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Planning 2019-08-22 Item 4 - Attachments - The Confluence: Bellwether Tukwila Apartment
PROJECT TEAM OWNER ARCHITECT' CONTRACTOR BELLWETHER TUKWILA LLCP 1651 BELLEVUE AVE SEATTLE, WA 98122 TEL (206) 588-4803 CONTACT KASEY LIEDTKE EMAIL KLIEDTKE@BELLWETHERHOUSING ORG JOHNSON BRAUND, INC 15200 52ND AVENUE S SEATTLE, WA 98188 TEL (206) 766-8300 CONTACT DIANA KEYS EMAIL DIANAK@JOHNSONBRAUND COM RAFN COMPANY 1721 132ND AVENUE NE BELLEVUE, WA98005 TEL (425) 702-6686 CONTACT JOE NASCIMENTO EMAIL JNASCIMENTO@RAFN COM CIVIL ENGINEER THE BLUELINE GROUP, LLC 25 CENTRAL WAY, SUITE 400 KIRKLAND, WA 98033 TEL (425) 216-4051 CONTACT CHRIS MILLER EMAIL CMILLER@THEBLUELINEGROUP COM LANDSCAPE ARCHITECT THE LA STUDIO AT BLUELINE 15200 52ND AVENUE S, SUITE 210 SEATTLE, WA 98188 TEL (206) 204-0507 CONTACT CHRIS PETERSEN EMAIL CPETERSEN@THEBLUELINEGROUP COM STRUCTURAL ENGINEER MICHAEL NOUWENS, STRUCTURAL CONSULTANTS 305 NW 178TH 5T SHORELINE, WA98177 TEL (206)546-8446 CONTACT MICHAEL NOUWENS EMAIL MICHAEL@NOUWENS-STRUCTURAL COM MECHANICAL AND PLUMBING HV ENGINEERING, INC ENGINEERS- DESIGN ASSIST 6912220TH ST SW, SUITE 303 MOUNTLAKE TERRACE, WA 98043 TEL (206) 706-9669 CONTACT BRIAN ROETCISOENDER EMAIL' BRIAN@HVENGINEERING BIZ ELECTRICAL ENGINEERS - DESIGN ASSIST: TRAVIS FITZMAURICE WARTELLE BALANGUE ENGINEERS INC 1200 WESTLAKE AVE N, SUITE 509 SEATTLE, WA 98109 TEL (206)285-7294 CONTACT KEVIN WARTELLE EMAIL KEVIN@TFWB COM ENERGY CONSULTANT. O'BRIEN & COMPANY 710 SECOND AVENUE, SUITE 925 SEATTLE, WA 98104 TEL (206) 557-4732 CONTACT DAVID REDDY EMAIL DAVID@360-ANALYTICS COM ENVELOPE CONSULTANT MORRISON HERSHFIELD 600 STEWART STREET, SUITE 200 SEATTLE, WA 98010 TEL (206) 268-7370 CONTACT KEVIN HUNT EMAIL KHUNT@MORRISONHERSHFIELD COM SMOKE CONTROL ENGINEERING UNITED BUILDING AND ENGINEERING SERVICES, LLC 1400 112TH AVE SE, SUITE 100 BELLEVUE, WA98004 TEL (425)591-4633 CONTACT ROBERT LONG EMAIL BOB LONG@UNITEDBES COM GEOTECHNICAL ENGINEER PANGEO, INC 3213 EASTLAKE AVENUE EAST, SUITE B SEATTLE, WA 98102 TEL (206) 262-0370 CONTACT SCOTT DINKELMAN EMAIL SURVEYOR' CORE DESIGN 14711 NE 29TH PLACE, 4101 BELLEVUE, WA98007 TEL (425) 885-7877 CONTACT GLENN R SPRAGUE EMAIL GXS@COREDESIGNINC COM TRAFFIC ENGINEER TRANSPORTATION ENGINEERING NORTHWEST PO BOX 65254 TUKWILA, WA98155 TEL (206) 361-7333 CONTACT MICHAEL READ EMAIL MIKEREAD@TENW COM BELLWETHER TUKWILA PROJECT DESCRIPTION THE PROJECT CONTAINS 103 AFFORDABLE RESIDENTIAL UNITS AND APPROX 1,823 SF OF RESIDENTIAL INDOOR RECREATION SPACE AND 10,300 OUTDOOR RECREATION SPACE PARKING FOR (63) STALLS IN STRUCTURE AND (37) ON SURFACE PROJECT DATA ADDRESS: 3703 / 3705 / 3481 SOUTH 152ND STREET, TUKW ILLA, WA 98188 ASSESSORS PARCEL NUMBERS: 004300108., 0043000112`, 0043000116` "LOT CONSOLIDTION IN PROCESS -ti-ESCI TION: LEGAL DESCRIPTION: PARCEL A LOT 7, BLOCK 2, THIRD ADDITION TO ADAMS HOME TRACTS, RECORDED IN VOLUME 15 OF PLATS, PAGE 17, IN KING COUNTY, WASHINGTON PARCEL B' THE WEST 63 FEET OF LOT 8, BLOCK 2, THIRD ADDITION TO ADAMS HOME TRACTS, ACCORDING TO PLAT RECORDED IN VOLUME 15 OF PLATS, PAGE 17, RECORDS OF KING COUNTY, WASHINGTON SITE AREA: 56,341 32 SQ FT BASE ZONING: HDR - HIGH DENSITY RESIDENTIAL ADDITIONAL ZONING INFORMATION: RECORDED DEVELOPMENT AGREEMENT(RDA) CONTRACT NUMBER 18-028 COUNCIL APPROVAL DATE 12-11-2017 ORDINANCE NUMBER 2563 LAND USE FILE NUMBER L17-0040 DATE OF AGREEMENT 02-16-2018 DEVELOPMENT AGREEMENT AMENDMENT DATED AMENDMENT-02-05-2019 THE CONFLUENCE, A 103 UNIT AFFORDABLE HOUSING DEVELOPMENT B.A.R. SUBMITTAL, TUKWILA, WA uuuuuuum UNIT MATRIX VICINITY MAP NAME ] AREA 1 L1 I L2 1 L3 1 L4 I L5 STUDIO BED UNITS TOTAL UNITS TOTAL AREA S1 SI.__.._ _W 448 455 0 I 1 12 4 5,376 1,820 SUBTOTAL ONE BEDROOM UNITS 0 4 I 4 , 4 16 7,196 14_W 14 Wt 14 -.._W._ W2 15 16 7 1 7 W 544 609 528 528 528 528 525 534 511 5 20 10,880 2 ..,.._.. ,4363G 2,412 _...... .._ 2,64064.0.. .-...-..... 1,05656 528 528 .._..__.... 5 2,625 534 511 511 SUBTOTAL TWO BEDROOM UNITS LW 2 1 X ZZ 24mm 2 947 799 792 814 665 773 780 6 , 8 8 I 15 45 5 24,721 947 995 3,966 ...._..... 4070 ...._.._..665 3,052 3,900 SUBTOTAL THREE BEDROOM UNITS 6 26 20,629 3 1_W 31_D 32 SUBTOTAL TOTAL 1035 1046 1035 1056 1 1 2 1 2 1 2; 0 0 1 0 0 0 1 1 1 s 0 4 1 4 j 4 1 4 =, 0 16 I 21 21 21 3 24 4 16 ,103� 7,245 4,184 1,035 4,224 16,688 69,234 PROJECT RENDERING RESIDENTIAL ENTRY VIEW DRAWING INDEX SHEET TITLE 1 DATE 'REV #' 01- COVERSHEET CS (COVER SHEET 02 - SITE PLAN A501 'SITE PLAN 03-SURVEY 1 of 1 IALTA/NSPS LAND TITLE SURVEY 04 - SITE INFORMATION P1 0 P1 1 P1 2 ZONING CODE COMPLIANCE SENSITIVE AREAS PLAN SIGNAGE PLAN 05-ARCHITECTURE 1 07/31/201911 1 97/31/2019 08/04/17 07/31/2019 07/31/2019 07/31/2019 P20 (LEVEL P1 FLOOR PLAN 07/31/20191 P2 1 (LEVEL 1 FLOOR PLAN 07/31/2019 1 P2 1 1 ENLARGED LOBBY PLAN 07/31/2019 1 P2 2 LEVEL 2 FLOOR PLAN 07/31/2019 1 P2 3 I LEV EL 3 FLOOR PLAN 07/31/2019 1 P2 4 LEVEL 4 FLOOR PLAN 07/31/2019 1 P2 5 LEVEL 5 FLOOR PLAN 07/31;2019 1 P26 (ROOF PLAN 05/15/19 P3 0 EXTERIOR BUILDING ELEVATIONS & FINISH 07/31/2019 1 SCHEDULE P31 EXTERIOR BUILDING ELEVATIONS 07131;2019 1 P40 BUILDING SECTIONS 07131/20191 P5 0 DETAILS 0 07/31/2019 P60 3D VIEWS 07/31/2019 1 P61 3D VIEWS 07/31/2019 1 P62 3D VIEWS 0 07/31/2019 P63 3D VIEWS 07/31/2019 1 P64 13D VIEWS 07/31/2019 1 P65 I3D VIEWS 07/31/2019 1 06-LANDSCAPE P70 LANDSCAPE SITE PLAN 07/31/2019 1 P7 1 SITE DETAILS 05/15/19 P72 SITE DETAILS 05/15/19 P80 LANDSCAPE PLAN 07/31/2019 1 P8 1 LANDSCAPE DETAILS 07/31/2019 1 I P90 (SITE LIGHTING PLAN 07/31/2019 1 07-CIVIL CV-01 I COVER SHEET GN-01 EC-01 GENERAL NOTES EXISTING CONDITIONS TP-01 (PRELIMINARY TESC PLAN TD-01 SP-01 PRELIMINARY TESC NOTES & DETAILS PRELIMINARY SITE PLAN RS-01 (PRELIMINARY ROAD AND STORM PLAN UT-01 FI-01 PRELIMINARY UTILITY PLAN PRELIMINARY FRONTAGE IMPROVEMENTS PLAN RP-01 (ROAD AND UTILITY PROFILE Grand total 40 07/31/2019 07/31/2019 07/31/2019 07/31/2019 07/31/2019 07/31/2019 07/31;2019 07/31/2019 07/31/2019 07/31/2019 JOHNSON BRAUNDH/ 1520052nd Ave South Suite 300 Seattle. WA 98188 Phone 206 766 8300 to1,,,,n.3untwm ARCHITECTURE INTERIOR DESIGN L niMni,o ,a,/re,, STAMP PROJECT#' 1905 DRAWN BY SA/ARM CHECKED BY DWK COVER SHEET gBAF( KI BMITTAL 40 GENERAL NOTES OH OHP SETBACK 14' WORKING CLEARANCE (10' PERMANENT CLEARNACE REQ.) 302' - 9 1/2" +/- OVERHEAD POWERLINES V , TO REMAIN PER UNDUE LI 14'-0" I HARDSHIP WAIVEF APPROVAL RE FROM PUBLIC' DEPAF C 0I 0 a, E 0 E U -10' -10" +7 15'-p"CANT 236' - 6 1/2" 55 - 5" +/- c, IREDD %'17)BUFF :TMENT y'-0'SETBACK —BUFFER ®PARKING 10'-0" LANDSSCAPE y rt 26 3" v 92 7" j y 70'-1 3/4" +/- f 37 �oo /� 6 35 34 33 11 31 30r 29 - �8 \I \ 0 ' 13u 9 30° rUn 0 ry 4 _ ! �0./- t03sr g p 6„ I 1 O )\10 0 VAN ® ® © O O ® \ (co 10 I'i[ Ill Ir 11 ii 13 14 15 �16 17 18 - 19 20 T -[ —Ill -I 112 SF 106SF I . 5 TRASH STAGING j GENERATOR 1 Htt f r ° RESIDENTIAL ANTICIPATED 7 7 GARAGE 22 -L FRONTAGE LOCATION OF 1 ` -� , 20 0" GAS METERS M 1 ' DRIVE AISLE �- 23 24 it 6 1 PROPOSED (5) STORY OVER 1 LEVEL BASEMENT PARKING, RESIDENTIAL APARTMENTS CONTAINING '"""""""""' rul `J LOBBY 103 UNITS & 63 GARAGE PARKING STALLS " C> IIII COMMUNITY ROOM COURTYARD f 6 v � I o w �(1)CY I AFIRE HOSE 41/2'/2= 285LENGTH g m o EXIT 'f'� 1 f — * ° r 2432 f S f ( _ a 'lS V o o ci l -- .. .. L I I 11' -5' 238'-61/2' 53'-1/4' +l- r%off � � Q Z 302' - 11 3/4" +/- BAR SITE PLAN 1" = 20'-0 0' 10' 20' 40' 80' --- RECIPROCAL FIRE EASEMENT WITH SOUTH NEIGHBOR SEE SHEET P1.0 FOR ZONING CODE ANALYSIS FIRE ACCESS LANE: LOADING & SERVICE AREA'. ACCESSIBLE STALLS: FIRE HOSE LENGTH: mitinmemolosm PARKING STALL SIZES, PER DEVELOPMENT AGREEMENT: A. COMPACT' B. STANDARD: C. ACCESSIBLE STALL D. VAN ACCESSIBLE STALL E. PARALLEL STALL 8'-0" X 16'-0" WITH 5'-0" CLR ACCESS AISLE 8'-0" X 16'-0" WITH 8'-0" CLR ACCESS AISLE JOHNSON BRAUNDIw, FIRE ACCESS TURNAROUND PARALELL PARKING FIRE APPARATUS ROAD FIRE LANE _Ooe 37'-8"APPR0X AERIAL FIRE APPARATUS EAS N Q ACCESS ROADS SHALL COMPLY EASEMENT REQ. WITH THE FOLLOWING'. 0" MIN. REQ. 10 -0"LANDSCAPE J/ BUFFER VICINITY MAP No PROPERTY LINE AERIAL FIRE APPARATUS ACCESS ROADS SHALL HAVEA MINIMUM UNOBSTRUCTED WIDTH OF 26 FEET, EXCLUSIVE OF SHOULDERS, IN THE IMMEDIATE VACINITY OF THE BUILDING OR PORTION THEREOF 2, AT LEAST ONE OF THE REQUIRED ACCESS ROUTES MEETING THIS CONDITION SHALL BE LOCATED WITHIN A MINIMUM OF 15 FEET AND A MAXIMUM OF 15 FEET FROM THE BUILDING AND SHALL BE POSITIONED PARALLEL TO ONE ENTIRE SIDE OF THE BUILDING- 3. OVERHEAD UTILITY AND POWER LINES SHALL NOT BE LOCATED OVER THE AERIAL FIRE APPARATUS ROAD OR BETWEEN THE AERIAL FIRE APPARATUS ROAD AND THE BUILDING, 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 w,rw,fonasa rraundxom ARCHITECTURE INTERIOR DESIGN Grog L. AlMnne- Jefirey A Mlliiams, ss 81S152NDS PROJECT#- 1905 DRAWN BY: SA/ARM CHECKED BY: DWK SITE PLAN E §MITTAL 01 42 RECREATION SPACE RECREATION SPACE STANDARD: REQUIRED RECREATION SPACE (RDA 18-028): 15 % OF RESIDENTIAL AREA RECREATION SPACE IS TO INCLUDE A PLAY STRUCTURE AND FUNCTIONAL OPEN SPACE FOR OLDER CHILDREN RECREATION SPACE REQUIRED: PER UNIT MATRIX, COVERSHEET, TOTAL RESIDENTIAL AREA IS 69,234 SF 69,234 X 15% = 10,385 SF RECREATION SPACE REQUIRED RECREATION SPACE PROVIDED: OUTDOOR REC. SPACE SITE 5,184 SF L1 COURTYARD 5,116 SF TOTAL OUTDOOR 10,300 SF PROVIDED INDOOR REC. SPACE Li LOBBY 452 SF L1 MEDIA LOUNGE 148 SF COMMUNITY 698 SF Li L5 AMENITY LOUNGEROOM 525 SF TOTAL INDOOR 1,823 SF PROVIDED TOTAL REC. SPACE 12,123 10,300 SF/ 12,123 SF= 85% OUTDOOR REC. SPACE 12,123 SF / 69,234 SF = 17.51% RECREATION SPACE PROVIDED 6'-0" SETBACK MMM 148 SF SS)VE COURTYA'D 1720 SF COMMUNITY ROOM SITE RECREATION_ J/ 698 SF 4049 SF RECREATION SPACE FOR 5- TO 12-YEAR-OLD GROUP: REQUIRED REC. SPACE FOR 5-12 YEAR -OLD GROUP 12,123 X 25 % = 3,031 SF REQUIRED ACTIVE COURTYARD 3,3396 SF SOUTH PLAY AREA 1 135 SF TOTAL 4,531 SF PROVIDED RDA18-028 25 % OF REC. SPACE 4,531 SF / 12,123 SF = 37.37 % RECREATION SPACE FOR 5- TO 12-YEAR-OLD ACTIVE COURTYARD 