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HomeMy WebLinkAboutPLANNING 2019-08-22 COMPLETE AGENDA PACKETAllan Ekberg, Mayor Department of Community Development - Jack Pace, Director CHAIR DENNIS MARTINEZ; VICE -CHAIR, HEIDI WATTERS; COMMISSIONERS, SHARON MANN, MIKE HANSEN, LOUISE STRANDER, KAREN SIMMONS AND DIXIE STARK BOARD OF ARCHITECTURAL REVIEW PUBLIC MEETING AGENDA AUGUST 22, 2019 - 6:30 PM TUKWILA CITY HALL COUNCIL CHAMBERS CALL TO ORDER ATTENDANCE ADOPT MINUTES IV. CASE NUMBER: APPLICANT: REQUEST: LOCATION: L19-0053 The Confluence - Bellwether Tukwila Apartment Diana Keys, Johnson Braund, Inc. Design Review application to construct a 6-story, 103-unit affordable housing project. 3703 S. 152nd St, Tukwila WA 98188. V. DIRECTOR'S REPORT VI. ADJOURN Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1 00 • Website: TukwilaWA.gov 2 City of Tukwila Planning Commission PLANNING COMMISSION (PC) PUBLIC MEETING MINUTES Date: June 27, 2019 Time: 5:30 PM Location: Council Chambers Present: Chair Dennis Martinez; Vice Chair Heidi Waiters; Commissioners Mike Hansen, Louise Strander, Karen Simmons and Dixie Stark Commissioner Sharon Mann — arrived at 6:20 PM Staff: Adopt Minutes: Department of Community Development (DCD) Planning Supervisor Minnie Dhaliwal, Environmentalist, Andrea Cummins and Planning Commission Secretary Wynetta Bivens Commissioner Mann made a motion to adopt the May 23, 2019 minutes. Commissioner Hansen seconded the motion. Motion passed. Chair Dennis Martinez opened the public meeting: PLANNING COMMISSION DELIBERATION CASE NUMBER: L18-0056 APPLICANT: City of Tukwila Critical Areas Code update. Planning Commission held a public hearing on this REQUEST: issue on April 11, 2019. Since then the Planning Commission started deliberations on May 23, 2019 and will continue deliberating at this meeting to finalize their recommendation to the City Council. LOCATION: City Wide Minnie Dhaliwal, Planning Supervisor, DCD, provided an overview. She noted that the following three items from the May 23, 2019 deliberations were scheduled to come back to the PC: 1) Consistency for the vegetation management for Shoreline, Critical Areas, the Tree Code and the Landscaping Code. The purpose is to provide clarity on each of the sections. There will be an applicability; section added, clarification for topping and pruning, addition of the tree protection, as well as planting of shrubs and willow states to be counted for tree replacement to improve the buffer function on the river bank. She said the only substantive changes are in the Tree Code which apply to single-family homes and are as follows: Tree removal shall be regulated based on tree size and not on canopy as homeowners find it hard to determine the species of the tree or determine whether it is large/medium/small canopy. It is easier for them to measure the diameter of the tree. She then walked the Commission through the four different chapters. Andrea Cummins, DCD, Urban Environmentalist answered questions. Page 2 Public Meeting Minutes June 27, 2019 Commissioner Watters was interested in having examples on how to interpret the replacement ratios table in the code. Commissioner Hansen agreed with the recommendation to have examples in the code and suggested directing individuals to worksheets. Staff agreed to include worksheets and examples in the tree permit application. Commissioner Simmons suggested adding a time period as a point of reference for the 36-months in the footnote, staff agreed. MOTIONS: Attachment C-1 Commissioner Hansen moved to amend TMC 18.44 to read as shown in Attachment C-1 and forward it to City Council. Commissioner Stark seconded the motion. Motion passed. Attachment C-2 Commissioner Hansen moved to amend TMC 18.45 to read as shown in Attachment C-2 and forward it to City Council. Commissioner Watters seconded the motion. Motion passed. Attachment C-3 Commissioner Hansen moved to amend TMC 18.52 to read as shown in Attachment C-3 and forward it to City Council. Commissioner Stark seconded the motion. Motion passed. Attachment C-4 REVISION. Commissioner Hansen moved to' approve TMC 18.54 in Attachment C-4 with the additional language to TMC 18.54.080, Table A, footnote, 1) add the phrase, "in a 36-month period"; 2) add a new sentence to read, "See tree permit application for additional details." 3) the table is amended in row three to read, "...greaterthan 18" tree with number one, and no other trees." as amended by the PC and forward it to City Council. Commissioner Stark seconded the motion. Motion passed. CRITICAL AREAS SECTION, 18.45.090 Commissioner Hansen moved to amend TMC 18.45.090 to read, as noted on page 9, "Wetland creation for restoration projects may only be approved if the applicant can show either, 1) that the adjoining property owners are agreeable to having wetland buffers extend onto or across their 4 Page 3 Public Meeting Minutes June 27, 2019 property, or 2) that the on -site wetland buffer are sufficient to protect the functions and values of the wetland and the project as a whole resulting in net environmental benefit." Commissioner Walters seconded the motion. Motion passed. VESTING PROVISIONS, CRITICAL AREAS MASTER PLAN There was extensive discussion on the vesting provisions in the proposed Critical Areas Code and how it relates to Tukwila South Development Agreement. The PC had numerous concerns. Commissioner Hansen asked the PC chair to take a vote of the PC for deferring the decision to the City Council without a recommendation. The consensus of the PC with a unanimous vote was to move it on to the City Council without a recommendation, and forward a list of their concerns, such as: - The PC does not know what all is in the development agreement. - Uncomfortable not having full knowledge and casting a vote. Best to have the developer work with staff. Prefer to a legal opinion by the City Attorney. Since the Development Agreement was negotiated through the City Council process the decision on vesting should be made by the City Council - The developer put a lot of work and money into the deal, but the PC were not there when the deal was made. MOTION: The PC decided not to make a formal ruling to forward a recommendation to the City Council, but deferred the decision making to the City Council. The PC requested that staff return with a bullet point summary of their concerns, which staff agreed to return with at the next PC meeting for their approval to forward to the City Council. Adjourned: 7:00 P Submitted by Wynetta`Bivens Planning Commission Secretary 5 City of Tukwila Planning Commission BOARD OF ARCHITECTURAL REVIEW (BAR) MINUTES Date: June 27, 2019 Time: 7:00 PM Location: Council Chambers Present: Chair Dennis Martinez; Commissioners Mike Hansen, Louise Strander, Karen Simmons, Dixie Stark and Sharon Mann Recusal: Vice Chair Heidi Watters Staff: Department of Community Development (DCD) Planning Supervisor Minnie Dhaliwal, Environmentalist Andrea Cummins and Planning Commission Secretary Wynetta Bivens Adopt Commissioner Mann made a motion to adopt the May 23, 2019 minutes. Minutes: Commissioner Hansen seconded the motion. Motion passed. Chair Dennis Martinez opened the public hearing at 7:00 PT CASE NUMBERs: L19-0032, Conditional Use Peiiiiit L19-0033, Design Review APPLICANT: City of Tukwila REQUEST: Design Review approval for construction of Fire Station 52. Project to include three -bay fire apparatus garage, overnight quarters for on -duty personnel, and administrative offices. LOCATION: Parcel3597000320 Max Baker, Assistant Planner, City of Tukwila asked the appearance of fairness questions. There were no objections to the Commissioners hearing the project. Then he gave the presentation, he provided information on the Conditional Use and Design Review process, background, and site information As well as the criteria for both. It was noted the site is in the office district, and fire stations are allowed in the office district as a Conditional Use, which is why this is before the Commission. Further, commercial structures over 1,500 sq. ft. within the office district require Design Review. An overview of the proposed project was provided. Noted: • There was a comment letter from a neighbor regarding sirens from fire trucks leaving the site, and the trucks entering the fire station. 7 Page 2 Public Meeting Minutes June 27, 2019 o There was a noise study provided as part of the application, which looked at the consistent noise throughout the day. o The applicant assured the neighbor that the sirens will not be employed until the fire trucks hit 65th Avenue South. RECOMMENDATIONS: • Staff recommends approval of the Conditional Use Permit with no conditions. • Staff recommends approval of the Design Review application with two conditions, and two informational items that will need to be addressed prior to issuance of the development permit, as listed in the staff report dated June 14, 2019. Emma Nowinski, Project Manager, Weinstein A.