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HomeMy WebLinkAboutPlanning 2013-11-14 COMPLETE AGENDA PACKETCity of Tukwila Jim Haggertoti, Mayor Department of Community Development Jack Pace, Director CHAIR, THOMAS MCLEOD; VICE - CHAIR, LOUISE STRANDER; COMMISSIONERS, BROOKE ALFORD, MIKE HANSEN, SHARON MANN, CASSANDRA HUNTER AND MIGUEL MAESTAS BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING NOVEMBER 14, 2013 - 6:30 PM TUKWILA CITY HALL COUNCIL CHAMBERS Call to order Attendance Adoption of 10/24/13, 8/22/13, and 6/27/13 Minutes IV. CASE NUMBER: APPLICANT: REQUEST: LOCATION: V. CASE NUMBER: APPLICANT: REQUEST: LOCATION: L13 -017 Ryan Bussard, Perkins +Will for King County Library System New 10,000 square foot library with landscaping and pedestrian improvements 14380 Tukwila International Boulevard L13 -030 Bryan Park Phase 1 of Tukwila Village project to include Building A, a six story commercial and residential building; Building C, a one story commercial, community building; and an outdoor plaza and accessory parking, sidewalks, landscaping and street frontage improvements. North east corner of Tukwila International Boulevard and S. 144th Street. VI. DIRECTOR'S REPORT VII. AJOURN 6300 Sozithcenter Boulevard Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax 206 - 431 -3665 Date: Time: Location: City Hall Council Chambers Present: Thomas McLeod - Chair, Louise Strander - Vice - Chair, Brooke Alford, City of Tukwila Planning Commission Planning Commission Hearing Minutes June 27, 2013 6:40 PM to 8:30 PM Mike Hansen, Sharon Mann, and Miguel Maestes Absent: Cassandra Hunter Staff: Nora Gierloff - Deputy DCD Director, Carol Lumb - Senior Planner, Sandra Whiting - Urban Environmentalis Chair McLeod called the meeting to order at 6:40 Pl Motion: Commissioner Mann made a motion to approve the 4/25/13, 5/21/13 and 5/23/13 minutes. Commissioner Hansen seconded, the motion and all were in favor. Planning Commission Hearing - Natural Environment Comprehensive Plan Element Chair McLeod opened the public hearing for case L12 -049 and Carol Lumb gave an overview of the materials, public comments and update process for the Natural Environment Element update. She described how conditions and regulations have changed creating the need to update the goal and policy language. The City convened a Tree and Environment Advisory Committee which met over 9 months to make recommendations about the Natural Environment Element and address new areas of concern. Sean Albert, a member of the Tree and Environment Advisory Committee, testified as a citizen and resident of Tukwila. He wanted to emphasize that as a citizen and property owner he also has an investment in Tukwila's environment. It is not only developers and businesses who have a financial interest in the City's regulations. He is opposed to clear cutting undeveloped property. Commissioner Mann asked a question about whether the language at 4.13.1c made it clear that the goal of tree retention would not be interpreted to reduce the number of buildable lots created. Ms. Lumb suggested additional language to clarify the point. Commissioner McLeod closed the public hearing. NG Page 1 of 4 H: \ Temp \ 6- 27- 13PC_Hearing_Minutes.docx 06/27/2013 PC Work Session Minutes Planning Commission Hearing - Shoreline Comprehensive Plan Element Chair McLeod opened the public hearing for case L13 -027 and Carol Lumb explained that only the narrative text of the Element was being amended during this process. The goals and policies were updated during the 2011 Shoreline Master Program update. Any changes to those areas would require review by the Department of Ecology. She next gave an overview of the materials and update process for the Shoreline Element update. She described how conditions and regulations have changed creating the need to update the narrative language. No public testimony was given so Commissioner McLeod closed the public hearing. Planning Commission Deliberations - Natural Environment Element The Planning Commission asked clarifying questions about the following: how tree values would be determined; how fines would be enforced; requiring financial guarantees for landscaping mitigation; how the regional housing targets mesh with the desire for tree retention; Seattle City Light's comments; pruning of trees for utilities; the condition of air quality in Tukwila, particularly in the Duwarnish corridor; tree canopy goal for the urban center and Tukwila South area; programs to clear ivy from public areas such as parks; the amount of impervious surface in the City; planting standards for trees; hiring an arborist - how this would work and how it would be funded. The Commission considered and approved the following motions: Moved by Commissioner Mann, seconded by Commissioner Maestas, to amend policy 4.13.9, found on page 30 of the strikeout /underline version of the Chapter, to add "schools" t© policy 4.13.9. Policy would read "Collaborate with other government, non - profit organization, schools and private sector entities to promote urban forest management and restoration. (new language shown in italics) Motion carried 6 -0. Moved by Commissioner Mann, seconded by Commissioner Hansen, to amend the second bullet of the Implementation Strategies for Wetlands /Watercourses /Fish and Wildlife Habitat, to add parks staff to the recommendation. The Implementation Strategy would read: • "Develop guidelines and provide training to surface water, awl street maintenance and parks staff in best management practices for work in sensitive areas." (new language shown in italics) NG H: \ Temp \ 6- 27- 13PC_Hearing_Minutes.docx Page 2 of 4 06/27/2013 PC Work Session Minutes Motion carried 6 -0. Moved by Commissioner Mann, seconded by Commissioner Hansen, to amend Policy 4.13.1 b. to add "or trees that interfere with underground or overhead utilities" so that the subsection would read: "except for hazard trees or trees that interfere with underground or overhead utilities, prohibiting removal of any tree four inches or larger in diameter at breast height (dbh) on all undeveloped property without an approved development or other land use permit. (new language shown in italics) Motion carried 6 -0. Moved by Commissioner Mann, seconded by Commissioner Hansen, to amend Policy 4.13.1 b. to add "to provide the opportunity to preserve some healthy trees during development, while still accommodating the allowed density for each site" at the end of the subsection so that the subsection would read: "except for hazard trees or trees that interfere with underground or overhead utilities, prohibiting removal of any tree four inches or larger in diameter at breast height (dbh) on all undeveloped property without an approved development or other land use permit to provide the opportunity to preserve some healthy tres during development, while still accommodating the allowed density for each site. (new language shown in italics) Motion carried 6 -0. Motion: Commissioner Hansen moved that the PC approve the recommendation on the Comprehensive Plan updates made by staff to the Natural Environment Element along with the four amendments` approved by the Commission. Commissioner Maestas seconded and the motion carried 6 -0. Planning Commission Deliberations - Shoreline Element The Commission asked questions of staff regarding water dependent uses - the types of uses the might be appropriate in the shoreline area; the presence of parcels along Tukwila International Blvd. that are quite small and fall completely in the shoreline buffer - how development can proceed on these lots; and, how to determine setbacks in the shoreline jurisdiction. Commissioner Maestas proposed adding language to the third sentence of the second paragraph under Goals and Policies, page 5 of the strikeout /underline document, to clarify that restoration includes removal of invasive plants - the sentence would read: NG H: \ Temp \ 6- 27- 13PC_Hearing_Minutes.docx Page 3 of 4 06/27/2013 PC Work Session Minutes They recognize the value of the river as a natural resource by encouraging restoration, including removal of invasive plants, of wildlife habitat and native riverbank vegetation, including tree planting. (new language shown in italics). Motion: Commissioner Maestas moved that the PC approve the text revisions to the Shoreline Element recommended by staff with the addition of his amendment noted above. The motion was seconded by Commissioner Alford. The motion carried 6 -0. HANDOUTS E -mail from David Bayard, Seattle City Light and comments on Natural Environment Element E -mail from Kory Kramer, Forterra Minutes By: Nora Gierloff, Carol Lumb NG Page 4 of 4 06/27/2013 H: \ Temp \ 6- 27- 13PC_Hearing_Minutes.docx 111111111 ir City of Tukwila Planning Commission Board of Architectural Review Meeting Minutes Date: August 22, 2013 Time: 6:30 PM Location: City Hall Council Chambers Present: Thomas McLeod, Chair; Vice - Chair, Louise Strander; Commissioners, Cassandra Hunter, and Miguel Maestes Absent: Commissioners, Brooke Alford, Mike Hansen and Sharon Mann Staff: Stacy MacGregor, Planner, Minnie Dhaliwal, Planning Supervisor, and Wynetta Bivens, Planning Commission Secretary Chair McLeod opened the public hearing at 6:40 PM. Minutes: Commissioner Maestes made a motion to adopt the July 25, 2013 minutes. Commissioner Hunter seconded the motion. The motion was unanimously approved. Chair McLeod swore in those wishing to testify. CASE NUMBER: L13 -038 APPLICANT: John Ellingsen, Barghausen Consulting Engineers, Inc. REQUEST: Design review for expansion of the Tukwila Costco fueling facility to include an additional row of gasoline dispensers, a 29 -foot by 88 -foot fueling island canopy extension and associated site improvements. LOCATION: 451 Costco Drive, Tukwila, WA 98188 Ms. Dhaliwal asked the Commission the appearance of fairness questions. There were no objections to any of the Commissioners hearing the case. Minnie Dhaliwal, Planning Supervisor, gave the presentation on behalf of Jaimie Reavis for staff. Ms. Dhaliwal entered into the record a new enlarged site plan. She stated that the applicant proposed revisions after the packet was sent out. This project requires Board of Architectural Review because it exceeds the threshold of 2,500 sq. ft. expansion. Revision: In lieu of wheel stops the applicant is proposing widening the landscaping island by two feet, and staff is in agreement. Mechanical equipment and light fixtures will be relocated. Originally staff recommended approval with four conditions. However, with the new proposed revisions condition number two is no longer necessary. Public Testimony: David Rogers, Representative for Costco Wholesale thanked staff for considering their last minute request to expand the landscape area instead of putting in the wheel stops. Mr. Rogers also provided some background on the expansion that Costco is undergoing in other areas. 5 -1 Page 1 of 3 BAR Public Hearing Minutes August 22, 2013 Clarifying Canopy / Parking Spaces Questions: The new canopy will be the same height to match the current canopies. Although six parking spaces will be removed to accommodate the new canopy the applicant does meet the parking requirements. There was no additional public testimony. The public hearing was closed. MOTION: Commissioner Maestes made a motion to approve Case Number L13 -038 with staff's revised recommendation to widen the landscaping in lieu of the wheel stops. Commissioner Strander seconded the motion. All were in favor. CASE NUMBER: L13 -011 APPLICANT: Pari Holliday for Darden REQUEST: Public Hearing Design Review for a new 5,880 sf Red Lobster restaurant with associated parking, site improvements and landscaping. LOCATION: North end of Southcenter Mall site adjacent to Tukwila Parkway, parcel number 3597000245 CASE NUMBER: L13 -012 APPLICANT: Pari Holliday for Darden REQUEST: Public Hearing Design Review for a new 9,054 sf Seasons 52 restaurant with associated parking, site improvements and landscaping. LOCATION: North end of Southcenter Mall site adjacent to Tukwila Parkway, parcel number 3597000245 Chair McLeod opened the public hearing at 7:05 PM for the Red Lobster and Seasons 52 restaurant. Ms. MacGregor asked the Commission the appearance of fairness questions. There were no objections to any of the Commissioners hearing the cases. Stacy MacGregor, Planner, gave the presentation for staff. She explained that the Red Lobster and Seasons 52 restaurant would be combined as one public hearing with one staff report. In order to make the site function well a pedestrian route was created from Tukwila Parkway to the main Mall building. Also landscaping is used to define the portion of the internal drive aisle where the buildings are with the hopes as development continues in the future the drive aisle will continue to be further refined. Noted: There are currently two mature trees on either side of the stairway. However, the tree to the east is not showing on the plan. As a condition of approval staff is recommending preservation of the tree and shifting the path or designing in such a way so that the tree can remain. Staff rephrased condition number four in the packet as following, `if a new parking standard is adopted by Council prior to C of 0 that would eliminate the parking deficit and this condition would be met.' Page 2 of 3 BAR Public Hearing Minutes August 22, 2013 Clarifying Question RE: Parking Requirement: Staff provided background on the parking standard and explained the options in order for the applicant to be in compliance with the parking requirements. A color and materials board was entered into the record. Staff is recommending approval with conditions number one through three as listed in the August 14, 2013 staff report and condition number four as rephrased at the August 22, 2013 Bar of Review Architectural Review public hearing. Public Testimony: Pari Holliday, Site Development Manager, Darden Restaurants, gave some background on both restaurants. Ms. Holliday thanked staff for working with them so closely with some serious challenges in making the site work. Ms. Holliday also addressed questions. Brent Carlsen, with Gorden Derr, Attorney for Westfield, stated that they have been working with Darden, Macys, and City staff and they support staff's recommendations. Mr. Carlsen addressed questions pertaining to parking stating Westfield is prepared to build the additional parking by the end of the year if Council does not approve a revision of the parking standards. Mr. Carlsen said the plan has been prepared and it will be submitted according to the schedule. There was no additional public testimony. The public hearing was closed. MOTION: Commissioner Strander moved to approve Case Numbers L13 -011 and L13 -012 with staff's recommendations and conditions, including the revisions to condition number four as noted above. Commissioner Maestes seconded the motion. All were in favor. Director's Report: • Training Opportunity will be emailed to the Commissioners • September's PC schedule - tentatively Tukwila Village and the Library will be on the agenda. Staff will notify the Commission as soon as possible if these items are rescheduled to October's agenda. Adjourned: 7:50 PM Submitted By: Wynetta Bivens Planning Commission Secretary Page 3 of 3 0 4:44 ILAII*, City of Tukwila Planning Commission Planning Commission Work Session Minutes Date: October 24, 2013 Time: 6:30 PM to 8:00 PM Location: City Hall Conference Room #3 Present: Thomas McLeod - Chair, Louise Strander - Vice-Chair Brooke Alford, Mike Hansen, Sharon Mann, Cassandra Hunter Absent: Miguel Maestes Staff: Topic Site Plan Training Nora Gierloff - Deputy DCD Director DISCUSSION There was no business for the PC/BAR so the Commission watched a webinar from the American Planning Association titled Site Plan Review for Officials. It introduces the role officials play in reviewing site plans and guiding the review process. It covers how to read site plans, how to evaluate them in the context of their surroundings, and how to share that knowledge with new commissioners. The Commissioners discussed the training with staff and thought that it would be helpful to give new Commissioners more detailed training on reading site plans when they start. The current orientation is more focused on legal issues. The Commissioners also asked about ways they could give earlier input on project design, similar to the sketch plan concept discussed in the training. ACTION ITEMS Staff agreed to organize another field trip to see a Seattle Design Review Board "early design guidance" meeting. The PC will give staff any other ideas for training topics. Minutes By: Nora Gierloff NG Page 1 of 1 W: \ Planning \ Planning Commission \ Minutes \ 10-24-13PC_WS_Minutes.doc 11/06/2013 d City of Tukwila Jim Haggertoti, Mayor Department of Community Development Jack Pace, Director Staff Report to the Board of Architectural Review Design Review for King County Library System Prepared 4 November 2013 Hearing Date: File Number: Associated Permits: Applicant: Request: Location: Comprehensive Plan Designation: Zoning District: Environmental Review: Public Notice: 14 November 2013 L13 -017 Design Review L13 -020 Special Permission - Parking Standard and Covenant Parking E13 -011 — SEPA L13 -030 — Tukwila Village Phase 1 Design Review L13 -031 — Tukwila Village Parking Standard, 10% Complementary Decision and Shared Parking Ryan Bussard, Perkins +Will for King County Library System (KCLS) Construct 10,000 square foot library with accessory landscaping and pedestrian improvements. 14380 Tukwila International Boulevard Neighborhood Commercial Center (NCC) Neighborhood Commercial Center with overlays (NCC) Determination of Non - significance Notice of Application was posted on site and mailed to surrounding property owners, tenants, and agencies with jurisdiction on June 27, 2013. A public information meeting was held on site on July 10, 2013. Notice of Public Hearing was: • Posted on site, mailed to surrounding property owners, agencies with jurisdiction and parties of record on October 30, 2013. • Posted on the City's web site on October 31, 2013. • Published in the Seattle Times on November 1, 2013. • Emailed to the list of interested parties to the Tukwila Village project on November 1, 2013. 6300 Sozithcenter Boulevard Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206 - 431 -3665 Public Comment: Recommendation: Written comments were received at the joint informational meeting for Tukwila Village and the Tukwila Library and are contained in Attachment B. Staff recommends that the Board of Architectural Review approve the proposed project based on the findings and conclusions of the Staff Report and the following conditions: 1. Prior to the issuance of the building permit, the KCLS must receive approval by the DCD Director for a process for selecting and creating the public art at the northeast corner of S. 144th Street and Tukwila International Boulevard. That process shall include the following: • The scope for the artist, which shall include the following objectives for the art work: • Be publically engaging and interactive, • have verticality, • complement the overall style of the Library's design, • sized to be in scale with the Library building and have sufficient mass to be visible; and • act as a focal point for the corner. • The involvement of the Library's design team, the Tukwila Arts Commission and Library Advisory Board in the selection of the artist and the artist's conceptual development of the piece; and • The involvement of the artist to some degree in the construction and installation of the piece. 2. Along the west and south window walls: • Landscape design shall be revised to maintain transparency and visibility between the inside and adjacent sidewalks; and • replace the small trees with canopy trees along Tukwila International Boulevard. 3. Substitute drought tolerant species for plants that require high amounts of water and coordinate with Tukwila Village partners on a tree for internal driveway that is less columnar than the Empire Ash. 4. Place another sign along the S. 144th Street wall in addition to a sign along the east/plaza side and specify a paint color that will contrast with the brick background; and turn the monument sign perpendicular to the street. Staff: Moira Carr Bradshaw Attachments: A. Plan Set (Attached separately) B. Public Comments — Tukwila Library and Tukwila Village combined C. Deal terms between the City of Tukwila, property seller and the King County Library System, property buyer D. Parking Notice of Decision L13 -017 — Tukwila Library Page 1 2 E. Phased Development Site Plan — Tukwila Village F. Color and Materials Board (available at the DCD and at the public hearing) L13 -017 — Tukwila Library Page 1 3 Findings Background The King County Library System (KCLS) operates two libraries within the City limits. The Southcenter Connection is located at the Southcenter Mall and Foster library, which is a 5,000 square foot neighborhood library, is located at the northwest corner of 42nd Avenue S. and S 144th Street. The City of Tukwila, as part of the Tukwila International Boulevard (TIB) revitalization and stimulus project has been negotiating with the KCLS to relocate into a new facility within the Tukwila Village project development site. As property owner of the land, the City of Tukwila negotiated certain terms with the KCLS as it relates to the new library. See Attachment C. The terms stipulate location within the Village development site; size of the new library; timeframe for review, permitting and construction coordination; and sharing of infrastructure with the Tukwila Village developer. Review Process Due to the location of this proposed project within the Tukwila International Boulevard corridor, a Design Review approval by the City's Board of Architectural Review is required. Related Administrative Decisions Because there are no adopted standards for the minimum required number of parking stalls for a public library, the City of Tukwila Community Development Director administratively approved under a Type 2 process, the standard of 4.0 stalls per 1,000 useable square feet. In addition, covenant parking is approved for the library parcel, that is, parking for the new library building will be provided "off- parcel" on the Tukwila Village site, subject to easements and agreements with the future owner of the Tukwila Village project site. Attachment D is the Notice of Decision for the parking supply. Vicinity /Site Description Site Information The subject site occupies the southwest portion of Phase 1 of the Tukwila Village project. Attachment E is the colored Phased Development Site Plan for Tukwila Village and highlights the library parcel and illustrates the connection between the two developments. Surrounding Land Use Neighborhood and regional commercial uses, such as drug and grocery stores, car repair and sales lots, and motels are located north and south of the subject site. Residences and public facilities are located east of the subject site and west of 37 Avenue S., such as detached single family units, apartment buildings and schools. L13 -017 — Tukwila Library Page 1 4 Topography The site is within the Gilliam Creek drainage basin. The northeast intersection of S. 144th Street and TIB is the high side of the site at 300 foot elevation and then drops to 293 feet in elevation along the east property line. The soil is generally very poor and the water table high, thereby limiting surface water absorption and the ability to do low impact development or underground facilities. Vegetation A number of Incense Cedars were planted by the City along the back of the TIB sidewalk after it acquired and razed the development that existed on the site. Access The proposed "library" parcel abuts two adjacent streets — TIB and S. 144th Street - but has no vehicular access. The proposed parcel lines will be drawn just to the north of the sidewalk along the Library's north side and to the east of pedestrian amenities created between the east fagade of the proposed library and the Tukwila Village Outdoor Plaza. All vehicular access is on Tukwila Village parcels and will be secured via easements to the KCLS. Pedestrian Sidewalks are in place along both street frontages although the Tukwila Village developer is proposing improvements to the S. 144th Street right of way, including on- street parking. Bicycle Bicycle lanes are available in S. 144th Street between Military Road and TIB and are proposed for the section between TIB and 42nd Avenue S. The north south collector arterial, 42 /40nd Avenue S., and TIB are identified as "bicycle friendly" because they have wider than usual lanes so that cyclists and vehicles can share the outside lane. Buses There are a two bus routes that directly serve the site. King County Metro #124 travels between downtown Seattle on 4th Avenue, to Airport Way through SODO, E. Marginal Way to TIB and south to the Link station with service every 10 - 30 minutes; King County Metro # 128 travels between West Seattle and Southcenter via the Link Station with service every 10 minutes; At the Link station, Metro Route #s 140 and Rapid Ride A are available. Environmental Review An expanded environmental checklist was submitted for the overall Tukwila Village project and the impacts associated with the library were included in that review. Additional information and analysis were done on transportation, soils, surface water, and vegetation. A Determination of Non - significance was issued on August 7, 2013. Interagency Coordination The site is within the Valley View Sewer District and Water District 125, who have each issued letters of availability. L13 -017 — Tukwila Library Page 1 5 Design Review The purpose of Design Review is to ensure the public health, safety and welfare is satisfied upon approval of new development and specifically to promote well designed developments that are creative and harmonious with the natural and man -made environments. Decision Criteria - Design Review The library is within the NCC district and within the Tukwila International Boulevard study area (see Figure 18 -9, Tukwila Zoning Code (TMC 18.)) Because of the location of the proposed project, the BAR shall use the design criteria and guidelines of the Tukwila International Boulevard Design Manual, as amended; http: / /www.tukwilawa.gov /dcd /apps /TIB Design Manual.pdf In the following discussion, the design review criteria of the Manual are shown in bold italics, followed by Staff's findings. For the applicant's response to the criteria, see "Project Statement," page 2 of Attachment A. The Board of Architectural Review is authorized to request and rely upon any document, guideline or other consideration it deems relevant or useful to satisfy the purpose and objective of Design Review and specifically including but not limited to the following criteria. The applicant bears the full burden of proof that the proposed development plans satisfy all of the criteria. The BAR may modify a literal interpretation of the design review criteria if, in their judgment such modifications better implement the Comprehensive Plan goals and policies. A. Tukwila International Boulevard Design Manual Tukwila International Boulevard Design Manual is organized into four sections; covering Site Design, Building Design, Landscape Design and Signs. Within each section are a number of subject areas, covering such issues as pedestrian circulation, architectural relationships, planting design and sign placement. For each subject area, there are one or more Design Criteria, which are general in nature. The Design Criteria explain requirements for development proposals. They are the decision criteria by which the Board of Architectural Review will decide whether to approve, condition or deny a project. The Design Guidelines, which augment each Design Criteria, provide guidance to the project applicant, to City Staff and to the BAR in determining whether the project meets the Design Criteria. 1. Site Design a. Site Design Concept In general, the Site Design Concept seeks to integrate the Library building into the 3 -phase Tukwila Village. Primary access to the Library building orients towards the Plaza. Generous fenestration on the east elevation establishes strong visual contact between the interior of the library and the Plaza, dramatized by brightly colored vertical glass "mullions." An outdoor terrace is positioned along the L13 -017 — Tukwila Library Page 1 6 east frontage of the Library to provide an outdoor activity area adjacent to the interior "Community Mosaic" and to expand the potential variety of Library activities. Brightly colored moveable furniture is also proposed for this area. See pages 15 -18, Attachment A. Although the outdoor terrace is separated from the Plaza by a low wall, visual and physical access between these two outdoor spaces is maintained. Interior areas, such as the computer bar, and magazine reading area, considered to have the highest activity, are oriented along the Tukwila International Boulevard and South 144th Street frontages of the Library, with extensive glass allowing visual engagement of pedestrians, especially during the evening hours when the building is lighted inside. See also the floor plan on page 4 of Attachment A. A 10 by 10 foot square bay window projects from the west fagade and is wrapped in painted metal panels in a jewel tone that repeats the colored glass mullions on the east elevation. The internal space enclosed by the bay window is proposed as a children's reading area. There are a number of instances however where the plan, form and internal organization of the Library building design weakens the integration of the building into its context and is in non- conformance with the Tukwila international Boulevard Design Manual. These instances are discussed in the Site Design categories below. b. Relationship to Street Front The new Tukwila Library fronts on two public streets, Tukwila International Boulevard and South 144th Street, as well as an interior street, which provides vehicle access and parking along the building's north side. In conformance to Design Criterion b.1, the building is positioned to create a distinct street edge, and provides no parking between the structure and the public streets. In order to meet the Criterion b.2 directive to "orient at least one building entry to a major public street," the only public entry to the Library is oriented to the Outdoor Plaza, on the east side of the building and away from the public rights of way. The entrance is clad in glass on its east and south sides so that the entry is visible from S. 144th Street. The purpose of the directive, as noted in the Design Manual, is "To ensure that building entrances are a prominent element of the streetscape." The brightly colored bay window located on the west facade in the children's section draws visual attention from TIB in the manner of a prominent entry, but offers no access to the building such as is directed in the Design Manual. The roofline rises to 24 feet on the Plaza side and then drops down to about 17 feet on the TIB side. The roof will be planted with sedums in order to create a "green roof," that is, a roof that supports the environmental objectives for the site. The sedums slow down and minimize the release of storm water from the roof. On the west facade, a perforated metal screen is proposed and is a significant part of the west fagade's architectural character. This fagade is critical to both the daytime and night time presence of the building. The intent of the screen is to lessen the glare into the library. To address concerns of visual transparency along this street facade relative to the finished floor elevation, use of a screen and roof profile, the applicant has submitted cross sections, see page 7 of Attachment A. The cross L13 -017 — Tukwila Library Page 1 7 sections through the building to the adjacent sidewalk on TIB illustrate the relationship of the windows and screen relative to the adjacent sidewalk. A five feet tall unscreened window will be visible along the 128 foot length of building wall except for the interruption of the playful and colorful large square window element. The building is setback 20 feet from TIB c. Street Corners Design Criterion c.1 has the objective to "Emphasize the importance of street corners through building location, the provision of pedestrian access, special site features and/or landscape features." The intersection of TIB with S. 144th Street is the most prominent corner on the Library site. Although the architectural articulation at this corner was obviously carefully studied by the architect, by virtue of the low eave line; the lack of a visible entry; and the fact that the finished floor of the building corner is two feet below the sidewalk at the corner; no architectural emphasis is achieved at the corner. Although the floor grade of the library quickly becomes level with the S. 144th Street sidewalk, the west facade and the immediate corner are generally below the adjacent sidewalk. Programming for the site proposes satisfying this criterion through landscape and an art focal point. The setback of the building effectively leaves a minimum 640 square feet of area in the corner available for treatment. To emphasize the corner, the applicant has proposed an art element with accent plantings and special paving. See Sheet 3, Attachment A. d. Continuity of Site with Adjacent Sites. The proposed library site design integrates the new structure comfortably with the adjacent proposed Tukwila Village structures. The Library maintains a visually continuous building line with Phase 1 Building A and Phase 2 Building D along TIB per the Preliminary Site Plan and the proposed site plan for Phase 1. The southeast corner of the Library building meets the S. 144th Street right of way at the same distance as does Phase 3 Building B. The positioning of the building preserves visual and functional continuity at the intersection of TIB and S. 144th Street. The outdoor terrace adjacent to the north fagade of the building integrates well with the Outdoor Plaza. e. Shared Facilities Parking, vehicular circulation and pedestrian pathways are efficiently shared with the surrounding Tukwila Village land parcels. Landscape design of both the Library structure and the buildings of the Tukwila Village are well integrated into a cohesive and mutually supportive concept. This integration serves all parcels in the development and makes for a "sum of parts" that is most beneficial to residents, employees and visitors to the overall Tukwila Village development. Side yard landscaping is not required unless the project is within 50 feet of the residentially zoned property, which is not the case. f. Site Design for Safety The proposed site concept successfully addresses the intent of Design Criterion f.1. (See Note below) Pedestrian pathways built on the Library parcel do not intersect with any vehicular traffic. Sight distances are adequately provided for safe crossing and turning movements. L13 -017 — Tukwila Library Page 