3396 SF LEVEL 1 AMENITY LOUNGE 525 SF PLAY AREA 1135 SF GRADE PLANE PARKING BUILDING CODE GRADE PLANE (IBC 502): A REFERENCE PLANE REPRESENTING THE AVERAGE OF FINISHED GROUND PARKING STANDARDS: LEVEL ADJOINING THE BUILDING AT EXTERIOR WALLS. GRADE PLAN CALCULATION: (a) 335.50' + 331.00' = 666.50 / 2 = 333.25' (b) 331.00' + 325.97' = 656.97 / 2 = 328.48' (c) 325.97' + 325.43' = 651.40' / 2 = 325.70' (d) 325.43' + 335.50' = 660.93' / 2 = 330.47' = 1,317.90 / 4 = 329.48' GRADE PLANE FG= 331.00 FG = 335.50 RECYCLING STORAGE RECYCLING STORAGE STANDARD: PER TMC 18.50.180, 1 1/2 SF REQUIRED RECYCLING STORAGE PER DWELLING UNIT. RECYCLING STORAGE REQUIRED: 1 1/2 SF X 103 UNITS = 154.5 SF REQUIRED RECYCLING STORAGE RECYCLING & TRASH STORAGE PROVIDED: 441 SF TRASH & RECYCLING STORAGE PROVIDED DEVELOPMENT AREA COVERAGE DEVELOPMENT AREA STANDARDS: DEVELOPMENT AREA COVERAGE (RDA 18-028): 75% MAXIMUM 161- 1 1/2" TRASH & RECYCLING TERMINATION ROOM 441 SF FG = 325.43 (2) CY (2) CY (2) CY (2) CY RECYCLE CHUTE (2) CY TRASH CHUTE & COMPACTOR PER TMC 18.06.215 & 18.50.085, MAXIMUM PERCENT DEVELOPMENT AREA COVERAGE IN HDR ZONES SHALL BE THE IMPERVIOUS SURFACE AREA PLUS 75%OF ANY PERVIOUS HARD SURFACE LESS THE FOLLOWING: 1. THE FOOTPRINT OF AN EXCLUSIVE RECREATIONAL FACILITY 2. A PORTION OF A RECREATION FACILITY FOOTPRINT WHEN CONTAINED WITHIN A GENERAL USE BUILDING AS FOLLOWS: THE PORTION OF THE FOOTPRINT AREA OCCUPIED BY A RECREATIONAL FACILITY DIVIDED BY THE NUMBER OF FLOORS IN THAT PORTION OF THE BUILDING 3. VEHICLE CIRCULATION AISLES BETWEEN SEPARATE PARKING AREAS 4. SIDEWALKS 5. PATHS 6. OTHER PEDESTRIAN / RECREATION FACILITIES CLEARLY DESIGNED TO ENHANCE THE PEDESTRIAN ENVIRONMENT DEVELOPMENT AREA REQUIRED: TOTAL SITE AREA: 56,341 SF 56,341 X 75%= 42,256 MAXIMUM ALLOWED DEVELOPED AREA DEVELOPMENT AREA PROVIDED: BUILDING FOOTPRINT: 22,548 SF IMPERVIOUS SITE AREA: 16 796 SF TOTAL: 39-344. SF 39,344 SF / 56,341 SF = 69.8 %DEVELOPMENT AREA PROVIDED TMC 18.50.180 RDA 18-028' PARKING RATIO (RDA 18-028`): 0.97 STALLS PER UNIT COMPACT STALL % (RDA 18-028'9: 50 % COMPACT STALLS APPROVAL TO USE THE CITY OF PORTLAND PARKING STALL DIMENSIONS FOR STANDARD PARKING STALLS IN CONJUNCTION WITH CITY OF TUKWILA DIMENSIONS FOR COMPACT PARKING STALLS CITY OF PORTLAND PARKING STALL STANDARDS: Tab)e 266-4 Min irnum Parking Spate arld Aisne Dimensions [1,21 Angle (A), Width (8) Curb Length (C) 1 Way Aisle Width (Dj 2Way Aisle Width (D] Stall Depth (E) 0° j Paralle9 89. 22 ft. 6 in. 12 ft. 20 k. 8 ft. 30° 8ft. 6Y 1 17 ft. 12 ft. 20P 15 ft. 4 5 ° 8 9.6 in. 12 ft. 12 ft. 20' ft. 17 ft. 60° 89.691. 9ft.9 in. 16 ft. 20 ft. 17 ft. 6 in. 90° 8 ft. 6 in. 81t, 6 in. 20 ft. 20 ft. 19 ft. Not [1] See Figure 266-4. [2] Sze Section 33.266.130.F.3 far tlnfarrnatian on parking spaces fax the 0116 ed. Figure 266-4 Parking Dimension Factors ai0e GP to ads)' Curblong1're:C ) 'SEE RDA AMENDMENT, DATED 02-05-2019 ie PARKING REQUIRED: 103 UNITS X 0.97 PARKING RATIO = 99.91 100 PARKING STALLS REQUIRED j) 100 PARKING STALLS X 50%=50 MAXIMUM 50 COMPACT STALLS ACCESSIBLE PARKING REQUIREMENTS: 2%OF EACH TYPE OF STALL. (i.e. SUFACE VS. GARAGE PARKING je PARKING PROVIDED: GARAGE STALLS: (23) STANDARD STALLS -8'-6" x (38) COMPACT STALLS - 8'-0" x 16'-0" (01) VAN ACCESSIBLE STALL -8'-0" X 16'-0" 1011 ACCESSIBLE STALL - 8'-0" X 16'-0" (63) GARAGE STALLS 63 X2%= 1.26 ACC. STALLS REQ. 2 ACCESSIBLE STALLS PROVIDED IN THE GARAGE SURFACE STALLS (OP COMPACT-DSTALLS S 8806x1660o 101)LOAOIMO STALL=8-6"K 20,TS" (10) PARALLEL STALLS - 8'-0" X 22'-6" (01) ACCESSIBLE VAN STALL - 8'-0" X 16'-0" (37) SURFACE STALLS 37 X 2 %= 0.74 ACC. STALLS REQ. 1 ACCESSIBLE STALLS PROVIDED IN THE GARAGE (100) TOTAL PARKING STALLS i 44 COMPACT STALLS + 3 ACCESSIBLE STALLS - 47 / 100 = 47 %COMPACT STALLS 20,302 20,302 STRUCTURE HEIGHT MAXIMUM ZONING HEIGHT (RDA 18-028): 70 FT SEE ELEVATIONS SHEETS P3.0 & 3.1 FOR ACTUAL BUILDING HEIGHT DENSITY RDA 18-028 RDA 18-028 PER RDA 18-028 NO MINIMUM LOT AREA PER UNIT, DENSITY IS DETERMINED BY "OTHER STANDARDS SUCH AS HEIGHT, PARKING, LANDSCAPE, ETC" SETBACKS FRONT SETBACK (RDA 18-028): SIDE & REAR SETBACK @ 1ST FLOOR. SIDE & REAR SETBACK @ 2ND & 3RD FLOORS: SIDE SETBACK @ 4TH FLOOR (RDA 18-028): REAR SETBACK @ 4TH FLOOR: 6 FT 10 FT 20 FT 25 FT 30 FT SEE SHEETS AS01 & P2.0 - P2.6 FOR SETBACK COMPLIANCE BICYCLE PARKING RDA 18-028 TMC FIGURE 18-7 BICYCLE PARKING STANDARD: PER TMC FIGURE 18-7 1 BICYCLE PARKING SPACE REQUIRED PER 10 PARKING STALLS BICYCLE PARKING REQUIRED: 100 PARKING SPACES / 10 = 10 BICYCLE PARKING SPACES REQUIRED BICYCLE PARKING PROVIDED: 34 LONG TERM BICYCLE PARKING STALLS PROVIDED SEE LANDSCAPE PLANS FOR SHORT-TERM BICYCLE PARKING BICYCLE STORAGE BASIS OF DESIGN THE PARK AND FACILITIES DOUBLEUP WALL MOUNTED BIKE RACK BUILDING AREAS BY OCCUPANCY LEVEL LEVEL P1 LEVEL LEVEL 2 LEVEL 3 LEVEL 4 LEVEL 5 TOTALS OCCUPANCY GROUP 16,437 17,281 17,281 17,281 17,281 85,561 MPERVIGUS' SURFACE 16796 SE TOTAL AREA (SF) 22.616 17,557 17,567 17,567 17,567 17,567 110,441 CONST. TYPE TMC 18.06.215 & 18.50.085 \Y JOHNSON BRAUND,w 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 www,joheeoebrarreGeom ARCHITECTURE INTERIOR DESIGN Greg L. Arne, Jeffrey A MIIrems. PROJECT 9. DRAWN BY: CHECKED BY: ZONING CODE COMPLIANCE STAMP 1905 ARM DWK 44 0 GENERAL NOTES 1 SEE SHEET P1 0 FOR DETAIL BREAKDOWN OF BUILDING AREAS, USES, AND P3.0 er Tukwila 2019 AylaMull. ylam\Documents11905 Be 34 10'-10"Ti/ -0" SETBACK HOT WATER AINT./STORAGE P4.0 18'- 7 1/2" ELECTRICAL 20'-1 1/4" CLR. 56 55 54 (52 (1 50 214'- 10 1/2" P3.0 238'- 61/2 238'-6 1/2 .9129 PARKING GARAGE 33 302'-91/2"+/ own 302'- 11 3/4' 17 17'- 5 1/2" SPRINKLER TRASH & RECYCLING TERMINATION ROOM 14'- 93/4" 21'- 83/4" 24.5' F.F 16'- 9 1/2" 1 7 8 1/4 MACH, 324.5' F.F. 22' - 0 3/4" CLR. 30 II =ll(=� FIRE COMMAND 200 SF 324.5' F.F. 29 PARKING PROJECT TOTALS. 2. LOADING & SERVICE AREA: 3 ACCESSIBLE STALLS: 4. PARKING STALL SIZES: A. COMPACT: B. STANDARD: C. ACCESSIBLE STALL 8'-0" X 16'-0" WITH 530" CLR ACCESS AISLE D. VAN ACCESSIBLE STALL 8'-0" X 1630" WITH 8'-0" CLR ACCESS AISLE E. PARALLEL STALL JOHNSON BRAUNDw 28 10'-0" SETBACK _Y & LANDSCAPE BUFFER CHILD PLAY AREA 15200 52nd Ave. South Suite 300 Seattle. WA 98188 Phone 206.766.8300 w .;an,,,,aund GOm ARCHITECTURE INTERIOR DESIGN Grog L. Allwme_ derireyn MILar,s- REr;ISTERF CHn CCi' a r Affordable Apartme 37U5/3481 S 152ND ST, TUKWILA. WA 98188 cu PROJECT#: 1905 DRAWN BY: SA/ARM CHECKED BY: DWK LEVEL P1 FLOOR PLAN F2 BR1R 6CIBMITTAALL %1�1EVEL P1 0' 4' 8' 16' 32' LAUNDRY "Qra ■l 1QQQ11Q■■Q11111 ■■E ■ ■gym Q■ ■iQ1�Q iii�Q .■i■ �. ■.l ��Q Q III JQ m11 �QQ■■mpa: mu sommmummummum mum , II ES !■! COURTYARDACCSIIII � _ _s ■ LW -2BED LOBBY 71.. VEST. El 1=1 7 - 4 112 _ 34'- 1=1 11 1_7 1_1 LI Ilr L oo 10 ( ® J I r L o0 pT� gq�yg ELEV.#1 ITCHE ANITO COMMUN TY ROOM 302'- 91/2"+/- 0' 21/20' CORRIDOR COURTYARD 6 0" FENCE 241' 61/2 =� ......-._ _i .. ... 02' - 11 3/4" +/ Tz` ■ L1—�- MR 5'- 2 1/2" 32 - 1 3/4" GENERAL NOTES SEE SHEET P1,0 FOR DETAIL BREAKDOWN OF BUILDING AREAS, USES, AND PARKING PROJECT TOTALS. 10'-0" SETBACK _--,---Ti fl LANDSCAPE BUFFER 52' - 5" +/- LEVEL 1 3/32" in 1'-0 OHNSON BRAUNDa. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 ,,,Ljo..5o,n unt.00m ARCHITECTURE INTERIOR DESIGN Grog L. Ally,ne_ Jeiir, MI am8. eiANAP PROJECT A: 1905 DRAWN BY: SA/ARM CHECKED BY: DWK LEVEL 1 FLOOR PLAN P3.0 U 6'-0" SETBACK OHP SETBACK 14' WORKING CLEARANCE (10' PERMANENT CLEARAACE REQ.) 241'-6 1/2' 4-13/4" 63`-23/4" 34'- 71/4 AUNDRY 128'- 01/2 241`-61/2' 02'- 9 1/2" +/- - 21/2" 7'-1" 10'-11/2" 32'-13/4" CORRIDOR 302' - 11 3/4" +/_ 8'- 8 1/4' '7RAS 24'- 1 3/4' Es ins 5'- 21/2" 32'-13/4" GENERAL NOTES 1, SEE SHEET P1,0 FOR DETAIL BREAKDOWN OF BUILDING AREAS, USES, AND PARKING PROJECT TOTALS. 50`-1/4"+/- / 1\ LEVEL 2 0' 4 20'-0" SETBCK 4' 1> JOHNSON BRAUNDw 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 svmAjoh,onbrauncixom ARCHITECTURE INTERIOR DESIGN Grog L. AllvAna, Jeii, A. WiliiamA PROJECT Ai DRAWN BY: CHECKED BY: EGISIERED 1 LOT 1905 SA DWK LEVEL 2 FLOOR PLAN BMITTAL 50 P3.0 2' 0' _ ! _- _ 0" SETBACK w •— OHP SETBACK 14' WORKING CLEARANCE (10' PERMANENT CLEARNACE REQ.) 28'-13/4" P4.0 J JANITO 18')71/4" _4 63 _ 3" 41' 11 3/8" AUNDRY P3.0 34'-7 1/4" 128'-O 1/2" 241'-6 1/2" 302'-9 1/2" 0'; 21/4" 16 CORRIDOR 302' - 11 3/4" +/- '- 8 1/4' TRASH STAIR 2 24'-13/4" 5'-21/2' 32'- 1 3/4" 32'- 1 3/4" GENERAL NOTES 1. SEE SHEET P1,0 FOR DETAIL BREAKDOWN OF BUILDING AREAS, USES, AND PARKING PROJECT TOTALS. 52'-5"+ 50'- 1/4" LEVFI 3 20'-0" SETBACK_ 0' 4 1> JOHNSON BRAUNDw 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 vAnAjoh,onbrauncixom ARCHITECTURE INTERIOR DESIGN Grog L. AlivAna, Jeii, A. VV,I,AmA PROJECTS DRAWN BY: CHECKED BY: EGISIERED 1 [LOT STANAP 1905 SA DWK LEVEL 3 FLOOR PLAN BMITTAL 52 1> JOHNSON BRAUNDw .)-6'-0" SETBACK * OHP SETBACK 14' WORKING CLEARANCE (10` PERMANENT CLEARNACE REQ.) P3.0 a: -0' 18'-7 Mir 41' 11 3/4" P3.0 241'-61/2" 128'-0 1/2" 302' - 9 1/2' +/- 101'- 101/2" 10'-11/2" E'J"` 302' - 11 3/4" +/- 32 -1 3/4" 24 1 3/4 5' - 2 1 /2' 32' -1 3/4" 2 P GENERAL NOTES 1. SEE SHEET P1,0 FOR DETAIL BREAKDOWN OF BUILDING AREAS, USES, AND PARKING PROJECT TOTALS. 52' 5" +i 50' - 1 /4" +/- 3/32" = 1' 0" 30'-0" SETBACK 0' 4 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 swAAjoh,onbrauncixom ARCHITECTURE INTERIOR DESIGN Grog L. AllvAne, Jeffrey A. Wiliiam8, EGISIERED j LOT PROJECT#- DRAWN BY: CHECKED BY: STANAP 1905 SA DWK LEVEL 4 FLOOR PLAN BMITTAL 54 P3.0 U fi-0" SETBACK - OHP SETBACK 14' WORKING CLEARANCE (10' PERMANENT CLEARAACE REQ.) 8' - 10" +/- 7_1 t_1 7_1 ,., •oi 1 o • IN ■ 11111 ma I III En 18'- 71/4" LAUNDRY P3.0 241'-6 1/2" 302' - 9 1/2" +/- _-� CORRIDOR 302' - 11 3/4" +6 57'-03/4" 8'-81/4' TRASH • .IpJ - STAIR 2 1111111 24 --II 3/4' 32 3/4" '-21/2' 32'-13/4" GENERAL NOTES 1. SEE SHEET P1,0 FOR DETAIL BREAKDOWN OF BUILDING AREAS, USES, AND PARKING PROJECT TOTALS. 