+U, for the applicant gave the presentation. She said the City commissioned a professional response time study that determined once Fire Station 51 moved southward to its new location on Southcenter Parkway that Fire Station 52 also needed to move south in order to continue to provide good service both north and south of 1-405. She said of the potential sites one of the reasons the current site was chosen was because it was the only one that exited directly onto 65th, which is relatively quiet opposed to the very busy Southcenter Blvd. She pointed out several qualities of the site and provided a detailed overview of the building design, access, parking, etc. She noted the update change to concrete for the perimeter retaining wall. There was extensive discussion regarding safety issues at 65 and: Southcenter Boulevard. Following are some of the issues raised: Commissioner Simmons; expressed concern with the amount of foot traffic up 65th street with a wall obscuring the visibility from exiting fire trucks, and not having a lot of time to get out of the way. She suggested notification for foot traffic. Commissioner Strander asked if caution signage would be erected, and if pedestrians would be alerted of exiting fire trucks. She also asked if there will be a traffic indicator at the stop sign at 65th Avenue South and Southcenter Boulevard to quickly stop traffic for fire trucks. The applicant said not at this time. Jason Konieczka, Tukwila Fire Fighter, said 65th did not meet the traffic study criteria for a traffic light. He said maybe another study could be completed. Hari Ponnekanti, City Engineer, Public Works, explained there was a traffic study conducted as part of the project. He said as it stands currently without Fire Station 52 the existing conditions do warrant a signal at 65th Avenue South, adding the fire station is not trigging the need for a signal. However, the City will monitor 65th Avenue South and Southcenter Boulevard, take traffic counts, and closely observe these figures to determine if further action is necessary for safety. At the driveway at 65th there will be a fire signal that will be activated when fire trucks are exiting. Page 3 Public Meeting Minutes June 27, 2019 Commissioner Mann said because the traffic conflicts are so hazardous at the intersection of 65th Avenue South and Southcenter Boulevard maybe the Rapid Ride bus stop to the east of the intersection should be moved. Rachell Bianchi, Deputy City Administrator, Safety Plan Program Manager, said for the record, the traffic study says that once the Courts and Police are moved out of the buildings and once the Fire Station opens that an additional traffic study will be warranted at that time. Commissioner Strander said she would highly encourage some sort of light at 65th street. If the Fire Department is going to be on the campus it really needs to be addressed. Shawn Stankewich, Landscape Architect, for the applicant, wrapped up, the presentation with an overview of the site and landscaping design concept. He said the design is based on trying to provide a flexible space where there is opportunity in the future for art or memorial installation in the area. He also went over site sections and plantings. Commissioner Martinez asked if the landscaping could be started on the north side of the property to provide a buffer for the residence. Emma Nowinski, for the applicant, said a lot of digging needs to take place for the retaining wall and the sewer and the landscaping will be done last to provide the safest environment for the investment of the trees. However, there will be on -going discussion between the residents and contractor during construction, and any issues that may, occur can be addressed. Commissioner Stark said the building needed to be married to the landscaping, especially tight to the building. Mr. Stankewich said you don't pick up on it as much in the renderings but there is a focus on landscaping design. PUBLIC TESTIMONY: Chair Martinez swore in those ishing to testify. John Richards, resident, pointed out that the elevation on the north side of Fire Station 52 is going to be nearly as high as his house. He said it is going to be six inches below the top of his window on his upper floor. He said the rendering does not accurately show the location of trees within the setback area along the northern property line. Mr. Richards is also concerned with the maintenance of these trees as the tree limbs will encroach on his property and drop branches and leaves into his yard. He requested that the trees are eliminated along his property line because he does not want to keep up maintenance or see the wall be ruined by landscaping brushing against the building. Jason Konieczka, Tukwila Fire Fighter addressed a question regarding the design of the building and whether it has proper flow for the fire department. He said they are very pleased. Page 4 Public Meeting Minutes June 27, 2019 Commissioner Mann inquired on the screening for the rooftop mechanical equipment adjacent to Mr. Richard's house and whether the type of plantings are appropriate for locating close to his property line. She asked staff what could be done differently with the trees while still meeting the requirements of the landscaping ordinance. There was no further testimony. Chair Martinez closed the public hearing. DELIBERATION: Commissioner Hansen suggested that the landscape architect work with the property owner(s) to determine the type of plantings along the retaining wall. Staff said if there is consensus among the Commissioners to add flexibility to the site design they can add language as part of the building permit that the landscaping along the north side shall be reviewed by staff with guidance to accomplish some level of screening while not negatively impacting the adjacent property owner. Commissioner Strander said she would like to see some flexibility. along the property line adjacent to the property owners. She also requested that they revisit the possibility of installing a signal at the intersection at 65th Avenue South and Southcenter Boulevard. She said she wants it to be a priority for continued monitoring because she thinks it's important. Commissioner Stark agreed. Commissioner Mann said the argument is not the traffic coming off the hill, but the increased traffic on Southcenter Boulevardand the obscured view. Staff noted that the issue must pertain to adverse impact related to the project, not general traffic increases' in the neighborhood. Staff explained that the City looks at traffic citywide, and as new development occurs they pay traffic mitigation fees and traffic'concurrency fees and there is a model done throughout the City to look at all the intersections to determine what level of service is provided and then makes a recommendation. She said if the Commissioners are in consensus, they can add a condition requiring the City to complete a traffic count at the intersection. Commissioner Hansen said he would like to approve the project, and he will support traffic monitoring language. MOTIONS: Commissioner Hansen moved to approve Conditional Use Permit L19-0032 based on staffs findings and conclusions contained in the staff report and add a condition to read, 'The City shall monitor traffic at the intersection of 65th Ave. South and Southcenter Boulevard. The Planning Commission recommends that City Council consider this intersection as a high priority in their capital improvement program.' Commissioner Mann seconded the motion. Motion passed. 10 Page 5 Public Meeting Minutes June 27, 2019 Commissioner Hansen moved to approve Design Review L19-0033 based on staff's findings and conclusions contained in the staff report, with an amendment to eliminate condition number one and add the following language: 'The applicant shall revise the landscape plan and staff shall approve the revised landscape plan as part of the building permit. The revision shall replace the larger trees along the north property line adjacent to the residential home with alternate landscaping.' Condition number two shall be approved as presented by staff. Commissioner Strander seconded the motion. Motion Passed DIRECTOR'S REPORT: • Staff provided a memo from the DCD Planners on the status of Tukwila International Boulevard planning process, which is on -going. Staff is trying to schedule a joint City Council and Planning Commission field trip. Suggested locations are; Pacific Ridge in Des Moines, Lake City Way and downtown Bothell. Staff is requesting that if the PC is available to attend please let Lynn Miranda know, also let her know if you would like to recommend other locations. • There are no agenda items for July, so there will not be a meeting. Adjourned: 9:40 PM Submitted by: Wynetta Bivens Planning ,Commission Secreta 11 12 Allan Ekbe ,Mayor Depart ent of Co unity Development - Jack Pace, Director Staff Report to the Board of Architectural Review Design Review for Bellwether Tukwila Confluence Apartments Prepared August 12, 2019 Hearing Date File Number Associated Permits Applicant Request Location Comprehensive Plan And Zoning Designation Environmental Review Public Notice Public Comment Recommendation Staff Contact August 22, 2019 L19-0053 Design Review E19-0003 SEPA Decision Diana Keys, Johnson Braund, Inc. Approval of Design Review application for a 6-story, 103-unit affordable housing apartment building by the Board of Architectural Review. 