1 8 Design Criterion f. 2 addresses personal safety and property security. In general, the building provides sight lines that allow observation of outdoor on -site activities by building occupants and passersby. The entry doors are symbolically visible from the S. 144 Street because of the glass wall on the south side of the entry vestibule and a window on the north wall of the vestibule. Design Criterion f.3: Adequate lighting levels appear to be provided in all pedestrian areas. Design Criterion f.4: "Design landscaping so that long term growth will not interfere with site lighting and surveillance" could be compromised because of the type of plant species and mature heights — such as hazelnuts, which have are multi - trunked and low limbed, and red flowering currants and rhododendrons, which can have mature heights of three to four feet. Hazelnut tree g. Siting and Screening of Service Areas There are two "service areas." A dedicated loading zone for KCLS book deliveries and a screened enclosure for waste and recycling adjacent to the parking area are outside the staff entrance to the library. These are both located on the north side of the building. The two, one yard recycling and trash containers are screened with a 5 foot by 11 foot enclosure that is faced with the brick used on the library building. The gates, which face out to the parking lot are unknown. h. Natural Features and Sensitive Areas NA — The site is not a sensitive area and has no significant trees recommended for retention by the arborist. L13 -017 — Tukwila Library Page 1 9 i. Surface Stormwater Detention Facilities NA — The detention of storm water is handled as part of the greater site and not on the subject Library site; although a "green roof' is proposed that will retain some roof storm water and slow the site's storm water run -off. j. Pedestrian Circulation A 14 foot wide pedestrian entry intersects on TIB with the public sidewalk and a wide wraparound stairway is proposed on S. 144 Street. All Design Criteria requirements of this section are met in the submitted documents. k. Pedestrian Amenities The City of Tukwila TIB Design Manual requires specific pedestrian amenities. Landscaping, several pedestrian- oriented spaces, and sidewalks to and between adjacent buildings are provided in the submitted design. The Manual includes a listing of pedestrian amenities that may be used to meet the intent of Pedestrian Amenities. The submitted project responds to that list as follows: • Site furnishings such as seating and tree grates, are provided along the walkway from TIB on the north side of the building. Moveable chairs and tables will furnish the outdoor terrace. See pages 15 -18, Attachment A. • Pedestrian weather protection is not provided is minimally under the eastern roof overhang. See Page 4, Attachment A. • Attractive signage is provided adjacent to the vehicular and pedestrian entries from TIB. See Page 21, for site location; see page 22 for elevation, Attachment A. • There is no provision of attractive window displays, outdoor display or vending areas; however, the location of the "computer bar" provides a view of "people at work on computers." • Decorative features such as screen walls, murals and other building or site features are not provided. A significant piece of art is proposed for the corner location. See page 3, Attachment A. • Light fixtures and lighting oriented towards pedestrians and lighting highlighting landscaping are provided. The lighting plan on page 33 corresponds to the lighting fixtures on pages 11 -14. A pedestrian sized pole is proposed along the parking edge with a complementary bollard light between the walkway and the north side of the building. Lighting is indicated in the corner for the art work, is within the low walls (east and west sides) enclosing the outdoor terrace, within the specimen oak outside the entrance, embedded within the walkway outside the entry, within the handrails at the corner staircase off of S. 144 Street, and washing the east brick fagade walls. • Bike racks are adjacent to the northeast corner and the rack is shown on page 19, Attachment A. • Special paving in pedestrian oriented spaces is provided adjacent to the entry around the specimen tree and in the outdoor terrace. • Accent plantings are used in high pedestrian locations (see page 32, Attachment A for specific plants and page 3 for location) L13 -017 — Tukwila Library Page 1 10 1. Vehicular Circulation NA - This design criterion as it relates to the project is discussed above in Criteria 1.F., "Site Design for Safety" and 1.J., "Pedestrian Circulation." m. Parking A parking decision was made that allows the applicant to use parking on the adjacent property across proposed lots A, B, C, D and E. In terms of design, all the parking is located on the Tukwila Village site and therefore this criterion is not relevant except that the applicant is taking advantage of shared parking opportunity; thereby limiting the amount of parking necessary in the area. Pedestrian connections to the Library, adjacent buildings, shared parking and the parking itself are designed around a system of interconnecting pedestrian walkways. A transit stop is to be relocated from its existing position on project frontage on TIB to a position roughly 45 feet to the south, fronting the new Library. 2. Building Design a. Architectural Concepts Design Criterion a.1.: The architectural design provides a strong concept that is easily understood, and a positive element in the architectural character of the Tukwila International Boulevard area. It is clear in organization, and of an architectural character that is compatible with adjacent proposed structures. The building acts as a one story focus for the four anticipated Tukwila Village residential structures, which will surround it on the east side of the Tukwila International Boulevard. The building's architectural materials complement in color the masonry proposed for the adjacent buildings. As discussed above under section 1. Site Design, the outdoor terrace of the Library building integrates comfortably with the Commons Plaza to the east. Two critical intentions of the Design Manual relating to Building Design are weakly met. First, the only public entrance is not a prominent architectural feature. The double entry doors are pushed eastward from the main Library building wall, which gives them greater prominence than the doors to the outdoor terrace that are on the same wall. The entry is wrapped above and on the north side in the low horizontal roof line that is articulating the window wall on this east facade. The entry is wrapped in glass on the south and east sides and given a window on the north side where the brick roof edge is brought down to the ground. The glass treatment gives the entry more visibility from S. 144th Street — both during the day but particularly at night. See pages 4 and 5, Attachment A. Entry into the building is setback over 80 feet from S. 144th Street and is not visible from TIB but does relate to Building C in Tukwila Village. To compensate along the street edge, site amenities have been added to indicate entry. An expansive wrap around staircase at the southeast corner of the building and wall signs is on S. 144th Street and a widened walkway with low seat walls and monument sign is on TIB. L13 -017 — Tukwila Library Page 111 No advantage is taken architecturally of the highly visible corner on which the building will stand the very important corner intersection of TIB and S. 144th Street. This issue is discussed in Sections 1.c, above. Design Criterion a2: This criterion addresses continuity of architectural style. While the architectural style of the Library is much more boldly contemporary than the proposed adjacent residential structure and community /cafe building, as the Library building is to serve as a community icon, this is not viewed as a contradiction of the intent of this Criterion. The building masonry and other materials have been selected to be complementary and compatible in color. b. Architectural Relationships The proposed Library is to be a symbol of pride in the community and to serve as a civic focus upon literature and education. As such the building is meant to stand out from its adjacent building context, and to support the development of a new architectural context in the TIB area. The design of the building makes an appropriately bold architectural statement, however, the weak entry together with the lack a strong presence at the intersection of TIB and S. 144th Street weakens the iconic potential of the building. Compensation for these features is listed above. c. Building Elements, Details, and Materials Design elements, scale and detailing strongly relate to the overall form and massing of the building and are appropriate to its architectural character. The building measures 128 feet along TIB and 78 feet along S. 144th Street. As proposed, the Library utilizes durable materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. The public commented that the proposed grey brick is too oppressive for this climate. The multi -toned grey brick is used acts as a foil for the vivid jewel tone of the glass mullions, window box and window treatment on the north facade. The walls on both the north and south facades will also be backdrop for the landscape design and significant plantings. There is also an harmonious balance of materials around the building's walls. Criterion c.1 "provide distinctive building corners at street intersections through the use of special architectural elements, detailing and pedestrian- oriented features," is discussed above. Exterior lighting design and placement is well integrated with the architectural design and materials. Much use is made of landscape lighting to provide safe evening and night time access as well as to highlight various planting materials. The tall windows on the west side will illuminate the stained fir soffits around the underside of the roof. See page 5, Attachment A. d. Pedestrian - Oriented Features With the intent to make walking to and among buildings along TIB a positive experience, the Design Manual requires "pedestrian- friendly facades" facing public streets and entry facades that face parking areas to feature one or more of the following characteristics: transparent window area along at least half the length of the ground floor facade; sculptural, mosaic or bas - relief artwork; Pedestrian - Oriented space;" or "other measures that meet the intent of the criteria as approved in L13 -017 — Tukwila Library Page 1 12 conjunction with overall design review approval." To assist in meeting the intent of providing interactive facades that create visual interest, the project includes window walls on the south facade, a continuous band of window along the west facade, a window wall that faces the outdoor terrace and an art piece for the corner. This is also discussed in Section 1.B above. Design Criterion D2: NA — There are no large blank walls proposed. Design Criterion D3: Building entry is discussed in Section 1.B above. e. Mechanical Equipment There is no roof - mounted mechanical equipment on the building. An electrical vault is to be relocated closer to the building just to the north of the "children's window." 3. Landscape Design a. Landscape Design Four landscape areas are arrayed around the building. A planting bed separates the library's outdoor terrace from the Tukwila Village outdoor plaza. The south and west beds provide transition between the building and the public sidewalk, provide views for library patrons inside the library sitting along the window along these edges, and highlight features of the building — the children's window seat and the site's corner location. Landscape features frame pedestrian walkways to the entry as well as highlight the entry itself. b. Planting Design Four different ground cover plantings are proposed, which reinforce the function for the different areas of the site. The second story plant layer provides color, depth and seasonal change and variety. The plant variety provides flowers and berries throughout the year. The upper layer includes multi- trunked small trees — vine maple and hazelnut that can act as screens, The Empire Ash for the parking stall edge duplicates the plant chosen for the internal driveway within Tukwila Village. The Northern Red Oak at the entry reflects the tree planted along TIB behind the sidewalk and will is sized such that it will be a significant site feature. 4. Signs a. Sign Concept Two signs are proposed for the project — a monument sign along TIB and a wall sign along the east facade facing the Plaza. See pages 22 -23 for sign elevations and page 21 for location, Attachment A. These signs are uniform to the KCLS, which provides continuity for the public. The monument sign is internally illuminated and no more than 4.5 feet in height, 7.25 feet in width and approximately 30 square feet per side. The wall sign is individual painted letters affixed to the building wall and then illuminated from below. L13 -017 — Tukwila Library Page 1 13 b. Sign Placement The wall sign is proposed for the east wall facing the Outdoor Plaza. See page 5, Attachment A for location on the wall. The letters are 9 inches high, which can be read from at least 300 feet. The monument sign is shown straddling the property line and parallel to the street. The edge of the right of way is approximately 20 feet from the edge of the curb. A monument sign that is perpendicular to the traveler is more readable for motorists but must be setback a minimum of five feet, which would set the sign back 30 feet from the edge of the vehicle travel lane. The building's address is not shown on the sign or the building but is required by the Sign Code to be placed on the monument sign (Permanent Free - Standing signage in Commercial /Industrial Zones TMC 19.20.040.) c. Sign Design The monument sign is placed in a bed with ground cover and surrounded by evergreen rhododendrons, which at maturity for this low growing evergreen can be three feet in width and 4 feet in height. B. TUKWILA COMPREHENSIVE PLAN The Tukwila Zoning Code contains a "Standards for Approval of Permits" Chapter that requires a determination of consistency with adopted plans and regulations. (TMC 18.100.030) The applicant must demonstrate the manner in which the proposal is consistent with, carries out, and helps implement applicable state laws and regulations and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, and other official laws, policies and objectives of the City of Tukwila. Transportation Corridors Element of the Comprehensive Plan addresses four categories of interest: • Creating areas of focus • improving private development • Enhancing and improving transportation choices and facilities • Developing partnerships and strategic plans. Community Image - Transportation Corridors Goal 1.8 Transportation Corridors A more attractive form of commercial development along major streets in the community, in which buildings and plantings are prominent and oriented to pedestrians, transit and automobiles. Policy L13 -017 — Tukwila Library Page 114 1.8.3 Upgrade the streets that serve principal transport corridors with curbs, gutters, sidewalks, and tree plantings. Plant trees in accordance with a street tree plan and street improvements. The section of TIB adjacent to the library in front of a bus pullout and therefore has no street trees. The trees proposed by the applicant between back of sidewalk and street are small accent trees — the dogwood — and screening — the hazelnut. 1.8.5 As major new development or redevelopment occurs, require through -block pedestrian connections that follow adopted guidelines. A wide —14 -10 foot wide walkway - extends from TIB east to the community building and plaza. 1.8.6 In new development and redevelopment, incorporate substantial landscaping both along street frontages and within parking lots. The applicant has proposed three levels of planting along street fronts, including groundcover, shrubs and small trees. The size of the planting area is substantial because of the setback of the building from both streets. 1.8.7 In new and redeveloped building facades, provide pedestrian weather protection, see - through glass, and distinctive roof ines. On minor facades adjacent to secondary streets or pedestrian paths, incorporate interesting and pedestrian friendly features. Weather protection is not incorporated into the design of the building. Continuous glass is used along most facades of the building. A northwestern plant theme made of vine maple, evergreen huckleberry, salal, mahonia, and accent spring bulbs line the walkway from TIB into the Tukwila Village site and the library entry. 1.8.8 Encourage facilities and improvements that support transit use in new development, redevelopment, and street projects. The applicant proposes moving the existing passenger shelter that serves this bus stop closer to the corner. In addition, they are adding additional pavement adjacent to the shelter; thereby expanding the depth of the sidewalk and bus waiting area. See pages 21 and 31, Attachment A. Natural Environment Goal 4.12 - Urban Forestry Trees are recognized by Tukwila citizens, businesses, City staff and decision - makers for their benefits to the environment, urban infrastructure and their aesthetic value. L13 -017 — Tukwila Library Pagel 15 Policy 4.12.3 Ensure that regulations recognize that larger trees provide more benefits than small trees. Goal 4.13 Overall city -wide tree canopy increased to a total of 29% by 2034. Canopy cover in individual zoning categories increased by 2034 as listed below: Office and Commercial: 3% increase from 29 %to achieve 32% cover Public Rights -of -Way: increase canopy coverage through street tree planting. The applicant proposes a large canopy tree — Northern Red Oak - outside the entrance to the building, which has a height and spread of 60 and 45 feet. The Empire Ash — proposed within the Tukwila Village internal drive — is being used along the parking aisle in front of the north side of the Library, which has a height and spread of 50 and 25 feet. Smaller trees are proposed between the Library and the adjacent streets. Land Use — Transportation Corridor Goal 8.1 General Transportation Corridor Transportation corridors that are functional, attractive and diverse along their lengths both for the people who live along them, traveling through them and those traveling to visit these areas. Policies 8.1.1 Improve the pedestrian environment with street improvements that include curbs, sidewalks or trails, and regularly spaced street trees. See comment above regarding planting behind the sidewalk. 8.1.2 Provide pedestrian pathways between sidewalks and building entrances and between adjacent properties and buildings to ensure that parking lots are not a barrier to pedestrians within commercial areas. Wide pedestrian walkways are shown leading from S. 144th Street and TIB. An extensive walkway system allows safe pedestrian movement to the other buildings surrounding the project. 8.1.5 Require mechanical equipment and trash and recycling containers to be incorporated into the overall design of sites and buildings and screened from view. The buildings mechanical systems have been incorporated into the building's design. An electrical vault will be moved eastward closer to the building and farther from TIB. The L13 -017 — Tukwila Library Page 1 16 recycling and trash enclosure is located along the north edge of property and adjacent to the most utilitarian portion of building. 8.1.8 Encourage the development of corridor focal points, while ensuring higher - quality design. 8.1.12 Require roof lines to be prominent and to contribute to the distinct characters of the areas. See discussion above regarding roofline 8.1.13 Seek opportunities to integrate public art into public improvements Applicant proposes art for the corner. Goal 8.2 Pacific Highway Corridor Goal A Pacific Highway corridor that is an attractive, safe, and profitable place to live, do business, shop, and work, and is a positive reflection of the City as a whole and of the surrounding residential and business community. Policies 8.2.9 Improve South 144th Street (including right -of -way acquisition where necessary) between Military Road South and 42nd Avenue South to serve as a significant pedestrian corridor. The entry orientation and wrap around stair on S. 144th Street supports the pedestrian in this street corridor. 8.2.18 Encourage building design on the east side of Pacific Highway between South 137th Street (if extended) and South 144th Street to reflect the importance of the area as a visual focal point for traffic through the corridor. See page 9 and page 10 of Attachment A for views of the building from TIB. 8.2.20 Provide flexibility in the application of design standards in order to encourage pedestrian - oriented and pedestrian friendly development and to allow creativity in the design process. The Urban Renewal Overlay district and the TIB Design Manual and their implementation allow waivers on perimeter landscaping, setback and heights. This project meets the underlying zoning district standards for maximum height: 35 feet, minimum setbacks: TIB -12 feet and 144th five feet; and landscaping: five foot front yards. L13 -017 — Tukwila Library Page 1 17 Conclusions Design Review Criteria 1. Site Design In several ways the design is successful, while in other ways it involves compromise. The relationship between the Library building and the Commons Plaza is strong. The outdoor terrace space effectively integrates the Library building with the Plaza. The Library makes a gesture to present an activated, pedestrian friendly facade to the street frontages through the use of significant windows. Additionally, bold color accents the conservative gray shades of the building, in a manner that will draw the eye toward the building from passersby, announcing the presence of the new Library to both the contexts of busy Tukwila International Boulevard and the calmer Commons Plaza. There are a number of instances where the plan, form and internal organization of the Library building design weakens the integration of the building into its context and is weak in compliance with the Tukwila international Boulevard Design Manual. Specifically, In the Relationship to Street Front, directive 2: to "orient at least one building entry to a major public street," is weakly met. The purpose of the directive, as noted in the Design Manual, is "To ensure that building entrances are a prominent element of the streetscape." The actual Library entry is more symbolic, in terms of facing the public right of way. The architectural solution is to push the entry doors eastward and glass its south facing wall and add a window on its north face, extending the east vestibule out from the building such that it can be seen from South 144th Street. The outdoor terrace serves as a welcoming pedestrian link to that street although the door faces east. This serves to draw more pedestrians to animate the Commons Plaza. The doors shown opening onto the terrace are not for everyday use. Additionally, the massing of the building, with the lowest facade facing west onto TIB and its highest fagade facing east onto the Commons Plaza, visually "turns its back" on the public right of way. The "large unifying roof gesture" offers no "welcoming gesture" to the public streets as is to be expected from what be an iconic public building. The applicant has proposed that the art at the street corner will provide that focal point for the site. The art will need to "hold the corner," that is be sufficient in scale and mass to be apparent against the backdrop of the Library; be visible during day and night; complement the architecture of the Library; be interactive because of the amount of pedestrians that move through and past the site; and be durable. 2. Building Design The design presents a cohesive stylistic statement that is responsive to the functional characteristics of the development. The project's design will set a new architectural context for the Tukwila International Boulevard area and will reinforce positive visual qualities for the corridor. The scale is in keeping with a residential context. The site's development takes advantage of the Tukwila Village development plans by orienting its pedestrian amenities towards Building C and the Outdoor Plaza. Secondary emphasis is given to TIB and S. 144th street through internal programming of the library floor plan and the extensive use of glass. A gesture to the prominence of the S. 144th and TIB L13 -017 — Tukwila Library Page 1 18 corner is made with special paving treatment and the installation of public art. The art has not yet been selected or designed. Two critical intentions of the Design Manual relating to Building Design are weakly met. First, the only public entrance is barely visible from the S. 144th Street. Second, architectural advantage is not taken of the highly visible corner on which the building will stand the very important corner intersection of TIB and S. 144th Street. The applicant has addressed these issues by expanding the glass treatment of the entry and enhancing the hardscape entry designs along the street/sidewalk edge. Public art is proposed for the corner however there is no agreement on scale, function, review and approval for an element that is an important condition in meeting the intent of the Design Manual. The scale of the building relates to the pedestrian and the scale of the building's elements and detail relate to the building's overall form and massing. The expanses of glass on the east, south and west facades will be a highlight of the building's design in the nighttime. Additional uplighting of the walls are also proposed. Significant use of pedestrian lighting is used in the pedestrian areas on the north and east sides of the building. 3. Landscape Design The proposed private landscaping reinforces and enhances the public streetscape improvements by providing a significant mass of planting. The landscape plan also acts as an integral part of the overall site's design. The plan provides several landscape focal points through the use of size — the specimen Oak outside the front entrance - or color — the colorful plants chosen for the children's window and the street corner. The design softens the transition from streetscape to building; however, the choice of trees along TIB does not reinforce the landscaping of the streetscape, which has large Maples along the curb line and Northern Red Oaks along the back of sidewalk. Streetscape trees are prohibited by the bus zone in front of the building. The balance between improving the pedestrian environment with large masses of plantings and engaging the pedestrians with views into the library are both important design goals that should be modified in favor of visibility. The types of species specified and the mature size /heights of some of the plants chosen for the west and south planting beds may obscure rather than allow the two way visibility that is desirable. A good variety of plants are proposed, some of which may not be drought tolerant, such as the blueberries, and therefore require a high degree of maintenance. Finally, the applicant has replicated Tukwila Village's use of Empire Ash adjacent in the parking stalls along the north facade. The City's goal of greater tree canopy would be supported with the substitution of a tree with a greater spread. L13 -017 — Tukwila Library Page 1 19 4. Signs The proposed wall sign complements the architecture of the building. The use of letters against the brick wall on the east fagade is an elegant treatment that requires light colored letters in order for the sign to be legible against the dark backdrop. In addition, the street side of the building should be signed to provide greater prominence for the library along the streetscape and so that it is more readable to motorists. A secondary wall sign, albeit smaller, is allowed along the south facade. The placement of the monument sign parallel to the street makes it less functional for motorists. B. Goals, Policies, Objective & Regulations of Tukwila The use of a canopy tree between the sidewalk and the bus pullout would reinforce the streetscape improvement made elsewhere along the corridor as well as increase the canopy cover of the City. Recommendation Staff recommends that the BAR adopt the findings and conclusions of this staff report and approve the project subject to the following conditions: 1. Prior to the issuance of the building permit, the KCLS must receive approval by the DCD Director for a process for selecting and creating the public art at the northeast corner of S. 144th Street and Tukwila International Boulevard. That process shall include the following: • The scope for the artist, which shall include the following objectives for the art work: • Be publically engaging and interactive, • have verticality, • complement the overall style of the Library's design, • sized to be in scale with the Library building and have sufficient mass to be visible; and • act as a focal point for the corner. • The involvement of the Library's design team, the Tukwila Arts Commission and Library Advisory Board in the selection of the artist and the artist's conceptual development of the piece; and • The involvement of the artist to some degree in the construction and installation of the piece. 2. Along the west and south window walls: • Landscape design shall be revised to maintain transparency and visibility between the inside and adjacent sidewalks; and • replace the small trees with canopy trees along Tukwila International Boulevard. 3. Substitute drought tolerant species for plants that require high amounts of water and coordinate with Tukwila Village partners on a tree for internal driveway that is less columnar than the Empire Ash. 4. Place another sign along the S. 144th Street wall in addition to a sign along the east/plaza side and specify a paint color that will contrast with the brick background; and turn the monument sign perpendicular to the street. 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The lot boundaries shall be mutually agreeable to KCLS, the Developer, and the City. 2. KCLS shall submit a conceptual site plan for the library parcel and a conceptual architectural design for the library building no later than 45 days following the date that Tukwila Village Development Associates LLC (the "Developer ") submits a complete design review application for the first phase of the Tukwila Village development. The conceptual site plan for the library parcel must be mutually agreed upon by KCLS and the Developer. 3. City shall ensure the Developer' s first phase shall include the shared infrastructure needed to operate a library on the library parcel such as roads, shared utilities, shared parking areas and storm water /water quality detention system. 3. KCLS will submit building permit applications within ten months after the date the Developer submits building permit applications for the first phase. 4. KCLS and the City will close escrow after the KCLS building permit for the library and the Developer's building permits for the first phase are ready to be approved. If KCLS is unable to close escrow within 30 days from when its building permits are ready to be approved, the agreement terminates. 5. If KCLS has not substantially commenced construction of its branch library on the library parcel within six months from close of escrow or if KCLS has not completed construction within two years from substantially commencing construction (unless such failure to commence construction arises from any delay in construction or completion of the first phase of the Tukwila Village project or force majeure events), the City may re- purchase the Tukwila Library parcel at the same purchase price plus the reasonable cost of any improvements. 6. All facades of the library shall be of high quality design consistent with the Library System's standards for libraries recently built by KCLS. The City may use these standards during the design review process. 7 KCLS will pay to Developer a proportionate and reasonable contribution towards shared infrastructure costs that benefit the library branch and will agree to enter into reciprocal easements for shared utilities, vehicular and pedestrian access, parking, drainage, water quality treatment and detention systems, including shared maintenance costs. KCLS will not be required to pay a parking management fee. 1 City of Tukwila Jim Haggerton, Department of Community Development Jack Pace, Director October 9, 2013 Notice of Decision Parking Standard Determination for a Use Not Specified and Covenant Parking TO: Ryan Bussard, Applicant King County Assessor, Accounting Division Agencies with Jurisdiction All Parties of Record This letter serves as a notice of decision and is issued pursuant to the Permit Application Types and Procedures Chapter of the Zoning Code (TMC 18.104.170) on the following project and permit approval. I. PROJECT INFO' ATION Project File Number: L13-020 Applicant: Ryan Bussard Type of Permit Applied for: Parking Standard for a use not specified and Covenant Parking (Type 2 Permit) Project Description: Tukwila Library Location: 14380 Tukwila International Boulevard Associated Files: L13- 031 - Parking Determination — Tukwila Village Phasesl-3 L13-017 — Design Review — King County Library L13-021 — Boundary Line Adjustment/Lot Consolidation L 13-030 — Design Review — Tukwila Village Site Plan — Phases 1-3 and Elevations Phase 1 Comprehensive Plan Designation: Neighborhood Commercial Center Zoning Distnct: Neighborhood Commercial Center with an Urban Renewal Overlay II. DECISION SEPA Determination: The SEPA Responsible Official has previously determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non-Significance (DNS.) Decision on Substantive Permit: Based on the staff report dated October 8, 2013, the Community Development Director has made a: 1. Determination for a parking standard for the library of 4 per 1,000 usable square feet; and Attachment D Approved covenant parking for the proposed new library on proposed Lots A, B, C, D and E (Land Use File# L13-021) subject to the foliowing conditions: a) The access and parking easement created and recorded as part of the Lot Consolidation/Boundary Line Adjustment application (Land Use File #L13-021,) shall stipulate that the parking and acces easement is provided in perpetuity for the use of the library, over proposed Lots A, B, C, D and E b) KCLS shall be a party to the Tukwila Village Transportation Management Plan. III. YOUR APPEAL RIGHTS The Decision on this Parking Determination Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code (TMC 18.104.010.) Other land use applications related to this project are still be pending. One administrative appeal of this decision to the Hearing Examiner is permitted. Unless an appeal of the Director's decision on this application is timely and properly filed to the City Council, the Director's decision on this permit sbu | be final. A party who is not satisfied with the Hearing Exarniner's determination on any such appeal may appeal to King County Superior Court under the procedures set forth in the Land Use Petition Act (RCW 36.70C.) IV. PROCEDURES AND TIME FOR APPEALING Deadline for appeal In order to appeal the Community Development Director's decision on this application, a written Notice of Appeal must be filed with the Department of Community Development within 14 calendar days from the date of the issuance of this Notice of Decision, that is by 5:00 p.m. on October 23, 2013. Content of appeal The requirements for such appeals are set forth in the Appeal Processes Chapter of the Tukwila Municipal Code (TMC}8.l\6j All Notice of Appeal materials must be submitted to the Department of Community Development and 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, associution 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: a) the decision being appealed b) the specific errors of fact or errors in application of the law in the decision being appealed; c) the harm suffered or anticipated by the appellant, and d) the relief sought. 