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HomeMy WebLinkAboutPermit PL14-0053 - BOB FADDEN - DRIVE-IN TRUCK DOORS DESIGN REVIEW4501 BUILDING 4501 S 134TH ST PL14-0053 L14-0079 DESIGN REVIEW City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director December 26, 2014 NOTICE OF DECISION TO: Bob Fadden, Applicant Wayne Jones, Owner King County Assessor, Accounting Division Washington State Department of Ecology Agencies with Jurisdiction All Parties of Record This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L14-0079 Applicant: Bob Fadden, for Wayne Jones, owner Type of Permit Applied for: Minor Modification to Approved Design Review Project Description: Revise the design of a 17,000 sq. ft. building with drive-in doors for truck deliveries to reduce the size of the building by 1,000 sq. ft. to 16,000 sq. ft. total, comprised of 4,000 sq. ft. of office space and 12,000 sq. ft. of warehouse space; reduce the number of the on-site parking stalls from 28 to 26 parking stalls. Eighteen parking stalls are required for the planned mix of office and warehouse uses. The current proposal revises the number and location of the drive-in doors by removing one drive- in door, reducing the size of two drive-in doors in the southern tenant space and a relocation and change in size of the rear drive-in door in the northern tenant space. Location: 4501 S. 134th Place, Tukwila Associated Files: L06-086; E06-023; L07-044; L08-056 Comprehensive Plan Designation/Zoning Commercial/Light Industrial District: II. DECISION SEPA Determination: The City SEPA Responsible Official has previously: x determined that the project does not create a probable significant environmental impact if specific mitigation conditions are imposed on the project and issued a Mitigated Determination of Non -Significance (MDNS) requiring compliance with those mitigation conditions. Decision on Substantive Permit: The City Community Development Director has determined that the application for a modification to the building design approved under permit L12-046 does comply with applicable City and state code requirements and has approved that application III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 1 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 City Hearing Examiner of the Decision on the Permit itself is permitted. If an MDNS was issued, any person wishing to challenge either the conditions which were imposed by the MDNS decision or the failure of the Department to impose additional conditions in the MDNS must raise such issues as part of the appeal to the Hearing Examiner. A party who is not satisfied with the outcome of the Hearing Examiner appeal process may file an appeal in King County Superior Court from the Hearing Examiner's decision. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Community Development Director decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 days of the issuance of this Decision, that is by Friday, January 9, 2015. The requirements for such appeals are set forth in Tukwila Municipal Code ch. 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision, including any specific challenge to an MDNS. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee per the current fee schedule, additional hourly charges may apply. In addition all hearing examiner costs will be passed through to the appellant. V. APPEAL HEARINGS PROCESS Any administrative appeal regarding the Permit shall be conducted as a closed record hearing before the Hearing Examiner based on the information presented to the [Building Official] [Community Development Director] [Public Works Director], who made the original decision. No new evidence or testimony will be permitted during the appeal hearing. Parties will be allowed to present oral argument based on the information presented to the [Building Official] [Community Development Director] [Public Works Director] before their decision was issued. The Hearing Examiner's decision on the appeal is the City' s final decision. Any party wishing to challenge the Hearing Examiner's decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW ch. 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the Hearing Examiner's 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 Carol Lumb, who may be contacted at 206-431-3661 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. Dep h ment of Community Development City of Tukwila RFAO9-0R2 Notice of Tntent to Cnmnlete Abatement Pane 4 of December 26, 2014 City of Tukwila Jinn Haggerton, Mayor Department of Community Development Jack Pace, Director MEMORANDUM TO: Jack Pace, Director, Dept. of Community Development FM: Carol Lumb, Senior Planner RE: L14-0079: Minor Modification to L12-046, Office/Warehouse Building at 4501 South 134th Place Background Development at 4501 South 134th Place was originally approved by Tukwila in July, 2007, for a 17,000 sq. ft., two story warehouse/office building with associated parking (L06-086). The approved design was modified in 2008 by the owner (L07-044) to add a third story to the building, adding 3,000 sq. ft. to the original square footage approved in 2007. Construction of the office/warehouse did not occur within the timeframe mandated by the zoning code (three years), due to the downturn in the economy, and so the project approval expired in 2011. A new application for a commercial building was submitted in December, 2012 and received City approval in March, 2013. The project was approved for a 17,000 sq. ft. commercial structure with twenty-eight parking stalls and an area for storing construction equipment. Under a separate permit (L07-044), the City approved a 50% buffer reduction to a Type 2 stream that runs along the front of the site at South 134th Place. Current Proposal The building was originally designed to house LakeRidge Development's business, the owner of the site. At the time of the 2013 approval, LakeRidge planned to occupy 50% of the building and the remaining space would be rented out to another tenant. The portion of the building to be occupied by LakeRidge was designed with a large partial second floor, three drive-in doors in the rear, two drive-in doors in the front and a dock door in the tenant space. In back of the building for use by the tenant and LakeRidge was a storage area. Since the design review approval and issuance of a building permit in August 2014, the site owner's business model has changed and the owner now plans to lease the building to one or two tenants. The CL H:\\L14-0079\Staff Rpt. Page 1 of 2 12/26/2014.4:38 PM 0 L14-0079 — 4501 Building Minor Modification to Approved Design December 26, 2014 size of the building has been reduced by 1,000 sq. ft. to 16,000 sq. ft. total, comprised of 4,000 sq. ft. of office space and 12,000 sq. ft. of warehouse space. This change has resulted in a reduction of the on-site parking from 28 to 26 parking stalls. Eighteen parking stalls are required for the planned mix of office and warehouse uses. The current proposal revises the number and location of the drive-in doors by removing one drive-in door, reducing the size of two drive-in doors in the southern tenant space and a relocation and change in size of the rear drive-in door in the northern tenant space. TMC 18.60.030 C.6. specifies that proposed revisions to projects that have received design review approval within the last ten years must submit a formal modification request to the City. Minor modifications to an approved design can be approved through the administrative review process. Recommendation Staff recommends approval of the modified building design. The proposed revisions, involving the size and number of drive-in doors and number of parking stalls, fall within the range of changes that are considered minor under TMC 18.60.030 C. 6. Attachments: Attachment A: December 4, 2014 Letter from Bob Fadden re proposed revisions Attachment B: Revised Drawings Attachment C: March 8, 2013 Design Review Staff Report for L12-046 Attachment D: Drawings — L12-046 CL Page 2 of 2 12/26/2014 4:38 PM H:\\L14-0079\Staff Rpt. LANCE MUELLER & ASSOCIATES A R CHITEC TS November 26, 2014 AIA TCE!VED Carol Lumb DEC 04.2014 Planner City of Tukwila Department of Community Development DEVELOPMENT 6300 Southcenter Boulevard, Suite 100 Tukwila, Washington 98188 RE: Request for Minor Revision Development Permit Application Number D13-219 4501 Building — 4501 South 134th Place Dear Carol, Attachment A In behalf of our client Wayne Jones of LakeRidge Development we request a minor revision to the development permit for this project. These revisions have no significant impact on the neighboring properties and our consistent with the approved design. LakeRidge Development in 2006 made a development permit application for this project that was subsequently approved in 2007 after which a building permit and public works permit documents where submitted and approved. The wetland mitigation work and many of the site improvements permitted under the public works permit completed. Due to economic conditions work on the project was stopped and the building permit after several extensions expired. In 2012 LakeRidge resubmitted the earlier approved design drawings for another development application which was subsequently approved. After approval we submitted updated construction documents for construction permit dated 6-13-2013 based on current codes and that was approved and received notice that it was ready to pick up on August 18, 2014. At that time the civil construction permit was still open since that work was not completed and signed off. The building was originally designed to house LakeRidge Development's business. The design intent was for LakeRidge to occupy 50% of the building ground floor area and the balance of the building to be occupied by another light industrial or commercial user. The portion of the building to be occupied by LakeRidge was designed with a large partial second floor, three drive-in doors in the rear, two drive in doors in the front and a dock door in the tenant area. In back of the building for use by the tenant and LakeRidge was an storage area. Since the construction permit approval in August 2014 Mr. Jones' business model has changed and he plans to lease the building to one or two tenants whose use in permitted within that zoning district. This change results in reduction in required parking from 28 to 18 so parking west of the building is not required at this time. I have attached three site plan drawings A1.1 dated 11-28-2012; dated 6-13-2014; and dated 11- 14-2014. The last site plan has been revised so the paving area is consistent on the west side of the building with the approved civil drawings. This plan also removes all of the parking on the west 130 Lakeside • Suite 250 • Seattle, WA 98122 • (206) 325-2553 • Fax (206) 328-0554 Architecture Planning Space Planning Interiors side of the building and retains the 26 stalls on the east side as originally designed. As a result no revision to the approved landscape plan is needed. The building permit revision modifies sheet A2.1 dated 8-25-2014 and shows the reduced amount first and second office floor area now planned. Currently the site plan shows 10 more parking stalls than required by code. This will provide the ability to increase the amount of ground floor office if more area is developed at a later date Attached also are three elevation drawings A3.1 dated 11-16-2013, dated 6-13-2014, and dated 8- 25-2014. The building exterior changes from the drawings previously approved for construction permit are clouded. These changes consist on the removal of one drive in door reduction in width of two remaining drive in doors in the southern tenant area and a relocation and change in size of the rear drive in door in the northern tenant space. I hope these updated documents provide the information you need to complete your review of the proposed revision to the construction permit drawings submitted. Thanks again for your understanding and help. Cordially, Bob Fadden Attachments: Site Plan Site Plan Site Plan Floor Plan Building Elevations Building Elevations Building Elevations A1.1 11-18-2012 A1.1 6-13-2013 A1.1 11-14-2014 A2.1 8-25-2014 .. A3.1 1-16-2013 .. A3.1 6-13-2013 .. A3.1 8-25-2014 130 Lakeside • Suite 250 • Seattle, WA 98122 • (206) 325-2553 • Fax (206) 328-0554 Architecture Planning Space Planning Interiors PROPOSED WORK THIS PERMIT EXISTING WORK 5' SIDE YARD K KEYSTO'9E-- - APPROX. LOCATION EXISTING FIRE HYDRANT E1ISTING oFNc\ GETATION.,, NEW 8 HIGH CHAIN LINK SECURITY FENCE (DARK GREEN) ss1� AC PAVING �C LY LIG LAKE) TYP. AC PAVING L CLT FR it rr ) I GRAbETb A SLOPE. ;.LETHgFK15% S�rr_ UFF R'. BUF EII I INN PLAIN' 4.% I1 AC PAVING STRIPING 1 1 \ 1 mmcvae ruu°c VO`' LEGAL DESCRIPTIONS: HAM NAI. HAN. NAI. EXISTING PAVEMENT - EW FIRE ///--- 7 HYDRANT FIRE LANE 3' • 4 YT �4rA-A- E n' r wre 5'_sETBAGK SIDE YARD -stsA�� '$"*:1.�\ (xhey' t iGi.alf "h'58' HIGH .• L'ANDSCARNG''_-i- 'Cr-r1AIN LINK --� - $EWR THE NORHWESTERLY 52.75 FEET OF THE SOUTHEASTERLY 145 FEET OF LOT 15, FOSTORIA GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 9 OF PLATS, PAGE(S) 95, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THE NORTHEASTERLY 282.25 FEET IN WIDTH OF SAID LOT 15; EXCEPT THE SOUTHEASTERLY 30 FEET IN WIDTH OF THE NORTHEASTERLY 282.12 FEET OF SAID NORTHWESTERLY 127 FEET IN WIDTH.. TAX ASSESSORS PARCEL NO. 261320.0045 GENERAL NOTES EX. DJ:''' .. a 1L 4 CF.G. / PROPOSED WORK THIPERMIT ("2,, .may s LS s�. mss. (-1,, A REQUIRED HYDRANTS PER CITY ORDINANCE TO BE OPERATIONAL PRIOR TO COM- BUSTIBLE BUILDING MATERIALS DELIVERED TO SITE. FIRE FLOW AS REQUIRED. HYDRANT LOCATIONS SHALL BE APPROVED BY FIRE DEPARTMENT. B. BUILDING ADDRESS AT AN APPROVED LOCATION WITH MINIMUM 12 -INCH HIGH NUMBER IN CONTRASTING COLOR. C. SPRINKLER SYSTEMS SHALL COMPLY WITH NFPA AND BE APPROVED BY FIRE DEPARTMENT AND IBC. QUICK RESPONSE HEADS PER EVACUATION ASSISTANCE AREA EXCEPTION. FOR BLDG. SHELL AND OFFICE IMPROVEMENTS D. PORTABLE FIRE EXTINGUISHERS PER NFPA AND IBC IN CONSTRUCTION SHACK PERMANENT EXTINGUISHER BY OWNER @ 3,000 S.F. MAX AREA WITH 75' MAXIMUM TRAVEL DISTANCE. E. TENANT IMPROVEMENTS TO HAVE APPROVAL OF BUILDING/FIRE DEPARTMENT PRIOR TO CONSTRUCTION OR OCCUPANCY AND PER SEPARATE PERMIT. F. NO OCCUPANCY PRIOR TO ISSUANCE AND CERTIFICATE OF OCCUPANCY. G. SPECIAL TEST LABORATORY INSPECTION REQUIRED FOR ALL SITE WELDING, HIGH STRENGTH BOLTING AND ALL STRUCTURAL CONCRETE. H. SUSPENDED CEILINGS TO BE DESIGNED FOR EARTHQUAKE ZONE III, SUBMIT CALCS TO CITY AND ARCHITECT FOR APPROVAL. (7.1.) 1 CONTRACTOR TO VERIFY ALL DIMENSIONS. DO NOT SCALE DRAWINGS. J. PROVIDE APPROVED MONITORED ALARM SYSTEM TOA SUPERVISED APPROVED CENTRAL STATION. K. PROVIDE APPROVED HOSE STATIONS PER ORDINANCE 6 W.S.RB. L. ALL CONCRETE WORK IN EXCESS OF 2000 PSI SHALL BE INSPECTED BY TESTING LAB. M. POUR NO CONCRETE WHEN THE ANTICIPATED SITE TEMPERATURE WILL BE BELOW 34 DEGREES DURING THE FIRST 48 HOURS OF CURING. N. THE CONTRACTOR SHALL CALL STRUCTURAL ENGINEER FOR FIELD INSPECTIONS PRIOR TO COVERING ROOF DECK. 0. IN THE EVENT OF FIELD ERROR OR OMISSIONS THE CONTRACTOR SHALL NOTIFY THE ARCHITECT AND MAKE NO REPAIRS WITHOUT HIS REVIEW. P. SOIL ENGINEER TO VERIFY SOIL BEARING PRIOR TO POURING OF FOOTINGS. Q. SOIL ENGINEER TO INSPECT AND APPROVE BUILDING PAD AND FOOTINGS PRIOR TO POURING FLOOR R. SOIL ENGINEER TO INSPECT AND APPROVE PAVING AREAS PRIOR TO PAVING. S. CONTRACTOR SHALL COORDINATE THE WORK OF ALL TRADES TO AVOID INTERFERENCE BETWEEN DIVISIONS OF THE WORK T. CONTRACTOR TO PROVIDE ALL WORK SERVICES, AND MATERIALS NECESSARY'TO CONSTRUCT A COMPLETE OPERATING FACILITY. U. THE CONTRACTOR SHALL APPLY AND SECURE ALL OCCUPANCY, SEWER. STORM(, WATER. ELECTRICAL AND OTHER PERMITS EXCEPT BUILDING PERMIT. HE SHALL PAY ALL NECESSARY FEES AND POST BONDS REQUIRED. V. FUTURE TOILETS TO COMPLY WITH WASHINGTON STATE BARRIER FREE CODE. W. ALL EXPOSED INSULATION SHALL MEET F.S. 25 REQUIREMENTS AND SMOKE DENSITY NOT TO EXCEED 450 WHEN TESTED IN ACCORDANCE WITH UBC STANDARD 90.8-1 X INSTALL ALL INSULATION ONLY AFTER MOISTURE CONTENT ON ALL MEMBERS IS LESS THAN 15%. PROVIDE TESTING LAB REPORTS VERIFYING TESTING TO THE CITY AND TO THE ARCHITECTS OFFICE. (INTERIOR ONLY) Y. ALL WALKING SURFACE SLOPES IN DIRECTION OF TRAVEL FOR HANDICAP ACCESS TO BE 1:200R LESS EXCEPT 1:12 WHERE HANDRAILS ARE USED. (EXCEPT AS NOTED) Z. AT TIME OF CONSTRUCTION, TREE PROTECTION FENCES SHALL BE PLACED AROUND THE TREES ON THE NEIGHBORING NORTH PROPERTY. THE FENCES SHALL DE PLACED ONE FOOT FOR EVERY INCH IN HEIGHT. NO GRADING ACTIVITY SHALL OCCUR WITHIN THESE PROTECTED AREAS. 77 I IGHTIN0 SHALL BE SHIELDED TO PREVENT ANY OFF-SITE GLARE SPILL OVER TO THE ADJOINING PROPERTIES. PROJEOT DESCRIPTION CONSTRUCT A TILT -UP CONCRETE BUILDING OF 14,000 S.F. FOOT PRINT ON A SITE OF 101,512 S.F. PROJECT TO INCLUDE FULL SITE DEVELOPMENT (UTIUTIES AND LANDSCAPING) AND BUILDING WITH OFFICE AND WAREHOUSE SPACES. DEFERRED SUBMITTAL LIST 1. MECHANICAL - 8Y WASH. STATE LICENSED ENGINEER 2. ELECTRICAL - BY WASH. STATE LICENSED ENGINEER 3. FIRE SPRINKLER -8Y WASH. STATE LICENSED ENGINEER 4. SMOKE DETECTORS AND MONITORING 5. ENGINEER STAMPED TRUSS DRAWINGS 6. ROOF HATCH, METAL LADDER AND CAGE 7. AREAS OF EVACUATION ASSISTANCE - PROVIDE QUICK RESPONSE SPRINKLER HEADS IN LIEU OF AREAS OF EVACUATION ASSISTANCE. TENANTS OR USER OF BUILDING TO PROVIDE WRITTEN LIFE SAFETY PLAN ACCEPTABLE TO BUILDING OWNER AND LOCAL BUILDING DEPARTMENT PRIOR TO OCCUPANCY AND ISSUANCE OF CERTIFICATE OF OCCUPANCY FROM CITY. 8. EXTERIOR PRE -FAB STEPS. 9. ROOF MANUFACTURERS NAME, PRODUCT NAME AND NUMBER AND IC80 APPROVAL NUMBER. 10. CONCRETE DESIGN MIX SUBMITTAL DOCUMENTS FOR DEFERRED SUBMITTAL ITEMS SHALL BE SUBMITTED TO THE ARCHITECT OR ENGINEER OF RECORD, WHO SHALL REVIEW THEM AND FORWARD THEM BACK TO THE GENERAL CONTRACTOR WHO WILL DELIVER THEM TO THE BUILDING OFFICIAL WITH A NOTATION INDICATING THAT THE DEFERRED SUBMITTAL DOCUMENTS HAVE BEEN. REVIEWED AND THAT THEY HAVE BEEN FOUND TO BE IN GENERAL CONFORMANCE WITH THE DESIGN OF THE BUILDING. THE DEFERRED SUBMITTAL ITEMS SHALL NOT BE INSTALLED UNTIL THEIR DESIGN AND SUBMITTAL DOCUMENTS HAVE BEEN APPROVED BY THE BUILDING OFFICIAL SPECIAL INSPECTIONS IN ADDITION TO THE REGULAR INSPECTIONS, THE FOLLOWING ITEMS WALL ALSO REQUIRE SPECIAL INSPECTION IN ACCORDANCE WITH SEC. 1704 OF THE INTERNATIONAL BUILDING CODE SOILS COMPLIANCE PRIOR TO FOUNDATION INSPECTION STRUCTURAL CONCRETE OVER 2500 PSI FELD WELDING HIGHSTRENGTH BOLTS EPDXY E (STING WORK ii Ti/7ii PROJECT STATISTICS ZONING DISTRICT - C / L1 CONSTRUCTION TYPE 38 FIRE SPRINKLER - ESFR INTERNATIONAL BUILDING CODES - 2003 OCCUPANCY - S STORAGE AND B OFFICE OV LL • CUP '• Y 1 0 ON- EPARATED USES. E A • - 101,512 S BUILDING AREA - 14,000 SF (FIRST FLOOR) 2,000 SF (SECOND FLOOR) 16,000 SF (TOTAL) ALLOWABLE BASE AREA = 19,000 SF PARKING FIRST FLOOR OFFICE = 2,000 ® 3/1000 = SECOND FLOOR = 2,000 SF ® 3/1000 = WAREHOUSE =12,000 SF 9 1/2000 = 18 PARKING STALLS REQUIRED 26 SHOWN ay t os. 315.151 olinmoonres rhe 6 6 6 VICINITY MAP SITE PLAN AP PRO X. LOCATION EXISTING FIREfQ'DRANT \?'\ 0 15' 30' 60' 90' SEE SHEET C6 FOR FINISHED GRADING INDEX TO THE DRAWINGS • A1.1 ARCHITECTURAL SITE PLAN C1 COVER SHEET C2 EXISTING CONDITIONS C3 HORIZONTAL SITE PLAN C4 T.E.S.C. PLAN C5 T.E.S.C. DETAILS AND NOTES C6 GRADING / PAVING PLAN C7 CROSS SECTIONS C8 STORM DRAINAGE PLAN C9 STORM DRAIN PROFILES 010 DETAILS AND NOTES C11 DETAILS AND NOTES 2 C12 WATER AND SANITARY SEWER PLAN C13 WATER. AND SANITARY SEWER PROFILES C14 WATER AND SANITARY SEWER DETAILS L1 LANDSCAPE PLAN, DETAILS AND NOTES 1 MITIGATION PLAN AND NOTES 2 MITIGATION PLAN, SCHEDULES AND DETAILS 3 MITIGATION NOTES A1.2 SITE DETAIL A2.1 FLOOR PLANS A2.2 ROOF PLAN AND DETAILS A2.3 REFLECTED CEILING PLANS A3.1 ELEVATIONS A4.1 WALL SECTIONS A4.2 WALL SECTIONS A4.3 INTERIOR WALL SECTIONS A4.4 STAIR SECTIONS A5.1 DETAILS A5.2 DETAILS AND SCHEDULES S1.1 GENERAL STRUCTURAL NOTES S1.2 GENERAL STRUCTURAL NOTES S2.1 FOUNDATION PLAN S2.2 MEZZANINE FRAMING PLAN S2.3 ROOF FRAMING PLAN S2.4 WALL ANCHORAGE PLAN S3.1.1 CONCRETE DETAILS S3.1.2 CONCRETE DETAILS S3.2.1 PANEL ELEVATIONS S3.2.2 PANEL ELEVATIONS S3.2.3 PANEL ELEVATIONS S3.2.4 PANEL ELEVATIONS S5.1 STEEL DETAILS S5.2 STEEL DETAILS S6.1 TIMBER SCHEDULES AND DETAILS L,l % ee,9 Attachment B CFIVED DEC 04 2014 .8 d. 5 d 9. 1 '5 O a H M 9 01 5 L 0 O a 01 SITE PLAN a m a 130 LAKESIDE • SEATTLE, WA 98122 • 206 325 2553 sheet A1.1 7.