50' - 1 /4" +/- ai amamm am am mamas* am um amamm um ma mamma am am anamm am am amamm an ma amamm am am anamm am am mamma an am amamm am am mamma am am mamma am mm ammo. am am maamm am am mamma am am amamm um am amomm am am maamm am um maamm am am mamma ma am =same. am an maamm am am amamm am am ammai,m,tam mamma alo am ammo. 1 LEVEL 5 30'-0" SETBACK 0' 4 * 1> JOHNSON BRAUNDa, 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 swAAjoh,onbrauncixom ARCHITECTURE INTERIOR DESIGN Grog L. AllvAna, Jeii, A. WiliiamA PROJECTS DRAWN BY: CHECKED BY: EGISIERED 1 LOT 1905 SA DWK LEVEL 5 FLOOR PLAN BMITTAL OHNSON BRAUNDwi 5 171 Lnutuunnunnutuninaninnuni BAR_EXTERIOR FINISH SCHEDULE FINISH ITEM MATERIAL CONCRETE COLOR NATURAL MATERIAL COMMENTS W/ REVEALS 1 CAST -IN -PLACE CONCRETE 2 SIDING HARDIE PANELS W/ REVEALS SW 7005 PURE WHITE SMOOTH 3 SIDING HARDIE PANELS W/ REVEALS SW 9141 WATERLOO SMOOTH 4 5 6 SIDING SIDING SONG HARDIE PANELS W/ REVEALS HARDIE PANELS W/ REVEALS HARDIE PLANK7" LAP SIDING SW 6425 RELENTLESS OLIVE SW 7639 ETHEREAL MOOD WHHEAT" EAT" WESTAIN -"SUMMER SMOOTH SMOOTH CEDAR MILL 7 SIDING HARDIE PLANK 11" LAP SIDING SW 7033 BRAINSTORM BRONZE CEDAR MILL 8 ROOF PROJECTION HARDIE TRIM BOARD 8 SOFFIT SW 7055 ENDURING BRONZE SMOOTH 399.48 of GARAGE OPENINGS NOT PROVIDE PER MECHANICAL REQUIREMENTS=-` iFELn- BAR_EXTERIOR FINISH SCHEDULE FINISH 9 ITEM COPING MATERIAL METAL COLOR SW 7055 ENDURING BRONZE - PAINT O MATCH MATERIAL COMMENTS 10 TRIM HARDIE TRIM BOARD SW 7055 ENDURING BRONZE SMOOTH 11 SOFFIT WOOD CEDAR T6G 12 13 14 WINDOW/DOOR TRIM HARDIE TRIM BOARD SW 7639 ETHEREAL MOOD SMOOTH WINDOW WINDOW VINYL VINYL WHITE DARK BRONZE 15 DOOR -GARAGE ALUMINUM PANEL DARK BRONZE OPEN GRATE 16 DOOR -SERVICE METAL GRAY LATE HEIGHT2" S 383'- EVEL 5 NORTH E. ROOF 51014" PLATE HEIGHT 1�'l 383'-2" 37E5/5L 5 4'EV-6 EVEL4 364' - 10 5/ 4 LEVEL-3_ 71_, 345'EVEL-65!2 LE34EL-6V1 3'" EAST 3/32" = 1'-0" BAR_EXTERIOR FINISH SCHEDULE FINISH 17 ITEM MATERIAL DOOR - COMMUNITY VINYL COLOR DARK BRONZE MATERIAL COMMENTS 18 19 20 21 22 DOOR - RESIDENTIAL VINYL COLOR MATCH TO ETHEREAL MOOD STOREFRONT METAL -STOREFRONT DARK BRONZE SIGNAGE RAILING LASER CUT METAL STAIR RAILING ALUMINUM ALUMINUM TBD DARK BRONZE DARK BRONZE VERTICAL PICKET VERTICAL PICKET 15200 52nd Ave. South Suite 300 Seattle. WA 98188 Phone 206.766.8300 w /: Lon, ARCHITECTURE INTERIOR DESIGN Giog L niMni ie STAMP • PROJECT 8: 1905 DRAWN BY: SA/ARM CHECKED BY: DWK EXTERIOR BUILDING ELEVATIONS & FINISH SCHEDULE LB, $UBMITTAALL OHNSON BRAUND,a, i 4-'\ NORTH COURTYARD LOOKING SOUTH 3/32" = 130" 322 COURTYARD LOOKING NORTH 3/32"= 1'-0„ 11111KI'mu 111111111111111111 GARAGE OPENINGS NOT PROVIDE „MECHANICAL REQUIREMENTS"ti... IIIIIII IIII II II1I!l1.1QI 11 GARAGE OPENINGS NOT PROVIDE PE MECHANICAL REQUIREMENTS PLATE HEIGHT il`+, 383' - 2' 374 LEVE6 LL--S_ 0,.. ,' - „� 364' LEVEL -106 4' 10 _ LEVEL 3 355' - 2 5/8" LEVEL 2 345 -6T /8" LEVE4 1 334E- 1 32948 GRADE PLANE PP1 324'-,6" / 2 / SOUTH ELEV 3/32" = 130" PLATE 383' HEIGHT2" EVEL 5 374'-65/8" 364'-105/ LEVEL'8" EVEL 3 355'-258" EVEL 2_ 345'-65/8" OSP / \ WEST 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766,8300 m irw/on:,sonnraunt wm ARCHITECTURE INTERIOR DESIGN clog L nlnv��o. dar;wn wde3R,F STAMP 81 S 152ND ST, TUK PROJECTS- 1905 DRAWN BY, SA/ARM CHECKED BY, DWK EXTERIOR BUILDING ELEVATIONS SEE P3.0 EXTERIOR BUILDING ELEVATIONS SHEET FOR EXTERIOR FINISH SCHEDULE B, al1BMITTAL OHNSON BRAUND'a, 2 FT ROOF PROJECTION W/ - HARDIE PANELS, PAINTED, SW 7055-"ENDURING BRONZE" 7"EXPOSURE WOODTONE- - "SUMMERWHEAT" LAP SIDING HARDIE PANEL, PAINTED SW 7005 - "PURE WHITE" 11" EXPOSURE HARDIE LAP SIDING, PAINTED SW 7033 - "BRAINSTORM BRONZE" 2 FT BUILDING OVERHANG — CONCRETE W/ REVEALS --- ALUMINUM PANEL, OPEN -- GRATE GARAGE DOOR 6� p1 ENTRY RECESSED LIGHT FIXTURES IN SOFFIT METAL COPING, PAINTED TO MATCH SW 7055 - "ENDURING BRONZE" HARDIE PANEL, PAINTED SW 9141 - "WATERLOO" HARDIE PANEL, PAINTED SW 7639 - "ETHEREAL MOOD" RECESSED LIGHT FIXTURES IN SOFFIT 7" EXPOSURE WOODTONE - "SUMMERWHEAT" LAP SIDING -- HARDIE PANEL, PAINTED SW 6425 - "RELENTLESS OLIVE" HARDIE PANEL, PAINTED SW 9141 -"WATERLOO" HARDIE PANEL, PAINTED SW 7639- "ETHEREAL MOOD" "WATER" ISOMETRIC METAL COPING, PAINTED TO MATCH SW 7055-"ENDURING BRONZE" HARDIE PANEL, PAINTED SW 7639 - "ETHEREAL MOOD" HARDIE PANEL, PAINTED SW 9141 - "WATERLOO" HARDIE PANEL, PAINTED SW 7005 - "PURE WHITE" 11" EXPOSURE HARDIE LAP SIDING, PAINTED SW 7033-"BRAINSTORM BRONZE" CONCRETE W/ REVEALS 2 FT BUILDING OVERHANG 2 FT ROOF PROJECTION W/ HARDIE PANELS, PAINTED, SW 7055- "ENDURING BRONZE" -- HARDIE PANEL, PAINTED SW 6425-"RELENTLESS OLIVE" - 7" EXPOSURE WOODTONE - "SUMMERWHEAT" LAP SIDING HARDIE PANEL, PAINTED SW 7005-"PURE WHITE" - CANOPY PROJECTION W/ i HARDIE PANELS, PAINTED, SW 7055 - "ENDURING BRONZE" 2 FT TOTAL OVERHANG FOR WEATHER PROTECTION 11" EXPOSURE HARDIE LAP SIDING, PAINTED SW 7033 - "BRAINSTORM BRONZE" LIVE WORK UNIT DOOR WALKUP METAL COPING, PAINTED TO - MATCH SW 7055 - "ENDURING BRONZE" HARDIE PANEL, PAINTED SW 6425 - "RELENTLESS OLIVE" 7" EXPOSURE WOODTONE - - - "SUMMERWHEAT" LAP SIDING HARDIE PANEL, PAINTED -- SW 9141 - "WATERLOO" "TREE' ISOMETRIC — METAL COPING, PAINTED TO MATCH SW 7055 - "ENDURING BRONZE" 4/4 HARDIETRIM BOARD, PAINTED SW 7055 "ENDURING BRONZE" 7" EXPOSURE WOODTONE - "SUMMERWHEAT" LAP SIDING HARDIE PANEL, PAINTED SW 7005 - "PURE WHITE" RPANL, PA SHWA 6425DIE-"RELENTLESS EINTED OLIVE" 11"EXPOSURE HARDIE LAP SIDING, PAINTED SW 7033 - "BRAINSTORM BRONZE" CONCRETE VW REVEALS 2 FT ROOF PROJECTION W/ HARDIE PANELS, PAINTED, SW 7055 - "ENDURING BRONZE" HARDIE PANEL, PAINTED SW 7005 - "PURE WHITE' CANOPY PROJECTION W/ HARDIE PANELS, PAINTED, SW 7055-"ENDURI NG BRONZE" .4 FT TOTAL OVERHANG @ DOOR FOR n WEATHER PROTECTION & 2 FT TOTAL p' OVERHANG AT OTHER LOCATIONS 11" EXPOSURE HARDIE LAP SIDING, PAINTED SW 7033- "BRAINSTORM BRONZE" BUILDING SIGNAGE ON HARDIE PANEL & WOODTONE SIDING FEATURE WALL -------- DARK BRONZE STOREFRONT @ LOBBY 15200 52nd Ave South Suite 300 Seattle. WA 98188 Phone 206 766 8300 rvw/onpsoatraund wm ARCHITECTURE INTERIOR DESIGN c�eg L ninvne Lear, A w,iii3m� STAMP 8 PROJECT id DRAWN BY CHECKED BY 1905 ARM DWK DETAILS GARAQF & SOUTH FNTRY ISOMETRIC r 2 FRONT CORNER ISOMETRIC (1\ FEATURE WAI 1 ISOMETRIC BAR BMITTAALL 1\ 3D VIEW - NORTH 2 3D VIEW - FRONT ENTRANCE OHNSON BRAUNDa, 15200 52nd Ave South Suite 300 Seattle, WA 98188 Phone 206 766 8300 m irw�on�so�n aunt wm ARCHITECTURE INTERIOR DESIGN (3, L ninvne Lear y A W lii�ma STAMP PROJECTS DRAWN BY CHECKED BY 3D VIEWS BA6t AL BMITTAL 1905 SA DWK Tltotaxiid 3D VIEW - SE CORNER ( `\ 3D VIEW - SOUTH OHNSON BRAUND. 15200 52nd Ave South Suite 300 Seattle WA 98188 Phone 206 766 8300 m �ro�nraunt wm ARCHITECTURE INTERIOR DESIGN Gi �q L ,Alhoni is JeffreyA WIii�m� PROJECT # DRAWN BY CHECKED BY 3D VIEWS BAR GYI BMITTAL STAMP 1905 SA DWK 3D VIEW - COURTYARD LOOKING SOUTH 2 1 3D VIEW - NW OHNSON BRAUND. 15200 52nd Ave South Suite 300 Seattle WA 98188 Phone 206 766 8300 m �ro�nraunt wm ARCHITECTURE INTERIOR DESIGN Gi �q L ,Alhoni is JeffreyA WIii�m� PROJECT # DRAWN BY CHECKED BY 3D VIEWS BAR SUBMITTAL STAMP 1905 SA DWK OHNSON BRAUND. N:n ua'Y.e.'.AL itte (-1-\ WFST FACING AFRIAL VIFW - COURTYARD 15200 52nd Ave South Suite 300 Seattle WA 98188 Phone 206 766 8300 m �ro�nraunt wm ARCHITECTURE INTERIOR DESIGN Gi �q L ,Alhoni is JettrcyA WIii�m� rICISIFRF' FFr1 STAMP 81 S 152ND ST, TUK PROJECT # DRAWN BY CHECKED BY 1905 SA DWK 3D VIEWS 70 SEE DETAIL 6/P7.2 �. 0 SS A' WIDE CONC. PATH - CONNECTION TO SIDEWALK EXISTING LIGHT POLE R-O-W OH OITS SS SS 12"WIDE CONIC. STEP OUT S 152nd Street PARALLEL PARKING omP HP K- LANDSCAPE BED (fYP) l- BDETAIKE PitAK7? SEE P RAISED CONC. ..v BLOCK SEAT WALL & PLANTER BUILDING SIGN - (-18" HT), SEE -. __-- DETAIL 2/P7.1 LIGHT POLE (TYP) SEE SHEET P9.0 GRAY CONCRETE PEDESTRIAN PATH - SOFFIT LIGI IT(TYP SEE SHEET P9.0 PEDESTRIAN ACCESS TO PRIVATE COURTYARD EXISTING FENCE(TYP) SEAT BOULDER, SEE DETAIL 7/P7.2 1 152ND STREET FRONTAGE "'-'---= LIGHT POLE (TYP) SEE SHEET P9.0 GATED ACCESS POINT TO LOWER RECREATION SPACE 77 SS SS 2X2 SCORED GRAY CONCRETE, SEE DETAIL 10/P7.1 OHS AWNING LINE VP) MAIN BUILDING ENTRY BACKLESS BENCH SEE DETAIL 12,7.1 BU STAIR ACCESS UP TO LEVEL 1 PRIVATE COURTYARD SEAT BR., SEE DETAIL OULDEJ/PJ2 SS SS EXISTING OVERHEAD UTILITY LINES 99, HS pNP— j -jBOULDER AND RIVER STONE / ENTRY FEATURE `S- $EFlT BOULDERS SET INTO PAVEMENT EDGE(CYP) BENCH SEATING SEE DETAIL 11/P7-1 O ACCESS IO LIVE/WORK UNE( SS SS SYNTHETIC MR MINI SOCCER PLAY AREA -1Z`WIDE FLUB CONIC CURB LANDSCAPE BUFFER( I YP LANDSCAPE BED. TYP. -/ WALL -MOUNT AREA LIGHT, -- --- __-- _-- TYP. SEE SHEET P90 ACCESS WELDED WI RE PERIMETER FENCE WITH SECURE L, S ANDINT/P7.2 ED GOAL 5EE DETAIL 6/P7.2 - GRAY CONCRETE PEDESTRIAN PATH 0 RECREATION SPACE r X EXISTING FENCE(TYP) FIRE COMMAND PARKING LOT LIGHT POLE (TYP) SEE SHEET P9 0 SS GRAY CONCRETE SIDEWALK R.O. OHP C3 RAISED CONE. BLOCK PLANTER, SEE DETAIL 2/P7.1 BOLLARD LIGHT (7YR), SEE SHEET P9.0 2X2 SCORED GRAY CONCRETE. SEE DETAIL 10/P7.1 FIBERGLASS PI ANTER, SFr DETAIL 9/P.1 SS PARKING LOT DECORATIVE CM TRASH STAGING AREA GATE OPAQUE GATE GENERATOR WITH - ENCLOSURE C7 O X PROPERTY LINE X AWNING LINE (rY SOFFIT LIGHT(TYP)— SEE SItEET P9.0 GATED ACCESS TO }-EK\-- PRIVATE COURTYARD LANDSCAPE- BED (TYP) • GAS BBC) GRILLS --�-� SEAT BOULDER, SEE DE TAIL 7/P7.2 GRAY CONCRETE •--- PEDESTRIAN PATH EXISTING FENCE(TYP)- OVERSIZED CHESS! CHECKERBOARD SEE DETAIL 3/P7-1 FIBERGLASS —KKK _ PLANTER, BEE DETAIL 9/P/ 1 5 S EEI:J- PICKET FENCE SEE DETAIL 8/P7.2 RETAINED EXISTING — TREE(TYP) /WOOD CHIP \MULCH (A" MIN) LIGHT POLE (TYP) SEE SHEET P9.0 six \ x ©3 COURTYARD 431 0000�0000 \ LI ..' 1 it 1. FLE 1 \ BUILDING ENTRY SYNTHETIC TURF OPEN SPACE SEE 4_ DETAIL SIP/ 1 SMALL OUTDOOR DINING TABLE SEE DETAIL 7/P71 OUTDOOR DINING TABLE SEE DETAIL 6/P71 RAISED BLOCK PLANTER WALL. SEE DETAIL 2,7.1 2X2 CONC. PEDESTAL PAVERS SEE DETAIL KR7.1 CHILDRENS TABLE SEE DETAIL 5/P7. 