4. Appeal fee per the current Land Use Fee Schedule, additional hourly charges may apply. In addition all hearing examiner costs will be passed through to the appellant. Page 2 of 3 V. APPEAL HEARINGS PROCESS Any administrative appeal regarding this Decision shall be conducted as an open record hearing before the Hearing Examiner based on the testimony and documentary evidence presented at the open record hearing. The Hearing Examiner decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Evaminer decision on this application must file an appeal pursuant to the procedures and time limitations set forth in Judicial Review of Land Use Decision Chapter of the Revised Code of Washington (RCW 36.70C.) An appeal challenging the DNS may be included in such an appeal. If no appeal of the Hearing Examiner decision is properly filed in Superior Court within such time limit, the Decision on this Decision will be final. The City's decision to issue a DNS, an MDNS or an EIS is final for this perrnit and any other pending perrnit 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 decision 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 Moira Carr Bradshaw, who may be contacted at 206-431-3651 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. Department of Community Development City of Tukwila WALong Range Projecis\Tukwilla VillageWL 3-023\parking\Parking Deternnnanon NOD„doc Page 3 of 3 LOW MKT 1P.1■1 MIX1 Ywn5 .ng exim,02:54otau <npeRam Squalid pue, 3710 !p nTsv7r slots LS VIIIHI...HOLttIV=MERIMIE114 OMR 101.11,..11.11101011A 0,04tVC.I. a toes sp.sr.) oat glinve srannygraTZ :Zs • 44 0.111M110.14V1■09.&0/9/00VDVIINVINWILL Of.11AdVIMMO trtIMILL 4 • 017,3141.1.101111XVILNIIIII.1111 3 \min viimmni. -------------------------- -- • • ----■ 31C1ADdlit)41d 0 z w uJ —J < lt 0 9 L._ PHASEBOUNOARY. TYP, 0 3NI1 • • . x/i/arerfic! IY/ °';'717%lbretj: ' i 7 414a475.5Ei,7/ m/P7' ,Rez7:77*W,..Z. • ....... „. .Eawsar ,Vo 1- z w 2 w w o 0 LLJ a. d City of Tukwila Jim Haggertoti, Mayor Department of Community Development Jack Pace, Director Staff Report to the Board of Architectural Review Design Review Tukwila Village Prepared November 6, 2013. Hearing Date File Number Associated Permits Applicant Request Location: Tax Parcel Numbers Comprehensive Plan Designation Zoning District Environmental Review Public Notice November 14, 2013. L13 -030 Design Review E12 -011 SEPA Decision L13 -031 Tukwila Village Parking Decision L13 -020 Tukwila Library Parking Decision Bryan Park for Tukwila Village Development Associates, LLC Approval of Phase 1 site plan, which includes the Outdoor Plaza, and Buildings A and C. (See Sheet P1.1 of Attachment A) 152304-9092;152304-9096;152304-9242;004000-0145;004000- 0146;004000- 0180; 004000- 0191; 004000 -0194; 004000- 0196; 004000 - 0198;155420- 0005;155420 - 0010;155420- 0015;155420- 0020;155420 -0025; 155420 -0030; 155420 -0033; 155420 -0034; 155420 -0035; 155420 -0036; 155420 -0037 High Density Residential (HDR,) Neighborhood Commercial Center (NCC) High Density Residential (HDR,) Neighborhood Commercial Center (NCC,) and Urban Renewal Overlay Determination of Non - Significance Notice of Application was posted on site and mailed to surrounding property owners, tenants, and agencies with jurisdiction on June 27, 2013. A public information meeting was held on site on July 10, 2013. Notice of Public Hearing was: 6300 Sozithcenter Boulevard Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206 - 431 -3665 Public Comment Recommendation Attachments • • • • Posted on site, mailed to surrounding property owners, agencies with jurisdiction and parties of record on October 30, 2013. Posted on the City's web site on October 31, 2013. Published in the Seattle Times on November 1, 2013. Emailed to the list of interested parties to the Tukwila Village project on November 1, 2013. Comments received are contained in Attachment B. L13 -030 Design Review A. Plan Set (Attached separately) B. Public Comments - Tukwila Village and Tukwila Library combined C. Project Description D. Preliminary Site Plan from Disposition and Development Agreement (City of Tukwila Contract #12 -129) E. Applicant's Phasing Schedule F. Parking Notice of Decisions G. Arborist Report (Cohen September 2011) H. Applicant's Design Review Criteria Responses I. Garage Door sample images J. Conceptual Project Art K. Statements of Purpose and Design Indoor Commons and Outdoor Plaza L. Site plan showing location of recommended conditions M. Color and Materials Board (available at the DCD and at the public hearing) L13 -030 — Tukwila Village Phase 1 Page 1 2 Table of Contents Pages Summary 1 Table of Contents 3 Findings 5 Background 5 Review Process 6 Related Administrative Decisions 7 Vicinity /Site Description 7 Environmental Review 11 Interagency Coordination 11 Design Review Authority 11 Design Review Criteria 12 A. Tukwila International Boulevard Design Manual 12 1. Site Design 12 2. Building Design 19 3. Landscape Design 22 4. Signs 23 B. Tukwila Comprehensive Plan 24 1. Community Image — Transportation Corridors 24 2. Land Use — Transportation Corridor 26 C. Disposition and Development Agreement 29 1. Vision Statement 29 2. Focal Point Design 29 3. Buildings Along Eastern Boundary 30 4. Minimum Interior Height 30 5. Landscaping Standards 30 6. Indoor Commons Statement of Purpose and Design 31 7. Outdoor Plaza Statement of Purpose and Design 32 Conclusions 34 A. Tukwila International Boulevard Design Manual 34 1. Site Design 34 2. Building Design 35 3. Landscape Design 37 4. Signs 37 B.Tukwila Comprehensive Plan 38 1. Community Image — Transportation Corridor 38 2. Land Use — Transportation Corridor 38 C. Disposition and Development Agreement 39 1. Vision Statement 39 2. Focal Point Design 39 3. Buildings Along Eastern Boundary 39 4. Minimum Interior Height 39 5. Landscaping Standards 39 L13 -030 — Tukwila Village Phase 1 Page 13 a. Indoor Commons Statement of Purpose and Design 39 b. Outdoor Plaza Statement of Purpose and Design 40 Staff Recommendation 41 L13 -030 — Tukwila Village Phase 1 Page 14 Findings Background The 6.4 acre Tukwila Village project site consists of 21 parcels plus the 41st Avenue S. street right of way, which is proposed for vacation. Tukwila Village Development Associates, LLC, has obtained the exclusive right to acquire the project site from the City of Tukwila, the owner of the site, and to develop a project. The site is generally located on the east side of Tukwila International Boulevard and on the north and south sides of the intersection with S. 144th Street. Aerial view of Tukwila Village Project Site L13 -030 — Tukwila Village Phase 1 Page 15 Acquisition and consolidation of property by the City of Tukwila along Tukwila International Boulevard implements the goal, policies and strategies created for the revitalization of the corridor. (Tukwila International Boulevard Revitalization Plan, January 1998) A Disposition and Development Agreement, (DDA) approved by the City Council on October 22, 2012, details conditions and transfer of ownership from the City to Tukwila Village Development Associates, LLC., the developer. The project, known as Tukwila Village, consists of 4 multistory mixed use housing and commercial buildings with a public use component in a separate one story building and adjacent public open space. Attachment C is a detailed Project Description from the applicant. The site will also include a new one story 10,000 square foot King County neighborhood library to replace the existing Foster Library, which is within the same block to the east of the subject site. Review Process Within the DDA is a section that provides guidance on site plan and design review. (DDA Section 2.3 Site Plan and Design Review Submittals) It stipulates that the BAR submittal must include a Proposed Site Plan that substantially conforms to the "Preliminary Site Plan" attached to the DDA. Attachment D. The Proposed Site Plan, if approved through the City's design review process, becomes the "Approved Site Plan." The Developer has the right to develop the property in up to four phases but must include the development of the Plaza Parcel, proposed parcel C, within the first phase. In accordance with Section 2.4 Phasing: Development Parcels of the DDA, the applicant has submitted a plan that divides the development of the project into three phases (Sheet P1.1, Attachment A.) For this request, the BAR is being asked to approve Phase 1, which includes Building A, Building C and the Outdoor Plaza, associated infrastructure and frontage improvements along S. 144thth Street and Tukwila International Boulevard (TIB.) The overall site plan, which includes Phases 2 and 3, is included in order to provide an understanding of how the various buildings and future parcels will be integrated. Attachment E is a Phasing Schedule provided by the applicant. In addition to the DDA, the City entered into a Development Agreement (DA) that entitles and vests the developer of the project with flexibility in specific development standards and stipulates the following: 1. Additional building heights for Buildings A and D — up to 70 feet, as opposed to 65 feet which is allowed if the urban renewal criteria are met (TMC 18.43.080 Basic Development Standards, Urban Renewal Overlay District) (DA, Section 6.7Additional Building Height ) 2. Additional relevant review criteria L13 -030 — Tukwila Village Phase 1 Page 1 6 Section 6.5 Design Review Standards and Review Criteria of the DA also provides that, "...each Development Phase shall be considered as a single integrated site, as if there were no interior lot lines, for purposes of determining compliance with the dimensional and setback requirements for each Development Phase. Further, if the BAR determines that two or more Development Phases will function as a single integrated site, such Development Phases shall be considered as a single integrated site, as if there were no interior lot lines, for purposes of determining compliance with the Governing Regulations, which in this situation are building set - backs, recreation space, parking, and landscape requirements." (6.5.6 Integrated Site of the Development Agreement) The BAR submittal must also include the following: • Conceptual floor plans, floor areas and elevations of proposed new buildings and other structures. • Conceptual Landscaping plan. • A table of uses, element, floor areas and housing units consistent with Section K. (of the DDA) • Identification of facilities in conformance with the Restaurant/Retail Space Covenant of the Agreements (Section 2.11 DDA) • Identification of facilities in conformance with the Police Resource Center (Section 2.12 DDA) Related Administrative Decisions There are a number of underlying administrative decisions that were made relating to this project. In addition to making an environmental Determination of Non - significance, the Community Development Director administratively approved under a Type 2 process the following: • A parking standard for Live /Work dwelling units of 1 stall per dwelling unit; • A 10 % complimentary use allowance, which allowed 10 % of the usable non - residential floor area to be deducted from the total calculation for required parking; • Shared parking for all the development on the Tukwila Village site, including the new library, to be shared across the proposed lots A, B, C, D, and E. In a related decision, for the proposed Tukwila Library parcel: • A parking standard for the new library of 4 stalls per 1,000 usable floor area; and • Covenant parking for the library will be located "off- site" on the remaining parcels of the Tukwila Village site. Attachment F is the Notice of Decision for parking for the Tukwila Village project. Vicinity /Site Description A. Site Information The Tukwila Village site consists of 21 existing parcels arranged north and south of S. 144th Street and east of TIB. An 11 lot subdivision oriented along 41St Avenue S., a cul -de -sac, was previously developed with single family homes. The portion of the site fronting on TIB north of S. 144th Street L13 -030 — Tukwila Village Phase 1 Page 1 7 was a motel and car wash. South of S. 144th Street, fronting on TIB is a vacant restaurant, a utilities storage yard, and a barber shop in a small commercial building fronting on S. 144th Street. B. Surrounding Land Use Neighborhood and regional commercial uses, such as drug and grocery stores, car repair and sales lots, and motels are located north and south of the subject site. Residences and public facilities are located east of the subject site, such as detached single family units, apartment buildings and schools. C. Topography The site is within the Gilliam Creek drainage basin. The northeast intersection of S. 144th Street and TIB is the high side of the site at 300 foot elevation and then drops to 288 feet in elevation along the east property line, which is about a 12 foot difference. There is a sharp drop down to the east from TIB on the southern portion of the project site, south of S.144th Street whereas there is a more gradual slope to the east on the northern portion. The soil is generally very poor and the water table high, thereby limiting surface water absorption and the ability to do low impact development or underground facilities. D. Vegetation Significant vegetation is on site and an arborist report was prepared. (Attachment G) The arborist recommends retention of five superior trees out of 59 trees evaluated. She summarized that this project is an excellent opportunity to replace declining trees with vigorous appropriate species. The applicant has incorporated one of the identified five into the development proposal. It is a 40 inch redwood that will be located just to the west of proposed Building B. Looking Southeast from S. 144th Street There are also a number of significant trees along the east property line, a 43 inch cedar, a 29 inch maple and a 15 inch fir that the applicant has identified for preservation, if possible. L13 -030 — Tukwila Village Phase 1 Page 8 �i 4 /A1)1Z7, 1144k . /(/ b� f� '` ' l X11 ✓NI Looking northeast at eastern property line. Two London Plane trees are also identified for possible retention. The Arborist indicates that this tree species is tolerant of root disturbance and are long lived trees. (Sheet P3.20, Attachment A) E. Access The site sits on the northeast and southeast corner of the intersection of TIB, a principal arterial and S. 144th Street, a collector arterial. TIB was formerly a state highway that is now City of Tukwila right of way. Any modifications within the right of way are less complicated now that State review and approval is no longer required. An existing public right of way runs north /south through Phase 1 and Phase 3 of the site and currently provides access to the Normandy Court Apartments. Vacation and access agreements for the owner of the apartment property are part of the overall site proposal and will require Council action. Access for the apartment has been integrated into the site design. L13 -030 — Tukwila Village Phase 1 Page 9 -411444.4m Artie.", `y! 1 4 If 147 if cmaxasfi U ail r. yi ,, Jai Aerial of Tukwila Village site with zoning districts Pedestrian Separated sidewalks exist along TIB and a combination of separated and curb edged sidewalks are on S. 144th Street. A small section of S. 144th Street, in front of single family homes on the south side of the street, is without sidewalks and may stay that way until the City is able to fund the improvement. Bicycle The City's bicycle infrastructure is not well developed. Bicycle lanes are available in S. 144th Street between Military Road and TIB and are proposed for the section between TIB and 42 Avenue S. See Sheet P3.30, Attachment A. The north /south collector arterial, 42/40 Avenue S., and TIB are identified as "bicycle friendly" because they have a wider than usual lanes so that cyclists and vehicles can share the outside lane. Transit There are a two bus routes that directly serve the site. King County Metro #124 travels between downtown Seattle on 4th Avenue, to Airport Way through SODO, E. Marginal Way to TIB and south to the Link station with service of 10 - 30 minutes; King County Metro # 128 between West Seattle and Southcenter via the Link Station with service of 10 minutes. At the Link station, Metro Route #s 140 and Rapid Ride A are available. L13 -030 — Tukwila Village Phase 1 Page 10 Vehicular The posted speed limit for the section of TIB between S. 139 and S. 152 Street is 35 miles per hour. The posted speed for S. 144th Street between Military Road and TIB and along 42 Avenue S. is 30 miles per hour. The posted speed limit for S. 144th Street east of TIB is 25 miles per hour. For the north half of the project site, there are two access points from TIB, and one from S. 144th Street. These accesses lead to an internal private driveway system that connects with each other. TIB has raised landscaped medians in portions of the block and "c" curbs that prevent left turns across the lanes of on- coming traffic. All the access points will be right turn in and out along TIB. A "frontage" road along the west side of Building A provides parking in front of the ground floor commercial spaces of Building A. This condition is similar to the streetscape in front of Appliance Distributors on the west side of TIB in the 14600 block. For the southern half of the project, for Phase 2, which is south of S. 144th Street, the western -most access is to the 182 surface and garage parking stalls in and adjacent to Buildings D and E. A second access currently exists for the King County Housing Authority and will be shared with Tukwila Village. This easement acts as a private driveway for the King County Housing Authority's Riverton Terrace Facility, and winds through their project's parking lot to S. 146th Street. It also provides access to parking stalls and potential entries in Building E, Phase 2, Tukwila Village. This shared drive aligns with the vehicular access to the north half of the project site. There are two different types of access designs shown, the northerly one along TIB uses a driveway approach, which means a vehicle moves up into the site and the sidewalk on either side stays level. The southerly one is a curb return, which is like a street and the pedestrian in the sidewalk moves down into the "street" and then back up on to continue on their walk. Turning into a driveway requires slower speeds and is more convenient and pedestrian friendly. The access on S. 144thth Street is also a curb return design. Environmental Review An expanded environmental checklist was submitted that included additional transportation, soils, surface water, and vegetation information. A Determination of Nonsignificance was issued on August 7, 2013. Interagency Coordination The site is within the Valley View Sewer District and Water District 125, who have each issued letters of availability. Developer extensions /relocations will be required for both water and sewer. Design Review Authority and Scope The purpose of Design Review is to ensure the public health, safety and welfare is satisfied upon approval of new development and specifically to promote well designed developments that are creative and harmonious with the natural and man -made environments. Tukwila Village, which is L13 -030 — Tukwila Village Phase 1 Page 1 11 within the Tukwila International Boulevard study area (see Figure 18 -9, Tukwila Zoning Code (TMC 18)), shall be reviewed using the design criteria and guidelines of the Tukwila International Boulevard Design Manual, as amended; http: / /www.tukwilawa.gov /dcd /apps /TIB Design Manual.pdf There are also additional criteria for Tukwila Village that are specified in the DDA and DA, which are covered below. The Board of Architectural Review is authorized to request and rely upon any document, guideline or other consideration it deems relevant or useful to satisfy the purpose and objective of Design Review and specifically including but not limited to the criteria listed below. The BAR's purpose is to only approve well- designed developments that are creative and harmonious with the natural and manmade environments. The applicant bears the full burden of proof that the proposed development plans satisfy all of the criteria. The BAR may modify a literal interpretation of the design review criteria if, in their judgment such modifications better implement the Comprehensive Plan goals and policies. A. Tukwila International Boulevard Design Manual The Tukwila International Boulevard Design Manual is organized into four sections: covering Site Design, Building Design, Landscape Design and Signs. Within each section are a number of subject areas, covering such issues as pedestrian circulation, architectural relationships, planting design and sign placement. For each subject area, there are one or more Design Criteria, which are general in nature. The Design Criteria explain requirements for development proposals. They are the decision criteria by which the Board of Architectural Review will decide whether to approve, condition or deny a project. The Design Guidelines, which augment each Design Criterion, provide guidance to the project applicant, to City Staff and to the BAR in determining whether the project meets the Design Criteria. In the following discussion, the review criteria are shown below in bold italics, followed by Staff's findings. For the applicant's response to the criteria, see Attachment H. 1. Site Design a. Site Design Concept The five buildings that will eventually make up the project are arrayed around the perimeter of the site with the community open space a central feature whose presence is a major element on the S. 144thth streetscape. Two buildings are proposed for Phase 1 — Building A and Building C. Building A is activated on three sides, with pedestrian activity focused on the commercial tenant space facing west to TIB and south to the internal driveway. The apartment entry and the live /work entries are located on the east side of the building. The structured parking is located in two separate levels with two separate entrances and exits. One garage level is accessed off of the north fagade and one on the east facade. Building C, which has a cafe with indoor and outdoor space and a community assembly room, opens onto the outdoor plaza is centrally located and is accessible by paved walkways. L13 -030 — Tukwila Village Phase 1 Page 12 A major pedestrian crosswalk on S. 144th Street facilitates the movement of people back and forth between the two halves of the project and specifically Phase 1 and Phase 2. The recycling and trash areas for the residents are incorporated into the garages. On the day of pick -up, the dumpsters are transferred to the enclosure on the north property line. The enclosure will contain permanent recycling and trash receptacles for Building C and the commercial tenants in Building A and the future commercial tenants of Building B. The enclosure for the trash receptacles is 16 feet wide by 22 feet deep. A small vehicle pulls the dumpsters from the apartment garages and places them in the enclosure next to the existing dumpsters. The soils provide poor drainage. Stormwater for the site will for the most part be collected within large concrete pipes that are buried under the parking garages. (Sheet C6 of Attachment A) Porous surfaces are proposed in the surface parking stalls along the internal driveway system and in a limited pedestrian sidewalk area in Phase 2. The applicant has indicated (See Phasing Schedule, Attachment E) that they will request approval and issuance of a building permit for proposed Building B, which is in Phase 3, prior to a BAR decision on the that Phase. The purpose of the work is to reinforce the soils under the columns for the future Building B with "Geo- piers." Geo -piers are cavities two feet in diameter by 20 feet in depth that are then infilled with rock that is compacted in 12 inch lifts. The storm water detention system for Phase 1 and 3 is to be installed below grade within the building envelope of the Phase 3 building. Once installed the detention piping cannot be disturbed by the installation of the Geo - piers, thus the need for a phased foundation installation. No structure will be visible above grade once this phase of the work is completed. Staff agreed to allow the issuance of a development permit for this intermediate foundation system. b. Relationship to Street Front Of the 451 parking stalls built for the project, 323 are within structures; and a majority of the parking stalls are devoted to the residential /employee use of the project. (See Sheet P1.0, Attachment A) Except for the community open space, which is an amenity and enhancement to the S. 144thth streetscape, buildings are brought to the street edge, and one bay of convenience customer parking is provided in front of the buildings. Sidewalks around buildings A and C are a minimum of five feet. The widths of the sidewalks vary substantially depending on location and modulation of the adjacent building wall. Eight foot sidewalks are proposed along the S. 144thth Street frontage. The sidewalk along TIB varies from 5 feet to over 12 feet. Building C, which is central to the site and separated from the adjacent streets by buildings or open space, is oriented so that its entry is a focal point for the southernmost entry off of TIB. The commercial tenant entrances on Building A are oriented to TIB or the internal driveway. L13 -030 — Tukwila Village Phase 1 Page 1 13 c. Street Corners The library occupies the street corner in Phase 1 and is not part of this review. d. Continuity of Site with Adjacent Sites. A small auto service business with two detached single story structures at 14120 TIB shares the northern property line. The northern driveway is on a shared easement. Pedestrian access from the commercial uses to the north will occur along the TIB sidewalk. The Samara apartments, which are addressed and oriented to 42 Avenue S. has parking along the subject site's property line. Another residential development, the Normandy Court, at 14225 42 Avenue S., has a parking lot on the west side of their building whose only access is off of 41St Avenue S, which is proposed for vacation. The applicant is therefore incorporating an access point into the parking lot from their internal driveway in order to provide access to the Normandy Court's parking lot to a public street. A sidewalk adjacent to the parallel parking stalls could provide a connection for tenants of the adjacent apartments. ,t NW f:o 'rah, �' ,µ mw o�uu�'�BuBuu�uuu�o���o� ru000uuu���uWWW�„i & °' JP 11111111111111111(11111111111111111111111111111111111111111111111111111111111111111111111iIiIIIIIIIII1111111111111111111,11111111 IIIIII, Imo 1, 1, , 1, 1, 1, , 1, 1, 1, 1, dif,111I,,Y11,11ii, 1, Rio , 111 1 Ill o o o11111111111111111111111111111111111 1111111111111111111111iiiiiiiiiiiiiiiiiiiiiiiiii1111111,11,1,11,1111,111,11111111„,,,,„1 11111112111f, 111 11 -111.1111.11„1„11111:111111111111 ill ''',1,1 11 ;;;IIII Looking east across Tukwila Village site to the west side of Samara and Normandy Court The last adjacent property in the north block is the King County Library System (KCLS.) A wooden fence separates the two sites. Foster Library includes a parking lot and their above ground storm water detention facility. This fence will border the east side of proposed Building B. A curb lined sidewalk and a separated sidewalk on S. 144th Street fronts the existing library. L13 -030 — Tukwila Village Phase 1 Page 14 pip L rfr n i 4 Aerial of S. 144th Street between TIB and 42 °d Avenue S. Although the south half of the project is Phase 2, continuity to this side of the project is important to the success of the overall project. Phase 2 is situated in the north half of a block bounded by S. 144th Street, 42nd Avenue S., S. 146th Street and TIB. The adjacent Great Bear Motor Lodge fronts on TIB, has a small landscape area and is a three story structure. The hotel parking lot extends along the south side of their rectilinear building and then wraps around the east side of the building. No pedestrian access occurs between the sites except along the public sidewalk on TIB. The Riverton Terrace borders the project site on the east. A long north /south driveway borders the western portion of the development. The driveway is an internal parking lot with speed bumps to discourage pass through vehicular traffic. The applicant will be replacing existing parking stalls on the subject site with stalls in the southeast corner of Tukwila Village that will be dedicated to the Housing Authority, which owns Riverton Terrace. A curb lined sidewalk extends along the front of Riverton Terrace but ends there. e. Shared Facilities This five building (A, B, C, D, E) development (plus the library) will be sharing most accessory improvements, the parking, access, trash and recycling collection, and the pedestrian system. Building E (Phase 2) is also sharing a fire zone with the King County Housing Authority, the owner of Riverton Terrace. Side yard landscaping is not required unless the project is within 50 feet of a residentially zoned property, in which case 10 feet is required. This requirement may be waived if pedestrian connections are provided to serve these adjacent properties and the landscaping is placed elsewhere on the site. f. Site Design for Safety Motorists average 40 miles per hour, or higher, on TIB. There are two right in, right out only access points proposed on TIB for Phase 1. The northern access point is shared, straddles the northern L13 -030 — Tukwila Village Phase 1 Page 15 property line, and takes advantage of an existing driveway designed into the previous TIB street improvements. The southerly access point is designed like a street, pedestrians traveling across the route will drop down into the "street" as opposed to staying at the same elevation. Motorists entering the site will turn right into what looks and feels like a street as opposed to a driveway. A driveway requires the car entering the site to go up in elevation. Motorists exiting the site are likely to look left and not right for pedestrians on the sidewalk. An internal driveway and parking area will replace the existing 41st Avenue S. and connect with the two driveways off of TIB. This driveway also aligns with the existing and future driveway to the south of S. 144th Street, which will be shared between Riverton Terrace and Phase 2 of Tukwila Village. The 26 foot wide concrete driveway allows two -way vehicular traffic. A three foot wide contrasting edge along the outside of the 26 feet visually narrows the drive aisle to 20 feet or 10 foot each way. (Sheet P.20 Attachment A) The design of the internal system includes 90 degree perpendicular stalls. Parking will have curbs between the stalls and the adjacent sidewalks. Where there is no parking there will is no curb. The "zero curbs," create separation and delineation with bollards, lighting, and street trees within curbed plant beds. Three loading zones have been identified. One is located "in front" of Building A and is a parallel stalls with a time limit. A second is located to the northwest corner of the library and is limited to library vehicles only. A third is by Building C, which has a service area identified on its east side. (Sheet P 1.0, Attachment A) Screening of this service area is not shown and the loading area (Sheet P3.0, Attachment A) is somewhat limited because there is no ramp for the curb thereby facilitating the use of a cart. The area is 24 feet long by 8.5 feet deep. There are also two landscape beds with ground cover within this area. The direct pedestrian route from Building B to Building C and the library is through two handicap stalls and a curb ramp. No on -site directional signage has been proposed. A crossing on S 144th St has been provided between the north half (Phase 1) and the south half (Phase 2) of the project. A center median with low plantings adjacent to the crossing delineates the location of the crossing and provides a small refuge midway across the street. The remainder of the median is to be paved in order to allow police and fire vehicles to drive over the median. A pedestrian warning system including rapid flash beacon / advanced warning for the crosswalk is proposed. (See Sheet C8, Attachment A) The City's Crime Prevention Officer reviewed the plans. Most areas on the site have some visibility from dwelling units or public space. The plant palate is such that most plantings have low shrubs and L13 -030 — Tukwila Village Phase 1 Page 1 16 branching deciduous trees. The exceptions are the beds between the Plaza and the sidewalk on S. 144thth Street and in the median between the parallel stalls on TIB. Lighting plans were submitted to illustrate the minimum light levels achieved throughout the site. Throughout the interior of the site, the pedestrian poles are indicated to have a height of between 12- 15 feet; although the lighting plan specifies a height of 14 feet. (Sheet P4.1, Attachment A) Sheet 4.4 shows two fixtures. Visionaire premier is proposed as the street and pedestrian pole for S. 144th Street and for the internal driveways. Lighted bollards are proposed for arrangement linearly along the walkways on either side of the main lawn. There are numerous walls around the outdoor plaza where recessed lights will be used. The wall fixture is on Sheet P4.3 Attachment A. g. Siting and Screening of Service Areas The applicant explains that each residential floor will have access to a trash /recycling room with chutes that lead to the collection containers on the ground floor of the garages where recycling and waste are collected. On pick -up days, which could be as often as 3 days a week, management will use a vehicle to move the containers out of the garages. The first floor plan for Building A shows the location of the trash room (Sheet P2.2, Attachment A.) Commercial tenants will share the bins that are to be