3703 S. 152" d Street, Tukwila WA 98188 Parcel #s 0043000116, 0043000108, 0043000112 High Density Residential (HDR) Determination of Non -Significance Notice of Application was posted on site and mailed to surrounding property owners, tenants, and agencies with jurisdiction on June 12, 2019. Notice of BAR public hearing was mailed to property owners and tenants within 500 feet of the property and agencies with jurisdiction on August 5, 2019; published in the Seattle Times on August 8, 2019; and posted on site on August 12, 2019. Four comments were received by email and are included in Attachment D. Responses are addressed in the staff report. Staff recommends approval of L19-0053 Design Review with conditions. Lynn Miranda, Senior Planner 13 BAR Design Review Staff Report L19-0053 Confluence Page 2 Attachments A. Plan Set dated July 31, 2019 B. Applicant's response to BAR Design Review criteria, dated May 15, 2019 C. Arborist Report by American Forest Management, dated December 13, 2019 D. Public Comments • Karen Piazza, WA State Department of Ecology, dated June 26, 2019 • Chul Kim, email dated June 15, 2019 • David Puki, email dated June 24, 2019 • Min Kim, email dated June 30, 2019 14 BAR Design Review Staff Report L19-0053 Confluence Page 3 FINDINGS BACKGROUND Project Description Bellwether, an affordable housing nonprofit corporation, is proposing to construct a 110,007 square foot, 6-story, 103-unit apartment building on 3 existing parcels with a combined total lot size of 56,341 square feet. The project will consist of 5 floors of housing over a daylighted basement garage with a maximum building height of 55'-6". Residential space within the project consists of a mix of two studio units, 45 one -bedroom units, 26 two -bedroom units, and 16 three -bedroom units. A total of 13,729 square feet of outdoor and indoor recreation space is planned, including separate play areas for younger and older children. The lobby, community, mail rooms, access to the outdoor courtyard and children's play area are located on Level 1. A total of 100 vehicle parking spaces with the majority located in the partially submerged parking structure. The garage also contains rooms for trash and recycling, storage, bicycle storage, electrical, and fire command. Vehicle access will be limited to one curb cut from 152nd Street that provides access to both surface and garage parking on site. The project includes public frontage improvements including landscaping and street trees, wider sidewalk, and pedestrian amenities. Along the west property line is a 9'-wide paved multi -use path and landscaping within a 20' wide easement intended as a future pedestrian/bicycle connection to the Tukwila International Boulevard (TIBS) light rail station to the south, which is a %2 mile walking distance away. Project Site & Vicinity —Project Site TIBS Light Rail 15 BAR Design Review Staff Report L19-0053 Confluence Page 4 Current Land Use The site was previously occupied by four one-story single-family homes which have been demolished. The site is bordered to the west by a paved parking lot and 3-story apartment building, to the east by a 2- and 3-story apartment building with parking (The Seasons Apartments), to the south by a paved parking area and two-story apartment building (Ambassador Gardens), and to the north by S. 152nd Street. A mobile home park (Rainbow Haven) is across S. 152nd Street from the proposed development. There are currently two access points to the project that originally served the four single family homes. There are no sidewalks along the south side of S. 152' between TIB and 42nd Ave S., but a wide shoulder on the north side of the street is used by pedestrians. There are no bicycle lanes on S. 152nd. Autos have been observed parking on the shoulder of S. 152nd St west of the project. Two buses routes are in the vicinity of the project site with bus stops for King County Metro #124 on TIB and King County Metro #128 on 42nd Ave S. The Tukwila International Boulevard Station (TIBS) is approximately 0.3 miles away from the site, or a 7-minute walk via TIB. Access to Link light rail and Rapid Ride A and F service are available at TIBS. Site Topography The overall site slopes down gently from north to south with about 10 feet of elevation change across the length of the site. The Geotechnical Report prepared for the project states that no portion of the site were found to contain Class 2 or greater steep slopes during field exploration and that the consideration of steep slope hazards, setbacks, or buffers is not necessary for design. There are no other environmentally sensitive areas on the site. Vegetation There are 28 significant ornamental trees on site (6" or greater diameter at breast height) including Apple, Cherry, Flowering Plum, Holly, Big Leaf Maple, Douglas Fir, Ash, Western Red Cedar, and Scoulers Willow. Four trees on the neighboring site to the west have driplines that extend over the fence line of the project property. Zoning The site is zoned High Density Residential (HDR) which is intended to provide a high -density, multiple family district which is also compatible with commercial and office areas. Buildings in this district are limited to a maximum height of 45'. Other development standards for the HDR District are contained in TMC 18.14. DEVELOPMENT AGREEMENT RCW 36.806.180(3)(d) and TMC 18.86.030 authorize the establishment of design standards by a development agreement. TMC 18.86.030 explicitly allows for flexibility in development standards applicable to a property developed under a development agreement to achieve public benefits, respond to changing community needs, or encourage modifications that provide the functional equivalent or adequately achieve the purposes of otherwise applicable City standards. Bellwether is proposing to develop transit -oriented, affordable housing within 1/2 mile of the TIB Station in a manner consistent with the adopted vision, goals and policies of the Comprehensive Plan BAR Design Review Staff Report L19-0053 Confluence Page 5 for the Tukwila International Boulevard District. The City entered into a Development Agreement with Bellwether that allowed the modification of a number of standards for development in the High Density Residential (HDR) zone. in exchange for the modified standards, the developer provided the City a 20' easement along the west property line for a future connection to the TIB Station. The Tukwila City Council held a public hearing on the Development Agreement and approved it by ordinance (Ordinance 2563) on December 11, 2017. The Agreement entitles and vests the development, use and mitigation of the project with standards that differ from or supplement the standards in the TMC 18.14. The Development Agreement established the following standards: • Building height - 70 feet • Recreation space standards - 15 % of the residential floor area • Parking supply standards and dimensions - 0.97 spaces per unit (modified by a Minor Amendment to the Development Agreement) • Lot area per unit — no minimum; density to be determined by the other standards, such as height, parking, landscaping, etc. • Maximum building length — no maximum; to be established by the Board of Architectural Review • Development area coverage - 75% • Setbacks: o Front — 6' o Side — 25' for 4th floor and higher The approved modifications of these standards are discussed in more detail in this report. ENVIRONMENTAL REVIEW An environmental checklist was submitted for the project. A Determination of Nonsignificance was issued on July 19, 2019. DESIGN REVIEW FINDINGS DESIGN REVIEW & DECISION CRITERIA The purpose of Design Review is to ensure that 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. The City has adopted a policy that all multifamily developments must reflect high design quality regardless of whether the project is oriented toward the low, middle, or high cost housing market. This project is subject to Board of Architectural Review (BAR) approval under Tukwila Municipal Code (TMC) 18.60.030. The Confluence project shall be reviewed by the BAR using the general design criteria in TMC 18.60.050.0 for multifamily development, with guidance from the Multifamily Design Manual. The Design Review Criteria are organized into four sections covering Site Planning, Building Design, Landscape and Site Treatment, and Miscellaneous Structures. 