1 OCKING STORAGE ENCH SEE DETAIL /R7.1 KIDS PLAY AREA _ SEE DETAILS 1-4/P72 LIGHT POLE (TYP) SEE SHE'. ETP90 /.. GATED ACCESS POINT TO LOWER RECREATION SPACE JI )LINT SCONCE ET P90 b - BENCHSEATING(TYP) SEE DETAIL 11IPJ1 WIDE DRAIN ROCK STRIP RAISED BLOCK / Pt ANTER WAI t, SEE DETAIL 2/P7.1 UNIT ACCESS POINT TO COURTYARD GRAY CONCRETE PEDESTAL PAVER (TYP) CHARCOAL GRAY CONCRETE PEDESTAL PAVER (TYP) BUILDING ENTRANCE II I KKK EX. FENCE TO --�, REMAIN SEAT BOULDER. Srr DETAIL 7/P72. WOOD CHIP MULCH (4" MIN) DRIP LINE RETAINED \X. TREE(TYP) LANDSCAPE BUFFER (TYP) LIGHT POLE (TYP) -� SEE SHEET P9.0 KK N.EAST RETAINED TREE L L L KEY PLAN N 1 SCALE: 1" = 10' 0 5 10 20 V • BLUELINE Tukwila, WA 00.0 206.204,0507 Issue Dales Rev. BELLWETHER AFFORDABLE APARTMENTS Date 05-15 19 07-31-79 Desc 8AR SET BAR COMMENT RESPONSE OS PROJECT #: LA-1833 FILE NAME: LA1833-P7 DRAWN BY: BE/CPI RB LANDSCAPE SITE PLAN P7.0 BAR CIIIENT RESPONSE 72 c l() CI) PARALLEL PARKING IETT4 EXISTING 'FREE TO REMAIN(TYP) WOOD CHIP MULCH (MIN 4") DRIPLINE TYP) 15' TYPE LANDSCAPE BUFFER SIBOTLDERFTYP) /77 Li I BOULDER ANC) RIVERSTONE CORNER LANDSCAPE FEATURE LIVE VVORK UNIT ENIRY SEAT ET:GILDER AND RIVERSTONE Ittt L ANDSCAPE ENTRY FEATURE I;'544E-- MAIN BUILDING ENTRY EST LIMIT OF STRUCTURAL SOILS(OPEN & STRUM URAL SOK VOL TO TOTAL 750 CF) G- BOULDER AND RIVERSTONE CORNER LANDSCAPE FEATURE IAN PAT H 10' TYPE I LANDSCAPE BUFFER EXISTING EENCEITYP) -KEE, PROPERTY LINE EL 5 PARKING LOT EST LIMIT or STRUCTURAL SOILS(OPEN & STRUCTURAL SOIL VOL TO TOTAL 750 CE) LEP COUR ARO I-4%.111-111 40717.46',L1)4.1K, BOULDER( NO PROPOS. PLANTING WITHIN THE DRIPLINE OF RETAINED EXISTING TREESWYP) - KT TYPE I LANDSCAPE BUFFER SYNTHETIC TURF RECREATION AREA RAISED BLOCK - PLANTING BEDSDHEW_ SYNTHETIC TUFTE -- RECREATION AREA SIDE TENANT GARAGE ENTRY ENTRY DECORATIVE CAW TRASH ENCLOSURE VV,' OPAQUE GATE GENERATOR WITH ENCLOSURE & SCREEN PLANITNG 11:11011:11- 401.7rATATorWrfirlIMPMAKonil,OTWORSVAVAM ZW.41.4t4M, .7441 I 5' TIRE I WOOD CHIP w EXISTING TREE - LATYPE 6NDSCAPE LANDSCAPE MULCH (MIN 4.45 TO REMAINITYP) BUFFER BUFFER PLANT SCHEDULE TREE WI BOTANICAL / COMMON NAM10 CO_NI SIZE 6 ACER CIRCINATUM / WNE MAPLE 8 & 8 2" CAL ACER PALMATUAA 'ACONITIFOLIUM' / FULL MOON JAPANESE MAPLE B & 8 6' MIN PLANTED HEIGHT 8 CERCIDIPHYLLUM JAPONICUM / KATSINA MEE B & 8 2" CAL 2 CHAMAECYPARIS NOOTKATENSIS 'JUBILEE' / JUBILEE CYPRESS 8 & 8 8' MIN PLANTED HEIGHT CHAMAECYPARIS OBIUSA 'GRACILIS' / SLENDER HINOKI CYPRESS 8 & 8 6' MIN PLANTED HEIGHT 9 CORNUS X RUTGERSENSIS 'AURORA' / AURORA WHI7E FLOWERING DOGWOOD 8 & 8 2" CAL 7 CORNUS X RUTGERSENSIS 'STELLAR PINK' / SIELLAR PINK FLOWERING DOGWOOD 8 & 8 1.5"CAL 9 PRUNUS X HILLIER' / SPIRE FLOWERING CHERRY 8 & 8 2" CAL 70 0/UJA PUCATA 'HOGAN' / HOGAN WESTERN RED CEDAR B & 8 6' MIN PLANTED HEIGHT' SHRUBS ga BOTANICAL / COMMON NAME SIZE HEIGHT 173 AZALEA X `GIRARD'S PLEASANT WHI7E' / GIRARD'S WHITE AZALEA 2 GAL 18" MIN HT. EID 35 CORNUS SERICEA 'FLAWRAMEA' / YELLOW TWIG DOGWOOD 5 GAL 18" MIN HT. 0 128 NANO/NA DOMESTICA 'LEMON LIME' / LEMON LIME NANOINA 3 CAL 18" MIN H7: CY) 76 PRUNUS LAUROCERASUS 'MOUNT VERNON' / MOUNT VERNON LAUREL 2 GAL 18" MIN Hr. 45 RHODODENDRON X `CUNNINGHAM'S WHITE' / CUNNINGHAM'S WHITE RHODODENDRON 5 GAL 18" MIN HT. 74 TAXUS X MEDIA DENSIFORMIS' / DENSE SPREADING YEW 5 GAL 18" AAIN HT. 11 TAXUS X MEDIA 'HICKSII' / HICKS YEW 7 GAL 30" MIN HT 70 VIBURNUM DAVIDII / DAVIDI WBURNUM 2 GAL 18" AAIN HT. ANNUAI S/PFRENNIAI ROTANICAI / COMMON NAME SIZE HEIGHT 0 86 ASTILBE SIMPLICIFOLIA `HENN1E GRAAFLAND' / HENNIE GRAAFLAND ASTILBE 7 GAL 720 A7HYRIUM NIPPONICUM 'REGAL RED' / REGAL RED PAINTED FERN 7 GAL 742 HAKONECHLOA MACRA 'ALL GOLD` / JAPANESE FOREST GRASS 7 GAL 108 HEUCHERA X 'PLUM PUDDING' / PLUM PUDDING CORAL BELLS 7 GAL WNE/E2A1,IER GROUND 005685 grNi A, A 0110 BOTANICAL / COMMON NAME 44 PARTHENOCISSUS TRICUSPIDATA 'VEITCHIP / BOSTON IVY aa BOTANICAL / COMMON NAMF SIZE HEIGHT 2 GAL CONT SIZE 482 LIRIOPE MUSCARI 'SUPER BLUE' / SUPER BLUE LIRIOPE 7 GAL 127 PACHYSANDRA 7ERMINALIS 'GREEN SHEEN' / GREEN SHEEN JAPANESE SPURGE 1 GAL 195 SARCOCOCCA HOOKERIANA HUMUS / HIMALAYAN SWEET BOX 1 GAL SCALE: 1" = 20' 0 10 20 40 BLUELINE 15200 52. Avenue South. Suite 210. Tukwila, WA 00.0 r, 200.204,0507 NIAMV.IME131.LIELINEGROIJP.COM Date Desc. 05-15-19 BAR SET 07-31-19 BAR COMMENT RESPONSE PROJECT #: LA-1833 FILE NAME: LA1833 - P8 DRAWN BY: BE CP / RB LANDSCAPE PLAN BAR ClaNT RESPONSE 74 May 15, 2019 Bellwether Tukwila, The Confluence B.A.R. Submittal Response to Design Review Criteria for BAR Review - Criteria for Multi -Family, Hotel and Motel Developments (TMC 18.60.050(B)) 1. Site Planning a. Site Design Concept Previously housing four small single-family residences, the design of this High Density Residential (HDR) site is intended to blend the increasing need for affordable housing, with the surrounding context of adjacent low-rise apartment buildings. Although, the new development will stand (2) stories taller than the adjacent properties, the visual impact from 152nd St. is minimized by a short street facing facade as the building is set back 20 ft from the West property line and nearly 70 ft from the East property line, with an overall width of 92'-7," approximately half the street frontage. This site orientation creates a longer N/S building length which helps minimizes the impact of shading adjacent neighbors from natural light. b. Natural Features The project intends on saving (10) significant trees, (9) of which are along the West Property line. This will help create a buffer to the adjacent West property as the building is set back 20 ft. along this edge vs. an approximate 70 ft along the East portion of the site. c. Pedestrian Scale Streetscape The building is situated 11'-5" from the North Property line, allowing more light to reach the 1 pedestrian sidewalk along 152nd St. This setback also allows for increased landscaping and site features that visually lead to the building entrance. The building itself, has a pedestrian scale facade material change at Level 1/Level 2 that creates a vertical visual break in the facade along with an integral overhead weather protection canopy. d. Pedestrian Access The site is designed to be pedestrian friendly and has a path circumnavigating the entire building. Along the West Facade, a 9 ft. wide path is to be constructed within the 20 ft. easement intended for future connection to the Transit Center to the South. Until such time, this path would lead to nowhere, however now leads to a small recreational open space and site parking along the South of the property and allows resident access to the L1 courtyard This path connects with the site sidewalk running along the East facade and then reconnects with the improved ROW on 152nd St. To create separation between public and private the building is setback approximated 13'-5" from the street facing property line (N) at Level 1 and this space has been designed with a hardscape plaza and dense landscaping to direct visitors to the lobby entry doors. e. Vehicle Access Vehicle access is limited to (1) curb cut off of 152nd St. that provides access to both surface and garage parking on site. An Easement is to be completed with the adjacent south property for fire access, but this will not be an access point for tenants and visitors as it will be gated for fire department access only. f. Site Perimeter Design All landscape buffers have been followed per allowances in the Development Agreement (Land Use L17-0040). In addition to the required buffers, additional horizontal space has 75 May 15, 2019 been provided between the building and all property lines. These areas have been thoughtfully designed to reduce any impacts on adjacent properties including the intentional orientation of parking stall to reduce light and glare on adjacent properties. q. Privacy for Residents Residents of this property will have privacy from both the Right -of -Ways and adjacent properties. All residential units are set a minimum of 9'-0" from parking stalls. The majority of the units at L1 also have vertical separation from parking due to the sloping nature of the site. Only (1) unit fronts on 152nd St., which is designed as a Live/Work unit and has street frontage access as well as access through the interior of the building. Grade change and landscape planters provide a buffer to the public sidewalk. Units abutting the community courtyard have privacy created by a deep landscape planter outside the unit windows providing both vertical (through the use of plants) and horizontal separation from the resident courtyard. h. Visual Impact of Parking Areas Approximately 2/3 of the parking provided at this site are provided in structured parking, visually screening the majority of the stalls from all adjacent sites and ROW. The remaining parking stalls are provided as surface parking and are screened from adjacent properties by landscaping. The surface parking areas are limited to a single mostly double loaded drive aisle maximizing the surface parking to paving ratio. Service areas are screened through use of both plantings and fencing and are located outside of landscape buffers allowing additional screening from adjacent properties. 2 i. Height, Bulk, Scale The height, bulk and scale of this project are all larger than adjacent properties, which is allowed through the Recorded Development Agreement, Land Use L17-0040. The project has been intentionally located on the site to reduce the impact to adjacent properties and long-term structures. The building configuration, modulation, color and texture further reduce the visual scale of the building. This transit -oriented development will have minimal impacts to light and air on adjacent properties. 