permanently located in the enclosure area in the northeast corner of the site. Waste Management specifies that the dimensions for the four yard containers measure six feet in width, 5.5 feet in depth, and 5 feet in height. Screening of the waste collection point for the north half of the site is shown on Sheet P3.41 of Attachment A. The exterior collection point is a combination of brick columns and corrugated metal siding that is painted to match the color of the material on the building. According to the Landscape Architect, the cap on the brick column is precast concrete. No gate is shown over the entry to the collection area. There are two openings in the collection area in order to allow the vehicle that pulls the dumpsters from the garage to pull through. The size of the space is effectively 16 feet by 23 feet, which would allow three to be pulled into the enclosure in a line. The remaining width would allow containers for the commercial tenants. The applicant has indicated that the residents of Building B and A will have a total of six containers. The service area is conveniently located for the hauler at the end of the drive aisle, which also makes it a visual focal point from the interior of the site. A 10 foot by 10 foot transformer is located in the northeast corner adjacent to the collection point. An 8 inch to 24 inch parapet is located around the roof where mechanical equipment is shown. Grease hoods will be located above the kitchen in Building C and is carried upward to the sun room roof for the commercial restaurant tenant expected in Building A. The Code requires a minimum separation of 40 inches between hood, roof and any wall. For Building A, Sheet P2.7 shows the location of the hood, but the design is not carried further into the drawings to indicate where it will be visible. There is no indication on the roof of the sun room where the grease hood will project. Building C, Sheet P3.4, Attachment A has a tall parapet the screens the mechanical hood from ground level. L13 -030 — Tukwila Village Phase 1 Page 1 17 Utility systems such as meters are not yet available for Building A although the architect has indicated that a bank of gas meters will be installed on the outside in the northern half of the building. Several elevations for Building C indicate the location and type of utility meters. h. Natural Features and Sensitive Areas As noted above, one tree is proposed for incorporation into the plan. The grading shows that the current elevation around the tree is 287 and the finished elevation in its vicinity will be 290. The base of the tree will therefore be in a depression of about 4 feet. The Civil drawings are not updated to show the five other possible trees the applicant may be able to incorporate into the development. The west fagade of Building A will be particularly prominent to travelers heading northbound along TIB and in general from many points to the south because of the bend in the Boulevard at the subject site. The view southbound or the west elevation will also be prominent and is shown as a perspective on Sheet P2.13 of Attachment A. i. Surface Stormwater Detention Facilities The applicant initially reviewed a number of low impact surface water treatment techniques that proved unworkable because of the high water table and poor soil quality. Detention pipes are now a significant element of the layout of the site and are shown on the Grading Plan (Sheet C5 of Attachment A) Some impervious paving is proposed under the entire surface parking stalls within the site. See also comment above under Site Design Concept regarding storm water detention pipes for Phase 1 that are located on Parcel B, Phase 3. j. Pedestrian Circulation Walkways front all sides of Building A and allow a person to circumnavigate the building on foot. Building C has a complete walkway system around it although there is a service and loading area on the east side where it might not be pleasant to walk. The walkway around the north side of Building C is limited to 5 feet although pedestrians may transition between walkway and driveway because of the zero curb. The pedestrian maneuvering space within the outdoor cafe also appears constrained. The applicant also provides a five foot walkway that will serve the parallel stalls and that almost connects with the large parking areas behind the adjacent Samara and Normandy Court Apartments. The walkways have elements of separation from the adjacent vehicular ways and vary in width from four feet to over 12 feet. Within the outdoor plaza and around Building C, pathways on the south and west side have wide flat surfaces that easily connect. Traveling along the north half of the plaza and the west half is more circuitous and less appealing because of grade changes, the narrower paths and sharp turns. L13 -030 — Tukwila Village Phase 1 Page 1 18 k. Pedestrian Amenities The outdoor plaza and Building C are designed as the primary site amenities. Building A also provides private amenity space for the residents of the building. See Sheets 2.3 and 2.6, Attachment A, for the terrace spaces. A summary of compliance with the recreation space requirement is shown on P2.0. Recreation space is defined by the City to mean "covered and uncovered space designed and intended for active and /or passive recreational activity including but not limited to tennis courts, swimming pools, cabanas, playgrounds, playfields, or wooded areas, and specifically excluding any parking area, driveway, or rockery." (TMC 18.06.665 Recreation Space) Second floor plan shows landscape terraces on the east and west sides of the building as well as in the southeast corner overlooking the community open space. There is direct access for units on that floor as well as general access for all the units to the west terrace, the east terraces are semiprivate and the northeast terrace with arbor is for all the residents. Sheet P2.3 of Attachment A. A significant component of this project will be the residential use in Building A, which are market rate apartments open to all ages. The applicant has evaluated the recreation space requirements of the Tukwila Zoning Code and provides a summary of the amount of space available for recreation. See Sheet P2.0, Attachment A. The project meets the size requirements and has provided areas either outside or inside. The fifth floor also has a roof top terrace and a sun room. Sheet P2.6 of Attachment A. Trash receptacles are located throughout the site, the design of the trash can is not known at this time. Pictures of other site details are included on Sheet P3.40 and indicate that pots, tree grates, metal raised planter edges, special paving and a kiosk will be part of the site's amenities. Locations of those details are on Sheets P2.0 and P3.0. The bollards have not been chosen; although Attachment J, the Conceptual Project Art includes artist inspired bollards as well. 1. Vehicular Circulation The north half of the project site that is north of S. 144th Street, will effectively share access, circulation and trash collection for four buildings. m. Parking A parking decision was made that allows the applicant to reduce the amount of parking and allows a sharing of stalls across proposed lots A, B, C, D and E. The garage stalls are restricted access for the site's residents. In terms of design, the surface parking areas are small and interspersed throughout the site, the largest being the 24 stalls between the library and Building A. The surface parking is all located adjacent to buildings as opposed to one large parking area. 2. Building Design At this time the Board of Architectural Review is reviewing the design of only two buildings (Building A and Building C). Overall the Tukwila Village project (all three phases) comprises of five separate buildings. L13 -030 — Tukwila Village Phase 1 Page 119 a- b. Architectural Concepts and Relationships Building A is a mixed use building that has a clear organization of entrances arrayed around the east, west and south sides. A hierarchy of entrances is established through the use of awnings and structural elements. The major building entry in terms of design emphasis is in the southeast corner under the rounded arbor on the second floor. This entry is to a commercial tenant space on the first floor. The second major entry is the southwest corner, which has the second most detailed awning design and a solid square building tower that rises above this corner. Awnings over the storefronts rhythmically carry the eye along the TIB fagade. A generous canopy entrance for the apartment building is provided on the east side. The four live /work units are highlighted with shared colored metal canopies. (See P2.10, Attachment A.) Building C is a modern midcentury building that orients to the south and west. Although different in scale and function from Building A, the stylistic devices of material and small details are used to create a relationship between the two buildings. Materials of corrugated metal and hardiplank are duplicated between the two buildings. There is also a limited use of a six inch pipe column and asymmetrical arrangement. The scale of the six story structure along TIB is reduced through the stepping back of the upper floors and through the use of modulation, shape and color. Modulation of at least four feet is employed and can be seen on Sheet P2.0 — P2.7, Attachment A. The portion of the building that parallels TIB is a little over 130 feet on the east side. The four foot modulation on floors 2 — 6 can be seen in the outlines on each floor. The colored elevations, Sheet P2.9 -2.10, Attachment A, demonstrate how the use of color also provides interest and breaks up the length and height of Building A. A variety of roof heights are also employed along with a variety of building materials. The different building materials are used to create distinct building geometry, such as a corner tower or vertical columns that act as separations. c. Building Elements, Details, and Materials Building As significant corners are emphasized with special detailing. Metal canopies with rounded corners and supporting metal work are used. Terraces are provided on the second and fifth floors. Window "eye- lashes" are used in limited locations. Decorative three foot deep balconies are provided in some units. The color and materials board provides samples of the corrugated metal, and brick. The other major material is hardiplank. A simple cylindrical light fixture is proposed for the building's exterior. Recessed down lighting is located over the southeast and southwest corners. (Sheet P4.2, Attachment A) The detailing on the 10 inch by 10 inch metal square support with asymmetrical six inch tubes at the ground floor is carried up into the upper floors with the window eye -lash detail. A window "eye -lash" is provided as decorative detail and is located over the windows on the north facing "eaglet beige" colored hardiplank towers, over the south facing brick center window and on the west facing southern tower of hardiplank. L13 -030 - Tukwila Village Phase 1 Page 1 20 Lighting for the ground floor commercial space is indicated on Sheet P2.9 where the wall sconce is proposed on the brick columns located between commercial tenants and sends out a down light and a narrow blue hued uplight. (See Sheet P4.2, Attachment A) Exterior lighting for the upper terraces is not indicated. Recessed can lights are shown for the roof overhangs in Building C. d. Pedestrian - Oriented Features Metal and glass storefront system in painted bronze is proposed for the commercial facades on Building A, which includes the TIB frontage. Building wall articulation, benches, trash receptacles, wall sconces, and awnings are features that enhance the pedestrian experience on the west, south and eastern sides of Building A. Paved connections with the street sidewalk are continuous. Large blank walls are limited to the north side and northeast and west corners of Building A. Green screens, or metal frames attached to the building wall incorporate landscaping and create vertical trellises along the east and north walls. See Sheet P2.10, Attachment A. Small deciduous trees are proposed in front of these walls as well. (See Sheets 2.20 and 3.50, Attachment A) A graphic logo is suggested for the west blank wall as well as signage. See Sheet P2.9, Attachment A. The gates over the two openings to the garages are 25 feet wide. Pictures of the proposed gate and screen are included as Attachment I. Building C, a smaller scale building than Building A, has expansive rooflines over the main pedestrian entry as well as the stage. The column and asymmetrical supports are located at the entry and acts as a support for the canopy roof. A low bench and trash receptacle are located to the north of the entry and a low seating wall is located to the south of the entry. Outside of the entry is a storm water collection device that will be designed by an artist. See location denoted by A2 on Sheet P3.0 Attachment A. In addition, an indoor /outdoor fireplace will be visible to the north of the main entry. e. Mechanical Equipment Two 10 x 10 foot transformers are located at the north end of the project site and no screening is shown. The grease hood terminates on the roof of the sun room on Building A. See Sheet P2.7, Attachment A. The roof plan — Sheet P 2.8 - shows the mechanical equipment, elevator penthouse etc. The parapets around the roof of Building A vary from 8 to 24 inches. Mechanical equipment is screened on the roof over the kitchen mechanical area of Building C. (See Sheet P3.2, P 3.3, P 3.4) There are no utility meters located on the exterior of the Building A, and some meters are shown on the facades around Building C's service area. L13 -030 — Tukwila Village Phase 1 Page 1 21 3. Landscape Design a. Landscape Design The Landscape design is an informal asymmetrical curvilinear and circular motif. The ribbons delineated by score marks into the concrete pavement, the curvilinear pavement that is cast into the lawn, the ribbon walls and the steps all create strong edges. The elevation changes and site layout create a sense of enclosure that will be enhanced and softened when the plantings mature. There are two strong elements to the community open space. The "stage" setting outside the community assembly space of Building C faces the lawn. The stage (up to 25 feet deep) is flanked by two raised circles that are ten feet in diameter. They are 18 inches high on the "stage" side and three feet on the "audience" side. The applicant has suggested that the round circles could be filled with art. In front of the stage is a slightly sloping lawn. The lawn has a decorative border along the downslope edge and pavers and a raised bed along its uphill side. The raised planter along the back is 18 inches on the lawn side and two feet along the S. 144thth Street sidewalk. The second strongest feature is a spiral shaped water area in the southeast corner. It too is set off from S. 144thth Street with a raised bed that steps up in two steps from the water area and then steps down to the street and the southeast corner of the open space. See Section D, Sheet P3.21, Attachment A. The raised planter in this corner of the outdoor plaza is three and a half feet tall, and includes a pergola. The first step up from the water is two feet and the second is 18 inches. The cross sections shown on Sheet P3.21 help convey the use of walls throughout the design. The active side of the space is oriented around the game area and the water feature. The water feature will have a limited use, assuming it only operates during the summer months. Its surface is concrete with score marks that create curving lines that connect throughout the site's design. The paths of travel through the space are anticipated by considering entries to buildings and the site's layout in relation to points of pedestrian access and parking. Prominent travel paths are from S. 144th Street from the east and the parking stalls along the east side of the plaza to the Building C entry, to the Library and to the commercial spaces along Building A. Minimizing grade changes and obstacles should be a consideration. Some of the fundamental design features are unknown, such as the type of walls, or the edge around the plant beds between the bollards. b. Planting Design Empire Ash frames the parking and drive aisles, Western Red Cedar is used in the corners adjacent to the service areas. Red maple is used along TIB to complement the existing street tree. Small deciduous multi- stemmed trees are used adjacent to Building A. Gingko Biloba are used in the S. 144th Streetscape. A decorative design within the grass area provides interest for the residents of Tukwila Village who will have views of the open space as well as a playful element within the lawn area. The grass area is about 5,000 square feet and includes the concrete pavers along the back and the decorative L13 -030 — Tukwila Village Phase 1 Page 1 22 detailing along the front. The bands of grass between the concrete stripes are about the length of a parking stall. Large shrubs and small trees are located in the raised bed that separates S. 144th Street from the community open space. The small deciduous trees are proposed as framing the south and east sides of the Outdoor Plaza. The type of small tree in the conceptual plan includes a wide range of species — hazelnut, vine maple, Persian Parrotia, smoke tree, dogwood, witch hazel, and star magnolia. (Sheet P3.50, Attachment A) It appears that plantings may be missing between the east side of Building C and the low semicircular wall. Existing trees within TIB will be maintained (See Sheet P2.20 Attachment A) 4. Signs The applicant has submitted a signage plan on Sheet P1.3 on Attachment A. a. Sign Concept The applicant's concept is to use individual lettering throughout the site. Three Tukwila Village monument signs are proposed on Lots C and A. Two of the monument signs are proposed for Lot C, the outdoor plaza, facing out towards S 144th Street (Numbers 6 and 7). The third sign faces TIB and is mounted on a low wall. b. Sign Placement Sign 1 is an example of the commercial tenant signage. A canopy edge sign, which can be mounted along or above the canopy seems to be illustrated for the type of tenant signage the commercial uses could have along the storefronts. The letters are allowed to be up to 12 inches in height and no more than 2/3 the length of the canopy. Using individual letters allow the canopy details to show. There are two types of canopies employed on the building. (See Sheet P2.14, Attachment A.) The southeast and southwest corners have more detailing than the canopies facing TIB. The color of the lettering appears to be a dark neutral color that matches the color of the metal on the glass and metal storefront system. The signage for Building C is for the cafe and Indoor Commons and is conceptualized as two wall signs to the left and right of the main entry. One Flush mounted building sign per tenant is allowed. (Permanent Building Mounted Signs in Commercial Industrial Zones, TMC 19.20.050.A.2.) Once the building addresses are assigned by the Fire Marshal they will need to be incorporated into the overall site signage and directional information. c. Sign Design Lighting and type of material for the signs has not been shown. The applicant indicates that lighting of the individual letters will be used rather than a spot light system. L13 -030 — Tukwila Village Phase 1 Page 1 23 B. TUKWILA COMPREHENSIVE PLAN The Tukwila Zoning Code contains a "Standards for Approval of Permits" Chapter that requires a determination of consistency with adopted plans and regulations. (TMC 18.100.030).The applicant must demonstrate the manner in which the proposal is consistent with, carries out, and helps implement applicable state laws and regulations and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, and other official laws, policies and objectives of the City of Tukwila. Transportation Corridors Element of the Comprehensive Plan addresses four categories applicable to this project: • Creating areas of focus • Improving private development • Enhancing and improving transportation choices and facilities • Developing partnerships and strategic plans. Community Image - Transportation Corridors Goal 1.8 Transportation Corridors A more attractive form of commercial development along major streets in the community, in which buildings and plantings are prominent and oriented to pedestrians, transit and automobiles. Policy 1.8.3 Upgrade the streets that serve principal transport corridors with curbs, gutters, sidewalks, and tree plantings. Plant trees in accordance with a street tree plan and street improvements. 1.8.5 As major new development or redevelopment occurs, require through -block pedestrian connections that follow adopted guidelines. 1.8.6 In new development and redevelopment, incorporate substantial landscaping both along street frontages and within parking lots. 1.8.7 In new and redeveloped building facades, provide pedestrian weather protection, see - through glass, and distinctive roof ines. On minor facades adjacent to secondary streets or pedestrian paths, incorporate interesting and pedestrian friendly features. 1.8.8 Encourage facilities and improvements that support transit use in new development, redevelopment, and street projects. The applicant will be upgrading the S. 144thth Street frontage. Sheet C8 of 14, Attachment A includes details of the street improvement. The cross sections on C14 of 14 show the widths of the various segments of the street for sidewalk, parking, bike lanes, travel lanes and median. Section A is from TIB east to the first cross walk, Section B is from cross walk to cross walk, and Section Cis from the eastern cross walk to the project's eastern end. Except for the small areas immediately east and west of the western cross walk, the median is slightly raised island with a concrete paved center. A lighting and landscape plan are created for the street improvements (Sheet P4.4 and P3.30, L13 -030 — Tukwila Village Phase 1 Page 1 24 Attachment A.) Curbside pavers allow passengers to easily exit the vehicles that are parallel parked. The widened planting beds under the street trees provide a greener streetscape. Low groundcovers are paired with Gingko Biloba. This male cultivar of Ginkgo is practically pest free, resistant to storm damage, and casts dense shade. The tree grows to at least 50 feet tall but has a spread of only about 15 to 18 feet and resembles a fat, billowy column or oval. The dense crown makes it suitable as a screen or noise buffer. It makes a durable street tree where there is enough overhead vertical space to accommodate the large size. It has good usefulness as a city tree especially where there is narrow overhead space. Ginkgo tolerates most soil, including compacted, and alkaline. The tree is easily transplanted and has a vivid yellow fall color that is second none in brilliance. The light fixture for the street is the same fxture used throughout the project and differs from the pedestrian fixture used on S. 144thth and TIB. itAlkiffr f J f qp N Max 1 Pedestrian fixtures on TIB and S. 144th`` Street west of TIB. Natural Environment Goal 4.12 - Urban Forestry Trees are recognized by Tukwila citizens, businesses, City staff and decision - makers for their benefits to the environment, urban infrastructure and their aesthetic value. to L13 -030 — Tukwila Village Phase 1 Page 1 25 Policy 4.12.3 Ensure that regulations recognize that larger trees provide more benefits than small trees. Goal 4.13 Overall city -wide tree canopy increased to a total of 29% by 2034. Canopy cover in individual zoning categories increased by 2034 as listed below: Office and Commercial: 3% increase from 29 %to achieve 32% cover Public Rights -of -Way: increase canopy coverage through street tree planting. Policy: 4.13.1 Promote tree retention throughout the City by: a. implementing educational programs for property owners and managers regarding tree selection and care, applicable regulations, selecting a qualified arborist, and other issues; b. except for hazard trees or trees that interfere with underground or overhead utilities, prohibiting removal of any tree four inches or larger in diameter at breast height (dbh) on all undeveloped property without an approved development or other land use permit, to provide the opportunity to preserve healthy trees during development; c. promoting the mutual goals of tree protection and urban development through the implementation of incentive programs and flexible site development regulations, especially to retain tree groves; and d. requiring financial assurances for required tree replanting and maintenance. Land Use — Transportation Corridor Goal 8.1 General Transportation Corridor Transportation corridors that are functional, attractive and diverse along their lengths both for the people who live along them, traveling through them and those traveling to visit these areas. Policies 8.1.1 Improve the pedestrian environment with street improvements that include curbs, sidewalks or trails, and regularly spaced street trees. 8.1.2 Provide pedestrian pathways between sidewalks and building entrances and between adjacent properties and buildings to ensure that parking lots are not a barrier to pedestrians within commercial areas. 8.1.4 Landscape interior areas as well as perimeter strips in parking lots. 8.1.5 Require mechanical equipment and trash and recycling containers to be incorporated into the overall design of sites and buildings and screened from view. 8.1.8 Encourage the development of corridor focal points, while ensuring higher - quality design. L13 -030 — Tukwila Village Phase 1 Page 1 26 8.1.12 Require roof lines to be prominent and to contribute to the distinct characters of the areas. 8.1.13 Seek opportunities to integrate public art into public improvements Concepts of the art, shown on Attachment J, have not been submitted for review. The locations chosen for the art indicate the opportunities that the art could play in the overall design of the project. See Sheet P3.0 Attachment A. There are three locations where they could act as important elements in the overall design of impression of the site. The roof top drainage from Building C will be collected in a cistern on the east side of the building. The design of the storm water feature for the west side of the building is not shown. It will be located outside the main entry and could act as a gateway or sentry to the outdoor seating area and fireplace. The other two locations where art could figure prominently are on either side of the "stage" in the two 10 foot diameter columns and the clock tower by S. 144th Street in the southwest corner of the plaza. Building C has a prominent "butterfly" roofline that provides functional aspect of framing the outdoor stage and entry areas. See above discussion on pedestrian connections, mechanical screening and service areas. Goal 8.2 Pacific Highway Corridor Goal A Pacific Highway corridor that is an attractive, safe, and profitable place to live, do business, shop, and work, and is a positive reflection of the City as a whole and of the surrounding residential and business community. Policies 8.2.1 Mitigate transportation impacts associated with regional travel by the use of extensive amenities, transit service, and appropriate siting and design of new uses, including the highway itself. 8.2.2 Give priority to pedestrian safety over vehicle safety in street design. The small raised islands in the median at the crosswalk provide a refuge for the pedestrian crossing at this location. Only a small section is planted, the rest of the median is shown as paved with concrete. The use of a frontage drive between the travel lanes on TIB and the front of Building A, create a protected pedestrian zone and provide parking for customers and merchants. 8.2.3 Improve the street to encourage pedestrian and transit travel, and actively discourage additional lanes in order to protect and enhance the local commercial, residential and pedestrian character. 8.2.5 Include on- street parking stalls for local customer use as a design option for street improvements to enhance redevelopment options. L13 -030 — Tukwila Village Phase 1 Page 1 27 On street parking stalls are being provided on TIB and on S. 144th Street. Five foot bike lanes proposed for installation on S. 144th Street, which continues the bicycle design on S. 144th Street from the east side of TIB. The curb return entry designed for the southern access point from TIB requires pedestrians to drop down into the vehicular way as opposed to the vehicle being required to drive up to the pedestrian level. 8.2.9 Improve South 144`h Street (including right -of -way acquisition where necessary) between Military Road South and 42nd Avenue South to serve as a significant pedestrian corridor. The sidewalks are being sized larger than the standard five feet, decorative pedestrian lighting is shown installed and street trees are planted along the curb edge. The light fixture for the S. 144th Street improvements is the contemporary fixture proposed for use throughout the Tukwila Village project and is placed every 23 -25 feet along the length of the improvement. The fixture is shown mounted at a height of 20 -24 feet. 8.2.18 Encourage building design on the east side of Pacific Highway between South 137th Street (if extended) and South 144th Street to reflect the importance of the area as a visual focal point for traffic through the corridor. The L shaped design of Building A captures the eye of the southbound traveler as the road bends slightly to the west. 8.2.19 Where significant distant views occur along the corridor, encourage development to recognize and incorporate these into project design. Developments should minimize obstruction of views from nearby projects through appropriate landscape design, building design and site planning. The land drops to the east providing territorial views of the Cascade Mountain ranges if you are above the tree and building lines. This project's potential to have views of the Cascades and Mount Rainier is likely to be blocked by Phase 2 and 3 of the project. Views of the Seattle skyline will potentially be available to the residents on the north end of Building A. 8.2.20 Provide flexibility in the application of design standards in order to encourage pedestrian - oriented and pedestrian friendly development and to allow creativity in the design process. The Urban Renewal Overlay district and the TIB Design Manual and their implementation allow waivers on perimeter landscaping, setback and heights that are financially funding substantial green space and public amenity. The Development Agreement created for this project also provides flexibility. L13 -030 — Tukwila Village Phase 1 Page 1 28 C. Disposition and Development Agreement According to the DDA and the DA, in addition to the design requirements of the BAR chapter of the Zoning Code, the following criteria shall be included in the review of the project. (DA Section 6.5 Design Review Standards and Review Criteria) 1. Vision Statement "Tukwila Village will be a welcoming place where all residents can gather and connect with each other. This mixed use development will draw upon Tukwila's strengths and include a library, a neighborhood police resource center, retail, restaurants, public meeting space and an outdoor plaza. The village may also include office, live /work, and residential space. This active vibrant place will set high standards for quality and foster additional neighborhood revitalization and civic pride." The proposed mix of uses does include the variety specified above. See Attachment C, the project description. 2. Focal Point Design "....prominent focal points, such as prominent building corners, must have a defined architectural expression and visual interest. By way of example and not limitation, such defined architectural expression and visual interest may include a rounded or chamfered wall, a tower, transparency or architectural lighting at night." There are a variety of focal points established as a result of the site's layout, many of them visible only to the residents and guests of the Project. As the public travels from the east, westward from 42nd Avenue S., the outdoor plaza will be framed by the future Building B. The proposed pergola, sign, low wall and plantings will act as a focal for the eye because it frames entry into that open space. The second major focus will be into the open space from S. 144thth Street as one travels eastbound from TIB. The proposed library occupies the corner and creates an edge. The southwest entry into the site is broken up with the proposed kiosk, triangular planter and clock tower. Behind these vertical elements is the expansive window /stage area with the two story glass wall and soaring roof of the southern elevation of Building C. Because the library is one story, the southern and southeastern edges of Building A will have some prominence for northbound travelers on TIB or those on the west side of the street. The southern corners of Building A have canopy details and vertical architectural design elements. The west and north fagades of Building C will be focal points as customers and residents enter the site from TIB. Travel within the site at some locations and directions will be met with views of the trash enclosure because of its location at the end of the internal drive. L13 -030 — Tukwila Village Phase 1 Page 1 29 In addition to the buildings and certain landscape features, art is proposed for prominent locations that frame and act as focal points. The two round areas to either side of Building C frame the stage; the roof storm water cistern adjacent to the entry is a focal point as one enters the site from TIB and is a gateway into the outdoor cafe. As described on Sheet P1.0, the applicant has a contract with an organization that is developing a process for selecting artists and locating art around the Tukwila Village site. Conceptual drawings have been developed as part of that effort. (Attachment J) 3. Buildings Along Eastern Boundary "If any portion of buildings B or E as shown on the Preliminary and Proposed Site Plan is proposed to be located within 30 feet of an adjacent property that is zoned LDR, MDR, or HDR, the BAR may require and allow portions of the building to have greater or lesser setbacks and /or lower height limits than allowed under the Governing Regulations, provided that the average setbacks and /or height limits allowed shall be consistent with the Governing Regulations. The BAR may encourage modulation of building facades and /or height modulation of buildings B or E as shown on the Preliminary and Proposed Site Plan in order to reduce the visual impact on adjacent properties, but such modulation shall not be mandated solely to reduce density that is otherwise allowable under the Governing Regulations." This criterion is not applicable at this time because the proposal does not include elevations for those buildings. 