-- STEPPED METAL COPING PALM ROOF UNE PANEL OFF -SET UPWARD ACTING STEEL INSULATED SECTIONAL DOOR - PAINT Ttt'RNISHEB CONC. PANELS WITH CAST REVEALS /-- SECOND FLOOR H.M. INSULATED MAN DOOR AND FRAME - PAINT STEPPED METAL COPING PAINT 1' INSULATED LOW -E TIMED GLASS IN ALUM. FRAMES BROKEN FACE INTEGRAL COLOR MASONARY UNITS CONC. REATINING -- WALL - PAINT METAL JAMB AND SILL AGNLES - PAINT EAST ELEVATION DOCK BUMBERS \ ULA LOW -E NTED STEPPED METAL COPING PAINT FRAMES SMOOTH FINK ED CONC. PANE WITH CAST R M.M. INSUL)9ED- UPWARD ACTING STEEL MAN DOOR AND INSULATED SECTIONAL FRAME - PAINT DOOR - PAINT \-- STEPPED METAL COPING PAINT ROC F LINE INSULATED LOW -E TINTED GLASS IN ALUM. FRAMES • SMOOTH FINISHED CONC. PAPNELS WITH CAST REVEALS ■ SOUTH ELEVATION NORTH ELEVATION \ — L,1'! -0079 eCENED Ea 04 mit �F`hti3uMCNT 4 4 d 5) m f 8 0 0 0 c O 3 0 Z D U mag LO D ELEVATIONS sheet A3.1 14 20'-0" 20'-0" 5' - SECOND FLOOR PLAN OCCUPANT LOAD =20 NORTH 140 -0' 35'-0' 14'-0' 27'-0' 35 © 35'-0' 35 70'-6' 23'-0' 23'-0' T HIGH BAY WINDOW PJ HIGH BAY WINDOW PJ HIGH BAY WINDOW PJ HIGH BAY WINDOW • • SPRINKLER RISE S110 PJ S111 D' 23'-0' .. 23'-0' 21'-0' PJ HIGH BAY WINDOW 16'-0' PJ HIGH BAY WINDOW 16,-0" PJ S115 PJ S ILLUMINATED EXIT SIGN AREA OF PATHWAY LIGI}TING. 1 FOOTCANDLE ILLUMINATION AT WALKING SERFACE PER IBC SECTION 1006 AND 025.8. SUBJECT TO CHANG AT T.I. WAREHOUSE 101 2 / 5' 2'-6' / 20'-0' 30'-0' 27•-6' 27'-6' 5 t AREAS OF REFUGE 15'-8' 25'-0' TWO-WAY COMMUNICATION: AREA OF REFUGE SHALL BE PROVIDED WITH A TWO-WAY COMMUNICATION SYSTEM, CONTROLLED ACCESS TOA PUBUC TELEPHONE SYSTEM. THE SYSTEM SHALL INCLUDE BOTH AUDIBLE AND VISIBLE SIGNALS. INSTRUCTIONS: INSTRUCTIONS ON THE USE OF THE AREA UNDER EMERGENCY CONDITIONS SHALL BE POSTED ADJOINING THE COMMUNICATIONS SYSTEM. THE INSTRUCTION SHALL INCLUDE ALL THE FOLLOWING 1. DIRECTIONS TO FIND OTHER MEANS OF EGRESS. 2. PERSONS ABLE TO USE THE EXIT STAIRWAY DO SO AS SOON AS POSSIBLE, UNLESS THEY ARE ASSISTING OTHERS. 3. INFORMATION ON PLANNED AVAILABIUTY OF ASSISTANCE IN THE USE OF STAIRS OR SUPERVISED OPERATION OF ELEVATORS AND HOW TO SUMMON SUCH ASSISTANCE. 4. DIRECTIONS FOR USE OF THE EMERGENCY COMMUNICATIONS SYSTEM. IDENTIFICATION: EACH DOOR PROVIDING ACCESS TO AN AREA OF REFUGE FROM AND ADJACENT FLOOR AREA SHALL BE IDENTIFIED BY A SIGN COMPLYING WITH ICC A117.1 STATING 'AREA OF REFUGE' AND INCLUDING THE INTERNATIONAL SYMBOL (ILLUMINATED) OF ACCESSIBILITY. ADDRIONALLY, TACTILE SIGNAGE COMPLYING WITH ICC A117.1 SHALL BE LOCATED AT EACH DOOR TO AN AREA OF REFUGE. 25'-0' 0101 HIGH BAY WINDOW PJ HIGH BAY WINDOW PJ HIGH BAY WINDOW PJ HIGH BAY WINDOW FIRST FLOOR PLAN OCCUPANT LOAD = 40 / NORTH 1.14-ci79 "5 6 .-6 4 9 O f 0 z kk 0s Iy 0 .0 y co 0 J] 3 0 v 0 s b � z 0 FLOOR PLANS 61 sheet A2.1 Notification: City of Tukwila Attachment C Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Staff Report To the Board of Architectural Review Prepared March 8, 2013 On February 21, 2013, Notice of Application was distributed to tenants and property owners within 500 feet of the subject property. The Notice of Application was also posted on site. On March 15, 2013, a Notice of Public Hearing was disturbed to all property owners and tenants within 500 feet and the notice was published in the Seattle Times. File Number: L12-046 (Design Review) Associated Permits: L06-086 (Design Review) E06-023 (SEPA) L07-044 (Special Permission from the Director) and L08-056 (Major Modification to an approved Design Review Application). Applicant Bob Fadden on behalf of Wayne Jones Request: Construction of a 17,000 square foot commercial structure with associated parking on 2.35 acres within a Commercial/Light Industrial District of the City. The building will be devoted to warehouse and office use. A large parking area for construction equipment will be located in the rear of the building. Location: 4501 S. 134th Place Comprehensive Plan Designation: Commercial/Light Industrial (C/LI) Zoning District: Commercial/Light Industrial (C/LI) SEPA Determination: Mitigated Determination of Non -Significance issued June 14, 2007. An addendum to the MDNS was adopted on November 7, 2008. Staff: Brandon J. Miles, Senior Planner Recommendation: Approval with conditions 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax 206-431-3665 Attachments: 0 A. Applicant's Response to Design Review Criteria B. Revised Plans (Site Plan, Landscaping Plan, Floor Plans, and Elevations) BACKGROUND On July 3, 2007, the City issued a Notice of Decision approving the construction of a two story light industrial/office building at 4501 S. 134th Place South. The Notice of Decision reflected the decision made by the BAR at their June 2007 meeting. The approved building was proposed to have a total square footage of 17,000 square feet. Parking for the proposed building was to be located in front of the building; a large parking area for construction equipment was proposed to be installed in the rear of the building. On September 26, 2008, the City received a request from the applicant to modify the approved design review plans. The applicant proposed to add a third story on the building. The third story will add approximately 6,000 square feet of new building space. The major modification to the project was approved by the BAR at its December 2007 Regular Meeting. TMC 18.60.070 (E) specifies that a design review approval shall expire if construction is not commenced within three years of approval. Thus, the December 2008 BAR approval for the 4501 Building expired in December of 2011. In order to proceed with the project, the applicant must submit and have approved a new design review application. Existing Development The site is largely undeveloped land. The applicant did install some of the required parking, which was approved in 2008. It appears that in the past this site had been used as a location for fill. The applicant's geotechnical report (Cornerstone Geotechnical Engineering Report, received by the City on December 11, 2006) indicated a significant amount of fill and other materials at a depth of approximately 10-12 feet. The site also contains deposits of kiln ash which is a heavy metal and is considered a toxic substance by the Washington State Department of Ecology. It appears that the kiln ash migrated onto the site from an adjacent parcel. The east portion of the property contains a very steep slope (excess of 40 percent). This slope is highly vegetated with mature trees and landscaping. Along the eastern edge of the property is a portion of Southgate Stream. The stream is in the right of way for S. 134th Place. The site has a very odd shape. The front portion of the property is narrow, approximately 97 feet wide. The property widens towards the middle and rear of the property. Page 2 of 12 Topography: The site has a mix of topography. As noted, the west portion of the property contains a steep slope in excess of 40 percent. No construction activity is proposed on this slope. After the toe of the slope the property generally has a slope of 5 percent. Near S. 134th Place, the slope of the property is generally from 15-17 percent with a down slope towards S. 134th Place South. Property slope increase from S. 1341" Place. Page 3of12 Vegetation: As noted, the site is undeveloped. Mature landscaping is located on the steep slope on the western portion of the property. Outside of this area, the vegetation consists mainly of shrubs and blackberries. Several medium sized trees are located along S. 134th Place S. These trees are within the buffer area for the stream. As part of the Special Permission application approved by the City in 2007, the applicant installed vegetation within the buffer of the adjacent type 2 stream. Stream Located in Front of Property. Findings -Decision Criteria -Design Review The project is subject to the design review criteria laid out in Tukwila Municipal Code (TMC) 18.60.050 (B). In the following discussion, the TMC Design Guidelines are shown below in bold, followed by staff's comments. The applicant's response to the design criteria is included as Attachment A. 1. Relationship of Structure to Site A. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement. The applicant is proposing to construct a Light Industrial building within the C/LI district of the City. Vehicular and pedestrian access to the City will be via a private access road. The access road is on an Page 4 of 12 4' 0' adjacent parcel and the applicant has obtained an easement to utilize the tract. A five foot paved pedestrian access will extend from S. 134th Place S to the entrance of the building. The first 60 feet of the site will be utilized as an enhancement for the stream buffer located in the front of the property. The applicant has completed this enhancement and now within his required monitoring period. Stream Buffer Enhancement Area Parking for the proposed building will be located in the front of the building. Perimeter and parking landscaping will be provided in the front portion of the site. Pedestrian connections are not proposed to the surrounding properties. An eight foot tall fence will be constructed to separate the applicant's property from the two neighboring properties. The fence does not meet setbacks. A condition has been placed to address this situation. B. Parking and service areas should be located, designed, and screened to moderate the visual impact of large paved areas. The front portion of the property will be utilized for parking. The parking will be screened from S. 134th Place by the 60 foot wetland enhancement area. A large service area is proposed in the rear of the building. The proposed use for this area is to store contractor equipment (trucks, heavy machines, etc). The building has been positioned to screen the service area from S. 134th Place. The storage area does border Macadam Road South. Macadam Road South is at a significantly higher elevation than the applicant's project. As noted, a large downward slope extends east of Macadam Road South towards the applicant's property. This slope area contains a significant number of mature trees which will be retained as part of this project. Page 5of12 I r0 C. The height and scale of each building should be considered in relation to the site. The C/LI allows a maximum height of 45 feet. The proposed building will have a high point of approximately 32.5 feet. The building will have a street facade of approximately 140 feet. However the visibility of the facade is minimized by the vegetation in the 60 foot stream buffer. The surrounding buildings have a street facade ranging from 120 to 175 feet. The surrounding buildings range in height from 25 to 30 feet in height. The proposed building may appear taller than the building to the north, but that is because the finish floor elevation of the building to the north is ten feet lower that the applicant's property. 2. Relationship of Structure and Site to Adjoining Areas A. Harmony on texture, lines, and masses is encouraged The applicant's building will utilize varying elevations and color. The east elevation for the building includes varying elevations to provide vertical modulation. No vertical modulation is proposed along the west elevation or the south elevation. Minor vertical elevation is proposed along the north elevation. Windows are used on all elevations to provide horizontal modulation. A cornice is provided along the roofline of the entire building. The cornice provides more horizontal modulation for the building. The building is being developed to provide two separate suite areas. Each suite area would include its own main entrance on the east elevation. The entrances will be recessed back with the 2' floor extending over the entry doors. This provides a small entry feature for the building. The main building material is colored concrete. CMU brick is used in the front of the building. Landscaping is provided directly adjacent to the east elevation of the building. Once mature, this landscaping will visually break up the mass of the front facade of the building. When the Normed Building was constructed several years ago the City received complaints from the residential neighbors along Macadam Road that the glare from the building's roof was disturbing. The homes along Macadam Road look down upon the commercial/light industrial buildings in the valley. Glare from the proposed 4501 Building may not be an issue given that there is a significant amount of vegetation on the hillside that separates the proposed building from the existing homes. However, a condition has been added. B. Appropriate landscape transition to adjoining properties should be provided Upon completion, the landscaping along the north and south property lines will comply with the City's landscaping requirements. No additional perimeter landscaping will be required on the west property line because this area contains mature landscaping. TMC 18.52 requires 12.5 feet of landscaping along the front property line. Page 6 of 12 However, since the front portion of the property will contain a 60 foot enhanced stream buffer additional perimeter landscaping is not needed. C. Public buildings and structures should be consistent with the established neighborhood character. Not applicable as the applicant's building is not public. D. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. As noted, access to the site will be via a shared access drive. Access to the parking area is from two curb cuts, one located right off of the access drive and the other when the access drive makes a 90 degree turn. The access drive extends to the rear of the building to provide access to the rear storage area. Most of the parking is isolated from the main access drive. This separation reduces conflicts between users of the parking lot and through traffic on the access drive. Some conflict may exist of users of the parking stalls directly next to the access road. These users would have to back up onto the access drive in order to maneuver on the site. A fire -turn around is provided in the rear of the building. Parking and service areas have been separated from each other. E. Compatibility of on-site vehicular circulation with street circulation should be encouraged. The project will utilize an existing access drive and no new access points are proposed along S. 134th Place. 3. Landscaping and Site Treatment A. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. A significant number of trees will be retained on site after completion of this project. The trees located in the rear of the property along the steep slope will remain and provide an excellent screen for the single family homes along Macadam Road S. The applicant has proposed to retain several trees located along S. 134th Place South, which are located within the buffer area. There are several trees located off-site directly to the north of the applicant's property. These trees are not going to be removed; however, the grading activity on the site could damage the root system of these trees. Planning staff has provided a condition to address this concern. B. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. The site will utilize differing paving materials to differentiate between the pedestrian walkway and drive paths. Additionally, the pedestrian walkway will be slightly higher than the drive path. Page 7 of 12 0 C. Landscaping treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. Building perimeter landscaping is provided along the front of the building. When mature this landscaping will break up the facade of the front portion of the building. The access drive is lined with trees which provide a site entry feature. D. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigation steps should be taken. The applicant has proposed curbs around all landscaped areas to prevent damage to plantings from automobiles. E. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. Landscaped areas have been provided within the parking areas. The landscaped areas comply with the City's requirements for landscaping within parking areas. Landscaped areas will also be provided near the main entrances to the building. F. Screening of service yards, and other places that tend to be unsightly, should be accomplished by the use of walls, fencing, planting or combination. The service yard for the site will be located behind the building and thus not visible from S. 134th Place. The topography and trees on the site will screen the service yard from Macadam Road S. The dumpster will be located along the north property line and will be enclosed with tilt up concrete walls. G. In areas where general planting will not prosper, other materials such as fences, walls, and paving of wood, brick, stone, or gravel may be used. This provision is not applicable to this project. The applicant has noted in the narrative, "Gravel will be used in areas where parking overhang will cause planting to be ineffective". However, the landscaping plans make no such indications on where these areas are. The City requires that ground cover achieve 90 percent coverage within three years of planting. H. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. Page 8of12 4. Building Design A. Architectural style is not restricted; evaluation of a project should be based on quality of its design and relationship to its surroundings. The proposed building is approximately 17,000 square feet in size. The building is two stories and is being built to house two tenants. Large service doors are provided in the front and rear of the site. The materials for the building are concrete and CMU brick. However, the use of the CMU brick is very limited and will only be used as an accent in the front of the building. The building has a degree of vertical modulation on the east (front) and north (side) elevation. Windows are used to provide a small amount of horizontal modulation on all elevations. A cornice is proposed around the entire roof line. B. Buildings should be appropriate scale and in harmony with permanent neighboring developments. The surrounding buildings are light industrial in nature. The surrounding buildings have an average height of 29 feet and have street facades ranging in length between 120 and 175 feet. The applicant's proposed building will be approximately 32.5 feet tall and will have a street facade of 140 feet. C. Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with the anticipated Life of the structure. The proposed building will mainly be constructed with colored concrete. A small amount of CMU will be used in the front partition of the building. Windows have been placed in aluminum sash. A cornice has been placed around the top of the parapet. Exterior doors will have a metallic color. D. Colors should be harmonious, with bright or brilliant colors used for accent. The building will utilize earth tone colors. The front portion of the building will feature three colors, dark brown is used to create symmetry and two different tan colors are used to provide horizontal modulation. The other sides of the building will only feature the two tan colors. The applicant has not included colors for the proposed dumpster enclosure. E. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. The mechanical equipment will be screened by the parapet on the roof. The equipment will not be visible from S. 134th Place, since S. 134th Place South is at a down angle from the building. During winter Page 9 of 12 months, when the trees on the steep slopes are dormant, the mechanical equipment may be visible from Macadam Road S. F. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. The applicant has noted that lighting will be provided on the building, within the service area, and within the parking area. The applicant has proposed "designer flood lights" that will be installed on the building. The applicant has also proposed "ecolume decolume" parking lot lights. These lights will have a square fixture. G. Monotony of design in single or multiple buildings should be avoided. Variety of detail, form and siting should be used to provide visual iaterest. The project proposes both vertical and horizontal modulation. There is only one building proposed, so monotony of design of multiple buildings is not a concern. 5. Miscellaneous Structures and Street Furniture A. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. The rear portion of the site will be utilized as contractor storage yard. The applicant has proposed to construct a chain link fence around this portion of the property. The fence ranges in size from six feet along Macadam Road South to eight feet along the north and south property lines. A gate will be provided along the access road to restrict access to the rear portion of the property. The site map (sheet Al) notes that the fence will be dark green on the north and south property line. However, no such note is provided for the portion of the fence along Macadam Road South. TMC 18.52.040 (F) requires that any fence be placed on the interior side of any required landscaping. The landscaping plan (sheet L1) shows that this requirement will be met on the north property line, but not on the south property line. The City's Parking requirements also require that bicycle parking be provided for the proposed use. No bicycle parking is shown on the site plan. B. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to the site, landscape and buildings. No street furniture will be provided with this project. Page 10 of 12 DESIGN REVIEW CONCLUSIONS Design Review Guidelines Relationship of Structure to Site: The proposed development has been designed to meet the functional requirements for this type of land use while being responsive to the special characteristics of the site. The building is proportion to the property size. The new building will meet all required setbacks. Typically, the City encourages that parking be located in the rear of a site. However, given the odd shape of this property, the uses for the front portion of the property are very limited and thus using this area for parking is appropriate. Relationship of Structure and Site to Adjoining Areas: The proposed building's form and scale is in keeping with the existing development in the area. The buildings height and form is consistent with other development in the area. Landscape and Site Treatment: The applicant will install landscaping that meets the City's landscaping requirements within the Commercial/Light Industrial Zone. The applicant will install a significant amount of perimeter landscaping and interior landscaping. All landscaped areas will have automatic irrigation and the applicant will be required to maintain the landscaping for the life of the project (TMC 8.28.180). Building Design: The proposed building is of comparable scale with buildings in the neighborhood and has been painted with colors that will make it harmonious with adjacent buildings and the hillside behind the building. The design is appropriate for the light industrial nature of the area. Miscellaneous Structure and Street Furniture: Given that the rear portion of the site will be utilized for storage it is appropriate to secure the area with fencing. However, the fence needs to comply with the requirement to place the fence on the interior side of the required landscaping. Parameters should also be placed to ensure that the fences do not hinder the ability to maintain the landscaped areas. This can be accomplished by placing gates along the fence line. The fence along Macadam Road should also be dark green. Bicycle parking is required for the proposed building, but is not shown on the site plan. Page 11 of 12 Design Review Recommendation Staff recommends approval of the 4501 Building application with the following conditions: General 1. The site map shall be updated to show the location of bicycle parking for the site. Per figure 18-7 of Title 18 the site is required to have two bicycle parking stalls. The Director shall approve the location and design of the parking stalls. However, the Director shall not approve a design which will require the removal of any landscaping approved by the Board of Architectural Review. 2. The fence along the south property line shall be placed within the interior of the five foot landscape strip. 3. In order to maintain the north and south landscaped strip, a gate shall be added on the north fence and the south fence. 4. The chain-link fence along Macadam Road South shall be dark green. 5. Barbwire shall not be used on the chain-link fence along Macadam Road South. 6. The concrete walls for the dumpster enclosure shall be painted to match the color of the primary building. The proposed black chain-link fence with wood slats shall be replaced by green chain-link fence (same fencing material as the perimeter fence) with wood slats. 7. The roof shall utilize non -glare finishes and colors. Landscaping 1. At the time of construction, tree protection fences shall be placed around the trees on the neighboring north property. The fences shall be placed one foot for every inch in height. No grading activity shall occur within these protected areas. 2. All landscaped areas shall have groundcover placement and species selection which allows for 90 percent coverage within three years. 3. All final details of the landscaping plan, including plant species and spacing, shall be approved by the City's Urban Environmentalist prior to issuance of the building permit for the project. Page 12 of 12 LANCE MUELLER G ASSOCIATES A R CHITEC TS • AIA Memorandum Date: 4-22-07 amended 3-19-2013 To: Brandon Miles CC: Wayne Jones From: Bob Fadden— Lance Mueller & Associates Job No. 12-108 Re: 4501 Building — Project Consistency Narrative Memo Brandon, Thanks for your memo of 4-7-07 expressing some concerns about the building design. I have reviewed them with Wayne Jones and studied them in detail and prepared updated drawings that reflect concurrence with the design guidelines of the TMC section 18.60.050A and Chapter 18.30 of the Zoning Code. The document package submitted for Design Review contains a significant amount of information in the Design Narrative attached, as to how the project as submitted complies with TMC section 18.60.050A. In addition to topographic information, a site survey showing adjoining buildings, environmental exhibits, and a discussion of the neighborhood characteristic, contains a photographic exhibit that allows everyone to become familiar with the site. Some of the comments you provided are very general and others are more project specific. The general comment will be addressed first and the specific comments second. In discussing the feedback with Wayne Jones, the owner, he points out that the surrounding properties are all developed and the buildings are "middle aged". This is very significant since it establishes what will happen in the future in terms of redevelopment and further development. This sub area of Tukwila though zoned C/LI is actually dominated by light industrial uses. The uses adjacent to this 4501 property are distribution, service, and manufacturing with undeveloped property in this area, other than the 4501 property, located well south of this site and currently occupied by single family residences. The undeveloped area is significantly encumbered by stream buffers, sloping topography, inadequate storm drainage, and an unimproved street system. Commercial activities currently do not exist in this area. Since 134th PI. S. is on a secondary street with no significant traffic flow, and the area is already developed, commercial activities most likely will not occur. The chance of the street being improved and a traffic flow brought to a level that would support commercial uses is minimal and further reduced by the open drainage ditch along the west side which is considered a stream. 130 Lakeside Ave. • Suite 250 • Seattle, WA • 98122 • (206) 325-2553 • Fax (206) 328-0554 0 The probability of the 4501 property being used commercially simply doesn't exist. The pan handle shape of the property, the fact that the area that will support a building over 300 feet away from the street, and the 50 foot stream buffer in the front yard prevents the building being used for a commercial use. The ownership of the surrounding properties is either institutional investors, individual business owners, or private investors. What this means is the property uses are stable and the chance of the redevelopment of properties into higher and better uses is unlikely, unless the ownership is consolidated and a Targe corporate user comes along it is not realistic. If that happened all existing uses would be removed and the building demolished. This is significant because any new facility should be similar to adjacent buildings as intended by TM section 18.60.050A. Care should taken to be sure that the new facility blends with its neighbors and doesn't make them appear as second class neighbors. Mr. Jones position is since the existing uses in the sub area are light industrial, the long term uses on adjoining properties are light industrial. He plans to use the building and grounds himself in a light industrial manor that it is appropriate to construct his building as a light industrial building and it should not have an appearance of a commercial building. We bring this point to your attention because many of your design comments are appropriate for a commercial building that the public can regularly access and a building that is adjacent to commercial uses. Light industrial buildings do not require this level of design treatment because they serve functions that are different than commercial building. Impersonal appearance at many areas of an industrial building is appropriate since these areas are functional in nature, not normally a pedestrian area or publicly in view. Treatment of those areas has no general benefit and is a waste of a citizen's money. The areas at that are appropriate for design treatments at light industrial building are those visible from the public street or from adjacent uses which are not similar. These areas because of other provisions of the code have buffer landscaping that screen the building facade. Below I have cut and pasted in your comments. The changes in building design that have been made are noted and referenced by sheet number. Where changes have not been made we have stated why they are not needed. We think you will concur with us once you have the opportunity to study the materials already submitted. • Incorporate some type of modulation into the design of the building. The modulation should include: The only area that modulation and design treatment are appropriate is at the east facade. The west face of the 4501 building is completely screened from Macadam Road by existing buffer planting and not visible from any of the adjacent buildings. The south walls of the light industrial warehouses to the north have blank unarticulated surfaces with no windows. This wall is set back from the lot line ten feet. The code required landscaping has disappeared and the city has not required it to be replaced. If 130 Lakeside Ave. • Suite 250 • Seattle, WA • 98122 • (206) 325-2553 • Fax (206) 328-0554 o the landscaping was in place it would buffer the blank wall areas that are over 300 feet long. The warehouse to the south of this site adjacent to the storage area is elevated above the 4501 building. This building has no windows to the north and no view of the storage area. Adjacent to the buildings to the south is ten feet of mature landscaping which screens the view of the warehouse to the south. Also south of the site is an old house that serves as an office. The lower floor has no windows and no view of the storage yard in back of the 4501 building to the north. The view from the second floor windows toward the 4501 building of the building to the north is screened by landscaping. The drawing as resubmitted provides and architectural treatment on the upper part of the 4501 wall surface, surface articulation, a variation in height and a change in color. 1. Wall plane projections and recess. The original design as submitted has a recess at the office area. A section has been added to clarify this. This recess also provides protection from weather at the office entries. In addition modulation has been added at the east elevation. The central part of facade, where the office area is located, has been brought forward by lapping the panels. 2. Texture Change. The building surface at the south has sufficient texture. It is created by the rustication (reveals) in the wall surfaces. These reveals tie into the painting patterns, the window elements, and other architectural features. 3. Material Change. The design as previously submitted used an alternate material at the entry area for design relief. The revised design at the front entry area provides a CMU wainscot at the building base as part of the building transition to the ground and as additional visual texture. The treatment is provided at the entry area where it can be enjoyed by visitors. • Roof Design 1. Variation in the roof design should be used to add interest to and reduce the scale of the building. See revised elevations shown on sheet A-3. Additional parapet height is added at the projected plane of the office area. 2. A cornice with a distinct treatment should be used around the parapet. The building already has a cornice element at the top of the wall. An additional step has been added to the feature which is illustrated the section shown on sheet A-3. • Materials and colors 1. The proposed colors are generally acceptable. 2. The front and sides of the building should utilize or at least have the appearance of at least two building materials such as brick; sandstone or other native stone; and tinted, textured, or concrete masonry units. The design treatment in this setting is appropriate at the east (front facade). This treatment is shown on the revised elevations. Treatment on the west side adjacent to the service doors and storage yard is appropriate because of the existing buffer blocks any view of this area from offsite. 130 Lakeside Ave. • Suite 250 • Seattle, WA • 98122 • (206) 325-2553 • Fax (206) 328-0554 0 The north facade of the building is not visible from the street or from the property at the north. The base landscaping adjacent to the wall provided will mature and buffer the wall in the future. Windows in the upper area of the wall have been provided where the wall might be visible above the adjacent building from a distance. The treatment wall exceeds the design standard of the neighbors wall and is appropriate based on the TMC. The south wall of the building elevations has been modified to add additional treatment in the area visible form the property to the south. This includes the addition of fenestration, surface articulation, changes in color, and vertical modulation. In addition at the lot line there is buffer landscaping to screen the building base and over 10 feet of landscaping, which includes mature trees on the neighboring property that visually buffers the 4501 building to the south. • Entry 1. The two entries to the building need to be more pronounced. Entryway design elements and variations should give the orientation and add character to the building. Suggestions include the use of canopies, overhangs, recesses/projections, arcades, peaked roof forms, arches, outdoor patios, or particular architectural details. See revised drawings and sections. The building is not a commercial building that generally accepts the public. The entries are clearly visible from the parking area directly in front of the building and as part of the overall facade The entry area is part of the overall design and can be identified from 134TH Pl. S. Each entry will be signed separately which will identify the individual user. Currently the building has only one tenant, Lakeridge Development Other Items: 1. Clarify the design and materials of the proposed trash enclosure. Chain Zink fence is not appropriate. Many projects are using split face CMU walls with a metal gate. The color of the enclosure should be consistent with the colors of the primary building. Please also clarify the square footage of the trash enclosure and how much space is being reserved for recycling collection space. City Code requires that equal space be provided for recycling. See revised drawing sheets A-1. 2. Please provide additional information on the storage area located in the rear of the site. Will vehicles be washed on the site. The yard behind the building is for storage of construction material and equipment. No service, repair, or vehicle washing is proposed within the storage area. If you have any questions or further concerns please feel free to contact me. Bob 130 Lakeside Ave. • Suite 250 • Seattle, WA • 98122 • (206) 325-2553 • Fax (206) 328-0554 JOB: 4501 BUILDING. Applicant Responses: 10. Construction of a Tight industrial warehouse building for use as office, storage, equipment maintenance. The maintenance area will be at the south end and be about 2,500 s.f. The building will be a partial 2 -story building of 17,000 s.f. gross area with a second floor of 2,999 s.f. The major part of the building will be used by the building owner for office and storage. The area behind the building will be used for equipment and material storage. These materials and equipment are used by the owner in his construction business. Part of the yard is proposed to be paved with crushed rock since tracked equipment will be parked on it occasionally. The building will be a Type VB sprinklered construction with a non structural slab on grade and tilt up concrete exterior walls. The roof system will be a Class B built over rigid insulation on a wood/steel hybrid structure. The building is currently proposed with un -separated B, S-1, and F1 uses. JOB: 4501 BUILDING Applicant Responses: B. ENVIRONMENTAL ELEMENTS 1. Site was graded and rockeries installed under previous permit. The western part of the site is gravel covered and is overgrown with weeds and brush and slopes gently east, east of the rockery. West of the rockery it slopes up to McAdam Road. The eastern part of the site consists of finger of land (pan handle) that slopes towards 134th PI. So. Part of this area is gravel, part grass, and some is covered with Alder and Evergreens. Along the north lot line the site slopes sharply to meet grade of neighboring property. Details can be found on existing conditions drawing. Project Consistency Narrative 4501 BUILDING 1. Relationship of Structure to Site a. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping and pedestrian movement. Response: The property to be developed is located between two streets, Macadam Road on the west and S 134th Place on the east. Previously the site, except the west which is a steeply sloped, was graded and used as a storage area. At the east there is a drainage channel. next to S. 134th PI. which is considered a class III stream from which development will be set back 50 feet. The proposed design utilizes natural features at. the east and the west as transition to the existing street. At the west the existing mature site obscuring vegetation provides a buffer that averages 100 feet, which results in an excellent transition to the residential zoning west of Macadam Road. S. 134th PI. on the east is about 20 feet lower than the proposed building and 10 feet lower than the east end of the parking area. Adjacent to the street is a 50 foot stream buffer. Within the buffer there are existing trees which screen the upland part of the site from the street. After the buffer planting is installed, the planting will almost obscure the view of all but the upper portion of the building facade. The combination of new and existing planting and the topographic feature of the site provide an excellent transition between the streetscape and the site. The site is accessed from S 134th Place which has no current sidewalks along either side of the street. As a result there are no pedestrian routes in the area in the public way. • The development however, to insure safe access, provides a 5 ft. wide pedestrian concrete sidewalk along the edge of the private entry drive to the public way. Project Consistency Narrative 4501 BUILDING Page Two .b. Parking and service areas should be located, designed and screened to moderate the visual impact of Targe paved areas. Response: The proposed development locates the building in the middle of the site in the only area of the site which can be reasonably developed with a structure. This location utilizes the existing topography and current grading to develop a facility that generally separates parking from service and storage area. The site design as designed has a 50 foot planted buffer along its eastern boundary and a natural buffer along it west boundary that obscures views from off site. Along the north border of the site is an existing industrial park and at the south side is a commercial development. The adjoining property to the north is an industrial park. Along the eastern portion of the north lot line of the park is existing landscaping and mature trees. At the western section is an existing building wall of about 30 feet in height that has no landscaping next to the wall and no windows. The neighboring property to the south has two buildings on it. The western building is a warehouse. Its north wall has no windows and roof level is about 35 feet above existing grade of the 4501 Building site. The second building to the east is a house used as an office with storage in the basement. Windows in the facade will look to the north toward the proposed building. The building as designed and located on the site has an entry area for offices in the middle which will be visible once you enter the shared driveway. To the north of the entry, on the east facade, screened from the street and separated from parking, is first a drive in door and then a dock height door. The dock high door is placed at the most northerly location to take advantage of the existing topography and screen from the adjoining industrial parking with landscaping. The general parking area for the building is located between the front of the building and the street. Handicap parking and convenience parking is located at the building entry. The site as currently shown provides landscaping along the perimeter of the parking areas and landscape islands at the ends of parking rows. As such, its design moderates the visual impact of the paved area. Project Consistency Narrative 4501 BUILDING Page Three Located on the west side of the building are several service doors that open toward the service yard to the west of the building. The locations of the adjoining building, the existing topographyand landscaping makes the area to the west of the proposed building a good location for the service, storage and loading areas because it is obscured from view from the streets and have little impact on neighboring uses. c. The height and scale of each building should be considered in relation to its site. Response: The surrounding properties are currently developed with industrial buildings. These buildings are generally tilt up concrete, some with windows, with a smooth painted finish which are about 25 to 35 feet in height. The finish floor elevations above the street vary depending on the individual lot. The finish floor building to the north of the this property, which is about 30 feet high, is about ten feet lower then the proposed 4501 building and the building directly south whose finish floor is about 2 feet higher is about 25 feet in height. The building to the east in front of the site is about 28 feet high. Both the building to the east and the buildings to the north have a street facades that range between 120 and 175 feet. The proposed building has an average height of about 29 feet and a street facing facade of 140 feet. This makes the scale and height of the purposed development have an appropriate scale to the surrounding buildings and site. 2. Relationship of Structure and Site to Adjoining Area a. Harmony in texture, line and masses is encouraged. Response: The surroundingbuilding facades are generally horizontal and about 30 feet in height. The building finishes are smooth painted concrete and have little architectural treatments except windows. The public facade proposed building design is harmonious with the mass, line and textures of surrounding buildings. Project Consistency Narrative 4501 BUILDING Page Four b. Appropriate landscape transition to adjoining properties should be provided. Response: The proposed development has landscape transitions at all adjoining properties where appropriate. The transitions to neighboring properties and the streets meet the design intent of code. The details of the transitions are as follows: The transitions provided at the streets are extensive and meet or exceed ordinance requirements as well. At the eastern street a 50 foot planted buffer is provided and at the western street an existing planted buffer averaging 100 feet is in place. The proposed design provides a landscape transition at the north lot line to the neighboring industrial park. This transition along the eastern part of that boundary consists of five feet of required planting that supplement the existing :neighboring trees and additional landscaping in front of the parking. At the western part of the boundary, 5 feet of planting is provided next to the lot Zine north of the security fencing. Currently, north of this lot line, no code required landscaping remains against the blank building fagade. At the south lot line three different conditions occur. The first one occurs at the pan handle east of the building in which the general parking area is located along the entry drive. At this location the design proposes a minimum of five feet of side yard landscaping behind the keystone wall in front of the parking area and planting south of the keystone wall between the wall land the walk. The second and third conditions occur where the two existing buildings are located on the neighboring lot to the south. The two existing buildings are located about 25 feet south of the lot line. South of the 4501 Building lot line is a landscape bed that averages 12 feet and ranges in width between 10 and 15 feet in which is planted mature trees. This area serves as a landscape transition for both properties even though it is not located on the lot. The finish floor location of the two buildings to the. south differs. The westerly building is located above a 8 foot rockery 25 feet south of the lot line. At the base of the rockery is 10 to 15 feet of planting. Increasing the planting area along this area would not improve the transition between properties. Project Consistency Narrative 4501 BUILDING Page Five As part of this application the Owner is requesting a landscape design modification to allow the required landscaping along this lot line to be placed in one of the other open areas of the site. He feels that the existing landscape transition at this lot line is appropriate. c. Public buildings and structures should be consistent with the established neighborhood character. Response: This is a private building and is consistent with the neighboring buildings d. Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. Response: The site design separates parking and service areas from each other. In limited areas, service vehicle circulation areas overlap parking circulation areas. At no location will a vehicle parked at a loading dock obstruct vehicle circulation areas. e. Compatibility of on-site vehicular circulation with street circulation should be encouraged. Response: Site access is provided to this property through an existing shared drive which will be improved and widened as part of this development. This access to the public street makes the circulation compatible with the existing street. All vehicle circulation for this development will occur on private property or over a private easement on adjacent property. The common access drive will be used for general ingress and egress as currently occurring. Maneuvering on the easement will occur at two parking stalls at the east. side of the building where they will back out on to the easement. This easement dead -ends about 100 feet to the south and serves parking on those adjacent sites which already use the easement for maneuvering. The development of this site doesn't disrupt the current circulation patterns and improves access and has been designed to be compatible with the existing private circulation. Project Consistency Narrative 4501 BUILDING Page Six 3. Landscape and Site Treatment a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. . Response: The proposed design utilizes the existing vegetation, significant trees and the topography to the maximum extent feasible to screen and buffer the site and preserve wooded areas. The new plantings were provided to enhance the existing vegetation and improve the overall development. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. Response: Grades on site are designed to allow for easy movement by pedestrians and vehicles. Differing paving materials are provided at vehicle area and pedestrian pathways to designate access routes to the building entry from parking areas and the street. The boomed concrete walkways with the adjacent landscaping will provide an inviting, stable, and safe pathway from the street to the site. c. Landscape treatment should enhance architectural features, strengthen vistas.and important axis, and provide shade. Response: The landscape design as proposed allows the building entry to be viewed from the private drive and focuses your attention on the entry as you approach. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken, Response: Curbs are provided around all landscaped areas to prevent intrusion of vehicles. Parking stall curbs or wheel stops will be provided 18 to 24 inches into the parking stall to prevent damage to planting. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. Response: The design as shown provides landscape islands within the parking area in which shrubs and trees are provided. At the service area doors, adjacent to the building where paving is provided, trees and shrubs are planted at the property perimeter to visually buffer this area. Project Consistency Narrative 4501 BUILDING Page Seven f Screening of service yards and other places, which tend to be unsightly, should be accomplished by the use of walls, fencing, planting or combinations of these. Screening should be effective in winter and summer. Response: The storage area east of the service doors is screened from view from offsite area by a combination of existing evergreens, new evergreens, existing buildings, the new building, and site obscuring fencing. Some deciduous planting is provided within those areas for variation and will not diminish the effectiveness of the screening in the winter. g. In areas where general planting will not prosper, other materials such as fences, walls, and paving of wood, brick, stone or gravel may be used. Response: Gravel will be used in areas where parking overhang will cause planting to be ineffective. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. Response: The photometrics of all light fixtures will be selected to limit light effects to the site and provide 1 fc. (noon light) at the edge of the adjoining property. Light fixtures will be color corrected metal halide so the color will be white and the fixture efficient. Current light design for the site calls for four types of fixtures. These have been selected based on there location. Along the south edge of the parking lot two 30 foot high 250 watts shoe box pole lights are provided. These fixtures will light the parking lot and the pedestrian path to the building. At the building entry two 75 watt recessed down lights will be installed in the soffitt to light the entry alcove to make it warm and inviting. In the two landscaped islands at each end of the parking in front of the office are two 75 watt pole mounted pedestrian walkway lights that will provide lighting for the parking area and make this area feel secure. These are located so that they will provide surface lighting at each adjacent drive in doors. Project Consistency Narrative 4501 BUILDING Page Eight At the west and south side of the building shoe box fixtures are provided, mounted on arms attached to the building to provide security lighting. The fixture on the west arm is 250 watt and the one on the south is 75 watt to minimize the effect on the adjacent property. Overall the lighting design will enhance the site and blend effectively with surrounding uses. 4. Building Design a. Architectural style is not restricted; evaluation of a project should be based on quality of design and relationship to surroundings. Response: The purposed building design exceeds the design quality of the buildings in front of it and next to it and is of equal or better quality of other buildings in the area. See photo exhibit. b. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. Response: The proposed building is of comparable scale with buildings in the neighborhood and has been painted with colors that will make it harmonious with the adjacent buildings. c. Building components, such as windows, doors, eaves, and parapets, should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. Response: The exterior building materials have been selected for endurance and easy maintenance. The wall areas are painted concrete, windows are set in an aluminum sash, parapets are capped with colored metal flashings, and exterior doors are painted metal. Doors and window sizes have been selected based on the use of the building and are proportionate to the scale of the building. A parapet has been provided to create the vertical height needed for a balanced design. d. Colors should be harmonious, with bright or brilliant colors used only for accent. Response: The colors as selected are natural tones that are from one family of colors. These colors blend together to create a soft appearance while the accent color provides enough contrast so that signage can be placed in that area and be visible but in keeping with the color family used on the building. Project Consistency Narrative 4501 BUILDING Page Nine e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. Response: The building design provides for a parapet on the north, south and east side (front). The roof surface behind the parapet slopes to the west, which enables the north and south parapet to step and create a more interesting fagade. The height of the parapet is sufficient to block the view of any small mechanical unit which would be installed on the roof from the public street that is lower and some distance away. f. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with building design. Response: Exterior lighting has been selected and placed to compliment the building and site design and provide visual focus on the building entry area at night. g. Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and fitting should be used to provide visual interest. Response: The street facade provides visual interest through the use of glazing, recessed entries, landscaping, changes in color, and articulation of the building surface. The design has detailing, form and balance appropriate for a warehouse building in an industrial area. 5. Miscellaneous Structures and Street Furniture a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with •buildings and surroundings, and proportions should be to scale. Response: The building has no street frontage that can be developed because of the drainage channel and the wetland buffer. At this time no miscellaneous structures or street furniture is proposed. b. Lighting in, connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Response: No lighting is proposed at this time. Project Consistency Narrative 4501. BUILDING Page Ten Consistency with adopted plans and regulations (TMC 18.100.030) 6. Demonstrate the manner in which the proposal is consistent with, carries out and helps implement applicable state laws and the regulations, policies, objectives and goals.of the City of Tukwila Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and objectives of the City of Tukwila. Response: Comprehensive Plan — The development is designated under the Comprehensive Plan as C/LI. The purpose of this plan designation is to provide area that can be used by commercial and light industrial uses that will be compatible with other similar uses. The goal of the comprehensive plan for this area is to provide employment and revitalize existing properties. The proposal to construct this facility meets the goals of the plan for four reasons. 1. The use is allowed under the under laying zoning district. 2. The project will be owner occupied and as such brings a new business into the community which provides employment. 3. This development will result in additional tax income for the City 4. As a result of the development of this facility, a property that is in a degraded state will be restored to state that will improve the neighborhood, and relate to the surrounding land uses. Development Regulations — The development regulations for this property are listed in Chapter 18.30 of the Zoning Code and Title 18, the critical areas ordinance (TMC 18.06.--), in Title 18, and in the Design Criteria Industrial Properties (TMC 18.60.050A). The project, as presented, is designed. to comply with those regulations, design standards, and the design intent of those regulations. WAC Regulations — The property is subject to WAC Chapter 51 and as illustrated complies with the intent of those regulations. Other Laws, Policies, and Regulations — The project has. been through the preapplication process with the City. As part of that process, the City provided the applicant with a comprehensive listing of all of the development regulations, mitigation measure that might be required, policies, and design objectives. The proposed project has been designed to comply with those regulation, policies, mitigation measure, laws, Title 18, and ordinances provided. Project Consistency Narrative.doc (LMA #06-114) 450 (0") -� (3 - Z( LIZ - O`1(p APPROX LOCATION EXISTING FIRE HYDRANT 36- CkiP E 10.30 SERVICE 5' 90E YARD ACK 0I 0 :1 T • Zatiffiaq O AC PAVING 65• 0- ,( 65 0' FIRE TRUCK TURN -A -ROUND YARI;.. SE 15A s s LEGAL DESCRIPTIONS: THE NORH9ESTERLY 52.75 FEET OF THE SOUTHEASTERLY 145 FEET OF LO7 15, FOSTORIA GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 9 OF PLATS, PAGE(S) 95, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THE NORTHEASTERLY 28225 FEET IN WIDTH OF SAID LOT 15; EXCEPT THE SOUTHEASTERLY 30 FEET IN NOM OF THE NORTHEASTERLY 28212 FEET OF SAID NORTHWESTERLY 127 FEET IN 810114_ TAX ASSESSOR'S PARCEL NO 261320-0045 GENERAL NOTES UN S2Nalta tfr tn .t t _(DARK GREEN)� A REQUIRED HYDRANTS PER CITY ORDINANCE TO BE OPERATIONAL PRIOR TO CON - BUSTIBLE BUILDING MATERIALS DELIVERED TO SITE FIRE FLOW AS REQUIRED. HYDRANT LOCATIONS SHALL BE APPROVED BY FIRE DEPARTMENT. 8. BUILDING ADDRESS AT AN APPROVED LOCATION 06111 MINIMUM 12-IN011 HIGH NUMBER IN CONTRASTING COLOR. C. SPRINKLER SYSTEMS SHALL COMPLY 89111 NEPA AND BE APPROVED BY FIRE DEPARTMENT AND IBC WICK RESPONSE HEADS PER EVACUATION ASSISTANCE AREA EXCEPTION. FOR BLDG SHELL AND OFFICE IMPROVEMENTS D. PORTABLE FIRE EXTINGUISHERS PER NFPA AND IBC IN CONSTRUCTION SHACK PORMANENT EXTINGUISHER 8Y OWNER 0 3.000 S.F. MAX AREA WITH 75 MAXIMUM TRAVEL DISTANCE E TENANT IMPROVEMENTS TO HAVE APPROVAL OF BUILDING/FIRE DEPARTMENT PRIOR TO CONSTRUCTION OR OCCUPANCY AND PER SEPARATE PERMIT. F. NO OCCUPANCY PRIOR TO ISSUANCE AND CERTIFICATE OF OCCUPANCY. G SPECIAL TEST LABORATORY INSPECTION REWIRED FOR ALL STE WELDING, HIGH STRENGTH BOLTING AND ALL STRUCTURAL CONCRETE H. SUSPENDED CEILINGS TO BE DESIGNED FOR EARTHQUAKE ZONE 91, SUBMIT CALLS TO CITY AND ARCHITECT FOR APPROVAL. (T.1) L CONTRACTOR TO VERIFY AU. DIMENSIONS. 00 NOT SCALE DRAWINGS .L PROVIDE APPROVED MONITORED ALARM SYSTEM 10 A SUPERVISED APPROVED CENTRAL STATION. K PROVIDE APPROVED HOSE STATIONS PER ORDINANCE k W.SRB. L ALL CONCRETE WORK IN EXCESS OF 2000 P9 91A11 BE INSPECTED BY TESTING M. POUR NO CONCRETE WHEN THE ANTICIPATED 9TE 1EMPERAIURE WILL BE BELOW 34 DEGREES WRING THE MST 48 HOURS OF CURING N. THE CONTRACTOR SHALL CALL STRUCTURAL ENGINEER FOR FIELD INSPECTIONS PRIOR TO COVERING ROOF DECK. 0. IN 114E EVENT OF FIELD ERROR OR OMISSIONS THE CONTRACTOR SHALL NOTIFY THE ARCHITECT AND MAKE NO REPAIRS W1HCUT HIS REVIEW. P. SOIL ENGINEER TO VE1901 SGP BEARING PRIOR TO POURING OF FOOTINGS 0. SOIL ENGINEER TO INSPECT AND APPROVE BUILDING PAD ANO FOOTINGS PRIOR TO POURING FLOCK R. SOL ENGINEER 10 INSPECT AND APPROVE PAWNG AREAS PRIOR TO PAVING 5. CONTRACTOR MALL C00RONATE 114E WORK OF ALL TRADES TO 410I13 INTERFERENCE BETWEEN DIVISIONS OF THE WORK. T. CONTRACTOR TO PROVIDE ALL WfRK, SERVICES, AND MATERIALS NECESSARY TO CONSTRUCT A COMPLETE OPERATING FACIUTY. U. THE CONTRACTOR SHALL APPLY AND SECURE ALL OCCUPANCY, SEWER, STORM, WATER, ELECTRICAL AND 0111ER PERMITS EXCEPT BUILDING PERMIT. HE SHALL PAY ALL NECESSARY FEES AND POST BONDS REWIRED. V. FUTURE TOILETS TO COMPLY 89TH WASHINGTON STATE BARRIER FREE CODE W. ALL EXPOSED INSULATION SHALL MEET F.S. 25 REQUIREMENTS AND SMOKE DENSITY NOT TO EXCEED 450 WHEN TESTED IN ACCORDANCE WTH UBC STANDARD N0. 