2. Building Design a. Architectural Style This project, to be titled "The Confluence," is an affordable housing TOD development whose name was inspired by the confluence of rivers in Tukwila. Architecturally, the building abstracts the natural features of Pacific Northwest Rivers, trees and water, creating two separate building schemes that meld to one at the architectural feature wall along the North Facade facing the ROW creating an abstract meandering river and forest. The "Tree" scheme features vertical green HardiePanel & vertical WoodTone lap siding design elements creating a contrast to the horizontal water scheme, created with blue HardiePanel and grey HardiePanel creating a stony "Water" scheme. These accent colors are used to create patterns on the building facades, that are otherwise mostly white panels and WoodTone stained lapsiding. b. Architectural Relationships The Building is shaped in plan like a 'C' allowing for a West facing residential amenity courtyard. This reduces the visual length of the West Facade and creates significant building modulation creating an additional setback from the adjacent West Property line. As the building is significantly setback from the East Property May 15, 2019 line, less modulation is provided, and visual interest is provided through the use of facade patterning instead of large movements in the building form. The scale of the building is further reduced by a modulated roof line and the use of projecting roof overhangs at building corners. c. Building Components & Details Building details have been integrated into the building design to make a cohesive project that has consistent features throughout that tie in the two different visual schemes. A uniform building base, allows a consistent feel at the lower more pedestrian levels. Consistent use of both White HardiePanels and WoodTone Stained LapSiding throughout the building facades create cohesion, texture and warmth. In addition to overall colors, details such as trim bands, parapets and roof overhangs, used consistently for similar design elements help tie together the building as a whole. d. Color Scheme The colors used at this project are a natural color palette consisting of White, Warm Grey, Browns, Blue and Green. These colors will blend with the (9) significant trees to be left on the site and integrate well with the new landscaping that will be added to both the streetscape and the site itself. e. Monotony of Design This project avoids design monotony predominantly though use of facade patterning. Some of the project goals focus on providing enhanced environmental design practices, which lean toward less physical modulation. However instead of providing blank flat walls, material changes and abstract patterning create interesting facade features and continual visual interest at each length of each facade, utilizing smaller areas of single material facades to create relief in the building patterning. 3 3. Landscape and Site Treatment a. Landscape and Site Design The overall intent of the Bellwether landscape and site treatment is to create a safe, cohesive, functional, accessible, and aesthetically pleasing landscape that invites users into its various spaces and leaves a lasting impression. The site includes a variety of spaces with different functions on both the ground level and on Level 1 over the parking garage including street frontage/ building entry zone, active and passive recreation areas for children and adults, sidewalks and a multi -use path, site perimeter landscape buffers, building perimeter landscape, and parking lot landscape. The existing site topography is relatively flat to gently sloping from north to south. Surrounding views are primarily of adjacent apartment buildings on three sides with street frontage along the north side. In addition to several mature ornamental trees planted around the existing residential areas, a planted row of Red Maples (Acer rubrum) exists on the west perimeter. There are also four neighboring trees with driplines that extend over the fence line onto the site. All 28 of the significant trees (6" or greater diameter DBH - diameter at breast height) either on site or on neighboring properties with critical root zones extending onto the site have been evaluated by an arborist (see Arborist Report). Most of the existing trees on -site were deemed by the arborist to be unsuitable for preservation due to either the condition of the trees or proposed building and site construction requirements. We are proposing the preservation of one significant Douglas Fir (36" DBH) located in the east perimeter landscape buffer as construction impacts permit and all nine of the planted Red Maples along the west property line. 77 May 15, 2019 b. Planting Design Proposed plantings will be used to enhance and screen various features; provide visual impact with multi -season ornamental interest; provide environmental benefits, such as enhanced air quality, erosion control, shade, and wildlife habitat; be sustainable and easily maintained (meeting the requirements of the Evergreen Sustainable Development Standards); and not be detrimental to pedestrian or vehicular safety The plant selections will include an appropriate mix of native and adaptive ornamental plants that are appropriate in terms of hardiness, growth habit, aesthetic appearance, and maintenance requirements. The planting design will include the use of carefully selected tree species that provide shade, verticality, ornamental interest, screening, and separation as appropriate to each location. Understory shrub and groundcover planting will primarily be done in plant "masses", minimizing the number of plant species and maximizing the visual impact. Frontage landscape along S 152nd St. includes a 4'-6" wide planter strip behind the curb with street trees, low understory plantings, and narrow footpaths to allow pedestrian access from the parallel parking stalls to the 6-ft. wide public sidewalk beyond the planter strip. Between the public sidewalk and building is a paved pedestrian entry area and ornamental planting beds of varying width with small trees, shrubs, and groundcovers. Near the main entry there are accent boulders and river stones to create a dry creek bed effect. A single bench facing the street provides casual seating, and two small bike racks provide four short-term bike spaces. Plantings along the east and south property lines will meet the requirements for the required Type I Perimeter Buffer, 10 feet wide. Along the 4 west property line there is a 20' wide easement that includes a 6' wide planter strip abutting the property line (includes the existing Red Maple trees to remain), a 9' wide paved multi -use path, and a 5' wide planter strip adjacent to the building. These planting areas include a mix of evergreen and deciduous trees, shrubs, and groundcovers with a mulched surface. Landscape boulders are included in the 5' planter strip on the east side of the multi -use path as informal seating and visual interest. At the southwest corner of the site is an active play area with a synthetic turf mini -soccer area, a paved tetherball court, and area lighting. The area will be enclosed with an attractive gated wire mesh fence for child safety and ball containment. The area is bounded by buffer plantings on three sides. The courtyard on level one includes active play space for children and a space geared for adults that accommodates more passives use such as casual seating, BBQ area, outdoor dining, and large-scale chess. Raised planting beds along the building provide buffering between these areas and the adjacent private dwelling units. Pots with ornamental trees provide aesthetic enhancement and light shade. The courtyard is fenced along the west edge with a 5-foot high vertical steel picket fence. Exit gates are located at the northwest and southwest corners. The various on -site spaces are well connected with accessible lighted sidewalks looping the entire building. The west side multi -use path (9 feet wide) runs the length of the site connecting the street frontage with the southwest recreation space. A gated stair at the southwest corner of the courtyard gives residents direct access to the southwest play area and multi -use path, and the gate at the courtyard northwest corner allows access to the multi -use path and street frontage. May 15, 2019 4. Signs Project signage includes a building -mounted sign near the main entry on the north side of the building as shown on BAR drawing P1.2. This sign may be lighted for both day and night-time viewing. The intent would be to use energy - efficient LED lights within or adjacent to the individual letters to create a soft "glow" vs a harsh, spotlight approach. The sign materials will be out of the reach of pedestrians but will still be durable and resistant to vandalism and theft. 5 79 ARBORIST REPORT Bellwether Housing S 152nd Street Project Tukwila December 13, 2018 AININIkr,111111111M "INN, Ana. AMERICAN FOREST MANAGEMENT 11415 NE 128th St., Suite 110, Kirkland, WA 98034 I Phone: 425.820.3420 I Fax: 425.820.3437 americanforestmanagement.com 81 Bellwether Tukwila — Arborist Report Table of Contents 1. Introduction 1 2. Description 1 3. Methodology 1 4. Observations 2 5. Discussion 3 6. Tree Protection Measures 4 7. Tree Replacement 4 Photos — pages 5 - 8 Tree Summary Table - attached Tree Locator/Condition Map - attached American Forest Management, Inc. 12/13/2018 Bellwether Tukwila — Arborist Report 1. Introduction American Forest Management, Inc. was contacted by Kasey Liedtke of Bellwether Housing, and asked to compile an Arborist Report for a re -development project in Tukwila, WA. Our assignment is to prepare a written report on present tree conditions, which is to be filed with the preliminary permit application. The main subject of this report is the trees to be retained at the site. This report encompasses all of the criteria set forth under City of Tukwila Municipal Code — 18.52.050 Tree Retention. 