4. Minimum interior height Non - residential uses at street level shall have a floor height of at least 15 feet. The purpose of this requirement is to ensure that the building is designed such that the commercial space is as leasable as possible. Sheets P2.9 and P2.10 indicate that there will be 15 feet between slabs for the first floor. 5. Landscaping Standards. Normal landscaping standards and requirements under the City's existing zoning code and development standards shall apply to the Property, provided that the specific landscaping standards and requirements set forth in the Statement of Purpose and Design for the Plaza and the Commons shall be reflected in the design review submittals for the Plaza parcel. L13 -030 — Tukwila Village Phase 1 Page 1 30 The Statements of Purpose and Design for each space are Attachment K. a. The Indoor Commons Building C is located in the central position of the overall property and is framed by the outdoor plaza to the south and the internal pedestrian /vehicular route through the property. Building C Commons mirrors in scale and orientation the proposed KCLS library, which is located at an angle adjacent to the outdoor plaza. The remaining buildings in the project exceed the scale of the Indoor Commons. The "community room" inside Building C, the Indoor Commons, is oriented to S. 144th Street whereas the more commercial aspect of the building is oriented to TIB. The internal driveway in Phase 1 provides the entry and sightline to Building C, the Indoor Commons, from TIB. A butterfly roofline converges in the middle of the building where there is a covered entry, rounded storefront system and a significant canopy and support columns. The community room is designed such that a cafe can operate on one side of the building and the other side can accommodate events in a 1,650 square foot open room that has an attached 372 square foot kitchen and 187 square foot storage space. The two distinct spaces share an entry, bathrooms, janitorial closet and loading and service area. The cafe is located around the north side of the building with several adjacent outdoor areas, one of which includes an interior /exterior fireplace. The materials for the building include a warm "Brick Paver" color, significant glass facades over most of the surfaces, and large pieces of naturally stained fir trim. The southwest exposure is designed with a two story glass fagade. Operable windows and doors are located throughout the building, including two 8.5' (approximately) vertical roll up doors adjacent to the "stage" space on the south side facing the lawn. The operable windows in the community room consist of a total of four relatively small operable windows. The wall facing the stage and lawn has two large roll -up doors and flanking standard doors on either side. The internal window treatments are not detailed and provided. The surface treatment for the plaza area outside the community assembly room is treated with concrete similar to the other pedestrian areas. Sheet C5 and Sheet P3.0 indicate that there may be some banding within the concrete surface that encircles a "stage" around the Building C. The sheets however do not indicate that the band will be treated differently in terms of color or texture. Sheet P3.3 and P 3.5, Attachment A, includes a banner hanging system, which may be used on a temporary basis (once every two years) per the Sign Code (Special Event Signage, TMC19.24.060.), unless the graphics are not discernable off site. The floor plan for the Building C (Sheet P3.1 Attachment A) indicates that some type of transparency will occur behind the counter of the cafe so that employees there have visibility into the entry area of Building C. L13 -030 — Tukwila Village Phase 1 Page 1 31 The Lighting Plan (sheet P4.3, Attachment A) indicates that canopy down lighting will be used under the east and west fagade eaves. The use of glass, a warm well designed ceiling treatment of the community assembly room and the interior lighting could be a significant lighting feature of the proposal. b. The Outdoor Plaza The plaza has a pedestrian orientation including welcoming elements and safety and protection from vehicular traffic. Connections between the various uses in and around the Plaza should be clear, visible, convenient, and accessible. A sense of enclosure is created via a variety of design elements: the site layout itself, because the Library is several feet above the main elevation of the "stage" area, the presence of Building C as a backdrop /wall facing the Plaza itself, the use of 18 inch to 3 foot walls on the south and southeast side separating the plaza from S. 144th Street. The plaza designer states that concave walls will deter the skateboarders. Attractions and destinations will be created primarily through programming of the space. The cafe in Building C and the Library will create pedestrian traffic through the space. During summer the water feature and "game" feature should prove to be active destinations. The Arbor and wall at the southeast corner acts as a gateway and the information kiosk and proposed artwork and Library urban design at its southeast corner create a sense of entry on the west side. The northwest corner between the entry to Building C and the specimen tree proposed off the north east corner of the library will frame views into the plaza from this side. The area between Building C and the Library could have potential to provide more functional space but due to grade change it has three shallow steps and three raised planters. The largest area in terms of size is the lawn area. Drainage and slope will be key to its usability for more than just picnicking and the rigors of chairs, tables and foot traffic. Amenities that are offered through -out the plaza are shallow seating opportunities on low walls and shallow steps, more formal benches, a water feature in the southeast corner, a game area on the east side, and a playful labyrinth in front of the stage. Chairs and tables with umbrellas are not detailed although numerous options are indicated on the site plan outside Building C. According to the Landscape Architect, the water is interactive and operated by the user. It can be "turned off' by the manager for the off - season. The game area seems to be more a part of the parking stalls to the east as opposed to the plaza area. This area complies with the must have for the outdoor plaza which specifies tables for games or picnics. L13 -030 — Tukwila Village Phase 1 Page 1 32 Details on electrical outlets and hardware for hanging flower baskets are not known at this time. A bike rack sample has been provided on P3.40. The applicant would like to locate the bike rack for Building C and the open space in front of Building B. L13 -030 — Tukwila Village Phase 1 Page 1 33 Conclusions A. Tukwila International Boulevard Design Manual 1. Site Design Phase 1 of the project and its accessory site features, will display a clear and unifying site organization in terms of composition of buildings and landscape features. The project will upgrade the overall visual appearance of the Tukwila International Boulevard area. Employees, residents and visitors will find the site design promotes comfort and safety. Ease of use could be enhanced through site modifications that promote more direct connections from street to entries and more generous widths along pedestrian routes that are narrowed at specific locations. Building access is generally visible; however signage and way finding will be important because Building C, some of the commercial entries and the apartment entry do not front a street. A continuous street front is created along TIB with the placement of Building A and the design of the streetscape improvements for S 144thth Street and the southern perimeter of the outdoor plaza create a strong edge along this southern streetfront. Circulation improvements for vehicular access are generally well planned. The crossing between Building B and Building C could be emphasized with dramatic paving and a better visual connection. As noted above there are some pedestrian routes that are not as generous and direct as a pedestrian would likely create. The southernmost vehicular entry and pedestrian crossing along TIB should be modified so that the sidewalk doesn't drop down and veer west, which can be accomplished by keeping the sidewalk adjacent to the property line and installing a driveway entrance rather than a curb return. The sharing of site improvements is an integral part of the site's programming and layout. Way finding and directional signage needs to be developed, especially since parking will be shared between all Phases of the project and because there are some entries, such as the apartment lobby entrance, that do not front on a street. In Building A, the southeast corner landscaped terrace on the second floor and windows in the upper stories allow site surveillance of Building C and the outdoor plaza. Windows, terraces and decks encircle Building A and significant expanses of windows and outdoor areas are part of Building C, which allows observation by building occupants of outdoor activities. The plant palate of medium shrubs and small trees has varieties that aren't specified or will be shrub - like and not provide adequate transparency in critical locations such as between the outdoor plaza and S. 144thth Street. Low shrubs and groundcovers combined with trees that have branching patterns at 7 -8 feet from ground level allows site surveillance from the street into the outdoor plaza and are needed along this street edge. The Lighting Plan displays a range of lumens from 1 — 5 for most of the site. A lumen rating below 1 is shown at the entrance to the first floor garage, which may need some additional light coverage. L13 -030 — Tukwila Village Phase 1 Page 1 34 The main garbage area is located appropriately but is not sized adequately to accommodate the amount of bins that the site will have. The lack of a screen on the south side of the enclosure creates a visual focal point of the dumpsters. The location of the transformer is good but screening of this equipment has not occurred. Meter locations on the building A is not shown and could be sufficiently large in size that they should be screened. The service area outside Building C does not have a ramp or zero curb making loading problematic and the function of the small planting areas in this location is unknown. In order to incorporate natural features as amenities into the development of the site, additional efforts need to be employed in order to protect the trees identified for potential saving. The design and layout of Building A enhances the visual importance of the east side of TIB along this corridor. The use of zero curbs, extensive wide walkways and enlarged pavement in critical locations improves the pedestrian environment by making it easier and more comfortable to walk. Extending the proposed five foot sidewalk from the northeast property through the proposed planting area will allow pedestrian movement from off -site onto the internal walkway and thereby support movement to the property to the north. In addition to facilities that support pedestrian use, amenities, such as ground level windows, make the area interesting for pedestrians. Attractive detailing such as benches, high impact plants in pots, artwork, and on information kiosk, are all elements that are incorporated into the site design. A woonerf, which is a Dutch word for an area, usually residential, where motorists and other users share the street without boundaries, is created with the internal street design. Zero curbs are located where pedestrians may cross freely without having to "drop down" into a street to cross it. The use of curb cuts has been minimized. Sharing of access is occurring within the project itself and also with the property owners to the north. The Normandy Court apartments, who have an isolated parking lot on the west side of their buildings will have access through the site, and the property owner to the north shares a 20 foot wide access easement that is shared access off of TIB. The applicant, is sharing parking throughout the Tukwila Village project overall but also with the King County Library System thereby allowing reduced parking for the project. The applicant is also putting a substantial portion of the parking in structures. 2. Building Design The architectural design provides a strong concept that is easily understood and a positive element in the architectural character of the Tukwila International Boulevard Area. The design of the structures articulates their purpose and use. The building materials are complementary in color and choice. The neighboring structures that provide positive examples include the high school. The strategic use of high quality masonry at the pedestrian level with traditional detailing is also extended into the upper levels in order to integrate the commercial floor with the residential floors. Where brick L13 -030 — Tukwila Village Phase 1 Page 1 35 is not used to connect the two uses, a complementary color is used. The largest building proposed for Phase 1 — Building A — is placed parallel to the 100 foot wide Tukwila International Boulevard. The 70 foot height is a 40 foot increase over the adjacent High Density Residential and Neighborhood Commercial Center. Vertical as well as horizontal modulation is used in Building A to mitigate its larger mass. Good proportions and relationships between major elements and design details are employed in both buildings. The cylindrical fixture chosen to decorate the ground floor of Building A is not consistently employed around the perimeter of the site. Lighting that contributes to the overall design of Building A should be considered. Illuminated signage can provide night time drama if appropriately lit and placed on the building, which is not indicated on the Signage Plan (Sheet P1.3, Attachment A) One of the ten steps to better lighting according the Lighting Lab is to illuminate architectural details and art work because it: • Give users a sense of depth, shadow and contrast for visual variety. • The eye needs variety to stay interested and awake. Blank walls are minimized and do not create a negative impact. The largest wall is decorated with a sign and logo for Tukwila Village. The green trellises soften the ground floor appearance of Building A and expand the amount of landscape on the site. Canopies are used to identify entry and enhancing the entry for customers, visitors and residents. Low walls, tables and chairs, benches are arranged adjacent to the entries of Buildings A and C The plan set does not show the roof top mechanical hood which may need to be screened. Although the some utility meters and HVAC units are discretely located in less public locations, additional screenin• can occur with landscaping or vertical hardscape plantings. 11111111111 Iftt, oluoduunoh 4 Vertical screening examples 10 uuu L13 -030 — Tukwila Village Phase 1 Page 136 3. Landscape Design There are public as well as private landscaping improvements that are part of the project. The public landscaping is creating an improved streetscape on S. 144thth Street and a modified streetscape along TIB. The private landscaping will reinforce the public improvements. The landscape design has been integrated into the architectural concept and site layout. Specific functions that the landscape design does not perform include are screening the service and utility locations, planting that enhances the site without limiting visibility into the site, specifically the community plaza. The type of edging and walls are not fully detailed. The planting beds adjacent to the service area of Building C and adjacent to the TIB mid -block crossing are in high traffic areas where plants could be damaged. The Planting plan is minimally defined at this time with a large list of potential plants. In some locations, the use of medium shrubs is potentially too large. The plan has a lack of layering because the choice seems to be either ground cover or shrubs. A more transparent transition between streetscape and the community open space needs to occur along the south edge by modifying the plant selection to specify single trunk small trees as opposed to hazelnuts that will be shrubby and limit visibility. Large shrubs often have a clearance between the ground and the bottom branches and should have groundcover in order to meet City standard of 90% coverage within three years. Efforts to conserve the significant vegetation on site are not carried out on the Civil Plans and will need to be incorporated into plan sets in order to be implemented. 4. Signs Some planning for project and tenant signage has occurred but has not been fully developed. The tenant concept is difficult to read and understand. The preliminary nature of the signage makes it difficult to assess its compliance with the Sign Code; although the freestanding sign section of the Code will limit the total number of monument signs allowed to two rather than the three that are proposed. The monument sign along TIB would be more effective if it were arranged perpendicularly to the street; however the amount of area devoted to landscape between property line and parking stall is eight feet, which does not leave the required setback depth of five feet. The edge of the street is 18 feet west of the property line and this is the same general location as the proposed monument sign for the Tukwila Library. The use of the larger blank sections of walls for signage is an effective architectural treatment. Lighting, scale and quality of sign materials and details are unknown and yet are important features for effective design. L13 -030 — Tukwila Village Phase 1 Page 1 37 B.Tukwila Comprehensive Plan and Codes 1. Community Image Goals and Policies The functionality, attractiveness and diversity of the TIB corridor will be improved with this project. Pedestrian pathways will be included and widened and enhanced with landscaping. In some locations a minimum of 6 feet should be maintained. On- street parking supports commercial businesses, slows down traffic, buffers pedestrians from vehicles, and on TIB will slow vehicular travel speeds. The project itself will be a corridor focal point by virtue of its overall scale and heights relative to the surrounding development. The community open space, the library, and the opportunity for community events will also support the function of the space as a focal point. Screening of mechanical /utility equipment and service areas has not been fully developed and is not adequately address in the spacing and design. 2. Natural Environment Goals and Policies A wider canopy tree may be available and appropriate for the internal drive and S. 144thth Street in order to maximize the tree coverage within the City and this zone. 3. Land Use — Transportation Corridors Goals and Policies The mid - century roofline for Building C echoes the historic character of the corridor. Pathways through the Outdoor plaza to building entries should be modified so that the space is not a barrier but is instead a pathway that draws one in and around the space. Door Zone Buffered Bike Lan e CPBO I1a.I� IIIIIIP „1. Full Sized SUV, Truck or Van To Scale - 80” wide Open Door width: 116" - 9' 8" v—vvvv ,111111 2010 Copyvrg. lry;.r2N0 Stl'vlil i8F ' eNrV�E!I kr V 1111111111 i t I l l 1 IL, 0 0 ifDoor Z one Issues- R0.1 - The bike lanes incorporated into the S. 144thth Street improvements are safer for cyclists than no facilities but when placed adjacent to parallel parking stalls, door swing accidents can be an issue for the inexperienced and unaware. Special paving treatment and education is warranted. L13 -030 — Tukwila Village Phase 1 Page 138 Door swing hazard area The improvement planned for S. 144thth Street will reinforce and support its role as a major pedestrian corridor. The light fixture proposed is not at the right scale for pedestrians and should be resized to be no more than 15 feet in height. Poles have not been specified but should be finished with the same color and material as the fixture itself. Flexibility in many design standards has been provided in order to allow and encourage creativity and opportunity to gain synergy in development of multiple parcels. Specific standards on perimeter and interior landscaping have been waived. C. Disposition and Development Agreement/Development Agreement 1. Vision Statement The proposed design allows a mix of uses that could lead to the vibrant community destination. 2. Focal Point Design Prominent focal points are designed into the architecture of the buildings, providing visual interest. Focal points have also been incorporated into the landscape design. Nighttime drama and interest is not as strong an element, particularly in Building A. In addition to storefront light there should be better results in lighting of the building itself. There are three places, in addition to the water feature area, where suggested "art" will play a critical role: adjacent to the entry to Building C, where art will collect roof drainage under the west awning of the building, and to the east and west of the "stage" in the 10 foot wide columns. The ability of the art to act as a focal point is unknown. 3. Buildings along Eastern Boundary Not applicable. 4. Minimum Interior Height The criterion is met. 5. Landscaping Standards a. Indoor Commons The orientation and design of Building C creates a focal point for S. 144thth Street and the outdoor plaza. The inclusion a cafe, indoor /outdoor fireplace and the ability to have a space that can be indoor and outdoor is a valuable functional amenity. The interior specifications are not known at this time and the large expanse of southwest facing glass will be both an asset and a challenge with regard to glare and cooling. L13 -030 — Tukwila Village Phase 1 Page 1 39 b. Outdoor Plaza The elevation changes within the Plaza provide variety and unique places within the relatively small area. The use of stairs and low walls provides a sense of enclosure. Of concern is the lack of opportunity for accessible travel to entries from important and prominent entry points and landscape elements that, instead of providing interest or continuity of design, act as barriers. In some situations, prominent landscape feature attract the eye, act as focal points and draw a person in to a space. There are many secondary paths that do not need to be direct and can provide variety. In addition to paths to building entries is the concept of circling a site. Pedestrians often desire to stroll around a site. If an activity is occurring within the Plaza, the option of walking around the "activity" is desirable. Activity often occurs on the edges, which is where sufficient space is needed for walking and observing. A secondary concern is the concept of multiple uses for the same site. The water feature holds a relatively important area of the Plaza. Activating the area when it's not in use as a water feature should be an objective. Detailing of the space is not provided. The Statement of Purpose and Design specifies that the water feature be attractive or unnoticeable when the water is turned off. The proposal is too schematic to conclude that this criterion is met. The materials are unknown (low walls and detailing) and relatively modest with simple score marks acting as embellishment in the concrete material. This space should be designed to be multi- tasked so that it is at least visually interesting all year round and not just functional when there is water in the space. The applicant offers art as an item of interest and variety in the space. Art can be a significant attraction, addition and detail that adds fun to a space. Grade change requires special treatment such as stairs, however, minimizing the transition and placing vertical features so that they function, as a gateway, a frame, or a focal point in the use of the site. Bicycle parking should be more convenient to the users of the Plaza and Building C; therefore, a more convenient location should be created within Parcel C. For the most part the plaza offers places to observe and be observed, places for activities and places for resting. L13 -030 — Tukwila Village Phase 1 Page 1 40 Staff Recommendation Staff recommends that the Board of Architectural Review adopt the findings and conclusions of this staff report and approve the Phase 1 design of the project subject to the following conditions, which are numerically shown on Attachment L. 1. In order to meet criterion #1 (accomplish a desirable transition with streetscape and adequate pedestrian movement), the access along S 144th Street and the southerly access along TIB shall be revised to leave the sidewalk at the same elevation. The site access shall be modified to a driveway as opposed to a curb return. Also, the eight foot public sidewalk along TIB shall be moved to the east property line 2. In order to meet criterion # 1 (Site Design for Safety), modify the plant palette along southern edge of the outdoor plaza, in order to allow visibility in the 3 -7 foot line of sight from the public street. 3. In order to meet criterion #1(screening of service areas), create trash /recycling enclosure(s) to accomplish the following objectives: staging of residential bins and accommodation of permanent commercial tenant bins, screening on all sides, and screening from above, for example a trellis over the top, so that residential views from the project are also screened. 4. In order to meet criterion #1(siting of service areas), create a more functional service and loading area for Building C. 5. In order to meet criterion #1 (Natural features and sensitive areas), show tree preservation techniques on the demolition and grading plan sheets for trees #18,20,21,32, 36, 37. 6. In order to meet criterion #1 (Pedestrian Circulation), enhance the pedestrian crossing between Building B and C. 7. In order to satisfy Zoning Code definition of recreation space consider programming and design options for more active recreation, such as lawn bowling, bocce ball, badminton, etc. 8. In order to meet criterion #2 (screening of mechanical equipment), incorporate a landscape screen around the electrical transformer in the northwest corner of the site; locate and screen the electrical meters located on the wall of Building A to reduce visibility; and ensure that rooftop mechanical units are not visible from off -site. 9. In order to meet criterion #3 (Planting Design), revise plant type to a size that is appropriate for the space; utilize hardier groundcovers in the tree pits adjacent to the parallel parking stalls on S 144th St; include groundcovers in beds where medium and large shrubs are proposed; L13 -030 — Tukwila Village Phase 1 Page 1 41 substitute narrow evergreen tree for the small deciduous trees proposed in order to add year round screening and interest along the large blank north wall of Building A; provide specifications for the location and plants for the pots; and utilize a tree grate instead of plant bed in area between the southwest corner of Building A and mid -block crossing. 10. In order to meet criterion #4 (Sign Design) applicant shall include the following additional details and these shall be approved by the DCD Director: Sign lighting that is a positive architectural detail for the Building C; Complementary wall signs for Building C; and lighting for monument signs. 11. In order to satisfy the Comprehensive Plan Goals and Policies, Use the light fixture for S. 144th Street that is the standard fixture used along TIB and S. 144th Street; Limit pedestrian fixture height to no higher than 15 feet and use the same high quality colored material for the pole; and where possible, select tree species with a broader tree canopy. 12. In order for the art to satisfy its role as Focal Points within the project, the applicant must receive approval by the DCD Director for a scope and a process prior to the issuance of a building permit. The four areas identified are the roof cistern, the clock tower and the two columns framing the stage. The scope for the artist shall include the following minimum objectives: scale sufficient to act as focal points and in balance with the adjacent structural elements, and illumination (internal and/or external). The artist review process shall include the Tukwila Arts Commission. 13. In order to satisfy the criteria of the Statement of Purpose and Design for the Outdoor Plaza modify the width and design of the east side of the Outdoor plaza so that there is a minimum of 6 feet of sidewalk; modify the radius of the landscape design to facilitates movement around the northeast corner of the Plaza; add bike racks near Building C; provide greater detail for the area that includes the "water feature" such that it is interesting when the water is not in use; and provide adequate space for pedestrian maneuvering around the raised landscaping beds, planters and the outdoor seating for the cafe on the north side of Building C. L13 -030 — Tukwila Village Phase 1 Page 1 42 ""2551=2555512 V1111,4 9 L 011 11, op .S7,=f4-;,=SS5t5f,V45,,TSS'5,5=1,',4S45s4 .421`52552.5555551'122225'525'.25,55%,552g5,22 SYSISMIL 133,1111bbl 'S 1 01,13-11-108 -N.11,1.3111 vlIMnn :SS3SSOV 311S 30V111A COVER SHEET DRAWING INDEX Fr, BASEMENT FLOOR PLAN THIRD FLOOR PL. FOURTH FLOOR PLAN BUILDING A LEVEL -LANDSCAPE P.N PLAZA LANDSCAPE PLAN S. ILLTP STREET TEND.. PE PL LANDSCAPE SCHEDULE NOTES E. DETAILS PLAZA LIGHTING P1.1 S.141TH ST. LIGHTING PLAN SLOW LPAINAGE PLAN f5-5, CONSTRUCT. NOTES ANS DETAILS 55, PROJECT STATISTICS PROJECT DESCRIPTION PROJECT TEAM TUKWILA VILLAGE SUMMARY BY PHASE .9 S :ON PROJECT SITE DATA �uawaflR pue� ain��a�iyoie edeospue� Uuuuld puel 311 pn }syi .133,1151-11170L uenElnos-lovoirtrrva.nura-lixonl 2 V11IA V1IM)1f11 Z 0 a 0_ sz r z6 z6 ,;-- 3N11 ua3d01/4 . r - 1S Hlbbl S TUKWILA VILLAGE PARKING w CO x a w 0) a PARCEL E PARKING W x PARCEL B PARKING c a o ¢ 0 7 co 3 PHASE 1 TOTAL = 149 STALLS uawappua pue� ain�ee�iyoie edospue1 Uuluugd puel 3110!pn }syi Dlins 133,11S 1-11,0L S uenElnos-mrvoilvrva.rviv-limmn1 2 V11IA V11M)1f11 Z CL CL 00 V W Z =w¢ CL CL • 0 PHASE BOUNDARY. TYP. UPPER FLOOR OUTLINE, TYP. � w � a flRPI •1••••-10J• ed•o•Pu•I Oupuld puel 0110!pn}svi r 01 100, 71.6 0•.•Lins•••Nimir• 3, Dile., 1-11. - ,31,1,70.,,IIN3111a0-13/30 ovriinv•in•inl 133.51-11ML on,Elnos••••••••••••••inl 30V111A PROPOSED BUILDING D CN1 _LS H11714. S 4 Law 0 8 e ® 6 a 3 gpmsy] VAA 30V-111A Vim,_ SIGNAGE PLAN co 0 \ 0 O coo !!Z mffiffir SIGN AT THE COMMONS BUILDING 0 0 �uawaflR pue� .,,.1140. edospue1 Uuluugd puel ill o�pn }sd1 PAVEMENT LEGEND CONCRETE PAVEMENT 01p1119Vr. 2 V11IA V1IM)in1 0 0 EXIST. CHAIN LINK FENCE 5' WIDE CONC. SIDEWALK PERVIOUS CONCRETE ENCLOSURE. SEE SHT. P3.41 PAVEMENT \ ' O. LINE 1 Ir CONCRETE ACCENT BAND, 3' TRASH I RECYCLE BIN '� TEMPORARY STAGING I� _._._._— _ . careacc cNiar WIDE WITH CONTRASTING AREA FOR PICKUP '�� COLOR / TEXTURE is ®J �� i 4 COMP •!� w L. V 23' TYP r 1 / 2 VAN ACCESSIBLE STALLS TRANSFORMER I I 5 STD ACCESSIBLE AISLE, 8' WIDE w ' � � � � � � � PARKING I^ � g�D I �� k7 � \@17 f $ o • 5' WIDE CONC. — ENTRY _ o } T 26' �_ �, 11 - 20' WIDE SIDEWALK ® , . LIGHT POLE, TYP., ACCESS 14 err_ _, EASEMENT TI s__- __ �r r - - -� .� 'L \ SEE LIGHTING PLAN J o IN 1 o u UPPER FLOOR BUILDING I r, % o t FLAG POLE 6, 5-"--- ��� OUTLINE CANOPY. TYP. �, - , BOLLARD, ART LEGEND ITEM 6 PARKING GREEN SCREEN + ON SHT. P3.0 Z' , GARAGE I AND PUBLIC ART BUILDING A n ENTRY FEATURE. TYP. � t CURBLESS ROAD EDGE 1 ` BIKE RACK (2 BIKE CAPACITY), f • I. TRASH SEE SHT. P3.40 � I� RECEPTACLE, 1 TYP. �\ 1� ACCESSIBLE I I 1 r s - - -Z r\ AISLE. B' WIDE L___.. TRASH r f__2 .... . t �— J : • RECEPTACLE, TYP. ' / \ 1 VAN 1 , —^ / 4 �- ACCESSIBLE ® / % STALL I• /O .9. n 7 R ❑ Q j L J I\ ) y'�k h iU -0 ,. ® _ . / w 4 'IL — s • L -'' METALBENCH,TYP- ® \ J ' �` - Ii __� RQ L y / \,\ SEE SHT. P3.40 6.,T t om SEE S/H OT. TYP.. \\\��� / SEE SHT. P3.40 • EXISTING DRIVEWAY CURB CUT /\ -- ��-` _ �' • EXISTING LIGHT POLE TO REMAIN. TYP, - I \ ��---'"-- h/ \ TREE GRATE, 5' SIDE TYP.. / '75 ALONG SOUTH SIDE METAL BENCH SEE SHT. P3.40 TUKW� \�� Z@ BLDG.A SEE LSIGNAGEEPLAN SIGN. INT'4NATIQNAI Bl \® t "'� vo V LOADING STALL. 8' -6" x 30' ' �:! O.� J .` 1....- LOADING STALL, 8'6' x 36' EXIST. LIGHT TO REMAIN _ PLANT POT ALONG T.I.B. BLDG.- `. FRONTAGE, TYP., SEE SHT. 3.40 BUILDING A RECREATION SPACE REQUIREMENT T.I.B. REEGRATE,4'sQ.TYP.ALONG- (84) MARKET RATE UNITS X 200 SF= 16,800 TOTAL SF REQUIRED RECREATION SPACT. FRONTAGE r BUILDING A - SOUTH END GATHERING AREA 6.645 SF FIRST FLOOR LOBBY 1,106 SF FIFTH FLOOR LOBBY/SUN ROOM 1.026 SF BLDG A - SITE PLAN 7.234 SF SECOND FLOOR OUTDOOR TERRACES (3) FIFTH FLOOR ROOF DECK 3,863 SF A a s RELOCATED LIGHT POLE - 32 48 TOTAL: 10.866 SF ` /V -_ ���s, 1 GENERAL NOTES 444 sIMIT2-M2 00011.00 cos 3ins v sromlne agnIt-r2 011 ..1.100551/11130.01.10 3evrius,woin.l. ....V 03.0 0.3.1.511.. 9 (01.3100011/1101.10.131.10 .110710/ V ONialins — 35V111A VlIAN1111 14 1 GENERAL NOTES .AL sIMIMM2 oos .1ns v oN.-11m 35 011 ..1.10055.1.11..71..0 59..3111081V1101.1..1.1.111.1.7111/ v emalina - 351/111A V1INU111-1. ,`A A I A -333, 33333333333333 1 sIMITZVW 00011.00 srv 3001.01-11. - 011 ..1.100551/11130.01.10 ....V 03.0 0.3.1.511.. 9 00.3100011/1101.10.131.10 .11.10/ V ONialins — 35V111A VlIAAN111 A Cr) c\I 0 GENERAL NOTES 14 /-\ 1 sIMMnii% srv 3001.01-11. - 011 ..1.100551/11134.101.10 ....V 03.0 0.3.1.511.. 9 (01.3100011/1101.10.131.10 .110710/ V ONialins — 35V111A VlIAN1111 ,`A A (NI 0 GENERAL NOTES 14 1 ° 2 F28 2°— sIMMnii% uoi.1.00 srv 3001.01-11. - 011 ..1.100551/11130.01.10 ....V 03.0 0.3.1.511.. 9 (01.3100011/1101.10.131.10 .110710/ V ONialins - 35V111A VlIAAN111 A GENERAL NOTES /-\ its 1 ° 5 5 25( '55' 2 55 riU sIMMnii% uoi.1.00 sry 3001.01-11. - 011 ..1.100551/11130.01.10 ....V 03.0 0.3.1.511.. 9 (01.3100011/1101.10.131.10 .110710/ V ONialins — 35V111A VlIAN1111 ,`A A I A GENERAL NOTES 14 1 sl.M2-ga2 00011.00 (,z) sry 3001.01-11. - 011 ..1.100551/11130.01.10 ....V 03.0 0.3.1.511.. 9 (01.3100011/1101.10.131.10 .110710/ V ONialins - 35V111A VlIAN1111 GENERAL NOTES 1 h - - sIMMnii% 311(IS srv 311,13/0,11, - 011 .1.V10055,1113M013,0 .V011d.,131M0 'UM...4 9 OUVA3111081V1101.1.M131.111,1M7111/ V ONialins — 35V111A VlIAN1111 A GENERAL NOTES ft alop T L 011 .1.V1005. 111,c1013,0 V ONIa1Ina - 35V-111A b'1IAN1111 MME „I .11 ..........- MIN .I I1011iili , •II - IM /Mr 1 M1 I ism tl �l . 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Hullo:11 tl� kohl NOTE: SEE SHT. P3.50 FOR LANDSCAPE SCHEDULE. NOTES & DETAILS I _ _ Baru pp LEVEL 2 - EAST TERRACE - SEE SHEET P2.21 LEVEL 2- SOUTH TERRACE - SEE SHEET P2.21 LEVEL 2 - VV EST TERRACE - SEE SHEET P2.21 !t I EXISTING STREET TREES TO REMAIN AS PART OF NEW MEDIAN PLANTING L BLDG A - LANDSCAPE PLAN LEVEL 1 a Is Issue Dates BAR Gs/27/13 TUKWILA VILLAGE PROJECT #: 1A -1111 FILENAME: 1A1111- P2.22 DRAWN BV: CRL1 BUILDING A LEVEL 1 - LANDSCAPE PLAN P2.20 BAR SUBMITTAL PLANTER POT, TYP. PEDESTAL PAVERS, TYP. SEE SHT. 03.40 PRIVACY SCREEN, TYP. RAISED PLANTER, TYP. NOTE: SEE SHT. P3.50 FOR LANDSCAPE SCHEDULE, NOTES & DETAILS OVERHEAD TRELLIS. SEE ARCH. PLANT POT, TYP. SEATING AREA WITH FIRE PIT / FIRE BOWL RAISED PLANTER. TYP. METAL BENCH, TYP. SEE SHT. P3.4U PEDESTAL PAVERS, TYP. CBLDG A - LANDSCAPE PLAN LEVEL 2 0 5 10 20 Issue Dates osilaT„ Gs/27/13 AM SIMMS, MAU COMMA, TUKWILA VILLAGE PROJECT #: LA -1113 FILE NAME: 1A1113 -F2.21 DRAWN BY: CPTPIMB BUILDING A LEVEL 2 - LANDSCAPE PLAN P2.21 IBAR SUBMITTAL I NOTE: SEE SHT. P3.50 FOR LANDSCAPE SCHEDULE. NOTES & DETAILS BUILT -IN BARBEQUE FOCAL FEATURE (ART OR WATER FEATURE) PEDESTAL PAVERS. TYP. CBLDG A - LANDSCAPE PLAN LEVEL 5 20 30 BENCH, TYP. ARBOR 1N/ VINES CHAISE LOUNGE. TYP. CURB, TYP. GREEN ROOF PLANTING. 