8-1 X INSTALL ALL INSULATION ONLY AFTER MOISTURE CONTENT ON ALL MEMBERS I5 LESS THAN 15X PROVIDE TESTING LAB REPORTS VERIFYING TESTING TO THE CITY AND TO THE ARCHITECTS OFFICE (INTERIM ONLY) Y. ALL WALKING SURFACE SLOPES IN DIRECTION OF TRAVEL FOR HANDICAP ACCESS TO BE 1120 OR LESS EXCEPT 1:12 WHERE HANDRAILS ARE USED. (EXCEPT A5 NOTED) PROJECT DESCRIPTION CONSTRUCT A TILT -UP C CRETE BUILDING OF 14,000 9.F. FOOT PRINT ON A 9TE OF 101,512 S.F. PROJECT TO INCLUDE FULL SITE DEVELOPMENT (UTILITIES AND LANDSCAPING) AND BUILDING 94111 A 4.666 SF. MEZZANINE / SECOND FLOOR. BUILDING SHELL ONLY WITH TENANT IMPROVEMENT AS SEPARATE PERMIT. DEFERRED SUBMITTAL LIST 1. MECHANICAL - BY WASH. STATE LICENSED ENGINEER ROOF TOP EQUIPMENT TO 8E SCREENED FROM VIEW. COORDINATE WITH ARCHITECT BEFORE PERMIT SUBMITTAL 2. azCTIRICAL - 91 WA511 STATE UCENSED ENCNEER 3. FIRE SPRINKLER - BY WASH. STATE UCENSED ENGINEER 4. SMOKE DETECTORS AND MONITORING 5. ENGINEER STAMPED TRUSS DRAWINGS 6. ROOF HATCH, METAL LADDER AND CAGE 7. AREAS OF EVACUATION ASSISTANCE - PROVIDE QUICK RESPONSE SPRINKLER HEADS IN L105 OF AREAS OF EVACUATION ASSISTANCE TENANTS OR USER OF BUILDING TO PROVIDE WRITTEN UFE SAFETY PLAN ALL2HTABLE TO BUILDING OWNER AND LOCAL BUILDING DEPARTMENT PRICK TO OCCUPANCY AND ISSUANCE OF CERTIFICATE OF OCCUPANCY FROM C11'. 8. EXTERIOR PRE -FAB STEPS. 9. ROOF MANUFACTURER'S NAME. PRODUCT NAME AND NUMBER AND IMO APPROVAL NUMBER 10. CONCRETE DE968 MIX SUBMITTAL DOCUMENTS FOR DEFERRED SUBMITTAL ITEMS SHALL BE 508617900 TO THE ARCHITECT 0R ENGINEER OF RECORD, WHO SHALL RENEW THEN AND FORWARD THEM BACK TO THE GENERAL CONTRACTOR WHO WLL DELVER THEM TO THE BUILDING OFFTOA. 18111 A NOTATION INDICATING THAT THE DEFERRED SUBMITTAL DOCUMENTS HAVE BEEN REMEWED AND THAT THEY HAVE BEEN FOUND 113 BE 11 GENERAL CONFORMANCE NTH THE DESIGN OF THE BUILDING 111E DEFERRED SUBMITTAL ITEMS SHALL NOT BE INSTALLED UN1L MDR DESIGN AND SUBMITTAL DOCUMENTS HAVE BEEN APPROVED BY THE 8ULDING OFFICIAL SPECIAL INSPECTIONS IN ADDITION TO THE REGULAR INSPECTIONS, THE FOLLOWING ITEMS WELL ALSO REWIRE SPE0AL INSPECTION IN ACCORDANCE WM SEC 1701 OF THE UFLFOR 1 BUILDING CODE SOILS COMPLIANCE PRIOR TO FOUR -14.110N INSPECRON STRUCTURAL CONCRETE OVER 2500 P9 FIELD WELDING HIGH-STRENGTH BOLTS EPDXY c iy <" \ >'. PROJECT STATISTICS ATION - 'H'NRANT SITE ZONING DISTRICT - C / L1 CONSTRUCTION TYPE 3B FIRE SPRINKLER - YES INTERNATIONAL BUILDING CODES - 2006 OCCUPANCY - 51 STORAGE AND 8 OFFICE OVERALL O;fUPANCY B FOR NON -SEPARATED USES. SITE AREA - 101,512 SF BUILDING AREA - 14,6SF (FIRST FLOOR) 66 5F (SECOND FLOOR) 18,666 SF (TOTAL) ALLOWABLE BASE AREA = 19,000 SF PARKING (SPECULATIVE) SECOND FLOOR = 4,666 5F 0 3/1000 = 14 WAREHOUSE DECK = 14,000 SF ® 1/1000 = 14 28 PARKING STALLS REQUIRED, 28 SHOWN VICINITY MAP 0 15' 30' 60' • t'= 30' SEE SHEET C6 FOR FINISHED GRADING Attachment D • UGHT FIXTURE SCHEDULE 12 FOOT POLE UGHTS TO BE "KIM SAR ARCHETYPE" COLOR TO BE BRONZE, WATTAGE AS SHOWN ON PLAN WALL PACK TO BE WP100 LUMUX" COLOR TO BE BRONZE, WATTAGE AS SHOWN ON PLAN INDEX TO THE DRAWINGS A1.( ARCHITECTURAL SITE PLAN 01 COVER SHEET C2 EXISTING CONDmONS C3 HORIZONTAL SITE PLAN C4 T.E.S.C. PLAN C5 T.LS.C. DETAILS AND NOTES C6 GRADING / PAVING PLAN C7 CROSS SECTIONS C8 STORM DRAINAGE PLAN C9 STORM DRAIN PROFILES C10 DETAILS AND NOTES C11 DETAILS AND NOTES 2 C12 WATER AND SANITARY SEWER C13 WATER AND SANITARY SEWER C14 WATER AND SANITARY SEWER PLAN PROFILES DETAILS L1 LANDSCAPE PLAN, DETAILS AND NOTES L2 IRRIGATION PLAN, DETAILS AND NOTES 1 MITIGATION PLAN AND NOTES 2 MITIGATION PLAN, SCHEDULES AND DETAILS 3 MITIGATION NOTES A1.2 SITE DETAIL A2.1 FLOOR PLAN A2.2 ROOF PLAN AND DETAILS A3.1 ELEVATIONS A4.1 WALL SECTIONS A4.2 WALL SECTIONS A4.3 INTERIOR WALL SECTIONS A4.4 STAIR SECTIONS A5.1 DETAILS A5.2 DETAILS S1.1 GENERAL STRUCTURAL NOTES 51.2 GENERAL STRUCTURAL NOTES (CONT.) 52.1 FOUNDATION AND MEZZANINE PLAN S2.2 ROOF FRAMING PLAN S2.3 INTERIOR PANEL ELEVATIONS S2.4 INTERIOR PANEL ELEVATIONS S3.1 TYPICAL CONCRETE DETAILS S3.2 CONCRETE DETAILS S3.3 CONCRETE DETAILS S6.1 WOOD FRAMING DETAILS S6.2 W000 FRAMING DETAILS n 18 C 0 C .0 9 3 -o -o 0 CD n m 0 W U J C ) A88 CC 1 ATES LANCE MUELLER i sheet 4501 BUILDING S. 134th STREET TUKWILA, WASHINGTON LANCE MUELLER t AEEOCIATIE 130 L*062200 • SEATTLE. WA 96122 • 206 325 2553 SHEET A3.1 - 3-19-13 EAST ELEVATION SOUTH ELEVATION • ..�� 1( , i.S..tL[[ fi3 [ i� 1YI. ijli fi.1C� tsf .'+�>fl6d,#it`.�Ci`.C6d'Ql'/.ii', .7,iii.�.!i�t" 1.((iX`l.`�'�all%�"��`�1:6:iQ'"1�`.��`C"":.r. _ r. NORTH ELEVATION 1-4/ '000 ?f " SCo4 50� VERTICAL DATUM: NAW '88 (ASSUMED) BENCHMARK INVERT OF SANITARY SEWER MANHOLE 22.6' N.E. & 28.25' N.W. OF THE N.W. CORNER OF SUBJECT PROPERTY. BASED ON COY OF TUKWILA SANITARY SEWER ASBUILT LID No. 24 SHEET 2 OF 5 Ex. CB -Type I Rim=35.40 I.E.=35.40 (SW) I.E.=35.50 (SE) I.E.=35.20 (NE) Ex. SSMH Rim=15.60 I.E.=3.12 (SE) TEMPORARY BENCH I.E.=3.18 (SW) I.E.=2.89 (NW) \ I.E.=3.39 (NE 5' COMMUNICATIONS EASEMENT \ \ (REC. No. 8609151461) Ex. Curb 4 �D. co'). • '6. 2. 36' CMP I6=10.30 Ex. SS C.O. Rim= -15.52 Ex. SS C.O. Rim=15.72 22 Ex. 12" Culvert I.EE=10.83 Ex. SSMH Rim=15.84 I.E.=3.71 (SE) I.E.=3.52 (NW) Ex. 12" Outlet I.E.=12.28 Ex. SS C.O. `Rim=15.6 29.0LF 8" DI 3.145 \ SIG,N �G\ Ex. CB -Type I Rim=16.23 I.E.=12.98 (SW) I.E.=12.98 (N) �Ex CB -Type I LE.=13.18 (SE) W/Solid Lid Rim=17.34 I.E.=14.09(NW) I.E.=14.19(5)6" \ Ex. SS C.O. Rim=30.11 / \ Ex. SSMH Rim=17.81 I.E.=5.01 (SE) I.E.=4.95 (SW) I.E.=4.62 (NW) I.E.=4.81 (NE) Ex. SSMH Rim=18.93 I.E.=11.11 (SE) I.E.=10.93 (SW) I.E.=10.60 (NW) D 2D 40 SCALE 1'=40' LEGENA O. FOUND NON IN FAST 0 EX SANITARY EMFR MANHOLE 13 EX CATCH BASIN u"M1 IX. STORM DRAIN MANHOLE = EX. MAILBOX EX. UTILITY POLE E- EX GUY ANCHOR ED EX. POWER VAULT • EX. TELEPHONE RISER EX. STREET SIGN EX. FIRE HYDRANT ff EX. NATER METER PC. EX. wATER VALVE EX. POWER CABINET EX. 'WIRE FENCE EX. WOOD FENCr 30' ACCESS k MAN VERIEASEMENT (REC. No. 200609110 1806) " CMP / 40' INGRESS & EGRESS EASEMENT/ \ / 4,'0.yl✓ (REC. No. 97101000,21) \\ IV -'// /// /%// dI / i // �/. / /A //12WI/LI./0: .,_ /� \ � ' loW . /7D� /51,%"":„.;;;;;;....g,„,,,_'>.--1: // /A// ��: /j/� \��Hp1�ON�FEN° /j !�4 ,26�_ EX. INGRESS-� EGRESS EASEMENT //� i / \.AC / REC. No. 58855610-- 6-C THUNDERCLOUD PLUM TREES 25.* 7 Ex. CB-Tyl Rim=39.56 I.E.=37121 (SW) I.E.= 7.06 (NE) 11.67' \\ Ex. CB- Rim=4 I.E.=35.77(5 I -35.77(NW) 1 I-48"6 'Cali before you Dj g. 1-800-424-5555 .UNDERGROUND SERVICE (USA) AVOID CUTTING UNOEROROUND UTIUTY UNE5. ITS COSTLY \ / Ex. CB -Type 1 Rim=27.15 I.E.=24.25 (SW) I.E.=24.25 (NE) I.E.=24.35 (SE)/D" / / / / LEGAL DESCRIPTIONS: THE NORHWESTERLY 52.75 ILEI OF THE SOUTHEA FEET OF LOT 15, FOSTORIA GARDEN TRACTS, ACC THE PLAT THEREOF RECORDED IN VOLUME 9 OF PLATS, PAGE(S) 95, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT 1HE NORTHEASTERLY 282.25 FEET IN WIDTH OF SAID LOT 15; EXCEPT 1116 SOUTHEASTERLY 30 FEET IN WIDTH OF THE NORTHEASTERLY 282.12 FEET OF SAID NORTHWESTERLY 127 FEET IN WIDTH.. TAX PARCEL #: 361320-0045 NOTE: EXISTING URLm' LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY. IT SHALL BE 1HE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORIZONTAL LOCATION OF ALL EXISTING UNDER- GROUND UTILITIES PRIOR TO COMMENCING CONSTRUCTION. NO REPRESENTATION IS MADE THAT ALL EASING UTILITIES ARE SHOWN HEREON. THE ENGINEER ASSUMES NO RES0ONSBIUTY FOR MITES NOT 5H011150 Btniuti EFORE6OU NOT SHOWN I45 THOR 24 5555 1100568 LOCATION. CALL zjq-oc 7P APPROY1 DALEY-MORROW-POBLE E, NC. 726 AUBURN WAY NORTH AUBURN. WASHINGTON 98002 PHONE: (253)333-2200 (FAx)333-2206 GUON LAKERIDGE DEVELOPMENT, INC. P.O. BOX 146, RENTON, WA. 98055 PHONE No. (425) 228-9750 ENGINEERING - SURVEYING LAND PLANNING Incorporoteci 4501 BUILDING EXISTING COND(TAON5 10550 1'..40' I p°A 06205eno ;26/07 1'4 06-205 062¢ama.aa 4/1.6/2107 :.li ��s��w►�1'�L - �•Z®• �3 Keep mulch 2-3" away From crown . Planting pit min. twice 5146 of root All twine and wire are to be removed and at least 2/3 of burlap removed. TREE PLANTING DETAIL Prune diseased and broken branches "Chainlock° or equal tree tie material CI" width); nail or staple tree tie to hold vertically, loop each tie around half tree loosely to provide I" slack for trunk growth 2x2 wooden stakes securely driven Into ground. Stain brown. Water basin with 2" mulch lsulfaceitglazed planting pit I/2 topsoil, V2 native_3011, water thoroughly, (erullze No Scale BLDG LAWN / PLANTING BED DETAIL No Scale All twine and wire are to be removed and at leant 2/3 of burlap removed. SHRUB PLANTING DETAIL rune diseased and broken branches Water basin with notch moacted to soil water thoroughly Fertilize as regd twce82 oe€ oat ball No Scale Planting bed 2° mulch V2 spaccing distane GROUND COVER SPACING DETAIL No Scale- Triangular Spacing PLANT LIST MBOL QTY• t �m Vlattf 0 A BOTANICAL / COMMON CONDITION 5 Acer Rubrum 'October GIory' / October Glory Red Maple 2" Cal. 545 Prunus sargentii 'Columnaris/ Columnar Sargents Cherry 2" Cal. 848 Prunus ceraeifera ' Krauter Vesuvius ' / Krauter Vesuvius Plum 2" cal. 848 11 Carpinus bertulus Fastigiata' / Columnar Hornbeam 2" Cat. 545 2 Acer Palmatum 5ango Kaku' / Sango Kaku Japanese Maple 6'-1' 548 9 Cupressocyparis leylandii/ leyland Cypress l' minimum 545 41 Osmanthus delavay / Delavay Osmanthus 5 gallon 50 Cystis 'Sunset' / Sunset Rockrose 5 gallon O 121 Mahonia aquifolium / Oreoon Grape 5 gallon, 18" minimum e 12 Viburnum Davidii 2 gallon g Thuja O. ' Emerald Green ' / Emerald Green Arborvitae 6' min.54B o 58 Prunus L. ' Otto Luyken ' / Otto Luyken Laurel 21" min. • 43 Nandina Domestics 'Harbor Dwarf" / Harbor Dwarf Heavenly Bamboo 2 gallon 51 Nandina Domestica 'Harbor Dwarf' / Harbor Dwarf Heavenly Bamboo 2 gallon Arctoetaphylos uva-ursi / kinnickinnik 4" pots 12" O.C. Vinca minor / periwinkle 4" pots 12" O.C. Sodded Lawn Wit.. ... •Confirm all plant Quantities EXISTING TREES TO REMAIN. TYP. BLCG POWER 5ERVIC NEW KEYSTONE WALL, TYP. NOTES 1. 5ubgrades, including bens, to within VIOth foot provided by General Contractor unless otherwise noted. 1. 5ubgrade shall be scarified or rototilled if conditions require. 3. For Containerrown plants root ball is to be loosened and any circling rots pruned prior to planting. 4. 4" depth 3 -way topsoil or equal in all planting areas. 5. Soils must be bloosened at least 18° in depth and or anic material, such as compost, tilled Into the entire plantinig 6. N back()'llinqq of" )ndividual lantin DU with amended soils is slowed. 1552040, the enure pIanttn "4128 must be prepared and receive soil amendments poor to planting. 6. 2" depth Pine grade bark mulch in all planting beds. 1. All plant material shall be healthy, full and conform [o ANLA American standard For nursery stock latest edition, including: a. For 848 plants, trunks must be in the center of the root ball b. Minimum root ball diameters and depths For trees and ni-ubn shall be as specified In ANSI 260.1-2004 for each species. c. Height and spread shall be as specified an ANSI 260.1-2004 for each type of plant species. d. Root flare must be visible on 848 plants. e. No J roots, no circling. F. No root in rootball greater than 1/10 of tree trunk diameter. g. All container grown plants shall be heal vi oroun, well rooted, and established in the container in which are growing. A can diner plant pplant Sha II have a well estab Ished root sets res ChinnG the haves or U)e oonueer to malnta 5 a Rrm rapt ball, but than not have excessive root growth encircling the inside of the container. 0. Plant material or size or kind not available may be substituted only with approval of Landscape :architect or Owner. 5. Landscape Architect must approve plants For quality prior to installation. 10. All mass plantings shall have triangular spacing. 11. All tree pits shall be inspected to insure proper drainage. 12. Positive drainage shall be maintained. Mound planting areas minimum 8". B. SHubs and 2,085 minimum 42° from curb for car overhang unless wheelstops noted. 14. Landscape Contractor shall maintain Site until final inspection and acceptance by Owner. A7 S. 134th PL. 50' BUFFER - SEE BUFFER MITIGATION PLANTING PIAN Al\ w__ A& ala .-S a.��q,i:.. rii�?3�a c._xiae.-it,i".�-^sr�.i_e..�:i:.c.�:�ei :��:�in �•.•. NORTH LANDSCA" - ALAN SCALE: 1" " 30' 30 60 0 5 L/y-0079 -4- 51n9 4)u) will W uu 6 xr 2 e M -5 U 2 d 4) 0,0 :a xhrin c 0 0 s m -o - MAIN STREET DESIGN (206) 842-7886 Sheet STEPPED METAL COPING PAINT AREA OF FUTURE FOR CURT.IN WALL AREA OF FUTURE CUT-OUT FOR CURTAIN WALL METAL JAMB AND SILL AGNLES - PAINT UPWARD ACTING SIttL INSULATED SECTIONAL DOOR - PAINT 1 AREA OF FUTURE CUT-OUT FOR WNOTW SYSTFM H.M. INSULATED MAN DOOR AND FRAME - PAINT STEPPED METAL COPING PAINT RMF IIF 1. INSULATED GLASS IN AEU FRAMES 1 r INSULATED '-BROKEN FACE INTEGRAL LOW -E TINTED COLOR MASONARY GLASS IN ALULL UNITS FRAMES CONC. REATINING - WALL - PAINT EAST ELEVATION DOCK BUMBERS -_,F FUTURE CUT-. T FOR WALL k Aft107 H.M. INSULATED MAN DOOR AND FRAME - PAINT UPWARD ACTING STEEL INSULATED SECTIONAL DOOR - PAINT STEPPED METAL COPING / --- PAINT /--STEPPED METAL COPING PAINT LOW -E TINTED (S ASC IN Al IN 910OTH FINLFIED CONC PANFLA WTH CAST REVEALS SMOOTH FINISHED CONC P v4aS WITH CAST REVEALS SOUTH ELEVATION Zoo _ 6 l 'NORTH ELEVATION 8 8 8 8 C a 0 0 C 0 V 0 0 8 m c sheet A3.1 NORTH 0 15 30 60 90 SCALE: 1" = 30' (0 4501 BUILDING - MITIGATION PLAN NE 1/4 OF SEC. 15, TWP. 23 N, RGE. 4 E, W.M. TAX PARCEL ID NO.: 261320-0045 CONSTRUCTION NOTES: 1. SILT FENCE MUST BE INSTALLED PRIOR TO ANY MITIGATION ACTIVITIES TAKING PLACE 2. CLEARING OF INVASIVE VEGETATION SHALL ONLY OCCUR DURING PERIODS OF NO PERCIPITATION 3. REGRADING OF THE ENHANCEMENT AREA SHALL ONLY OCCUR DURING PERIODS OF NO PERCIPITATION 4. SILT FENCE WILL BE INSPECTED REGULARALY TO AVOID SEDIMENTATION OF STREAM CHANNEL 5. ALL AREAS CLEARED OF VEGETATION SHALL BE MULCHED TO MINIMIZE POTENTIAL EROSION 6. IF IT IS DETERMINED THAT EROSION CONTROL MEASURES HAVE FAILED, ALL MITIGATION ACTIVITIES MUST STOP UNTIL EROSION SITUTATION HAS BE RECTIFIED EXISTING TREES ITO REMawI REGRADED ENAHNCEMENT AREA T015% GRADE CIVIL ENGINEERING KIM FOR GRADIN°, SPLIT RAIL FENCE ,SEE DETAIL SHEET z OF �I SILT FENCE DEM SHEET EOF,1 EXISTING WOODY DEBRIS IN STREAM CHANNEL ON-SITE STREAM CHANNEL 's. 1 4/19/07 LRE REVISED SITE PLAN NO. DATE BY REVISION ENHANCEMENT AREA H,355 SOWRE FEET) FND 5/5" REBAR AND CAP »BR & H LS 22336" 50 -FOOT STREAM BUFFER IREOUCEO FOR ENIWICEIh-NT) VICINITY MAP NOT TO SCALE APPLICANT: LAKERIDGE DEVELOPMENT ATTN: WAYNE JONES P.O. BOX 146 RENTON, WASHINGTON 98057 425-228-9750 CIVIL ENGINEER: DMP, INC. ATTN: MEL DALEY, P.E. 726 AUBURN WAY NORTH AUBURN, WASHINGTON 98002 253-333-2200 ENVIRONMENTAL CONSULTANT: J. S. JONES AND ASSOCIATES, INC. ATTN: JEFFERY 5. JONES, PWS 402 EAST MAIN STREET, SUITE 110 AUBURN, WASHINGTON 98002 253-804-2645 LEGAL DESCRIPTION: 15 FOSTORIA GARDEN TRACTS BEGINNING NORTHEASTERLY CORNER OF TRACT 15 THENCE SOUTH 40°17'-00" WEST 272.12 FEET THENCE NORTH 49°-43'00° WEST 9225 FEET THENCE SOUTH 40°-17'-00" WEST 10 FEET TO THE TRUE POINT OF BEGINNING THENCE CONTINUING SOUTH 40'-17'-00" WEST TO THE NORTHERLY MARGIN OF SOUTH 135TH STREET THENCE SOUTHWESTERLY ALONG SAID NORTHERLY MARGIN TO THE WEST MARGIN OF TRACT 15 THENCE NORTHEASTERLY ALONG SAID WEST MARGIN TO NORTHWEST CORNER OF TRACT 15 THENCE SOUTH 49°43'-00" EAST TO A POINT 175 FEET FROM NORTHEAST CORNER OF TRACT 15 THENCE SOUTH 40°-17'-00" EAST 282.12 FEET THENCE SOUTH 49°43'-00" EAST 82.75 FEET TO TRUE POINT OF BEGINNING. 0 0 x x KEY: STREAM STREAM BUFFER REDUCED STREAM BUFFER FOR ENHANCEMENT ENHANCEMENT AREA SPLIT RAIL FENCE SILT FENCE 00 7 100 -FOOT STREAM BUFFER IAS REWIRED BY Cwcl 6--6" THUNDERCLOUD PLUM TREES 25'± O.C. tiv-OON SURVEY BY: DALEY28 ALIB OWWAY NOT NC. 726 AUBURN WAY NORTH AUBURN WASHINGTON 98002 PHONE: /2035333-2200 1FAX1333-2208 H 54GINEERNo - EURVE,'NG LAID PLANQ+0 402 EAST MAR4 STREET, SUITE I10 5W fig a. 0 W 0 0 0 W 0 P.O. BOX 146 0 O a 0- 0 Z O m m 0 Y W 0 5 m 0 0 G' Q O O W J p Q co U n V LU 00 W 2 0 J 41 5" NORTH 0 5 10 20 30 SCALE: 1 " = 10' PLANTING AND STAKING DETAIL 6 SS,HFT,LDuFFIR STAKE DRIVEN REFUSAL (>2.11.SECURE TOREE WITH TWD STRANDS OF MRSERNMANS TAPE STAKE TO BE PLACED PARALLEL TO wNG 4501 BUILDING - MITIGATION PLAN NE 1/4 OF SEC. 15, TWP. 23 N, RGE. 4 E, W.M. TAX PARCEL ID NO.: 261320-0045 SPLIT RAIL FENCE DETAIL SILT FENCE DETAIL METAL FENCE POST WIRE BACKED SILT FENCE ATTACHED METAL OURS STREAM SIGN DETAIL C.41 -W( 5 TO GRADE 4/19/07 REVISED SITE PLAN REVISION REMOVE In OF ROOT FROM LDUGFw STAKE DRIVEN TO REFUSAL (.201. SECURE TO LANs TAPE. TREEWITH TO BE PLACEDPARALLEL TO PREVAuuND WIND. 6 ON CENTER ENCS /.,,/AMD =fir.=7 it 01//i11,1=-110 #4.1.1RII=uM41.1.t .��. Il-�i�.�= SUPPLEMENT SOIL ��I SOILINTERFAGE InIICE1FLTBAI ICE ROO 0 LC ATTACH SIGN SIB GALVANC WITH WASHERS T AL POST INSTALLATION OETAIL DVFTER.BOUNDARY AREA OR SET aro THE BUILD!. SETBACK AREA. O ONE SIGN SHALL BE POSTED PER LO EVERY 150 -FEET OF SENSITIVE ARCA AND SHALL N APR. LOCATION. EE SAT THE CLOSEST POI/ PORPOSED Ni. SIGNS A' ATTACHED TO FENCES• No TRACT O THE STREAM SIGN SHALLBE POS E SENORAT THE BUFFER GRASS SEEDING GRASS NAME BLUE WILDRYE MEADOW BARLEY TUFTED HAIRGRASS SCIENTIFIC NAME PERCENTAGE ELYMUS GLAUCUS 60% HORDEUM BRACHYANTHERUM 30% DESCHAMPSIA CAESPITOSA 10% PLANT SCHEDULE • APPLICATION RATE: 40 LBS PER ACRE TOTAL WETLAND AREA TO BE SEEDED: 0.1 ACRES • TOTAL AMOUNT OF SEED NEEDED: 4 LBS ' BROADCAST SEED APPLICATION BY HAND SYMBOL EXISTING CULVE T EXISTING WOODY DEBRIS IN STREAM CHANNEL COMMON NAME BIG -LEAF MAPLE RED ALDER DOUGLAS FIR WESTERN RED CEDAR VINE MAPLE OS OCEANSPRAY Ip OSOBERRY Sg SALMONBERRY SN SNOWBERRY • WESTERN SWORD FERN ▪ KINNIKINNIK SCIENTIFIC NAME ACER MACROPHYLLUM ALNUS RUBRA PSEUTOSUGA MENZIESII THUJA PLICATA ACER CIRCINATUM HOLODISCUS DISCOLOR OEMLERIA CERASIFORMIS RUBUS SPECTABILIS SYMPHORICARPOS ALBUS POLYSTICHUM MUNITUM ARCHTOSTAPHYLOS UVA-URSI 01Y. SIZE 10 4-6 FT 7 4-6 FT 10 4-6 FT T 4-6 FT 10 3-4 FT 25 1 GAL 25 1 GAL 30 1 GAL 30 1 GAL 50 I GAL 100 4INCH CUP SN SN SN SN SN SNSN N SN S SN SN SN SN SN SN SN 00 SB 08 S=I S S8 ON-SITE STREAM CHANNEL EXISTING CULVERT iNN/ NN\ TREAM SIG OS S OS OS OS OS g 0S L/<-da7q KEY: STREAM STREAM BUFFER — • — • — • — • — REDUCED STREAM BUFFER FOR ENHANCEMENT --b STREAM SIGN 0 0 " SPLIT RAIL FENCE SILT FENCE EXISTING VEGETATION 1.0 Executive Summary 1.1 Project Description: The applicant proposes to construct an office, warehouse, equipment maintenance, outside storage and a water remention vault on the subject property. The applicant proposes 10 reduce the required 100 -foot buffer 10 50 feet and enhance the remaining buffer area. 1.2 Baseline Information: The property is 2.35 acres with a Type 2 watercourse located along the eastern edge of the property. The watercourse is within the roadside ditch for South 134th Street. During the site visit fry and a crayfish were observed in the watercourse. The on-site watercourse rates as a Type 2 watercourse. The City of Tukwila Municipal Code requires a 100 -foot buffer for Type 2 watercourses. 1.3 Buffer Reduction and Mitigation: Section 18.45.100.F.1.b of the Cily of Tukwila Municipal Code, allows reduction of a watercourse buffer if there is no significant vegetation present and an enhancement plan is provided. There are 9 trees present in the existing buffer. The majority of these trees were planted as ornamentals for landscape purposes. The remaining buffer area is dominated by grasses, weeds, Himalayan blackberry and thistle. The applicant proposes to remove the grasses, weeds and invasive vegetation and replant the area with native trees, shrubs and groundcovers. Native plant species will increase plant diversity, wildlife habitat and prevent the establishment of invasive species. The existing trees will remain in the bulTer area. No impacts to the Type 2 watercourse are proposed. 2.0 Project Location The properly is located at 4501 South 1341h Place, in Tukwila, Washington. 3.0 Responsible Parties Applicant Lakeridge Development Attn: Wayne Jones P.O. Box 146 Renton, Washington 98057 425-228-98057 Environmental Consultant Jeffery S. Jones Ceritified Professional Wetland Scientist J. S. Jones and Associates, Inc. 35316 28th Avenue South Federal Way, Washington 98003 (253) 874-9588 4.0 Standards All work and materials shall confomt to City of Tukwila standards and specifications, and to the specifications and details shown on these plans. 5.0 City of Tukwila Contact Certain actions within this mitigation/restoration plan require inspection or approval by City of Tukwila staff. Requests for inspection/approval shall be coordinated through Sandra Whiting, Urban Environmentalist. 6.0 Contractor Information When it is available, contact information shall be provided to the City of Tukwila that includes names, addresses and phone numbers of persons tints that will be responsible for grading the mitigation/restoration area, installing required plants, and performing required maintenance and monitoring. 