18.52.050 Significant Tree Retention A. All significant trees located within any required landscape area that are not dead, dying, diseased, or a nuisance species, as identified in the Tukwila Approved Tree List, and that do not pose a safety hazard or conflict with overhead utility lines as determined by the City or an ISA certified arborist, shall be retained and protected during construction with temporary fencing or other enclosure, as appropriate to the site and following Best Management Practices for tree protection (see TMC Chapter 18.54). B. Retained significant trees may be counted towards required landscaping. For each 2% of effective canopy cover provided by preserved trees incorporated into a development plan, a 2% reduction in the minimum landscape requirement may be granted. No more than 20% of the minimum landscape requirement may be reduced for any one development. Approval is required per TMC Section 18.52.100 F. C. The area designated for protection will vary based on the tree's diameter, species, age, and the characteristics of the planted area, and Best Management Practices for protection shall be utilized (see TMC Chapter 18.54). Property owners may be required to furnish a report by an ISA certified arborist to document a tree's condition if a tree is to be retained. The Director may require that an ISA certified arborist be retained to supervise tree protection during construction. Grade changes around existing trees within the critical root zone are not allowed. Date of Field Examination: November 20th, 2018 2. Description The subject property is 1.29 acres and includes parcels #0043000108, #0043000112, and #0042000116. The proposed development calls for demolition of four single family homes and construction of a 101 unit, 5 story apartment building. In addition to several mature ornamental trees planted around the residential areas, a planted row Red Maples (Acer rubrum) exists on the west perimeter. Additionally, there are four neighboring trees with driplines that extend over the fence line of the subject property. All of the significant trees on the property and significant neighboring trees which have critical root zones extending onto the property have been surveyed. A significant tree is defined by the City of Tukwila as a tree at least 6" DBH (diameter at breast height, 4 1/ feet above ground). Each tree has been identified in the field with a numbered aluminum tag. These tag numbers correspond with the attached Tree Summary Table and Tree Map. A tree condition assessment was performed on all trees. Tree data for all significant trees can be found on the Tree Summary Tables at the back of this report. 3. Methodology Each tree in this report was visited. Tree diameters were measured by tape. The tree heights were measured using a Spiegel Relaskop. Each tree was visually examined for defects and vigor. The tree assessment procedure involves the examination of many factors: • The crown of the tree is examined for current vigor. This is comprised of inspecting the crown (foliage, buds and branches) for color, density, form, and annual shoot growth, limb dieback and disease. The percentage of live crown is estimated for coniferous species only and scored appropriately. • The bole or main stem of the tree is inspected for decay, which includes cavities, wounds, fruiting bodies of decay (conks or mushrooms), seams, insects, bleeding, callus development, broken or dead tops, structural defects and unnatural leans. Structural defects include crooks, forks with V-shaped crotches, multiple attachments, and excessive sweep. • The root collar and roots are inspected for the presence of decay, insects and/or damage, as well as if they have been injured, undermined or exposed, or original grade has been altered. Page 1 American Forest Management, Inc. 12/13/2018 Bellwether Tukwila — Arborist Report Based on these factors a determination of condition is made. The four condition categories are described below based on the species traits assessed: Excellent — free of structural defects, no disease or pest problems, no root issues, excellent structure/form with uniform crown or canopy, foliage of normal color and density, above average vigor, it will be wind firm if isolated, suitable for its location. Good — free of significant structural defects, no disease concerns, minor pest issues, no significant root issues, good structure/form with uniform crown or canopy, foliage of normal color and density, average or normal vigor, will be wind firm if isolated or left as part of a grouping or grove of trees, suitable for its location. Fair — minor structural defects not expected to contribute to a failure in near future, no disease concerns, moderate pest issues, no significant root issues, asymmetric or unbalanced crown or canopy, average or normal vigor, foliage of normal color, moderate foliage density, will be wind firm if left as part of a grouping or grove of trees, cannot be isolated, suitable for its location. Poor — major structural defects expected to fail in near future, disease or significant pest concerns, decline due to old age, significant root issues, asymmetric or unbalanced crown or canopy, sparse or abnormally small foliage, poor vigor, not suitable for its location. A `viable' tree is a significant tree that a qualified professional has determined to be in good health, with a low risk of failure due to structural defects, is wind firm if isolated or remains as part of a grove, and is a species that is suitable for its location. Trees considered `non -viable' are trees that are in poor condition due to disease, age related decline, have significant decay issues and/or cumulative structural defects, which exacerbate failure potential. The attached tree maps indicate the condition of the subject trees found at the site. 4. Observations 28 trees were assessed on the subject property. Six of these trees are in poor condition and considered non- viable. Four neighboring trees were also assessed to determine potential impacts from the proposed development. Trees #1-#9 are Red Maples in good condition with DBHs ranging between 13"-22", and overall heights of 53'- 58'. These are growing in a planting strip on the eastern edge of the neighboring parking lot to the west. #10 is a Coast Redwood (Sequoia sempervirens) with a 57" DBH and a height of 92' growing near the existing residence at 3481 S. 152nd St. This tree is in good condition, but is within the footprint of the proposed development. #11 is a Western Red Cedar (Thuja plicate) with a 32" DBH and a height of 82' growing just east of the existing residence at 3481 in good condition. An aluminum label was located attached to its trunk identifying it as tree #8339 on a previous inventory. Trees #12- #16 are a collection of overly mature fruit trees in the back yard of 3481 in fair -poor condition. There are large columns of decay and history of aggressive pruning leaving them unworthy of retention efforts. #17 is a multistem Big Leaf Maple (Acer macrophyllum) with a combined calculated DBH of 15". It is in poor condition growing on the east fence line of 3481 along the easement. This tree was previously labeled #8281 and is within the footprint of the proposed development and not suggested to be retained. #18 is a multistem English Holly (Ilex aquifolium) in the footprint of the proposed development and is not suggested to be retained. #19, #20, and #21 are growing in the southwest corner of the existing residence at 3707. #19 and #20 are fruit trees in poor -fair condition with large pockets of decay and disorganized growth resulted from poor pruning practices. #21 is a multistem Scouler's Willow (Salix scouleriana.) with a combined calculated DBH of 15". None of these are suitable for retention efforts. Page 2 American Forest Management, Inc. 12/13/2018 Bellwether Tukwila — Arborist Report #22 is an Oregon Ash (Fraxinus latifolia) with a 22" DBH. It is growing in the southeast corner of the subject property within the required landscape buffer. At some point in the past, this tree was topped and has since regrown multiple leaders. #23 and #24 are Big Leaf Maples in poor -fair condition in the southeast corner of the subject property. There are large columns of decay present in both trees and evidence of Kretzschmaria deusta, a common fungal pathogen which attacks Maples in our area. These trees are in a state of decline which would not warrant preservation efforts. #25, #26, and #27 are Douglas fir (Pseudotsuga menziesii) in good condition growing just south of the residence at 3703. #25 and #26 are within the parking easement for the proposed development. #27 has a 36" DBH and is growing within the required landscape buffer. There is a retaining wall 1' east of the root flare, and the foundation of the existing house is approximately 6' to the west. #28 is an English Holly growing in the northeast corner with a 9" DBH. This tree is in fair condition and should not be retained as it is not a desirable species and it is interfering with overhead powerlines. Neighboring Trees #101 is a Scotts Pine (Pinus sylvestris) with a DBH of 16" and an overall height of 52. It is in fair condition, growing just west of the northwest property corner. It has a moderate gall infestation. #102 and #103 are Red Alders (Alnus rubra) growing east of the property line in fair condition with DBHs of 13" and 15". These are located beyond a retaining wall and grade change that should adequately protect their root systems from the planned construction. #104 is a Douglas fir north of the subject property near S. 152nd St. This tree has a DBH of 14" and has been repeatedly topped to clear the overhead power lines. It is currently 55' tall with multiple leaders. 