4 " -B" SOIL DEPTH. TYP. PLANT POT. TYP. SMINA EMT Issue Dates osilaT„ Gs/27/13 511All COMMENTS TUKWILA VILLAGE PROJECT #: 1A -1113 FILE NAME: 1A1113 -F2.22 DRAWN BY: CRP BUILDING A LEVEL 5 - LANDSCAPE PLAN P2.22 IBAR SUBMITTAL I DRIVE AISLE CURBLESS EDGE PLANTER WITH CONC. ACCENT BAND — ROOF STORMWATER COLLECTION TANK (ABOVE GROUND) FOR IRRIGATION —_ _ -_ =CONCRETE RUNNEL / SWALE LOT LI_N__E 1 ACCESSIBLE STALL 5' WIDE AISLE GAME AREA LOADING AREA 5 OMPACT (8'x17') 5 SITANDAR (8' -6" x 17' CURB EDGE. TYP. BB() FOR CAFE CAFE SEATING AREA LINEAR RAISED PLANTER. TYP. ROOF OVERHANG BENCH, TYP. BUILDING C ( "COMMON GROUND ") ROOF OVERHANG, TYP. FIREPLACE. SEE ARCH. BUILDING SIGN ON EXTERIOR WALL, SEE SIGNAGE PLAN CONC. STAIRS A6 , TYP. = SEAT WALL. TYP. STAGE 04, CONCRETE RUNNEL /SWALE FROM A2 TO A3 CONC. SEAT WALL / PLANTER. TYP. LIGHT POLE. TYP.. SEE LIGHTING PLAN oA7 FLUSH PAVEMENT EDGE ALONG ACCESSIBILITY AISLE NOTE: SEE SHEET P3.21 FOR SECTIONS. ART LEGEND: GRASS LAW THE FOLLOWING ARE POTENTIAL ART ELEMENTS, SOME OR ALL OF WHICH MAY BE INCORPORATED INTO THE PLAZA: Al - ARTIST - DESIGNED CLOCK TOWER A2 - SCULPTURE INTEGRATED WITH ROOF STORNIWATER DOWNSPOUT A3 - WATER / SCULPTURE ELEMENT AND /OR FEATURE PLANTING A4 - CONTRASTING PAVEMENT ACCENT BAND WITH POTENTIAL STONE OR TILE INLAY OR ENGRAVING (GRAPHIC AND/OR TEXT) A5 - WALL MOSAIC A6 - CUSTOM ARTIST - DESIGNED BOLLARD, APPROX. 12 -18" DIA. WITH LIGHTING, TYP. A7 - PAVED LABYRINTH IN GRASS LAWN PAVEMENT LEGEND CONCRETE PAVEMENT + PERVIOUS CONCRETE PAVEMENT IBRARY TRANCE CONCRETE ACCENT BAND, 3' WIDE, + . + + + + ++ WITH CONTRASTING COLOR / TEXTURE • + + LIBRARY TERRACE -__(BY OTHERS) CONCRETE SEAT WALL + - LIBRARY, + BYtTHERSt + ++ + + + + EXISTING TREE TO BE RETAINED IF FEASIBLE PEDESTRIAN "GATEWAY" AREA WALL FOR ENTRY SIGN BASE. SEE SIGNAGE PLAN TERRACED CONC. SEAT WALLS INTERACTIVE WATER FEATURE AREA PERGOLA TREE GRATE. TYP. BOLLARD LIGHT, TYP., SEE LIGHTING PLAN 8 WIDE CONC. SIDEWALK 5' WIDE ACCENT PA\ /ING WITH CONTRASTING PATTERN / COLOR C PAVERS INSET IN GRASS LIGHT POLE. TYP.. SEE LIGHTING PLAN STEPPED CONC. SEAT WALL/ PLANTER 5' V /IDE PLANTER. TYP.. SEE LANDSCAPE PLAN CONCRETE BAND WALL LIGHT, TYP., SEE LIGHTING PLAN WALL FOR ENTRY SIGN BASE. SEE SIGNAGE PLAN 12" WIDE PAVERS FOR PARKING STEP -OUT PARALLEL PARKING LANE BIKE LANE KIOSK PEDEUTRIAN "GATEWAY" AREA TRATH RECEPTACLE, TYP. PLAZA - SITE PLAN �c 0 5 12 20 Issue Dates Dsle BAR SHRIFT, PLAZA REDESIGN SWF COMMENTS TUKWILA VILLAGE PROJECT #: 1A -1113 FILE NAME: 1A1113- 33.0 DRAWN BY: CRP PLAZA SITE PLAN P3.0 IBAre SUBMITTAL I ,3 v . GENERAL NOTES 0 AAUND .� 15200 5,KI Ave So. o��o.e,..aoom ARCHITECTURE INTERIOR DESIGN , NS r TUAWIA V PARCEL AS DESCRIBED ION 2 8 OF THE DISPOSITION AND DEVELOPMENT AGREEMENT FOR TUKWILA VILLAGE THE PLAZA PARCEL INCLUDING THE OUTDOOR PLAZA AND THE INDOOR COMMUNITY COMMONS E Ea°,L°k�Nv;� o ;ET�w�E PROJECT. 3 REFERENCE THE INDOOR COMMUNITY COMMONS STATEMENT OF PURPOSE AND DESIGN FOR THE INTENDED USE AND THE DESIGN OU DEUNES FOR THE COMMONS (DDA SECTION 2 8 C7 a. THSETre ONE STAT 71 CS o oNSTRUCTON COMMUNITY ROOM 1 711 SF CAFE RECEPTION 215 SF 266 sF CATERING HTCHEN 368 SF / v 33 -0, O / O ,o s w NOOws / METER - ATER FEATURE is k OUTDOOR DINING '1 OFFICE MECH WATER & FIRE SPRINKLER v v I TOAD "' OUTDOOR SEATING c ] ]7rI ]I��� SERVICE YARD MANAGEMENT THE COMMUNITY FACIUTIES fi REQUIRED PARKING PARCEL AND PARCEL B CO vUSEP 185 PARKING REDUCTION ,MC emyFOR CAFE ueE. gM Mi - oR CAFE 1 MANAGING TENANT 1 - S J WALK -IN C OOLER H A ODOws ABOVE / - KI C KITCHEN svT arcNED LOADING FOR CAFE CATERING 5 m m RR m ______ -- DRY STORAGE ELECTRICAL CT CAN NFCATEENoc� s KITCHEN ACCESS v -. RAINWATER COLLECTION ERN a raa -_ WOMEN _ �� - - - ® STORAGE CATERING .od { COMMON i/ RECEPTION eoDE NA MEN KITCHEN HE co NeuLTANT SUE DATE ,O.. 3 srrE ADDRESS. TUKWILA INTERNATIONAL BOULEVARD 65 14.1-1571LEET, TUILVVI., OWNEF,F1F12125/501 TUILVVILAVIL,GE DEVELOP MENT ASSOCIATES, L. Kka711;11',41-0 "11-'1"" "1TE 3" T /253) 231- 5001 F /253,1-5010 COVERED ENTRY 1.� „ 2, LOw ADERE 1 ABOVE ttP. I NC e o cE ( LcHT 3✓,- wNDODNUNM TE COMMUNITY ROOM " i oueHED CONCRETE FLOOR NERVERO SECTIONAL (F VERTICAL TRACK) UNE OF ,z e ,z c ,z c Ma P. DRAWN CT 'LVO FLOOR PLAN v� /L M X 5vv v 3s_v. P3.1 BAR SUBMITTAL MEREEREEREEREEREEEM �..- STAGE A FLOOR PLAN n v ,H,121,P4ANTMT TO SCREEN FZUF INTER L GUTTER ST NDING SEAM ME AL R OF TYP ROOF PLAN CISTERN- RE-USE 4V JOHNSON B o ARCHITECTURE INTERIOR DESIGN IS UE DATE 10122/2013 0 z 0 J_ 7 y z 0 2 2 0 W _ DRAWN BY CHEC ED BY LVO DWK ROOFPLAN P3.2 BARSUBMITTAL FPONT ELEVATION (SW) C(ILL\f■ \ GROUND TUKWUA VILLAGE T ENTRY SIDE ELEVATION NW ITEM COLOR NOTE ITEM MATERIAL COLOR NOTES ITEM wL COLOR NOTE ❑COLUMNS/BEAMS aaMATEIAL GLUM U�LO�oE CLEAR STAIN ❑ -r,im. FIR ❑ METAL CHAMPAGNE ❑METAL SIDING METAL CHAMPAGNE CORRUGATED ❑ ETERIOT[ RS INSULATED METAL CLAD MATCH ADJACENT WALL COLOR ❑ Mel, BLACK ❑PANEL GIDING °EPEES HAREL SHER IN WILLIAMS "BRICK PAVER. SW ,T99 SMOOTH ❑ STOFEFF ,,T ALUMINUM ANODIZED MEDIUM BR NZ ❑ ❑ROOFING AFASCIA STANDING SEAM METAL MEDIUM BRONZE ❑ COLUMN BASE CONCRETE ❑ COLUMN 6" PIPE CHAMPAGNE ❑ SOFFIT FIR CLEAR STAIN „ TREwG METAL CHAMPAGNE ❑ OVERHEAD SECTIONAL DOOR BRONZE ❑ WINDOW FRAME ALUMINUM ANODIZED MEDIUM ❑ DwNTR METAL o NTEM ANGING Phon 1D outh o IS UE DATE 0 Z O J_ 7 5) Z 0 2 2 0 W 0 H DRAWN BY CHEC ED BY LVO DWK ELEVATIONS P3.3 ti LE L REAR ELEVATION (NE) 'IDE ELEVATION (SE) JOHN o .. Phon IS UE DATE 0 Z O J_ 7 to Z 0 2 2 0 W 0 H DRAWN BY CHEC ED BY LVO DWK ELEVATIONS P3.4 Ilem rwti COLOR NOTES .1 e�1, FIR NOTES ❑ ii °,TR . rwtiL .' COLOR CHAMPAGNE NOTES COLUMNS/BEAMS MS aPU RALORADE CLEAR STAIN ❑ „' -,,o` w000 ❑ METAL SIDING METAL CHAMPAGNE CORRUGATED ❑ ETEF.,MORS INSULATED METAL C F. LCOLOR ❑ L 2 METAL BLACK ❑ a ITA` SHER IN WILLIAMS "BRICK PAVER” aw,T99 SMOOTH ❑ STOREFRONT ALUMINUM A, ED MEDIUM BR N� ❑ aIoNAOE METAL ANODIZED MEDIUM BRONZE UP-KT ST DING SEAM METAL MEDIUM BRONZE ❑ COLUMN BASE CONCRETE ❑ COLUMN 6" PIPE CHAMPAGNE SOFFIT IR CLEAR STAIN TRELLJS METAL CHAMPAGNE SECTIONAL DOOR ALUMINUM ANODIZED MEDIUM BRONZE ❑ WINDOW FRAMES ALUMINUM ANODIZED MEDIUM BRONZE ❑ METAL ,a ❑ RrRT NT EM NGING JOHN o .. Phon IS UE DATE 0 Z O J_ 7 to Z 0 2 2 0 W 0 H DRAWN BY CHEC ED BY LVO DWK ELEVATIONS P3.4 MAIN ENTRY VIEW JOHN o .. outh Phon IS OE DATE 0 Z O J_ 7 to Z 0 2 2 0 W 0 1- DRAWN BY CHEC ED BY LVO DWK VIEWS P3.5 - 11 KWII A. VU 61' VIEW OF CAFE VIEW OF FRONT "STAGE" VIEW LOOKING NORTHWEST w JOHN o .. IS ILE DATE 0 Z O J 7 to Z 0 0 0 LLl PROJ CT DRAWN ST CHEC ED ST LVO VI E.NS P3.6 J IBAR SUBMITTAL I EXISTING TREES TO REMAIN IF POSSIBLE GRASS LAVIN LIBRARY PLANTING BY OTHERS) NOTE: SEE SHT. P3.50 FOR LANDSCAPE SCHEDULE. NOTES & DETAILS c PLAZA LANDSCAPE PLAN 5 1.B 2 0 3.0 avz TjiX 05SMAR3L7 Issue Dates R.. BAR SIJINFIAL SlAll COWEN, TUKWILA VILLAGE i g PROJECT 5: LA-1113 FILE NAME: LA1113 - 3.3.23 DRAWN BY: CRP PLAZA LANDSCAPE PLAN P3.20 .re SUBMITTAL PCOMPION GROUND. BUILDING CONCRETE SLEPS 163 RUNNEL /SWALE PLANAER/SCETRCIRPAUL SECTION B —CONCRELE SEAT WALL CONCRELE RANIER CONCRETE STEPS PLANTER CONCRELE PLANTER SECTION D PLAZA SECTIONS Basle-- LILA ASLA Issue Dates R.. DAle PAR SPERIFIAL PLAZA REDESIGN SWF COMMENTS TUKWILA VILLAGE PROJECT #: LA-1113 FILE NAME: LA1113- F.3.21 DRAWN BY: MB PLAZA SECTIONS P3.21 BUILDING C (THE COMMONS) NOTE: SEE SHT. P3.50 FOR LANDSCAPE SCHEDULE. NOTES & DETAILS LIBRARY (BY OTHERS) BUILDING B 8' WIDE CONC. SIDEWALK -. LONrPWNTING 49R� .. ■ 4 STD.. 7 x 23' - 6 STD .,7 x23 'I mkktvo- 'oar S, 144TH STREET BUILDING D - CROSSWALK WITH CONTRASTING 5 STD. 7 x 2 P reativa ,� BUILDING E 8' WIDE CONC. SIDEWALK - STORMWATER TREATMENT VAULT,.. SEE CIVIL 5' WIDE PLANTER, TYP., - SEE LANDSCAPE PLAN 8' WIDE CONC. SIDEWALK - NOTE: SEE CIVIL FOR - S. 144TH STREET IMPROVEMENT PLANS ONE STALL RESERVED FOR POLICE NEIGHBORHOOD RESOURCE CENTER LIGHT POLE, TYP., SEE LIGHTING PLAN 5' WIDE PLANTER, TYP., - SEE LANDSCAPE PLAN 11' WIDE CONC. SIDEWALK - 5 WIDE ACCENT PAVING WITH CONTRASTING PATTERN I COLOR MEDIAN WITH MOUNTABLE CURB AND DECORATIVE CONCRETE PAVING S. 144th STREET - LANDSCAPE PLAN ° 5 10 STORMWATER TREATMENT NOTE: SEE CIVIL FOR S. 144TH STREET VAULT THIS AREA. SEE CIVIL IMPROVEMENT PLANS Issue Dates TUKWILA VILLAGE BAR SIJIDAMAL os /rzT /1, PROJECT 7: LA-1113 FILE NAME: 1A1113- 33.34 DRAWN BY: CRLF S 144TH STREET - LANDSCAPE PLAN P3.30 64.R SUBMITTAL 1 CONCRETE PAVING PLANTER POTS 2 DECORATIVE PAVING BAND 3 PERK IOUS CONCRETE PAVING cc 4 ` LABYRINTH PAVING S FIRE BOWL / PIT ca SEAT WALL PLAZA CHESS / GAME TABLES BENCHES RAISED PLANTER BEDS timuntION /•f�lNltlk����- TREE GRATE S BIKE RACK 8 KIOSK INTERACTIVE WATER FEATURE TURF PAVERS Issue Dates 135/18/„ G9/27/1 3 BAR SIJOIAMAL TUKWILA VILLAGE PROJECT #: LA -1113 FILE NAME: 1A1113- F3A0 DRAWN BY: CRLFIME SITE DETAILS P3.40 IBAR 'SUBMITTAL I PLAN SCUP 1 /a" TR/\511 ENCLOSURE 12" SOUARE BRICK COLUMNS c w/T AARRANCATE NE CONCRETE FOOTING 28 FRAMING / CORRUGATED fl EVASION A SCALE: 1/2" = 1 -G CONCH", FOOTING FINISH GRADE a NAGANG r " --1 L h I' ELEVATION 4) u %•ALL GATES SHALL BE CONTINUOUSLY LOCKED. • ALL OASES SHALL HAVE ON SHE OPPOSISE sDE1 SIDE POFSI•IONA AAWHEELCHA ON •PANIC HARDWARE UNLATCHING FORCE SHALL 143,313rE MEA00,1,50p040ADvSEWNHEN APPLIED IN I`_) PERIMETER FENCE (4 NE PROPERTY CORNER Fr18,1p R8.01: TUBULAR 3 /a" so. 2 POSTS AT 81-0- 282- SO. TUBULAR BOISOM RAIL To �Ir. III ORwN T m vCL FOOTING DEEP 00TG CRETE _us a FENCE SECTION A Issue Dates Gs /2A /1T 02/2,/13 STAFF COWEN, TUKWILA VILLAGE PROJECT #: LA -1113 FILENAME: LA1113 -F3A1 DRAWN BY: CRP SITE DETAILS P3.41 BAR SUBMITTAL 0 LANDSCAPE LEGEND QTY. BOTANICAL NAME COMMON NAME SIZE EVERGREEN TREES CHADAECYPARIS ',ACIDS SLENDEP MINNS ,LSE CYPRESS WESTERN FED CEDAR ROOT SPACING CONDITION P&P OR CONS PEP PLAN B&B OF CON, PER PLAN MED.-LG. DECIDUOUS TREES ACER PAR, ,ARRICK. KARPICK RED MAPLE B&B PER PLAN FRAYIN, AMERICANA 'EMPIRE' EMPIRE ASH B&B PER P,N GIN, BILOBA 'FAIRMOUNT FAIRMOUNT MAIDENHAIR THE B&B PER PLAN NYSSA TANATICA TUPELO B&B PER PLAN SMALL DECIDUOUS TREES (TO BE LOCATED) ACER CIRCINAT, •PACIFIC FIRS PACIFIC FIRE VINE MAPLE CORN, 'EDDIE'S NAME WONDER EDDIE'S WHITE WONDER DOGWOOD CORYLIPS A FUSCO-RUBRA PURPLE-LE, EUROPEAN FILBERT COTINUS COGOYGRIA T OBOVATUS SMOKE TREE MADAME LIS INTERRED, WITCH HAZEL MAGNOLIA STELLATA S,R MAGNOLIA 0— 19 LARGE SHRUBS (TO BE LOCATED( ARBUTOS UNEDO 'COMPACT, COMPACT STRAWBERRY TREE MAHON, AOUIFOLIUM OREGON CRAPE PIERIS JAPONICA JAPANESE PIEFAS RIBES ,NGUINEUM FED-FLOWERING CURRANT VACCINI, OWN, EVERGREEN HUCKLEBERRY 0— 255 MEDIUM SHRUBS (TO BE LOCATED) CDT, SP ROCKROSE LONICE RA PLEA, PRIVET HONEYSUCKLE RHAPHIGLEPIS INDICA INDIAN HAWTHORN RHODODENDRON VAR RHODODENDRON ROSA MADRAS, KNOCKOUT ROSE HT B&B OR CON, PER PLAN B&B OR CONT. PER PLAN B&B OR CON, PER PLAN B&B OR T_ PER PLAN B&B OR T_ PER PLAN B&B OR T_ PER PLAN yr cAL BNB DR MIT PER PLAN CONT. CONS CONT. CONT. CONT. CONT. CONT. CONT. 8' H CONT. 8 HT. CONT. 0— 242 SMALL SHRUBS (TO BE LOCATED) AZALEA VAR. EVERGREEN AZALEA CONS BERBERS THUNBERGII JAPANESE BARBER, CONS COMPAC,' CYPRESS SUPERIOR! LAVENDER NANDINA DOMESTICA VAR. HEAVENLY BAMBOO CON, ealo SF GROUNDCOVERS, PERENNIALS & GRASSES (TO BE LOCATED( AMA, SP. SWEETFLAC BLECHNIA SPICANT DEER FERN CAREY SP. SEDGE HE DEFOCALLIS HAM HYBRID DAYLI, HE UCHE RA SP. CORAL BELLS LIFIOPE MUSCARI BIG BLUE LILY TURF MISCANTH, SP. SILVER GRASS PENNISETUM SP. FOUNTAIN GRASS VINES VETCH!! BOSTON GAL. CONS GAL CONT. GAL. CON, GAL. CONS GAL CONT. GAL. CON, GAL. CONS GAL. CONS GAL CONT. GAL. CONS GAL MONT DECORATIVE POTS CAMEL, X BLIT, RMINI BUITERMINT CAMELLIA CON, MATCHED. INDUSTRY SID. NJONAYOUS FORTUNE! ',LOPATA WINTERCREEPER EMDFAMOUS 1 GAL CONT. MATCHED, INDUS, SID. FESTRICA GLAUCA BLUE FESCUE CON, MATCHED, INDUSTRY SIM HE LICHE RA SP. CORAL BELLS 1 CAL. CON, MATCHED. INDUSTRY SID. PHORMIUM TEN, VAR. NEW ZEALAND FLAY ROSA X ',NAMARA, CARAMBA SHRUB ROSE 1 GAL. CONS MATCHED, INDUSTRY STD. SEDUM REFLEX!, 'ANGELINA' ANGELINA STONECROP CON, MATCHED, INDUSTRY SIM B&B = BALLED AND BLIRLAPPED CAL. = CALIPER = HEIGHT •TREE S,KES TO BE VERTICAL. SUBGRADE PLACE FOR LOCAL WIND •P8L8A8,181 TREE 2' HIGHER THAN ADJACENT 'ARBOR TIE' OR APPROVED EQUAL TREE TIES F808818838c8 FOUND HARDWOOD STAKES. REMOVE TWINE AND CDRD FROM TREE TRUNK 3' DEPTH BARK MULCH .1c WATERING BASIN SURROUNDING TREE PULL BURLAP OFF P 1/3 of FOOTBALL PLANTING BACKFILL - EXISTING TOPSOIL & COMPOST SCARIFY P,NIING PIT WALLS - SLOPE WALL 1:3 SET FOOTBALL ON MOUND OF IMES ROOT UNDISTUPPED BASE BALL DIAMETER DECIDUOUS TREE PLANTING *wall d- BIIP_i 3 TIMES ROOT BALL DIAMETER NOTES • USE THREE 'ARBOR TIE' OR APPROVED 138,18.,,888REE- PLACE FOP LOCAL WINO • PAT8P8Ek 1 HIGHER TB, DEPTH GROWN 'ARBOR IIM OR APPROVED EHIJAL TREE IIES 3F DEPTH BARK MULCH as WATERING BASIN SURROUNDING TREE T818H8/181387808088S8T8P4E88DRIVE INTO REMOVE TWINE AND COI, AROUND TRUNK OF TREE PULL BIJR,P OFF PH WALLS T o OOTBALL EXISTING SUBGRADE EVERGREEN TREE PLANTING LANDSCAPE SCHEDULE, NOTES & DETAILS GROUNDCOVER PLANT SEE PLANT LIST 3 DEPTH BARK MULCH ...,E DEPTH AND TYPE As "-rE 11 ''A lll.- Exlsnrvc suecRADE CROUNDCOVER PLANT SPACING ON PLANT us IGL) — EDGE OF PLANTER GROUNDCOVER PLANTING • DEPTH GROWN AT NURSER, THAN 3" DEPTH BARK MULCH Fr WATERING BASIN SURROUNDING PLANT FINISH GRADE TOP 1/3 OF REMOVE BURLAP HOUMA, LIGHTLY LYSGWIFY ROOTBALL OF CONTAINER -GROWN PUNTS. PRIOR TO BACKFILLING PLANTING BACKFILL - EXISTING TOPSOIL & COMPOST SCARIFY PLANTING PIT WALLS EXISTING suecRADE SET ROOTBALL ON MOUND OF UNDISTURBED SOIL SHRUB PLANTING Issue Dates CAB Ov2,LTB RAR STAFF COMMENTS TUKWILA VILLAGE PROJECT #: LA -1113 FILE NAME: LA1113- P3.54 DRAWN BY: ARLPIMB LANDSCAPE SCHEDULE, NOTES & DETAILS P3.50 1 BAR 'SUBMITTAL 1 THE SAMARA 12' -15' HT. PROPOSED APARTMENTS LIGHT FIXTURES, TYP. NORMANDY COURT APARTMENTS PROPERN LINE 21Y-24' HT. PROPOSED LIGHT FIXTURES, TYP. Irv. r 11 41111 dig an tr RIVERTON TERRACE NOTE: SEE SHEET P4A FOR LUMINAIRE SCHEDULE o, PROPERTY LINE 1 PROPERTY LINE � EXISTING LIGHT FIXTURES TO REMAIN, TYP. OVERALL LIGHTING PLAN 60 9.0 Issue Dates o3 /rzT /3 BAR SIJIDAMAL TUKWILA VILLAGE PROJECT #: LA -1113 FILE NAME: 1A1113 -..1 DRAWN BY: CPLPIMB OVERALL SITE LIGHTING PLAN P4.1 BAR SUBMITTAL 12' - 15' HT. PROPOSED LIGHT FIXTURES. TYP. TYPICAL WALL SCONCE LIGHT (VISA PLA OW2202) EXISTING LIGHT FIXTURE TO REMAIN. TYP. T UKw/,A /NTERNAT OA BL VD. EXISTING LIGHT FIXTURE TO REMAIN, TYP. BLDG A - LIGHTING PLAN 8 16 32 48 RELOCATED LIGHT POLE Issue Dates osi1BT„ Gs/27/13 6.3R 313.44.33 SlAll COMMENTS TUKWILA VILLAGE PROJECT 5: LA -1113 FILE NAME: 1A1113 -..2 DRAWN BY: CRLPIMB BLDG A LIGHTING PLAN P4.2 BAR SUBMITTAL IBAR SUBMITTAL I •, z 9 \ 0 12 - 15' HT. PROPOSED LIGHT FIXTURES. TYP. a' TYPICAL RECESSED WALL LUMINAIRE (BEGA 2197 LED) PLAZA - LIGHTING PLAN 12' - 15' HT, PROPOSED LIGHT FIXTURES, [VP. 1- ci) 1- 0- 0- 20' - 24' HT. PROPOSED LIGHT FIXTURES, TYP. Am-EL' 0.MI'T.E2X1F Issue Dates R.. BAR SlAll COWEN, TUKWILA VILLAGE PROJECT #: LA-1111 FILE NAME: LA1113 -..3 DRAWN] BY: CRLP/Mb PLAZA LIGHTING PLAN P4.3 20' - 24' HT. PROPOSED LIGHT FIXTURES, TYP. EtWt PL-E. *Mr ter IVO EXISTING LIGHT FIXTURES TO REMAIN. TYP. Central - ,i ° Plaza ` � Central L ad I'- y 1 CALCULATION SUMMARY KEY MAP Calculation Summary Scene: Scene _1 Label Calc Type Units Avg Max Min Avg /Min Max /Min Site Calc's Illuminance Fc 1.58 4.7 0.0 N.A. NA 144th Illuminance Fc 2.35 3.2 0.4 5.88 8.00 Central Plaza Illuminance Fc 1.42 4.2 0.0 N.A. NA Central Plaza Roadway Illuminance Fc 1.93 4.2 0.5 3.80 8.40 North Roadway Illuminance Fc 1.81 4.1 0.0 N.A. N.A. Luminaire Schedule Scene: Scene _1 Symbol Qty Label Arrangement Total Lamp Lumens LLF Description 15 P1 90W SINGLE N.A. 1.000 O D N- 3- L -T4-84 LC -3 -4 K • 46 P1 45w SINGLE N.A. 1.000 O D N- 2 -L-42 L -T4 -3 50 MA -4000 6 P2 45w SINGLE N.A. 1.000 O D N- 2- L- 42L- T5 -350MA -4000 Calc Point Spacing is 5 x 5 90 Watt Poles are 22 Feet 45 Watt Poles are 14 Feet TYPICAL LUMINAIRE (VISIONAIRE PREMIER II) S. 144th STREET - LIGHTING PLAN & SITE CALCULATIONS TYPICAL LIGHT BOLLARD ( VISIONAIRE PAVILION) Issue Dares BAR SUBWRAL SlAll COMMENTS os /28/1, TUKWILA VILLAGE PROJECT #:1A-1113 FILE NAME: 1A1113 -P4A DRAWN BY: CRLPIMB S 144TH STREET - LIGHTING PLAN & SITE CALCS. P4.4 BAR 'SUBMITTAL Uf1LITY CONFLICT NOTE. CAUTION ALL OF -IHE ENISlINO LgILITIES AT LOCATONS OF NEW UTILITY CROSSINGS TO PHYSICALLY GRADING PLAN FOR TUKWILA VILLAGE PORTION OF THE SE 1/4, SW1 /4 OF SEC. 15, & NE1 /4, NW1 /4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON - — s M — NEW BUILDING B-i FF= 293.20 I \ � IEr vT.zo rr 2z3 2., FF. CB .18 CB 068 CALL BEFORE YOU DIG 1 -800- 424 -5555 PROPOSED PAVEMENT LEGEND Ff =293.20 PROPOSED STANDARD ASPHALT PAVEMENT PROPOSED x2n2nrew, CONCRETE xAKn2MTxA`RRS PROPOSED VEHICULAR CONCRETE PAVEMENT, AVERS CaNrw FAYEN[,YMRA tr KEYNOTE LEGEND SINGLE T SID F-40.16-01 0 DRNEWAY PER DI, OF TUKWILA STD. RS-09 © me p s L• zz.pC rz TOR D.. 2859 INE_ GRADING PLAN 5 0 ccJ J_ NEW o0 "' BUILDING C 293 ZS\ FF-294.00 FF.294 OD zso oo °FF __ •, „ NEW BUILDING A -.. FF VARIES 2s c SO. DRAINAGE EASEMENT zsx so I i T__— 2e.sE 4, 9s no 00 29570 00 NEW BUILDING E..... FF -29000 J J W W Q a 0 J O J > co JQ 1- 3 Z W H a- ° W 0 L 8 CO CO V Q 03 0 UT (O Q N 5 RIDGE w FF=295.50 ST'S INS L NOTES: s ,ore soreM '14'EVN:SID'OC-r'171fEF-30.10-01 UNLESS OlHERWISE NOTED. IWIT'ONCT;E S=L:. CURB .'1CPELL.4-relE EP,RUDED CONC. CURB PER DETAIL. 0 UTILITY CONRICT NOTE. CAUTION. ALL OF THE ENISTINC UTILITIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY STORM DRAINAGE PLAN FOR TUKWILA VILLAGE PORTION OF THE SE 1/4, SW1 /4 OF SEC. 15, & NE1 /4, NW1 /4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON YARD DRAIN TABLE YARD DRAIN # RIM ELEV. w111.1111111111111_ 293 35 IE ELEV. 0 20 40 EX CB EX »e 21 LF P SD NOTES. SYSTEM DETAILS. 2. REFER TO SHEET 10 FOP EN. UTILITY 'PAEPF'XZETHEET C7 FOR STORM DRAINAGE 5. 'A.7FLAT'CH BASINS SHALL BE MARKED WITH A STAINLESS STEEL DISK THAT READS "NO DIJMPINC DRAINS TO STP,A. AS MANUFACTURED BY ALMETEK.,D 6. REFER TO SHEET C12 FOR V DETAIL o v12 wc SD CB 424 ,ROAD �aevsFO e' w.+,ea RUNOFF TO roe, NEW BLDG. C FF =294.00 . 1z e' RptioFro.yor I UUSUT� 9 Dm m 2 2r A2P - Efia mu NEW BLIL�PINU^��E •' •� � i � ' . ' e ss�s: an s, es <� :. es as ,o , 1111 .. env o x:a so eei es i 4 Ra ROAD C' PROPOSED B. WATER _ S. 144TH ST. ROADWAY IMPROVEMENTS PLAN AND PROFILE FOR CALL BEFORE YOU DIG 1 -800- 424 -5555 nip S 144TH ST. ROADWAY IMPROVEMENTS PLAN AND PROFILE FOR TUKWILA VILLAGE CAUTON CAUTION: H ALL OF THE EXISTING UTILITIES AT LOCATIONS CIF NEW UTILITY CROSSINGS TO PHYSICALLY P(nNS ARE ensEO uPON FHE FIN E IFIEO Pueuc mrorenwAnoN ANO nreE suRSECre (o varewHE TUKWILA VILLAGE 1 °'30' PORTION OF THE SE 1/4, SW1 /4 OF SEC. 15, & NE1/4, NW1 /4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. KEYNOTE LEGEND RPE MATERIAL NOTE 10 PE F -, - z0 cU ' o PER'S -17 " -' z 0 o o ONPUNS Fore �0 R PEOETreAN roNNa ON i nov,NcEO WARNING n* CV END EER APPROVAL. ' ALL PVC SD PIPE SHALL BE SDR-35 WHERE PIPE COVER IS o 3. PVC SD PIPE SHALL BE SDP -C, IN CASES WHERE PIPE COVER IS 3 CITY NEW LIBRARY FF -29700 , (BY OTHERS) a a ' 6 OF TUKWILA, 2m - of KING COUNTY, WASHINGTON ® � II �, ! ( W Z . , I, NEW e�l osogR l �I�� ,. �� L °� veoaosFOt /WOE .!° .? . ., • & PROPOSED PVN LNE . a — aai imam . ear } � a SECTION LINE O CONS fl � ✓ ry SOVfH 144Ti'AEET I 8. ma Po _ For TUKWILA VILLAGE DEVELOPMENT ASSOCIATES, LLC 201 27TH AVE. SE, BLDG A, SURE 300 PUYALLUP, WA 98374 i fi r. - i NEW BUILDING D FF 302.00 - o R�w NE Y d NEW BUILDING FF-290.00 S144th = , Construction CL PROFILE NOTES s 'H NITDIX RrERE EreEwE� aL„T„oNRAVENHE=orvH " °TR "' " ° ° "N.' ° °.H T.EreDw.° ,'M` - 310 305 150. VO 310 305 300 295 2�� RUCF ON CONSTRUCTION ® G 1 '^ 1 „„„„o„, N I oN (NOR HALF) BE 2” ASPHA OVERLAY (SOUTH FINN am, 0 N T N R POSC E No CONSTRUCTION 290 o.sez V ORTH F _ — ti ! -- zrzv \aY■ �� = 285 280 275 265 ,s sEw la s Q u� al�sss INN1 � W a II II u 285 280 275 265 260 0250 m = -.. f 1( -- if . 285 82 02. N o o$ o oa SOLID La KING LID ( 1 f ( TYPE WITH z,. z, os e9 fa '. s) ses ( 1 f ) .L _ EY. CB P50 a s a GHA(�00 18215 72ND AVENUE SOUTH 1;,C. i}r' KENT, WA 98032 O y (425)251 -6222 i= (425)251 -8782 FAX m40 * e NE o PLANNING, 1jMQ EHgE SURVVNGENVRONMEMAL SERVICES 0 8 07 I S _ 0 a ea E aR <END, 289 61 SOLID LOCKING LID LOCKING LID PNT287 96 .OUTH 144TH ST. PROFILE SO (Iz 0 ED GRADE CLINSTRUCTIO 02. N ( ) . L nbzs) .sFP( A. NI ERiIC s - �R 24 (N. M if L zea 18 iz E os PROM] 28 11 260 9 +80 r M M r rr n rr rr rr rr n r rn rr rr i' rr rr rr n r r 0Nr r r r r r r r r r r r r 10 +00 11+00 12 +00 13+00 14+00 rNORSH FLON a AT 15100 16+00 17+00 18+00 m m n n n n n n r r n n n n n r r r r n nn nn nn nn rr n r n n n n n n r r r n N N ` Uf1LrTY CONFLICT NOTE. CAU11ON: ALL OF THE ENIS-IING UTILITIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY A-IXf de SECTION LINE 1T E TURN waI oA0 LO SR NEW 1” CONCRETE SO WALD PER TUDWILA STD. PLAN S-11 PR N. CONCRETE SWALE PER DETAIL ANIS S41.1 SOUTH 144TH STREET STA. 10 +60.37 TO STA. 12 +1639 NO1 10 SCALE N. CONS% P C. SECTION LINE ARIES N. 4 CONCRETE DOEWALK PER TUKWILA STD. PLAN RS-11 N. CONCRETE CURB AND ..91. PER TUKWILA DT0. PLAN RS-89 WIDTH VARIES WIDTH ARIES LANE BRE 944084 VARIES) (WIDTH VARIES) (WC-. VARIES) VARI s 'AAREs FEa cEmEawrs, 'FEW " a cu F-10.18-00 FEa oETniE Tws 1, «m SOUTH 144TH STREET STA. 12 +16.39 TO STA. 14 +02.36 ,0 SCALE Ex. 20' RAW RARIES 16 51 VI L 31,' RAW 8.51 WIDTH VARIES 7.040ANGOAD NEW CONC., CURB AND .111. PER Sl0 PLAN RS-09 EY CURB & GUTTER PAVEMEN1 SEC-MN EY. CURD Ge CUT, SOUTH 144TH STREET STA. 14 +02.36 TO STA. 15 +35.40 NOT TO SOCLE Ex 2E1 aNv Ex 20 RAW SOUTH 144TH STREET STA. 15 +35.40 TO STA. 17 +78.27 OT TO SCALE CONSTRUCTION NOTES AND DETAILS FOR TUKWILA VILLAGE PORTION OF THE SE 1/4, SW1 /4 OF SEC. 15, & NE1 /4, NW1 /4 SEC. 22 TWP 23 NORTH, RANGE 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON la- Om) I 1e 91crn"eed8e00a" t(sCDZ couaAmEO �1z^ N (a74A TEO)o �O iuoWAS s ENGINEER S ECOMMENDATIONS CONCRETE SWALE DETAIL NOT TO SCALE LIDAT PADO9R5EMEnT c`9 12. SUBCRADF COMPACTED 10 95R HEAVY DUTY ASPHALT PAVING SECTION PER OECIECHNIC,O REPO. BY ASSOC.. EARTH SCIENCES DATED 31853 PARKING AREA PERMEABLE PAVING SECTION PEP 6EOTECHNIC, REPO, P. ASSOC,. EARTH SCIENCES mre0 ,(1803 6° EXTRUDED CONCRETE CURB DETAIL NOT la SCALE CALL BEFORE YOU DIG 1 -800- 424 -5555 EX. STRUCTURE TABLE NAME TYPE RIM WERT 1 INVERT 2 WEPT 5 WERT A WEPT 5 cee Nh, ) 701.11 e 296, ,emssee., srv1,2919, (SON . (6, - - - 6 ) ,u wee., 6 PIS we .s, 66 rye Ce (SOLO - _ 7097, ,9 w6 570,5 8" 01 5,667, ,: Of 6639145 8.551,- 769.8, amp CS AV CBS, e a, -18,6 e mm m mm ,2 OP 67.. re.. CB mm mrm e mm 9e mm 1619.6 117105 .2,71.11 - .103 r -A, e'er a e mm a mm 28795 24,, 117279, 247,5 59279, 9e m 9a mm 28,5 ,2 A29 se.. le).. yeses 9a mm ce mm es mm - ,e AO; swexm arm es mm - '11' .°J. 44 mmm CB MO B. mm semm 9a mm ce mm ... s xeeses, re. as seeses, „105 swee 1 CB mm m mm - ,2 vs ....so CB mm mm CB mm �m� 70886 12,0 5 ,2, 55-70,8, 56.51 B. mm .mm are rce mm CB mm s CNN x zex6 ,z rorc rnesee mmm CB mm 9e mm ems 2,57 , OR 6927,62• - ,2 C,, ,726767 9e 659, a 9m ,7 0 57287e, a 59782.6 Ce mm re (n) 79708 8,2 S97, - .).P w- eases ,z LYS u=zeu,r CB mm m mm 5 Nu 786, Ira, 96279. 17,117 ,778 71 17,117,2791, 03416, OM 1E67 8' ad 0915, 8' PVC 67176, GRADE AD 114 BARS Al R 1/z OFMSLAB AND IAN. 2- OF CONC. CCRER 000 PS C 12" SUBCRADF COMPACTED TO 95% CONCRETE PAVING SECTION SCIENCES. INC. WED AUCCS1 7970779 BLEV-107L70704179=9477.71LICABNITMEELNE9.74EgS M.0 FOR FURTHER DETAIL J J W W Q Q 0 J p J > co J Q 1- 3 Z W H a- 0 W ci L 8 C CO • 3 Q• 5- (0 J Q a_ 5 n 2 N N v 0 Tukwila Village/ Foster Library Comments: Tukwila Village/ Foster Library Comments: Tukwila Village/ Foster Library Comments: Tukwila Village/ Foster Library Comments: Tukwila Village/ Foster Library Comments: Tukwila Village/ Foster Library Comments: Color GtJ'P Tukwila Village/ Foster Library Comments: cyCOOtti c'r--1-4-r) "6-6A c 0-nd fe trqvi ar) c-ey Tukwila Village/ Foster Library Comments: coo ta Le mock co,14;v1 e._ c e -Era outzt.\\ I OCk CATS-C--k<2__ 1/ SccLoa) arA. -P1A-e Q-setiSv-cuf f cacode.s LC -(� Co vvtFtA.(4. Tukwila Village/ Foster Library Comments: 74 1 4 7 1,0,1 is, . ,, Tukwila Village/ Foster Library Comments: as Se cLAtore___ VS eiu Tukwila Village/ Foster Library Comments: Tukwila Village/ Foster Library Comments: JstUc ,- ___--------- ______ _ ,..., U.) sq-e_c do Tukwila Village Development Proposal Project Description The Applicant is Tukwila Village Development Associates, LLC, a Washington limited liability company. The proposed Tukwila Village Development (the "Project ") is mixed -use, multi -phase development of a site owned by the City of Tukwila located at the northeast and the southeast corners of the intersection of Tukwila International Boulevard and S. 144th Street (the "Project Site "). The Applicant has obtained the exclusive right to acquire the Project Site and to develop the Project pursuant to the Disposition and Development Agreement dated as of October 30, 2012 entered into by and between the City of Tukwila and Tukwila Village Associates, LLC, and approved by motion of the Tukwila City Council at a Special Meeting on October 22, 2012 (the "Disposition and Development Agreement "). The Project Site consists of approximately 187,000 square feet of land immediately north of S. 144th Street and east of Tukwila International Boulevard (including approximately 23,000 square feet of 41st Avenue right of way to be vacated by the City of Tukwila) plus approximately 90,000 square feet of land immediately south of S. 144th Street and east of Tukwila International Boulevard, for a total of approximately 277,000 square feet or 6.4 acres of land. The Project Site consists of 21 parcels or tax lots which are proposed for consolidation into five development parcels pursuant to a Boundary Line Adjustment ( "BLA ") application. The proposed Development Parcels, Phasing and Buildings are illustrated on Attachment A. The proposed Project is being developed in accordance with the terms and conditions of the Disposition and Development Agreement, Recording No.20130212001612, as noted above, and the Development Agreement, Recording No. 20130212001613, dated as of December 21, 2012 entered into by and between the City of Tukwila and Tukwila Village Associates, LLC, as approved by the Tukwila City Council pursuant to Ordinance No. 2391 adopted on December 10, 2012. The Project Description corresponds to three development phases occurring on each of the corresponding Development Parcels in accordance with a Phased Development Plan. In addition to the three phases, the development of a public outdoor landscaped "open space" Plaza (the "Community Plaza ") and a public indoor Commons or "community" building coupled with a private Cafe / Coffee Shop (collectively, the "Community Commons Building "), will occur on a separate Development Parcel known as the "Plaza Parcel," or Parcel C on the BLA application. 1 Phase 1 — Proposed Parcel A Phase 1 of the Project will be developed with a single mixed -use structure labeled "Building A." The Plaza Parcel is also included in and labeled "Phase 1" for the reasons described above, but the description of the Plaza Parcel development is provided separately below. The site area of the Phase 1 Development Parcel (excluding the Plaza Parcel — Parcel C) is approximately 63,989 square feet or 1.47 acres. The gross building area of Building A is approximately 119,493 square feet, including approximately 78,944 square feet of gross residential floor area, approximately 8,165 gross rentable square feet of commercial /retail space, approximately 23,380 gross square feet of structured parking, and approximately 9,004 gross square feet of building services areas (e.g., mechanical and utility rooms). Building A includes: • two levels of structured parking containing 85 garage parking stalls for residential use only (Level P1 below grade and Level 1 at grade), • approximately 8,165 gross rentable square feet of commercial /retail space, approximately 1,271 square feet of lobby, management office and amenity space, and four (4) live -work studio loft dwelling units (Level 1 at grade), • five levels of residential dwelling units (Levels 2 - 6) containing a mix of studio, one - bedroom and two - bedroom apartments, private and semi - private outdoor landscaped terraces (Level 2), a south facing public outdoor landscaped terrace (Level 5), private exterior decks on selected residential dwelling units (Levels 2 - 6), and • approximately 43 surface parking stalls for residential and commercial /retail use, and various other landscaping, indoor and outdoor common areas and community facilities. The lower two (2) levels (Level P 1 and Level 1) consist of Type IA (post- tension reinforced concrete) construction and the upper five (5) levels (Levels 2 - 6) consist of Type VA (wood - frame) construction. There will be a total of 84 dwelling units including: • 4 live -work studio loft dwelling units with rentable floor area of approximately 665 square feet, • 10 studio apartment units average rentable floor area of approximately 463 square feet, • 39 one - bedroom apartment units with an average rentable floor area of approximately 650 square feet, with a range from approximately 618 square feet to approximately to 677 square feet, and 2 • 31 two - bedroom apartment units with an average rentable floor area of approximately 951 square feet, with a range from approximately 878 square feet to approximately 985 square feet. Plaza Parcel — Parcel C The outdoor community plaza and the indoor community building will be developed and constructed on the Plaza Parcel, the other parcel labeled "Phase 1" on the Phased Development Plan. The site area of the Plaza Parcel is approximately 31,863 square feet or 0.73 acres. The community plaza will consist of a wide variety of landscaped and hardscaped areas designed in accordance with the "Statement of Purpose and Design" for the Outdoor Plaza as contemplated in the Disposition and Development Agreement. Building C is the indoor community building to be developed and constructed on the Plaza Parcel and will consist of one (1) single level, mixed use structure that includes: (i) a large flex space designed in accordance with the "Statement of Purpose and Design" for the Indoor Commons as contemplated in the Disposition and Development Agreement containing approximately 1,711 gross square feet of assembly space, (ii) a catering kitchen containing approximately 368 gross square feet of space, (iii) approximately 200 gross square feet of storage space, (iv) approximately 215 gross square feet of reception space, (v) approximately 360 gross square feet of men's & women's public restroom space, (vi) approximately 88 gross square feet of building services areas (e.g., mechanical and utility rooms), and (vii) a Cafe / Coffee Shop containing approximately 1,268 gross square feet of retail space, including seating area, kitchen area, refrigeration area and office area; (viii) a covered entry of approximately 400 square feet, and (ix) an indoor /outdoor fireplace and outdoor seating area. The gross building area of Building C is approximately 4,210 square feet. The Indoor Commons and the Cafe / Coffee Shop will share the reception space, the public restroom space, building services areas, the covered entry area, the indoor /outdoor fireplace and the outdoor seating area. The Plaza Parcel also contains approximately 20 surface parking stalls dedicated for use by visitors and retail customers of the Indoor Commons and the Cafe / Coffee Shop. 3 Phase 2 — Proposed Parcel E Phase 2 of the Project will be developed and constructed on the Development Parcel labeled "Phase 2" - Parcel E - with a two (2) mixed -use structures labeled "Building D" and "Building E." The site area of the Phase 2 Development Parcel is approximately 84,310 square feet or 1.94 acres. The gross building area of Building D is approximately 97,130 square feet, including approximately 64,330 square feet of gross residential floor area, approximately 13,000 gross rentable square feet of commercial office space, approximately 17,630 gross square feet of structured parking, and approximately 1,520 gross square feet of building services areas (e.g., mechanical and utility rooms). Building D includes: • One level of below grade structured parking (Level P1) containing 49 garage parking stalls (including 43 stalls for residential use and 6 for commercial office use) approximately 2,090 square of rentable storage and residential amenity space; • One level of approximately 13,000 gross rentable square feet of commercial office space (Level 1 and Level 1 Mezzanine ;) • Five levels of residential dwelling units (Levels 2 - 6) containing a mix of one - bedroom and two- bedroom apartments; and • approximately 22 surface parking stalls for commercial office use and landscaping, indoor and outdoor common areas and community facilities. The lower two (2) levels (Level P 1 and Level 1) consist of Type IA (post- tension reinforced concrete) construction and the upper five (5) levels (Levels 2 - 6) consist of Type VA (wood - frame) construction. There are a total of 70 dwelling units in Building D including • 35 one - bedroom apartment units, with an average rentable floor area of approximately 587 square feet, with a range from approximately 475 square feet to approximately 658 square feet; and • 35 two - bedroom apartment units with an average rentable floor area of approximately 758 square feet, with a range from approximately 715 square feet to approximately 825 square feet. The gross building area of Building E is approximately 134,960 square feet, including approximately 101,670 square feet of gross residential floor area, approximately 3,150 gross rentable square feet of commercial /retail and police resource center space, approximately 25,968 4 gross square feet of structured parking, and approximately 4,172 gross square feet of building services areas (e.g., mechanical and utility rooms). Building E includes: • one level of structured parking containing 70 garage parking stalls for residential use only (Level 1 at grade), approximately 1,150 gross rentable square feet of commercial /retail space, approximately 2,000 gross rentable square feet of police resource center space, and approximately 1,200 square feet of lobby and management office space (Level 1 at grade); • four levels of residential dwelling units (Levels 2 - 5) containing a mix of one - bedroom and two - bedroom apartments, semi - private outdoor landscaped courtyard (Level 1 at grade), private exterior decks on selected residential dwelling units (Levels 3 - 4); • approximately 7 surface parking stalls for commercial/retail use, and various other landscaping, indoor and outdoor common areas and community facilities. The lower level (Level 1) consists of Type IA (post- tension reinforced concrete) construction and the upper four (4) levels (Levels 2 - 5) consist of Type VA (wood- frame) construction. There are a total of 124 dwelling units in Building E, including: • 70 one - bedroom apartment units with an average rentable floor area of approximately 556 square feet, with a range from approximately 475 square feet to approximately 720 square feet; and • 54 two - bedroom apartment units with an average rentable floor area of approximately 732 square feet, with a range from approximately 751 square feet to approximately 819 square feet. Phase 3 — Proposed Parcel B Phase 3 of the Project will be developed and constructed on the Development Parcel labeled "Phase 3" on the Phased Development Plan with a single mixed -use structure labeled "Building B." The site area of the Phase 3 Development Parcel is approximately 66,178 square feet or 1.52 acres. The gross building area of Building B is approximately 132,085 square feet, including approximately 102,375 square feet of gross residential floor area, approximately 1,800 gross rentable square feet of commercial /retail space, approximately 25,600 gross square feet of structured parking, and approximately 2,310 gross square feet of building services areas (e.g., mechanical and utility rooms). 