17 BAR Design Review Staff Report L19-0053 Confluence Page 6 1. Site Planning a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi family development's design need not be harmoniously integrated with adjacent single-family structures if that existing single-family use is designated as "Commercial" or "High -Density Residential" in the Comprehensive Plan. However, a "Low -Density Residential" (detached single-family) designation would require such harmonious design integration. The surrounding developments to the east, west and south were constructed in the 1960's and 1980's, prior to the area's annexation to the City in 1989. These developments are two and three stories in height and more suburban in character than the proposed project. The Rainbow Haven mobile home park is across the street from the proposed project. The project proposes constructing a well -designed 6-story affordable housing apartment building. The new building will be two to three stories taller than the adjacent properties. The proposed height meets the standards established by the Development Agreement and are consistent with the Tukwila's Comprehensive Plan vision for this area. The proposed site is 185' wide by 302' long and is oriented north/south. This site configuration dictates a long north/south building orientation. The visual impact from S. 152nd St is minimized by a short street facing facade approximately half the width of the street frontage. Large side yard setbacks and landscaping minimize the visual impacts and create more space between the building and properties to the east and west. The site design creates a variety of spaces with different functions (see Figure below). The building is located on the west portion of the site, set into the northwest corner abutting the public multi -use path running the length of the west property line and connecting to the recreation space in the southwest corner. Gathering and play spaces are distributed around the western and southern side of the building. Included are a mini -soccer area and paved tetherball court on the ground level, and an active play space for children and an outdoor courtyard area for more passive uses on Level 1. The building's semi -private outdoor areas are adequately separated from semi-public spaces with plantings, fences and gates. A gated stair at the southwest corner of the courtyard provides secure access to the courtyard/play area and the building. The tetherball and mini soccer play area are fenced. Several design features support the concept of Defensible Space to reduce opportunities for crime. Entrances to the building are adequately signed and lighted. Windows are located on all occupied Levels, allowing for casual visual observation and surveillance by residents of the parking areas to the east and south, the street and sidewalk on the north, the active play area to south, and the courtyard/playground, and public multi -use path to the west. Plantings are designed so that surveillance of public and semi -private areas are not blocked. The proposed lighting plan meets or exceeds the Tukwila Police staff's suggested minimum illumination levels for safety. BAR Design Review Staff Report L19-0053 Confluence Page 7 The Confluence Site Plan PRIVATE ACCESS, T PROPGS€O APARTMENT Bur LL}JNG LEVEL r rrr 334.SC3 6AIZAGE rrE3.2A. 5CJ b. Natural features, which contribute to desirable neighborhood character, shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. The Arborist Report for the project identified 28 significant trees (6" or greater diameter at breast height) on the site, 18 of which will be removed due to poor condition or conflicts with proposed building and site construction requirements since the site will be completely redeveloped. There are also four trees on neighboring properties with critical root zones that extend on to the site that will be removed. A large Douglas Fir tree on the east property line will be retained as a focal point for the site, and nine Red Maples along the west property line will be preserved to help create a buffer to the neighboring property to the west. The plan set indicates location of a 6' high tree protection fence, but it does not surround the critical root zone of the trees in compliance with TMC 18.54.070. This will need to be revised and included in the building permit plan set. c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. 19 BAR Design Review Staff Report L19-0053 Confluence Page 8 d. Pedestrian and vehicular entries shall provide a high -quality visual focus using building siting, shapes and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. e. Vehicular circulation design shall minimize driveway intersections with the street. The area or "streetscape" between S. 152' St and the building's front entry will be a focal point for the site. Locating the driveway and surface parking to the side of the building, adding public frontage improvements such as a wide sidewalk with street trees and amenities, and bringing the building up to the back of the sidewalk creates a safe, pleasing and pedestrian scale streetscape on S. 152nd St where none currently exists. Casual seating is proposed in front of the building - a bench and landscape rocks will be placed in front of decorative concrete block raised planter/seating walls approximately 18" high located east and west of the front door. The planter is key in creating a well -designed transition from the street to the building entry by providing a quality architectural element with landscape elements; a transitional step up in elevation from the flat sidewalk zone to the building; and a greater sense of enclosure around the building entry. The jogged boundary of the raised planter wall adds to pedestrian orientation by creating seating nooks and provides variation in the width of the planter to facilitate plantings of varying heights and a small ornamental tree. To the east of the entry, the planting/focal point is brought closer to the entry for a greater sense of enclosure around the front door space. The project proposes to use patterned pavement to indicate a transition from the public sidewalk to the main entrance, as well as to visually indicate the location of the entrance. The front facade of the building has a material change at Level 1/Level 2 that creates a vertical visual break in the fagade, large windows allowing views into and out of the building, and an overhead canopy for protection from the weather, adding to the sense of place for the pedestrian. A bicycle rack is located at the corner of the building near the front entrance for short term parking. Front Entrance A secondary building entrance on the southeast side of the building gives residents an alternative, more direct access to the building from the surface parking area on the south. To highlight this area from the rest of the east fagade, doors with glazing are recessed and different wall materials/color, 20 BAR Design Review Staff Report L19-0053 Confluence Page 9 plantings, and lighting are added to the space. There is one loading zone/parking space identified near this entrance. Secondary Pedestrian and Parking Garage Entrances RECESSED LIGHT rI TU EES 6k SOFFIT Vehicular access to the site is limited to one driveway off S. 152nd St. The 2-way driveway serves 30 surface parking stalls; parallel parking on the east side of the main driveway and perpendicular parking to the west. The main driveway connects to the parking garage at the southeast corner of the building. Per discussion with the applicant, there will be a marked crosswalk added at the garage driveway crossing to increase pedestrian safety. This will need to be added to the building plan set submittal. South of the building the driveway bends to the west, functioning as a hammerhead turnaround for fire vehicles and serving 7 perpendicular parking spots. There is a reciprocal fire access easement shared with the multifamily property to the south. Driveway at SE Property Corner Garage entry SE corner of building Main driveway Fire access turnaround 21 BAR Design Review Staff Report L19-0053 Confluence Page 10 f. Site perimeter design (i.e., landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. The project, with modified standards for front and side setbacks through the Development Agreement, meets the design criteria (see criteria i below). The project is consistent with the front, side and rear yard setback and landscaping requirements. Per the Development Agreement, the developer is constructing a 9'-wide paved multi -use path within a 20'-wide easement adjacent to the west property line. A 6-9'-wide planting strip with a mix of evergreen and deciduous trees, shrubs, and ground covers on both sides of the path that includes the existing nine Red Maples, as well as several existing large trees on the adjacent property, provides an adequate buffer for the adjacent apartment. On the east side of the site the neighboring building sits closer to the property line. To reduce the impact of the project, the proposed building is set back 70' and the orientation of the parallel parking stalls and lighting are designed to reduce glare on the adjacent property. g. Varying degrees of privacy for the individual residents shall be provided, increasing from the public right-of-way, to common areas, to individual residences. This can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. Most Level 1 residential units are vertically grade separated from parking and service areas to maintain privacy and minimize noise. One live/work studio is on ground level, facing S 152"d St. To maintain privacy, this unit is grade separated from sidewalk activity and public space by a stoop. Raised planter beds and landscaping on the courtyard and playground abutting the building provide buffering between these more semi-public spaces and adjoining residential units. h. Parking and service areas shall be located, designed and screened to interrupt and reduce the visual impact of large paved areas. Parking space requirements and standards were modified through the Development Agreement: • The required parking standard was 1 stall per unit. A subsequent Minor Amendment to the Development Agreement modified the Parking Supply standard by reducing the requirement to 0.97 parking space per unit. The proposed project meets the requirement and provides 100 stalls. The maximum number of compact stalls was allowed to increase from 30% to 50%; 44 compact stalls are proposed, the majority of which are located in the parking garage. The TMC does not have parking dimension standards for a parking garage. The applicant has proposed a parking garage layout based on their research of other more urban areas. The applicant has stated that the proposed circulation and stall sizes meets the needs of their tenants. The potential visual impact of large areas of surface parking is minimized by distributing parking around the site, with the majority of vehicle parking (63 stalls) located out of view in the daylighted basement parking garage beneath the building. A bicycle storage area (34 spaces) is also provided in the parking garage. Perimeter landscaping reduces the visual impact of surface parking areas from adjacent properties. 