5. Discussion Most of the trees which are proposed to be retained are the row of nine Red Maples #1-#9 along the west fence line. These are growing in a planter bed on the eastern edge of a neighboring parking lot. The ground to the east of these trees on the subject property is currently covered in Himalayan Blackberry. In order for these trees to remain viable, all work performed within their critical root zones should be accomplished with hand tools to minimize root loss from compaction and excavation. Limits of disturbance are laid out on the attached tree map. Tree #27, although within the required landscape buffer on the east property line, cannot likely be preserved, due to the proposed improvements immediately west of the tree. The excavation work necessary to prepare a subgrade for concrete or asphalt will affect 50% of the trees critical root zone. The vast majority of roots are expected to be within the top foot of soil. The only way to preserve the subject tree would be to install the improvements without any excavation beyond removing the top organic layer. In our experience, the proposed impacts would be consequential to long-term health and ultimately stability. Tree #23 is not in a condition that warrants retention efforts. It has advanced decay in the lower trunk caused by a soft rot fungus. Tree #22 is a mature native ash. As with Tree #27 discussed above, it will be compromised by driveway and parking improvements. Removal is recommended. Neighboring red alder trees #102 and #103 are short-lived pioneer species. These are not suitable for their location. It would be prudent to remove and replace them as a part of this project. Right-of-way tree #104 is also not suitable for its location beneath the power lines. It has been topped multiple times in the past. This tree will need to be removed for the required street frontage improvements. The extent of drip -lines (farthest reaching branches) for viable subject trees can be found on the tree summary tables. This information may need to be transferred to a final tree retention/protection plan to meet City submittal requirements. The final tree protection plan should also identify the LOD (Limits of Disturbance) and a tree protection barrier to be erected at or beyond the drip -lines of all retained trees. LOD recommendations for trees near construction are provided on the summary tables. Position the tree protection barrier outside the drip -line radius and only move the barrier to conduct work up to the LOD when it is required and authorized. Page 3 American Forest Management, Inc. 12/13/2018 Bellwether Tukwila — Arborist Report 6. Tree Protection Measures The following guidelines are recommended to ensure that the designated space set aside for the preserved trees is protected and construction impacts are kept to a minimum. Please review these standards prior to any development activity. 1. Tree protection barriers shall be erected prior to moving any heavy equipment on site. 2. Excavation limits should be laid out in paint on the ground to avoid over excavating. 3. Excavations within the drip -lines shall be monitored by a qualified tree professional so necessary precautions can be taken to decrease impacts to tree parts. A qualified tree professional shall monitor excavations when work is required and allowed within the "Limits of Disturbance". 4. To establish sub grade for foundations, curbs and pavement sections near the trees, soil should be removed parallel to the roots and not at 90 degree angles to avoid breaking and tearing roots that lead back to the trunk within the drip -line. Any roots damaged during these excavations should be exposed to sound tissue and cut cleanly with a saw. Cutting tools should be sterilized with alcohol. 5. Areas excavated within the drip -line of retained trees should be thoroughly irrigated weekly during dry periods. 6. Preparations for final landscaping shall be accomplished by hand within the drip -lines of retained trees. Large equipment shall be kept outside of the tree protection zones. 7. Tree Replacement Supplemental tree planting may be required to meet Tukwila Landscape Plan requirements. It is assumed the project landscape architect will develop a plan to satisfy code requirements. There is no warranty suggested for any of the trees subject to this report. Weather, latent tree conditions, and future man -caused activities could cause physiologic changes and deteriorating tree condition. Over time, deteriorating tree conditions may appear and there may be conditions, which are not now visible which, could cause tree failure. This report or the verbal comments made at the site in no way warrant the structural stability or long term condition of any tree, but represent my opinion based on the observations made. Nearly all trees in any condition standing within reach of improvements or human use areas represent hazards that could lead to damage or injury. Please call if you have any questions or we can be of further assistance. Sincerely, Ben Mark ISA Certified Arborist #PN-6976A ISA Tree Risk Assessment Qualified Page 4 American Forest Management, Inc. 12/13/2018 Bellwether Tukwila — Arborist Report Photos Row of maple trees to be saved on the west property line Page 5 American Forest Management, Inc. 12/13/2018 87 Bellwether Tukwila — Arborist Report Neighboring Scotts Pine #101 Page 6 88 American Forest Management, Inc. 12/13/2018 Bellwether Tukwila — Arborist Report Big Leaf Maple #23 Oregon Ash #22 Page 7 American Forest Management, Inc. 12/13/2018 89 Bellwether Tukwila — Arborist Report Tree #23, advanced trunk decay Page 8 American Forest Management, Inc. 12/13/2018 90 Tree Summary Table For: Bellwether Housing 11/2012018 3481 S 152nd St Tukwila, WA Ben Mark, Bob Layton Tree/ DBH Height Drip -Line / Limits of Disturbance Viable Tag # Species (inches) (feet) (feet) Condition yes/no Comments Proposal N S B W 1 Red Maple 22 58 18 Fair yes Forked top, some included bark Save 2 Red Maple 13 53 16 Good yes no concerns Save 3 Red Maple 15 58 18 Good yes no concerns Save 4 Red Maple 14 55 18 Good yes no concerns Save 5 Red Maple 14 55 16 Good yes no concerns Save 6 Red Maple 16 55 18 Good yes no concerns Save 7 Red Maple 17 56 18 Good yes no concerns Save 8 Red maple 16 55 18 Good yes no concerns Save 9 Red Maple 16 56 18 Good yes no concerns Save 10 Coast redwood 57 92 18 20 24 24 Good yes no concerns Remove 11 Western Red Cedar 32 80 14 14 14 14 Good yes also tagged 8339 Remove 12 Apple 12 28 15 16 Fair yes Lots of pruning Remove 13 Apple 14 Poor no Decay Remove 14 Flowering Plum 14 Poor no poor pruning Remove 15 Cherry 11 33 12 12 11 12 Fair yes also tagged 8220 Remove 16 Cherry 13 41 16 16 16 16 Fair yes typical Remove 17 Big Leaf Maple 8.8.7.6. (15) 24 Poor no also tagged 8281 Remove 18 Holly 3.5.3.5.3.5.3 (10) 18 8 Fair yes also tagged 8283 Remove 19 Apple 12 15 Poor no typical Remove 20 Plum 7 12 Fair yes typical Remove 21 Scoulers willow 777.66 (15) 26 10 12 10 12 Poor no also tagged 8295 Remove 22 Ash 22 55 11 18 16 20 Fair yes also tagged 8293, topped in past Remove 23 Big Leaf Maple 12.10.11.8.10(23) 70 Poor no also tagged 8290, major decay Remove 24 Big Leaf Maple 39 63 24 23 24 22 Fair yes Small foliage, stressed Remove 25 Douglas Fir 29 92 12 18 14 12 Good yes mature Remove 26 Douglas Fir 33 90 22 20 26 12 Good yes mature Remove 27 Douglas Fir 36 88 22 16 18 20 Good yes mature Retain if possible 28 Holly 9 16 7 Fair yes Powerlines Remove Tree/ Taq # Species DBH nches Height (feet) Drip -Line / Limits of Disturbance feet) Condition Viable ves/no Comments Proposal 101 Scot's Pine 16 52 14 11 11 Fair Yes Protect 102 Alder 13 56 0 14 Fair yes Topped Remove 103 Alder 15 50 0 10 Fair yes Remove 104 Douglas Fir 14 55 16 0 18 Fair yes Powerlines, topped Remove Drip -Line and Limits of Distu bance measurements from face of trunk Trees on neighboring properties - Drip -line and Limits of Disturbance measurements from property lines 1 91 92 eRNATE ir+vcssfiztEss-c EASFJACIal C. MO. 50425W "460' APPROXIMATE SCALE 4no0o .cc:NDIV.C' TREES #POOR CONDITION TREES EtiE LIMIT OF DISTURBANCE TREE PROTECTION FENCE 93 711,,for June 26, 2019 STATE OF WA N -TON DEPARTMENT OP ECOLOGY 3l €1 If�Par1 A ya !MC SE 41r vtr�� d xyhirtglon Per sons it-r°fi1i s e�r��h cri.c„xir11 � Lynn Miranda Department of Community Development City of Tukwila 6300 Southcenter Boulevard Ste 100 Tukwila, WA 98188 Re: The Confluence File #E19-0003, Ecology SEPA #201903259 Dear Lynn Miranda, 4 .14..25) 64&)n7 11 ((s77) 833-6.34 Thank you for the opportunity to provide comments on The Confluence Project. Based on review of the State Environmental Policy Act (SEPA) checklist associated with this Project, the Department of Ecology (Ecology) has the following comments: This proposed project is located in an area that may have been contaminated with heavy metals due to the air emissions originating from the old Asarco smelter in north Tacoma (visit Ecology's Tacoma Smelter Plume map search tool: https://fortress.wa.gov/ecy/dirtalert/). Soil contamination from the former Asarco smelter poses a risk to human health and the environment. Children are at especially high risk from direct exposure to contaminated soil. Construction workers, landscapers, gardeners, and others who work in the soils are also at risk. Washington State Department of Ecology (Ecology) recommends that the lead agency include the following as conditions of approval, prior to the issuance of any site development permits or the initiation of grading, filling, or clearing: • Sample the soil and analyze for arsenic and lead following the 2012 Tacoma Smelter Plume Guidance. The soil sampling results shall be sent to Ecology for review. If the project includes open space areas, contact the Technical Assistance Coordinator, Eva Barber, for assistance in soil sampling methodology within the open space area. • If lead or arsenic are found at concentrations above the Model Toxics Control Act (MTCA) cleanup levels (Chapter 173-340 WAC); the owners, potential buyers, construction workers, and others shall be notified of their occurrence. The MTCA cleanup level for arsenic is 20 parts per million (ppm) and lead is 250 ppm. Lynn Miranda June 26, 2019 Page 2 • If lead, arsenic and/or other contaminants are found at concentrations above MTCA cleanup levels, the applicant shall: 1) Develop soil remediation plan and enter into the Voluntary Cleanup Program with Ecology. For more information on the Voluntary Cleanup Program, visit Ecology website at: https://ecology.wa.gov/Spills-Cleanup/Contamination-cleanup/Cleanup- process/Cleanup-options/Voluntary-cleanup-program. 