5 Building B includes: • one level of structured parking containing 70 garage parking stalls for residential use only (Level 1 at grade), approximately 1,800 gross rentable square feet of commercial /retail space and approximately 4,450 square feet of residential amenity space (Level 1 at grade), • four levels of residential dwelling units (Levels 2 - 5) containing a mix of one - bedroom and two - bedroom apartments, private and semi - private outdoor landscaped terraces and courtyard (Level 2), private exterior decks on selected residential dwelling units (Levels 3 - 4), • approximately 16 surface parking stalls for commercial/retail and flex use, and various other landscaping, indoor and outdoor common areas and community facilities. The lower level (Level 1) consists of Type IA (post- tension reinforced concrete) construction and the upper four (4) levels (Levels 2 - 5) consist of Type VA (wood- frame) construction. There are a total of 125 dwelling units in Building B, including: • 77 one - bedroom apartment units average rentable floor area of approximately 566 square feet, with a range from approximately 475 square feet to approximately 720 square feet and • 48 two - bedroom apartment units average rentable floor area of approximately 730 square feet, with a range from approximately 715 square feet to approximately 751 square feet. Library — Proposed Parcel D The Library Branch to be developed and constructed by the King County Library System is the subject of a separate Design Review application and is included in the Proposed Site Plan and the SEPA checklist but not in the accompanying Design Review submittal for Phase 1 of the Project. The Library Branch will contain approximately 10,000 gross square feet of space and feature a "green roof' with an area of approximately 8,395 square feet. The total impervious surface area contained on the Library Parcel is 12,220 square feet. Parking The completed Project will provide a total of approximately 463 parking stalls, including: (i) 127 on -site surface parking stalls, (ii) 300 on -site structured parking garage stalls, (iii) 18 on -site surface parking stalls dedicated to the adjacent Riverton Terrace public housing project pursuant to a parking easement, and (iv) 18 new on- street parking stalls. 6 Parking is proposed to be provided in the following numbers and phases: Residential Garage Commercial Garage Surface On- Street Total Phase 1 85 53 18 156 Phase 2 43 +80 6 29 158 Phase 3 86 33 119 294 6 115 18 433 0' 25' 50' too' co Scale�� Note This drawing is conceptual in nature and subject to changes per the Disposition and Development AgreemenL Exhibit F Preliminary Site Plan uM cane ioNit-r4 Legend 4 Parking Garage Entry Point QPlaza Paving Special Pedestrian Paving Building Footprint property Une Preliminary Site Plan Tukwila Village Tukwila, Washington October 18. 2012 Police Neighborhood Resource Center 3 - Upper Building Line (Typ ) Parking for King County Housing Authority i LLC TUKWILA VILLAGE Revised PHASED DEVELOPMENT PLAN 10/04/2013 PROPOSED PHASED DEVELOPMENT SCHEDULE PHASE PHASE 1: PHASE 2: PHASE 3: Milestone Target Date Design Review Application Submittal 06/01/2013 Design Review Approval 10/31/2013 Grading & Foundation Permit Application Submittal 11/01/2013 Engineering Permit Application Submittal (Utilities & Frontage Improvements) 11/01/2013 Building Permit Application Submittal 12/01/2013 Grading & Foundation Permit Issuance 02/01/2014 Engineering Permit Issuance (Utilities & Frontage Improvements) 02/01/2014 Commence Grading, Foundation & Engineering Work 02/15/2014 Building Permit Issuance 04/01/2014 Commence Building Construction 05/01/2014 Construction Completion / Issuance of Certificate of Occupancy 04/30/2015 Design Review Application Submittal 11/01/2013 Design Review Approval 01/31/2014 Grading & Foundation Permit Application Submittal 02/01/2014 Engineering Permit Application Submittal (Utilities & Frontage Improvements) 02/01/2014 Building Permit Application Submittal 03/01/2014 Grading & Foundation Permit Issuance 05/01/2014 Engineering Permit Issuance (Utilities & Frontage Improvements) 05/01/2014 Commence Grading, Foundation & Engineering Work 05/15/2014 Building Permit Issuance 07/01/2014 Commence Building Construction 08/01/2014 Construction Completion / Issuance of Certificate of Occupancy 09/30/2015 Grading & Foundation Permit Application Submittal Engineering Permit Application Submittal (Utilities & Frontage Improvements) Grading & Foundation Permit Issuance Engineering Permit Issuance (Utilities & Frontage Improvements) Commence Grading, Foundation & Engineering Work Design Review Application Submittal Design Review Approval Building Permit Application Submittal Building Permit Issuance Commence Building Construction Construction Completion / Issuance of Certificate of Occupancy 11/01/2013 11/01/2013 02/01/2014 02/01/2014 02/15/2014 07/01/2014 09/30/2014 12/01/2014 04/01/2015 05/01/2015 04/30/2016 City of Jim Hagt;erton, Mayor Deparhnent of Community Development Jack Pace, Director October 9, 2013 Notice of Decision Parking Standard for a Use not specified; 10% Complimentary Parking Approval; Shared Parking To: Bryan Park, Applicant King County Assessor, Accounting Division Agencies with Jurisdiction All Parties of Record This letter serves as a notice of decision and is issued pursuant to the Permit Application Types and Procedures Chapter of the Zoning Code (TMC 18.104.170) on the following project and permit approval. . PROJECT INFORMATION Project File Number: L13-031 Applicant: Bryan Park Type of Permit Applied for: Variance from Parking Standards (Type 2 Permit) Project Description: Tukwila Village — Phases 1-3 Location: East side of Tukwila International Boulevard (TIB) on the north and south sides of the S. 144 Street and TIB intersection Associated Files: LI3-017 — Design Review — King County Library L13-020 — Parking Standard Determination — King County Library L13-021 — Boundary Line Adjustment/Lot Consolidation LI3-030 — Design Review — Tukwila Village Site Plan — Phases 1-3 and Elevations Phase I Comprehensive Plan Neighborhood Commercial Center and High Density Residential and Urban Designation/Zoning Renewal Overlay District: II. DECISION SEPA Determination: The SEPA Responsible Official has previously determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non-Significance (DNS.) Decision on Substantive Permit: Based on the staff report dated October 9, 2013, the Community Development Director has made the following determinations: |. Approved a parking standard for the live/work units of one space per unit; � Approved a 10% complementary use allowance; 3. Approved shared parking across proposed parcels A, B, C, D and E with the following conditions: a) Modify Boundary Line Adjustment/Lot Consolidation application (Land Use File # L13-021) to include reciprocal parking access and maintenance easements across all lots. b) Adhere to the relevant procedures of the City's Commute Trip Reduction Program (Tukwila Municipal Code 9A4,) in order to implement the required Transportation Management Plan. The Tukwila Village Development Associates, LLC and its successor, shall perform the role of Employee Transportation Coordinator (ETC) and perform that role for all businesses on the Tukwila Village site. This role shall include providing information and incentives for alternatives modes of transportation such as transit, carpool etc. Annual reports of the efforts and results shall be provided to the city's CTR coordinator. The Tukwila Village Pr jeotxihuindudcsyvnyooedpurcc|sA,8,[,D.EundthcLibruryyurrc|(Librury Parking Standard Land Use File No. L13-021j c) Information signage shall be developed in accordance with the City's Sign Code (TMC 19) and submitted for review and approval as part of the design review application for Phase 3. d) Any temporary parking approved as part of the phasing plan shall be required to obtain all applicable permits; comply with surface and storm water management requirement; and address maintenance and performance measures. III. YOUR APPEAL RIGHTS The Decision on this Parking Determination Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code (TMC 18.104.010.) Other land use applications related to this project are still be pending. One administrative appeal of this decision to the Hearing Examiner is permitted. Unless an appeal of the Director's decision on this application is timely and properly filed to the City Council, the Director's decision on this permit ohd| be final. A party who is not satisfied with the Hearing Examiner's determination on any such appeal may appeal to King County Superior Court under the procedures set forth in the Land Use Petition Act (RCW 36.70C.) IV. PROCEDURES AND TIME FOR APPEALING Deadline for appeal In order to appea the Community Development Director's decision on this application, a written Notice of Appea must be filed with the Department of Community Development within 14 calendar days from the date of the issuance of this Notice of Decision, that is by 5:00 p.m. on. Page 2 of 3 Content of appeal The requirements for such appeals are set forth in the Appeal Processes Chapter of the Tukwila Municipal Code (TMC 18.116.) All Notice of Appeal materials must be submitted to the Department of Community Development and must include: 1. The name of the appealing party. 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: a) the decision being appealed b) the specific errors of fact or errors in application of the law in the decision being appealed; c) the harm suffered or anticipated by the appellant, and d) the relief sought. 4. Appeal fee per the current Land Use 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 this Decision shall be conducted as an open record hearing before the Hearing Examiner based on the testimony and documentary evidence presented at the open record hearing. The Hearing Examiner decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner decision on this application must file an appeal pursuant to the procedures and time limitations set forth in Judicial Review of Land Use Decision Chapter of the Revised Code of Washington (RCW 36.70C.) An appeal challenging the DNS may be included in such an appeal. If no appeal of the Hearing Examiner decision is properly filed in Superior Court within such time limit, the Decision on this Decision 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 decision 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 Moira Carr Bradshaw, who may be contacted at 206-431-3651 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. Departmer of Community Development City of Tu wila W:\Long Range Projects\Tukwila Village\PL13-023\parking\Parking Determination NOD.doc Page 3 of 3 Arborist Report: Tukwila Village Prepared for Mel Easter, ASLA The LA Studio 15200 52nd Ave S, Suite 210 Seattle, WA 98188 Site visit : September 13, 2011 Prepared by Tina Cohen, I.S.A. Certified Arborist #PN0245A Northwest Arborvitae Report date: September 16, 2011 Page 1 of 8 Page 2 of 8 Table of Contents Introduction and Scope of Work page 3 Summary of Tree Health page 3 Explanation of Spreadsheet terms page 4 Spreadsheet separate attachment Recommendations by Area page 5 Conclusion page 5 Limits to the Report page 5 Photos page 6 -7 Site plan via postal mail Tina Cohen, Certified Arborist Northwest Arborvitae 8318 26th Ave NW Seattle, WA 98117 phone 206 - 789 -3283 fax 206 - 789 -0262 email tina @tinacohen.com September 16, 2011 Mel Easter, ASLA The LA Studio 15200 52nd Ave S, Suite 210 Seattle, WA 98188 Arborist Services Re: Tukwila Village, International Blvd & S. 144th Street, Tukwila, WA Site visit: 9/13/11 Dear Mr. Easter: On September 13, 2011 we met on site along with Jessica Marquardt from your office. I received the site survey, and evaluated the on -site trees. The purpose was to determine which trees are the healthiest and best candidates for retention. Scope of Work I determined the health, structure, life span, overall quality, positive or negative impacts on long — term survival, and positive or negative impacts to the development. The information is intended to guide the design as decisions are made about preserving or removing trees. I understand that the City of Tukwila does not have any tree preservation requirements, only guidelines. Summary of Tree Health The majority of the site trees are drought stressed, excessively pruned, and/or unaesthetic. I noted only 5 superior trees worth special retention consideration out of 59 trees evaluated. This project is an excellent opportunity to replace declining trees with vigorous, appropriate species. • North trees, north of the matchline, #1 -18, 45 -47: These are all unaesthetic and in marginal health. The exception is fir #18, which somehow escaped damage during the construction of the adjacent apartment building to the east. • East trees, #19 -24: These are benefiting from the irrigation from the adjacent library's lawn and are the most vigorous on the site. See the photo on page 5. Page 3 of 8 • North of S. 144th St.: The trees are dying or very stressed from wounds, excess pruning, and drought. See the photo on page 6. The exception is Coast redwood #32; even with graffiti on the trunk it stands out as a superior tree. It can grow to 200 feet and live 300 years. This species is tolerant of disturbance. • Trees along S. 144th St.: Most were excessively pruned. The Lombardy poplars, although mostly healthy, are short lived (about 75 -100 years) and are not the best candidates for retention for this reason. The London planes vary in condition, but they are long -lived (200+ years) and very tolerant of root and canopy damage. • South of S. 144th St.: The cedars adjacent to the barbershop have been excessively limbed up. The trunks are growing into the concrete bulkhead. They will tolerate these conditions, although the cut stumps of four adjacent cedars indicate the owner does not. Coast redwood #35 at the far southwest corner of the site is healthy. • West ROW along International Blvd: The hybrid Norway maples in the sidewalk vaults are healthy although drought stressed. Eventually they'll fill out to help soften the visual impact from the busy arterial. Two Red oaks are dying from drought, as noted on the site plan. • West on site: The Incense cedars are healthy with only two appearing stressed. They're a good choice for this location because they rarely damage sidewalks. They are small enough to transplant assuming they'll get water while being held for replanting. Details of Findings — Explanation of spreadsheet terms. Please see the following fields on the enclosed Excel spreadsheet. Tree #.• Each tree is numbered corresponding to the site plan. Species: Common names are listed. Trunk diameter: I measured the trunk diameter inches at 4.5 feet from the ground if the survey didn't provide it. Health rating: Healthy = normal vigor and appearance for the species (these wiil be the best candidates for retention); Healthy fair = viable but not necessarily the best tree for retention; Poor = not healthy, in decline; Dying = will not survive another year. Structure: Characterizes the general shape of the tree. `Codominant' refers to having two or more trunks or tops that are parallel, versus a single trunk. Many species do this naturally. Comment: The comment provides an opinion regarding esthetics and in the case of the incense cedars, transplant information. Canopy radius: I measured the extent of the canopy (its radius) from the trunk to the outer edge. This is a rule of thumb for distance to place protection fencing and stay away from a tree during construction. Current status: Viable refers to being alive now and remaining so into the future, assuming it would be protected during the project. Non - viable means the tree will not survive long term, whether or not it's protected. Page 4 of 8 El Retention info: This will help you decide /justify if a particular tree should be saved or not. If a tree is noted as Superior, it should be saved if possible. Tolerant species will accept root loss; sensitive species are likely to decline. Recommendations by Area East: The best trees on the site are near the east property line, adjacent to the irrigated King County Library lawn. I recommend saving maple #20 and cedar #21, and protect them as a group at their dripline radii. Fir #18 is also worth saving if the design will allow it. West: The incense cedars are small enough and worthy to transplant except for multi - trunked specimens, or trees that are stressed. The ROW hybrid Norway maples should be retained and protected during the project. Replace the two ROW Red oaks with maples because of their condition. Central/southwest: The two Coast redwoods #32 and #35 are worth saving if they will have enough space to grow. These are very young trees. Along 144th Street: The poplars are short-lived and not worth special design changes to accommodate them. If you decide to retain the most east poplars #23 and #24, they should be further inspected when the ivy is cleared. The London planes #36 -39 will tolerate nearly any amount of disturbance and can be retained except for #38, which leans towards the street. They're young but already provide shade along the street. Consider if they have enough root space during the design process because they're well known for buckling sidewalks. Conclusion There really aren't very many trees worth saving on this site. They've suffered from excessive pruning, trunk wounds, and drought. The superior trees clustered near the east property line should be considered for retention. The small incense cedars near the west property line are tolerating the dry conditions and should be used elsewhere on the project. If there will be space for the Coast redwoods, they would create quite a statement in the new landscape. Limits Unless expressed otherwise (1) information contained in this report covers only those items that were examined and reflects the condition of those items at the time of inspection, and (2) the inspection is limited to visual examination of accessible items without further dissection, excavation, probing, or coring. Loss or alteration of any part of a report invalidates the entire report. Notwithstanding the recommendations and conclusions made in this report, it must be realized that trees are living organisms and their health and vigor constantly change over time. They are not immune to changes in site conditions or seasonal variations in the weather. Page 5 of 8 There is no warranty or guarantee expressed or implied, that problems or deficiencies of the trees in question may not arise in the future. The report and conclusions expressed herein represent the opinion of Tina Cohen d/b /a Northwest Arborvitae. Our fee is no way contingent upon any specified value, a result or occurrence of a subsequent event, or upon any finding to be reported. Respectfully submitted, Tina Cohen, ISA Certified Arborist #PN0245A American Society of Consulting Arborists, Registered Consulting Arborist #473 PNW ISA Certified Tree Risk Assessor #194 tina @tinacohen.com Enclosures Excel spreadsheet `Tukwila Village Tree Data' Site plan via postal mail Page 6 of 8 PHOTOS Trees near the east property line fence, north of S. 144th, are the healthiest because they receive irrigation from the adjacent library property. From the left the on site trees are #19 Lawson cypress, #20 Bigleaf maple, and #21 Western red cedar. Page 7 of 8 The left tree is Doug fir #41. It's dying because of damage from the asphalt poured over the roots. The right tree is Western red cedar #42 which has been excessively pruned. Many of the on site trees suffered extreme limbing and are unaesthetic. The tree in the distance, to the left of the salmon - colored building, is Coast redwood #35. It's in good health and should be retained assuming there's enough space for its roots and canopy. Page 8 of 8 Site visit 9/13/11 Tukwila Village Tree Data by Tina Cohen, Certified Arborist Tree # Species Trunk diam inches Health ratin Structure Excess limbinq Comment Canopy RADIUS feet 9 Current status Viable Retention info tolerant species 1 Pear 5 healthy 2 Pear 4 healthy fair healthy codominant trunks Excess limbing 9 9 Viable Viable tolerant species tolerant species r. 3 Pear 10 4 Apple 5 healthy fair Excess limbing not esthetic 9 Viable tolerant species 5 cedar, w red 4 dying healthy fair Knocked over codominant trunks poor esthetics, ugh 5 9 Non - viable Viable remove unhealthy__ tolerant species 6 Hornbeam 5 7 cedar, w red 12 dying Excess limbing dead top, drought ALL 12 Non - viable remove unhealthy remove unhealthy 8 cedar, w red 14 dying Excess limbing 13 Non - viable 9 cedar, w red 23 health y it Excess limbing 14 Viable sensitive species 10 cedar, w red 12 healthy fair Excess limbing 12 Viable sensitive species 11 cedar, w red 12 healthy fair Excess limbing trunk wounded 15 Non - viable remove unhealthy 12 cedar, w red 14 12 healthy poor Excess limbinq Excess limbing must save group or none dead top 14 13 Viable Non - viable sensitive species remove unhealthy 13 cedar, w red 14 cedar, w red 14,8 poor codominant trunks drought 12 Non - viable remove unhealthy remove unhealthy tolerant species 15 cedar, w red 8 9oor Excess limbinq wounded 6 Non - viable 16 Doug fir 12 healthy fair Excess limbing impacted by building; poor color 14 Viable 17 Doug fir Doug fir 14 15 poor healthy broken top 'OK 16,17 stressed best of group 14 16 Viable Viable remove unhealthy SUPERIOR tree 18 19 Lawson cypress 21 healthy fair codominant trunks basal wound 9 Non - viable sensitive species 20 maple bi leaf 29 healthy codominant trunks 19 Viable SUPERIOR tree 21 cedar, w red 43 healthy codominant trunks 18 Viable SUPERIOR tree 22 Portuguese laurel 12 healthy healthy codominant trunks OK u +_1 ivy prevented full ins•ection 10 18 Viable tolerant species Short lived species 23 Lombardy poplar 45 Viable 24 Lombardy poplar 48 healthy OK 1.5 Viable Short lived species 25 Lombardy poplar 36 healthy fair Excess limbing if saving recheck after clearing ivy 10 Viable Short lived species 26 Lombardy poplar 36 healthy fair Excess limbing 15 Viable Short lived species 27 Lombardy poplar 36 healthy fair Excess limbing 10 Viable Short lived species 28 Lombardy poplar 36,24 healthy fair codominant trunks 15 Viable Short lived species See report for further explanation and summary of findings. Site visit 9/13/11 Tukwila Village Tree Data 2 by Tina Cohen, Certified Arborist Tree # S - cies Trunk Warn inches Health ratin • Structure Comment Canopy RADIUS feet Current status Retention info 29 Lawson cypress dying OK suppressed 6 Non - viable remove unhealthy 30 Lombard .o•lar health fair Excess limbin• basal wounds 15 Non - viable remove unhealth Co • er beech 8 Excess limbin trunk wounds 10 Viable tolerant species 32 Coast redwood 40 healthy OK trunk wound 21 Viable SUPERIOR tree 33 cedar, w red 18 healthy fair codominant trunks 33,34 limbed, impacted by wall, ugly 16 Viable sensitive species 34 cedar, w red 36 healthy fair codominant trunks 18 Viable sensitive species 35 Coast redwood 32 health Excess limbin• adja bldg, carp ants 16 Viable SUPERIOR tree 36 London plane 16 healthy OK 15 Viable tolerant species 37 London plane 17 healthy Excess limbin. 15 Viable tolerant species 38 London plane 16 healthy fair Excess limbing leans south 15 Non - viable tolerant species 39 London plane 31 healthy fair Trunk tore away 18 Viable tolerant species 40 maple bigleaf 32 poor codominant trunks canopy dieback 18 Non - viable remove unhealthy 41 Doug fir 32 dying topped in paving 18 Non - viable remove unhealthy 42 cedar, w red 18.18.18 healthy fair codominant trunks ugly. trunk wounded 15 Viable sensitive species 43 Colo spruce 32 healthy fair Excess limbing trunk wounded 15 Viable sensitive species 44 Sweetgum 30 poor Trunk tore away 18 Non - viable remove unhealthy 45 Mt ash 6 poor codominant trunks stump sprout 12 Non - viable remove unhealthy 46 Mt ash 22 poor codominant trunks extensive wounds, poor canopy 18 Non- viable remove unhealthy 47 E dogwood 6 dying OK drought, anthracnose 5 Non - viable remove unhealthy 48 incense cedar 8 healthy OK transplant 4 Viable SUPERIOR tree 49 incense cedar 5 health codominant to looks broken, NOT suitable to transplant 6 Viable tolerant species 50 incense cedar health multiple trunks NOT suitable to trans #lant Viable tolerant s =ecies incense cedar 3 health OK 3 Viable tolerant s #ecies incense cedar 6 health multi le trunks NOT suitable to trans ■lant 6 Viable tolerant species incense cedar 4 OK . " 3 Viable SUPERIOR tree incense cedar 6 health, OK 4 Viable SUPERIOR tree 55 incense cedar 6 health OK transplant 5.5 Viable tolerant species See report for further explanation and summary of findings. Site visit 9/13/11 Tukwila Village Tree Data 3 by Tina Cohen, Certified Arborist Tree # Species Trunk diam inches Health rating Structure Comment Canopy RADIUS feet Current status Retention info _- 56 incense cedar 3 poor OK stunted, NOT suitable to transplant 2 Non - viable remove unhealthy tolerant species 57 incense cedar 5 healthy OK transplant 4 Viable 58 incense cedar 4 healthy fair codominant tops NOT suitable to transplant 2 Viable tolerant species 59 incense cedar 4 healthy fair OK thin canopy, NOT suitable to transplant 3 Viable tolerant species See report for further explanation and summary of findings. Tukwila Village ECEEIVED N 211113 .0 ! G ° -,.III 00010 ,,I If Phase 1 B.A.R. Submittal Response to Design Review Criteria for BAR Review - Developments in the Tukwila International Boulevard Corridor 1. Site Design a. Site Design Concept The overall site design concept for Tukwila Village is the layout and arrangement of buildings, pedestrian elements and landscaping that provide a cohesive "village" scheme. This layout and concept will provide for convenient access from Tukwila International Boulevard (TIB) and South 144th Street by both automobiles and pedestrians, with a primary focus on convenient pedestrian access and circulation. One significant design objective for Tukwila Village is to create an extraordinary shared experience that will enhance community life for the City and its residents. A major component of Tukwila Village is the Outdoor Plaza. This space is designed to serve as a welcoming, active, vibrant, and attractive place where people can gather, connect with each other, and enjoy a range of activities and amenities. The Outdoor Plaza also includes the community Commons building. Both are intended to be used by, and accessible to, Tukwila Village residents, library and business patrons, and the greater community throughout the year. Since the Plaza & Commons are located in a neighborhood with an "international" 1 May 28, 2013 character (as suggested by its proximity to an international airport and Tukwila International Boulevard), made up of people from distant countries with a great variety of languages and cultures, the site and Plaza design will seek to be a welcoming place supportive of their needs and aspirations. Tukwila Village will also have a multi - generational appeal, from children to seniors, residing at Tukwila Village as well as in surrounding neighborhoods. As diverse as the local community is, unity can also be seen through the many shared interests of these various cultures, such as an appreciation for family and social life, food and drink, music and the arts, and nature and the outdoors. The goal is to facilitate these shared interests and create opportunities for their mutual experience and enjoyment, thereby strengthening the bonds of community. This goal is captured in the phrase "Common Ground ", which we are using as the central design theme for the Plaza and surrounding spaces. Since the building within the Plaza is referred to as the "Commons ", this phrase is especially appropriate to express the idea that the Plaza also serves as an extension of and complement to this building. The physical design of the Plaza and surrounding site elements is intended to express the idea of unity through the use of "universal" shapes, forms, and materials found in many cultures, In particular, the circle is a shape with symbolic significance in many cultures. It is said to represent unity, infinity (no beginning or end), democracy (no position in a circle is more prominent than any other position), and mobility (the wheel). These ideas are consistent with the goals for the Plaza, and so the circle figures prominently in its design. Materials such as stone, brick, ceramic tile, wood, and water are used in the design of places throughout the world and find expression in the design of the Plaza. At the same time, the site design reflects the community's diversity through variety of material, color, texture, pattern, and origin. For example, landscape plant materials with a variety of leaf and flower color and texture, and originating from several different countries may be used. Different varieties of stone and wood may also be featured in elements such as walls, pavement, and landscape structures. This expression of diversity complements the idea of "mosaic" expressed in the design of the adjacent library. The goal, however, is for there to be harmony and coherence amidst this variety and diversity. b. Relationship to Street Front From the beginning, the overall site design of Tukwila Village focused on the fronting of buildings onto the adjacent streets, including Tukwila International Boulevard (TIB) to the west and South 144 Street to the north and south. Approximately 1/3 of the development is located on the south side of S. 144th Street and two thirds is located on the north side. Building A, the King County Public Library and Building D all front directly onto TIB. Only a small, single- loaded parking area separates Building A from TIB and is intended to provide additional parking for the ground -level retail 2 May 28, 2013 and commercial spaces in that building. The King County Library, Building B, Building D and E all have frontage on South 144th Street. In all cases the intent is to create a very urban feel and edge. In some cases, front doors are oriented to the street, such as the retail /commercial spaces on TIB. In other instances the building entries are internal to the site and relate to the surface parking and provide more convenient access to other Tukwila Village features and activities. South 144th Street will be reconstructed (widened) to include several upgrades. These include parallel parking stalls and bike lanes on both sides, street trees and expanded sidewalks. c. Street Corners Tukwila Village includes two major street corners located at the west intersection of Tukwila International Boulevard and South 144th Street. On the north side of South 144th Street, the new King County Library will provide the backdrop, a contemporary building with striking Architectural lines and features. The foreground will include the KCLS monument sign, surrounding by a generous landscape area and an expanded concrete sidewalk. Building D is located on the south side of this intersection and will provide a quality multi- story, mixed -use building as a back drop, with contemporary architectural design. The corner will include an expanded and paved sidewalk with landscape planters. In addition to 5- levels of housing, this building will contain the corporate offices of the Senior Housing Assistance Group (SHAG). d. Continuity of Site with Adjacent Sites Two significant "transition" areas are important to the successful integration of this higher density urban community into the existing fabric of this neighborhood. The relationship of Building B to the adjacent multi -story apartments to the east and north; and the relationship of Building E to the King County Housing Authority complex to the east of Building E. The property directly south of Building D is planned for redevelopment and the existing use north of Building A is a taxi parking lot. Potential transition solutions for Building B may include appropriate perimeter fencing, provision of openings in the adjacent parking garage, vertical landscape treatments on the blank building walls, heavy perimeter landscape planting, etc. Building E transition solutions include the provision of ground -level living units accessed from the east side of the property, pedestrian walkway, provision of shared parking stalls, foundation planting, etc. e. Shared Facilities Tukwila Village meets the definition of "Shared Facilities" - multiple mixed -use buildings with shared parking areas, driveways, and landscaping. The community will also include a shared Public Plaza and Commons building. f. Site Design for Safety On -site vehicular circulation is simple and direct, designed to be as unobtrusive as 3 May 28, 2013 possible. The focus of the site layout and circulation is on the pedestrian user, not the car. The concept is that cars will be "allowed" onto the site, primarily to access the retail /commercial uses and the parking garage entrances at each mixed -use building. Buildings are designed and located such that surveillance of the entire property is achievable. The multiple- storied structures with multiple living units place many eyes on the site at all times. Good visual access into the site from the surrounding public streets. In addition, the Tukwila Police Neighborhood Resource Center will also be located in the northwest corner of Building E. In addition to the required street lighting, the entire site will be adequately lighted for safety and security. Special attention will be given to parking areas, pedestrian connections and accessible routes of travel. Selection and use of plant materials will take into consideration the long -term growth habits of the plants. With tight, urban -scale spaces, use of small to medium sized trees and shrubs will be appropriate. Low to medium -level maintenance will be the overall objective of the site elements, paving, furnishings and landscape. The design will incorporate durable materials that are both functional and attractive. g. Siting and Screening of Service Areas Trash and recycling stations will be limited to two locations within the entire community. The primary location is on the very north end of the site (northeast of Building A) with a secondary location at the far south end of the property (adjacent to Building E). Electrical transformers are proposed to be pad mounted, located adjacent to the trash stations. These areas will be screened from view by a combination of fencing and landscaping. h. Natural Features and Sensitive Areas No designated "sensitive areas" are located on this site. An Arborist came on -site, identified and evaluated all existing trees. The general conclusion of her report was that there are very few trees that are worth saving on this property. We intend to preserve the large Coat Redwood tree located adjacent to Building B. Additionally, the natural surface water out -flow will be retained at the south end of Building B — with discharge under and to the south side of South 144th Street. i. Surface Stormwater Detention Facilities Stormwater detention will occur in a series of pipes located under Building B and Building E. Water quality treatment will be provided by a series of below -grade "Bio- Clean" treatment facilities - see civil documents. I. Pedestrian Circulation Paved sidewalks will connect all buildings and building entries within the Tukwila Village development. Paved pedestrian connections are also provided from Tukwila International Blvd. (TIB) and South 144th Street to the main entries into the Village. Pedestrians will also be able to comfortably connect to adjacent 4 May 28, 2013 properties by way of the public sidewalks along TIB and South 144th Street. The existing Transit stop located on TIB and on the west side of the proposed King County Library will be readily accessible from all locations within Tukwila Village. k. Pedestrian Amenities Tukwila Village will include numerous and varied pedestrian amenities, most associated with the Outdoor Plaza located in the central portion of the development. These will include an open lawn area for relaxation, activity and watching performances on The Commons stage, interactive water feature and water fountain, game table area, seating area with shade structure, fire -side seating at the coffee shop and numerous seating areas with seat walls and benches. I. Vehicular Circulation As previously stated in section "f ", the focus of the Tukwila Village site design is the pedestrian. Vehicles will be "allowed" onto the site, primarily to access the retail /commercial uses and the parking garage entrances at each mixed -use building. Through the use of creative transitions, the design objective is to minimize the intrusion of automobiles and vehicular activity, especially in the outdoor plaza area. Low curbing and bollards will be used to allow safe and convenient pedestrian movement while still allowing safe passage of vehicular traffic. m. Parking Minimum parking stall counts have been implemented at Tukwila Village. An application has been made for an Administrative Variance to allow a reduction of 10% for non - residential parking requirements. 