7.0 Contractor's Qualifications Contractor/Landscape Installer most be experienced in mitigation and restoration work. The Permittee shall provide that there is one person on the site at all times during work and installation who is thoroughly familiar with the type of materials being installed and the hes( methods for their installation, and who shall direct all work being perfonned under these specifications. This person shall he experienced in installing native plant materials lbr wetland mitigation or restoration projects, unless otherwise allowed by the Landscape Designer, Wetland Biologist and/or City of Tukwila staff. 8.0 Site Conditions The Permittee, Landscape Designer and/or Wetland Biologist shall immediately notify the City of Tukwila of any discrepancies between these plans and the site conditions. The locations of plants shown may be modified in the field by the Landscape Designer, Wetland Biologist and/or City of Tukwila staff based on field conditions at the time of planting. Changes should be documented and as -built drawings submitted to the City of Tukwila upon request for formal construction approval. 9.0 Plants 9.1 Origin: Plant materials shall be Northwest native plants, nursery grown in the Puget Sound region of Washington. Dug plants may only be used upon approval of City of Tukwila staff. 9.2 Handling: Plants shall be handled so as to avoid all damage, including breaking, bruising, root damage, sunburn, drying, freezing or other injury. Plants must be covered during transport. Plants shall not be bound with wire or rope in a manner that could damage branches. Protect plant roots with shade and wet soil in the time period behveen delivery and installation. Do not lift container stock by trunks, stents, or tops. Do not remove from containers until ready to plant. Water all plants as necessary to keep moisture levels appropriate to the species horticultural requirements. Plants shall not be allowed to dry out. All plants shall be watered thoroughly immediately upon installation. Soak all containerized plants thoroughly prior to installation. Bare root plants are subject to the following special requirements, and shall not be used unless planted between November 1 and March I, and only with the pennission of the Landscape Designer rind City of Tukwila staff. Bare root plants must have enough fibrous root to insure plant survival. Roots must be covered at all times 8 with mud and/or wet straw, moss, or other suitable packing material until time of installation. Plants whose roots have dried out from exposure will not be accepted at installation inspection. . 4501 BUILDING - MITIGATION PLAN NE 1/4 OF SEC. 15, TWP. 23 N, RGE. 4 E, W.M. TAX PARCEL ID NO.: 261320-0045 9.3 Storage: Plants stored by the Permittee for longer than one month prior to planting shall be planted in nursery rows, and treated in a manner suitable to that species horticultural requirements. Plants must be reinspected by the Wetland Biologist and/or Landscape Designer prior to installation. 9.4 Damaged Plants: Damaged, dried out, or otherwise mishandled plants will be rejected at installation inspection. All rejected plants shall be immediately removed from the site. 9.5 Plant Names: Plant Dames shall comply with those generally accepted in the native plant nursery trade. Any questions regarding plant species or variety shall be referred to the Landscape Designer, Welland Biologist or City of Tukwila staff. All plant materials shall he True to species and variety. 9.6 Plant Substitutions: Plant substitutions are not permitted without the permission of the Landscape Designer, Wetland Biologist and/or City of Tukwila staff. Sarin species substitutions of larger size do not require special permission. However, small plants often experience less transplant shock and adapt more quickly to site conditions, resulting in a higher success rale. As such, smaller plants will be approved as substitutions based on certain site-specific conditions (frees not less than I gallon size however). 9.7 Quality:tad Condition: Plants shall he normal in pattern of growth, healthy, well -branched, vigorous, with well-developed roof systems, and free of pests and diseases. Damaged, diseased, pest -infested, scraped, bruised, dried -out, burned, broken, or defective plants will be rejected. Plants with pruning wounds over 1" in diameter will be rejected. 9.8 Routs: All plants shall be balled and burlapped or containerized, unless explicity authorized by the Landscape Designer and/or Welland Biologist. Roolbound plants or B&B planes with damaged, cracked or loose roolbalis (major damage) will he rejected. Immediately before installation, plants with minor root damage (some broken and/or twisted) must be root -pruned. Matted or circling roots of containerized plantings Inst be pruned or straightened and Inc sides of the root ball must be roughened from top to bottom to a depth of approximately half and inch in two to four places. Bare root plantings of woody material is allowed only with permission from the Landscape Designer, Wetland Biologist, and/or City of Tukwila staff. 9.9 Sizes: Plant sizes shall he the size indicated in the plant schedule. Larger stock may be acceptable provided that it has not been cut back to size specified, and that the root ball is proportionate to the size of the plant. Smaller stock may be acceptable, and under some circumstances perfemble, based on site-specific conditions. Measurements, caliper, branching and balling and burlapping shall confomr to Inc American Standard of Nursery Stock by the American Assoiciation of Nurserymen (latest edition). 9.10 Form: Evergreen trees, if used, shall have single tnurks and symmetrical, well-developed font. Deciduous trees shall be single tnmked unless specified as multi -stem in the plant schedule. Shruhs shall have multiple steers, and he well -branched. 9.11 Planting: Planting shall be done in accordance with illustrated details in the mitigation/restoration plan set and accepted industry standards. 9.12 Timing of Planting: Unless otherwise approved by City of Tukwila staff, all planting shall occur between September I and March 31. Overall, the earlier plants go into the ground in the fall, the more time they have to adapt to the site and extend their root systems before the water demands of spring and summer. 9.13 Weeding: Existing and exotic vegetation in the mitigation and buffer areas will be hand weeded from around all newly installed plants at the time of installation and on routine basis through monitoring period. No chemical control of vegetation on any portion of the site is allowed without the written permission of City of Tukwila staff. 9.14 Suil Amendments: Unless otherwise specified and approved the City of Tukwila, organic matter (Cedar Grove Pure Compost or approved equal) will he incorporated into the planting pits. 9.15 Mulch: The soil surface surrounding all planting pit areas shall receive no less than 2" of medium bark mulch after planting. 9.16 Site Conditions: Contractor shall immediately notify the Landscape Designer and/or Welland Biologist of drainage or soil conditions likely to be delerimental to the growth or survival of plants. Planting operations shall not be conducted under the following conditions: freezing weather, when Inctground is frozen, excessively wet weather, excessively windy weather, or in excessive heat. 9.17 Plant Locations: Locations shall be as depicted in the approved plan set. The Landscape Designer and/or Wetland Biologist may change the locations of plantings shown on plans based on field conditions. 9.18 Planting in Pits: Planting pits shall be circular or square w ith vertical sides, and shall be 3" deeper and 6' larger in diameter than the root hall of the plant. Break up the sides of the pit in compacted soils. Set plants upright in pits, as illustrated in planting detail. Burlap shall be removed from the planting pit. Backfill shall be worked back into holes such that air pockets are removed without adversely compacting down soils. 9.19 Fertilizer: Slow release fertilizer may be used. Fertilizers shall be applied only at the base of plantings underneath the required covering of mulch (That does not make contact with stents of the plants). No fertilizers will he placed in planting holes. 9.20 Water: Plants shall he watered upon completion of backfilling. For spring plantings (if approved), a rim of earth shall be mounded around the base of the tree or shrub no closer than the drip line, or no less than 30" in diameter, except on steep slopes or in hollows, as illustrated in planting detail. Plants shall be watered a second time within 24-48 hours after installation. The earthen rim/dant should be leveled prior to the second growing season. 9.21 Slaking: Most shrubs and many trees do not require any staking. If the plant can stand alone without staking in a moderate wind, do not 1100 a slake. If the plant needs support, then strapping or webbing should he used as low- as possible on the tronk to loosely brace the tree with two stakes (see Planting Detail). Do not brace the tree tightly or too high on the trunk. If the tree is unable to sway, it will further lose the ability to support itself. As soon as supporting the plant becomes unnecessary, remove the stakes. All stakes mast be removed within two (2) years of installation 9.22 Intermediate Inspections: All plants shall be inspected and approved by the Landscape Designer and/or Wetland Biologist prior to installation. Condition of roots of a random sample of plants will be inspected, as well as all aboveground growth on all plants. Roots of any bare root plants, if permitted for use, will be inspected. Plant material may be approved at the source, at the discretion of the Landscape Designer and/or Wetland Biologist, but all material must be re -inspected and approved on the site prior to installation. Plant locations shall also be inspected and approved prior to planting. 10.0 Grass Seeding Seeding is required as described in approved plans. 10.1 Timing: Seeding shall not take place until mulch has been applied. Contractor shall insure that areas to receive seed are clean of debris and Iltat final grades are correct. Seeding shall be performed after other plant installation is complete. Seeding is the final step of the inial installation; site shall be closed to all vehicles and foot traffic shall be minimized after seeding is complete. Seeding shall not take place when the ground is frozen or in windy weather. Seeds shall be hand broadcast or by mechanical hand powered .spreader, with as even distribution as feasiable. Areas within 6"-12" of stems of installed plants shall not be seeded. 10.2 Seed \lis: Use specified native mix at rate specified. All seed materials shall be free of weed seeds or other foreign matter detrimental to plant growth. NOTE: Seed mix should be ordered as early as possible to insure and adequate supply of specified native seed. 11.0 Maintenance Maintenance shall he required twice yearly in accordance with Cily of Tukwila guidelines and approved plans. 11.1 Survival: The Pemmintee shall be responsible for the health of 100% of all newly installed plants for one growing season atter installation has been accepted by City of Tukwila staff (see Performance Standards). A growing season for these purposes is defined as occurring from spring to spring (March 15 to March 15, following year). For fall installation (often required), the growing season will begin the following spring. The Permittee shall replace any plants that are failing, weak, defective in a manner of growth, or dead during this growing season, as directed by the Landscape Designer, Wetland Biologist, and/or City of Tukwila staff. 11.2 Installation Timing for Replacement Plants: Replacement plants shall be installed between September 1 and March 31, unless othenvisc determined by the Landscape Designer, Wetland Biologist, and/or City of Tukwila staff. 11.3 Duration and Extent: In order to achieve performance standards, the Permittee shall have the mitigation/restoration area maintained for Inc duration of the monitoring period, 5 years. Maintenance will include watering, weeding around base of installed plants, pruning, replacement, restaking, removal of all classes of noxious weeds (see Washington State Noxious Weeds List, WAC 16-750-005) as well as Himalayan blackberry, and any other measures needed to insure plant sun is al. All maintenance shall be directed by the Landscape Designer and/or Wetland Biologist. 11.4 Standards for Replacement Plants: Replacement plants shall meet the sante standards for size and type as those specified for original installation unless otherwise directed by the Landscape Designer, Wetland Biologist, and/or City of Tukwila stag: Replacement plants shall be inspected as described above for the original installation. 11.5 Replanting: Plants that have settled in their planting pits too deep, too shallow, loose, or crooked shall he replanted as directed by the Landscape Designer, Weiland Biologist, and/or City of Tukwila staff. 11.6 Herbicides/Pesticides: Chemical controls shall not he used in the mitigation/restoration area, sensitive areas or their buffers. However, limited use of herbicides may be approve depending on site specific conditions, only if approved by City of Tukwila staff. 11.7 Irrigation/Watering: Water shall be provided during the dry season (July I -October 15) for the first two years after installation to ensure plant survival and establishment. Water should be provided by a temporary above ground irrigation system. Water should he applied at a rate of 1" of water Iwo tinter week for year 1 and 1" of water one time a week during year 2. 11.8 General: The Permittee shall include in general maintenance activities the replacement of any vandalized or damaged signs, habitat features, fences or other structural component of the mitigation site. 12.0 Performance Standards - Plant Cover and Survival Plant survival and cover standards arc established to measure mitigation success as follows: Performance Standards Year 1 Year 3 Shrub and Sapling Tree Cover" >I0% 25% Shrub and Sapling Tree Survival 100% >85 Herbaceous Cover" >60/ >80% Herbaceous Sun'ival 100% >85% Year 5 e50% >80% >90"/0 >80% "Includes beneficial native plants in that category that are naturally recruiting volunteers No more than 10% invasive cover during any monitoring event. A minimum of 3 native trees, 4 native shrubs and 1 native groundcover will be established and thriving by the end of Year 5. 13.0 Monitoring Monitoring shall be conducted annually for 5 years in accordance with the approved mitigation/restoration monitoring plan. 13.1 Vegetation Monitoring: Sample points or transects will be established for vegetation monitoring, and photo -points established from which photos will be taken throughout the monitoring period. Linear transects are the preferred method for vegetation monitoring for this site. No less than one (I) 50 -foot transect per 5,000 square feet of area will be established in the mitigation/restoration area. Permanent transect loc.ation(s) must be identified on mitigation/restoration site plans in the first monitoring report (they may be drawn on approved mitigation/restoration plans by hand). Plots located at the end of each transect shall detail herb, shrub, rind tree aerial cover at radii of tat, Sm, and 10m respectively, using the Braun-Blanquet releve method or other acceptable field method. Monitoring of vegetation transects shall occur annually between August 1 and September 30 (prior to leaf drop), unless otherwise specified. 15.2 Pholopoints: No less than one (1) permanent photo point per 10,000 square feet of mitigation/ecstoration area w ill be established within the mitigation/restoration area. Photographs will be taken from these points to visually record the condition of the mitigation/restoration area. Photos shall be taken annually between August 1 and September 30 (prior to leaf drop), unless otherwise specified. 15.3 Reports: Monitioring reports shall be submitted by December 31 of each year during the monitoring period. As applicable, monitoring reports must include description/data for: i. Site plan and location map ii. Historic description of project, including date of installation, current year of monitoring, restatement of mitigation/restoration goals, and performance standards iii. Plant survival, vigor, and aerial coverage from every plant community (transect data), and explanation of monitoring methodology in the context of assessing performance standards iv. Site hydrology, including extent of inundation, saturation, depth to groundwater, function of any hydrologic stnu:tures, piezometer of staff gunge if available, inputs, outlets, etc. v. Slope condition, site stability, any stnutures or special features vi. Buffer conditions, e.g. surrounding land use, use buy humans, wild and domestic creatures vii. Observed wildlife, including amphibians, avians and others viii. Assessment of nuisance/exotic biota and recommendations for management ix. Soils, including texture, Mansell color, rooting and oxidized rhizoshperes x. Receipts for off-site disposal of any dumping, weeds, or invasive plants xi. Receipts for any stntclural repair or replacement zit. 4"x6" color photograph taken from permanent photo -points as shown on Monitoring/Restomtion plan. xiii. Summary of maintenance and contingency measures proposed for next season and completed for past season 15.4 Deflciences: Any deficiency discovered during any monitoring or inspection visit must be corrected within 60 days of approval by the City of Tukwila. 15.5 Contingency Plan: Should any monitoring report reveal the mitigation has failed in whole or in part, and should that failure be beyond the scope of routine maintenance, n Contingency Man will be submitted. The Contingency Man may range in complexity from a list of plants substituted, to cross-sections of proposed engineered structures. Once approved, it may he installed, and will replace the approved mitigation/restoration plan. If the failure is substantial, the City of Tukwila may extend the monitoring period for that mitigation. 16.0 Bond Prior to beginning any work, the Permittee must provide a mitigation'restoration bond or assignment of funds per City of Tukwila procedures. A bond quantity worksheet has been completed based on ail elements of the mitigation/restoration plan. The total cost, plus contingency fees has been determined to be $ 19.013.20 , which will be the amount of the mitigation/restoration bond the Permittee is required to provide. Note That the approved bond will include required start date for mitigation construction. Bonds are eligible for reduction to maintenance status upon successful installation inspection, providing that it also meets performance standards established in the mitigation plan. U'/O 79 7- 4/19/07 LRE REVISED SITE PLAN NO. DATE BY REVISION 10 z 0 U Z C 3 0 gt N w 1n 0 11 r S m 1 x U a O W W j U 0 cru, Z Carol Lumb From: Carol Lumb Sent: Friday, December 26, 2014 5:27 PM To: 'separegister@ecy.wa.gov' Subject: Notice of Decision Attachments: L14-0079 request.pdf; L14-0079 plans.pdf; L14-0079 staff rpt.pdf; L14-0079 NOD.pdf Hello, I am attaching a Notice of Decision for a modification of a design to a building. The project received SEPA review and approval in 2007, E06-023. Minor modifications have been made to the building's design. Please let me know if you have any questions. Carol Lumb Carol Lumb, Senior Planner Department of Community Development City of Tukwila 6300 Southcenier Blvd., Suite 100 Tukwila, WA 98188 206-431-3661 Caro1.1_,um1, Tuif iIaWa ov Tukwila, the City of opportunity, the community of choice. 