2) Obtain an opinion letter from Ecology stating that the proposed soil remediation plan will likely result in no further action under MTCA. The applicant shall provide to the local land use permitting agency the opinion letter from Ecology. 3) Prior to finalizing site development permits, provide to the local land use permitting agency "No Further Action" determination from Ecology indicating that the remediation plans were successfully implemented under MTCA. • If soils are found to be contaminated with arsenic, lead, or other contaminants, extra precautions shall be taken to avoid escaping dust, soil erosion, and water pollution during grading and site construction. Site design shall include protective measures to isolate or remove contaminated soils from public spaces, yards, and children's play areas. Contaminated soils generated during site construction shall be managed and disposed of in accordance with state and local regulations, including the Solid Waste Handling Standards regulation (Chapter 173-350 WAC). For information about soil disposal contact the local health department in the jurisdiction where soils will be placed. The link below provides a fact sheet that explains more how the arsenic and lead clean-up levels were set and why Ecology sees that they are protective for human health: https://fortress.wa.gov/ecy/publications/SummaryPages/1109095.html To reply to these comments or for assistance and information about Tacoma Smelter Plume and soils contamination, contact Eva Barber with the Toxics Cleanup Program at 360-407-7094 or via email at Eva.Barber(aDecy.wa.gov. Thank you for considering these comments from Ecology. For more information about SEPA and Ecology, please visit https://ecology.wa.gov/regulations-permits/SEPA-environmental-review. Sincerely, ( vt/ lgxfpf," Katelynn Piazza SEPA Coordinator Sent by email: Lynn Miranda, lynn.miranda@tukwilawa.gov ecc: Emma Geyer, Bellwether Housing Eva Barber, Ecology From: Moira Bradshaw To: Lynn Miranda Subject: FW: Proposed Development at Bellwether Tukwila site on S 152nd St., Tukwila, WA Date: Monday, June 17, 2019 2:29:38 PM From: Chul Kim <chulmkim@yahoo.com> Sent: Saturday, June 15, 2019 1:39 PM To: ly.miranda@tukwilawa.gov; Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov>; Min Kim <minhkim@gmail.com> Subject: Proposed Development at Bellwether Tukwila site on S 152nd St., Tukwila, WA I saw a notice posted at Bellwether Tukwila site on S 152nd St, Tukwila few days ago. The notice states that Bellwether is proposing to build approx. 103 apartments on that site. Architectural drawings of proposed development and site plan looks great. However, I like to know if the development is for market rate rentals or subsidized rentals for low income families due to conditions of development financing. If development is for low income families then adjoining apartment owned by my family members could some what adversely effected. I would appreciate providing clarification on the question stated above. CAUTION: This email originated from outside the City of Tukwila network. Please DO NOT open attachments or click links from an unknown or suspicious origin. From: David Puki To: Lynn Miranda; Mayor Subject: Fw: Bellwether Apartment DA Date: Tuesday, June 25, 2019 4:27:41 PM From: David Puki <dj_puki@hotmail.com> Sent: Monday, June 24, 2019 8:45 PM To: lynn.miranda@tukwila.gov; alan.ekberg@tukwila.gov Subject: Fw: Bellwether Apartment DA From: David Puki Sent: Monday, June 24, 2019 8:29 PM To: lynn.miranda@tukwila.gov; alan.ekberg@tukwila.gov Subject: Bellwether Apartment DA I'm against putting up a 6 story building in my residential neighborhood for the following reasons which I spoke to during a public hearing about a year ago. For which I seem to have been ignored. 1. A 5 story building is not correct. With parking it's a 6 story structure that will block the sun after 3 pm in my neighborhood. It will stick out in my neighborhood like a sore thumb. 2. Only 2/3 of the parking will be on site with the remainder being surface and street parking. There is no available street parking on the north side of 152nd. After allowing for driveway access to the building there will be only a couple parking spots on the south side of the street. Insufficient at best. With all the parking issues surrounding the Tukwila Village project that is only half complete at this point and the available surface parking at the new Interurban Hotel/Apartment sized for a motorcycle only. YOU folks need to rethink what is appropriate and acceptable parking allowances. We already have transit riders parking every day of the week on our streets due to crime and insufficient TC parking. 3. DCD expects residents to comply with the TMC but when DCD conjures up these DA's they throw the code book out. Why are their 2 sets of codes? One for city planners trying to shoehorn large developments onto postage stamp properties we don't get to see or give meaningful comment about. And the published one available on the city's website that we must follow but city planners don't. Let's all play by one set of rules please. There are a very large number of TMC requirements this development is not in compliance with and it is still only in the planning stage. 4. How come these sweetheart DA's are not a part of the normal Planning Commissions procedures and processes? I've been told by several commissioners that they will not be allowed to properly evaluate this proposed project. Why?? 5. Now we come to the subject of "Affordable Housing". Everyone's catch phrase for thinking they are doing something good to help the neediest put a roof over their heads. The reality is affordable housing is a lie. First only a few units will go to the lower end of the County's mean income range. The rest to mid and upper mean income earners. Check out Bellwethers application form. It states that if you received a eviction notice in the past 3 years you are not eligible. Also a steady work history is required with no gaps. Along with all these requirements Bellwether has no policy for transitioning residents out after gaining economic status into market rate housing thus opening the door of opportunity to someone else. As a result most residents never leave even after achieving a six figure income annually. After all where can they find a place as cheap that's gated and well cared for. Although they do review your income and will adjust your rent up as appropriate within the County's annual median wage guideline. But once you at the top income percentage that's it. These are my comments in which I fully expect to be ignored because you truly don't care and certainly don't want to hear about them. Based on what I learned a year ago the decision was made back then. So I ask once again as to why you solicit public input when the decision has already been made? David Puki 3748 S 152nd St. CATTI # N a This email originated from outside the City of Tukwila network. Please DO< NOT open attachments or click links from an unknown or suspicious origin. From: minhkim(agmail.com To: Lynn Miranda; Moira Bradshaw Cc: "Chul Kim" Subject: RE: Proposed Development at Bellwether Tukwila site on S 152nd St., Tukwila, WA Date: Sunday, June 30, 2019 7:46:19 PM Hi Lynn, I am the general partner and one of the owners of the Seasons Apartments, which is located adjacent on the eastern side of this proposed development. I received a notice in the mail regarding the potential development of the Confluence — Bellwether Tukwila Apartments. Can you please send us a copy of the application? In particular, we'd like to know: 1. What % of the project is affordable? At what level of affordable (60%? 80% of area median income?) 2. The project states that it will be 6 stories. How will this impact our property views as our property sites directly to on the eastern side of the proposed development 3. How does the anticipated development plan to separate the property to our property? What type of fencing is the property owner planning to erect adjacent to our property? 4. Please provide additional description of the active play space for children. Will this play area be restricted to only the tenants at Bellwether or to others in the immediate submarket? As my father had mentioned below, we are concerned as to the potential impact on our property if this property is exclusively low-income. Our concerns are in relation to crime and what preventative measures has been taken into consideration if this is indeed catered exclusively to low-income. Many thanks, From: Chul Kim <chulmkim@yahoo.com> Sent: Saturday, June 15, 2019 1:39 PM To: ly.miranda@tukwilawa.gov; Moira Bradshaw <moira.bradshaw@tukwilawa.gov>; Min Kim <minhkim@gmail.com> Subject: Proposed Development at Bellwether Tukwila site on S 152nd St., Tukwila, WA I saw a notice posted at Bellwether Tukwila site on S 152nd St., Tukwila few days ago. The notice states that Bellwether is proposing to build approx. 103 apartments on that site. Architectural drawings of proposed development and site plan looks great. However, I like to know if the development is for market rate rentals or subsidized rentals for low income families due to conditions of development financing. If development is for low income families then adjoining apartment owned by my family members could some what adversely effected. I would appreciate providing clarification on the question stated above. ATTI1'N: This email originated from outside the City of Tukwila network. Please DO NOT open attachments or click links from an unknown or suspicious origin. 100