2. Building Design a. Architectural Concepts Tukwila Village will be comprised of 4 large mixed -use residential buildings, a community commons building and a public library. The buildings will employ complimentary architectural styles, materials and detailing and will draw from a common color palette inspiration. The color palette inspiration is the "farmer's market;" natural colors with vivid accents — think butternut squash, tomatoes, fresh greens, eggplant, etc. The King County public library (design by others) sited on the corner of s. 144th and Tukwila International Boulevard sets the tone with an urban, contemporary style with simple forms and materials. The Commons building compliments the contemporary library design, with a more intimate and detailed Northwest contemporary architecture. Wood detailing creates a sense of "warmth and welcoming ", appropriate to the function of the community gathering space. The large residential buildings are not overly stylized or themed. They are composed of simple forms that relate and respond to the building function, site characteristics and adjacencies. Wood detailing at key locations such as building canopies and entries reinforce the "warm & welcoming" theme of the community commons building. b. Architectural Relationships The surrounding and adjacent structures include low -rise motels, parking lots and older 5 multi - family apartments. quality of Tukwila Village from the surrounding neighboring structures. May 28, 2013 The architectural will raise the bar and adjacent The commercial buildings in the NCC zone are designed as mixed -use buildings. In phase 1, Building A provides the majority of the commercial uses including restaurant, retail, incubator business spaces and live -work units. Building A fronts onto Tukwila International Blvd. and on the "main street" entry to Tukwila Village. The commercial frontage on TIB and along the plaza and live -work units is scaled for the pedestrian with the upper floors pulled back from this edge. The massing along the main street frontage is reduced by two stories to transition to the scale of the library, commons and plaza. c. Building Elements, Details & Materials Building A is sited on the corner of Tukwila International Boulevard and the main street entrance to Tukwila Village. This facade is detailed with a unique corner feature including a recessed commercial entry, large corner canopy with the "Tukwila Village" signage and wood detailing hinting at the community commons building detailing beyond. The corner of building A that fronts onto the plaza also has a unique corner feature design. The scale of this corner is reduced to one story with a large landscaped terrace above. A round covered entry and trellis feature above sets the tone for the repeated use of the circle in the overall Plaza design theme. This unique feature becomes a focal point for views into the plaza from both S. 144th Street and Tukwila International Boulevard. Wood detailing is continued here relating to the featured community commons building. The community Commons building massing employs a unique butterfly roof form, which opens up to the plaza stage and seating area. Structural wood timbers and trellis detailing provide an intimate scale and warmth. The building materials throughout the project have been selected for high quality, ease of maintenance and longevity. The building material palette includes: brick masonry, metal siding, fiber cement lap siding and panels (painted) and wood detailing. Exterior building lighting will be coordinated and compatible with the overall site lighting for the project. Unique architectural features will be highlighted with up lighting. Canopy and soffit down lighting will provide pedestrian lighting. d. Pedestrian - Oriented Features As discussed above, the building massing has been reduced along key pedestrian frontages to create pedestrian - friendly facades. In addition, pedestrian scaled detailing is provided including overhead weather protection canopies with down lighting, wall mounted lighting, greenscreens with "public art" elements and wood detailing provide interest at the street level. Blank facades have been reduced through the placement of signage, public art and green screens. e. Mechanical Equipment 6 May 28, 2013 The mechanical equipment for building A will be located on the unoccupied roof and screened by parapets. Pad mounted electrical transformers will be screened from view adjacent to the trash station. The Commons building mechanical equipment will be located in the interior mechanical room. The electrical transformer will be placed in a below ground vault. AC Condensers will be screened by landscaping. The grease hood vent will be located on the flat roof and screened by parapets. 3. Landscape Design a. Landscape Design The overall design concept is to create a cohesive and aesthetically pleasing landscape that invites users into the spaces and leaves a lasting impression, even if they are not sure why. Because of the development density and the provision of a wide range of useable, paved areas, the carefully placed planters and landscape areas must be appropriately planted. The landscape will be used to enhance and screen, provide interest and visual impact and in the case of the open lawn area, provide a functional and green space that can be used for many functions and activities. Because we are redoing the South 144th Street Right -of -Way and the Tukwila International Boulevard frontages, we will be creating a new and enhanced street tree planting that is compatible with the overall Tukwila Village landscape design. b. Planting Design The plant selections will include an appropriate mix of native and ornamental plants that are appropriate in terms of their hardiness, growth habits and maintenance requirements. The planting design will include the use of a carefully selected group of trees that provide shade, verticality and separation. The understory planting will be done in plant "masses ", minimizing the number of plant species and maximizing the visual impact. For various reasons, a vast majority of the existing trees on -site are not suitable for preservation (see Arborist Report). We are proposing the preservation of one significant Coast Redwood tree located at the southwest corner of Building B and it will be incorporated into the planting design. 4. Signs a. Signage Concept The overall sign concept for Tukwila Village is a simple but high impact solution that can be carried consistently throughout the project, from the monument signs identifying the Tukwila Village development, to the spaces within the village, such as the outdoor plaza (Common Ground) and The Commons building. This solution will be carried out through the use of individual, bold letters placed in key locations throughout the development. These will include the top or side of landscape walls as well as along the top of building canopies of fascias. Similarly, the individual building names will be located on "blade" signs mounted on the building face, near the front entrances. A similar treatment will be implemented with the individual retail and commercial tenants as they are identified. In 7 May 28, 2013 all cases, the objective is to make the signage readily viewable by both motorists and pedestrians. These signs will be lighted for both day and nighttime viewing. The intent is to use energy - efficient LED lights within or adjacent to the individual letters to create a soft "glow" vs a harsh, spot light approach. The sign materials will be durable and resistant to vandalism and theft. t � 1 R t /i•'•�i�rrrr'riaa+ ∎ a•l�1111rr•�rr'aa'r' 110 X4,1 • rr a�r a•,t ar,', M <M. R.. 11 It C ! R 0 0 1 *4 t 4 4. 1, 0 a a . 7 . # 0 • i• • • 1 1 1 r• 0•l11111 **#.0 4• 1• r ' r + ' , •• � t` I • / • • 1 1 r ' ► +' ' • • • •• 1 • 1• I . • •i + ° a+ + • i/ 1A. M••1 1.1 • r it 4 rt •� • 1 • • • r y i / /r/ • ; • • •1• • • t 4• .r•• •*a,a." • • • • I r• + •r ► *# • 1/0 • •• •111 • ;•� *•i +'�ir�•+. • / �• f1 #11J 1� .••a�a,rr ea • •• N1 •• 1s4 rr r' •� ▪ • • i • 1/ ►,• M•, • • 90 90 1 t, 1. • •• 1• if 0 Proposed gate and screen for garage opening ATTACHMENT X The Water Feature Ripples Wind and Water Passive Water Feature --, Downspout &Sculpture Hardscape & Runnel Water Feature: Create a signature sculpture intm rating the spiral imagery and wind my r: .. • into a passive water feature Inc . .. ate a glass/ stone • ed hardscape runnel TUKWI L ". VILLAGE Tukwila, Washington Village Development o:sates. LLC M Coss Epic of the Winds Local History & Culture Spirals, the Wind, & Mixing Cultures Narrative Imagery through Artwork F Narra . Art ir pies of Mosaic and Enar -' St yt. ;c; k and Salted Enamel on Metal Mosaic Inlay on cat Cernent bollard by I youth In art Epic of the Wfr :N in Tukwila, was one ofaeveral pI �neist ti, r t . _ _, Salish creation stories. There l a i .: _ _ Jiinook Wind for control over the Duwarnish Valley a d PugecSound. . axesenting the diverse population'of Tukwila i clude stories of wind -todes from :_:2 UKWILA VILLA(; Tukwila, Washington wila Village Development e,clates, LLC The Clocktower 1 Time Reclaimed 9 4 '';i; The wind, the spiral, the clock, wood rings of time and reclaimed redwood from the site 'I BU.ADSG ICOtltkOM C, DUVO'! Re ,,,oct in Fe ,0 i t ,l; Ti arc s -= ma mmponfm o your' hcin:' UKWIL ILI AGs� #11, Washington Clock't wind chirstes wind chicon Clock Examples KMight to dockface 10.12' Cock height 12.16' +vila Village Development Associates, LLC I mina -. M CV1S5 Version: October 2, 2013 Exhibit 0: Tukwila Village — Indoor Commons Statement of Purpose and Design Plaza Parcel — Intended Use The goal for Tukwila Village is to create an extraordinary shared experience that will enhance community life for the City and its residents. As a major component of Tukwila Village, the Plaza Parcel will help fulfill this goal by serving as a welcoming, active, vibrant, and attractive place where people can gather, connect with each other, and enjoy a range of activities and amenities. The Plaza Parcel includes two components - the outdoor community Plaza and the indoor community Commons. They are both intended to be used by, and accessible to, Tukwila Village residents, library and business patrons, and the greater community throughout the year. Since the Plaza & Commons are located in a neighborhood with an "international" character (as suggested by its proximity to SeaTac International Airport and Tukwila International Boulevard), made up of people from distant countries with a great variety of languages and cultures, the Plaza parcel design will seek to be a welcoming place supportive of their needs and aspirations. The Plaza and Commons should also have a multi - generational appeal, from children to seniors, residing at Tukwila Village as well as in surrounding neighborhoods. Indoor Community Commons — Design Concept The indoor community "Commons" design concept shall be consistent with the concept established for the Plaza parcel, as well as the Tukwila Village project as a whole. The design concept shall take into consideration the diversity of the community, the City of Tukwila's vision for the project as a welcoming and gathering place, and the functional characteristics of the mixed -use development. Indoor Community Commons - General Design Guidelines 1. Community Amenity The community "Commons" building shall include a minimum of 2,000 square feet of meeting room and related accessory space to serve Tukwila Village and the surrounding community. The community building and related amenities shall facilitate a diverse set of activities including those that are active and passive, formal and informal, group and individual, planned and spontaneous. The community "Commons" building will incorporate a commercial space suitable for a cafe and /or coffee shop. 2. Focal Point The community Commons building shall serve as a major focal point within the Plaza and for Tukwila Village as a whole. a. While maintaining consistency with the overall Plaza & Tukwila Village design concept, the architectural design of the community Commons building shall be expressive of the importance of the community Commons building to the overall 1 Version: October 2, 2013 project and greater community. The community Commons building shall standout as a "distinctive and unique" community gathering space. b. The siting of the community Commons building shall ensure that it is highly visible from the major view corridors into Tukwila Village from both S. 144th street and Tukwila International Boulevard. Distinctive massing and elements of the design should be visible at key sightlines /gateways into the project such as the primary entry from T.I.B. and from Plaza entry points along the S. 144th Street frontage. c. The primary community Commons building entry shall be a prominent architectural feature / focal point, creating a unique pedestrian destination and visual identity within the Plaza. Examples of distinctive community building design 2 Version: October 2, 2013 3. Connections The community Commons building shall facilitate both visual and physical connections within the Tukwila Village site. The building shall: a. Be physically integrated and connected to public sidewalks, Plaza activity spaces, and parking. b. Provide visual and functional connectivity between the proposed indoor Commons and the outdoor Plaza activity spaces through transparency and physical connections such as expansive glazing and doors. c. Include a banner hanging system on an exterior wall in view of the Plaza for event marketing. d. All windows and transparent doors shall have sliding panels, draperies, blinds, or window treatments with the ability to restrict views and sunlight. Window treatments shall take into consideration ease of operation, longevity and low cost maintenance. e. Provide connections to the outdoor Plaza to allow for expanding use such as an outdoor covered porch or stage /patio area. f. Include doors connecting the meeting room to the outdoor Plaza that are able to open up (e.g., garage -style doors) such that they can allow at least two, unimpeded entryways of at least 8 feet wide each. g. The Plaza area adjacent to the meeting room "front" facing the center of the Plaza should have different color, design, or surface treatment to create a feeling of a "stage apron area" so that it is clear that it could be used as a performance space. , '11'11'11'11'11'11'11'111111111$ $1111111111111111111$$$iiiliii11111111111111111111111E1Elip11111111111$H11111111g r III Jf ! ll� ■11i1111r ioiI V Examples of visual and physical connections Version: October 2, 2013 Flexibility / Diversity The community Commons building shall be designed to be flexible enough to accommodate a diverse range of activities and number of users and to support the Plaza. The building shall: a. Provide a community /meeting room of at least 1,600 square feet with a simple rectangular floor plan that will facilitate a maximum number of uses. b. Provide multiple electrical outlets on interior and exterior walls, and trellises to power lights, speakers, and other devices. c. Provide a storage space of at least 180 square feet for items needed to support a variety of activities such as tables & chairs, art displays, games, exercise, music, dance, etc. d. Provide a "catering" kitchen facility which will accommodate (minimal) food preparation, re- heating, assembling and serving of food and clean -up. The kitchen facility shall have direct access to the community /meeting room and direct access to an exterior service /loading entrance. The kitchen shall include the following equipment: a gas convection oven and range hood, range with four burner stove top and range hood, refrigerator, freezer, two compartment sink, hand wash sink, ice machine, and microwave. e. Provide a countertop and sink along a wall inside the community /meeting room. f. Provide numerous electrical outlets inside the meeting room that are wall mounted at floor level, flush mounted in the floor, and wall mounted at ceiling level to enable convenient connections for projectors, speakers, lights, portable equipment, etc. g. Include a sound system with wireless microphone connections and built in wall or ceiling mounted speakers inside and eaves or wall mounted speakers on the exterior above the doors facing the center of the Plaza. h. Provide public restroom facilities for both men and women. '"N1i911U ovapo yoaiiivi Examples of simple spaces /flexible uses. 5. Shared Uses The community Commons building should provide opportunities for joint development of commercial (e.g., cafe /coffee shop) and community /meeting room uses where there is a potential for efficient use of common features and resources a. The community Commons building should be designed such that the commercial tenant (e.g., cafe /coffee shop) could provide management oversight and a presence /activity in the building throughout the day, as well as to provide catering or other food and beverage options. 4 Version: October 2, 2013 b. The commercial tenant's cash register location shall be highly visible, with clear sight lines to the main entry, the community /meeting room entry and the public restroom facilities. c. Maximize the amount of useable community /meeting space through the use of shared facilities such as a common entry /reception area, shared restroom facilities and mechanical and utility spaces. d. The community "Commons" building, including the community /meeting room, restrooms, and catering kitchen, must be able to be operated separately from the commercial space (cafe /coffee shop) and be able to remain open and available to the public during reasonable hours, even when the commercial space is not open. 6. Building Materials Utilize durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. a. Materials & detailing shall be appropriate to the architectural character of the building. b. The selected materials shall impart a sense of permanence, as well as a sense of community and "warmth." Appropriate materials shall include: concrete, masonry, metal, glass, fiber cement cladding, and wood. c. Materials selection shall be easily maintained and discourage vandalism. d. Interior paint should be mark resistant and easy to clean. e. Color selection should be distinctive and eye- catching (e.g., vivid accent color). f. The community /meeting room should have a concrete floor with a low maintenance, highly durable, easily cleaned finish. 't!il1'tlVli )i y/r 'OM � rrrh�rrtl�,�JN wo gM 'raMMI m, m�lh7npiil 1 MMOyiM MOMrrll9 pis y'r Srrls I�Siyt1� 'r Af,gk rrgyy !rq uAromm 1alL "111 PrOjw Irymll ��' III I 111111111111111111111111111111111111111111111111111111111111.1 /yq ofrfs ✓q MIrMi l�l /'IJI)1y'r,l HmknW f w�rmamr'arro� i'oai�orrr/ `�ID�r, h r, r,% ✓lr �,�grlfrp'�lr rrt Examples of appropriate and distinctive materials 7. Lighting and Signage Integrate into the architectural design and materials selection the placement of exterior lighting and signage . 5 Version: October 2, 2013 a. Lighting shall be provided to enhance user safety, as well as aesthetics. b. Incorporate lighting design that enhances dramatic architectural features such as column uplighting, soffit lighting, and backlighting. c. Signage shall be provided to clearly identify the identity and use of the building. Consider the incorporation of public art into the signage design. �0� ov0000000v luvoulovol000l i11111111 01110111101010001 111 11111 1'1 Examples of building lighting, signage and public art 8. Service Areas and Mechanical Equipment Minimize the visual impact of service and mechanical areas. a. Building planning should consolidate service /mechanical areas to a single location of the building on a side not facing the Plaza. b. Mechanical equipment shall be screened from view with landscaping, located on roofs screened by parapets or located in below grade vaults. c. Exterior concrete and paving near doors to delivery / service areas or mechanical areas shall be sufficiently reinforced so as not to be cracked or broken from the weight of delivery or repair vehicles. Please note that the foregoing images are representative examples of the nature of the visual and physical connections, flexibility and diversity, shared uses, building materials and colors, lighting, signage and public art contemplated in connection with the design and construction of the community "Commons" building. Also, please note that the "Commons" will likely be renamed to create a unique identity while achieving the same purpose as described above. 6 Version: October 2, 2013 Exhibit N: Tukwila Village — Outdoor Plaza Statement of Purpose and Design Plaza Parcel — Intended Use The goal for Tukwila Village is to create an extraordinary shared experience that will enhance community life for the City and its residents. As a major component of Tukwila Village, the Plaza Parcel will help fulfill this goal by serving as a welcoming, active, vibrant, and attractive place where people can gather, connect with each other, and enjoy a range of activities and amenities. The Plaza Parcel includes two components - the outdoor community Plaza and the indoor community Commons. They are both intended to be used by, and accessible to, Tukwila Village residents, library and business patrons, and the greater community throughout the year. Since the Plaza & Commons are located in a neighborhood with an "international" character (as suggested by its proximity to SeaTac International Airport and Tukwila International Boulevard), made up of people from distant countries with a great variety of languages and cultures, the Plaza design will seek to be a welcoming place supportive of their needs and aspirations. The Plaza and Commons should also have a multi - generational appeal, from children to seniors, residing at Tukwila Village as well as in surrounding neighborhoods. Outdoor Plaza — Design Theme As diverse as the local community is, unity can also be seen through the many shared interests of these various cultures, such as an appreciation for family and social life, food and drink, music and the arts, and nature and the outdoors. The goal of the Plaza is to facilitate these shared interests and create opportunities for their mutual experience and enjoyment, thereby strengthening the bonds of community. This goal is captured in the phrase "Common Ground ", which we are using as the central design theme for the Plaza. [Since the Community Building within the Plaza has been tentatively referred to as the "Commons," this phrase is especially appropriate to express the concept that the Plaza also serves as an extension of and complement to the Community Building as a gathering place. Please note, however, that the "Commons" will likely be renamed to create a unique identity while achieving the same purpose.] The physical design of the Plaza is intended to express the idea of unity through the use of "universal" shapes, forms, and materials found in many cultures. In particular, the circle is a shape with symbolic significance in many cultures. It is said to represent unity, infinity (no beginning or end), democracy (no position in a circle is more prominent than any other position), and mobility (the wheel). These ideas are consistent with the goals for the Plaza, and, accordingly, the circle, partial circles and curves figure prominently in its design. Materials such as stone, brick, ceramic tile, wood, and water are 1 Version: October 2, 2013 commonly used in the design of gathering places throughout the world and find expression in the design of the Plaza. Similarly, the Plaza design reflects both the community's diversity and local character through a variety of material color, texture, pattern, and origin, such as, for example, the use of northwest native plant materials with a variety of leaf and flower, color and texture. Different varieties of stone and wood also may be featured in elements such as walls, pavement, and landscape structures. This expression of diversity and local character in the Plaza complements the idea of the "mosaic" expressed in certain aspects of the design of the adjacent Library. The expressed goal is for there to be harmony and coherence amidst the variety and diversity. Outdoor Plaza — General Design Guidelines 1. Pedestrian Oriented The Plaza should be a safe place for pedestrians and protected from vehicular traffic through the use of curbs, bollards and structures. Pedestrians should feel safe and welcome. Connections between the various uses in and around the Plaza should be clear, visible, convenient, and accessible for all. 2. Provide Attractions and Destinations The Plaza should offer a variety of things to see and do for all ages - seniors, adults, teens, and children - as well as for specific user groups, such as families with children or people with disabilities. The Plaza design should include "gateways" to identify Plaza entrance points and provide a sense of arrival and Plaza identity. Focal points of varying character and scale should be included within the Plaza to draw people into and though the space. These could include public art, water, ornamental vegetation, architectural structures, or other attractions. The Community Building, centrally located within the Plaza, will also serve as one of the principal focal points /destinations. 3. Flexibility of Use The Plaza shall be designed to be flexible enough to accommodate a variety of uses such as casual sitting and relaxation, performances (music, theater, dance), farmer's markets, picnics, etc. The form and features of the design shall support and facilitate its intended functions, while allowing for those functions to change over time. 4. Maximize Periods of Use The Plaza shall be designed to maximize periods of use in terms of its seasonal availability and usefulness. It shall be designed to encourage use during Spring, Summer, Fall, and Winter, as well as special holidays. It shall also be designed to facilitate and encourage both daytime and evening use, including satisfactory illumination. 2 Version: October 2, 2013 5. Provide Amenities to Enhance User Experience The Plaza shall offer a variety of amenities to enhance visitors' comfort and enjoyment. Ample and comfortable places to sit and relax, food and beverage options, shelter, and vegetation for shade and aesthetic enhancement should all be included. Materials and detailing for the various design elements shall be chosen carefully to convey a positive community image and foster a sense of local civic pride. 6. Management and Maintenance The Plaza shall be managed and inexpensively maintained to be a safe, clean, attractive place at all times. CPTED (Crime Prevention Through Environmental Design) principles shall be incorporated as appropriate. Adequate lighting, trash /recycling receptacles, preventative features such as anti - graffiti surfaces or coatings and proper maintenance of landscape /hardscape and other features shall be considered. Outdoor Plaza — Materials and Colors 1. Materials to be incorporated into the outdoor Plaza shall be varied, safe and durable, add visual interest to the overall space and enhance the user experience, with relatively low maintenance requirements. 2. A warm and vibrant Color Palette will assist in creating a welcoming space and environment for the many and varied cultures represented in the community. The colors should be interesting but not too busy, enticing but not too garish, compatible with the surrounding development, and able to stand the test of time. Pervious Concrete Paving or similar Concrete Paving with Score Joints or similar) Version: October 2, 2013 Concrete Paving (or similar) Sign Concept (or similar Seat Wall (or similar Fire Pit, Fire Bowl, or Fire Place or similar) Metal Bench (or similar) Colors to be determined 4 Metal Bench (or similar) Colors to be determined Site Furnishings — Bike Rack (or similar) Parking Lot /Street Lighting (or similar) 5 Version: October 2, 2013 A Site Furnishings — Bike Rack (or similar) 4vvvV14111,411441111V14.v474 Accent and Uplights (or similar) Site Lighting — LED in -wa I (or similar) Freestanding Planter Pots (or similar) Colors to be determined In- Pavement "Runnel" (or similar) 6 Version: October 2, 2013 Site Lighting LED in -wall (or similar) f i Freestanding Planter Pots (or similar) Colors to be determined Cobbles sipped to for runnel In- Pavement "Runnel" (or similar) Bollards (style to match primary fixtures) Interactive Water Feature (or similar) Chess /Game Board (or similar) Version: October 2, 2013 Information Kiosk Concept (or similar) Interactive Water Feature (or similar Game Tables (or similar) 7 Version: October 2, 2013 The foregoing images are representative examples of the design themes, materials and colors, and the intended amenities and uses of the Plaza. The signage concepts reflected in such images are for illustration purposes only. All signage will be approved pursuant to applicable City code and not pursuant to this Statement of Purpose and Design. Detailed Specifications: 1. The Plaza, excluding parking, drive aisles and the Community Building, must cover a minimum of 20,000 square feet. 2. The outdoor seating areas must be designed to deter sleeping or riding skateboards. 3. Landscaping must be primarily from native, low maintenance vegetation. Trees should be minimum 2" caliper (when planted) since smaller trees could be damaged by Plaza users. The Plaza must include: A water feature that allows children to see and touch the water without significant risks, while minimizing operational and maintenance costs. It must be attractive or unnoticeable if the water feature is turned off for extended periods of time; Benches, seat walls, and other seating areas and weather resistant chairs with tables and umbrellas; Recreational ( "play ") elements for children and adults; Lighting for safety and architectural interest at night; Tables for games or picnics; A large lawn area designed to be firm and useable during winter months and with irrigation to be healthy in the dry summer months; Hardscape areas to accommodate pedestrian circulation and related activity. A variety of shade options so people can choose to sit in the sun, dappled light, or full shade, even on sunny days; Electrical outlets in light poles, street lamps, trees, etc. such that temporary outdoor light displays can be installed; Brackets on light poles and street lamps to hold hanging flower baskets and /or banners; Bike racks to accommodate, at a minimum, code required bicycle parking; Trash receptacles in appropriate quantities and locations to meet site demands; Locations for public art that changes based on community participation. The public art may include an artist - designed clock element, the design of which shall be coordinated with the Developer and the Mayor's office; Space for a series of 10'x10' tents and /or booths to accommodate a seasonal, recurring Farmer's Market. 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PROPERNESS oN LIBRARY (BY OTHERS) BUILDING A SITE P SHEET P20 TUKWILA VILLAGE PARKING PHASE 1 PHASE 2 BUILDING;' UNITS -70 GE PARKING STALLS -48 PARCEL E PARKING GARAGE =451103 =152 SURFACE =30 SURFACE (KCHA) =18 PHASE TOTAL =200 PHASE 3 PARCEL B PARKING GARAGE =06 SURFACE =34 PHASE 3TOTAL 120 S 144TH ON- STREET PARKING = 18 STALLS SITE TOTALS = 480 +18 (STREET). 487 STALLS PHASE TOTAL =145 STALLS PLAZA SITE PLAN- SEE —ar SHEET P30 P801E05 P 1A -1113 FILENAME LA1113,1 0 DRAWN. OMENS OVERALL SITE PLAN OVERALL SITE PLAN not