1 December 12, 2014 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF COMPLETE APPLICATION Mr. Bob Fadden Lance Mueller & Associates 130 Lakeside, Suite 250 Seattle, WA 98122 RE: L14-0079: 4501 Building Minor Modification Dear Mr. Fadden: Your application for a minor modification to a building located at 4501 South 134th Street has been found to .be complete on December 12, 2014 for the purposes of meeting state mandated time requirements. The project has been assigned to me. This determination of complete application does not preclude the City from requesting 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 permit identified above. It is your responsibility to apply for and obtain any other necessary permits issued by other agencies. If you have any questions, please feel free to call me at 431-3661. Sincerely, Carol Lumb Senior Planner CL H:\1.14-0079\Complete Page 1 of 1 12/12/2014 11:40 AM Cita of J uNuuta Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Carol Lumb , HEREBY DECLARE THAT: Mailing requested by: Carol Lumb Mailer's signature: a'v't Notice of Application X 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 Other: Was mailed to each of the addresses listed/attached on this 26th day of December , 2014 Project Name: 4501 Building -Minor Modification Project Number: L14-0079 Associated File Number (s): N/A Mailing requested by: Carol Lumb Mailer's signature: a'v't Mailed to Bob Fadden, Wayne Jones, 12/26 COB; Assessor 12/31/14 E-mailed: SEPA register 12/26, Bob Fadden, with attchments HAL14-0079-4501 BUILDING\AFFIDAVIT OF DISTRIBUTION.DOC AGENCY LABELS ( ) US Corps of Engineers ( ) Federal HWY Admin ( ) Federal Transit Admin, Region 10 ( ) Dept of Fish & Wildlife Section 1 FEDERAL AGENCIES ( ) US Environmental Protection Agency (E.P.A.) ( )US Dept of HUD ( ) National Marine Fisheries Service Section 2 ( ) Office of Archaeology ( ) Transportation Department (WSDOT NW) ( ) Dept of Natural Resources ( ) Office of the Governor ( ) WA State Community Development ( ) WA Fisheries & Wildlife, MillCreek Office ( ) WA Fisheries & Wildlife, Larry Fisher, 1775 12th Ave NW Ste 201, Issaquah WA 98027 WASHINGTON STATE AGENCIES ( ) Dept of Social & Health Services ( ) Dept of Ecology NW Regional Office, Shoreland Div. SHORELINE NOD REQUIRES RETURN RECEIPT ,Dept of Ecology, SEPA **Send Electronically ( ) Office of Attorney General ( ) Office of Hearing Examiner ( ) KC Boundary Review Board ( ) Fire District # 11 ( ) Fire District # 2 ( ) KC Wastewater Treatment Div ( ) KC Dept of Parks & Recreation <C Assessor's Office Section 3 KING COUNTY AGENCIES ( ) Health Department ( ) Port of Seattle ( ) KC Dev & Enviro Services-SEPA Info Center ( ) KC Metro Transit Div-SEPA Official, Environmental Planning ( ) KC Dept of Natural Resources ( ) KC Dept of Natural Resources, Andy Levesque ( ) KC Public Library System ( ) Foster Library ( ) Renton Library ( ) Kent Library ( ) Seattle Library Section 4 SCHOOLS/LIBRARIES ( ) Westfield Mall Library ( ) Tukwila School District ( ) Highline School District ( ) Seattle School District ( ) Renton School District ( ) QWEST Communications ( ) Seattle City Light ( ) Puget Sound Energy ( ) Highline Water District ( ) Seattle Planning &Dev/Water Dept ( ) Comcast Section 5 UTILITIES ( ) BP Olympic Pipeline ( ) Val-Vue Sewer District ( ) Water District # 20 ( ) Water District # 125 ( ) City of Renton Public Works ( ) Bryn Mawr-Lakeridge Sewer/Water Dist ( ) Seattle Public Utilities ( ) Waste Management ( ) Tukwila City Departments ( ) Public Works ( ) Fire ( ) Police ( ) Finance ( ) Planning ( ) Building ( ) Parks & Rec ( ) Mayor ( ) City Clerk Section 6 CITY AGENCIES ( ) Kent Planning Dept ( ) Renton Planning Dept ( ) City of SeaTac ( ) City of Burien ( ) City of Seattle ( ) Strategic Planning *Notice of all Seattle Related Projects ( ) Puget Sound Regional Council ( ) SW KC Chamber of Commerce ( ) Muckleshoot Indian Tribe * ( ) Cultural Resources ( ) Fisheries Program ( ) Wildlife Program ( ) Duwamish Indian Tribe * Section 7 OTHER LOCAL AGENCIES ( ) Puget Sound Clean Air Agency ( ) Sound Transit/SEPA ( ) Duwamish River Clean Up Coalition * ( ) Washington Environmental Council ( ) People for Puget Sound * ( ) Futurewise * send notice of all applications on Green/Duwamish River ( ) Seattle Times ( ) South County Journal Section 8 MEDIA ( ) Highline Times ( ) City of Tukwila Website P:Admin\Admin Forms\Agency Checklist f1 Public Notice Mailings For Permits f SEPA MAILINGS Mail to: (comment period starts on date of mailing) Dept. of Ecology Environmental Review Section *Applicant *Other agencies as necessary (checked off on attached list) *Any parties of record * send only the staff report, site plan and the SEPA Determination KC Transit Division — SEPA Official would like to receive information about all projects that might affect transit demand Tribes — For any application on the Green/Duwamish River, send the checklist and a full set of plans with the Notice Of Application Send These Documents to DOE: SEPA Determination (from PermitsPllus) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) SHORELINE MAILINGS: Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500 feet of subject property, comments are due 30 days after the notice of application is mailed/posted. The Notice of Application for a Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 days of the Notice of Application. If a hearing will be held on the application, the hearing notice must include the information that written comments may be submitted, or oral presentation made at the hearing. Notice is sent to Ecology's NW Regional Office Shorelands & Environmental Assistance Program. Shoreline Permit Notice of Deciision: Mail to: (within 8 days of decision; 21 -day appeal period begins date of fling with DOE) — Notice to DOE must be by return receipt requested mail (this requirement included in SSB 5192, effective 7-22-11). Department of Ecology Shorelands Section, NW Regional Office State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). *Any parties of record * send only the staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: Permit Data Sheet Shoreline Substantial Development Permit (printed out from PermitsPlus) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) - Site plan, with mean high water mark & improvements Cross-sections of site with structures & shoreline Grading Plan — Vicinity map SEPA determination (3 -part from Siierra) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) P:Admin\Admin Forms\Agency Checklist LANCE MUELLER & ASSOCIATES A RCHITEC TS November 26, 2014 • AIA Carol Lumb Planner City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite 100 Tukwila, Washington 98188 RE: Request for Minor Revision Development Permit Application Number D13-219 4501 Building — 4501 South 134th Place Dear Carol, -rEl\.lFf DEC 04 2014 til JiJli Ji��r . i DEVELOPMbNC In behalf of our client Wayne Jones of LakeRidge Development we request a minor revision to the development permit for this project. These revisions have no significant impact on the neighboring properties and our consistent with the approved design. LakeRidge Development in 2006 made a development permit application for this project that was subsequently approved in 2007 after which a building permit and public works permit documents where submitted and approved. The wetland mitigation work and many of the site improvements permitted under the public works permit completed. Due to economic conditions work on the project was stopped and the building permit after several extensions expired. In 2012 LakeRidge resubmitted the earlier approved design drawings for another development application which was subsequently approved. After approval we submitted updated construction documents for construction permit dated 6-13-2013 based on current codes and that was approved and received notice that it was ready to pick up on August 18, 2014. At that time the civil construction permit was still open since that work was not completed and signed off. The building was originally designed to house LakeRidge Development's business. The design intent was for LakeRidge to occupy 50% of the building ground floor area and the balance of the building to be occupied by another light industrial or commercial user. The portion of the building to be occupied by LakeRidge was designed with a large partial second floor, three drive-in doors in the rear, two drive in doors in the front and a dock door in the tenant area. In back of the building for use by the tenant and LakeRidge was an storage area. Since the construction permit approval in August 2014 Mr. Jones' business model has changed and he plans to lease the building to one or two tenants whose use in permitted within that zoning district. This change results in reduction in required parking from 28 to 18 so parking west of the building is not required at this time. I have attached three site plan drawings A1.1 dated 11-28-2012; dated 6-13-2014; and dated 11- 25-2014. The last site plan has been revised so the paving area is consistent on the west side of the building with the approved civil drawings. This plan also removes all of the parking on the west 130 Lakeside • Suite 250 • Seattle, WA 98122 • (206) 325-2553 • Fax (206) 328-0554 Architecture Planning Space Planning Interiors f side of the building and retains the 26 stalls on the east side as originally designed. As a result no revision to the approved landscape plan is needed. The building permit revision modifies sheet A2.1 dated 8-25-2014 and shows the reduced amount first and second office floor area now planned. Currently the site plan shows 10 more parking stalls than required by code. This will provide the ability to increase the amount of ground floor office if more area is developed at a later date Attached also are three elevation drawings A3.1 dated 11-16-2013, dated 6-13-2014, and dated 8- 25-2014. The building exterior changes from the drawings previously approved for construction permit are clouded. These changes consist on the removal of one drive in door reduction in width of two remaining drive in doors in the southern tenant area and a relocation and change in size of the rear drive in door in the northern tenant space. I hope these updated documents provide the information you need to complete your review of the proposed revision to the construction permit drawings submitted. Hopefully because these modification so insignificant clarifications a minor revision request will no longer be needed. Thanks again for your understanding and help. Cordially, Bob Fadden Attachments: Site Plan A1.1 Site Plan A1.1 Site Plan A1.1 Floor Plan ... A2.1 Building Elevations.. A3.1 Building Elevations.. A3.1 Building Elevations.. A3.1 11-18-2012 6-13-2013 8-25-2014 8-25-2014 1-16-2013 6-13-2013 8-25-2014 130 Lakeside • Suite 250 • Seattle, WA 98122 • (206) 325-2553 • Fax (206) 328-0554 Architecture Planning Space Planning Interiors City of Tukwila Department of Community Development September 24, 2014 Bob Fadden 130 Lakeside, SUITE 250 SEATTLE, WA 98122 RE: Correction Letter # 1 to Revision #1 Development Permit Application Number D13-219 4501 BUILDING - 4501 S 134 PL Dear Bob Fadden, Jim Haggerton, Mayor Jack Pace, Director This letter is to inform you of corrections that must be addressed before your development permit: can be approved. All correction requests from each department must be addressed at the same time and reflected on your drawings. 1 have enclosed comments from the following departments: PLANNING DEPARTMENT: Carol Lumb at 206-431-3661 if you have questions regarding these comments. 1. The project received design review approval under L12-046. The proposed revisions change the design approved by the City's Board of Architectural Review. Before this building permit can be approved, a Minor Modification of the approved design must be submitted and approved by the DCD director. The Minor Modification can be in the form of a letter explaining the proposed revisions to the approved building design and the rear parking area and how these changes are "minor" in character and not "major". There is a fee of $640.50 to review the Minor Modification request to the approved design review. 2. It is not clear from the site plan where the rear of the site will be paved and where crushed rock will be placed. Please clarify. 3. The site plan shows a number of striped parking stalls along the north and west sides in the rear of the project site and closer to the warehouse slide up door. Please explain the purpose of these parking stalls. The internal landscaping requirements of TMC 18.52.035 apply to these parking stalls - please revise the landscaping plan accordingly. 4. Please provide revised civil plans for the project. PUBLIC WORKS DEPARTMENT: Dave McPherson at 206-431-2448 if you have questions regarding these comments. 1. Revise Civil plan sheets to match plan sheet A1.1 as submitted under revision number one. Area West of proposed Building has been revised. Please address the comments above in an itemized format with applicable revised plans, specifications, and/or other documentation. The City requires that four (4) sets of revised plan pages, specifications and/or other documentation be resubmitted with the appropriate revision block. In order to better expedite your resubmittal, a 'Revision Submittal Sheet' must accompany every resubmittal. I have enclosed one for your convenience. Corrections/revisions must be made in person and will not be accepted through the mail or by a messenger service. If you have any questions, I can be reached at 206-433-7165. Sincerely, Jennifer Marshall Permit Technician 6300 Southcenter Boulevard Suite #100 • Tukwila Washington 98188 • Phone 206-431-3670 • Fax 206-431-3665 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). k 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. N% 5. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (1 copy attached). 14 6. SEPA Environmental Checklist if required (see SEPA Application Packet) PUBLIC NOTICE MATERIALS: 7. If the project requires SEPA review: Payment of notice board fee (ge6:LafidIrse Fee;,Sehedule) 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: 8. Concurrency test notices for water, sewer, surface water and traffic unless the project is exempt from SEPA (see SEPA Application Packet). 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) 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 /1 Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning SITE PLAN: K 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. (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. (j) In MDR and HDR zones provide a development coverage calculation (maximum 50%). (k) Show all existing and proposed easements. (1) Vicinity Map with site location does not have to be to scale. LANDSCAPE PLAN: 13 (a) If the landscaping will be altered or the existing landscaping does not meet current standards (TMC 18.52) provide a landscape planting plan by a Washington State licensed landscape architect. One set of all plans and analyses shall have an original Washington State registered Landscape Architect stamp and signature. Plans must include the type, quantity, spacing and location of all plantings. Maximum size 24" x 36". (b) Show all existing trees to be retained and any tree protection measures required (for example fencing at drip line). SENSITIVE AREAS PLAN (If the project will affect any sensitive areas): 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". (b) Location of all required sensitive area buffers, setbacks tracts and protection measures. (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. (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. (d) Total expected cut and fill. (e) Existing and proposed utility easements and improvements, on site and in street (water, sewer, power, natural gas, telephone, cable). Schematic designs to be provided regardless of purveyor (e.g. site line size, location, and size of public main). No capacity calcs, invert depth, valve locations or the like are needed. (f) Storm drainage design at least 90% complete, which meets the King County Surface Water Design Manual (KCSWDM). Include a Technical Information Report (TER) 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 hp://www.tukwilawa.gov/pubwks/pwpermit.html. (g) Locate the nearest existing hydrant and all proposed hydrants. (h) Show the 100 yr. flood plain boundary and elevation as shown on FEMA maps. (i) Plan, profile and cross-section for any right-of-way improvements. (j) Show planned access to buildings, driveways, fire access lanes and turn-arounds. OTHER: 16. Dimensioned and scalable building elevations with keyed colors and materials. Show mechanical equipment and/or any proposed screening. Maximum size 24" x 36". 17. Color and materials board accurately representing the proposed project. 18. A rendering or photo montage showing the project in context is suggested. If submitted it must accurately show the project and be from a realistic perspective (5 to 6 feet above the sidewalk). 19. Luminaire plan including location and type of street and site lighting if any changes to the existing fixtures are proposed. Include proposed fixture cut sheets, site light levels (foot-candles), and measures to shield adjacent properties from glare. 20. All existing and proposed signage with sign designs and locations. \\deptstore\City Common \Teri\Revisions In Progress\Design Review-Administrative-]an2011.docx March 24, 2011 CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 DESIGN REVIEW - ADMINISTRATIVE APPLICATION FOR STAFF USE ONLY s e. - Planner: File Number: l_ l-\ — 001 Application Complete Date: Project File NumberRL .I Lf' 665/5 Application Incomplete Date: Other File Numbers: / n41 LJ- 6L/( NAME OF PROJECT/DEVELOPMENT: 462/ ieUjI.40/4 ?6 BRIEF DESCRIPTION OF PROJEFT ` _ `� / �1 ,i► a� 1 cJ1i. i /',.), LOCATION OF PROJE T/DEVELOPMENT: Give street address or, i vacanndicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). -5w _,0 5— DEVELOPMENT COORDINATOR: The individual who: C;EMVED DEC 04 2014 isl)11101,,;��� I t • 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: /9.56 Address: Phone: --06 FAX: '2 E-mail: Signature Date: `2–' A W I N F& 094;\- { u 1' —jPo jp \\deptstore\City Common\Teri\Revisions In Progress\Design Review-Administrative-Jan2011.docx IPtc.2lvN ( \Q— March 24, 2011 DEC 04 2014 t;t ,t1TI,n1(EN AMOK LOCATION EXISTING FIRE H10RAR1go ( BXDQ?11.0 M pgrlF 4/ 1.2 gar7 11." LEGAL DESCRIPTIONS: oOb f N1MS1ERLY 52.75 FEET OF TE SOUTHEASTERLY 145 FEET O i 15, FOSTORI 7 N O R GARDEN TRACTS. ACC TO THE RAT OR THEREOF RECORDED VOLUME 9 PLATS. 7 PAGES) 95, RECORDS OF KING COUNTY, W.INGTOI; EXCEPT THE NORTHEASTERLY 282.25 FEET IN ROTH Cr SAA LOT 15; EXCEPT SIE SOUTHEASTERLY 30 FEET IN MOTH OE THE NORTHEASTERLY 202.12 FEET OF SAID NORTHMESiFRLY 127 FEET IN ROTH.. TAX ASSESSOR'S PARCEL NO. 281320-0045 GENERAL NOTES A TNT B Iu165G 52017140110 RENEE TO 9R7011AS 5(v0l C - HYORAT LOCATIONS 91AL1 BE APPRO. BY FIRE DEPARTMENT. G BWLDING AOOE55 AT AN APPRO. LOCATION MM MNIMUM 11 -INCH HIM NUMBER IN CONTRASTING COLOR. C SPRINKLER SYSTEMS SHALL COMPLY WTI NEPA AND BE APPROVED BY FIFE DEPARTMENT AND IBC WICK RESPONSE HEADS PER EVAWATM ASSISTANCE AREA EXCEPTION. FOR BLDG SHELL AND MICE IMPRO.ENTS D. PORTABLE FIRE EXTINGUISHERS PER NEPA AND IBC IN C MSIRUCTM SHACK PERMANENT EXTINGUISHER BY OWNER 0 3.000 IF. MAX. AREA WTI 75' RAMMUM TRAVEL DISTANCE E. TENANT IMPROVEMENTS TO HAVE APPROVAL OF BUILDING/ERE DEPARTMENT PRIOR TO CONSTRUCTION CR OCCUPANCY AND PER SEPARATE KNIT. F. NO 071 TEST PRIOR TO ISSUANCE AND CERTIFICATE OF OCCUPANCY. G SPEOA1 TEST LABORATORY INSPECT. REWIRED FM ALL SIT: HERDING MOI STRENGTH BOLTING AND ALLRAL CONCRETE H SUSPENDED MUMS TO BE B504019ONED FOR EARTHQUAKE ZONE IN, WENIT CALCS TO CITY AND ARMIECT FOR APPROVAL (11X) I. CONTRACTOR TO VERIFY All ONENSONi NOT SCALE DRAWINGS. 1 PROVIDE APPRO. NWTORED ALARM SYSTEM TOA SUPERVISED APPRO. MITRAL STATOR K. PROVIDE APPROVED HOSE STATIONS PER OOINARCE a W.S.R.B. L ALL CONCRETE INCM4 W EXCESS O 2000 P9 SHALL BE INSPECTED BY TESINC AB. M. PWG NO CONCRETEDURING MIEN THE 40 HOUR ED SEE RING. TEMPERATURE GULL BE BELOW 34 CEEREES WRING LL FIRST 48 CTUR5 O CURING. N. THE TO ACiM G ROOF CALL STRUCTURAL WOMEN FOR ROD IN9SCTIM5 0 COVERING ROOF OEC. 0. N EXE EVENT 6 RED MAKE RE ORS VATH UT IS REVIEW 91111 NOTIFY ME ARCHITECT IRU MAKE NO REARMS MTHWT MS RENEW P. SOL ENGINEER TO VERIFY SOIL BEARING PW RA TD PORNO Of FOOTINGS G INN SOL GRQR TO INSPECT AND APPROVEBAEDNG PAD N0 FOOTINGS ERM TO PWWG ROOT. R PRIOR ENGINEER RAWNG N9ECT A0 APPROM PAVRIC MEAS 5 CMIRACTM WAIL COORDINATE THE 0080 O ALL TRACES TO AMID INTERFERENCE BETKEE 4 009015 6 TIE WOK T. CONTRACTOR TO RONDE ALL WOW. SERVICES, AND YATWALS NECESSARY TB CONSTRUCT A COMPLETE OPERATING FAAOIIY. U. ME CO IRACIOR WALL APPLY AND SECURE ALL OCCUPANCY. SERER. STORM. IVA.CIRCYARBINDSY FEES AND POST B05 REAND OTHER PERWTS EXCEPT MALMO WIRED. PFR1T. HE 91011 PAYNINECESS T TOILETS TO COMPLY VITT WA9an0T0N SEAN BARBCOX. FREE CO V. FUTURE ALL WO. In9AA1M SHALL MEET F.S. 25 REWMEMEHES 0010 WOKE DENSITY A INSTALL ALL WON TLA O1 MLT AFTER WEN TESTED MOIST.9 )0411 COMM. NMM ALL STANDARD 5 15 1 LESS THAN 15X. PROM. TESTNG LAB REPORTS MBIFYNG 1E5G TO TIE CITY AND TO THE ARCHITECTS ORICE (MRM MlY) Y. ALL WALING 9MFACE MOPES IN DIRECTION OF TRAVEL FOR HANDICAP ACCESS TO BE 1:20 W LESS EXCEPT 1:12 MERE HANDRAILS ARE USED. (EXCEPT AS NOTED) PROJECT DESCRIPTION CONSTRUCT A TILT -UP C1*4ICRETE BUILDING OF 14,000 SIF. FOOT PRINT M A 91E O 101.512 SF. PRO.ECT TO INDUCE FULL 91E DEVELOPMENT (UNITIES AMD LANDSCAPING) AND BUILIDNG WITH ITRICE AND WAREHWB SPACES CETICE TO INCLUDE LESS TIM 3,000 IF. OF SECOND ROOK. DEFERRED SUBMITTAL LIST I. MECHANICAL - RY WASH. STATE LICENSED ENGIN. 