22 BAR Design Review Staff Report L19-0053 Confluence Page 11 Each residential floor will have access to a trash/recycling room with chutes leading to a trash/recycling room located in the parking garage. On the scheduled pickup day by service providers, trash/recycling is transferred to a solid waste staging area at the southwest corner of the building, which is gated and screened with opaque fencing and plantings in an area grade separated from residences. A generator for the project located away from the building on the south property line is similarly screened with opaque fencing and landscaping. i. The height, bulk, footprint and scale of each building shall be in harmony with its site and adjacent long-term structures. The project, with the modification of standards approved in the Development Agreement, meets the design criteria. The height, bulk and scale of this project are larger than those on adjacent properties. The Development Agreement approved by the City modified a number of HDR zone development standards in TMC 18.14.70 regarding site layout, building footprint, and building scale to be able to construct the project, as the proposal conforms with Comprehensive Plan goals and vision for the TIB District calling for more intensive development within 1/2 mile of the TIB Station. The standards established by the Development Agreement include the following: • The maximum height of structures is 70'. The project proposes a maximum height of 55' 6" from the average grade plan to the midpoint of the roof. • The minimum front yard setback is 6'. The project proposes a 9' 6" to 11' front yard depth across the building frontage with 15' provided at the parking lot frontage. • The minimum side yard setback required for the 4th floor is 25'; the project proposes 25' 3" from the west property line. The project meets the other minimum side and rear yard setbacks required for the underlying zoning. • The maximum development area coverage allowed is 75%. The proposed development area coverage is 69.8%, comprised of surface parking, sidewalks and paths, building footprint, and recreation areas. • There is no minimum lot area per unit requirement, allowing the density to be determined by the other standards, such as height, parking, and landscaping. • Recreation Space requirements established by the Development Agreement were 15% of residential area as recreation space, with requirements for separate play areas for both small and older children. The project exceeds the requirement with 16.15% of residential area, or 10,385 sf, provided as recreation space; 87% of which is provided outdoors. The project also exceeds the 25% of recreation space required for children 5-7 years old by providing 37.4% or 12,123 sf. Outdoor spaces include a semi-public space near the front entry, a courtyard with adjoining play area for younger children, and an active play area for older children including tetherball and mini - soccer facilities. These recreation spaces are described in more detail later in this staff report. Interior spaces include a community room with kitchen and a media room. 2. Building Design a. Architectural style is not restricted; evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood. 23 BAR Design Review Staff Report L19-0053 Confluence Page 12 The architectural style of the building as proposed is modern with a flat roof and clean angles. The color palate used on the walls of the building is primarily white on Levels 2-5, with stained brown "wood" siding and blue, warm gray, and green accent panels. Brown/bronze color is used on Level 1 to ground the building at the pedestrian level. The building has a high level of design quality and is appropriate for structures and uses within an area zoned for transit oriented, high density residential uses. The architectural style of the building is more representative of the style of buildings today — more modern than those in the surrounding neighborhood which were constructed in the 1980's. b. Buildings shall be of appropriate height, scale, and design/shape to be in harmony with those existing permanent neighboring developments that are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent structures that are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the nonconforming structure's anticipated permanence. The height, bulk and scale of this project are all larger than adjacent properties which were built prior to annexation of the City in 1989 and are more suburban in character. Comprehensive Plan policies designate this site for more intensive development with a mix of uses including affordable multifamily residential with structured parking that builds on the neighborhood's proximity to the TIBS. Modifications to the HDR development standards were allowed through the Development Agreement between the City and the developer to allow the project to be designed to the more urban standards required for transit -oriented development. • Per the development agreement, the maximum allowable height of the building is 70'. The height of the proposed building is lower at approximately 56' from the average grade plane. The proposed building is 2 to 3 stories taller than the low-rise multifamily buildings on adjacent properties. The site's configuration is shorter along the street face and deeper in depth along the length of the parcel, limiting building form and placement and requiring a modification to the maximum building length standard through the Development Agreement with the City: • Maximum building length standard was waived. As part of the development agreement, building length is to be determined during design review by the BAR. The length of the proposed building is currently 241'-6 %". Given the fact that the facades are horizontally and vertically modulated, with varying materials and colors used to break up the mass, staff recommends BAR approval of building's length. See more detailed discussion below. To help minimize the impact of the proposed building's height and scale on existing apartment buildings to the east, the proposed building is setback approximately 70 feet from the east property line. A modulating roofline, projecting roofline at major building corners, building overhangs, some vertical modulation (2' offsets), and changes in color and materials are used to break up the overall bulk of the building facades. The longest unbroken wall length is 63' which exceeds the length recommended in the Multifamily Design Manual by 3'. 24 BAR Design Review Staff Report L19-0053 Confluence Page 13 East & South Side Building Modulation & Wrapping Windows as Major Corners In addition to the architectural methods described above, significant modulation of the building fagade is used on the west side. The building is shaped in a "C" which opens to and is oriented around the Level 1 courtyard and playground amenity (see Figures below). Building Footprint — Plan View 25 BAR Design Review Staff Report L19-0053 Confluence Page 14 Building Elevation — West Side c. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure. The arrangement of windows, modulation of the facade, and the arrangement of different siding materials, patterns and colors used in the design express the individuality of the building. The windows are proportionally sized for the building facade - large with multi -panes to provide each unit with natural light, except where needed for privacy or at the end of common hallways. Windows "wrap" the four major corners of the building on Levels 2-5 and are bordered with colored panels that accentuate the building design concept and form. Details such as trim bands, parapets and roof overhangs are used consistently for similar design elements and help tie the building together. Design guidelines encourage the use of deciduous trees to provide summer shade. This is not an appropriate solution for this project due to the building's height. The applicant has indicated that Bellwether will provide quality interior blinds to allow residents to shade their units. d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. The colors blend well with the existing natural environment and new landscaping. The apartment building's name, "The Confluence" was inspired by the confluence of rivers in Tukwila. The building is designed to represent two elements of the Pacific Northwest's natural environment - trees and rivers — by creating two separate building schemes that meld into one at the architectural feature wall along the north facade, creating an abstract meandering river and forest. The "tree" scheme features vertical green HardiePanel and vertical WoodTone lap siding design elements. The "water" feature is created using horizontal blue HardiPanel and grey HardiPanel to represent stones in the "river". 