tums. • System is designed for winterization with compressed air. Do not use automatic drain valves. Install manual drain valves on Mainline in low points to facilitate drainage and repairs. Drains shall empty into gravel sumps (min. 3 cu.ft.) at a 45 degree angle. • Prior to badfilling, the Mainline shall be subjected to a hydrostatic pressure test of 150 psi. To be valid, all tests must be performed under the direction and supervision of authorized personnel and reviewed by Landscape Architect. maximum allowable drop is zero psi in a 30 minute test. Coordinate testing operations/procedure with Landscape Architect. • Before sprinkler system will be accepted, the Contractor shall perform a coverage test in the presence of the Landscape Architect. Contractor is responsible to change, adjust nozzles to obtain a balanced system with full coverage and a minimum of overspray. • The system shall be warranted for all labor and materials for a period of one year from the date of substantial completion of the system as documented by a signed and dated copy of acceptance from the Landscape Architect. The warranty shall include; filling and repairing settlement of soil in trenches and repairing any damage to plantings caused by such. Bid shall also include one winterization and activation/adjustment. • 'Record Drawings': Prepare a complete, legible and accurate set of 'as built' drawings as Installation proceeds. Note any utilities, drainage encountered. 'As built' drawings shall be submitted to Landscape Architect/Owner for review prior to final inspection and final payment. Contractor shall be responsible for reducing approved drawing to an 11"x 17" format, color code the station/lines and laminate in heavy plastic. Submittals to also include all instuction manuals and equipment 'catalogue cuts/product descriptions' used on project. Water Meter Point of Connection (POC) ////// 1)//////i. figg///`///// ir4}////%//// 0. 1 I% >E!t. / / /Y /1..///.l- f_/-! ////////////// i /// / // // ///// 0' 8' 16' SCALE: 1/16" = 0" "0* 1.14--0071, Tukwila, WA 98188 Glenn Takagi Landscape Architect 18550 Flrlends Way N. Sults 6102 Shoreline, WA88133 (206)542-6100 FAX (206)546-1128 Project No.: Drawn: GT Checked: GT Drawing Issue: 11.19.14 Revisions: Sheet L2 of 3 ASCONCREPHALT. MASONRY OR CRUSHED ROCK SURFACE Pill / 'o0„ Imo. ? CLASS 315 PVC PREFABRICATED TTp RIIPLL Ep SWING JOINT ASSEMBLY '. ASSaIBLY) (SEE SPECS)7E FLEX \ \LATERAL UNE (SCH. 40 PVC) 1a MAINLINE NOT TO SCALE 10• (MN) VALVE BOX 5/ LOCKING U0. EXTENSORS AS REWIRED. COPPER SWEAT TO AOAATER FROM CLEAN. COMPACTED NATIVE BACKFILL MATERIAL D€TECT—A—TAPE (BLUE) 6 ABOVE PIPE SAND(06 APPROVED BACK LL MATERIAL) PVC MAIN UNE BUNDLE CONTROLLER WIRES UNDER MAIN UNE & OPPOSITE SID FRM SVANG JOINTSWH LLAATEAL & M N SHARE MITEggifliSLED FINISH ()LATERAL LINE 1 b NOT TO SCALE NOTE 600 PRESSURE REDUCING VALVE FINISH GRADE I REQUIRED. PVC TRIPLE SWING JOINT & HEAD BACKFILL AROUND SYANG JOINT & HEAD W/ SAND PVC LATERAL UNE OVER EXCAVATE UNSUITABLE MATERIALS SAW CUT JUMBO BOX W/ LOCKING UD. EXTENSIONS AS REQUIRED. 6"M N ASPHALT, CONCRETE OR MASONRY PAVED TACK—SEAL JOINT IPArZZA • PACTED NAIVE BACKFILL MATERIAL 5/8•MINUS CRUSHED ROCK BEDDING PVC SLEEVE 5ITH MAIN OR LATERAL ONES OR CONTROLLER WIRES SLEEVE TRENCHING NOT TO SCALE BRACE PI AN VIEW PIP COCKS TO BE UPRIGHT AND EASLY ACCESSIBLE (ORIENTATION APPROVED BY ENGINEER) 1 1111& II:VIIRI 1' DOUBLE CHECK VALVE ASSEMBLY BACKFLOW PREVENTION DEVICE 1• FEBCO 850 1. SLEEVE SIZE AS SHOWN ON PLANS 2. SLEEVES REQUIRED UNDER ALL PAVED AREAS 1/i.GALV THREADED U -BOLT W/ NUTS & WASHERS (TLP) BRASSWICK COUPLER VALVE 10' (MIN) VALVE BOX 5/ LOCKING UD. EXTENSORS AS REQUIRED. i'-8•LONG 1Y S01 80 PVC PVC 7241 3/4'09 1' . VALVE \1111111<JIIII IP !IIIIuUNIlllllle MASTER VALVE 4t.‘1/4.11 -Tale ? 14.;._10.$:• d/J=1110111111 T ADAPTER 0 MANURE ATE VALVE POINT OF CONNECTION: 3 DOUBLE CHECK VALVE/BACKFLOW PREVENTER NOT TO SCALE PIIRRIGAROLASRC SPNRPLAAYN NOULE (SEE ULCH 1-1 2-2• AT SHRUB Y FINISH GRADE POP UP SHRUB SPRAY HEAD 1806 SERIES OPOP—UP SPRAY HEAD SHRUB BED AREAS / AT EDGE OF PAVEMENT NOT TO SCALE 3.0F<1 -1/2 -WASHED ROCK OVER GEOTEXOLE FABRIC FlN GRADE L000KING LAID (eEl5SPEC) EXTENSION (LRE AS REDD) VifttJCES (TVT'P) SCH 40 PVC PVC ADAPTER LATERAL FOR PIPEEAASS REES Q D X AT EACH END UNION (2 PLACES)) VALVEVAVCONTRM (SEE SPECS) PEA GRAVEL OVER GEOTEXOLE FABRIC ■i,iiliii•(I•iiii IIIIIgIUllll !t IllUlllllll llll■illll s. 11.1 NEM v SHAPED CUT-OUT IN VALVE BOX THAT ALLOWS YCFARAJICE FROM TOP OF PIPE TO TOP OF 1N• CONTROL WIRES (BUNDLED UNDER MAINLINE; PER SPECS) O AUTOMATIC CONTROL VALVE NOT TO SCALE 3/4 -MANUAL DRAIN VALVE W/ LONG KEY UETCFS) FAARON (SEE DRAINAGE S1RUCTURE OR WATER COURSE 1/YOU YO OF <1-1/2• WASHED ROCK OVER GEOTEX111.E FABRIC O DRAIN VALVE NOT TO SCALE GRADE VALVE BOX VI/ LOCKING LID(SEE SPECS) EXTENSIONS (AS REDD) SCH 40 PVC MAIN UNE SCH 80 PVC ELL OR TEE W/ REDUCER (4) SCH 80 3/4 -PVC EUS W/ PVC NIPPLES IN BETWEEN 5011 80 3/4•PVC STREET ELL W/ 6 1.EIGTH OF PVC PIPE W/ HOLES DRILLM FOR DRAIN UNE Ole s coegyp* 1,ifo01, •UM co W LL co Ori L co W co co I` in v" Glenn Takagi Landscape Architect 18550 Fhlands Way N. Suite #102 Shoreline, WA 98133 (206) 542-6100 FAX: (208)548-1128 W ) (a co CO J ation Details "L L Project No.: Drawn: Checked: GT GT Drawing Issue: 11.19.14 Revisions: Sheet L3 of 3