1 ELECTRICAL - EY WASH. STATE U.. ENGINEER ] FNE SPRINKIA - BY WA91. STATE LICENSED ENGINEER 4. SMOKE DEECTOR 0 AND )0 044971 S ENGINEER STAMPED TRUSS DRAWINGS e ROOF HATH, META WINN ANO GCE. 7. AREAS O EVAGUAT04 2095TANCE - PROVIDE OMM RE94M4 SPRINKLER FIDS IN LIEU OF ARCS O EVACUATION ASSISTANCE TENANTS OR USER OF 0100 AND LOCA BIIBOLDING TO PROWDE00PIG DEPARTMENT PRIOR TO 00ZUP CYUFE SAFETY PLAN ACCEPTABLE O B ISSUANCE O CERTIFICATE 6 OCCUPANCY ROM CITY. 0. EXTERIOR EPS G ROOF MANUFACTURERAB SNAIVE PRODUCT NAE NO HUMBER AND 0 APPROVAL MEM 10. CONCRETE DESIGN MX SUBMITTAL DOCUMENTS FOR DEFERRED WBWTTAL I1EM5 SHALL BE N THE ARCHIEC0 ENGINEER ON REO, NHD SHALL REV. 1X01 AND FORWARD TNM BACK G TO DE RfliRAL CONTRACTOR ENO MIL DEUMN BEM TO TE BALDING 9FIOAL NMA NOTATION N OCATNE THAT TEBWTTAL DOLWENTS HAVE BEEN 10144 D ARL THAT MU FY 44HAVE ID OUBEN FOUND TO BE IN GENERAL cane. CE WTI THE BSM O RIE FARMS THE DEFER. 91BBTTAL 1EY5 WALL NOT BE INSTALLED MO THEIR B9ON suesarm DOCUMENTS HAVE BEEN ABMOMD BY TIE B LONG %M411AL SPECIAL INSPECTIONS IN ADDITION TO THE REGULAR INSPECTIONS, THE 440L10MNG TENS WILL ALSO REWIRE 9PE0AL NSPECTM IN ACCORDANCE MRH SEC 1701 O TIE UNFO M BINDING CODE. S05 COFWNO: PML TO FOUNDATION INSPECTM STNKTMAL CONMEE OMR 2500 PSI FRED VADING TSIBiWEH BOLTS EPO PROJECT STATISTICS ZONING DISTRICT - C / LI CONSTRUCTION TYPE 3B FIRE SPRINKLER - ESFR INTERNATIONAL BUILDING CODES - 2003 OCCUPANCY - S STORAGE ANO B OFFICE OVERALL OCCUPANCY B FOR NON -SEPARATED USES. SITE AREA - 101,512 5F BUILDING AREA - 14,000 5F (FIRST FL000) 2,996 SF (SECOND FL000) 16,996 5F (TOTAL) ALLOWABLE BASE AREA = 19,000 SF PARKING FIRST FL000 OFFICE - 1980 0 3/4000 - 6 SECOND FLOOR - 2,993 5F 0 3/1000 - 9 WAREHOUSE DECK - 468 5F 0 1/1000 - 1 28 PARKING STALLS REWIRED, 28 SHOWN VICINITY MAP SITE PLAN 0 15' 30' 80' APPRLWATM EMSTN6OX. FIRE N}p2AR 90' SEE SHEET C6 FOR FINISHED GRADING INDEX TO THE DRAWINGS AI.1 ARCHITECTURAL SNE PUN Cl COVER SHEET C2 EXISTING CONOTTONS C3 HORIZONTAL SITE PLAN C4 T.ES.C. PUN 05 T.ES.C. DETAILS AND NOTES C6 GRADING / PAVING PUN C7 CROSS SECTIONS 013 STORM DRAINAGE PLAN C9 STORM GRAIN PROFILES CIO DETAILS ANO NOTES CII DETAILS AND NOTES 2 C12 WATER AND SANITARY SEWER PUN C13 WATER ANO SANITARY SEWER PROFILES C14 WATER AND SANITARY SEWER DETAILS L1 LANDSCAPE PLAN, DETAILS AND NOTES 12 IRRIGATION PLAN, DETAILS AND NOTES 1 MIDG4TION PUN AND NOTES 2 MITIGATION PUN, SCHEDULES AND OETNLS 3 MITIGATION NOTES A1.2 SITE DETAIL A2.1 FLOOR PLAN A2.2 CEILING PLANS AND SCHEDULES A2.3 ROOF PLAN A110 DETAILS 43.1 ELEVATIONS 44.1 WALL SECTIONS A4.2 WALL 5E011095 A4.3 INTERIOR WALL SECTIONS A4.4 STAIR SECTIONS A5.1 DETAILS A5.2 DETAILS 51.1 GENERAL STRUCTURAL NOTES 51.2 GENERAL STRUCTURAL NOTES (CONT.) 52.1 FOUNDATION AND MEZZANINE PLN 52.2 ROOF FRAMING PUN S2.3 INEE)60N PANEL ELEVATIONS 52.4 INTERIOR PANEL ELEVATIONS 53.1 TYPICAL CONCRETE DETAILS 53.2 CONCRETE DETAILS 53.3 CONCRETE DETAILS S6.1 WOOD FRAMING DETAILS 56.2 WOOD FRAMING DETAILS tiii•-ve 70 • v sheet A1.1 BLDG 1 EYtMLOC V PROPOSED WORK THIS PERMIT EXISTING ;WORK APPRO1 L0CAn0N FASTING FIRE HYDRANT LEGAL DESCRIPTIONS: ME NORHSCSIERLY 52.75 FEET OF THE SWTHEASRAlY 145 FEET OF LOT 15, F0T0MA GARDEN TRACTS, ACCORDING TO ME PLAT TNERECF RECORD. IN VOLUME 9 Cr PLATS, PAGE(S) 95, RECORDS OF KING COUNTY, WASHINGTON; EAYPT ME 0001HEA0RNLY 202.25 FEET IN M01H OF 5210 LOT 18 EXCEPT ME SOUTHEASTERLY 30 FEET IN 59011 IF THE NCRIHEASIEALY 282.12 FEET OF SND N6RINNESIEAY 127 FEET IN MOTH.. TAX ASSESSOR'S PARCEL N0. 281320-0045 GENERAL NOTES A O S11BLOB Iu L➢INC 4016 305 82,17140 1100 9ffTE REAR0W 46 5030149 HYDRANT LOCATIONS SHALL SE APPROVTD BY FIRE DEPARTMENT. B. WKPNG ABORESS AT AN APPRO. LOCATION MM MINIMUM 12-1101 HIGH NUMBER IN CONTRASTING COLOR. G SPRINKLER SYSTEMS SHALL CWPY MM NEPA AND BE APPROVED BY FIRE DEPARTMENT AND IBC OUIM RESPONSE HEADS PER EVACUATION ASSISTANCE AREA EXCEPTION. FOR BLDG .01 AND COME IMPROVEMENTS D. P0TNT1£ FIRE EK4NCIISHERS PER NEPA AND IBC IN CONSTRUCTION SHACK P0MANOT 02NW.. BY ODER 0 3,000 SF. MAK 5' 110011111/AREA WM 110011111/ TRAVEL DISTRNCE E TENANT IMPROVEMENTSVE TO HAAPPROVAL OF BUILBIN6//PiWREE DEPARTMENT PRIOR TO CONSIRUCTICI Ci OCCUPANCY AND PER SEPARATE PERMIT. F. NO (COUPA.' PRIOR TO ISSUANCE AVD CRTFICAE OF OCCUPANCY. G 1EGAL TEST LABORATORY INSPECTION RECURS) FOR ALL DTE M MING, MGH STRENGTH BOLTING AND ALL STRUCTURAL CONCRETE. H SUSPENDED NCEILINGS o1S T FOROUMRWFER IL EMMWAKE ZONE R SUBMIT CMM T.I.) I. CONTRACTOR TO VEBEY I11. DIMENSIONS DO NOT SCALE ORAMNM. PROM. APEROVEO MONTCIED ALARM SYSTEM TOA SUPERVISED APPROVED ORM. STATE K. ALL APPRO. HOSE STATIONS PER ORDINANCE B 616.8. L CC...FIE WOOL IN EXCESS OF 2000 FSI S1ALL BE INSPECTED BY TESTING .. POUR NO CONCRETE WHEN ME ANTICIPATED SITE TEMPERATURE WU. BE BELOW 34 DEGREES WILING THE 0050 18 HOURS OF CURING. N. TE 00TRACIO SHALL CML STRUCTURAL ENGIN. FOR 0100 INSPECTIONS POOR TO COVcw1G ROOF 001 O IN ME EVENT OF FIELD ERR. OR OMSSON5 1110 CONTRACTOR GHAL 401177 ME ARORTECT AND MAKE NO REPABS WMOUT MS RENEW. P. SOL DISHED, TO L DFY SOL BEARING PMO TO POURING OF FCOMS. 0. SOIL ENGINEER TO INSPECT ANO APPROVE BUILDING PAD ALTO POMOS PRIOR TO FWRING FLOOR. R SOK ENGINEER TO INSPECT AND APPROVE PAVING MEAS PRIOR TO PAWNG • COMACTCR 9121. COORDINATE THE NCU(OF NL TRADES TO AVID INTERFERENCE BETWEEN 01.05 Cr TUE NMI. T. CONTRACT. TO FROM. AML WNW, SERVICES, AND MATERIALS NECESSARY TO CONSTRUCT A COMPLETE OPERATING FAQDY, u. TE 005ACIOR SHALL APPLY AND 5E01RE ALL 006ANCY, SEINER. 5T0.. WAD. ELECTIIC. PAY ALL NEOSSMY PES 4440 POT BONDS RECORD. PERINTS EXCEPT BUILDING PERMi. HE GHAl1 V. TOME TOUTS TO COM0.0 VIM WAVING. STATE BAdLER FREE CAE W ALL EXPOSED 59XATION SHALL MEET F.S. 05 RECARR N15 AND SMOKE 071017 X 90101LtOAL0099AAON 041TEA R 00S011Ip0ON1040H0 011. 4004 SNS 0-1 LEES AN 151 PROVIDE TESTING LIB .PORV0RTE51WG TO ME CTT AND TO TINE ARC/CELTS OFF0(0 WED. ONLY) Y. ALL WALNWG 9MFACE ROPES IN DIRECTION O TRAVEL FOR HANDICAP ACCESS B ;2CR .SS EXCEPT 71 ER 0: . .5 NOTED C• 5 ' C • -FE PR CD .5 SHALL BE PLACED AR ON THE NEIGHBORING NORM PROPERTY. 01E FENCES SHALL BE PLACED ONE FOOT FOR EVERY INCH IN HEIGHT. NO GRADING ACT0TY SHALL OCCUR WTHIN MESE PROTECTED AREAS UGHTNG Si. BE SHIELDED TO PREVENT ANY OFF -91E GLARE SP/U. OVER TO ME ADJOINING PROPERTIES. PROJE6T DESCRI TION CONSTRUCT A TILT -UP CONCEE BUILDING OF 11,000 9.F. FOOT 6800 011 A SITE OF 107512 S.F. PRPECT TO INCLUDE NU. DTE OVELOPMOT (UNITES AND LANDSCAPING) ARO BUIDNG MTH OFFICE AND WEND. SPACES DEFERRED SUBMITTAL LIST I. MECHANICAL - BY STATE UCFNSED ENGINEER 2 FLLCIIOCAL - BY WASH. STATE DCERSED ENGINEER 1 FIRE SPRINKLER - BY 12191. STATE INCENSED 0GI0ER 4. S ENGINEC.ER MVO) TRUSS ORAETECTORS .. 0. ROOF HAT.. METAL LADDER ANO CAGE 7. AREAS OF EVACUATION ASSISTANCE - PROVIDE 010 6ESP0INSE SPRINKLER HEADS W UEU OF AREAS OF EVACUATION ASSSTANCE TENANTS CR UDR Cr BOLDING TO FROM. T OTTEN UM SAFETY PLAN A0CPTABIE TO BOLUING OMER ANO LOCAL BUILDING OPARTMBIT PRIOR TO OCCUPANCY ARO ISSUANCE OF CERTIFICATE OF OCCUPANCY FRO. CITY. 8. EXTERIOR PRE -FAB STEPS B ROOF YANOFACT11.1 NAME PRODUCT NAVE TORO M EER OM 100 /MUMff0. IO CONCRETE(001 DESIGN MIX SUBMITTAL DOCUMENTS FOR DEFERRED SUBMITTAL ITEMS SHALL BE 1910 9011 MEMI µp 0OWARD MEM BRAC M TO THE AR01.7 CR TE GENOA CONCr IRACIO 4100 30 OM. DEM TOTE BO06G OFFICIAL STI A NOTATION INOICAING THAT ME DEFERRED SUBMITTAL 000x015 HAVE BEEN REARED ANO MAT TREY HAVE 4N MONO TO BE w GENERAL 001009 N. MM T1E 090 OF ME 0.00X01 THE COMM SUBMITTAL 1.5 DIAL NOT 0 INST.E0 UNTIL ME1R 09ON AND 91BE1TAL BOCBEHTS MATE BEEN MPROMD BY THE NUKING 0110AL SPECIAL INSPECTIONS IN 45 51OR 0 0 9 voL wSP(100 94 TITRE FCLOMNG SEC. 70LL ALSO RECWE 9•CN A w9 W 0 IN ACCOIDINO XTM SEC. ITN OF ME WNCNATIONAL BMW 000 51010 C0RUANO PMO NM TO FOLAR. INSPECTION STRUCTURAL COOETE OVER 2500 P9 RDD VELARG O -SWIM* BCR ROP 4 WORK TH)1 ERMIT E)IISTING WORK N4vJO• ' ;, -II FJ PROJECT STATISTICS ZONING DISTRICT - C / L1 CONSTRUCTION TYPE 30 FIRE SPRINKLER - ESFR INTERNATIONAL BUILDING CODES - 2003 OCCUPANCY - 0 STORAGE AND 8 OFFICE OVERALL OCCUPANCY B FOR NON -SEPARATED USES. SITE AREA - 101,512 SF BUILDING AREA - 14.000 SF (FIRST FLOOR) 2.996 SF (SECOND FLOOR) 16,996 SF (TOTAL) ALLOWABLE BASE AREA - 19,000 SF PARKING FIRST FLOOR OFFICE = 2000 0 3/1000 = 6 SECOND FLOOR - 3.500 SF 0 3/1000 - 11 WAREHOUSE =12,000 SF 0 1/2000 = 6 23 PARKING STALLS REQUIRED, 28 SHOWN VICINITY MAP SITE PLAN EPPROX. LOCATOR, XISTING FIREVRAN 0 15' 30' BO' 90' SEE SHEET C6 FOR FINISHED GRADING INDEX TO THE DRAWINGS A1.1 ARCHITECTURAL SITE PLAN C1 COVER SHEET C2 EXISTING COND1ON5 C3 HORIZONTAL SITE PLAN C4 T.E.S.C. PLN C5 T.ES.C. DETAILS MIO NOTES C6 GRADING / PAVING PLAN C7 CROSS SECTIONS C8 STORM ORNNAGE PLAN C9 STORM DRAIN PROFILES C10 OETNLS AND NOTES C11 OETNLS AND NOTES 2 C12 WATER MND SANITARY SEWER PLAN C13 WATER VINO SANITARY SEWER PROFILES CI4 WATER AND SANITARY SEWER DETAILS LI LANDSCAPE PIAN, DETAILS AND NOTES L2 IRRIGATION PLAN, DETAILS AND NOTES 3 MTI64TION PLAN AND NOTES MITIGATION PLAN, SCHEDULES AND DETAILS M164TI0N NOTES A1.2 SITE DETAIL A2.1 FLOOR PLAN A2.2 CBUNG PIANS AND SCHEDULES A2.3 ROOF PLN AND DETNLS A3.1 ELEVATIONS A4.1 WALL SECTIONS A4.2 WA11SECTIONS A4.3 INTERIOR WALL SECTIONS A4.4 STAR SECTIONS A5.1 DETAILS A5.2 DETAILS 51.1 GENERAL STRUCTURAL NOTES 51.2 GENERAL STRUCTURAL NOTES (COM.) S2.1 FOUNDATION AND MEIINNINE PVN 52.2 ROOF FRAMING PIAN 52.3 INTERIOR PANEL ELEVATIONS 52.4 INTERIOR PANEL ELEVATIONS 33.1 TYPICAL CONCRETE DETAILS S3.2 CONCRETE DETAILS 53.3 CONCRETE DETAILS 56.1 WOOD FRAMING DEINLS S6.2 WOOD FRAMING DETAILS 4/4/- eo7f sheet A1.1 PROPOSED WORK THIS PERMIT EXISTING WORK APPROX. LOCATION EXISTING FIRE HYDRANT BLDG YARDS ITI RN-A-ROUND 1 - AC PAVING RETAINING WALL SFORMER NEW a ' RANT 5S-0" / 5S-0. / STRIPING PUMPER CONN SIDE YARD SEj8AGK 111111" IIIiiIIIIII _ - mea: > 11 ! `103.5L\F tq ^I;iP +75122W-1 0.89, EXISTI7 PAVE ENT EASEM• T LEGAL DESCRIPTIONS: THE OSTORIA GARDENLY 52.75 FEET TRACTS, ACCORDING TTHE O THE PLA THLEREOF RECORDED LOTN 15 VOLUME 9 OF PLATS, PAGE(S) 95, RECORDS OF KING COUNTY. WASHINGTON; EXCEPT THE NORTHEASTERLY 282.25 FEET IN WIDTH OF SAID LOT 15; EXCEPT THE SOUTHEASTERLY 30 FEET IN WIDTH OF THE NORTHEASTERLY 282.12 FEET OF SAID NORTHWESTERLY 127 FEET IN WIDTH.. TAX ASSESSOR'S PARCEL NO. 2613200045 GENERAL NOTES 8' HIGH N LINK CU _-- ---__ (- - (DARK GREEN) ,O6, • /////////////iii//////..n /iii/ii/ii/./iii: l0 & EX. BLOC \ F F P(` GyOA ,P0/ PROPO • D WORK O6, 0 ERMIT q / l rC r 9 A c<9 zu' `s .,7 E (STING WORK A REQUIRED HYDRANTS PER CITY ORDINANCE TO BE OPERATIONAL PRIOR TO COM- BUSTIBLE BUILDING MATERIALS DELIVERED TO SITE. FIRE FLOW AS REQUIRED. HYDRANT LOCATIONS SHALL BE APPROVED BY FRE DEPARTMENT. B. BUILDING ADDRESS AT AN APPROVED C. SPIIJNNKER SYSTEMS SHALL COMPLYATION WITH MINIMUM IWITHN PA AND BENUMBER APPRO ED BYSTING FIRE AOR. DEPARTMENT AND IBC. QUICK RESPONSE HEADS PER EVACUATION ASSISTANCE AREA EXCEPTION. FOR BLDG. SHELL AND OFFICE IMPROVEMENTS D. PORTABLE FIRE EXTINGUISHERS PER NFPA AND IBC IN CONSTRUCTION SHACK PERMANENT EXTINGUISHER 8Y OWNER @ 3,000 S.F. MAX. AREA win' 75' MAXIMUM TRAVEL DISTANCE. E. TENANT IMPROVEMENTS TO HAVE APPROVAL OF BUILDING/FIRE DEPARTMENT PRIOR TO CONSTRUCTION OR OCCUPANCY AND PER SEPARATE PERMIT. F. NO OCCUPANCY PRIOR TO ISSUANCE AND CERTIFICATE OF OCCUPANCY. G. SPECIAL TEST LABORATORY INSPECTION REQUIRED FOR ALL SITE WELDING, HIGH STRENGTH 1301.1180 AND AU. STRUCTURAL CONCRETE. H. SUSPENDED CEILINGS TO BE DESIGNED FOR EARTHQUAKE ZONE III, SUBMIT CALCS TO CITY AND ARCHITECT FOR APPROVAL (T.I.) I. CONTRACTOR TO VERIFY ALL DIMENSIONS. DO NOT SCALE DRAWINGS. J. PROVIDE APPROVED MONITORED ALARM SYSTEM TO A SUPERVISED APPROVED CENTRAL STATION. K PROVIDE APPROVED HOSE STATIONS PER ORDINANCE & W.S.R.B. L ALL CONCRETE WORK IN EXCESS OF 2000 PSI SHALL BE INSPECTED BY TESTING LAB. M. POUR O CONCRETE WHEN THE ANTICIPATED SITE TEMPERATURE WILL BE BELOW 34 DEGREES DURING THE FIRST 45 HOURS OF CURING. N. THE CONTRACTOR SHALL CALL STRUCTURAL ENGINEER FOR FIELD INSPECTIONS PRIOR TO COVERING ROOF DECK. 0. IN THE EVENT OF FIELD ERROR OR OMISSIONS THE CONTRACTOR SHALL NOTIFY THE ARCHITECT AND MAKE NO REPAIRS WITHOUT HIS REVIEW. P. SOIL ENGINEER TO VERIFY SOIL BEARING PRIOR 0 POURING OF FOOTINGS. Q. SOIL ENGINEER TO INSPECT AND APPROVE BUILDING PAD AND FOOTINGS PRIOR TO POURING FLOOR. R. SOIL ENGINEER TO INSPECT AND APPROVE PAVING AREAS PRIOR TO PAVING. S. CONTRACTOR SHALL COORDINATE THE WORKOF ALL TRADES TO AVOID INTERFERENCE BETWEEN DIVISIONS OF THE WORK. T. CONTRACTOR 70 PROVIDE ALL WORK, SERVICES, AND MATERIALS NECESSARY TO CONSTRUCT A COMPLETE OPERATING FACILITY. U. THE CONTRACTOR SHALL APPLY AND SECURE ALL OCCUPANCY, SEWER, STORM, WATER, ELECTRICAL AND OTHER PERMITS EXCEPT BUILDING PERMIT. HE SHALL PAY ALL NECESSARY FEES AND POST BONDS REQUIRED. V. FUTURE TOILETS TO COMPLY WITH WASHINGTON STATE BARRIER FREE CODE- W. ODEW. ALL EXPOSED INSULATION SHALL MEET F.S. 25 REQUIREMENTS AND SMOKE DENSITY NOT TO EXCEED 450 WHEN TESTED IN ACCORDANCE WITH UBC STANDARD NO. 6-1 X. INSTALL ALL INSULATION ONLY AFTER MOISTURE CONTENT ON ALL MEMBERS 15 LESS THAN 15%. PROVIDE TESTING LAB REPORTS VERIFYING TESTING TO THE CITY AND TO THE ARCHITECTS OFFICE. (INTERIOR ONLY) Y. ALL WALKING SURFACE SLOPES IN DIRECTION OF TRAVEL FOR HANDICAP ACCESS TO BE 1:20 OR LESS EXCEPT 1:12 WHERE HANDRAILS ARE USED. (EXCEPT AS NOTED) Z. AT TIME OF CONSTRUCTION, TREE PROTECTION FENCES SHALL BE PLACED AROUND THE TREES ON THE NEIGHBORING NORTH PROPERTY. THE FENCES SHALL 8E PLACED ONE FOOT FOR EVERY INCH IN HEIGHT. NO GRADING ACTIVITY SHALL OCCUR WITHIN THESE PROTECTED AREAS. PROJET DESCRIPTION CONSTRUCT A TILT -UP CONC E BUILDING OF 14,000 S.F. FOOT PRINT ON A SITE OF 101,512 S.F. PROJECT TO INCLUDE FULL SITE DEVELOPMENT (UTILRIES AND LANDSCAPING) AND BUILDING WITH OFFICE AND WAREHOUSE SPACES. DEFERRED SUBMITTAL LIST 1. MECHANICAL - BY WASH. STATE LICENSED ENGINEER 2. ELECTRICAL - 8Y WASH. STATE UCENSED ENGINEER 3. FIRE SPRINKLER - 8Y WASH, STATE UCENSED ENGINEER 4. SMOKE DETECTORS AND MONITORING 5. ENGINEER STAMPED TRUSS DRAWINGS 6. ROOF HATCH, METAL LADDER AND CAGE 7. AREAS OF EVACUATION ASSISTANCE -PROVIDE QUICK RESPONSE SPRINKLER HEADS IN LIEU OF AREAS OF EVACUATION ASSISTANCE. TENANTS OR USER OF BUILDING TO PROVIDE WRITTEN LIFE SAFETY PLAN ACCEPTABLE TO BUILDING OWNER AND LOCAL BUILDING DEPARTMENT PRIOR TO OCCUPANCY AND ISSUANCE OF CERTIFICATE OF OCCUPANCY FROM CITY. 8. EXTERIOR PRE -FAB STEPS. 9. ROOF MANUFACTURERS NAME, PRODUCT NAME AND NUMBER AND IC80 APPROVAL NUMBER 10. CONCRETE DESIGN MIX. SUBMITTAL DOCUMENTS FOR DEFERRED SUBMITTAL ITEMS SHALL BE SUBMITTED TO THE ARCHITECT OR ENGINEER OF RECORD, WHO SHALL REVIEW THEM AND FORWARD THEM BACK TO THE GENERAL CONTRACTOR WH0 WILL DELIVER THEM TO THE BUILDING OFFICIAL WITH A NOTATION INDICATING THAT THE DEFERRED SUBMITTAL DOCUMENTS HAVE BEEN REVIEWED AND THAT THEY HAVE BEEN FOUND TO BE IN GENERAL CONFORMANCE WITH THE DESIGN OF THE BUILDING, THE DEFERRED SUBMITTAL ITEMS SHALL NOT BE INSTALLED UNTIL THEIR DESIGN AND SUBMITTAL DOCUMENTS HAVE BEEN APPROVED BY THE BUILDING OFFICIAL SPECIAL INSPECTIONS IN ADDITION TO THE REGULAR INSPECTIONS, THE FOLLOWING ITEMS WILL ALSO REQUIRE SPECIAL INSPECTION IN ACCORDANCE WITH SEC.1704 OF THE INTERNATIONAL BUILDING CODE SOILS COMPLIANCE PRIOR TO FOUNDATION INSPECTION STRUCTURAL CONCRETE OVER 2500 PSI FIELD WELDING HIGH-STRENGTH BOLTS EPDXY y APPROXI LOCATION EXISTING FIRE 166 RANT PROJECT STATISTICS ZONING DISTRICT - C / L1 CONSTRUCTION TYPE 38 FIRE SPRINKLER - ESFR INTERNATIONAL BUILDING CODES - 2003 OCCUPANCY - S STORAGE AND B OFFICE OV `'LL 1 U' '' Y 7 0: ON- EPARATED USES. E - 101, 12S BUILDING AREA - 14,000 SF (FIRST FLOOR) 2,000 SF (SECOND FLOOR) 16,000 SF (TOTAL) ALLOWABLE BASE AREA = 19,000 SF PARKING FIRST FLOOR OFFICE = 2,000 @ 3/1000 = SECOND FLOOR = 2,000 SF @ 3/1000 = WAREHOUSE =12,000 SF @ 1/2000 = 18 PARKING STALLS REQUIRED 26 SHOWN VICINITY MAP SITE PLAN 0 15' 30' 60' 90' 1"= 30' SEE SHEET C6 FOR FINISHED GRADING INDEX TO THE DRAWINGS A1.1 ARCHITECTURAL SITE PLAN 01 COVER SHEET C2 EXISTING CONDITIONS C3 HORIZONTAL SITE PLAN C4 T.E.S.C. PLAN C5 T.E.S.C. DETAILS AND NOTES C6 GRADING / PAVING PLAN C7 CROSS SECTIONS C8 STORM DRAINAGE PLAN C9 STORM DRAIN PROFILES C10 DETAILS AND NOTES C11 DETAILS AND NOTES 2 C12 WATER AND SANITARY SEWER PLAN C13 WATER AND SANITARY SEWER PROFILES C14 WATER AND SANITARY SEWER DETAILS L1 LANDSCAPE PLAN, DETAILS AND NOTES 1 MITIGATION PLAN AND NOTES 2 MITIGATION PLAN, SCHEDULES AND DETAILS 3 MITIGATION NOTES A1.2 SITE DETAIL A2.1 FLOOR PLANS A2.2 ROOF PLAN AND DETAILS A2.3 REFLECTED CEILING PLANS A3.1 ELEVATIONS A4.1 WALL SECTIONS A4.2 WALL SECTIONS A4.3 INTERIOR WALL SECTIONS A4.4 STAIR SECTIONS A5.1 DETAILS A5.2 DETAILS AND SCHEDULES S1.1 GENERAL STRUCTURAL NOTES S1.2 GENERAL STRUCTURAL NOTES S2.1 FOUNDATION PLAN S2.2. MEZZANINE FRAMING PLAN S2.3 ROOF FRAMING PLAN S2.4 WALL ANCHORAGE PLAN 53.1.1 CONCRETE DETAILS 53.1.2 CONCRETE DETAILS 53.2.1 PANEL ELEVATIONS 53.2.2 PANEL ELEVATIONS S3.2.3 PANEL ELEVATIONS 53.2.4 PANEL ELEVATIONS S5.1 STEEL DETAILS S5.2 STEEL DETAILS 56.1 TIMBER SCHEDULES AND DETAILS .8 z 0 'v w 1 5 a 5 a 8 8 0 .N ID C Z „ Ca CD r SITE PLAN LANCE MUELLER • 206 325 2553 sheet A1.1 SECOND FLOOR PLAN OCCUPANT LOAD = 20 NORTH HIGH BAY WINDOW ILLUMINATED EXIT SIGN - HIGH BAY WINDOW AREA OF PATHWAY LIGI 1 FOOTCANDLE 81UMI6 WALKING SERFACE PER IBC SECTION 1006AND SUBJECT TO CHANG AT TING. BAY WINDOW WAREHOUSE HIGH BAY WINDOW - PJ 101 101 MEN 10.5 MEN 104 104 PJ N. \ - HIGH BAY WINDOW _ 0 , m 107 ^1 vijl 0 G f P' .C_1102 _ HIGH BAY WINDOW _ o - in ti 0 r m C 106 WOMEN ---11.6 103 WOMEN l PJ ® 103 3 PJ ... OFFICE OFFICE \ \ 102 = n HIGH BAY WINDOW C BAY WINDOW N SPRINKLER - tOB 5106 I _ _ A S104 _ ___ 101 RISE • .—_ — 1 • 5107 S1031 0102 0101 / / 6/ 5-0'/ 5'-0' 5' 0 -/ 6. I /2 '- / 50'/ 20'-0' 5'-0'/ 20'-0' 5'-0'l, 30'-0' / / 27'-6' 27'-6' 331-0 8'-0' / 14'-0' / 15'-8' / 7'-4' / / 25'-0' / 25'-0' — / 6'-6' / 6'-0 / / 12'-0' / > AREAS OF REFUGE TWO-WAY COMMUNICATION: AREA OF REFUGE SHALL BE PROVIDED WITH A TWO-WAY COMMUNICATION SYSTEM, CONTROLLED ACCESS TOA PUBLIC TELEPHONE SYSTEM. THE SYSTEM SHALL INCLUDE BOTH AUDIBLE AND VISIBLE SIGNALS. INSTRUCTIONS: INSTRUCTIONS ON THE USE OF THE AREA UNDER EMERGENCY CONDITIONS SHALL BE POSTED ADJOINING THE COMMUNICATIONS SYSTEM. THE INSTRUCTION SHALL INCLUDE ALL THE FOLLOWING 1. DIRECTIONS TO FIND OTHER MEANS OF EGRESS. 2. PERSONS ABLE TO USE THE EXIT STAIRWAY DO SO AS SOON ASOS POSSIBLE, UNLESS THEY ARE ASSISTING OTHERS. 3. INFORMATION ON PLANNED AVAILABILITY OF ASSISTANCE IN THE USE OF STAIRS OR SUPERVISED OPERATION OF ELEVATORS AND HOW TO SUMMON SUCH ASSISTANCE. 4. DIRECTIONS FOR USE OF THE EMERGENCY COMMUNICATIONS SYSTEM. rF IDENTIFICATION: EACH DOOR PROVIDING ACSS TO AN AREA OF REFUGE FROM AND ADJACENT FLOOR AREA SHALL BE IDENTIFIED BY A SIGN COMPLYING WITH ICC A117.1 STATING 'AREA OF REFUGE. AND INCLUDING THE INTERNATIONAL SYMBOL (ILLUMINATED) OF ACCESSIBILITY. ADDITIONALLY, TACTILE SIGNAGE COMPLYING WITH ICCA117.1 SHALL BE LOCATED AT EACH DOOR TO AN AREA OF REFUGE. FIRST FLOOR PLAN OCCUPANT LOAD = 40 NORTH 1.11/-0079 20 a d 1$ 132 12 8 8 a5 WC 0 0 0 O m U b m iv O Z co W5 d O c, Yui 1 a Q O M ct sheet 0 ei A2.1 ELEVATIONS ELEVATIONS STEPPED METAL COPING PAINT PANEL OFF -SET — —� ONarttflE CONC. PANELSLS WITH CAST REVEALS ROOF UNE SECOND FLOOR UPWARD ACTING STEEL INSULATED SECTIONAL DOOR - PAINT H.M. INSULATED MAN DOOR AND FRAME - PAINT STEPPED METAL COPING PAINT V INSULATED LOW -E TINTED GLASS IN ALUM. FRAMES BROKEN FACE INTEGRAL COLOR MASONARY UNRS CONC. REATINING —� WALL -PAINT METAL JAMB AND SILL AGNLES- PAINT EAST ELEVATION DOCK BUMBERS \ __ _ R.. INE ® GLASS IN ALUM. FRAMES STEPPED METAL COPING PAINT 1 IN 11LIIItU LOW-ETNTED TSI ACC IA AI tIIU FRAMES SMOOTH FINISHED CONC. PANELS WITH CAST REVEALS H.M. INSUL) E- UPWARD ACTING STEEL MAN DOOR AND INSULATED SECTIONAL FRAME - PAINT DOOR - PAINT /-- STEPPED METAL COPING PAW' ROC F UNE 1' INSULATED LOW -E TI ED GLASS IRA, FRAMES SMOOTH FINISHED CONC. P ELS WfTH CAST SOUTH ELEVATION NORTH ELEVATION d 4 4 d' 4 0, V 4 C m cc 0 c is O 0 Z w W Q. _ CD ' ELEVATIONS sheet A3.1