26 BAR Design Review Staff Report L19-0053 Confluence Page 15 North Facing Facade Exterior Finish Materials Board e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. 27 BAR Design Review Staff Report L19-0053 Confluence Page 16 The project uses fagade patterning, modulation, and building shape to avoid monotony of design. Vertical and horizontal material and color changes and abstract patterning create interesting facade features, break up flat walls, and continue visual interest along the length of each fagade. 3. Landscape and Site Treatment a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place. The existing site topography gently slopes from north to south and west to east with an overall drop of 10' in elevation. The project proposes preserving a row of nine mature Red Maple trees along the west property line and one significant (36" DBH) mature Douglas Fir located in the east perimeter landscape buffer. Other existing trees on site will be removed as the property is being completely redeveloped and little vegetation can be retained. b. Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views, provide shade to moderate the effects of large paved areas, and break up visual mass. A mix of native and adaptive ornamental plants that are appropriate are proposed for the site. A varying landscaping palette and design are used to highlight different functional areas of the site. The landscape plan for the streetscape on S. 152nd Street includes six flowering dogwoods complemented with shrubs and ground cover in the 4' 6"-wide planting strips that are separated by curbside pavers allowing passengers to easily access the sidewalk from their parallel parked cars on the street. Between the public sidewalk and building is a paved entry area with raised planter beds containing a decorative design of trees, shrubs and ground cover. A pair of Katsura Trees mark the entry to the driveway and continue down the west side of the driveway in landscape beds every 10 parking stalls. The applicant has shown that the landscape plan meets the minimum 100 square foot area and 6' width required for parking lot landscape islands. Vine Maples and Hogan Western Red Cedars are planted in the required 10' perimeter landscaping along the east and south property lines. Along the west property line there is a 20' wide easement that includes the nine Red Maple trees in a 6' planting strip abutting the property line, with significant overhang into the site from a number of large trees on the adjacent property. On the east side of the multi -use path is a 5' wide planting strip abutting the building that softens and screens the concrete wall of the parking garage. Landscaping there includes a mix of evergreen and deciduous trees, shrubs and groundcover. Where exposed as the site slopes to the south, the concrete walls of the submerged parking garage at ground level are blank without openings or patterning. The project proposes using foundation plantings including shrubs, vines, and groundcover to visually screen the blank concrete walls on the east and south walls. Building overhangs along the portions of the east side leave only 5' of horizontal clearance between the building and sidewalk, which is insufficient for trees. Where the building does not overhang there is only approximately 5.5' of planting width which the applicant considers too BAR Design Review Staff Report L19-0053 Confluence Page 17 narrow for trees given maintenance issues. On the south side, building overhangs leave no horizontal clearance, which precludes trees. Where adequate space is available, a second row of staggered shrubs was added. Where planting space was limited, larger evergreen shrubs were proposed with enough ground cover to ensure 90% coverage in 3 years. The courtyard and children's play area on Level 1 are buffered from the adjacent building's private internal spaces by raised planters with decorative plantings including evergreens, ornamental deciduous trees, shrubs and grasses. The project also proposes adding pots with ornamental trees for visual interest and shade in the courtyard area. The landscape plan references but does not include a detail for structural soils which are required for trees planted in sidewalks, parking lots, and areas of limited soil per TMC 18.28.240.B.3. This will need be included in the building permit plan set. Landscape and utility plans do not show location of permanent automatic irrigation which is required for all landscaping by TMC 18.28.240.B.4. The applicant will need to submit specific irrigation plans in the building permit plan set. c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, TITLE 18 — ZONING Produced by the City of Tukwila, City Clerk's Office Page 18-201 to on -site recreation areas, and to adjacent public recreation areas shall be provided. The site is designed to be walkable. The site's common recreation spaces for gathering and playing are well connected with a 4'-wide sidewalk that circumnavigates the entire building. The sidewalk is uninterrupted except by the vehicle entrance to the parking garage. The sidewalk also connects to the 9'-wide multi -use path on a 20'-wide easement on the west side of the site that is intended to provide a more direct pedestrian connection between S. 152nd St and the TIB Station in the future. Prior to that, the path will connect to the active play area at the southwest corner of the building and dead end at the south property line. Multi -Use Path on West Side of Building 29 BAR Design Review Staff Report L19-0053 Confluence Page 18 The active play area with tetherball and mini soccer field at the southwest corner of the site is enclosed with an attractive gated wire fence and bounded by plantings on three sides. The courtyard and active play area for children are co -located on Level 1. The courtyard and children's play area is grade separated from the public multi -use path and bounded by an attractive metal picket fencing on one side with direct access to the community room/kitchen, laundry room, and on -site child care area. d. Appropriate landscape transition to adjoining properties shall be provided. The project's landscaping is consistent with the side and rear perimeter landscape requirements in TMC 18.52.030. 4. Miscellaneous Structures and Street Furniture a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale. The project's materials and furnishings in the outdoor activity spaces are of the type and quality that are safe and promote social interaction for all age groups in the residential community. The front entrance has landscaping, stamped paving, and seating consisting of landscape rocks, a bench, and a decorative raised planter approximately 18" high. The Level 1 courtyard creates a usable space for adults and families by including storage benches, casual seating, a BBQ area, outdoor dining tables and chairs, and a playful large-scale chess board. The adjacent children's play area includes a climbing structure over a rubber safety surface and a synthetic turf play area. 30 BAR Design Review Staff Report L19-0053 Confluence Page 19 The play area in the southwest corner of the site will have a tetherball court and a mini -soccer area with synthetic turf. Active Play Area on Southwest Corner of Building Project signage includes a building mounted sign near the main entry on the north side of the building. Material will be out of reach of pedestrians but will still be durable and resistant to vandalism and theft. b. The use of walls, fencing, planting, berms, or combinations of these shall accomplish screening of service yards and other places that tend to be unsightly. Screening shall be effective in winter and summer. c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (Le., raised parapets and fully enclosed under roof) and landscaping. The project proposes locating an array of solar panels on the south end of the building's rooftop. The other rooftop mechanical equipment, garage exhaust and trash chute exhaust are located away from building edges, often near elevator and stair penthouses. Corridor supply and exhaust equipment located near corridor ends can be screened from view. The corners of the building have a 36" high parapet, and the middle section have a 15" high parapet which will conceal the mechanical and utility hardware. Storage and utilities rooms are in the parking garage. Electrical will be provided through an underground vault. The enclosed staging area for the covered trash and recycling bins will be enclosed by a minimum 6' tall decorative split face CMU block wall with opaque gate. The generator will be screened by a 5' tall CMU block wall. The intent is to have consistent materials and detailing for both enclosures. The landscaping surrounding both will include a tall evergreen hedge and vines to soften and screen the enclosures. d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded and restrained in design 31 BAR Design Review Staff Report L19-0053 Confluence Page 20 with no off -site glare spill -over. Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building architecture. Lighting fixtures are of a modern style appropriate for the architectural design of the building. Light poles on the east and south perimeters of the parking lot are 15' in height. Light poles in the parking lot and on the west side of the multi -use path are 12' tall. All light poles will include off -site glare cut-off features to prevent glare impacts to adjacent properties. The project proposes using bollard lights at 3.5' height for pedestrians along the east side of the multi -use path and the sidewalk on the east side of the building. Using a shorter light source will help to avoid glare into apartment unit windows. Building mounted sconces are proposed by all building entries and near the mini soccer field/tetherball area. Recessed lighting is used above the side entrance to the building. PUBLIC COMMENTS A Notice of Application for SEPA and Design Review was distributed by mail on June 12, 2019 to owners and tenants of properties within 500 feet of the project site, as well as agencies that may have an interest in the project. The Notice of Application was also posted on the project site. Public comments were received during the Notice of Application period from the following: Ms. Katelynn Piazza with the WA State Department of Ecology noted the proposed project is 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. Her comments were included and addressed as part of the SEPA DNS. Mr. Chul Kim and Mr. Min Kim are owners of The Seasons Apartments property to the east of the project. They wanted to know what percent of the project is affordable and at what level of affordability. They are concerned with the effect the affordable housing property could have on their apartments. They are also interested in finding out how the project plans to separate the two properties, and if the play area will be restricted to only the tenants at Bellwether or to others in the area. Applicant's response: The project is 100% affordable per the Development Agreement with the City of Tukwila, with rents restricted to 50% and 60% AMI (Area Median Income). 78 of the units will be affordable to residents with 50% AMI, and 25 for residents at 60% AMI. The proposed development is not a permanently supportive housing project. Our residents must be able to live independently, most pay their rent from employment, and we require that our tenants have a positive, contemporary rental history and income that is 2.5 times their scheduled rent. Some residents do come with their own portable vouchers, and in Washington State, it is illegal to for any landlord to discriminate based on a household's source of income. Most people would not recognize any of our projects as anything as besides a normal market rate building except that the rents are restricted based on income. Please note that our population will most likely reflect the tenant population in a typical older apartment building in this location, with the exception that our tenants will have an assurance of affordability for the long-term. Bellwether is not currently planning to replace the fencing between the two properties. Existing fences may be replaced as needed for construction. There will be a 10' landscape buffer between 32 BAR Design Review Staff Report L19-0053 Confluence Page 21 the proposed project and The Seasons Apartment building. The two play areas on site will be restricted only for tenant use. Staff response: There were also concerns about the project impacting the residents' views at The Seasons. This was addressed as part of the SEPA determination. The significant views potentially enjoyed by the Kim's apartments are to the east, looking over the valley and towards the Cascades. The proposed project would not affect these views as it is located uphill on the west side of the Kim's apartments and set back 70' from the property line. Prior to the project's construction, the view looking west from The Seasons Apartment includes single family homes, apartment buildings, and some trees. This view would be replaced by the proposed apartment building, associated parking, and landscaping. Mr. David Puki, a Tukwila resident, submitted a comment letter voicing concerns about the Development Agreement process and the standards that were modified. He voiced opposition to the project due to its size and scale relative to neighboring properties. Of particular concern were the modification of the size and scale of the building and the limited amount and size of parking stalls. Staff response: The standards referred to by Mr. Puki were modified through the Development Agreement and cannot be revised as part of the design review process. Any changes to these standards would require an amendment to the Development Agreement. CONCLUSIONS 1. Site Planning (a-i) The proposed project exceeds the development standards related to height, bulk and scale for the High Density Residential (HDR) District zone which are intended for multifamily development more suburban in form and character. The proposed building is larger and 2 to 3 stories taller than buildings on neighboring properties which were constructed in the 1980s, prior to annexation by the City. However, Comprehensive Plan vision, goals and policies for the TIB District designate this area for more intensive development with a mix of uses including affordable multifamily residential with structured parking that builds on the neighborhood's proximity (1/2 mile walking distance) to high capacity transit service at the Tukwila International Boulevard (TIB) Station. Since the proposal is consistent with and would implement the Comprehensive Plan, modifications of key development standards was allowed through a Development Agreement between the City and the developer to allow the project to be permitted. These modified standards include building height, recreation space standards, parking supply requirements and dimensions, lot area per unit, maximum building length, development area coverage, and front and side setbacks. In exchange for these modifications, the developer is providing a 9' multi -use path within a 20' easement along the west property line for a future connection to the TIB Station. The arrangement of the building, recreation areas, and surface parking are organized to minimize potential visual impacts from a larger building that may be experienced by adjacent residents. The proposed building is set back 70' from the existing building that sits close to the east property line. To the west, the neighboring building is set further away. On this side the 9'-wide multi -use path, landscaping on either side of the path and a row of nine mature Red Maples proposed as part of the project serve to minimize visual impacts. Ten mature trees on site will be retained. 33 BAR Design Review Staff Report L19-0053 Confluence Page 22 Vehicular access to the property is limited to one driveway off S. 152nd St. which serves both surface parking spaces to the east and south of the building and an entry to a partially submerged parking garage. Per discussion with the applicant, there will be a marked crosswalk added at the garage driveway crossing to increase pedestrian safety. This will need to be added to the building plan set submittal. Through the Development Agreement, the applicant will provide a public multi -use path running north/south along the west property line in a 20'-wide easement. Over the short term it will connect S. 152' St to an activity area for older children in the southwest corner of the site, and dead end at the property boundary. Long term, as the area continues to redevelop, the path will be extended southward to provide a more direct path to the TIB Station for the neighborhood. With the modified standards through the Developer Agreement, the project meets the front, side, and rear yard setback and landscaping requirements. Landscaping and raised planter beds, grade separations, and siting of service areas away from the building or within the garage ensure privacy for residents. Outdoor activity areas for the residents are bounded with decorative fencing to separate and distinguish them from public spaces. Several design features support the concept of Defensible Space to reduce opportunities for crime. These include adequate lighting of the building and activity areas, providing windows at all levels for casual surveillance of all parts of the property, and ensuring plantings are designed so that surveillance of public and semi-public places is not blocked. The project enhances the streetscape along S. 152' street with trees in landscaped planting beds, and pedestrian amenities. The pedestrian environment is improved by placing the building at the back of sidewalk and locating driveways and parking to the side of the building. A project focal point is created by enhancing the building's main entrance with casual and informal seating, raised planter beds, stamped concrete, and glazing to provide views in and out of the building. A change in facade color and material, as well as overhead weather protection, adds to the sense of place. Two other focal points for the site are proposed — one at the side entrance to the building's southeast corner; the other on the west side where the building is oriented around a courtyard and younger child's play area. As this project is intended to be transit -supportive and is located within easy walking distance of light rail and bus service, 100 parking spaces are provided with compact stalls comprising 50%, meeting the standards stipulated by the Development Agreement. The majority of the stalls are located in the partially submerged parking garage; the remainder distributed around the building to minimize the visual impact of large paved surfaces. Service and utility areas are adequately located, screened and landscaped to minimize impacts to residents. The TMC does not have parking dimension standards for a parking garage. The applicant has proposed a parking garage layout based on their research of other more urban areas. The applicant has stated that the proposed circulation and stall sizes meets the needs of their tenants. The proposed building is in harmony with its site and, to a limited extent, with adjacent structure. Side yard setbacks and landscape buffers minimize the visual impact on adjacent older, more suburban types of development. With the modification in recreation space requirements, activity 34 BAR Design Review Staff Report L19-0053 Confluence Page 23 areas are more in line with an urban versus suburban multifamily project. 10,385 sf of recreation space is provided — exceeding the modified standard of 15% of residential area as recreation space. On Level 1, the project provides an outdoor courtyard for adult and family use and an adjacent younger child's play area. In the southwest corner of the site is fenced activity area for older children containing a tetherball and mini -soccer court. A 4'-wide sidewalk encircles the entire building and connects these areas, as well as providing connections to the multi -use path. 2. Building Design (a-e) The architectural style of the building is modern with a flat roof and clean lines and will add architectural interest to the neighborhood. The building is very different in scale, height, and character from the older, adjacent development. However, the building design is appropriate for structures and uses within an area zoned for high density residential development, and is consistent with and implements the type of high density, transited oriented development envisioned in the TIB Element of the City's Comprehensive Plan. The apartment building's name, "The Confluence" was inspired by the confluence of rivers in Tukwila. Building materials, color, design pattern, and architecture is meant to represent an abstract meandering river and forest. The size and arrangement of windows and modulation of the facades adds to the individuality of the building's design. Building details, such as trim bands, parapets and roof overhangs are used consistently for similar design elements and help tie the building together. Maximum building length standard was waived. As part of the development agreement, building length is to be determined during design review by the BAR. The length of the proposed building is currently 241'-6 %". Given the fact that the facades are horizontally and vertically modulated, with varying materials and colors used to break up the mass, staff recommends BAR approval of building's length. Vertical and horizontal modulation, changes in color, materials and architectural patterns are used to break up the large scale, bulk and length of the building. Significant building modulation is employed on the west side of the structure, with the building shaped as a "C" and oriented around the outdoor activity areas. Less modulation is used on the east, north and south facades. The partially submerged concrete wall of the parking garage is blank and without openings where the walls are exposed as the site slopes to the south at ground level. The project proposes using shrubs, vines and ground covers to visually screen the walls. Due to building overhangs, there is insufficient vertical clearance and/or width to plant trees along the walls. Where space is available, a double row of staggered shrubs is used. 3. Landscaping (a-d) The project's landscaping is consistent with the City's landscape requirements. Nine Red Maples will be retained. The plan set indicates location of a 6' high tree protection fence, but it does not surround the critical root zone of the trees in compliance with TMC 18.54.070. This will need to be revised and included in the building permit plan set to ensure these trees, and those close to the property line on adjacent property, will be adequately protected prior to and during construction. The landscape plan references but does not include a detail for structural soils which are required for trees planted in sidewalks, parking lots, and areas of limited soil per TMC 18.28.240.6.3. This will need be included in the building permit plan set. Landscape and utility plans do not show location of 35 BAR Design Review Staff Report L19-0053 Confluence Page 24 permanent automatic irrigation which is required for all landscaping by TMC 18.28.240.6.4. The applicant will need to submit specific irrigation plans in the building permit plan set. The recreation spaces are designed to be attractive and appropriate for residents. All recreation spaces are gated and fenced for privacy and security and connected via the 4'-wide sidewalk circumnavigating the building. The courtyard and young children's play area on Level 1 of the project have direct connections to the building through the community room/kitchen, laundry room, and on -site childcare area. 4. Miscellaneous Structures and Street Furniture (a-d) The materials and furnishings in the outdoor activity spaces are of the type and quality that are safe and promote social interaction for all age groups. Outdoor furniture, play structures over a rubber safety surface, a BBQ, storage benches, large landscape rocks for casual seating, tetherball court and mini -soccer field with synthetic turf add to the overall quality of the usable spaces. A number of different types of fences and walls are proposed, including a high quality black metal picket fence bordering the outdoor activity areas on Level 1, black wire fencing around the tetherball and soccer area to keep balls from escaping, and decorative split face CMU comprising the raised planter beds by the front entry and screening the trash/recycling staging area and generator. Exterior lighting fixtures are of a modern style appropriate for the architectural design of the building. Taller light poles (15' in height) will be installed on the east and south perimeter; 12' tall poles in the parking lot and on the west side of the multi -use path. All light poles will include off - site glare cut-off features. Bollard lights (3.5' in height) will be installed in pedestrian areas along the east side of the multi -use path and the sidewalk along the east side of the building. Building mounted sconce lighting is installed at all building entries. RECOMMENDATIONS Staff recommends approval of the Design Review application, with the following conditions: 1. The following shall be shown on revised plans submitted and reviewed administratively as part of the building permit application submittal: a. Add a marked crosswalk at the garage driveway crossing for pedestrian safety on the site plan. b. Add a detail illustrating tree protection measures around the Critical Root Zone and indicate location on landscape and construction plans. c. Add a structural soils detail to the landscape plan set. Per 18.52.070.B., for landscaping in sidewalks and parking lots, or in limited areas of soil volume, structural soils (Cornell University product or similar) must be used to a preferred depth of 36 inches to promote tree root growth and provide structural support to the paved area. Minimum soil volumes for tree roots shall be 750 cubic feet per tree. BAR Design Review Staff Report L19-0053 Confluence Page 25 d. Add a sheet to the plan set showing location and type of landscape irrigation. Per 18.52.070.B.2, all landscaped areas must be served by a permanent automatic irrigation system. INFORMATIONAL 1. All wall signage will require a separate sign permit and will be reviewed at that time for compliance with the Tukwila sign code (Title 19). 2. Lot consolidation must occur before building permit approval. 37 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